Freehold is an underwriting instrument for Australian property, built for people who have to be right. It carries a working tax engine — not a rule of thumb, not a rate typed into a spreadsheet cell — and applies it to every year of every projection. This uses similar methodology that institutional investors use to report investment returns bringing it to the average person.
TWO WAYS TO USE IT
Appraisals. Model what you are considering. Price, funding, rent, growth, exit — over ten to forty years, after tax, showing the return you would actually keep rather than the one on the listing.
Holdings. Run what you already own. Ledger, financial statements, tax workpapers and ownership statements, by entity and by financial year.
THE TAX IS THE PRODUCT
• Division 40 — plant and equipment, prime cost and diminishing value, second-hand restrictions
• Division 43 — capital works at the rate in force for the construction date and use
• Capital gains — the 12-month discount by entity type, foreign resident withholding, full cost base
• Land tax — every state and territory scale, aggregation by owner, foreign surcharges
• GST — supply classification, input tax credit apportionment, BAS position
• Division 820 — thin capitalisation, including both elections
• Transfer duty, owner-occupier concessions and rental compliance screens
Entity-aware throughout: individual, company, discretionary and unit trust, partnership, limited partnership, SMSF, foreign hybrid, stapled and disregarded entities. Change the owner and the whole model changes, because in Australia it does.
MODELLING THAT HOLDS UP IN A ROOM
• Sensitivity grid — return against any two assumptions at once
• Break-even — the occupancy, rent and interest rate at which the deal stops working, restated as headroom so three different units read on one scale
• Monte Carlo — seeded and reproducible, with the distribution and the fifth percentile shown
• Capital stack and waterfall — tiered promote, IRR solved, reconciliation always one tap away
• Cost segregation — component-level depreciation
• Scenarios — branch an appraisal and compare against the base
• Loan reconstruction — mixed-purpose apportionment across every redraw and rate change
SHOW YOUR WORKINGS
Tap any figure and Freehold shows how it was derived: the inputs, the arithmetic, the authority. Nothing is a black box, because a number you cannot explain is a number you cannot defend — to a client, a lender, or the ATO.
WHAT COMES OUT
• Investment pack and term sheet (PDF)
• Ownership statements, projected and actual (XLSX)
• Income statement, balance sheet, statement of cash flows, statement of taxable income
• Tax workpapers with full legislative citations
• Rental schedule mapped to ATO labels
• An append-only audit trail of every change made
BUILT FOR APPLE
Native on iPhone, iPad and Mac. One purchase, all three. Designed for the platform rather than ported to it — proper keyboard support, real tables, charts that read at a glance.
YOUR DATA STAYS YOURS
Freehold makes no network calls. Your portfolio sits on your device and nowhere else. No account, no sign-in, no server holding your position, no data sold to anybody.
WHO IT IS FOR
Accountants and tax advisers preparing property workpapers. Buyer's agents and advisers who have to present to clients. Syndicators modelling a capital stack and a promote. Investors who want the after-tax number rather than the headline yield.
If you have ever rebuilt the same property spreadsheet for the fourth time, or found a rate typed into a cell that nobody could source, this is the answer to that.
Freehold is a modelling and record-keeping tool. It does not lodge anything with the ATO and it is not a substitute for advice from a registered tax agent.
