Property portfolio & tax dashboard

Netstrata issue both the levy notices (most recent one on file forwarded 20 Dec 2025, for Lot 141) and the building insurance renewal notice for the scheme. No lender contact, council notice or levy amount for this property appears in the mailbox, which is why the rates and strata figures on this tab are still your own tracker estimates rather than documented bills.

Owner-occupied, so there's no property manager statement – these are your own tracker estimates (NIPv7.xlsx, "Home(12 Nancarrow)" tab) at current rates, not an actual per-year bill. The −$49,673/yr shown on the Portfolio tab's cash-flow chart is this total: a living cost, not an investment loss, and not comparable to the rentals' negative gearing.

†No rates notice or strata levy notice for this property is in the folder, so both figures are your own estimates rather than documented amounts – that's why they're excluded from the portfolio's "total confirmed" fixed-expense row. §The Netstrata renewal notice for SP 97601 is informational and doesn't disclose a per-owner premium, so no dollar figure is shown; the cost is likely already inside the strata levy above. No specific due dates are disclosed for any of these, which is why Nancarrow doesn't appear in the portfolio's 12-month bill forecast.

Rent of $570/week is the figure you approved on 24 Feb 2026 ("Please proceed with renewal at 570") and it reconciles with statement #49's $1,140.00 of income for a fortnight. The renewal confirmation of 13 Mar 2026 gives the 11 May 2027 expiry. Statement figures are as emailed by The Rental Managers; the attached PDF itself has not been opened, so the line-by-line split inside it isn't reflected here. The December 2025 inspection raised electrical work you approved (quoted under $200) – that is inside the FY25–26 statement figures.

Your current run-rate estimate from NIPv7.xlsx – rent at the current lease rate and expenses at current interest rates, so it's an "as at today" figure rather than an actual financial-year result. It's the largest cash drain of the three rentals. Note the difference from the FY25–26 actual above (−$10,553): the actual uses disclosed statement figures for that year, this uses today's rates.

‡The premium isn't stated in the renewal email text itself – it's in an attached Certificate of Insurance PDF that couldn't be opened from Gmail, so no dollar figure is shown and none is included in the total. The policy is a Landlord (rental) product, which points to this property rather than owner-occupied Nancarrow, but the insured address wasn't independently confirmed in the text read. Because no specific due dates are disclosed for any of these, Yarra Crescent doesn't appear in the portfolio's 12-month bill forecast – only this annual total.

This is the larger of the two negatively geared properties – $7,348.83 of the household's $9,695.67 FY2024–25 tax benefit comes from it. Marginal rate of 47% = the top 45% bracket (Ravi's taxable income $209,309) plus the 2% Medicare levy; the benefit is net rental result × 47%, i.e. the extra tax payable had this property broken even. Figures are from the accountant-prepared FY2024–25 return; "Other expenses" is a residual (total less interest). FY2025–26 isn't shown because that return, prepared 31 Aug 2026, discloses only the taxable income and refund – no per-property rental schedule. The FY25–26 rent-statement view above is the closest thing on file, and it's a narrower measure (no council rates, insurance or capital works deductions).

Rent, renter names and the agreement dates are from the routine inspection report of 8 Jul 2026 (inspection carried out 26 May 2026), which states $430 per week and an agreement that expired 10 Apr 2026. Nothing in the mailbox records a renewal after that date, so the tenancy is most likely continuing on a periodic basis – worth confirming with the agent, since a periodic tenancy changes your notice periods. Professionals Mildura send statements as PDF attachments with no figures in the email body, so no dollar amounts are shown for statements #15–#17 here. The $42.91 is the instalment amount on the rates notice emailed 5 Aug 2026 – far smaller than a quarterly instalment, which suggests a balancing amount rather than a full quarter.

¶FY2026–27 is blank because Professionals Mildura put their statement figures in the PDF attachment only – statements #15, #16 and #17 have arrived for this year, but no amounts appear in the emails, so nothing is asserted. This is the one property whose current-year income the dashboard cannot see. FY24–25 covers roughly five months of ownership, so the jump to a full year in FY25–26 is expected rather than a change in performance. Its loss is consistently smaller than Yarra Crescent's; Diamond St's FY25–26 figure is smaller still, but covers only part of a year.

Your current run-rate estimate from NIPv7.xlsx – rent at the current lease rate, expenses at current interest rates, so "as at today" rather than an actual financial-year result. Compare with the FY25–26 actual above (−$5,320), which uses that year's disclosed statement figures.

*Only one water quarter is on file ($217.28, due 21 Aug 2026 for Jul–Sep) – the other three quarters are assumed at the same amount, which will understate summer usage. The total is taken from the unrounded amounts (rates $2,097.16, water $869.12, insurance $1,220.30 = $4,186.58), so it sits a couple of dollars above the sum of the rounded figures displayed. This is the only property with documented due dates across all of its bills, which is why it dominates the portfolio's 12-month forecast.

Instalment 1's due date (31 Aug) follows the same quarterly pattern as instalments 2–4, which are directly confirmed on the FY25–26 rate notice – instalment 1 itself wasn't in the folder, so its date and amount are inferred from that pattern rather than separately confirmed. February is the heaviest month, with rates, water and the insurance renewal landing together.

A part-year result – the property settled 9 Feb 2025, so only about five months of rent and interest fall inside FY2024–25. Marginal rate of 47% = the top 45% bracket plus the 2% Medicare levy; benefit is net rental result × 47%. Figures are from the accountant-prepared FY2024–25 return; "Other expenses" is a residual (total less interest). FY2025–26 isn't shown because that return, prepared 31 Aug 2026, discloses only the taxable income and refund – no per-property rental schedule.

Lease dates come from the signed Form 18a attached to LJ Hooker's "Lease Renewed" email of 3 Jul 2026; the new term starts 20 Oct 2026, so the current tenancy runs to 19 Oct 2027. Statement figures are as emailed – the attached PDF has not been opened. Rent is paid to the bare trustee company, not to you personally, and everything here sits inside the super fund.

¶FY2026–27 is part-year, to statement #24 of 18 Sep 2026, and carries no loan interest – ORDE issue their statement after 30 June, and FY2025–26's was $20,021.80. Read the +$6,081 as rent collected less agent fees, not profit. "–" for FY24–25 means no statement on file – the fund didn't own it until October 2025 – not a zero. On the property-management side alone the year ran $18,636 ahead ($20,900 rent against $2,263.80 of lease, management and postage fees); it's the $20,021.80 of disclosed loan interest that turns it into a loss. Those management costs are light because the folio covers only part of a year.

Your run-rate estimate from NIPv7.xlsx – "as at today" rather than an actual year. The gap against the FY25–26 actual (−$1,386) is large because that year covered only about eight months of ownership and its expense lines are thinner than a full year's. This shortfall has to be funded inside the super fund, from contributions or fund cash, not from your personal cash flow.

The insurance renewal (20 Oct 2026, $1,294.88, up from $1,158.71) is the only dated bill on file for this property, and the only Diamond St entry in the portfolio's 12-month forecast. Confirmed by Budget Direct's renewal offer emailed 27 Sep 2026. No council rate notice or water bill is in the folder, so those costs aren't quantified anywhere in this dashboard – they're a known gap rather than a zero.

Sources: PEXA Settlement Completion Record (settlement 18 May 2026), Budget Direct insurance certificate (policy 122509128, cover 18 May 2026 to 17 May 2027) and a Macquarie "Financial Year's Interest Report" for a joint Basic Home Loan with Suvina Byahatti. The settlement date lines up with the interest figures: only about 43 days of interest fell in FY25–26 ($3,073) since the loan was drawn on 18 May 2026, while the 26 days from 1–26 July 2026 already show $2,989, consistent with a full month of interest on the ~$689,485 balance. What's still missing is an outstanding loan balance as at today. Rent is no longer missing – the property was let in July 2026 and Elders' statements are summarised above.

The $860 rates and $434 water figures are one-off settlement apportionments, not annual amounts, so they aren't projected forward anywhere. The insurance renewal (~18 May 2027, $1,447) is this property's only entry in the portfolio's 12-month bill forecast. No ongoing council or water notice is in the folder yet.