Building an Australian Property Portfolio from Singapore

You’re living the dream in Singapore, a vibrant hub that’s as much a crossroads of cultures as it is of international finance. But as an Australian expat, you know that the dream doesn’t just sustain itself—it’s built on smart decisions and forward planning, especially when it comes to property investment.

This guide is tailored for you, the Aussie expat in Singapore, looking to build a property portfolio back home. With the right strategy, you can navigate the 2023 tax landscape, leverage super contributions, and make the most of your investments. Let’s lay the foundation for your financial future, brick by brick.

Understanding the 2023 Tax Landscape for Australian Expats

Navigating the tax terrain is a pivotal aspect of your investment journey. As an Australian expat, the tax rates you're subject to are different from those for residents. In 2023, as a non-resident, you're taxed only on your Australian-sourced income, and this at different rates compared to local residents. It's essential to note that these taxes apply to your net income—what you earn after deductions, not your gross income.

For incomes up to $120,000, the tax rate is 32.5 cents for every dollar. This means if your net rental income from Australian properties is, say, $100,000, you're looking at a tax bill of $32,500. However, it's not as straightforward as it seems. You need to consider any allowable deductions—expenses incurred in earning your rental income, such as property management fees, maintenance costs, and interest on loans. These can significantly reduce your taxable income, thereby lowering your tax liability.

For the bracket of $120,001 to $180,000, the initial $39,000 tax plus 37 cents for each dollar over $120,000 can seem steep. But again, with careful planning and legitimate deductions, the effective tax rate can be much less. For instance, if you have a net income of $130,000 and you can claim $10,000 in deductions, your taxable income reduces to $120,000, placing you in the lower tax bracket and saving you a substantial amount in taxes.

For those earning above $180,001, the tax rate jumps to $61,200 plus 45 cents for each dollar over $180,000. At this level, tax planning becomes even more crucial. Strategic use of deductions can keep you from tipping into a higher tax bracket, where the tax impact is more pronounced.

Remember, the Australian tax system allows for a range of deductions that can be claimed by property investors. These include depreciation of the property and its fixtures, borrowing expenses, and other property-related expenditures. It's vital to keep meticulous records of all your expenses related to your property investments to maximise your deductions come tax time.

Capital Gains Tax (CGT) Implications for Australian Expats

Capital gains tax (CGT) is a pivotal consideration in your property investment strategy. As an Australian expat, it's crucial to understand how CGT will affect the profits from the sale of your property. Since 2012, Australian expats have been excluded from the 50% CGT discount on property held for more than 12 months—a change that has significantly impacted the investment returns for non-residents.

Without access to this discount, the entire capital gain from your property sale is subject to tax. This could potentially halve the after-tax profit you might have expected prior to 2012. For example, if you sell a property and make a capital gain of $200,000, as a resident, you would only declare $100,000 as taxable income thanks to the 50% discount. As an expat, however, the full $200,000 is taxable.

Moreover, you should be aware that you may not be entitled to the main residence exemption, which typically allows Australian residents to exclude the capital gain on the sale of their home from CGT. This exemption can be partially available if you're selling a property that was your main residence before you moved to Singapore, but only under certain conditions and timeframes.

Planning for CGT is not just about compliance; it's a strategic element of your investment. By understanding the implications of the 2012 changes and how they apply to your situation, you can make informed decisions about when to buy or sell and how to structure your investments. For instance, timing the sale of your property to coincide with a year when you expect a lower income could reduce the overall tax rate applied to your capital gain.

It's also worth exploring other avenues to mitigate the tax impact. This could involve making additional contributions to your superannuation, as mentioned earlier, to reduce your taxable income or looking into other tax-effective investment structures.

In essence, while the removal of the 50% CGT discount for expats has altered the landscape, with astute planning and a deep understanding of the tax rules, you can still navigate towards a profitable outcome. As always, seeking advice from a tax professional who specialises in expat finances is advisable to ensure you're making the most of your property investments while remaining compliant with Australian tax laws.

Super Contributions to Offset Taxable Income

One of the possible moves you can make is to use super contributions to offset your taxable income. For the 2023 financial year, the concessional contributions cap is set at $27,500. This includes employer contributions, salary sacrifice schemes, and personal contributions for which you claim a tax deduction. Non-concessional contributions are capped at $110,000 for the year, or up to $330,000 over three years under the bring-forward rule, depending on your super balance and other factors.

It's important to seek appropriate financial advice on this one to explore if contributing to superannuation is right for you, if your fund is the right one, and if the investments are aligned to your goals and risk profile.

Building Your Property Portfolio

Now, let’s get into the main information of building your property portfolio from Singapore.

  • Setting Your Investment Goals:
    • Define what you want to achieve with your property investments.
    • Consider factors like cash flow, capital growth, and your return on investment. Decide which variables are most important to your strategy.
  • Researching the Market:
    • Stay updated with the latest trends in the Australian property market with blogs, podcasts, research houses, and property investment advisers.
    • Identify areas with high growth potential that align with your investment goals. Seek professional advice here where required.
  • Financing Your Investments:
    • Explore mortgage options available for expats living in Singapore.
    • Understand the impact of interest rates and loan terms on your investment.
  • Managing Your Investments:
    • Consider the logistics of managing property from abroad. It's wise to have a great conveyancer and property manager moving forward.
    • Evaluate whether self-management or hiring a property manager is right for you.
  • Growing Your Portfolio:
    • Develop a strategy for expanding your portfolio.
    • Balance diversification with the concentration of your investments.

Navigating Legal and Financial Considerations

Investing in property from overseas is not without its complexities. You’ll need to navigate the FIRB regulations if you or your partner is a foreign buyer, and ensure you’re compliant with both Singaporean and Australian laws. It’s worth engaging with a financial adviser who specialises in expat finances to guide you through this process.

Risk Management

All investments carry risk, and real estate is no exception. Consider how you’ll manage risks, such as changes in market conditions, fluctuating exchange rates, and vacancy periods.


Building a property portfolio from Singapore as an Australian expat is an exciting venture that, when done wisely, can offer significant financial rewards. By understanding the tax implications, leveraging your super contributions, and managing your investments effectively, you can create a robust portfolio that serves your long-term financial goals.


To Your Financial Success!

Jarrad Brown is an Australian-trained and qualified Fee-Based Financial Planner Global Financial Consultants Pte Ltd providing specialist financial advice and portfolio management services to Australian professionals in Singapore. Jarrad Brown is an Authorised Representative of Global Financial Consultants Pte Ltd - No: 200305462G | MAS License No: FA100035-3

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General Information Only: The information on this site is of a general nature only. It does not take into account your individual financial situation, objectives or needs. You should consider your own financial position and requirements before making a decision.

*Please note that Jarrad Brown is not a tax agent or accountant and none of the content outlined here should be taken as personal advice. You should consult your tax agent and financial adviser to review your current personal finances and financial goals to consider whether this strategy is appropriate for you.

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