1988 to 1999
Depreciation on a property built in 1995
A residential building whose construction began in 1995 is deducted at 2.5% of its construction cost a year, for construction begun after 15 September 1987. Counting from 30 June 1995, its 40 years run from the 1995–96 income year to 2034–35, and from 2026–27 it has 9 income years left. Our national series puts new houses at $529 per m² of floor area in the year to 30 June 1995, 4% up on 1994's $508.
- Rate
- 2.5%
- Years left
- 9
- Last year
- 2034–35
What a house built in 1995 cost, state by state
A standard 200 m² single-storey brick veneer house at 1995 rates, less the builder's plant (7.2% of its cost that year), listed separately; the deduction is 2.5% of it a year.
| State | Rate per m² in 1995 | Construction cost | Deduction a year | Left to claim |
|---|---|---|---|---|
| New South Wales | $666 | $115,686 | $2,892 | $26,028 |
| Victoria | $653 | $113,561 | $2,839 | $25,551 |
| Queensland | $561 | $97,487 | $2,437 | $21,933 |
| Western Australia | $392 | $68,070 | $1,702 | $15,318 |
| South Australia | $461 | $80,167 | $2,004 | $18,036 |
| Tasmania | $610 | $106,035 | $2,651 | $23,859 |
| Australian Capital Territory | $664 | $115,490 | $2,887 | $25,983 |
| Northern Territory | $804 | $139,759 | $3,494 | $31,446 |
Indicative. "Left to claim" is the deduction a year times the 9 income years left; the first and last are usually part years.
The cost per m² around 1995
From 1994 to 1995 the standard house's rate per m² rose 2%, from $582 to $593: the 29th steepest of the 40 year-on-year changes since 1985. In 1996 it rose 1% again, to $599. At 2025's rates it costs $347,938 to build, 3.4 times its 1995 cost of $103,055, and the deduction is worked from the 1995 figure.
Building in 1995, nationally
The ABS measure: the value of new houses built (land excluded) over their floor area, so it follows the kind of house as well as prices, and its 1995 is the year to 30 June 1995.
The rate per m²
Our national series puts new houses in the year to 30 June 1995 at $529 per m² of floor area, 4% up on 1994's $508 and 78% up over the ten years from 1985's $298.
The average new house
We put the average new house of 1995 at about 197 m² of floor area, read between the ABS figures for 1988 (181 m²) and 1996 (199.6 m²): at 1995's $529 per m², it cost about $104,000 to build.
How the figure was reached
How 1995's figure was arrived at: between the 1988 and 1996 figures, following the ABS input to house construction index. It rests on 1 source and is graded C, from A (a published figure) to D (an assumed rate of growth).
1995 in Division 43's history
- Counting the calendar year each began in as its first, 1995 is the 11th year of capital works for homes (from 18 July 1985), the 9th year of the rate of 2.5% over 40 years (from 16 September 1987) and the 4th year of structural improvements' claims (from 27 February 1992).
- 1995 came 22 years before section 40-27 on second-hand plant (from 7.30 pm on 9 May 2017).
Where it stands in 2026–27
2026–27 is the 32nd of its 40 income years at 2.5%. 9 income years, this one counted, carry 22.5% of its construction cost; the 77.5% of the 31 years before is spent, whoever owned it then. The first half of its years ended with 2014–15.
A kitchen replaced ten years on, in 2005, is new capital works with 40 years of its own, claimed until 2045: 10 years past 1995's own last income year, 2034–35. Every renovation since 1995 is the same, whatever the house's own date; its invoices and photos date it.
Renovating a rental built in 1995: the old plant and works Houses of 1988 to 1999 beside the other years Using a previous owner's scheduleA standard house's plant, fitted new in 1995
In 1995 the builder's plant was about 7.2% of a standard house's cost, listed apart from the building; plant prices stood at 70% of 2020's by our plant index, and the ABS house construction price index for Australia (before the September quarter 1996, the ABS project home price index for the weighted average of the eight capitals, linked to it over the four quarters to June 1999) stood at 49% of its June quarter 2020 level in the June quarter 1995. Fitted in 1995, with each life counted from 30 June 1995 as the building's years are, all 6 below have passed their effective lives, the last in 2006–07; a replacement bought new for a let property starts its own.
| Item | Installed new, 1995 prices | Effective life | Life ends, income year |
|---|---|---|---|
| Oven | $1,115 | 12 years | 2006–07 |
| Cooktop | $439 | 12 years | 2006–07 |
| Dishwasher | $744 | 8 years | 2002–03 |
| Electric hot water system | $1,011 | 12 years | 2006–07 |
| Carpet | $2,649 | 8 years | 2002–03 |
| Blinds | $1,011 | 10 years | 2004–05 |
Common questions
How much depreciation can I claim on a house built in 1995?
On a 1995 building, 2.5% of what it cost to construct, each year until 2034–35. For a standard 200 m² brick veneer house that is about $2,892 a year in New South Wales, $2,839 in Victoria and $2,437 in Queensland, with 9 income years left. Plant new to you adds to that, as does any renovation since 1995.
I bought a 1995 property second-hand. Does the deduction start again?
No: a 1995 building's 40 years run from its completion, not from your purchase, so a buyer claims the 9 income years left, 2026–27 to 2034–35, on the original construction cost rather than the price paid. Fitted new in 1995, every one of the 181 kinds of plant our catalogue prices has passed its effective life, the last ending in 2024–25. Section 40-27 reaches plant acquired from 7.30 pm on 9 May 2017, when a 1995 house was 22 years old or so: bought from an earlier owner since then, the plant that came with a 1995 house is generally not deductible (the 2017 rules set out who it reaches and the exceptions).
What was the rate for 1995?
2.5% a year over 40 years, for construction begun after 15 September 1987: counting from 30 June 1995, the 1995–96 to 2034–35 income years. Construction begun on any day of 1995 qualifies, the window having opened on 16 September 1987, and 31 of its 40 income years have passed.
What did it cost to build a house in 1995?
In the year to 30 June 1995, our national series puts new houses at $529 per m² of floor area, 78% up over the ten years from 1985's $298, and the average new house, about 197 m², cost about $104,000 to build. At 1995's rates, our standard 200 m² single-storey brick veneer house, less the plant listed separately, cost about $103,055 at the national rate, against $100,908 in 1994 and $104,147 in 1996. In 1995 it was cheapest in Western Australia, at $68,070, and dearest in the Northern Territory, at $139,759. Where the 1995 build's own cost is not documented, a schedule estimates it at 1995's rates, about $103,055 for that house nationally, by an appropriately qualified person, as Taxation Ruling TR 97/25 accepts.
General information only, not advice about your circumstances. Speak to a registered tax agent before relying on it.