The 2026 Federal Budget changed negative gearing and CGT forever. Whether you’re buying your first home, adapting your investment strategy, or growing your grandfathered portfolio — we find the right property, at the right price, anywhere in Australia.
Properties Purchased
Client Portfolio Value
States & Territories
Buyer Representation
The 2026 budget created three distinct property buyer types. We’ve built a specialist approach for each.
Investor retreating from established homes means less competition for you. Now is the best time to buy your first property — with expert help.
Negative gearing is gone for established properties — but new builds, house & land packages and off-the-plan remain 100% negative gearable. We find the best ones.
When other investors retreat, the best portfolio builders advance. Established property prices are softening across Australia right now — and for high-income professionals and serial investors with equity and borrowing power, this is exactly the window they’ve been waiting for.
Less competition. More negotiating leverage. Better entry prices. Stronger long-term growth from assets bought at the bottom.
The 2026 Federal Budget introduced the most significant changes to property investment taxation in decades. Here’s what you need to know.
Negative gearing allows investors to offset rental losses against other income (like salary). From 12 May 2026, this benefit was removed for established residential properties purchased after 7:30pm AEST on that date.
Excess rental losses can be carried forward to offset future rental income — but they can no longer offset your salary or other non-rental income on established homes.
❌ Established properties bought after 12 May 2026: no negative gearing against salary
✅ New builds & house and land packages: still fully negative gearable
✅ Properties held before 12 May 2026: fully grandfathered
Currently, investors who hold a property for more than 12 months receive a 50% CGT discount. From 1 July 2027, this is replaced with:
• Cost-base indexation (adjusts purchase price for inflation)
• 30% minimum tax on net capital gains
The changes only apply to gains that accrue after 1 July 2027 — so gains made before that date are not affected. The main residence exemption is unchanged.
⏰ The window to benefit from old CGT rules closes 1 July 2027 — plan now
✅ Main residence exemption: completely unchanged
✅ Super funds: CGT discount for super funds not changed
With investors pulling back from established residential properties, first home buyers face meaningfully less competition in that segment. Commonwealth Bank forecasts established house prices could be approximately 3% lower than they would otherwise have been.
For buyers who’ve been priced out or missed out at auction, this shift in investor demand creates a genuine window of opportunity — particularly in inner and middle-ring suburbs.
✅ Less investor competition in established market
✅ First home buyer schemes and grants still apply
The government deliberately exempted new construction from the negative gearing changes to encourage housing supply. This means new builds, house & land packages and qualifying off-the-plan properties remain fully negative gearable for investors.
However, not all new builds are created equal. Developer margins, build quality, location fundamentals and rental yield vary enormously — which is exactly where an expert buyer’s agent adds the most value.
✅ New builds: fully negative gearable under new rules
⚠️ Not all new builds are good investments — expert selection is critical
The 2026 Federal Budget introduced the most significant changes to property investment taxation in decades. Here’s what you need to know.
We understand your budget, goals, and situation — including how the 2026 budget changes affect your strategy.
We build a detailed brief and begin sourcing on and off-market properties that match your criteria, Australia-wide.
Full due diligence — suburb data, comparable sales, rental yield, building reports, council checks.
We negotiate hard on your behalf — at auction or private treaty — and manage the entire purchase through to settlement.
Three guides written by our expert team — covering the 2026 changes and what they mean for your property journey.
How to use the investor pullback to secure your first home at the right price, with the right support.
What’s inside
A plain-language breakdown of what changed, what didn’t, and how to structure your next investment correctly.
What’s inside
You have an edge — use it. A step-by-step guide to maximising your portfolio position before the 2027 CGT changes kick in.
What’s inside
The 2026 Federal Budget removed negative gearing for established residential properties purchased after 7:30pm AEST on 12 May 2026. Negative gearing still applies fully to newly built dwellings, house and land packages, and qualifying off-the-plan properties. Properties held before 12 May 2026 are completely grandfathered — the old rules continue to apply.
Yes — if you buy a newly built property (new build, house and land, or off-the-plan), negative gearing still applies in full. If you already owned an investment property before 12 May 2026, you are grandfathered and can continue to negatively gear it. The restriction only applies to established properties purchased after the budget announcement date.
From 1 July 2027, the 50% CGT discount is replaced with cost-base indexation (which adjusts your purchase price for inflation) plus a 30% minimum tax on net capital gains. The changes only apply to gains accruing after 1 July 2027 — so properties sold before that date are not affected. The main residence exemption is completely unchanged. The CGT discount for superannuation funds is also unchanged.
Yes. The removal of negative gearing on established properties means reduced investor competition in that segment of the market. Commonwealth Bank forecasts established house prices to be approximately 3% lower than they otherwise would have been. This creates a genuine window for first home buyers — particularly in established suburbs where investors were previously most active.
A buyer’s agent (also called a buyer’s advocate) works exclusively for the buyer — not the seller or developer. They search, evaluate, and negotiate properties on your behalf, including off-market properties never listed publicly. For property investors, they help identify the right property, suburb and strategy aligned to your goals and the new 2026 rules. For first home buyers, they remove the stress, guesswork and emotion from the process.
Buyer’s agent fees in Australia typically range from 1%–2.5% of the purchase price, or a flat fee depending on the service. The initial strategy call with our team is completely free with no obligation. We provide a transparent, fixed fee structure agreed upfront — no surprises.
Yes. We are a national buyer’s agency with buyers agents and property networks across all states and territories. We have access to off-market and pre-market opportunities across Sydney, Melbourne, Brisbane, Perth, Adelaide, Canberra, regional QLD, regional NSW and beyond.
