Federal Budget 2026: how it could affect your property plans

Reforms to negative gearing and capital gains tax have been unveiled in the latest national budget. Here’s what they could mean for investors, first home buyers and home owners.

The Albanese Government has tabled its budget for 2026-27, and tax reforms for property investors are top of the agenda.

Treasurer Jim Chalmers says these reforms are all about getting more Australians into a first home of their own. But, as with any federal budget, there are winners and losers.

We break down the key aspects of the budget to see how it could affect your property plans.

Negative gearing – limited to newly built homes

Negative gearing has long appealed to many property investors.

It allows investors to offset ongoing property expenses (such as home loan interest and rates) against income (such as rental income and wages). In this way, negative gearing can make owning a rental property tax-friendly, potentially giving investors greater tax advantages than home owners.

But in what the Labor Government describes as a move to “level the playing field”, from 1 July 2027, negative gearing will be restricted to newly built homes.

Investors who buy established homes after 12 May 2026 (budget night) won’t be able to use negative gearing to offset property expenses against other income.

For investors who already own a rental property, negative gearing can continue to be used as normal.

Capital gains tax – back to indexing

The budget also made capital gains tax (CGT) concession changes that will impact sellers.

At present, investors can claim a 50% CGT discount on profits made via property sales, as long as they have owned the place for at least 12 months.

This will change from 1 July 2027. The 50% discount will be scrapped and replaced with a discount based on inflation – a system that was in place pre-1999.  

The change will be prospective, meaning gains accrued on existing investments prior to the start date will retain the 50% discount.

In addition, a minimum tax rate of 30% will apply to capital gains on investment property sales. This is meant to align the tax paid on capital gains with the average tax rate paid by workers.

Investors who opt for newly built properties will be able to choose between the 50% CGT discount, or index gains for inflation, with a 30% minimum tax. 

Now, let’s break it all down to see what the changes could mean depending on your type of property ownership.

First home buyer

Cotality points out that investor numbers have been rising across the more affordable end of the property market. This has meant increased competition for first home buyers.

By reducing the CGT discount and scrapping negative gearing on purchases of established properties, the government is hoping to take some of the heat out of the investor market. It estimates this may help 75,000 Australians buy a first home.

The government has also committed $2 billion to the infrastructure needed to build new homes. This is expected to see an extra 65,000 homes constructed over the next decade.

Long story short, the government is hoping that first home buyers will benefit from the latest budget reforms. If you’re ready to buy, call us to find out your current borrowing capacity.

Property investor

The latest reforms could see newly constructed homes become more popular among investors.

For some investors, new constructions have always held appeal. The maintenance costs may be lower, and the tax deductions for depreciation may be higher (this is something to speak to your tax adviser about).

Current home owner

While the budget doesn’t directly impact current home owners, Treasury estimates suggest a cooling of investor demand may see home prices grow by around 2% less over the next few years.

That could make now the ideal time to think about upgrading to your next home.

Home values nationally have risen 40.2% over the last five years, giving many home owners plenty of equity to climb the property ladder.  

Call us to discuss your property plans

Major changes can bring uncertainty, especially when they involve tax reforms. If you’re an investor, it may be worth speaking with your tax professional.

Contact us for support to help find a home loan that allows you to achieve your property goals.

Disclaimer: The content of this article is general in nature and is presented for informative purposes. It is not intended to constitute tax or financial advice, whether general or personal nor is it intended to imply any recommendation or opinion about a financial product. It does not take into consideration your personal situation and may not be relevant to your circumstances. Before taking any action, consider your own particular circumstances and seek professional advice. This content is protected by copyright laws and various other intellectual property laws. It is not to be modified, reproduced or republished without prior written consent.

Cash rate increases for the third time this year, now up to 4.35%

The hits just keep coming for mortgage holders, with the Reserve Bank of Australia (RBA) today raising the cash rate for a third time this year to 4.35%. If you’re starting to struggle with your mortgage repayments, here’s how you can potentially take action.

Today’s 0.25% cash rate increase brings us in line with the 2024 cash rate peak of 4.35% – which was the highest it had climbed to since December 2011.

The RBA’s Monetary Policy Board said in a statement that the conflict in the Middle East had resulted in sharply higher fuel and related commodity prices, which were already adding to inflation.

“There are early signs that many firms experiencing cost pressures are looking to increase prices of their goods and services. Short-term measures of inflation expectations have also risen,” the Board said.

How could this affect your monthly mortgage repayments?

Unless you’re on a fixed-rate mortgage, your bank will likely soon follow the RBA’s lead and increase the interest rate on your variable home loan.

For an owner-occupier with a 25-year loan of $500,000 paying principal and interest, this month’s 25 basis point rate hike means your monthly repayments could increase by about $77 a month.

That equals about $924 a year. Or $2772 annually if you also include the other two rate hikes (yikes!).

If you have a $750,000 loan, your minimum monthly mortgage repayments may increase by about $115 a month. That’s $1380 per year, or $4140 including the previous two rises.

Meanwhile, a $1 million loan could go up by about $154 a month. That’s $1848 a year, and $5544 if you include the February and March hikes.

This all assumes that your lender automatically passes on the full 25 basis point increase to your home loan.

The only (potentially) relieving thing to note from all this is that when interest rates came down from the recent cycle peak of 4.35%, many banks around the country kept borrowers on the same monthly repayment amount – meaning they paid more off the principal of their home loan each month rather than the interest.

If this is the case for you, your monthly repayment amount (likely) won’t increase with this latest rate hike – it’s just that more of your repayment (0.25%) will go towards the interest on your loan, rather than the principal.

To find out what your lender is doing with your loan, get in touch with us in a few days once the dust has settled and the banks have announced their next moves.

Need to discuss your home loan?

The RBA decision is another tough pill to swallow for mortgage holders on a variable rate. It hurts, but there are still some steps you could potentially take to help offset the rate hike.

If it’s been some time since your last home loan review, now might be a good time to check in.

There’s a chance you might be able to improve your situation by switching to a lender on a lower-rate home loan – potentially giving you a rate cut of your own.

Other options we could help you explore include renegotiating with your current lender, switching to interest-only for a short period of time, or debt consolidation.

Every household is unique, and we’re committed to helping you find a solution that fits your needs.

Disclaimer: The content of this article is general in nature and is presented for informative purposes. It is not intended to constitute tax or financial advice, whether general or personal nor is it intended to imply any recommendation or opinion about a financial product. It does not take into consideration your personal situation and may not be relevant to your circumstances. Before taking any action, consider your own particular circumstances and seek professional advice. This content is protected by copyright laws and various other intellectual property laws. It is not to be modified, reproduced or republished without prior written consent.

How to turn your new-build dreams into reality

There’s no better feeling than living in a brand new home – it’s fresh, clean and it’s all yours. But financing a new-build works very differently from buying an established home. Here’s what you need to know.

There’s a lot to love about home ownership, and it’s especially exciting when you’re building a place of your own from scratch.

You have the freedom to select your preferred design, personalise the finishes, and then watch as your new home steadily comes to life from the ground up.

And it turns out, more home buyers are choosing a newly built home.

The House Industry Association says that despite higher interest rates, home building activity picked up in the March 2026 quarter.

Amid the excitement of picking colours, carpets and appliances, however, it’s worth knowing how to fund the construction of your new home.

Financing a building project works very differently from buying an established home.

Here’s what’s involved.

Construction loans – tailor-made for building projects

When you borrow to buy an established home, your mortgage lender provides a lump sum to cover the purchase price of the property.

However, when you choose to build a new home, your lender is likely to suggest a ‘construction’ loan – a type of loan purpose-built for building projects.

Rather than receiving the full value of the loan in a single payment, a construction loan works by drip-feeding the funds to you (in reality, your builder) as various stages of construction are completed.

There are typically several payment stages – from laying the slab to final sign-off on completion, and they can differ slightly between lenders.

The cash flow benefits of a construction loan

The common thread of construction loans is that you normally only pay interest on the funds drawn down.

This can help to minimise the cost of the loan – and loan payments – while construction is underway.

This can also be a plus for your cash flow, especially if you’re renting or still paying off your current home whilst the new place is being built.

The other upside of a construction loan can be that your lender will usually check the work completed before signing off on each phase of completion. This may give you extra reassurance that the workmanship is up to scratch.

Then, when construction is fully completed, and your new home is ready to move into, your construction loan will typically become a standard mortgage, and you start making principal plus interest payments on a regular basis.

Is a new build right for you?

Along with the pleasure of living in a brand new home, there can be a cost saving to a newly built place.

Analysis by Compare the Market found it’s normal for the cost to buy to be more expensive than building.

Other costs such as stamp duty can also increase the cost of an established home.

Bear in mind though, building takes time, and construction doesn’t always go to schedule. It’s not a bad idea to budget for a few unexpected costs such as possible delays due to weather.

Talk to us about funding your new home

If you’re ready to build, we’re ready to help you find a construction loan that matches your needs.

Talk to us to get the ball rolling on a brand new home.

Disclaimer: The content of this article is general in nature and is presented for informative purposes. It is not intended to constitute tax or financial advice, whether general or personal nor is it intended to imply any recommendation or opinion about a financial product. It does not take into consideration your personal situation and may not be relevant to your circumstances. Before taking any action, consider your own particular circumstances and seek professional advice. This content is protected by copyright laws and various other intellectual property laws. It is not to be modified, reproduced or republished without prior written consent.

Could your home loan pre-approval be out of date?

Having loan pre-approval can be a smart move for home buyers. But the recent Reserve Bank cash rate hikes could leave your pre-approval in need of an update.

There’s a lot to love about home loan pre-approval.

It shows how much a bank will let you borrow for a home – that’s your ‘borrowing power’.

Pre-approval also indicates you’re a serious buyer, providing extra bargaining clout in price negotiations.

And while pre-approval typically only lasts for three to six months, that can be sufficient time for many buyers to find their ideal home.

But there’s a catch.

Pre-approval is not a guarantee. Rather, it is a guide of what you can borrow based on circumstances at the time pre-approval was issued.

And the two rate cash rate hikes the Reserve Bank of Australia has implemented this year may have chipped away at your borrowing power.

That can make it worth reviewing your mortgage pre-approval.

Here’s what to weigh up.

Your borrowing power may have altered

Your borrowing power, also known as ‘borrowing capacity’, is a key factor when it comes to buying a home.

It’s the amount a bank is willing to lend for a home loan, and it’s based chiefly on your income and living expenses.

However, interest rates also play a role.

A rise in interest rates will mean higher repayments, and this has the potential to reduce your borrowing power.

As an example, Canstar says a solo home buyer on the average full-time wage ($106,950) will be able to borrow around $12,000 less as a result of the March 2026 rate rise.

Add in the 0.25% February rate hike, and that same home buyer could be looking at a $25,000 cut to their borrowing power.

A couple on the average wage may have seen their combined borrowing power drop by $49,000 since February.

That’s why it’s so important to call us to understand your true borrowing power as it currently stands.

Yes, there are online calculators available. But these may not consider every aspect of your personal situation.

The risk of outdated pre-approval

Taking a ‘she’ll be right’ approach to your loan pre-approval could work against you.

You may find, for example, that after negotiating a great price on a place you’re keen to buy, you struggle to get the home loan you need.

Worst case scenario: you risk being the winning bidder at auction but failing to get finance to complete the purchase – a situation that could mean losing your deposit.

Here too, a call to us can confirm if you are good to go for a home loan before you start putting money on the table for a property purchase.

How to boost your borrowing power

The good news is that there are steps you can take to potentially boost your borrowing power – no matter what interest rates are doing.

Here are a few ideas to get started.

Review household expenses – even a small change in non-essential spending can make a difference.

Lower the limit on your credit card – lenders often base your borrowing power on the assumption your credit card is maxed out. Think about asking your card issuer to trim your credit limit. Or close it altogether.

Clear other debts – a lingering car loan, the remains of student debt, and even an ongoing buy now, pay later balance can impact your borrowing power. Knuckling down to clear the slate could see you rewarded with increased borrowing capacity.

Know that rate matters – the rate you pay isn’t the sole decider of whether a loan is a good match for your needs. But the lower the rate, the more you may be able to borrow.

Talk to us for up-to-date loan pre-approval

Successful home buying doesn’t have to mean borrowing as much as you can.

However, it makes sense to start the ball rolling with a clear idea of your current borrowing power.

Talk to us to know if your loan pre-approval is out of date, or to organise new pre-approval on a loan that’s well-matched to your needs.

Disclaimer: The content of this article is general in nature and is presented for informative purposes. It is not intended to constitute tax or financial advice, whether general or personal nor is it intended to imply any recommendation or opinion about a financial product. It does not take into consideration your personal situation and may not be relevant to your circumstances. Before taking any action, consider your own particular circumstances and seek professional advice. This content is protected by copyright laws and various other intellectual property laws. It is not to be modified, reproduced or republished without prior written consent.

Why buyers are defying rate hikes and rising fuel prices

Rate hikes and soaring fuel prices aren’t dampening home buyer enthusiasm, with a strong majority of Aussies still believing the time to buy is now. We look at why home-buying sentiment remains so high.

Petrol prices have been stealing the headlines lately. But behind the scenes, Aussie homes have been notching up fresh gains.

Over the past year, home values rose 9.9% nationally – the fastest 12-month growth since June 2022.

And despite the current fuel crisis and two rate hikes in 2026, plenty of buyers are expecting values to climb higher.

A recent Westpac-Melbourne Institute survey found “a clear majority of consumers still expect (home) prices to rise” over the next year. Only around one in ten think values will fall.

These expectations of price growth could be behind Westpac’s finding that 83% of Australians think now is the time to buy. 

The right time to buy a home

Buying a home is something most of us only do a few times in our life. It’s a very personal decision and a big commitment, so the ‘right’ time for you to buy is when you feel ready.

That’s why we encourage you to speak with us, so you can feel confident you are financially ready to become a home owner.

However, if you are holding out in the hope that prices will fall, you could be left disappointed, and potentially end up paying more in the future.

Home values nationally forecast to climb 2.8% this year

Yes, higher interest rates are likely to impact the property market.

ANZ, for example, expects price growth to slow.

But slower growth does not mean a price slump.

ANZ’s forecasts suggest capital city home prices will rise 2.8% in 2026, followed by 2.1% growth in 2027.

But big differences are anticipated across each capital –  from dramatic price growth to modest softening, depending on location.

As a guide, prices are expected to rise a whopping 12.3% in Perth this year, 9.7% in Brisbane, and 8.0% in Darwin.

Values are also expected to track higher in Adelaide (up 5.75%), Hobart (3.7%) and Canberra (1.6%).

Sydney and Melbourne may see prices soften by -0.7% and -1.7%, respectively, this year.

But that’s far from a significant drop, and both cities are forecast to see prices rise by at least 2.6% in 2027.

What’s driving values higher?

The reason property prices could defy higher interest rates is simple: demand outweighs supply.

The number of homes listed for sale is super-tight right now.   

New listings across most state capitals are lower than a year ago.

And while more new homes are being built, construction levels simply aren’t keeping pace with population growth, NAB says.

Buyers are seizing opportunities

A shortage of homes for sale isn’t deterring buyers.

Cotality estimates close to 560,000 homes have been sold so far in 2026. That’s almost 6% higher than the 5-year average.

Moreover, NAB reports that home loan lending “rose sharply” in the second half of 2025, with home buyers, rather than investors, being the driving force in the mortgage market in the final quarter of the year.

It goes to show that rate hikes and uncertainty in the Middle East are no match for home buyer enthusiasm.

According to realestate.com.au, some first home buyers and upgraders see slower price growth as a window of opportunity, with auction demand still “hot” in parts of the market that are popular with first home buyers.

Call us to know if it’s your time to buy

No one knows for sure how home prices will move in the future.

But it’s fair to say plenty of home buyers look back on the price they originally paid for their home, and breathe a sigh of relief that they purchased when they did.

That’s because over the long term, home prices generally rise, rather than fall.

Talk to us about a home loan that matches your needs if you believe now is your time to buy.

Disclaimer: The content of this article is general in nature and is presented for informative purposes. It is not intended to constitute tax or financial advice, whether general or personal nor is it intended to imply any recommendation or opinion about a financial product. It does not take into consideration your personal situation and may not be relevant to your circumstances. Before taking any action, consider your own particular circumstances and seek professional advice. This content is protected by copyright laws and various other intellectual property laws. It is not to be modified, reproduced or republished without prior written consent.