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Negative gearing on established property is set to end 1 July 2027 under the 2026 Budget. See the positive-cashflow co-living alternative and why new builds stay exempt.

As traditional homeownership moves out of reach for a growing number of Australians, the housing market forces a shift in how we approach residential land. For developers and investors, the challenge is no longer just about buying and holding—it’s also about optimising existing space to meet an intense demand for affordable rentals. Squeezing strong returns…

Answering: Why co-living demand is being driven by workers, not just students Estimated reading time: 10 min read Yes, co-living demand in Melbourne is now driven primarily by working Australians, with essential workers comprising 60 to 70 percent of tenants across purpose-built properties in Melbourne, Adelaide and Perth. This shift from student-dominated housing to worker-focused…

Answering: Why cashflow buffers matter more when taxes, rates and living costs keep shifting Estimated reading time: 10 min read Yes, cashflow buffers matter more than ever for investment property in Australia because shifting taxes, rates and living costs can quickly erode margins that looked comfortable on paper. When land tax rises 30% or council…

Answering: How can Melbourne investors respond to Victorian land tax pressure without panic selling? Estimated reading time: 10 min read Melbourne investors can respond to Victorian land tax pressure through strategic portfolio restructuring, yield improvement, and ownership adjustments rather than panic selling. The approach works by addressing your total land tax position across all holdings…

Answering: Is co-living a tax strategy or a cashflow-first property model? Estimated reading time: 9 min read Co-living is a cashflow-first property model, not a tax strategy, with purpose-built properties in Australia generating 8-11% gross yields through multiple income streams rather than relying on negative gearing deductions. This model works by combining higher occupancy rates…

Answering: Why SMSF property decisions need human review before moving into co-living Estimated reading time: 11 min read Yes, SMSF property decisions absolutely need human review before moving into co-living because compliance complexity around 1B certification, sole purpose test obligations, and arm’s length requirements creates risks that generic online research cannot identify. Co-living investments operate…

Answering: What should accountants tell property clients after the 2026 negative gearing changes? Estimated reading time: 10 min read Yes, accountants should tell property clients to shift focus from tax deduction strategies to cash flow viability, with the 2026 negative gearing cap fundamentally changing how investment property portfolios perform across Australia. This means assessing each…

Answering: Why established rental properties may become harder to justify after the 2026 Budget Estimated reading time: 10 min read Yes, established rental properties in Australia are becoming harder to justify after the 2026 Budget because changes to negative gearing caps and capital gains tax discounts fundamentally alter the investment equation for properties purchased from…

Answering: How do the 2026 negative gearing changes shift the case for new-build co-living? Estimated reading time: 11 min read Yes, the 2026 negative gearing changes significantly strengthen the case for new-build co-living across Australia by creating a tax environment that favours new construction while purpose-built co-living delivers 8 to 11 percent gross yields that…