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Property strategy
Property Strategy
Property can still build serious wealth. But after the 2026 Budget, what you buy, and why, matters more than ever.
I look at property by the numbers, run it alongside your whole financial plan, and work with leading buyer’s agents to find the right one.
General information only. Not personal advice.
Property you already own
Is your property actually serving you?
I’ve been talking property with clients for 18 years. The first thing I do is look at what you already own, purely by the numbers:
- What’s the net income after all costs?
- What has the capital growth really been?
- Has it been a good investment, and have you held it for the full cycle?
- Is it serving your goals today?
Sometimes the answer is to hold. Sometimes it’s time to sell and put the money somewhere working harder: a better property, a diversified portfolio, or extra super, depending on your age and how far you are from retirement.
We see a lot of underperforming property inside self managed super funds. In those cases, we’ve often advised clients to sell and close the fund.
My process
Property and your plan, modelled together
When we take on a new client, we run property scenarios at the same time as the financial plan.
- Your borrowing capacity. I’m also a mortgage broker, so we review your serviceability first.
- How much for property, how much for a portfolio. We model both before you commit to either.
- The right buyer’s agent. We introduce you and brief them on your plan.
- The structure and the loans. Set up properly from day one.
Most clients fund the deposit from home equity. That usually sits alongside debt recycling, not instead of it.
What we look for
What makes a good investment property
- High land value. A house over a unit, almost every time.
- A good location, close to good schools and infrastructure.
- Rental yield. It used to matter less. With higher interest rates, it matters more now.
- The right price for you. Quality regional properties can start around $750,000. In the major cities, a decent investment property typically costs $1M to $2M, often around $1.5M.
We work with Australia’s largest residential and commercial buyer’s agents, across Sydney, Brisbane, Melbourne and quality regional markets.
2026 Budget
Property after the 2026 Budget
From 1 July 2027, losses on established residential property bought after 12 May 2026 can only offset residential property income. They can no longer reduce the tax on your salary. Property you held on Budget night keeps the old rules until you sell. New builds can still be negatively geared.
That changes the holding cost maths. Take a $1M established property bought today, with an investment loan at 6.5% and a net rental yield of 2.5%:
- Interest: $65,000 a year
- Net rent: $25,000 a year
- Shortfall: $40,000 a year
Under the old rules, at the 47% tax rate, that shortfall cost you about $21,200 after tax. For established property bought after Budget night, from 1 July 2027 you carry the full $40,000 yourself. The loss is carried forward against future property income instead.
You can still borrow to invest in ETFs, and the interest is still 100% tax deductible. That’s why many of my clients now weigh a property against an ETF portfolio before deciding.
Illustrative only. Rates, rents and your tax position will differ.
Commercial property
Why commercial property is getting attention
The negative gearing changes only apply to residential property. Commercial property keeps the existing rules.
Commercial property can also offer much stronger yields than residential. For commercial purchases, the buyer’s agents we work with target net yields of around 6%.
Commercial property has its own risks, like longer vacancies and tenant concentration, so we look at it case by case.
My view
Property is still a solid asset class
Right now we’re going through the biggest property correction of all time. Property as an asset class is still solid. But you need to be careful what you buy, and be ready for the holding costs.
In a downturn, the people who take a measured risk and buy quality tend to do well over the long run. It just has to fit your cash flow, your timeline and the rest of your plan.
I also act as your CFO. I brief your buyer’s agent, arrange the finance as your broker, and coordinate with your accountant. More about my Personal CFO service.
83 LinkedIn recommendations
What clients say on LinkedIn.
Questions
Frequently Asked Questions
Is property still a good investment after the 2026 Budget?
It can be, but the numbers have changed. Established residential property bought after 12 May 2026 can no longer be negatively geared against your salary from 1 July 2027. New builds and commercial property keep the existing rules.
What are the holding costs on an investment property?
Mainly the gap between your loan interest and your net rent. On a $1M property at 6.5% interest and a 2.5% net yield, that’s about $40,000 a year before tax.
Should I sell my investment property?
It depends on its net income, its growth, how long you’ve held it and your goals. We look at it by the numbers alongside your whole plan.
Do you work with buyer’s agents?
Yes. We work with Australia’s largest residential and commercial buyer’s agents, and we brief them on your plan.
Can I use my home equity for a deposit?
Usually, yes. It often sits alongside debt recycling into ETFs. We model your borrowing capacity first.
Should I hold property in my self managed super fund?
Many SMSF properties underperform. We review them by the numbers, and in some cases recommend selling and closing the fund.
Buy with a plan
Thinking about your next property?
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