Concierge Buyers Advocates

25/05/2026

WHAT IS CONSIDERED A NEWBUILD?

Not all “new builds” are treated equally.

Under the proposed 2026–27 Federal Budget changes, negative gearing for residential property is expected to be limited to new builds from 2027–28, while existing investments made before 7:30pm AEST on 12 May 2026 are expected to be grandfathered.

But here’s the part investors need to understand:

A “new build” does not simply mean “something recently renovated” or “a house with extra bedrooms added”.

Generally, examples that may qualify include:
✅ Off-the-plan apartments
✅ Residential construction on vacant land
✅ Knock-down rebuild duplexes replacing an existing freestanding home
✅ Newly built properties occupied for less than 12 months before first sale

Examples that may not qualify include:
❌ Adding bedrooms to an existing property
❌ Granny flats built next to an established home
❌ A house built after knocking down another
❌ A newly built property occupied for over 12 months before resale to another investor

This matters because the wrong interpretation can completely change the numbers.

Cash flow, tax treatment, resale demand, depreciation, land value, vacancy risk and long-term capital growth all need to be assessed properly — not guessed.

The new rules won’t make bad properties good. They’ll simply make lazy investing more expensive.

And, buying a "NewBuild" is usually not the smartest investment strategy.

Before buying, make sure the property works on its own fundamentals — not just because someone calls it “new”.

13/05/2026

The 2026 Federal Budget has introduced major changes that property investors need to understand.

Negative gearing, capital gains tax and discretionary family trusts are all being reshaped.

This does not mean property investing is dead. But it does mean investors need to stop relying on tax benefits to justify poor-quality purchases. Asset selection now matters more than ever.

At Concierge Buyers Advocates, we believe a strong investment property should stand on its own fundamentals:
✅ quality location
✅ strong owner-occupier appeal
✅ land value and scarcity
✅ rental demand
✅ realistic cash flow
✅ long-term resale strength
✅ sensible purchase price

Tax benefits can support a good investment, but they should never be the reason for investing in a bad one. The Budget changes are a timely reminder: buying the right property matters far more than chasing deductions.

For Melbourne investors, this means being more selective, more disciplined, and more careful with due diligence. The market will still reward quality, but it will be far less forgiving of mistakes.

This is general information only and should not be taken as tax, legal or financial advice. Always speak with your accountant or licensed adviser about your personal situation.

The 2026 Federal Budget has announced major changes to negative gearing, capital gains tax and discretionary family trusts. Here’s what property investors need to know, how the changes may affect Melbourne buyers, and why asset quality matters more than ever.

04/05/2026

Sometimes the best buyer’s advocate advice is not “hire us”.

Last week, a buyer contacted us to engage our property buying advocacy services. They had been doing their own search and buy for a while and it was too tiring and demoralising.

We spoke several times, discussed if they needed professional support, answered their questions, and helped them understand how our support would add value.

There is one property they liked and had done all necessary due diligence. It will be a quick win for us. A client who bought within a week of engaging our services. But we told them honestly: they probably didn’t need our full buyer advocacy service.

They attended the auction themselves, and successfully secured the property.

That is exactly how independent buyer advocacy should work.

Our job is not to sell a package at all costs. Our job is to protect the buyer’s interest, give clear advice, and help people make the right property decisions confidently. Even if it means not using our services

A big thank you to our almost-a-client buyer for the very kind Google review.

Buying property in Melbourne? Start have an honest advice before you overpay, rush, or engage the any help.

10/04/2026

There is something especially meaningful about helping clients purchase their first home.
It is not just a property transaction. It is a major life milestone, and one that deserves care, patience, sound advice, and close attention to the details that others may overlook.
We are truly grateful for this kind review and for the trust our clients placed in Rayson throughout their buying journey. His patient approach, sharp eye for detail, and genuine commitment to protecting his clients’ interests are exactly what Concierge Buyers Advocates stands for.
Thank you again for allowing us to be part of such an important chapter.
If you are planning to buy in Melbourne and want experienced, thoughtful guidance on your side, we would be honoured to help.

23/03/2026

Where can you still buy for under $450k in Melbourne?

🏠 "I’ve been priced out of Melbourne." I hear this every day, but it’s simply not true—you just have to know where to look.

In our latest blog, we look at why suburbs like Melton and Doveton are performing so differently in 2026. Whether you're looking for a detached house with a backyard or a high-yield unit near the hospital precincts, there are still massive opportunities for a $450k budget.

Inside the blog:
✅ The Top 5 Suburbs for rental returns.
✅ Why the fuel crisis is actually driving up city rents.
✅ A 10-year growth vs. yield comparison table.

👇 Drop a "GUIDE" in the comments and I'll DM you the link to the full analysis!

18/02/2026

09/02/2026

Melbourne market snapshot — where buyers have the edge right now. Ready for clear, local insight? 📊🔍

• Price trends: steady median in Melbourne, pockets of growth in outer-east suburbs.
• Days on market: Glen Waverley listings moving faster than nearby Monash — great for targeted bids.
• Suburbs cooling: a few inner-ring areas are softening; perfect for negotiation leverage.

With 20+ years on the ground and a 99.5% success rate, we turn market noise into search and negotiation strategies that save you time and money. Want a tailored shortlist for Glen Waverley or Monash? We’ll show where to act — and where to wait.

Find out more and book a strategy chat: https://wix.to/uazGaxh

What’s your priority — location, budget or yield? Tell us below. 👇

09/02/2026

Buying at auction in Melbourne doesn’t have to be stressful. Here are three tactics we use to help buyers win without overpaying: 1) Pre-auction intel — we research vendor motivation and comparable sales so you go in informed. 2) Pacing bids — strategic timing keeps you competitive without chasing the price. 3) Psychological positioning — confident, measured bidding reduces emotional overspend. We work on a flat-fee model and have a 99.5% success rate, so first-home buyers and investors can feel reassured. Want a calmer, smarter auction day in Melbourne (Glen Waverley, Monash or beyond)? Let’s talk: https://wix.to/lcehsg4

09/02/2026

Melbourne market snapshot: buyers, your moment is here. Price momentum is nudging across inner suburbs, while Glen Waverley and parts of Monash are seeing rising buyer interest — especially for well-presented three-bedroom homes and updated townhouses that deliver genuine value for money. With 20+ years local experience and a 99.5% success rate, we turn those market signals into a personalised search that saves you time, stress and money. Ready to find smarter value in Melbourne or Glen Waverley? Visit https://wix.to/FxsIam6 and let’s talk. 🏡🔍

09/02/2026

Buying in Melbourne? We make investment briefs that actually work. Ready-to-use neighbourhood intel on Monash and Glen Waverley, clear rental-yield analysis, and capital-growth indicators — all wrapped in cost-effective, transparent advice. Want a brief that turns research into a buy plan you trust? We’ll walk you through it. Visit https://wix.to/tP1XPE6 to get started. 📊🏡🔍