Doma Finance

22/10/2026

🏡 When is a good time to buy property in Australia?

It's one of the questions I'm asked most often 🙌 The honest answer: there's no single perfect moment that suits everyone. A good time to buy is when market conditions line up with your own financial readiness.

Let's look at it from two angles 👇

📊 WHERE THE MARKET IS RIGHT NOW (October 2026)

🔹 The RBA has lifted the cash rate to 4.60%, the highest level since 2011
🔹 After strong growth in 2025, the market moved into a correction phase in mid-2026
🔹 The 5% Deposit Scheme for first home buyers has no income caps and no LMI (property price caps apply)

👉 Less competition and more room to negotiate, but lenders are assessing borrowing capacity more tightly.

🏘️ THE PROPERTY MARKET PERSPECTIVE

✅ More listings, and properties sitting on the market for longer
✅ Lower auction clearance rates
✅ Vendors more open to price reductions, finance clauses and flexible settlement terms
✅ A quality location: transport, schools, jobs and limited land supply
✅ For investors: rental yield, low vacancy rates and realistic holding costs

📍 Keep in mind: every city, and even every suburb, has its own cycle. Look at the data for your target suburb, not just the national headlines.

💼 THE MORTGAGE BROKER PERSPECTIVE: ARE YOU READY?

1️⃣ Borrowing capacity. Lenders look at your living expenses, debts, credit card limits, BNPL and HECS, and test repayments at a rate around 3% above the current rate
2️⃣ Deposit plus all upfront costs: stamp duty, LMI, conveyancing, inspections and moving costs
3️⃣ Stable income. Probation periods, contract roles and self-employed income are all assessed differently
4️⃣ A clean credit history
5️⃣ A financial buffer after settlement
6️⃣ Pre-approval, so you know your real budget
7️⃣ Government support: First Home Guarantee (5%), Family Home Guarantee (2%), Help to Buy, First Home Super Saver Scheme, and stamp duty concessions in your state

📉 HIGHER RATES = A BAD TIME TO BUY?

Not necessarily 🤔
➖ Lower borrowing capacity and higher repayments
➕ Less competition, more choice and a stronger negotiating position

When rates fall, competition and prices often rise with them. The key question is whether you can comfortably manage your repayments now, and if rates go higher.

⚠️ COMMON MISTAKES

❌ Waiting for the "bottom" of the market
❌ Focusing only on the interest rate
❌ Borrowing the absolute maximum
❌ Underestimating the full cost of buying
❌ Applying with several lenders at once

✨ IT MAY BE A GOOD TIME FOR YOU IF:

✔️ you know your real borrowing cap
✔️ you have a deposit plus funds for upfront costs
✔️ your income is stable and you have savings in reserve
✔️ you plan to hold the property for 5-10 years or longer
✔️ you've researched your target suburb
✔️ you've checked whether you're eligible for government schemes

📩 Thinking about buying in the coming months? Send me a message or book a consultation at domafinance.com.au. We'll review your situation and look at the options available to you 🤝

ℹ️ This information is general in nature and does not take into account your objectives, financial situation or needs. Please seek personalised advice before making any financial decision. All loans are subject to lender approval. Lending criteria, terms, conditions, fees and charges apply. Government scheme eligibility and price caps are subject to change. For tax or legal matters, please consult an appropriately qualified professional.

Find out how much you can borrow for your mortgage with Doma Finance. Get personalized soft checks and expert loan advice today!

17/09/2026

📈 Rate update: what's moving and what's ahead

Several major lenders lifted their fixed home loan rates this past week, up between 0.15% and 0.40%. If you've been weighing fixed vs variable, this kind of move can change your numbers fast.

🏦 And all eyes are now on the RBA's next decision, 29 September. The cash rate has held at 4.35% since August, but inflation is still running hot on the RBA's preferred measure (trimmed mean: 3.6%). The big four banks are split: NAB expects a hike this month, ANZ, CBA and Westpac are pencilling in November instead.

Nobody has a crystal ball, including us. But with rates moving on both fronts, it's worth a quick chat before you decide what's next for your loan.

📩 Send us a message, we'll run the numbers with you.

General information only, not personal financial advice. This reflects publicly available forecaster commentary. Contact us for advice tailored to your circumstances.

📍 Local guidance for Gold Coast borrowers.

01/09/2026

01/09/2026

📊 RBA Decision on September 29: What Borrowers Need to Know

The Reserve Bank of Australia's cash rate currently sits at 4.35%. However, fresh ABS inflation data for July (with the trimmed mean at 3.6%) has prompted NAB, CBA and ANZ to flag a possible rate rise later this year. Westpac, by contrast, expects the rate to hold steady.

With bank forecasts split, the smart move right now isn't to guess but to check whether your current loan is prepared for either scenario.

Here's what this could mean for you:
🔹 Variable rate loan: it's worth understanding in advance how your repayments would change with a 0.25% rise, and whether your budget has room to absorb it
🔹 Fixed rate loan: it's worth knowing your terms and the timing of your switch to a new rate, so you're not caught off guard

This is general market information, not personal advice. What's right for your situation can only be assessed through a consultation that takes your circumstances, income and goals into account.

📩 If you'd like to understand how the RBA's decision could affect your specific loan, book a free consultation. I'll walk you through your current rate and the options worth considering.

Sources: RBA, ABS, NAB Economics.

⚠️ General information only. Not personal credit or financial advice. Please consult a broker to consider your individual circumstances before making any decisions.

29/08/2026

Property investors: the CGT rules are changing on 1 July 2027. Here’s what that means for you.
From 1 July 2027, the 50% CGT discount for individuals, trusts and partnerships is being replaced with cost base indexation (adjusted for CPI), plus a new 30% minimum tax rate on net capital gains.

What this means in practice:
→ Gains that build up before 1 July 2027 are still taxed under the current 50% discount rules
→ Gains that build up after that date fall under the new indexation + 30% minimum tax regime
→ For property held on 30 June 2027, the market value just before the change becomes the new cost base going forward
→ New residential builds and affordable housing retain some concessional treatment
→ Negative gearing changes also apply to established properties purchased after 12 May 2026 (7:30pm AEST)

❗️The key takeaway: if you hold an investment property, a dated, independent valuation as at 30 June 2027 could matter a lot when it’s time to sell down the track. Without it, working out how much of your future gain falls under the old rules versus the new ones becomes much harder to prove.

This is general information only, not tax or financial advice, and every situation is different. If you’re planning ahead, now’s a good time to have a conversation with your accountant or registered tax agent about what this means for your portfolio.

On the lending side, if you’re weighing up refinancing, restructuring, or how this might affect your borrowing strategy before or after the change, that’s where I can help. Send me a message or book a time to chat.

11/08/2026

🏠 MORTGAGE & PROPERTY UPDATE | AUGUST 2026

If you’re around 40, this is probably the decade when your mortgage, equity and investment strategy start to matter a lot more than simply getting the lowest rate.

So, what changed this week?

📌 RBA HOLDS THE CASH RATE AT 4.35%

On 11 August, the RBA decided to leave the cash rate unchanged at 4.35%.

The message is fairly clear: the RBA is still watching inflation closely and is not ready to declare victory yet. The Board considers monetary policy to remain somewhat restrictive and says inflation is not expected to return sustainably to around the midpoint of the target range until late 2027. (Reserve Bank of Australia⁠)

What does this mean for your mortgage?

A rate hold does not mean you should simply leave your home loan untouched.

If you have had your mortgage for several years, your income has increased, your property value has changed, or you have built up equity, your borrowing position today could look very different from when you first applied.

This is where a proper mortgage review becomes more useful than simply comparing advertised interest rates.

⚠️ BIG CHANGE FOR SMSF PROPERTY INVESTORS

From 10 August 2026, SMSFs can no longer enter into a new LRBA to purchase residential property.

However, this does not mean SMSFs can no longer own residential property.

Existing residential LRBAs are protected under the transitional arrangements, including the ability to refinance existing arrangements subject to the applicable rules.

SMSFs can also still purchase residential property using available cash, while eligible commercial property remains capable of being acquired using an LRBA. (Federal Register of Legislation⁠)

💡 WHY THIS MATTERS IF YOU ARE 40+

At this stage of life, your financial picture is often more complicated than:

“I need a home loan.”

It may be:

🏡 Upgrade the family home
💰 Use existing equity for an investment property
🔄 Refinance and restructure existing debts
📉 Reduce repayments or improve loan structure
📈 Plan how your property portfolio fits into your long-term goals
🏦 Review whether your current lender is still competitive
👴 Think about how property and super fit together before retirement gets uncomfortably close

And this is exactly where lender policy matters.

Two people with the same income can have very different borrowing capacity depending on their existing debts, expenses, loan structure, equity and the lender used.

The cheapest advertised rate is not automatically the best mortgage.

🔍 BEFORE YOU MAKE YOUR NEXT MOVE

If you are around 40 and haven’t reviewed your home loan or borrowing position recently, this is a good time to do it.

I can look at your current position, compare lender policies and work out what options may actually be available to you.

No obligation. No pressure to refinance just for the sake of refinancing.

Sometimes the best strategy is to change lenders.

Sometimes it is to do absolutely nothing.

The important part is knowing which one applies to you.

📩 Send me a message for a personalised home loan health check.

21/07/2026

NAB has today announced decreases to the NAB home loan fixed interest rate products. These changes are effective Wednesday 22 July 2026.

Key changes:

Changes to Fixed Rates for NAB Tailored Home Loan

Changes to the advertised fixed interest rate also apply to the following loan products:

NAB Choice Package4 and Private Package Tailored Home Loan Indicator Rates change at the same amount set out in the ‘Change’ column in the table above for Tailored Home Loan. The new interest rate can be calculated using the ‘Change’ tabled above, based on the Loan Purpose, applicable Repayment Type and Fixed Term2.

NAB Portfolio Facility Indicator Rates change at the same amount set out in the ‘Change’ column in the table above for Tailored Home Loan. The new interest rate can be calculated using the ‘Change’ tabled above for Investor Interest Only products for the applicable Fixed Term2.

NAB SMSF and Overseas Borrower Indicator Rates change at the same amount set out in the ‘Change’ column in the tables above for Tailored Home Loan. The new interest rate can be calculated using the ‘Change’ tabled above for Investor products, based on the applicable product type, Repayment Type and Fixed Term2.

Important: Fixed rates are subject to change at any time without notice. Without Rate Lock, customers are not protected from possible interest rates increases. We always have an in-depth conversation about Rate Lock with customers who take a fixed rate loan for new and limit increase applications.

These rates are effective from Wednesday 22 July 2026 and apply to:

New NAB Tailored Home Loans; and
Existing NAB Tailored Home Loans where a customer applies to switch from a variable to a fixed rate or re-fix2 their loan on or after this date.

The actual rate that will apply will be the effective fixed rate as at the day of drawdown unless the customer takes out Rate Lock and that interest rate is lower than the advertised fixed rate at drawdown (including any approved pricing discounts). This means that applications submitted prior to Wednesday 22 July 2026 that are drawn down on or after this date will receive the new rate.

Existing customers & changes to home loans

Customers who make a request to switch from a variable to a fixed rate, or to re-fix2 their rate before Wednesday 22 July 2026 will receive the rate that applied at the time we received the Request To Change form. For clarity, any Request to Change forms seeking to switch from a variable to a fixed rate, or re-fix2 a rate on or after Wednesday 22 July 2026 will receive the new fixed rates. Existing fixed rate loan customers should consider the remaining term and any economic costs that may apply, if they decide to re-fix2, before expiry of their current fixed rate term.

The above fixed rate changes do not impact existing fixed rate loans.

See how we’re committed to supporting brokers and their customers with one place for home and business lending.

16/07/2026

Bridging Loans During Divorce: A Smart Way to Protect Your Home and Your Financial Future

Divorce is one of the most challenging financial events a person can experience. When a family home is involved, many people assume they have no choice but to sell the property immediately.

In reality, that is not always the case.

A bridging loan may provide the financial flexibility needed to navigate a property settlement without being forced into a rushed sale or making decisions under financial pressure.

What Is a Bridging Loan?

A bridging loan is a short-term lending solution designed to bridge the gap between two financial events.

During a divorce or separation, it may allow you to:

* buy out your former partner’s share of the property;
* retain the family home while the property settlement is finalised;
* access funds before assets are divided; or
* avoid selling your property before you are ready.

Rather than forcing important decisions within tight deadlines, a bridging loan can provide valuable time to complete the legal and financial aspects of your separation.

Why Can a Bridging Loan Be Helpful During Divorce?

The greatest benefit of a bridging loan is not simply the finance itself. It is the time and flexibility it provides.

Instead of accepting a quick sale below market value, you may have the opportunity to:

* negotiate a fair property settlement;
* wait for Consent Orders or a Binding Financial Agreement to be finalised;
* prepare your home properly before selling;
* refinance into a long-term home loan once your financial position has been established.

For many families, removing time pressure leads to significantly better financial outcomes.

Do You Have to Make Monthly Repayments?

One feature offered by some bridging loan products is capitalised interest.

Instead of making monthly repayments, the interest is added to the loan balance throughout the agreed bridging period, which is typically between 6 and 24 months, depending on the lender and the loan structure.

When the property is sold or the loan is refinanced, the outstanding loan balance, including the accrued interest, is repaid from the sale proceeds or the new loan.

This can significantly reduce financial pressure at a time when many people are also paying legal fees, temporary accommodation costs and other expenses associated with separation.

It is important to note that capitalised interest is not available with every bridging loan and eligibility depends on the lender’s credit policy and your individual circumstances.

Protecting Your Credit History

One of the biggest financial mistakes people make during divorce is simply stopping repayments on an existing mortgage because they cannot afford them.

Missed repayments on a standard home loan may be reported to credit reporting agencies and can negatively affect your credit score, making it more difficult to obtain finance in the future.

With a bridging loan that allows capitalised interest, the temporary absence of monthly repayments forms part of the approved loan contract. As long as you comply with the loan conditions, those deferred repayments are not treated as missed payments or repayment defaults.

For many borrowers, this can help protect their credit history during one of the most financially stressful periods of their lives.

What Costs Should You Expect?

Like any lending product, bridging loans involve costs.

Some specialist lenders charge an establishment fee of approximately 0.6% of the approved loan amount, although fees vary between lenders and individual loan structures. There may also be valuation fees, legal costs and mortgage registration expenses.

When assessing the overall cost, it is important to compare these fees with the potential financial loss that may result from selling a property under pressure. In many cases, allowing additional time to achieve a better sale price can outweigh the cost of the bridging facility.

Is a Bridging Loan Right for You?

A bridging loan may be worth considering if you:

* want to keep the family home;
* need to buy out your former partner;
* are waiting for your property settlement to be finalised;
* want to avoid selling your property in a rushed market; or
* need additional time before refinancing into a standard home loan.

Every application is assessed individually. Lenders will consider your income, existing debts, property value, available equity, exit strategy and your ability to meet their lending criteria.

Final Thoughts

Divorce does not always mean you have to sell your home immediately.

For the right borrower, a bridging loan can provide valuable breathing space, helping you avoid unnecessary financial pressure, protect your credit history and make better long-term decisions about your property.

If you are separating or going through a divorce and would like to understand your lending options, speaking with an experienced Queensland mortgage broker before making major financial decisions could help you identify the most suitable strategy for your circumstances.

Disclaimer: This article contains general information only and does not constitute financial or legal advice. Lending is subject to approval, individual circumstances and each lender’s credit policy.

13/05/2026

The investor lending market in Australia is changing, but it is certainly not disappearing. If you look at the budget without эмоции and through a practical lens, the picture is quite rational, even if slightly more complex than before.

Let’s start with the key changes. The most significant shift relates to negative gearing and capital gains tax. From 1 July 2027, negative gearing is effectively being redirected toward new builds. Existing arrangements remain unchanged for properties already held, but investors purchasing established properties after the budget will no longer be able to offset losses against their personal income, such as wages. Losses can only be applied against rental income and carried forward.

Now to CGT. The current 50 percent discount will be replaced with an inflation-based model, along with a minimum 30 percent tax on gains. These changes apply only to future gains, while investors in new builds will be able to choose between the existing system and the new one. On paper, this creates flexibility. In reality, it adds another layer of decision-making.

If you expect this to push investors out of the market entirely, it will not. What changes is the type of investor. Those relying purely on tax benefits may step back. Those focused on yield, capital structure, and long-term strategy will remain active.

New builds, on the other hand, are clearly being supported. And this is where things become more relevant for buyers. The conversation is no longer about simply “getting into the market.” It is about specifics. House and land packages, off-the-plan purchases, construction timelines, valuation risks, contract conditions including sunset clauses. These are no longer secondary details, they are central to the decision.

The transition period leading up to 1 July 2027 creates a window of opportunity. Some buyers may move sooner to take advantage of the current rules. Others may reassess, restructure, or wait. The market during this period becomes more dynamic, but also less forgiving of poor planning.

Now consider this from your position as a buyer. Are you planning to enter the market before 2027, or are you comfortable operating under the new tax settings? How important is the ability to offset losses against your income, and are you relying on that, or are you selecting a property based on its actual cash flow?

First-home buyers may find a slightly clearer path, particularly if investor demand softens in the established market. But this does not make the process simple. Understanding borrowing capacity, deposit strategies, guarantor options, HECS/HELP implications, and lender policies becomes essential.

The question is no longer whether you can get a loan. The real question is how prepared you are for the purchase. Do you have a full financial picture that includes all ongoing costs, or are you focused only on the purchase price? Have you compared new builds and established properties not just on price, but on long-term financial impact, including tax and maintenance?

Infrastructure is another factor that should not be overlooked. The government has allocated $2 billion toward local infrastructure, aiming to support tens of thousands of new homes. This will drive growth in specific areas and create new entry points into the market.

So the question becomes straightforward. Are you buying in an area because it has already grown, or because you understand what will drive its growth over the next five to ten years?

As for cost of living relief, there are minor tax benefits, but they do not change the overall equation. Mortgage repayments, rent, insurance, utilities, and daily expenses remain the dominant factors. Serviceability is still at the center of every lending decision.

How resilient is your budget if interest rates or living costs increase? Do you have a financial buffer, or are you stretching to enter the market with minimal margin for error?

Small business support measures may also have an indirect impact. Greater confidence among business owners can translate into more activity in both residential purchases and investment. However, this brings another consideration. Is your income stable and predictable, or does it fluctuate based on external factors?

If you reduce all of this to one idea, the market is not becoming easier. It is becoming more deliberate.

Buying property today is no longer an impulsive decision or a simple bet on growth. It is a structured financial decision that requires clarity, planning, and a long-term view.

Which leads to a more important question. Are you buying because you feel you need to enter the market now, or because the property genuinely aligns with your long-term financial strategy?