Luna Property Group

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Luna Property Group

Property investment should be guided by evidence, not emotion.

Luna Property Group helps investors understand the “why” behind every decision - combining strategy, market research and disciplined execution to build long-term wealth.

13/05/2026

The government just rewrote the rule book for property investors.

From 1 July 2027, negative gearing will be limited to new builds. Established properties purchased after 7:30pm AEST on 12 May are no longer eligible going forward. If you already own investment property, nothing changes. The 50% CGT discount is also being replaced with cost base indexation and a 30% minimum tax rate, with new build investors given the choice of which rules apply when they sell.

A few things worth understanding beyond the headlines.

The first home buyer angle is more complex than it looks. Investors stepping back from established stock may ease competition there. But the majority of first home buyers enter via new builds because it is the most affordable path. Those buyers are now competing directly with investors chasing the same stock. Titled and near-titled land will clear fast.

For established property investors without a strong cash position, yields sitting between 3.6% and 4.3% without negative gearing leaves less room for error.
The opportunity is real. But it belongs to the people who plan around the new rules, not the old ones.

Strategy First. Property Second.

19/03/2026

In a market like Adelaide where property values have risen 79.9% in five years (Cotality), every investor made money. New builds, 1990s stock, older established. All went up.

But not every investor walked away in the same position.

We modelled three properties at $700K. Same loan. Same growth. Same equity gained.

The difference was the holding cost:

New build: $67/week after tax.
1995 build: $180/week.
1980 build: $249/week.

Over five years, that gap adds up to $29,000 to $47,000 in extra cash the established investor had to spend just to hold the property.

The reason? Two federal depreciation rules. One from 1987, one from 2017. They created a gap between new and established that most investors never compare.

Full breakdown in our latest article.

https://lunapropertygroup.com.au/blog/why-new-builds-bigger-tax-deductions-than-established

11/03/2026

"If you're trying to build wealth, you have an obligation to pay as little tax as possible. Do it legally."

Scott Galloway said that on the Diary of a CEO podcast. Most people hear it and think it only applies to billionaires.

It does not.

If you earn $150K in Australia, you are paying roughly $40,000 a year in tax. That is $800 a week before you have paid for anything else.

The tax code is not a punishment. It is a rulebook. The government wants private investment in housing supply. They benefit when you build. So they make it tax effective for you to do it.

The right investment property on a $150K salary can reduce your taxable income by over $34,000. At a 39% marginal rate, that is $12,000 a year back in your pocket. $230 a week through a PAYG withholding variation.

The difference between paying $40,000 in tax and $28,000 could come down to one well-chosen property.

Full numbers in our latest article.

https://lunapropertygroup.com.au/blog/paying-too-much-tax-investment-property

10/03/2026

Your accountant can only claim what you give them.

Most investment property owners hand over their loan statements and management reports at tax time and assume that covers it. That is maybe half of what you could be claiming.

There are over 20 deductions available on an investment property. Most investors claim about five.

The biggest one most people miss is depreciation. On a new $550K house and land package, that alone can be worth $15,000 to $20,000 in deductions in year one. No money leaves your bank account. The ATO just recognises that buildings and fittings wear out over time.

Then there are borrowing costs spread over five years, pest control, cleaning between tenancies, quantity surveyor fees, phone calls, and stationery. Individually small. Together they add $3,000 to $5,000 a year.

The difference between claiming everything and missing a few things can be $5,000 to $10,000 a year. Over the life of an investment, that is tens of thousands.

We put together a full breakdown of every deduction available in 2026.

https://lunapropertygroup.com.au/blog/every-tax-deduction-investment-property-2026

05/03/2026

"I have missed the boat."

We hear this constantly. Prices too high. Rates too high. Should have bought five years ago.

Funnily enough these are not people actively looking. They are the ones who have given up.

But when you actually break down the numbers on what an investment property costs to hold after tax and rental income, the picture looks very different to what most people assume.

Here is a quick snapshot on a $550K house and land package with a $100K salary:

Total expenses including interest, rates, insurance, management, and depreciation: $59,150
Rental income at $480/week: $24,960
Paper loss: $34,190

But $17,000 of that loss is depreciation. It is a tax deduction that costs you nothing. No money leaves your bank account.

The tenant covers $24,960 of the real costs.
The tax system gives you roughly $10,940 back.

Actual cash out of your pocket after everything? About $120/week.

For a $550,000 asset that someone else is largely paying for.

That is the gap. The gap between what people assume it costs and what it actually costs is the reason most people never start.

If you have been sitting on the fence, it might be worth finding out what the real numbers look like for your situation. We offer a free strategy session where we model everything based on your income and goals. No obligation.

https://lunapropertygroup.com.au/contact

03/03/2026

Most people sign up for a 30-year mortgage and never question whether there is a faster way out.

It makes sense. You borrow the money, you make the repayments, and you chip away at it for decades. That is how it has always been done.

But there is something most homeowners never consider.

Your home loan interest is not tax deductible. Every repayment comes from after-tax income. Nobody helps you.

An investment property loan is the opposite. The interest, the running costs, the depreciation. All deductible against your income. When those expenses exceed the rent, the ATO lets you claim the difference as a loss.

On a $120K salary with the right property, that loss can reduce your taxable income by over $34,000. Through a PAYG withholding variation, that translates to roughly $210/week back in your take-home pay. Not as a lump sum at tax time. Every single pay cycle.

Redirect that onto a $450K home loan and the numbers shift dramatically.

30 years becomes 17.
$230,000 in interest saved.
Same income. Same repayments. Completely different outcome.

This approach is not sustainable for everyone. But having capital growth, tax benefits, and rental income doing the heavy lifting beats relying on after-tax income alone to get ahead.

We broke down the full numbers in our latest article, including a worked example showing the real weekly cost after tax and rent.

https://lunapropertygroup.com.au/blog/investment-property-pay-off-home-loan-sooner

05/02/2026

Tuesday's rate rise wasn't a shock for those watching inflation closely.

But for a lot of Australians, it still came as a surprise.

After three cuts in 2025, many assumed the pressure was easing. This week's
move changed that.

But when news like this hits, it's worth stepping back from the noise and looking at what the data actually shows.

Over the past few years, we've experienced the highest interest rates in over 12 years.

During that exact period, Australia's more affordable property markets delivered some of the strongest growth in decades.

✅ Perth: up over 60% since 2022
✅ Brisbane: up over 50% since 2022
✅ Adelaide: up over 35% since 2022
✅ Regional markets: outperforming the capitals

This isn't about ignoring rates. They matter.

But history tells us they're not the full story.

There's an old saying in property: "You date the rate, but you marry the house."

Rates move. They always have. Undersupply, population growth, and demand? Those don't disappear overnight.

This isn't advice to rush out and buy. It's just perspective, because the headlines rarely tell the whole story.

04/02/2026

📊 Melbourne's median price dipped slightly in December.
Some are calling the boom over before it started.
But what's actually driving the numbers?
There are a few factors at play:
1. Listings have increased.
Melbourne saw the biggest rise in new listings of any capital, up 15.5% compared to a year ago (Cotality). More stock on market typically softens price growth.
2. Rate sentiment shifted.
Three months ago, markets expected more cuts. Now we've seen the first rate hike since 2023, with the RBA lifting rates to 3.85% this week. That shift in direction has affected buyer confidence, particularly at the higher end.
3. Demand has shifted to affordable suburbs.
This one's interesting.
Cotality data shows lower-priced properties are growing faster than premium stock. Not just in Melbourne, but nationally.
First home buyers are active. The 5% deposit scheme is driving entry-level demand. And that's pulling activity toward outer and middle-ring suburbs.
Property analyst John Lindeman calls this the "slingshot effect."
His view: when buyers flood into affordable areas first, it can temporarily pull the median down, even while demand is building underneath.
Whether that theory plays out remains to be seen.
But here's what we do know:
✅ Melbourne bounced back to positive growth in January (+0.1%)
✅ Lower quartile values rose 1.3% in January vs just 0.3% for upper quartile
✅ Suburbs like Frankston (+14.3%), Brimbank (+9.5%) and Kingston (+9.4%) outperformed the city average in 2025
✅ Melbourne remains more affordable than Sydney and is now comparable to Brisbane and Adelaide
At Luna, we don't pretend to predict the future.
But we do pay attention to what the data is actually saying, not just the headlines.
Melbourne's story isn't as simple as "prices dipped, boom's over."
The detail matters.

13/01/2026

New national data shows rents rising across every state while vacancy rates continue to tighten.
Most markets are now operating below long-term average vacancy levels.

This is not isolated to a single city.
It reflects broader supply constraints across the national rental market.

For this reason, our work at Luna places emphasis on research and structure rather than short-term performance metrics.
In a tightening rental environment, investment decisions need to consider both income outcomes and longer-term capital positioning.

Markets showing the strongest rental pressure are not always those most aligned with long-term capital growth objectives.
Supporting clients to assess these trade-offs is a core part of our advisory process.

09/01/2026

“Can I invest in property?”

It’s one of the most common questions we hear and the answer is yes, for more people than you might think.

At Luna Property Group, our investors aren’t just one “type” of person. We work with:

🏡 Everyday Australians
-Full-time workers
-Families building long-term security
-People using their first property as a stepping stone

💼 Young Professionals
-Engineers, teachers, tradies, health workers
-Strong incomes but limited time
-Focused on getting ahead early with the right strategy

📈 Savvy Investors
-Professionals growing multi-property portfolios
-Investors looking to optimise cash flow and growth
-People who understand strategy matters more than timing

👨‍👩‍👧 Mums, Dads & Couples
-Using property to create options for the future
-Building wealth while balancing life and family

The common thread?
👉 They all started by asking the same question: “Can I invest?”

With the right guidance, structure, and strategy, investing isn’t about being wealthy already. It’s about making smart decisions early.

The truth is..
You don’t need to be rich.
You don’t need to own 5 properties.
You don’t need to have it all figured out.

You just need the right strategy.

If you’ve ever thought “surely this isn’t for someone like me” —

that’s exactly who we build plans for.

🌙 At Luna Property Group, we help everyday people build extraordinary outcomes.

Address

Melbourne, VIC
3000

Telephone

+61489205254

Website

https://www.lunapropertygroup.com.au/

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