Capital Property Advisory

Capital Property Advisory National Advisory & Buyer's Agency | Portfolio Reviews & Strategic Planning | Property Management | Finance & Mortgage Broking

Independent Property Acquisition Specialists, Qualified Property Investment Advisers (QPIA®) and Subdivision & Development Consultants and Project Managers.

Melbourne inner north. 34.6% in 3 years. Grandfathered under the old rules.The Budget doesn't change this client's posit...
05/06/2026

Melbourne inner north. 34.6% in 3 years. Grandfathered under the old rules.

The Budget doesn't change this client's position one bit. Long-term fundamentals. Right suburb. Right asset.

General information only. Not financial advice. Past results are not indicative of future performance.

Cost base indexation. The most important new term in property investment. Here's what it actually means in plain English...
04/06/2026

Cost base indexation. The most important new term in property investment. Here's what it actually means in plain English.

The tax office strips out the inflation component first — using CPI — and only taxes the real gain above inflation. Then a 30% minimum tax applies to that real gain.

For long-term holders, this is often a better outcome than the old 50% discount.

General information only. Not financial advice.

The Budget headlines were dramatic. The reality is more nuanced.Negative gearing is not dead. It's been restructured. An...
02/06/2026

The Budget headlines were dramatic. The reality is more nuanced.

Negative gearing is not dead. It's been restructured. And for the right investor in the right asset, the strategy is as strong as ever.

MYTH: "Negative gearing is dead."
FACT: It's still alive for new builds, existing owners who were grandfathered, and super funds.

And don't forget that investors buying established property moving forward can still get negative gearing benefit with the right, long term strategy - you just can't claim the negative gearing benefits against your personal income along the way - however, you can bank losses to be offset against future gains when you property become posititvely geared, over time.

What myths have you heard this week? Drop them in the comments and I'll answer every one.

The Budget has fundamentally changed the calculus for property investors. Here's how to think about new builds vs establ...
31/05/2026

The Budget has fundamentally changed the calculus for property investors. Here's how to think about new builds vs established post-12 May.

ESTABLISHED (after 12 May 2026): No negative gearing against salary from 1 July 2027. CGT under new regime. But remember, losses are quarantained against future positive gearing, so selecting the right asset and holding long term has NEVER been more important if you want to balance the scales with the government.

NEW BUILDS: Full negative gearing retained. Choice of CGT treatment on sale. But beware where and what you buy - a lot of new stock exists in areas that do not meet our investment grade standards. NEVER invest for tax benefits! Fundamentals first, minimising tax is secondary.

EXISTING OWNERS: Grandfathered (mostly). Negative gearing locked in for the life of the investment; however, CGT treatment will change on July 1, 2026 - the CGT discount is not grandfathered fully for the life of the investment. Instead, the capital gains are pro-rated between the two systems, with gains accrued up to July 1, 2027 grandfathered under the old 50% discount rules, and gains after that date calculated using the new indexation method.

General information only. Not financial advice.

This client bought in Perth's southern suburbs 28 months ago. 55.8% capital growth. Grandfathered under the old rules.Th...
29/05/2026

This client bought in Perth's southern suburbs 28 months ago. 55.8% capital growth. Grandfathered under the old rules.

The Budget doesn't touch their position. Their strategy was right then. It's still right now.

This is why fundamentals matter more than headlines.

General information only. Not financial advice. Past results are not indicative of future performance.

The CGT changes are the most complex part of this Budget. Here's the full breakdown in plain English.Swipe through. Save...
28/05/2026

The CGT changes are the most complex part of this Budget. Here's the full breakdown in plain English.

Swipe through. Save it. Share it with your accountant.

OLD RULES: 50% CGT discount for assets held 12+ months.
NEW RULES: Cost base indexed to CPI. 30% minimum tax on the real gain.
TRANSITIONAL: Old rules apply to gains accrued before 1 July 2027.
UNCHANGED: Main residence exemption. Super fund CGT discount. New build investor choice between old rules or indexation method.

What does this mean for you? Don't guess - book an appointment and let us model your scenarios on the spot and show you which strategy will outperform for you over the next 10 and 20 years.

General information only. Not financial advice.

Almost two weeks since the Budget. Here's my honest take.The changes are real. But the opportunity is also real - especi...
27/05/2026

Almost two weeks since the Budget. Here's my honest take.

The changes are real. But the opportunity is also real - especially for those who understand the new landscape.

New builds. Small infill developments. And established property for some investors is still the right move. Strategic location selection, backed by research. Long-term fundamentals. None of that has changed.

What's your biggest question about the Budget changes? Drop it in the comments.

The CGT changes sound scary. They're actually more nuanced than the headlines suggest.Here's the simplest way to underst...
26/05/2026

The CGT changes sound scary. They're actually more nuanced than the headlines suggest.

Here's the simplest way to understand what changed: inflation is stripped out first using CPI, and only the real gain above inflation is taxed — at a 30% minimum rate.

With the right advice, the budget changes are not as catastrophic for investors as the media might have you beleive. Contact our team today to schedule your review and Strategy Session.

General information only. Not financial advice.

While established property investors navigate the new rules, new build investors are sitting pretty.New builds are fully...
25/05/2026

While established property investors navigate the new rules, new build investors are sitting pretty.

New builds are fully exempt from the negative gearing changes. You still get the 50% CGT discount. You still get full negative gearing.

Is this where investors should be focusing moving forward? Not necessarily - investor profiles need to be thoroughly assessed in line with desired outcomes and timelines before any decisions are made on investing in a new build vs an established property.

CPA has all the tools to model your scenario with precision before providing any advice. Contact us today.

General information only. Not financial advice.

Negative gearing is the most misunderstood term in Australian property. Here's what it actually means — and what the Bud...
24/05/2026

Negative gearing is the most misunderstood term in Australian property. Here's what it actually means — and what the Budget actually changed.

Swipe through. Save this one.

KEY POINTS:
• What is negative gearing? When rental income < costs, the shortfall is 'negative gearing'
• What changed? For established properties bought after 12 May 2026: losses can no longer offset your salary
• What didn't change? Existing owners grandfathered. New builds fully exempt
• The silver lining: losses carry forward indefinitely

General information only. Not financial advice.

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