There Will Always Be a Reason Not to Buy Property
It’s been a week since the budget dropped, and honestly? The amount of headlines around property, investing and tax changes has been a lot.
And from the conversations I’ve been having as a mortgage broker this week, I think a lot of people are feeling overwhelmed trying to work out what this actually means for them. But if there is one thing I’ve learned from investing in property for over 15 years is this: There will always be a reason not to buy property.
In a matter of weeks, we’ve gone from: “The property market is too hot.” to: “Everything feels uncertain.” And honestly? That’s property. There is almost always a reason people feel hesitant about buying, which is understandable as it is a big decision!
Which is why trying to wait for the market to feel perfectly comfortable usually keeps people stuck. That doesn’t mean you should rush into decisions. It also doesn’t mean you should panic. It means having the right strategy, the right structure, and the right people around you matters more than ever.
While the broad direction of the changes is now clear, there are still implementation details and legislation that will need to be worked through.
Now before everyone spirals into “property investing is dead” territory… I really don’t think that’s what this means, but I do think that the playbook is evolving and property investors have adapted to changing conditions forever.
Interest rates changes. Lending policies changes. Governments changing rules. Markets shifting.
The people who usually do well long term are the ones who adapt, not the ones waiting for “certainty.”
A lot of the discussion online misses one very important point: Existing property owners are largely protected from the proposed negative gearing changes through grandfathering provisions. It has also recently been clarified that existing owner-occupied properties may still retain access to the current rules if later converted into investment properties, which could make upgrading your home more attractive for some Australians compared to purchasing a new standalone investment property.
For capital gains tax, gains accrued up until 1 July 2027 are proposed to continue under the current rules, while future gains after that date may fall under the new system.
This is why I don’t think panic selling makes sense for a lot of people. Big financial decisions should almost never be made purely because of headlines or fear.
Instead, this is probably the time to sit down with you accountant and a good broker and review:
Because sometimes these moments create opportunities too.
My opinion? Don’t assume waiting for policy changes will automatically make buying easier. A lot of these changes are being positioned as helping first home buyers by reducing investor competition on established properties which may help in the long term.
But in the short term? I think the reality is probably more complicated than the headlines suggest. Because if fewer investors buy established properties, we could also see tighter rental supply and higher rents in some parts of the market. And that matters when many first home buyers are already trying to save a deposit while paying high rent at the same time.
I know affordability feels challenging right now, I know the headlines are intimidating and I know many people are hoping prices somehow become dramatically easier overnight.
But historically, property markets rarely pause for long enough for people to feel completely comfortable. The key is making sure you buy something sustainable for your situation. Not stretching yourself because of FOMO, but also not sitting stuck for years waiting for perfect conditions that may never come.
If your numbers stack up and you’re financially ready, it may be worth having the conversation sooner rather than later.
The conversation is definitely shifting toward:
And honestly, I don’t think that’s entirely bad. The investors who are likely to navigate this best are the ones building strategies around solid fundamentals, not just relying on tax outcomes to make a property work.
But this is also where I think having the right advice team matters more than ever. Because finance strategy and tax strategy need to work together.
Your accountant helps determine the right structure. Your broker helps ensure the lending strategy actually supports it. Both matter.
And this is important: structuring advice should always come from your accountant, not from social media commentary.
I think the biggest mistake people make during periods like this is assuming uncertainty means they should do nothing. Sometimes doing nothing is the right decision. Sometimes it isn’t. But either way, good decisions usually come from clarity. Not fear, panic headlines, or comment sections online.
The property market is changing, that part may be true….
But people will still buy homes. People will still invest. People will still build wealth through property. And Australians will still want security, flexibility, and options for their future. The strategy may evolve. The opportunities may shift. But property itself isn’t disappearing.
And if anything, this is probably the time to make sure you’ve got the right people in your corner helping you navigate it properly.
Whether you’re reviewing your current lending, thinking about upgrading, or trying to work out your next move after the budget changes, sometimes the best next step is simply having the right conversation.
Book a strategy chat with Nicole at Nest & Vest Finance to talk through your goals, your options, and what may make sense for your situation moving forward.
This article contains general information only and does not constitute financial, tax or legal advice. Lending and investment strategies should always be considered in light of your personal circumstances and discussed with appropriately qualified professionals.
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