Everything you need to know

InvestHome is Australia's one-stop land marketplace for first home buyers and property investors. We list land releases, individual lots, land & house packages, townhomes, acreage / lifestyle / rural / big and large blocks, commercial and industrial land - covering every Australian state and territory. Developers, agents, builders and individual sellers can advertise via direct release, nomination or resale. The site is also reachable on the easy short URL investhome.au.

We built InvestHome because we personally lived the same frustration most Australians face when looking for land to live on or invest in. To find every estate in an area you had to drive around and visit display suites one by one, hoping someone could give you a current pricelist. The big property portals carried very limited estate or lot detail - no real maps, no easement info, no clear release plans. Reselling a lot or nomination was painfully expensive, and individual sellers ended up listing on general classifieds sites alongside used cars and second-hand furniture. We built this platform to fix all of that - one specialised marketplace where developers, agents, builders and everyday sellers can publish rich, accurate land listings, and buyers can compare every option in one place.

Browsing is always free for buyers. For sellers - including individual owners selling a single lot via nomination or resale - all advertising is completely FREE during our promotional period. After that, listing fees will remain very nominal - far more affordable than traditional real estate platforms or general classifieds sites - so individuals can sell their land easily and economically on a marketplace dedicated to land, instead of hiding among unrelated listings.

Key screens and features include: Land Releases (browse new estates), Land & Lots (search lots, packages, townhomes, acreage), Map View (explore lots geographically with overlays for easements), Private Listings (off-market & pre-release), Buyer Dashboard (saved searches, alerts, expressions of interest), Developer / Agent Tools (list lots, manage FCFS & lottery releases, view buyer analytics), and Account (profile, notifications, preferences).

Developers can create their estate profile, publish land releases with full pricelists and estate maps, and choose between First Come First Served (FCFS) or Lottery selection processes. Developers can also draw their own estate map directly inside the app - either by entering lot coordinates or by dropping pins on Google Maps, with our real lot boundaries and PSP (Precinct Structure Plan) overlays as a guide so the drawn lots line up with the actual parcels on the ground. We can also help execute the entire estate release end-to-end - from publishing the release and managing buyer registrations, to running the FCFS queue or lottery draw and selecting genuinely interested, qualified buyers on your behalf. Developers get real-time buyer interest analytics, manage subscriptions and waitlists, and connect directly with buyers - cutting marketing costs dramatically compared to traditional channels.

Maintaining listings is extremely easy. Developers and real estate agents simply upload their latest pricelist (PDF or spreadsheet) and our AI handles the rest - new lots are listed automatically, sold or held lots are status-updated automatically, and price changes flow through without any manual data entry. You stay in full control: prices can be hidden on individual lots (showing "Contact for Price" instead), and any published listing or release can be unpublished at any time with a single click.

Yes - every account type can generate PDF reports directly from the Analytics screen. Estates, developers and companies can export a ready-to-share pricelist PDF of their lots, pull an inventory report of their current stock, and any user can download their listing performance and buyer-interest analytics as a PDF for printing or sharing - perfect for sales meetings, investor updates and display suite handouts. With pricelist, inventory and performance reporting in one place, InvestHome works like a lightweight CRM for your land stock - no separate system needed.

Yes. Our release execution service covers the whole launch — from publishing the release and managing buyer registrations, to running the FCFS queue or lottery draw and selecting genuinely interested, qualified buyers on your behalf. See the Release Execution page.

It takes just 2 simple steps:

1. Sign up with your email, Google or Apple account - free, no credit card needed.
2. Add a few small details about your lot (suburb, size, price, a couple of photos) and submit.

Your lot will be listed within a few hours and visible to thousands of active land buyers across Australia. During our promotional period it's completely FREE, and after that fees stay very nominal - far cheaper than traditional agents or general classifieds sites.

Once you've found lots you're interested in you can:

• Save any property to your favourites list to revisit later.
• Chat directly with the developer, agent, builder or individual seller anytime through our in-app messaging.
• Register your interest with the seller - this sends them a clear signal that you're a genuinely interested buyer, and you'll also be notified about price changes, new releases or matching lots.

All of this is included free with your account.

Our Private Listings feature gives you exclusive access to off-market lands and pre-release estates before they hit the public market. Set your budget, preferred suburbs and land size, and we'll send personalised email and push alerts the moment a matching lot appears - giving you a true first-mover advantage.

You don't even need an account to get started: you can set your land preferences - budget, preferred suburbs, land size, package type - and receive personalised email alerts on new matching listings without creating an account. Just enter your email and your filters; we'll do the rest. Creating a free account simply unlocks extras like saved searches, expressions of interest and push notifications.

Selling agents represent the developer or vendor and market lots on platforms like InvestHome. On every listing, the agent's company logo and agent name are advertised directly on the lot card, so buyers immediately know who's behind each property and can contact them with confidence. Buyer agents represent you - they search the market, negotiate price and terms, and shortlist properties on your behalf for a fee. We're also building a curated directory of buyer agents inside the app to make it easy to find one in your area.

Builders can list land and house packages and townhome developments directly on InvestHome. Each listing prominently displays the builder's company logo and contact name on the lot card, giving buyers instant trust and a direct channel to enquire about floorplans, inclusions and turnkey pricing.

Yes - alongside free standard listings, we offer premium features for developers, agents and builders who want maximum exposure:

• Push & email notifications sent to matched buyers the moment your lot or release goes live.
• Top listings - your lots pinned to the top of search results and featured on the home and category pages.
• Meta (Facebook & Instagram) ad campaigns - we can create and run targeted social ads for your estate or package, focused on buyers in your suburb and price band.

Our Map View overlays each lot with real parcel and easement boundaries sourced from official government data - currently live for Victoria (VIC), New South Wales (NSW) and Queensland (QLD), with other states coming soon. You can see exactly where lot lines, easements and amenities sit before you commit. Combined with AI-driven insights, this gives buyers and developers an unmatched analytical advantage.

Yes - CRM integrations are live. Connect Agentbox or MRI Vault (VaultRE) from your profile and your listings sync automatically - new lots are created, price and detail changes flow through, and sold or withdrawn stock is updated for you. We also offer a Public REST API for custom integrations. See CRM Integrations for details.

Yes - the InvestHome app is available on both iOS (App Store) and Android (Google Play). Browse listings, save favourites, express interest in lots, and receive instant push notifications on new releases and price changes - all on the go.

We cover land listings across all Australian states and territories - New South Wales, Victoria, Queensland, Western Australia, South Australia, Tasmania, ACT and the Northern Territory - with strong coverage in growth corridors of Sydney, Melbourne, Brisbane, Perth, Adelaide, the Gold Coast and many regional areas.

The Showcase is InvestHome's own community feed - a place to be social about Australian property. Developers, agents, builders and everyday users post Updates, Offers and Questions with photos and videos, and can attach one of their live listings so readers tap straight through to the lot or estate. InvestHome adds market updates and new-listing announcements, so the feed always has something fresh. Anyone can read the Showcase - even without an account; posting, commenting and liking just need a free sign-in. Browse it at investhome.au/feed or the Showcase tab in the app.

Open the Showcase tab and tap New post. Choose a post type - Update (news about you or your project), Offer (a promotion or deal) or Question - write your post, add photos or a video, and optionally attach one of your live listings. Every post is reviewed by our human moderation team before it goes live, and you're notified when it's approved or rejected. You can manage everything under Account → My Posts: edit a post (edits are re-reviewed - the public keeps seeing the approved version until your edit is approved) or delete it at any time. Standard posts are free during our promotional period.

Yes. Every user post and comment - including later edits - is read by a human moderator before it appears publicly. Content must relate to Australian property, be accurate (no misleading price or availability claims), stay positive (nothing disparaging, defamatory or offensive), contain no financial, legal or tax advice, and carry no spam or scams - and you can only share photos and videos you have rights to. Likes appear instantly, and any signed-in user can report a post or comment for our moderators to review. Showcase content is general information only - it is not financial advice.

Only if you want it to be. When composing (or editing) a post, the "Also share on Facebook & Instagram" switch is on by default - you can turn it off per post. If you leave it on, once your post is approved we publish it to InvestHome's official Facebook Page and - when it has photos or video - our Instagram account, usually within about 24 hours. Best of all, likes and comments your post earns on Facebook and Instagram are synced back and shown alongside your post in the app. If you later delete your post (or it is taken down), we remove the Facebook / Instagram copy too. It's free extra reach for every approved post.

You can put a premium package on any of your posts: Gold ranks it above standard posts, Platinum also features it in the Showcase rail on our home page and in our daily premium digest email, and Titanium gives it top-of-feed placement plus the Meta ad boost - a real Facebook + Instagram ad created from your post's content and run for you by InvestHome. Every user gets one FREE Titanium post with the Meta ad included (a separate quota from your free Titanium listing). Current per-day prices are shown on the package screen, and billing works just like Premium Listings - a daily rate charged to your saved card. Packages and the boost run only while your post is live, and pause automatically if the post comes down.

We'd love to hear from you. You can:

• Visit our Help & Support page to log an issue, ask a question or chat with us.
• Email us anytime at support@investhome.au.
• Message us on Facebook, Instagram, LinkedIn or WhatsApp.
• Connect with us through our Connect page.

You can also reach the site quickly via the short URL investhome.au.

Yes - every lot listing has a finance calculator built in. Open a lot, scroll to Lot Specifications and tap Finance calculator to expand it. It estimates your repayment weekly, fortnightly or monthly (most calculators only show monthly), on either principal & interest or interest-only. The deposit field doubles as an LVR control, so you can see your loan-to-value ratio move as you change the deposit and get a warning when Lenders Mortgage Insurance is likely to apply. It also estimates stamp duty for the relevant state, your total cash needed at settlement, and the total interest over the life of the loan. The calculator is seeded with the lot's price and runs entirely on your device - nothing is recorded while you adjust the figures. If a lot has no advertised price, it starts from a default figure you can type over.

No - InvestHome cannot arrange your home loan. We are not a credit provider, credit representative or mortgage broker, we hold no Australian Credit Licence, and we do not provide credit assistance or recommend any loan. Our finance calculator is presented alongside Greystone Finance (Greystone Finance Pty Ltd, Credit Representative Licence 550055, ABN 58 668 602 846), a mortgage broker that is a separate third party, independent of InvestHome. If you choose Talk to a finance expert, you're taken to Greystone's online booking page to arrange a time with their broker - your dealings from that point are with them, under their own terms and privacy policy.

We disclose that InvestHome may receive a referral fee from Greystone Finance if a loan settles following a referral through the calculator. That means we have a financial interest in these referrals, and the calculator should not be treated as an impartial comparison of available brokers or lenders. You are free to use any broker or lender you choose, and we'd encourage you to compare options and get independent advice before entering into any loan.

They are estimates only, provided as general information - not an offer of credit, a quote, a pre-approval, or a guarantee that finance will be available to you. The calculator does not take into account your objectives, financial situation or needs, and is not credit assistance or financial, tax or legal advice.

Specifics worth knowing: the interest rate shown by default is indicative only and is not a rate offered to you - advertised rates change over time, and the rate actually available depends on the lender, the loan product and your circumstances (your LVR, whether the property is owner-occupied or an investment, principal-and-interest versus interest-only, and whether an offset account is included). Stamp duty uses general residential transfer rates for the state and does not model foreign purchaser surcharges, off-the-plan concessions, or pensioner and regional concessions. LMI is an indicative premium banded by LVR - your lender's insurer may charge a different amount. Repayment and rate calculations also exclude offset and additional-repayment features, fee waivers and promotional discounts, redraw and early repayment fees, and government fees and charges. Always confirm your actual position with a licensed broker or lender.

A typical first home buyer journey looks like:

1. Work out your budget and check first home buyer grants & stamp duty concessions in your state.
2. Get a home loan pre-approval from a bank or mortgage broker.
3. Browse land releases, lots and packages on InvestHome and shortlist properties.
4. Express interest or register for FCFS / lottery releases through the app.
5. Sign a contract of sale and engage a conveyancer or solicitor.
6. Get full loan approval, pay your deposit and proceed to settlement.
7. If buying land only, engage a builder for your home design and construction loan drawdowns.

Pre-approval (also called conditional approval) is a lender's indication of how much they're willing to lend you based on your income, expenses, deposit and credit history. It typically lasts 3–6 months and lets you shop with confidence. Full / unconditional approval happens after you sign a contract - the lender then assesses the actual property (valuation, title, contract terms) before formally committing the funds for settlement.

Bank vs mortgage broker: Both have pros and cons. Banks offer their own products directly and may give existing-customer discounts. A mortgage broker compares dozens of lenders, structures construction loans for land & house packages, and helps with paperwork - typically at no direct cost to you (they're paid by the lender). Many first home buyers prefer brokers because they handle the legwork and know which lenders are friendliest to first home buyers, low deposits and government schemes.

A conveyancer (or property solicitor) handles the legal transfer of property from seller to buyer. They review your contract of sale before you sign, conduct title searches, check easements and zoning, calculate adjustments (rates, water), liaise with your lender, and manage settlement. You should engage one before signing any contract - ideally as soon as you've shortlisted a property.

For land-only lots, you'll need to engage a registered builder separately. Look for builders who: build regularly in your estate (they know council rules and soil conditions), offer fixed-price contracts, are licensed and insured in your state, and have transparent inclusions. Many builders list land & house packages directly on InvestHome - a turnkey option where the land and home are bundled with one finance application and one settlement.

Titled land is a lot that has its own registered Certificate of Title with the state land registry - meaning all civil works (roads, drainage, sewerage, power, water) are complete, the subdivision plan is registered, and the lot is ready to settle and build on immediately. By contrast, untitled land (sometimes called "land on plan") is sold off-the-plan before titles register; you sign a contract now, pay a deposit, and settle months or even years later once the developer completes works and the title is issued. Titled land is preferred by buyers who want to build straight away, lock in a builder, or settle quickly - while untitled land usually offers a lower entry price and time to save more deposit before settlement.

Settlement is the final legal step where ownership of the land officially transfers from the seller to the buyer - the title is registered in the buyer's name, the full purchase price is paid (usually with the help of a home loan), and the buyer becomes the legal owner.

Nomination happens before settlement: the original buyer who signed the contract nominates a new buyer to take their place, and that new buyer settles directly with the developer. In short - nomination = swapping the buyer on the contract before titles register; settlement = the actual ownership transfer once titles are ready.

A nomination sale is common in growth corridors where land values rise during the wait between contract and titles. Nomination is popular in long-dated land releases because it lets the original buyer exit (often at a profit) without waiting for titles, and it usually attracts lower stamp duty for the new buyer compared to a post-settlement resale. InvestHome lets sellers list their nomination lots and connect with buyers directly - saving on agent commissions while staying compliant with developer and state rules.

A typical Australian estate goes through these stages:

1. Land acquisition - the developer buys a large parcel of raw land, often farmland or greenfield site on the urban fringe.
2. Planning & rezoning - the land is rezoned for residential use under a Precinct Structure Plan (PSP) or local planning scheme; concept master plans are drafted.
3. Council and authority approvals - subdivision permits, environmental and traffic studies, water and power agreements are secured.
4. Marketing & pre-release sales - the developer launches the estate, publishes pricelists and stages, and starts taking off-the-plan (untitled) contracts.
5. Civil works / construction - earthworks, roads, drainage, sewerage, power, water, footpaths, parks and street trees are built stage by stage.
6. Titles registered - once a stage's civil works pass council inspection, the subdivision plan is registered and individual lots become titled land.
7. Settlement - buyers settle their lots, ownership transfers, and they receive their Certificate of Title.
8. Home construction - buyers (or builders, in land & house packages) build homes; council and the developer enforce design covenants for streetscape consistency.
9. Community completion - schools, shops, sporting facilities and public transport progressively follow as the estate populates, often over 5–15+ years.

InvestHome shows lots at every stage - from off-the-plan releases through to titled land, nominations, resales, and finished land & house packages.

1. First Home Owner Grant (FHOG)

The First Home Owner Grant (FHOG) is a one-off cash grant paid by each Australian state and territory government to help eligible first home buyers purchase or build their first new home. Grant amounts and rules vary by state - typically $10,000 in VIC and NSW (with regional VIC sometimes higher), $30,000 in QLD (current boosted amount), $10,000 in WA, SA and TAS, and varying amounts in ACT and NT - so always check your state revenue office for the latest figures and caps.

General eligibility (rules vary by state):

• You must be at least 18 years old and an Australian citizen or permanent resident (at least one applicant).
• You and your spouse/partner must never have owned residential property in Australia before (or never received a FHOG).
• You must live in the home as your principal place of residence for a minimum period (usually 6–12 continuous months) starting within 12 months of settlement or completion.
• The home must be brand new or substantially renovated - and the property value must be under your state's price cap.

Eligible properties (most states):

• Newly built homes bought from a builder or developer.
• Land & house packages where you buy the land and build a new home.
• Vacant land + a building contract to construct a new home.
• Owner-builder new home construction (in some states).
• Established/second-hand homes are generally NOT eligible for FHOG (though other concessions like stamp duty discounts may apply).

How to claim FHOG: The easiest way is to ask your bank or mortgage broker to lodge the FHOG application through your home loan at the time of settlement (or first construction progress payment for a build) - the grant then arrives directly into your loan account. Alternatively, you can apply directly to your state revenue office after settlement.

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2. Stamp duty (transfer duty)

Stamp duty (also called transfer duty or land transfer duty) is a state government tax you pay when you buy property or land. It's usually the biggest upfront cost after your deposit, calculated on a sliding scale based on the property's purchase price (or market value, whichever is higher). On a typical $700,000 property it can range from roughly $25,000 to $40,000 depending on the state.

First home buyer concessions / exemptions (vary by state):

• VIC - full exemption for new or established homes up to $600,000; concessional (sliding) rate up to $750,000. Off-the-plan concession also available.
• NSW - First Home Buyers Assistance Scheme: full exemption on new or established homes up to $800,000; concessional rate up to $1,000,000 (and higher caps on vacant land).
• QLD - full exemption on homes up to $700,000 (concession to $800,000); vacant land exemption up to $350,000 (concession to $500,000).
• WA - full exemption on homes up to $450,000 and vacant land up to $300,000, with concessions above.
• SA - full stamp duty relief for eligible first home buyers on new homes and vacant land (no price cap on new builds, conditions apply).
• TAS - 50% concession for eligible first home buyers on established homes up to $750,000.
• ACT - Home Buyer Concession Scheme provides full duty exemption for eligible buyers under income thresholds.
• NT - House and Land Package and HomeGrown Territory concessions/grants for eligible buyers.

Foreign buyers usually pay an additional surcharge (7–8% on top of standard duty in most states). Stamp duty is normally paid at settlement, lodged through your conveyancer via PEXA.

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3. Lenders Mortgage Insurance (LMI)

Lenders Mortgage Insurance (LMI) is a one-off insurance premium that protects the lender (not you) if you default on your home loan. It's normally charged when your deposit is less than 20% of the property value (LVR above 80%).

How much is LMI? As a rough guide on a $600,000 property:

• 10% deposit (90% LVR): roughly $10,000–$13,000 in LMI.
• 5% deposit (95% LVR): roughly $20,000–$25,000 in LMI.

LMI can usually be capitalised (added to your loan and paid off over time) rather than paid upfront.

Government schemes that can help you avoid LMI:

• Home Guarantee Scheme (HGS) - administered by Housing Australia. The federal government acts as guarantor, letting eligible buyers purchase with as little as a 5% deposit (or 2% under the Family Home Guarantee for single parents) without paying any LMI. Sub-schemes include the First Home Guarantee, Regional First Home Buyer Guarantee and Family Home Guarantee.
• State schemes: VIC Homebuyer Fund (shared equity), NSW Shared Equity Home Buyer Helper, WA Keystart, SA HomeStart and similar.
• Some lenders also offer LMI waivers for certain professionals (doctors, lawyers, accountants, etc.) up to 90–95% LVR.

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4. Land tax

Land tax is an annual state government tax on the unimproved value of land you own (the value of the land itself, not the buildings on it).

Key things to know:

• Your principal place of residence (the home you live in) is generally exempt in every state.
• Land tax is mainly paid by investors, owners of holiday homes, and owners of vacant land being held for development.
• Each state has a tax-free threshold - e.g. roughly $50,000–$300,000 in VIC, around $1.075M general threshold in NSW, $600,000 in QLD.
• Above the threshold, land tax is charged on a progressive scale, plus a foreign owner / absentee owner surcharge in most states.
• Vacant land being held for development may attract additional vacant residential land tax in some states (e.g. VIC).

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5. PEXA (Property Exchange Australia)

PEXA is Australia's online electronic property settlement platform. Almost all property settlements in Australia are now done electronically through PEXA, replacing the old paper-based settlements.

How a PEXA settlement works:

1. Your conveyancer or solicitor creates a PEXA workspace and invites all parties.
2. All parties verify the title, contract, settlement figures, stamp duty and adjustments inside the workspace.
3. On settlement day, PEXA simultaneously transfers the funds, discharges the seller's mortgage, registers your new mortgage, and lodges the transfer of title with the state land registry.
4. Settlement typically completes in minutes.

Cost: A small PEXA transaction fee (typically around $120–$160) is charged on each settlement, usually itemised on your conveyancer's invoice.

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Note: All grant amounts, tax rates, thresholds, eligibility rules, surcharges, scheme places, fees and lender policies above can change at any time and vary by state and territory. Always confirm the latest figures directly with your state revenue office, Housing Australia, your mortgage broker, bank, accountant or conveyancer before relying on these numbers or making decisions.

Capital Gains Tax (CGT) isn't a separate tax in Australia - it's part of your income tax. When you sell (or otherwise dispose of) a property, any capital gain (sale price minus cost base) is added to your taxable income for that financial year and taxed at your marginal tax rate.

Cost base includes the purchase price plus stamp duty, legal/conveyancing fees, buyer's agent fees, and capital improvements (e.g. extensions, renovations) - but not repairs you've already claimed as deductions.

Key CGT discounts and exemptions:

• Main Residence Exemption - if the property was your principal place of residence (PPR) for the entire ownership period, the capital gain is generally fully exempt from CGT.
• 50% CGT discount - individuals and trusts who hold the property for more than 12 months only pay tax on half the capital gain.
• SMSF discount - self-managed super funds get a 1/3 (33%) discount on assets held more than 12 months, making the effective CGT rate roughly 10% in accumulation phase.
• Companies do not get any CGT discount - gains are taxed at the full company rate.
• 6-year absence rule - you can continue to treat a former main residence as your PPR (and stay CGT-exempt) for up to 6 years while it is rented out, as long as you don't nominate another property as your main residence during that time.
• Capital losses can be offset against capital gains in the same year or carried forward indefinitely to use against future gains.
• Foreign and temporary residents generally cannot use the main residence exemption when selling Australian property (rules tightened from 2019).

When is the CGT event? The CGT event usually happens on the contract date (not the settlement date) - important if you're selling near 30 June.

CGT rules, discount rates, absence rules and foreign-resident treatment change periodically. Always confirm your exact CGT position with a registered tax agent or accountant and check the latest ATO guidance before selling.

Gearing simply means using borrowed money (a loan) to buy an investment. A property investment is negatively geared when the total tax-deductible expenses of owning it (loan interest, council rates, water, insurance, repairs, property management fees, strata, depreciation) are more than the rental income it earns.

How the tax benefit works: The resulting net rental loss can be deducted against your other income (e.g. your salary), which reduces your taxable income and therefore the tax you pay for the year.

Simple example: Rental income $25,000, expenses $35,000 → net rental loss of $10,000. If your marginal tax rate is 37% (plus 2% Medicare), this loss could reduce your tax by about $3,900. You still spent $10,000 out of pocket - but you get some of it back at tax time.

Related terms:

• Positively geared - rental income > expenses; you pay tax on the net rental profit.
• Neutrally geared - income roughly equals expenses.
• Depreciation - a non-cash deduction claimed under Division 43 (capital works) for the building structure and Division 40 (plant & equipment) for removable items like carpets, blinds, ovens and air-con. A quantity surveyor's depreciation schedule maximises these claims.
• Interest-only loans are often used on investment loans to maximise the deductible interest portion, though they usually carry a higher rate.

Risks: You must be able to fund the ongoing cash loss from your own income. Interest rate rises, vacancy periods, unexpected repairs or falling rents can make a negatively geared property difficult to hold.

Negative gearing rules, depreciation rates and what you can and can't claim are set by the ATO and can change. Always speak to a registered tax agent or accountant and use a licensed mortgage broker before relying on negative gearing as part of your investment plan.

On Tuesday 12 May 2026, the Federal Treasurer announced reforms to capital gains tax (CGT) and negative gearing targeting Australian property investors. Both reforms start on 1 July 2027 and are designed to push investment toward new housing supply — which means new builds keep the existing tax benefits while established housing is treated less generously.

1) Capital Gains Tax (CGT) changes

• The 50% CGT discount will be replaced with an inflation-based discount plus a minimum 30% tax on capital gains.
• Applies only to gains arising after 1 July 2027 — gains accrued before that date are unaffected.
• Investors in new builds can choose the existing 50% CGT discount or the new arrangements — whichever is better for them.

2) Negative gearing changes

• From 1 July 2027, negative gearing will be limited to new builds.
• All properties held before Budget night (12 May 2026) are fully grandfathered — existing arrangements remain unchanged.
• Investors who buy new builds after Budget night keep full negative gearing against wages and other income.
• Investors who buy established housing after Budget night can still deduct losses against residential property income and carry forward unused losses indefinitely — but cannot deduct them against wages.

3) What this means in plain English

• If you already own an investment property → nothing changes for you.
• If you buy a new build (e.g. a land & house package, a townhome, or land that you build a new home on) → you keep the old, generous rules: full negative gearing and the choice of the 50% CGT discount.
• If you buy an established (existing) home as an investment after Budget night → you face more limited deductions and the new CGT rules.

4) Why this is a clear win for buyers on InvestHome
InvestHome is a land marketplace — almost everything we list is land for new builds: new estate releases, individual lots, land & house packages, townhomes and acreage. That means buyers using our platform are positioned to continue receiving the existing CGT discount and full negative gearing benefits well into the future, while investors restricted to established housing won't.

For sellers and developers: this is the strongest tax tailwind for new-build investment in years — a great time to list your release, lot, package or townhome on InvestHome.

This is general information only based on Budget night announcements. Final legislation, transitional rules and ATO guidance may differ. Always confirm with a registered tax agent or accountant before making investment decisions. Source: budget.gov.au — Tax Reform.

A typical Australian property investor journey looks like this:

1. Set your strategy - are you chasing capital growth, rental yield / cash flow, or a mix? Decide your time horizon (typically 7–10+ years for property).
2. Borrowing capacity & ownership structure - get a pre-approval from a lender or mortgage broker. Discuss with your accountant whether to buy in your personal name, jointly, via a family trust, a company, or an SMSF - each has different tax, asset-protection and lending implications.
3. Research the market - look at suburb growth, rental yield (annual rent ÷ property value), vacancy rates, infrastructure plans, demographics, school zones and future supply.
4. Finance - investment loans are typically at slightly higher rates than owner-occupier loans. Consider interest-only (maximises deductions and cash flow) vs principal & interest, and use an offset account if available.
5. Buy - engage a conveyancer/solicitor, do building & pest inspections, pay the deposit, and settle via PEXA. Foreign buyers may need FIRB approval and extra stamp duty surcharges.
6. Insurance - take out building insurance and landlord insurance to cover loss of rent, tenant damage and liability.
7. Property management - either appoint a licensed property manager (typical fees 6–8% of rent + letting fees) or manage it yourself.
8. Rent it out - advertise, screen tenants, sign a residential tenancy agreement, lodge the bond with the state bond authority, and follow minimum rental standards. Rules vary by state.
9. Ongoing ownership - pay council rates, water rates, strata levies, insurance, repairs and land tax. Keep records of every expense and consider a tax depreciation schedule from a quantity surveyor.
10. Tax time - lodge an annual tax return with a rental schedule. Deductions include interest, management fees, repairs & maintenance, insurance, depreciation.
11. Review & grow - as the property grows in value you may be able to refinance and release equity to fund your next investment, or pay down debt.
12. Selling - engage a sales agent, get a market appraisal, sign an agency agreement, market the property, accept an offer, sign the contract and settle. Remember: the CGT event happens on the contract date, and CGT is calculated and paid through your tax return for that financial year (see the CGT FAQ).

Other things investors need to know:

• Land tax applies annually on investment land above the state threshold (your PPR is generally exempt).
• Rental reforms - most states are tightening rules around rent increases, minimum standards, no-grounds evictions and pet approvals.
• Short-stay / holiday letting (Airbnb, Stayz) is increasingly regulated, with state and council caps and levies.
• Foreign investor rules, surcharges and vacant residential land taxes apply in several states.

The investor journey is regulated by federal, state and council laws that change frequently. Always get tailored advice from a licensed mortgage broker, accountant/tax agent, conveyancer/solicitor, buyer's agent and property manager before buying, renting out or selling an investment property.

The FAQs, guides and general content on InvestHome are provided as general information only to help you understand the Australian land and property market. They are not personal financial, legal, tax, credit, investment, planning, building or migration advice, and do not take into account your individual circumstances, objectives or needs.

Things that change over time and vary by state/territory:

• Grants (FHOG), stamp duty rates, concessions, thresholds and eligibility rules
• Federal and state schemes (Home Guarantee Scheme, shared-equity schemes, first home super saver, etc.)
• Income tax rates, CGT rules, negative gearing rules and depreciation schedules
• Land tax thresholds, vacant land and foreign-owner surcharges
• Lender policies, interest rates, LVR limits and LMI premiums
• Residential tenancy laws, minimum rental standards and short-stay regulations
• Builder licensing, home warranty insurance and council/estate covenants
• Developer pricing, release dates, lot availability and estate plans
• FIRB rules for foreign buyers and citizenship/residency requirements

Before you make a decision or sign any contract, please verify the latest details and get personal advice from the appropriate licensed professional, including but not limited to:

• Your state or territory revenue office (SRO Victoria, Revenue NSW, QRO Queensland, RevenueSA, RevenueWA, State Revenue Office Tasmania, ACT Revenue Office, NT Revenue) and the Australian Taxation Office (ATO)
• Housing Australia for the Home Guarantee Scheme and related federal schemes
• Your lender or a licensed mortgage broker for finance and loan structure
• A registered tax agent or accountant for tax, CGT, negative gearing and ownership-structure advice
• A conveyancer or property solicitor for contracts, titles, easements and settlement
• A registered builder and, where relevant, a buyer's agent or independent property consultant
• The developer, selling agent or seller for the current status, price and conditions of any specific lot or release
• Your local council and official planning portals for zoning, overlays, permits and restrictions
• Official resources like ASIC MoneySmart and pexa.com.au

Listings on InvestHome are provided by developers, agents, builders and individual sellers - InvestHome does not independently verify every detail and is not a party to any sale, contract or advice. Always do your own due diligence and confirm critical details directly with the seller or their representative before signing anything or transferring funds. By using this platform you acknowledge that InvestHome is not responsible for any decisions or outcomes based on the information provided here.