What’s the state of the 2026 federal budget for property? 

The 2026 Federal Budget proposed the most significant changes to residential property tax settings in a generation.

The key negative gearing and capital gains tax changes are not yet law. The government introduced the Treasury Laws Amendment (Tax Reform No. 1) Bill 2026 to Parliament on 28 May, and it has been referred to the Senate Economics Legislation Committee, expected to report by the end of June. A Senate voting window is anticipated between 22 June and 2 July before Parliament rises for winter. Until the legislation passes, the final form of these measures may still change. With that context in mind, here is what is known.

Negative gearing is proposed to change

From 1 July 2027, if the legislation passes, negative gearing for residential property will be limited to newly built homes. Investors who purchase established properties after 7:30pm AEST on 12 May 2026 will no longer be able to offset rental losses against other income, such as wages, though those losses can still be carried forward against future property income. Existing investment properties held before the budget announcement are grandfathered. Investors who already own established properties retain access to negative gearing under current rules for as long as they hold those properties. Negative gearing concessions are proposed to be retained in full for newly built homes, which is the government’s stated mechanism for directing investment toward new supply rather than existing stock.

Capital gains tax is being restructured, not removed

The existing 50 per cent Capital Gains Tax (CGT) discount is proposed to be replaced from 1 July 2027 with inflation-adjusted indexation and a minimum 30 per cent tax rate. Investors would only be taxed on the real gain above inflation, which the government describes as restoring the original intent of the CGT arrangements. Capital growth accrued up to 1 July 2027 remains eligible for the existing 50 per cent discount, with the new treatment applying only to gains after that date. The main residence CGT exemption is entirely unaffected, as are superannuation tax arrangements. Investors in new builds can choose between the 50 per cent discount or the new indexation arrangement, whichever delivers the better outcome.

Significant support for first home buyers remains in place

The expanded 5 per cent deposit guarantee scheme continues, with no income caps and higher property price thresholds in many markets. Eligible buyers can purchase with a 5 per cent deposit without paying Lenders Mortgage Insurance, which equates to significant savings. Unlike the negative gearing and CGT measures, this is already in place.

The ban on foreign investors purchasing existing residential dwellings has been extended to 30 June 2029. New builds remain open to foreign investment, consistent with the push to direct capital toward new housing supply.

This article contains general information only and does not constitute financial or tax advice.