The 2026 Federal Budget introduced the biggest changes to property investment tax in a generation. Negative gearing limited to new builds. CGT discount replaced by a 30% flat rate on real gains. New FHB schemes launched. Find out exactly what it means for you — free, no account needed.
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Existing Investor
You own established rental property
PROTECTED — existing loans grandfathered
→Existing loans fully protected until 2030
→No immediate change to your tax position
→New purchases of established: rules change from 1 Jul 2026
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Buying Established
Planning to buy existing property after Budget night
CHANGES APPLY — no wage-based neg gearing
→Cannot deduct losses against wages from 1 Jul 2026
→CGT: 30% flat on inflation-adjusted gain
→Cashflow must work without the tax subsidy
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New Build Buyer
Building new or buying off-the-plan
MOST FAVOURABLE — full tax advantages retained
→Full negative gearing against all income retained
→Choose old 50% CGT discount or new 30% flat rate
→Best tax treatment of all investor types
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WHAT CHANGED
Negative gearing — limited to new builds
From 1 July 2026, investors buying established properties can no longer deduct losses against wages. Existing loans grandfathered until 2030. New builds fully exempt — full deductibility retained.
CGT discount — 30% flat on real gains
The 50% CGT discount is replaced with a 30% flat tax on the inflation-adjusted real gain. New build investors can choose whichever method is lower. Main residence exemption unchanged.
Worker tax cuts — immediate benefit
$1,000 instant tax deduction this financial year (no receipts). Working Australians Tax Offset of up to $250/year from July 2027. Small but immediate cashflow benefit for all workers.
FHB schemes — expanded and stacking
First Home Guarantee (5% deposit, no LMI) continues with 35,000 places. New Help to Buy scheme: government co-owns up to 40% — just 2% deposit needed. State grants unchanged and stack with federal schemes.
CALCULATORS — FREE ACCOUNT REQUIRED
CALCULATOR 1
Real Cost of Established Property After Budget
See exactly how removing wage-based negative gearing changes your weekly cashflow — before and after Budget 2026.
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CALCULATOR 2
New Build vs Established — Budget 2026 Comparison
Compare the financial difference between buying new vs established at the same price point under the new tax rules.
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CALCULATOR 3
CGT Impact Calculator
New or old CGT system — which saves you more tax when you sell? Model your exact position.
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CALCULATOR 4
First Home Buyer Budget Checker
Find every scheme you qualify for — Help to Buy, First Home Guarantee, FHSS, state grants — with your numbers.
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WHAT SHOULD I DO?
Know exactly where you stand.
PropTime gives Australian property investors the suburb scores, calculators, and market intelligence to make confident decisions — especially after nights like tonight.
Disclaimer: The information on this page is general in nature and does not constitute financial, tax, or legal advice. Budget measures are subject to legislation passing parliament and may change. Always consult a qualified tax adviser or financial planner before making investment decisions.