--- title: Thinking about buying an investment property? 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Here’s what’s changed. ![](https://www.cutcher.com.au/hubfs/Untitled%20design%20(34).png) Written by **Dean Menzies, Partner, Residential & Commercial Finance Division** Published on **20 July 2026** Updated on **20 July 2026** Time to read ** minutes** [✉](mailto:your@email.com?subject=Cutcher%20Insights&body=https://www.cutcher.com.au/insights-and-news/thinking-about-buying-an-investment-property) [in](https://www.linkedin.com/shareArticle?mini=true&url=https://www.cutcher.com.au/insights-and-news/thinking-about-buying-an-investment-property) [X](https://twitter.com/intent/tweet?url=https://www.cutcher.com.au/insights-and-news/thinking-about-buying-an-investment-property) [f](https://www.facebook.com/sharer/sharer.php?u=https://www.cutcher.com.au/insights-and-news/thinking-about-buying-an-investment-property) Table of contents [Understand your “why” for property investment.](https://www.cutcher.com.au/insights-and-news/thinking-about-buying-an-investment-property#understand) [Don’t rely on tax benefits alone.](https://www.cutcher.com.au/insights-and-news/thinking-about-buying-an-investment-property#Rely) [Know the full cost of ownership and ongoing costs.](https://www.cutcher.com.au/insights-and-news/thinking-about-buying-an-investment-property#Know) [Be across changing regulations (including land tax).](https://www.cutcher.com.au/insights-and-news/thinking-about-buying-an-investment-property#Across) [Structure, home loan, and ownership matters.](https://www.cutcher.com.au/insights-and-news/thinking-about-buying-an-investment-property#Structure) [Think beyond the purchase and stamp duty.](https://www.cutcher.com.au/insights-and-news/thinking-about-buying-an-investment-property#Beyond) [Healthcare professionals and investment properties.](https://www.cutcher.com.au/insights-and-news/thinking-about-buying-an-investment-property#Healthcare) [Next steps.](https://www.cutcher.com.au/insights-and-news/thinking-about-buying-an-investment-property#Steps) For many Australians, property has long been seen as a dependable way to build wealth over time. With the right strategy, an investment property can provide rental income, long-term capital growth and potential tax advantages. But it’s also an area where the rules, costs and risks can change quickly and getting it wrong can have long-term financial consequences. Recent government changes to negative gearing, capital gains tax (CGT) and SMSF property borrowing make it even more important to get clear advice before you commit.   ## Understand your "why" for property investment. Before looking at properties, the first step is to get a clear idea of your budget, savings and what you can afford to spend before you decide on a strategy. Are you aiming for: - Long-term capital growth? - Reliable rental income? - A strategy to reduce taxable income? - Future lifestyle flexibility? Your end goal will influence everything from the type of property you buy, to the location, financing structure and holding strategy. Without a clear objective, it’s easy to make decisions based on short-term market movements rather than long-term outcomes, so your long term goal should guide what type of investment property you choose and how you plan to move up the property ladder.   ## Don't rely on tax benefits alone. Tax benefits can be part of the appeal of investing in property, but they should never be the whole reason you buy. This is especially important now that negative gearing reforms have passed Parliament. From 1 July 2027, negative gearing for residential property will generally be limited to new builds, with the aim of directing more investment towards new housing supply. For established residential properties purchased after the relevant cut-off, losses may no longer be able to be offset against salary or other non-property income in the same way. The CGT rules are also changing from 1 July 2027, with the 50% CGT discount set to be replaced by cost base indexation and a minimum 30% tax rate on certain capital gains A strong investment should still stack up on its own merits, not rely purely on tax outcomes to justify the purchase.   ## Know the full cost of ownership and ongoing costs. Owning an investment property involves more than just the loan, so your budget should cover the full costs involved upfront and the ongoing costs of holding it. Additional costs to factor in: - Interest rate fluctuations - Property management fees - Maintenance and repairs - Insurance - Council rates and utilities (in some cases) - Potential vacancy periods Plus stamp duty, a one-off property-transfer tax, and legal fees, conveyancing fees, and property inspections such as a building inspection or pest inspection during the settlement period. These checks can reveal structural issues, likely maintenance costs, and certain conditions to address before you settle on a purchase. It’s important to pressure-test your cash flow to ensure you can afford the property, including paying for legal fees and inspections, as vacancy risk when a property is unrented and interest rate hikes can quickly change what you can comfortably service.   ## Be across changing regulations (including land tax). Property investment is closely tied to regulatory settings, and those settings can shift. The recent changes to negative gearing and CGT are a timely reminder that today’s strategy may not work the same way tomorrow. For example: - Land tax thresholds and rules can vary by state and may shift over time - Tenancy laws may impact rental returns or flexibility - Compliance requirements continue to evolve These changes can affect your cash flow, holding costs, tax position and overall investment returns, so it’s worth building flexibility into your plan from the start. Location still matters too, especially access to public transport, strong local employment and rental demand, and low vacancy rates that can help reduce risk. It is also worth reviewing local council plans and future developments, as they can affect a property’s value and risk profile. [![FIRST HOME BUYER'S GUIDE Your step-by-step path to home ownership.](https://hubspot-no-cache-ap1-prod.s3.amazonaws.com/cta/default/479958/interactive-349321881037.png) ](https://www.cutcher.com.au/hs/cta/wi/redirect?encryptedPayload=AVxigLL3Tbdqbem2cIF6iNXJwi5l0QCf%2FbO01ICz9DBOPT%2BAH2ruH1tfO2Cfq7jSXbt%2F5axR%2BrnzntaQMHEB%2Bgy%2BhJ8MORMkpQ7g6fVQgWbkGhd%2FUfmznEvp73mRqEZi22aJsloLiUrVg3%2BIXiux1jYPzIjZQk2kWXQAdwFQ1wKxC4IzVYJJmnMIFJbJQou9JDBzlfNLwPlNM6hp&webInteractiveContentId=349321881037&portalId=479958)   ## Structure, home loan, and ownership matters. How you purchase and hold an investment property can have significant tax and financial implications, particularly with the rules now changing for some ownership and borrowing strategies. This includes considerations such as: - Ownership in personal names vs entities (e.g. trusts or companies) - Income distribution flexibility - Asset protection - Future sale implications, including capital gains tax (CGT) - Whether an SMSF structure is appropriate, especially if borrowing is involved The “right” structure will depend on your individual circumstances, and getting this wrong upfront can be costly to unwind later. Importantly, the [recent Labor-Greens deal](https://www.pm.gov.au/media/government-another-step-closer-delivering-tax-reforms) will prevent SMSFs from entering into future limited recourse borrowing arrangements (LRBAs) to acquire residential property. SMSFs are not expected to be banned from owning residential property outright, but using borrowed funds through an LRBA for residential housing is set to be restricted. Existing SMSF borrowings are expected to be protected, with the change reported to be prospective and transitional rules likely to apply. However, anyone currently considering an SMSF residential property purchase using an LRBA should treat the strategy as highly time-sensitive until the final legislation, commencement date and transition rules are confirmed.   ## Think beyond the purchase and stamp duty. An investment property shouldn’t be a “set and forget” strategy. Ongoing management is key, and it may involve a property manager if you do not want to manage tenants yourself, including: - Regular reviews of rental returns and yield, including whether a new tenant or an existing lease may affect short-term cash flow - Monitoring expenses, cash flow, maintenance costs and other ongoing costs - Assessing whether the property continues to align with your goals Over time, your strategy may evolve and your property portfolio should evolve with it. Positively geared and negatively geared results should both be reviewed as part of your ongoing portfolio strategy.   ## Healthcare professionals and investment properties. For healthcare professionals, buying an investment property often needs to be considered alongside a more complex financial picture. Higher income can create strong borrowing capacity, but it can also mean larger tax exposure, variable cash flow, significant study debt or practice-related commitments, and limited time to manage the investment day to day. It’s important to consider how the property fits with your broader goals, whether that’s building wealth outside of your practice, preparing for future family or lifestyle changes, reducing reliance on earned income, or creating more flexibility over time. The right structure, loan strategy and tax planning can make a meaningful difference, particularly for doctors, dentists and other medical professionals balancing personal wealth creation with career progression, business ownership or future practice plans.   ## Next steps. An investment property can be a powerful wealth-building tool, but only when it’s approached with a clear strategy, realistic expectations and a strong understanding of the risks, including the impact of recent and upcoming legislative changes. The key isn’t just getting into the market, it’s making decisions that support your long-term financial position. If you’re considering an investment property and want to make sure your approach is structured, tax-effective and aligned with your broader goals, our team can help you understand your options and move forward with confidence. Contact our finance experts and [claim your complimentary consultation today](https://www.cutcher.com.au/contact).   [![Dean Menzies, Partner, Residential & Commercial Finance Division](https://www.cutcher.com.au/hubfs/Dean%20Menzies-1.png) ](https://www.cutcher.com.au/finance#team) About The [ Author](https://www.cutcher.com.au/insights-and-news/author/dean-menzies) > Dean Menzies is a Partner at Cutcher & Neale with more than 25 years of experience in financial services. Known for his candid and knowledgeable approach, he has built the firm’s Residential and Commercial Finance division into a core service offering, helping clients navigate property lending and investment decisions with clarity and confidence. [Finance](https://www.cutcher.com.au/insights-and-news/tag/finance) ## Read On [![People in a meeting reviewing finance paperwork](https://www.cutcher.com.au/hs-fs/hubfs/Cutcher_Neale/Blog%20Images/finance%20images/People%20in%20a%20meeting%20reviewing%20finance%20paperwork.jpg?width=352&name=People%20in%20a%20meeting%20reviewing%20finance%20paperwork.jpg) ](https://www.cutcher.com.au/insights-and-news/new-practice-finance-tips) ### [Top finance tips for starting your practice](https://www.cutcher.com.au/insights-and-news/new-practice-finance-tips) {% module_block module "widget_c265a20e-0cbc-4d81-9a77-f98114c14c47" %}{% module_attribute... 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