r/AusPropertyChat

I’m 31 and looking to buy my first Investment Property because I can’t afford to buy a house where I want to live in Melbourne. I’m in the highest tax bracket and was initially very happy to buy an IP in my name and negative gear it. Then buy a second and do the same. After which I would eventually buy a PPOR.

Now with the new changes to the NG and CGT, I’m seeing all kinds of advice online about how to structure my investments. Based on the current proposals I’d be best off buying them under a company. But I’m worried that if I buy them under a company and these proposals don’t go ahead and become law, I’m significantly worse off because I won’t have the NG and CGT that I would if I bought in my own name.

Since I’ve never been through something like this in my lifetime, I’m just looking for advice or happy to hear what other people in my position are doing going forward. Thanks if you’ve gotten this far!

I have bought a 217m2 block of land and have a proposed construction plan for a 4x2 house with single car garaging, and bedroom sizes as follows:

Bedroom 1- 3110 x 2740

Bedroom 2 - 2630 x 2920 (excl robe)

Bedroom 3 - 2730 x 2500 (excl robe)

Bedroom 4 - 2730 x 2500 (excl robe)

The property is being built as an investment property - total land and build cost $750,000

I am seeking advice/feedback on whether the room sizes are too small and will it restrict the number of prospective tenants and affect resale value in the future.

Am I better spending an additional $100,000 to get a bigger block in Alkimos or Yanchep and build a larger house with bigger bedrooms?

Is $850,000 for a new construction investment property in Perth prudent?

I’m not sure how much of this is common knowledge.

RE Agencies build their rental stock and influence prices for their own gain, but not in the short term % or fees. Sure that helps that arm of the business pay for Property managers etc. But the ultimate goal of rental stock held by agencies is to one day sell the rent roll to other agencies.. before COVID and the craziness, it was a slow game, but since COVID, since our govts desire to replace us with immigration, rents have been soaring.

Agency directors and franchise owners have been rubbing their grubbing little hands together since, they build their rental rolls to basically be free money down the line, retirement funds even. I’ve heard them speak of it like this. Every rental increase, also increases the valuation of the rent roll.

Surely, owners don’t know their properties are being used like this, they took the risk and some slick suit uses their property as a retirement plan.. owners pay the fees, pay to fix it, yet old mate will literally retire off your work and money. Something just doesn’t sit right about this with me. It explains alot about why they don’t care about upping the rent on struggling and vulnerable people, because they know someone will pay what they’re asking.. and it’s growing their wealth. It’s just gross.

I've been thinking about a website where past tenants can leave honest, structured ratings on specific Australian rental properties — not the agent, the actual address. So before you sign, you can see what previous renters thought about the condition, landlord responsiveness, maintenance, etc.

Curious if this would actually be useful. Have you ever moved into a place and found it nothing like what you expected? Would you have used something like this? Would you bother leaving a review for a property you've left?

Not selling anything — just trying to figure out if this solves a real problem before building it.

Hey guys,
I’m 18 years old and currently a 3rd year plumbing apprentice. Ever since I started working, I’ve grown a real passion for property investing and how property finance works. I’ve been listening to podcasts and doing my own research, but honestly there’s so much information out there that I don’t really know where to start or what I should focus on first.
At the moment I’m just trying to build a strong foundation and learn as much as I can while I’m still young.

Would appreciate any advice or direction
Thanks

Good day all,
I need some advice how to deal with this issue.
I bought an investment property with periodic lease and it was furnished as per the move-in report and original contract. Sale contract conditions have it in writing that “periodic lease “ with $xxx monthly and nothing else.
Now tenants are leaving and disputing that the previous owners gave them the furniture however I have asked my property manager/agent to push as per the contract and move in report.
Tenants have some emails from the previous owners and sellers agent promising furniture to them.

Do I own the furniture as the new owner of the property and how to deal if tenants dispute?
Please help as your advice would be greatly appreciated.
Cheers.

[Edit: yes I want to keep the furniture and true they only have emails but nothing mentioned about furniture in the contract of sale.
Original lease is for furnished accommodation with all furniture and other items listed in the lease contract ]

EDIT:: it’s a minor leak behind shower

A house I was interested in has come back on the market. The agent called to say the previous buyers pulled out because they weren’t happy with the building & pest report. Apparently the owner is now rectifying some of the issues... electrical issues have been fixed, and plumbing issues are being looked at in 2 weeks.

The B&P report was done by the previous buyers, so I don’t have access to it. I am planning to submit an offer subject to B&P anyway, but I don’t really want to spend another $500–$800 just to find out there are major issues, lose a deposit and overpay.

What questions can I ask the agent to get a better idea of what was actually wrong? Has anyone had luck getting useful info without seeing the report?

Also if buyers pulled out over the B&P, is this something that gives me room to negotiate a lot lower or do agents usually downplay the issues? House is in NSW if that matters.

“Wait… so depreciation is STILL claimable?”

That’s been the biggest misconception since the Budget announcement.

Everyone’s screaming “negative gearing is dead” but the actual changes are far more specific:

- Existing properties under contract before 12 May 2026 = grandfathered indefinitely
- New builds = unaffected
- Commercial property = unaffected
- SMSFs = unaffected
- Depreciation deductions still continue either way

What actually changes from 1 July 2027 is how losses on certain established residential properties can be used.

A lot of investors are panicking without realising:

• losses are deferred, not lost
• they can still offset future rental income/capital gains
• depreciation schedules still matter massively

Feels like half the internet read the headline and skipped the legislation.

Curious how everyone thinks this will impact:

• investor behaviour?
• property prices?
• the build-to-rent market?
• demand for new builds?

This is a very general question since I am looking to buy later next year, but I would like to have a general idea of things to look out for.

Will likely be getting a CBD 1 bedroom apartment, not the ultra tiny ones, ideally ones with a big open room area (I dislike the ones that have many rooms with the exception of separating the kitchen off). First home buyer, to live in, so will need to avoid common pitfalls.

One of the most common ones from what I understand is body corp costs, which can be quite high in some buildings due to maintenance issues. How do you go about figuring that out?

You also need to avoid anything that has car parking and car elevators since that also inflate strata costs and I dont drive either.

Water leakage issues I hear are also common, how do you confirm those? I know there's an infrared camera that detects water leaks but I dont imagine you buy that one to check during inspections xd

Now that negative gearing lof existing investment property purchases is to be the way of the dodo could we see people aiming for a positive gearing through Airbnb?

I get that states like Victoria have made a start on disincentives for short-term rentals and that’s awesome but perhaps we’ll start seeing landlords shift to a ‘better’ revenue stream?

I’m beginning to realise this is a shitpost but still, food for thought?

We are first home buyers looking for multi generational living but priced out of the area we currently rent. I don't know the Melbourne area very well and the usual considerations and recommendations don't really apply to us (no plans for kids so schools not an issue, disabled so don't go out much, don't care what restaurants are local as we have food allergies and don't get takeout)

access to public transport would be nice but isn't a dealbreaker. We need access to 1-2 largeish major supermarkets and not to get hate-crimed for being queer that's about it. A lot of LGBTQIA+ cultural stuff and healthcare seems to be inner north or inner south?

We're concerned mostly about getting a larger block so we can build a granny flat, and finding a quiet area with a little privacy/space from neighbours, something a bit leafy (though these things can change over decades and we know we can't buy a view) budget is 750-850 but could stretch a little.

Suburbs that have been suggested to us are kind of in a line down the Princes Highway from Malvern to Hampton Park, like Narre Warren, Springvale Noble Park, Emumemmering, or South like Seaford or Carrum Downs, we have no idea what the lifestyle or vibe is like so if you live in one of these areas please let us know if you enjoy it 😄

Moving out as far as Upwey or Heidelberg Heights is also possible but we think it would make access to regular medical visits a pain and the work commute would become unworkable. Genuinely so confused where to even start looking so appreciate any advice!

edit: not city workers, need to access Bayside/Kingston/Port Phillip for work and medical care.

Hello friends - with the recent budget changes I'm hoping someone can clarify a situation I have as I'm just trying to understand what the tax burden might be, asking for a friend of course:

* I own (with a mortgage) an IP which is my former PPOR. It was purchased as a PPOR in 2016, and made into an IP in 2022. Purchase price was roughly $660k, it would be worth roughly $900k now.

1. If I were to sell this before 2028, would I pay no tax on the capital gain from purchase price to sale price due to the 6 year rule?

2. If I were to hold on to it and keep renting it out, can I still claim negative gearing on it?

3. If I were to sell it in say 2032 for $1.1 million, how do I work out the capital gain that I need/don't need to pay tax on? Do I choose either the inflation method or 50% method? Someone please explain because I get more lost the more I read haha

August last year the ABC published this Article.
One of the key arguments was that a ‘spike’ in unemployment would ‘lead to a market correction or potentially a crash’.

At that time property prices were only going up. And the thought of any sort of property crash seemed (at least in many mainstream circles) almost unimaginable.

Fast forward almost a year. Since the war in Iran there has been more stress on households especially those who rely on cars to commute. High fuel prices, interest rate increases.

I’m not sure how realistic this is but I think of all those people in outer ring suburbs with financed dual cab utes being used for daily commutes with diesel prices hovering around $2.40 a litre.

What will happen when the fuel excise is returned and diesel heads back up to $3 plus a litre?

If your landlord raises rent will you be moving or will you pay the new rate? or will you just buy a house?

Have you started looking for new rentals in anticipation of moving or will you wait until closer to the date?

Advice needed

Settled on my first home about 8 months ago with LVR at about 85%. With a small rise in my property value and a few extra contributions, my LVR is now just about $2k away from being under 80%. I’m in a position to pay the $2k to get it under.

I’m happy with my lender and want to internally refinance to get a .25 reduction in rate. Broker has been working on this. Today I learned that this will come with nearly $800 in fees and will result in a 100% clawback for my broker and no more trailing commission. Despite this, my broker has not discouraged me from refinancing at all. They seem happy to proceed if it’s in my best interest.

Why would this happen if it’s with the SAME lender? My broker did great work for me and I don’t want to hurt that relationship. This seems so fucked.

Hubby inspected a newly renovated house (built 1990s) with massive carport extending to a big shed. Good price point but suburb has mixed reviews due to housing commissions in some pockets. Checked their community page and recently have posts about attempted breakins and car thefts in other streets. Suburb has a train line, two hospitals and near a big shopping centre. I’ve been 50/50 about it. Our offer got acepted but have not exchanged contracts yet. Do we go for it? Or look somewhere else more family friendly?