How Property Investors Should Position Themselves After the 2026 Federal Budget Changes

The short answer: After the 2026 Federal Budget changes, property investors should take two steps before anything else: speak to a broker about borrowing capacity under updated lending policies, and speak to an accountant about ownership structure and exit. The two conversations need to happen together because borrowing and structure affect each other. A buyers agent then adds market context, not tax or credit advice.

The proposed 2026 federal budget changes have shifted the landscape on how Australians will build wealth into the future. For property investors, the questions coming through are consistent. Do I still buy? Do I need to restructure? Has the opportunity gone?

The short answer is that doing nothing or waiting for the rules to maybe change back is not a strategy. It is a decision with a cost that only shows up later.

At The Nelis Group, we are working with clients right now to ensure they are positioned to move with clarity when the time is right. That means working through two action steps before anything else.

Step one. Speak to your broker.

The biggest practical hold-up since the announcement has been lending clarity. Banks have needed time to update their policies and serviceability calculators in response to the proposed changes. That clarity is now arriving, with a number of lenders releasing updated policy and calculators.

If you have not spoken to your broker yet, now is a good time to start that conversation. You cannot identify your position, adjust your approach, or move with confidence without knowing your actual borrowing capacity under the new lending settings. A pre-approval issued before 12 May 2026 may not reflect where you stand today. Everything else layers from there.

Step two. Speak to your accountant.

The proposed CGT changes have prompted a lot of questions about how people hold assets and the implications on exit. Companies and SMSF structures in particular are being discussed more widely. But for many the answer may still be purchasing in a personal name. Each option adds different layers of complexity and cost. Which is right for you is a conversation for your accountant, with your full picture in front of them. Not because you heard it on a podcast, saw it on a social media reel, or read it in an online forum.

Why these two conversations need to happen together.

The proposed changes have made collaboration between your broker and accountant more important than ever. What you can borrow influences what structure makes sense. What structure you use influences how serviceability is assessed. And under the proposed rules, how you eventually exit matters more than it did before. One conversation informs the other. Alignment between them is no longer an afterthought. It is the baseline.

Where market context fits.

Once the above are confirmed, this is where the role of a buyers agent comes in. The focus is property markets. Not financial planning, not tax advice, not credit advice. What a buyers agent brings is market context. How the asset sits in its cycle. What current supply and demand dynamics look like in the locations relevant to your plan. What comparable conditions suggest about timing and asset selection. That context belongs in the same conversation as the lending and structure questions, not a separate one.

Whether you work with a buyers agent or not, broker, accountant, and buyers agent each play a defined role. Some investors will back themselves on the market context side. That is a legitimate call. What matters is that the full picture is covered before you move.

The investors who move well from here.

Periods of uncertainty do tend to produce better entry conditions. When confidence pulls back, competition thins and prices reflect doubt rather than optimism. But recognising that dynamic is not the same as being ready for it.

The investors who capitalise on periods like this are not the ones who moved because of the uncertainty. They are the ones who did so from a position of strength rather than emotion. The proposed rules have changed. The investors who move well from here will be the ones who understood them and moved accordingly.

Frequently asked questions

Is a pre-approval from before the 2026 Budget still valid?

It may not reflect where you stand today. Lenders have been updating policies and serviceability calculators, so check your borrowing capacity with your broker.

Should I buy property in a company or SMSF after the Budget changes?

For many people a personal name may still be the answer. Each structure adds complexity and cost, so decide with your accountant and your full picture, not a social media reel.

What does a buyers agent add after the Budget changes?

Market context: where an asset sits in its cycle, local supply and demand, and what comparable conditions suggest about timing and selection. Not financial, tax or credit advice.

Update: The changes referenced in this article were proposed when it was published and have since been passed into law. Always confirm how they apply to you with your accountant or relevant licensed professional before making any decisions.

Disclaimer: The information in this article is general in nature and does not take into account your personal objectives, financial situation, or needs. It is not financial, legal, or tax advice. The Nelis Group accepts no liability for actions taken based on this content. You should seek independent advice from a relevant licensed professional before making any decisions.