Budget 2026 — Tax Reform
Negative gearing is changing. If you already own — you're fine.
On 12 May 2026, 7:30pm AEST, Treasurer Jim Chalmers announced reforms to negative gearing on established residential properties. Here's the plain-English version of what changed, who's affected, and what you need to do (in most cases: nothing).
Announced
12 May 2026, 7:30pm AEST
Takes effect
1 July 2027
Existing owners
Grandfathered
TL;DR
- Bought before 12 May 2026, 7:30pm AEST? Nothing changes. You can keep negatively gearing against your salary for as long as you own the property.
- Buying an established property after 12 May 2026, 7:30pm AEST? From 1 July 2027, rental losses on that property can only offset rental income or future rental capital gains — not your wages.
- Buying a new build? Fully eligible for negative gearing and the 50% CGT discount under the new rules.
- SMSF / widely held trust / build-to-rent / approved housing program? Exempt.
Which scenario are you in?
Three common situations — pick the one that matches you.
You already own an investment property
Your property is grandfathered. You keep negative gearing in full, including offsetting losses against your salary. Nothing to do — sign your EOFY return the same way you always have.
You're buying an established property after the cutoff
From 1 July 2027, you can only deduct rental losses against rental income or future rental capital gains — not your salary. Excess losses carry forward. Run the numbers before signing the contract; your after-tax position will look different.
You're buying or building a new dwelling
New builds are exempt. You retain both negative gearing and the 50% CGT discount in full under the existing rules. The reform is designed to direct investor capital toward new housing supply.
Worked example
A $600,000 established unit, $480,000 loan at 6.0%, $480/wk rent. Investor on a 37% marginal tax rate.
Bought before 12 May 2026, 7:30pm AEST
| Rental income | + $24,960 |
| Loan interest | − $28,800 |
| Other deductions (rates, repairs, depreciation) | − $9,000 |
| Net rental loss | − $12,840 |
| Offset against salary | ✓ Yes |
| Tax saved at 37% | $4,751 |
Same property, bought after 12 May 2026, 7:30pm AEST
| Rental income | + $24,960 |
| Loan interest | − $28,800 |
| Other deductions (rates, repairs, depreciation) | − $9,000 |
| Net rental loss | − $12,840 |
| Offset against salary | ✗ No |
| Loss carried forward | $12,840 |
| Tax saved this year | $0 |
Illustrative only — your actual numbers depend on your full circumstances. Not tax advice.
What TaxLens does about it
When you add a property to TaxLens, we automatically detect whether it falls inside the grandfathering window or under the new rules — and we show both the deduction you can claim and how it's applied (against salary, vs. carried forward). One less thing to worry about when EOFY rolls around.
Frequently asked questions
I bought my property before 12 May 2026. Does anything change for me?+
No. Properties acquired before 7:30pm AEST on 12 May 2026 are fully grandfathered. You continue to negatively gear under the existing rules for as long as you own the property — including offsetting rental losses against your salary or other income.
I'm planning to buy a new build. Am I affected?+
Newly built residential properties remain fully eligible for negative gearing and the 50% CGT discount under the new rules. The reform specifically targets purchases of established residential investment properties from the cutoff date forward.
What happens if I buy an established property after 12 May 2026?+
From 1 July 2027, rental losses on that property can only be deducted against residential rental income (from any property) or future capital gains on rental properties — not against your salary or wages. Excess losses can be carried forward indefinitely.
What about properties in a self-managed super fund (SMSF) or widely held trust?+
These are exempt from the changes. So are build-to-rent developments and private investors supporting government housing programs.
Does the 50% CGT discount still apply?+
For grandfathered properties and new builds, yes. For post-cutoff established property purchases, check with your tax agent — the CGT discount treatment has been adjusted alongside the negative gearing changes.
Is TaxLens going to update calculations automatically?+
Yes. When you add a property in TaxLens, we flag whether it sits inside the grandfathering window or under the new rules, and show the deduction impact for each scenario. Your accountant still signs off on the return.
This page is general information, not tax advice. Source: federal budget 2026, Treasury factsheet on negative gearing and capital gains tax reform. Always confirm with a registered tax agent before acting on any tax position.