The Australian Government has announced significant proposed reforms to the Capital Gains Tax (CGT) system as part of the Treasury Laws Amendment (Tax Reform No. 1) Bill 2026.

If enacted, these changes will reshape the way capital gains are taxed from 1 July 2027, affecting individuals, trusts and partnerships that invest in property, shares and other capital assets.

For decades, the 50% CGT discount has been a cornerstone of long-term investment strategies in Australia. Under the proposed reforms, that discount would no longer apply to newly acquired assets after 30 June 2027. Instead, investors would move to an inflation-based cost base indexation system, while a new minimum tax rate on capital gains would also be introduced.

For property investors, business owners and long-term wealth creators, these proposed reforms could influence investment decisions, ownership structures and the timing of future asset disposals.

It is important to note that, at the time of writing, these measures are proposed legislation and have not yet become law. Investors should monitor the progress of the legislation and seek professional advice before making investment decisions.

What Are the Proposed Capital Gains Tax Changes?

The proposed reforms would apply to individuals, trusts and partnerships, while companies and superannuation funds would generally continue under the existing CGT framework.

The key proposed changes include:

• Removal of the 50% CGT discount for assets acquired after 30 June 2027.
• Introduction of cost base indexation for assets purchased from 1 July 2027.
• Bringing pre-CGT assets (acquired before 20 September 1985) into the CGT system for future gains.
• Introduction of a minimum 30% tax rate on net capital gains, subject to limited exemptions.
• Transitional rules for assets already owned before 1 July 2027.

If implemented, these reforms would represent one of the most significant changes to Australia’s capital gains tax system since CGT was introduced in 1985.

The End of the 50% CGT Discount for New Investments

Under the current rules explained by the Australian Taxation Office (ATO), individuals and trusts that hold a CGT asset for at least 12 months can generally reduce their taxable capital gain by 50% before including it in their assessable income.

This concession has encouraged long-term investing in:

• Residential investment properties
• Commercial property
• Shares
• Managed funds
• Small businesses
• Other investment assets

Under the proposed reforms, this discount would no longer apply to assets acquired after 30 June 2027. Instead, investors would rely on cost base indexation to account for inflation over the ownership period.

Cost Base Indexation Replaces the CGT Discount

Rather than receiving a flat 50% discount, investors purchasing assets after 1 July 2027 would be able to increase the asset’s cost base by an indexed amount that reflects inflation. The objective is to tax only the “real” capital gain after inflation. While indexation may benefit investors during periods of high inflation and long ownership periods, investors experiencing rapid capital growth may find that the previous 50% discount produced a lower tax outcome.

The overall benefit will depend on:

• Inflation rates
• Holding period
• Asset performance
• Individual tax rates

Investors should model future scenarios before making major investment decisions.

Transitional Rules for Existing Investments

One of the most important aspects of the proposed legislation is how it treats assets already owned before the reforms commence.

Assets Bought and Sold Before 1 July 2027

These assets would continue under the existing CGT rules. Where held for more than 12 months, eligible taxpayers would generally continue to receive the 50% CGT discount.

Assets Purchased Before 1 July 2027 but Sold Afterwards

These investments would effectively be split into two periods.

Capital gains accumulated:

• Up to 30 June 2027 would generally be calculated under the current CGT rules.
• From 1 July 2027 onwards would be calculated using the new indexed cost base methodology.

This means investors holding long-term assets may need to obtain market valuations as at 30 June 2027.

Assets Purchased After 1 July 2027

All future capital gains would generally be calculated entirely under the new indexation rules.

Why Property Valuations Will Become More Important

One practical consequence of the transitional rules is the need to establish an accurate market value at 30 June 2027. For listed investments, market prices will generally be straightforward to determine.

However, for:

• Residential investment properties
• Commercial property
• Private companies
• Farms
• Unlisted investments

Professional valuations may become essential. Obtaining a qualified valuation will help establish the property’s market value when transitioning into the new CGT regime and may reduce future disputes with the Australian Taxation Office (ATO).

Proposed Changes for Pre-CGT Assets

Assets acquired before 20 September 1985 have historically been exempt from Capital Gains Tax. The proposed reforms would retain that exemption for gains accrued before 1 July 2027, but future gains would become taxable.

The proposal would work broadly as follows:

• Assets sold before 1 July 2027 would remain fully exempt.
• Assets retained beyond 30 June 2027 would receive a new market value cost base at 1 July 2027.
• Future gains above that market value would become subject to CGT using the new indexation rules.

For families holding long-term investment properties or farms acquired before 1985, obtaining an accurate market valuation will become particularly important.

New Proposed 30% Minimum Tax on Capital Gains

The proposed reforms would also introduce a minimum 30% tax rate on net capital gains for affected taxpayers. According to the Government, the objective is to reduce incentives for investors to defer selling assets until retirement or other low-income years purely to access lower marginal tax rates.

This proposal could affect:

• Retirement planning
• Succession planning
• Investment timing
• Trust distribution strategies

Investors may need to reconsider existing ownership structures and disposal strategies if the reforms proceed.

Special Concession for Newly Built Residential Properties

One notable feature of the proposed reforms is a concession designed to encourage investment in new housing supply. Investors who build or invest in qualifying new residential properties may be able to choose between:

• The existing 50% CGT discount; or
• The new indexed cost base method.

Importantly, eligible gains may continue to be taxed at the investor’s normal marginal tax rate rather than the proposed 30% minimum rate. If enacted, this concession could make new residential developments comparatively more attractive than established properties from a tax perspective.

What Does the Australian Taxation Office Say About CGT?

The Australian Taxation Office reminds investors that Capital Gains Tax is not a separate tax. Instead, any net capital gain is included in your assessable income and taxed at your applicable income tax rate.

The ATO also emphasises the importance of maintaining comprehensive records throughout the ownership period, including:

• Purchase contracts
• Settlement statements
• Stamp duty
• Legal fees
• Renovation costs
• Capital improvements
• Selling expenses
• Depreciation schedules
• Loan establishment costs where relevant

Good record keeping ensures an accurate calculation of your cost base and can significantly reduce the risk of disputes during an ATO review. The ATO also encourages taxpayers to seek professional advice where transactions involve trusts, inherited assets, mixed-use properties or complex ownership arrangements.

How Will These Changes Affect Property Investors?

If the legislation proceeds, Australian property investors may need to rethink many long-standing investment strategies. Some likely impacts include:

Greater emphasis on long-term tax planning

Investors may review whether acquisitions should occur before or after 1 July 2027.

Increased demand for professional property valuations

Valuations at 30 June 2027 may become critical evidence when calculating future capital gains.

Review of ownership structures

Trusts, partnerships and individual ownership may produce different tax outcomes under the new rules.

More detailed record keeping

Maintaining renovation records, acquisition costs and capital improvements will become even more important under an indexed cost base system.

Increased importance of professional advice

Tax modelling before buying or selling property is likely to become a standard part of investment planning.

What Should Investors Do Now?

Although the reforms are still proposed legislation, investors should begin preparing now by:

• Reviewing existing investment portfolios.
• Identifying assets that may be affected.
• Obtaining updated property valuations where appropriate.
• Ensuring all acquisition and improvement records are complete.
• Reviewing trust and ownership structures.
• Discussing future investment plans with their accountant or financial adviser.
• Monitoring the progress of the legislation.

Early planning provides greater flexibility should the reforms become law.

Conclusion

The proposed Capital Gains Tax reforms represent one of the most significant changes to Australia’s investment tax system in decades. The removal of the 50% CGT discount for future investments, the introduction of indexed cost bases and the proposed minimum tax on capital gains could materially affect investment returns for property investors and other asset owners.

While the legislation is not yet law, investors should not wait until 2027 to understand its potential implications. Reviewing investment structures, maintaining detailed records, obtaining appropriate valuations and seeking professional advice now can help position investors to respond effectively if the reforms are enacted.

As always, tax outcomes depend on individual circumstances, and decisions to acquire or dispose of assets should be made only after considering both the commercial and tax implications.

Frequently Asked Questions

Are the proposed CGT changes currently law?

No. The reforms are proposed legislation and will only apply if passed by Parliament. Investors should monitor legislative developments before making decisions.

Will the 50% CGT discount disappear?

Under the proposal, the 50% discount would no longer apply to assets acquired after 30 June 2027 by individuals, trusts and partnerships.

What is cost base indexation?

Instead of applying a flat discount, the purchase cost of an asset would be adjusted for inflation over the ownership period before calculating the capital gain.

Will existing investment properties be affected?

Yes. Assets owned before 1 July 2027 would generally be subject to transitional rules, with gains accrued before and after that date calculated under different methods.

Why is a property valuation important?

For assets held beyond 30 June 2027, a professional valuation may be needed to establish the property’s market value for transitional CGT calculations.

Do companies lose the CGT discount?

Companies generally do not receive the 50% CGT discount under the current rules, and the proposed reforms primarily affect individuals, trusts and partnerships.

What records does the ATO recommend keeping?

The ATO recommends retaining purchase contracts, legal costs, improvement expenses, depreciation schedules, selling costs and any documents affecting the property’s cost base.

Should investors review their ownership structures?

Yes. Given the proposed changes, reviewing ownership structures with a qualified tax adviser may help ensure future investments remain tax effective.

How can we help?

If you have any questions or would like further information, please feel free to give our office on 08 9221 5522 or via email – info@camdenprofessionals.com.au  or arrange a time for a meeting so we can discuss your requirements in more detail.

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General Advice Warning

The material on this page and on this website has been prepared for general information purposes only and not as specific advice to any particular person. Any advice contained on this page and on this website is General Advice and does not take into account any person’s particular investment objectives, financial situation and particular needs.

Before making an investment decision based on this advice you should consider, with or without the assistance of a securities adviser, whether it is appropriate to your particular investment needs, objectives and financial circumstances. In addition, the examples provided on this page and on this website are for illustrative purposes only.

Although every effort has been made to verify the accuracy of the information contained on this page and on this website, Camden Professionals, its officers, representatives, employees, and agents disclaim all liability [except for any liability which by law cannot be excluded), for any error, inaccuracy in, or omission from the information contained in this website or any loss or damage suffered by any person directly or indirectly through relying on this information.

For decades, Australian property investors have relied on discretionary trusts and companies to build wealth, protect assets, and improve tax outcomes. These structures were often promoted as powerful tools for income streaming, estate planning, asset protection and long-term investment flexibility.

However, the landscape for property investment structuring changed significantly following the 2026 Federal Budget. The Federal Government’s proposed reforms to negative gearing, capital gains tax (CGT), and discretionary trusts have fundamentally altered the tax effectiveness of many traditional ownership strategies. Investors can no longer assume that a trust or company will automatically deliver better tax outcomes.

Instead, structure selection now requires far more careful consideration of:

• The type of property being acquired
• Whether the property is a new build or established dwelling
• Long-term exit strategy
• Expected rental cash flow
• Capital growth expectations
• Asset protection needs
• Future estate planning objectives

What worked well under the old tax rules may produce very different results under the proposed new framework

Why Investors Traditionally Used Trusts and Companies

Property investors have historically used discretionary trusts, unit trusts and companies for several strategic reasons, including:

• Asset protection
• Income streaming to family members
• Estate planning flexibility
• Land tax management
• Limiting personal liability
• Retaining profits at lower corporate tax rates
• Facilitating joint venture investments
• Succession planning across generations

In the right circumstances, these structures can still be highly effective. However, they also introduce additional complexity, compliance obligations and tax risks that many investors underestimate.

One of the most common mistakes is establishing a structure based on generic advice such as:

• “Trusts always protect assets”
• “Companies only pay 25% tax”
• “Everyone should buy property in a trust”

In reality, tax outcomes depend heavily on the investor’s broader financial position and the purpose of the investment.

The Traditional Advantages of Discretionary Trusts

Discretionary (family) trusts have long been popular because they provide flexibility in distributing income and capital gains among beneficiaries.

Historically, trusts allowed families to:

• Stream rental profits to lower-income beneficiaries
• Distribute capital gains tax-effectively
• Retain flexibility each financial year
• Access the 50% CGT discount for assets held longer than 12 months

For high-income professionals and business owners, trusts often delivered substantial long-term tax planning opportunities. Trusts also became popular for intergenerational wealth planning, particularly where families intended to hold property assets for many years.

However, trusts have never been universally suitable for all investors. Negatively geared properties held inside trusts can sometimes create trapped tax losses, particularly where the trust has insufficient income to absorb deductions.

Companies and Property Investment

Companies have traditionally appealed to investors seeking:

• Lower corporate tax rates
• Profit retention
• Development and trading flexibility
• Business asset separation
• Simpler ownership structures

Base rate entities may currently access company tax rates as low as 25%.

For investors generating positive cash flow or operating property development activities, companies can sometimes provide better short-term tax efficiency than personal ownership.

However, companies have always carried a major long-term disadvantage for passive property investors:

• Companies do not receive the 50% CGT discount available to individuals and trusts.

This has historically made companies less attractive for long-term capital growth assets.

How the 2026 Federal Budget Changes the Equation

The 2026 Federal Budget introduced some of the most significant proposed property tax reforms in decades, including:

• Restricting negative gearing on established residential property
• Replacing the 50% CGT discount with an inflation-indexation model
• Introducing a proposed 30% minimum tax framework for discretionary trusts
• Preserving concessions for qualifying new-build housing investments

The Government stated the reforms are designed to redirect investment toward increasing housing supply and improving affordability for owner-occupiers. Importantly, many existing investments are proposed to be grandfathered under transitional arrangements.

Negative Gearing Changes and Their Impact on Structures

Under the proposed reforms:

• Investors purchasing established residential property after Budget night may no longer be able to offset rental losses against salary and wage income from 1 July 2027.
• Instead, losses would generally be quarantined against future rental income or capital gains.
• New-build investments are expected to retain more favourable treatment.

This dramatically changes the economics of highly leveraged residential property investment.

Historically, many investors justified holding negatively geared properties in trusts or personal names because losses could reduce taxable employment income. Under the proposed system, that advantage may be substantially reduced.

Why Discretionary Trusts May Become Less Attractive

Discretionary trusts traditionally worked best where:

• Long-term capital growth was expected
• Future positive gearing was likely
• Families could benefit from income streaming
• Significant CGT concessions were available

However, the proposed 30% minimum tax on discretionary trust distributions has created uncertainty around whether traditional income-splitting benefits will continue in the same way.

For some investors, this may lead to:

• Higher effective tax rates
• Reduced flexibility
• Increased compliance complexity
• Less incentive to use discretionary trusts solely for tax planning

That does not mean trusts are obsolete. They may still remain highly valuable for:

• Asset protection
• Estate planning
• Family succession strategies
• High-risk professions
• Long-term intergenerational wealth planning

But the days of automatically recommending trusts for every property investor may be ending.

Why Companies May Become More Relevant

Interestingly, the Budget changes may make companies relatively more attractive in some situations. If the traditional 50% CGT discount is replaced by inflation indexation, the historical disadvantage companies faced may narrow for certain asset classes.

Companies may now become more attractive where:

• Investors want to retain profits
• Properties are positively geared
• Development or trading activities are involved
• Commercial property is being acquired
• Long-term capital growth is less important than cash flow

However, companies still present major challenges:

• Extracting profits personally may trigger additional tax through dividends
• Companies remain inefficient for some long-term passive investments
• Property development profits may be taxed on revenue account rather than under CGT rules
• Access to small business CGT concessions can become highly technical

New Builds Are Becoming Increasingly Important

One of the clearest policy themes emerging from the Budget is encouraging investment into new housing supply. The Government’s proposed rules preserve more favourable tax treatment for qualifying new-build investments. As a result, structure selection will increasingly depend on the specific type of property being acquired.

Different ownership structures may now be appropriate for:

• Established residential property
• New-build housing
• Commercial property
• Development sites
• Build-to-rent projects
• Property syndicates

This means investors should no longer assume one structure fits every investment strategy.

The Biggest Mistake Property Investors Make

The worst approach is choosing a structure based on generic online advice or social media commentary. There is no universally “best” structure.

A discretionary trust that works extremely well for a high-income business owner may create poor outcomes for a PAYG employee buying their first investment property. Likewise, a company may suit a property developer but become highly inefficient for a long-term buy-and-hold investor seeking CGT concessions.

And once a property is acquired in the wrong structure, fixing the mistake can trigger:

• Stamp duty
• Capital gains tax
• Refinancing costs
• Legal fees
• Accounting costs
• Loss of grandfathered tax treatment

Under the proposed 2026 reforms, those mistakes could become significantly more expensive than under the previous system.

Conclusion

The 2026 Federal Budget has fundamentally reshaped the conversation around property investment structures in Australia. Trusts and companies still have legitimate and important uses, but they are no longer automatic tax-planning solutions.

The proposed restrictions to negative gearing, the overhaul of CGT concessions, and new discretionary trust tax rules mean investors must now take a far more strategic and customised approach.

The optimal ownership structure will increasingly depend on:

• The type of property
• Investment time horizon
• Cash flow expectations
• Asset protection priorities
• Family circumstances
• Exit strategy
• Whether the investment qualifies as a new build

As tax rules become more complex, obtaining tailored legal and taxation advice before purchasing property has never been more important.

Frequently Asked Questions (FAQs)

Are trusts still good for property investment after the 2026 Budget?

Trusts can still provide asset protection and estate planning benefits, but the proposed discretionary trust tax changes may reduce some of the traditional tax advantages.

Will negative gearing still apply to investment properties?

Under the proposed reforms, negative gearing concessions are expected to remain for qualifying new-build properties, while established residential properties purchased after Budget night may lose access to offsetting losses against salary income.

Do companies receive the 50% CGT discount?

No. Companies have never received the 50% CGT discount available to individuals and trusts.

Could companies become more attractive under the new rules?

Potentially yes. If the CGT discount is replaced with inflation indexation, companies may become relatively more competitive for some investors, particularly those focused on cash flow or commercial property.

What is the proposed discretionary trust minimum tax?

The Budget proposes a 30% minimum tax framework for discretionary trusts from 1 July 2028.

Are existing investment properties affected?

Many existing holdings are proposed to be grandfathered under transitional arrangements, although detailed legislation is still evolving.

Is personal ownership becoming more attractive again?

For some investors, yes. Simpler ownership structures may become more efficient where the tax advantages of trusts and companies are reduced.

Can changing ownership structures later trigger tax?

Yes. Moving property between structures can trigger stamp duty, CGT, refinancing costs and legal expenses.

How can we help?

If you have any questions or would like further information, please feel free to give our office on 08 9221 5522 or via email – info@camdenprofessionals.com.au  or arrange a time for a meeting so we can discuss your requirements in more detail.

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General Advice Warning

The material on this page and on this website has been prepared for general information purposes only and not as specific advice to any particular person. Any advice contained on this page and on this website is General Advice and does not take into account any person’s particular investment objectives, financial situation and particular needs.

Before making an investment decision based on this advice you should consider, with or without the assistance of a securities adviser, whether it is appropriate to your particular investment needs, objectives and financial circumstances. In addition, the examples provided on this page and on this website are for illustrative purposes only.

Although every effort has been made to verify the accuracy of the information contained on this page and on this website, Camden Professionals, its officers, representatives, employees, and agents disclaim all liability [except for any liability which by law cannot be excluded), for any error, inaccuracy in, or omission from the information contained in this website or any loss or damage suffered by any person directly or indirectly through relying on this information.

Australia’s property investment landscape has shifted dramatically following the 2026–27 Federal Budget delivered on 12 May 2026. The Federal Government announced sweeping reforms targeting negative gearing, capital gains tax (CGT), discretionary trusts and investment property concessions changes that are expected to significantly affect property renovators, flippers and developers.

At the same time, the ATO has intensified compliance activity around property transactions, GST obligations and profit-making property ventures.

For investors undertaking renovations, subdivision projects, duplex builds or short-term property flips, understanding how these new rules interact with existing ATO guidelines has become critical.

The difference between capital account treatment, ordinary income treatment and carrying on a property development business can now have a major impact on tax payable, access to deductions, GST obligations and overall profitability.

The 2026 Federal Budget: Major Tax Changes for Property Investors

The 2026–27 Federal Budget introduced some of the most significant property tax reforms in decades.

According to the official Federal Budget papers, the Government announced that negative gearing concessions for residential property will largely be limited to newly constructed properties from 1 July 2027. Existing investment properties held before Budget night are expected to be grandfathered under the current rules.

The Budget also confirmed major changes to capital gains tax treatment, replacing the long-standing 50% CGT discount model with an inflation-indexation approach for future investments.

In addition, discretionary trusts are expected to face new minimum tax rules and greater scrutiny around income distributions.

These reforms are aimed at:

• Redirecting investor demand toward new housing supply
• Improving housing affordability
• Reducing speculative investment activity
• Increasing tax integrity and compliance
• Raising additional government revenue

For property investors, the changes substantially alter the tax outcomes of renovation and development strategies.

Negative Gearing Changes and Property Investment

One of the biggest changes announced in the Budget relates to negative gearing.

Under the proposed reforms:

• Existing property investors who owned investment properties before Budget night are expected to retain current concessions
• New negative gearing benefits after 1 July 2027 will generally apply only to newly built residential properties
• Existing established properties purchased after the commencement date may no longer allow investors to offset rental losses against salary and wage income

The Government argues these changes are designed to encourage investment into new housing stock rather than established dwellings.

What This Means for Renovators and Flippers

The distinction between renovating an existing property and constructing new dwellings has become increasingly important.

For example:

• Cosmetic renovations to an existing dwelling may not qualify for the new-build concessions
• Substantial redevelopment projects involving new construction may still access favourable treatment
• Knockdown-rebuild projects may face complex eligibility rules

As a result, investors engaging in renovation and resale activities must carefully assess whether their projects qualify as “new residential premises” for tax purposes.

Capital Gains Tax (CGT) Changes After the Budget

Historically, Australian investors who held property for more than 12 months could access the 50% CGT discount.

The 2026 Federal Budget significantly reshapes this framework.

Under the proposed reforms:

• The 50% CGT discount will be replaced for future investments
• A new inflation-indexation model will apply to capital gains
• Transitional rules are expected to apply for existing holdings
• A minimum effective tax rate on certain gains may apply

These changes are intended to reduce speculative investment and reduce reliance on capital growth strategies.

Property Flipping: Why Many Investors Lose CGT Concessions

Many investors mistakenly assume that all property profits qualify for capital gains treatment.

However, the ATO has consistently maintained that where a property is acquired with a profit-making intention, the profits may instead be treated as ordinary income.

The ATO’s property renovation guidance states that tax outcomes depend on whether the taxpayer is:

• A passive investor
• Engaged in a profit-making undertaking
• Carrying on a business of property development or renovation
• If a project is classified as a profit-making venture:

• The 50% CGT discount may not apply
• Profits are taxed at marginal tax rates
• GST obligations may arise
• The activity may be treated as a business

Example: The Property Flipper

An investor purchases a distressed property, renovates it over six months and sells it for a substantial profit.Even if this is a one-off transaction, the ATO may determine the property was acquired primarily for resale profit.

In that situation:

• The gain may be taxed as ordinary income
• CGT concessions may be denied
• The main residence exemption may not apply
• GST may become relevant if substantial renovations occurred

The ATO has indicated that repeated flipping activity is now an increased compliance focus.

Renovation Tax Rules: Repairs vs Capital Improvements

For long-term investors holding rental properties, renovation expenses are not automatically deductible.

The tax treatment depends on whether the expenditure is:

• Repairs and maintenance
• Initial repairs
• Capital improvements

According to ATO guidance:

• Repairs restoring an existing item may be immediately deductible
• Structural upgrades or improvements are generally capital in nature
• Capital works deductions may apply over time
• Remaining costs form part of the CGT cost base (Australian Taxation Office)

Common ATO Audit Area

The ATO closely reviews investors who incorrectly classify capital improvements as immediate repairs.

Examples of capital improvements include:

• Kitchen replacements
• Bathroom upgrades
• Structural extensions
• New roofing
• Major landscaping projects

These costs generally cannot be fully deducted upfront.

Property Development and GST Obligations

Once projects become larger or more commercial, the tax treatment becomes significantly more complex.

Activities commonly treated as property development enterprises include:

• Duplex construction
• Townhouse developments
• Subdivisions
• Multi-dwelling projects
• Land development for resale

Under ATO rules, the sale of new residential premises is generally subject to GST.

This means developers may need to:

• Register for GST
• Lodge Business Activity Statements (BAS)
• Account for GST on sales
• Apply the margin scheme correctly
• Maintain extensive project records

The Margin Scheme

The margin scheme allows GST to be calculated on the “margin” rather than the full sale price of eligible developments.This can substantially reduce GST payable.

However:

• Eligibility depends on acquisition history
• Contracts must specifically allow the margin scheme
• It cannot normally be applied retrospectively
• Incorrect documentation can invalidate eligibility.GST mistakes remain one of the biggest financial risks for inexperienced property developers.

Trusts and Property Development After the 2026 Budget

Discretionary trusts have long been popular for property development and asset protection strategies.However, the 2026 Federal Budget proposes increased taxation and scrutiny of trust distributions.

According to budget commentary and Treasury announcements:

• New minimum tax rules may apply to discretionary trust income
• Distribution splitting strategies may face tighter limits
• Property development profits distributed through trusts may attract increased review
• ATO compliance activity involving trusts is expected to increase substantially

Why Trusts Still Matter

Despite increased scrutiny, trusts may still offer advantages including:

• Asset protection
• Estate planning flexibility
• Income distribution flexibility
• Joint venture structuring
• Separation of development risk

However, investors now need to carefully assess whether companies, trusts or hybrid structures are more appropriate under the new rules.

Interest Deductibility and Changing Intentions

A major risk area for property investors is where the intention of a project changes over time.

For example:

• A property initially acquired as a long-term rental may later become a development project
• An investor may decide to subdivide land or construct townhouses
• A “buy-and-hold” strategy may evolve into a resale strategy

When intention changes:

• Interest deductibility may change
• Trading stock rules may apply
• GST obligations may arise
• Tax treatment can shift from capital account to revenue account

This area has become a major focus for the ATO following increased compliance funding announced in the Budget.

Increased ATO Compliance and Data Matching

The ATO now uses extensive data matching across:

• State land titles offices
• Banks and lenders
• Airbnb-style platforms
• Building approvals
• AUSTRAC reporting
• Rental bond authorities
• Solicitor settlement data

Property investors undertaking undeclared flipping or development activities face increasing audit exposure.

The ATO is particularly focused on:

• Undeclared property profits
• Incorrect CGT claims
• Main residence exemption abuse
• GST avoidance
• Trust distribution arrangements
• Cash payments to contractors
• Incorrect repair deductions

Final Thoughts

The 2026 Federal Budget has fundamentally reshaped the tax environment for Australian property investors.Negative gearing reforms, CGT changes and new trust taxation measures mean renovation, flipping and development projects now require far more careful planning than in previous years.

At the same time, the ATO has significantly expanded its compliance focus around property-related activities.

Investors undertaking renovations, subdivisions or development projects should obtain professional advice before commencing projects to ensure they:

• Structure projects correctly
• Understand GST obligations
• Maximise legitimate deductions
• Manage trust distribution risks
• Avoid losing CGT concessions
• Remain compliant with evolving tax laws

With billions of dollars in additional compliance funding now directed toward property tax enforcement, proactive planning is becoming essential rather than optional.

Frequently Asked Questions (FAQs)

Will negative gearing be abolished in Australia?

No. Under the 2026 Federal Budget proposals, negative gearing is expected to remain available for newly constructed residential properties, while existing investment properties held before Budget night are expected to be grandfathered.

Are property flipping profits subject to CGT?

Not always. If the ATO determines the property was acquired with the intention of resale for profit, the profits may be taxed as ordinary income instead of capital gains.

Can I still use a trust for property development?

Yes, but trusts are expected to face greater scrutiny and potentially new minimum tax rules following the 2026 Budget reforms.

Does GST apply to property developments?

Generally yes, where new residential premises are sold or substantial renovations occur.

What is the margin scheme?

The margin scheme allows GST to be calculated on the profit margin rather than the full sale price, potentially reducing GST payable.

Will the 50% CGT discount still exist?

The 2026 Budget proposes replacing the existing 50% CGT discount with an inflation-indexation model for future investments. Transitional rules are expected for existing assets.

Can renovation expenses be immediately deducted?

Only genuine repairs and maintenance are generally immediately deductible. Capital improvements are usually depreciated or added to the CGT cost base.

Why is the ATO targeting property investors?

The Government has expanded ATO compliance funding to improve tax integrity, increase revenue collection and address perceived misuse of property-related tax concessions.

Sources:

• ATO
• Budget Papers 2026-7
• The Guardian

How can we help?

If you have any questions or would like further information, please feel free to give our office on 08 9221 5522 or via email – info@camdenprofessionals.com.au  or arrange a time for a meeting so we can discuss your requirements in more detail.

---

General Advice Warning

The material on this page and on this website has been prepared for general information purposes only and not as specific advice to any particular person. Any advice contained on this page and on this website is General Advice and does not take into account any person’s particular investment objectives, financial situation and particular needs.

Before making an investment decision based on this advice you should consider, with or without the assistance of a securities adviser, whether it is appropriate to your particular investment needs, objectives and financial circumstances. In addition, the examples provided on this page and on this website are for illustrative purposes only.

Although every effort has been made to verify the accuracy of the information contained on this page and on this website, Camden Professionals, its officers, representatives, employees, and agents disclaim all liability [except for any liability which by law cannot be excluded), for any error, inaccuracy in, or omission from the information contained in this website or any loss or damage suffered by any person directly or indirectly through relying on this information.

Australia’s tax system may be on the cusp of significant reform, with renewed debate in 2026, the capital gains tax (CGT) discount and negative gearing rules. While no final legislation has been passed, ongoing discussions in Parliament and Treasury modelling indicate that changes could be on the horizon, particularly as housing affordability and budget repair remain key national priorities.

Recent commentary from Australian media and policymakers suggests these reforms could reshape property investment strategies, after-tax returns, and long-term wealth planning.

Understanding the Current CGT Discount and Negative Gearing Rules

Before exploring proposed changes, it’s important to understand how the current system works.

Current CGT Discount (2026)

• Individuals and trusts receive a 50% CGT discount on assets held longer than 12 months
• Companies do not receive the CGT discount
• Introduced in its current form in 1999

Negative Gearing Rules

• Investors can offset rental losses against other income (e.g. salary)
• Commonly used to reduce taxable income while relying on long-term capital growth

These two mechanisms are often used together, forming the foundation of many Australian property investment strategies.

Proposed Changes to the CGT Discount

The Federal Government is reportedly considering several reform options:

Key CGT Reform Proposals

Proposal	Description
Reduce CGT discount	Lower from 50% to 30% for individuals and trusts
Remove CGT discount	Eliminate discount for investment properties
Return to indexation	Adjust cost base for inflation instead of flat discount

These proposals aim to:

• Improve budget sustainability
• Address intergenerational equity
• Reduce perceived tax advantages for property investors

Proposed Changes to Negative Gearing

Negative gearing reforms are also being discussed, though historically they have been politically sensitive.

Key Proposals

Proposal	Impact
Ring-fencing losses	Losses only offset against investment income
Limit to new properties	Encourages new housing supply
Restrict number of properties	Caps tax benefits

These changes are designed to reduce investor demand in existing housing markets and improve affordability.

Latest 2026 News and Policy Commentary

Recent Australian news coverage highlights growing uncertainty:

• Property investors are delaying purchases amid fears of CGT changes
• The government is exploring targeted exemptions, such as for new housing
• Economists remain divided on whether reforms will improve affordability or reduce supply

This ongoing debate reflects a broader policy tension between tax reform and housing supply constraints.

Economic and Industry Concerns

The property and construction sectors have raised strong concerns about potential changes.

Key Risks Identified

• Reduced investment in housing
• Lower housing construction activity
• Increased rental prices due to supply shortages
• Potential job losses in construction

Industry modelling suggests that limiting tax incentives could have unintended economic consequences, particularly in already tight rental markets.

Practical Implications for Property Investors

Even though reforms are not yet law, investors should prepare for possible changes.

1. Transaction Timing

Future changes may include grandfathering provisions, but this is not guaranteed. Timing asset sales or purchases could impact tax outcomes.

2. Ownership Structures

Different entities are taxed differently:

• Individuals and trusts benefit from CGT discounts
• Companies do not

Changes could make structural planning more important.

3. Portfolio Strategy

Reduced tax concessions may:

• Lower after-tax returns
• Increase holding costs
• Change the viability of negatively geared investments

4. Stress Testing Investments

Investors should model scenarios with:

• Reduced CGT discount
• Limited negative gearing benefits
• Higher effective tax rates

This helps assess long-term sustainability.

What This Means for Housing Affordability

The government’s policy focus is clear: improving housing affordability.

However, the effectiveness of tax changes remains debated:

• Supporters argue reforms could reduce speculative demand
• Critics argue they may reduce supply and increase rents

This highlights the complexity of balancing tax policy with housing market dynamics.

What Happens Next?

More clarity is expected in the Federal Budget (May 2026), where the government may outline:

• Final policy direction
• Implementation timelines
• Transitional rules

Until then, uncertainty remains a key factor influencing investor behaviour.

Conclusion

The potential changes to the CGT discount and negative gearing represent one of the most significant tax reform discussions in Australia in recent years.

While no legislation has yet been finalised, the direction of policy suggests a shift toward reducing tax concessions for investment properties and improving housing affordability.

For investors, the key takeaway is preparation. Understanding how these changes could impact your portfolio, tax position, and long-term strategy is essential in navigating this evolving landscape.

As 2026 progresses, staying informed and seeking professional advice will be critical to making sound financial decisions in an uncertain policy environment.

Sources

• Australian Treasury policy discussions and modelling (2026)
• Australian Federal Budget commentary (2026 outlook)
• Australian Taxation Office – Capital gains tax and investment property guidance
• Industry and parliamentary discussions on CGT discount and negative gearing reforms

How can we help?

If you have any questions or would like further information, please feel free to give our office on 08 9221 5522 or via email – info@camdenprofessionals.com.au  or arrange a time for a meeting so we can discuss your requirements in more detail.

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General Advice Warning

The material on this page and on this website has been prepared for general information purposes only and not as specific advice to any particular person. Any advice contained on this page and on this website is General Advice and does not take into account any person’s particular investment objectives, financial situation and particular needs.

Before making an investment decision based on this advice you should consider, with or without the assistance of a securities adviser, whether it is appropriate to your particular investment needs, objectives and financial circumstances. In addition, the examples provided on this page and on this website are for illustrative purposes only.

Although every effort has been made to verify the accuracy of the information contained on this page and on this website, Camden Professionals, its officers, representatives, employees, and agents disclaim all liability [except for any liability which by law cannot be excluded), for any error, inaccuracy in, or omission from the information contained in this website or any loss or damage suffered by any person directly or indirectly through relying on this information.

Negative gearing has long been a hot topic in Australian real estate and investment circles. This tax strategy allows investors to offset losses on their investment properties against their other taxable income, effectively reducing their overall tax burden. While proponents argue that negative gearing stimulates investment and increases the rental supply, opponents contend that it inflates property prices and exacerbates housing affordability issues. But what if the Australian government decided to abolish negative gearing? Here’s a look at the potential implications.

Impact on Property Prices

One of the most immediate effects of eliminating negative gearing could be a shift in property prices. Investors often buy properties with the expectation of leveraging tax benefits. Without the incentive of negative gearing, some investors may reconsider their purchasing decisions. This could lead to a decrease in demand, particularly in the investment property market, potentially resulting in falling property prices.

While a drop in property prices might seem beneficial for first-time homebuyers, the ramifications could be more complex. Homeowners currently benefiting from capital gains could see their property values decline, which might reduce consumer confidence and spending in other areas of the economy.

Changes in Rental Market Dynamics

The rental market could also undergo significant changes if negative gearing were abolished. With fewer investors purchasing properties, the supply of rental properties might decrease. This could lead to a tightening of the rental market, resulting in higher rents as demand outstrips supply.

Current landlords who rely on negative gearing to offset losses may also be impacted. If their properties are generating less income due to increased vacancy rates or lower rents, they may struggle to cover mortgage payments, leading to potential sell-offs. This could further decrease rental stock and exacerbate affordability issues.

Effects on Housing Affordability

The debate surrounding negative gearing often centers on housing affordability. Advocates for reform argue that abolishing negative gearing could make housing more affordable by cooling the investment-driven demand that inflates prices. On the flip side, if property prices were to fall, it might create a more favorable environment for first-time buyers, but it could also lead to instability in the market and impact existing homeowners.

Without negative gearing, the balance between supply and demand could shift, leading to a more volatile housing market. Short-term price drops may not solve long-term affordability issues if the underlying causes—such as limited housing supply and urban planning challenges—remain unaddressed.

Investor Behavior and Market Sentiment

The removal of negative gearing could also change investor behavior significantly. Investors might pivot toward different asset classes, such as stocks or bonds, which could lead to increased volatility in the housing market as funds flow away from real estate.

Additionally, the overall sentiment towards property investment could shift. Investors may become more risk-averse, opting for less leveraged strategies that don’t rely on tax advantages. This could alter the landscape of property investment in Australia, leading to a more cautious approach among investors.

Economic Consequences

The economic implications of abolishing negative gearing could extend beyond the property market. The construction industry, which relies heavily on investment in residential properties, might see a slowdown. Reduced investment activity could lead to fewer new housing developments, impacting job creation and economic growth.

On the other hand, if property prices stabilize or decline, it could free up capital for first-time buyers, stimulating other sectors of the economy. The overall impact on the economy would depend on how swiftly the market adjusts to these changes.

Conclusion

While the potential abolition of negative gearing could lead to immediate changes in property prices, rental dynamics, and investor behavior, the broader implications would be complex and far-reaching. Housing affordability, market stability, and economic growth are all interlinked, and any significant shift in one area could lead to unforeseen consequences in another.

Ultimately, discussions around negative gearing should be part of a larger conversation about housing policy, supply, and affordability in Australia. A well-rounded approach that addresses the root causes of housing issues may be more effective than simply removing tax incentives. As policymakers consider these options, it will be crucial to weigh both the immediate effects and the long-term consequences on the housing landscape and the broader economy.

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How can we help?

If you have any questions or would like further information, please feel free to give our office on 08 9221 5522 or via email – info@camdenprofessionals.com.au  or arrange a time for a meeting so we can discuss your requirements in more detail.

How can we help?

If you have any questions or would like further information, please feel free to give our office on 08 9221 5522 or via email – info@camdenprofessionals.com.au  or arrange a time for a meeting so we can discuss your requirements in more detail.

---

General Advice Warning

The material on this page and on this website has been prepared for general information purposes only and not as specific advice to any particular person. Any advice contained on this page and on this website is General Advice and does not take into account any person’s particular investment objectives, financial situation and particular needs.

Before making an investment decision based on this advice you should consider, with or without the assistance of a securities adviser, whether it is appropriate to your particular investment needs, objectives and financial circumstances. In addition, the examples provided on this page and on this website are for illustrative purposes only.

Although every effort has been made to verify the accuracy of the information contained on this page and on this website, Camden Professionals, its officers, representatives, employees, and agents disclaim all liability [except for any liability which by law cannot be excluded), for any error, inaccuracy in, or omission from the information contained in this website or any loss or damage suffered by any person directly or indirectly through relying on this information.