The Government’s tax reforms should trigger an important rethink for Buyer’s Agents working with investors.

Not simply:

“Should my client buy established or new?”

The much bigger question is:

“What does my client’s overall property investment strategy require them to buy next?”

From 1 July 2027, negative gearing will generally be limited to eligible new residential builds, while established properties purchased after 12 May 2026 will receive different treatment. The CGT rules are also changing, with eligible new builds receiving concessions not generally available to established property.

But tax should not become the investment strategy.

And neither should simply buying another property to add to the portfolio.

Before sourcing anything, a Buyer’s Agent should understand the role the next property needs to play.

Does the client need:

• stronger cash flow?
• greater long-term capital growth?
• diversification into another market?
• a property that complements their existing portfolio?
• lower holding costs?
• additional borrowing capacity for future purchases?
• an eligible new build because retaining negative-gearing benefits is important to their strategy?

That conversation should happen before the property search begins.

Start by reviewing the investor’s existing portfolio.

What do they already own?

Where are they overexposed?

What is the current cash-flow position?

What is their borrowing capacity?

What are they trying to achieve over the next 5, 10 or 15 years?

And crucially:

What does this next property need to contribute to that bigger plan?

The accountant should advise on the tax implications.

The broker should advise on borrowing capacity and finance.

But the Buyer’s Agent must bring that information together and translate the agreed investment strategy into the right property brief.

Only then should the search begin.

For some investors, the answer may still be an established property.

For others, an eligible new property may now make considerably more strategic sense—particularly where negative gearing forms an important part of their financial position.

But the property must still pass rigorous due diligence.

Strategy first. Property second. Tax treatment third.

The Buyer’s Agents who add the greatest value going forward won’t simply help clients buy another property.

They’ll help clients make the right next acquisition for the portfolio they are deliberately building.

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