2026 Australian Federal Budget: What the CGT, Negative Gearing and Trust Tax Changes Mean for Property Investors For Australian property investors, the 2026 Australian Federal Budget was not just another boring Canberra budget exercise. It was a line in the sand. A thick line that demands urgent attention. The Government has announced major changes to negative gearing, capital gains tax, and discretionary family trusts. The three areas that have shaped Australian property investment for decades. These reforms are aimed at making the tax system “fairer”, improving home ownership, and reducing some of the tax advantages enjoyed by higher-income investors. Now, before everyone starts panic-selling investment properties like toilet paper in 2020, let’s be clear. It is a good thing. This is not the end of property investing. But it is probably the end of lazy property investing. The old model of buying an average established property, running it at a loss, using negative gearing to soften the pain, then relying on capital growth and the 50% CGT discount to save the day. That lazy-investment strategy is now dead. It is dead dangerous, and should be avoided. And for many family trust structures, especially those using bucket companies or low-income beneficiaries, the tax game has changed too. This article will breakdown these changea and explain it in layman's term. So, let’s start unpacking it properly. First, what actually changed? The 2026 Federal Budget announced three big tax reforms affecting investors: Negative gearing will be restricted for established residential property. The 50% CGT discount will be replaced with indexation and a 30% minimum tax on capital gains. Discretionary trusts will face a 30% minimum tax from 1 July 2028. These are major headline changes. But the details matter. The devil is always in the details. And in tax, the details are where the little devils wear suits. But in this case, it might not be as bad as everyone has anticipated. 1. Negative gearing: what is changing? Negative gearing is when the costs of holding an investment property — such as interest, council rates, insurance, repairs and other deductible expenses — exceed the rental income. For years, property investors have been able to offset that loss against other income, such as salary or business income. Example: Sarah earns $180,000 per year as a doctor. She owns an investment property that receives $35,000 in rent, but her interest and expenses total $50,000. That means the property makes a $15,000 tax loss. Under the current rules, Sarah can usually deduct that $15,000 loss against her salary income, reducing her taxable income. That is the classic negative gearing benefit. But under the new Budget changes, this will no longer work in the same way for many future purchases of established residential properties. What happens to existing investment properties? Existing investors are mostly protected. Properties already owned before Budget night, 7.30pm on 12 May 2026, or contracted before the relevant cut-off, are expected to be grandfathered. That means existing negatively geared properties should generally continue under the old rules. The Budget materials state that the reform is aimed at limiting the benefits of negative gearing to new residential properties going forward, rather than retrospectively attacking existing holdings. That is important, because if the Government had applied this retrospectively, it would have caused a proper investor stampede. Not a correctionm, but a crash. So if you already own an investment property, the first message is: do not panic. It is time to review your position, but do not sell blindly. What happens to future established-property investors? For established residential properties acquired after the relevant Budget cut-off and subject to the new rules, losses will generally no longer be deductible against salary or unrelated income. Instead, the losses may be quarantined and used against: rental income from residential property; future residential property gains; or carried forward. In plain English, the loss does not necessarily disappear. But the immediate tax benefit is reduced. Losses are still retained to be used to offset future profit/income from the investment. Let’s look at this example: Human example: David buys an established townhouse David is a high-income engineer earning $220,000 per year. He buys an established townhouse in Melbourne as an investment, after budget night (12 May 2026). The property receives $42,000 per year in rent. But after loan interest, council rates, insurance, maintenance and other costs, the property costs him $60,000 per year to hold. So David has an annual property loss of $18,000. Under the old system, he may have been able to use that $18,000 loss to reduce his taxable salary income to $202,000, thereby reducing his personal income tax. Under the new system, if the property is caught by the new rules, that loss may not reduce his salary tax bill immediately. Instead, he will need to carry the loss forward or use it against future property income or property gains. So David still owns the asset, still gets the rent, still gets any capital growth. But the tax system no longer give him an almost instant tax benefit for holding a loss-making established property. That is the change. Although negative gearing still exist, the fact that you can only offset this loss against future investment income means you need to be able to financially maintain the loss for many more years, and hope the property eventually either appreciates enough or turns positively geared and generates sufficient income to cover the loss. In the current Melbourne and Australia market, most metropolitan properties may never become positively geared for the first 10, 20 or 30 years. Factor this into your feasibility studies. It can bite you very hard, if your financial circumstances does not support this. New builds are treated differently The Budget clearly favours investment into new residential housing. The Government wants investors to help create housing supply, not just compete with first-home buyers for existing homes. So, under the announced changes, negative gearing benefits are expected to remain available for eligible new residential properties. That means a new apartment, townhouse, house-and-land package, or newly constructed dwelling may receive more favourable treatment than an established property. This is the shift in policy. The Government is effectively saying: “If you want tax help, add to housing supply. Do not just buy the same established house a first-home buyer wants.” Whether that works perfectly in the real world is another question. Because as experienced investors and buyers know, not all new builds are good investments. Most are beautifully marketed financial landmines. This is the reason why most new builds takes more than 3 times as long to sell. 2. CGT: the 50% discount is being replaced Capital gains tax (CGT) is the tax paid when you sell an asset for more than its cost base. This is also being changed with budget 2026. For many years, Australian individuals and trusts have generally been eligible for a 50% CGT discount if they held the asset for more than 12 months. Example: You buy an investment property for $900,000. Years later, you sell it and make a taxable capital gain of $400,000. Under the current 50% CGT discount rules, only $200,000 of that gain is included in your taxable income. That has been a powerful tax benefit for long-term property investors, but the 2026 Budget proposes to change that. The announced budget reform replaces the 50% CGT discount on established properties with a system based on cost base indexation, along with a 30% minimum tax on net capital gains. Buyers of new builds will have the option to choose either the new indexation method or the old "50% discount" method, depending on which benefits them. In simple terms, instead of automatically discounting half the gain, the cost base would be adjusted for inflation, and tax would apply to the real gain. Example: Mei sells an investment property Mei bought an investment property for $800,000. Many years later, she sells it for $1.4 million. Ignoring buying and selling costs, that looks like a $600,000 capital gain. Under the old CGT discount system, Mei may only include $300,000 in her taxable income, because of the 50% discount. Under the proposed indexation model, the original cost base may be adjusted for inflation. So if inflation-adjusted cost base becomes, say, $1 million, then the taxable real gain may be closer to $400,000. The exact result depends on inflation, ownership period, costs and the final legislation. But the big picture is this: The old system rewarded long-term asset growth with a simple 50% discount. The new system appears to be more focused on taxing real gains, which sounds fair, while making sure capital gains do not fall below a minimum tax rate. For some investors, especially those who hold assets during high-inflation periods, indexation may not be terrible. For others, especially high-growth property investors, losing the 50% discount could hurt. Ie, the properties that underperforms will be better off, while the better performer will be slapped with higher taxes. What Types of Properties are Considered New Builds? A property is considered a new build if it genuinely adds to the housing supply, under 12 months old and it has never been sold. Ie, your new apartments, new townhouse, new house in new estates would usually qualify. A heavily renovated established property, and knock down rebuild would not, because they do not add to housing supply. This is in line with the definition of new build for FIRB purchases. Will this apply to the family home? No. The main residence exemption remains the big protected beast in Australian tax for now. There had been speculations the family home might be affected, but it is being spared in this budget. Your principal place of residence is still generally exempt from CGT, subject to the usual rules and exceptions. "Generally" because there could be instances where some CGT might be applicable. 3. Trust tax changes: family trusts just got less attractive This is the one many business owners and investors need to pay attention to. The Budget announced a 30% minimum tax on discretionary trusts from 1 July 2028. This is aimed at family trusts and similar discretionary trust structures. The tax will be paid by the trustee. Beneficiaries still declare their trust income, but non-corporate beneficiaries may receive non-refundable credits for tax paid by the trustee. Corporate beneficiaries are treated differently, which is where bucket company strategies may become less attractive. This is not just a small tweak. It is a directed to addressing the income splitting loophole. How family trusts often work now A discretionary trust gives the trustee flexibility to distribute income to different beneficiaries. For example, a family trust might distribute income to: a spouse on a lower income; adult children; retired parents; a bucket company; or other eligible beneficiaries. For too long, accountants are recommending the discretionary trust structure to legally distribute income in a tax-effective way. Example: A family trust earns $120,000 in net income. Instead of distributing it all to one high-income person on the top marginal tax rate, the trustee distributes income across several lower-tax beneficiaries. This can reduce the family group’s overall tax bill. That has been one of the key attractions of family trusts, but he Budget change removed that benefit. Human example: the Chen family trust The Chen family has a discretionary trust that owns a positively geared investment property and receives some business income. The trust earns $100,000 in taxable income. Previously, the trustee might distribute income to adult family members with lower taxable income, reducing the overall family tax outcome. Under the proposed new system, the trust income will be subject to at least 30% tax. So if income is distributed to beneficiaries who would otherwise pay less than 30%, the trust structure may no longer deliver the same tax advantage. The trust can still operate, and income can still be distributed. But the tax benefit of sending income to very low-tax beneficiaries is reduced. In other words, the family trust is not dead. But one of its favourite party tricks has been taken away. 4. What about bucket companies? This is where things get spicy. A bucket company is commonly used to receive trust distributions and cap tax at the corporate tax rate, instead of pushing all income to individuals on higher marginal tax rates. In many structures, the trust distributes income to a company beneficiary. The company pays tax at the corporate rate, and the funds may then be dealt with under company, trust and Division 7A rules. Used properly, this can be a legitimate tax planning tool, but it can be a complex accounting nightmare. The Budget materials indicate that corporate beneficiaries will not receive the same credit treatment as non-corporate beneficiaries under the discretionary trust minimum tax rules. The intention is to stop people using corporate beneficiaries to sidestep the new minimum tax. So for those using a family trust and bucket company strategy, do not panic. Panic leads to selling the wrong assets. But this needs urgent modelling. Book some time with your tax accountant to understand how (if any) this impact your structure. And if it does, your accountant will be the best person to restructure your trust to save you tax, legal fees and future headaches. 5. Do these changes mean family trusts are useless? No, not necessary. That would be too simplistic. Family trusts may still be useful for: asset protection; estate planning; business succession; holding long-term family assets; separating business and investment risk; distributing income where tax outcomes still make sense; managing family investment structures. But if your trust exists mainly to spray income to low-tax beneficiaries or bucket companies, the benefit may be reduced. A trust is a legal structure, useful for the above purposes. The income distribution advantge might be a tax loophole which too many investors and accountants are exploiting. That loophole has now been reduced or removed. 6. What does this mean for property investors? This Budget does not destroy property investing. But it changes the discipline. For too many years, sales agents are selling overpriced apartments, townhouses have it easy. It will now be a lot more difficult to justify investing in a bad performer simply because the investor can offset their personal income taxes. This "strategy" now looks weaker, and investor interest in these properties will likely crash overnight.. Going forward, investors will need to care more about: asset quality; land value; scarcity; rental demand; owner-occupier appeal; suburb fundamentals; yield; holding costs; debt structure; exit strategy; and tax structure. In other words, selection of the property asset is now critical. Established property investors Established homes in strong Melbourne suburbs are not suddenly bad investments. A quality established property with scarce land, strong school zoning, transport access, lifestyle appeal and owner-occupier demand can still be an excellent long-term asset. Investors can no longer lazily rely on negative gearing and CGT discounts to paper over a poor purchase. That means buying mistakes will hurt more. Overpaying for compromised properties stock can now crash your investment portfolio. You can no longer lazy-buy based on the sales team promist of tax benefits. It will hurt more. The market could use fewer spreadsheet heroes buying junk because “the accountant said it’s deductible.” New-build investors What about new builds, you might ask? On the surface, new builds may become more attractive from a tax perspective. But investors need to be very careful. A new build is not automatically a good investment. Many new apartments and house-and-land packages are sold with: inflated developer margins; weak land component; high body corporate fees; poor resale appeal; generic design; oversupply risk; rental guarantee gimmicks; and glossy brochures that deserve an acting award. The budget is about shifting investor choices, making investing in new properties more attractive. But they do not turn a bad asset into a good one. Why isn't a new build always attractive? What can go wrong? One obvious impact is when you sell, the new build which you buy immediately becomes an 'established" property. The negative gearing tax incentives which you enjoy IS NOT applicable to the new owner. Investor will take this into consideration before making their offer. If your new-build does not have the right fundamentals, poor locations, oversupplied unit in a block a 500, offers are not going to be good, and you can expect higher losses than it is today. The incoming owner no longer has the negative gearing tax incentive to justify overpaying for it. Buying the right new build in the right location, with genuine scarcity and strong demand, is more important now. 7. What does this mean for Melbourne property buyers? For Melbourne buyers, especially investors, the impact will vary by asset type. Blue-chip and family-home suburbs Established houses in strong owner-occupier suburbs may remain resilient. These are typically areas with: quality school zones; strong household incomes; limited supply; good transport; village lifestyle; family appeal; land scarcity. These markets are not driven purely by investors. They are driven by people who want to (not have to) live there. Even if some investors pull back, genuine owner-occupiers grade properties can still support demand. Investor-heavy apartment markets Most investor-heavy apartment markets may be more exposed. If the tax advantages reduce, investors no longer have the negative gearing incentive to justify the investment, and they will become more selective. Properties with weak rental yield, limited growth prospects and high holding costs may struggle. Lazy investor who had bought without understanding the demand/supply dynamics and market fundamentals will be getting a rude shock when they sell. Most apartments are average stock at best, and cluey investor will avoid them. Middle-ring family homes Melbourne’s middle-ring family homes may remain attractive where land, schools, transport and lifestyle fundamentals are strong. But as above, price discipline becomes more important. If tax benefits are lowered or removed, investors can no longer justify overpaying and hope the tax system softens the damage. Demand will be weaker. 8. What should investors do now? Don't panic. Panic will only cause regrets. It is too late for any changes now. The line in the sand has been drawn. And that is 12 May 2026. But you should not do nothing either. It is time for a structured portfolio review. Here are some pointers you can use. Remember, these are generic guidelines, and does not consider your individual goals and circumstances. Engage a proper portfolio review by a licenced independent buyers advocates to understand the market, and get an independent assessment of your property potential. Step 1: Review your existing properties Ask: Are they positively or negatively geared? Are they grandfathered under the old rules? What is the current after-tax holding cost? What is the future after-tax holding cost? What is the likely long-term capital growth? Is the asset still worth holding without generous tax support? What will future buyers pay for your property? Would you buy the same property again today? That last question is brutal but useful. If the answer is no, you need to ask why you still own it. Step 2: Review future purchase strategy Going forward, investors need to model purchases under the new rules. Yes, this applies to both investors of established properties and New-builds. It is now more than a question of “Can I afford the deposit?” You need to also consider if you CAN AFFORD TO HOLD IT. Ask: What is the after-tax cash flow? What happens if interest rates stay higher for longer? What happens if rent does not rise as expected? What happens if the CGT outcome is less favourable? Is the asset strong enough without tax sugar? If the deal only works because of tax benefits, you probably should not buy it. Step 3: Review trust structures If you use a discretionary trust, speak to your accountant. Especially if your trust: distributes to low-income adult beneficiaries; distributes to a bucket company; holds investment properties; runs business income; has unpaid present entitlements; has inter-entity loans; has carried-forward losses; or is part of a broader family group structure. The Budget includes three years of rollover relief from 1 July 2027 for certain restructures, but restructuring should not be done lightly. Changing structures can trigger stamp duties, tax, lending, legal and asset protection consequences. Yes, changing may move you from the current grandfathered tax system to the new tax system. This is not a “copy a template from Google” job. Neither is it a "ChatGPT" job. You do not want to be the person to save $2,000 on advice and create a $200,000 problem. 9. Will property prices fall because of this? This is the million dollar question. Property prices probably will fall in some segments, not all. Do not expect a simple Australia-wide crash just because negative gearing and CGT rules are changing. Property prices are influenced by many factors: interest rates; wages; migration; housing supply; lending policy; employment; construction costs; buyer confidence; local amenity; school zones; scarcity; rental demand. Tax is important, but it is not the only driver. The major CGT changes only applies when you sell. The Budget will reduce some investor demand for established properties, especially from highly leveraged investors, and investors of poor performing properties. Some analysis suggests the Government expects more homes to shift from investors to owner-occupiers over time. But what most investors will sell are the third rate properties, with poor fundamentals and demand. But in tightly held Melbourne suburbs where families compete for quality homes, demand may remain strong. So, do not expect properties in the inner 30km ring to crash. Suburbs right up to Glen Waverley, Wheelers Hill, Rowville, Wantirna, etc, are seeing strong demand. And strong demand is expected to remain, as there are other potentials. The bigger impact may be on poor-quality investment stock. Where properties are perpetually in an oversupplied situation, the Tarneits, Meltons, Clydes, Pakenhams.. And frankly, that stock deserved a wake-up call anyway. Expensive houses with good fundamentals will appreciate more, while the poor performing suburbs will continue to lag. Rental crisis in inner ring suburbs will continue to soar, as investment properties are sold to home buyers, reducing rental stock. Rents in the current oversupplied new estates will continue to lag and may crash, as investors, attracted by negative gearing, start turning to these locations. This will worsen the oversupplied situation, and likely lead to poorer rental yields. 10. The real lesson: buy quality, not tax deductions This Budget is a wake up call on lazy investing. Tax benefits is no longer a valid reason you invest in properties. If a sales or marketing agent is still spruiking tax benefit (even for new builds), RUN! You now need proper investment advice, not from the sales and marketing agents, but from independent property advisors. And yes, many charge between $1000-$2000 for the review and advice. Be wary of free advice. If its free, you are the product being sold. A strong property investment should have: a good location; strong demand; scarcity; quality land component; rental appeal; long-term resale appeal; sensible cash flow; and a clear reason why someone else will want it in the future. That is what creates real wealth. Do not invest simply for tax benefits, negative gearing, CGT discounts. What is the Good News for Investors? There is some good news for investors: not everyone will be affected in the same way. The biggest impact is likely to fall on individual investors buying established residential investment properties after Budget night, particularly those who previously relied on negative gearing losses to reduce salary or wage income. Some investors may be less directly affected, including those investing through company structures, commercial property, or business assets. Companies, for example, generally do not receive the 50% CGT discount, so the removal or replacement of that concession may have less direct impact on them. However, discretionary trusts need careful advice. They are not automatically outside the changes, and the proposed minimum tax on discretionary trusts could materially affect some investors from 1 July 2028. The bigger opportunity may be this: if fewer individual investors compete for established homes, well-structured investors with strong cash flow and a long-term strategy may face less competition in parts of the established property market. Important: this is still an area where legislation, definitions and exemptions matter. Investors should model the numbers carefully before assuming any structure is “safe” or unaffected. Why these Budget Changes Are Good To be honest, these budget changes is actually a good thing. Property investing is not dead. But lazy tax-led investing is. The disciplined investors who survive and thrive from here will be the ones who buy better, model properly, structure carefully. In other words, the boring disciplined investors who look at numbers and do their research are the ones who will be smiling. And when developers finally realise their sales and marketing agents can no longer use "negative gearing" as the sole reason to sell properties, they will start build properties that buyers want to live in, at sensible prices. Final thoughts The 2026 Federal Budget is a major shift for Australian property investors. Negative gearing is being redirected toward new housing supply. The CGT discount is being replaced with a different model. Discretionary trusts are being pushed toward a minimum 30% tax outcome. And this means: For existing investors, this is a review moment. For future investors, it is a strategy reset. For family trust users, it is time to speak to your accountant before making any big moves. But the core rule remains unchanged: A good property bought well is still a good property. The difference now is that investors may have less tax cushioning when they get it wrong. And in a market like Melbourne, where the gap between a great asset and a dud can be massive, proper due diligence matters more than ever. The new tax system may forgive fewer mistakes. The market certainly won’t. Also read: Top 5 myths of the 2026 Budget Changes https://www.conciergebuyersadvocates.com.au/post/2026-budget-property-investing-myths-negative-gearing-cgt-trusts Budget 2026 Changes. Impact to the Property Market, What it means for property buyers and investors: https://www.conciergebuyersadvocates.com.au/post/2026-budget-property-market-property-market-impact Disclaimer This article is general information only and should not be relied upon as tax, legal or financial advice. Property investors should seek advice from a qualified accountant, tax adviser, solicitor, financial adviser or licensed property adviser before making decisions based on the 2026 Federal Budget announcements.

The 2026 Federal Budget has created plenty of noise and uncertainty in the property market. The announcement plus the hundreds of speculations prior to the announcement hasn't helped either. The 2026 Budget has announced significant changes to: Negative gearing. Capital gains tax. Family trusts. Bucket companies. New builds. Established homes. If you are not sure what they are, read our guide to the Budget 2026 changes here. There is a lot to digest. And as usual, when tax, politics and property get thrown into the same pot, the result is not always a clean soup. It is more like a hot pot of half-truths, sensationalised headlines and confident opinions from people who probably should have read and understood the Budget papers first. For property investors, especially in the often talked about Melbourne market, the key question is not just what is changing. It is also what is being misunderstood. What are the truth, and what are just outdated rumours or sensationalised news from property spruikers? Because misunderstanding these changes could lead to poor decisions. Selling too early, buying the wrong asset, overpaying for a new build, or assuming an old investment strategy still works exactly the same way. Our buyers advocates had spent quite a bit of time understanding the budget, and will now cut through the noise, and explain what is happening. Bookmark and share this to your social page so you have a instant reference page, whenever you need. We'll clarify the... Top 5 myths about the 2026 Federal Budget and property investing. Myth 1: Negative Gearing Is Being Abolished This is probably the biggest and most misunderstood change. The myth says: “Negative gearing is gone.” The truth is: Negative Gearing is still very much alive, with some tweaks. Tweaks to Negative Gearing is being proposed in this Budget. The Budget says the Government will limit negative gearing for residential property investments to new builds from 1 July 2027. Existing Negative Gearing arrangements remain unchanged for: Investment properties held before Budget night (12 May 2026); and Investors who buy eligible new builds. Investors of established properties after Budget night, can still negative gear, but the process is different. That is very different from the myth suggesting negative gearing is dead. What is really happening is that negative gearing is being redirected. The Government is trying to push tax support toward new housing supply, rather than encouraging investors to compete with first-home buyers for established homes. For established residential properties bought after Budget night, losses are still be deductible. Not against your unrelated income, but against residential property income. Unused losses can be carried forward to future years, but they cannot be offset against unrelated income such as wages. Example Let’s say James earns $180,000 a year and buys an established investment property in Melbourne after Budget night. The property brings in $35,000 in rent, but after interest, rates, insurance and other expenses, it costs him $50,000 a year to hold. That creates a $15,000 loss. Under the old rules, James may have been able to offset that $15,000 loss against his salary. Under the proposed new rules, the established property is affected by the changes. He generally cannot use that loss to reduce his salary tax bill. Instead, the loss may be carried forward or used against residential property income or residential property capital gains. So negative gearing is not gone. But for many future established-property investors, the immediate tax benefit is reduced. That is the real story. Myth 2: Existing Property Investors Are Affected and Will Sell Immediately The myth says: “If I already own an investment property, I’m in trouble.” The Truth is: The Budget says existing arrangements will remain unchanged for properties held before Budget night. That means existing investors are generally not affected by the new rules overnight, and any suggestions of investors immediately selling their properties because of the change is just fake news. Existing investment properties are not affected at all, and if they sell, it will, more likely than not, be due to the asset itself, rather than the negative gearing changes. This is important. A retrospective change would have created serious investor panic and voter backlash. Instead, the Government has drawn a line between existing holdings and future purchases. That does not mean existing investors should ignore the changes. It means they should not make rushed decisions based on headlines. What existing investors should ask If you already own an investment property, the smarter question is not: “Should I sell because the Budget changed?” The better questions are: Is this still a quality asset? Is the holding cost manageable? Is the rental demand strong? Does the property have good resale appeal? Would I buy the same property again today? Does this property still make sense under future tax settings? That last question is brutal, but useful. If the answer is no, the issue may not be the Budget. The asset is the issue. Myth 3: The 50% CGT Discount Is Simply Gone for Everyone The myth says: “The 50% CGT discount is being removed completely, and everyone loses.” The Truth is: The Budget says that from 1 July 2027, the Government will replace the 50% CGT discount for individuals, trusts and partnerships with cost base indexation and a 30% minimum tax rate on capital gains. The official Budget site explains that investors will only pay tax on their real capital gain, with the reform applying to gains arising after 1 July 2027. That means the change is not simply “50% discount gone, everyone worse off, game over”. The way CGT is calculated is changing, and in some cases, it is better, while worse in other cases. The old system gave a simple 50% discount if the asset was held for more than 12 months. The proposed new system adjusts the cost base for inflation, then applies a minimum tax framework. Example Let’s say Mei bought an investment property for $900,000 and sells it years later for $1.4 million. Ignoring buying and selling costs, the raw gain is $500,000. Under the old 50% CGT discount, only $250,000 may be taxable. Under the proposed indexation system, the cost base may be adjusted for inflation. If the indexed cost base becomes $1.1 million, the real gain may be closer to $300,000. Depending on the numbers, inflation and the investor’s personal tax position, the result may be better or worse than the old method. The key point is this: The CGT system is changing, but the outcome will depend on the asset, the ownership period, inflation and the investor’s tax profile. This has some impact on the property market over the next 12 months, and we will cover this in our next article on how these changes will affect the property market. Myth 4: New Builds Are Treated the Same as Established Properties The myth says: “All investment properties are being treated the same.” The Truth is: Wrong. New builds are being treated more favourably. The Budget clearly favours eligible new residential properties. The Government says negative gearing will be limited to new builds from 1 July 2027, and investors who buy new builds can still deduct losses from other income. The CGT advantage. Investors in new builds will be able to choose either the 50% CGT discount or the new arrangements when they sell, and obviously investor will pick the one which taxes less. The Government is effectively saying: “If you want better tax treatment, invest in new housing supply.” That makes policy sense. But it does not automatically make every new build a good investment, and this is where investors need to be careful. A new build can still be a bad asset, and it usually is in an inferior, compromised location. A poor-quality new build can still suffer from: inflated developer pricing; weak land component; high body corporate fees; oversupply risk; poor resale demand; generic design; weak owner-occupier appeal; limited long-term capital growth. A tax benefit does not turn a weak asset into a strong one. The tax benefit probably recognised these compromises, and is designed to make the weak asset look slightly prettier in a spreadsheet. And let’s be honest. There are reasons why experienced investors avoid new builds. Favourable tax position simply removes one of the reasons. Example Anna is considering two properties. Property A is a new apartment in a high-supply investor-heavy precinct. Property B is an established townhouse in a tightly held Melbourne suburb with strong owner-occupier demand, good schools, scarce supply and strong resale appeal. Depending on your investment timeline and goals, while Property A may receive better tax treatment, Property B may still be the better long-term asset. Investors should not let tax rules override property fundamentals. While tax incentives can be a sweetener, fundamental asset quality should is usually the deciding factor. Tax incentive can change overnight, but asset fundamentals don't. Always ask why are incentives needed to encourage buyers. Myth 5: Family Trusts Are Now Useless The myth says: “Family trusts are dead.” The truth is: No. Discretionary trusts are not being abolished. But tax minimisation loopholes are being tightened. Family trusts serves many purposes and they are still valid, even without the tax "benefit". Your accountant or solicitor should be the best person to advice if family trusts are still valid for your situation. In the Budget, the Government will introduce a 30% minimum tax on discretionary trusts from 1 July 2028, with some exceptions. The trustee will pay the tax, and beneficiaries other than corporate beneficiaries will receive non-refundable credits for the tax payable by the trustee. The Government says this is designed to better align the tax paid on trust income with the tax rates paid by wage and salary earners. This means the benefit of distributing income to low-tax beneficiaries may be reduced. It may also affect some bucket company strategies. Example The Chen Family Trust earns $100,000 in taxable income from investments and business activities. Previously, the trustee may have distributed income across adult family members on lower tax rates, reducing the overall tax paid by the family group. However, under the proposed minimum tax rules, the trust income is intended to face at least 30% tax. So if you had used trusts for the sole purpose of income splitting, the benefit may be reduced. But it might be too late to change the structure. Changes in ownership structures would usually trigger stamp duties, CGT, and potentially move you to the new CGT and negative gearing structure. But that does not mean the Family Trust is useless. Trusts are still useful for: asset protection; estate planning; family wealth planning; business succession; risk separation; holding long-term family assets. A trust is a legal structure, and it should have a proper reason for existing. It is unfortunate that investment spruikers have suggested abusing the family trusts structure to push income to low-tax beneficiaries. And that loophole has been tightened. If your trusts had been established for broader legal, commercial or family reasons, its role is still unchanged. But if you are one of those who had used Family Trust to minimise taxes, it might be too late to change now. Changes can trigger stamp duties, CGT, and put you onto the new CGT and negative gearing rules. The Real Lesson for Property Investors The biggest lesson from the 2026 Budget is simple: The tax system is becoming less forgiving of lazy property investing. For years, property spruikers have convinced lazy investors into buying average assets because the tax benefits softened the pain. The property lost money each year? Negative gearing helped. The property was held for long-term growth? The 50% CGT discount helped. The family trust distributed income? That may have helped too. With those advantages are being reduced, redirected or tightened, investors need to focus more heavily on the fundamentals. A strong investment property should have: quality location; land value; scarcity; owner-occupier appeal; strong rental demand; sensible cash flow; long-term resale strength; infrastructure access; good school and lifestyle drivers; disciplined purchase price. In Melbourne, this matters enormously. Not all suburbs are equal. Not all streets are equal. Not all properties in the same suburb are equal. A property in good suburbs such as Glen Waverley, Mount Waverley, Doncaster, Box Hill, Oakleigh, Bentleigh, Camberwell, Brunswick or another strong Melbourne market still needs to be individually assessed properly. The Budget, in fact, emphasised importance of property fundamentals. It increases their importance. What Melbourne Property Investors Should Do Now Investors should not make rushed decisions. But they should review their portfolio and strategy. 1. Review existing properties Ask whether each property still deserves a place in your portfolio. Investigate the property, not the tax outcome. 2. Model future purchases under the new rules Do not assume old calculations still apply. For future established residential property purchases, the after-tax cash flow may look very different. 3. Be cautious with new builds Do not rush into buying new builds. While they may receive better tax treatment, these incentives probably exist for a reason. And there are also many reason why experienced investors are NOT buying them. Asset quality is key, when it comes to investing avoid buying a poor asset just because of tax incentives. Tax incentives can change overnight, but the property fundamentals don't. Ask the thousands who bought EVs because of preferential taxes, despite the inconvenience and concerns raised by experienced motorists. 4. Review trust structures If you use a family trust, discretionary trust or bucket company, speak to your accountant or tax adviser. This is not something you should DIY. Trust tax mistakes can cost you hundreds of thousands in taxes and stamp duties. 5. Buy better The margin for error is getting smaller. Lazy investing is gone. Investors need to be more selective, more disciplined and more evidence-based. That means understanding value, not just price. Final Thoughts The 2026 Federal Budget does not kill property investing. It kills lazy tax-led investing. Negative gearing still exists, but the rules have changed and new builds enjoy a slightly better advantage. The 50% CGT discount is not simply disappearing overnight, but the capital gains tax framework is changing. Family trusts are not dead, but income-splitting benefits are being tightened. New builds may receive better tax treatment, but they still need to be good assets. Established properties are not suddenly bad investments, but investors will need to be more disciplined when buying them. At Concierge Buyers Advocates, our view is simple: Tax benefits should support a good investment. They should never be the justification to buy. The tax rules can and do change overnight, but the fundamentals of good property selection do not. The investors who do well from here will be the ones who buy carefully, avoid overpaying, and choose assets that stand on their own merits. Because in the end, the market can be brutal to bad investing solely for tax benefits. It rewards quality assets bought well. FAQs Is negative gearing being abolished in Australia? No. Negative gearing is not being completely abolished. Under the 2026 Federal Budget proposal, negative gearing for residential property will be limited to new builds from 1 July 2027. Existing arrangements remain unchanged for properties held before Budget night. What happens to negative gearing for established investment properties? For established residential properties bought after Budget night, losses will generally be deductible against residential property income and can be carried forward. However, investors will not be able to deduct those losses against unrelated income such as wages. Are new builds still negatively geared? Yes. The Budget says investors who buy eligible new builds will still be able to deduct losses from other income. What is changing with CGT? From 1 July 2027, the Government proposes to replace the 50% CGT discount for individuals, trusts and partnerships with cost base indexation and a 30% minimum tax rate on capital gains. Can new-build investors choose their CGT method? Yes. The Budget says investors in new builds will be able to choose the 50% CGT discount or the new arrangements when they sell. Are family trusts being abolished? No. Discretionary trusts are not being abolished. However, from 1 July 2028, the Government proposes a 30% minimum tax on discretionary trusts, with some exceptions. Should property investors still buy in Melbourne? Yes, but with more discipline. Melbourne property investors should focus on quality locations, scarcity, land value, rental demand, owner-occupier appeal and long-term resale strength. Tax benefits should never be the main reason for buying a property. Disclaimer This article is general information only and should not be relied upon as tax, legal or financial advice. Property investors should seek advice from a qualified accountant, tax adviser, solicitor, financial adviser or licensed property adviser before making decisions based on the 2026 Federal Budget announcements.

The internet is thriving with news that overseas buyers have been property shopping in Australia, and in particular, Melbourne. But why this interest in Melbourne properties? Why are overseas investors buying up properties in Melbourne? What do they know that you don't? How do you get started? What do you need to know? As an overseas investor, if you've been planning to invest in Melbourne properties, you would have come across FIRB, and you're also probably aware of how the different types of residency status affects what you can and cannot buy. You'll also be aware of some possible additional stamp duties which are applicable to your situation, depending on your residency status and the type of properties you are intending to invest in. If you would like more information on these, follow these links: Foreign Investment Review Board (FIRB) Residency status and what you can buy Additional Stamp Duties In Melbourne and Victoria, an additional stamp duty of between 3% and 8% are imposed on non-residents purchasing properties in Victoria. More details here. But is this something an overseas property investor should be worried about? No, is the short answer. But why no? Here are the facts. Property investment is for the long term Most property investors typically hold their investment properties for between 10-15 years, or longer, if the property is performing well. Unlike other forms of investment such as shares, currency speculation, unit trusts, etc, property investing has a relatively high entry and exit cost. Compared to these other types of investment as well, the lead time to buy and sell properties are typically months, instead of hours. There are also a lot more due diligence checks to be done when buying properties. You need to pick the right property, with the right condition, at the right price, in the right location and with the right tenants. Every property is unique, even if they are built by the same developer, there are always something unique about each property that makes it different from the one next door. That's why savvy investors invest in the services of independent in-country buyer agents to prevent them from buying a dodgy property. Other considerations for a non-resident As we've mentioned earlier, you'll need to be aware of the purchase process for a non-resident. The FIRB process, as well as what you can and cannot buy, depending on your residency status. There is also a purchase stamp duty which varies by state. We'll be discussing this stamp duty in Victoria context, and how this stamp duty affect or doesn't affect for a property in Melbourne, Victoria. It will take weeks to discuss how stamp duties impact purchases in different region in different state, as this stamp duties varies by state, and each region in the states perform differently. It is yet another reason why successful investors engage the services of a good in-country property advisor. Stamp Duties in Melbourne and Victoria The standard stamp duty for property purchases in Victoria is approximately 5.5% of the value of property. It is levied for all property purchases. As a non-resident, you may be required to pay an additional stamp duty of between 3% to 8% of the value of the property, depending on your circumstances, what you purchase and when you purchase. There are certain situations where you might be exempted from paying this additional stamp duty. Now, 8% may sound a lot, but it is not something most savvy investors are concerned with. At least, not for the next 6 to 12 months. Our overseas investor clients can attest to that. Why is this not an issue for these investors? These investors have researched the Australian market and saw the upcoming boom, and they are setting themselves up to reap the rewards. Here's what we are seeing: 1. Consistent Growth in Melbourne Properties For the last 30 years (1988-2018), Melbourne property prices have been growing an average of 7% annually. During some good years, growth of between 10% and 20% annually are not unheard of. At an average of 7%, property prices doubles every 10 years! Not many other investment vehicles give you this kind of consistent growth. On this fact alone, the additional stamp duty of up to 8% will be recovered in just over 1 year. Official numbers for 2019 has not been release yet, as they were being finalised when COVID-19 forced a delay in the release. Melbourne prices have been consolidating for the last 2 years (2018-2019), and at the second half of 2019, it rose a phenomenal 15% before COVID-19 forced a slow down in the property sales. If you were to look at the 30 year performance chart below, Melbourne right now, is at the tail-end of the consolidation phase and Melbourne is entering the BOOM phase. Melbourne is currently in similar periods as 2007-2008 and 2010-2012, where Melbourne property prices grew between 15% to 20% annually. The patterns are similar: slow-slow-boom, slow-slow-boom! It definitely points to BOOM time for Melbourne properties. If this happens, you could be looking to recover your 8% stamp duty in 6 months! 30 year Melbourne Property Prices 2. The recovering Australia Dollar The Australian Dollar has been relatively low, compared to other major currencies. But it is not going to stay this way for long. With China's economy recovering, and China buying Australian natural resources, the Australian Dollar is set to rise. And this is backed by analysis of the AUD performance against USD and SGD. Chart analysis of the Australian Dollar (AUD) against US Dollar (USD) and Singapore Dollar (SGD) both points to a recovering Australian Dollar. And the Australian Dollar looks set to recover to around AUD 1.00 : SGD 1.05. An upside of about 8%. It is a bit uncertain against the USD, due to the political uncertainties in the United States, but we would expect a similar 8% recovery. 10 year AUD vs USD 10 year AUD vs SGD Advantages of buying properties in Melbourne Now, when you combine the 7% annual growth in Melbourne property prices and the recovering AUD; plus, if you hold the property for 10 years of compounded growth, you stand to gain more than double what you invest. An investment of $500,000 today, could be worth over $1 million in 10 years time. This is why our overseas clients have no qualms investing in Melbourne properties. They are preparing themselves for the imminent boom in property prices and the Australian Dollar. The clients who had trusted our opinion and had bought when the Australian Dollar sank to an all time low (March and April this year), are now smiling, as the AUD had appreciated almost 25% from its low. Their properties are now worth about 18% more on average, in 2 months! It definitely does pay to engage the right independent, in-country property buyer's agent to buy the right property at the right price, in the right location. Melbourne Property Outlook So, what is the outlook of the Melbourne property? Follow our blog and like and follow our Facebook and Linkedin pages for the latest news. We provides regular updates, outlook and forecast on the Melbourne property market. How can our Melbourne property concierge service help you? Prices of Melbourne properties range from $400,000 to well over a few million dollars. Each type of property caters to different buyers and investors. If you are interested in buying the right property at the right, find out why our clients are engaging the services of Concierge Buyers Advocates. Have a look at our success stories. Find out about their experience and testimonies. Get in touch, for more information.

"Off-market" properties have become increasingly popular among property buyers, especially with those wanting to seek the best deals or hoping to have a better chance of getting into a tight property market. If you're in the market and searching for exclusive opportunities, chances are you would have come across the term "off-market" properties. But are they truly the best option for buyers? Or are they just sneaky marketing? In the competitive and cut-throat real estate landscape, having the right support from experienced property advisors, such as independent buyers advocates is crucial. These property buying experts have insider knowledge and access to genuine exclusive off-market listings that are not publicly advertised. This gives buyers a significant advantage in finding hidden gems and securing properties before they hit the market. In our decades of property buying advocacy experience, we've noticed some troubling facts about these "off-market" properties. The term "off-market" has been misused or abused by sales agents and marketers, leading to confusion among property buyers. While genuine off-market properties can indeed offer great opportunities, not all properties labeled as "off-market" are worth pursuing. Most that you receive direct from sales agents and project marketers are just properties being sold unadvertised for a sinister reason. To safely navigate this complex landscape and ensure you're making the best investment decisions, it is essential to know what you are buying and/or work with trusted buyer advocates who is genuinely on your side and have a proven track record of securing the best off-market deals. With their expertise and guidance, you can uncover real hidden opportunities and secure your dream property without the stress and uncertainty of the open market. What is an Off-Market Property? In the strictest sense, an "off-market" property is a property that is not actively being advertised or sold to the general public. In some cases, the owner may be considering selling but has not yet launched a campaign. In other cases, they may not have formally decided to sell at all. Over recent years, however, the term “off-market” has been misused and abused to describe almost any property that is not listed on the major property portals. That is where buyers need to be careful. A genuine off-market opportunity can give buyers a real advantage. It usually mean less competition, a quieter negotiation, and the chance to secure a property before it reaches the open market. But not every so-called “off-market” property is truly off-market. In today’s market, many properties promoted as “off-market” are simply pre-market listings, agent database listings, stale listings, or developer properties being dressed up as exclusive opportunities. Some are useful. Some are average. And most are marketing fluff in a nice suit. This article explains the different types of off-market properties, which ones are genuine, which ones are questionable, and why buyers need to be cautious when sales agents and marketing agents start waving the “off-market” flag. We will also show you how to identify real off-market opportunities, how to avoid the fake ones, and where buyers can actually find these properties. Both the good, the bad, and the heavily polished overpriced properties. But first, let’s break down the different types of “off-market” properties and separate the real off-market from the fakes. What are the different types of Off-Market Properties? Generally speaking, at Concierge Buyers Advocates, our team of buyers advocates and buyers agents categorise the "off-market" properties into 3 main types. These are: Type A - Properties which are not selling. Type B - Properties which are sold willingly, and often, not advertised openly. Type C - Properties which are selling, but not advertised openly. Type A - The Off Market Properties Which the Owners have no-firm plans to Sell Type A is the genuine off-market properties which the vendors are either not selling, or have no firm plans to sell. These are the properties which offer buyers the best buying opportunities. No one, or not many buyers, know they might be selling. You could walk pass one, and do not even know you can buy it. These type of off-market properties are everywhere. But almost 99% of them are not for sale. And it is the agents' job to persuade the owners to sell. The genuine off-market properties are usually the most rewarding to buy, and takes the longest time to buy. Type B - The Unwilling Off Market Properties Some of the Type B "Off-market" properties are sold as the vendor does not want the publicity of a public listing. But most of these Type B "Off-market" properties are the ones which we would usually call Distressed Properties. These are the properties which must be sold, due to the circumstances the owners and vendors are in, but are unwilling or unable to openly advertise them, for privacy, security, or many other reasons. These could be court orders, divorce properties, deceased estates, mortgagee-in-possession properties, etc. There is a genuine reason why they must sell, but they are not advertised openly in the usual public boards, due to one concern or the other. Type C - The Fake Off Market Properties Now, Type C, is the fake "Off-market" properties. These are the ones, which the owners, vendors or developers are actively selling, but had chosen not to advertise. The majority of these Type Cs are being sold through sales agents, property investment spruikers or "property investment strategists". And they are being actively used to trap unwary buyers, that they have "privileged access" to some rare and "profitable" properties. When a real estate sales agent approached you with an "off-market property" or when the public approached sales agents asking for "off-market" properties, it would be one of these fake "off-market" properties, 99% of the time. Compared to Types A and B, the key difference here is, the owners have an intention to sell, and the sales agents would usually have some form of exclusive (or sometimes, open) agreement with the vendor and most of the times the vendors are not interested in selling them at market values. Why aren't all For Sale Properties Advertised? Now, let's take a deeper look at the Type Cs. We further categorise the Type C off-market properties into 3 sub-categories: the opportunistic "Off-markets" - vendors (and sales agents) motivated by opportunity. The opportunistic, greedy vendor and/or sales agents choosing to sell in the hidden market, away from public scrutiny. These are very often the unrealistic vendors who think their properties are worth hundreds of thousands more than other properties in the area, and they do not want to invite their neighbours and public scrutinising and talking about their expectations. the ex-listings - these are properties which were previously listed, but unsold due to an unsuccessful sales campaign, usually due to "unrealistic vendor expectations". Aka, vendors are asking too much for what the proeprties are worth. Agents would usually suggest that these properties be taken off-market, usually after their exclusive sales agreement has lapsed, so the agents can protect their performance reputations and also giving themselves the exclusive opportunity to privately market them as "off-market" properties. the developer stocks - these form the bulk of fake off-market properties. And unfortunately, these make up the majority the so-called off-market properties being sold by sales agents, real estate marketers and new buyers agents. The developers have hundreds and sometimes, thousands of such new properties, and they must sell. Advertising them on the public boards isn't practical, as there are too many combinations. It will be a very expensive advertisement campaign if the agents were to advertise each and every one of them. The Dangers of "Off-market" Properties Types A and B are the legitimate, real "off-market" properties. They aren't available openly for good reasons, and if buyers have access to them, they might be able to pick up some good or unique deals. As with any purchases, always do your due diligence. Not what the sales agent tells you. The Type Cs Off-Market are the ones Buyers Must be Wary Of Throughout the years, we've noticed a few common themes with these Type C fake "off-market" properties. And one characteristics is that the vendors and sellers are not interested in selling them at market prices. In most cases, the sellers are asking for a significant premium above market prices. And these are unfortunately, the types of "off-market" properties being recommended by the sales and marketing people, the property investment "strategists" and new buyers agents to unwary buyers. The agents do not have to hunt for them, they are being distributed freely by property developers and vendors, for these agents to sell on their behalf. They are also almost always offered by the sellers or developers with huge commissions for every property they sell. Someone is paying for the commissions. Guess who? These type C fake "off-market" properties are usually either overpriced or are the types of properties which are oversupplied in the market. There are just too many of these products being built. Buyers are very unlikely to enjoy any growth, and we are never proud to buy one of these for our clients. What do Frustrated Buyers Buy? In the world of real estate, sales agents and marketers possess a keen ability to gauge a buyer's experience and emotional state. They prey on the vulnerability of inexperienced and desperate buyers, recognizing them as easy targets for peddling what we call Type-C "fake" off-market properties. These properties, masquerading as exclusive deals or "off-market" properties, are often marketed as easy-to-buy opportunities, enticing tired buyers with promises of minimal competition and exceptional value. However, behind the facade lies the strategy to exploit the naiveness of desperate and rookie buyers, luring them with false claims of exclusivity and unparalleled opportunities. Trapped in their desperation, buyers eagerly fall for the agent's pitch, believing these properties to be the elusive gems they've been searching for. Unfortunately, they are unaware of the deception at play and the true nature of these Type-C fake "off-market" properties. Driven by the desire to avoid competition, many buyers exclusively seek out off-market properties, assuming they are gaining an advantage in the market. Little do they know, they are merely falling into the trap set by sales agents, who eagerly present them with Type-C properties instead of genuine off-market opportunities. It's imperative for buyers to exercise caution and discernment when navigating the real estate market, especially when it comes to off-market properties. By understanding the tactics employed by unscrupulous agents and marketers, buyers can protect themselves from falling victim to the allure of Type-C fake "off-market" properties. Stay vigilant and informed, and remember, not all off-market properties are created equal. How do Type C Fake Off Market Properties come about? The sales and marketing people are not to be underestimated. Most are smart and very opportunistic. Don't get me wrong. They work hard for the money. Just don't question their ethics. When approached by a seller who holds unrealistic price expectations for their properties, sales agents would often suggest marketing these properties as "off-market" properties. Although they are labeled as "off-market", it is important to note that these are not the genuine "off-market" properties in the true sense of the term. Owners have every intention to sell. It is on the market to sell, but they are asking for very unrealistic prices. These are the "fake" off-market properties. Unfortunately, these are often the type of "off-market" being released to the unsuspecting and inexperienced buyers, when they asked for "off-market" properties. Why are Properties sold as "Off Market" Properties often Overpriced? Eventually, one would have noticed these Type-C "off-market" properties are often severely overpriced properties. And there is a reason for this. In addition to allowing them to promote these properties as "Off-market" properties, the sales agents achieve 3 things: They Avoid Public Scrutiny. When a property is openly advertised, the market can judge it. Buyers can compare it against recent sales, competing listings, suburb medians, etc. Because these are usually very overpriced, people notice and will question it. But when the property is quietly circulated as an “off-market opportunity”, it avoids that same level of public scrutiny. There is no public listing sitting online for weeks. There are fewer awkward questions about why the vendor’s expectations are miles ahead of the market. In other words, the “off-market” label is often used to make an overpriced property feel exclusive, when in reality it is just an expensive, overpriced property. They avoid questions on why these properties are so much more expensive than others in the market. They Protect the agency's reputation. Overpriced properties are difficult to sell. They often sit on the market for a long time, attract limited serious interest, and eventually need a price reduction. In some cases, they are withdrawn from the market altogether. That is not a great look for the selling agency. By keeping these properties off the major public real estate portals, agents can avoid the public embarrassment of a property sitting online for months, failing to sell, or eventually selling well below the advertised price. It allows the agency to maintain the appearance of strong results and responsible pricing, while still testing inflated vendor expectations behind the scenes. Put simply, if the price is too ambitious, it is much easier to hide the evidence when the property was never publicly listed in the first place. They use Buyers to Test the Market. Some “off-market” campaigns are not really designed to sell the property immediately. They are used to test buyer appetite. The vendor may not be fully committed. The price may not be realistic. The agent or vendor may simply be gathering feedback and offers to work out whether the market will support the vendor’s expectations. This is where buyers need to be especially careful. An unsuspecting buyer may think they are being given a private opportunity, when in reality they are being used as a pricing experiment. If offers are received, the vendor may use those offers as a benchmark before launching a proper public campaign later. We have often seen properties promoted quietly as “off-market”, only for buyers to later be told the property is “no longer available”, and reappear online weeks later as a public listing. Sometimes, it is even listed by a completely different agent. That tells you everything. This “off-market” approach was not always a genuine selling opportunity. It was market testing dressed up as exclusivity. Where can you find the genuine "off-market" properties? So where can you find the real deal "off-market" properties? Well, that depends on which types of "off-market" properties you are looking for. In general, here are where you can find them: Type A - Genuine "off-market" properties Bulk of these properties are actually not available for sale. However, buyers advocates with the right skill-sets would be able to find them, and negotiate a purchase outcome. Our Platinum buying plan focuses on helping buyers find and buy the real off-market properties. This premium service may take a few months to a couple of years to find and negotiate an outcome. In one instance, we spent almost 2 years acquiring one such property in Glen Waverley. Type B - Unwilling "Off-Market" properties Buyers Advocates would be able to access them. Most of the times, there could be some legal or court orders on these properties. In blue chip areas, agents would typical list these properties for auction or sell by "set date". It is believed that selling them opening is the right way to extract market value for these properties. However, in locations with poor demand, these would usually be sold unadvertised through buyers agents or buyers advocates, as this is usually the most efficient way of selling. They do not pay any selling and advertisements costs, and because our buyers are all qualified and ready to buy the right property, it usually means it is a definite sale if we've a suitable buyer. Our buyers advocates are often approached by vendors and / or their legal representatives for buyers for these properties. Although we understand the buyers unfortunate predicament, we believed in running a ethical business, and doing the right thing morally. We would not undervalue such properties. We would never take advantage of someone's unfortunate circumstances. We would kindly ask a buyer to look elsewhere if they insist on taking advantage of any unfortunate circumstances. No apologies here. Type C - Fake "Off-market" properties These are the easiest to find. The "off-market" market is flooded with these fake off-market properties. These fake off-market properties make up over 90% of the "off-market" properties. Ask any sales agent, and they would have lists of catalogs for you. They are also available through the so-called "property investment strategists", who are no more than real estate marketers. They sell you a get-rich investment dream, but it could easily be 5 to 10 years before you realise you had bought a nightmare. Many buyers ended up losing hundreds of thousands, as the combination of high rental management fees, high body corporate fees, and negative growth turned these properties into major money pits. Remember, over 99% of these are priced well above market value. As with any properties, buyers should always do your due diligence. This is especially true with these Type C fake "off-market" properties, to avoid being taken for a ride. If you want an independent assessment of the property you are being sold, talk to one of our independent buyers advocates. We can help provide you with an independent, unbiased assessment of the property you are interested in. Good properties are seldom sold off market. It limits their sales potential. Do Concierge Buyers Advocates have Off Market Properties? Yes, we do. We were often approached by agents and marketers offering these "off-market" properties as well, but we always vet and qualify these properties, before making any recommendations. We assess the property, appraise the property and if the price is within expectations, we grade and classify these properties. 99% of these properties are rejected as they were either oversupplied, irrelevant, or too expensive for what they are, to be honest, which prompted us to write this article. We will only match the property to buyers if they are relevant and suitable for them. We would not want to waste the buyer's time. We do occasionally come across a few good ones though, so, if you are keen, do get in touch. 90% of off market properties are either fake or overpriced. Type B genuine off-market properties are the ones we tend to receive from real estate agents, the vendor's solicitors, or court orders. Real estate sales agents know, as industry experts, our experienced buyers advocates can tell a genuine off-market from the fake ones, and they would not want to damage their professional reputation by sending us fake off-market properties. They are, thus, usually on-point with their recommendations. Type A Off-market properties are available through our Platinum Buying Plan, where our emphasis is on exclusivity. We have to custom search using a expert techniques, to find and access them. Our buyers are usually the only one or one of the privileged few who has access to them. If you are in the market to buy your property and interested to know if any Off Market properties is suitable for you, or just want to have a chat about this article, do feel free to get in touch. More home and investment property buying news and tips here.

For buyers searching in Melbourne markets like Glen Waverley, Balwyn, Box Hill, Brighton, Camberwell, Mount Waverley, and Malvern, a common question arises: Does Hiring a Recognised Brand-Name Buyer’s Advocate Actually Improve the Buying Result? It's a fair question. A recognised name can feel safer. It can make buyers feel they are making the “right” choice. And in a high-stakes purchase, that sense of comfort is powerful. But comfort and results are not the same thing. While a big brand can help in some situations, it does not automatically mean better advice, better service, better off-market access, or a better buying result. What matters far more is the person actually handling your brief, their experience in your target market, and whether they are hands-on from start to finish. The Short Answer A brand name can help with trust and visibility. But when it comes to actually buying well, the real drivers of success are: Local knowledge Due diligence Negotiation skill Accountability Who is actually doing the work In plain English, the logo does not buy the property well. The buyer’s advocate does. What a Big Brand Can Do Well Larger buyer’s advocacy firms can have genuine advantages. They often have: Broader research resources More polished systems and processes Larger databases Stronger brand recognition Wider market coverage A recognised brand can also make some selling agents pick up the phone faster. In tightly held prestige and blue-chip suburbs such as Toorak, Brighton, Armadale, Canterbury, Hawthorn East, and Middle Park, a highly connected advocate with long-standing relationships may sometimes surface opportunities that a smaller operator cannot. For buyers chasing very specific properties in prestige suburbs with thin stock, network and agent profile can matter. Where Big Brands Can Fall Short This is the part many buyers miss. A strong brand does not guarantee that the person doing the real work for you is the same person whose reputation attracted you in the first place. Many aren't. From experience a buyer's advocate can typically actively buy for 3 to 5 clients at any one time. In large agencies, the routine buying and client management is usually managed by junior staff. With the high turnover in the industry, a junior staff is someone with under 3 years experience. To navigate the world of buyers advocacy confidently, anyone with less than 5 years experience is hardly considered experienced. You may sign up because of the founder’s profile, awards, media presence, or social proof. But once engaged, the day-to-day work may be handled by a junior associate or team member with lesser experience. That is where the gap can appear. When that happens, the buyer can end up with: Less continuity Less accountability More handoffs More transactional service Weaker judgement at the pointy end of the campaign And in property, the pointy end is where it matters most. Negotiation tactics, skills, reading the bidders at public auctions, circumventing agent roadblocks, navigating the settlement issues, adapting issues to your advantage, etc. Buying Well is Not a Branding Game; It is a Skill Game The person who gets you the right outcome is the one who can: Read the campaign properly Assess the property accurately Spot structural, planning, or location red flags Understand the micro-pockets of the suburb Know when the agent is bluffing Structure the offer properly Negotiate with discipline That person wins you the property at the right price. Not the logo. Where Boutique Buyer’s Advocates Often Outperform A good boutique buyer’s advocate usually excels in the areas that matter most to the buyer. In a boutique model, you are more likely to get: Direct principal/senior involvement Better continuity from start to finish More responsive communication Deeper local suburb knowledge Stronger accountability More personalised service The person you meet is often the one who inspects the homes, assesses the risks, speaks to the agent, negotiates the deal, and bids at auction. They know every detail of your journey. This continuity matters more than you think, especially when it comes to being your property buying concierge. In markets like Glen Waverley, Mount Waverley, Bentleigh East, Oakleigh, Box Hill North, or Rowville, local street-by-street knowledge, school zone nuances, and buyer demand can matter more than a big agency name. Instead of trying to cover every market, boutique buyer agencies usually work more deeply in specific suburbs, price points, or buyer types. That sharper local focus can often produce better results than broad but shallow market coverage. Off-Market Access: Big Myth, Mixed Reality Many buyers assume larger firms always have better off-market access. That is not necessarily true. Large firms may have larger databases and broader reach. But this same off-market property is often listed in boards shared among buyer agencies. In other words, the "off-market" property presented to you is shown to many other buyers as well. But boutique advocates can have something just as valuable, and sometimes more valuable in a local market: genuine local relationships. These relationships are often built over years of face-to-face dealings with local selling agents. That can lead to pocket listings, quiet opportunities, and early access that never gets sprayed across a national list. So yes, a big brand may have broad access. But a strong boutique advocate can sometimes have better real access in the exact market you care about. Big Brand vs Boutique: What Buyers Should Compare Factor Big Brand Agency Boutique Buyers Advocate Brand recognition Usually stronger Usually lower Cost Usually higher - you are paying for the prestine office Usually lower - leaner operation Systems and admin support Often broader Often leaner Research coverage Often wider Often more targeted Senior involvement Seldom, or comes with higher fees Usually directly involved in your purchase. Continuity of service Can involve handoffs Usually more consistent Local suburb depth Varies by team member Often stronger Accountability Diluted across the agency Usually clearer Personalised service Process-driven, impersonal Usually more tailored Off-market access Broader network Often deeper local relationships Buying experience Depends the agent who manage your file Depends on principal experience So, Are Brand-Name Buyer’s Advocates More Effective? Not necessarily. Effectiveness in property buying really comes down to three things: 1. Access Did they find or surface properties you would not have found yourself? 2. Due Diligence Did they stop you from buying a lemon, overpaying, or missing a serious risk? 3. Negotiation Did they save you more than their fee, or at least improve the overall outcome materially? That is how buyers should judge effectiveness. A brand name might get a foot in the door faster. But if the person representing you lacks local experience, sharp judgement, or negotiating ability, the brand will not save you. On the other hand, a lesser-known but highly experienced advocate with strong local relationships can absolutely outperform a big-name agency in the real world. When Brand Genuinely Matters There are situations where brand and profile can make a real difference. Usually, that is when: Stock is extremely limited Many deals happen quietly Agents guard relationships carefully Access depends on trust and history The buyer is targeting a tightly held prestige market In those cases, a highly connected advocate with deep relationships may surface opportunities others cannot. But for most buyers purchasing in markets where properties do come to market regularly, the bigger drivers of success are still: Local knowledge Due diligence Negotiation skill Strategy Accountability Not just brand prestige. The “Famous Name” Premium A lot of the value of a famous brand is psychological. People feel more comfortable choosing a recognised name because it reduces the fear of getting it wrong. It feels safer. It feels more impressive. It feels easier to justify paying a premium. But buyers should be careful not to confuse perceived status with actual buying performance. A branded advocate saving you $40,000 is no more valuable than a lesser-known advocate saving you $40,000. The result spends exactly the same. Questions Buyers Should Ask Before Choosing Any Buyer’s Advocate Whether the firm is large or boutique, ask these questions: Not who sold you the service. Who is actually executing your brief? If they are overloaded, service and judgement will suffer. Ask what recent deals they have personally negotiated in your target suburbs, whether that is Balwyn North, Surrey Hills, Doncaster, Mount Waverley, or Glen Iris. You want clarity on who is accountable once the agreement is signed. Local longevity matters. Ideally, you want someone with at least several years of direct experience in the exact locations you are targeting. Make sure they are not selling property, taking kickbacks, or operating with divided loyalties. These questions matter more than brand recognition. Red Flags to Watch For There are a few warning signs buyers should take seriously. Local Agency that covers all of Australia Let's be real. Australia is huge! If a boutique agency claims to cover all of Australia, all property types, and every kind of buyer, be careful. Lack of focus often means lack of true local depth. That usually leads to mediocre results and buying at inflated prices. Wall Full of Awards A wall full of awards, podcasts, social content, and media mentions may look impressive, but none of that guarantees a better buying result. Awards in this industry are not always as meaningful as they appear. Most are self-nominated and peer-voted. They are more about marketing than performance. A serious buyer should not be distracted by shiny objects. An agency with many awards does show they put a decent effort into marketing their services. And you are likely paying for their time. Secretive About Who is Doing the Work If the agency is fuzzy about who will actually inspect, negotiate, and advise, that is a problem. If the sales pitch leans heavily on the company name, but lightly on the individual’s recent local results, buyer beware. Bottom Line A brand name can help. But it is not the main thing. For most buyers, the better question is not: “How famous is the agency?” It is: “Who is actually representing me, and how good are they at this?” A strong boutique buyer’s advocate can often outperform a larger, brand-driven firm because the service is more direct, the accountability is clearer, and the local knowledge is deeper. A big brand may offer comfort. A good advocate offers results. And when you are spending hundreds of thousands or millions of dollars on property, results are what matter. FAQ Does a Brand-Name Buyer’s Advocate Get Better Off-Market Access? Sometimes, but not always. Large firms may have broader networks, while boutique advocates can have stronger local relationships in the exact suburbs you care about. Are Boutique Buyer’s Advocates More Hands-On? Often, yes. In many boutique firms, the principal is directly involved from search through to negotiation and purchase. Can a Big Agency Assign My Brief to a Junior Staff Member? Yes, that can happen. That is why buyers should always ask who will actually handle the campaign day-to-day. Is a Boutique Buyer’s Advocate Always Better? No. Boutique is not automatically better. The real issue is capability, accountability, suburb knowledge, and who is doing the work. What Matters Most When Choosing a Buyer’s Advocate? The key factors are local experience, due diligence, negotiation ability, continuity of service, and whether the advocate is genuinely acting only for the buyer. If you are buying in Melbourne’s eastern, south-eastern, or inner suburbs and want a clearer view of what matters beyond the marketing, speak with Concierge Buyers Advocates. We are happy to have a confidential conversation about your brief, your target market, and whether a boutique, hands-on approach is the right fit for you.

AI will replace some jobs in Australia. It's not a question of IF, but WHEN. However, it is more likely to replace tasks first, compress headcount in certain white-collar roles, and reshape jobs faster than it wipes them out completely. AI will not cause Australia-wide mass unemployment by itself in the next few years. But it will absolutely create pain in specific industries, especially office-based, repeatable, process-heavy roles. The bigger risk is not “everyone loses their job”. The bigger risk is middle-income white-collar workers getting squeezed while AI-capable workers become much more resilient and probably more valuable. 1. Will AI Replace Jobs in Australia? Yes, but unevenly. Not all jobs will be affected. Jobs and Skills Australia says generative AI is currently more likely to augment jobs than replace them, with higher automation risk concentrated in routine clerical and administrative roles. It also says the outcome is not fixed. It depends on how businesses integrate AI, how workers retrain and adapt, and how the company policy responds. The RBA’s summary is similar: some roles will be automated and displaced, but a much larger share of roles are exposed to AI-assisted work rather than outright job elimination. It cites Jobs and Skills Australia estimating that nearly 90% of Australian jobs have medium-to-high augmentation exposure, meaning AI changes how work is done more than simply deleting jobs. In plain English: AI is not a bulldozer. It’s a chainsaw. It will cut through certain tasks brutally fast. 2. What Jobs are Most At Risk from AI? The jobs most at risk are jobs where the output is digital, repeatable, text-based, rules-based, or process-heavy. The roles that are most exposed, and in some cases, already being replaced: Higher risk Why Data entry / admin assistants Repetitive forms, emails, scheduling, document processing Basic customer support Chatbots, voice agents, scripted troubleshooting Junior bookkeeping / accounts processing Invoice coding, reconciliations, reporting Basic paralegal / legal admin Contract review, document summaries, matter research Junior marketing copywriters Ads, captions, emails, blog drafts Entry-level analysts Research summaries, spreadsheet work, report drafting Call centre workers AI voice + chat automation Basic HR / recruitment screening CV filtering, candidate summaries, onboarding documents Some junior software roles Code generation, testing, debugging, documentation, project administration Mortgage/insurance processing roles Standardised rules, forms, compliance checks 3. What Jobs are Safer from AI? The safer jobs are those requiring physical presence, complex human judgement, trust, accountability, local context, emotional intelligence, or hands-on execution. Medical professionals, tradies, building inspectors, buyers advocates, to name a few. These roles are expected to be more resilient: Lower risk Why Electricians, plumbers, builders Physical work in unpredictable environments Nurses, aged care, allied health Human care, judgement, regulation Teachers, childcare Relationship and supervision-heavy Police, emergency services Physical presence and judgement High-end sales and advisory Trust, persuasion, bespoke advice Property buyers advocates Local judgement, negotiation, inspections, trust Construction manager Site complexity, coordination Senior lawyers/accountants/advisers Accountability and interpretation Business owner AI becomes leverage, not replacement In the world of real estate, AI can help write reports, analyse suburb data, draft emails, compare sales and generate marketing. But it cannot do a proper comparative market analysis, walk through a dodgy renovation, smell damp. An on-site, in-property is always necessary to appraise a property properly, to provide an accurate price valuation. Anyone who said a set of computer algorithms can be as accurate, does not understand how an appraisal is done properly. Neither can AI read an agent’s and bidders' body language at auctions, or stop you from emotionally overpaying by $150,000. That bit still needs a sharp human. Annoying for AI. 4. How Many Jobs Could AI Replace in Australia? There is no precise number, simply it depends on the organisation, how confident they are with AI, and far they want to roll out AI in their organisation. Diligent organisations are likely to take a cautious approach, starting with integrating AI into job roles, assess its effectiveness and accuracy, before taking the next steps. With this in mind, the likely timeline is: 2026–2028: It is already happening. Small but noticeable displacements in admin, support, technology, finance, marketing and junior professional roles. IT companies, banks and financial institutions are already reducing workers and replacing them with AI. But rest easy, most businesses are adopting the approach of not replacing the person who left, rather than mass sackings. Businesses which are too adventurous and jumping into AI without understanding its limitations might be burnt by the inaccuracies that current AI models tend to produce. 2028–2032: Bigger restructuring can be expected as businesses redesign workflows around AI agents. When businesses gets more comfortable for AI and when AI models matures and produce more accurate results, businesses will be looking at restructuring, redesigning their processes, and redeploying staff. One experienced worker aided by AI may likely do what two or three junior workers used to do. 2032 onwards: Potentially serious disruption if autonomous AI agents become reliable, regulated, cheap and widely trusted. The RBA notes firms expect modest near-term headcount reductions but higher output as AI tools are integrated. It also says long-run modelling suggests AI could result in a net increase in employment if productivity gains lift output and labour demand, although short-term employment growth may slow while firms restructure and workers retrain. So my base case: Scenario Probability Labour Market Effect Mild disruption 35% Job churn, low unemployment impact Moderate disruption 50% Reduced Hours; Some white-collar job losses, slower wage growth, more underemployment Severe disruption 15% Major displacement in admin, junior professional and service roles 5. Will AI Cause Major Unemployment in Australia? Not by itself, not in the base case. Australia’s labour market is still relatively resilient. ABS data for March 2026 shows unemployment at 4.3%, employment at about 14.77 million, and underemployment at 5.9%. The RBA’s February 2026 outlook expects unemployment to be broadly stable near term, then gradually rise to around 4.6% by mid-2028, not explode into recession-level unemployment. That matters. If AI were already smashing the labour market, you would expect sharper shifts and that will show in mass layoffs, vacancies, wages and unemployment. We are not seeing that nationally yet. But there will be hidden pain. Some people will still be technically employed but: doing fewer hours, earning less, stuck in lower-value roles, struggling to get entry-level jobs, or unable to move up because AI has eaten the training-ground work. That is the sneaky part. The headline unemployment rate may look fine while parts of the workforce ends up in an underemployed situation. 6. Could AI Job Losses Cause House Prices to Fall? Not enough on its own, in my view. To explain this, I'll break this down to 3 parts. 6A. AI Job Losses Impact on Housing AI is more likely to change buyer behaviour and income distribution than crash the housing market. Interest rates, credit, migration, supply and recession risk still matter more. For house prices to fall heavily because of AI, you would need broad income shock plus forced selling plus credit tightening. AI alone is unlikely to create that across Australia in the short to medium term. 6B. AI Job Losses Impact on Mortgage There is no denying. Job instability will cause temporary mortgage serviceability concerns. However, when we look at the bigger picture, statistics shows there are about 30-35% of home owners without any mortgage. And about 25%-30% of homes are bought with cash. And this reflects the financial statuses of our buyers. About 3 out of every 10 properties were bought with cash. Yes, some of our buyers have $1-1.5m cash sitting idle in their portfolio. Property prices are driven by several forces: Factor Effect Employment and income Supports borrowing capacity Interest rates Huge impact on borrowing capacity Credit availability Determines what buyers can pay Population growth Adds housing demand Housing supply Australia remains structurally undersupplied Rents Supports investor demand Confidence Drives buyer urgency or caution Australia’s population was 27.72 million at September 2025, growing by 423,600 people over the year, with 311,000 from net overseas migration. That population growth continues to support housing demand, especially while supply remains tight. The RBA also noted housing prices increased strongly over 2025, with prices up 8.5% over the year to December, supported by housing credit, a strong labour market, and government buyer schemes. So, unless AI creates a genuine unemployment spike — say unemployment moving well beyond 6–7% and concentrated among mortgage-holding households — I do not see AI alone causing a major national house price crash. 6C . Concerns with Accuracy of AI Models While AI may replace some jobs, not all jobs will go. The current batch of AI engines are all prone to AI hallucinations, and depending on models you use, this error rate can be as high as 30-50%. This means, there will still be people needed to validate the results from AI. 7. What AI Job Changes Means for Australian Property Buyers and Investors? AI is expected to affect the property market unevenly. Most vulnerable markets: outer suburbs with high mortgage stress, areas dependent on white-collar admin / back-office employment, investor stock with weak tenant incomes, CBD apartments if knowledge-worker demand weakens, lower-quality stock where buyers become more cautious. More resilient markets: blue-chip family homes, land-rich suburbs with school zones, areas with medical, education, government and infrastructure employment, scarce A-grade properties, suburbs with high-income dual-professional buyers, well-located Melbourne eastern and south-eastern family housing. In other words, AI may hurt B-grade and C-grade income-dependent stock more than genuinely scarce property. 8. Final Thoughts: AI Will Reward the Proactive and Prepared, Not the Passive AI will replace jobs. But at the same time, new jobs will be created. What will these jobs look like? Nobody knows. Many of these new jobs probably do not exist today. So, what does the future look like in Australia? Next 3 years AI will remove some jobs, but mostly through natural attrition, reduced hiring and productivity restructuring. No major national unemployment crisis. 3–7 years Real disruption. Junior white-collar roles, admin roles, basic analysis roles and support roles get hit. Wage growth may become more polarised. 7–10 years If AI agents become reliable enough to handle whole work flows accurately, the impact becomes much larger. This is where job losses could become politically and economically serious. Bottom line AI will replace some Australian jobs, especially routine white-collar jobs. But it is more likely to create a two-speed labour market than mass unemployment: AI users become more productive and valuable. Non-adopters get squeezed. Junior workers face a tougher ladder. Routine admin-heavy roles shrink. Human-trust, physical-world, advisory and judgement-heavy roles hold up better. For Australian house prices, AI is not the big crash trigger by itself. A serious housing fall would require AI-driven job losses to combine with higher rates, weak credit, forced selling and falling migration or confidence. Possible? Yes. Likely case? No. With migration and with housing currently being in a undersupplied situation, job changes due to AI might not have a major impact on house prices. The smart move is not to fear AI. It is to become the person using AI to replace the weaker version of yourself. That is the Darwin bit — just with Wi-Fi. About Rayson Rayson is the founder of Concierge Buyers Advocates and a former Fortune 500 Regional IT and Data specialist with over 20 years’ experience in Big Data, AI, and systems automation. Having spent two decades at the forefront of technical evolution, Rayson now applies that analytical rigour to the Melbourne property market to give his clients an unfair advantage. With a deep understanding of how technology and shifting employment trends reshape where we live and invest, Rayson is dedicated to levelling the playing field for buyers. He bridges the gap between complex data and real-world results, helping home buyers and investors future-proof their portfolios with surgical precision.

As much as we love our job and have been going our jobs well, there will always be times when we are stumbled by client's questions. This is one instance. At a Melbourne networking event for Singaporean and Malaysians business owners, our boss was asked: How are Buyers Agents different from Sales Agents? Intoxicated with the fragrance of good food, he wasn't prepared. How can he attend networking events unprepared??? Now, readers, don't tell our boss. I'll be fired if he saw this... So, here I am, helping him compile this comparison table. Difference between a buyers advocate and sales agent The differences between a buyers advocate and a sales agent is subtle but stark. One of the effective sales tactic is to make buyers believe the sales agents are working for them, and the house they are selling is what they want, even though they know it's not. We've compiled this table which explains these differences. ​ Independent Buyers Advocates Sales Agents and Fake Buyers Agents Who do they work for? Buyers Serve as independent advisors to the buyer, prioritizing their needs and objectives above all else. Sellers Act in the best interests of the seller, striving to achieve the seller's goals and maximize the sale price of the property. What do you buy? You buy what is the most suitable for you. You buy what they have for sale. Who pays them? Who do they represent? Buyers Advocate solely for the buyer's interests, offering unbiased advice and guidance throughout the buying process. Sellers Represent the seller's interests, aiming to secure the best possible outcome for the seller in terms of price and terms. What are their expertise? Possess extensive knowledge of local markets, property trends, and negotiation skills and strategies to help buyers make informed decisions and get the best out of their purchase. Have in-depth knowledge of the properties they represent, including features, amenities, and market value, to effectively market and sell properties. Are they licenced and insured? Genuine Buyers Advocates are police checked, fully licenced and insured. Real Estate Sales Agents are licenced. But most of those who sells you off-the-plan properties are unlicenced sales people, taught to repeat a standard, templated financial solution. Without licencing, they are not police check and not insured. Buyers are buying at their own risks. Who do they Negotiation for? Buyers. Negotiate on behalf of the buyer to secure favorable terms, including purchase price, contingencies, and timelines. Sellers. Negotiate for the seller, and against buyers to achieve the highest possible sale price for the seller, while also ensuring a smooth transaction process. What properties will they present? You buy what you want to buy. They custom search for the best available property for you and your needs. You buy what they have to sell. They present whatever their business is selling or what their franchise network is selling, and are trained to convince how you fit the property. How do they inspect the property? Independent inspection. Identifies the good points and identify the problems with the property. Biased inspection. Shows you only the good points and hides the problems with the property. How do they valuate the property? Independent Appraisal and Valuation. Gives you an unbiased, realistic independent valuation based on their local knowledge and property expertise. Provides a Statement of Information, which reflects what their sellers wants to sell for or their marketing spin. Or they provide a fake low valuation, to attract buyers to create bidding wars. What is your buying experience? Customer-focused Buyers Advocates gives buyers sufficient time to consider their recommendations. Feels very pushed and pressurised to buy something from them. Buyers Agents vs Sales Agents So, now you know. While both buyers' advocates and sales agents play important roles in real estate transactions, they operate with different objectives and loyalties. Buyer's advocates represent the interests of buyers exclusively, providing impartial guidance and advocacy throughout the buying process, while sales agents work on behalf of sellers to market and sell their properties effectively. Understanding these distinctions can help buyers and sellers navigate the real estate market with confidence and clarity. Where Can You Find Genuine Independent Buyers Advocates? If you need to buy fast, and buy a property that suits you, get in touch. Have a chat to discuss how we can help you achieve your property ownership dreams without having to run around aimlessly.

In the dynamic realm of real estate, the role of a buyer's advocate stands as a pivotal force, guiding individuals through the intricate journey of property acquisition. Whether you're a seasoned investor or a first-time homebuyer, understanding the significance of this profession can profoundly impact your purchasing experience. What do Buyers Advocates Do? A Trusted Property Advisor and Negotiator: At its core, a buyer's advocate serves as a trusted property advisor, working exclusively on behalf of home buyers and investment property buyers, to secure their best interests. Armed with extensive property market knowledge and insights, they navigate the complexities of property transactions with precision and expertise. From identifying suitable properties to negotiating agreement terms favourable to their buyers, their primary objective is to achieve the optimal outcome for their property buying clients. Property Market Insights and Analysis: In an ever-evolving real estate landscape, staying abreast of market trends and fluctuations is paramount. Buyer's advocates leverage their in-depth understanding of local property markets to provide clients with valuable insights and analysis. Whether it's assessing property values, evaluating neighborhood dynamics, or identifying emerging investment opportunities, their expertise empowers buyers to make informed decisions. Streamlining the Property Buying Process: The process of buying a property is often overwhelming, particularly for those navigating it for the first time. Buyer's advocates streamline this journey by managing every aspect of the transaction process. From conducting property inspections and due diligence to coordinating with legal and financial professionals, they orchestrate a seamless buying experience, alleviating the stress and uncertainty often associated with property acquisition. Property Negotiation Mastery: Negotiation lies at the heart of any successful property transaction, and buyer's advocates excel in this arena. With finely-honed negotiation skills and a deep understanding of market dynamics, they advocate tirelessly on behalf of their buying clients to secure the best possible buying terms and outcome. Whether it's negotiating the purchase price, terms of sale, or contingencies, their goal is to maximize value and minimize risk for their clients. Tailored Property Buying Solutions and Personalized Service: At Concierge Buyers Advocates, we understand every buyer's journey is unique, and buyer's advocates recognize the importance of personalized service. By taking the time to understand their clients' individual needs, preferences, and objectives, they tailor their approach accordingly, ensuring a customized experience that aligns with their clients' goals. Whether it's finding the perfect family home, securing a lucrative investment property, or navigating a competitive bidding war, they are dedicated to delivering results that exceed expectations. In conclusion, the role of a buyer's advocate extends far beyond mere transaction facilitation. They are trusted advisors, market experts, skilled negotiators, and advocates for their clients' best interests. By harnessing their expertise and guidance, buyers can navigate the complex world of Melbourne real estate with confidence, knowing they have a dedicated ally by their side every step of the way. How do you find a buyer's advocate? If you're keen to explore how buyers advocates can help reduce you reduce stress, saving time and money, do get in touch with our team. Our team is here to understand your needs and discuss how we can work together to help you realise your home ownership and investment property faster.

Looking to leverage the equity in your property portfolio for your next investment? Concerned about your fixed-rate mortgage rolling over soon? Or do you simply want a better deal for your mortgage? Access the best rates, unlock untapped equity, and kick-start your property investment journey. Is this ​Time to Review and Refinance Your Mortgage? If you are on a fixed rate mortgage and it is about to roll over to variable rates, don't let it roll over to the default higher rates. If you do nothing, lenders can roll you over onto their higher rates. Act now to avoid the consequences. Our mortgage partners can review your mortgage and likely find you better rates. How do I know if There are Equity in my Property Portfolio? If you haven't reviewed your mortgage in the past two years, you could be sitting on untapped equity ranging from 20% to 50%. Property prices have risen significantly in the past 3 years, with potential for further growth despite recent fluctuations. Now is the time to refinance and extract the equity you need for your next property investment or to reduce your mortgage repayments. Is this a good time to Refinance and Extract Equity from your portfolio? With interest rates rises predicted to end in coming months , financially sound buyers have come back into the market. Suburbs where we had bought in recent months, had seen growth of over 10% in 2 months! Yes, despite falling prices in the broader market, good properties in good locations are still being snapped up and prices are climbing. Prepare your finances ahead of the curve and capitalize on the next boom wave. Refinance to secure the best rates, unlock your portfolio's untapped equity, and seize the right opportunities when they arise. How do you refinance your mortgage? Refinancing and obtaining a cashback through us is easy. Simply reach out to us, and we'll handle the process for you. Our partner lenders prioritise your refinancing needs, ensuring exceptional service and cashbacks / bonuses you're eligible for. ​ Does this apply to home buyers? Yes, this applies to any home buyers and investment property buyers. Whether you are getting your first home, next home, or investment property. We can put you in touch with our team of lenders. This limited time special won't last forever. Get in touch with us via Whatsapp, email or call back request soon.

Buyers advocates are everywhere at the moment. But buyers agents are sometimes getting a bad reputation because sneaky sales agents or marketing agents are calling themselves buyers agents, claiming to help you to build wealth and retire early. In reality, they are no more than a sales agents. By trying to confuse consumers by calling themselves a different name, some felt they are, in fact, sneakier than sales agents. When it comes to navigating the complex world of real estate buying and selling, having a trusted advisor by your side can make all the difference. However, not all buyers advocates are created equal. It is critical to know who you can and should trust in the real estate world. One wrong trust could mean hundred of thousand dollars worth of losses. The importance of using a real, independent buyers advocate cannot be overstated. In this article, we will explain the significance of independence and why it should be a top priority when seeking professional assistance in your property buying journey in Australia. The Fake Buyers Agents For years, the image of Buyers Advocates or Buyers Agents has been tarnished by sneaky sales agents or marketing agents calling themselves buyers agents, helping you to "build financial wealth" for early retirement. However, when you dig further into their investment strategies, business model, and even business ownership structure, savvy investors will quickly notice they are nothing more than sales agents and marketing agents selling you what they have been told to sell. Developers are paying them commissions to sell. You are buying what they have to sell, not what you need. Such fake buyers advocates usually goes by catchy names, and are based out of swanky offices. Hey.. the fees and commissions from their past clients and developers paid for this... How Will Buyers Benefit from Using a Buyers Advocate? Let's step back a little and let us explain how genuine Buyers Advocates can help buyers with their property purchase plans. With genuine buyers advocates who have nothing to sell and just want to help, the benefits are immense: Market Knowledge and Expertise: One of the primary reasons to consider a buyers advocate is their unparalleled market knowledge and expertise. These professionals are immersed in the real estate industry, keeping a pulse on current market trends, property values, and emerging opportunities. By tapping into their extensive knowledge and experience, buyers advocates can provide valuable insights and guidance, helping you make informed decisions throughout the buying process. Time and Effort Saving: Searching for the perfect property is an incredibly time-consuming process. From scouring listings to attending open houses, the process can quickly become overwhelming. Because an experienced buyers advocates has run and fine tuned this process, they help to streamline the process by conducting a comprehensive search on your behalf. They help with filtering through countless properties, presenting you with only the most suitable options that align with your requirements, saving you valuable time and effort. Access to Off-Market Opportunities: Some of the best property opportunities are not always publicly listed. Buyers advocates have access to a vast network of industry contacts, including real estate agents, developers, and property insiders. This network enables them to tap into exclusive off-market opportunities that may not be accessible to the general public. By leveraging these connections, buyers advocates can present you with unique options that others may never even know existed. Skillful Negotiations: Negotiating the terms of a property purchase can be a nerve-wracking experience, especially for those unfamiliar with the intricacies of the process. Buyers advocates are skilled negotiators who can act on your behalf, ensuring you secure the best possible purchase price and favorable terms. Their expertise in handling negotiations can make a significant difference in the outcome, ultimately saving you money and providing peace of mind. Objective and Unbiased Advice: Emotions can often cloud judgment when it comes to buying property. With their objective viewpoint, buyers advocates provide unbiased advice based on market data and their understanding of your specific needs. They prioritize your best interests, helping you avoid common pitfalls and making decisions that align with your long-term goals. Post-Purchase Support: The role of a buyers advocate extends beyond the purchase transaction. They can assist with various post-purchase tasks, such as coordinating inspections, guiding you through the settlement process, and connecting you with trusted service providers for property management, renovations, or any necessary repairs. Their ongoing support ensures a smooth transition into your new property, alleviating any additional stress or complications. Are all Buyers Agents the Same? Now that you have a better understanding of what a real buyers advocate can do for you, let us delve deeper into the world of buyers advocates. Buyers Advocates are sometimes called Buyers Agent. But not all Buyers Agents can be called Advocates. The difference lies in their process, their integrity, and their loyalty. To be a true advocate, the buyers agents have to work only for the buyer, and their process and due diligence has to work in the best interest of the the buyer. Most buyers agents in the industry simply buy a property for their client. They do not care if the property meets the buyer's requirements or goals. They do not care if the property will be a lemon. Their focus is to find a property for you that you buy. Buyers Agent's focus is to buy a property to close the deal. A buyers advocate goes above and beyond this. They understand your goals and requirement, and the will conduct due diligence which helps you avoid buying a lemon and helps you meet your goals. Their processes are pro-buyer every step of the way. When the seller asks for more they will not accept the request without valid justification. Buyers Advocates fights to ensure you buy the property that suits you, at the best possible price. Are all Buyers Advocates the Same? Broadly, we can separate the work of buyers advocates into 3 broad categories. You might have heard of: larger, well known brand name buyers advocacy businesses, and you might have heard of some Sales Agencies running their own "Buyers Agent" business, and then, you have the smaller independent, lesser known boutique brands in the market. This table summarised the differences between the three categories: ​ Large Buyer Advocacy Business Sales Agency linked Buyer's Services Boutique Independent Buyers Advocates Size of Business 5 to 30+ employees unknown - agents are known to change between a sales agent role and a "buyers agent" role typically under 5 employees Fees Usually around 2-3% of property price Free (as they are earning commission from your purchase) Fixed price, or usually between 1-1.5% of the property price Fees are paying for Agency takings. Office Space. Branding and Image. Free education seminars. Licencing, Software and Data Licenses, Insurances. Office Space. Branding and Image. Agent takes a cut of price-linked commission from seller. Software and Data Licenses, Insurances, costs to support your purchase. Skills and Experience Lower fee paying clients are usually being assisted by new, trainee buyers agents. Expect to pay the full 3% for experienced buyers advocates. Predominantly Sales Skillset. Most are sales agents playing a part time role to "help" buyers. Newer agencies are usually being runned by new buyers agents with little to no experience. The more established agencies (more than 5 years) would be personally managed by their director or principal Buyers Advocates. Types of properties you can be recommended Listed properties, off-market properties Limited properties listed by related agencies only. Listed properties, off-market properties Negotiations Their commission is linked to property price. Negotiate while considering their commission, and the need to maintain long term relationships with the vendor or sales agents. What negotiation? Their commission is linked to property price. And as seller agents for the vendor, they need to protect the interest of the vendors. They might give you a "discount", as they have already included this "discount" in their inflated quoted prices, but that is about all you will get. Genuine negotiation. Not afraid of severing relationships with the vendor or sales agents. Approach Can be pushy. Agents has monthly performance and closure targets to meet. Very pushy. High-pressure sell tactics usually used to ensure they meet their very demanding sales targets. No targets to meet, other than ensuring you buy the right property. Importance of Independent Buyers Advocates Independence is a choice. Being independent is not easy. It is 5 to 10 times tougher running a truly independent Buyers Advocate Agency. And without the integrity and passion of wanting to do the right thing to genuinely help property buyers, many new buyers advocates eventually turned to the dark side of sales and fake buyers advocacy with the lure of easy money and lucrative commissions. The Commission Illusion: Why Unrepresented Buyers Indirectly Finance the Vendor’s Agent There is a pervasive myth in the Australian real estate market: the belief that the vendor pays the sales commission. When asked who remunerates the sales agent, 99% of buyers point to the seller. In the mechanics of a property transaction, this is a fundamental misunderstanding. In reality, sales commissions are an embedded within the property’s list price. When a vendor prepares their property for market, they determine a "net" figure they wish to pocket from the sale. They then add marketing costs and agent commissions on top to arrive at the public asking price. The strategic reality: If you are purchasing a property without independent representation, you are not only paying for the asset; you are indirectly financing the commission of the negotiator working against your interests. The "Free Advocacy" Trap: A Conflict of Interest This brings us to a dangerous "grey area" in the 2026 market: the rise of agency-backed "Buyer’s Agents" or sales agents who are offering who offer their services "for free". It is a basic axiom of finance that where the money flows, the loyalty follows. If an advocate is not being paid by you, they are being paid by the developer or sharing a commission with the listing agent. Under Australian law, the moment an agent receives payment from a vendor, their duty of care shifts. If your agent is providing buying services for free, they are working for the vendor and they are legally obliged to work in the best interest of the vendor. Not the buyer, not you. The Conflict: Their legal mandate is to secure the highest possible price for the seller, not the best value for you. The Risk: You are no longer a client; you are the "buyer" being managed toward a pre-determined (higher) sale price. To navigate a market where the cards are stacked in the vendor’s favour, you require a genuine advocate whose loyalty is funded and legally anchored to you. At Concierge Buyers Advocates, our fixed-fee service model ensures that our only objective is your capital preservation and successful acquisition. How are Genuine Independent Buyers Advocates different? When you pay for a buyer's advocate service, you are ensuring the buyers agent is working only for you. And they are legally required to look after your interests in the property purchase. There's no if and buts. It is written the the real estate legislations. With a genuinely independent buyers advocates you get: Objective Guidance and Advice: Independent buyers advocates operate without concerns for conflicts of interests. They work, focusing solely on your best interests. Their unbiased advice helps you find the right property at the right price, without any external influences clouding their judgment. You are buying something you want, not something they need to sell. Unparalleled Advocacy: Independent buyers advocates are your dedicated advocates throughout the entire buying process. They work solely on your behalf, looking after your needs, preferences, and objectives. Their loyalty lies with you, allowing them to negotiate fiercely to secure the best possible deal. With their expertise and commitment, they act as your expert ally, protecting your interests and ensuring a successful outcome. Access to a Broader Market: An independent buyers advocate has access to a wide range of properties on the market. They are not limited to a specific stock that the agency is selling, or biased towards certain sellers. This means they can source from all available options and present you with a comprehensive selection tailored to your requirements. Their extensive network and industry connections provide access to a broader market, including off-market opportunities that may not be accessible to others. Extensive Market Knowledge: Independence allows buyers advocates to provide objective insights based on their comprehensive market knowledge. They continuously analyze market trends, property values, and emerging opportunities. Their deep understanding of local neighborhoods, zoning regulations, and future developments can be invaluable in guiding your decision-making process. With their expertise, you can make informed choices and seize opportunities that align with your long-term goals. Transparency and Trust: Choosing a real independent buyers advocate means transparency and trust are at the forefront of your relationship. You do not need to second guess their hidden agenda. You do not need to wonder if they have any conflicting in interests. Because there are none. Independent professionals prioritize clear communication, keeping you informed every step of the way. They provide honest assessments, ensuring you have a realistic understanding of the market and property values. Their commitment to transparency builds trust and fosters a strong partnership, empowering you to make confident and well-informed decisions. Personalized Service and Attention: With an independent buyers advocate, you receive personalized service and undivided attention. They take the time to understand your unique needs, preferences, and financial situation. And they tailor their approach and recommendations to your specific requirements. Unlike the "wealth creation" marketing agencies, who simply sells what they have as your solution. They can identify properties that truly align with your vision and maximize your satisfaction. Their dedication and commitment to your success set them apart, elevating your experience throughout the entire buying process. Lower fees: Independent buyers advocates save costs by not paying for to brand royalty or maintaining a physical office. They don't organize expensive "free investment seminars." This cost-saving approach allows for lower fees compared to brand name buyers advocates. Such insurance, marketing and branding overheads adds between $5,000-$8,000 per client. And this explains why brand name buyers advocates tends to charge between $5,000-$20,000, more per purchase. How Our Genuine Independent Buyers Advocates Benefit Buyers The outcome of the independence shows. Testimonials from our clients at Concierge Buyers Advocates show our independence has paid off and our clients are often getting: Frank assessment of properties - exposing hidden issues, agendas, problems which no data and statistics will ever show. Creative Offer Strategies - leading to lower purchase price. Upfront refusal to accept sign up when we believe the buyer will not benefit from any buying services. We do not sign up clients just to pocket their retainer. Buying faster and more confidently when they know we have no hidden agenda. No need to second guess our motive. TRUST - Clients trusts our advise and recommendations. Genuine Independent Buyers Advocates are Protecting Buyers Purchasing Interest Choosing a real independent buyers advocate is crucial for a successful and fulfilling property acquisition journey. Their objectivity, unwavering advocacy, and extensive market knowledge empower you to make informed decisions and secure the best possible outcome. By placing your trust in an independent professional, you gain a valuable ally who works solely in your best interests, ensuring that your buying experience is transparent, personalized, and ultimately rewarding.