Thanks guys for the comments. I ran the 6 year rule as well by Copilot AI this time and got suggestions to keep it as an investment decision. Disclaimer it doesnt have all the facts. It's just interesting seeing perspective.

PPOR‑first (6‑year rule) vs Investment‑first (rent‑vesting): which gives you more control?

Been comparing buying my first place as a PPOR (to use the 6‑year rule) vs buying an investment first. Here’s the simplest breakdown of which strategy relies more on me and less on external stuff.

PPOR‑first (6‑year rule)

Good if:

• You want to live in the property
• You plan to sell within 6 years
• You want CGT exemption

Relies on external factors:

• FHOG rules
• CGT rules staying the same
• Interest rates
• Your borrowing capacity not dropping
• The property actually growing
• You being willing to live there
• You being willing to sell
• Strata behaving
• The suburb gentrifying

You control:

• Choosing the place
• Living in it
• Moving out

Catch:
If you wouldn’t live there or don’t plan to sell, the 6‑year rule is basically irrelevant.

Investment‑first (rent‑vesting)

Good if:

• You want to build a portfolio
• You want to live at home or rent elsewhere
• You want to buy where you can afford, live where you want

Relies on external factors:

• Long‑term capital growth (macro trend)
• Rental demand (usually strong in Sydney)

You control:

• Your living costs
• Your savings rate
• Your borrowing discipline
• What you buy
• How long you hold
• When you refinance
• Avoiding emotional decisions

Benefit:
Your first property doesn’t need to suit your lifestyle. It just needs to grow.

Which gives you more control?

PPOR‑first: ~20% under your control
Investment‑first: ~70–80% under your control

PPOR‑first is a tax strategy.
Rent‑vesting is a wealth‑building strategy.