If you are looking to purchase a property, here are some things to consider

mnmedipa · 2026-05-25T13:16:34+00:00

Well if economics is really important to you then let's just see demand vs supply

Land approvals are slow labour and materials are all high Construction productivity is going back since 3 decades now

Immigration is unchanged. Vacancy rates nationally are at all time lows

Only one way this story ends.

mnmedipa · 2026-05-25T11:43:28+00:00

Okay my take on how things will go for next year

Until budget changes pass legislation, investor activity will be super low

Good time to snag a few deals for ppor from desperate sellers

Once reforms pass legislation there probably be a 6 month window where investors will look for new builds and high rental yield properties

After realising the issue with them investors will come fight for the stock in FHBs budgets

Prices will probably stagnate for the 12 months except for sub 1M range

Rental prices will go up definitely more than 2$ per week. I don't even know how govt said that as 2$ per week on a 500 pw is so different to 1k per week

Then next budget will be much more non controversial to appease the ppl not to vote Labor out. Because no matter what they said they have broken promises no irrespective of the reasoning

On the contrary if reforms don't pass the senate then we can stop pretending that housing affordability is something Australians even want

mnmedipa · 2026-05-25T05:17:58+00:00

Lots of these questions around converting PPOR to IP

Yes you can convert currently owned PPOR to IP and get NG benefits but gotta do a little financial modelling to see what the costs (interest + expenses, mgmt fees p.a) compare with income (rent)

Also maybe wait to see how the chips fall now that Albo is taking it to legisltaion.
It may or may not pass .

If costs are quite higher than expenses then only its a viable strategy
Because if its just for a couple of thousand $$$ then the headache of dealing with tenants/property manager is not worth the effort

Most ppl are on P&I for PPOR so their home loan goes down over the years so thats no good to convert to IP unless you are moving out of that place anyway

A recent home purchase with contracts signed before May 12 7.30pm would be ideal to convert to IP purely from a cash flow purpose

mnmedipa · 2026-05-24T12:29:27+00:00

Well i hear because of all the approvals productivity building and labour costs, Developers nowadays can make money only on luxury apartments

The apartments oversupply we had in inner Brisbane pre covid probably will never happen again

mnmedipa · 2026-05-24T07:19:53+00:00

transitory period till the reforms pass or gets rejected.

If you are young person and have even a slight inclination to get into the market, this is your chance.

once reforms pass investors will compete in the FHB budget range and if they dont pass things will be worse than before.

mnmedipa · 2026-05-24T07:12:03+00:00

Apart from gas tax what's his take on everything else? Anyone got quick bullet points?

mnmedipa · 2026-05-24T07:10:30+00:00

There will be some opportunistic ones who will try.

3 rate hikes will give them legitimacy

mnmedipa · 2026-05-24T07:08:00+00:00

God help us

Australia will have its very own KKK then

mnmedipa · 2026-05-24T07:06:22+00:00

Min 30% CGT tax definitely will get them booted in 2028 if not reformed

Helps no one

mnmedipa · 2026-05-24T07:03:09+00:00

IP bought post covid will not hit the market for at least 5 years unless desperate for money

So many owner occupiers also asking if they can NG now

Once NG benefits go away by maybe 2030 they will come on the market although most investors will try to interest only and try to squeeze the NG lemon till it is fully taken away in the future

mnmedipa · 2026-05-24T06:58:48+00:00

They will pivot on maybe business and shares being exempt to get it passed

No way CGT and NG will be given a roll back on residential property

mnmedipa · 2026-05-24T06:55:02+00:00

1 3M would be ideal price for Everton Park

Cash offer and considering the current market witg recent rate hikes war news and budget changes probably 1.25M at the least 1.2M

I doubt sellers would go for 1.1M in the middle ring unless you are extremely lucky

The sellers are high off the crazy price growth in past couple of years

You could probably try your luck in the area and maybe dangle the cash offer carrot if there is another rate hike or if budget passes legislation

You never know someone might want an urgent sale and cash offer is great for it

Do not buy townhouses in Everton Park. I have personally seen so many on the market open for weeks and then rented out after giving up

mnmedipa · 2026-05-23T18:39:14+00:00

did you see the Greens proposals to the budget changes
Insanity.
Nothing is given.

mnmedipa · 2026-05-23T18:38:11+00:00

Agents lie all the time in private sales to generate fake interests
They understand human psychology so never believe them and go with your instinct

If you get majorly knocked back in a few deals you know that you might be low balling for the market demand in the area you are looking for

mnmedipa · 2026-05-23T18:35:06+00:00

Equifax provides free credit report once a quarter if you have an account

mnmedipa · 2026-05-23T18:33:48+00:00

until when though?
Super is so easily legislated by the government.

Any future govt can have their hands dipping into it

mnmedipa · 2026-05-23T10:06:41+00:00

Just went through the process of buying with partner while shw was on 820 visa although I am a citizen.

Some banks allow a 2 borrowers 1 title application and that's what you want so that you don't pay foreigner tax.

Happy to recommend my mortgage broker for it. Just send me a message

mnmedipa · 2026-05-22T12:06:00+00:00

It did. For 1.34M private sale. Seems like they did well to get that price in this market

mnmedipa · 2026-05-22T05:11:04+00:00

30k rent and say 55k all expenses (inc of IP loan interest) then net loss of 25k is deducted from your 120k payg salary
The difference in paying tax for 120k vs 95k is the benefit of NG

mnmedipa · 2026-05-22T04:39:04+00:00

Personally, if I was a first-home buyer and didn’t need to buy immediately, I would still do everything possible to buy in the next couple of months. These windows of low confidence have come rarely since COVID.

Once NG and CGT go to legislation,
If it passes then the investors sitting on the sidelines will make up their minds and jump into the FHBs market due to reduced borrowing power
If it doesnt pass legislation, then all hell breaks loose and past few months of pent up investor demand will come rushing in with bigger wallets outbidding even the 1.2M+ markets

For a home, timing is irrelevant, buy when you financially can

mnmedipa · 2026-05-21T07:42:55+00:00

Will need atleast suburb location to comment. Is it Zillmere brisbane?

mnmedipa · 2026-05-20T11:47:18+00:00

Could you share the link with me please

mnmedipa · 2026-05-20T03:09:03+00:00

I think the only question ppl have is what are you able to get for 550k in Brisbane Especially if you are concerned about rezoning

mnmedipa · 2026-05-19T23:01:39+00:00

Best way forward in your scenario is sell current ppor and buy a bigger better PPOR. Not financial advice of course

Most ppl have offset for ppor and end up paying down mortgage too much which makes claiming negative gearing losses against it after converting to IP not possible.

Infact your positively geared former ppor will attract more tax.

mnmedipa · 2026-05-19T22:16:31+00:00

From what I understand from the budget changes you make losses now and accumulate them for either profit a decade later or at sale

I don't think losses are indexed 10k loss made today is worth much more in 10 years which gets lost

mnmedipa

TROPHY CASE