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29/10/2026

Most of the reasons people give for wanting to sell an investment property come down to how it's being run.

The tenant was hard work. The rent hasn't been reviewed in years. Every repair lands on the household budget because nothing was set aside. Each of those has a fix that costs less than selling.

Tenant: a tenancy has an end date. Check when the lease ends and what notice your state requires, and ask your manager to start the formal process on any arrears now.

Manager: your management agreement sets the notice period for changing agencies. Read it, then speak to a couple of other agencies about how they'd handle the property.

Rent: get a current rental appraisal, compare it with similar places listed nearby, and schedule an increase within your state's rules.

Loan: ask your lender for a rate review, or ask a broker to compare it with what's available elsewhere. If it's fixed, find out the break cost first.

Buffer: set aside six months of what the property costs you each week after rent, using the before-tax figure, plus a month's rent to cover a vacancy. Keep it in a separate account.

If the property still doesn't suit you once those are sorted, that's a genuine reason to sell, and worth doing deliberately.

📖 Full article: https://prosperinproperty.com.au/learn/selling-investment-property/?utm_source=facebook&utm_medium=social&utm_campaign=selling-investment-property&utm_content=fb2

28/10/2026

A difficult tenant, a manager who's let things slide, rent below market and a loan nobody has reviewed all have fixes that cost less than selling. If the property still doesn't suit you once they're sorted, that's a genuine reason to sell, and worth doing deliberately.

📖 Full article: https://prosperinproperty.com.au/learn/selling-investment-property/?utm_source=facebook&utm_medium=social&utm_campaign=selling-investment-property&utm_content=card1

27/10/2026

Selling an investment property feels reversible. You sell, things settle down, and if you want back in later you buy something similar.

For an established property bought before the property tax reforms took effect at 7:30pm on 12 May 2026, it doesn't work that way. That property keeps the existing tax treatment while you hold it as it is, so a loss on it can still be offset against your salary. Selling ends it.

A similar house in a similar suburb bought next year is a different asset for tax purposes. It sits under the new rules, and from the 2027-28 income year a loss on it can only be offset against residential property income, with anything left over carried forward.

Selling can still be the right call. Some properties should go, and the tax treatment doesn't make a bad one good. What changes is that the decision runs one way, so it's worth being sure of your reason before you list.

Ask your accountant what the treatment is worth on your own numbers, and put that figure next to the sale price when you decide.

📖 Full article: https://prosperinproperty.com.au/learn/selling-investment-property/?utm_source=facebook&utm_medium=social&utm_campaign=selling-investment-property&utm_content=fb1

25/10/2026

Borrowing against a property and using the money are separate questions for tax purposes.

Whether the interest on borrowed money is deductible follows what the money is used for, whichever property secures the loan. So equity drawn from an established property bought before the cutoff, used to fund a new purchase, leaves the original property's treatment unchanged. The interest on the new borrowing attaches to the new purchase, under whatever rules that purchase sits under.

That gives you two assets and two treatments, side by side. The grandfathering stays with the original property and doesn't carry across. An established property bought today would sit under the new rules. Eligible new builds are treated differently and have their own conditions, which are a question for your accountant.

The original property keeps its treatment while you hold it as it is. Selling ends it, and changes to ownership or structure need checking first.

How the loan is set up matters here. Equity released as its own loan split, with a single purpose, keeps the two clear. Borrowing for different purposes mixed in one loan is slow and costly to separate later.

This describes how the rules fit together. Whether any next purchase suits your plan is a separate question.

📖 Full article: https://prosperinproperty.com.au/learn/negative-gearing-grandfathering/?utm_source=facebook&utm_medium=social&utm_campaign=negative-gearing-grandfathering&utm_content=fb3

24/10/2026

If you hold an established property bought before the cutoff, the tax side is largely settled while you hold it as it is. Selling ends it, and changes to ownership or structure need checking first. What's still open is the order of everything else: getting the loan structure right and the buffer in place, then deciding whether there's a next step at all.

📖 Full article: https://prosperinproperty.com.au/learn/negative-gearing-grandfathering/?utm_source=facebook&utm_medium=social&utm_campaign=negative-gearing-grandfathering&utm_content=card2

22/10/2026

With grandfathering, the expensive mistakes tend to happen around the limits.

If you own an established investment property bought before 7:30pm on 12 May 2026, it keeps the existing tax treatment. That treatment attaches to the property as it stands, and that's where people make assumptions.

Selling it ends it. If you sold and bought another established property, even a very similar one, the new purchase would sit under the new rules.

Changes to ownership need the same care. Moving the property into a different name or structure, or transferring a share to a partner, can look like paperwork. Whether either affects the treatment is a question for your accountant, and it needs asking before anything is signed.

Grandfathering also shouldn't keep you in a property that doesn't suit your plan. Tax treatment is one input. If the location no longer fits your goals, or the property costs more to hold than you can comfortably carry, those things still matter, and they may matter more.

Knowing where the limits sit lets you plan around them.

📖 Full article: https://prosperinproperty.com.au/learn/negative-gearing-grandfathering/?utm_source=facebook&utm_medium=social&utm_campaign=negative-gearing-grandfathering&utm_content=fb2

21/10/2026

An established property bought before 7:30pm on 12 May 2026 keeps the existing tax treatment, and an identical one bought today doesn't. That treatment stays with the property while you hold it as it is. Selling ends it, and changes to ownership or structure need checking first. It's also one input into a decision about a property, and it shouldn't be the deciding one.

📖 Full article: https://prosperinproperty.com.au/learn/negative-gearing-grandfathering/?utm_source=facebook&utm_medium=social&utm_campaign=negative-gearing-grandfathering&utm_content=card1

20/10/2026

Picture a pair of identical houses on the same street, with the same floor plan and the same rent.

One was bought in 2022. The other was bought in June 2026, after the property tax reforms drew a line at 7:30pm on 12 May.

From the 2027-28 income year, a loss on the first can still reduce the tax on its owner's salary. A loss on the second can only be used against residential property income, and anything left over is carried forward until there's some to use it against.

To anyone walking past they're the same house. For tax purposes they're different assets.

If you own an established property bought before the cutoff, you're holding the first kind. It keeps that treatment while you hold it as it is. Selling ends it, and any change to who owns it or how it's held needs checking first. None of this is a reason to buy an established property now, since a purchase made today sits under the new rules.

Tax treatment is one input into whether a property suits your plan. It's worth knowing which kind you hold before you make your next decision about it.

📖 Full article: https://prosperinproperty.com.au/learn/negative-gearing-grandfathering/?utm_source=facebook&utm_medium=social&utm_campaign=negative-gearing-grandfathering&utm_content=fb1

19/10/2026

The Two Speed Market - Established Vs New

15/10/2026

Before you look at a house and land package, it helps to know how it reached you.

Most new property comes through one of two models. In one, the inventory exists first: a developer or builder has lots to sell, a sales channel is engaged to sell them, and buyers are matched to the list. In the other, the plan exists first: a buyer's goals and numbers are worked out, and a property is found and negotiated against them. Both are common, and both are legitimate.

The answers to a few questions tell you more than the model does. They're worth asking of anyone, including us.

• Was this property on a list before you knew my situation, and how many others are you selling in the same estate?
• How is the firm paid, by whom, and what's the amount? Ask for the dollar figure.
• Is the commission the same regardless of which property I end up with?
• Were the land price and the build price each negotiated, or presented as a package?
• What two or three options did you rule out for me, and why?

Prosper is paid a management fee by the builder where we execute a purchase, which is why those questions are worth asking of us too.

Clear answers are a good sign. A vague one shows you where to look harder.

📖 Full article: https://prosperinproperty.com.au/learn/two-speed-market/

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