The start of a new financial year is a valuable time to review your investment property portfolio and consider how it will perform in a changing tax and property landscape.

This year, there is even more reason to take stock at the beginning of a new tax year. The Federal Government's muddled changes to negative gearing and capital gains tax have now passed through the Australian Parliament, providing investors – whether we like it or not – with greater certainty about the rules that will apply over the coming years.

With that in mind, here are some investment property resolutions worth considering for the 2026/27 financial year.

Resolution 1: Understand the negative gearing reforms

Before making any investment decisions, it's important to understand how the new negative gearing rules will affect future purchases.

• New builds only: From 1 July 2027, negative gearing for residential property investments will generally be limited to newly constructed homes[i].
• Deductibility rules: For existing residential properties purchased after 12 May 2026 (7:30pm AEST), rental losses can only be offset against income generated from residential property (including future capital gains), rather than against salary and wage income[ii].
• Grandfathering provisions: Residential investment properties owned before 12 May 2026 are exempt from these changes and will continue under the existing negative gearing rules[iii].

Resolution 2: Get across the Capital Gains Tax changes

The way capital gains tax is calculated will also change from 1 July 2027. The key reforms include:

• The current 50% Capital Gains Tax discount for individuals, trusts and partnerships will be replaced by inflation-adjusted cost base indexation[iv].
• A minimum 30% tax rate will apply to capital gains accrued from 1 July 2027.

These changes could significantly impact when landlords choose to buy or sell property and reinforce the need to obtain professional tax advice before making major decisions.

Resolution 3: Stay on top of state-based property tax changes

Federal tax reforms aren't the only changes that may affect property investors. State and territory governments can also make changes to stamp duty and land tax. For example, the SA government has phased out stamp duty for commercial real estate transactions.

Resolution 4: Meet with your accountant

With significant tax reforms on the horizon, now is an excellent time to review your investment strategy with your accountant.

An accountant can help you understand how the new property tax rules apply to your investments, review ownership structures and assess the tax implications of future purchases or sales. Professional tax advice will be especially useful for investors who own property through a self-managed super fund or family trust.

While you're meeting with your accountant, ask them to review your depreciation claims. If you don't already have a tax depreciation schedule prepared by a quantity surveyor such as BMT Tax Depreciation, now is a good time to organise one, as the cost is generally tax deductible.

Resolution 5: Reset your investment goals

The new tax landscape provides an ideal opportunity to examine your investment goals, whether you're working on a two-year objective or a longer-term five-year investment plan - and you can also discuss these goals with your accountant.

Try starting with your current portfolio and determining whether it still matches your financial goals - or if new-build opportunities are worth considering. Perhaps it's time to diversify into commercial property or sell an investment property that no longer fits your strategy.

Resolution 6: Review your investment loan and landlord insurance

The new financial year is also a good opportunity to review your investment loan and landlord insurance – and better still, you might be able to find some savings. With interest rates moving north, refinancing could potentially improve your cash flow. Likewise, checking your landlord insurance makes certain you have appropriate cover for today's rental market.

The finance specialists at Our Broker can help you review your investment loan and compare your current lending arrangements with the latest options available. They may also be able to assist with landlord insurance. Call 1800 913 677 to discuss your options.

Resolution 7: Give your investment property a compliance health check

The start of a new financial year is also an ideal time to ensure your investment property complies with the latest safety requirements.

This includes reviewing your smoke alarms to ensure they are working properly and comply with your state's legislative requirements. If your property has a swimming pool or spa, confirm that the pool compliance certificate is current and that the gates and fencing meet safety standards. Your Raine & Horne Property Manager can help here. It's also worth checking that electrical and gas safety inspections have been ticked off, and ensuring routine maintenance of gutters, roofing, hot water systems, air conditioning, and security devices has been completed to help avoid expensive repairs.

For more ideas on how to start the 2026/27 financial year on the right foot, speak with your local Raine & Horne Property Manager today.

[i] https://www.ato.gov.au/about-ato/new-legislation/in-detail/individuals/tax-reform-boosting-home-ownership-reforming-negative-gearing-and-capital-gains-tax

[ii] https://budget.gov.au/content/factsheets/download/tax-explainers-negative-gearing-capital-gains-tax.pdf

[iii] https://budget.gov.au/content/factsheets/download/tax-explainers-negative-gearing-capital-gains-tax.pdf

[iv] https://www.raineandhorne.com.au/news/investors-tenants/what-does-the-replacement-of-the-50-cgt-discount-with-inflation-adjusted-indexation-from-1-july-2027-mean-for-my-property-investments