
Episode #67
67 Negative Gearing Scrapped, CGT Changed: What The Fall Out From the Budget Means for Property Investors
The 2026-27 Federal Budget delivered the biggest overhaul to property investing this country has seen in decades, and it has now passed into law. Negative gearing has been abolished for established residential properties purchased after 7:30pm on 12 May 2026, and the 50% capital gains tax discount is being replaced with cost base indexation and a 30% minimum tax on gains, both taking effect from 1 July 2027. In Naomi's first-ever two-guest interview, she's joined by property valuer Belinda Botzolis, founder of Add Valuer and a returning guest from Episode 20, and mortgage broker Emma Stephens from Artemis Finance, joining the podcast for the first time. Together they bring two essential lenses to the conversation: what these changes mean for how banks assess your borrowing power, and what they mean for the value of the property you already own. Across the episode, Belinda and Emma break down the new “neutral gearing” term the banks are already using, why every investment property now needs to be valued before 30 June 2027, and how to think through whether to sell, hold or restructure a portfolio without making a decision out of fear. They also cover debt recycling as an alternative way to keep investing, the genuine pros and cons of commercial property, and the recent ban on self-managed super fund loans for residential property, along with what business real property still allows. If you own an investment property, are thinking about buying one, or just want to understand what's changed and why, this episode gives you the practical detail to plan your next move with confidence. KEY TOPICS COVERED What's actually changed: negative gearing abolition and the shift to CGT indexation “Neutral gearing” - the new term reshaping how much you can borrow Why every investment property needs a valuation locked in before 30 June 2027 Should you sell, hold or restructure? Debt recycling as an alternative strategy for investors Commercial property: the real pros and cons Business real property and the new ban on SMSF loans for residential property MEET THE GUESTS Belinda Botzolis — Founder, Add Valuer A property valuer for over 20 years and a Fellow of the Australian Property Institute. Find her by searching “Belinda the Valuer.” Belinda first joined the podcast back in Episode 20. Emma Stephens — Mortgage Broker, Artemis Finance Emma is the business partner of Sharon Bae, who joined the podcast back in Episode 50 to talk refinancing. Find Artemis Finance at https://artemisfinance.com.au/ or connect with Emma on LinkedIn and Instagram. DISCLAIMER The information in this podcast is general in nature and doesn’t take into account your personal situation, goals or needs. It’s accurate as at the date of recording, but tax and superannuation law can change, so please confirm the latest position before acting on anything discussed. This episode covers the property tax measures from the 2026-27 Federal Budget, including the abolition of negative gearing for established residential property and the replacement of the CGT discount with cost base indexation. Both have since passed into law as the Treasury Laws Amendment (Tax Reform No. 1) Act 2026, effective 1 July 2027. Related measures — including the treatment of discretionary trusts and a fix for the co-ownership “widow’s tax” issue — are still being finalised in follow-up legislation and were not yet settled at the time of recording. Podcasts are a great place to start, but when it comes to your own finances, super or lending position, please get guidance from a qualified professional. If you’d like more support, Naomi offers one-on-one coaching and financial education courses, and Her Money Matters has a panel of licensed financial advisers who can help with personal advice. Naomi Holmes and Her Money Matters are licensed by Alethea Partners Pty Ltd, Australian Financial Services Licence 557729. Your money matters. Your future matters. And you? You matter.

