--- title: What should property buyers do now? description: June has been a busy month with tax changes to CGT, negative gearing, SMSF's which are all going to have an impact on the property market. image: https://site.buyersadvocate.com.au/hubfs/istockphoto-1220710069-612x612-2.jpg --- [![BuyersAdvocate_Logo-1](https://site.buyersadvocate.com.au/hs-fs/hubfs/Brand/BuyersAdvocate_Logo-1.jpg?width=200&height=80&name=BuyersAdvocate_Logo-1.jpg)](https://www.buyersadvocate.com.au/) - [ABOUT](https://www.buyersadvocate.com.au/about) ## [ABOUT Buyer’s Advocate specialises in buying property, and has been helping buyers meet their objectives for over 30 years. Our team have the experience and knowledge to exceed your expectations. ![mega-menu-about](https://site.buyersadvocate.com.au/hs-fs/hubfs/mega-menu-about.jpg?width=800&height=533&name=mega-menu-about.jpg)  ](https://www.buyersadvocate.com.au/about) ### [FAQ  ](https://www.buyersadvocate.com.au/about/faq/) ### [What is a Buyers Advocate: Your Ultimate Guide to Property Success](https://www.buyersadvocate.com.au/about/what-is-a-buyers-advocate/) ### [Common Reasons Clients Engage Buyer’s Advocate](https://www.buyersadvocate.com.au/about/common-reasons-clients-engage-buyers-advocate/) ### [Meet Our Team](https://www.buyersadvocate.com.au/about/meet-our-team/) - [OUR CLIENTS](https://www.buyersadvocate.com.au/our-clients) ## [OUR CLIENTS No matter what kind of buyer you are, we can assist you in your property purchase. With over 30 years of experience working with buyers, we are able to remain objective and provide professional advice to gain the best possible outcome. 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June has been a busy month with tax changes to CGT, negative gearing, SMSF's which are all going to have an impact on the property market. [Leigh McConnon](https://site.buyersadvocate.com.au/blog/author/leigh-mcconnon) Jul 2, 2026 --- Over the past three weeks we have seen some of the most significant changes to Australia's property investment landscape in many years. Following the Federal Budget, the Government has now secured the passage of its tax reforms, including an additional amendment affecting self-managed super funds (SMSFs). While much of the public attention has focused on capital gains tax and negative gearing changes, one of the most important developments for property investors has been the decision to remove the ability for **new** SMSFs to borrow to purchase residential property through Limited Recourse Borrowing Arrangements (LRBAs), once the legislation takes effect after Royal Assent. Existing arrangements will not be affected. Although SMSFs will still be able to purchase residential property, they will generally need sufficient funds to do so without borrowing. Commercial property lending within SMSFs will continue to be permitted. **What does this mean?** The changes create another layer of uncertainty for investors. Many buyers who were considering purchasing residential property through their SMSF will now need to sit down with their accountant and financial planner to reassess their options. For some, purchasing in their personal names, family trusts or companies may become more appropriate, while others may decide to delay investment decisions altogether until they have received professional advice. Every investor's circumstances are different, and this reinforces the importance of obtaining personalised taxation and financial advice before making significant property decisions. **Uncertainty is Affecting Buyer Behaviour** One thing we are noticing on the ground is that uncertainty is beginning to influence buyer behaviour. Whenever governments introduce significant taxation changes, buyers naturally pause while they assess the implications. The result is exactly what we are currently seeing: - Buyer numbers have reduced. - Supply remains extremely limited. - Auction clearance rates have softened. - Many purchasers are adopting a "wait and see" approach. Adding to this are a number of Victorian-specific factors. The Victorian Government's upcoming changes to auction reserve price requirements are expected to alter the way many properties are brought to market. Vendors will soon be required to nominate their reserve price seven days before auction, reducing flexibility during campaigns. Many agents expect this will encourage a greater number of private sales rather than auctions. On top of this, Victoria heads towards a State Election in November, creating another layer of uncertainty for both buyers and sellers. Finally, we are now entering the Victorian school holiday period, traditionally one of the quieter times of the year. With limited new listings expected over winter, meaningful increases in supply may not occur until spring. **Why We Still Believe This Can Be an Excellent Buying Market** While headlines often create uncertainty, property markets frequently present their best opportunities during periods of hesitation. Good buyers are facing significantly less competition than they were twelve months ago. For purchasers who are financially ready and have the right advice, this can create opportunities to negotiate strongly and secure quality assets with less competitive pressure. The challenge is simply finding the right property. With so little stock publicly available, much of our work has shifted towards proactively uncovering opportunities before they reach the open market. We are spending considerably more time speaking with selling agents, identifying pre-market opportunities and approaching owners directly where appropriate. In many cases, the greatest value currently lies in creating opportunities rather than waiting for them to appear online. **Thinking of Upsizing?** Interestingly, today's market presents a unique opportunity for upsizers. While selling conditions are certainly not as strong as they have been in previous years, purchasing conditions have also improved. For many families, the discount they may achieve on their next home can outweigh the softer selling conditions on their existing property, particularly when upgrading into a higher price bracket. Every situation is different, however it is well worth modelling both sides of the transaction before assuming it is better to wait. Properties that remain genuinely scarce, beautifully renovated or located in tightly held positions continue to attract strong competition, while more typical homes are experiencing much quieter campaigns. --- **In this month's newsletter you'll also find:** - Melbourne Market Update - Recent Buyers Advocate Success Stories - Property Management Update - Vendor Advocacy Update - Tip of the Month: Preparing for the new AML/CTF obligations for real estate businesses. As always, if you're unsure how these recent changes may affect your property plans, we're more than happy to have a confidential discussion. While we don't provide taxation advice, we work closely with accountants, financial planners and solicitors to help our clients make well-informed property decisions in what is becoming an increasingly complex market.   ### [Property Purchases](https://site.buyersadvocate.com.au/blog/property-purchases) We have had some great results for our clients this month. Below are a couple of examples. Leigh McConnon Feb 4, 2025 ### [TIP OF THE MONTH](https://site.buyersadvocate.com.au/blog/tip-of-the-month) Get expert guidance when buying a home to avoid costly mistakes. Learn why an experienced buyer’s advocate is essential for making the right property... Leigh McConnon Mar 5, 2025 ### [July Vendor Advocacy Example & Tip Of The Month](https://site.buyersadvocate.com.au/blog/july-vendor-advocacy-example-tip-of-the-month) Discover how a vendor advocate can help maximize your property's value through expert negotiation and strategic planning, even in a challenging... Leigh McConnon Jul 2, 2026 ### Your Trusted Buyers Advocate in Melbourne We are the leading Melbourne Buyers Advocates having bought over $3bn for over 1,000 clients over the past 32 years. ##### ![buyers-advocate-white-logo](https://site.buyersadvocate.com.au/hs-fs/hubfs/buyers-advocate-white-logo.png?width=250&height=81&name=buyers-advocate-white-logo.png) ##### We are Buyers Advocate We focus on the local Melbourne market – know it better than anyone else – have the best relationships with agents and experience. 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