<article class="federal-budget-content" data-sf-ec-immutable=""><div class="article-body"><p class="lead">These changes affect negative gearing provisions and capital gains tax treatment, while a new AUD 2.0 billion infrastructure investment aims to unlock up to 65,000 new homes.</p><p>From the budget date forward, the ability to offset rental property losses against other income will be removed for new investments in existing properties, with a grace period to July 2027. However, the critical carve-out for new-build dwellings allows investors purchasing newly constructed properties to continue accessing existing tax settings, including negative gearing and the 50% CGT discount option.</p><p>These reforms will drive substantial shifts in investor behavior. A significant proportion of new investor activity will likely target the new-build sector, particularly off-plan investment options. This pivot from existing stock to new-build properties may increase the supply of established dwellings entering the market, potentially reducing competitive pressure for first home buyers.</p><p>For developers, understanding and responding to the investor segment motivated by new-build tax advantages will be essential. The infrastructure funding unlocking constrained sites presents additional opportunities to bring supply to market where investor demand may be strongest.</p><div class="cta-section"><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1778787609/resi/AU/Insights/JLL_Residential_Insights_Federal_Budget_May_2026.pdf" class="cta-link" target="_blank" rel="noopener noreferrer">Download the full 2026-27 Federal Budget Housing Analysis 📊</a>
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The 2026/27 Budget Creates New Pathways for Property Investors

Muse-Lifestyle-5

The 2026-27 Federal Budget reforms negative gearing and CGT while exempting new-build properties. JLL examines how AUD 2.0 billion infrastructure funding redirects investor demand.

The 2026-27 Australian Federal Budget introduces significant reforms to housing taxation policy, fundamentally shifting how residential property investment will be treated.&nbsp;

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<article class="rba-rate-hike-content" data-sf-ec-immutable=""><div class="article-body"><p class="lead">The Reserve Bank of Australia has raised the cash rate to 4.35% on May 5th, marking the third consecutive hike in 2026 and reversing all cuts made in 2025. With inflation reaching 4.6% in March&mdash;well above the RBA's 2-3% target range&mdash;this
            monetary tightening cycle presents both challenges and opportunities for Australia's residential property market.</p><p>The current rate environment will moderate near-term sales market activity as borrowing costs rise and affordability deteriorates for homeowners and first-home buyers. Variable rate mortgage holders face immediate repayment increases, while those
            on fixed rates will confront higher costs at refinancing. Market participants now forecast the cash rate peaking at 4.7% in late 2026, signaling further hikes ahead and sustained pressure on purchasing power.</p><p>However, the fundamental drivers supporting Australia's housing market remain robust. Chronic supply shortages persist across major cities, while population growth continues pressuring existing housing stock. These structural imbalances ensure
            housing demand consistently outpaces supply, providing medium to long-term support regardless of near-term monetary policy fluctuations</p><p>The real opportunity lies in rental markets, which will absorb displaced demand as prospective buyers face extended timelines to homeownership. Reduced sales market affordability drives increased rental demand, with limited supply additions ensuring
            sustained rental growth through 2026 and beyond. This dynamic creates compelling opportunities for investors, as rental yields strengthen even as sales market activity moderates. Well-positioned investment-grade properties in supply-constrained
            locations remain positioned for continued performance, with the divergence between weakening sales conditions and strengthening rental fundamentals underscoring the defensive characteristics of quality residential assets during periods of
            monetary tightening.</p><div class="cta-section"><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1774533614/resi/AU/Insights/2026.05_RBA_Announcement_Blog.pdf" class="cta-link" target="_blank" rel="noopener noreferrer">Download the full RBA Rate Hike Housing Market Analysis 📊</a>
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Reserve Bank of Australia Raises Cash Rate to 4.35%

The RBA raised the cash rate to 4.35% on May 5, 2026, the third consecutive hike this year. While sales markets face pressure from rising borrowing costs, rental markets strengthen as displaced buyers sustain demand. JLL analyzes the investment opportunities in Australia's residential sector amid monetary tightening.

RBA raises cash rate to 4.35% in May 2026. JLL examines how rising rates moderate sales markets while creating compelling rental investment opportunities amid sustained housing demand.

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<article class="sa-election-content" data-sf-ec-immutable=""><div class="article-body"><p class="lead">Following a successful re-election, Premier Peter Malinauskas's Labor Government has a clear mandate to execute its expanded housing strategy for South Australia. This comprehensive plan responds to the state's unprecedented economic growth and projected population of two million by 2031, serving as a direct invitation to the private sector to partner in building the state's future.</p><p>The government's coordinated framework tackles the housing crisis from multiple angles. On the supply front, a $1 billion Fast-Track Fund will inject capital to purchase strategic land and kick-start apartment projects, while a massive $1.5 billion infrastructure investment will build essential water and sewer networks. This is complemented by planning reforms designed to provide developers with greater certainty and reduce costly delays.</p><p>On the demand side, the plan stimulates key buyer groups to create a reliable customer base. A stamp duty abolition for downsizers provides a powerful incentive for older South Australians to move, unlocking larger family homes for the next generation. For new entrants, an expansion of HomeStart's low-deposit loans opens the door for thousands of first-home buyers, including essential workers. The innovative 2,000-home Rent-to-Own scheme creates a structured pathway to ownership, allowing participants to build savings while leasing at reduced rent with the purchase price locked in.</p><p>These policies create fertile ground for private investment by lowering barriers to entry and making the government an active partner in mitigating risk. For developers, projects once considered too large or financially marginal become immediately feasible, providing the green light for more ambitious master-planned communities and high-density urban renewal projects. The market is already responding, with apartment median sale prices showing 12.9% year-on-year growth and houses at 10.0%.</p><div class="cta-section"><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1774533614/resi/AU/Insights/2026.03.25_SA_Election.pdf" class="cta-link" target="_blank" rel="noopener noreferrer">Download the full SA Election Housing Investment Analysis 📊</a>
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South Australian election 2026: Unlocking housing investment

Premier Malinauskas's re-elected Labor Government has unveiled a $2.5 billion housing strategy combining infrastructure investment, planning reforms, and demand-side policies like stamp duty abolition for downsizers to unlock private investment as South Australia approaches two million residents by 2031.

Premier Malinauskas's Labor Government unveils a $2.5 billion housing strategy with infrastructure investment, planning reforms, and stamp duty abolition for downsizers as SA approaches two million residents by 2031.

South Australian election 2026:Unlocking housing investment

<div><div data-testid="conversation-query-response"><div><div id="conversationResponse-4930a22c-bbc3-467d-86f7-9a2fad8ab7f9"><div><div><div><div><p>Premier Malinauskas's Labor Government unveils a $2.5 billion housing strategy with infrastructure investment, planning reforms, and stamp duty abolition for downsizers as SA approaches two million residents by 2031.</p></div></div></div></div></div></div></div></div>

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<article class="rba-rate-rise-content" data-sf-ec-immutable=""><div class="article-body"><p>Following a series of cuts throughout 2025 that provided relief to borrowers and stimulated the residential property market, the RBA announced on March 17th that the cash rate will increase from 3.85% to 4.10%. This decision comes as headline inflation rose to 3.8% in January 2026, with recent Middle East conflict driving substantial fuel price increases that may further contribute to inflationary pressures.</p><p>Homeowners with variable rate mortgages can expect increased repayments, while first-home buyers face further deterioration in affordability as home-buying budgets are reduced. However, investors
            may benefit as rental demand strengthens when sales market affordability declines, with CPI rents often trending in parallel with the cash rate.</p><p>Despite this rate increase, Australia's market fundamentals remain unchanged. Population growth, demographic changes, and chronic supply shortages continue to maintain pressure on prices in both sales and rental markets across Australian cities. The underlying strength in population growth and economic activity will continue to drive fundamental demand for housing, suggesting any softening in market activity may be temporary.</p><div class="cta-section"><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1773927466/resi/AU/Insights/2026.03.18_RBA_Announcement_Blog_v2.pdf" class="cta-link" target="_blank" rel="noopener noreferrer">Download the full RBA Rate Rise Market Analysis 📊</a>
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Reserve Bank of Australia Raises Cash Rate to 4.10%

The Reserve Bank of Australia has raised the cash rate by 25 basis points to 4.10%, marking the second increase in just over a month as inflation pressures resurface.

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<article class="melbourne-residential-content" data-sf-ec-immutable=""><div class="article-body"><p class="lead">Melbourne's residential market is accelerating out of the pit lane with championship-winning momentum building across the city.</p><p>After years of underperformance due to heavy taxation and revised tenancy laws, Melbourne is making a strategic comeback. New investor loan commitments have surged 38% year-on-year, apartment prices are climbing 2.1% annually, and market fundamentals are reasserting themselves with renewed buyer confidence.</p><p>Leading forecasters predict Melbourne will see over 5% dwelling price growth year-on-year across 2026 and 2027 &ndash; the first sustained positive momentum in roughly three years. One-bedroom apartments are claiming pole position with yields sitting at 6.3%, offering immediate income returns while positioning for capital growth.</p><div class="cta-section"><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1772725790/resi/AU/Insights/Residential_Insight_Blog_-_Melbourne_F1.pdf" class="cta-link" target="_blank" rel="noopener noreferrer">Download your complimentary Melbourne Market Insights Report 🏁</a>
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It’s Lights Out and Away We Go: How Melbourne is Making a Comeback to Pole Position

Melbourne property market comeback: 38% surge in investor loans, 2.1% apartment price growth, and forecasts of 5%+ dwelling price growth for 2026-2027. Discover why Melbourne is racing back to pole position.

It’s Lights Out and Away We Go: How Melbourneis Making a Comeback to Pole Position

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<article class="prime-residential-content" data-sf-ec-immutable=""><div class="article-body"><p class="lead">The Reserve Bank of Australia has raised the cash rate to 3.85% for the first time in over two years, marking a significant shift in monetary policy.</p><p>This rate rise responds to inflation reaching 3.6% and will directly impact mortgage holders through higher borrowing costs. While first-home buyers may face affordability challenges, strong population growth and chronic supply shortages continue
            to support fundamental housing demand. The rental market is expected to remain resilient with continued growth potential as economic fundamentals stay robust.</p><ul><li>First rate rise since 2024 as inflation exceeds target range</li><li>Direct impact on borrowing costs and housing affordability</li><li>Rental market expected to remain resilient with continued demand</li><li>Economic fundamentals support long-term growth trajectory</li></ul><div class="cta-section"><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1770796743/resi/AU/Insights/2026.02.04_Blog_-_RBA_Announcement.pdf" class="cta-link" target="_blank" rel="noopener noreferrer">Download Full RBA Analysis Report 📊
            </a>
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Reserve Bank of Australia Raises Cash Rate to 3.85%

RBA raises cash rate to 3.85% - first increase in two years as inflation hits 3.6%. Expert analysis on impacts for mortgage costs, housing affordability, and rental markets. Download JLL's full residential insights report.

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<p>The NSW Government has just passed the most significant overhaul of the Environmental Planning and Assessment Act 1979 (EP&amp;A Act) in a generation with the Planning Systems Reform Bill 2025. These reforms are not just minor tweaks; they represent a
    fundamental shift designed to clear bottlenecks and accelerate the delivery of housing, infrastructure, and job-creating investments.</p><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1764171554/resi/gb/Articles/PDFs/Insight_-_NSW_Planning_Reform_V1.pdf" target="_blank"><button class="Button primary">Download Report</button></a>

NSW Planning Reforms

NSW Government passes landmark Planning Systems Reform Bill 2025, overhauling the Environmental Planning and Assessment Act 1979. Discover how these fundamental changes will accelerate housing delivery, infrastructure projects, and investment opportunities across New South Wales.

NSW Government passes landmark Planning Systems Reform Bill 2025, overhauling the Environmental Planning and Assessment Act 1979.

NSW Planning Reforms 2025: Major EP&A Act Overhaul to Fast-Track Housing & Infrastructure

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<p>The NSW Government has launched an innovative $1 billion Pre-Sale Finance Guarantee program to address the state&rsquo;s housing crisis as part of their 2025/2026 state budget. This first-of-its-kind initiative, will act as guarantor for up to 50% of
    pre-sales in eligible residential projects, helping developers secure construction finance for projects that might otherwise stall. Qualifying dwellings must be valued under $2 million, with government commitments of $5-$50 million per project at
    a minimum 10% discount to market value. Importantly, these commitments are renounceable, allowing developers to continue marketing to private purchasers. The program complements other budget measures including $1.2 billion for construction trades
    training and a 50% land tax concession for build-to-rent developments. Our analysis suggests this program will be highly attractive to developers and could significantly contribute to the government&rsquo;s target of 75,000 new homes annually through
    2030.
</p>
<p>Download our insights article to read more about our take on the NSW&rsquo;s government&rsquo;s 2025/2026 budget.</p><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1757543958/resi/AU/Insights/Images/Budget-Paper-June-2025.pdf" target="_blank"><button class="Button primary">Download Report</button></a>

Residential Insights – NSW Budget Review

The NSW Government has launched an innovative $1 billion Pre-Sale Finance Guarantee program to address the state&rsquo;s housing crisis as part of their 2025/2026 state budget.

NSW Budget’s $1 Billion Pre-Sale Boost for Housing

NSW Budget&rsquo;s $1 Billion Pre-Sale Boost for Housing

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<p>If it&rsquo;s property you are interested in, then most investment grade property is in large Australian cities, particularly Sydney, Melbourne, Perth and Brisbane.</p>
<p>An off-the-plan purchase means buying a property before it has been fully constructed, or in some cases, even commenced. This is a common strategy among property buyers in Australia and this guide will take you through the basics of Australian property
    investment, from what to look for in a potential investment to financial considerations for international purchasers.</p><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1757547697/resi/AU/Insights/Images/7.-Australia-Buyers-Guide-2025.pdf" target="_blank"><button class="Button primary">Download Report</button></a>

Australia Buyer’s Guide 2025

Australia is renowned for its stunning landscapes, vibrant cities, and rich cultural heritage.

Australia is renowned for its stunning landscapes, vibrant cities, and rich cultural heritage. Whether you&rsquo;re interested in exploring the bustling streets of Sydney and Melbourne, diving into the Great Barrier Reef, or experiencing the unique wildlife and rugged beauty of the Outback, there&rsquo;s something for every traveller.

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<p>While it may ultimately prove to be turning point for housing demand, one cut alone is not likely to fully arrest the current slowdown, particularly when a Federal Election may also keep buyers cautious in the short-term. </p>
<p>However, financial markets are currently pricing in at least another two 25 basis point cuts in 2025, which should be enough to significantly lift household confidence and see the market move more clearly into recovery by late 2025.</p>
<p>Regardless of whether these further interest rate cuts are delivered or not, and how soon the new housing market cycle gets going, a lower interest rate environment is likely to mean very little further downside risk for Australian dwelling prices and
    a return to growth over the medium-term.</p><a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1757548101/resi/AU/Insights/Images/4.-Residential-Reflections_Special-Edition_Interest-Rate-Cut.pdf" target="_blank"><button class="Button primary">Download Report</button></a>

Residential Reflections – February 2025

The Reserve Bank of Australia’s (RBA) decision to cut the official interest rate by 25 basis points to 4.10% in February 2025 was a welcome boost to household sentiment, and a housing market that has been stalled over recent months.

The Reserve Bank of Australia&rsquo;s (RBA) decision to cut the official interest rate by 25 basis points to 4.10% in February 2025 was a welcome boost to household sentiment, and a housing market that has been stalled over recent months under the weight of higher interest rates and other cost of living pressures.

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There’s the conventional way of doing things. And then, there’s the JLL way. A more innovative, intelligent, and human way. Find out how you can SEE A BRIGHTER WAY with JLL.

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<p><strong></strong></p><p><strong>PRIVACY NOTICE</strong></p><p>Jones Lang LaSalle (JLL), together with its subsidiaries and affiliates, is a leading global provider of real estate and investment management services. We take our responsibility to protect the personal information provided to us seriously.<br />Generally the personal information we collect from you are for the purposes of dealing with your enquiry.<br />We endeavor to keep your personal information secure with appropriate level of security and keep for as long as we need it for legitimate business or legal reasons. We will then delete it safely and securely. For more information about how JLL processes your personal data, please view our&nbsp;<a href="https://www.jll.co.uk/en/privacy-statement" target="_blank">privacy statement</a>.</p>

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Uniquely Australian<br /><em>Real Estate</em>

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Insights

Explore JLL Residential insights: expert analysis on Australia's property market trends, buying guides, investment tips and real estate news. Read the latest now.