Budget Recap

On Tuesday night Jim Chalmers handed down the 2026–27 Federal Budget, and I've spent the last few days going through it so you don't have to. As promised, here's my plain-English take on the things that actually matter for people living and investing in Mosman.

📉 Negative gearing - the big one for property investors:

This is the headline that will dominate the next few weeks of conversation, so let me be straight with you.

The government has confirmed changes to negative gearing on existing properties, but here's the important detail: if you already own an investment property, you're grandfathered in. Your current arrangements are protected. The changes apply to new investors buying existing properties going forward. Negative gearing on new builds remains fully intact, which is clearly designed to push investment toward new housing supply.

What does this mean for Mosman? In the short term, I'd expect some investors to accelerate decisions, either locking in purchases before any transition period ends, or reconsidering their strategy altogether. If you've been thinking about your investment portfolio, now is a good time to have that conversation.

💰 Capital gains tax discount - watch this space:

The 50% CGT discount for individuals is being reduced. The full detail of how this is structured is still being unpacked from the budget papers, but the direction is clear. If you're thinking about selling an investment property in the next 12–24 months, this is worth factoring into your timing.

I'll have more specific clarity on this at our info night — it's one I'll make sure we cover in detail.

✂️ Income tax cuts - money back in your pocket:

From 1 July 2026, the 16% tax rate drops to 15%, saving eligible taxpayers around $268 this financial year. It drops again to 14% from July 2027, worth $536 per year. Not life-changing, but welcome.

There's also a new $1,000 instant tax deduction, no receipts required, kicking in from the 2027 tax season for around 6.2 million Australians.

⚡️ Energy bill relief:

An additional $1.8 billion in energy rebates will flow to over 10 million households through quarterly bill relief. Worth checking with your energy provider to confirm you're set up to receive it automatically.

🏡 Housing supply - what it means for our market:

The government is pumping $2 billion into council infrastructure to support 65,000 new homes nationally, and the Help to Buy scheme for first home buyers has been expanded. On the surface this is good for buyers, but the detail of how supply translates to the Mosman and Lower North Shore market specifically is nuanced — and worth a proper conversation.

The bottom line for you as a resident of Mosman and surrounds?

The negative gearing and CGT changes are the ones to watch closely. They won't crash the market, but they will shift investment behaviour, and in a suburb where property is as much a financial strategy as it is a home, that matters.

I don't want you navigating this alone, which is why I'm bringing a group of sharp, straight-talking experts together at the end of May for our free community info night right here in Mosman.

We'll go deeper on all of this, in plain English, no sales pitch, just an honest conversation about what the 2026 budget means for your property, your super, and your financial future.

📅 Details on the info night are coming in the next few days, keep an eye on your inbox.

As always, if you want to talk before then, you know where to find me.