Two questions worth answering before you buy.
We have modelled the 12 May 2026 Federal Budget against the kind of properties TIA transacts. Pick the question that matches yours.
What is the Budget costing me?
The 12 May 2026 Budget limits negative gearing to new builds and replaces the 50% CGT discount with indexation plus a 30% minimum tax on real gains, effective 1 July 2027. This calculator shows the dollar impact on the kind of established house TIA transacts.
- The Budget's impact on your hold-period after-tax return
- How an SMSF would have changed the outcome
- What the four mechanical drivers of the change are worth
Buy now, or buy later?
Purchases settled before 1 July 2027 keep the old rules during a 13-month grace window. This calculator shows what waiting six or twelve months actually costs you compared to buying inside the window, on the same property and same terms.
- The dollar gap between buying in the window versus after
- What share is tax versus what share is missed market exposure
- Per-month cost of delay, calculated against your inputs
Both calculators model a single property in isolation. Neither constitutes tax or financial advice. Modelled per Budget announcements 12 May 2026.
Read the source: TIA Budget briefing for property investors