What does the budget
mean for your property?
Pick your situation below. Enter two or three numbers. Get one clear result — what the 2026 budget timing means for you, in dollars.
Step 1 — Your situation
Investment property — CGT timing
From 1 July 2027, the 50% CGT discount is replaced for established properties. F3 — budget.gov.au. These numbers show you the difference between selling before and after that date.
The cost of timing
additional estimated CGT if you sell on/after 1 July 2027
| Scenario | Estimated CGT |
|---|---|
|
Sell before 1 July 2027
Existing rules 50% CGT discount · gain × 0.5 × your marginal rate |
— |
|
Sell on/after 1 July 2027
New rules (F3) Pre-2027 gain: 50% discount · post-2027 gain: CPI indexation + 30% min rate |
— |
| Timing difference | — |
Source: budget.gov.au — Tax reform (F3) · Factsheet (PDF)
Cameron will walk through your exact holding, timing options, and next move.
First home buyer — the 30 June 2026 cliff
The QLD First Home Owner Grant is $30,000 for contracts signed by 30 June 2026, then drops to $15,000. Your contract date — not settlement — is what counts. F5 — qld.gov.au.
Sign after and it halves to $15,000.
Support you lose by waiting past 30 June 2026
The FHOG halves — that difference is gone the moment you sign after 30 June 2026
| Support | Before 30 Jun 2026 | After 30 Jun 2026 |
|---|---|---|
| QLD First Home Owner Grant (new builds) F5 | $30,000 | $15,000 |
| Stamp duty waiver — new homes QLD $0 duty on new homes (no price cap) |
— | — |
| LMI saving est. (5% deposit guarantee) Est. ≈ budget × 2.5% |
— | — |
| Total support stack | — | — |
Sources: QLD Govt FHOG (F5) · QLD Revenue Office
Important — contract date, not settlement
The $30,000 FHOG is determined by the date you sign the contract (or slab date for a new build). Settlement can happen weeks or months later. If you're close to 30 June, talk to your solicitor about exchange timing — a few days can be worth $15,000.
Cameron can help you understand the contract-date window and what's available in your suburb.
Buying a home — stamp duty estimate
QLD stamp duty is typically the largest transaction cost. This estimate uses the owner-occupier, established-property scale.
Estimated QLD stamp duty
estimated stamp duty on your budget (QLD owner-occupier scale)
Cameron can help you understand the full cost of entry and current market conditions across Brisbane's Western and Centenary suburbs.