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How to Minimise Capital Gains Tax Changes in 2026 & Beyond

Wed, 30 Sep 2026 23:26:05 GMT

The budget capital gains tax changes and how to minimise the impact on your investments.

Don’t you hate when the goal posts are moved on you. Well, the goal posts have moved significantly for those of us who are investing or planning on investing, due to the capital gains tax changes that are now legislated.

These changes create an uneven playing field. The changes impact investments and investment structures in different ways. How will they impact you?

These changes will:

Increase the capital gains tax most investors will pay. It is clearly a revenue raising measure by the Government.
Change capital gains tax from being simple, to being complex. While complex creates headaches it does also provide planning opportunities
Capital losses do not provide as much tax benefit as before.
The legal structure you invest in now makes an even bigger difference.

What are the changes in a nutshell:

Removal of the 50% discount from capital gains made after 1 July 2027 on most investments.
Capital gains assets that straddle 1 July 2027 will have the 50% discount up until then. Any capital gain from July 2027 will only be reduced by a CPI indexed percentage. To retain the 50% discount a valuation as of 1 July 2027 is required.
Exceptions to these changes are new residential dwellings and investments inside superannuation.
After 1 July 2027 a minimum tax rate of 30% will apply on capital gains, irrespective of how much the index reduces the gain.
Pre-CGT assets will now be taxed in the same way as other assets, with CGT payable on the increased value from 1 July 2027, less indexation.

How can investors minimise the impact of capital gains tax changes?

There is no universal strategy that eliminates CGT. However, investors can often reduce avoidable tax or improve the after-tax result through good advice and planning.

1. Record the value of your assets at 1 July 2027.

This will lock in the 50% discount that exists under the old legislation. The more of the gain that occurs before the 1 July 2027 the less tax you will pay.

2. Not sell your assets

Capital gains only applies when you sell an asset. It is easier to hold onto an investment when the asset when it generates good income.

3. Have investments that generate good income with tax benefits

A better strategy would be to have investments that generate good income, especially if that income is sheltered by franking credits from shares or deferred taxes from tradeable trusts. Higher income investments generally have lower capital gains as the more of the profits are paid out regularly to investors. These investments can be held directly or in Exchange Traded Funds (ETF's).

4. Use ETF's to maximise the benefit from capital losses

Capital losses are impacted by this uneven playing field. Losses do not offset gains as much as they used to. Indexation is applied to the cost base on the assets that you had a capital gain on, but losses do not receive indexation. So over time the benefit of a capital loss declines.

This will impact those of us who do direct investing who may have losses and gains in a year.

The Australian Financial Review on 22 May 2026 estimated that the extra tax due to the treatment of losses could lead to investors paying 50% more tax than was estimated by Treasury in the budget.

A solution to poor treatment of losses is to invest in ETF’s (Exchanged Traded Funds). These are a basket of investments pooled together in the ETF, that can be traded on the stock market like shares.

If some of the investments have a loss in the ETF those losses can be fully offset against the gain. The capital gain is applied only to the net amount.

In an ETF or a listed investment Trust capital losses have the full benefit they have under previous capital gains tax regime.

5. Purchase new residential property as an investment, rather than an existing residential property

New residential property will retain the 50% capital gains tax exemption and negative gearing. Being new you should also receive a generous depreciation deduction. However, with property prices falling, care needs to be taken when you do this.

Before buying a new investment, consider how it fits with your personal circumstances and long-term plan. Coordinating financial planning, taxation insight and superannuation advice can help prevent one decision from creating problems elsewhere.

6. Superannuation

The big area untouched by these CGT changes is superannuation. This makes super an even better tax structure than it was before. However, capital gains tax is not the same in all super funds. Our next blog on Capital Gains tax will tell what types of super funds are best for lower capital gains tax.

What should share and managed fund investors check?

A practical capital gains tax review checklist

Before acting, prepare the following information:

A list of investments, ownership structures and acquisition dates.
Estimated current values and likely sale costs.
Original purchase records and adjusted cost bases.
Capital losses carried forward from earlier years.
Expected income for the current and next financial years.
Your reason for considering a sale and the desired use of proceeds.

Take this information to your accountant and financial adviser. Tax advice can determine the likely liability, while financial advice can test whether the proposed sale, reinvestment or restructure is suitable for your goals.

Common mistakes to avoid

Selling in a hurry

A rushed sale may crystallise tax and transaction costs without improving your long-term position. Prepare an estimate before making an irreversible decision.

Ignoring the cost base

Incomplete records can lead to an overstated gain. Search for settlement statements, invoices, broker reports and distribution statements before calculating the result.

Choosing an investment only for tax reasons

Tax is one factor, not the entire investment case. Risk, diversification, income, liquidity and future objectives should remain central.

Assuming every rule applies universally

CGT treatment can differ for individuals, companies, trusts, superannuation funds and joint owners. Personal circumstances matter.

Leaving planning until sale time

The most useful choices are often made before acquisition or well before disposal. Early advice provides more options and time to verify records.

What should investors do next?

Capital gains tax changes make proactive planning more important, particularly for homeowners and investors with significant unrealised gains. Begin by reviewing your asset register, cost-base records, ownership structures, available losses and likely income for the relevant financial years. Then test any proposed sale against your investment objectives—not tax alone.

Ambrosiussen Holistic Advisors provides personalised guidance across financial planning, investments and their tax implications, superannuation and long-term wealth decisions. You can contact the team to discuss your situation.

Frequently asked questions

Is capital gains tax a separate tax?

Yes and No. The capital gain is calculated separately and then the net capital gain is included in your assessable income and taxed at the applicable marginal rate. However most capital gains will be taxed at least 30% irrespective of your marginal tax rate

Can I avoid capital gains tax by holding an investment?

No, but you can defer it. Capital gains only occurs when you dispose of an asset. Holding an investment does not remove a future tax obligation. It may defer the taxing event, but the asset should still be assessed for suitability, risk and long-term objectives.

Should I sell before the capital gains tax changes apply?

Not necessarily. The 50% discount on gains up to 30 June 2027 stay in place. It is only gains that occur from 1 July 2027 that are subject to the new capital gains tax laws. The right decision depends on the relevant part of the legislation for your asset and structure. Also consideration needs to be given to expected gain, income, losses, investment objectives and transaction costs. Obtain advice before acting.

Who can help calculate my likely liability?

A qualified accountant or registered tax adviser can assess the tax calculation. A financial adviser can help determine how the decision fits your wider financial plan. For tailored guidance, start with our resources or contact page .

GENERAL ADVICE WARNING:

The advice provided is general advice only. In preparing it we did not take into account your investment objectives, financial situation, or particular needs. Before making an investment decision on the basis of this advice, you should consider how appropriate the advice is to your particular investment needs, and objectives. You should also consider the relevant Product Disclosure Statement before making any decision relating to a financial product.

How Education Bonds Help Fund Your Kids or Grandkids' Future

Mon, 21 Sep 2026 22:58:21 GMT

What expenses can an education bond cover?

One common misconception is that education bonds only cover private school tuition. In reality, the definition of education expenses is quite broad. This flexibility allows parents and grandparents to support their kids/grandkids through various stages of their development and career preparation.

Funds from an education bond can generally be used for:

School and university tuition fees (both private and public)
Laptops, tablets, and essential software
Textbooks, stationery, and laboratory equipment
Compulsory school uniforms and sports kits
Student accommodation and boarding costs

By covering these ancillary costs, parents and grandparents can significantly reduce financial pressures on their kids, allowing them to focus on daily living expenses while you secure your children or grandchildren's academic future. Our SERVICES include detailed guidance on how to categorize these expenses to maximize your tax benefits.

Is an education bond better than a savings account?

While a standard bank savings account is simple, it is often the least efficient way to save for long-term goals. Interest earned in a bank account is taxed at your marginal tax rate, which could be as high as 47%. In contrast, the education bond's 30% internal tax rate—and the subsequent tax refund for education spending—almost always results in a higher net outcome.

Furthermore, education bonds offer protection. Because the funds are held within a specific legal structure, they are often protected from creditors. They also provide a psychological barrier; because the money is "for the kids'/grandkids' school," you are less likely to dip into it for other lifestyle expenses compared to a standard savings account.

Strategic Financial Planning for Your Legacy

At Ambrosiussen Holistic Advisors, we believe that helping your family shouldn't come at the cost of your own comfort. We take an integrated approach, looking at your entire financial roadmap to ensure your gift to your children/grandchildren is sustainable.

Setting up an education bond is a strategic move that combines investment growth with tax savvy. It allows you to watch your children/grandchildren thrive, knowing you have provided them with the best possible start in life without the burden of student debt. If you are ready to explore how this fits into your plan, ABOUT our history shows our commitment to multi-generational wealth management.

Summary of Education Bond Benefits

Education bonds are a powerful tool for parents and grandparents who wish to provide a structured, tax-effective financial gift. By leveraging the specific tax carve-outs, you ensure that more of your hard-earned money goes toward tuition and less to the tax office.

Takeaway Checklist:

Tax Efficiency : Benefit from a 30% tax cap and potential tax refunds on education withdrawals.
Flexibility : Use funds for tuition, technology, and accommodation.
Control : Retain ownership and decide when and how the funds are distributed.
Simplicity : No need to include bond earnings in your personal tax returns, only withdrawals of income, not capital.
Broad investment options enable a better long-term return than holding the funds in a bank account.
It can continue past your lifetime, or it can be distributed tax free as part of your ‘will’.
You can also withdraw capital amounts for other purposes , besides educational purposes.
The one fund can cover multiple children
Is not impacted by the budget changes to Trusts

To start building an education roadmap for your family, CONTACT our team today for a personalized consultation.

GENERAL ADVICE WARNING:

The advice provided is general advice only. In preparing it, we did not take into account your investment objectives, financial situation, or particular needs. Before making an investment decision on the basis of this advice, you should consider how appropriate the advice is to your particular investment needs and objectives. You should also consider the relevant Product Disclosure Statement before making any decision relating to a financial product.

Negative Gearing 2026: Guide and Budget Impacts for Rental Property Owners

Wed, 26 Aug 2026 23:19:44 GMT

Negative gearing is a financial strategy where an investor borrows money to buy a rental property, and the annual costs of owning that property—including interest and maintenance—exceed the rental income earned. This resulting net loss can be claimed as a tax deduction against other personal income, effectively reducing your total taxable earnings.

What is negative gearing and how does it work?

At its core, negative gearing is about cash flow versus tax strategy. When you own a rental property, you generate income through rent. However, you also incur significant expenses. These expenses include mortgage interest, property management fees, repairs, insurance, council rates, and depreciation. If these outgoing costs are higher than the incoming rent, your property is 'negatively geared.'

While losing money on an investment might seem counterintuitive, the primary appeal in the Australian market is the ability to offset these losses against your primary income, such as your salary. This reduces the amount of income tax you pay at the end of the financial year. The long-term goal of this strategy is capital appreciation. Investors are often willing to sustain short-term rental losses in exchange for the long-term wealth created when the property value eventually increases. When you eventually sell the property for a profit, that gain ideally outweighs the total losses sustained over the years of ownership.

Negative gearing is particularly effective for those in higher tax brackets. Because the deduction is applied to your marginal tax rate it means for most people 32% to 47% of the losses are paid by the ATO. This creates a cushion that makes it more affordable to hold high-value assets in premium locations where rental yields might be low but capital growth potential is high. However, it requires a stable primary income to fund the gap between rental income and property expenses during the holding period.

Understanding the 2026 Budget Impact on Landlords

The recent 2026 budget announcements will hurt anyone who was planning to buy an investment property that is not a new build. The changes mean that you cannot claim your rental property losses against your other income. You can only claim a rental property's losses against your rental properties or use the losses to reduce the capital gain when you sell the property.

The removal of negative gearing is going to make it financially difficult to afford to service the loan on an established rental property.

The only good news is that negative gearing stays for properties you owned before 12 May 2026.

Also negative gearing remains in place if you purchase a newly constructed residential property.

Strategies for overcoming negative gearing changes.

One option is to purchase a newly constructed residential property. Negative gearing continues to be available for these properties

The benefits with purchasing a new property in addition to the negative gearing is:

The 50% Capital gains tax discount will continue to be available.
Being new, repairs and maintenance costs will be less
Non-cash deductions such as depreciation and building write off will be higher than on an existing property.

The drawback s of a new property are:

The cost will be higher and hence the loan amount higher
Uncertainty at this stage on what these budget changes will do to your selling price as the new house will be an established property when you sell it.

Another option is to invest direct shares or managed funds.

The benefits of these investments over established residential property are:

Negative gearing is available on these investments. You can offset losses against your other taxable income.
The negative gearing can be increased by using a debt recycling strategy to turn some of the debt on the home you live in, into tax deductible debt.
You do not have to invest as much, as you can buy a small portion of a company or a fund, whereas with property you must buy the whole house or unit.
You do not have much in the way of ongoing costs, unlike with a property.
You do not have problems caused by poor tenants
You can get greater diversification of your investments and reduce your risk, rather than have it all in one property asset.

The drawbacks are:

You understand property but not shares or managed funds. This can be overcome by working with an ASIC authorised financial advisor who you trust.
Fees erode the income you earn. All investments, including property have costs. Understanding the fees up front is important. ASIC requires that all fees be clearly laid out before you invest.

Don't act hastily as these changes only impact you if you purchase a established home as an investment property. When negative gearing was removed in 1985 for two years it had to be reversed because it caused the rental market to dry up. These changes are not as severe as the 1985 changes as they exclude existing and new builds. However the housing market is impacted by these current changes. It would be prudent to wait and see more clearly how these changes pan out.

Essential Components of a Negative Gearing Strategy

To successfully navigate negative gearing in the current environment, investors must look beyond just the tax deduction. A robust strategy involves balancing the immediate tax relief with the long-term performance of the asset. This requires a deep understanding of market trends, interest rate cycles, and property management. If a property is poorly located and fails to grow in value, the tax deductions will never make up for the lack of capital growth.

Key areas to focus on for a healthy property portfolio include:

Interest Rate Management : Choosing between fixed and variable rates to manage cash flow predictability.
Depreciation Schedules : Engaging a quantity surveyor to maximize the non-cash deductions available for your property.
Rental Yield Optimization : Regularly reviewing rent to ensure it stays in line with market demand.
Maintenance Planning : Addressing repairs proactively to prevent larger, more expensive issues later.
Tax Variation Claims : Applying for a PAYG withholding variation so you receive your tax benefits in each pay cycle rather than waiting for the end of the year.

By treating your rental property as a business, you can mitigate the risks associated with negative gearing. This involves regular reviews of your financial position and staying informed about legislative changes that might affect your borrowing capacity or your ability to claim specific expenses. At Ambrosiussen Holistic Advisors, we help clients see the "big picture" by integrating property investment into their broader financial roadmap.

Is negative gearing still worth it in the current market?

Whether negative gearing remains a viable strategy depends entirely on your individual financial situation and the specific property in question. In a high-interest-rate environment, the costs of holding a property increase, which can deepen the negative gear. While this increases your tax deduction, it also puts more pressure on your weekly cash flow. Therefore, it is only 'worth it' if you have the financial buffer to survive market volatility and if the property is located in an area with strong historical and projected capital growth.

Investors should also consider the opportunity cost. Would that same capital perform better in a diversified share portfolio or by making extra contributions to superannuation? The answer varies from person to person. As life changes, your strategy should too. What worked for you five years ago may no longer be the most efficient path today.

Key Takeaways for Property Investors:

Tax Benefits are Secondary : Never buy a property just for the tax deduction; the underlying asset quality is what drives wealth.
Cash Flow is King : Ensure you have enough liquidity to cover the gap between rent and expenses, especially if interest rates rise.
Professional Advice is Vital : Consult with advisors to understand how budget changes specifically affect your tax bracket and portfolio.
Stay Long-Term : Negative gearing is a marathon, not a sprint; it relies on time in the market to realize capital gains.
Review Regularly : Legislation and markets change; your investment strategy should be reviewed annually to remain optimal.

If you are looking for clarity on how your rental properties fit into your overall financial future, we encourage you to contact our team . We can help you navigate the complexities of the 2026 budget changes and ensure your strategy is working in sync with your life goals.

GENERAL ADVICE WARNING:

The advice provided is general advice only. In preparing it we did not take into account your investment objectives, financial situation or particular needs. Before making an investment decision on the basis of this advice, you should consider how appropriate the advice is to your particular investment needs, and objectives. You should also consider the relevant Product Disclosure Statement before making any decision relating to a financial product.

How to Use Debt Recycling to Build Wealth Faster (2026)

Mon, 10 Aug 2026 22:17:55 GMT

Debt recycling is a financial strategy where you replace non-deductible home loan debt with tax-deductible investment debt. By using equity in your home to borrow for income-producing assets, you redirect investment income and tax savings back into your mortgage, accelerating debt reduction while simultaneously building a wealth-generating portfolio.

What is Debt Recycling and How Does It Work?

At its core, debt recycling transforms some of your housing debt, which gives you no tax benefit into a tax-deductible investment debt.

The mechanics of this strategy involve several coordinated steps. First, a homeowner pays down a portion of their mortgage or uses existing equity to establish a separate investment loan facility. This is often done through a 'split loan' structure or a line of credit to keep the investment funds distinct for tax purposes. Once the funds are drawn down and invested in assets like diversified share portfolios or managed funds, the income generated (such as dividends) is used to make additional repayments on the original non-deductible home loan.

This creates a powerful cycle: as the non-deductible debt decreases, more equity is freed up, which can then be borrowed again for further investment. Over time, the total amount of debt may remain the same, but the composition changes from entirely non-deductible to mainly tax-deductible.

This approach requires a disciplined adherence to a long-term plan, often supported by professional financial advisory services to ensure the structure remains compliant with Australian tax laws.

Key Benefits of a Debt Recycling Strategy

Implementing a debt recycling strategy can offer significant advantages for homeowners who are looking to optimize their cash flow and build a long-term investment legacy. Unlike traditional debt reduction methods that focus solely on paying off the mortgage, debt recycling allows for simultaneous wealth accumulation. This dual-purpose approach can lead to a more robust financial position over a shorter timeframe.

Tax Savings: By converting non-deductible interest into deductible interest, you lower your taxable income, resulting in potential tax refunds.
Accelerated Mortgage Repayment: Investment income and tax savings are funnelled back into the home loan, reducing the principal balance faster than standard repayments alone.
Wealth Creation: You are building an investment portfolio alongside your home equity, diversifying your assets beyond just residential real estate.
Compound Growth: Starting the investment process earlier allows more time for compound interest to grow your wealth.
Improved Cash Flow: Once the strategy is established, the tax benefits and investment returns can provide more liquidity for future goals.

Is Debt Recycling Right for Every Homeowner?

While the benefits are compelling, debt recycling is not a 'one-size-fits-all' solution. It is a sophisticated strategy that carries inherent risks, particularly related to investment volatility and interest rate changes. To determine if you are a suitable candidate, several factors must be evaluated. Typically, successful debt recycling candidates have a stable income, a long-term investment horizon (usually 7-10 years or more), and a comfortable amount of equity in their homes.

Furthermore, your risk tolerance plays a critical role. If market fluctuations cause you significant stress, or if your employment is unstable, the added pressure of maintaining an investment loan might not be appropriate. Consulting with an expert can help you understand your personal financial roadmap and whether this strategy aligns with your life goals. It is essential to have a safety net, such as an emergency fund or adequate personal insurance, before embarking on a debt recycling strategy.

Step-by-Step Implementation of Debt Recycling

To execute debt recycling effectively, you must follow a structured process that ensures tax compliance and maximizes financial efficiency. It is not as simple as drawing funds from a redraw facility; the paper trail must clearly show that the borrowed funds were used for income-producing purposes. Most advisors recommend a specific sequence of actions to ensure the strategy remains 'clean' in the eyes of the Australian Taxation Office (ATO).

Equity Assessment: Determine the available equity in your home. You generally need to keep a buffer of at least 20% equity to avoid Lenders Mortgage Insurance (LMI).
Make use of Loan Funds You Have: These funds may be in an Offset account or available via redraw.
Loan Structuring: Work with your lender to create a separate loan split. This ensures the investment debt is not mixed with your private mortgage, making interest tracking simple.
Income Redirection: Direct all dividends and tax refunds generated from the investments into your non-deductible home loan to reduce the principal balance.
Re-Borrowing: As the home loan balance drops, increase the investment loan split by an equivalent amount to purchase more assets, repeating the cycle.

Additionally, there is the risk of legislative change. Tax laws regarding deductibility can change over time, which might impact the ongoing viability of the strategy. This is why having an experienced advisor to monitor your strategy is vital. They can provide the necessary resources and ongoing support to adjust your plan as market conditions and regulations evolve. Proper diversification within your investment portfolio can help mitigate some of these risks, ensuring that you are not overly exposed to a single asset class or sector.

Summary of Debt Recycling Takeaways

Debt recycling is a powerful wealth-building tool that allows homeowners to make their money work harder. By strategically shifting debt from a non-deductible home loan to a tax-deductible investment loan, you can reduce your mortgage faster while building a significant investment portfolio. However, it requires a high level of financial discipline, a solid equity base, and a professional understanding of tax and investment structures. If you are interested in exploring how this could work for your specific situation, reaching out to a professional for a consultation is the best next step.

Key Takeaways for Homeowners:

Tax Transformation: It turns non-deductible interest into a tax deduction, effectively lowering the cost of your debt.
Wealth Acceleration: You build an investment portfolio while simultaneously paying off your home loan.
Strategic Discipline: Success depends on consistently redirecting all investment income and tax savings into the home loan.
Risk Management: Investors must be prepared for market volatility and potential interest rate increases.
Professional Guidance: Accurate loan structuring and asset selection are essential to ensure the strategy is effective and ATO-compliant.

Ambrosiussen Holistic Advisors has over 37 years of experience helping clients in Toowoomba, Brisbane, and the Gold Coast navigate complex financial strategies. We focus on an integrated approach that combines taxation insight with long-term wealth creation, ensuring every part of your financial life works in harmony. Whether you are just starting your homeownership journey or looking to optimize your existing mortgage, we are here to provide clear, practical advice tailored to your unique goals. Managing debt is just one piece of the puzzle; our mission is to simplify the complexities of financial management so you can move forward with confidence.

GENERAL ADVICE WARNING:

ambrosiussen-holistic-advisors

How to Minimise Capital Gains Tax Changes in 2026 & Beyond

The budget capital gains tax changes and how to minimise the impact on your investments.

These changes will:

What are the changes in a nutshell:

How can investors minimise the impact of capital gains tax changes?

1. Record the value of your assets at 1 July 2027.

2. Not sell your assets

3. Have investments that generate good income with tax benefits

4. Use ETF's to maximise the benefit from capital losses

5. Purchase new residential property as an investment, rather than an existing residential property

6. Superannuation

﻿

What should share and managed fund investors check?

A practical capital gains tax review checklist

Common mistakes to avoid

Selling in a hurry

Ignoring the cost base

Choosing an investment only for tax reasons

Assuming every rule applies universally

Leaving planning until sale time

What should investors do next?

Frequently asked questions

Is capital gains tax a separate tax?

Can I avoid capital gains tax by holding an investment?

Should I sell before the capital gains tax changes apply?

Who can help calculate my likely liability?

How Education Bonds Help Fund Your Kids or Grandkids' Future

What expenses can an education bond cover?

Is an education bond better than a savings account?

Strategic Financial Planning for Your Legacy

Summary of Education Bond Benefits

Negative Gearing 2026: Guide and Budget Impacts for Rental Property Owners

What is negative gearing and how does it work?

Understanding the 2026 Budget Impact on Landlords

Strategies for overcoming negative gearing changes.

Essential Components of a Negative Gearing Strategy

Is negative gearing still worth it in the current market?

How to Use Debt Recycling to Build Wealth Faster (2026)

What is Debt Recycling and How Does It Work?

Key Benefits of a Debt Recycling Strategy

Is Debt Recycling Right for Every Homeowner?

Step-by-Step Implementation of Debt Recycling

Summary of Debt Recycling Takeaways