Smart Buyers Agents are Targeting…
The 2026 Federal Budget rewrote the rules for residential investment. Negative gearing on established stock is being quarantined from 1 July 2027 — but three asset paths remain materially tax-advantaged. All three are core to TENfold's post-budget acquisition program.
Commercial Property Acquisition
Yield, lease covenant, and sector strategy. Commercial sits outside the residential budget reforms — making it materially more attractive on a post-tax basis for portfolio-income investors.
Explore commercial Path 02 — New BuildResidential New Build Strategy
New builds preserve full negative gearing, the legacy 50% CGT discount option, and maximum Division 40 & 43 depreciation — the only post-budget residential play that keeps every tax lever intact.
Explore the New Build Strategy Path 03 — CashflowCashflow Positive Properties
Cashflow-positive stock acquired inside a company structure. Caps tax at the corporate rate (25–30%) and protects your wages income from bracket creep.
Explore cashflow positiveCommercial Property Buyer's Agent — income-grade asset acquisition
Commercial property rewards a different discipline to residential. Yield, lease structure, and tenant covenant matter more than capital cycles — and the post-budget environment makes commercial more attractive than ever for portfolio income. As an independent commercial property buyer's agent, TENfold sources assets that earn from day one, with acquisition strategies modelled against your finance structure and your tax position.
Commercial yields, WALE, and net-of-outgoings income behave nothing like a residential capital-growth play, which is why we run every deal through our IRR calculator and equity-to-asset borrowing tool before we ever recommend pursuit. Our acquisition pillars are below.
Net-Yield Driven Commercial Acquisition
We model unlevered and levered net yields against your cost of capital before we pursue an asset — not after. Every deal is stress-tested for vacancy, outgoings, and rate movement, so the income you sign up for is the income you actually receive.
- Target net-yield ranges aligned to your portfolio strategy
- Cash-on-cash modelling pre-offer, not post-purchase
- Outgoings benchmarking against asset class & region
- Sensitivity testing for interest-rate and vacancy shocks
Lease Structure & Tenant Covenant
The lease is the asset. We assess Weighted Average Lease Expiry (WALE), review options, incentives, and tenant covenant strength so you understand exactly what income you're buying — and for how long it's contracted.
- Full lease & option review with legal coordination
- Tenant covenant & credit assessment
- WALE optimisation across the portfolio
- Make-good, incentive & outgoings recoverability review
Asset Class & Sector Strategy
Industrial, neighbourhood retail, medical, childcare, and metro office each respond to different drivers. We match the asset class to your risk profile, hold horizon, and tax position — whether you're buying in your own name, a trust, or through an SMSF structured with our wealth accountants.
- Sector thesis aligned to your hold horizon
- Sub-sector exposure (e.g. last-mile industrial, essential-service retail)
- Geographic diversification across major Australian markets
- Suitability for SMSF, family office & trust structures
Off-Market Commercial Property Network
The best commercial stock rarely lists. Our agent, fund, and syndicate relationships give you a quiet-market pipeline of vendor-direct opportunities — without auction pressure or buyer competition.
- Vendor-direct & fund-disposal opportunities
- Confidential acquisition for SMSF & family office capital
- National coverage with on-the-ground due diligence
- Quiet-market access in industrial, medical & metro retail
Commercial Property Buyer's Agent — FAQs
How much does a commercial property buyer's agent cost in Australia?
Commercial buyer's agent fees in Australia typically run as either a flat engagement fee (commonly $15,000–$40,000+ depending on deal size and complexity) or a percentage of the purchase price (usually 1.5%–3%). For higher-value assets, larger flat fees are often the better economic choice for the investor. Fee structures should always be disclosed up-front and tied to clearly-scoped acquisition milestones — see our pricing page for TENfold's commercial engagement structure.
What's a realistic commercial property yield in Australia in 2026?
Net yields vary significantly by sector and grade. Prime industrial in capital-city last-mile locations is typically tighter (around 4.5%–5.5% net), while regional industrial, neighbourhood retail, and secondary office assets can offer 6%–8%+ net. Childcare, medical, and essential-service retail sit somewhere in between, with covenant quality often pricing the yield as much as the bricks-and-mortar do. We model the full net-of-outgoings position before recommending pursuit.
Can I buy commercial property through my SMSF?
Yes — commercial property is one of the more SMSF-friendly asset classes, particularly because business owners can lease their own business premises from their own SMSF (subject to the sole-purpose test and arm's-length lease terms). This becomes especially attractive in retirement phase where rental income can be tax-free. Structure and finance need to be set up correctly; we coordinate the acquisition with TENfold Wealth Accountants and your SMSF advisor.
How does the 2026 Federal Budget affect commercial property investors?
The headline negative-gearing and CGT changes announced in the 2026 Federal Budget apply to residential investment property; commercial property is largely outside scope of the new restrictions. That makes commercial relatively more attractive on a post-tax basis for investors who would otherwise have geared a portfolio of established residential. Commercial depreciation rules (Division 40 and Division 43) continue to apply per the ATO framework, and the existing 50% CGT discount remains available for commercial assets held longer than 12 months — confirm specifics against final legislation with your accountant.
Residential Investment Property Buyer's Agent — the New Build Strategy
Following the 2026 Federal Budget, the residential investment landscape has fundamentally shifted. We position investor clients to harvest the tax advantages still available to new-build owners — and to side-step the quarantining rules applied to established stock. Our acquisition framework is grounded in the post-budget tax landscape, mapped against the 12 investment strategies we run for clients across the country.
Whether you're buying your first investment property or scaling a portfolio toward retirement, the right play now is to identify the corridors that will run and combine that location signal with the dwelling type that maximises after-tax cashflow. Browse our current investment-grade new build inventory, or run the numbers using the stamp duty calculator and property IRR calculator.
The New Build Strategy — built around the 2026 Budget
New residential builds are the only post-budget residential vehicle that retains full negative gearing against your salary, the legacy 50% CGT discount option, and maximum depreciation under both ATO Division 40 (plant & equipment) and Division 43 (capital works). We source builder inventory specifically engineered to convert those tax breaks into portfolio velocity — aligned with your finance structure and ratified by TENfold Wealth Accountants.
- Full salary-offsetting negative gearing preserved post-1 July 2027
- Maximum Division 40 (plant & equipment) and Division 43 (capital works) depreciation — typically $10k–$18k in year one
- Choice between the legacy 50% CGT discount and new cost-base indexation on sale
- Stamp duty concessions in qualifying states for new dwellings
- House-and-land & townhouse stock in vetted growth corridors — not anywhere a builder will sell to you
- Builder warranty, modern compliance, lower maintenance for the first decade
Data-Driven Suburb Selection
A new build in the wrong corridor is just a tax-efficient liability. We layer population flow, infrastructure pipeline, supply constraint, and rental depth to land the right postcode before the cycle prices it in — across NSW, QLD, VIC and beyond.
- Suburb-level growth forecasting & trend modelling
- Rental yield vs. vacancy rate stress-testing
- Pipeline-supply analysis to avoid oversupplied corridors
- State-by-state stamp duty & incentive review
Builder & Off-Market Access
We negotiate directly with builders for vetted house-and-land, townhouse, and small-format stock — and surface established off-market opportunities where grandfathering rules still apply for investors with pre-12-May-2026 contracts.
- Direct-from-builder inventory in growth corridors
- Off-market established stock for pre-12-May-2026 grandfathered structures
- Reduced buyer competition and price friction
- Optional access to our JV community for syndicated deals
Boots-on-the-Ground Due Diligence
New builds carry their own risk profile: builder quality, contract terms, finishes, and construction timing all swing the return. Our local advocates physically vet every project before contracts are exchanged — the same discipline we cover in our buyer's agent checklist.
- Builder track record & contract review
- Independent inspections at key construction stages
- End-to-end representation through to settlement & lease-up
- Coordination with finance, accounting & quantity surveyor
New Build & Residential Investment FAQs
Will I still be able to negatively gear my investment property after the 2026 Federal Budget?
Yes for new builds, and partially for established property. From 1 July 2027 the Government has proposed that negative-gearing losses on established residential property be quarantined — usable only against other residential property income, not against salary or wages. New residential builds remain fully negatively geared against all income types. Properties acquired before 7:30pm AEST on 12 May 2026 are grandfathered under the existing rules. See budget.gov.au for the legislative detail.
What tax breaks apply to new house builds in Australia after the 2026 Budget?
New residential builds retain three significant advantages. First, full negative gearing against salary and other income (post-1 July 2027). Second, the choice between the existing 50% CGT discount and the new cost-base indexation method when you sell. Third, maximum depreciation under both ATO Division 40 (plant and equipment) and Division 43 (capital works). Several states also offer stamp duty concessions on new dwellings for owner-occupiers and investors — full details in our investment property tax benefits guide.
Is it better to buy a new build or an established investment property?
Following the 2026 Federal Budget changes, new builds are materially more tax-efficient than established residential property for most investors. New builds keep full negative gearing against salary, retain access to the legacy 50% CGT discount, and unlock maximum depreciation. Established property still suits long-term capital-growth holds and grandfathered stock, but for fresh acquisitions the tax mechanics now favour new construction.
How much depreciation can I claim on a new build investment property?
Depreciation on a new build investment property typically ranges from $10,000 to $18,000 in year one for a standard residential dwelling, declining over time. The claim is split between Division 40 (plant and equipment such as carpets, blinds and appliances, written off over their effective life) and Division 43 (capital works, claimed at 2.5% per year over 40 years on the building's construction cost). A quantity surveyor's depreciation schedule substantiates the claim with the ATO.
What is the grandfathering rule in the 2026 Federal Budget?
Investors who already owned residential investment property, or had exchanged contracts, before 7:30pm AEST on 12 May 2026 are exempt from the new negative-gearing quarantining rules. Grandfathered properties can continue to be negatively geared against salary and other income for as long as the investor holds them. Properties acquired after that date are subject to the new rules from 1 July 2027.
Cashflow Positive Property — acquired in the right structure
After the 2026 Federal Budget, negatively-geared established residential property no longer works the way it used to. With rental losses on established stock quarantined to other residential income from 1 July 2027, the old strategy of geared losses offsetting your salary has been switched off for new personal-name acquisitions. The new game is cashflow-positive stock, acquired in a structure that caps tax instead of escalating it.
For high-income earners — anyone already pushing into the 37% or 45% personal bracket — layering rental income on top of salary in your own name can push your effective marginal rate close to 47% plus Medicare. A company structure caps property profit at the corporate tax rate (currently 25% for base-rate entities, otherwise 30% per the ATO), insulating your wages from bracket creep and keeping after-tax cashflow predictable. We source the asset; your accountant builds the structure.
Marginal rate plus Medicare levy. Rental profit stacks on salary, accelerating bracket creep.
Flat corporate rate. Profit retained inside the entity, ring-fenced from your personal taxable income.
Negative gearing on established stock is over for new acquisitions
From 1 July 2027, rental losses on established residential property acquired after 7:30pm on 12 May 2026 can only offset other residential property income — not salary, not dividends, not business income. The asymmetric tax shield that powered a generation of personal-name acquisitions has been removed. The portfolios that compound from here are the ones built on positive cashflow inside the right structure.
- Negative-gearing losses quarantined to residential property income from 1 July 2027
- Personal-name acquisition no longer the default for high earners
- Cashflow positivity is now a feature of the strategy, not a constraint on it
- Pre-12-May-2026 holdings remain grandfathered under existing rules
Yield-Driven Acquisition
"Cashflow-positive" is a defined outcome, not a marketing line. We target stock that pays its own interest, rates, insurance and management before depreciation, then layer depreciation on top for a positive after-tax result — not a forecast that requires a perfect tenant and zero vacancy to land.
- Net rental yield targets of 6%–8%+ pre-tax
- Regional growth corridors with rental depth & tenant demand
- Dual-key, dual-occupancy & small-format multi-unit formats
- Stress-tested against rate movement and vacancy shocks
Company Acquisition — Capping Tax, Protecting Wages
A property held in a company pays the corporate rate on profit (25% as a base-rate entity, otherwise 30%). That profit stays inside the company — it never touches your personal taxable income, so it can't push your salary into a higher marginal bracket. We coordinate the acquisition with TENfold Wealth Accountants to make sure the entity, finance and ownership are set up before contracts are exchanged.
- Corporate tax rate caps the effective tax on rental profit
- Wages income protected from bracket creep
- Retained earnings available for re-deployment into the next acquisition
- Note: companies do not access the 50% CGT discount on sale — a trust may suit pure capital-growth holds, so your accountant will model both
Sourcing & Settlement
The hard part of a cashflow-positive strategy is finding stock that's actually cashflow-positive at today's rates — not in a builder's projection. We surface vetted regional and metro-fringe inventory, validate every projection against our IRR calculator, and run the acquisition end-to-end against the company entity established with your accountant.
- Genuinely cashflow-positive properties, validated at current cash rates
- Off-market regional & metro-fringe inventory in vetted corridors
- End-to-end coordination with your accountant, finance broker & conveyancer
- Modelled with stamp duty & structure costs included — see our stamp duty calculator
Cashflow Positive & Company Structure FAQs
Should I buy investment property in a company after the 2026 Federal Budget?
For high-income earners targeting cashflow-positive stock, a company structure is now often the more tax-efficient holding vehicle. Personal-name acquisition is most exposed to the new rules — rental losses on established residential property are quarantined from 1 July 2027, and rental profits stack on top of your salary at your full marginal rate. A company caps that profit at 25%–30%. The trade-off is no 50% CGT discount on sale and additional administration; your accountant should model both options against your specific income profile.
What is the corporate tax rate for a property investment company in Australia?
Most small private companies qualify as base-rate entities and pay the corporate tax rate of 25%. Companies that don't meet the base-rate-entity criteria pay 30%. The base-rate-entity test broadly requires aggregated turnover under the threshold and no more than 80% of income being passive (rental and interest income). A property-only company can fail the 80% passive-income test, pushing the rate to 30%; your accountant will confirm the position for your structure. See the ATO for current rates.
How does bracket creep affect property investors with rental income?
Bracket creep is the silent tax cost of holding cashflow-positive property in your personal name. Rental profit is added to your salary and other income, and Australia's progressive tax brackets mean the next dollar earned is taxed at your marginal rate — up to 45% plus 2% Medicare. For someone already on a $180k+ salary, a $20k rental profit is taxed at the top marginal rate. The same $20k inside a company is taxed at 25%–30% and stays in the company until you choose to distribute it. The differential compounds across a multi-property portfolio.
Can I still negatively gear inside a company structure?
Yes, but the mechanics are different. Losses inside a company stay inside the company — they can offset other company income (including other rental profit) but they do not flow up to reduce your personal salary tax. For most cashflow-positive strategies this isn't an issue, because the property is profitable from day one. If a property is genuinely loss-making in early years, the loss is carried forward inside the company and consumed by future rental profit or capital gains. Compare this with the new personal-name rules where losses on established stock are quarantined to residential property income anyway — the company structure isn't materially worse on that front.
Company vs trust for property investment — which is better?
It depends on the strategy. A company caps tax on rental profit at 25%–30% but does not access the 50% CGT discount on sale — so it shines for high-income earners holding cashflow-positive stock for income, less so for capital-growth plays you intend to sell. A discretionary (family) trust retains access to the 50% CGT discount via beneficiary streaming and gives flexibility to distribute income to lower-bracket family members, but the trust itself doesn't offer a flat tax cap. Many sophisticated investors run a mix: company for income, trust for growth. Get the structure decision modelled by your accountant before you exchange contracts.
Where can I find genuinely cashflow-positive properties in Australia in 2026?
Yields that produce real positive cashflow at current rates typically sit in regional growth corridors, metro-fringe in-fill markets, and small-format multi-unit dwellings (dual-key, dual-occupancy, granny-flat-included). Sub-$700k house-and-land in QLD, regional NSW and parts of SA are running 6%–7%+ gross at the time of writing — though regional acquisition carries its own risk profile. We source off-market and direct-from-builder inventory in vetted corridors only. Browse our current investment-grade inventory for live examples.
We don't just find properties —
we find your property
Investment-grade buyer advocacy tailored to your individual circumstances. No cookie-cutter approach — just the right method, for the right property, at the right time.
Investment-grade properties,
tailored to your strategy
At TENfold, we only source investment grade properties for our clients. Unlike traditional buyer advocacy firms, we don't pre-judge how you should find the perfect asset. The truth is there is no single "best" way—there is only the right way for your current financial position.
The Planning Phase will determine which of our four acquisition pillars will be deployed to secure your next investment.
Let Data Do
the Work
Harnessing predictive analytics to identify investment-grade suburbs before they reach peak market cycle.
Data-Driven Property Acquisition
Gut feel is a liability. Our data science approach analyses population flows, infrastructure investment, and supply constraints to identify the next high-growth location.
- Suburb-level growth forecasting & trend modelling
- Rental yield vs. vacancy rate analysis
- Removing emotional bias from the investment decision
Access the
Off-Market
Purchase in the 'Silent Market'—exclusive access to properties before they ever hit the public portals.
Buying Below the Radar
The best investment properties are often sold privately. We give you first-look access to high-value stock with zero public competition through our deep industry network.
- Significant reduction in buyer competition and price friction
- Discreet and confidential purchasing for high-net-worth portfolios
- Access to 'Pocket Listings' across major Australian markets
Buy Direct from
the Builder
Maximise cash flow through new builds with premium depreciation benefits and high rental yields.
High Yielding Asset Selection
New properties offer tax advantages and depreciation benefits that established homes simply can't match. We source builder inventory in growth corridors specifically for property investors.
- Significant tax depreciation write-offs to reduce taxable income
- Modern, tenant-preferred designs with lower vacancy risk
- Full builder warranties and minimal ongoing maintenance
Boots on
the Ground
Local experts physically vetting every street, property, and market nuance to ensure quality.
The Human Element of Acquisition
Data tells part of the story, but "boots on the ground" confirms it. We attend inspections, manage due diligence, and negotiate hard to ensure you never overpay for an asset.
- Professional local negotiation and auction representation
- Comprehensive due diligence and structural risk vetting
- Full end-to-end representation from search to settlement
