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Getting finance when you’re self-employed can sometimes feel more complex than it is for salaried employees, but it’s far from out of reach with the right preparation and paperwork. There may be a few extra steps along the way, but being prepared can help put you in a stronger position when applying for a home loan. One of the most common misconceptions? That you need two years of financials before any lender will look at you. Some specialist lenders will consider applications with as little as 6 to 12 months of ABN history, depending on your overall financial position. More on that below.Here, we run through some of the self-employed finance options that could be available to you. Full documentation (full doc) loans A full doc loan is the more traditional type of mortgage that may suit self-employed individuals who have steady, well-documented income and up-to-date financial records. It often comes with lower interest rates compared to alternative documentation (alt doc) loans.To apply, you’ll typically need:One to two years of personal and business tax returnsNotices of AssessmentFinancial statements – profit and loss, balance sheetsIf you’re a company director paying yourself a salary, payslips may also be accepted as part of your income verification, depending on the lender Alternative documentation (alt doc) loans An alt doc loan is a type of mortgage that may suit self-employed individuals, freelancers, or business owners who don’t have the usual paperwork required for a standard home loan.Instead of relying on traditional documents like tax returns, some lenders may accept:Letters from your accountantBusiness Activity Statements (BAS)Business bank statementsAs these loans can involve a higher level of risk for the lender, they often come with higher interest rates and fees than full doc loans. Even so, for borrowers who can’t meet standard documentation requirements, they can be a pathway into the market. Some lenders will even consider reviewing or lowering rates at a later stage once full financials become available. What if you’ve been in business for less than two years? Most major banks require a minimum of two years of ABN history. But that’s not the full picture. Several specialist and non-bank lenders will consider applications with 12 months of ABN history – and in some cases as little as 6 months – provided your deposit is strong, your credit history is clean, and your business income is consistent.This is where working with a broker makes a real difference. A broker can help you identify lenders open to newer businesses and show you how to present your application effectively. How can you optimise your chances of success? Get your financial records in orderUp-to-date, accurate financial records make the application process smoother and give lenders a clear picture of your income. If your records are patchy or overdue, fix that before you apply.Keep business and personal … [Read more...] about Self-employed home loan options you might not know about

Have property prices already peaked, and is now the right time to buy? This is a question that many aspiring homeowners are weighing up. While it’s difficult to predict exactly where the market will peak or trough, many investors focus on longer-term trends rather than short-term movements. With the Federal Budget reshaping the investment landscape at the same time as interest rates push higher, the answer is layered.Cost-of-living relief was a key theme of the 2026–27 Federal Budget, with the Government scaling back negative gearing and Capital Gains Tax (CGT) concessions for investors in existing properties. The Treasury says this could help tens of thousands of Australians buy their first home over the next decade, by making more established homes available to owner-occupiers rather than investors.With that in mind, here are a few broader insights to help you understand the current market environment. Price growth is slowing According to Cotality data, every capital city across Australia recorded a slower pace of growth in April, suggesting a moderation in housing market conditions.The national home value index rose 0.3% over the month, marking the slowest rate of growth since January 2025. A range of factors are influencing this trend, including affordability and borrowing capacity constraints, along with broader economic conditions such as interest rates, inflation and consumer sentiment.The property market is fragmentedWhile growth slowed across all capital cities in April, market conditions are still playing out quite differently depending on the location.Sydney and Melbourne both saw values ease by 0.6% over the month. Sydney’s prices are now sitting around 1% below their November peak, while Melbourne has seen a slightly larger pullback, with values below recent highs.At the same time, other markets are continuing to move forward. Perth recorded a 2.1% increase in April, while Brisbane, Adelaide and Darwin also saw values rise—albeit at a more measured pace than earlier in the year.Overall, the data highlights how varied the property landscape remains, with different cities responding in different ways to the current environment.There’s been a slowdown in buyer demandConsumer confidence has fallen sharply in recent weeks. The ANZ-Roy Morgan Australian Consumer Confidence Index fell to one of its lowest levels on record, dating back to 1973. This suggests many households may be feeling more cautious in the current environment.This shift is also being reflected in market activity. Property sales across the capital cities are reportedly lower than this time last year and below the five-year average, pointing to a moderation in buyer demand.At the same time, listing levels are starting to lift in some markets. In Sydney and Melbourne, advertised stock is now sitting above average levels, giving buyers slightly more choice than they’ve had in recent months.Conditions look a little different across the mid-sized capitals, … [Read more...] about Have we reached the peak in property prices?

30 June is fast approaching. For property investors, it’s a natural time to review your position and get records in order before the financial year closes. This year there’s an added reason to take stock. The Federal Budget introduced changes to negative gearing and capital gains tax that will affect the way residential property investments are treated from 1 July 2027. Existing properties are grandfathered, but if you’re planning your next move, it’s worth being across the details. For more information, read our Budget summary here.With that in mind, here are a few general practical areas worth reviewing before 30 June.Review your rental incomeWhen was the last time you reviewed your rental return?If it hasn’t changed for a while, it may be worth checking how it compares to similar properties in your area, particularly in the context of recent rate changes.You can get a sense of current market conditions by researching comparable listings online or speaking with a local real estate agent. We can also provide a market insights report if that’s helpful.If you’re considering any changes, it’s important to understand the relevant rules and requirements around rental increases, as these can vary.Review your property expensesIt may also be a good time to take a closer look at your property-related expenses and how they compare to previous years. This can help you understand where your costs are sitting and whether there may be opportunities to review them.Depending on your situation, some areas investors often look at include:Property management feesAdvertising or leasing costsRepairs and maintenance servicesInsurance premiumsAccounting feesLoan structure and interest rateIf it’s been a while since you reviewed your investment loan, we can help you understand how it compares in the current market. Consider whether any deductions apply to your circumstances The Australian Taxation Office (ATO) provides a list of common investment property expenses on its website.These expenses can be broken into three categories:Expenses you can claim a deduction for immediately, in the income year you incur them, such as interest on loans, council rates, repairs and maintenance, and depreciating assets costing $300 or less.Expenses you can claim a deduction for over several years, for example, capital works, borrowing expenses and the decline in value of depreciating assets.Expenses you can’t claim a deduction for, such as personal expenses, some capital expenses and the purchase of second-hand (or used) depreciating assets after 9 May 2017).It’s important to ensure any claims are accurate and supported by appropriate records. Common issues can include inaccurate claims, incomplete records, or uncertainty about how particular expenses may be treated for tax purposes.Some expenses may also have different tax timing treatment depending on your circumstances, so you should discuss what may apply to your situation with your accountant or tax adviser … [Read more...] about Get EOFY ready as a property investor

This month has been one of the most significant in recent memory for Australian property owners and buyers. The RBA lifted the cash rate for the third time this year, and Treasurer Jim Chalmers handed down a Federal Budget that reshapes the rules for investors, first home buyers, and everyday Australians alike. We’ve pulled together the key updates below. Federal Budget 2026–27 The Federal Budget was handed down on 12 May. Here’s what matters most if you own property, are looking to buy, or run your own business.Negative gearing and capital gains taxFrom 1 July 2027, negative gearing will be limited to new residential builds only. The existing 50% CGT discount will be replaced with an inflation-adjusted cost base, and a 30% minimum tax rate on capital gains will apply to individuals, trusts and partnerships.The important thing for existing investors: your current properties are fully grandfathered. The new rules only apply to residential properties purchased after 12 May 2026. If you have questions about what this means for your situation, it’s worth speaking to your accountant or financial adviser.First home buyersThe 5% deposit Home Guarantee Scheme continues, meaning eligible buyers can enter the market without paying Lenders Mortgage Insurance (LMI). The Budget also commits $2 billion to housing infrastructure, targeting 65,000 new homes, and extends the ban on foreign investors purchasing existing homes.Cost-of-living reliefA new $1,000 instant tax deduction for work-related expenses removes the receipt burden for individuals and sole traders. A Working Australians Tax Offset (WATO) of up to $250 provides additional relief from 1 July 2027. Personal income tax rates will also fall – the 16% marginal rate drops to 15% from 1 July 2026, and to 14% from 1 July 2027.Small business and self-employedThe $20,000 instant asset write-off is now permanent for businesses with a turnover up to $10 million – meaning eligible purchases can be fully deducted in the same year rather than depreciated over time. From 1 July 2026, companies with turnover up to $1 billion will also be able to carry back tax losses from the previous two years. Again, your accountant will be best placed to advise on how these changes apply to your circumstances. Interest rate news The RBA raised the cash rate by 0.25 percentage points to 4.35% on 5 May – the third consecutive rise for 2026. The decision was voted 8–1 by the Board, a decisive shift from the narrow 5–4 split in March.Australia’s annual Consumer Price Index (CPI) rose to 4.6% in March, up from 3.7% in February and marking its highest level since September 2023. The RBA’s preferred measure, underlying inflation, held at 3.3%, still above its 2–3% target band.RBA governor Michele Bullock attributed the surge in Australian inflation to the oil price shock linked to the Middle East conflict and warned more cash rate hikes could be needed.“It’s a real income shock for Australia and the world,” … [Read more...] about The Federal Budget

Property investors may be motivated by different goals. With changing market conditions and some areas seeing slower price growth, some investors may be placing greater focus on rental yield and cash flow rather than capital growth alone. This shift may influence both property selection and financing decisions. If you’re considering investing in property, here’s what to know about rental yields and why they matter. What is rental yield? Rental yield is the annual rent generated by a property, divided by its market value and expressed as a percentage. It’s a commonly used measure to help investors assess a property’s income potential.For example, if a unit rents for $500 per week, it generates $26,000 in annual rent. If the property is valued at $600,000, the gross rental yield would be 4.3%.The two main types of rental yield are:Gross rental yield is calculated before costs. It enables investors to quickly compare income potential across different properties in various locations.Net rental yield is calculated after costs (such as body corporate, property management fees and insurance). This is usually the figure investors are most interested in, because it provides a clearer picture of the property’s income after expenses, although it doesn’t account for all costs such as loan repayments or tax. What’s a ‘good’ rental yield? A higher rental yield generally indicates stronger rental income relative to a property’s value. For context, average rental yields across Australia’s capital cities were around 3% for houses and 4.3% for apartments as of March 2026.Some investors use yield ranges as a general guide, but what’s considered suitable can vary widely depending on individual goals, risk tolerance, and market conditions.Examples of areas with high rental yields include:Echuca, Victoria – houses 10.6%, units 13%Newman, Western Australia – houses 10.3%, units 12.4%Pegs Creek, Western Australia – houses 11.4%, units 10.2% Factors affecting rental yield Rental yield can vary depending on a range of factors, including property type, location, and broader rental and property market conditions. ➢ Property type Apartments often have higher rental yields than houses, as they may be more affordable to purchase and can generate relatively strong rental income. However, they may also come with ongoing costs such as strata or body corporate fees.Houses, on the other hand, may have lower rental yields, but are sometimes associated with stronger potential for long-term capital growth. ➢ Location Properties in some regional areas may offer higher rental yields than those in metropolitan areas, often due to lower purchase prices and, in some cases, limited rental supply. However, these areas may also experience higher vacancy rates, and price growth can be more variable. ➢ The rental market Changes in rental supply and demand, such as an oversupply or shortage of rental properties, … [Read more...] about Why investors are focusing on rental income in 2026

For many homeowners, timing can be one of the challenges when purchasing their next property. If you’re planning to sell your current home to fund your next purchase, a bridging loan may be worth considering. Mortgage brokers have reported increased interest in bridging finance, as some buyers consider alternative ways to navigate higher living costs and rising interest rates.Here’s how this type of finance works, along with some key considerations to keep in mind. What is a bridging loan? A bridging loan is a short-term loan that may allow you to buy a new property before selling your existing one. It’s designed to ‘bridge’ the gap between the two transactions.In essence, a lender can use the equity in your current property to support the purchase of your next home.In competitive markets, where housing supply is tight and properties can sell quickly, some buyers consider bridging finance as a way to act sooner.Making an offer ‘subject to the sale of your existing property’ may be less appealing to some vendors, but bridging finance may offer a way around this. Instead, you could apply for bridging finance and structure your offer ‘subject to finance’, which in some cases may be viewed more favourably by vendors.Bridging finance may also be worth exploring if you’re looking to reduce the likelihood of needing temporary accommodation between selling your current home and buying your next one.A range of homeowners use bridging finance, including those looking to upsize, downsize or relocate. How do bridging loans work? Bridging loans are often structured over a period of around six to 12 months, although in some cases they may only be needed for a few weeks if the existing home sells quickly. It’s also worth noting that lenders could structure bridging loans in different ways.When you apply to a lender for a bridging loan, they temporarily finance both properties – the one you intend to sell and the new property.The ‘peak debt’ is the combined loan amount of both properties during this period. This may include the remaining balance on your existing home loan, the purchase price of your new property, and associated buying costs.Repayments are generally interest-only, with interest sometimes added to the loan balance (known as capitalisation) until the sale is completed.Once your existing home is sold, the proceeds are typically used to reduce the loan, leaving a standard mortgage secured against the new property. Reasons you might use a bridging loan Bridging finance comes with risks, but it may be worth considering if:You find the right property for your needs before your existing home sellsYou want to avoid temporary accommodation between sale and purchaseYou need options in a fast-moving property market where demand outstrips supplyYou have a decent amount of equity in your existing home. Potential drawbacks to consider Possible downsides to keep in mind:Interest rates for bridging loans … [Read more...] about Buying before you sell? Bridging loans explained

With interest rates rising, many borrowers are taking the time to review their home loan arrangements. A review of your loan structure may assist in managing repayments, subject to your individual circumstances. Offset accounts and redraw facilities are features offered on some home loans. When used appropriately, they may help reduce the interest payable and overall loan costs, depending on individual circumstances. Offset accounts An offset account is a transaction or savings account that’s linked to your home loan. The money you have in this account ‘offsets’ your loan balance when your lender calculates interest.So, if your loan balance is $500,000 and you have $50,000 in a 100% offset account, the bank will only charge you interest on $450,000.You generally don’t earn interest on the balance held in the offset account. Instead, the money is actively reducing interest charges.Key benefits:Interest savings. The balance in the offset reduces the interest charged on your home loan.Flexibility. Funds aren’t locked away. You can access the money immediately for daily transactions and ATM withdrawals.Tax-effective savings on interest. Interest savings are generally not treated as taxable income. However, tax outcomes can vary depending on your individual circumstances, so it’s important to seek advice from a qualified tax professional. Offset accounts may provide an effective after-tax benefit similar to your loan interest rate, depending on your circumstances.Help reduce the loan term over time. By reducing interest, a bigger chunk of your regular repayment goes towards the principal, reducing the overall mortgage term.Good for investors. For investment properties, using an offset account instead of a redraw facility ensures that if the money is withdrawn, the tax deductibility of the loan interest is maintained.Potential drawbacks:Potentially higher fees. If the offset account comes with a loan package, there may be annual fees attached.Potentially higher interest rates. In some instances, loans with offset accounts may come with higher interest rates.Limited availability. Offsets are usually attached to variable-rate loans, not fixed-rate mortgages. Redraw facilities With a redraw facility, you can make extra repayments in addition to your minimum fortnightly or monthly home loan repayment. The extra funds reduce the loan balance, which lessens the amount of interest you pay. You can redraw the funds in future as required.So, if your loan balance is $500,000 and you repay an extra $50,000, the new loan balance is $450,000. The lender will charge interest on that amount.Key benefits:Interest savings. By making extra repayments, you reduce the principal loan balance and the interest payable.Help reduce the loan term over time. Making extra repayments regularly may help you to pay off your mortgage sooner.Repayment holidays. If you are ahead on repayments, some lenders may allow you to reduce or pause repayments, … [Read more...] about Offset or redraw: Things to consider as rates rise

With rising interest rates, a diverging property market, and ongoing economic uncertainty, many homeowners and investors are inclined to reassess their options. The housing market across the country has split into different speeds. Perth’s property prices continue to sprint skyward, and Brisbane, Adelaide and Hobart are also posting solid gains.Meanwhile, Sydney and Melbourne have seen prices flatten, as higher interest rates and weaker buyer sentiment take hold.So what does it all mean for you? Let’s break it down.Interest rate newsInflation is starting to ease slightly, with the Consumer Price Index (CPI) rising 3.7% over the past year to February, down a touch from January.At the same time, underlying inflation (as represented by the trimmed mean) remains steady at 3.3%.Following the Reserve Bank of Australia’s (RBA) decision to increase the cash rate to 4.10% at its March meeting, many lenders passed on the 0.25% increase in full. It marked the second consecutive cash rate hike of the year.There’s now widespread talk of more cash rate increases to come, as the global energy shock in the Middle East threatens to push Australia’s inflation towards 5%. Some economists are even anticipating three more interest rate hikes in May, June and August, bringing the cash rate to a level not seen since the global financial crisis (GFC).If the RBA does increase the cash rate again in May, the 75 basis point increase since the start of the year would add roughly $239 a month to repayments on a $500,000 home loan, or $478 a month on a $1 million loan.Treasurer Jim Chalmers has acknowledged the pressures faced by Australians grappling with higher fuel prices and cost of living pressures, and noted savings will be delivered in the May budget.The next cash rate decision will be announced on 5 May.Home value movementsDwelling values across the nation rose 0.7% in March, and 2.1% over the first quarter of 2026. Overall, the pace of gains is easing, dropping from a 2.8% increase in the final quarter of 2025.Perth’s property prices surged 7.3% over the first quarter of 2026, while Melbourne saw values drop -0.9% from their November high, and Sydney’s prices fell -0.4%.The mid-sized capitals and Darwin are recording growth of 1.2% or more on a month-by-month basis, while Sydney and Melbourne experience declines.“Since the end of November 2025, Melbourne values have retreated by -0.9% and the Sydney market is down -0.4%,” said Cotality research director Tim Lawless.“The softer trend in values coincides with falling auction clearance rates and a pickup in advertised supply, providing buyers with more choice and less urgency at the negotiation table.”In Perth, home values are accelerating in the face of higher interest rates and lower sentiment.“In dollar terms, the 7.3% rise in Perth home values over the quarter has added approximately $69,000 to the median dwelling value,” Mr Lawless said.“Clearly this pace of growth is unsustainable, but continues to be … [Read more...] about Perth Sprints, Sydney Stalls: Where Does Your Property Stand?