Building Over Buying: Brisbane Investors’ 2026 Preference

If you own an investment property in Brisbane, you are likely aware that the property investment landscape has experienced notable transformations. The 2026 Federal Budget, revealed on 12 May, has introduced major changes that will significantly impact how you approach your property investments moving forward.

In essence, acquiring an established investment property after this date will lead to the cessation of negative gearing benefits starting from 1 July 2027. Conversely, if you decide to build new properties, you will continue to benefit from this advantage. This change is a direct reflection of government policy aimed at boosting the supply of new housing. The government actively supports new builds, which come with tax benefits, while established properties will lose these incentives.

For investors who have historically focused on acquiring and holding established properties, this represents a considerable strategic shift. If you are currently assessing your next investment opportunity, the emphasis on constructing new properties is more relevant than ever.

Explore the Essential Changes in Property Investment Regulations

Prior to 12 May 2026, the principle of negative gearing applied uniformly to both new and established properties. If your rental income fell short of your expenses—including mortgage interest, rates, insurance, and maintenance costs—you could offset those losses against your overall income, thereby reducing your tax liability. Most investors understood this mechanism, and it played a crucial role in shaping their investment strategies.

From 1 July 2027, this offset will only be available for new builds. If you purchase an established property after 12 May 2026, your rental losses will only offset against other property income. This means you will no longer be able to reduce your taxable income from salary or other investments. The attractive tax benefits that made negatively geared properties appealing to higher-income earners will be eliminated for existing stock.

In contrast, new builds will retain the full benefits of negative gearing. Investors in new builds can choose between a 50 percent capital gains tax (CGT) discount or opting for cost base indexation upon sale, depending on what aligns best with their financial situation.

For high-income individuals considering their next investment, the post-tax financial implications of new builds versus established properties have changed dramatically. If you have not yet consulted with your accountant regarding these changes, make that discussion a priority.

Clarifying What Constitutes a New Build

This is where the details become crucial.

The government's criteria for an eligible new build are quite specific: the property must contribute to increasing the housing supply. This includes:

• A dwelling constructed on vacant land is eligible. If it is a new construction on an empty plot, it meets the criteria.
• A duplex or dual occupancy resulting from a knockdown rebuild qualifies, provided you are replacing one dwelling with more than one. For example, demolishing a single house and building a duplex enhances supply and complies with the requirements.
• However, a knockdown rebuild that replaces one house with another single house does not qualify. Government documentation explicitly states that a one-for-one replacement of free-standing houses is NOT an eligible new build for negative gearing purposes.
• A newly constructed apartment purchased off the plan qualifies as a new build.
• A granny flat added to an existing property does NOT qualify for negative gearing on the granny flat portion.

The implications for Brisbane investors are clear: if you own a substantial block and are contemplating your next steps, choosing a duplex or dual occupancy instead of a single dwelling is no longer merely a design choice. It now determines whether your build qualifies as a new build under the current regulations.

Exploring the Benefits of High-Value Investments Exceeding $1 Million

The individuals most affected by these changes are high-income earners—those who previously gained from negative gearing by offsetting losses against income taxed at 47 cents to the dollar.

These are precisely the investors that Iconic targets for construction.

A duplex or dual occupancy project with Iconic typically starts at $1 million for construction alone. This is not a standard project home price; it represents a custom, architect-designed build featuring two fully independent dwellings specifically tailored for the block and constructed to last.

At this price point, the tax implications become substantial. The rental income generated from two dwellings is significant, making the negative gearing advantage on a high-value build considerable. The CGT position for a quality new build held over the medium to long term, particularly in a Brisbane market facing genuine supply constraints, appears promising.

This is not financial advice. Always consult your accountant for personalised guidance based on your unique circumstances. The overall case for a high-quality duplex or dual occupancy build in Brisbane has rarely been more compelling.

Recognising the Timeline and Its Crucial Significance

This aspect often takes investors by surprise.

The period from your initial discussions with a builder to receiving the keys for a duplex or dual occupancy build generally spans at least 18 months. Design and approvals can take between 4 to 6 months, followed by construction, which typically lasts 10 to 14 months.

The new regulations will come into effect on 1 July 2027, which is just 13 months away.

Investors aiming to have a completed, tenanted new build before the regulations change have likely already missed this opportunity. The proper perspective is this: those wishing to be strategically positioned under the new rules—with a qualifying new build underway or contracted—must make decisions promptly, rather than waiting several months.

You need to either identify or already own the land. Your financing needs to be arranged. A feasibility assessment of what can be built must be conducted. Each of these steps requires time and must be completed in a sequential manner.

If you are serious about this opportunity, now is the time to discuss your plans. This is not about creating urgency; it’s about adhering to realistic timelines.

Identifying Appropriate Investment Blocks in Brisbane

Not every block is suitable for a duplex or dual occupancy build, and some locations are not conducive to investments of this nature. Here are key considerations.

Size and zoning: Under the Brisbane City Plan 2014, a minimum of 600 square metres is generally required for dual occupancy. The Redlands have similar requirements under the Redland City Plan. Zoning is also crucial—some zones permit dual occupancy, while others do not. Conducting a feasibility assessment before purchasing land is vital.

Slope: A flat or gently sloping block is significantly cheaper to build on compared to a steep one. Site costs for a sloping block can add between $50,000 to $150,000 or more to your overall project. Ensure to factor these expenses into your land purchase budget.

Location and demand: Areas such as the Redlands—including Cleveland, Thornlands, Victoria Point, and Capalaba—exhibit strong and consistent rental demand for well-designed dual occupancy and duplex properties. Investors should be aware that council rates in the Redlands are notably higher than those in the Brisbane City Council. This discrepancy can accumulate for a dual occupancy or duplex and must be included in your financial calculations before acquiring a block.

For investors focusing on areas within the Brisbane City Council, medium-density suburbs like Wynnum, Manly, Carindale, Bulimba, Cannon Hill, Camp Hill, Morningside, and Coorparoo are currently where the opportunities lie. These locations offer strong rental demand, good access to amenities, and zoning that generally supports dual occupancy and duplex development.

Existing dwelling: If you are purchasing a block with an existing house, be sure to account for demolition costs, starting around $25,000 depending on size and whether asbestos is present. A knockdown rebuild that transitions from one dwelling to two qualifies as a new build under the 2026 budget regulations, while a one-for-one replacement does not.

For a thorough breakdown of the costs associated with building in Brisbane, refer to our 2026 custom home cost guide →

Mastering the Construction Process for Investment Properties

The process of constructing a duplex or dual occupancy for investment purposes is not dramatically different from building a custom home; however, several key considerations must be taken into account.

Financing differs. A construction loan for an investment build releases funds in stages as construction progresses rather than as a lump sum. Your broker should be knowledgeable about construction finance, and your borrowing structure must reflect the understanding that you won’t have rental income during the construction phase. Ensure your financing is organised before proceeding with any further steps—it influences every subsequent decision. For a detailed order of operations, refer to our Brisbane new build guide →

Design impacts yield. A duplex or dual occupancy designed solely to minimise construction costs may result in two dwellings that feel subpar, which tenants will notice. Thoughtful design leads to better tenants, lower vacancy rates, and increased long-term capital value. Investing in design choices that make a property feel like a quality standalone dwelling is worthwhile.

Fixed-price contracts are essential. For an investment build, a fixed-price contract is crucial. It is what your lender will demand and what safeguards your budget. Variable cost contracts on investment properties can lead to budget overruns at critical moments. Ensure your builder provides a genuine fixed-price contract and clarify what is included—and what is excluded—prior to signing.

Engage a builder with in-house design capabilities. This is particularly important for investors compared to owner-occupiers. An independent architect or designer may create beautiful plans without considering costs, leading to surprises when presented to a builder. A builder with an in-house design team ensures that cost considerations remain central to every design decision, preserving the integrity of your investment model. For more insights on this, read our section on designer selection in the Brisbane build guide →

Evaluating Dual Occupancy and Duplex Options for Investment Success

Both options can lead to success, but understanding the differences is crucial:

A duplex consists of two dwellings connected side by side or stacked, sharing a common wall. Generally, this is more efficient to build on a standard block. Subdivision into two separate titles is possible after construction.

A dual occupancy features two dwellings on one title, either attached or detached. A typical layout includes a house at the front and a second home at the rear. This arrangement can also be subdivided later if the block size and zoning allow.

For investors, key considerations include: what does your block permit, how does the local rental market respond, and what is the best strategy—maintaining both dwellings on one title or subdividing for potential separate sale or financing flexibility later? These discussions are essential to have with your builder and accountant before finalising designs.

For an in-depth analysis of dual occupancy options in Brisbane and the Redlands, visit our dual occupancy page →

Clarifying Frequently Asked Questions

Does a knockdown rebuild qualify for negative gearing under the new regulations?

Only if it increases the number of dwellings. For example, demolishing a single house and constructing a duplex qualifies, whereas replacing one house with another single house does not. The government’s policy specifically targets new supply rather than replacement supply.

Can I negatively gear a new build duplex purchased from a developer?

Only the first buyer from the builder qualifies, provided the property has not been occupied for more than 12 months prior to the first sale. If you are buying a completed new build from a developer who constructed it as a development project, ensure you check the occupancy history carefully.

Must I have the build completed before 1 July 2027 to qualify?

No. The crucial factor is that the property is a new build—not its completion date. What matters is that you do not buy an established property after 12 May 2026. A new build that is contracted and under construction after this date still qualifies.

What is the minimum block size for a duplex in Brisbane?

Typically, 600 square metres is required under the Brisbane City Plan 2014, but zoning and overlays also play a role. Some zones do not permit dual occupancy regardless of block size. A feasibility assessment of your specific block prior to purchase is critical.

How long does it take to build a duplex or dual occupancy?

From the initial consultation to handover, you should expect a minimum of 18 months. Design and approvals typically take 4 to 6 months, followed by construction lasting 10 to 14 months. Complications arising from site conditions or council assessments can extend this timeline.

Should I consult with my accountant or builder first?

Both discussions are valuable and should take place promptly. Your accountant can evaluate whether the tax implications make sense for your specific income and investment structure. Your builder can assess whether your block is suitable and if your budget is realistic for a qualifying new build. Each conversation is succinct yet informative.

Ready to Discuss Your Investment Build?

If you are a Brisbane investor considering your options following the budget changes and wish for an honest discussion about what is feasible—including block viability, construction costs, timelines, and qualifying criteria—reach out to the team at Iconic Homes.

We construct across Brisbane, including Cleveland and the Redlands. We will inquire about your budget early on, provide a candid assessment of what it can achieve, and outline a realistic process from start to handover.

No pressure, no jargon; just a straightforward conversation. Call us at 0402 017 072 or schedule a free consultation →