Rockdale/Bexley/Kogarah Real Estate

15/06/2026

🚨 100s of investment properties just landed on my desk — and most buyers never see them.

✅ SMSF-friendly
✅ NDIS
✅ Dual-key
✅ Defence housing
✅ Cashflow-positive
✅ House & land across EVERY state in Australia

I work directly with developers, which means you get:
✔️ Pre‑release access
✔️ Off‑market stock
✔️ Priority allocations
✔️ Deals before they hit realestate.com.au

These are the opportunities smart investors move on before the crowd even knows they exist.

👉 Tell me your strategy, I'll send you a free curated shortlist — no obligation.
🔗 michaelkalinovski.com/investment-opportunities

15/06/2026

Thinking of selling in Hurstville? 🏡

Hurstville is one of St George’s most complex markets, with distinct micro-markets ranging from premium family estates to high-rise apartments. Navigating this landscape requires more than just a standard listing—it requires local expertise.

With over 25 years of experience and 700+ successful sales in the area, I help Hurstville homeowners achieve results backed by data and deep community connections.

Whether you're curious about your property’s current value or looking for a strategic selling plan, let’s talk.

✅ 5.0★ Google Rating (127+ Reviews)
✅ Specialist in Hurstville, Kogarah, and Allawah
✅ Expert in multicultural buyer pools

Click below to get your free, no-obligation property appraisal.

https://michaelkalinovski.com/contact?form=appraisal

27/05/2026

⚠️ BIG CHANGE for property investors — 2026 Federal Budget

From 1 July 2027, negative gearing on ESTABLISHED properties is being restricted. Here's what it means for St George investors:

❌ Can no longer offset rental losses against your salary (for new purchases after 12 May 2026)
✅ NEW BUILDS retain full negative gearing — this is now the tax-smart choice
🛡️ Already own? You're GRANDFATHERED — old rules apply as long as you hold
📊 50% CGT discount REPLACED by cost-base indexation + 30% minimum tax

I've written a full breakdown covering the grandfathering rules, a Rockdale unit vs new build comparison, and exactly what you should do NOW.

📖 Full guide: https://michaelkalinovski.com/blog/negative-gearing-changes-2026-federal-budget-st-george
🧮 Model your numbers: https://michaelkalinovski.com/calculators/negative-gearing

26/05/2026

🏠 Is it a good time to sell in Sans Souci? The data says YES — for houses.

$2.71M median house price (+14.2% in 12 months)
26 days average on market
Under 2 months of inventory
+56% growth over 5 years

But units tell a different story (+29% over 5 years vs +56% for houses).

I've broken down the numbers, the risks, and the 5 signs your property is ready to sell in my latest analysis.

👉 Read the full 2026 Sans Souci market verdict: https://michaelkalinovski.com/blog/is-it-a-good-time-to-sell-in-sans-souci

📞 Free appraisal: 0411 818 171

25/05/2026

🏠 Stamp Duty vs Annual Property Tax in NSW — which costs more?

Here's the truth most buyers don't know:

✅ First home buyers under $800K: $0 stamp duty (FHBAS exemption)
✅ Break-even for annual tax vs stamp duty: 22–30 years depending on price
✅ Average NSW hold period: just 10 years

The First Home Buyer Choice annual tax scheme closed in July 2023 — but understanding the break-even analysis still helps you see the TRUE cost of stamp duty over time.

I've broken down every price point, every hold period, and every scenario in my latest guide — with real examples at St George prices (Rockdale, Brighton-Le-Sands, Kogarah, Sans Souci).

📖 Full guide: https://michaelkalinovski.com/blog/stamp-duty-vs-land-tax-nsw-2026-comparison
🧮 Calculate yours: https://michaelkalinovski.com/calculators/stamp-duty

25/05/2026

🏠 NSW First Home Buyers — are you eligible for the stamp duty exemption?

✅ Properties up to $800,000: $0 stamp duty (full FHBAS exemption)
✅ $800K–$1M: Partial concession on a sliding scale
❌ Over $1M: Full stamp duty applies
🎁 New homes under $600K: PLUS $10,000 FHOG cash grant

The eligibility rules are specific — and getting them wrong can cost you up to $40,490.

I've put together a complete 2026 guide covering every eligibility criterion, the $800K threshold, common disqualification mistakes, and which St George suburbs still have stock under the threshold (Banksia, Bexley, Rockdale, Kogarah).

📖 Full guide: https://michaelkalinovski.com/blog/first-home-buyer-stamp-duty-exemption-nsw-2026
🧮 Calculate yours: https://michaelkalinovski.com/calculators/stamp-duty

22/05/2026

🏠 Buying an $800,000 house in NSW? Here's what you'll ACTUALLY pay in stamp duty...

✅ First home buyer: $0 (yes, really — full exemption under FHBAS)
✅ Owner-occupier: $31,490
✅ Investor: $31,490
❌ Foreign buyer: $103,490 (ouch — 9% surcharge)

The $800,000 threshold is the magic number for first home buyers in NSW. Stay at or under it and you save over $31,000.

I've broken down every bracket, every concession, and every exemption in my latest guide — plus real examples at St George prices (Rockdale, Brighton-Le-Sands, Kogarah, Sans Souci).

📖 Full guide: https://michaelkalinovski.com/blog/how-much-stamp-duty-800000-house-nsw-2026
🧮 Calculate yours: https://michaelkalinovski.com/calculators/stamp-duty

13/05/2026

🏡 St George Homeowners & Investors: The 2026 Federal Budget Just Changed EVERYTHING! 🏡

Hey St George! Michael Kalinovski here. The 2026 Federal Budget dropped last night, and it’s one of the most significant for property in decades. If you own, rent, or want to buy in the St George area, you need to look past the headlines at the real-world impact on our local market.

I’ve spent the morning analyzing the fine print. Here is what you need to know about the shift in Negative Gearing and Capital Gains Tax (CGT):

🚨 The 3 Big Takeaways:

1️⃣ Negative Gearing Overhaul From 1 July 2027, negative gearing will be restricted to new builds only. If you buy an established home after 7:30 PM last night (12 May 2026), you can no longer offset losses against your salary. Instead, those losses are "quarantined" to be used only against future rental income or the eventual sale.

2️⃣ CGT Discount is Out, Indexation is In The 50% CGT discount is being replaced by Cost Base Indexation and a 30% minimum tax on gains starting 1 July 2027. This is a return to the pre-1999 system—taxing you on "real" gains above inflation rather than a flat discount.

3️⃣ The Grandfathering Clause GOOD NEWS: If you already own an investment property (or signed a contract before 7:30 PM last night), you are grandfathered. You keep your current tax benefits until you sell. This makes your existing St George asset even more unique and valuable!

What this means for YOU:
🏠 First Home Buyers: With investor demand for established homes expected to cool, your "golden window" to enter the St George market just opened wider.

📈 Property Investors: The "New Build Advantage" is now the name of the game. We need to pivot your strategy toward supply-boosting assets to keep those tax benefits.

🔑 Existing Owners: You hold a "legacy" asset. Because you are grandfathered in, your property may become highly sought after as others face tougher tax rules.

I've seen many market cycles in my 25+ years, and while the rules have changed, the opportunity in St George remains. Don't rely on guesswork—get the local perspective.

➡️ Click here for my full, no-nonsense analysis and to book your 1-on-1 strategy session: michaelkalinovski.com



Expert Insight Note:
The 50% CGT discount will still apply to any gains accrued before 1 July 2027. If you are considering selling, the next 12 months are a critical "transitional window" to maximize your return under the old rules.

09/05/2026

To the mums who do it all – today we celebrate you.

Happy Mother’s Day!

Here’s to the heart of every home – wishing all mums a beautiful Mother’s Day!

22/04/2026

https://www.calameo.com/books/0082014914bc7bc2e3a50

4 Bedroom Home in Monterey For Sale by Michael Kalinovski — Sales Agent | Century 21 Bayview Enjoy the best of the bayside lifestyle in this well‑maintained family home, perfectly positioned on a generous corner block with two‑street...