HAMILTON DAVIS

HAMILTON DAVIS Hamilton Davis, real estate solutions, residential, commercial, projects. T. 1800 880 780

The Federal Budget has confirmed major changes to property investing.From 1 July 2027:• Negative gearing will be limited...
12/05/2026

The Federal Budget has confirmed major changes to property investing.

From 1 July 2027:
• Negative gearing will be limited to new builds
• The 50% CGT discount will be replaced with a new indexation system
• Existing investment properties purchased before tonight’s announcement will be grandfathered

The Government’s goal is clear — push more investor money into new housing supply.

For Queensland, the impact could be significant.

SEQ is already battling low vacancy rates, rising rents and strong population growth. While the policy may reduce competition for some buyers, it could also discourage investment in established rental housing across Brisbane, the Gold Coast and regional Queensland.

That matters because many renters don’t live in brand new estates. They rent established homes close to jobs, schools, transport and lifestyle hubs.

The real housing challenge in Queensland isn’t just investor demand — it’s a lack of supply where people actually need to live.

If supply doesn’t improve fast enough, the risk is simple:
less investor activity, tighter rental markets and even more pressure on rents.

SOUTH EAST QUEENSLAND STILL LEADING THE NATIONThe latest property sentiment data confirms what many buyers and investors...
08/05/2026

SOUTH EAST QUEENSLAND STILL LEADING THE NATION

The latest property sentiment data confirms what many buyers and investors are already seeing on the ground — Queensland remains Australia’s strongest property market heading into 2026.

But the market is changing.

The “buy anything and it goes up” phase appears to be over. Investors are becoming more selective, more cautious and more focused on long-term fundamentals.

SEQ still has huge advantages:
✔️ Strong interstate migration
✔️ Ongoing housing shortages
✔️ Olympic infrastructure spending
✔️ Lifestyle appeal
✔️ Better value than Sydney & Melbourne

Brisbane, Gold Coast and Sunshine Coast continue attracting buyers, but affordability pressures are now pushing more demand toward:
🏡 Townhouses
🏢 Boutique apartments
🌴 Emerging lifestyle corridors

At the same time:
• Interest rates remain a major concern
• Construction costs are still elevated
• Rental demand remains extremely tight
• Investors are prioritising cash flow and stability over speculation

The big takeaway?

South East Queensland is still one of Australia’s strongest long-term property stories — but 2026 will reward disciplined investors, not emotional buyers.

The next phase belongs to those who buy quality assets in supply-constrained locations and hold for the long term.

As the Federal Budget approaches, housing policy needs a reset — not more short-term fixes.Australia’s affordability cha...
27/04/2026

As the Federal Budget approaches, housing policy needs a reset — not more short-term fixes.

Australia’s affordability challenge is not being driven by a lack of demand stimulus. It is being driven by a structural inability to deliver housing at scale.

Yet policy continues to lean in the wrong direction — stimulating demand and redistributing existing housing stock, rather than addressing the constraints limiting supply.

In a supply-constrained market, these interventions are not neutral. They risk pushing prices higher, tightening rental conditions, and worsening overall affordability.

The priorities should be clear:

• Protect rental supply — The system relies on private investors, and there is no immediate substitute if that supply exits.
• Improve housing mobility — Tax settings continue to discourage downsizing and efficient use of existing stock.
• Avoid demand-side inflation — Incentives in constrained markets are capitalised directly into higher prices.
• Support construction capacity — Delivery, not approvals, is now the binding constraint.

The common thread is simple:
Housing outcomes are being dictated by supply limitations.

Until policy focuses on expanding capacity and improving delivery, affordability will remain out of reach.-

There’s a lot of talk about the Queensland market “cooling.”Across Brisbane, the Gold Coast and Logan, that’s not quite ...
16/04/2026

There’s a lot of talk about the Queensland market “cooling.”

Across Brisbane, the Gold Coast and Logan, that’s not quite how it’s playing out.

Things have slowed a touch. Buyers are more measured, and price growth isn’t what it was. But this isn’t a market finding its feet — it’s a market struggling to produce new supply.

The issue isn’t demand. It’s the ability to deliver stock.

Construction is still tight. Trades are stretched, build costs remain high, and many projects just aren’t stacking up the way they used to. We’re seeing delays, reshaping of projects, and in some cases, sites sitting idle.

At the same time, demand hasn’t gone anywhere.

SEQ continues to absorb population growth, with Logan in particular picking up a lot of that demand due to relative affordability.

So the imbalance remains:

→ not enough new stock
→ steady demand underneath
→ rising replacement costs

Slower growth doesn’t mean affordability is improving.

Until supply genuinely increases, Brisbane, the Gold Coast and Logan remain structurally tight markets.

HAMILTON DAVIS Luke Davis

Waiting feels rational.It gives the illusion of control — more information, more certainty, better timing.But markets ra...
25/03/2026

Waiting feels rational.

It gives the illusion of control — more information, more certainty, better timing.

But markets rarely reward certainty.

They reward positioning.

We’re seeing a growing divide between those preparing quietly and those waiting for clarity that never quite arrives.

The difference won’t be obvious today —
but it will be measured over the next cycle.

Rising energy costs are quietly reshaping the property market.Higher fuel and construction costs are slowing new supply ...
22/03/2026

Rising energy costs are quietly reshaping the property market.

Higher fuel and construction costs are slowing new supply — particularly in higher-density projects where debt plays a larger role.
At the same time, borrowing capacity is tightening.

The result is a more complex cycle:
• Price growth moderates
• Supply weakens
• Underlying shortages deepen

In practice, this pressure doesn’t disappear — it shifts.

Rental markets tighten.
Household budgets are squeezed.
Outer suburban and regional areas feel it first.

Meanwhile, resource and energy sectors benefit — reinforcing Australia’s split economic outcome.

The signal is clear:
Periods of constraint don’t remove opportunity — they redefine where it sits.





At Hamilton Davis, we focus on calm, considered decision-making and long-term stewardship of significant assets. Our new...
14/02/2026

At Hamilton Davis, we focus on calm, considered decision-making and long-term stewardship of significant assets. Our new brand direction reflects how we work: measured, disciplined, and aligned to enduring value.




Gold Coast Property Update – End of 2025The Gold Coast continues to attract strong interstate migration, driven by lifes...
07/01/2026

Gold Coast Property Update – End of 2025

The Gold Coast continues to attract strong interstate migration, driven by lifestyle appeal, infrastructure growth, and relative affordability compared to southern capitals.

Housing supply remains tight, with listings below historical averages and new construction constrained by land availability and rising build costs. While interest rates remain on hold, buyer demand across the Gold Coast remains resilient.

Population growth. Limited supply. Structural demand.

These fundamentals continue to support the Gold Coast residential market heading into 2026.

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