Forge Real Estate

03/06/2026

03/06/2026

Melbourne’s apartment market isn’t “crashing” – it’s splitting. High‑rise towers and risky off‑the‑plan stock face valuation gaps, cladding issues and heavy owners corporation fees. But older, low‑rise blocks in walkable suburbs like St Kilda, Elwood, Hampton and Notting Hill can still offer solid value for first‑home buyers when the building is well‑run and the owners corporation is financially healthy. In 2026, the opportunity isn’t any apartment – it’s the right building, the right buyer mix, and the fewest hidden liabilities.

01/06/2026

Melbourne’s property market isn’t “crashing” – it’s **splitting**.

Cotality’s April 2026 data shows Melbourne values are only 1.9% below their November 2025 peak, but that headline hides a big divide. Affordable, infrastructure-backed suburbs like Seaford, Heidelberg, Fairfield and Melton are still attracting strong demand, while parts of the south‑east townhouse and prestige segments are clearly softer.

For buyers and sellers, the key question in 2026 isn’t “is the market up or down?” It’s: which micro‑market are you actually in?

29/05/2026

After Victoria’s new land tax, vacancy tax and tenancy reforms, should Melbourne investors sell or hold? Lower land tax thresholds, broader vacancy tax and higher compliance costs have definitely squeezed some landlords’ cashflow. Yet Melbourne’s rental vacancy rate is still low, and demand for well‑located, owner‑occupier‑grade homes remains strong. The real question isn’t “Should I quit Victoria?” but “Does this specific property still earn its place in my portfolio?” Review land tax exposure, true net yield, owners corporation fees, maintenance and resale liquidity. Want a clear cashflow and holding‑cost health check on your property? Send me a message.

27/05/2026

Thinking about Melbourne property with the 2026 negative gearing and CGT changes coming?

The key shift is simple: **you can’t rely on tax losses alone anymore**. Future rules are likely to limit negative gearing on established stock and tweak the CGT discount, while existing properties are expected to be grandfathered.

That makes cash flow, rental demand, building quality, land tax and holding period more important than ever.

If you’re weighing up a CBD, Docklands or St Kilda Road purchase, make sure the numbers work before tax – and get proper advice before you act on the headlines.