Homez Buyer's Advocacy

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Our focus is on building strong and enduring property portfolios that enable our clients to earn strong passive income and build generational wealth. Are you bamboozled by the Australian Property market and feeling lost with all the jargons being thrown around. Feeling a bit lost about where to Buy, is the timing right, what type of property to buy etc? We can help cut all the noise and make thin

gs easier for you to understand. We are full suit Buyers Advocacy business that work in the property Buyer's sole interest. Whether you are a first Home buyer or are upsizing or downsizing you main residence to live in OR looking for investment property anywhere in Australia, We can help you. We help everyday Australians buy their dream properties, so you can live the dream life you want with financial independence and build generational wealth in the process. We are a solid team of trusted advisors that you can count on, we have extensive knowledge and experience in the Australian real estate market and we use smart data-centric approach to analyse and shortlist properties so we can help you find that perfect property. Contact us today to book the initial obligation free consultation!!

Trust / SMSF / Company / Personal NameWhich structure is Suitable for your Investment property? Budget 2026 just acceler...
16/06/2026

Trust / SMSF / Company / Personal Name
Which structure is Suitable for your Investment property?

Budget 2026 just accelerated a conversation most buyers were not having earlier.

Buying Structure for Investment -

Personal name: your marginal tax rate handles the income. Negative gearing on established residential is being wound back for post-Budget purchases, but for commercial property it still applies. CGT discount changing from 1 July 2027.

Discretionary trust: income splitting and access to CGT discount. Doesn't get the 15% SMSF accumulation rate. No contribution limits to navigate.

Company: flat 30% tax. No CGT discount at all. Can work for high-income earners who aren't planning a long hold.

SMSF: 15% tax on rental income in accumulation. Zero in pension phase. 33.3% CGT discount — unaffected by the Budget. Borrowing rules (LRBA) apply if you need finance.

None of this is financial advice — the structure conversation belongs with your accountant. The point is to have it before you find a property you want to buy, not after.

What structure are you currently using or considering?

This is general information only, not financial or legal advice.

14/06/2026

The May Budget proposed to restrict negative gearing on newly acquired established residential property after 7:30pm AEST on 12 May 2026. CGT 50% discount is going too — replaced with an inflation-indexed method plus a 30% minimum tax from 1 July 2027.

Two things that didn't change: commercial property and SMSFs.

SMSFs are explicitly excluded from the negative gearing changes. They keep the CGT discount. How rental income is taxed in SMSF does not change as well.

If you were on the fence between established residential in a personal name and commercial inside super, the Budget just moved the fence.

Has this shifted how you're looking at your options?

This is general information only, not financial or legal advice.

14/06/2026

The capital growth vs yield debate comes up constantly. It's usually the wrong framing.

Growth and yield aren't competing goals. They're different tools that serve different stages of a portfolio.

Most investors start out needing yield to service the debt. If the holding cost is punishing them every month, they can't hold the asset long enough for growth to matter. Yield buys holding power.

Once the portfolio has equity and the serviceability pressure eases, the calculus shifts. You can afford to hold something that's cash-neutral or slightly negative if the growth profile is strong.

The question isn't "growth or yield." The question is: what does this asset need to do for me at this stage, and does this property actually do that?

What role is your next property supposed to play in your portfolio?

12/06/2026

People ask what a buyers agent actually does beyond the search. A few recent examples from due diligence work:

[1] A flood overlay not mentioned in the marketing. The property sat in a designated flood zone. The vendor hadn't disclosed it. The council records showed it clearly. The buyer wouldn't have found it without a title and overlay check.

[2] A commercial lease with a make-good clause the previous tenant hadn't satisfied. The landlord had accepted it and moved on. The obligation had passed to the incoming owner. Worth approximately $40k in rectification works.

[3] A property advertised with a granny flat. Council records showed it was approved as a shed. Not a dwelling. Not legally rentable as accommodation.

The search is the easy part.

12/06/2026

WALE — Weighted Average Lease Expiry — tells you how long the leases have to run. But it doesn't tell you everything.

Three things WALE misses on its own: tenant financial strength, rent review structure, make-good obligations.

I walked away from a deal last year — 6% yield, 4.2-year WALE — because the lease was backed by a personal guarantee, not a corporate one. The business had been running at a loss for two of the last three years. The number looked fine. The risk underneath it didn't.

WALE is a useful filter. It's not a substitute for reading the actual lease.

What WALE threshold do you apply before a deal gets serious?

This is general information only, not financial or legal advice.

You see 7.5% yield on a commercial listing. Exciting. But yield and cap rate are different numbers — and the gap matters...
10/06/2026

You see 7.5% yield on a commercial listing. Exciting. But yield and cap rate are different numbers — and the gap matters.

Passing yield is what the property generates right now. Cap rate strips out outgoings, vacancy, and management costs — it's the normalised return.

A 7.5% gross lease yield can land closer to 5.8% after you account for what the landlord actually absorbs. In a net lease, the tenant pays outgoings, so the headline number is closer to real. In a gross lease, the landlord wears more of the cost.

Two numbers to know before anything else: normalised cap rate and WALE.

What do you check first on a commercial listing?

This is general information only, not financial or legal advice.

06/06/2026

Most people who "waited for the right time to buy" in 2020 and 2021 are still waiting.

The timing-the-market instinct is natural. Nobody wants to buy at the peak. The problem is that identifying the peak is only possible in hindsight, and every year out of the market is a year of rent paid and capital growth missed.

The holding costs conversation cuts both ways though.

A property with a 3% yield and $15,000 a year in costs — rates, insurance, maintenance, body corp — is cash-flow negative from day one. Hold that for 10 years and you've funded a meaningful portion of the capital gain yourself, out of pocket.

A property with a 5.5% yield and modest costs is more or less neutral or positive from the start. You get the growth and the carry doesn't drain you.

Time in market wins over the long run. But the asset you hold matters — because the cost of holding it either compounds against you or stays manageable.

What's your current thinking on yield vs growth — where does your portfolio sit?

*This is general information only, not financial or legal advice.*

04/06/2026

The most common version of "I did my research" before a property purchase is: drove past it, looked at comparable sales online, asked a friend in real estate.

Here's what that misses.

Flood overlay — some councils have online maps, most buyers never check them. We've walked away from properties that looked fine at street level and sat in a medium-probability flood zone.

Heritage listing — restricts what you can do with the property. Not on the listing. Buried in council records.

Easements — a drainage easement running across a back corner can wipe out the dual-occ potential an investor was banking on.

Zoning — "residential" is not one thing. R2, R3, R4 have very different development implications.

Body corporate issues — for strata, outstanding levies or pending special levies don't show up in a standard search unless you specifically request the strata records.

None of this is exotic. All of it costs money when it's missed after exchange.

What's one thing you wish you'd checked more carefully on a property you've bought?

04/06/2026

The suburb that feels right and the suburb that stacks up are not always the same suburb.

Most buyers start the search with areas they've heard about, driven through, or know someone who bought in. That's not a bad starting point. It becomes a problem when it's the only data point.

What actually moves the needle on residential performance:

Population growth. Infrastructure pipeline. Employment concentration. Vacancy rates. The ratio of owner-occupiers to investors. Whether the suburb has already had its run or is still early.

I've seen buyers overpay in a suburb everyone knows is "good" and underbuy in a suburb 12 minutes away with better fundamentals — because the second one felt less prestigious.

The market doesn't care how the suburb feels. It cares about supply, demand, and income growth.

If you're starting a property search right now, what's driving your suburb shortlist?

"Residential feels safer inside super." Heard this one a lot.I get where it comes from — most people understand resident...
03/06/2026

"Residential feels safer inside super." Heard this one a lot.

I get where it comes from — most people understand residential. Commercial feels more complicated.

But the numbers don't always back up that instinct.

A residential property at $700K in a major capital city is typically yielding 3.2–3.8% gross. That's before tax, before holding costs.

A net-leased commercial asset at the same price — small strata office, a warehouse, a retail unit with a solid tenant — is often returning 5.5 to 7% net. The tenant covers outgoings. The cashflow is in a different league.

The real risk in commercial isn't the asset type. It's the lease — who the tenant is, how long they're locked in, whether there are options.

That's what good due diligence is supposed to answer.

If you're an SMSF trustee trying to work out whether commercial stacks up for your situation — happy to chat through it.

*This is general information only, not financial or legal advice.*

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