The FY27 Property Finance Calendar for Self-Employed Owners
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FY27 Calendar · Property Tax Reform · Self-Employed
The FY27 Property Finance Calendar for Self-Employed Owners
The FY27 reforms do not all land on 1 July. They are staggered across the new financial year, and each date changes a different move. Here is the property finance calendar, mapped to what each one actually changes for a self-employed owner.
Quick Answer
The property reforms ahead do not all begin on the same day; they are staggered across the new financial year. The practical move is to match each decision to the date that changes it. The property lending hub maps the lanes, from a second mortgage to development finance.
FY27 is a calendar of dates, not a single switch
The FY27 property changes arrive as a sequence of separate dates spread across the new financial year. For self-employed owners the temptation is to treat the new financial year as a single line in the sand, but the dates are staggered, not a single switch, and each one changes a different move.
The package behind most of it is the Budget 2026-27 property tax reform, which passed both houses of Parliament on 25 June 2026 and received Royal Assent on 26 June 2026. In practice, the owners who get caught out are the ones who plan for "1 July" in the abstract and miss that the rule touching their deal lands on a different day. The property lending hub maps the lanes; this guide maps the dates.
The FY27 property finance calendar
The near-term window, from 30 June to 13 July 2026
The first cluster of changes runs across a few weeks, by 30 June, then 1 July, then 13 July, and it is about closing FY26 cleanly and opening FY27 ready to borrow. The 30 June date is the line to close out the old year; it is worth raising any end-of-financial-year moves with your accountant before it ticks over, because once it does the trading year resets.
The 1 July 2026 date opens FY27, a fresh trading year that becomes the income evidence a specialist lender reads on a one doc home loan or a servicing assessment, and the permanent instant asset write-off and loss carry-back extensions are proposed to apply from this date, though they sit in the Tax Reform No. 2 Bill that is not yet law. Then 13 July 2026 is the date the Consumer Data Right starts applying to non-bank lenders, with standardised product data becoming shareable so a borrower can compare structures more cleanly, the consumer-data-sharing side following later in the year.
For an equity move behind an existing loan, that clearer comparison is useful before you place a second mortgage, and the shift toward non-bank funders writing most of these is covered in second mortgage behind the bank.
The 2027 horizon, negative gearing, CGT and SMSF
The biggest change sits furthest out: negative gearing narrows to new builds from 1 July 2027 (now law, commences 1 July 2027), and the capital gains tax discount changes at the same time. From that date the package steers negative gearing toward new builds, while residential property held before Budget night is grandfathered under the existing rules, and the 50 percent capital gains tax discount is replaced with an inflation-based discount plus a minimum tax on gains arising from then.
The status to hold in mind is that this passed both houses on 25 June 2026 and received Royal Assent on 26 June 2026, so it is now law, with the ATO new-legislation guidance setting out how it applies while the Budget tax-reform material sets out the dates. For a build read on its feasibility rather than a payslip, development finance is the lane that benefits most, walked through in new-build property finance after the FY27 reform.
One more dated change sits alongside: residential property borrowing inside an SMSF under a limited recourse arrangement is wound back 45 days after the 26 June 2026 Royal Assent, about 10 August 2026, with existing arrangements grandfathered. The ban covers residential property generally, not just new builds, while business real property stays acquirable. This is covered in One Doc home loan after the SMSF lending change.
Plan the move around the date that touches it
The practical way through all this is to plan the move around the date that touches it, rather than treating 1 July as one deadline. Match the decision to its date: an end-of-year clean-up belongs before 30 June, an income-evidence reset starts from the new trading year, a cleaner product comparison opens with the CDR in July, and any hold-or-sell decision shaped by the negative gearing and CGT change belongs to the 2027 horizon.
The market you are planning into is still active, with dwelling approvals data from the ABS showing residential approvals running above a year earlier even as the latest month cooled, so the demand to build and buy has not gone away. In practice, the owners who move cleanly are the ones who fix the date first, then line up the funding lane behind a credible exit strategy, whether that is a caveat loan for a short timing gap, a second mortgage to release equity, or a commercial property loan for a hold. The choice between the first two for a dated purchase is set out in second mortgage versus caveat loan.
Whichever lane fits, talk to a broker before the window closes, and treat this as general information, not tax advice.
The FY27 property reforms are a staggered calendar, not a single switch: an end-of-year close-out by 30 June, a new trading year and rollover settings from 1 July 2026, the Consumer Data Right reaching non-bank lenders on 13 July 2026, the SMSF residential property borrowing change about 45 days after the 26 June Royal Assent (around 10 August 2026), and the negative gearing and CGT change from 1 July 2027. Across all of them the funding read stays the same: match the lane to the move, and the move to the date that governs it.
Key takeaway: Map the FY27 dates first, then line up the funding lane behind whichever one touches your next move.Frequently Asked Questions
The property finance rules changing across FY27 are staggered between 1 July 2026 and 1 July 2027 rather than bundled into one date. From 1 July 2026 the new financial year begins, with the permanent instant asset write-off and loss carry-back extensions proposed from this date but still before Parliament in the Tax Reform No. 2 Bill, on 13 July 2026 the Consumer Data Right starts applying to non-bank lenders, and from 1 July 2027 negative gearing narrows to new builds and the capital gains tax discount changes. The full sequence and the lanes it touches are mapped in the property lending hub, with the package set out in the Budget tax-reform material.
Negative gearing changes for property investors from 1 July 2027, when it narrows toward new builds. The measure passed both houses of Parliament on 25 June 2026 and received Royal Assent on 26 June 2026, so it is now law, with residential property held before Budget night grandfathered under the existing rules. The funding read for building new is walked through in our guide to new-build property finance after the FY27 reform.
The Consumer Data Right applies to non-bank lenders from 13 July 2026, when product data becomes shareable, with consumer data sharing in the sector following later. For a borrower that means clearer product comparison first, which helps when weighing an equity move such as a second mortgage. The rollout detail sits on the CDR non-bank lenders page.
SMSF property borrowing changes for residential property, wound back on the 45th day after the 26 June 2026 Royal Assent, about 10 August 2026, while existing facilities and contracts already in train are grandfathered. The ban covers residential property generally, not just new builds, while business real property and other non-residential assets stay acquirable, so the restriction bites only on new residential-property borrowing. Many owners are responding by holding personally, as covered in our note on the One Doc home loan after the SMSF lending change.
A self-employed owner should plan FY27 property finance around the specific date that touches each move, rather than treating 1 July as a single deadline. That means closing FY26 with an accountant by 30 June, letting the new trading year build income evidence, using the clearer product data after the CDR date, and parking any hold-or-sell call against the 1 July 2027 change. A broker can map which lane fits each move through the property lending hub; this is general information, not tax advice.
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