Negative Gearing Changes in May 2026 Federal Budget: What Investors Need to Know

With the May 2026 federal budget approaching, rumors of negative gearing changes are reaching a fever pitch. At The Property Couch, we’ve always said you only need 2 to 3 properties to change your life, but how would a formal cap impact your long-term plan? Before we get there… Stop the presses! Let’s acknowledge that for the second time in less than a week, we have major breaking news episodes regarding property tax in Australia. Hot on the heels of the Capital Gains Tax debate, we are now looking at a potential "Double Whammy" with new negative gearing reforms currently being modelled by Treasury. Why is this urgent? The May Budget is just weeks away. We have a very small window of time to ensure the government hears the voice of the everyday investor before these models potentially become policy. Our Take: Regular listeners of The Property Couch know that we have always advocated for a "less is more" strategy—building a life-changing passive income with just 2 to 3 high-quality properties. On the surface, a "Two-Property Cap" sounds like it aligns with that philosophy and is certainly a better policy than what was proposed in 2019. But there is a catch. If the government gets the details wrong, they risk spooking the entire market into a dormant state, causing an exodus of rental supply at the exact moment Australia needs it most. In this special presentation, Ben Kingsley (Chair of PICA - ‪@pica8628‬ ) breaks down the data and the "Victorian Warning" to explain why we need an open dialogue with Canberra right now. Missed our first breaking news update on CGT? Catch it here:    • Are New Capital Gain Tax Reforms Coming?   Inside Today’s Video 00:30 — Why we’re re-sharing this PICA update with you 02:00 — Three things you need to know about negative gearing 03:52 — Does the government actually make money from investors? 06:25 — Exactly how many properties does Australia investors own? (The stats) 10:27 — Why there are fewer rentals on the market right now 12:05 — Four reasons why "Mum and Dad" investors are quitting 13:25 — The rise of buying property in companies and trusts 18:45 — A warning from Victoria: What happens when policy goes wrong 25:55 — The "Two-Property Cap": What Labor is currently planning 28:30 — Political votes vs. the reality of the housing market 31:00 — PICA’s official stance and how to get a seat at the table Don't just watch from the sidelines. If you want to protect your financial future and have a say in these policy changes, join PICA. It’s the best investment you can make for your portfolio. 👉 Join here: https://pica.asn.au #thepropertycouch #negativegearing #housingcrisis #propertyinvesting #ausproperty #taxreform #rentalcrisis #financialfreedom #housingdebate #auspol