AUGUST 2026
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ONE PRIVATE INSPECTION, ONE OUTSTANDING RESULT AT 11 WESTWOOD GROVE, PAKENHAM
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NEW TAX RULES, NEW INVESTMENT STRATEGY. UNDERSTANDING NEGATIVE GEARING CHANGES
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LEASED IN JULY Leasing Statistics For July 2026
When the owners of 11 Westwood Grove, Pakenham decided it was time to downsize, they were clear about what they wanted to achieve.
After raising their family in the home, they had an emotional attachment to the property and a firm figure in mind. They were not under pressure to sell and were prepared to wait for a result that would support the lifestyle they had worked towards.
Just one private inspection later, the property was sold by Hayden Stanton of First National Neilson Partners for $1,150,000, at the top end of its asking range, selling after only 9 days on the market.
Positioned in one of Lakeside Estate’s most tightly held pockets, 11 Westwood Grove offered more than generous family accommodation.
The home featured four bedrooms, multiple living zones, a flexible ground-floor bedroom, an oversized garage with rear drive-through access, side access and an enclosed alfresco overlooking the wetlands. Its position beside private parkland created the feeling of an extended backyard, giving buyers a lifestyle advantage that could not easily be replicated elsewhere.
Rather than relying solely on a list of rooms and inclusions, the campaign focused on what those features meant for a future owner: space for a growing family, flexible accommodation, yearround entertaining and a peaceful connection to the surrounding parkland and wetlands.
The sellers had already seen Hayden achieve a premium result when he sold the neighbouring property approximately 10 months earlier.
They had also noticed his willingness to speak with local residents during open homes and valued his approachable manner.
‘Hayden was direct and honest about what he believed he could sell our house for, and he believed in its worth,’ Brett and Sharelle said.
‘This was important to us because, like any homeowner, we had an attachment to our home, and he respected that.’
That established local presence helped give the owners confidence that Hayden understood both the property and the type of buyer likely to appreciate its position.
Achieving a strong result in a changing market involves more than placing a property online and waiting for enquiries.
For 11 Westwood Grove, the sales strategy brought together three important elements:
• A tailored marketing campaign highlighting the home’s distinctive lifestyle appeal
• Accurate pricing that encouraged buyer confidence
• Prompt communication and experienced negotiation
The combination created an immediate response, with the successful outcome secured following the private inspection.
Brett and Sharelle particularly appreciated Hayden’s communication throughout the campaign.
‘His communication was always open and fast. After the inspection, he called us straight away to provide feedback,’ they said.
This direct approach kept them informed and allowed decisions to be made quickly while buyer interest was strongest.
Although they were not prepared to compromise on price, a timely sale became increasingly important after they committed to their next home.
The swift result gave them confidence and
certainty as they move into the next stage of their lives.
‘The figure Hayden achieved was at the top end of our price range, which we are very happy with,’ Brett and Sharelle said.
‘It is with mixed emotions when the home you have raised your children in sells, but Hayden handled it with respect and understanding, which we greatly appreciated.’
Asked to describe the experience in three words, they chose ‘honest, fast and respectful’. Their description of Hayden was equally telling: ‘confident, personable and caring’.
The sale of 11 Westwood Grove demonstrates what can be achieved when local knowledge, careful positioning, responsive communication and confident negotiation work together.
For Hayden, it was not simply about selling the property quickly. It was about understanding what the result meant to the family and delivering an outcome that enabled them to move forward with confidence.
If you’d like to have a chat to Hayden about your Lakeside Estate home, give him a call on 0403 663 170. He’d love to hear from you.
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11,001 113 BERWICK 9 TRAVERTINE LOOP $580PW 3 / 2 / 2 CRANBOURNE SOUTH 5 BASQUE WALK $600PW
1.25%
AVERAGE VACANCY RATE
BROWN ROAD $ 645PW
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ONLINE VIEWS APPLICATIONS RECEIVED BERWICK
RIDGEMONT DRIVE $590PW
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The 2026 - 2027 Federal Budget has introduced significant changes to the way residential property investment will be taxed in Australia. For investors considering their next purchase, understanding how the new negative gearing and capital gains tax rules work together will be essential.
Negative gearing occurs when the deductible costs of owning an investment property, including interest, property management fees, maintenance and other eligible expenses, exceed the rental income it produces. Under the existing system, investors can generally deduct that net loss from other taxable income, such as wages, reducing their overall income tax liability.
From 1 July 2027, this treatment will generally be limited to eligible newly built residential properties. Established properties acquired before 7.30pm AEST on 12th May 2026 are grandfathered, meaning their current negative gearing treatment can continue while they remain owned by the investor.
For established residential properties acquired after that time, investment losses will no longer be deductible against unrelated income such as salary or business earnings. Instead, losses may be offset against residential rental income or residential property capital gains, with unused amounts carried forward to future financial years.
The changes are likely to have the greatest effect on investors purchasing established homes who
rely on annual tax deductions to support their cash flow. Investors purchasing qualifying new builds can continue to offset eligible losses against other income, supporting the Government’s objective of directing more investment towards new housing supply.
The impact on the broader property market remains uncertain. The reforms may reduce investor demand for some established properties while increasing interest in new homes, townhouses and apartments. However, factors including interest rates, rental returns, housing supply, population growth and local market conditions will continue to influence prices and investor activity.
The negative gearing changes will operate alongside capital gains tax reforms commencing on 1 July 2027. The current 50 per cent CGT discount will generally be replaced with inflationbased cost-base indexation, together with a minimum 30 per cent tax rate on applicable real capital gains. Special choices will remain available for eligible new builds.
Combined, these measures place greater emphasis on cash flow, rental yield, asset selection and long-term tax planning. Investors should obtain independent taxation and financial advice before purchasing, selling or restructuring a property portfolio.
