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Alt North

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Alt North · Altona North, Victoria · The rules changed on 12 May 2026

Negative gearing is going new-build only. Alt North qualifies.

Under the 2026 Federal Budget, losses on an established investment property bought after 12 May 2026 can no longer offset your salary from 1 July 2027. New builds are unaffected. Alt North is 60 brand new three-bedroom townhouses 10km from the Melbourne CBD, from $850,000, and the published 60-point score shows how the numbers work with that tax treatment in them.

What changed

2026 Federal Budget, as summarised in the Oli Property tax changes guide

Established home bought after 12 May 2026

Salary offset ends 1 July 2027

Investment property owned before 12 May 2026

Grandfathered, no change

Brand new, like Alt North

Full offset kept

CGT on established homes, from 1 July 2027

50% discount replaced by indexation

CGT on new builds

Choose the better of the two

General information only, not tax advice. Eligibility depends on your circumstances; speak to a registered tax agent. Summary from the Oli Property guide to the 2026 property tax changes; verify against the legislation before relying on it.

Get the 60-point Alt North score

Twelve pages. The holding cost table shows the shortfall before and after the tax treatment, so you can see what negative gearing is actually worth on this project.

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Read it before you speak to anyone
No call until you ask for one
The same report we give our own clients

General advice only. We do not sell your details, and we do not pass them to the developer without your say-so.

The project, in one screen

Alt North

Altona North, Victoria

Altona North sits in Melbourne's Inner West, about 10km from the CBD. It is an established suburb, not a greenfield estate: the shops, the schools and the train line are already there, and Alt North is being built inside one of the few master-planned precincts of its size anywhere in Melbourne's inner suburbs.

We researched the suburb before we looked at the project. Altona North has a published suburb report on this site, scored on 30 public measures across supply, population, housing, employment, resources and education, and the project itself has been through the 60 data point review process. The score you are downloading is the result.

Sixty brand new three-bedroom townhouses, from $850,000, with the precinct's new town centre, parks and streets being delivered around them. Few projects in the inner suburbs can offer new build depreciation, new build tax treatment and an established location at the same time. This one does.

Alt North corner townhouses, artist's impression

From

$850,000

Three-bedroom townhouse, release price. To be confirmed in writing before launch.

Where

10km west of the Melbourne CBD

What

60 brand new three-bedroom townhouses

The score

Twelve pages. Every assumption printed on the page, from holding costs to the rent appraisal.

Get the score

What changed, in four lines

New builds kept negative gearing. Established homes did not.

12 May 2026

Budget night. New rules apply to established investment property bought from this date.

1 July 2027

Losses on those purchases stop offsetting salary. The 50% CGT discount on established homes goes too.

Unchanged

New builds keep the full salary offset and the choice of CGT method at sale.

Qualifies

Alt North is brand new, sold off the plan. The score prints the holding costs before and after tax.

As summarised in the Oli Property guide to the 2026 property tax changes. General information only, not tax advice. Eligibility depends on your circumstances; speak to a registered tax agent.

Schematic, straight-line distances. Neighbouring figures are Domain median sold prices for three-bedroom houses, last 12 months. Alt North is a release price for a brand new three-bedroom townhouse, not a median.

Key dates

From the Oli Property guide to the 2026 property tax changes

12 May 2026, Budget night

New negative gearing rules apply to established purchases from this date

1 July 2027

Salary offset ends for those purchases; new CGT rules take effect

New builds

Unchanged on both

The full guide, with the $800,000 worked example and the FAQs, is free from the Investment Hub. Figures should be confirmed with a registered tax agent.

Alt North townhouse facades, artist's impression

Why Altona North

A new precinct, inside an established suburb. That almost never happens.

Most new precincts are built on the city fringe. Alt North sits inside the Altona North Comprehensive Development Plan: 66 hectares of former industrial land 10km from the CBD, gazetted in 2018, with a new town centre, parks and streets funded as part of the plan.

New amenity, inside a suburb where the schools, shops and freeway are already there. That is the combination a tenant pays for and an investor rarely gets at a new-build price.

New town centre10,000m2 retail, service and office

8.9ha of new parksOpen space across the precinct

1,000+ local jobsRetail, service and office

Schools already hereThree inside Altona North

West Gate FreewayWest Gate Tunnel open since Dec 2025

10km to the CBDInner West, Hobsons Bay

66ha

Master-planned precinct, 10km from the CBD

~3,000

New homes planned across the precinct

8.9ha

New parks and open space

$55.1m

Developer-funded transport and community infrastructure

Altona North Comprehensive Development Plan, Victorian Planning Authority. Figures are plan targets for the whole precinct, not for Alt North alone.

Questions we get from interstate

Before you ask for the score

Does this affect the property I already own?

If you owned it before Budget night on 12 May 2026, no. The old rules continue to apply to that property in full. The change affects established property bought after that date, and it does not affect new builds at all.

Is a tax refund a good reason to buy?

On its own, no. A refund on a loss is still a loss. The treatment matters because it changes how much a holding shortfall costs you after tax, which changes what you can afford to hold and for how long. The score prints the shortfall before and after, so the tax setting is a line in the numbers rather than the reason for them.

Does Alt North definitely qualify as a new build?

Alt North is brand new construction sold off the plan, which is the category the rules treat as new. Whether the treatment applies to you depends on your circumstances, including how the property is held and financed, so the position should be confirmed with a registered tax agent before you commit.

What happens after I download the score?

You get the PDF by email, followed by a short series of emails over about four weeks that walk through the research behind it. Nobody calls you unless you ask. If you want to talk it through, you can book a discovery session with Cam or Adam from any of those emails or from this page.

Why Oli Property

Research first. Property second.

Oli Property is part of the Oliver Hume Property Group, which has sold Australian residential property since 1954 and helped over 290,000 Australians buy and invest in new property.

Our research, led by Chief Economist Matt Bell, covers 4,800 suburbs and is relied on by government and ASX 200 companies. Every property we put in front of a client has been through our 60 data point review process first.

We have no reason to push you toward one outcome over another, which is why we run the numbers against our 60 data point review process, across 4,800 suburbs. If this project does not suit your position, we will tell you, and we will tell you why.

1954

Oliver Hume founded

290,000+

Australians helped to buy and invest in new property

4,800

Suburbs covered by our research

60+

Data points in every property review

One page, one offer

Read it before you speak to anyone.

The score is free, it arrives by email, and nobody calls you unless you ask. If you would rather talk it through first, a discovery session with Cam or Adam is about an hour by video.

Cameron Yates and Adam Duster, Property Investment Specialists

Get the score Book a discovery session

1300 881 780 oliproperty.com.auMelbourne: Level 2, 4 Riverside Quay, Southbank VIC 3006Sydney: Level 24, Tower 3, 300 Barangaroo Ave, NSW 2000Privacy Disclaimer

About the figures on this page

Tax information on this page is general information only and not tax advice. It summarises the 2026 Federal Budget measures as described in the Oli Property guide to the property tax changes and should be verified against the legislation and with a registered tax agent before any decision. Eligibility depends on your circumstances. Alt North's $850,000 is a release price for a three-bedroom townhouse, subject to written confirmation.

General advice disclaimer

The information on this page has been prepared as a general guide only and does not constitute advice. It has been prepared without taking account of your objectives, financial situation or needs. Before acting on any information you should consider its appropriateness having regard to your own objectives, financial situation and needs, and seek independent advice from a qualified professional. Any forward looking statements are estimates only, are affected by a significant number of unpredictable factors, and there are no guarantees they will be achieved. Property markets perform at different rates and past performance is not an indicator of future performance. Taxation outcomes depend on individual circumstances and you should speak with a qualified accountant. Medians quoted are rolling twelve month figures from the named provider and move over time; the from price is a release price, not a median.

Mortgage brokerage is provided by MyFirstLoan.au Pty Ltd ACN 168 808 946, Australian credit representative number 564038 of Allied Financial Consulting Pty Limited ACN 059 732 419, ACL 393845. Loans are structured and managed by Homestar Finance, ACL 390860.

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