House-and-land vs off-the-plan townhouses under the post-2027 regime
Both asset classes retain full tax treatment. The difference is in cash flow profile, depreciation curve, and corridor exposure. We model both side-by-side.
Once the post-2027 framework narrows the negatively-geared universe to new builds, the next decision is which new build. House-and-land in growth corridors and off-the-plan townhouses in middle-ring infill represent two very different routes to the same tax position.
The Budget treats them identically. The market does not.
Where each one wins
House-and-land wins on land content (the appreciating component), depreciation depth in the first five years, and exposure to the $2B Local Infrastructure Fund corridors. It loses on time-to-income — construction timelines of 9-14 months delay rental yield.
Off-the-plan townhouses win on time-to-settlement, rental demand density, and proximity to employment nodes. They lose on land-to-asset ratio and are more exposed to oversupply risk in specific sub-markets.
A well-constructed portfolio usually holds both, weighted by the investor's income profile and time horizon.
Dax Stanley
Founder & Principal Strategist, Hera Property. #1 international bestselling author of Real Estate Investing Using ChatGPT.