The Central Coast market has shifted in recent months and for first home buyers, the shift is a welcome one.
Between changing buyer sentiment and new federal tax settings for property investment, the field is opening up in a way we haven’t seen for a while. If buying your first home has felt like an uphill climb against investors with deeper pockets, right now might be the best time to buy.
What’s changed
In this year’s Federal Budget, the government reformed how negative gearing and capital gains tax apply to residential property. Investors buying newly built homes retain full access to negative gearing and can choose whichever CGT treatment suits them best, which keeps investment in new housing supply an attractive option. It’s a deliberate design, aimed at redirecting investor activity toward new construction rather than pulling investors out of the market altogether.
The practical effect is a softer level of investor competition than we’ve seen in recent years for established builds. Treasury modelling points to house price growth moderating over the next couple of years as a result. It is not a dramatic reshaping of the market overnight, but it is a shift in who you are likely to be bidding against for an existing three or four bedroom home.
Property investment remains a sound strategy for plenty of people and new builds in particular are being positioned as the place where investor activity is expected to concentrate going forward. It simply means that, for the first time in a while, first home buyers have a bit more breathing room in the established property market.
Government assistance for first home buyers
If you’re buying your first home in NSW, the First Home Buyers Assistance Scheme is worth understanding before you start seriously looking. Eligible buyers pay no transfer duty at all on an existing or new home valued up to $800,000, with a reduced rate applying up to $1 million. For vacant land, the full exemption applies up to $350,000, with a reduced rate up to $450,000.
To qualify, you need to be 18 or over, an Australian citizen or permanent resident, buying your first home, and planning to move in within 12 months of settlement and live there for at least 12 months. Depending on your situation, there may be other forms of assistance you are eligible for as well, so it is worth working through the full eligibility picture rather than assuming the transfer duty exemption is the only thing on offer.
Tax and eligibility rules can be detailed and specific to your circumstances, so we always recommend confirming your individual position with your accountant or a qualified adviser before relying on any figures for your own purchase.
Buying well, not just buying fast
A shifting market with less competition has created a great opportunity for first home buyers but it is still worth having a property market professional on your side. Your first home should set you up with peace and comfort, not hand you a headache two years down the track because something was missed during due diligence or the purchase was rushed to beat other buyers.
This is where working with a buyer’s agent makes a real difference. Our role is to help you understand what a property is actually worth, what to look for beyond the surface presentation and where the value pockets are across the Coast that might not be obvious from a listing photo. We negotiate on your behalf, flag anything that needs a closer look before you commit and make sure the property you end up with is one that suits your life now and holds up well over time.
If you are thinking about buying your first home on the Central Coast, now is a good time to start the conversation. We can talk you through what the current market looks like in the areas you are considering and help you put together a plan that gets you into a home you will be genuinely happy in.
Wondering if now is a good time to buy property in NSW in 2026? Read more about what home buyers need to know here.