Episode
Why CGT Changes Won’t Solve Australia’s Housing Crisis
- Published
- Apr 19, 2026
- Duration seconds
- 3040
- Processing state
not_requested- Canonical source
- https://www.theelephantintheroom.com.au/podcasts/433
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Summary
Capital gains tax reform and negative gearing have become central to Australia’s housing debate—but are these policies actually capable of improving affordability? In this episode, we unpack the real role of tax settings in the property market and question whether current reform discussions are addressing the right problem. The conversation explores how capital gains tax discounts work in practice, why they exist, and what changes could mean for investor behaviour. We also dive into the broader housing ecosystem—covering rental vacancy rates, population growth, and the heavy reliance on private investors to supply rental housing. Along the way, the episode challenges the assumption that reducing investor incentives will automatically improve affordability. A key theme is unintended consequences. What happens if investors exit the market? Where does that capital go? And how might changes to CGT or negative gearing impact rental supply, development activity, and long-term housing outcomes? The discussion also touches on the rise of build-to-rent, government incentives, and the shift toward institutional investment. This episode offers a grounded, data-informed perspective for investors trying to navigate policy uncertainty. Instead of reacting to headlines, listeners are encouraged to think critically about how incentives shape supply—and why meaningful housing reform requires more than just tax changes. Episode Highlights 01:20 — Meet Cameron Kusher & His Market Perspective 04:41 — Investors, Rentals & Why Supply Is So Tight 15:52 — Why New Build Incentives Matter More Than Ever 19:41 — Foreign Capital: Help or Housing Distortion? 27:11 — Tax Deductions: What Investors Actually Claim 29:00 — Should Investor Tax Benefits Be Capped? 30:31 — Portfolio Building: Sma…