The arrival of a new financial year traditionally signals changes to taxation, government policy and regulatory frameworks, and 2026 is proving no exception for Australia’s property sector.
Alongside recently introduced Federal legislation affecting property investment, several state and territory governments have implemented their own reforms aimed at improving transparency, increasing consumer protection and addressing ongoing housing challenges. These changes cover a broad range of areas, from real estate sales practices and rental reforms through to home warranty protections and stamp duty concessions, reflecting the diverse issues facing property markets across the country.
Many of the latest initiatives have been designed to improve confidence in the housing market by strengthening protections for buyers, sellers, landlords and tenants. Others seek to simplify existing processes or reduce financial barriers that can make purchasing or renting a home more difficult. While the specific reforms vary between jurisdictions, they collectively demonstrate that governments continue to view housing affordability, consumer confidence and market integrity as high priorities during the current financial year.
In New South Wales, one of the most significant changes focuses on reducing the long-standing issue of underquoting within the real estate industry. Underquoting occurs when a property is advertised at a price below what the seller is genuinely prepared to accept, often encouraging larger numbers of prospective buyers to inspect a property before discovering it is likely to sell for considerably more. The practice has attracted criticism for many years, particularly in competitive markets where buyers may invest substantial time and money pursuing properties that were never realistically within their budget.
To combat this issue, the New South Wales Government has introduced tougher financial penalties for real estate agents who engage in underquoting practices. The reforms are intended to encourage greater transparency and ensure advertised price guides more accurately reflect market expectations. In addition, new penalties now apply to dummy bidding at auctions. Dummy bidding, where false bids are used to artificially inflate competition and sale prices, has long been prohibited, but the increased penalties aim to provide a stronger deterrent against unlawful behaviour.
Further strengthening transparency requirements, agents are now required to publish prices or price guides on all property advertising. This change is expected to provide prospective buyers with clearer pricing information before attending inspections or auctions, allowing purchasers to make more informed decisions and reducing uncertainty throughout the buying process.
Victoria has introduced several reforms that primarily affect renters and homeowners. One of the most notable changes is the implementation of the new Portable Rental Bond Scheme, which addresses a common financial challenge faced by tenants moving between rental properties. Traditionally, renters have often needed to provide a new bond before receiving the refund from their previous tenancy, effectively tying up thousands of dollars across two properties simultaneously.
The Portable Rental Bond Scheme seeks to remove this financial burden by allowing renters to transfer their existing bond directly from one rental property to another. Under the new arrangement, tenants can move their bond for a fee of $25 rather than having to provide an entirely new bond while waiting for their previous one to be released. This reform is expected to improve cash flow for renters and make relocating significantly less financially stressful.
The Victorian Government has also strengthened protections for homeowners through the introduction of a new Home Warranty Insurance scheme. The initiative has been developed to provide greater support for homeowners who experience problems resulting from poor-quality building work. Eligible property owners can now make claims relating to incomplete, faulty or defective construction work on residential building contracts valued at more than $20,000. The reforms are intended to provide greater confidence for consumers undertaking building projects while improving accountability within the residential construction industry.
In the Australian Capital Territory, significant changes have been introduced to reduce the upfront costs associated with purchasing a home. Eligible first home buyers will no longer be required to pay stamp duty when purchasing residential property under the revised arrangements. The exemption has also been extended to pensioners and certain participants of the National Disability Insurance Scheme (NDIS), broadening access to financial assistance for groups that may otherwise face additional challenges entering the housing market.
Importantly, the stamp duty concessions also apply to owner-occupiers purchasing newly constructed units. By reducing one of the largest upfront expenses involved in buying property, the ACT Government hopes to improve housing affordability while encouraging greater demand for newly built homes. Supporting new housing construction has become an increasingly important objective as governments seek to increase overall housing supply in response to ongoing population growth.
Collectively, these state and territory reforms illustrate how governments are adopting different approaches to address local housing issues while pursuing broader national objectives. Although individual measures differ between jurisdictions, many share common themes, including improving market transparency, strengthening consumer protections, reducing financial barriers and encouraging confidence in residential property transactions.
For buyers, sellers, landlords and tenants, remaining informed about these legislative changes is becoming increasingly important. Property transactions are governed by regulations that can differ substantially from one state to another, meaning participants cannot assume the same rules apply nationwide. Understanding these changes can help individuals avoid unexpected costs, take advantage of available concessions and ensure they comply with evolving legal requirements.
As housing affordability and supply continue to dominate public policy discussions throughout 2026, further legislative reforms are likely to follow. Governments at both Federal and state levels continue to review policies affecting property ownership, investment and development, suggesting the regulatory landscape will remain dynamic in the years ahead. For anyone participating in the property market, keeping abreast of these changes will remain an essential part of making informed financial and property decisions.
