The budget fallout has begun. With one of Australia's largest buyer's agencies collapsing and consumer confidence disappearing, are there still opportunities in the market?

On this week's Property Buzz, hosts Phil Tarrant and Liam Garman break down the growing chaos hitting Australia's property market, from collapsing auction clearance rates and rising investor panic to the turmoil now ripping through the buyer's agency sector.

In Sydney, the auction market has fallen to COVID-19-era lows, with more homes now passing in than selling as buyer confidence weakens and uncertainty continues to build. But will increasing yields now reverse this trend?

The duo also explore the collapse of buyer's agency Dashdot, highlighting how rising client acquisition costs, weaker sentiment, and tightening lending conditions are placing enormous pressure on property businesses across the country.

Additionally, hanging over the entire market are the proposed changes to negative gearing and capital gains tax, reforms that could slash borrowing capacity, tighten rental supply and dramatically reshape how Australians invest in property.

The pressure is building quickly, and while emotional investors react to fear and headlines, strategic investors will be best positioned when the market stabilises.

Most investors are reacting to the federal budget, but most of it isn't law yet, and the real impact will come from what actually gets passed, not what's announced.

On the Property Buzz podcast, Phil Tarrant and Annie Kane from The Adviser cut through the noise around negative gearing, capital gains tax, and the wave of speculation hitting the property market after the latest budget.

The pair warn that the biggest issue right now isn't policy change, but misinformation and fatigue, with investors reacting to headlines rather than confirmed legislation.

They explore how proposed tax shifts could reshape investment structures, particularly for discretionary trusts and small businesses, while also raising questions about intergenerational fairness and long-term affordability.

The discussion also highlights how lenders are already adjusting behind the scenes, with early changes to serviceability rules hinting at how banks are preparing for possible policy outcomes.

But despite the noise, the message is consistent. The duo warned that until legislation is finalised, the smartest move is to stay informed, not reactive, and avoid making decisions based on speculation alone.

Budget 2026 has dropped – and insiders say it's not bold reform, but a tax grab that could redraw the winners and losers in Australian property.

On Property Buzz, hosts Phil Tarrant and Liam Garman are joined by Tom Panos to break down one of the most consequential budgets in years and why it's already dividing investors, agents, and policymakers.

Panos argues that the budget falls short of real tax reform, saying it shuts the door on younger Australians entering the market through changes to negative gearing and capital gains tax.

Reporting from Canberra, Tarrant flags rising political risk, warning broken pre-election promises could define the budget as much as its economic impact.

The discussion outlines winners and losers, with owner-occupiers and service providers potentially gaining while leveraged investors and developers come under pressure.

Garman points to rising construction costs, labour shortages, and migration demand as forces that could further tighten rental markets.

The trio closes on a warning: the budget's real impact will be measured in affordability, rents, and investor confidence.