The 2026/27 Federal Budget has put commercial property investment back in focus, with reforms to negative gearing and capital gains tax set to reshape where, and in what parts of the market, investors choose to participate. For many, the changes to residential investment settings are prompting a closer look at commercial alternatives, including strata offices.
A changing investment landscape
For investors, the Budget signals a shift in how different asset classes will be assessed over the coming years. From 1 July 2027, negative gearing will be limited to new builds, while the 50 percent Capital Gains Tax discount will be replaced with an inflation-based model¹. These reforms have been framed as part of a broader policy direction intended to encourage investment in new housing supply.
A further Budget measure to extend the $20,000 instant asset write-off for eligible small businesses will kick-in from 1 July 2026, which is expected to improve business cash flow across the forward estimates².
Together, these measures have renewed focus on investment planning, prompting consideration not only of where capital is allocated, but the type of asset that can deliver long-term utility, stability and value.
When owning your office suite can be the smarter choice
As the new residential investment settings take effect, commercial office suite ownership is expected to gain greater attention from both investors and owner-occupiers.
From an investment perspective, owning an office suite can offer exposure to growing precincts shaped by population change, infrastructure delivery and expanding business activity, with the expectation of future, long-term capital growth. For businesses, ownership provides certainty over location and fit-out, allowing workplaces to be tailored to operational needs without the constraints of leasing arrangements.
In this context, commercial property can be viewed as a compelling alternative to residential investment, offering greater alignment between use, function, value creation and return on investment.
Commercial strata offices may also appeal to those with self-managed super funds (SMSFs), particularly for small business owners. Under existing superannuation rules, eligible commercial property can be held within an SMSF and leased back to the owner’s business on arm’s-length terms, enabling business owners to secure their premises while building retirement wealth through their superannuation fund3.
With recent policy changes set to curtail new SMSF borrowing for residential property, commercial property is expected to remain an important avenue for SMSF investors seeking property investment opportunities4.
28 Greengate – a new, purpose-built strata office
Within the strata office segment, 28 Greengate represents a new offering specifically conceived to deliver a contemporary commercial address for owner-occupier businesses and investors alike.
The seven-level strata office building, located within New Epping, is positioned to support the exponential growth of Melbourne’s north, with the City of Whittlesea’s population estimated at 259,759 as of 20255 and projected to exceed 402,000 residents by 20416. As the population continues to expand, demand for employment space, services and commercial infrastructure is expected to rise accordingly.
28 Greengate is tailored to micro to mid-sized enterprises and small businesses, offering flexible premium office suites alongside end-of-trip facilities, a conference space and outdoor work areas. With construction set to commence shortly (August 2026), the building will also benefit from direct access to the amenity, transport connections and business community of the broader $2 billion New Epping development.
A timely investment context
As the recent Federal Budget prompts renewed discussion around investment and long-term planning, strata office ownership offers a resilient alternative to residential investment.
With this context in mind, 28 Greengate represents a rare strata office opportunity within one of Melbourne’s fastest-growing population centres7, supported by major investment at a precinct-level within the broader New Epping masterplan.
Learn more about 28 Greengate strata office opportunities
