For years, Australians have asked the same question whenever the property market shifts: Is now the right time to buy?

Sometimes that question is driven by rising interest rates. At other times, it is influenced by falling prices, tighter lending conditions, or economic uncertainty. However, the conversation surrounding the Australian property market in the lead-up to 1 July 2027 is fundamentally different. This time, buyers are not simply responding to market sentiment—they are trying to understand how proposed taxation reforms could reshape investment behaviour, housing supply and purchasing decisions across the country.

• The Federal Government has announced reforms that would limit negative gearing on established properties purchased after Budget night and replace the long-standing 50 per cent Capital Gains Tax discount with an inflation-based system from 1 July 2027, subject to the legislative process and implementation timetable.
• Existing investments purchased before the relevant cut-off dates are largely grandfathered under the proposed arrangements. The headlines have naturally generated strong opinions. Some commentators argue that investors will rush into the market before July 2027.
• Others believe buyers should wait because demand may soften once the new tax rules take effect. There are also suggestions that first-home buyers could finally have a better opportunity to compete against investors.

Yet, when you step away from the headlines and examine Australia’s housing market through the lens of population growth, migration, supply shortages and local economic performance, the picture becomes significantly more complex.

Unlike Sydney and Melbourne, Perth has entered this period from a very different starting point. While the eastern capitals spent much of the last decade dealing with affordability constraints, Perth experienced an extended period of relatively modest price growth following the end of the mining investment boom. That period has now given way to one of the strongest housing recoveries in Australia. Tight rental markets, sustained interstate migration, increasing overseas arrivals, improving employment opportunities, and years of underbuilding have combined to create a market that continues to attract attention from owner-occupiers and investors alike. A taxation reform announced in Canberra may influence investor behaviour nationally, but its practical impact depends on local supply, employment growth, infrastructure investment, rental demand and demographic trends. Perth’s property market is increasingly being driven by structural factors that extend well beyond taxation policy alone. Rather than presenting another short market update or opinion piece, this blog examines the July 2027 changes within the broader context of Western Australia’s property market. The objective is not to convince readers to buy immediately or to encourage them to delay their purchase.

Throughout this blog, we examine the latest housing data, migration trends, construction activity, lending conditions and economic forecasts from organisations including the Australian Bureau of Statistics (ABS), CoreLogic, major Australian banks and industry bodies. We also explore the practical implications of the proposed tax reforms and compare them against the long-term fundamentals shaping Perth’s housing market. This research-led approach is important because property markets rarely move for a single reason.

• Interest rates influence borrowing capacity.
• Population growth influences housing demand.
• Construction activity determines future supply.
• Employment growth supports purchasing power.
• Government policy affects investor confidence.
• Infrastructure investment creates new growth corridors.

When these factors align, markets often move regardless of short-term political uncertainty. Western Australia continues to benefit from a diversified economy supported by mining, renewable energy, logistics, healthcare, education and advanced manufacturing. Population growth has accelerated considerably since international borders reopened, while interstate migration has remained positive as households continue searching for comparatively affordable housing relative to Australia’s eastern capitals. At the same time, builders continue facing labour shortages, elevated construction costs and planning constraints that have limited the speed at which new housing can be delivered. The result is a market where demand has consistently outpaced supply. For prospective buyers, this creates an important dilemma.

1. Should they secure a property before July 2027 while existing tax arrangements remain available for many investors?
2. Should they wait until after the proposed reforms, hoping that reduced investor competition creates more favourable buying conditions?

The answer is unlikely to be the same for everyone. A first-home buyer purchasing a home to live in faces different considerations from an interstate investor seeking rental income. Similarly, a family upgrading to a larger home will assess risk differently from a retiree downsizing their property portfolio.

At Bargoti Real Estate, conversations with buyers increasingly reveal that taxation is only one part of the decision-making process. Many clients are equally concerned about Perth’s limited housing supply, ongoing rental shortages, infrastructure expansion in emerging suburbs, and whether continued population growth will continue to place upward pressure on prices over the coming years. These concerns cannot be answered by looking solely at tax legislation. Instead of asking whether July 2027 will create winners and losers overnight, it asks a more useful question: Will the proposed tax changes outweigh the structural forces already reshaping Perth’s property market?

Why July 2027 Could Become Australia’s Biggest Property Turning Point Since the Post-COVID Housing Boom

1. Property markets rarely change overnight. Despite the dramatic headlines that often accompany government announcements, Australia’s housing market has historically been shaped by gradual shifts rather than sudden transformations. 

• Interest rate cycles unfold over several years, 
• Migration patterns evolve with economic conditions
• Housing supply responds slowly because planning approvals, 
• Construction timelines and labour availability all take considerable time. 

Taxation policy, however, occupies a unique position within this ecosystem. While it does not directly build homes or create employment, it can influence investor confidence, purchasing behaviour and capital allocation almost immediately.

2. This is why the proposed property tax changes scheduled to commence from 1 July 2027, subject to the passage of legislation, have become one of the most closely watched developments in Australia’s residential property market. Unlike previous adjustments that primarily focused on lending standards or interest rates, these reforms target the financial incentives that have shaped Australian property investment for decades. Their potential influence extends beyond investors alone and could affect developers, owner-occupiers, renters and the broader housing market.

Yet, an important question remains largely unanswered. Will these changes genuinely reshape the market, or will Australia’s underlying housing shortage remain the stronger force?

3. For buyers considering Perth, answering this question requires looking beyond politics and examining the market’s structural foundations. Property has long occupied a unique position within Australia’s economy. Home ownership remains one of the country’s most significant financial aspirations, while residential real estate represents one of the largest stores of household wealth. According to the Australian Bureau of Statistics (ABS), residential land and dwellings account for trillions of dollars in household assets, making housing one of the most influential components of the national economy. 

4. The reforms proposed for July 2027 seek to alter two long-established investment incentives. The first relates to negative gearing, where investors can currently offset rental losses against other taxable income. Under the proposed reforms:

• This concession would be limited to future purchases of established dwellings. 
• While newly constructed homes would continue to receive favourable treatment.

 The second proposal replaces the long-standing 50 per cent Capital Gains Tax (CGT) discount for eligible future investments with an inflation-indexed approach, fundamentally changing how capital gains may be calculated for affected assets. Existing holdings are proposed to remain protected under grandfathering provisions. These measures remain subject to parliamentary approval and final legislative detail.

5. Investors have often accepted short-term rental losses because taxation benefits, combined with long-term capital growth, created an attractive overall return. During the early 2000s, falling interest rates and strong economic growth fuelled widespread property appreciation across major cities. Following the Global Financial Crisis, historically low borrowing costs and government stimulus measures helped support demand despite international economic uncertainty. More recently, the COVID-19 pandemic triggered one of the strongest housing booms in Australian history as emergency monetary policy, record-low interest rates, household savings and changing lifestyle preferences combined to drive prices sharply higher.

6. The subsequent correction in 2022 and early 2023 demonstrated the opposite effect. Rapid increases in the Reserve Bank of Australia’s cash rate reduced borrowing capacity, slowing buyer demand across many capital cities. Yet even during this period, Perth proved more resilient than many eastern states because its affordability remained comparatively attractive and housing supply was significantly tighter. The lesson from these cycles is consistent.

• Government policy matters.
• Interest rates matter.
• Migration matters.
• Employment matters.
• Housing supply matters.
• No single factor operates in isolation.

That same principle applies to the July 2027 reforms.

7. Sydney and Melbourne have experienced multiple periods of rapid price growth over the past two decades. As a result, affordability has become one of the biggest constraints facing buyers. High entry prices naturally reduce the number of purchasers able to enter the market, making demand more sensitive to changes in lending conditions and investor sentiment. Perth presents a different picture. Although prices have risen sharply in recent years, median dwelling values remain considerably below Sydney’s while still offering competitive rental yields. This combination has attracted both owner-occupiers seeking affordability and investors searching for stronger cash flow. While taxation reforms may reduce some investor enthusiasm nationally, Perth’s comparatively lower entry prices and stronger rental yields may continue attracting buyers who prioritise long-term returns over short-term tax advantages.

Illustrates the broad differences between the major Australian capital city markets.

Capital City	Relative Affordability	Rental Market	Supply Conditions	Sensitivity to Tax Changes
Perth	High compared with eastern capitals	Extremely tight	Significant undersupply	Moderate
Sydney	Low affordability	Tight	Limited land supply	High
Melbourne	Moderate to low affordability	Improving	Higher apartment supply	Moderate to High
Brisbane	Moderate	Tight	Growing demand	Moderate
Adelaide	Moderate	Tight	Limited new supply	Moderate

8. Vacancy rates have remained near historic lows in many parts of Perth, creating intense competition for rental properties. For investors, this means rental income has strengthened significantly over recent years. Even if tax incentives become less generous under the proposed reforms, strong rental demand may continue to support investment decisions because returns are increasingly driven by cash flow rather than taxation alone. This is an important distinction that is often overlooked in public debate.

• Tax concessions influence investment decisions.
• Rental income influences investment performance.

When rental markets remain exceptionally tight, investors may continue purchasing property despite reduced tax incentives because underlying market fundamentals remain attractive.

Also read: How Climate Risks Are Starting to Influence Property Buying Decisions in Australia

Understanding Australia’s Proposed Property Tax Changes and What They Could Mean for Perth Buyers

1. Whenever governments announce changes affecting housing, public debate quickly becomes polarised. 

• Some predict a dramatic fall in prices. 
• Others argue that the reforms will have little to no impact because Australia’s housing shortage remains too severe. 

The truth almost always lies somewhere between these extremes. The proposed property tax changes expected to take effect from 1 July 2027, subject to legislation, have generated exactly this type of discussion. Across Australia, buyers, investors and property professionals are asking the same questions.

1. Will house prices fall?
2. Will investors leave the market?
3. Will first-home buyers finally have a better chance of purchasing a home?
4. Should buyers rush to secure a property before the deadline?

These are reasonable questions, but none can be answered without first understanding what has actually been proposed.

2. Much of the public conversation has been shaped by simplified headlines that overlook important details, including transitional arrangements, grandfathering provisions and the broader economic environment in which these reforms may be introduced. For Perth buyers, this distinction is particularly important because Western Australia’s market is being influenced by several powerful forces beyond taxation, including population growth, housing shortages, employment expansion and infrastructure investment. Before analysing how these reforms could affect Perth, it is worth examining exactly what they involve. Australia’s property taxation system has remained largely unchanged for decades, despite repeated reviews from economists, housing researchers and public policy experts.

3. Supporters of reform argue that existing tax settings have encouraged investment in established housing rather than increasing the overall supply of new homes. They suggest that investors competing for existing dwellings have contributed to stronger price growth, making home ownership more difficult for first-home buyers. In theory, encouraging investors to finance new developments could improve housing availability over time while supporting the construction industry. Critics, however, believe.

• Reducing tax incentives for established housing could discourage private investment.
• Reducing the supply of rental properties. 
• Placing further pressure on already constrained rental markets.

The proposed reforms seek to redirect investment towards newly constructed housing, with the aim of increasing supply rather than simply changing ownership of existing properties.

4. Negative gearing has become one of the most recognised terms in Australian property, yet it is also one of the most misunderstood. A property is negatively geared when the costs of owning it exceed the rental income it generates. These costs may include:

• Interest payments
• Maintenance
• Council rates
• Insurance
• Depreciation.

Under the existing system, eligible investors can generally offset these losses against other taxable income, reducing their overall tax liability. For many investors, this has made it financially viable to hold a property during its early years while anticipating future capital growth. Instead, they seek to limit its availability for future purchases of established residential properties, while continuing to support investment in newly built dwellings. 

5. Existing investments acquired before the relevant commencement date are proposed to retain their current treatment through grandfathering arrangements, subject to final legislation.  

• For Perth, where significant greenfield development continues in growth corridors such as Alkimos, Eglinton, Byford and parts of the City of Swan, this could create an interesting dynamic.
• Investors seeking to retain tax benefits may increasingly consider newly built homes or off-the-plan developments instead of established properties.

This distinction is one of the most important aspects of the reform package because it changes where future investment may flow rather than immediately affecting existing property owners.

6. While negative gearing often attracts the greatest public attention, many experienced investors consider Capital Gains Tax (CGT) to be even more significant when evaluating long-term returns. Under the long-standing rules, eligible investors who hold an asset for more than twelve months generally receive a 50 per cent discount on the taxable capital gain when the property is sold. The proposed reforms would replace this discount for future eligible investments with an inflation-indexed approach. Rather than automatically reducing taxable gains by half, the taxable amount would instead reflect inflation adjustments. Investors who typically purchase property with the intention of holding it for fifteen or twenty years often place considerable importance on future capital growth.

7. Sydney and Melbourne contain large volumes of established housing that have historically attracted investors seeking long-term capital appreciation. Perth, by contrast, continues to expand through significant land releases and new residential communities.

• Growth corridors, including Alkimos, Eglinton, Yanchep, Brabham, Dayton, Byford and Hilbert, continue accommodating substantial residential expansion.
• If investor demand shifts towards new construction, Perth may experience stronger development activity than markets with fewer opportunities for new housing.

This distinction matters because incentives favouring new housing could align more naturally with Perth’s development pipeline. This does not necessarily mean prices will accelerate immediately. It does suggest that Western Australia’s market dynamics differ from those of Australia’s eastern capitals.

Explore: Bargoti Real Estate: Your Trusted Property Partner

Highlights some of the structural differences.

Market Characteristic	Perth	Sydney	Melbourne
Greenfield housing opportunities	High	Limited	Moderate
New land releases	Strong	Low	Moderate
Relative housing affordability	High	Low	Moderate
Rental yields	Higher than many eastern capitals	Lower	Moderate
Population growth momentum	Strong	Strong	Strong
Supply constraints	Significant	Significant	Moderate

Australia’s Housing Market in 2026–27 — Looking Beyond the Headlines and Understanding What the Data Really Says

“Markets don’t move because of headlines. They move because of people, policies, money and supply. Headlines simply describe the movement after it has already begun.”

1. The reality is that Australia’s housing market has become increasingly fragmented. While national averages provide a useful overview, they often conceal substantial differences between states, cities and even neighbouring suburbs. 

• Sydney is responding to affordability constraints. Melbourne is recovering from a softer growth cycle. 
• Brisbane continues benefiting from interstate migration.
• Perth is experiencing one of the strongest combinations of population growth, rental demand and housing shortages in the country. 

If someone relied solely on Australian property news over the past few years, they would probably believe the market has been on a constant rollercoaster.

• One month, headlines predict a housing crash because interest rates have increased.
• A few months later, another report claims Australia’s property market has entered a new boom.

Then consider how government tax reforms may slow investment. It becomes difficult to separate genuine market trends from short-term media narratives. This is precisely why looking only at national price movements can lead buyers towards the wrong conclusion.

2. For many buyers, particularly first-home buyers, this constant stream of conflicting information creates uncertainty. Australia’s population has accelerated significantly since international borders reopened. According to the Australian Bureau of Statistics (ABS), overseas migration has returned to historically elevated levels, while interstate migration continues to reshape demand between states. Western Australia has become one of the biggest beneficiaries of this movement. Strong employment opportunities, comparatively affordable housing and a diversified economy have attracted both interstate migrants and skilled overseas workers. Every new household entering Perth creates additional demand for housing, whether through purchasing or renting.

Illustrates the relationship between population growth and housing demand.

Market Driver	Effect on Housing
Population Growth	Increases demand for homes
Overseas Migration	Supports rental demand first, ownership later
Interstate Migration	Drives both rental and purchasing activity
Household Formation	Creates demand even without population growth
Employment Growth	Improves purchasing capacity

3. Property prices often dominate public discussion. Rental markets, however, frequently provide earlier signals about future market direction.

• When vacancy rates decline, competition among tenants increases.
• Higher demand for rental accommodation generally supports stronger rents.
• As rental income improves, investment property becomes increasingly attractive.

Perth has consistently operated within one of Australia’s tightest rental markets in recent years. For prospective investors considering July 2027, this matters. Even if tax benefits become less favourable, high rental income may continue to support investment returns.

• Taxation influences after-tax profitability.
• Rental demand influences cash flow every month.

This relationship helps explain why Perth has remained on investors’ radar despite higher interest rates.

Demonstrates the general relationship between vacancy rates and market behaviour.

Vacancy Rate	Market Interpretation
Above 3%	Balanced rental market
Around 2%	Moderate landlord advantage
Below 1%	Severe rental shortage
Around 0.5%	Extremely competitive rental conditions

4. CoreLogic’s research consistently demonstrates several important themes influencing Perth. Demand remains broad-based rather than concentrated within only premium suburbs. This is being reinforced by major transport investment, including METRONET, which is improving access and supporting demand in surrounding areas.

• Affordable housing continues to attract strong competition.
• Rental markets remain exceptionally tight.
• Listing volumes have remained relatively constrained compared with historical averages.

Together, these indicators show that buyer demand still exceeds available housing supply. This is the key takeaway. Price growth can slow. Demand does not necessarily disappear.

5. Much of Australia’s recent property discussion has centred on the Reserve Bank of Australia’s cash rate. Higher interest rates reduce borrowing capacity. However, borrowing capacity is only one component of housing demand. One important observation from Perth is that, despite higher interest rates, housing demand has remained comparatively resilient. Buyers continue to recognise Perth’s affordability relative to Sydney and Melbourne. Many interstate households can sell a smaller property in Sydney and purchase a larger family home in Perth while still retaining significant equity. That affordability advantage continues to attract migration. Australia’s major banks increasingly recognise Perth as one of the country’s strongest-performing housing markets.

Demonstrates how different market forces interact.

Factor	Short-Term Impact	Long-Term Impact
Interest Rates	High	Moderate
Population Growth	Moderate	Very High
Housing Supply	Moderate	Very High
Employment Growth	Moderate	High
Infrastructure Investment	Low	High
Government Policy	Moderate	Moderate

Summarises Australia’s current housing fundamentals.

Indicator	Current Direction	Likely Influence on Perth
Population Growth	Increasing	Positive
Interstate Migration	Positive	Strongly Positive
Overseas Migration	High	Positive
Housing Supply	Below Demand	Strongly Positive for Prices
Vacancy Rates	Extremely Low	Positive for Investors
Construction Costs	Elevated	Restricts New Supply
Employment Growth	Stable	Positive
Infrastructure Spending	Increasing	Positive

Why Perth Is Playing by Different Rules — The Local Market Forces That Could Outweigh Australia’s July 2027 Tax Changes

1. Australia does not have one housing market. It has dozens of interconnected markets, each responding to different economic conditions, employment opportunities, infrastructure investment, demographic changes and housing supply challenges. A policy announcement made in Canberra may influence investor sentiment nationally, but its impact in Perth can be very different from its impact in Sydney, Melbourne or Brisbane. That distinction matters when considering the proposed property tax changes, due to commence on 1 July 2027, subject to legislation. 

2. Much of the national debate assumes investors across Australia will react in exactly the same way. However, property markets rarely reward assumptions. Unlike Sydney and Melbourne, Perth has not experienced uninterrupted price growth over the past two decades. Following the mining investment boom, Western Australia entered a prolonged period of market correction and stabilisation. During those years, housing prices remained relatively subdued while eastern capitals experienced significant appreciation. Many suburbs in Perth spent years recovering rather than expanding. This slower cycle created an unexpected advantage. Housing remained comparatively affordable. 

3. As Australia’s eastern capitals became increasingly expensive, Perth quietly developed one of the strongest affordability advantages among major capital cities. Today, that affordability is attracting a broader range of buyers.

• Young families who have been priced out of Sydney are considering relocation.
• Interstate investors are recognising Perth’s stronger rental yields.
• Professionals are relocating for employment opportunities.
• Migrants are choosing Perth for its lifestyle and economic prospects.

Unlike previous property cycles driven largely by speculative investment, Perth’s current growth is supported by genuine housing demand.

4. Housing affordability remains one of the strongest competitive advantages Perth holds over Australia’s larger capital cities. While median dwelling values have increased significantly over recent years, Perth continues to offer buyers considerably more purchasing power than Sydney or Melbourne.

• A first-home buyer with a fixed borrowing capacity may purchase a larger family home.
• An upgrader can access premium suburbs that would be financially out of reach in eastern capitals.
• An investor may achieve stronger rental yields without committing substantially more capital.

This affordability influences almost every segment of the market.

Compares the relative affordability of Australia’s largest housing markets

Capital City	Relative Purchase Affordability	Typical Buyer Advantage
Perth	High	Larger homes and stronger value
Adelaide	Moderate to High	Family housing
Brisbane	Moderate	Lifestyle opportunities
Melbourne	Moderate to Low	Higher borrowing requirements
Sydney	Low	Limited purchasing capacity

Some of the sectors driving Western Australia’s expansion include:

Industry	Growing Influence on Perth
Mining and Resources	Continues supporting high-income employment
Renewable Energy	Major investment pipeline
Logistics and Freight	Expanding industrial precincts
Healthcare	Growing population increases demand
Education	International student recovery
Defence Industries	Strategic infrastructure investment
Technology	Emerging innovation precincts

Suburbs benefiting from these infrastructure improvements include:

Growth Corridor	Key Drivers
Ellenbrook	METRONET rail connection, retail expansion
Alkimos	Coastal development, future employment growth
Yanchep	Rail extension, residential expansion
Byford	Transport improvements, family housing demand
Dayton	Industrial employment, new communities
Brabham	Population growth and infrastructure

Highlights how demand and supply currently interact.

Market Factor	Current Direction	Housing Impact
Population Growth	Increasing	Raises housing demand
Construction Activity	Improving gradually	Supply recovering slowly
Labour Availability	Constrained	Slower completions
Building Costs	Elevated	Reduces project viability
Rental Demand	Strong	Supports investment

Demonstrates why Perth remains attractive from an investment perspective.

Investment Indicator	Perth Market Position
Rental Demand	Very Strong
Vacancy Levels	Exceptionally Tight
Gross Rental Yields	Competitive nationally
Population Growth	Strong
Long-Term Supply Outlook	Constrained

Compare some of the factors influencing interstate migration.

Consideration	Sydney	Melbourne	Perth
Housing Affordability	Low	Moderate	High
Lifestyle Appeal	High	High	High
Employment Opportunities	High	High	Increasing
Cost of Living	High	High	More Competitive
Future Growth Potential	Moderate	Moderate	Strong

Suburbs attracting significant attention include:

Growth Corridor	Development Characteristics
Alkimos	Coastal master-planned communities
Eglinton	Rail connectivity and new estates
Yanchep	Population expansion and infrastructure
Byford	Family housing and transport improvements
Brabham	New residential developments
Dayton	Employment proximity and affordability
Hilbert	Affordable family housing
Piara Waters	Established community growth

5. Several Perth suburbs continue attracting increasing attention because they combine affordability, infrastructure investment, population growth and future employment opportunities.

1. Alkimos

• Alkimos represents one of Perth’s most significant northern growth corridors. Continued coastal development, expanding schools, retail investment, and transport improvements are transforming the suburb into a long-term residential destination.
• Buyers seeking family-oriented communities increasingly recognise Alkimos as an alternative to more established coastal suburbs where affordability has diminished.

2. Byford

• Once regarded as a semi-rural township, Byford is rapidly evolving into one of Perth’s largest family housing markets.
• Improved transport infrastructure and ongoing residential development continue to attract young households looking for larger homes and community-focused living.

3. Dayton

• Dayton has emerged as an attractive option due to its proximity to industrial employment hubs, transport infrastructure and new residential communities.
• The suburb appeals to both owner-occupiers and investors seeking future growth supported by employment opportunities.

4. Piara Waters

• Piara Waters remains one of Perth’s strongest family suburbs. High-quality schools, modern housing estates and strong community facilities continue to support demand among owner-occupiers.
• Limited availability of established housing has maintained competitive market conditions.

5. Ellenbrook

• The completion of major METRONET transport projects has significantly improved Ellenbrook’s accessibility.
• Combined with the expansion of retail centres and ongoing residential development, the suburb continues to attract both first-home buyers and investors seeking long-term growth.

6. Growth is increasingly being driven by local fundamentals rather than speculative market sentiment. With that in mind, a different picture begins to emerge when all these factors are considered together.

• Perth’s affordability.
• Employment growth.
• Migration.
• Infrastructure.
• Housing shortages.
• Rental demand.

These are not short-term influences. They are structural trends likely to continue shaping the market well beyond July 2027, and they are likely to matter more than the tax changes.

What Australia’s Leading Economists, Banks and Property Analysts Expect for Perth Through 2030

1. Every year, Australia’s major banks, research institutions and property analysts publish forecasts about where the housing market is heading. These reports are widely quoted by the media and often become the foundation of public opinion. Headlines such as “House prices expected to rise 8 per cent” or “Market likely to soften next year” quickly influence buyer confidence. In early 2020, very few economists predicted that Australia would experience one of the strongest property booms in modern history. During 2022, many expected prolonged declines following rapid interest rate increases, but several markets recovered sooner than anticipated.

2. Perth, in particular, outperformed many forecasts because analysts underestimated the combined effect of population growth, constrained housing supply and exceptionally tight rental conditions. This is why forecasts should never be treated as guarantees. Instead, they should be viewed as informed scenarios that help buyers understand the market’s direction under current economic conditions. For anyone considering whether to buy before or after July 2027, understanding these forecasts is valuable—not because they provide certainty, but because they reveal what the country’s leading economists believe are the strongest forces shaping Australia’s housing market.

3. Forecasting Australia’s housing market today is significantly more challenging than it was twenty years ago. Property values are no longer influenced by just interest rates and employment. Today’s market is shaped by a far broader combination of variables. Economists now monitor:

• Interest rate expectations
• Inflation trends
• Wage growth
• Consumer confidence
• Overseas migration
• Interstate migration
• Housing approvals
• Construction costs
• Vacancy rates
• Government policy
• Infrastructure investment
• Lending conditions

Each factor influences housing demand differently.

• Sometimes these forces reinforce one another.
• Sometimes they move in opposite directions.

For example, higher interest rates may reduce borrowing capacity, while strong migration simultaneously increases housing demand. The result is a market where multiple variables interact continuously rather than following a simple economic cycle.

4. Australia’s largest financial institutions regularly publish housing outlooks because residential property has significant implications for lending, household wealth and the broader economy. Although individual forecasts vary, several themes consistently appear across their research. The banks generally expect:

• Continued population growth to support housing demand.
• Gradual improvement in housing supply, although not sufficient to eliminate shortages immediately.
• Interest rates are expected to become less restrictive over the medium term if inflation continues easing.
• Strong employment to underpin buyer confidence.
• Perth is to remain one of Australia’s comparatively affordable capital cities.

These observations suggest that while short-term market fluctuations remain possible, the long-term drivers supporting Perth continue strengthening.

Forecast Indicator	General Market Expectation
Population Growth	Remain Strong
Housing Supply	Improve Gradually
Interest Rates	Stabilise then Ease Over Time
Employment	Continue Supporting Demand
Perth Affordability	Remain Competitive Nationally
Rental Demand	Continue Above Historical Average

5. Among Australia’s most respected housing research organisations, CoreLogic has repeatedly highlighted the importance of supply constraints, migration and affordability in explaining Perth’s recent performance. While annual price growth naturally fluctuates, several structural themes continue to emerge.

• Listing volumes remain comparatively low.
• Rental demand remains exceptionally strong.
• Population growth continues to support housing demand.
• Affordable housing attracts sustained competition.

These findings reinforce a broader conclusion. Perth’s current market is being driven less by speculation and more by genuine housing need. This distinction matters because markets supported by owner-occupiers and long-term demand generally prove more resilient than those driven primarily by investor speculation.

6. Although population growth and housing supply dominate long-term market trends, interest rates remain one of the most influential short-term variables.

• Higher borrowing costs reduce purchasing capacity.
• Lower borrowing costs generally increase affordability.

However, buyers often misunderstand how this relationship affects housing markets. Many assume falling interest rates automatically make housing cheaper. As borrowing capacity improves, more buyers re-enter the market.

• Competition increases.
• Property prices often strengthen.

This dynamic is particularly relevant for buyers delaying purchases until after July 2027. If borrowing conditions improve while housing supply remains constrained, increased competition could offset any perceived advantage from tax changes.

Interest Rate Movement	Typical Housing Market Response
Rising Rates	Lower borrowing capacity, slower demand
Stable Rates	Increased buyer confidence
Gradually Falling Rates	Stronger competition and improving activity
Rapid Rate Reductions	Significant increase in purchasing demand

Investment Factor	Perth Outlook
Rental Demand	Very Strong
Vacancy Rates	Historically Tight
Gross Rental Yields	Competitive
Population Growth	Strong
New Housing Supply	Gradual Recovery

7. Balanced market analysis requires acknowledging uncertainty. Although Perth’s outlook remains positive, economists continue to monitor several risks that could affect future market performance. These include:

• Persistently high construction costs are limiting housing delivery.
• Global economic uncertainty is affecting employment.
• Inflation remains above expectations.
• Delayed infrastructure delivery.
• Further changes to taxation or lending policy.
• Slower international economic growth is reducing business investment.

Potential Risk	Possible Market Effect
Construction Delays	Continued housing shortages
Higher Inflation	Interest rates remain elevated
Employment Weakness	Reduced buyer confidence
Policy Uncertainty	Delayed purchasing decisions
Global Economic Slowdown	Softer investment activity

8. Forecasting depends upon assumptions. One economist may expect interest rates to fall earlier. Another may anticipate stronger migration. A third may assume construction activity improves more quickly. Small differences in assumptions produce different outcomes.

Assumption	More Optimistic Forecast	More Conservative Forecast
Interest Rates	Ease sooner	Remain higher for longer
Migration	Continues strongly	Moderates gradually
Housing Supply	Slow recovery	Faster recovery
Consumer Confidence	Improves	Remains cautious

9. Consider Piara Waters. Ten years ago, many forecasts focused primarily on Perth’s broader market rather than suburb-level growth. However, Piara Waters benefited from several local advantages.

• Modern housing.
• Quality schools.
• Strong community infrastructure.
• Family appeal.
• Limited available housing.
• Population growth.

These factors combined to produce stronger demand than many broader market forecasts anticipated. This example demonstrates why local market analysis often matters more than national averages. A well-positioned suburb can outperform even when broader market conditions remain moderate.

Should You Buy Before July 2027? A Research-Based Assessment of the Case for Buying Early

1. The best time to buy property isn’t when everyone else is buying. It’s when the property fits your long-term financial plan and the market fundamentals support your decision. As the proposed 1 July 2027 property tax reforms draw closer, one question is becoming increasingly common across Perth. “Should we buy now before the rules change?” For many Australians, purchasing property is the largest financial commitment they will ever make. Any government policy that could influence taxation, investment returns or market competition naturally becomes part of the decision-making process. However, there is one important distinction that buyers should make before rushing into the market.

• Buying before July 2027 is not automatically the right decision.
• Equally, Waiting until after July 2027 is not automatically the better strategy either.

2. The correct answer depends on individual circumstances, financial readiness and, perhaps most importantly, the quality of the property being purchased. At Bargoti Real Estate, we believe buyers should avoid making decisions based solely on policy deadlines. Instead, they should understand why some purchasers may benefit from acting before July 2027, while also recognising situations where waiting could make more sense. Under the current proposal, properties purchased before the new taxation rules commence are expected to continue benefiting from the existing tax arrangements, while future purchases would fall under the revised framework, subject to the final legislation.

3. History suggests that when governments announce future policy changes with clear commencement dates, many investors choose to act before the deadline rather than afterwards. This behaviour has been observed across property markets, taxation reforms and financial investments internationally. Investors generally value certainty. If purchasing today secures existing tax treatment for the life of an investment, many prefer to act while that certainty remains available. This does not necessarily mean every investor will rush into the market. However, it could increase purchasing activity during the months leading up to July 2027. For Perth, where housing supply already remains limited, even a moderate increase in buyer activity may create additional competition.

Compares the potential risks associated with buying now versus delaying.

Buying Before July 2027	Waiting Until After July 2027
Greater policy certainty under current proposal	Future legislation still subject to interpretation
Potential grandfathering benefits	Revised taxation treatment for new purchases
Current market competition	Future buyer competition unknown
Existing borrowing conditions	Borrowing costs may rise or fall
Current property prices	Future prices may increase or stabilise

4. Unlike investors, families purchasing a home to live in are generally less concerned about taxation outcomes than about securing the right property within their preferred suburb. Waiting another twelve months only to discover that the same property has become more expensive is a possibility every buyer should consider. One of the strongest arguments for purchasing before July 2027 has very little to do with taxation. Throughout this blog, we have examined how Perth continues to experience:

• Strong population growth.
• Tight rental markets.
• Limited housing availability.
• Labour shortages.
• Gradual construction recovery.
• Expanding infrastructure investment.

These structural conditions existed before the proposed tax reforms were announced. If demand continues to exceed supply, property values may remain resilient regardless of changes in investor taxation.

5. Buying before July 2027 may also provide buyers with access to suburbs currently undergoing significant transformation. Infrastructure often increases value gradually rather than immediately. Purchasing before projects are completed may allow buyers to benefit from future improvements rather than paying the premium once those projects become fully operational. These are examples of locations where long-term growth may depend more on infrastructure than taxation. Examples include:

Suburb	Infrastructure Supporting Future Demand
Ellenbrook	METRONET rail connection and commercial growth
Alkimos	Transport upgrades and coastal development
Byford	Rail extension and expanding community infrastructure
Yanchep	Residential expansion and improved connectivity
Brabham	Employment access and road improvements

6. While no investment guarantees positive returns, Australian residential property has historically rewarded buyers who remain invested over longer periods rather than attempting to perfectly time short-term market movements. Consider two hypothetical buyers.

• Buyer A purchases a well-located Perth property in early 2027.
• Buyer B waits until late 2028, hoping for lower prices.

If Perth continues experiencing population growth, housing shortages and infrastructure investment, Buyer A may benefit from:

• An additional period of capital growth.
• Earlier loan repayment.
• Additional equity accumulation.
• Potential rental income if investing.

This does not guarantee higher returns. It illustrates how delaying entry into a growing market may involve opportunity costs as well as potential benefits.

7. Imagine a family considering purchasing in Piara Waters. In early 2027, suitable homes will be available within their budget. The family decides to wait, expecting taxation reforms to reduce prices. However, during the following eighteen months:

• Population growth continues.
• Schools become increasingly established.
• Infrastructure improves.
• Buyer demand remains strong.
• Housing supply remains limited.

By the time they return to the market, prices have not declined significantly. Their borrowing position has improved slightly, but increased competition has offset much of that advantage.

8. Research suggests several buyer groups may find stronger reasons to purchase before the proposed reforms than others.

Buyer Type	Potential Advantage of Buying Before July 2027
Long-Term Investors	Greater certainty under current tax framework (subject to legislation)
First-Home Buyers	Opportunity to purchase before potential increase in competition if borrowing conditions improve
Upgraders	Lock in preferred family home before further infrastructure-driven demand
Interstate Buyers	Access comparatively affordable Perth market
Long-Term Owner-Occupiers	Earlier entry into market and greater housing certainty

Is Waiting Until After July 2027 the Smarter Strategy? A Balanced Look at the Case for Delaying Your Property Purchase

1. We have examined the potential benefits of grandfathering provisions, Perth’s housing shortage, strong migration, rental demand and the long-term fundamentals supporting Western Australia’s property market. However, balanced market research should present both sides of the story. Property decisions involve hundreds of thousands—often millions—of dollars, so buyers deserve analysis rather than marketing slogans. With that context, for some people, waiting until after July 2027 may be the right decision.

• Not because the market is expected to collapse.
• Not because property will suddenly become cheap.

Financial readiness, borrowing conditions and personal circumstances can be just as important as market timing. So the question is not whether waiting is good or bad. Instead, ask: what would need to happen for waiting to become the smarter decision?

2. If buyers compromise on location, affordability or quality simply because of an approaching deadline, the tax advantages may eventually become insignificant compared with the cost of owning an unsuitable property. One of the biggest mistakes buyers make is confusing urgency with opportunity. When governments announce policy changes, markets often experience a surge in activity.

• People worry about missing out.
• Investors become concerned about future regulations.
• Media coverage increases.
• Property seminars multiply.
• Social media becomes filled with predictions.

This environment creates emotional pressure. Yet history consistently demonstrates that purchasing the wrong property simply to meet a deadline rarely produces strong long-term outcomes. So buying before July 2027 only makes sense if the property itself represents a sound investment or an appropriate long-term home. The key point is that the deadline should not override the property choice.

3. Consider a young couple currently saving for their first home. By waiting twelve months, they may achieve:

• A larger deposit.
• Lower loan-to-value ratio.
• Reduced mortgage insurance costs.
• Greater borrowing capacity through higher household income.
• Additional emergency savings.
• Better financial security.

In situations like these, delaying may improve financial stability far more than purchasing slightly earlier. This is one way waiting can become the smarter decision.

Financial Improvement	Potential Long-Term Benefit
Larger Deposit	Lower borrowing requirements
Improved Savings	Greater financial resilience
Higher Household Income	Increased borrowing capacity
Lower Debt Levels	Stronger loan approval prospects
Better Credit Position	More competitive lending options

4. One possible outcome following the July 2027 reforms is a temporary reduction in investor activity. Whenever significant policy changes occur, markets often experience a period of adjustment. Investors may:

• Review taxation advice.
• Reassess expected returns.
• Wait for legislative clarification.
• Shift attention towards different asset classes.
• Focus more heavily on newly constructed housing.

If this occurs, certain market segments could experience less competition during the adjustment period. As a result, owner-occupiers purchasing established homes may encounter fewer competing investors in some suburbs. Even so, any advantage will still depend on the broader balance between supply and demand.

5. The proposed reforms encourage investment in newly built housing rather than established dwellings. If these settings proceed, developers may increasingly focus on delivering projects designed specifically for investors seeking continued tax advantages. For buyers interested in brand-new homes, waiting may provide access to:

• New residential communities.
• Improved housing choice.
• Modern energy-efficient designs.
• Government-supported developments.
• Master-planned estates with expanding infrastructure.

Perth’s extensive greenfield developments may benefit in particular if investor demand shifts towards newly constructed homes. That shift could create additional opportunities for buyers considering brand-new homes.

Potential Benefit After July 2027	Likely Buyer Type
Greater focus on new housing	Investors
Increased development activity	Owner-occupiers and investors
More housing choice	Families
New infrastructure delivery	Growing communities

6. Imagine a family relocating from Melbourne to Perth. Initially, they planned to purchase it immediately. However, after several inspections, they realised they were unfamiliar with Perth’s suburbs. Instead of rushing, they rented for twelve months. During that period, they:

• Explored different communities.
• Visited local schools.
• Experienced commuting times.
• Observed infrastructure improvements.
• Build stronger savings.

When they eventually purchased, they selected a suburb that better matched their long-term lifestyle. In this case, waiting allowed them to make a more informed decision.

• Did they pay slightly more?
• Did they purchase a home better suited to their family?

Sometimes waiting produces better decisions—not because prices fall, but because buyers become more informed. The key takeaway is that better information can matter more than earlier timing. This example shows how different scenarios could unfold.

Scenario	Possible Market Outcome
Investor demand weakens but supply remains tight	Prices remain resilient
Borrowing improves and migration continues	Competition increases
Housing supply improves significantly	Market balances gradually
Population growth exceeds expectations	Continued demand supports prices

Buyer Type	Why Waiting Could Help
First-home buyers with limited savings	Build a stronger deposit
Buyers changing employment	Improve financial stability
Families relocating interstate	Better understand Perth suburbs
Investors seeking new developments	Assess post-reform opportunities
Buyers uncertain about long-term plans	Avoid purchasing the wrong property

Buying Before July 2027	Buying After July 2027
Greater certainty under proposed grandfathering arrangements	Opportunity to assess market response
Earlier entry into the market	Additional time for financial preparation
Potentially lower competition before borrowing conditions improve	Possible reduction in investor competition in some segments
Earlier equity accumulation	Better understanding of legislative changes
Greater exposure to future market growth	Opportunity to evaluate new housing supply

Perth’s Growth Corridors Under the Microscope — Which Suburbs Could Be Best Positioned Before and After July 2027?

1. If you study Australia’s strongest-performing residential markets over the past thirty years, a consistent pattern emerges. Buyers who selected high-quality suburbs with improving infrastructure, growing populations, strong employment access and limited housing supply generally outperformed buyers who attempted to perfectly time market cycles. One of the biggest mistakes buyers make when entering the property market is focusing too heavily on timing while overlooking location.

• Should I buy before July 2027?
• Should I wait until after the tax changes?
• Will prices fall?
• Will investors leave the market?

These are reasonable questions, but they all assume that timing is the most important factor. So the focus should shift to what actually drives long-term performance.

2. Someone who purchased in Sydney’s north-west growth corridor twenty years ago wasn’t rewarded because they bought in a particular month. They were rewarded because they invested in an area that continued attracting people, businesses and infrastructure over the following two decades. As Western Australia continues to expand, not every suburb will perform equally well. Some communities are approaching maturity, while others are only beginning their growth journey. Infrastructure projects, transport upgrades, schools, employment hubs and future land releases are creating opportunities that extend well beyond the proposed July 2027 tax reforms.

3. Let’s look at some of Perth’s most closely watched growth corridors and see what makes each one different.

A. Alkimos – Perth’s Coastal Growth Story Is Still Unfolding

Located approximately 40 kilometres north of Perth’s CBD, Alkimos has evolved from a future land release area into one of Western Australia’s most recognised master-planned coastal communities. What makes Alkimos particularly interesting is that it combines several characteristics rarely found together in a major capital city.

• Coastal lifestyle.
• Relatively affordable family housing.
• Expanding transport infrastructure.
• New schools.
• Retail investment.
• Future employment opportunities.

The suburb continues benefiting from Perth’s northern expansion, with improved connectivity through the METRONET Yanchep Rail Extension, which has made commuting considerably easier than it was only a few years ago. Families are increasingly choosing Alkimos because they can access modern homes without paying the premiums associated with more established coastal suburbs such as Hillarys or Sorrento.

Market Indicator	Position
Buyer Profile	Young families, first-home buyers, long-term investors
Housing Style	Modern detached homes and new estates
Infrastructure	Rail, schools, retail centres
Lifestyle	Coastal living with expanding amenities
Long-Term Outlook	Strong

The suburb’s future is likely to be driven less by speculation and more by continued population growth and community development.

B. Ellenbrook – Infrastructure Has Changed the Conversation

For many years, Ellenbrook was viewed as a suburb with significant potential but limited transport connectivity. The completion of the Ellenbrook Line has fundamentally improved accessibility between the suburb and Perth’s CBD, and as part of the METRONET network, it has reshaped buyer perceptions. Infrastructure of this scale often reduces commuting times and makes outer metropolitan locations more attractive to owner-occupiers. However, rail infrastructure is only one part of Ellenbrook’s story. The suburb now offers:

• Established shopping centres.
• Growing healthcare services.
• Education facilities.
• Recreational infrastructure.
• A maturing local economy.

Unlike newly emerging suburbs, Ellenbrook is transitioning into an established residential centre.

Market Indicator	Position
Infrastructure	Excellent and improving
Population Growth	Strong
Community Facilities	Well established
Owner-Occupier Appeal	High
Long-Term Growth Potential	Strong

For buyers evaluating July 2027, Ellenbrook demonstrates why infrastructure often has a greater influence on long-term values than changes in taxation.

C. Byford – From Country Town to Metropolitan Growth Hub

Few Perth suburbs have changed as dramatically over the past decade as Byford. Once regarded as a semi-rural township on Perth’s outskirts, Byford is rapidly becoming one of the city’s most significant family-oriented residential communities. Several factors are driving this transformation.

• Improved transport infrastructure.
• Expansion of schools.
• Retail development.
• Community facilities.
• Growing employment accessibility.

Young families are particularly attracted by the opportunity to purchase larger homes while maintaining relatively affordable mortgage repayments. The suburb also benefits from ongoing government investment designed to support its expanding population.

Market Indicator	Position
Family Appeal	Very High
Affordability	Competitive
Infrastructure Investment	Significant
Population Growth	Strong
Future Outlook	Positive

As Byford continues to integrate more closely with metropolitan Perth, demand is expected to remain supported by owner-occupiers rather than by speculative investors.

D. Piara Waters – Where Lifestyle Meets Long-Term Demand

Some suburbs grow because they are affordable. Others grow because they offer an exceptional lifestyle. The stronger conclusion is that buyers should focus less on timing the market and more on choosing a suburb that matches their long-term goals. Piara Waters increasingly offers both. Located within Perth’s south-eastern growth corridor, Piara Waters has become one of the city’s preferred destinations for young families seeking modern housing, quality schools and community-focused living. Unlike many newly developing suburbs, Piara Waters already possesses many characteristics associated with established communities.

• Education facilities.
• Parks.
• Sporting infrastructure.
• Retail centres.
• Modern streetscapes.

This maturity creates ongoing demand from buyers seeking family-friendly environments rather than short-term investment opportunities.

Market Indicator	Position
Lifestyle Appeal	Excellent
School Catchments	Highly regarded
Housing Stock	Modern
Family Demand	Strong
Long-Term Growth	Positive

Demand in Piara Waters is likely to remain influenced more by owner-occupiers than by changes in taxation policy.

E. Dayton – Quiet Growth Supported by Employment

Unlike some of Perth’s better-known residential communities, Dayton has developed more quietly. However, its location positions it uniquely.

• Close proximity to industrial employment.
• Improving transport access.
• Modern residential estates.
• Affordability relative to nearby suburbs.

As employment precincts continue to expand across Perth’s north-eastern corridor, Dayton benefits from buyers seeking shorter commutes without sacrificing housing affordability.

Market Indicator	Position
Investor Appeal	Strong
Employment Access	Excellent
Modern Housing	High
Rental Demand	Strong
Long-Term Outlook	Positive

Dayton illustrates how employment hubs can support property demand independently of taxation policy. 

F. Brabham – One of Perth’s Emerging Residential Communities

Neighbouring Ellenbrook, Brabham has become increasingly attractive to both owner-occupiers and investors. The suburb combines:

• New residential developments.
• Improving transport connections.
• Access to employment.
• Modern community facilities.
• Growing retail infrastructure.

Its relatively young housing stock appeals particularly to buyers seeking contemporary homes with lower maintenance requirements.

Market Indicator	Position
Growth Stage	Emerging
Housing Age	Modern
Infrastructure	Improving
Population Growth	Strong
Investment Potential	High

As infrastructure continues expanding, Brabham is expected to mature into one of Perth’s more established residential communities.

G. Yanchep – A Long-Term Growth Corridor Becoming Reality

As commuting becomes easier, Yanchep increasingly appeals to buyers prepared to trade longer travel distances for coastal living and comparatively affordable housing. For many years, Yanchep was viewed as “future Perth.” Today, that future is becoming increasingly tangible.

• Rail connectivity.
• Coastal lifestyle.
• Master-planned developments.
• Expanding retail.
• Population growth.

Improved accessibility has transformed buyer perceptions.

Market Indicator	Position
Lifestyle	Coastal
Infrastructure	Rapidly Improving
Growth Potential	Excellent
Buyer Demographics	Families and first-home buyers
Long-Term Outlook	Strong

H. Wellard – A Mature Growth Story Still Offering Opportunity

Unlike some newer estates, Wellard has already passed through much of its initial development phase. However, maturity does not necessarily mean growth has finished. The suburb continues to benefit from:

• Rail connectivity.
• Established retail.
• Schools.
• Parks.
• Strong community identity.
• Proximity to Kwinana’s employment areas.

For buyers who prefer established infrastructure to construction-heavy neighbourhoods, Wellard offers a balanced alternative.

Market Indicator	Position
Community Maturity	Established
Transport	Strong
Family Appeal	High
Rental Demand	Consistent
Future Growth	Stable and Positive

Compares the major growth corridors discussed throughout this chapter.

Suburb	First Home Buyers	Families	Investors	Infrastructure	Long-Term Growth Potential
Alkimos	★★★★★	★★★★★	★★★★☆	★★★★★	★★★★★
Ellenbrook	★★★★☆	★★★★★	★★★★☆	★★★★★	★★★★★
Byford	★★★★★	★★★★★	★★★★☆	★★★★☆	★★★★★
Piara Waters	★★★☆☆	★★★★★	★★★★☆	★★★★★	★★★★★
Dayton	★★★★☆	★★★★☆	★★★★★	★★★★☆	★★★★☆
Brabham	★★★★☆	★★★★☆	★★★★☆	★★★★☆	★★★★☆
Yanchep	★★★★★	★★★★★	★★★★☆	★★★★★	★★★★★
Wellard	★★★★☆	★★★★☆	★★★★☆	★★★★☆	★★★★☆

Note: These ratings are indicative and based on current market fundamentals, infrastructure, affordability, community development and long-term growth characteristics rather than guaranteed future performance.

Final Conclusion: The Question That Really Matters

There is an old saying in property: “Don’t wait to buy property. Buy property and wait.” Like most sayings, it simplifies a much more complex reality.

• Waiting can sometimes be the right decision.
• Buying can sometimes be the wrong decision.

What matters is understanding why you are making that choice. After analysing Perth’s market through the lens of population growth, migration, infrastructure, housing supply, economic forecasts, buyer psychology and Australia’s proposed property tax reforms, one conclusion stands above all others: The proposed July 2027 tax changes may influence the timing of purchases, but they are unlikely to outweigh Perth’s long-term structural fundamentals on their own. For buyers who are financially prepared, focused on quality locations, and thinking beyond short-term market cycles, Perth continues to offer compelling opportunities. The date on the calendar will eventually pass. The property you choose—and the community you become part of—will shape your future for many years afterwards. That is the decision that matters most.

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