Now That You’ve Got Some Time to Yourself, Let’s Create a Property Plan for 2026
- namchau
- Jan 2
- 3 min read
By Nam, Director – Ascot Mortgage, Melbourne
For many people, this time of year finally brings a pause. The pace slows down a little, calendars open up, and there’s space to think beyond the week ahead. From where I sit as a mortgage broker, this is actually one of the best moments of the year to step back and create a clear property plan for 2026.
Not a vague idea. Not a “we’ll see how it goes”. But a proper plan, built around your numbers, your goals and the options available to you.
Whether you’re buying your first home, looking to invest for the first time, or planning the next move for your growing family, the right preparation now can save you stress, money and missed opportunities later.
If You’re a First Home Buyer: Start With the Numbers
For first home buyers, the biggest mistake I see is jumping straight to property listings without understanding the foundations. Before you worry about suburbs or open inspections, we need to answer four key questions:
What is your minimum deposit, not just the ideal one?
What is your actual borrowing capacity under today’s lending rules?
What is your realistic buying range, not the maximum headline figure?
Which government schemes can you genuinely leverage?
Once these are clear, everything becomes easier. We can plan around low-deposit options, assess eligibility for schemes like the First Home Guarantee or stamp duty concessions, and make sure you’re not over-stretching just to get in.
The goal isn’t just to buy a home. It’s to buy one you can comfortably live with, financially and emotionally, as you move into 2026.
If You’re a First-Time Investor: It’s About Strategy, Not Speed
For first-time investors, planning is even more important. The conversation usually starts with, “Can I buy an investment property?” but the better question is, “How should I buy one?”
This is where we look at:
Whether you can leverage existing equity
How your current home loan is structured
Cash flow versus growth strategies
How lenders will assess future borrowing capacity
How this purchase fits into your longer-term goals
Sometimes the best move isn’t buying straight away. It’s restructuring your current loan, setting up the right offsets, or positioning yourself so the investment purchase strengthens your overall position rather than limiting it.
A well-thought-out investment plan for 2026 should support your lifestyle, not complicate it.
If You’re Upgrading the Family Home: Planning Is Everything
For families thinking about selling and buying their next home, the planning stage is critical. This is where things can feel overwhelming. Sale prices, purchase timing, school zones and cash flow all need to be considered together.
With the right plan, we can explore:
Bridging finance options
Same-day settlement strategies
Buying before selling versus selling first
Accessing equity for the next purchase
Structuring loans to reduce pressure during the transition
The aim is to minimise stress and maximise certainty, especially when you’re moving for lifestyle reasons like space, schools or a growing family.
Upgrading your home should feel exciting, not risky. That comes down to preparation.
Why Planning Now Makes 2026 Easier
When clients take the time to plan properly, a few things happen:
Decisions are faster and more confident
Emotional or rushed purchases are avoided
Limits and opportunities are clearly understood
You’re ready when the right property appears
You’re not relying on outdated borrowing numbers
Most people wait until January or February to start this process. By then, lenders are busier, competition has picked up and pressure creeps in. Doing the work now gives you a genuine head start.
A Property Plan Is More Than a Loan
A good property plan isn’t just about interest rates or loan approvals. It’s about understanding how all the pieces fit together, today and into the future.
That includes:
Borrowing capacity now versus later
Cash flow and buffers
Flexibility for life changes
Long-term wealth strategy
Peace of mind
Whether you’re buying your first home, your first investment, or your next family home, the same principle applies. Clarity beats speed.
Final Thought
If you’ve finally got a bit of breathing space, use it wisely. Creating a clear property plan for 2026 now means fewer surprises, better outcomes and a much smoother journey when you’re ready to act.
If you’d like help mapping this out, no pressure and no obligation, that’s exactly what I’m here for. Sometimes a single conversation is all it takes to turn a vague goal into a confident plan.
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