With the NZ election approaching, property investors may be wondering 

Should I buy an [investment property](https://tella.co.nz/home-loans-mortgages/property-investment) before the NZ election or wait until the results are in to rethink my plans?

Potential policy changes could affect your property investment, but it’s still uncertain which proposals will be introduced and what they’ll look like in practice.

Here are three questions to help you prepare for your next move.

## 1. Which election policies could affect my investment property?
The impact will depend on which proposals progress and how they’re implemented.

Rather than trying to predict every possible outcome, focus on the policies most relevant to your situation.

For a closer look, read our guide [NZ Election 2026: What 3 Major Property Tax Policies Could Cost You.](https://tella.co.nz/blog/nz-election-2026-what-3-major-property-policies-could-cost-you)

## 2. Are my investment property finances in good shape?
You don’t need to wait for election results to review your finances. 

Whether you already own an investment property or are considering buying your first one, understanding the numbers can help you make a more informed decision.

Start with these areas:

**•	Rental income and expenses:** How much income could the property bring in, and what will it cost to own and maintain?

**•	Cash flow and savings:** Could you manage repayments and other expenses if the property were vacant or an unexpected repair came up?

**•	Borrowing options:** If you’re planning to buy another property, how could your existing lending affect your options?

These checks won’t predict what the market will do, but they can help you understand what you can afford and where you may need more flexibility.


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## 3. Should I wait until after the election to invest?
Waiting may give you more time to understand potential policy changes, but it won’t necessarily make a property a better investment.

Before putting your plans on hold, consider whether:

- the property makes financial sense based on your current estimates
- how potential policy changes could affect your returns, and 
- whether you’re prepared to manage unexpected costs

You don’t need to rush into a purchase, but you don’t have to put every decision on hold either. 

Keep track of confirmed policy developments and reassess your plans as more information becomes available.

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<p style="font-style: italic; font-size: 0.85em; color: #555;">
  This article is for informational purposes only. It does not consider your personal financial situation or objectives. Please consult with Tella mortgage and financial experts before making any decisions regarding your mortgage or debt strategy.
</p>

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NZ Election 2026: 3 Questions to Help Property Investors Prepare

[_Source: NZ Adviser_](https://www.mpamag.com/nz/specialty/residential/nz-new-mortgage-lending-falls-49-as-investor-borrowing-drops/591554)

New lending to New Zealand property investors **fell 11% year-on-year in August, dropping to $1.40 billion,** according to the [RBNZ's latest lending data](https://www.rbnz.govt.nz/statistics/series/lending-and-monetary/new-residential-mortgage-lending-by-borrower-type).

But does that mean investors are stepping away from the property market?

Not necessarily. 

The latest buyer data points to a more cautious and selective market, with several pressures making investors think harder about taking on new debt.

## Investors Are Waiting for a Bargain
[Investor demand remains weak.](https://www.mpamag.com/nz/specialty/residential/first-home-buyer-activity-jumps-as-investors-stay-sidelined-nzhl/592422) A net **46% of agents reported fewer investors looking to buy,** with little change since April.

For investors who are still looking, finding a bargain remains one of the main reasons to buy. 

But with property values continuing to soften, there is less expectation of quick price gains, with values now having fallen for a [**sixth month in a row.**](https://www.cotality.com/nz/insights/articles/nz-property-values-fall-for-sixth-straight-month-as-buyers-retain-upper-hand)
 
## Election Uncertainty
The upcoming election adds another layer of uncertainty for property investors, with the possibility of changes to existing tax rules.

Capital gains tax, wealth taxes and other proposed changes to the tax policy could affect the costs and returns associated with owning an investment property.

That makes it harder for investors to assess what a new purchase could look like over the longer term, particularly when property values and rental returns are already under pressure.

<div class="badge-action-box">
  <b><i>Want to know how these proposed policies could cost you?</i></b>
  <p class="action-content">
    Read our <a href="https://tella.co.nz/blog/nz-election-2026-what-3-major-property-policies-could-cost-you" style="color: #10059f; text-decoration: underline; font-weight: 600;">breakdown of three major property policies</a> to understand what they could mean for you ahead of the NZ election.
  </p>
</div>

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## Rental income and holding property costs
Recent analysis from [Interest.co.nz](https://www.interest.co.nz/investing/140379/joseph-darby-says-rising-costs-have-widened-gap-between-what-tenant-pays-and-what?utm_source=chatgpt.com.) highlights the gap between rental income and the wider costs of providing a rental property. 

**Rising mortgage interest, rates, insurance and maintenance costs** can all reduce the amount investors are left with from their rental income.

This can put pressure on cash flow, particularly when rental income doesn't cover all the costs of holding the property. That could be one reason some investors are being more cautious about new borrowing.


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    Whether you're reviewing your rental income, considering another property or weighing up your next move, a Tella adviser can help you work through the numbers and understand your options. 
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<p style="font-style: italic; font-size: 0.85em; color: #555;">
  This article is for informational purposes only. It does not consider your personal financial situation or objectives. Please consult with Tella mortgage and financial experts before making any decisions regarding your mortgage or debt strategy.
</p>

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NZ Property Investor Lending Falls 11%: What’s Behind the Pullback?.png

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NZ Property Investor Lending Falls 11%: What’s Behind the Pullback?

This guide covers the tax side specifically. 

Property tax talk has been everywhere this election, and most of it's either a scary headline or a dense policy doc nobody has time for. 

Here's the quick version.

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  <h3 style="margin-top: 0; color: #000099; border-bottom: 2px solid #000099; padding-bottom: 8px;">Quick Definitions</h3>
  
  <ul style="margin-top: 0; padding-left: 20px; line-height: 1.6;">
    <li><strong>Capital Gains Tax (CGT):</strong> tax on profit when you sell for more than you paid</li>
    <li><strong>Bright-line Test:</strong> how long you must hold a property before a sale is tax-free</li>
    <li><strong>Interest Deductibility:</strong> whether landlords can write mortgage interest off their rental tax</li>
    <li><strong>Land Value Tax (LVT):</strong> a yearly tax based on land value alone, sale or no sale</li>
    <li><strong>Wealth Tax:</strong> a tax on what you own overall, not what you earn</li>
  </ul>

  <p style="font-weight: bold; margin-bottom: 5px;">What's locked in today (current rule):</p>
  <p style="margin-top: 0; background-color: #eee6f3; padding: 12px; border-radius: 4px;">
    2-year Bright-line Test, 100% Interest Deductibility, steady lending settings.
  </p>
</div>

## 1. Labour Party : Capital Gains Tax (CGT)
This proposes [a flat 28% tax on the profit from selling a rental or commercial property](https://www.labour.org.nz/election-policy-pages/capital-gains-tax/), but only on growth made after mid-2027. 

It would also fully replace the Bright-line Test entirely; meaning no more counting years, just one flat rate on future growth.

<u>**What it costs property investors:**</u>

Nothing until mid-2027, then 28% on whatever grows after.

<u>**What it costs homebuyers/homeowners:**</u>

Nothing directly. The family home is excluded from this proposal entirely.

## 2. Green Party : 10-Year Bright-line Test + No Interest Deductibility + Wealth Tax

- **Bright-line Test** stretches back out from 2 to 10 years of waiting before a sale is tax-free.
- **Interest Deductibility** for landlords removed entirely (can no longer write off your mortgage loan interest to lower rental tax bill)
- Adds a [2.5% annual **Wealth Tax**](https://www.greens.org.nz/greens_commit_to_tax_the_super_rich_and_large_corporates_fairly_cut_income_tax_for_96) on net wealth over $10 million.

<u>**What it costs property investors:**</u>

Unlike Policy 1, this one hits your cash flow every year you hold, not just whenever you eventually sell.

<u>**What it costs homebuyers/homeowners:**</u>

Selling your own home (owner-occupier) stays exempt from the Bright-line Test either way. It only catches you the moment you own more than one—renting out a sleepout, a second property, or renting out your old house while upgrading.

## 3. The Opportunity Party : Land Value Tax (LVT)
The only policy that reaches owner-occupied homes as well as rentals.

Instead of taxing profit or income, it charges [a flat 1.75% every year](https://www.opportunity.org.nz/tax-reset), based on land value alone—whether you sell or not. It's offset by a proposed $19,400 annual Citizen Income payment per adult.

<u>**What it costs investors:**</u>

Every property carries its own land tax bill. The Citizen Income offset only applies once per person, not once per property, so a larger portfolio means the cost stacks.

<u>**What it costs homebuyers/homeowners:**</u>

It hits your own front door, but the $19,400 Citizen Income payment offsets most of that for a typical household.

<table style="width: 100%; border-collapse: separate; border-spacing: 4px; font-family: sans-serif; background-color: #fdf2f5; color: #000033;">
  <thead>
    <tr>
      <th style="background-color: #000099; color: #ffffff; padding: 15px; border-radius: 4px; text-align: left;"></th>
      <th style="background-color: #000099; color: #ffffff; padding: 15px; border-radius: 4px; text-align: left; font-weight: bold;">Current Law (Today)</th>
      <th style="background-color: #000099; color: #ffffff; padding: 15px; border-radius: 4px; text-align: left;">
        <span style="text-decoration: underline; font-weight: bold; display: inline-block; margin-bottom: 6px;">Policy 1</span><br>
        Capital Gains Tax (CGT)
      </th>
      <th style="background-color: #000099; color: #ffffff; padding: 15px; border-radius: 4px; text-align: left;">
        <span style="text-decoration: underline; font-weight: bold; display: inline-block; margin-bottom: 6px;">Policy 2</span><br>
        Bright-line + No Interest Deductibility + Wealth Tax
      </th>
      <th style="background-color: #000099; color: #ffffff; padding: 15px; border-radius: 4px; text-align: left;">
        <span style="text-decoration: underline; font-weight: bold; display: inline-block; margin-bottom: 6px;">Policy 3</span><br>
        Land Value Tax
      </th>
    </tr>
  </thead>
  <tbody>
    <tr>
      <td style="background-color: #eee6f3; padding: 20px; border-radius: 4px; font-weight: bold;">Bright-line Test</td>
      <td style="background-color: #eee6f3; padding: 20px; border-radius: 4px; font-weight: bold;">2 years</td>
      <td style="background-color: #eee6f3; padding: 20px; border-radius: 4px;">Replaced entirely</td>
      <td style="background-color: #eee6f3; padding: 20px; border-radius: 4px;">Stretch to 10 years</td>
      <td style="background-color: #eee6f3; padding: 20px; border-radius: 4px;">Unchanged</td>
    </tr>
    <tr>
      <td style="background-color: #ffffff; padding: 20px; border: 1px solid #ddd; border-radius: 4px; font-weight: bold;">Interest Deductibility</td>
      <td style="background-color: #ffffff; padding: 20px; border: 1px solid #ddd; border-radius: 4px; font-weight: bold;">100%</td>
      <td style="background-color: #ffffff; padding: 20px; border: 1px solid #ddd; border-radius: 4px;">Unchanged</td>
      <td style="background-color: #ffffff; padding: 20px; border: 1px solid #ddd; border-radius: 4px;">Removed entirely</td>
      <td style="background-color: #ffffff; padding: 20px; border: 1px solid #ddd; border-radius: 4px;">Unchanged</td>
    </tr>
    <tr>
      <td style="background-color: #eee6f3; padding: 20px; border-radius: 4px; font-weight: bold;">Other tax</td>
      <td style="background-color: #eee6f3; padding: 20px; border-radius: 4px;">-</td>
      <td style="background-color: #eee6f3; padding: 20px; border-radius: 4px;">-</td>
      <td style="background-color: #eee6f3; padding: 20px; border-radius: 4px;">2.5% wealth tax over $10m</td>
      <td style="background-color: #eee6f3; padding: 20px; border-radius: 4px;">1.75% land tax/year, offset by $19,400/adult</td>
    </tr>
  </tbody>
</table>

## What These NZ Property Policies Mean for You
None of these three are law yet. What matters right now isn't guessing which one wins. 

It's knowing where you stand, whether you're buying your first place or holding several, so nothing catches you off guard once the votes are counted.


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  <h3 style="margin-top: 0; color: #ffffff; font-size: 22px;">Want your numbers checked against all three?</h3>
  
  <p style="color: #ffffff; margin-top: 0; margin-bottom: 15px; line-height: 1.5;">
    We'll help you map out your next move before the rules shift.
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<p style="font-style: italic; font-size: 0.85em; color: #555;">
  This article is for informational purposes only. It does not consider your personal financial situation or objectives. Please consult with Tella mortgage and financial experts before making any decisions regarding your mortgage or debt strategy.
</p>

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NZ Election 2026: What 3 Major Property Policies Could Cost You.png

NZ Election 2026: What 3 Major Property Tax Policies Could Cost You

_Source : [RNZ](https://www.rnz.co.nz/news/personal-finance/1191533/investors-losing-faith-in-property)_

[The latest ASB investor confidence survey](chrome-extension://efaidnbmnnnibpcajpcglclefindmkaj/https://www.asb.co.nz/content/dam/asb/documents/reports/housing-confidence/asb-housing-confidence-sep-2026.pdf) has thrown up a pretty classic Kiwi property paradox: only 10% of people reckon rental property is the best place to park their money right now—near an all-time low, with only bank savings tracking worse.

## Why Investor Confidence Is Dropping

When you peel back the layers, this slump isn't actually about cold, hard financial reality. It’s mostly driven by a heavy dose of wait-and-see anxiety:

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    <li>40% of respondents admitted they are "very concerned" about how political shifts might affect their investments.</li>
    <li>Another 46% reckon they are simply "concerned."</li>
    <li>Put together, that means a whopping 86% of investors are feeling jittery well before any major policy changes even land.</li>
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Most of that worry is about what might happen down the track rather than what's actually playing out on the ground today.

## Kiwi Mortgage Borrowing Dips to the Lowest Since February
 
It's showing up in bank ledgers, too.

[New mortgage borrowing dropped to $7.9 billion in July](https://www.interest.co.nz/property/139984/new-mortgage-borrowing-july-slipped-lowest-monthly-level-february-falling-13-or?fbclid=IwY2xjawULL6JwZG9mAWV4dG4DYWVtAjEwAHNydGMGYXBwX2lkEDIyMjAzOTE3ODgyMDA4OTIAAR5hiKMvpDTPIlj1BOapL1-qE924doSz1whksbZrAZ95L08_dTGquVEWLaK-gw_aem_TeZLLzzQy6ssPDVxHCRKXQ)— marking the lowest monthly total since February and tracking 13% down on the same time last year.

Investors are slamming the brakes and playing it safe.

For first-home buyers and anyone looking to make a move, that translates to a lot less frantic elbow-rubbing at open homes right now.

## Bright-line Test and Interest Deductibility

Here is the funny thing: while confidence took a dive, the actual rules swung the other way:

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    <li>Interest deductibility is back to a full 100%.</li>
    <li>The bright-line test is sitting at a breezy 2 years instead of 10.</li>
    <li>Lending settings have settled down nicely.</li>
  </ul>
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Confidence went south, but the actual fundamentals got better. 

## What This Means If You're Planning to Purchase Next Property

If you're wondering how this affects your plans to [upsize](https://tella.co.nz/blog/nz-rising-build-costs-how-to-upgrade-without-blowing-budget), downsize, or buy your next home, the dip in investor competition is actually working in your favour. 

With fewer people fighting over listings, you have more breathing room.

Market noise can make property feel harder than it is. Before the spring rush kicks off, getting a quiet handle on your numbers is the smartest move you can make. 


<div style="border: 1px solid #ddd; padding: 30px; background-color: #10059f; font-family: Arial, sans-serif; margin-bottom: 40px; color: #ffffff; border-radius: 8px;">
  <h3 style="margin-top: 0; color: #ffffff; font-size: 22px;">Weighing up your next property investment decision?
</h3>
  
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    Let’s review your portfolio numbers so you're ready to move when the right opportunity pops up.
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<p style="font-style: italic; font-size: 0.85em; color: #555;">
  This article is for informational purposes only. It does not consider your personal financial situation or objectives. Please consult with Tella mortgage and financial experts before making any decisions regarding your mortgage or debt strategy.
</p>

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NZ Property Investor Confidence Just Hit a Record Low.png

NZ Property Investor Confidence Just Hit a Record Low

A recent Court of Appeal ruling confirmed something a lot of Kiwi families don't think about until it's too late: 

Money from parents is legally assumed to be a gift, not a loan, unless there's clear evidence proving otherwise from the start ([_read our jargon-free breakdown of the case here_](https://tella.co.nz/blog/is-a-gifted-deposit-a-loan-in-nz-court-confirms-no)).

If family money is part of how you're funding your next home or an investment property, here's how to make sure everyone's protected, and nobody's left guessing later.

## 1. Decide properly, whether it's a gift or a loan
This sounds obvious, but it's the step most families skip. 

A quick chat over dinner isn't evidence. If the money is meant to be repaid, or your parents want an ongoing interest in the property, that needs to be a clear, documented decision.

<div class="badge-action-box">
  <div class="action-badge">✅ DO THIS</div>
  <p class="action-content">
    Have the actual conversation, out loud, with everyone involved. Agree on what it is before the money moves, not after.
  </p>
</div>

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    max-width: 650px;
    background-color: #fffafb;
    border: 1px solid #fce4ec;
    border-radius: 6px;
    padding: 16px;
    font-family: system-ui, -apple-system, sans-serif;
    
    /* Adds explicit spacing below the box before the next subheading */
    margin-bottom: 32px; 
  }

  .action-badge {
    background-color: #10059f; /* Your specified blue color */
    color: #ffffff;
    font-size: 13px; /* Increased font size by one level */
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: 0.5px;
    padding: 5px 10px; /* Slightly adjusted padding for the larger text */
    border-radius: 4px;
    display: flex;
    align-items: center;
    gap: 6px;
  }

  .action-content {
    margin: 0;
    font-size: 15px;
    color: #3b242e;
    line-height: 1.5;
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</style>

## 2. Put it in writing, even if it feels awkward
If it's a loan, get a simple loan agreement drawn up: amount, repayment terms (if any), interest (if any), and what happens if plans change, for example, if the property is sold or refinanced.

If it's a gift, a short gifting letter can still be useful, particularly if a bank needs to see where your deposit came from.

<div class="badge-action-box">
  <div class="action-badge">✅ DO THIS</div>
  <p class="action-content">
    Ask a lawyer for a basic deed or loan agreement template. It doesn't need to be complicated, but it does need to exist.
  </p>
</div>

<style>
  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    max-width: 650px;
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    border: 1px solid #fce4ec;
    border-radius: 6px;
    padding: 16px;
    font-family: system-ui, -apple-system, sans-serif;
    margin-bottom: 32px; 
  }

  .action-badge {
    background-color: #10059f;
    color: #ffffff;
    font-size: 13px;
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: 0.5px;
    padding: 5px 10px;
    border-radius: 4px;
    display: flex;
    align-items: center;
    gap: 6px;
  }

  .action-content {
    margin: 0;
    font-size: 15px;
    color: #3b242e;
    line-height: 1.5;
  }
</style>

## 3. Think about what happens to the property, not just the money
If parents are contributing toward an investment property or your next home, think about what happens down the track: if the property is sold, if you separate from a partner, or if your parents later need the money back for their own retirement.

<div class="badge-action-box">
  <div class="action-badge">✅ DO THIS</div>
  <p class="action-content">
    Talk through a few "what if" scenarios with your family and our adviser before you commit.
  </p>
</div>

<style>
  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    max-width: 650px;
    background-color: #fffafb;
    border: 1px solid #fce4ec;
    border-radius: 6px;
    padding: 16px;
    font-family: system-ui, -apple-system, sans-serif;
    margin-bottom: 32px; 
  }

  .action-badge {
    background-color: #10059f;
    color: #ffffff;
    font-size: 13px;
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: 0.5px;
    padding: 5px 10px;
    border-radius: 4px;
    display: flex;
    align-items: center;
    gap: 6px;
  }

  .action-content {
    margin: 0;
    font-size: 15px;
    color: #3b242e;
    line-height: 1.5;
  }
</style>

## 4. Keep a paper trail
Bank transfers with a clear reference, dated agreements, and any related correspondence all help establish intent if it's ever questioned later, whether that's by a bank, a lawyer, or in the worst case, a court.

<div class="badge-action-box">
  <div class="action-badge">✅ DO THIS</div>
  <p class="action-content">
    Avoid cash. Use a bank transfer with a clear description and keep a copy of any agreement somewhere both parties can access.
  </p>
</div>

<style>
  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    max-width: 650px;
    background-color: #fffafb;
    border: 1px solid #fce4ec;
    border-radius: 6px;
    padding: 16px;
    font-family: system-ui, -apple-system, sans-serif;
    margin-bottom: 32px; 
  }

  .action-badge {
    background-color: #10059f;
    color: #ffffff;
    font-size: 13px;
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: 0.5px;
    padding: 5px 10px;
    border-radius: 4px;
    display: flex;
    align-items: center;
    gap: 6px;
  }

  .action-content {
    margin: 0;
    font-size: 15px;
    color: #3b242e;
    line-height: 1.5;
  }
</style>

## 5. Loop in your mortgage adviser early, not after the offer's in
Lenders look at gifted or family-sourced deposits differently, and how the money is structured can affect your loan options, your equity position, and how your finances are assessed. 

This matters even more if you already own property and are structuring your next purchase around existing lending.

<div class="badge-action-box">
  <div class="action-badge">✅ DO THIS</div>
  <p class="action-content">
    Have this conversation with our adviser before you start looking, not once you've found the place.
  </p>
</div>

<style>
  .badge-action-box {
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    gap: 12px;
    max-width: 650px;
    background-color: #fffafb;
    border: 1px solid #fce4ec;
    border-radius: 6px;
    padding: 16px;
    font-family: system-ui, -apple-system, sans-serif;
    margin-bottom: 32px; 
  }

  .action-badge {
    background-color: #10059f;
    color: #ffffff;
    font-size: 13px;
    font-weight: 800;
    text-transform: uppercase;
    letter-spacing: 0.5px;
    padding: 5px 10px;
    border-radius: 4px;
    display: flex;
    align-items: center;
    gap: 6px;
  }

  .action-content {
    margin: 0;
    font-size: 15px;
    color: #3b242e;
    line-height: 1.5;
  }
</style>


<div style="border: 1px solid #ddd; padding: 30px; background-color: #10059f; font-family: Arial, sans-serif; margin-bottom: 40px; color: #ffffff; border-radius: 8px;">
  <h3 style="margin-top: 0; color: #ffffff; font-size: 22px;">Using family money for your next move?</h3>
  
  <p style="color: #ffffff; margin-top: 0; margin-bottom: 15px; line-height: 1.5;">
    Talk to us before the money moves. We'll walk you through what to put in writing so everyone's covered.
  </p>
  
  
  <a href="https://calendly.com/tella-adviser" 
     style="background-color: #ffffff; color: #10059f; padding: 14px 28px; border-radius: 50px; font-weight: bold; text-decoration: none; display: inline-block; font-size: 16px;">
    Book a quick strategy chat with our home loan adviser
  </a>
</div>

<hr style="border: none; border-top: 2px solid black; height: 1px; width: 100%; display: block !important; visibility: visible !important; margin-top: 40px;">

<p style="font-style: italic; font-size: 0.85em; color: #555;">
  This article is for informational purposes only. It does not consider your personal financial situation or objectives. Please consult with Tella mortgage and financial experts before making any decisions regarding your mortgage or debt strategy.
</p>

small_17. Court of Appeal on Parental Gifts.png

thumbnail_17. Court of Appeal on Parental Gifts.png

NZ Court of Appeal on Parental Gifts.png

Using Family Money for Your Next Home or Investment Property? Don’t Skip These 5 Steps.