THE BUDGET AND YOUR NEXT MOVE
A week on from the federal budget release, and the conversation around property tax reform remains front of mind for many. The changes to negative gearing and capital gains tax have understandably generated significant commentary, and we expect that discussion to continue as the details are unpacked in the weeks ahead.
What we would encourage buyers to remember is that these reforms are targeted squarely at the investment sector. Negative gearing changes apply only to established residential investment properties purchased after budget night, with existing holdings grandfathered under current rules. The capital gains tax discount replacement similarly centres on investor returns. None of this applies to the family home.
For owner-occupiers, the landscape has not changed. The principal place of residence remains exempt, and the fundamentals that drive purchasing decisions for families and upgraders are unchanged: lifestyle, location, long-term security and the desire to settle into the right home at the right time.
What we are seeing on the ground is that informed buyers understand this distinction and are continuing to move with purpose. In a market where quality stock is available and competition is measured rather than frantic, there is genuine room to transact well. Buyers who have done their research and are clear on what they want are finding opportunities that were harder to come by twelve months ago.
The noise will settle. Budget cycles always generate a period of uncertainty before the market recalibrates. For those focused on buying a home rather than building a portfolio, the current conditions offer real scope to act with confidence.
For a considered view on your next property move, we welcome the opportunity to guide you through the current market. ■
By John Bongiorno
APOLLOINN
PRAWN CLUB SANDWICH
INCONVERSATIONWITH TAIT
NGV
PROJECTS
WATTLETREE PAVILION
ICELANDIC COOL COMES TO MELBOURNE
COASTAL SANCTUARY
34 CARISBROOKE STREET BALNARRING BEACH
Cocooned within native gardens just moments from Balnarring Beach, this reimagined coastal residence delivers a refined take on relaxed Peninsula living. Designed for seamless indoor-outdoor connection, the single-level home unfolds through light-filled living spaces framed by soaring timber-lined ceilings, polished concrete floors and expansive glazing opening to extensive alfresco decking.
A solar-heated pool, outdoor shower, fire pit and newly constructed studio enhance the home’s resort-inspired atmosphere, while landscaped gardens create a private natural sanctuary.
“Just moments from the beach, this is the kind of Peninsula sanctuary that offers an immediate sense of calm while still feeling exceptionally considered and luxurious.”
STEPHEN BASTER
MARSHALL WHITE DIRECTOR, AUCTIONEER
The kitchen introduces a rich organic palette with Taj Mahal marble, stainless steel surfaces and premium Siemens and Miele appliances, complemented by a reconfigured butler’s pantry and utility space.
Accommodation is thoughtfully zoned, including a private main suite with deck access and additional family bedrooms. Positioned metres from the beach and moments from Balnarring Village, this is a coastal home defined by warmth, privacy and effortless liveability. ■
A
refined take on a nostalgic classic, Apollo Inn’s prawn club sandwich balances crisp textures with layered, vibrant flavour. Sweet tiger prawns, smoky bacon and fresh iceberg lettuce are brought together with a rich smoked green chilli mayonnaise and sharp pickled green tomatoes. Designed for sharing, it’s a considered yet effortless addition to any long lunch or relaxed gathering.
INGREDIENTS
Smoked Green Chilli Mayonnaise
1 egg yolk
50g green chilli sauce
1½ tsp Dijon mustard
1½ tsp chardonnay vinegar
1 tsp Worcestershire sauce
1 tsp seaweed paste
Pinch of salt
250ml neutral oil
Pickled Green Tomatoes
4 green tomatoes
¼ cup caster sugar
¼ cup water
1 cup white wine vinegar
Sandwich
12 large cooked tiger prawns, peeled and split lengthways
160g smoked green chilli mayonnaise (see method)
¼ head iceberg lettuce, finely shredded
150g smoked streaky bacon
30g pickled green tomatoes (see method)
16 cucumber slices
8 slices white bread, cut into rounds
2 tbsp cultured butter, softened
METHOD
Smoked Green Chilli Mayonnaise
Combine all ingredients except the oil in a blender and blitz until smooth. Slowly add the oil in a steady stream, blending continuously until thick and emulsified. Refrigerate until required.
Pickled Green Tomatoes
Slice tomatoes into 5mm rounds and place in a heatproof bowl.
Bring vinegar, water and sugar to the boil, then pour over the tomatoes. Allow to cool completely. Store in the refrigerator in an airtight container.
Sandwich
Preheat oven to 180°C and line a tray with baking paper. Arrange the bacon in a single layer and bake for 10–15 minutes until golden and crisp. Transfer to a rack to cool.
Lightly butter one side of each bread slice.
To assemble, layer three prawn halves onto each base, followed by shredded lettuce and cucumber slices. Spread generously with smoked green chilli mayonnaise, then top with crisp bacon.
Repeat the layers, then finish with the remaining bread slices, buttered side facing inwards. Secure with a skewer if desired and serve immediately.
Serves: 4
TAIT IN CONVERSATION WITH
Founded by Gordon and Susan Tait, Australian furniture brand Tait has become synonymous with refined outdoor pieces designed to endure. As outdoor living continues to shape the way Australians entertain and unwind, we spoke with the founders about thoughtful design, enduring craftsmanship and the evolution of the latest Swing Collection.
Outdoor spaces have become such an important extension of the way we live, entertain and unwind. Why do you think thoughtful outdoor design adds so much value and enjoyment to everyday living?
Connection with the outdoors plays an important role in enhancing wellbeing, particularly in Australia where the milder climate allows people to spend more of the year outside.
We believe thoughtful outdoor design transforms these spaces into places that feel inviting and enjoyable, whether it’s a compact balcony designed for a quiet morning coffee or a larger courtyard created for entertaining family and friends.
Tait has built a strong reputation for Australian-made furniture that balances durability with design sophistication. How has the company evolved over the years while staying true to this philosophy?
When we founded the business, it was born from a gap in the market for robust, well-designed outdoor furniture capable of withstanding Australia’s harsh climate. More than 30 years later, that philosophy remains unchanged.
Every piece is still made to order locally at our Thomastown headquarters, where advanced manufacturing technology works alongside expert craftsmanship to ensure exceptional quality and precision. Hand assembly and hand-finishing continue to play a vital role in the process, reinforcing the timeless nature of each collection.
Sustainability and longevity remain central to Tait’s approach. Why is designing furniture intended to last, evolve and be refurbished so important to the brand today?
For us, sustainability begins with creating furniture designed to endure. Rejecting fast furniture and short-lived trends, we focus on collections that can be loved, maintained and passed down through generations.
Using durable metals, sustainable timbers and high-performance outdoor materials, each piece is purpose-designed for refurbishment
and repair. Combined with local manufacturing and a made-to-order approach, this allows us to maintain a more considered and circular way of producing furniture.
The Swing Collection feels incredibly refined in both form and engineering. How did the original concept for the collection come to life between Tait and Adam Goodrum?
We have collaborated with designer Adam Goodrum for almost two decades, producing collections including Volley and Voom, now featured across homes, hospitality venues and major public institutions including the National Gallery of Victoria.
Originally introduced in 2023, the Swing Chair quickly became one of our most celebrated pieces. The newly expanded Swing Collection continues this evolution, built around the defining gesture of a continuous stainless-steel tube flowing seamlessly around the form in one uninterrupted line.
The Swing Collection pairs sculptural simplicity with a strong sense of comfort and functionality. How did you balance visual refinement with the practicalities of everyday outdoor living?
Adam approached the collection with a sense of visual lightness, allowing each piece to complement surrounding architecture and landscape without dominating the space. While refined in form, functionality remained equally important throughout the design process.
The expanded Swing Collection now includes a Lounger, Barstool, Dining Table, Café Table, Side Table and Chaise Lounge, designed to suit a wide range of outdoor settings from private courtyards and gardens to rooftop bars and poolside spaces. ■
ICELANDICCOOL COMES TO MELBOURNE
Melbourne’s cultural calendar welcomes a significant moment this winter as the National Gallery of Victoria presents Ragnar Kjartansson: Mercy, the first major Australian solo exhibition by the internationally acclaimed Icelandic artist. Opening at NGV International on 26 June, the exhibition brings together a series of immersive video works that explore the intersections of music, performance and storytelling through a distinctly contemporary lens.
Known for his ability to balance humour with emotional depth, Kjartansson’s work draws on references from literature, cinema and popular music to reflect on themes of love, melancholy and human connection. His pieces are both playful and introspective, inviting audiences to engage with moments that feel at once theatrical and deeply personal.
At the centre of the exhibition is The Visitors, a celebrated ninescreen installation that has been recognised globally for its scale and emotional resonance. Filmed within a historic mansion, the work follows a group of musicians performing together across separate rooms, creating a layered and immersive experience that unfolds in real time. The result is a quietly powerful portrayal of togetherness and solitude, set to an evocative musical score.
The exhibition also introduces Australian audiences to Kjartansson’s recent work Sunday Without Love, a visually rich piece inspired by traditional pastoral imagery and romantic ballads. Through repetition and performance, the work reflects on themes of longing and connection, reinforcing the artist’s ability to blend visual beauty with conceptual depth.
Extending beyond the main exhibition, NGV will also present Children’s Play, a dedicated experience designed to engage younger audiences through creativity and imagination. Inspired by Kjartansson’s theatrical upbringing, the space invites children to step into the role of performer, storyteller or audience member, encouraging a hands-on exploration of artistic expression.
As Melbourne continues to define itself as a leading cultural destination, exhibitions such as this reinforce the city’s connection to global creative dialogue. With its blend of music, performance and visual art, Ragnar Kjartansson: Mercy offers a compelling and accessible experience for both seasoned collectors and casual visitors alike, inviting the community to engage with contemporary art in a way that is both thought-provoking and deeply human. ■
Ragnar Kjartansson: Scenes from Western Culture, Dog and Clock, 2015, Single-channel video with sound. Duration: 19:00 minutes© Ragnar Kjartansson; Courtesy of the artist, Luhring Augustine, New York and i8 Gallery, Reykjavik
Ragnar Kjartansson Figures in Landscape (Sunday), 2018 Single-channel video Duration: 24 hours. Commissioned by the Danish Building and Property Agency for the Faculty of Health and Medical Sciences, University of Copenhagen © Ragnar Kjartansson; Courtesy of the artist, Luhring Augustine, New York and i8 Gallery, Reykjavik
in
24
and
Ragnar Kjartansson Figures
Landscape (Monday), 2018 Singlechannel video Duration:
hours Commissioned by the Danish Building
Property Agency for the Faculty of Health and Medical Sciences, University of Copenhagen © Ragnar Kjartansson; Courtesy of the artist, Luhring Augustine, New York and i8 Gallery, Reykjavik.
93 WATTLETREE ROAD ARMADALE
A 3-4 B 2-3 C 2-5
From $3,200,000
Eight architecturally designed 3 and 4 bedroom residences in Armadale, offering boutique luxury living with a focus on space, privacy, natural light and refined design. Each home features expansive open-plan living, seamless indoor–outdoor flow, and premium inclusions including Gaggenau appliances, Liebherr wine storage, 3-metre ceilings and advanced security, all within walking distance to High Street, Glenferrie Road and key transport links.
ROSS HAMS 0410 160 151 SALES BY
THE LOCAL EDIT
MACEDON VILLAGE FARMERS MARKET
30 MAY 2026
67 Smith Street, Macedon, VIC 3440
PICCOLO TEATRO: MAGIC THEATRE
UNTIL 30 MAY
5 Rankins Lane, Melbourne, VIC 3000
LIVE AT TOORAK: LUCAS DEBARGUE
2 JUNE 2026
Melbourne Hebrew Congregation, 2/8 Toorak Road, South Yarra, VIC 3141
CERAMICS HAND BUILDING COURSE
3 JUNE 2026
Prahran Place, 40 Grattan Street, Prahran, VIC 3181
WINTER NIGHT MARKET
3 JUNE 2026
Queen Victoria Market, Queen Street, Melbourne, VIC 3000
WOODEND WINTER ARTS FESTIVAL
5-7 JUNE 2026
Templeton Street, Woodend, VIC 3442
POINT NEPEAN PORTSEA MARKET
6 JUNE 2026
Point Nepean Quarantine Station, Coleman Road, Portsea, VIC 3944
WOODEND COMMUNITY FARMERS MARKET
6 JUNE 2026
High Street & Forest Street, Woodend, VIC 3442
KINGSTON FARMERS MARKET
6 JUNE 2026
3 Jean Street, Cheltenham, VIC 3192
WINE TASTING & ART AT FENIAN WINES
6 JUNE 2026
295 Dunns Creek Road, Red Hill, VIC 3937
LIGHTSCAPE: WINTER WONDERLAND
12 JUN - 2 AUG 2026
Royal Botanic Gardens Victoria, Melbourne Gardens, Melbourne, VIC 3004
MORNINGTON RACECOURSE MARKET
14 JUNE 2026
320 Racecourse Road, Mornington, VIC 3931
BOROONDARA FARMERS MARKET
20 JUNE 2026
484 Auburn Road, Hawthorn, VIC 3122
TRENTHAM FARMERS MARKET
20 JUNE 2026
27 High Street, Trentham, VIC 3458
BASEMENT COMEDY CLUB: WEEKEND
SHOWCASE
UNTIL 27 JUNE 2026
Basement Comedy Club, 120 Exhibition Street, Melbourne, VIC 3000
MHSN MASQUERADE GALA
27 JUNE 2026
320 Racecourse Road, Mornington, VIC 3931
FONDUE CHALET
UNTIL 28 JUNE 2026
Skyline Federation Square, Melbourne, VIC 3000
MOTHER: STORIES FROM THE NGV COLLECTION
UNTIL 12 JULY 2026
Ian Potter Centre, Federation Square, Melbourne, VIC 3000
TOP ARTS 2026: SHOWCASING EMERGING
ARTISTS ACROSS VICTORIA
UNTIL 19 JULY 2026
National Gallery of Victoria, 180 St Kilda Road, Melbourne, VIC 3006
RUN MELBOURNE
UNTIL 19 JULY 2026
Grand Slam Oval, Olympic Boulevard Melbourne, 3000 VIC
PENINSULA PRESTIGE
Designed by Carly Arfi, this bespoke McCrae residence delivers architectural sophistication and resort-style coastal living. Expansive interiors, premium finishes and exceptional entertaining spaces unfold against a backdrop of native bushland and bay glimpses, creating a luxurious Peninsula sanctuary moments from beaches, wineries and the region’s renowned lifestyle attractions. ■
FOR ENQUIRIES CONTACT
KATE MORGAN 0473 001 022
ASHLEIGH BIRD 0487 404 877 PROPERTY MANAGEMENT OUR OFFICE LOCATIONS
ALBERT PARK
110 Bridport Street, Albert Park, VIC 3206 (03) 9822 9999
ARMADALE 1111 High Street, Armadale, VIC 3143 (03) 9822 9999
BALWYN
Level 2/379-381 Whitehorse Road, Balwyn, VIC 3103 (03) 9822 9999
BRIGHTON
Level 1/225 Bay Street, Brighton, VIC 3186 (03) 9822 9999
FLINDERS 10/33 Cook Street, Flinders, VIC 3929 (03) 5931 1000
HAWTHORN
Level 1/801 Glenferrie Road, Hawthorn, VIC 3122 (03) 9822 9999
MOUNT ELIZA
98 Mount Eliza Way, Mount Eliza, VIC 3930 (03) 9787 6650
SORRENTO
60 Ocean Beach Road, Sorrento, VIC 3943 (03) 5981 3000
Photo by Claus Troelsgaard