#75 - Why Commercial Investors Can Ignore The Budget | Scott O'Neill & David Hamilton

Scott O'Neill has spent fifteen years building commercial property portfolios through every kind of market. The recent federal budget has rattled Australian property investors, and the headlines have amplified it. Scott's response to the noise: for commercial property, almost none of it changes what actually matters. Here's what does.In this episode, Scott is joined by new co-host David Hamilton, a developer and host of Everything Property podcast, to work through why a disciplined commercial investor can read the same headlines as everyone else and reach a completely different conclusion.Commercial sits largely outside the proposed changes, but the more useful point is why that is, and why it was always going to be. A portfolio built on strong yields, cash-flow-positive assets, and quality tenants doesn't depend on the settings that were just shaken. Scott and Dave move quickly past the policy details and into the ground truth: where yields are right now, which asset classes are holding, and what separates an investor who repositions with a plan from one who reacts to a headline.In this episode:- Why commercial property sits largely outside the proposed budget changes and why that's structural, not luck- Where commercial property yields are strongest right now: retail, large format, shopping centres, warehouses- The difference between an investor who repositions with a plan and one who reacts to a headline- What a developer's eye picks up that a commercial investor can miss- How to read a genuine asset from one that only looks good on paperBook a Consultation: https://www.rethinkinvesting.com.au/lets-talkExplore commercial property with Rethink Investing:- Australia: https://www.rethinkinvesting.com.au/Follow Scott O'Neill: https://www.instagram.com/scott_oneill_/Follow Rethink Investing: https://www.instagram.com/rethinkinvesting/(00:00) Trailer(00:59) Welcome and Introducing New Co-Host(02:58) A Developer's Perspective on Commercial Property(04:14) Does the Budget Actually Change Commercial Property?(10:12) Negative Gearing vs Capital Gains, Explained(16:01) Should First-Time Investors Buy Now or Wait?(19:39) Why Fundamentals Beat the Tax Breaks(23:06) What Commercial Investors Are Really Doing Now(26:05) The Investors Who Panic vs The Ones Who Buy(34:32) Where Commercial Yields Are Strongest Right Now(38:07) Warehouses and Industrial: The Yield Play(42:08) The Strategy That Hasn't Changed Since 2010(45:25) Why Everyone Is Suddenly Talking Commercial(49:02) Inside The Development Industry(54:16) The Long View: Fundamentals Outlast