How to Break into the Property Market as a Performer

Two things you might not know about me: I’m thrifty, and I love real estate. I’m talking “wallet-won’t-open-for-$6-coffee” thrifty. And while I’d never dream of strolling onstage without a decent pair of shoes, I’m not above swapping an Uber ride for a late-night bus if it means saving a few dollars toward my future home. That’s showbiz, baby.

If you’ve spent any time Googling home prices in Sydney (or anywhere else in Australia), you know the property market feels about as accessible as landing a leading role on Broadway. But that doesn’t mean it’s impossible—challenging, sure, but not impossible. With a bit of strategy, discipline, and a willingness to make a few short-term sacrifices, you can absolutely move from paying rent to paying off your own mortgage.

Below are some tips I’ve picked up on how performers can waltz—or shuffle-ball-change—their way into property ownership.

1. Understand the Two Big Hurdles

The two main barriers you’ll face are:

1. The Deposit
2. Borrowing Capacity

Your deposit is the initial lump sum you’ll need upfront—often 20% of the property’s price to avoid hefty lenders mortgage insurance (more on that later).
Your borrowing capacity is what the bank believes you can safely pay back (yes, this feels like auditioning for their approval).

2. Chat with a Mortgage Broker

A mortgage broker, such as Koalify broker, acts as the middleman between you and the banks. They help you navigate the loan process, find the best lender, and determine how much you can borrow. After discussing your financial situation, future plans, and goals, the broker will approach banks on your behalf, saving you the hassle of approaching multiple institutions yourself. It’s a great way to get clear guidance and options tailored to your needs, whether you’re buying your first home or looking to invest in property.

They’re basically like the agent who finds you the best role—you don’t pay them (the banks do)—and they also help clarify how you can boost your borrowing power. This might mean snagging a longer contract or showcasing a stable earning history over the past few years.

Pro Tip: Time is crucial. If you’re on a 12-month contract, you’ll have a better shot at a home loan earlier in your contract, when there’s still plenty of time left on it.

3. Make the Tax System Work for You

If you receive a sizable tax refund in July, treat it like forced savings. Many performers can claim a lot on tax (costumes, dance classes, agent fees, travel for auditions, etc.). Pair this with the Australian Tax Office’s income averaging for artists (if you qualify), and you could net a bigger return during higher-earning years.

Action Plan

• Hire an accountant who understands performer tax rules (including income averaging and allowable deductions).
• Deposit your refund straight into a high-interest savings account or term deposit. Out of sight, out of mind.

4. Get Real with Your Budget

Time for some brutal honesty: Where is your money actually going? Pull up your online banking and highlight essentials (rent, groceries, bills) in one colour and non-essentials (streaming subscriptions, takeout, cocktails) in another. If that second colour is taking over the page like an overzealous chorus line, you’ve found your savings opportunities.

Consider downsizing your lifestyle—fewer rideshares and more carpooling or public transport. If you’re not comfortable giving up your daily flat white, maybe it’s time to become your own barista at home.

5. Reevaluate Your Location and Lifestyle

We all dream of the bohemian loft in Surry Hills or a beachside place in Bondi, but let’s face it—Sydney’s average property price is often out of reach for a performer’s early-career salary. Instead, look into up-and-coming areas or suburbs slightly further out.

Rent-Vesting: You can buy a property in a more affordable suburb to rent out, while you yourself live in a vibrant area you love (even if you’re renting there). This approach often makes more financial sense than stretching yourself thin on a mortgage in a high-demand location.

6. Embrace Small Savings Disciplines

It’s often not the huge cuts but the consistent, daily ones that inch you closer to a deposit. Think about what you truly value and what you can do without. If you’re not comfortable giving up your daily flat white, maybe skip the gym membership and run outdoors instead.

Examples of Annual Savings

• 2 café coffees/day @ $4 = ~$2,920/year
• Buying lunch @ $12/day = ~$3,120/year
• Monthly streaming services = ~$300–$500/year
• Friday night drinks @ $50 = ~$2,600/year if weekly

When you add all these up, you could be looking at tens of thousands of dollars saved over a few years.

7. Rent-Vest

Rent-vesting means buying a property in a suburb where you can actually afford to purchase, while renting in your dream location. For instance, if the mortgage on a place in Bondi is going to cost you hundreds more per week than renting in Bondi, consider looking further out for your investment property.

1. You enter the market sooner with a smaller deposit.
2. You could benefit from tax deductions like negative gearing if the property is purely an investment.
3. You still get to live in an area you love.

8. Get a Guarantor If You Can

If you can persuade a parent or relative to act as guarantor, you might dodge lenders mortgage insurance (LMI). LMI protects the lender when your deposit is below 20%—and it can cost thousands. With a guarantor, the bank sees you as less risky.

Warning: Being a guarantor means someone else is liable if you default. Make sure everyone involved understands and is comfortable with the risk.

9. Keep Side Hustles Alive

When your contract ends, it’s often feast or famine for the bank account. Avoid dipping into your deposit savings by picking up casual or part-time work between gigs. This not only helps you maintain an income stream but also looks great to lenders, who like seeing consistent earnings.

Whether it’s promo work, teaching dance classes, babysitting, or working front-of-house in a theatre, that extra income can be a lifesaver when you’re not on stage.

10. Consider Moving Back Home (If You Can)

This is not an option for everyone, but living at home for even a year or two—while funneling what you would’ve spent on rent into a savings account—can supercharge your deposit. Yes, you may have to navigate your parents’ house rules again, but it can speed up your property timeline significantly.

11. Be Your Own Handyperson (Where Possible)

We often pay for convenience. But many services—basic hair maintenance, meal prepping, minor clothing repairs—can be DIY’d with a bit of YouTube and a few trips to the supermarket or hardware store. Those small amounts you save weekly add up over the months and years.

Final Curtain Call

Building a property portfolio (or just getting your first toe in the market) can give you a real sense of stability in an otherwise unpredictable profession. And if the idea of cutting out every indulgence makes you want to weep, remember it’s about opportunity cost. You’re not “missing out on brunch”; you’re choosing a future with more security—where one day your name might be on a mortgage statement instead of just the marquee.

With some discipline and a few sacrifices, you might find that stepping onstage isn’t the only dream you can make a reality. Now get out there, rehearse those lines, nail those auditions—and keep an eye on that bank balance. Your future home is waiting in the wings.