opinion

To sell or refinance?

By Paul Glossop
5

There comes a time when many investors have to think about whether they should sell an investment to help pay down their principal place of residence or refinance and reinvest.

Blogger: Paul Glossop, director, Pure Property Investment

In a previous blog I outlined the substantial capital gains made by Sydney and Melbourne residents over the past three years and how these capital gains could be reinvested to potentially double your money in 15 years.

Now I want to discuss the crossroads that many property investors are currently facing: ‘should I sell and pay down or refinance and reinvest?’

The short answer is that it is really dependent on where you are in your investment journey but I’ll provide a scenario that outlines the benefits of refinancing and investing again.

Over 70 per cent of property investors only own one or two properties and stop at that but with the example below you have to ask yourself the question, ‘why wouldn’t I reinvest the profits?’

In this scenario the investor currently owns one investment property and their PPOR.

 

Option one: Sell your investment property (neutrally geared) and pay down your PPOR.

Investment property loan amount: $300,000

Investment property sold price: $500,000

Capital gains tax property purchased for $400,000 (25% of profit approx.): $25,000

Agents fees (2%) : $10,000

Closing costs: $2,000

Net profit from sale: $53,000

 

PPOR current value: $500,000

New mortgagee amount (originally $300,000) using the profits from the sale of your investment property: $247,000

PPOR projected value in 2030: $1 million

Monthly repayments to pay off your PPOR by 2030 (based on 6.00% interest rates): $2,084.33

Total net position by 2030: $1 million

 

Option two: Hold your investment property (neutrally geared) and continue to pay down pay down your PPOR.

Investment property loan amount (interest only): $300,000

Investment property current value: $500,000

Investment property projected value in 2030: $1 million

Net equity position by 2030: $700,000

 

PPOR current value: $500,000

Mortgagee amount: $300,000

PPOR projected value in 2030: $1 million

Monthly repayments to pay off your PPOR by 2030 (based on 6.00% interest rates): $2,531.57

Total net position on both properties by 2030: $1.7 million

 

Option three: Hold your investment property (neutrally geared) access the equity to re-invest in a second investment property (neutrally geared) and continue to pay down pay down your PPOR.

Initial investment property loan amount (interest only): $400,000 ($100,00 line of credit)

Additional monthly repayments (interest only 6%): $500 per month

Investment property current value: $500,000

Investment property projected value in 2030: $1 million

Net equity position by 2030: $600,000

 

New investment property loan amount (interest only): $300,000

Investment property current price: $400,000

Investment property projected value in 2030: $800,000

Net equity position by 2030: $500,000

 

PPOR current value : $500,000

Mortgagee amount : $300,000

PPOR projected value in 2030: $1 million

Monthly repayments to pay off your PPOR by 2030 (based on 6.00% interest rates): $2,531.57

Total net position on three properties by 2030: $2.1 million

 

The brass tacks of the three scenarios is that if you can afford an additional $218 per week (remembering that these scenarios don’t take into account depreciation which could potentially negate the $218 all together) the 15 year benefits of scenario three over scenario one is a staggering $1.1 million.

Contact this Blogger Immediately

About the Blogger

Paul Glossop

Paul Glossop

Paul Glossop is the founder and director of Pure Property Investment. Paul has built a substantial property portfolio, focusing on the fundamentals of property investing. He founded Pure Property Investment to enable investors to experience a truly holistic approach to property investment. From the initial consultation to the acquisition of the property, Pure Property Investment is a true partner for its clients through the entire journey. We specialise in sourcing properties Australia wide that are below market value, positively geared and primed for capital growth.

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