Finance advice
Philippe Brach

How to structure your finances and build a multi-property portfolio

By Philippe Brach

If you want to build a multi-property portfolio, there are a few steps you can take to optimise your cash flow and reach your goal. 

Blogger: Philippe Brach, CEO, Multifocus Properties & Finance 

Most property investors are seeking to build a multi-property portfolio. They don’t strive to stagnate at just one property. 

The motivation for doing so can be varied. Usually, investors are looking at supplementing their retirement, and some are looking at replacing their income with passive cash flow. Whatever your motivation, having a clear plan can mean the difference between an efficient and enjoyable journey and a costly nightmare.

Buying one or even two properties is manageable without too much planning, but even then, good management can optimise tax and cash flow in reaching your goal.

When planning to build a portfolio of properties, the very first step is to work out the size you want to grow it to. You can work out how much passive income you want at the end of your journey and work backwards to establish the size of the portfolio you need. For example, if your retirement target is to have an income stream of $100,000 per annum, you will need $2 million in assets, generating  five per cent per annum. You will also need to adjust this to ‘future dollars’, as $100,000 today will be worth a lot less when you retire. 

The limitation to your grand plan is going to be serviceability (borrowing capacity) and how much deposit you have to buy properties. There is no point planning a portfolio of 20 properties if your borrowing capacity is only$300,000. 

The next step is to enlist the help of a really good finance broker, who specialises in structuring loans for multiple property investors. This broker needs to understand how taxation works, what structures the Australian Taxation Office (ATO) will allow, and how to optimise an investment property’s cash flow and reduce your home loan mortgage at the same time.

As an example, I commonly come across couples with good incomes, who own a home with a partially paid mortgage and are gearing up to invest in property by building up their savings. They believe they have saved enough for a deposit and are now seeking an investment property.

In this situation, it is actually more efficient to keep the cash savings in an offset account against the home loan, which is not tax deductible, and release equity from the home to invest in property, which is tax deductible. With this structure, we have created a buffer by reserving their savings, and we have optimised the tax effectiveness of their investment.

Every structure will be different as every investor has a different profile. 

The way you release the equity is also very important. If you go to a bank, they will almost certainly advise you to cross-collateralise the home with the first investment property and any subsequent ones. This is very inefficient and will certainly create problems down the track.

Using an expert finance broker is the way to go, as bank lending officers usually do not have the skills to help with this type of structure. 

There are many techniques we can use to release equity and make it easier for an investor to add properties to an existing portfolio whilst keeping maximum flexibility and optimising cash  flow and deductions. The choice of how we release equity is largely dictated by the investor’s financial profile.

Getting the planning and structure right is the key to a successful and pleasant experience. It’s better to spend a bit more time getting the structure right than rushing straight into an opportunity – but don’t procrastinate!

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About the Blogger

Philippe Brach

Philippe Brach

Multifocus Properties & Finance was established in 2005 with the aim of mentoring investors to create wealth and invest in their future by building an investment property portfolio.

The company is led by Philippe Brach who has over 25 years experience in the international corporate world specializing in finance, accounting and investment. He is a fully qualified and extremely experienced real estate agent, concentrating his attention solely on investment opportunities around Australia. In addition he is a highly regarded mortgage broker, being accredited with around 35 different lenders.

Email:
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podcast

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If Mark Hodge’s face looks familiar to you it could be because of his time working as a professional entertainer which saw him working with the Australian ballet, appearing on multiple seasons of Dancing with the Stars and touring in musical theatre for 17 years. What you may not know is that Mark is also heavily involved in the short-term property rental marketspace.

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Mark joins host Phil Tarrant to discuss his transition from entertainer to investor, a journey pushed forward by dance related injuries and even a hit and run which saw him needing to find alternate methods to bring in an income. Mark shares how bad long-term tenants and a gang member guided him to the short-term rental market, and how this pushed him into helping others to realise the same benefits.

Mark will also address the common concerns, discuss what his company Maisonnets specialise in and unpack how they are making the process of filling short term rentals easier for investors.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

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The hard-to-swallow truth: The prickly points of the Airbnb reforms
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AREAS MENTIONED:

Melbourne
Sydney
Rushcutters Bay
Maroubra
Potts Point

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From pirouettes to property investment
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Jillian Stewart's investment journey began in 2009 with a property loan being used for anything but - and the purchase of half a house. And while she claims to have done everything wrong along the way, her current portfolio boasting 15 (and a half) properties, suggests otherwise.

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On this episode of the Smart Property Investment Show, Jillian joins host Phil Tarrant to unpack her portfolio and explain the reasoning behind her investment decisions. She discusses her plan to purchase through the company and reveals the link between her properties, earth moving and cotton farming.

One of Jillian's daughters joins in briefly to discuss the value in educating children about money, and how another is just about ready to purchase her first property - while still at school! They also reveal how Jillian encourages her children to grow wealth in a move that many kids might not be too happy about.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

RELATED AREAS OF INTEREST:

Slowing rents show rental properties need clear differentiation
Where are listings seeing the biggest rises and falls?
Country v city and how to beat the assumptions


AREAS MENTIONED:

Moree
Inverell
Walgett
Come By Chance
Sydney
Stuarts Point
Kempsey
Northam
H
exham
Hervey Bay
Craignish
Nurrumba
Dysart
Inverell
Tannum Sands
Mackay
B
oomi
Goondiwindi
Deception Bay

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Half a house to more than 15 in 8 years
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  ["title"]=>
  string(58) "Where the major off-the-plan hotspots are around Australia"
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  ["introtext"]=>
  string(231) "

Buying off-the-plan can be lucrative in the long run, if you can get over the risk factor. If you want to minimise the risk and maximise your chances at profitability, these suburbs might be just what you’re looking for.

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Outlined in The Australian Off The Plan Sentiment Report, published by Investorist, Domain’s data scientist Dr Nicola Powell has outlined where in major markets investors should focus their efforts when purchasing property off-the-plan:

Sydney

The south-west region of Sydney has seen an increase of interest in new developments, with Leppington, Austral and Edmondson Park, as well as Marsden Park, which all offer the widest variety of developments available to buy into, according to Domain data.

Sydney was also the most popular capital city for off-the-plan interest, with Domain recording over 2 million views for the property type.

Brisbane

The increased number of new developments has impacted on price growth in the unit market with supply stronger than demand, yet off-the-plan listing prices remain higher than listing prices for all new developments.

The full extent of the market however is yet to be seen, as it is adjusting with the fall of new development commencements and completed developments slide from the peak. Boutique developments in the inner city, targeted towards owner-occupiers, have the potential to show signs of improvement amid underperforming inner city Brisbane units.

Canberra

The key area in all of Canberra is Gungahlin, which according to Dr Powell contains numerous opportunities for buyers, as the area has seen a “significant transformation”.

Gungahlin currently is Canberra’s fastest growing area, seeing its population double in the last 10 years, there is a light rail project under construction and the first commonwealth government agency is scheduled to relocate to the area. Moncrieff is the most popular Gungahlin suburb, with the most development listings and views according to Domain data and has continued to remain popular even with other developments undergoing construction in Throsby, Taylor and Kenny.

Melbourne

Out of all the property types, new house and land packages topped Domain’s list for Victoria in 2017 with 1.8 million views, showing there is high demand for them due to employment opportunities getting stronger and affordability hurdles getting lower. There is also a solid chance for growth, as the strong demand saw prices for new house and land packages rise over 2017.

West Melbourne was the most popular region for off-the-plan supply and demand with the most listings and views, with popular suburbs including Tarneit, Werribee and Rockbank.

Perth

Demand for new house and land packages were proportionally high, making up 87.5 per cent of all listing views, with the majority of listings stemming from south-west and south-east regions of Perth, with the suburbs Baldivis, Piara Waters, Wellard and Hilbert ranking at the top.

There was also strong demand for listings in the north, which include the north-east suburb of Morley and the north west suburb of Doubleview.

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Where the major off-the-plan hotspots are around Australia

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