Finance advice
Paul Glossop

What your equity can do for you

By Paul Glossop

The Sydney-Melbourne property boom has created 30 to 50 per cent equity in your home. Why not use this equity to invest in the next growth markets without costing you a cent?

Blogger: Paul Glossop, director, Pure Property Investment

Over the past three years the Sydney and Melbourne property markets have created huge windfalls for property owners – some markets have risen as much as 50 to 70 per cent. However, most home owners are doing nothing with their new found equity.

People, it's time to wise up and put that equity to work to create wealth in other property markets.

Here is an example of an investor with $200,000 in equity who managed to purchase three fantastic properties within six weeks. Each of these properties is positively geared in prime growth markets.

The breakdown is as follows:

Principal place of residence (PPOR) was purchased in 2012 for $320,000 with a 20 per cent deposit. As they have been making principal and interest payments on their loan, the loan is now $221,000. The PPOR was valued in March 2015 for $528,000.

Our client had $208,000 in equity and the option of continuing to pay down the mortgage for the next 14 years until they owned their home outright.

Based on their PPOR's current valuation at $528,000, if this property doubled again in 14 years they would have a property valued at $1,056,000. Given they would have by then paid off their home, they would have an available equity of $1,056,000.

For most Australians, this would be sufficient. However they devised a strategy for their money to work harder and smarter – they have taken their equity to reinvest while continuing to pay off their PPOR.

To avoid paying lenders mortgage insurance they were able to use $166,000 and avoid additional costs and risks. With that they have bought three properties in the past six weeks, ALL positively geared and primed for capital growth.

The properties’ financials are below:

Property 1: 4-bedroom brick home (eight years old)

Purchase price: $248,000

Rent: $330 per week

20 per cent deposit and stamp duty and other costs: $54,400

Cash flow per annum after all expenses: + $1590 per annum

Property 2: 3-bedroom brick townhouse (seven years old)

Purchase price: $220,000

Rent: $335 per week

20 per cent deposit and stamp duty and other costs: $48,250

Cash flow per annum after all expenses: + $2170 per annum

Property 3: 4-bedroom brick home (six years old)

Purchase price: $289,000

Rent: $350 per week

20 per cent deposit and stamp duty and other costs: $57,950

Cash flow per annum after all expenses: + $1053

They used $160,600 of their PPOR equity to buy these three properties. They will pay $7,227 total per year in interest on their line of credit of ($160,600). However, they will receive $4,813 in positive cash flow. After all said and done, the three investment properties will only cost them $2414 per year, or $46 per week. We also haven't factored in any depreciation on the three properties, which could mean their investments are positively geared from the outset. Keep in mind, a few rent rises are likely and their payments should decrease to $0 after a few years without the added benefit of depreciation.

So...

With the three recent purchases and their PPOR, our client now has a property portfolio with a total value of $1,285,000.

Looking ahead in 14 years time, if they continued to pay their LOC as interest only and their PPOR as principal and interest, they would have a total mortgage of: $757,000.

If that portfolio doubled in value in the same 14 years, our client would have a portfolio value of $2,570,000. If we deduct the outstanding mortgage, their total equity equates to $1,813,000!

Let’s bring our attention back to the original scenario, where they would have $1,056,000 in equity if they did nothing with the equity they had in their PPOR. If we compare the two scenarios, our client is better off by $757,000. That means they have gained over $54,000 a year!

Now, I know that was a long explanation. But in a nutshell, that is what you can achieve by utilising your unused equity without denting your lifestyle.

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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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podcast

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Will Magee has had ambitions to enter into the Australian property market for quite some time, but it has been more than just finances holding him back.  Having been granted permanent residency just two weeks ago, Will is wasting no time and is now in the process of signing papers and finding his first investment property.

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In this episode of the Smart Property Investment Show, Will joins host Phil Tarrant to share why he is purchasing his first property in partnership with his brother, discuss the complications that can arise from such a strategy, and unpack the ongoing plan for building a joint property portfolio with his brother.

Will will also share how they approached saving for their first property, why he is taking out the mortgage in his name exclusively, and share their savings plan for the year ahead.

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:

From property in Australia to a ski lodge in Japan
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Should a real estate title be in one person’s name only?

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A property investment plan years in the making
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Median house prices in regional Victoria outperformed that of Melbourne in the June quarter, the latest REIV figures reveal. 

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Median house prices in the regions rose 4.0 per cent to $419,500 but in Melbourne they dipped by 0.6 of a percentage point to $840,000.

The result in Melbourne was due to a 0.8 of a percentage point fall in prices achieved at auction; this was despite a lift of 2.3 per cent in private sales.

Inner Melbourne suffered due to auction prices, where median prices fell by 4.9 per cent to $1,459,000 but it was middle Melbourne that was hardest hit, with a 5.4 per cent drop to $974,500.

Outer Melbourne had a good quarter with the median rising by 0.5 of a percentage point to $681,000.

Apartment prices in regional Victoria grew by 3.7 per cent to $304,500 while the metro media was up by 0.5 of a percentage point to $604,000.

REIV President Richard Simpson said that despite fewer sales, many sectors of the market were performing well.

“2017 was a bumper year and while the trendline has flattened, despite the fall in median house prices in the June quarter, median prices are still up this calendar year for both houses and units, in Melbourne and in the regions,” Mr Simpson said. 

In particular there was been strong growth in regional centres which is probably due to the first-home buyers’ concessions said Mr Simpsons.

“The first-home buyers’ concession has been a boon for regional areas. A new entrant to the property market buying a house at the regional median will pay no stamp duty, while a first home buyer of an apartment in Melbourne at the median price would pay stamp duty of nearly $25,000,” he said.

Mr Simpson said that more prospective buyers are looking towards regional Victoria which is also having an effect in Melbourne.

“Melbourne’s outer perimeter continues to grow. Small increases in the June quarter mean that the median prices for both houses and units have risen over 10.5 per cent from a year ago.

Mr Simpson said moving forward that vendors need more realistic expectations as the highs of 2017 are now over.

“Negative chatter about the future of the sector coupled with stronger lending controls by financial institutions has created some uncertainty and vendors need to be realistic with their price expectations,” Mr Simpson said.

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Regional Victoria showing up Melbourne in price performance, new data finds
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  string(38) "From pirouettes to property investment"
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  string(381) "

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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AREAS MENTIONED:

Melbourne
Sydney
Rushcutters Bay
Maroubra
Potts Point

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From pirouettes to property investment

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