Finance advice
Damian Collins

6 tips for refinancing to invest sooner

By Damian Collins

You could be sitting on an equity goldmine without even realising. Here's how to use your home to get an investment property — without cross-collateralising. 

Most people don’t tend to invest in flat property markets because they’re deterred by the apparent negative sentiment, sensationalist media headlines or uneducated opinions from family and friends. But in reality, now is the time to make that investment in the PerthPerth, TAS Perth, WA property market – before the upswing begins, as you now have the greatest potential for growth. And with fewer buyers in competition with you, more choice in properties, and thus greater negotiating power, now really is the time to get onto the property investment ladder.

Utilising the equity in your principal place of residence (i.e. your home) is one of the easiest and quickest ways to buy an investment property. Are you thinking of refinancing your mortgage to buy an investment property? If so, here are six tips you need to know before taking the plunge.

1. Engage a mortgage broker rather than a bank direct
A bank will only offer you their home loan products whereas a mortgage broker will be able to offer you different loans from a range of lenders. Furthermore, not every bank will lend you the same amount of money, which could severely restrict the type of investment property you can acquire. By engaging a broker, you’ll be able to find the best loan product and deal that’s suited to your circumstances.

2. Ensure your mortgage broker specialises in investment loans
Don’t engage a broker that usually offers home loans or is ‘all things to all people’ and provides loans for cars, boats or personal loans. It’s best to utilise a broker who specialises in property investment loans because they’ll have the best understanding of ways to adequately structure your finances to minimise tax and maximise your cash flow. They’ll be able to give you more knowledgeable property investment financial advice, rather than general investment advice that might not translate well to the property market.

3. Determine how much your property is worth and make a budget
Your broker will be able to organise a valuation of your home, which will help to determine your borrowing capacity. You should also make a household budget to determine your discretionary income (i.e. money left over after weekly expenses, such as bills) and how much income you’re comfortable to allocate to the holding costs of the investment property (i.e. how much money it will cost you to hold the investment property each week).

4. Define your price range
Now that you’ve determined your borrowing capacity and allocated money from your household budget towards the potential holding costs, you’ll have a good idea of the price range that you can afford when buying your investment property, as well as the rental return required to service the loan. Make sure you speak to a buyer’s agent who specialises in investment property because they’ll be able to find the best type of property that suits your circumstances.

5. Obtain pre-approval but don’t cross-collateralise
Before making an offer on a property, make sure you have pre-approval for your loan. This will put you in a stronger position over other buyers when you do want to place an offer, and sellers will take you more seriously. Ensure you don’t cross-collateralise your loans for your investment property and your principal place of residence (i.e. don’t use more than one property as security for any single loan).

6. Opt for an interest-only loan
Make the loan on your investment property as an interest-only loan, that is, you only pay the interest and not the principal. This will help improve your cash flow and you’ll be able to direct any additional cash towards paying off your home loan, which is non-deductible debt, meaning you’ll be minimising your tax bill.

Refinancing the mortgage on your home to purchase an investment property is a simple way to kick-start your property investment journey.

These six tips will help you to approach the process in the right manner. However ensure you engage trusted advisers who will be able to provide you with the right advice because your loans and financial structures can make a significant difference as to how much wealth you generate through property investment.

 

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About the Blogger

Damian Collins

Damian Collins

Damian Collins is the founder and managing director of Momentum Wealth, a Perth-based property investment consultancy that specialises in building the long-term wealth of its clients by assisting in the strategic planning, financing, acquisition, development and management of their investment properties.

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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!

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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(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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Melbourne
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Maroubra
Potts Point

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From pirouettes to property investment

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