Finance advice

Different valuation techniques to help you unlock equity and grow your portfolio

By Curtis Stewart

Curtis Stewart of Confidence Finance explores how using different deposit sizes and getting the best possible valuation result can help investors grow their portfolio over time.

One of the major benefits of keeping your LVRs at 80 per cent or less is that you get access to different valuation techniques. Having flexibility in valuation options can be a powerful tool for investors.

Ultimately, the ability to release equity is dependent on the banks valuation of your property compared to your existing loan balance. This determines your equity position and how much additional equity a lender will consider releasing to you.

Releasing equity is a great way for investors you come up with their deposits for future investment purchases, effectively allowing you to reinvest the capital growth in your portfolio rather than having to wait until you have saved the funds needed for a deposit. This means investors can accumulate a portfolio much quicker than they would otherwise be able to.

Getting the best valuation result

The truth is that valuations can vary greatly between banks and often deviate from fundamental asset values, depending on what type of valuation you get. Computerised valuation models (‘desktop’ valuations) tend to produce more varied results than full valuation reports completed by a valuer after inspecting the property.

These variances in valuation results does provide scope for equity to be drawn by simply ordering desktop valuations across the lender spectrum. Generally, lenders will only allow these desktop valuations to be used up to an 80 per cent LVR, so borrowing at high LVR’s means you lose the option to use desktop valuations as a tool to release equity.

This technique works by ordering desktop valuations from four to five lenders who are all likely to allow desktops at 80 per cent LVRs, and then move to the lender that offers you the greatest amount of equity.

Noting a potential ~10 per cent spectrum in valuations on individual assets between different desktop valuations, you may be able to borrow the additional funds while maintaining an 80 per cent LVR and have the side benefit of not having to pay a lenders mortgage insurance fee in the first place.

Let’s put this into an example to demonstrate how it works:

  • Lisa buys a house for $300,000. She purchases with a 20 per cent deposit and has an overall loan amount of $240,000 to begin with.
  • In three-six months, Lisa performs desktop valuations from the big four banks and obtains these results: St George at $290,000, CBA at $310,000, Westpac at $290,000, NAB at $320,000 and ANZ at $330,000.
  • Lisa then goes and refinances to ANZ with an equity release. She increases her total loan amount to $264,000 and maintains an 80 per cent LVR.
  • She has released $24,000 to use for future deposits.
  • In this example, if Lisa had chosen to borrow 88 per cent when purchasing, her loan amount would be $264,000 plus the additional LMI fee. Lisa would have also lost the ability to use desktop valuations to test if equity could be released, lowering the chances of getting an unusually strong valuation result.
  • Lisa has saved herself the LMI fee and kept at an 80 per cent LVR.

Given the way finance works in Australia, having temporary periods of ‘minimal equity’ or ‘no real equity’ (i.e. just paper value) doesn’t impact you too much in the short term. But keep in mind that your actual equity position may not deviate from being at an 88 per cent LVR anyway. Your paper equity is a valuable tool for growing a portfolio, but an asset is ultimately only worth what someone is willing to pay for it.

Some large property investors have used this technique to build their deposit base this way and took advantage of favorable lender calculators pre-2014. A powerful combination to build a large portfolio.

For more information on some of the pros and cons of using high LVR loans, and how investors can use some of the features available at lower LVRs to help grow their portfolio, check out my previous blog here.

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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
Mortgage Trusts, an alternative first step for property investors
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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  ["title"]=>
  string(38) "From pirouettes to property investment"
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  ["introtext"]=>
  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!

RELATED AREAS OF INTEREST:

The hard-to-swallow truth: The prickly points of the Airbnb reforms
Airbnb reforms unpacked for property investors
Airbnb leasing: What are a landlord’s rights and responsibilities? 


AREAS MENTIONED:

Melbourne
Sydney
Rushcutters Bay
Maroubra
Potts Point

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From pirouettes to property investment

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