Tax and legal advice

Negative gearing not valid long-term

By Reporter

Negative gearing is not a valid long-term investment strategy due to the uncertainty of capital growth, according to one mortgage broking group.

Investors need to considering negative gearing as a way to get into an investment, rather as something that can be lucrative over the long term, said Smartline Personal Mortgage Advisers’ executive director, Joe Sirianni.

“If you take a long-term view of your property investment, and property should always be a long-term consideration, if you are negatively geared for 20 years, that means that for 20 years you’re paying more money out of your pocket than you’re recouping from the property,” Mr Sirianni said.

Instead, investors need to crunch their numbers and treat each purchase as a business.

“At some stage your business – and your property investing – needs to be putting money back into your pocket,” he said.

“Many people justify having their property negatively geared because they believe the capital growth of the property will make up for the losses in the long run.

“While capital growth might have saved a lot of investors with negatively geared properties in recent years, I’d be cautious about relying on capital growth in the coming years.”

Income needs to be the number one reason for purchasing an investment property, and negative gearing can put pressure on investors, particularly those on lower incomes.

“When you calculate the net after tax cash flows of an investment property,   being on a lower tax bracket means it’s actually costing more to run that strategy,” Mr Sirianni said.

“Ultimately, it’s actually the income that the property generates over time that is more important. For very long-term investments, it’s the income that has the most benefit and makes investing worthwhile.”

He points to regular rent increases and cash flow as hallmarks of a good investment.

“Even if you get [capital] growth, that growth is really just making up for your losses, you’re not actually really moving forward.

“It’s the surplus income over time – by having regular rent increases – that is going to make the difference,” he said.

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In this episode of the Smart Property Investment Show, Dominique Grubisa joins host Phil Tarrant to share her personal story which saw her hit rock bottom with excessive debt during the GFC.

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Dominique unpacks how, by relying on her background in law, she was able to overcome that debt and in doing so develop a unique investment strategy which she believes many can utilise today.

Dominique discusses distressed properties, and how she goes about finding them in order to buy property well below market value. She shares the process of identifying distressed properties as well as the controversy surrounding this buying method.

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:

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Many investors who would have been successfully approved for finance last year are struggling now to either begin or continue their property investment journey because of the current financial climate.

In this episode of the Smart Property Investment Show, broker John Manciamelli and Momentum Media director Alex Whitlock joins host Tim Neary to discuss how APRA changes and the royal commission have resulted in a tighter lending economy and what that means for Australian investors.

They discuss what traps investors should avoid if they are trying to obtain finance, the four key growth drivers in a property market and unpacking trust structures while revealing one type of trust that you should miss.

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:

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AREAS MENTIONED:

Hobart
Bondi
Deception Bay

 

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Getting finance approved in this tightening lending environment

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