Tax and legal advice

What’s the best structure to buy in?

By Bianca Dabu
Property investments, investment FAQs, Best structure,property structure, trust structure, property for investment, property investment loan, buying a investment property

One of the most common questions that property accountant Munzurul Khan receives from his clients is about the best structure to buy their assets in — should they buy in their own name, a partnership, a trust, or in other more sophisticated structures?

The question remains relevant due to the many different structures available for property investors to choose from.

According to Munzurul: “One can buy on his name … one can buy it on a partnership … [and] one can buy it on a trust, and there are different levels of trust. You've got a family trust, discretionary trust, [and] you've got a unit trust.”

“One can buy it on a corporate entity, one can buy it on a joint venture, one can buy it on a self-managed super fund, one can buy it on a special purpose vehicle.”

Like all investment strategies, choosing the best structure to buy in will be dependent on the investor’s personal circumstance. Before signing a contract, it’s always best to speak with your accountant to determine which structure will work best in line with your goals as well as your capabilities and limitations as a property investor.

Example 1: Buying a principal place of residence

Simply put, when buying a home, one should make sure to purchase in “the low-risk provider’s name”, Munzurul said.

The accountant explained: “If ... the wife is sort of in the open world and earns quite a bit … and the husband's income is more or less reasonable ... it [should] be bought on the husband’s name.”

“[He is] the lower income earner, so his risk is rather low,” he added.

For the purchase of a principal place of residence, an investor will do good to remember the “Golden Rule”: Whoever poses a lower level of risk should own the property.

Example 2: Buying an investment property

Determining the right structure to buy in becomes more complicated when one decides to purchase a property as an investment. Basically, a property investor must, first and foremost, make himself aware of the purpose that the property will serve as a part of his portfolio.

According to Munzurul: “It depends on how the property is … Say, if the property is more of a negative viewing if the property is more sort of your tax benefit ... buy that on the higher income earner so you get more tax benefits.”

“It [also] depends on what you're doing with that property … Are you sort of converting that into a house plus another property, [like] another granny flat? [Then it] becomes more of a positive cash flow [so] you buy it on the lower income earner,” he added.

Example 3: Adding another property to a portfolio with four or more assets

For more advanced investors, buying in a trust is recommended for its several benefits, including asset protection and the ability to conduct longer-term tax planning.

Self-managed super funds and joint ventures or unit trusts are also two of the top choices for seasoned property investors who have gathered substantial funding, especially those nearing retirement.

When choosing a structure to buy in, property investors must remember that there is no right answer for everyone. There are many different options to choose from, so it’s best to study one’s own circumstances together with trusted property experts and professionals.

“Everyone's circumstance is different ... Only by truly uncovering people's financial position, financial objectives, financial maturity, financial capabilities, and financial goals can you actually determine what to buy assets in,” according to Smart Property Investment’s Phil Tarrant.

Munzurul’s final advice for people in the business of creating wealth through property: “[As a] really, really generalised ... golden rule of thumb, initially, you buy it in an individual name … and you build a few properties on [that] individual names.”

“Then you, potentially [over a period of time], go into a trust structure, and once you have a whole bunch of properties in the trust, you might consider a second Ttust … but all should leave it nice and simple, initially,” he concluded.

Tune in to Munzurul Khan’s episode on The Smart Property Investment Show to know how the ownership of a property works when referring to names, the risks associated with having two names on a mortgage and title, the right balance of loan-to-value ratio, the ins and outs of diversification, and the right time to invest into other asset clouds.

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Purchasing their first property 15 years ago with the intention of creating a property portfolio which would see them comfortably supported during their retirement, Max and Jeanette Schudeboom now have a portfolio of 13 properties.

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Max and Jeanette joins  host Phil Tarrant to discuss their property journey, compare the Australian market to Max’s home town of Holland, and share their plans to maintain the size of their portfolio.

The pair also unpack how they manage and finance their portfolio, discuss the process they go through when choosing where to invest, and share the tips learned from 15 years as property 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:

Two components of good investment research
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AREAS MENTIONED:

Castle Hill
Point Cook
Elizabeth East
Huntfield Heights
Mt Warren Park
Albury
Cambridge Park
Penrith
Braemar
Morayfield
Melbourne
Mill Park
Edens Landing

 

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Property investors are now able to identify and bid on auctions remotely using a new live-streaming functionality launched by Gavl.

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Called “Request an Auction”, the new functionality enables users to watch and bid on any Sydney or Melbourne auction remotely.

Through Gavl, prospective buyers are now able to register to bid on their preferred auction. The platform will obtain permission from the listing agent and confirm within 48 hours.

Vendors can also request to have their auctions broadcast to a larger buyer audience.

Co-founder Joel Smith said that auctions streamed on Gavl attract 47 per cent more viewers than traditional ones.

He said that Request an Auction will be valuable for remote buyers.

“Buyers are able to have Gavl attend any auction they nominate, so they will never have to miss out on an opportunity due to logistical complications in physically attending the auction.

“Vendors, too, have the opportunity to directly book an auction with us, so they can open up their event to buyers all around the world. With more potential buyers, they’re giving their property the chance to receive more bids and maximise their sales result.”

Mr Smith said that prior to the Request an Auction app, buyers were limited to what they could achieve through the Gavl technology.

Gavl is a live-streaming and bidding platform for real estate auctions.

Mr Smith said that it has streamed more than 6,000 auctions, which have achieved 3.5 million views from 50 countries.

Gavl’s Request an Auction function is currently being offered in Melbourne and Sydney only.

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Boost for investors as app sets up off-site bidding
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  ["title"]=>
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Having to split her time between Hong Kong and her original base of Sydney has not slowed Julia Tita’s goal of building a high-performance Australian property portfolio. Instead the resulting alterations to her strategy have positively impacted her investing success.

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Having recently purchased her 6th property, Julia joins host Tim Neary to discuss her journey, share her ups and downs over the years, and reveal her thoughts on why some properties are better than others.

Julia also explains why she no longer makes a move without the help of a buyer’s agent, why working with a strong team of specialists is extremely important and discloses her long-term property ambitions.

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:

Why is Australian property so unaffordable?
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Going global
Australia desirable to foreign investors

AREAS MENTIONED:

Eagleby
Charters Towers
Townsville
Brisbane
Paddington
Sydney
Orange
Melbourne 
Glen Iris
Bondi

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How a move to Hong Kong impacted Julia’s Australian property goals

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