Tax and legal advice

Negative gearing only icing on the cake, warns expert

By Sasha Karen
icing on the cake, warning, negative gearing

With the very real possibility Labor could win the next election, that could mean their negative gearing reforms will be introduced to Australian property, one property expert claims there is something far more important investors need to focus on.

The policy change, which will see negative gearing being removed from existing properties but not new properties, is something that the government has previously described as something that would be a sledgehammer to the economy.

However, Anna Porter of Suburbanite said property investors need to keep this in perspective.

“Negative gearing is simply icing on the cake for investors, it is not the whole cake,” Ms Porter said.

“Before even worrying about the tax treatment, which is really all negative gearing is, investors need to really understand why they are investing. This is usually not about tax at a fundamental level but rather about wealth building.”

For her, investment strategies revolve around “building equity, buying growth properties, setting their families up for long term financial security and the tax side of things is really just a bonus”.

While saving approximately $1.7 billion, Ms Porter said the reality is the reforms will come at the cost of average Australians trying to provide an alternative income for their retirement, but the market at large will be relatively fine.

“Only 25 per cent of the market in Australia is made up of investors, around 63 per cent home owners and the remainder in government and community housing. Many of these investors are not the top end of town and are really just Mum and Dad investors with only one property they are relying on to be a major part of the retirement plan or debt reduction strategy prior to retiring,” Ms Porter said.

“At just 25 per cent of the market, it is unlikely the proposed reforms will have a sweeping negative impact on the market as the majority of the property market is driven by people needing somewhere to live which is a tax-free asset. So, tax reform will not change the decisions of 63 per cent of the property owners and buyers.”

If investors are concerned with this potential policy change, Ms Porter suggested the best thing they could do would be to buy property before these changes are enacted, as she believed there is a strong chance existing investment property would not be affected.

For the new property that remains, Ms Porter cautioned against buying just for these benefits, as they are typically located in oversupplied areas, like Brisbane and Melbourne units, house-and-land packages in south-east and south-west Queensland as well as in Sydney’s northern and western suburbs.

“Think of it this way, you get back say $5,000 a year in tax benefits from your investment property because you bought new over established, but the capital value retracts by $20,000 per annum due to not getting the investment fundamentals right … or, you could have made an additional $30,000 per annum in capital growth in an established property but you passed that up because you wanted to lock in your $5,000 a year in tax back,” she explained.

“Just doesn’t make sense when you crunch the numbers. I see investors falling into the tax trap all the time as opposed to getting the strategy and fundamentals right from the start.”

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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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To hear more about these services, make sure to tune into this episode of Property Showcase!

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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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