Tax and legal advice

Who cares who the Prime Minister is if you have cash flow!

By Ian Ugarte

As a government adviser in the housing affordability sector, I was privileged enough to be on the “hill” when Malcolm Turnbull was challenged and defeated as PM.

Not only was I in town as part of my advocacy and advising work but it was alongside my business partner who was a Malcolm Turnbull adviser in a past life. Needless to say, it was very interesting and enjoyable. How I miss the days of Keating doing his thing. Very entertaining.

Many commentators have ignited the debate about negative gearing and how that will impact the property investor with the new change of leadership.

A certain politician who shall not be named (Tony Abbott) instigated and lead a backroom movement to oust a political leader that sat close to the middle and wanted to see a return to its fundamentalist conservative background in replacing the leader with Peter Dutton or the man lovingly known as “Mr Potato Head”.

A move to the conservative right would have meant that the hard stand around any changes to negative gearing would be very remote and would have created an increase in the gap between those who own properties versus those who are renting and TRYING to save to buy their own home. Far right is not a good outcome for the Aussie battler.

What can be said is that the Liberals were likely to regain power (woo, a political statement), and it now seems unlikely as self-interest was put ahead of party for the Libs and they ended up in a position no better and no worse with its leadership than when it started.

They have a new leader in Scott Morrison who is exactly aligned as Malcolm and now has a very big hurdle: to get any voter onside before mid-next year in the federal election.

The centre left Labor party has indicated that they will impose many changes to negative gearing and could possibly abolish it completely; an action that will affect the property investor market significantly if you are not prepared.

A number of opinions have said that this will create a huge amount of properties being dumped onto the market, create an oversupply and then drop prices significantly over night.

That could be argued as untrue; any changes to depreciation have not affected the market in a negative impact unless the doomsayers say that the property price drops that have happened in Sydney is a direct impact of changes to depreciation. It is not; it is due to a property cycle that happens every cycle. A slowing or dropping of capital value is normal. It happened after 1960, 1989, 2004, 2008, 2011 and now 2018.

The whole point of negative gearing is based around you making a loss on purpose to reclaim the tax amount of the loss on the hope that the capital gain will outstrip the loss! In plain terms, you lose $1,000 to get back $300 for the average tax payer. But what if you bought on the SunshineSunshine, NSW Sunshine, VIC Coast or Gold Coast (as an example) 10 years ago? All you did was lose money and lose capital at the same time.

Needless to say, I have a fix to this problem of negative gearing and the bubble bursting: Positive cashflow and LOTS of it. If an investor positive gears a portfolio, the only issue they have is how much tax they have to pay and how they spend the extra money after that.

By then looking at a market mismatch, you have the opportunity to make great inroads into property investing. Most of the market at 80 per cent are looking for rental accommodation are single and couples while 80 per cent of our housing stock are three-, four- and five-bedroom houses. If you know and use the policies across the country to retrofit the large houses into smaller micropartments, you will double your cashflow and get a double-digit return.

Why get a 3 to 6 per cent return when you can get a 10 to 12 per cent return and if the government cuts negative gearing or the property bubble bursts, who cares ! You have a cash flow!

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About the Blogger

Ian Ugarte

Ian Ugarte

Ian Ugarte is the founder of the Australian Housing Initiative and co-founder of Small is the New Big. He is a property expert, educator, author and change maker.

He is and passionate about creating co-operative partnerships between Social Agencies, Government and Private Investors to bring back the genuine connection of community through the provision of elegant housing diversification.

FROM THE WEB

podcast

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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:

3 big property investment myths busted open
5 steps to take on low-risk property developments
Securing finance after life-changing events: ‘Cash flow is key’

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Tune in to the latest episode of Property Showcase, the podcast with the inside track on the products and businesses that will help turbocharge your portfolio, maximise returns and make your overall investment experience seamless and stress-free!

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

 Make sure you never miss an episode by subscribing to us now on iTunes!

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    In this episode of Property Showcase, Michael Beresford joins editor of Wealth James Mitchell to unpack why recent political changes are not reason for concern for Australian investors.<\/p>\r\n

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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:

How technology is changing the lending environment
Lessons from a falling market
APRA investor measures have ‘run beyond their usefulness’: industry body

 

AREAS MENTIONED:

Hobart
Bondi
Deception Bay

 

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Getting finance approved in this tightening lending environment

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