Property Investment Strategy of the Past

Why Negative Gearing Is The Property Investment Strategy of the Past

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[av_heading heading=’When it comes to the subject housing affordability, few topics raise as much political controversy as that of negative gearing…’ tag=’h3′ link_apply=” link=’manually,http://’ link_target=” style=’blockquote modern-quote’ size=’36’ subheading_active=” subheading_size=’15’ margin=’0,,,’ padding=’10’ color=” custom_font=” av-medium-font-size-title=” av-small-font-size-title=” av-mini-font-size-title=” av-medium-font-size=” av-small-font-size=” av-mini-font-size=” av_uid=’av-jxwz00w3′ custom_class=” admin_preview_bg=”][/av_heading]

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…You almost can’t escape it.

As we approach the election to decide which government will lead us into 2020, you have probably heard a lot of discussion about whether negative gearing should be scrapped, restricted or left in place as it is.

With real estate prices winding back across the country, there is a degree of fear about how changing the rules around negative gearing will affect existing property owners.

…People are afraid about how new negative gearing rules will affect their property.

And when values are sinking across the country, the debate can get heated.

The argument is that negative gearing creates more rental stock and housing for our growing population. It has also been one mechanism for ordinary Australians to create wealth. Any losses they incur from their property is offset against their taxable income.

The counter argument suggests that negative gearing has been a major cause of our affordability crisis, and is a huge burden on government revenue.

With many young people being priced out of the market, the finger has been pointed at investors who negatively gear their properties as being part of the problem.

So, with all these different opinions floating around… what is the right answer?

Is it true that removing negative gearing will push up rental prices, reduce property prices and limit housing stock?

Or would it promote other investment strategies as being more beneficial and viable for all Australians?

Is it possible it could provide more opportunities for young investors to enter the market?

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What exactly is negative gearing?

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Let’s take a closer look at what exactly negative gearing is.

Negative gearing is a strategy for real estate investors to offset their losses from rental properties. They can then claim these losses against their taxable income.

It’s a form of financial leverage which provides tax incentives for investors to purchase properties that are running at a loss.

For example, let’s say you wanted to purchase a $650,000 property and rent it out for $450 a week. The interest payments on the mortgage might exceed the rental revenue you receive from the property.

So, If on your investment, you are paying $25,000 in interest, and only earning $23,430 from rental income. You are eligible to offset that $1,570 loss against your income.

Without negative gearing, you would need to rely only on the capital appreciation of that property to come out ahead.

If that property is worth $675,000 a year from now, you would be able to offset any losses from the rental income over the long term.

The fear is that by scrapping negative gearing several things might happen. Housing prices would not only struggle to appreciate due to lower demand (and may even fall), but rental rates would also skyrocket. This would in turn hit investment losses harder. Especially if our housing market continues to wind down.

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Let’s take a closer look at what exactly negative gearing is.

Negative gearing is a strategy for real estate investors to offset their losses from rental properties. They can then claim these losses against their taxable income.

It’s a form of financial leverage which provides tax incentives for investors to purchase properties that are running at a loss.

For example, let’s say you wanted to purchase a $650,000 property and rent it out for $450 a week. The interest payments on the mortgage might exceed the rental revenue you receive from the property.

So, If on your investment, you are paying $25,000 in interest, and only earning $23,430 from rental income. You are eligible to offset that $1,570 loss against your income.

Without negative gearing, you would need to rely only on the capital appreciation of that property to come out ahead.

If that property is worth $675,000 a year from now, you would be able to offset any losses from the rental income over the long term.

The fear is that by scrapping negative gearing several things might happen. Housing prices would not only struggle to appreciate due to lower demand (and may even fall), but rental rates would also skyrocket. This would in turn hit investment losses harder. Especially if our housing market continues to wind down.

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Why is Negative Gearing so Controversial?

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The issue that we are faced with currently is that for many investors, negative gearing is their go to property investment strategy.

Rather than focusing on positive cash flow and creating  a liability free portfolio, investors instead want to minimize the tax they pay while relying on property prices to continue appreciating.

This can be a problem for investors if they are consistently running at a loss and covering the property expenses out of their own pocket.

As we all know, life can be unpredictable.

Let’s say you run into a situation like a family or medical emergency. Or what happens if you lose your job?

You can very quickly find yourself in a position of not being able to meet your debt obligations.

This may force you to sell your property, and potentially at a loss.

Any potential gains from the tax offset or appreciation could disappear.

Sounds stressful, right?

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What are some alternative property investment strategies?

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It is important to remember that negative gearing is just one of many property investment strategies.

Negative gearing is popular because it is a long term, passive strategy that can help reduce the amount of tax you pay.

Though… you are basically only relying on your property to appreciate in value, in order to realise a gain- provided you can hang onto it for long enough.

It is only really attractive for people who have enough disposal income and can afford to leverage the strategy and take a loss each month.

You might feel as though you are one of the unlucky few who doesn’t have the income to support a negatively geared property…

… Yet, you would still like to get into the world of real estate investment…

… but it is so hard to know how to take the next step..

Well…

You’re in luck.

You don’t need to wait for an answer on whether negative gearing rules will change…

There is a wide range of alternatives that are well suited for investors of all walks of life.

In fact, there are strategies available that enable you to build momentum and allow you to invest in property after property. Repeatedly.

Strategies that mean you don’t need continue funneling money into a risky future.

You don’t need to cross your fingers that your property will appreciate after 7 to 10 years.

Forget that!

You want (read: Need) to get started today.

I want to describe to you some of the key elements to create your own property investment strategy that doesn’t rely on luck…

… or who’s calling the shots in government

… or even a growing property market (although that always helps!).

Best of all, you can use this strategy to rapidly climb the property investment ladder.

Not to mention much faster than if you were to buy negatively geared house only to sit on it until you retire.

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Positively Geared Property

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Let’s first talk about antithesis of negative gearing — the positively geared property.

These are generally high yielding properties that present you with positive cashflow. That is money in your pocket, week after week.

This sounds like an ideal scenario, so why wouldn’t everyone want to purchase a high yield, positive cashflow property?

Well, to understand that, you need to investigate how we calculate yield.

Yield is the percentage of rental income per annum as a percentage of the purchase price of the property.

It is very simple to calculate – simply take the weekly rental income, multiply it by 52 weeks in the year and then divide that by the purchase price.

This will give you the gross yield.

One reason that positive cashflow properties aren’t always popular is that they are often in areas where there is cheap housing.

Often where growth rates are low.

Your property might be generating week on week cash returns….

…but a negatively geared property close to the CBD, might have capital appreciation of over $50,000.

Which is likely to be significantly higher than your rental return!

This is before you then consider the additional expenses of an investment property. After you consider the acquisition costs, repayments, property management, maintenance, insurance as well as rates and services.

Thanks to the power of compound growth, negatively geared properties can appear to be more lucrative in the long term.

The main point here though, is having a property which can “service itself” mean that’s you likely won’t have to sell, even if your life situation changes.

Further to that, you will increase your serviceable income, and therefore be able to borrow money for further investment.

Positive Cashflow is a very important piece of the property puzzle.

Yet searching for cash flowing and high yielding properties alone is not ideal for creating a leverageable investment strategy.

— There is more to the formula than this.

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High Growth Areas for Property Investment

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Whether you are seeking a negatively or positively geared property, understand this:

Cashflow and tax breaks alone are not going to build the wealth you desire.

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Property investment is a game of momentum and capital appreciation. The force behind that momentum is the magic of compounding growth.

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We mentioned in the last section that many high yielding properties are in areas that experience low rates of capital growth.

This is often because rental rates are higher in these areas when compared with the purchase price of properties.

Often in new estates, where land is cheaper and many new homes are on offer for both renters and owners, growth can be several years away. This can create an artificial yield, I say artificial, because if there is not enough growth, vacancy rates can suffer, and you could find yourself in trouble.

However, this not a concrete rule, there are exceptions. There are areas where growth is about to take off.

How do we know this?

There are several macroeconomic drivers that offer indications about the performance of an area over the next few years.

As a quick example, consider a suburb that has been relatively quiet for several years…

…The shops might be a little run down,

… there aren’t many jobs

… housing is cheap

… there isn’t much investment in the area.

News emerges that the shopping center is undergoing a massive redevelopment to the tune of several million dollars.

New companies begin moving in.

The anticipation of higher numbers of visitors to the center leads to more investment into infrastructure.

This then brings more jobs to the area.

This is your opportunity.

When these signs start to emerge, it is a good indication that the housing market will become more active. More people will move into the area.

Those houses that were selling for $350,000 might sell for $400,000 – $450,000 a year or two later once the shopping center has finished its redevelopment.

Those yields of 5% on a $350,000 home might jump to 7% as rents increase from $330 a week to $380 a week with the demand.

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Adding Value to Your Investment Property

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What if you purchased in a suburb that you had predicted would grow, but after a few years you find that not much has changed. Growth has slowed down, and you find yourself unsure of where to go next.

You are looking to build a significant property portfolio over the course of several years. This can seriously derail your momentum.

This shouldn’t stop you in tracks. There are ways to manufacture your own capital growth!

Most strategies that focus on adding value to an investment property focus on renovation. While this is a great way to unlock equity, it isn’t the only way.

Consider what makes certain properties extra valuable compared with surrounding similar properties.

A great example is large block of land, capable of subdivision.

This opens many new opportunities to create instant value. Whether you want to subdivide and sell or even build another dwelling to drive that yield even higher.

If the land isn’t quite large enough for subdivision, a granny flat is another great way to add massive additional value and cashflow.

Even the style of the house could present unique investment opportunities.

Having multiple rooms in an area that is popular with students could allow you to convert the property to student housing.

Another opportunity could be converting an existing house into a boarding house.

You can do this by reconfiguring the floor plan, presenting significant cashflow and value add advantages.

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Where to go from here

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If this all sounds overwhelming, stressful, and like a massive headache… …take a deep breath and relax.

Most of what you have heard about property in the media revolves around negative gearing. This can take you years before you even see any real growth — and that is only IF the incentive isn’t scrapped.

There are other strategies out there that are well worth researching into. They key is finding what works for you, or even better, combining strategies to supercharge your place on the property ladder.

Knowing that there had to be a smarter and safer way for investing in property, we created our High Performance Property strategy.

This combines these fundamental principles into an easy to follow formula.

From the research phase to the step by steps of adding to your property portfolio year after year, we wanted to make it simple and repeatable – for all Australians.

No one should feel left out of the property market.

The fear surrounding the end of negative gearing is only a distraction from the real property strategies that work.

I invite you to learn more by giving us a call and getting started on your high performance property plan.

As you can see, you really can build the wealth you want, without all the risk and fear…

This is your first step towards building the future you want, achieving financial freedom, and creating a legacy for future generations.

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You can download a copy of the High Performance Property guide by clicking here.

But…

If you’re ready to take control of your future NOW…

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What our clients says
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“Thanks to Goose and Gabi, I was able to clearly understand the strategy required to set me on a path to financial freedom. This strategy has become an action plan, and their ability to find the perfect deals to suit my goals is absolutely amazing. I can’t thank them enough!”
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“The knowledge, care, and guidance provided by Gabi and Goose gives us every confidence that we will be able to replace our income in the next 5 years”

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[av_testimonial_single src=” name=’Kerry (51) and Lisa (48)’ subtitle=” link=’http://’ linktext=” av_uid=’av-upw’]
“Analysis Paralysis was stopping us from taking the next steps, even though we both talked about how we never felt we’d get out of the ‘rat race’. Thanks to dashdot, we’re finally on that journey to the life we’ve been dreaming of!”
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“I always thought I knew what I was doing when it came to property investing, but after working with dashdot, I realised I was only ever speculating… These guys have really shown me what it means to invest intelligently, and to make a property work from day one”
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“I’d pretty much resigned to the fact that I would never own a home, let alone an investment property portfolio. Dashdot helped me come up with a strategy that will help me leapfrog into buying multiple properties in only a few years. I feel like my whole future has changed – I couldn’t be more excited!!”
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