Investment property loans

To minimize capital gains tax when selling investment property in Australia, consider strategies such as living in the property as your main residence for a period, using the 6-year rule for temporary absences, timing the sale to spread the capital gain over multiple financial years, or offsetting the gain with capital losses. Consult with a tax professional to determine the best approach for your situation. Keep records of all expenses related to the property to maximise deductions. Consider selling in a year when your income is lower to potentially reduce the tax impact.

The amount you can borrow for an investment property depends on factors such as your income, expenses, existing debts, credit score, and the lender's policies. Lenders typically allow borrowing up to 80% of the property value without requiring lenders mortgage insurance. Some lenders may offer up to 95% with LMI. Your borrowing capacity is calculated based on your ability to service the loan. Provide evidence of rental income to potentially increase your borrowing power. Speak with us at Attain Loans to get a precise estimate based on your financial situation.

To buy an investment property, start by researching the market and identifying areas with growth potential. Set a budget and get pre-approval for a loan. Consider factors like rental yield, capital growth, and property condition. Engage a real estate agent to help find suitable properties. Conduct thorough inspections and due diligence. Make an offer and negotiate the price. Once accepted, complete the legal process with a conveyancer. Arrange building and pest inspections. Finalize your loan and insurance. Settle the property and consider engaging a property manager. Understand tax implications and keep records for deductions. Talk to us at Attain loans for help with buying an investment property.

For an investment property in Australia, a deposit of 20% of the property value is typically required to avoid Lenders Mortgage Insurance (LMI). This means for a $500,000 property, you'd need a $100,000 deposit. Some lenders may accept a lower deposit, around 10-15%, but this will incur LMI. For lower risk borrowers, lenders might offer loans with as little as 5% deposit, but this is less common for investment properties. Consider additional costs like stamp duty, legal fees, and inspections when calculating your total upfront costs. A larger deposit can result in better loan terms and interest rates.

To buy an investment property using your superannuation, you need to set up a Self-Managed Super Fund (SMSF). The amount of super required depends on the property value and your borrowing needs. Generally, you'll need at least 30-40% of the property value in your SMSF to cover the deposit and associated costs. For a $500,000 property, you might need $150,000-$200,000 in your SMSF. This includes the deposit, stamp duty, legal fees, and a cash buffer. The SMSF must have sufficient ongoing contributions to service the loan. Talk to us at Attain Loans to ensure your super balance is adequate and this strategy aligns with your retirement goals.

To fully avoid capital gains tax on an investment property in Australia, you need to make it your primary residence for the entire period of ownership. However, you can get a partial exemption by living in the property for a portion of the ownership period. The tax-free amount is generally proportional to the time it was your main residence. The '6-month rule' allows you to treat a property as your main residence for up to 6 months after moving out, provided you don't claim any other property as your main residence. The '6-year rule' lets you continue to treat the property as your main residence for up to 6 years if you move out and rent it. At Attain Loans we can advise on your specific situation.

To use equity to buy an investment property, first determine your usable equity by subtracting your current mortgage balance from 80% of your home's value. For example, if your home is worth $500,000, 80% is $400,000. If your mortgage balance is $300,000, your usable equity is $100,000. Apply for a loan using this equity as security. Lenders may allow you to borrow up to 80% of the new property's value, using your equity as the deposit. Ensure you can service both loans. Consider cash flow from the investment property when assessing affordability. Speak with a mortgage broker or lender to structure the loans effectively. Be aware that using equity increases your overall debt and risk.

To buy investment property with super, establish a Self-Managed Super Fund (SMSF). Ensure your SMSF has sufficient funds for a deposit, typically 30-40% of the property value. The SMSF can borrow the remaining amount through a limited recourse borrowing arrangement (LRBA). Choose a property that complies with superannuation rules - it must be for investment purposes only and can't be lived in by you or related parties. Set up a bare trust to hold the property. Arrange for your SMSF to make loan repayments. Ensure ongoing super contributions can cover loan repayments and property expenses. Talk to us at Attain Loans about the complex rules and determine if this strategy suits your circumstances.

When looking for an investment property, consider location factors such as proximity to amenities, public transport, schools, and employment hubs. Assess the area's historical capital growth and rental yield. Evaluate the property's condition and potential for value-adding renovations. Research local vacancy rates and tenant demographics. Consider the property type and its appeal to your target rental market. Look at the land-to-asset ratio, as land typically appreciates while buildings depreciate. Investigate local council zoning and future development plans. Calculate all costs including purchase price, stamp duty, maintenance, and management fees. Consider the property's income potential versus expenses to ensure positive cash flow. Seek properties with features that appeal to a wide range of tenants to minimize vacancy periods.

On an investment property, you can claim expenses such as mortgage interest, property management fees, repairs and maintenance, council rates, land tax, water bills, building insurance, and depreciation on the building and fixtures. Travel expenses for property inspections are no longer claimable. You can claim costs of advertising for tenants and lease preparation. Cleaning, gardening, and pest control expenses are deductible. Body corporate fees for strata-titled properties are claimable. Capital works deductions for structural improvements can be claimed. Some expenses must be claimed over several years rather than immediately. Keep detailed records and receipts for all expenses. Consider engaging a quantity surveyor for a depreciation schedule. At Attain Loans we can ensure you're claiming all eligible deductions and complying with tax laws.

To calculate depreciation on an investment property, divide it into two categories: capital works (the building's structure) and plant and equipment (removable assets). For capital works, calculate 2.5% of the construction cost per year for 40 years. For plant and equipment, use the ATO's effective life tables to determine the depreciation rate for each item. Alternatively, use the diminishing value method for faster depreciation in early years. For properties built before September 1987, you can only claim depreciation on plant and equipment. Properties built after this date allow for both capital works and plant and equipment depreciation. Consider engaging a quantity surveyor to prepare a comprehensive depreciation schedule. This report itemizes all depreciable assets and calculates annual deductions. Use this schedule when preparing your tax return. Be aware that for properties purchased after May 9, 2017, you can only claim depreciation on new plant and equipment items you purchase yourself.