A Proactive Approach to Greater Profits in Property Investment
In order to clarify the benefits of the proactive approach, first we need to glance back a little and lay a foundation.
Since 1991 investors have flocked to invest into the new wave of city apartments. The attraction was very compelling at the time for numerous reasons. The market place for accommodation requirements was showing signs of change. There were new markets emerging that never existed to any degree before, such as the female market, the short-term business accommodation market which became the serviced apartment industry and the Asian education/student accommodation market.
Downsizing middle aged couples along with an increasing percentage of single occupancy dwellings played its part. Also contributing were more families owning two properties, with wealth came the opportunity to own a beach house or acreage property plus an inner-city apartment. Further to this was an eager state Government keen to keep jobs happening in a very fragile economy, ensured a planning system that produced permits quickly. All these factors added weight to the attraction of apartment investment.
Prompt planning approvals improved affordability as it reduced holding costs for the developer, whereas today this adds thousands of dollars for no benefit to the cost of a dwelling. Adding further weight to this move was improved taxation benefits due to significant depreciation allowances and the growing awareness of the cash flow advantages of taxation variations, plus stamp duty savings for buying off the plan and the opportunity to buy property in a personal super fund whilst achieving negative gearing status for funds borrowed.
However, it is significantly different today in 2019 than it was in 1990, for example, in Melbourne CBD and the city fringe there were less than 3000 apartments compared to over 85,000 today. City land was at historic lows and building costs were highly competitive due to the crash of the commercial property boom. Docklands and South Bank did not exist.
All this has changed, today you have land values at high levels, and building costs at historic highs.
So, with such significant change and such different conditions, what is the answer to maximise your Property Investment return over the next two decades.
In the first place we know there is a shortage of housing, in fact to the tune of approaching 300,000 houses Australia wide. This is caused by various factors, one which is often over looked is our rapidly slowing death count. This results in less deceased estates and therefore less property sales from this sector. Another reason is the government's taxation loadings which reduce viability of many otherwise viable sites. A major culprit in reducing housing is our expensive and inefficient planning and permit approval system.
This is further compounded by long term population growth which has slowed but is still growing at around 1.7% per annum and on all accounts is sustainable well into the future. The rest of Asia has decided they want to live in Australia and Australians have willing handed over the ownership of the lucky country. One day soon they will wake up and discover they are living in someone else's culture.
However, with a weak government and a she'll be right attitude of the citizens, be sure nothing will change, in fact watch the immigration rates further spiral to a day when we have a Melbourne population in excess of 7 million people and a new culture along with it. If you consider this forecast has potential then also consider what this will do to property values in well located areas with good access to work, transportation, quality education and entertainment.
STEP ONE
Step one in our proactive approach to greater profits in property investment discussion is to plan your investment strategy to benefit from this event as it will happen. The key here is not to get side tracked by market swings or media hype proclaiming the next so-called hot spot, which seems to appear at least once a month in yet again a new location, simply stay focused on the big picture.
STEP TWO
Step two for a safe and sure profit in property investment in the long haul is simply to hold on to your well-chosen assets.
STEP THREE
Step three and a most important step is to set yourself up so you can hold on to your property assets.
Time honoured but has the time run out.
The two most considered options are; 1. Buy property in a great location sit on it and wait for the market over time to produce a profit. Whilst this strategy has good history the environment has changed considerably as demonstrated above, not suggesting over time this strategy won't deliver as a result of population growth and continued supply and demand issues, it will, but this strategy is costly due to your holding costs. 2. Buy property in a great location with future potential to get a higher rental percentage to investment along the journey and potentially a similar capital growth rate.
Time to dig a little Deeper
Both strategies are in some ways flawed, the first one requires a substantial investment with a low return, this strains cash flow and therefore reduces other investment opportunity. The second can be a long time in the making and you need to be assured the potential location is heading in the direction you intended for capital growth. Don't be fooled just because an area is growing this does not mean more capital growth in the short term, in fact it can be quite the opposite.
There is a better way.
There is a better solution to both option’s, and this is the property development and hold option. This option provides the opportunity not only for capital growth but greater leverage on capital growth. Also, a far better cash flow position due to higher depreciation, taxation allowances, plus the big one, GST as you do not pay GST on the sales price if you hold the asset for five years.
You will benefit from higher rental incomes from the investment you have made, as your return comes from the value of the asset not the cost to develop the asset. For example, you buy the land and build two townhouses with combined total cost of $1,000,000 to complete the project; however, the market value for these completed townhouses comes in at $625,000 each, therefore the gross asset value is $1,250,000.
So, if we assumed you borrowed 80% of the total land acquisition and development cost which totalled $1,000.000 you would borrow $800,000. If we assume a rental income return of 4.5% on the $1,250,000 this would produce a gross income of $56,250 per year. On the $800,000 borrowings at say a 7.5% interest rate, the annual interest bill would be $60,000 per year.
After deducting taxation allowances via deprecation and negative gearing and adding the costs of rental management your new townhouse investment is in fact cash flow positive. In this example if you were on the top marginal tax rate one could be cash flow positive to the tune of between eight and ten thousand dollars per annum after rental management and maintenance costs depending on the quality of fit out, as this generates the level of claimable depreciation allowances.
This is a much safer way to hold quality income producing property, as not only do you build equity immediately, you also save on stamp duty and GST which combined amounts to around 14% of a new property acquisition. For example, had you bought a newly completed townhouse from a developer, you would pay 14% in taxes, plus the developers profit margin so you are well behind the eight ball before you even start.
There are better ways to structure your property investment arrangements, which need to be properly explored. Yes, there is potentially more work if you undertake this development and hold option on your own, but you will be well rewarded for your effort, and if you buy a property well that has such value adding potential then you reduce risk should there be an untimely property down turn.
Obviously, property development is not for everyone as it takes considerable time and knowledge, but the figures and the benefits as indicated above are attractive and achievable. If this strategy is of interest, this is what Mollard Property Investment Consultants provide to their clients, a better way to buy, invest and develop a sound property portfolio.
This article is aimed at providing a more proactive option in property investment. It considers where we are at today in the market and how to progress in different market conditions than what inspired the last twenty years of capital growth.
This article was written by Phillip Mollard Director of Mollard Property investment Consultants P/L http://www.mollard.com.au Phillip is also author of God Man and Money.
If property development is an area you would like to explore we invite you to spend a little time looking through our informative website http://www.mollard.com.au
If you would like to learn how to get started in developing your own property investment portfolio or how to maximise your property investment returns through redirecting current taxation, then we will look forward to getting to know you
Best Regards
Phillip Mollard
www.mollard.com.au Best Regards
Phillip Mollard
