Buying an investment property

What you need to know about buying an investment property?

Buying a rental property is a very popular investment in Australia. For many investors, the appeal of owning an investment property is linked to their familiarity with this asset class – most of us either own or rent a house, apartment or villa. Over time, a quality well-located property could generate long-term growth and decent income returns.

Houses and units can be easier to understand as an investment than many other types of investments such as shares and bonds, yet owning an investment property is not a licence to print money. There are risks and costs that budding landlords need to consider.

The costs of having an investment property include property management fees, legal charges, mortgage interest payments and landlord insurance. You may also need to consider whether you could service the costs of owning the investment property if a tenant decides to move on and you’re left with a vacant property.

If you’re not sure you could cope financially, you might need to rethink your investment strategy. Likewise, you need to be aware that real estate prices can take a tumble.

Downsizing to buy an investment property

Downsizing into a smaller property or moving to a more affordable location could be a worthwhile way to help finance your retirement lifestyle.

It can be a valuable strategy for empty nesters, who are finding that maintaining a big and empty family home no longer makes sense financially or from a lifestyle perspective.

By downsizing to a more affordable property such as an apartment or townhouse, you could unlock any significant capital tied up in the family home.

With this extra capital, you may have the financial freedom to invest in either an investment property or another asset class. Before you make a move, be sure to speak to a financial adviser to determine whether a downsizing strategy is right for you.

Changes announced in the 2017/18 Australian Federal Budget

In this year’s Federal Budget, the Government announced a proposal to help older Australians who downsize their family home to invest some of the proceeds into superannuation.

If the Government passes legislation to enable this proposal, from 1 July 2018, if you are aged 65 or over you will be able to make after-tax (non-concessional) contributions into superannuation of up to $300,000 for an individual or up to $600,000 for a couple from the proceeds of selling your principal residence. The usual contribution caps of $100,000 per year will not apply in this situation and it doesn’t matter what your super account balance is (you would usually only be able to make after-tax contributions if your total super balance is less than $1.6 million).

To be eligible for this new measure, you must have owned the principal residence for at least 10 years prior to selling it. This may allow you to unlock the value of your home to boost your retirement income. You should be aware that unlocking these savings may impact your entitlement to Social Security benefits, such as the Age Pension.

Understanding the costs of buying/selling a property

The costs of buying a property include stamp duty for the property transfer and for the registration of your mortgage. Stamp duty is charged by state and territory governments so the amount you will pay depends on the location of the property and its price. To find a stamp duty calculator appropriate to your state, or territory, visit the ASIC Money Smart website.

The Australian Prudential Regulation Authority (APRA) has capped the proportion of loans that major lenders can offer to investors. This has seen some budding landlords pay higher rates of interest for a mortgage compared to owner occupiers as a result of recent interest rate rises by the banks. See the APRA website for more information.

When buying property, you should also factor in (or consider) the cost of pest and building inspections, which will vary depending on the size and location of the property.

Also don’t forget if you can save a deposit worth more than 20% of the value of your property you can generally not be required to paying Lenders Mortgage Insurance (LMI). LMI is generally charged by a lender if your deposit, is less than 20 per cent of the value of the property.

LMI enables lenders such as a bank or a credit union to lend you a larger percentage of the purchase price. The cost of LMI can be included either upfront or in your loan repayments so that it’s spread out over the term of the loan.

If you’re selling your current home and buying an investment, you’ll probably sell through a real estate agent and this means paying the agent a commission on the sale. Agents in your area will have different fees, so be sure to shop around.

There are also legal costs for the transfer of a property from a vendor to a buyer. You’re likely to need the professional services such as a conveyancer to legally transfer ownership of the property you are buying or selling. Your conveyancer will also conduct property and title searches to ensure that the seller is legally entitled to sell the property. There will be some minor charges for completing these searches in addition to the conveyancer’s professional fee.

There may be a range of fees levied by your lender such as application, valuation and settlement fees. Make sure you ask your lender or mortgage broker about these fees.

Once you secure the property, you may also need to take out some landlord insurance. This is insurance that will protect the building and its contents and cover if the tenant defaults on his or her lease obligations.

How much can I borrow?

To estimate what you can borrow to buy an investment property, you could use the Westpac mortgage calculator. Please note that the calculator is not intended to be relied on for the purposes of making a decision in relation to a financial product. You should consider obtaining advice from a financial adviser before making any financial decisions.

Once you know your borrowing power, you'll have a better idea of what your next step will be. You’ll know whether you can afford an apartment or house near the CBD or out in the suburbs.

Next: Four smart strategies for estate planning