Archive for the ‘Budget’ Category

Rate cut fails to improve sentiment

Friday, May 18th, 2012

Consumer sentiment is flat, despite a 50 basis point cut from the Reserve Bank. The Westpac Melbourne Institute Index of Consumer Sentiment increased by 0.8 per cent in May from 94.5 in April.  Westpac’s Chief Economist, Bill Evans, said the results were surprisingly low and fell well below expectations.  Its is a disappointing result. It follows a surprise 0.5 per cent cut in the official cash rate by the Reserve Bank and extensive media coverage that the unemployment rate had fallen from 5.2 per cent to 4.9 per cent.

However, other factors appear to have offset these positives. Firstly there might have been a degree of disappointment amongst households that the standard variable mortgage rate was reduced by an average of 0.37 per cent. The results show that sentiment is two per cent lower now, than when the cash rate was, 100 basis points higher last October at 4.75 per cent.

 
The lower than expected sentiment could give the Reserve Bank reason to cut the cash rate again in the coming months.  Westpac’s current view that the Bank will wait until July before it cuts again but developments overseas along with today’s evidence that the recent cut has had little impact on Confidence could easily see the Bank bring that decision forward to the next Board meeting in June.

Affordable Property Investment

Wednesday, May 16th, 2012

A large bank balance is not a prerequisite for affording an investment property.
There are many options available to help you get a foot in the door including using home equity, tax incentives and tailored investment loans.

Equity
If you already own a property, you can use its equity (‘unrealised value’) to fund your next property purchase. Equity is the difference between your home’s market value and the balance of your mortgage, so when your property increases in value, the amount of equity also increases. Refinancing your mortgage allows you to access this increased equity to use as a deposit on another property purchase.

The property you live in is not the only source of equity – you can use the equity in your business, parents’ home or an investment property. Contact us for help in working out how much equity you may have available and how it can be used as a source of funding.

Negative gearing
Negative gearing lets you invest in an asset of greater value than you could afford using your own money. It occurs when you borrow to invest in an income-producing property, which costs more to own and maintain than the rental income you receive from it. This ‘loss’ can be claimed as a tax deduction, reducing the tax you are required to pay on income earned elsewhere, such as from a salary.

Contact us to find out more about negative gearing and what precautions you should have in place to ensure this investment strategy works for you.

Loan choice
Choose your loan carefully because the way you fund your investment property will impact on the returns you receive. Investment loans differ in their structure and flexibility – while one might be designed to help you reduce your debt more rapidly, another might be designed to help you purchase more investment properties in the future.

There are a range of loan features especially useful for investors such as interest only, interest in advance, mortgage offset, split loan and line of credit.
We can work with you to match your investment goals to the right type of loan from our large panel of lenders.

Property taxes send $30bn to government

Friday, April 20th, 2012

More than $33 billion was added to local and state government coffers over the last year from property related taxes, despite a deterioration in property market conditions. New research from RP Data, property related taxes amassed a healthy 47.3 per cent in tax revenue for state and local governments.  Total property-related tax revenue increased by 4.6 per cent over the year – following a record increase of 14.3 per cent over the 2009-10 financial year.

Despite this, the total value of residential property transactions in 2010-11 fell by 17 per cent compared with the previous financial year. Over the financial year capital city home values fell by 1.4 per cent and transaction volumes for homes were 20 per cent lower than over the previous year.

Considering that since the end of the 2010-11 financial year property values and transaction volumes have continued to fall, I would expect that in order to grow tax revenue state and local governments may be looking to again increase land tax and municipal rates as there is likely to be limited (if any) growth in stamp duty revenue.

Property tax is clearly one of the most important sources of revenue for state and local governments and as a result it is likely that these governments will look to make adjustments to grow revenue. Most notably, we already know that rates have increased over the year and some changes have been made to land tax calculations.

With the soft market conditions over the financial year to date, I expect that state and local governments will begin to look for other ways to compensate the falls in property related taxes. Potentially this means higher rates of stamp duty or charging a greater amount of land tax / municipal rates.

2011 housing down by almost 10pc

Thursday, April 19th, 2012

ABS figures released today confirm a very weak quarter for new housing in December 2011. New residential building work fell by 1.7 per cent in the December 2011 quarter to be down by 7.7 per cent when compared to the year before.  Meanwhile, the value of major alterations and additions work done, which accounts for around 20 per cent of total renovations activity, fell by 2.1 per cent over the quarter. The overall value of work done in total over the 2011 calendar year was down by almost 10 per cent.

Things are just getting worse for both new housing and major alterations and additions activity.  In the December 2011 quarter, seasonally adjusted residential building work done fell for a third consecutive period, declining by 1.8 per cent to an annualised level of $44.5 billion.

The situation is very clear – interest rates are too high, the short term focus on a return to budget surplus badly timed, and housing policy reform

Fix or not?

Wednesday, March 28th, 2012

A drop in fixed rates by a number of banks and lenders has increased the number of borrowers who are fixing their home loans.

If you decide to do the same, make sure you are fixing for all the right reasons not just the lure of a cheap rate. Be fully informed of the implications of locking into a fixed rate as you don’t want to later regret your decision if variable rates drop.
Your financial situation and personal preferences should always be the guiding factors in whether to choose a fixed or variable home loan. Both loan types have their pros and cons so talk to us for the best advice about what product suits your budget and lifestyle.

The insurance of fixing
Choosing a fixed loan is similar to buying an insurance policy; it gives you certainty over a period of time. In the current climate of global economic upheaval, a fixed rate can be a good option if you are on a tight budget because it allows you to know exactly how much each repayment will be.

On the downside, many fixed loans charge for extra repayments and early payout (break fees). Seek advice before you sign the contract on how the break fees are calculated in case you have to sell or refinance within the set term. The more rates fall, the higher the break cost because the re-financer has to compensate themselves for the loss of re-lending the money at a lower rate.

The ups and downs of variables
Variable loans have more features and greater flexibility than fixed loans but as the rate fluctuates according to various market conditions they can be risky if you’ve overcapitalised on your loan.

If your variable rate falls, you may be making lower repayments than if you had fixed your rate but if the variable rate rises, your monthly repayments increase. When choosing a variable it’s important to plan for the possibility of rate rises and be able to adjust your budget accordingly.

Other options
Split rate and capped loans are hybrids between fixed and variable loans.

Split rate loans allow you to divide your loan between fixed and variable interest rates, which gives you a foot in both camps.
Capped loans are often offered as honeymoon or introductory loans and under this type of loan the interest rate is fixed for the capped period. During this period, the interest rate cannot go higher but it may go lower if the lender’s standard variable interest rate falls below the capped rate.

Investors advised to buy now

Wednesday, February 29th, 2012

Australians that are happy to put their money into property for the long term, are being advised to buy now. Housing Industry Association says investors with adequate savings would do well to invest in property as it is a real “buyer’s market” at the moment. Now is definitely a good time to get into the market. There is a lot of competition between vendors at the moment, which is putting the bargaining power firmly in the hands of the buyer. On top of that, the interest rate environment is very kind, thanks to the 50 basis point rate reduction we saw at the end of last year.

If you have the funds to make a financially responsible decision to buy property, then now is definitely a good time to buy.  Of course any investors entering the property market should bide their time before selling. We are not seeing the yields we saw 10 years ago. In many instances, this makes the buying environment even better.  If you want to see a good  return on your investment, you have to be in it for the long haul.

Interest Rates to Fall

Friday, February 24th, 2012

I believe the RBA now looks set to stay on hold for a few months.  I think there are another two rate cuts still to come but May and July now look to be the most likely timing.  Will the consumer see these rate cuts in full? I very much doubt it as the big four hold the market share they will dictate the terms to suit their shareholders.

ANZ Ignore RBA & Increase Rate

Friday, February 10th, 2012

ANZ today announced it will increase interest rates for variable rate mortgages and small business lending by 0.06%pa.

This is the first time the bank has moved to increase its rates independently of the RBA’s cash rate since it announced its split with the central bank’s pricing in December last year.

According to a statement from the bank, the decision follows ANZ’s monthly interest rate review which considered:

  • the intense pressure on retail and business margins in recent months being sustained following:
  • increased competition among banks for consumer and business deposits that has provided higher relative returns to ANZ’s 2.9 million deposit customers;
  • higher costs paid by ANZ for $8 billion in long-term wholesale funding raised since October 2011 as a result of the economic and financial crisis in Europe which has made money more expensive for all banks to borrow.
  • the stable monetary policy setting announced this week by the Reserve Bank of Australia following successive reductions in the cash rate in late 2011.
  • the competitive environment, the impact of higher rates on customers and on loan growth, and also the need to act in a considered way with growing pockets of weakness in the Australian economy.

Effective 17 February 2012, ANZ’s new standard variable mortgage rate will be 7.36%pa (7.46%pa comparison rate). New small business rates are effective from 17 February.

ANZ will also cut its three year fixed rate mortgage by 0.15% to 5.99%pa as part of its Breakfree banking package.

ANZ say this month they faced a serious dilemma in their review, balancing the rising cost of bank funding including deposit customers’ interests in receiving highly competitive rates, and the expectation of borrowers that we keep lending rates as low as possible.

In December and January the bank says it absorbed the additional funding costs in the hope that funding pressures would ease and that no change in lending rates would be necessary.

ANZ are still beating the drum that  margins in retail and business banking have now been squeezed for a number of months and they have taken the difficult decision to pass on part of the higher costs to customers.

The new monthly interest rate review process recognises that the Reserve Bank’s cash rate alone is not an accurate reflection of bank funding costs, particularly since the global financial crisis which has left all banks with the task of raising funds in volatile global markets and through stronger competition for deposits.

This change comes with a duty to explain to customers what drives the decisions and provide greater transparency about funding costs.

ANZ want to assure customers that they are committed to providing competitive products and we hope there will be an opportunity to lower rates in the coming months as greater confidence returns to global funding markets.

There has been much debate on banks in recent days,  ANZ will no doubt leave some customers frustrated and even angry.

Why they couldn’t just reduce the massive discounts on offer is a mystery. Clearly the profit is higher using this method. if you are a borrower it is a sad day if you are a shareholder things are looking up.

Renovate to Sell

Monday, January 30th, 2012

Renovation is one of the ways you can differentiate your home to attract buyers in a slow market, but you need to do your homework to ensure that renovating before you sell is worth the time, effort and money.

Renovation, whether major or minor, is no guarantee that you’ll be able to ask more money for your home. It’s important to know what to renovate so that your home appeals to a large number of buyers, and that the renovations won’t cost you more than what they’re worth to the value of the home.

Is it feasible?

Knowing how much you should spend is all about research. A good starting point is to estimate how much your home is worth now versus what it could be worth when renovated.  Look at other properties that are already renovated and are similar in terms of building style, number of bedrooms and block of land – this will give you an estimated sale price.

Take your estimated sale price and subtract your expenses and expected profit in order to work out your renovation budget.  Get some quotes on the kind of work you are thinking of having done and make a decision about whether you can do a decent renovation job for this amount.

Overspending on a renovation will eat straight into your potential profit so it’s important to be clear about how much the work will cost and whether it will be more or less than the value gain.

Will it appeal to buyers?

Focus on renovations that appeal to the majority of buyers such as work done to the kitchen and bathroom. Renovating to sell is a business decision so opt for a neutral look that will appeal to more people rather than making choices based on personal preference. Visit display homes, look at magazines and talk to real estate agents to get a sense of what the current ‘look’ is in home presentation.

The more labour you undertake yourself, the less risk there is of overcapitalising, so be prepared to get your hands dirty with jobs you can do yourself.

Renovate to highlight your home’s best features, focusing on appearance rather than function. If you have a choice between replacing the hot water heater or re-painting the house, for example, it’s the new paint not the water heater that will impress the

House versus Apartment

Wednesday, December 21st, 2011

Does a house make a better investment than an apartment? It’s a common question but like the ‘old versus new’ debate, the answer depends on who you speak to!

Houses are often perceived as slightly ahead on price growth than apartments; however, a recent RP Data Property Pulse report states that apartment values are increasing. Over the past five years (July 2006-July 2011) apartment values for combined capital cities have climbed 6.0 per cent, up 1.2 per cent on housing values during the same period.

So where does that leave you? Well, it’s important to remember that regardless of whether you buy a house or apartment, your ultimate goal is to find a property that will deliver the best return on your investment in the long term. Factors like how much you can afford and what you want to achieve from your investment should drive your decision-making.

Here are some issues to think about that may help clarify which type of property best suits your investment goals:

  • Rental demand: do your research about what type of dwelling will be popular in what area. An investment apartment near a university, for example, can allow you to tap into the demand for accommodation by overseas students.
  • Affordability: apartments are cheaper to buy, making them a good option if you are a first-time investor and want to break into an up-and-coming market you couldn’t otherwise afford.
  • Fees: in addition to the usual landlord costs like council and water rates, you will have to pay strata or body corporate fees if you own an apartment. The more facilities on offer – such as pools, gyms or lifts – the higher the strata levy.
  • Maintenance: houses generally require more maintenance than apartments but the upside is you can decide when to spend money on repairs. With an apartment, you are locked into a strata levy but at least much of the maintenance is taken care of by the body corporate.
  • Capital growth: knowing the median prices and sales history of properties in the area you are considering buying into will give you a more accurate idea of whether a house or apartment will attract more capital growth.