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Investment special – how to minimise Capital Gains Tax

by ShelMarkblog In Uncategorized

19 June 2018

It’s almost tax time. If you own an investment property and are thinking about selling, you will no doubt want to know the best ways to avoid or at least minimise Capital Gains Tax.

Leading property investment expert, Michael Yardney spoke with tax expert, Ken Raiss who shared a few strategies to consider.

Before we discuss how to avoid or minimise your Capital Gains Tax (CGT), let’s take a step back and outline how CGT is calculated.

If you own an investment property and decide to sell it, Capital Gains Tax is calculated based on the net sale price of the property minus your expenses. This gain is added to your income for the financial year (as well as the income of any other title holder) and the final figure is used to calculate the applicable tax.

What expenses can you include as deductions?

The list of allowable expenses is long. They include (but are not limited to) the following:

  • Incidental costs like stamp duty, legal fees, some bank fees, buyers agent fees, advertising and marketing fees, and some travel expenses
  • Ownership costs like property searches and inspection fees
  • Improvement costs, including kitchen and bathroom renovations, flooring or essentially any improvements you have made on the property
  • Title costs – legal fees

When selling, the costs associated with the sale, such as agent’s fees, styling, repainting etc. are used to reduce the gross selling price.

If you have owned the investment property for over 12 months, the capital gain can be reduced by 50%. However you would have to add back the benefit of any depreciation claimed during the ownership period.

You only pay Capital Gains Tax if you have made a profit

At the end of the day, if you have to pay CGT it means you have made a profit on the sale of your investment property, which is the goal of owning the property in the first place.

Some investors make a capital loss and therefore pay no CGT, but this is not something you would aspire to. If you do make a capital loss, the good news is that you can carry the loss forward to offset any future capital gains you make.

Click here to watch a five and a half minute video interview between Michael Yardney and Ken Raiss as they discuss this important topic in more depth. A must watch if you own an investment property or are thinking about investing.

It is important to note that this information is general in nature and intended for educational purposes only. Always seek independent advice before making any financial decisions about your own investments and taxes.


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What will homebuyers want in 5 years?

by ShelMarkblog In Uncategorized

11 June 2018

If you are planning to build or renovate your home, it pays to understand what homebuyers of the future will be looking for. Why? Because, while you build and renovate for lifestyle factors today, the astute homeowner knows that you should also consider future resale potential, especially when you consider that most people today move every few years.

So how can you make sure your home still has the same appeal for whoever buys it in around five years time when you’re ready to move on?

Here are the some of the things you might want to consider in order to future-proof your build or renovation project:

1. Give your home a lift (literally) if you build over multiple levels. The reason behind this thinking is that experts believe we need to take Australia’s aging population into consideration. For properties spanning two or more levels, you should consider installing a lift, or you’ll automatically alienate ‘downsizers’ from your potential future market.

2. Focus on quality. If you follow the residential property market, you may have noticed that some apartments that sold off the plan a few years ago are now selling for less than they did brand new. In many cases, this is not just related to a downturn in the property market. Rather, it is due to the fact that many were not built to a high quality standard and therefore suffer the strains of wear and tear more quickly than quality built projects do. When looking for a builder, do your research and speak to former clients of theirs if you can.

3. Automation and connectivity. It’s only a matter of time before most homes will feature some form of electronic automation. Many buyers will, at a minimum, expect automated security and a number will want all security features to be connected wirelessly. If you can factor things like this into your new build or renovation now, it will save you doing so down the track.

4. Go for a timeless classic look. If you go for the latest trends in your design and an ultra modern look, you run the risk of it dating quickly. The best advice is to keep things classically modern and timeless without going over the top and running the risk that future buyers will either love it or hate it.

5. Focus on alfresco living. More and more, buyers are telling builders and real estate agents that an alfresco area is a must. Pay close attention to this important ‘room’ in the house.


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6 things to consider when buying a home in your twenty’s

by ShelMarkblog In Uncategorized

01 June 2018

Are you in your twenty’s? If so, home ownership may either be the furthest thing from your mind (perhaps because of a perception that it is unattainable) or it may be a goal on which you are intensely focused.

Perhaps you are a parent with adult children living at home and wondering how an earth your kids will ever be able to afford the ‘Great Australian Dream’ the way you could at their age.

Is there a ‘right time’ to buy your first home? The answer is no. In fact owning a home during this early stage of life can be a burden if you’re not ready.

Here are 6 things to consider if you’re thinking about buying a home in your twenty’s.

  1. Get comfortable with making sacrifices– Saving for a deposit or paying off a mortgage takes sacrifices. These sacrifices may include things like swapping a bought lunch during the working week to BYO lunch from home, getting creative with your wardrobe and entertaining friends at home rather than going out.
  2. Don’t be afraid of having a debt– Given that the median price of a house in Perth currently stands at around $517,000 ($410,000 for a unit) most young people need a substantial mortgage for their first home. Remember, no lending institution will approve a loan for you if they feel you can’t afford to pay it off. That said, the number can still look daunting when you are not used to having a debt any higher than perhaps a loan to pay off a car. Remember, you have around 30 years to pay it off. Keep reminding yourself of the long-term benefits of owning property.
  3. Welcome DIY projects– You will find that owning your own home will make you want to improve the space you’re in. Given most won’t be able to afford to have refurbishments done for them by a professional, it’s time to roll up the sleeves, get out the paint charts and get ready to do it yourself. The rewards of your efforts will be worth it.
  4. Stay on top of what the market is doing– Sign up to newsletters and blogs written by professionals (like the one you’re reading right now), research the market, say yes to receiving market updates. The more you know, the better the decisions you will be able to make in relation to building your wealth through property.
  5. Stay on top of bill payments– If you live independently before you buy your first home, you will be familiar with bills rolling in. But for those who buy their first home after living with mum and dad, receiving bills will be unfamiliar territory. Get used to it! And stay on top of your bill payments. One way to do this is to set yourself up for electronic payments.
  6. Regularly remind yourself of the massive achievement you have made– It can be hard to stay mentally focused and enthusiastic when your friends are still partying and you’ve got bills and a mortgage to pay. Keep reminding yourself of the incredible achievement you have made in owning your own home and take it day by day. Don’t be overwhelmed by the idea of a thirty-year commitment.

 


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