CHOICES CHOICES Q&A SPRING/SUMMER 2011 ISSUE SPRING/SUMMER 2011 ISSUE MORTGAGE CHOICE NEWS REVIEWProperty Market Outlook Source: RP Data MORTGAGE CHOICE NEWS REVIEW OFFSET ACCOUNTS Q: What is an offset account? off the cards. Low retail spending, falling home Looking ahead, Australia’s housing values, weak credit growth, high rates of markets are likely to remain fairly flat A: Many lenders offer a 100% offset household saving together with a downwardly with regards to capital gains over the account as a feature with standard revised forecast for Australian economic coming year. Recent falls in property variable home loans. Regular repayments are made to the loan growth are leading some to speculate that values together with an increase in as required, however the borrower interest rates may start to fall once again. selling times and vendor discounting has a separate transaction account If the financial markets are anything to go suggest that market conditions at this with the same financial institution. by, rates are set to fall by close to 125 basis point are unlikely to improve significantly. The borrower deposits their income points by April next year. into the transaction account and uses it for day-to-day expenses.The RP Data-Rismark Home Value Melbourne Housing Market Key Statistics Any money in this account is then offset against the amount owingIndex results for July showed that on the home loan and interest ishome values across the combined June 2011 statistics Houses Units calculated on the loan balance lesscapital cities fell by -1.5% over the three Median sale price $500,000 $428,944 funds held in the offset account.months to July. The month-to-monthIndex results show an increase in value Change in median sale price (12 months) 7.5% 5.1% Negotiate your way to a bargaindeclines with a fall of -0.6% in July Change in median sale price (3 years) 28.2% 20.8% When you’re on the hunt for a property, it’s tempting to rush in when you find one NEWS FROMcompared to a downwardly revised fall Change in median sale price (5 years) 50.8% 46.6% you’re interested in. However some good negotiation skills could go a long way Your Mortgage Choice Teamof -0.4% in June and -0.4% in May. in helping you snare a property bargain. Median asking rent $360 $350 Mortgage Choice has demonstratedOver the year to July 2011, capital city Research its continued resilience in an everhome values fell by -2.9%. Source: RP Data Suburb Scorecard Report (June 2011). All figures are current and based on data available at the time the Research the prices being achieved in the suburb of the property you’re considering. This changing market, as we were report is published. Figures are indicative only and subject to revision. will give you an idea of market values and what you should expect to pay. Websites likeThe slowdown in market conditions was recognised by two of the industry’sbrought about by a number of factors, with Home Price Guide (www.homepriceguide.com.au) and RP Data (www.myrp.com.au) biggest awards in 2011.the most significant dampener being higher offer details of recent sales at no charge.interest rates. The Reserve Bank of Australia Fish around for information The first accolade was ranking numberembarked on an interest rate tightening cycle YOUR CHANCE TO WIN Some of the best bargains are available on properties listed for some time. Quiz the selling one on The Adviser magazine’sin October 2009, lifting rates by 175 basis agent about how long the home has been listed - and why it hasn’t sold. The longer a Top 25 Brokerages list for the third consecutive year. The second was A $5000 HOLIDAY!points between October 2009 and November property lingers, the better the odds of securing a discounted price.2010. National transaction volumes started being awarded Major Brokerage of the Small talk can reveal plenty. Listen to the agent for hints on whether the vendor hasfalling after the first rate hike, and as at June Year - Franchise at the inaugural 2011 purchased elsewhere, is moving due to a job transfer or is experiencing a divorce. Australian Broking Awards.2011 the number of home sales were running These all provide scope to negotiate. Try to get a feel from the agent if the property hasabout 17% below the five year average. generated much interest among other buyers. We are thrilled to have won these twoAdditionally, the general wind down in the Check the property thoroughly Simply fill out an entry form and make and attend an appointment with us, and you are in important industry awards. We aremarket cycle was at play. The high rates of Inspect the property several times and at varying times of day to avoid nasty surprises with a chance to win a $5,000 holiday! continually striving to provide a highcapital growth between January 2009 and later on. Review the contract for a clear idea of what comes with the property - some level of service to our customers andJune 2010 could not have been sustained. Enter online at www.mortgagechoice.com.au or ask us for a hardcopy entry form. appliances may not be included. Always arrange a pest and building inspection on a these awards solidify our position asAs interest rates rose, affordability constraints Phone: 1300 302 668 Email: email@example.com property you’re seriously considering. Building advisory service Archicentre estimate that an industry leader.became a greater barrier and buyer demand The ‘Chance to win a $5,000 holiday’ promotion commences at 9am AEST on 14/10/2011 and finishes at 5pm AEST on 4/03/2012. one in three homes have hidden defects. If the inspection does show up problems, the Draw will be held at 4pm AEST on 5/03/2012. Winner’s name will be published in The Australian on 9/03/2012. Complete T&Cs andbegan to fall. Privacy Notice available from www.mortgagechoice.com.au. The promoter is Mortgage Choice Ltd at L10, 100 Pacific Hwy, North cost of repairs can be used as a bargaining tool. Sydney NSW 2060. Authorised under NSW Permit No. [LTPS/11/08479] and ACT Permit No. [TP 11/03745].Even though headline inflation is outside the Bargain hardRBA’s target range of 2-3% and core inflation If you’re still keen on a property, ask the agent for the lowest price the vendor will acceptis at the upper end of the range, the experts Congratulations and work towards this. Never give away your own price limit. Think about how much timeare predicting an interest rate rise is now Congratulations to Brad and Megan Rogers who were the lucky winners of the Mortgage Choice ‘Chance to win $5,000 cash’ competition. you need for settlement. A buyer who can settle promptly will appeal to a vendor who has purchased elsewhere.Privacy: There will be occasions where we would like to send you valuable information directly related to property finance, as well as other related offers, tips and opportunities. However should you wish to receive only certain types This franchise is independently owned and operated byof information or nothing at all, please contact your local franchise principal. Disclaimer: The content of this newsletter is written expressly for education purposes and is based on the opinions of the authors. The authors and agents Finally, no matter how appealing the property, stick to your home buying budget. There’s Gracetree Group Pty Ltd ATF Gracetree Trustfor the authors are unable to accept any liability or responsibility whatsoever to any error or omission or any loss or damage of any kind sustained by a person or entity arising from the use of this information. It is recommended thatyou seek professional advice relevant to your specific circumstances before acting on the information based in this document. no joy in owning a home you can’t comfortably afford. ABN 47 921 528 245 1300 302 668 1300 302 668 MortgageChoice.com.au/cheltenham1 MortgageChoice.com.au/cheltenham1 302 Charman Road, Chelenham VIC 3192 302 Charman Road, Chelenham VIC 3192
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Scratching unnecessary An increasing population usually points togetting in return for your investment. There options from your policy can reduce increasing property demand. The Australian Also, if you hold onto your property for overare substantial costs in owning a property, premiums. Increasing the agreed excess Bureau of Statistics is a good source of 12 months before you sell, the capital gainsincluding upfront costs such as stamp duty or opting to make daily co-payments for information on population growth and tax payable will be calculated on 50% ofand legal fees; and selling costs such as real hospital treatment will further trim monthly changes in the demographics in each state the profit rather than the total profit.estate agent’s commission, capital gains tax premiums. Just be sure you could meet the or territory.and advertising costs. 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Your mortgage broker can help you Investment strategies for long term growth compare packages across lenders to find one with an interest rate and features to help save you money and pay off the loan sooner. A mortgage review is not just about finding a cheaper interestand the after tax costs associated with tenants. To achieve a strong rental income, market better than most and are a valuable rate. Many lenders offer both fixed and variable rate loans, andholding onto the property. Here we discuss look for properties that will appeal to resource for advice or for negotiating with your broker can show how a fixed rate may benefit you in timessome key factors that can help you ensure tenants. Clean, secure homes with easy property sellers and their agents. of uncertainty by locking in payments to give you greater cashthat your investment will be a profitable one. access, low maintenance outdoor areas, Your accountant can help you assess the flow stability. good light and airflow and plenty of storageLook to location viability of an investment relevant to your However, having a fixed rate may work against you should space are key things to look for. financial position. You need to make sure interest rates drop, so your broker can also show how a splitLocation plays a key role in the success of Flexible options For many tenants, their car is often their that your financial situation is improved by rate mortgage lets you fix the rate on part of the loan whilean investment property, not just helping to most expensive asset so a property with Your broker can also show you the benefits of an offset an investment property and that you can the rest is variable.attract quality tenants but also giving you off-street parking, preferably in a garage account, whereby your savings are offset against the amount afford the repayments without stretchinga better opportunity to enjoy long term or carport, is likely to attract more tenant Faster payoffs owing on the mortgage when your interest is calculated. This the budget uncomfortably.capital growth. interest than one without. Your broker can also advise you on how making lump sum option lets you keep some cash in reserve. Lastly, your mortgage broker can help youLook for locations offering good transport payments or even small additional contributions above your It’s a good idea to review your mortgage every 12 months Property is a tax effective investment ensure the loan you select is in harmonylinks and local amenities like schools, monthly minimum can make a big difference when it comes to capture any changes in the market or your personal Property investment can also be a very with your investment goals and riskhospitals, shopping and leisure facilities. to paying off your loan sooner. Many mortgages come with circumstances. Although there may be costs associated with tax friendly investment. You may be able management requirements.These features generally indicate an area features such as low-rate credit cards or redraw facilities, swapping mortgages, savings over time may outweigh thesewith strong growth prospects. Speak to to achieve tax savings through negative The way you fund your investment property which can help you through unexpected financial hurdles. But costs. Your broker can help you with these calculations. Withthe local council and check out relevant gearing, where the cost of owning and will impact on the returns you receive, so these features can push up the fees or interest rate, so if you access to a wide range of lenders and mortgage products, yourGovernment websites to see if there are any maintaining the property (including interest the type of loan used to buy the property are not using them, it might be worth swapping to a simpler mortgage broker can advise you on selecting a product to savedevelopment plans in place, for example on the loan but not repayments on the should be chosen carefully. and cheaper mortgage. you money and help you pay off your loan sooner.