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Have you considered this simple strategy?
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James and Linda Smart own and live in a home with a market value of $500,000. They
currently owe $200,000 on their mortgage. They have decided to purchase an investment
property valued at $420,000. Utilising both properties as security they can borrow
$736,000 – being 80% of the combined value of both properties. A finance consultant
arranges for a “global limit” to be set up for James and Linda. This gives them
the flexibility of being able to increase their limit once their investments grow
and create further splits allowing them to allocate funds for various purposes.
The loan is split into three (see Figure 1).
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All income retained after living expenses amounting to $2,500 per month from wages,
rent and the investment fund are deposited into James’ and Linda’s home (split 1)
effectively reducing the loan from a 30 year term to 5.2 year term (refer Assumption
1).
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The accelerating effect of the Wealth Plan 24 months later...(see Figure 2)
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James and Linda’s home has increased in value by 8% per annum over the 2 year period
(refer Assumption 3). Their investment property has increased in value by
12% per annum over the 2 year period (refer Assumption 4). They now have
sufficient equity of $190,200 to purchase a second investment property and place
a portion of this equity into an income producing investment fund to offset the
negative cash flow component of their two investment properties (refer Assumptions
5 and 6).
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This represents a direct benefit to the way their home is structured as it is being
utilised as security and their non-tax deductible debt is increasing in value. James
and Linda’s home can now be paid out in 2.25 years.
When considering wages, rental income and investment income combined there is now
an amount of $4,300 per month available to reduce owner occupied debt.
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Assumptions
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Assumption 1:
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The investment property is a home and land package earning a rental income of $400
per week. Stamp duty is calculated on land value only. The loan amount includes
purchase and loan costs.
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Assumption 2:
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Accounting for the fact that James and Linda have 2 children and they earn a combined
gross income of $100,000 per annum – James earns $60,000 per annum as a primary
investor and Linda earns $40,000 per annum as a secondary investor. The tax amount
owing is $20,700. Once a tax variation is lodged for their investment property James
and Linda will be able to reduce their tax owing to $11,897 per annum representing
a tax deduction of $8,803 per annum.
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Assumption 3:
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Average growth rate per annum 8%. Source: Residex Predictions
Report for future growth in Brisbane & Queensland Metro budget houses. Based on
lowest performing top growth suburbs within this report from Sept 2006 - Sept 2011.
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Assumption 4:
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Average growth rate per annum 12%. Source: Residex Predictions
Report for future growth in Brisbane & Queensland Metro budget houses. Based on
average growth rate for top 20 suburbs from Sept 2006 - Sept 2011)
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Assumption 5:
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Income producing investment fund returns 1% gross per month based on loan amount
inside “split 2”. $197,760 is based on the additional equity raised against their
home and first investment property after purchase and loan costs have been accounted
for on the purchase of the second investment property.
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Assumption 6:
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James and Linda’s combined income remains the same at $100,000 per annum.
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Assumption 7:
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Both investment properties represent a rental income of $450 per week = $46,800
per annum or $3,900 per month.
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Assumption 8:
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The second investment property is a home and land package earning a rental income
of $450 per week. Stamp duty is calculated on land value only. The loan amount includes
purchase and loan costs.
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* Details and figures are used for explanation purposes only and do not represent
a factual situation. Nothing in this article should be construed as financial advice.
1SPORT can provide financial advice to its clients through authorised
representatives if requested to do so.
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1SPORT Financial Management Pty Ltd is a Corporate Authorised Representative (CAR
343073) of Avestra Capital (AFSL 292464)
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