PROPERTY INVESTMENT FAQ’S

What is capital growth of a property investment?

Capital growth, or capital appreciation, is the increase in value of your property investment over time. As an example, if you bought an investment property for $600,000 and sold it for $660,000, you would have achieved capital growth of $60,000.

What is a rental yield?

The rental yield is the profit generated by your investment as a percentage of its value. Investors use their rental yield to evaluate the income they generate from their investment and to compare properties. A high rental yield equates to greater cash flow.

How do I calculate rental yield?

A yield is calculated as a percentage for both gross and net yield over the previous 12 months. Gross yield is calculated before any expenses are taken into account. Net yield includes expenses such as property vacancy, insurance, running and management fees, maintenance and stamp duty costs.

The calculation used to work out your gross yield is:

Annual rental income divided by property value times 100. This gives you the percentage of your gross rental yield.

The calculation to work out your net yield is:

Annual rental income minus annual expenses and costs divide by property value times 100. This will be the percentage of your net rental yield.

What is gross rental yield?

Gross rental yield is your annual rental income received from a property before tax divided by the property’s value.  The higher the yield the better.

What is net rental yield?

Net rental yield or real estate net yield – this is the income on an investment after expenses have been deducted. Expenses include purchasing and transaction costs such as; stamp duty, legal fees, pest and building inspections, loan start up fees, advertising and rent lost through vacancy. There may also be repairs and maintenance costs, insurance fees, property management fees, advertising costs etc that can also be predicted to determine the estimated net rental yield.

What are the benefits of buying a property investment off the plan?

Some of the benefits of buying a property investment off the plan include;

• Significant depreciation benefits which can be used to offset tax
• Often have strong tenant appeal as people like living in new homes. What this means is the investor has a greater chance of finding and attracting high-quality tenants who will in turn be more likely to look after the property and pay their rent on time
• Come with brand new appliances and often extended warranties on major systems such as electrical, plumbing, heating and air conditioning. What this means is if something breaks or goes wrong, the factory warranty should cover it
• Have low or no maintenance costs which means fewer annual expenses for investors

How can I add value to my investment property?

Here are some changes that may impact your investment property’s rental appeal and value. Consider painting the walls, tidying up the garden, fixing the flooring, updating the kitchen, refreshing the bathroom, adding some extra features such as air conditioning, dishwasher, blinds, shutters or curtains. Adding built-ins or storage, adding in a parking space if possible and keeping the apartment our house well maintained. Of course, talk to your property manager and financial advisor about your particular property and whether these changes would help add value.

How do property managers help to add value to a property investment?

Property managers can help investors by helping them set the right market rent. They can help retain tenants by addressing their day to day requests and maintenance issues promptly. They are skilled at screening tenants to find the right one for you and your property.  They help keep accurate financial records for your accountant. They conduct regular inspections to ensure your property is being looked after. They manage the rent, including settling, adjusting and collecting it. They are required to attend regular training and qualification sessions and are across the ever-changing Residential Tenancy Laws and how they impact landlords.

How can I review my property investment performance?

When reviewing your property investment’s performance each year you should determine if you are charging the right rent. Assess whether your property has increased or decreased in value via a property appraisal. Review your current investment loan to make sure you are on the right one. Review your insurance policies and make sure you are still happy with them. Review your team of experts including your accountant, property manager, and other service providers – are you getting what you need. Regularly inspect the property or have your property manager inspect it on your behalf and address any potential maintenance issues. Review your tax situation to ensure you are claiming all relevant expenses and assess your rental yield on your investment property.

What purchase costs can I claim as a property investor?

As an investor you can claim stamp duty, mortgage registration and transfer charges, building inspections and conveyancer and solicitor fees, but only for the tax year you purchased the property in. Keep in mind regulations change so make sure you check with your accountant as to what exactly is deductible for you and your property.

Can I deduct property management fees in my tax return?

In most cases 100% of property management fees can be claimed as an expense along with all other costs to promote and advertise your property for rent. Check with your property manager about your particular property.

Disclaimer

Ray White and its subsidiaries, together with their directors, officers, employees and agents have used their best endeavours to ensure the information passed on in this document is accurate. However, you must make your own enquiries in relation to the information contained in this document and seek advice from your financial advisor, broker or accountant to ascertain its application to your circumstances.