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Sydney market set to remain strong

SydneyThe Sydney market will continue its strong performance through to 2016, a new report from QBE claims.

Price growth in Sydney over the next three years is expected to total 19 per cent before slowing in 2016, according to the Australian Housing Outlook 2013-2016 report.

The report prepared by BIS Shrapnel shows this uptick in activity is centered on inner Sydney, which has a growth rate of 13.6 per cent. By contrast, growth in outer Sydney is only 3.1 per cent, well below the city’s median rate.

The data suggests Sydney’s strong overall performance is underpinned by lower interest rates, a deficiency in housing stock and a strong rental market.

The report predicts interest rates will remain at their current levels of 2.5 per cent until 2015.

From then onwards, successive rises are expected to take rates to a peak of 7.2 per cent by the end of 2016.

Price growth in New South Wales is being driven by upgraders, downsizers and investors, with first home buyers largely out of the market, BIS Shrapnel managing director Robert Mellor said.

However, the market should see a return of first home buyers within six months or so, Mr Mellor said.

The report also shows the Sydney rental market is seeing an increase in rental yields, while vacancy rates have stayed consistently below three per cent since 2004.

Meanwhile, strong rates of net overseas migration to New South Wales, coupled with high underlying demand, have led to a housing deficiency, Mr Mellor said.

This deficiency is expected to reach a peak of almost 60,000 in 2015, before dropping to close to 50,000 in 2016.

source:  Smart Property Investment – 16 Oct 13

Interest Rates

No Change to the Official Interest Rate

At its meeting today, the Board decided to leave the cash rate unchanged at 2.5 per cent.

interest_rates_no_change

Recent information is consistent with global growth running a bit below average this year, with reasonable prospects of a pick-up next year. Commodity prices have declined from their peaks, but generally remain at high levels by historical standards. Inflation in most countries remains well contained.

Overall, global financial conditions remain very accommodative. Changes in the outlook for US monetary policy have increased volatility in financial markets, but long-term interest rates remain very low and there is ample funding available for creditworthy borrowers.

In Australia, the economy has been growing a bit below trend over the past year. This is expected to continue in the near term as the economy adjusts to lower levels of mining investment. The unemployment rate has edged higher. There has been an improvement in indicators of household and business sentiment recently, though it is too soon to judge how persistent this will be. Inflation has been consistent with the medium-term target. With growth in labour costs moderating, this is expected to remain the case over the next one to two years, even with the effects of the lower exchange rate.

The easing in monetary policy since late 2011 has supported interest-sensitive spending and asset values. The full effects of these decisions are still coming through, and will be for a while yet. The pace of borrowing has remained relatively subdued to date, though recently there have been signs of increased demand for finance by households. There is also continuing evidence of a shift in savers’ behaviour in response to declining returns on low-risk assets.

The Australian dollar rose recently, but is still about 10 per cent below its level in April. A lower level of the currency than seen at present would assist in rebalancing growth in the economy.

At today’s meeting, the Board judged that the setting of monetary policy remained appropriate. The Board will continue to assess the outlook and adjust policy as needed to foster sustainable growth in demand and inflation outcomes consistent with the target.

Source:  Reserve Bank of Australia

 

Interest Rates

RBA Cuts Cash Rate to Record Low

At its meeting today, the Board decided to lower the cash rate by 25 basis points to 2.5 per cent, effective 7 August 2013.

Reserve Bank of AustraliaRecent information is consistent with global growth running a bit below average this year, with reasonable prospects of a pick-up next year. Commodity prices have declined but, overall, remain at high levels by historical standards. Inflation has moderated over recent months in a number of countries.

Globally, financial conditions remain very accommodative, though the recent reassessment by markets of the outlook for US monetary policy has seen a noticeable rise in sovereign bond yields, from exceptionally low levels. Volatility in financial markets has increased and has affected a number of emerging market economies in particular.

In Australia, the economy has been growing a bit below trend over the past year. This is expected to continue in the near term as the economy adjusts to lower levels of mining investment. The unemployment rate has edged higher. Recent data confirm that inflation has been consistent with the medium-term target. With growth in labour costs moderating, this is expected to remain the case over the next one to two years, even with the effects of the recent depreciation of the exchange rate.

The easing in monetary policy over the past 18 months has supported interest-sensitive spending and asset values, and further effects can be expected over time. The pace of borrowing has remained relatively subdued, though recently there are signs of increased demand for finance by households.

The Australian dollar has depreciated by around 15 per cent since early April, although it remains at a high level. It is possible that the exchange rate will depreciate further over time, which would help to foster a rebalancing of growth in the economy.

The Board has previously noted that the inflation outlook could provide some scope to ease policy further, should that be required to support demand. At today’s meeting, and taking account of recent information on prices and activity, the Board judged that a further decline in the cash rate was appropriate. The Board will continue to assess the outlook and adjust policy as needed to foster sustainable growth in demand and inflation outcomes consistent with the inflation target over time.

Source: Reserve Bank of Australia – 6 August 2013

What to Expect in the Second Half of 2013

Today’s rate cut indicates the RBA seeks to support the economy’s transition from the mining to non-mining sectors. Australia’s period of economic outperformance relative to the US has likely passed and this transition in growth is needed.

In its latest Statement on Monetary Policy the RBA revised down its CPI forecasts to take account of the strength of the Australian dollar (AUD) and subdued consumer demand.

This also explains recent moves to ease monetary policy. The RBA also expects headline inflation to be just 2.0% at the end of 2013. However, longer-term growth forecasts for the December quarter of 2014 were recently upgraded from 2.5% to 3.5%.

These forecasts look to be based on solid fundamentals, but there is a high degree of forecasting uncertainty given financial market volatility, especially the recent sharp moves down in the AUD.

 

 

Interest Rates|Tax

Pre-Pay your loan in advance and save!

Are you looking for a great loan package with opportunities for tax deductions? An Interest In Advance Investment Loan may be right for you.

If you are a property investor looking to get competitive interest rates and more tax deductions in this financial year,  read on to find out more…

What is an interest in advance loan?

With an interest in advance (IIA) loan, you are able to pre-pay 12 months of interest, thereby enabling you to claim it as an expense for the current tax period,  i.e. you realise the expense before 30 June.

Who is this strategy suitable for?interestinadvance

Interest in advance loans are only available for people that have:

  • Investment loans – such as property investors and other people with deductible loans. (There is no point in pre-paying the interest on a loan if it isn’t tax deductible).
  • Refinancing – when you refinance, your loan can be switched to a fixed rate and to interest only repayments. You may then be entitled to claim IIA.

Example:

John has an investment property which will generate him $30,000 income this financial year. He has a $400,000 loan in place used to purchase his investment property. The loan has interest payable at 6% per annum. John also earns an annual wage of $85,000.

The table below shows the savings John can generate by prepaying his interest for the income year before 30 June.

No Prepayment

With  Prepayment

Salary income

$85,000

$85,000

Investment Income (rent)

$30,000

$30,000

Assessable income

$115,000

$115,000

Interest deductions

$24,000

$24,000

Prepaid interest

$0

$24,000

Taxable income

$91,000

$67,000

Tax payable

$21,617

$13,322

 

With Prepayment, John has a Total Tax Saving of $8,295

 

What about an extra discount?

Yes, there are some lenders who will offer you a discount off the annual rate if you pay the interest in advance.  Not every lender can offer a discount and the choice to pre-pay your interest.  To ensure you find one that does,  contact us so we can help you find the best deal.

Why would a lender give an extra discount?

The discount given reflects the fact that the lender receives your interest earlier than they would have otherwise (and so pays less interest itself).  Further to this, the banks are also assured there will be no missed repayments and this gives them greater certainty and may improve their credit rating.

What are the discounts?

Generally the additional rate discounts are around 0.15% to 0.20% off  the standard fixed rates (1-5 year term).

By ‘packaging’ your loan you can get additional interest rate discounts.  However, it is not always appropriate to have a packaged loan and not every lender has professional package discounts for fixed rate loans.

Can you get both the interest in advance discount AND the professional package discount? Yes! This can result in a total discount of up to 0.40% off of the advertised fixed rates.

End of Financial Year is Approaching Rapidly… Fast Approval is Required

Some banks have lengthy procedures and complex lending criteria, often taking over a month to process your loan, so it’s important to make an application as soon as possible.  We know the lenders criteria, appetite and which ones can process your application quickly.

This way, when you lodge your next tax return, you will be eligible to receive attractive tax deductions on the interest paid.

Can I borrow to pay the interest?

Paying the fixed sum of interest in advance can be tough on your cashflow!  Lenders require this payment to be made in advance, and if you don’t have the funds then you can’t take advantage of IIA.

There are some lenders that will allow you to borrow the interest payable for the next year.

To qualify to borrow the interest, the usual loan parameters will apply.

When should I apply?

To qualify for the tax deduction, next year’s interest must be pre-paid before the June 30th. Therefore, this type of strategy is popular from April to June.  By pre-paying the loan in June, borrowers are able to maximize the deductible interest in the current financial year.

Don’t delay your loan application! The end of the financial year is a very busy time for mortgage lenders and as a result the banks with the lowest interest rates are often inundated with applications!

If you are interested we recommend that you apply for your loan now with settlement in June.

How can an interest in advance loan save you money?

An interest in advance loan can help reduce the amount of tax you pay.

If you expect to go into a lower tax bracket in future years then IIA will generate genuine tax reductions, as your expenses are weighted towards the year in which tax is highest and so refunds will be greatest.  [Note – these are general comments and we are not tax advisors. You should seek professional tax advice to for your specific circumstances].

Benefits of an interest in advance investment loanhousepercentage

  • Potential tax benefits with interest expenses brough forward into this financial year.
  • Financial freedom without the burden of the monthly interest repayments.
  • Budget effectively for the following year.
  • Lock in a great fixed interest rate with additional discounts.
  • Simplify your repayments into one annual repayment.
  • Fixed rates can be locked in for 1-5 years (rate lock may be available).

Disadvantages of an interest in advance investment loan

Whilst this is a very competitive loan product, the additional repayments that can be made on the loan are restricted.

The loan also has less features and little flexibility.  As with other fixed rate loans, If you repay the loan early then you may also have to pay break fees.

Self-Assessment

a)  What do you expect your total income to be this financial year?  $ _______________ (to 30 June)

b)  What tax deductions do you expect to be entitled to claim $_________________

c)  Taxable Income = $__________________  (c= a-b)

To calculate your tax payable go to the ato tax calculator

Specific Tax Advice

It may be necessary to consult with your accountant or taxation agent to get professional advice on your eligibility for a tax deduction.  This way you can gain sound advice of whether this loan product would suit you and your individual circumstances.

Contact us to find out if you qualify for an Interest in Advance Loan Today!

We can help you get the most competitive fixed interest rate for your interest in advance loan, potentially saving you thousands of dollars and ensuring you get additional tax deductions this financial year.  Speak to us today!

 

 

Interest Rates

Interest Rates Cut Today!

At its meeting today, the Board decided to cut the cash rate from by 25 basis points from 3% to 2.75%

Rate cutThe global economy is likely to record growth a little below trend this year, before picking up next year. Among the major regions, the United States continues on a path of moderate expansion and China’s growth is running at a more sustainable, but still robust, pace. Japan has announced significant new policy initiatives aimed at strengthening demand and ending deflation. The euro area remains in recession. Commodity prices have moderated a little in recent months though they remain high by historical standards.

Financial conditions internationally continue to be very accommodative, with risk spreads reduced, funding conditions for most financial institutions improved and borrowing costs for well-rated corporates and sovereigns exceptionally low.

Growth in Australia was close to trend in 2012 overall, but was a bit below trend in the second half of the year, and this appears to have continued into 2013. Employment has continued to grow but more slowly than the labour force, so that the rate of unemployment has increased a little, though it remains relatively low.

With the peak in the level of resources sector investment likely to occur this year, there is scope for other areas of demand to grow more strongly over the next couple of years. There has been a strengthening in consumption and a modest firming in dwelling investment, and prospects are for some increase in business investment outside the resources sector over the next year. Exports of raw materials are increasing as increased capacity comes on stream. These developments, some of which have been assisted by the reductions in interest rates that began 18 months ago, will all be helpful in sustaining growth.

Recent data on prices confirm that inflation is consistent with the target and, if anything, a little lower than expected. The CPI rose by 2½ per cent over the past year, and measures of underlying inflation gave a broadly similar outcome. These results have been pushed up a little by the impact of the carbon price. Growth of labour costs has moderated slightly over recent quarters while productivity growth appears to be improving. This should help to lessen increases in prices for non-tradables. The Bank’s forecast remains that inflation over the next one to two years will be consistent with the target.

Over recent meetings, the Board has noted that interest rates have already been reduced substantially, with borrowing rates approaching previous lows, and that the effects of this on the economy are continuing to emerge. Savers have been changing their portfolios towards assets with higher expected returns, asset values have risen and some interest-sensitive areas of spending have increased.

The exchange rate, on the other hand, has been little changed at a historically high level over the past 18 months, which is unusual given the decline in export prices and interest rates during that time. Moreover, the demand for credit remains, at this point, relatively subdued.

The Board has previously noted that the inflation outlook would afford scope to ease further, should that be necessary to support demand. At today’s meeting the Board decided to use some of that scope. It judged that a further decline in the cash rate was appropriate to encourage sustainable growth in the economy, consistent with achieving the inflation target.

source: Reserve Bank of Australia – 8 May 2013

 

 

Interest Rates

Interest Rates on Hold for now

 

At its meeting today, the Board decided to leave the cash rate unchanged at 3.0 per cent.

interest_rates_no_change

Global growth is forecast to be a little below average for a time, but the downside risks appear to have lessened over recent months. The United States is experiencing a moderate expansion and financial strains in Europe are considerably reduced compared with the situation through much of last year. Growth in China has stabilised at a fairly robust pace. Around Asia generally, growth was dampened by the earlier slowing in China and the weakness in Europe, but again there are signs of stabilisation. Commodity prices are little changed recently, at reasonably high levels.

Sentiment in financial markets is much improved compared with the middle of last year. Risk spreads have narrowed and funding conditions for financial institutions are more favourable. Long-term interest rates faced by highly rated sovereigns, including Australia, remain at exceptionally low levels. Borrowing conditions for large corporations are very attractive. Share prices have risen substantially from their low points. However, the task of putting private and public finances on sustainable paths in several major countries is far from complete. Accordingly, as seen most recently in Europe, financial markets remain vulnerable to occasional setbacks.

In Australia, most indicators available for this meeting suggest that growth was close to trend over 2012, led by very large increases in capital spending in the resources sector, while some other sectors experienced weaker conditions. Looking ahead, the peak in resource investment is approaching. As it does, there will be more scope for some other areas of demand to strengthen.

Present indications are that moderate growth in private consumption spending is occurring, though a return to the very strong growth of some years ago is unlikely. The near-term outlook for non-residential building investment, and investment generally outside the resources sector, is relatively subdued, though recent data suggest some prospect of a modest increase during next financial year. Dwelling investment appears to be slowly increasing, with higher dwelling prices and rental yields. Exports of natural resources have been strengthening, though recent bad weather is affecting some shipments at present. Public spending, in contrast, is forecast to be constrained.

Inflation is consistent with the medium-term target, with both headline CPI and underlying measures at around 2¼ per cent on the latest reading. Looking ahead, with the labour market softening somewhat and unemployment edging higher, conditions are working to contain pressure on labour costs, as was confirmed in the most recent data. Moreover, businesses are focusing on lifting efficiency under conditions of moderate demand growth. These trends should help to keep inflation low, even as the effects on prices of the earlier exchange rate appreciation wane. The Bank’s assessment remains that inflation will be consistent with the target over the next one to two years.

During 2012, there was a significant easing in monetary policy. Though the full impact of this will still take more time to become apparent, there are signs that the easier conditions are having some of the expected effects. On the other hand, the exchange rate remains higher than might have been expected, given the observed decline in export prices, and the demand for credit is low, as some households and firms continue to seek lower debt levels.

The Board’s view is that with inflation likely to be consistent with the target, and with growth likely to be a little below trend over the coming year, an accommodative stance of monetary policy is appropriate. The inflation outlook, as assessed at present, would afford scope to ease policy further, should that be necessary to support demand. At today’s meeting, taking into account the flow of recent information and noting that there had been a substantial easing of policy as a result of previous decisions, the Board judged that it was prudent to leave the cash rate unchanged. The Board will continue to assess the outlook and adjust policy as needed to foster sustainable growth in demand and inflation outcomes consistent with the target over time.

Source:  Reserve Bank of Australia

The Economy

Consumer Confidence is up!

Consumer confidence has picked up and has reached a 2 year high according the Westpac consumer confidence index.

What does this mean?

It means people are feeling more confident about the economy for reasons such as a strong Aussie dollar, a rising share market, falling interest rates and albeit slow,  rising house prices aswell as a general sense of economic optimism.Optimism

A recent event held by Ray White on the Gold Coast had a 70% sale rate at Auction signalling a resurgence of activity in the otherwise depressed Gold Coast Market.  CEO Andrew Bell said the clearance rate was so strong that it ‘caught him by surprise’.  It was like night & day the difference between pre and post- Christmas.  It appears 2013 has brought a new level of confidence as ‘in most cases we had 4 or so bidders on each property’.

Lending figures are slightly up on this time last year by 0.7%.  This upbeat sentiment could mean the Reserve Bank will stay close to the interest rate sidelines waiting to see what the effects are from the recent rate cuts.

We are all hoping for a brighter more positive year ahead and the current data shows that we may get just that.

 

Interest Rates

Rates Slashed for Christmas

Interest Rates have been cut today which brings a little Christmas cheer to those with a Mortgage.

The decision to cut Interest Rates by 25 basis points by the Reserve Bank of Australia (RBA) brings the official Cash Rate down to an all time low of 3 percent.  Over the last 12 months, this is a total reduction by the RBA of 125 basis points.

Some economists are saying there is still more reductions to come and that Interest Rates still remain too high given the subdued level of business conditions.

We will, in due course find out what the Lenders will pass on to the end consumer.

This news comes at a time where consumer sentiment is the highest it has been over the last 12 months and we have finally started to see some good capital growth numbers coming out of some of our Capital Cities.    Those sitting on cash, the rate of return now being that much less attractive will entice people to once again look at alternatives for Investment rather than having their cash in the bank.

Competition has hotted up between the lenders due to the increased activity of home owners and investors alike which keeps it healthy for all and brings back a little fairness on the bank/consumer relationship playing field.

 

 

 

 

Property Investing

Is Brisbane ripe for Investment?

Suburbs in Brisbane will see some of the best growth outcomes for Australia in the next couple of years, according to the predictions from Residex. We need to be mindful that property investing should be for the longer term given the entry/exit costs coupled with extra taxes  if we hold property for less than 12 months.

It is advisable that should you decide to invest in a market like Brisbane, select properties away from the “mortgage belt” because it is these properties that will potentially suffer the most in the event that the economy is particularly poor following the mining boom period.

Brisbane has seen a relatively long period of correction and is now clearly indicating that the correction period has passed, represented in the following Graph:

For those of you who are currently buying or considering investing, the Christmas period often presents bargains. Properties remaining on the market during the Christmas period will be owned by vendors particularly keen to sell; or to put it another way “must sell vendors”.

Source: Residex
Interest Rates

Interest Rate Cut – today!

The RBA have decided to lower the cash rate by 25 basis points to 3.25 per cent, effective 3 October 2012.

The outlook for growth in the world economy has softened over recent months, with estimates for global GDP being edged down, and risks to the outlook still seen to be on the downside. Economic activity in Europe is contracting, while growth in the United States remains modest. Growth in China has also slowed, and uncertainty about near-term prospects is greater than it was some months ago. Around Asia generally, growth is being dampened by the more moderate Chinese expansion and the weakness in Europe….  Read more here

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