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OK, I'll look into that too. Cheers
Thanks for that. It's in Melbourne. I'll look into the fees.
Thanks Laura. I'm sure you are correct, but it's complicated by the fact that newer properties generate a decent building depreciation tax deduction, which can exceed the BC fees.
There are lifts, a pool, gym, onsite manager, CCTV security. If you live in the apartments it is probably good value. The question is whether it makes a good IP given that the rent doesn't seem to reflect the high BC fees.
Thanks,
To my mind the very high BC fees make these types of units a no-go for investment. By my calculations the rental return on the 3/2/2 is 3.6% after deducting BC and management fees. That seems pretty poor.Obviously you would expect higher capital growth in the city, but I'm not sure how well these types of high rise (10 storey) apartment buildings compare to the overall unit market. I have 10 year average growth figures for units in each suburb, but that is for all units.
Can anyone comment on the captial growth of apartments in high rise buildings versus smaller scale apartment developments?
Hi Lincoln,
thanks for the feedback. I can see how new, relatively low cost developments like student accommodation would drive down the median price and therefore stunt the growth figures.I'll take your advice and visit the suburbs I'm interested in to get a feel for the more desirable bits, then start looking for units in those places. I've made up a large colour map of the area from photocopies of the Melways. I'll make notes on the map identifying the good, the bad and the ugly and use it when I'm doing my online property searches.
Regards,
ChrisHi Neil,
straight from the horse's mouth! Thanks very much.
Rgds,
JackThanks DWolfe. Agree, older kids don't go outside much. Food for thought.
Hi PC,
any chance you might post a copy of your property buying checklist? I'm about to sign a contract and it would be very handy for a noob.OK Terry, thanks for the explanation. I'll take it up with the accountant next week.
Lincoln,
thanks I saw that article. I'll see what's available near the city too.Terry,
I should have mentioned I've got 2 kids at private school, so PPOR will probably be paid off in 3-4 years depending on how negatively geared I get. I reckon rent would have to increase from the expected $480pw to over $1000pw for the IP to become positively geared. I always thought the idea was that when an IP became positively geared you borrowed more and bought another negatively geared property so that you always have a tax deduction. have I got this wrong?I will certainly ask my accountant about a disc trust.
Regards
Thanks very much to both of you for the detailed responses.
I do plan to negatively gear the property and the plan is not to sell until after i retire, so I think I'll go for the 99 me, 1 wife share split.You read my mind Banker- I have only been looking at the "3 M's" although beach side of Nepean highway can get a bit expensive and new properties are very hard to find in there. I don't mind paying more for a good property, but the rents don't seem to keep up with the price and % return falls off. I imagine you also start to limit the pool of available renters as rent goes above about $500pw. That could translate into higher a vacancy rate which would hurt the hip pocket. I could go for an older/cheaper property, but I want maximum building depreciation. These probably need more maintenance too.
Decisions, decisions!
Regards
Thanks for the responses. I’ve always been a bit sus on off-the-plan purchases and you’ve confirmed my doubts. Interesting comment about going for return rather than growth. I’ve been trying to find out what a ‘good’ rate of rental return is. people talk about 5% being the average, but is there an easy way to work out what the average return for any given suburb is? I haven’t been able to find data on the web about rents, only median prices.
