Negative gearing is a financial strategy used by investors in the Australian property market to leverage their investments for potential tax advantages and capital gains. This strategy involves borrowing money to invest in property with the cost of owning the property, including interest on the loan, maintenance, rates and other expenses, exceeding the income it generates. The resulting loss can be used to reduce the investor's taxable income, potentially leading to tax savings. While negative gearing is a common practice, it is essential to understand its mechanics, benefits and risks before using this strategy. This article will explore negative gearing, how it works and how property investors can utilise it.
At its core, negative gearing is about investing borrowed funds in a way that the annual costs to hold and maintain the investment exceed the income it produces. In the context of the Australian property market, an investor might purchase a residential or commercial property through a loan. If the rental income from the property is less than the expenses (loan interest, property management fees and maintenance costs, for example), the property is considered negatively geared.
The Australian Taxation Office (ATO) allows investors to deduct this net rental loss against other income, such as wages or business income, reducing the overall taxable income and therefore the amount of tax payable. This potential tax benefit is a significant draw for many investors, particularly those in higher tax brackets seeking to minimise their tax liabilities.
1. Research and Select the Right Property: The first step in utilising negative gearing effectively is to conduct thorough research to find a suitable property. Look for properties, using tools like PropertySensor, in areas with strong potential for capital growth, even if the current rental yield does not cover all expenses. The long-term appreciation in property value can offset the short-term rental losses.
2. Secure Financing: Obtaining the right loan product is crucial. Interest rates on the loan will significantly affect the cost of holding the property. Investors should shop around for the best loan terms and consider using a mortgage broker to find the most suitable product for their needs.
3. Manage Your Cash Flow: While the tax advantages of negative gearing can be appealing, investors must ensure they have the cash flow to cover the shortfall between the property's income and expenses. This requires careful budgeting and financial management.
4. Keep Accurate Records: To claim deductions on your tax return, you must keep detailed records of all income and expenses related to your investment property. This includes loan statements, property management fees, maintenance costs and any other expenses incurred.
5. Regularly Review Your Investment: The property market and your personal financial situation can change. Regularly reviewing your investment property's performance and the financial structure supporting it is essential to ensure it remains the right strategy for you.
Tax Advantages: The immediate benefit of negative gearing is the ability to deduct the loss on your investment property from your other taxable income, potentially lowering your overall tax bill.
Capital Growth Potential: The primary goal of negative gearing is to benefit from the property's capital growth over time. While you might make a loss on the rental income, the plan is that the property's value will increase significantly, leading to a substantial profit when sold.
Dependence on Capital Growth: Negative gearing relies on the property increasing in value over time. If the property market stagnates or falls, investors may not achieve the capital growth needed to offset the losses incurred.
Cash Flow Risks: Maintaining a negatively geared property requires the investor to have sufficient cash flow to cover the shortfall between income and expenses. Economic downturns, job loss or unexpected expenses can make this challenging.
Interest Rate Risks: Rising interest rates can increase the cost of loan repayments, widening the gap between income and expenses. This can put additional financial pressure on investors relying on negative gearing as a strategy.
Negative gearing is a nuanced investment strategy that can offer tax advantages and potential for capital growth in the Australian property market. However, it's not without its risks, primarily related to cash flow management and market volatility. Investors considering negative gearing should conduct thorough research, seek professional financial advice and ensure they have a clear understanding of both the strategy's benefits and its potential pitfalls. With careful planning and management, negative gearing can be a valuable tool in an investor's portfolio, offering a pathway to long-term wealth accumulation through the property market.
Mark Wei is a co-founder at PropertySensor and has worked in Planning, Data and Reporting roles across some of the biggest companies in the world, including Philip Morris, Nike and Mercedes-Benz.