Property details:
Consider a new Queensland house and land package (three bedroom brick residence to be built on a large block) that is for sale for $465,000 and is to be rented for $470 per week. Apart from standard rental management and letting fees, rental expenses will include rates ($1850), insurance ($750), maintenance ($900), pest control ($150) and other costs ($150). The land costs $220,000, the actual construction cost of the house will be $230,000 which includes $26,000 worth of fixtures and fittings. The purchase costs include normal State Government stamp duty and title transfer fees and $1250 solicitor’s fees to cover the conveyancing.
Loan details:
Principal and interest finance can be arranged at 7.2% over 30 years to cover all costs, including purchase and loan costs. The total loan costs include a fixed establishment fee of $500, no mortgagee insurance, and the remainder of the loan costs are as per the program defaults.
Investor details:
The investor’s current annual taxable income is $85,000 per year, his spouse’s is $35,000 and they wish to purchase the property in joint names. They currently own their own home and have estimated annual living expenses to be $45,000 per year.
What if:
If they use their own home as collateral and borrow the entire amount for the investment property, what sort of a return (IRR) can they expect over a ten-year period if the annual growth rate is 5% and the annual inflation rate is 2%.
The estimated after-tax internal rate of return should show 17.71% (This assumes that they are calculated using the 2016/17 Australian tax scales). Their contribution in the first year is $11,782 (after-tax cash flow) or a cost of about $227 per week. The equity built up in the property after ten years is estimated to be $338,625.
If we compare it to the $465k property in Example 1, the return and after-tax costs are very similar. The main difference between the figures for the two examples is that the Purchase costs (7,692) are much less for this property than the earlier one ($17,117) because the State Government charges for stamp duty and transfer of title is based on the land only, but there are holding costs during construction phase ($10,920) that are not incurred in the established property.