{"id":14827,"date":"2020-02-25T15:50:00","date_gmt":"2020-02-25T04:50:00","guid":{"rendered":"https:\/\/www.prosolution.com.au\/?p=14827"},"modified":"2020-02-25T15:54:19","modified_gmt":"2020-02-25T04:54:19","slug":"investment-property-holding-costs","status":"publish","type":"post","link":"https:\/\/wealthcoach.com.au\/stage\/investment-property-holding-costs\/","title":{"rendered":"The cost to hold an investment property hits an all-time low"},"content":{"rendered":"\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1000\" height=\"250\" data-attachment-id=\"14832\" data-permalink=\"https:\/\/wealthcoach.com.au\/stage\/investment-property-holding-costs\/time-to-buy-email\/\" data-orig-file=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/Time-to-buy-Email.png?fit=1000%2C250&amp;ssl=1\" data-orig-size=\"1000,250\" data-comments-opened=\"0\" data-image-meta=\"{&quot;aperture&quot;:&quot;0&quot;,&quot;credit&quot;:&quot;&quot;,&quot;camera&quot;:&quot;&quot;,&quot;caption&quot;:&quot;&quot;,&quot;created_timestamp&quot;:&quot;0&quot;,&quot;copyright&quot;:&quot;&quot;,&quot;focal_length&quot;:&quot;0&quot;,&quot;iso&quot;:&quot;0&quot;,&quot;shutter_speed&quot;:&quot;0&quot;,&quot;title&quot;:&quot;&quot;,&quot;orientation&quot;:&quot;0&quot;}\" data-image-title=\"Time-to-buy-Email\" data-image-description=\"\" data-image-caption=\"\" data-medium-file=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/Time-to-buy-Email.png?fit=300%2C75&amp;ssl=1\" data-large-file=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/Time-to-buy-Email.png?fit=1000%2C250&amp;ssl=1\" src=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/Time-to-buy-Email.png?resize=1000%2C250&#038;ssl=1\" alt=\"investment property holding costs \" class=\"wp-image-14832\" srcset=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/Time-to-buy-Email.png?w=1000&amp;ssl=1 1000w, https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/Time-to-buy-Email.png?resize=300%2C75&amp;ssl=1 300w, https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/Time-to-buy-Email.png?resize=768%2C192&amp;ssl=1 768w\" sizes=\"(max-width: 1000px) 100vw, 1000px\" data-recalc-dims=\"1\" \/><\/figure>\n\n\n\n<p>Over the last few weeks, lenders have aggressively cut\nfixed rates, particularly for investors that borrow on an interest only basis.\nThree and five year fixed rates now range between 3.18% and 3.40% p.a. This\nmeans the cost to hold an investment property is as low as it\u2019s ever been. &nbsp;&nbsp;&nbsp;<\/p>\n\n\n\n<p>This doesn\u2019t mean we all should run out and buy an\ninvestment property. <\/p>\n\n\n\n<iframe loading=\"lazy\" src=\"https:\/\/webplayer.whooshkaa.com\/episode\/580421?theme=light&#038;enable-volume=true\" height=\"190\" width=\"100%\" scrolling=\"no\" frameborder=\"0\" allow=\"autoplay\"><\/iframe>\n\n\n\n<h3 class=\"wp-block-heading\">Historic investment property holding costs  <\/h3>\n\n\n\n<p>The graph below charts the annual after-tax holding cost\nof a median value house (average of Melbourne &amp; Sydney) expressed in\ntoday\u2019s dollars. As you can see, a property\u2019s after-tax holding costs have\ntypically ranged between $10,000 and $30,000 per annum over the past 40 years. <\/p>\n\n\n\n<figure class=\"wp-block-image size-large\"><a href=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/holding-costs.png?ssl=1\"><img loading=\"lazy\" decoding=\"async\" width=\"832\" height=\"543\" data-attachment-id=\"14829\" data-permalink=\"https:\/\/wealthcoach.com.au\/stage\/investment-property-holding-costs\/holding-costs\/\" data-orig-file=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/holding-costs.png?fit=832%2C543&amp;ssl=1\" data-orig-size=\"832,543\" data-comments-opened=\"0\" data-image-meta=\"{&quot;aperture&quot;:&quot;0&quot;,&quot;credit&quot;:&quot;&quot;,&quot;camera&quot;:&quot;&quot;,&quot;caption&quot;:&quot;&quot;,&quot;created_timestamp&quot;:&quot;0&quot;,&quot;copyright&quot;:&quot;&quot;,&quot;focal_length&quot;:&quot;0&quot;,&quot;iso&quot;:&quot;0&quot;,&quot;shutter_speed&quot;:&quot;0&quot;,&quot;title&quot;:&quot;&quot;,&quot;orientation&quot;:&quot;0&quot;}\" data-image-title=\"holding-costs\" data-image-description=\"\" data-image-caption=\"\" data-medium-file=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/holding-costs.png?fit=300%2C196&amp;ssl=1\" data-large-file=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/holding-costs.png?fit=832%2C543&amp;ssl=1\" src=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/holding-costs.png?resize=832%2C543&#038;ssl=1\" alt=\"investment property holding costs \" class=\"wp-image-14829\" srcset=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/holding-costs.png?w=832&amp;ssl=1 832w, https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/holding-costs.png?resize=300%2C196&amp;ssl=1 300w, https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/holding-costs.png?resize=768%2C501&amp;ssl=1 768w\" sizes=\"(max-width: 832px) 100vw, 832px\" data-recalc-dims=\"1\" \/><\/a><\/figure>\n\n\n\n<p>The red line is the estimated annual after-tax holding\ncosts based on current fixed rates. <\/p>\n\n\n\n<h3 class=\"wp-block-heading\">A $800k apartment will cost $500 per month to hold <\/h3>\n\n\n\n<p>Let\u2019s look at the cost to hold an $800,000 investment\nproperty (apartment) using actual data as an example. <\/p>\n\n\n\n<figure class=\"wp-block-image size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"584\" height=\"340\" data-attachment-id=\"14831\" data-permalink=\"https:\/\/wealthcoach.com.au\/stage\/investment-property-holding-costs\/actual-costs\/\" data-orig-file=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/actual-costs.png?fit=584%2C340&amp;ssl=1\" data-orig-size=\"584,340\" data-comments-opened=\"0\" data-image-meta=\"{&quot;aperture&quot;:&quot;0&quot;,&quot;credit&quot;:&quot;&quot;,&quot;camera&quot;:&quot;&quot;,&quot;caption&quot;:&quot;&quot;,&quot;created_timestamp&quot;:&quot;0&quot;,&quot;copyright&quot;:&quot;&quot;,&quot;focal_length&quot;:&quot;0&quot;,&quot;iso&quot;:&quot;0&quot;,&quot;shutter_speed&quot;:&quot;0&quot;,&quot;title&quot;:&quot;&quot;,&quot;orientation&quot;:&quot;0&quot;}\" data-image-title=\"actual-costs\" data-image-description=\"\" data-image-caption=\"\" data-medium-file=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/actual-costs.png?fit=300%2C175&amp;ssl=1\" data-large-file=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/actual-costs.png?fit=584%2C340&amp;ssl=1\" src=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/actual-costs.png?resize=584%2C340&#038;ssl=1\" alt=\"investment property holding costs \" class=\"wp-image-14831\" srcset=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/actual-costs.png?w=584&amp;ssl=1 584w, https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/actual-costs.png?resize=300%2C175&amp;ssl=1 300w\" sizes=\"(max-width: 584px) 100vw, 584px\" data-recalc-dims=\"1\" \/><\/figure>\n\n\n\n<p>Therefore, this property, for example will cost you circa\n$505 per month (after-tax) to hold. <\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Low rates will likely inflate property values <\/h3>\n\n\n\n<p>It is a commonly accepted economic principal that lower\ninterest rates typically lead to an increase in asset values (i.e. the value of\nequities and property rise). The reason being is that the lower cost of debt\nmeans higher profits to owners which means assets are worth more. <\/p>\n\n\n\n<p>The graph below charts three variables: <\/p>\n\n\n\n<ul><li>The\nrolling average capital growth rate over 20 years for median houses in\nMelbourne and Sydney; and <\/li><li>The\ncost to hold an investment property (as charted above). This is calculated as\nthe annual after-tax holding cost of a median house based on prevailing\ninterest rates at that time, expressed in today\u2019s dollars; and <\/li><li>The\naverage rolling 20 year growth rate between 2000 and end of 2019. <\/li><\/ul>\n\n\n\n<figure class=\"wp-block-image size-large\"><a href=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/cash-flow-and-growth.png?ssl=1\"><img loading=\"lazy\" decoding=\"async\" width=\"881\" height=\"575\" data-attachment-id=\"14830\" data-permalink=\"https:\/\/wealthcoach.com.au\/stage\/investment-property-holding-costs\/cash-flow-and-growth\/\" data-orig-file=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/cash-flow-and-growth.png?fit=881%2C575&amp;ssl=1\" data-orig-size=\"881,575\" data-comments-opened=\"0\" data-image-meta=\"{&quot;aperture&quot;:&quot;0&quot;,&quot;credit&quot;:&quot;&quot;,&quot;camera&quot;:&quot;&quot;,&quot;caption&quot;:&quot;&quot;,&quot;created_timestamp&quot;:&quot;0&quot;,&quot;copyright&quot;:&quot;&quot;,&quot;focal_length&quot;:&quot;0&quot;,&quot;iso&quot;:&quot;0&quot;,&quot;shutter_speed&quot;:&quot;0&quot;,&quot;title&quot;:&quot;&quot;,&quot;orientation&quot;:&quot;0&quot;}\" data-image-title=\"cash-flow-and-growth\" data-image-description=\"\" data-image-caption=\"\" data-medium-file=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/cash-flow-and-growth.png?fit=300%2C196&amp;ssl=1\" data-large-file=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/cash-flow-and-growth.png?fit=881%2C575&amp;ssl=1\" src=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/cash-flow-and-growth.png?resize=881%2C575&#038;ssl=1\" alt=\"investment property holding costs and capital growth rate\" class=\"wp-image-14830\" srcset=\"https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/cash-flow-and-growth.png?w=881&amp;ssl=1 881w, https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/cash-flow-and-growth.png?resize=300%2C196&amp;ssl=1 300w, https:\/\/i0.wp.com\/wealthcoach.com.au\/stage\/wp-content\/uploads\/2020\/02\/cash-flow-and-growth.png?resize=768%2C501&amp;ssl=1 768w\" sizes=\"(max-width: 881px) 100vw, 881px\" data-recalc-dims=\"1\" \/><\/a><\/figure>\n\n\n\n<p>This chart demonstrates that periods of higher capital\ngrowth have tended to follow periods of time where holding costs were below\naverage. <\/p>\n\n\n\n<h3 class=\"wp-block-heading\">It may cost you less cash flow to generate similar capital growth rates <\/h3>\n\n\n\n<p>As you can see from the chart above, the rolling 20 year\ncapital growth rates have ranged between 4% p.a. and 9% p.a. It\u2019s a big range\nbecause of the particular periods of time. For example, the low growth in 2009\nmeasures how property values changed just prior to the early 1990\u2019s recession\nand during the midst of the GFC \u2013 two unfortunate points in history. Similarly,\nthe peak in 2003 measures growth from the early 1980\u2019s when property boomed. <\/p>\n\n\n\n<p>Perhaps the best long-term indicator is the average rate\nof 7% p.a. The average inflation rate since year 2000 is circa 2.5% p.a., so\nthe real growth rate (i.e. excluding inflation) has been 4.5% p.a. In today\u2019s\nterms, that equates to a growth rate of circa 6% p.a., assuming inflation will\ncontinue to hover at around 1.5% p.a. <\/p>\n\n\n\n<p>Investing in an asset that generates a growth rate of 6%\np.a. that only costs $500 per month to hold could produce tremendous financial\noutcomes. <\/p>\n\n\n\n<ul><li>Cost flow cost in today\u2019s dollars over 20 years\n= $100,000<\/li><li>Value uplift in today\u2019s dollars after 20 years =\nover $1.3 million <\/li><\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">But interest rates will surely rise one day <\/h3>\n\n\n\n<p>Of course, the above calculation is academic and as such\ncould be misleading. Lots of things could change, which would change the above\ncalculation. Capital growth rates could be lower, interest rates could rise,\nthe property might require capital improvements and so on. <\/p>\n\n\n\n<p>I freely acknowledge all these factors. The point I\u2019m\ntrying to make is that if capital growth rates remain the same, which I think\nis likely given population growth and lower interest rates, then the lower\nholding costs will lead to better overall investment returns. How much \u201cbetter\u201d\nwill those returns be? Only time will tell. No one really knows. <\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Low rates can encourage mistakes <\/h3>\n\n\n\n<p>Asset mispricing is more likely to occur in lower\ninterest rate markets as a result of the inefficient allocation of capital. Put\nsimply, people, businesses and institutions take higher and maybe less diligent\nrisks because the cost of money is so low. This can include overpaying for\nassets. Relating this to the property market, it is possible that most property\nprices will rise i.e. good and bad properties alike.<\/p>\n\n\n\n<p>And, if lower rates lead to higher values, the reverse\ncan be true also. When rates eventually rise, values can fall, particularly for\nlower-quality assets that don\u2019t have strong fundamentals. &nbsp;<\/p>\n\n\n\n<p>The best way to mitigate these risks (i.e. being caught in an overinflated market) is to level up on <em>quality<\/em>. This means investing in the <a href=\"https:\/\/wealthcoach.com.au\/stage\/makes-proprty-investment-grade\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">highest quality property<\/a> that your budget will allow. Focusing on quality is vital in all markets, but arguably even more important in a lower interest rate market. <\/p>\n\n\n\n<h3 class=\"wp-block-heading\">What to do next <\/h3>\n\n\n\n<p>As I said above, you should not take this blog as an\nindicator that I believe everyone should rush out and invest in property. No. I\nthink you should develop your own investment strategy that suits your personal\ncircumstances and risk profile. Then implement that strategy without being too\ndistracted by market conditions. <\/p>\n\n\n\n<p>The point of this blog is to point out that maybe the stars have aligned for property investors due to: (1) all-time low property holding costs (2) low interest rates will which likely lead to higher asset values and (3) improved sentiment in the property market will further stimulate price growth. And if your personal strategy includes investing in property, now could be the time to do it. As always, if you have any questions or need any assistance, <a href=\"https:\/\/wealthcoach.com.au\/stage\/you\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">we are here to help<\/a>. <\/p>\n   ","protected":false},"excerpt":{"rendered":"<p>Over the last few weeks, lenders have aggressively cut fixed rates, particularly for investors that borrow on an interest only basis. Three and five year fixed rates now range between&#8230;<\/p>\n","protected":false},"author":4,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_exactmetrics_skip_tracking":false,"_exactmetrics_sitenote_active":false,"_exactmetrics_sitenote_note":"","_exactmetrics_sitenote_category":0,"__cvm_playback_settings":[],"__cvm_video_id":"","_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"footnotes":""},"categories":[18],"tags":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v21.9 (Yoast SEO v21.9.1) - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Investment property holding costs hits an all-time low<\/title>\n<meta name=\"description\" content=\"Investment property holding costs hit an all-time low due to low interest rates. 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