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- Herausgeber: John Wiley & Sons
- Kategorie: Fachliteratur
- Sprache: Englisch
Take the stress out of buying a property with this handy guide that covers everything you need to know! Are you a first-time buyer? Or perhaps you're looking to move on and up in today's competitive property market? If you feel overwhelmed by the jargon, the unsolicited advice, and the complicated finances, you're not alone. So how can you be confident you're ticking all the right boxes? With Buying a Property For Dummies! This straightforward, step-by-step guide will help you get the best deal on your new house, apartment or investment property. * Learn about different types of residential properties and different buying strategies * Calculate the costs ahead of you and understand how your mortgage will work * Learn how to value a property, negotiate, and make a successful bid or offer * Get tips on when and where to seek expert help There's no denying that buying property can be stressful. But with Buying a Property For Dummies, you can sleep easy. This clear, practical handbook will ensure you're making the right moves to realise your property dream sooner--and that new your property is a sound investment for your future!
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Veröffentlichungsjahr: 2023
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Buying a Property For Dummies®, Australian Edition
Published by
John Wiley & Sons, Australia Ltd
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www.dummies.com
Copyright © 2023 John Wiley & Sons Australia, Ltd
The moral rights of the authors have been asserted.
ISBN: 978-1-394-17042-5
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Buying a Property For Dummies®
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Table of Contents
Cover
Title Page
Copyright
Introduction
About This Book
Foolish Assumptions
Icons Used in This Book
Where to Go from Here
Chapter 1: Getting Ready to Buy Real Estate
Purchasing Residential Properties
Using Your Home as a Base for Investing
Considering Rentvesting
Chapter 2: Understanding Buying Strategies
Buying Property Strategies
Taking Advantage of Off-Market Sales
Chapter 3: Finding Your Expert Team
Establishing Your Team Early
Getting Good Legal Advice
Lining Up a Lender or Mortgage Broker
Adding an Accountant
Inspecting with a Building Expert
Working with Real Estate Professionals to Buy and Sell Property
Chapter 4: Financing Your Property Purchase
Calculating the Costs of Entry
Rounding Up the Required Cash
Primary Sources of Finance: Lenders Big and Small
Chapter 5: Understanding Mortgages
Taking a Look at Mortgages
Making Some Decisions
Sizing Up Banking Products
Chapter 6: Working Out the Ongoing Costs of Real Estate
Budgeting for the Inevitable
Ongoing Property Taxes
Other Costs to Be Aware Of
Chapter 7: Evaluating Property and Making an Offer
Valuation: Working Out How Much to Pay
Negotiating Basics
Making Your Offer
Determining How to Hold Title
Chapter 8: Getting Your Head Around the Legal Requirements
Offer Accepted!
Conducting Formal Due Diligence
Using the Settlement Period Wisely
Chapter 9: Ten (Okay, Six) Signs You’re About to be Stung by a Spruiker
Not disclosing kickbacks or commissions
Offering discounts for signing contracts immediately
Using pressure tactics
Running free seminars that come with hard sells
Not following the same investment strategy
Using the cut-and-run approach
Index
About the Authors
Connect with Dummies
End User License Agreement
List of Tables
Chapter 7
TABLE 7-1 Market Data Summary
TABLE 7-2 Adjusting Sales Price to Determine Value
Chapter 8
TABLE 8-1 Typical Allocation of Expenses
Guide
Cover
Title Page
Copyright
Table of Contents
Begin Reading
Index
About the Authors
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Introduction
Welcome to Buying a Property For Dummies — the beginner’s guide to buying property.
With each passing year, prospective homeowners and investors seem to become more and more concerned that they will never purchase a home of their own, let alone an investment property. But here’s the thing: If we have learned anything in all the years that we’ve been writing about, analysing, reporting and (in Bruce’s case) advising on property markets, it’s that the dream of home ownership becomes a reality for most, with many of us going on to own one, two or even three investment properties.
Of course, we do this because we believe in property ownership as a low-risk way to secure our financial futures — plus, the idea of merely surviving on the pension when we retire, perhaps for many decades, is just not palatable for most of us.
Even when property prices seem to have reached unaffordable levels, first-time buyers and investors can always find ways and means to secure their very own slice (or slices) of real estate. These days, they do this in a variety of ways, but the end result is the same — one day their perseverance pays off and they are handed a set of keys to a property that has their name on the title.
Let’s be honest, buying your first property, whether it be as a home or an investment, has always been hard, because it takes dedication, commitment and persistence to make it happen — saving for that first deposit, in particular, takes sacrifice. It was the same when people bought their first property back in the 1960s, the same when we bought our first dwellings in the 1990s and 2000s, and it’s likely to continue this way for decades to come.
However, books such as this one can help you achieve your dream of property ownership by not only outlining all of the factors that you need to know to ensure you understand what’s involved, but also educating you on the ‘how, what and where’ to buy to ensure that your first property won’t be your last.
About This Book
Buying a Property For Dummies covers tried and proven real estate buying and investing strategies that real people, just like you, use to build wealth and achieve their dreams of home ownership.
Unlike with so many property book authors, though, we don’t have an alternative agenda in writing this book. Some real estate investing books are little more than promotional materials for high-priced seminars or developments the author is selling. The objective of this book is to give you the best information as a prospective homeowner or property investor, so that, when you buy a property or properties, you can do so wisely and confidently.
Foolish Assumptions
Whenever authors sit down to write books, they have particular audiences in mind. Because of this, they must make some assumptions about who the reader is and what that reader is looking for. Here are a few assumptions that we’ve made about you:
You’re looking for a way to buy or invest in real estate but don’t know what types of properties and strategies are best. (We’ll show you.)
You’re considering buying your next home or an investment property — be it a house, a unit, an apartment or flat, or a townhouse in a metro or regional area, but your real estate experience is largely limited to owning your own home or renting.
You’re concerned that the opportunity to buy a home or investment property is passing you by after missing out a few times already or getting caught up in analysis paralysis.
You might own your home and perhaps one investment property, but don’t want to make a mistake when buying your next one because it’s too important to your future financial plans and dreams.
You’re just plain frustrated that you haven’t yet achieved your dream of property ownership and are looking for some expert assistance to help turn your dream into a real estate reality.
If any of these descriptions hits home for you, you’ve come to the right place.
Icons Used in This Book
Throughout this book, you can find friendly and useful icons to enhance your reading pleasure and to note specific types of information. Here’s what each icon means:
This icon flags concepts and facts that we want to ensure you remember as you make your real estate purchases and investments.
Included with this icon are complex examples and interesting technical stuff that you may want to read to become even more familiar with the topic.
This icon points out something that can save you time, headaches, money or all of the above!
Here we’re trying to direct you away from blunders and errors that others have made when investing in property. This alerts you to those who may have conflicts of interest or offer biased advice, as well as other concerns that could really cost you big bucks.
Where to Go from Here
Buying a Property For Dummies is designed to provide prospective homebuyers and early-stage investors with the education you need to make informed property-buying decisions. Consider this book as the one that will give you a sound overview of many of the key concepts of purchasing real estate as a homebuyer or an investor.
Of course, if you’re ready to take the next step or are seeking more advanced and thorough information, you should pick up a copy of Property Investing For Dummies, 3rd Australian edition (also written by us and published by Wiley) to help you on your path to successful real estate investment and a prosperous financial future.
Chapter 1
Getting Ready to Buy Real Estate
IN THIS CHAPTER
Looking at residential properties
Buying a home and then an investment property
Comprehending rentvesting
Buying a first home or investment property can be a stressful time for many people. Chances are the purchase is going to be the most money you have ever spent on anything in your entire life! But worry not, because you are taking positive action and educating yourself beforehand via this book. The key to successful property selection — either for your home or as an investment property — is recognising that a one-size-fits-all approach is not possible. So, by learning about the different types of residential properties available, as well as some solid investing principles, you’re setting yourself up to make savvy purchasing decisions with the potential for sound capital growth in the years ahead.
In this chapter, we take you through some of the basics about buying residential properties, and using your home as a base for buying your first investment property. We also outline some of the benefits of rentvesting — or buying an investment property while continuing to rent in your preferred location.
Purchasing Residential Properties
Residential property can be an attractive real estate investment for many people. Residential housing is easier to understand, purchase and manage than most other types of property, such as office, industrial and retail property. Either as a homeowner or a renter, you already have some level of experience locating the type of property you want to live in, working out how much you can afford, and maintaining that property.
If you’ve been in the market for a home yourself, you know that, in addition to freestanding (detached) houses, you can choose from numerous types of attached or multi-dwelling properties, including units, apartments and townhouses. In the following sections, we provide an overview of why some of these may make an attractive option for you.
Freestanding houses
From a long-term investment point of view, freestanding houses have usually performed better in the long run than attached housing, units or apartments. In a sound real estate market, most housing appreciates, but traditional detached homes tend to outperform other housing types for the following reasons:
Freestanding houses tend to attract more potential buyers — most people, when they can afford it, prefer detached dwellings, particularly for the increased privacy (and space).
Attached housing, or units and townhouses, is less expensive and easier to build — and to overbuild. Because of this potential for surplus properties on the market, such property tends to appreciate more moderately in price.
Land value is the major driver of property prices — so the higher the land content, the more likely the capital growth. And a freestanding house, in most cases, has a higher proportion of land content than attached housing.
Because freestanding houses are the first choice for most Australians, market prices for such dwellings can sometimes become inflated beyond what’s justified by the rental income that they can produce. And even if you’re buying the property to live in yourself, potential rental income compared to purchase price is a good indication of whether the property is overprice.
Detached houses are likely to produce lower rental yields (rent as a proportion of current value, for the purpose of market comparison) than most other options, partly because of the higher purchase prices of houses versus units.
As the homeowner, you are responsible for maintenance and repairs of the property. If you’re purchasing the property as an investment and you engage a property manager (as we always recommend), your manager will find the tradespeople and coordinate and oversee the work, while the fees for such work will come out of your returns. (See Chapter 3 for more on gathering your expert team.) Also recognise that, if you purchase a house with many fine features and amenities, tenants living in your property won’t necessarily treat it with the same tender loving care that you might.
A primary rule of being a successful landlord is to let go of any emotional attachment to a property. But that sort of attachment on the tenant’s part is favourable: The more tenants make your rental property their ‘home’, the more likely they are to return it to you in good condition — except for the expected normal wear and tear of day-to-day living.
Attached housing
As the cost of land around major cities has skyrocketed, packing more multi-dwelling units into a given plot of land keeps housing somewhat more affordable. Here, we discuss the investment merits of units, apartments, and townhouses — for owner-occupiers and investors alike.
Apartments and units
When you purchase a flat or apartment, you’re actually purchasing the airspace and interior surfaces of a specific apartment as well as a proportionate interest in the common areas — the pool, tennis court, grounds, hallways, roof-top gardens and so on. Although you (or your tenants if you’re an investor) have full use and enjoyment of the common areas, the body corporate or owners corporation (the collective owners of all apartments in the block) actually owns and maintains the common areas, as well as the building structures themselves, which typically include the foundations, outside walls and doors, roof, and the plumbing, electrical and other building systems. Before purchasing an apartment, you should review the body corporate governing documents to check what’s considered common areas, and take into account annual body corporate fees.
A unit, on the other hand, can be an attached or detached dwelling on a block of land, with shared common ground (such as driveways and gardens). Examples include two, three or more dwellings that have been built on a single block of land.
One advantage that apartments and units have over other property options is that most bodies corporate deal with issues such as roofing and gardening for the entire building and receive bulk-buying benefits. Note: You’re still responsible for maintenance that’s needed inside your unit, such as servicing appliances and interior painting. For investors, apartments tend to produce higher yields because of the lower purchase price points.
Although apartments may be somewhat easier to maintain, they tend to appreciate slower than houses and even units, unless they’re located in a desirable urban area. This is in part because most apartment blocks lack the scarcity value of houses.
Townhouses
Essentially attached homes, townhouses are a hybrid between ‘air space only’ apartments and houses. Like apartments and units, townhouses are usually attached, typically sharing walls and a continuous roof. But townhouses are often two- or even three-storey buildings that can come with a courtyard or balcony and offer more privacy than an apartment. That generally means you don’t have someone living above or below you.
As with apartments, it’s extremely important that you review the body corporate governing documents before you purchase a townhouse to see exactly what you legally own. Townhouses are usually organised so that no limitations are stipulated on the transferability of ownership of the individual lot that encompasses each dwelling and often a small area of immediately adjacent land or air space for a patio or balcony. Courtyards are often exclusive-use common property, because, although the owner has sole use of the area, the body corporate still owns it. The common areas are all part of a larger single lot, and each owner is a shareholder, in equal proportion, of the common area.
Deciding among the options
Choosing a home to live in yourself is a very personal decision, determined by many factors — including your own lifestyle requirements and the kinds of design elements you find aesthetically pleasing. From a pure investment perspective, my top recommendations for first-time investors are houses or well-located units that offer scarcity value (such as Art Deco design elements) or those with desirable attributes (such as water views).
Apartments make more sense for homebuyers and investors who don’t want to deal with building maintenance and security issues. (See Chapter 6 for more on the ongoing costs of real estate.) Avoid shared-wall dwellings (particularly apartments) in inner-city areas where the availability of prime development sites (property allotments ripe for development) makes building many more apartment towers more likely. Apartment prices tend to perform best where nearby land has already been fully (or nearly fully) developed.
For higher returns as an investor, look for property where relatively simple cosmetic changes can allow you to raise rents, and so increase the market value of the property. Examples of such improvements may include, but aren’t limited to:
Adding fresh paint and floor coverings
Improving the landscaping
Upgrading the kitchen with new appliances and new cabinet and drawer hardware
All the preceding changes can totally change the look and feel of the property.
Whether you’re buying for yourself or as an investor, look for property with a great location and good physical condition but with some maintenance that the current owner has put off — for example, a property with a large yard but dead grass, or a two- or three-car garage but with peeling paint or a broken garage door. These cosmetic issues can help keep the purchase price down. Then you can develop a hit list of items to achieve maximum results for minimum dollars. As well as fixing the paintwork, for example, you could also add a remote garage door opener to jazz up the property for minimum cost. You might be surprised how much aesthetic appeal and value you can add to a property owned by a burnt-out, absentee, or totally uninterested owner who’s tired of maintaining the property.
Unless you can afford a large deposit (20 to 30 per cent or more), the early years of property ownership may financially challenge you, depending on the type of property:
Houses:
The early years of owning a property are usually the most difficult financially, particularly with houses. The reason: Land value. Houses sell at a premium, especially relative to the rent they command because the land itself has a lower rental value than the dwelling.
Apartments or apartment buildings:
Apartments and apartment buildings, particularly those with many dwellings, are generally more affordable to purchase and, for investors, occasionally can produce a small positive cash flow, even in the early years of ownership.
See Chapter 2 for more on buying strategies once you have narrowed down your property options, and see Chapters 4 and 5 for more on financing your purchase and mortgages.
Using Your Home as a Base for Investing
The first foray into property purchasing for most people is a home in which to live. In the following sections, we not only cover the advantages inherent in buying a home for your own use, but also explain why a home and an investment property are essentially mutually exclusive purchases (except in the case of holiday homes). We also cover the implications of converting your home to a rental property, as well as fixing it up and selling it.
An important concept to understand is that a ‘home’ is not an ‘investment property’ from the perspective of investing. The two types of assets have too many differences, particularly when it comes to tax treatment, for them to be talked about as the same thing. However, it is important to always consider every home you buy as an investment because of the significant financial outlay that is required. In this book, when you see the word ‘home’, we’re talking about the dwelling in which you live (also known in tax terms as the principal place of residence). However, ‘investment property’ can pretty much cover any other property on which an income, usually rent, is earned.
Although a home is not an investment property technically, for most people their home is the basis from which most investment property is bought. The equity that has built up, for people who have owned their own home for a few years and have seen the value of their home grow and their loan reduce, becomes the cornerstone from which real wealth is built. The equity can be used as security for other investments in property. Outside of a large cash deposit, banks see home equity as the best source of security for their customers to use to reinvest.
Why tax makes ‘home’ and ‘investment’ different
What separates the taxation treatment of homes from that of rented properties is the federal government’s intention that the principal place of residence (home) should not be taxed, whereas investment properties should be taxed on the profits or income made in the same way that all other economic investments are taxed.
The first major difference is capital gains tax (CGT) — a home is generally exempt from CGT when sold. How much money you’ve made on your home doesn’t matter. If the property has truly always simply been your home, you do not pay CGT on any profit you make. If you initially paid $500,000 for your home, for example, and you sell it for $2 million, you won’t have to pay CGT — not a cent. Making the same profit on an investment property is a different story. You do have to pay CGT. (For more information on CGT and how it’s charged, you can check out our larger title Property Investing For Dummies, 3rd Australian Edition, published by Wiley. You can also go to the website for the Australian Tax Office — www.ato.gov.au.)
The second major tax difference between your home and an investment property is in the treatment of expenses incurred in relation to a property. By expenses, we mean the ongoing costs of holding or maintaining a property, such as mortgage interest, construction or capital-improvement costs, maintenance costs and government imposts. Usually, these expenses aren’t tax-deductible for homeowners, but are deductible for an investment property. Tax deductibility makes a big difference to the real cost of an item. Homeowners who pay $200 to change the locks on their front door get no deduction. But an investor who pays $200 for the same work can have a proportion of the cost returned through tax (depending on the investor’s marginal tax rate), which effectively reduces the cost of the same work.
Buying a place of your own
During your adult life, you’re going to need a roof over your head for many decades. You have two options: Either buy a place to live in yourself or pay someone else rent to live in a property they own. Real estate is the only purchase or investment that you can either live in or rent out to produce income. Shares, bonds or managed funds can’t provide a roof over your head — or anyone else’s either!
Unless you expect to move within the next few years, buying a property to call home probably makes good long-term financial sense. (Even if you relocate, you may decide to continue owning the property and rent it out.) Owning usually costs less than renting over the long haul (your loan gets locked in at the start and becomes progressively smaller in real terms as the years roll on, while rents continue to rise) and allows you to build equity in an asset (the difference between market value and loans against the property).
You can briefly consider your home as part of your investment portfolio when you use that home as the cornerstone of your wealth-creation plans. It’s usually the biggest single investment that you make. It’s also usually responsible for creating equity that you can later use to make further investments (such as buying investment properties). Many people move to a less costly home when they retire (known as downsizing). Downsizing in retirement frees up the equity you’ve built up over years of home ownership. You can use this money to supplement your retirement income and superannuation, and for any other purpose your heart desires.
Another way your home is similar to an investment is that your home usually appreciates in value over the years, and you can use that money to further your financial or personal goals. You can also turn your home into an investment property if you decide to buy and move into another property. But at this point — particularly for tax purposes — the former home stops being a ‘home’ and becomes an ‘investment property’, and your new home gets the tax advantages and disadvantages of becoming your home.
