Property Investing After the Budget: Can You Afford the Negative Cash Flow?
After the Budget, can you afford negative cash flow? A 10-year Perth investment property model shows the profit, IRR and weekly cost of holding.
Investment property: personal name, company or trust after the new tax rules?
Negative gearing, CGT and trust tax rules change from 2027. Here is how buying an investment property in a personal name, company or trust compares now.
Which property investors will be least affected by the new negative gearing rules?
Negative gearing has changed for established properties bought after 12 May 2026. Here’s how it may affect your borrowing capacity, and why it may not be as bad as you think.
Offset Accounts – When They May Not Be Worth It
An offset account can be a powerful tool for reducing the interest you pay on your home loan.But despite the benefits, there are situations where an offset may not be the most cost-effective choice. Let’s break down when it might not work in your favour. 1️⃣ Low or No Savings Offset accounts only save interest when you keep money in them.If your balance is usually low, the interest savings will be minimal. In this case, a basic home loan without an offset — often with lower fees or a lower rate — may actually be cheaper. 2️⃣ Higher Fees or Higher Interest Rates Many lenders charge: for loans that include an offset account. If you don’t hold a meaningful amount of savings, the higher cost could outweigh any benefit. 3️⃣ Offset Linked to an Investment Property If you still have an owner-occupied (OO) loan, your offset should usually sit against that loan first — because OO loan interest is not tax-deductible. Using an offset for an investment loan only tends to make sense when: 4️⃣ Short Loan Terms or Frequent Refinancing If you expect to: you might not keep the loan long enough to benefit from the offset — especially given the extra fees or higher rate. 5️⃣ Not Managing Cash Flow Through the Offset To maximise savings, you need to: If you don’t use the account this way, the benefit drops significantly. A Good Mortgage Broker Makes a Difference A good broker will take the time to understand your situation, goals, and habits, then recommend products that truly suit you — not just loans that pay higher commissions. If you’d like help choosing between an offset loan and a basic loan, feel free to reach out. I’m always happy to walk you through the pros and cons so you can make the best decision for your situation.
Tài Khoản Offset – Khi Nào Có Thể Không Có Lợi?
Tài khoản offset thường được khuyên dùng vì có thể giúp bạn tiết kiệm lãi vay mua nhà 🏡💰.Tuy nhiên, thực tế là không phải lúc nào offset cũng mang lại lợi ích tối ưu.Dưới đây là những trường hợp bạn nên cân nhắc kỹ trước khi chọn vay kèm offset. 1️⃣ Bạn có ít hoặc gần như không có tiền tiết kiệm Offset chỉ hiệu quả khi bạn duy trì một số tiền đủ lớn trong tài khoản.Nếu số dư luôn thấp, khoản tiết kiệm lãi không đáng kể. 👉 Khi đó, một gói vay cơ bản (basic loan) — thường có lãi suất hoặc phí thấp hơn — có thể phù hợp hơn. 2️⃣ Phí và lãi suất của gói offset cao hơn Hầu hết các ngân hàng sẽ: Nếu bạn không giữ số tiền tiết kiệm lớn, chi phí thêm này có thể cao hơn số tiền lãi bạn tiết kiệm được. 👉 Trong trường hợp này, chọn gói vay lãi thấp sẽ mang lại lợi ích tài chính tốt hơn. 3️⃣ Dùng offset cho bất động sản đầu tư Nếu bạn vẫn còn khoản vay nhà ở (owner occupied), bạn nên: Đối với khoản vay bất động sản đầu tư, offset chỉ thật sự phù hợp khi: 4️⃣ Khoản vay ngắn hạn hoặc có kế hoạch refinance sớm Nếu bạn dự định: Lợi ích từ offset có thể không đủ để bù lại chi phí cao hơn đi kèm với sản phẩm này. 5️⃣ Không quản lý dòng tiền qua tài khoản offset Để tận dụng tối đa offset, bạn cần: Nếu bạn không sử dụng offset đúng cách, hiệu quả tiết kiệm lãi sẽ giảm đi rất nhiều. 💬 Lời khuyên chân thành Một mortgage broker có tâm sẽ luôn xem xét: …để tư vấn sản phẩm phù hợp nhất — không phải sản phẩm mang lại nhiều commission nhất. 📞 Cần hỗ trợ về vay mua nhà hoặc refinance? Bạn có thể gọi cho mình hoặc nhắn tin qua page Cleverly Finance.Mình hỗ trợ tất cả các ngày trong tuần, thời gian linh hoạt để phù hợp với bạn.
Did You Know? Rising Property Prices Can Help You Negotiate a Lower Interest Rate
When you take out a home loan, the Loan-to-Value Ratio (LVR) — the ratio between your loan amount and the property value — is one of the key factors banks use to decide your interest rate. And here’s something many people don’t realise:If your property value has gone up, you may be able to negotiate a lower interest rate — but only if you ask for it. 🔍 Why is LVR so important? ➡️ Higher LVR = higher risk for the bank = higher interest rate➡️ Over time: This means your current LVR is usually lower than when you first bought your home — which can qualify you for a better rate. 🌈 Example When you bought the property: Now: ➡️ Your LVR has dropped by more than 20%.➡️ But banks don’t automatically revalue your property, so your interest rate may still be based on the higher original LVR. If you don’t request a review or refinance, you could be paying more interest than you need to. 🤔 So what should you do? 1️⃣ Ask your bank for a rate reduction You can call your bank and ask them to reduce your interest rate based on your current LVR.If they agree to match the market rate, you can save money instantly — with no refinancing required. 2️⃣ Refinance to another lender If your current lender won’t reduce the rate, refinancing could be a great option (as long as your financial situation meets lending criteria). A mortgage broker can help you: And refinancing isn’t just for lowering rates. It can also help you: 📲 Want to check if you qualify for a lower rate? Send me a message via Cleverly Finance — I’m happy to help you review your options.
Có Thể Bạn Chưa Biết: Giá Nhà Tăng Có Thể Giúp Bạn Thương Lượng Lãi Suất Thấp Hơn
Khi vay mua nhà, LVR (Loan-to-Value Ratio) — tỷ lệ giữa khoản vay và giá trị tài sản — là một trong những yếu tố quan trọng nhất để ngân hàng xác định mức lãi suất mà bạn phải trả. Và điều thú vị là: Giá nhà tăng theo thời gian có thể giúp bạn thương lượng lãi suất tốt hơn, nhưng chỉ khi bạn biết cách yêu cầu. 🔍 Vì sao LVR quan trọng? ➡️ LVR càng cao → rủi ro càng lớn → lãi suất thường cao hơn➡️ Theo thời gian: Kết quả: LVR hiện tại thấp hơn so với lúc mới vay, đồng nghĩa với rủi ro giảm và khả năng được lãi suất tốt hơn. 🌈 Ví dụ minh hoạ Lúc mới mua: Hiện tại: ➡️ Nghĩa là LVR đã giảm hơn 20% so với ban đầu.➡️ Tuy nhiên, ngân hàng sẽ không tự động cập nhật giá trị nhà để giảm lãi suất cho bạn. Nếu bạn không yêu cầu review hoặc refinance, ngân hàng có thể vẫn giữ lãi suất dựa trên LVR cũ, khiến bạn trả lãi cao hơn mức cần thiết. 🤔 Vậy bạn nên làm gì? 1️⃣ Yêu cầu ngân hàng giảm lãi suất Bạn có thể gọi trực tiếp cho ngân hàng để xin giảm lãi dựa trên LVR mới.Nếu họ đồng ý điều chỉnh theo mặt bằng thị trường, bạn có thể tiết kiệm ngay lập tức mà không cần refinance. 2️⃣ Refinance sang ngân hàng khác Nếu ngân hàng hiện tại không hỗ trợ, refinance có thể là giải pháp tốt — miễn là bạn vẫn chứng minh được khả năng tài chính. Mortgage broker sẽ giúp bạn: Refinance không chỉ để giảm lãi suất. Bạn còn có thể: 📲 Muốn kiểm tra xem bạn có thể được lãi suất tốt hơn không? Hãy liên lạc cho mình qua Cleverly Finance để được hỗ trợ đánh giá nhanh và miễn phí.
Interest Only – Nên hay Không?
Gần đây, mình thấy khá nhiều nhà đầu tư trên các nhóm bất động sản khuyên nhau chọn Interest Only (IO) để dư tiền mua căn tiếp theo và tối ưu khấu trừ thuế. Nghe thì hấp dẫn… nhưng liệu có phải ai cũng nên chọn IO? 🤔 Mình xin phép dùng 1 ví dụ giả tưởng như hình để phân tích cho mọi người dễ hình dung nhé. 🔍 IO khác gì với P+I (Principal + Interest)? P+I (Trả gốc + lãi) IO (Chỉ trả lãi) 🌈 Khi nào Interest Only có thể phù hợp? ✔ Nhà đầu tư muốn tối ưu dòng tiền để tiếp tục mua thêm✔ Muốn tập trung tiền vào offset của căn nhà để ở✔ Có kế hoạch bán hoặc sửa nhà trong ngắn hạn✔ Tự tin rằng giá nhà sẽ tăng mạnh, đủ bù phần lãi cao hơn✔ Thu nhập cao → thuế suất cao, khấu trừ thuế nhiều hơn 📌 Ví dụ: Người ở mức thuế 47% có thể tiết kiệm khoảng $15.3K tiền thuế trong 5 năm (loan $1M, IO 5.8% so với P+I 5.5%).Nhưng tổng lãi phải trả sẽ nhiều hơn khoảng $32.5K. 👉 Không phải lúc nào “tiết kiệm thuế” cũng đồng nghĩa “tiết kiệm tiền” ⚠️ Rủi ro khi chọn Interest Only ❌ Vay được ít hơn Lãi suất IO cao hơn → borrowing power giảm. Không phù hợp nếu bạn muốn mua nhiều. ❌ Repayment tăng mạnh sau khi hết thời hạn IO Theo ví dụ: ⟶ Tăng khoảng $1,488/tháng. Nếu tài chính tại thời điểm đó không còn mạnh như hiện tại → dễ rơi vào financial distress. ❌ Rủi ro LVR khi thị trường giảm Nếu giá nhà giảm, LVR tăng, có thể phải chịu mức lãi suất cao hơn. ❌ Không phù hợp với người ưu tiên an toàn Đặc biệt là: 💬 Tóm lại ✔ Không có loại loan nào tốt cho tất cả mọi người✔ Quan trọng là hiểu rõ mục tiêu tài chính, chiến lược đầu tư, và khả năng chịu rủi ro Khi hỗ trợ khách, mình luôn giải thích kỹ từng lựa chọn, từng rủi ro và cách nó ảnh hưởng đến kế hoạch dài hạn — chứ không chỉ tìm cách vay được nhiều nhất. Vay mua nhà là chuyện lớn, và một quyết định sai có thể ảnh hưởng nhiều năm sau. Nếu bạn muốn xem mình có thể vay được bao nhiêu hoặc cần tư vấn về loan phù hợp, hãy liên hệ mình để được hỗ trợ trực tiếp 🙂. 🚩 Disclaimer Ví dụ chỉ mang tính minh họa. Lãi suất và điều kiện vay thay đổi theo từng ngân hàng và từng hồ sơ. Thông tin trong bài chỉ mang tính tham khảo, không phải lời khuyên tài chính cá nhân.
Interest-Only Loans — Yay or Nay?
Lately, I’ve seen many property investors recommending Interest Only (IO) loans as a way to free up cash flow, buy the next property sooner, and maximise tax deductions. It sounds great in theory… but is IO actually the right choice for every investor? 🤔 Let’s break it down with a simple example to help you picture the difference. 🔍 IO vs P+I — What’s the Real Difference? Principal & Interest (P+I) Interest Only (IO) 🌈 When Interest-Only Can Make Sense IO isn’t automatically bad—there are situations where it fits well within an investor’s strategy: ✔ You want to optimise cash flow to invest again✔ You prefer to put cash in the offset account of your home✔ You plan to renovate or sell in the short term✔ You’re confident the property will grow strongly in value✔ You’re on a high tax bracket, making interest deductions more valuable 📌 A quick example For a borrower on a 47% tax rate, the tax saving on a $1M loan at IO 5.8% vs P+I 5.5% is roughly $15.3K over 5 years.But… total interest paid is about $32.5K higher with IO. 👉 Saving tax doesn’t always mean saving money overall. ⚠️ The Risks You Shouldn’t Ignore Interest-Only is not a one-size-fits-all solution. Here’s what often gets overlooked: ❌ Higher interest rates → lower borrowing capacity If your borrowing power is already tight, IO might restrict how much you can borrow. ❌ Sharp jump in repayments after IO ends Using the example above: That’s an increase of ~$1,488/month.If your income or savings haven’t improved by then, this can create financial stress. ❌ Property value risk If values fall, your LVR rises, potentially pushing you into higher interest brackets. ❌ Not ideal for older borrowers or those prioritising stability If your goal is to be debt-free by retirement, IO may not align with a low-risk strategy. 💬 In Short ✔ There’s no perfect loan product for everyone✔ Understanding your strategy, goals, and risk tolerance is key✔ What works for an investor chasing growth may not suit someone who values stability When I work with clients, I always walk through the full picture—risks, long-term plans, and how each option affects their finances. A home loan is a big decision, and the wrong structure can cost you more than you expect. If you’d like help reviewing loan options or want to know how much you can borrow, feel free to get in touch. I’m here to guide you through it 🙂 🚩 Disclaimer This example is for illustration only. Interest rates, lending policies, and product features vary by lender and individual circumstances. This is general information, not personal financial advice.
From Digital Nomad Dreams to Property Ownership: How Australia Changed My Mind
Before I moved to Australia, I wanted to be a digital nomad — to live with zero possessions, travel the world, and work from anywhere. The thought of owning property never crossed my mind, let alone building a portfolio. But since moving to Australia, my views have completely changed. Here’s why. ✈️ Being A Digital Nomad: Freedom Over Finances Before Australia, I lived in the UK and Singapore for five years with no plans to stay put. I was ready to quit my job, live out of a suitcase, and see the world — even if that meant living on a tight budget. I was happy to trade money for memories. Owning property seemed like the opposite of everything I wanted: a huge financial commitment, zero flexibility, and a mountain of responsibilities. Back then, I didn’t value physical assets — I moved often and could pack my life into a suitcase in half a day. I kept things light, simple, and flexible. 🏡 Mortgages Weren’t an Option Where I grew up in Vietnam, home ownership was common — but mortgages were not. For many in my parents’ generation, borrowing from the bank wasn’t a real option. Incomes were often unstable, and the financial system lacked the transparency and reliability banks needed to lend confidently to residential property buyers. Property investment was mostly limited to those in government, where access to wealth often came through connections rather than merit. In that environment, the idea of taking out was simply out of reach. Moving to Australia: A Whole New System Then I moved to Australia — and everything changed. I quickly realised that, while property prices here are high, so are incomes. More importantly, people have access to finance. Home loans are relatively affordable, interest rates (at least when I first arrived) were low, and there are systems in place to support home ownership. Compared to Vietnam, the economics made much more sense. For example, in Hanoi you might rent an apartment for around $400 a month, but that same apartment could cost $200,000 to buy. At an interest rate of 10%, the mortgage repayment would be closer to $1,750 a month — more than four times the rent. In contrast, in many parts of Australia, monthly mortgage repayments can be comparable to or even lower than rent. If you’re planning to settle down, owning can be a smarter long-term move. 📈 Paying Off a Mortgage vs Paying Rent That’s when I started to think differently. Rent is money you never get back. You’re essentially paying off someone else’s mortgage. But when you own a home, every repayment helps you build equity — a valuable asset you can later use as leverage to invest in more property or other assets. There are also some tax benefits. If your rental property makes a loss, you might be able to use that loss to reduce your taxable income — this is known as negative gearing. And if you hold the property for more than 12 months, you could be eligible for a 50% discount on capital gains tax when you sell. (I actually made a video on how to reduce capital gains tax HERE — feel free to check it out!) 💰 A Different Kind of Saving One unexpected benefit of owning a home is that it forced me to save. I’ve always been quite frugal, but knowing I had a mortgage to pay meant I had to be more disciplined. I cut back on travel, saved more for emergencies, and started thinking about my long-term goals. It gave me a sense of security I hadn’t had before. 🏠 Stability vs Flexibility When I was renting, we had inspections every three months, and at one point, the landlord decided to sell — meaning we had to move. It was disruptive, expensive, and stressful. Applying for new rentals, attending viewings, dealing with agents — it all takes time and energy. Owning a home gave me stability, which in turn allowed me to focus on growing my business. ⚠️ It’s Not All Sunshine Of course, property ownership isn’t perfect. There are some downsides too, including: It’s a big responsibility, and it won’t suit everyone. But for me, it was the right decision at the right time. 🧭 Final Thoughts For a long time, I thought owning property would tie me down and take away my freedom to travel. But it turns out, the opposite is true. Owning property hasn’t stopped me from living the life I want — it’s helped me build the foundation for it. It’s forced me to be more disciplined with money, helped me grow my wealth, and brought me closer to the bigger dream: having the freedom to work less, retire early, and travel more — not just for a few weeks here and there, but on my own terms. It’s not always easy, and it’s definitely not for everyone. But for me, buying property in Australia wasn’t just a financial decision. It was a mindset shift — from short-term freedom to long-term possibilities. And it’s one of the most important decisions I’ve made. Disclaimer In Money Talks series, I share personal reflections on money — everything from budgeting, investing and saving to mindset and lifestyle. This isn’t financial advice. I’m not writing this because I think I’ve got it all figured out. I just want to share what I’ve learned along the way — personally and professionally. Some of it might be useful to you, some not — and that’s totally fine. What works for me today might not work tomorrow. If you want tailored advice, please speak to a financial advisor. Otherwise, read with an open mind and feel free to share your thoughts in the comments.