Among all the voices analysing the Australian property market, you’ve probably heard many truisms about how to secure a home loan. The real truth is that there are lots of options.

We thought it was time to correct some frequent misconceptions we hear from our clients. Hopefully this will help you identify the path to home ownership that best suits your circumstances.

Beat the deposit treadmill

A common belief is that you need the holy grail of a 20% deposit before the banks will even look at you. It may be their ideal, but they also realise it’s out of reach for many – even with the help of mum and dad. The vast majority of lenders have a variety of deposit options. These include deposits as low as 5% and, if you qualify for a government guarantee, not having to pay mortgage insurance.

Guarantor home loans are becoming more common. These allow you to avoid stumping up a cash deposit by having a guarantor (usually a close relative) pledging their home equity to cover the equivalent of your 20% deposit.

You may also qualify for the Government Equity Scheme where the government pays 50% of your home loan. This lets you to enter the market with less deposit and reduces your repayments. However, it also means the government owns half the equity in your home.

When 30 years is too long

Most people want the longest mortgage possible as it means smaller monthly repayments. Of course, the downside to a 30-year mortgage is paying more interest over the long-term. For some situations, like if you want to increase your equity quickly, it might be better to opt for a shorter term where you pay more interest each month but less over entire the length of the loan. Knowing your timeline and expected cash flow will help decide what’s right for you.

The pros and cons of fixed rates

Now that there’s serious talk of interest rates falling, people are once again seeing the value of not locking in their interest rates for long periods. When deciding on a fixed or fluctuating mortgage you need to think about your long- and short-term financial goals and cash flow.

For example, at the time of choosing your mortgage, the fixed rate is usually higher than the fluctuating rate so you need to ask yourself if you can afford it. Many buyers decide to hedge their bets by splitting between the two. You can also fix rates for different time spans. Again, in general, the longer the ‘fix’, the higher the rate.

When interest-only makes sense

Getting an interest-only loan is often seen as risky and isn’t as popular as it once was. However, some people still find them useful, especially property investors. With an interest-only loan you just pay back the interest on your home loan and not any of the capital. This results in smaller monthly repayments but limits your equity growth in the property. Some people choose to start out interest-only so they can pay for renovations or get on top of their cash flow. They then switch to an interest and principal repayment structure later on.

Pre-approval is no guarantee

Estate agents love you to have ‘pre-approval’ for a home loan. It tells them you are serious about buying and that you know your limit. Pre-approval also speeds up the buying process because some of the basic paperwork has been submitted.

What it doesn’t do is guarantee that you will get the loan. Lenders still need to go through due diligence before approving you. You also need to be aware that pre-approvals last three months. After that, you have to apply to have it renewed.

With all the advice out there, identifying your individual path to home loan approval can appear tricky, but that’s only because you have options. There is no one size fits all. So, why not start the ball rolling by having a chat with us about your goals and options. We can arm you with the facts and help you set off on your property-owning path.

Suite 2, 1 Railway Crescent
Croydon, Victoria 3136

Email: integrityone@iplan.com.au

Telephone : 03 9723 0522

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When getting ready to buy property, there are many things to keep track of as settlement approaches. An important consideration is what you will need in terms of insurance – admittedly not the most exciting part of buying a new home, but one which can save you money and stress in the future.

Why lenders often require insurance

While not a legal requirement, insurance is often required by lenders, and they may want to see your policy before either the exchange of contracts or ahead of the settlement.

As the lender has a stake in the property during the life of the loan, they will want to know should the property be damaged or destroyed, if any large insurance claims are made, and if your insurance lapses.

Types of insurance

There are various forms of insurance relating to your property, these include:

• Home or building insurance – to protect you against damage to the property (such as due to an extreme weather event like fire or floods).
• Contents insurance – to safeguard you against theft or accidental damage to your belongings.
• Lenders Mortgage Insurance (LMI) – to cover the lender should you default on your repayments (note: LMI is a one-off payment by the buyer, not the lender).
• Landlord insurance – to protect your property if you are renting it out.
• Mortgage protection insurance – to cover your mortgage payments in case you or your partner become unemployed, seriously ill or die.

Home and contents insurance

Home and contents insurance, is often what buyers think of when it comes to getting insurance.

There are two main types of home insurance: sum-insured cover (which means the insurer will pay for repairs or a rebuild up to an estimated amount you specify in your policy) and total replacement cover (which means you will be covered for your home to be repaired or rebuilt as it was without you having to set a specific sum-insured limit).

Total replacement cover is more expensive and not all lenders offer it, so keep that in mind. As for contents insurance, you tend to be covered for the replacement value of your belongings.

According to statistics from Finder in January 2023, 60% of survey respondents have some form of home insurance policy. An interesting finding was that only 43% of respondents with home insurance said that they fully understood their home insurance policy. While 48% said they partially understood it, 8% didn’t understand the benefits and inclusion of their policy.

It’s important to know what you are covered for, such as which type of event. Home and contents insurance don’t cover everything, so check the exclusions – these might be a house left unoccupied that is then damaged, doing renovations, any existing damage and damage caused by pets.

You can usually request additional insurance, for example, covering high value items such as expensive jewelry or fixing that hole in the wall, so it’s worth checking what is included in your policy and whether it’s worth paying extra.

Do you need insurance before settlement?

As mentioned above, some lenders will ask to see proof of insurance before any contracts are exchanged. In some instances, the lender will ask that your insurance be effective from the date you sign the contract or before the loan becomes conditional.

Depending on which state or territory you live in, you may be responsible for damage to the property as soon as contracts are exchanged. Here is a list on each area’s requirements:

• ACT, TAS & SA – the buyer is responsible for damage to the property as soon as contracts are exchanged.
• NSW & VIC – the buyer is responsible for damage to the property on settlement.
• QLD – the buyer is responsible for damage to the property from 5.00pm the next business day after the contract date (before settlement).
• WA & NT – the buyer is responsible for damage to the property on whichever comes first: either the date the whole purchase price is paid, or the date the buyer is entitled to or is given possession of the property.

Please feel free to contact us if you have any questions about this or any other mortgage related matter – we are here to help.

Suite 2, 1 Railway Crescent
Croydon, Victoria 3136

Email: integrityone@iplan.com.au

Telephone : 03 9723 0522

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If one of your goals is to buy your own home, then 2024 might just be your lucky year. It will see the launch of the Federal Government’s exciting new Help To Buy scheme.

Over the next four years, this initiative aims to help up to 40,000 low- and middle-income Australians finally buy a place they can call home. Here’s how it’s going to work.

Bringing home ownership within reach

The Help To Buy scheme is a shared equity scheme between home buyers and the Federal Government. It allows the Government to contribute to buying your home, so your initial and ongoing costs are significantly reduced.

The Government will contribute up to 40% of the price for a new home and up to 30% for an existing home. Your upfront costs are further reduced because you only need a minimum 2% deposit, with no lenders mortgage insurance payable, and you will only make repayments on your share of the mortgage. It’s all geared to get you buying a home sooner rather than later and making your ongoing repayments more manageable.

What’s more, the government will not charge any fees or interest on their investment. It’s like an interest-free loan that you only pay back if you sell. Plus, you can start buying back the government’s share after the two years.

Making sure you’re eligible

To be eligible, you must be an Australian citizen, at least 18 years of age, and with an annual income of not more than $90,000 for individuals, or $120,000 for couples.

Applicants don’t need to be first-home buyers, which is different to existing schemes. However, you must live in the home you buy, and you can’t own any other land or property in Australia or overseas while in the scheme.

Even though the required minimum deposit is just 2%, you must still be able to finance your share of the loan. This includes proving you can pay for all up-front mortgage costs like stamp duty and legal and lender’s fees. You will also be responsible for ongoing costs associated with the property such as maintenance, rates, strata, and utility bills.

All this is in line with the normal checks on a borrower’s suitability that your mortgage lender will carry out. And with our long list of lenders, we can make sure you are paired with one that suits your circumstances and is approved for government schemes.

Some things to keep in mind

Help to Buy will only be available once the state you live in has passed legislation supporting the scheme. But don’t worry, all Australian states and territories have agreed to pass legislation in early this year.

10,000 places every year will be allocated per capita across the states and territories, with approval given on a first come, first served basis. This effectively means there are caps on the number of approvals in any given area, which makes it very important to get your application in as early as possible.

Currently, the maximum eligible home price varies from state to state, and between capital cities and regions, and are expected to be in line with the similar schemes such as the First Home Guarantee. For example, the property price cap for Hobart is $600,000 with $450,000 for the rest of Tasmania. In Sydney and regional NSW cities, it’s $950,000 and $750,000 across the rest of the state.i

Say the government takes out a 30% share ($300,000) in your $900,000 home. If you sell, you’ll have to repay the $300,000 plus 30% of any capital gain the property has made. How any property improvement costs will be factored into this calculation will become clear once the state legislation is passed.

Helping you into your new home

Since you can’t apply until the Help To Buy scheme is approved by the State Government, we’ll keep you up to date with what’s happening as more information becomes available.

In the meantime, we can work with you to discuss your eligibility for this upcoming scheme and existing initiatives, and can help you start the process to prepare to buy in the future.

Suite 2, 1 Railway Crescent
Croydon, Victoria 3136

Email: integrityone@iplan.com.au

Telephone : 03 9723 0522

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It’s challenging buying property. It’s tough scraping together a deposit, it’s not easy dragging yourself to one open-for-inspection after another (especially if you’ve been doing it for a while!), and it can be soul-destroying being pipped at the post when you have set your sights on a particular property.

Then there is getting the finance arranged – faced with a bewildering array of options and a load of paperwork to complete, the process is yet another part of home buying that can be hard yakka.

Let’s look at the ways we can lighten your load when it comes to the finance side of things, so you can focus on the search for your dream home – and the purchase.

Crunching the numbers

Many people put the cart before the horse when they start looking at property. It’s easy to get excited and start looking around as soon as you’ve decided to bite the bullet and buy, but unless the numbers have been crunched and you know how much you can borrow, you might be wasting your time.

That’s where a broker comes in handy as we can review your situation and let you know how much you are likely to be able to borrow. We’ll take the time to get to know you and your situation. Our depth of experience means we can assist even in complex circumstances. For example, you may not have a steady income or be running your own business, you may have an unusual employment situation, a poor credit history or other issues that might make applying for a loan more difficult.

Then once we’ve crunched the numbers, we can start looking at your finance options.

Making sense of the options

When it comes to loans, there is a myriad of products to choose from, which can add up to one big headache unless you have someone to help guide you in the right direction.

We can do all the legwork for you, to compare the different loans available. We have access to more deals and lending products than if you went to a single bank or provider, and we will outline the pros and cons of different loan options and work with you to determine the right finance option that suits your circumstances.

We can then help you obtain a prequalification so you have a clear picture of your borrowing power and can commence negotiations with confidence.

We are also experts in this area so we are up to date with all the government support currently available to home buyers and can help you make sense of all the schemes out there and decide if you are eligible and if so, which would be the best schemes to assist you.

Support through the process

The paperwork for a loan application can be complex and there is a danger of your application being rejected if you get anything wrong. That’s a situation you want to avoid, as every rejected loan or credit application puts a black mark on your credit history which can make it even harder to get a loan in future.

We can work with you to address any issues with the paperwork before you get to the application stage to maximise the chance of your application being successful.

It can be good to have an expert on your side through the process. We have relationships with all the lenders we work with and can get involved to negotiate on your behalf or do what we can to ensure an application is processed promptly.

Seeing it through to the end – and out the other side

We’ll be with you through the entire process and celebrate with you on the other side. We are here for you at any point even after you’ve purchased, should you wish to review your loan or the terms of your loan, or look at refinancing.

Please feel free to contact us to talk about any aspect of your finance requirements – we are here to help.

Suite 2, 1 Railway Crescent
Croydon, Victoria 3136

Email: integrityone@iplan.com.au

Telephone : 03 9723 0522

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Can you imagine living mortgage-free? For many homeowners, mortgage repayments represent a large part of their salary and many years of hard work, with the end not clearly in sight.

Whether your goal is to soon be mortgage-free or to reduce your mortgage to allow you to renovate, invest or live more comfortably, there are things you can do to make this a reality. And it may be simpler than you think, with a few small changes you can make now.

Make more frequent repayments

The first tip is an obvious one – to make more frequent repayments towards your mortgage so that you can pay it off sooner. What may not be apparent though is that this can be easier to do than you may think.

If you are currently making monthly repayments, consider switching to fortnightly repayments. By doing so, you can end up making the equivalent of an extra month’s repayment every year, given that there are 26 fortnights in a year. Keep in mind though that this only works if the fortnightly repayment is half that of the monthly repayment, so it depends on how your loan payments have been calculated.

There are home loan repayment calculators online, such as www.moneysmart.gov.au, that can help you crunch the numbers.

Increase your regular repayments

Another way to get ahead on your mortgage and work towards paying it off sooner is to pay a little extra each month or fortnight on top of your minimum repayment.

While this may be more challenging with higher interest rates at the moment, but rounding up your repayments or if you are able to find a lower interest rate paying your previous repayment amount will chip away at your principal repayment and reduce the interest you pay over the life of your loan.

Make additional lump sum repayments

As with the previous tip, by making extra repayments you will reduce the interest you pay and shorten the life of your loan.

These repayments can come from obvious sources, such as your tax return or a bonus, or may come from even such small wins, such as selling an item online – however you are earning a bit of extra money. Do you have a birthday coming up and think there may be a monetary gift? Even making small extra repayments can help chip away at the loan.

Open an offset account

Opening an offset account – a savings or transaction bank account linked to your home loan – is worth considering in order to pay off your mortgage sooner. Interest is then charged on the difference between your home loan balance minus the amount you have in your linked offset account.

Once you have an offset account, you can get your salary paid into it directly so that there will always be money in the account, working to reduce the interest you pay.

You will need to check with your lender as to whether your loan is eligible for an offset account, and if so, if 100% of the balance can be offset against the home loan.

Revisit your home loan

It may also be worthwhile revisiting your home loan and considering whether it’s still fit for its purpose. Read back over your loan’s terms as a starting point to refamiliarise yourself with them.

By considering your goal of paying off your loan sooner, you might see room for improvement, or the need to refinance or switch to a different lender. You might also find that you are paying for features you aren’t using – for example, if you do have an offset account but are not using it, you still might be paying an annual fee for it.

There are also small changes you can make, such as changing the loan type, or frequency of payments.

There’s no doubt that paying off your home loan does involve work, but by keeping these things in mind, you may be mortgage-free sooner than you think. So that we can support you to get there, contact us today to ensure you make the most of great rates and have a loan that suits your financial situation.

Suite 2, 1 Railway Crescent
Croydon, Victoria 3136

Email: integrityone@iplan.com.au

Telephone : 03 9723 0522

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A slow and steady race to the 2023 finish line

Whichever way you look at it, the Australian property market is finishing the year on a fairly even keel. Values are on a slight upward trajectory, but it’s clear the head-turning price jumps of the recent past are now in the rear view mirror.

CoreLogic’s national Home Value Index (HVI) has reported a quarterly increase of 2.1%, but a monthly movement of just 0.6% – the smallest monthly gain since the growth cycle commenced in February. As December begins, the median dwelling price in Australia now sits at $753,654, up on the same time last year at $714,475.

Over the past three months the combined capitals figure just edged out the combined regions rising 2.2% to $827,659 compared with a 1.8% rise to a median of $602,645. A year ago, the capital median was $778,368 while the regional median was $578,506.

November shows a V-shaped recovery

Although prices have experienced a notable slowdown, CoreLogic’s national HVI reached a new record high in November. After a peak to trough fall of -7.5% between April 2022 and January 2023, housing values bounced 8.3% in just 10 months – what CoreLogic’s research director Tim Lawless said demonstrated a clear ‘V’ shaped recovery.

Figures show Perth with its 5.4% rise in values, as well as Adelaide and Brisbane both experiencing a 3.9% jump, are the clear quarterly standouts. Mr Lawless cited low stock levels as the reason behind the positive price performances. “This imbalance between available supply and demonstrated demand is keeping strong upwards pressure on housing values across these markets, despite the downside factors leading to weaker housing market conditions across the lower eastern seaboard,” he explained.

On the other hand, Darwin had the most negative quarter with a subtle -0.7% decline, Hobart only inched up 0.1% while Melbourne and Sydney moved by 0.6% and 1.8% respectively. “The Melbourne Cup day rate hike has clearly taken some heat out of the market, but other factors like rising advertised stock levels, worsening affordability and persistently low consumer sentiment are also acting as a drag on value growth in some markets,” Mr Lawless said, while adding Sydney home values had slipped into negative growth during the last week of November which could push Harbour City prices back by early 2024.

Luxury end looking lacklustre

Top end markets across our nation’s most expensive cities appear to be experiencing a wind down. CoreLogic reported seeing slower growth conditions across the upper quartile for Sydney and Melbourne as the priciest quarter of those markets is now showing the lowest rate of growth both on a monthly and rolling quarterly basis. This could be a sign of things to come. Historically, how the most expensive markets in Sydney and Melbourne track gives an insight into the future performance of the wider market.

“As borrowing capacity reduces, we may be seeing more demand deflected towards lower housing price points, with the broad middle of the market now recording the strongest rate of growth in Sydney and Melbourne,” Mr Lawless said.

Interest rate impact

Despite what was a surprise rise in the cash rate in November, PropTrack data shows national home prices have so far defied interest rate pressures. In fact, values lifted to a record high in November according to the PropTrack Home Price Index by REA Group.

Eleanor Creagh, senior economist at PropTrack, said although national home price growth slowed in November, spring offered increased choice for buyers. “Strong housing demand, buoyed by record net overseas migration, tight rental markets, low unemployment and home equity gains, has worked alongside limited housing stock to offset the impacts of higher interest rates this year,” she said.

“Despite interest rates climbing again in November and the flow of listings hitting the market increasing, housing demand has remained strong and national prices have now risen for 11 straight months.”

Whether the RBA will introduce yet another hike when it meets next week remains to be seen, but all signs point to a positive start to 2024 according to Ms Creagh.

“Looking ahead, price growth is expected to continue as the positive tailwinds for housing demand and a slowdown in the completion of new homes counter the sharp deterioration in affordability and slowing economy. However, prices are likely to lift at a slower pace than they have across 2023.”

Dwelling values over the quarter

Melbourne
Although the quarterly movement was 0.6% for all dwellings to a median price of $779,914, values are up 3% annually. The highest annual dwelling change was in the SA3 of Monash where there was an annual increase of 7.9% to a median of $1.247 million. Investors looking at the Victorian capital can expect an average gross rental yield of 3.4%.

Sydney
The Harbour City saw values increase by 1.8% over the quarter to a median of $1.125 million, but annually values are still up 10.2%. The Marrickville/Sydenham/Petersham SA3 in Sydney’s inner west saw the greatest dwelling value growth at 14.4% to $1.694 million. The average gross rental yield for Sydney is 3%.

Brisbane
Queensland’s capital experienced a healthy quarter of 3.9%, but a significant annual increase of 10.7%. Dwellings in the Nathan SA3 experienced the highest growth for the year to October 31 with a jump of 15.1% per cent. The median dwelling value in Brisbane is $779,270 and the average rental yield in the city is 4%.

Canberra
The median dwelling price in Canberra is still the second priciest in the country at $842,677 after a quarterly change of 1.1%, but an annual decrease of -0.3%. Molongo’s dwelling price increased 5.5% annually to $758,556 making it the highest performing suburb in the nation’s capital. Currently, rental yields in the city are at 3.9%.

Perth
The West Australian capital is still home to some of the cheapest metropolitan property in the country with a dwelling median of $646,520 (only behind Darwin’s $496,792). Values rose 5.4% over the past quarter and the annual growth is sitting at 13.5%. Perth’s rental yield is 4.6% and the suburb of Armadale saw the greatest annual change with a rise of 21.5% to a median of $551,197.

Note: all figures in the city snapshots are sourced from: CoreLogic’s national Home Value Index (December 2023)

To find out how you might be able to purchase a property in the current market, reach out to your trusted broker today.

If you have any questions or need any information please give us a call on 039723 0522.

Suite 2, 1 Railway Crescent
Croydon, Victoria 3136

Email: integrityone@iplan.com.au

Telephone : 03 9723 0522

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