Total Members: 158,534

James62

  • James62 replied to the topic To Sell or Not to Sell???? in the forum Help Needed! 15 years, 6 months ago

    C2The loss of $7k p/a is after negative gearing. Approx. figures are;Rent +$16kLoan Interest -$25kPpty Exps -$3k= $12k real loss p/aTax rebate -$5k= $7k net loss p/aThis situation would improve with increase in rent & decrease in interest rates.All our 3 investment properties were negatively geared each purchased @approx $340k – $350k with 100%…[Read more]

  • James62 replied to the topic To Sell or Not to Sell???? in the forum Help Needed! 15 years, 6 months ago

    carpe_diem wrote:
    If you own your own home then seeing you're so keen about keeping this investment house then keep it……the only condition is that you have to wait a number of years (perhaps 15) before it starts to make capital gains again and perhaps during the period become overly stressed.  I doubt whether it will gain much even over…[Read more]

  • James62 replied to the topic To Sell or Not to Sell???? in the forum Help Needed! 15 years, 6 months ago

    Thanks for your comments C2.We decided to invest in property in 2003 to try and create some $$$ for our retirement in the next 15 to 20yrs (we are currently in our mid-late 40's).The plan was a long term one.The mistake we made was to put our faith in a property investment company which sells H&L packages in the Berwick area. Although we felt the…[Read more]

  • James62 replied to the topic To Sell or Not to Sell???? in the forum Help Needed! 15 years, 6 months ago

    carpe_diem wrote:
      To be sure Australia does not have an oversupply of houses like the US (so much so that you can now buy houses there for $0) but Australia like the US, Spain and Britain has a very high house price to income ratio.  House prices in Australia at the moment are 7 times the income that you earn .  It is only a few years ago wh…[Read more]

  • James62 replied to the topic To Sell or Not to Sell???? in the forum Help Needed! 15 years, 6 months ago

    harb wrote:

    James62 wrote:
    The debt on the property is currently $360k (we borrowed extra for other inv purposes). @$2000- p/mth I/O.Once rent has been increased to $360p/w I estimate the holding cost of the property is $120-p/w ($6k p/a) after tax rebates, costs etc.

    So with another 1.75% rate cut you'd be in front ?

    We locked in a 5yr…[Read more]

  • James62 replied to the topic To Sell or Not to Sell???? in the forum Help Needed! 15 years, 6 months ago

    Thanks duckster,Yes we are claiming a building writedown since the property was established however this is reducing each year.Because our income has reduced by $25k p/a (going from PAYG to S/emp) + we are now income splitting the tax rebates have greatly reduced as well.All our surplus income is going to hold the property now so we dont seem to…[Read more]

  • James62 replied to the topic TRAPPED BY NEGATIVE GEARING in the forum General Property 16 years ago

    Thanks suavemechanic,We have just increased the rents by $10 p/week on each inv ppty increasing our annual income by $1000.We could have asked for another $10-$20 but I did not want to lose the tenants as this could have caused more cash flow problems.Apart from trying to stabalize our new business business income at a breakeven point (now just st…[Read more]

  • James62 replied to the topic TRAPPED BY NEGATIVE GEARING in the forum Hi All,
    It is now 1.5yrs
    16 years, 1 month ago

    Hi All,It is now 1.5yrs since my original post.Since 2006 we have had a number of significant changes to our financial position;> We sold one of our 3 investment properties 8 months ago for $355k which just covered the H&L purchase price + expenses.> We used the equity / surplus of $50k to purchase a start up franchise business (commenced Sept 0…[Read more]

  • James62 replied to the topic HAVE BOOM TIMES GONE FOREVER???? in the forum Help Needed! 17 years, 3 months ago

    Thanks for your comments Kum Yin,

    I realize that I am very highly geared & very reliant on future capital growth.
    If all variables remain constant I can still afford to hold these 3 IP’s but will not be in a position to save or reduce the loan balances.

    The question is should I continue to spend $15k per year to hold on to $1 mill of IP (with $1…[Read more]

  • James62 replied to the topic HAVE BOOM TIMES GONE FOREVER???? in the forum No Subject 17 years, 3 months ago

    Thanks Kum Yin,

    Just to clarify;

    I am in the 31.5% tax bracket & the $15k p/a I am outlaying is after tax rebates & all expenses.
    I expect this outlay to increase in approx. 2 years when my fixed rate loans @6.50% expire & depreciation claims drop. Hopefully rent increases may partly offset this.

    We are by no means doing it easy…we are living…[Read more]

  • James62 replied to the topic HAVE BOOM TIMES GONE FOREVER???? in the forum Help Needed! 17 years, 3 months ago

    Thank You all,

    I appreciate all the positive comments which reaffirm the reasons I started this journey in the first place.

    Yet I still feel that no one has addressed my question on current (& future) affordability issues as reflected by devo76…

    I wonder the same thing.If housing is so unaffordable for middle australia. What chance do we…[Read more]

  • James62 replied to the topic HAVE BOOM TIMES GONE FOREVER???? in the forum Help Needed! 17 years, 3 months ago

    Thanks Wylie,

    The properties are single storey 26sq 4 bedroom homes on 620-650sqm lots located in Victoria’s South Eastern Suburbs;

    2 in Berwick
    1 in Narre Warren South

    James

  • James62 replied to the topic TRAPPED BY NEGATIVE GEARING in the forum General Property 17 years, 8 months ago

    Please explain….

    The average wage in Australia in 2006 is approx. $56k p/a.
    (http://144.53.252.30/AUSSTATS/[email protected]/Lookup/6302.0Main+Features1Feb%202006?OpenDocument )

    To purchase a home @$350k with a loan $275k (LVR@80%) Deposit ($70k) + costs ($17k) paid by purchaser from savings, the income required to qualify for the loan is approx. $60k…[Read more]

  • James62 replied to the topic TRAPPED BY NEGATIVE GEARING in the forum General Property 17 years, 8 months ago

    Nats12, I wish it was as easy as that!

    My current job is the highest paid position I have had in my 27 year working history! With limited qualifications & very high competition within the (finance) industry I am in my prospects of getting a similar or higher paid job are difficult (but not impossible).
    An alternative I would like to consider…[Read more]

  • James62 replied to the topic TRAPPED BY NEGATIVE GEARING in the forum General Property 17 years, 8 months ago

    Thanks Coopranos,

    I just needed an injection of reality!

    Because of being new to property investing I was having doubts about a number of issues;

    – Will there be any capital growth in the next 5 – 10 years? Many “experts” predict the market will go backwards before going forward. If i had put my $15k p/a (negative gearing shortfall) into the…[Read more]

  • James62 replied to the topic TRAPPED BY NEGATIVE GEARING in the forum General Property 17 years, 8 months ago

    Thanks Dr.X

    Just to clarify…

    Are you recommending this course of action only on the basis we cannot maintain existing cashflows or would you do it anyway to ‘create’ additional cashflow?

    Because of the mechanics of negative gearing I have reached a point I cannot afford to buy any more property for a very long time..would this help & are…[Read more]

  • James62 replied to the topic TRAPPED BY NEGATIVE GEARING in the forum General Property 17 years, 8 months ago

    Thanks Dazzling for your comments.

    My gut feeling was to hold, hold, hold…if cash flow permits.
    The recent posts on doom & gloom in the property market were giving me second thoughts if this strategy was sound considering how high we are geared.

    It’s always easy in hindsight…..

    What affect do you think increasing affordability will have on…[Read more]

  • James62 replied to the topic Derivex?? in the forum Finance 19 years, 2 months ago

    Quote:
    Originally posted by TurboB:
    I contacted ASIC directly to get info, here is their response, hope it helps.

    I got the same stock standard reply last week…
    The silence is deafening….

    James

  • James62 replied to the topic Derivex?? in the forum Finance 19 years, 2 months ago

    The first ‘batch’ of loans were due to settle this week…..does anyone know what is happening with these?

    Any update on the ASIC investigation?

    A Hopeful Punter!

    JRN

James62

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