You might’ve heard the word ‘equity’ dropped into small talk in the office lift or discussed in earnest at the family BBQ. But how much do you really know about it? Do you have it? Do you have lots of it? How do you find out?
First things first, equity is the difference between the current market value of your home and how much you owe on your home loan. If you’re one of the many Australians lucky enough to have equity in your home, you might consider using it to invest in another property to build your investment portfolio.
But equity isn’t a magic wand to conjure wealth. Before investing in a property, you should still do all the due diligence, including developing an investment strategy with your accountant to see if you’re in a financial position to both pay back the loan and afford the extra costs.
Here’s a primer on calculating, borrowing against and using equity to secure a home loan.
Figuring out your equity
Say your home is worth $400K and you still owe $220K on your home loan. Your equity would be $180K.
But lenders (like us) will typically only lend against 80% of your home’s current value. (This allows for any dips in house prices.) So what you need to figure out is your useable equity – that is, the amount of equity in your home you can actually use once you’ve factored in the percentage that the bank won’t lend against.
Let’s take the example above and use it to show how you can calculate your home’s useable equity.
Your home’s value: $400K x 0.8% = $320K
What you still owe on your loan: $220K
Your useable equity: $320K – $220K = $100K
The general rule of thumb is that you may be able to borrow up to five times your useable equity for an investment property. So, in our example, you may be able to borrow $500K – with your useable equity essentially acting as your deposit.
This, of course, all depends on your ability to afford the loan. Your lender will need to be comfortable that you can handle the extra financial commitment and will take into account things like your income, job status, current savings, financial commitments, living expenses and credit history.
To get an idea of the equity you hold, one of our free ING property reports could help you find out the estimated value of your current home. You can then plug this estimate into our equity calculator to get a rough idea of your useable equity. (Or you can call one of our friendly home loan specialists on 1800 100 258.)
Understanding the numbers
Accessing your equity is one thing. Whether you can realistically afford all the costs of an investment property is another. Once you’ve done your equity calculation, sit down and crunch your numbers. In the end, that’s what property investment comes down to: cold, hard maths. Here’s a quick rundown of some things to take into account.
It’s important to factor in costs when working out your investment affordability. So, get calculating. First, assume you can borrow five times your useable equity amount, like we talked about before. Then click over to our repayment calculator to see an estimate of what your average loan repayments would be on that amount each month.
Next, pick a couple of areas where you might want to buy an investment property. Figure out what the going prices are and look up the monthly rental returns. Once you have those numbers, dig up some estimates for other ongoing costs that are easy to overlook, like:
- council and water rates
- home insurance
- real estate property management fees
- body corporate fees or strata fees
- general maintenance and repairs.
Then, plug all these numbers into our rental yield calculator to work out a rough idea of whether your potential future investment will be positively or negatively geared. It will also show you an estimate of what your weekly gains or losses could be, as well as gross and net rental yield.
And, (important) side note: remember to factor in vacancies between tenants. They happen. So allow for a few weeks with no rent each year or two.
Lots of costs come along with buying a property, but stamp duty is the most significant. It varies depending on which state you buy in and the purchase price, but we’ve got a handy buying costs calculator to help you see an estimate of how much you would need to pay in stamp duty, as well as other expenses like:
- legal and conveyancing costs
- accountant fees
- pest and house inspections
- mortgage insurance
- land tax.
Expenses you can claim
If you’re negatively gearing and making a loss on the property, you may be able to claim some of these investment outlays and a portion of the loan interest as a tax deduction. It’s best to chat to your accountant to assess your individual situation and needs.
Tip: Ask for a new valuation
Once you’ve done all the budgeting, it’s time to get official. Which means asking your lender to do a new valuation on your property. When they know what you’re sitting on, they can calculate your equity and tell you what you can borrow.
Try to resist the temptation to use every last cent of your equity, though. Reserving some can be a buffer if something goes wrong – not just for your investment property, but for the home you live in and that loan too. A back-up plan is always a smart move.
And hey, even if you don’t end up investing in another property, the valuation can be the starting point for using your equity for other things – like renovating your home, buying a car, taking a long holiday or even starting that dog-washing business you’ve been dreaming of.
Tip: Speak to a specialist
Phew. That’s a lot to think about. If you’ve got questions about property investment and want to talk to an expert, our home loan specialists are here to help. No obligations, just friendly support. They can help calculate your equity as well as how much you could expect to borrow, with the help of our borrowing power calculator.
The information on this website is current as at the date of publication. Any advice on this website does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you having regard to these factors before acting on it. Deposit products, savings products, credit card and home loan products are issued by ING, a business name of ING Bank (Australia) Limited ABN 24 000 893 292, AFSL and Australian Credit Licence 229823. ING Living Super (which is part of the ING Superannuation Fund ABN 13 355 603 448) is issued by Diversa Trustees Limited ABN 49 006 421 638, AFSL 235153 RSE L0000635. The insurance cover offered by ING Living Super is provided by Metlife Insurance Limited ABN 75 004 274 882, AFSL 238096. ING Insurance is issued by Auto & General Insurance Company Limited (AGIC) ABN 42 111 586 353 AFSL Licence No 285571 as insurer. It is distributed by Auto & General Services Pty Ltd (AGS) ABN 61 003 617 909 AFSL 241411 and by ING as an Authorised Representative AR 1247634 of AGS. All applications for credit are subject to ING’s eligibility and credit approval criteria, and fees and charges apply. You should consider the relevant Product Disclosure Statement, Terms and Conditions, Fees and Limits Schedule, Financial Services Guide, Key Facts Sheet and Credit Guide available at ing.com.au when deciding whether to acquire, or to continue to hold, a product. Before interacting with us via our social media platforms, please take a minute to familiarise yourself with our Social Media User Terms https://www.ing.com.au/pdf/Social_Media_User_Terms.pdf.
ING Equity and Rental Yield Calculator
The Equity Calculator and Rental Yield Calculator is not an offer of credit and is an approximate guide only. The output of each calculator is subject to the accuracy of the inputs and the assumptions of each calculator. The results do not take into account your personal circumstances and should not be relied upon for the purposes of making a decision in relation to a credit or financial product. Any advice given is general advice only and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you. ING recommends you seek independent financial advice. The Equity Calculator gives an indication of the amount of equity available in a property and potential borrowing power, based on the parameters entered, namely property value and current loan balance. The Rental Yield Calculator gives an indication of the annual income on a rental property and gearing status, based on the client specific parameters entered such as weekly rent, purchase price, loan details and property expenses.
The formulae used within these calculators may change at any time without notice. If you wish to apply for a loan please call us on 1800 100 258. Any application for credit is subject to ING’s eligibility and credit approval criteria. Fees and charges apply. The calculators are provided by ING, a business name of ING Bank (Australia) Limited ABN 24 000 893 292, AFSL and Australian Credit Licence 229823.
Borrowing power calculator
The results of the borrowing power calculator are an approximate guide and should not be used as exact values for financial planning purposes. The results do not constitute an offer to provide credit and do not imply that credit is available. The formulae used within this calculator may change at any time without notice. Applications are subject to ING’s usual credit assessment. Fees and charges apply.
Buying costs calculator
The results from this calculator should be used as an indication only. Results do not represent either quotes or pre-qualifications for the product. Individual institutions apply different formulas. Information such as interest rates quoted and default figures used in the assumptions are subject to change. Calculator © InfoChoice 2019.
ING Property and Suburb Reports
Property reports are prepared by Core Logic. The statements, information and opinions contained in those reports are those of Core Logic only, and ING does not endorse or accept any liability for them. The ING Property Report is available to customers who provide their contact details for ING to contact them about products and services.