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In these short videos, we're mapping out the home buying journey and what you need to know as a first home buyer. Let's start with stamp duty concessions. So, what is stamp duty? It's a government fee you pay when buying a property. Here's the good news – if you're a first-time home buyer, you may pay no stamp duty at all if the property is under a certain threshold. If the value is above that level but still within the concessional range, a lower duty amount may apply. Each state has its own rules, and if you're buying vacant land to build your first home, separate concession limits apply – but only to the land value. This is one of the biggest cost-saving opportunities for first home buyers, so check what you're entitled to early. In the next video, we'll cover the 5% Deposit Scheme and how it can help you get into your first property sooner.
Could you buy a home with just 5% deposit? Here's how the 5% Deposit Scheme makes it possible. Not financial advice. General information only. More details at buyvest.com.au This is a government initiative that lets first-time home buyers get into a property with as little as a 5% deposit. The big benefit? You can avoid Lenders Mortgage Insurance, or LMI – which is an insurance that protects the bank, not you, if you can't repay your loan. With the 5% Deposit Scheme, the government steps in to guarantee your loan, so you don't have to pay LMI. That can save you a significant amount upfront and lets you access the same interest rates as someone who has a 20% deposit. It's a huge advantage for first home buyers, helping you get into your first property sooner without paying extra fees. In the next video, we'll cover the First Homeowner Grant and how it can give you a boost for your deposit. Your home loan. Made simple.
Looking for a cash boost for your first home? Let's talk about the First Home Owner Grant. Not financial advice. General information only. More details at buyvest.com.au This is a one-off cash boost from the government for first-time home buyers. It only applies if you're buying a brand-new or substantially renovated property, or if you're buying land to build your own home. The property value thresholds differ depending on which option you choose. The grant can help with your deposit or other upfront costs, giving you a bit of extra financial breathing room and making it easier to get into your first property. In the next video, we'll talk about the Shared Equity Scheme and how the government can help you buy by contributing to your home's value.
What if the government helped you buy a home by owning a share with you? This is exactly what the Shared Equity Scheme offers. Not financial advice. General information only. More details at buyvest.com.au It lets eligible buyers purchase a home with a smaller deposit because the government contributes towards the price and owns a share alongside you. Their contribution limit depends on whether you're buying a new property or an existing one, but either way, it reduces your loan size and means lower repayments from day one. You don't pay rent on their portion, and over time, you can buy back their share and own more of your home. Eligibility includes income caps, property price limits, and the requirement to live in the home yourself. In the next video, we'll talk about the First Home Super Saver Scheme and how voluntary super contributions can give you a head start.
Want to use your super to help buy your first home? Here's how the First Home Super Saver Scheme works. Not financial advice. General information only. More details at buyvest.com.au This scheme lets first-time home buyers use voluntary contributions you've made to your superannuation to help buy your first property. It's important to note that this is not your compulsory super contributions, but extra contributions you've chosen to make on top of that. You can withdraw these voluntary contributions and put towards your deposit, giving you a head start on your first home. In the next video, we'll explore borrowing capacity and how to know what you can realistically afford.
How much home can you really afford? Let's work out your borrowing capacity. Not financial advice. General information only. More details at buyvest.com.au This calculation takes into account your income, expenses, deposit, and any additional costs, like stamp duty if applicable. It also factors in any benefits you're eligible for, such as the First Homeowner Grant, the 5% Deposit Scheme, and the First Home Super Saver Scheme – since you can often use all of these together to boost your deposit, reduce upfront costs, and even increase your borrowing capacity. By understanding your borrowing capacity upfront, you'll know exactly what you can afford before you start looking at properties, helping you plan smarter and avoid surprises along the way. In the next video, we'll cover pre-approval and why it's an important step before you start your property hunt.
Want confidence before making an offer? Let's talk about pre-approval. Not financial advice. General information only. More details at buyvest.com.au A pre-approval is basically a conditional promise from a lender that they are willing to lend you a certain amount. Pre-approvals are generally valid for around 90 days, and if your financial situation changes during that time, we'll need to review it to make sure nothing affects your loan. It's important to remember that all pre-approvals are subject to property valuations and any conditions the bank sets, so it's not a final loan approval yet. Getting pre-approved gives you a clear budget and confidence when you start looking for your new home. In the next video, we'll start your property hunt and explain property valuations.
Found a property you love? Here's what happens next with valuations. Not financial advice. General information only. More details at buyvest.com.au Part of the purchase process involves a property valuation. This is when the bank checks that the property is worth what you're paying for it. Banks have different rules depending on property type and postcode, so they may require a valuation to make sure the property meets their lending criteria. The bank can only arrange a valuation once there's a signed and dated contract of sale. This applies whether you're buying under private treaty, a 66W, or at auction. In the next video, we'll talk about gauging the right price to pay for a property and using data from property reports. Your home loan. Made simple.
How do you know if a property is priced right? Here's a smart approach. Not financial advice. General information only. More details at buyvest.com.au After you've inspected a property, it's recommended to request a property report. While this isn't a formal bank valuation, it provides important information, such as the sale history of the property, estimated value range, and nearby property sales. Make sure to check recently sold properties, look at their photos, property condition, location, and compare the sale prices. It's also a good idea to inspect at least three to five similar properties and even check nearby rental properties. Even if you plan to live in the home yourself, understanding the local rental market can give you insight into future value, potential returns, and overall market trends. In the next video, we'll cover buying property and the cooling-off period. Your home loan. Made simple.
Did you know there's a period to back out of a property purchase? Let's talk about the cooling-off period. Not financial advice. General information only. More details at buyvest.com.au In a standard private treaty, you usually have a cooling-off period. This gives you time to complete final checks before the contract becomes legally binding. With a 66W certificate, you sign a legal certificate waiving this cooling-off period, which makes your offer immediately binding. For auctions, there is no cooling-off period at all. Once the hammer falls, you're legally committed to the purchase, and the bank can only start the valuation process after contracts are exchanged. For purchases under 66W or auctions, it's crucial that your contract review is complete and that you have contingencies in place, as valuations can only be ordered after exchange. For off-the-plan properties, the valuation can only take place once the property is ready – usually at registration or near full completion. In the next video, we'll cover what to do before signing a contract, including inspections and reviewing contract terms.
Before you sign on the dotted line, here's what you must check. Not financial advice. General information only. More details at buyvest.com.au One of the most important steps is getting a building and pest inspection. For private treaty purchases, this can usually be done during the cooling-off period. For 66W or auction purchases, make sure it's completed before signing the contract, as these types of sales don't allow a cooling-off period. If you're buying off-the-plan, a physical inspection isn't possible yet – so it's crucial to check the builder's reputation, review past projects, and ensure the contract clearly outlines the quality and finishes promised. Equally important is reviewing the contract of sale terms and conditions with your conveyancer or solicitor. Doing these checks upfront can save you from costly surprises later. In the next video, we'll cover property valuations, including the different types and why the bank requires a signed contract.
How do banks check a property is worth what you're paying? Let's break down valuations. Not financial advice. General information only. More details at buyvest.com.au Valuations are how the bank confirms the property is worth the price you're paying. There are a few types: Automated or computer-based valuations – a quick estimate based on the bank's internal data, including the property's history and the local market. Desktop valuations – done by a valuer using recent sales and market data, without visiting the property. In-person valuations – a valuer physically inspects the property to confirm its condition and value. Banks require a signed and dated contract of sale before they can carry out a valuation, whether it's a private treaty, 66W, auction, or off-the-plan purchase. Once the valuation comes back and everything checks out, you'll be given your unconditional loan approval. This is when you receive your full loan contract, which you'll need to sign so we can prepare for settlement. In the next video, we'll cover unconditional loan approval and settlement.
Ready for the keys to your new home? Here's what happens on settlement day. Not financial advice. General information only. More details at buyvest.com.au Your unconditional loan approval is when you receive your full loan contract. Keep in mind, the bank may still impose certain conditions that need to be met before settlement day, such as building insurance or any other conditions from pre-approval. Settlement day is when it all becomes official. The bank transfers the funds, the paperwork is finalised, and you get the keys. Make sure you do a pre-settlement inspection a day or two beforehand to confirm the property's in the same condition as when you bought it. Report any issues to your solicitor or conveyancer immediately. And don't forget to have your settlement funds ready in your nominated shortfall account 48 to 72 hours beforehand to avoid delays. Basically, we've mapped it all out so you know what's possible, what's on the table, and how we can help get you into your first home with confidence. Your home loan. Made simple.
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Meet Ray. He is ready to upgrade into a new home, while turning his current property into an investment. Ray's current property is valued at $750,000, with a $250,000 loan. Over time, he has built up $250,000 in his offset account a smart move that is now paying off. Ray's buying a new home worth $1 million. He uses the funds in his offset account to cover the 20% deposit, plus stamp duty and costs. That means Ray now holds two loans: $250,000 on his original property, now converted to an investment loan. The interest on this is tax deductible. $800,000 on his new owner-occupied home. Because Ray kept his savings in an offset account rather than paying down his original loan, the existing $250,000 debt can be considered as investment-purpose. If instead he had paid off the old loan and then redrawn funds for the new purchase, that debt would be considered owner-occupied in purpose, meaning the interest would not be tax deductible. By planning ahead, Ray has set himself up with an investment property, a new home, and a more efficient loan structure. If you are looking to upgrade and want to make the most of your loan structure, we can guide you through tailored strategies to help you move forward with confidence.
Ray wants to buy a new home and convert his current property into an investment. He also wants to keep his cash savings intact for comfort and flexibility. To achieve this, Ray chooses to release equity against his current property. Here is his position: his home is valued at $750,000, with a $250,000 loan, giving him around $350,000 in useable equity. He applies for a $250,000 equity release, secured against his original property, to cover the 20% deposit for his new $1,000,000 home, plus stamp duty, solicitor fees, building and pest inspections, and moving costs. Now Ray holds three loans: $250,000 on his original property, converted to an investment loan, interest charges are tax deductible. $250,000 equity release, owner-occupied in purpose (since it funds his new home), linked to the original property. $800,000 on his new owner-occupied home, this will be linked to the new property. By keeping his cash in an offset account, Ray maintains a strong buffer and links his offset account his new $800,000 home to reduce interest charges. He is making repayments on a higher total loan balance, but he is only paying interest on $1,050,000, and he can clear the equity loan at any time using the offset funds. This strategy lets Ray move into his new home, create an investment property, keep his cash for security, and maintain flexibility in repayments. If you are upgrading and want to explore how equity release can help you keep your cash while moving forward, we can guide you with tailored solutions.
Ray's looking for a strategy to upgrade his current home while keeping his current property as an investment. Ray is considering converting his existing $250,000 loan on the original property to interest-only and extending the loan term back to 30 years to boost cash flow. Here is his position: Existing property value $750,000, current loan of $250,000 is converted to interest-only, as an investment loan. New home value $1,000,000 with a new owner-occupied loan of $800,000. By making the original $250,000 loan interest-only and extending the term back to 30 years, Ray reduces his monthly repayments on the investment loan. This increases his cash flow, giving him more flexibility to manage the new home purchase and cover other expenses. The beauty of this strategy is that Ray is maximising negative gearing benefits, the interest on his investment loan is tax-deductible while keeping the repayments manageable. He still maintains full flexibility: if he wants to pay down the loan faster, he can do so anytime. This approach allows Ray to comfortably manage his finances, upgrade into his new home, and optimise his investment property returns without compromising on cash flow. If you want to explore strategies like converting your existing loans to interest-only and extending terms to improve cash flow, we can guide you with tailored solutions that fit your goals.
Ray wants to purchase a new owner occupied property and sell his current property within six months of purchasing the new property to avoid capital gains tax. He also wants to keep $100,000 cash as a buffer for peace of mind and flexibility. Here is his situation: Existing property value $750,000, current loan of $250,000 and $250,000 cash in an offset account. New home value $1,000,000 with a new owner-occupied loan of $800,000. To fund the new purchase, maintain his cash buffer and access the lowest interest rate for his residual loan, Ray uses cross-collateralisation. He increases the borrowing on his existing property from $250,000 to $350,000, unlocking $100,000 additional funds. The $350,000 loan and $800,000 loans are cross-linked to both the existing property and the new home, covering costs, preserving his $100,000 cash buffer, and giving him better tiered pricing due to a lower combined loan-to-value ratio. Once he sells his original property within six months, Ray will need to clear out the $350,000 loan using proceeds from the sale. Ray can reduce the $800,000 new home loan if desired from proceeds of sale or keep all the surplus funds in his offset account to further reduce interest on his new loan. This strategy allows Ray to upgrade quickly, maintain a cash buffer, fund the purchase efficiently with cross-collateralisation, better tiered pricing due to the low Loan to value ratio and manage his tax position effectively with the main residence exemption. If you want to upgrade while keeping cash for comfort, we can guide you through strategies like cross-collateralisation and timing to make it work.
Ray is exploring another strategy: converting his previous home to an investment property for up to six years while moving into a new home. This is known as the 6-year main residence CGT rule, which allows Ray to treat his previous property as his main residence for capital gains purposes during that period. Here is Ray's situation: Existing property value $750,000, current loan of $250,000 and $250,000 cash in an offset account. New home value $1,000,000 with a new owner-occupied loan of $800,000. Desired cash buffer: $100,000. To make this work, Ray takes two steps: He uses the $250,000 in his offset account to cover the 20% deposit for his new home, plus stamp duty and other purchase costs. This allows him to fund the new purchase using his existing savings He pulls out $100,000 as a separate loan, linked to his previous property, to maintain a cash buffer. Keeping this loan separate ensures clarity for tax purposes and that the interest on his original $250,000 investment loan remains fully deductible. He also extends the existing $250,000 loan back to a 30-year term and switches it to interest-only, reducing monthly repayments while keeping it tax-deductible. Now Ray can move into his new home comfortably, hold his previous property as an investment under the 6-year CGT rule, maintain a cash buffer for flexibility, and manage repayments. When he eventually sells the previous property, he can benefit from potential capital gains tax exemptions and use proceeds to reduce debt or further boost his offset savings. If you want to hold your property as an investment while upgrading and maintain cash flow, we can guide you through tailored strategies like the 6-year CGT rule, offset account use, and separate investment loans.
Ray is exploring another strategy for upgrading his home using a bridging loan, this solution allows him to buy his new home before selling his current property. This gives him flexibility while managing cash flow and to buy a new property before his sells his existing home. Here is Ray's situation: Existing property value $750,000 current loan of $250,000 and $250,000 cash in an offset account. New home value $1,000,000 with a new owner-occupied loan of $800,000. Desired cash buffer: $150,000. How the bridging loan is structured: Ray increases the original $250,000 loan to $400,000, giving him $150,000 in new lending. He uses $100,000 from his offset account to fund part of the new home deposit, plus stamp duty and other costs. This results in two loans: $400,000 bridging loan, linked to his current property $800,000 owner-occupied loan, linked to the new home. The remaining $150,000 cash in offset provides a buffer to cover repayments during the bridging period and helps manage interest costs. Once Ray sells his current property, he will clear the $400,000 bridging loan from the proceeds of sale. He can reduce the $800,000 owner-occupied loan with any surplus or keep the surplus funds in an offset account to reduce interest on the residual debt. This approach allows Ray to move quickly into his new home, buy a property before selling his existing home, keep a cash buffer, and manage repayments during the bridging period. If you are upgrading and want to buy before you sell, we can guide you through bridging loans, cash buffers, and loan structuring so you can move confidently.
Ray is exploring a leaseback option strategy. He wants to sell his current home but continue living in it temporarily as a tenant, effectively renting it back from the new owner while he searches for his ideal new home. This gives him flexibility and avoids the stress of moving immediately. Here's Ray's situation: Current property value $750,000 with an existing loan of $250,000. Cash in offset: $250,000 New home purchase value $1,450,000 With the leaseback approach, Ray can sell his current property first, then take a new loan of $780,000 on his new property if he wants to minimise borrowing, or. Take a 80% loan of $1,160,000 and park surplus funds in offset to reduce interest costs and maintain access to the surplus funds. This approach allows Ray to, Purchase a higher valued property. Continue living in his existing home until he finds the perfect property. Maintain flexibility in cash flow. Optimise the use of his offset account to reduce interest on his new loan. Once Ray finds his ideal home, he can move seamlessly, use any surplus funds from offset to reduce the new loan, or retain them for financial flexibility. If you want the flexibility to sell but stay in your home temporarily while upgrading, we can guide you through leaseback strategies and tailored loan structures.
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