Buying off the plan? benefits vs risks discussed
Categories: Home Loans
When you’re trying to get into the property market, there is so much noise about the best way to invest, how you can get ahead (not to mention the next ‘build passive income fast!’ scheme), but if you get it wrong with your property investment it’s something that could cost you and hold you back financially for years. So we researched some benefits and risks when it comes to buying off the plan.
But how do you know if buying a property off the plan is the right strategy for you, and how do you tell a good purchase from bad?
To make sure you’re making the right call on any property investment and give you confidence in your strategy, in particular, an off the plan purchase, you need to understand the investment fundamentals. It may sound simple, but if you understand benefits and risks of your off the plan purchase, you’ll be well placed to make the right call.
- You often have the ability to lock in the purchase price today. This means the value may increase during the time the property is being built and you can benefit as a result.
- You get a brand new property. This often means lower ongoing maintenance costs in the first few years, which can boost your return. Having a new property can also provide tax benefits.
- You may receive access to benefits like the first home owners grant in some states. This can help with your deposit or just some extra cash for furniture!
- Because the purchase is often delayed, you can have extra time to save. This can boost your cash flow after your purchase is complete and mean you have more money to spend on your renovations (or next holiday).
- Because the property isn’t built at the time of purchase, you can’t physically inspect the property. This means the final result can be different to what you were expecting, and not as you ideally want.
- Properties fall in value between the time you purchase and the time the property completes. This can leave you facing a loss, by as long as you’re smart about how you bought shouldn’t be a huge issue.
- Off the plan properties are commonly located outside of the CBD type areas that are expecting strong population growth in the future. This can mean the property may not increase as much in value as similar properties closer to the CBD.
- Your property developer goes bust. If this happens, you can face extended delays, and in some cases lose money. You need to make sure the company building your property is reputable and financially stable.
- Mortgage risk. Because of the delay between purchase and settlement, you often cannot get your loan approved at the time of purchase and have this approval last until your property is built. This means that if the banks change their lending criteria (as is happening in the current environment), or if your financial/employment situation changes you can end up committed to a purchase you cannot fund. In the worst cases, this can mean you lose your deposit so a very important risk to manage. Another big risk with your mortgage is that interest rates increase between the time you agree to buy the property and the time your property is built, which can throw out your numbers and mean your costs can significantly increase. In the current low-interest rate environment this is another important risk to be aware of.
- Valuation risk. Again because you sign a contract prior to the property being built and loan settling, it’s possible at the time of completion that the value the property can be below what you are contracted to pay. A common reason for this is sales commission (more below).
- Property risk. When purchasing off the plan, you’re likely to encounter many people with a vested interest in you buying the property. This can be anyone from your mortgage broker who will get paid a commission on your loan, to the buyers’ agent who found the property for you and receives a sales commission of $10,000-$50,000 on your purchase, to the developers themselves that want to clear stock so they can profit from the development. This can cause a big conflict between the people telling you that you should buy and those that stand to make the most money from your investment. To reduce this risk, make sure you understand how everyone involved in your purchase is getting paid – and then have a good think about the potential for this to influence the advice they are giving you!
As you can see from the points above, there are a lot of things you need to consider when buying off the plan. But, thankfully with some research and armed with some smart questions and good advisers it’s definitely possible to make the right decision.
If you want the convenience of not having to do all the work yourself when it comes to negotiating a better deal on your home loan, I recommend trying the LoanDolphin platform which allows banks and mortgage brokers to fight for your home loan for free. Click here to get started.