BucketOrange Magazine http://bucketorange.com.au Law For All Sat, 29 Oct 2022 03:55:50 +0000 en-US hourly 1 https://wordpress.org/?v=6.8.3 http://bucketorange.com.au/wp-content/uploads/2015/09/cropped-11162059_848435651860568_6898301859744567521_o-32x32.jpg BucketOrange Magazine http://bucketorange.com.au 32 32 249117990 Negative Gearing: Reform Needed For The Greater Good http://bucketorange.com.au/negative-gearing-reform/ http://bucketorange.com.au/negative-gearing-reform/#respond Tue, 01 May 2018 01:46:53 +0000 http://bucketorange.com.au/?p=8155

Negative Gearing: Reform Needed For The Greater Good

Proposed changes to negative gearing policy by both the Government and Opposition in a bid to aid struggling first home buyers are misconceived and not based on the reality of what is happening in today’s property market.

While some level of negative gearing reform may assist our economy, significant changes are likely to only cause pain to the same group of disadvantaged property buyers they are trying to help.

The admirable intention of the Government acting as a modern-day Robin Hood, denying the wealthy investor to assist the first-time buyer, is undeniable. Yet it is based entirely on a misconception and is completely out of touch with the reality of the dynamics of today’s residential property market.

The current slowing, but still hot, property market has seen prices rapidly escalate with homes out of reach for first home-buyers and the median price beyond $1,000,000 in many metropolitan suburbs. Naturally, Sydney leads the pack with disproportionate increases by comparison to other states.

According to RP Data, Paddington in Brisbane has a median price of $1,000,000 compared to Paddington in Sydney’s $2,309,900 – yet both are 5 kilometres from the CBD.

What the proposed changes to negative gearing do not factor in is the reality of what this rising property market has meant for first home-buyers and the different strategies they have needed to pursue to get their foot on the bottom rung of the property ownership ladder.

Unaffordable property prices have shattered the dreams of many first home buyers. In a lot of cases, it simply makes better financial sense for the first home buyer to become a first-time investor instead.

For the vast majority of would-be first home buyers, by first being an investor they can reap the tax minimisation benefits of negative gearing and start to build some equity in their property by renting it out for a few years before eventually moving into it themselves.

Other first home buyers look at tactics like investing interstate or in a more affordable area to build equity so they can eventually sell the investment property and buy their own home.

This “invest-to-own” strategy is becoming more and more commonplace in capital cities like Sydney and Melbourne where rapidly escalating property prices have made live-in home ownership unaffordable.

Buyers are instead looking to growth locations in regional cities as a way of getting their foot into the market and riding the wave of more rapid growth than capital cities.

According to CoreLogic, Geelong had a median dwelling value of $507,202 at the end of 2017, while Ballarat’s figure rose 5.5 per cent year-on-year to $337,710. In comparison, Melbourne’s median property value rose 8.9 per cent to $720,417.

Significant changes to negative gearing policy are unlikely to have a large impact on wealthy investors with portfolios of multiple properties as these investors frequently have either positively geared or cash neutral financial positions.

Lenders also have risk protected when lending to portfolio investors securing larger deposits of at least 20 per cent from these investors, who also need to prove annual income of at least 20% of the total value of their property loans.

Australia could look to other examples around the globe to see ways in which negative gearing could be modified, and this could be done in a way to preserve the benefits for those who need it most.

South Africa offers a strong middle-ground position where negative gearing is ring-fenced against an investment property’s income. Losses can be carried over into future gains under the South African negative gearing model, but only from the same individual property. Properties within an investment portfolio are not evaluated en-masse but as individual assets.

Our Government needs to avoid making rash, drastic changes to the way negative gearing works within Australia and get its finger on the pulse of what the rising market has meant for first home buyers and how lending has changed as a result. Rather than making blanket assumptions, we need to look globally and identify successful models that Australia could use elements of to reform negative gearing for the greater good.

This article is sponsored by Vobis Equity Attorneys. 

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#BucketOpinion: Time For A Shake Up Of Australia’s Digital Intelligence Landscape http://bucketorange.com.au/digital-intelligence-landscape/ http://bucketorange.com.au/digital-intelligence-landscape/#respond Mon, 27 Mar 2017 03:56:26 +0000 http://bucketorange.com.au/?p=5279

Israeli Prime Minister Netanyahu’s recent visit to Australia prompted Prime Minister Turnbull to reignite discussions around the importance of technology, science and investment. In his address at a luncheon recently held in honour of Netanyahu, Turnbull more specifically reiterated their joint commitment to

deliver the resilience and integrity of all the digital platforms on which our 21st century economies are built.”

The Government is right to focus on fostering an environment for better digital intelligence but the real challenge is paving the way for Australia to become a place where people want to own and retain intellectual property, not take it overseas.

Whilst Australia has a mature and desirable market, we still have a way to go in creating a digital intelligence environment conducive to strong capital growth.

Other countries cannot be criticised for having better ways of preserving capital. Experts and digital labor will continue to follow this capital abroad unless significant changes are made here in Australia.

Any government-backed programme to retain smart businesses in Australia, needs to be coupled with a new wave of tax reforms that encourage the creation and retention of intellectual property.

Governments around the world are trying to navigate taxing intellectual property in a borderless environment and there is tough competition between countries.

Home grown intellectual property should be encouraged to remain in Australia. Tax reform is a necessary tool when other countries are desperately trying to attract great ideas using concessional taxation of intellectual property. The people that have conceived those ideas will surely follow.

The Australian government’s $11.2 million initiative to establish “Landing Pads” in Berlin, San Francisco, Shanghai, Singapore and Tel Aviv, was designed to provide market-ready startups with a 90 day operational base located in one of the five global innovation hotspots.

While such an initiative could equip start-ups with the necessary tools to get their foot in the door, it also raises issues of integrity and security of that Intellectual property and whether sufficient protocols and measures are in place to ensure that it can be both commercialised and safeguarded abroad.

The state and federal governments should place greater importance on implementing long-term initiatives that dovetail with models of proven initiatives at a local level.

For example, Brisbane is leading the way in terms of creating a prosperous local environment for digital businesses to form.

Brisbane was only the second city in the world to appoint a Chief Digital Officer who worked with the business community to form a digital first strategy which aims to drive digital uptake and use in Brisbane.

Critical ingredients to the success of these up and coming business hubs are international transport links, high quality internet services and simple and easy work environments.

Start-ups would also benefit from having access to the distribution platforms of established players. If the federal government were to support larger digital businesses with distribution by encouraging them to keep their IP here, these larger businesses would be better placed to support the startup economy.

It’s time that the industry has a shake up and Australia should be looking at ways to keep the digital sphere close to home.

An IP style hub located in regional Western Australia, for example, could provide a gateway to strengthening Australian-Asian ties while also compensating for our deteriorating mining industry.

Business development, skills and information sharing are all key drivers in industry growth and it’s time that we focus on supporting and driving these elements within our own country to bolster businesses, big and small. More importantly, it’s imperative that local, state and federal initiatives are coordinated to ensure Australia’s best and brightest ideas are not lured away from our digital sphere when they are on the brink of commercialisation.

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