#40 Borrow Smart Series – Navigating Falling Property Values: What You Need to Know

The Impact of Falling Property Values on Your Investment

In the dynamic world of real estate, property values can fluctuate due to various economic factors, market conditions, and local developments. While the long-term trend of property values tends to be upward, there are periods when values may decline. Understanding how these fluctuations can affect your investment is crucial for making informed decisions and managing risks effectively. Let’s explore the key considerations when facing a drop in property values.

Loan-to-Value Ratio (LVR): A Critical Metric

One of the most important factors to consider when property values decline is your Loan-to-Value Ratio (LVR). This ratio represents the amount you’ve borrowed compared to the value of your property.

Understanding LVR

• LVR = (Loan Amount / Property Value) x 100
• For example, if you have a $400,000 loan on a property valued at $500,000, your LVR is 80%

The Risk of High LVR

When property values fall, your LVR increases if your loan amount remains the same. This can lead to several challenges:

1. Negative Equity Risk: If your LVR exceeds 100%, you’re in negative equity, owing more than your property is worth.
2. Refinancing Difficulties: Lenders typically prefer an LVR of 80% or less. A higher LVR can make refinancing more challenging or expensive.
3. Increased Costs: You may need to pay Lenders Mortgage Insurance (LMI) if your LVR exceeds 80%, adding to your expenses.

Strategies to Manage LVR

• Make extra repayments to reduce your loan balance
• Consider using an offset account to effectively lower your loan balance
• If possible, hold onto the property until values recover

The Impact of Selling in a Down Market

When property values are declining, selling can be particularly challenging and may result in financial losses.

Potential Consequences of Selling

1. Realised Losses: Selling below your purchase price locks in a loss.
2. Negative Equity Challenges: If you’re in negative equity, you may need to bring additional funds to settlement.
3. Reduced Future Buying Power: Selling at a loss can impact your ability to re-enter the market later.

Considerations Before Selling

• Assess your long-term financial goals
• Consider the costs of holding vs. selling
• Explore alternatives like renting out the property if you need to move

Adopting a Long-Term Perspective

While short-term fluctuations can be concerning, it’s essential to remember that property values generally recover and appreciate over time.

Historical Trends

• Australian property values have shown long-term growth despite periodic downturns
• Recovery periods vary but typically occur within a few years

Benefits of a Long-Term Approach

1. Ride Out Market Fluctuations: Holding property through downturns allows you to benefit from future upswings.
2. Compounding Growth: Over time, even modest annual growth can lead to significant value increases.
3. Rental Income: If it’s an investment property, you can still benefit from rental income during down periods.

Staying Informed and Managing Risks

To navigate periods of declining property values effectively, it’s crucial to stay informed and proactively manage risks.

Key Strategies

1. Regular Property Valuations: Keep track of your property’s value through formal valuations or market estimates.
2. Monitor Market Trends: Stay informed about local and national property market trends.
3. Diversification: Consider diversifying your property portfolio across different locations or property types.
4. Financial Buffers: Maintain an emergency fund to cover unexpected costs or periods of reduced income.

Working with Your Mortgage Broker

Your mortgage broker can be an invaluable resource when navigating the challenges of fluctuating property values.

How Your Broker Can Help

• Assess your current LVR and financial position
• Explore refinancing options if needed
• Provide insights into market trends and potential strategies
• Help you understand the implications of selling or holding your property

Conclusion

While a drop in property values can be concerning for investors and homeowners alike, it’s important to approach the situation with a clear understanding of the implications and a long-term perspective. By focusing on managing your LVR, considering the consequences of selling in a down market, and maintaining a long-term view, you can navigate these challenges more effectively.

Remember, property investment is typically a long-term strategy, and short-term fluctuations are a normal part of the market cycle. By staying informed, working closely with your mortgage broker, and making decisions aligned with your long-term financial goals, you can weather periods of declining values and position yourself for future growth opportunities.

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