The following is NOT TAX ADVICE. We are not accountants. This content is for educational purposes only, intended to provide a better understanding and help you ask more informed questions. You should consult YOUR INVESTMENT-SAVVY ACCOUNTANT about the pros and cons for your unique circumstances.

When planning to turn your current home into an investment property while purchasing a new owner-occupied property, a key decision revolves around whether to pay off the existing home loan or to save in an offset account for the new property. Each option has its benefits and potential drawbacks, depending on your financial goals, tax position, and investment strategy. Here’s a closer look at both strategies to help you make an informed decision.

Option 1: Paying Off the Home Loan

Pros:

1. Reduced Debt on the Investment Property: Paying off the home loan on the property that will become your investment can reduce your debt burden. Lower debt means reduced interest costs over time, potentially increasing your cash flow from rental income.
2. Increased Equity: Paying off the home loan increases your equity in the property, which could provide greater borrowing capacity for future investments or renovations.
3. Improved Peace of Mind: Knowing that the investment property is debt-free can provide a sense of financial security, especially if rental income is unreliable or if the property remains vacant for a period.

Cons:

1. Missed Tax Deductions: Interest payments on loans for investment properties are typically tax-deductible. If you pay off the loan, you miss out on this deduction, potentially increasing your overall tax liability.
2. Less Liquidity: By using available funds to pay down the home loan, you may have less cash available for emergencies, property maintenance, or other investment opportunities.

Option 2: Saving in an Offset Account for the New Property

Pros:

1. Tax Benefits: Keeping the loan on the property you’re converting into an investment property and instead placing savings into an offset account linked to the new owner-occupied property allows you to maximise tax deductions. The interest on your investment loan remains tax-deductible, while your savings reduce the interest payable on your new home loan.
2. Flexibility and Liquidity: An offset account provides easy access to your funds, offering flexibility if you need cash for unexpected expenses, renovations, or other investments.
3. Lower Interest Costs: Saving in an offset account reduces the interest payable on the new property loan without reducing your tax-deductible interest on the investment property.

Cons:

1. Ongoing Debt: This strategy involves maintaining a larger loan on your investment property, which could result in higher interest payments over the life of the loan, especially if interest rates rise.
2. Discipline Required: An offset account offers flexibility, but it also requires financial discipline to ensure the funds are not spent on non-essential items, diminishing the financial benefit.

Factors to Consider

1. Your Financial Goals: Are you focused on reducing debt quickly, or are you looking to optimise tax efficiency and maintain flexibility? Understanding your long-term financial goals is key to choosing the right strategy.
2. Interest Rates: The difference in interest rates between your home loan and investment property loan can influence your decision. Generally, owner-occupied rates are lower than investment property rates, but this can vary based on your lender and financial circumstances.
3. Tax Implications: Speak to a tax accountant to understand how each option will affect your taxable income and liabilities. The tax benefits of maintaining a loan on an investment property can be substantial, particularly for high-income earners.
4. Market Conditions: Consider current property market conditions and future growth potential. Is the investment property in a high-growth area, or does it have high rental demand? Your answer may affect your cash flow and equity-building strategy.

Conclusion

Deciding whether to pay off your home loan or save in an offset account is not a one-size-fits-all decision. It depends on your financial goals, tax situation, and market conditions. If maximising tax benefits and maintaining flexibility are your primary goals, saving in an offset account might be more advantageous. However, if your focus is on reducing debt and increasing equity in your investment property, paying off the home loan could be a better strategy.

Before making a decision, consult with a financial advisor or tax professional to understand the full implications based on your unique circumstances. With the right strategy, you can optimise your finances, make the most of your investments, and move closer to your long-term property goals.

The above is NOT TAX ADVICE. We are not accountants. This content is for educational purposes only, intended to provide a better understanding and help you ask more informed questions. You should consult YOUR INVESTMENT-SAVVY ACCOUNTANT about the pros and cons for your unique circumstances.