If your family is like many Australian families, when you get together for Christmas this year, you might find that the conversation turns to property. As a nation, we have a love affair with residential property, and booming capital city prices of late have done little to change this. We might feel good when the value of the family home goes up, but does this mean we should be relying on residential properties to fund our retirement?

There is no doubt that many people have done well by investing in the Sydney and Melbourne markets. However, capital growth does not pay the bills in retirement. It is income and cash flow that become important, when work income stops.

What does the data say?

Data provided by the Core Logic RP Data Home Value index shows that the average gross yield for capital city properties is just 3.25%. In Sydney, it is lower than the national average at 3.08%, and in Melbourne it is a paltry 2.9%.

This means that $1 million spent on a rental property in Melbourne would be expected to generate $29,000 a year. From this, investors would need to pay costs such as rates, insurances, agent’s fee, body corporate, maintenance and land taxes (depending on the state). This could easily account for $10,000 or more a year, meaning that the net yield is below 2%.

On this basis, a retiree looking to fund a comfortable lifestyle (considered to cost about $60,000 pa) would need to have over $3 million invested in property. By comparison, a $3 million investment in a diversified Australian share portfolio is expected to produce $152,700 of gross income (before any fees and charges).

Income is only part of the equation though. Surely recent capital growth in property would compensate for the low income? Residential property has performed well, although the exceptional rates of growth have been confined to small pockets of the country. Nationally, the average growth rate for the 12 months to 31 October was 6.6%.

While this is a very solid return, by comparison, the top 50 companies on the Australian Stock Exchange grew in value by 10.1%.

Is your money accessible?

While growth is good, retirees often need access to money in excess of their regular income needs. If all your money is tied up in a property, the entire property needs to be sold, as it’s not possible to sell off a bedroom. The sale of a property can also take some time and comes with significant costs. If a gain is made on the sale, there would also be capital gains tax to consider.

It pays to diversify

For many investors, a sensible investment in property can form part of a well-diversified strategy for creating wealth. But to focus only on this investment to the exclusion of all else is foolhardy. Investors need to ensure that they assess each investment on its true merits, rather than making emotional decisions.



WARNINGS AND DISCLOSURES: This material has been prepared for general information purposes only and not as specific advice to any particular person. Any advice contained in this material is General Advice and does not take into account any person’s individual investment objectives, financial situation or needs. Before making an investment decision based on this advice you should consider whether it is appropriate to your particular circumstances, alternatively seek professional advice. Where the General Advice relates to the acquisition or possible acquisition of a financial product, you should obtain a Product Disclosure Statement (“PDS”) relating to the product and consider the PDS before making any decision about whether to acquire the product. You will find further details of the service we provide and any cost to you within the Financial Services Guide. Any references to past investment performance are not an indication of future investment returns. Prepared by EP Financial Service Pty Ltd ABN 52 130 772 495 AFSL 325 252 (“Elston”). Although every effort has been made to verify the accuracy of the information contained in this material, Elston, its officers, representatives, employees and agents disclaim all liability (except for any liability which by law cannot be excluded), for any error, inaccuracy in, or omission from the information contained in this material or any loss or damage suffered by any person directly or indirectly through relying on this information.

Prepared by:
EP Financial Services Pty Ltd
ABN 52 130 772 495 AFSL 325 252 (“ELSTON”)
GPO Box 2220
Brisbane Q 4001