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Glad to hear it's been a good experience for you, and a 7% increase to your rent isn't exactly inflation limited , as many of the naysayers like to go on about. It's also nice to know your purchase didn't disintegrate instantly into a ghetto, full of junkies, pensioners, pokie addicts etc ...

well thats bollocks. No one has the right to charge extra for NRAS. NRAS isnt an extra bedroom or an extra 10m2 of living space. It's simply a tax entitlement. That developer is a jerk off.

when you say the same units- do you mean exactly the same unit? or just a similar unit in the same development? Because its not uncommon for developers to charge slightly different amounts for different units within a development, depending on floor size, view, etc... If it's for EXACTLY the...

That's great - glad you got what you wanted, where you wanted.

Hmmm... lets see how ugly the vals are :) Maybe we'll be pleasantly surprised, but..... That's unfortunately the single biggest problem Brisbane and SE Qld has at the moment - vals. It's affecting new stock , and therefore NRAS, particularly harshly, but it's really hitting everywhere and...

ok. but remember the consortium relies on the NRAS incentives being paid, to get it's compliance fee income.... it's very much in their interest to ensure the compliance occurs - it is literally their sole source of income, which provides pretty powerful motivation for any business or...

well at the end of the day- if you're forfeiting 20% of the rent but getting $9981 back tax free as compensation, and the consortium is taking somewhere between 5 and 12% of that $9981 for allowing you to use their "model" to particpate in the NRAS, you're still well ahead. The other fees...

Every consortium has different fees. Some have entry and exit fees, some have none. There are 139 consortiums. I can take you through every one , or you can come to the conclusion that you should just assess the property and cash flow on its merits and not compare consortiums.... after all...

NRAS doesnt work well on properties at those price points, anyway. The yields aren't very good, so the cash flow isn't going to be as powerful in reducing non deductible debt. There's also the issue around tenants. What is the expected rent on an Inner West Sydney brand new 2 bedder...

These properties have no longer got NRAS allocations. You arent missing anything. Marrickville is a great location. The developer basically sold all of these without needing to use the NRAS incentives. :)

Different States run different stamp duty regimes- sometimes there are stamp duty exemptions for brand new OTP or construction deals- that's the case in VIC at the moment. You only pay Stamps on the land. WA isnt the place to be for NRAS at the moment as Ive said. :) It's 18 months away...

Stamp Duty on land only. I should have been clearer- sorry. Usually 2-3K tops. Some examples that may be of interest are below FYI. Also, keep in mind that the exemptions are for OTP deals- and some OTP will be 2 years away from delivery. Others will be very near completion. Obviously the...

You'll have a much greater selection in WA in about 2 years. For now- the place to be is VIC or QLD, and QLD valuations are still very inconsistent. Equity and borrowing capacity permitting, there's no reason why you cant participate in the scheme right now via a property purchased in VIC...

So is negative gearing, the age pension and tax. If they pull the pin it just reverts to full market rental. No different to any other property. But seriously, this scheme costs the Govt 4/5th's of bugger all. It is a rolling commitment over 10 years, and same goes for the states...

Is it true that one could claim the full rebate no matter what the purchase price or rental income is? Yes- this is true, as long as the property is entered into the scheme via an agreement (NEJV, MIS or HLA) with an approved participant (consortium) and as long as the property is rented at...