You do make some good points Euro! But what happens if the entire NRAS scheme is abolished too along with negative gearing. This is government they love to change their minds. Nothing is guaranteed.
It would be interesting to see how much the NRAS is costing the government with the almost 10K back on each NRAS property not including gearing.
So here is a way to abolish nras, save the government money... and most importantly not impact those renters on the scheme!
5000 properties under NRAS = 50 Mil a year the gov hands back in tax rebates.
The government is giving back $10 000 per year per property. divide this by 52.2 weeks = $191 p/w. Round off to $190 for ease.
The scheme is only providing 20% discount to those properties that are rented, so a $700 property say in gladstone, with 20% discount is only a $140 discount to the renter.
In order to get above the $190pw mark you would need to be paying rent of $950 per week or above.
How many properties in australia have a medium rent above 950 pw.
You would probably find the majority of places having a medium rent of less then 500 a week, and at 500 pw is $100p/w at 20 percent discount.
(The medium rent in australia from 2011 census was $285.
http://www.censusdata.abs.gov.au/census_services/getproduct/census/2011/quickstat/0 )
If the government abolished NRAS they could still make those who are renters that are eligible for the scheme get their 20% back either as a rebate through tax, or being paid via centrelink per fortnight. They would still need to go through the same checks of the scheme which is what happens when they apply for a property, but it would mean they could apply for any property. So say if they need to stay in a certain area because of family, but there aren't any current NRAS properties being offered because the land has all been built out so therefore nothing available, under this idea they could stay there and not have to move away.
The landlord is getting market rent, it wont limit availability of houses, because it is the renter that is eligible not the property and it would save the government well over 23 million a year per 5000 properties!. Remembering I was taking the medium of $500 per week. You could say the threshold maxes out to $190 per week, however in the mining areas (just like the zone offset in tax) you could give these areas a threshold of say $250 or $300 a week.
There i just saved the gov 23 million a year. I probably just annoyed all the + NRAS investors... sorry euro!
But as i said.. its government, nothing is guaranteed.. There are always going to be some new hair brained schemes that come up and change everything!
I guess we wait for the budget to come out, and then we as investors will adapt to change the way we invest to maximize the new tax system to our best interests! whether it be positive or negative, we will look at what the individual needs for our own interests are, and adjust accordingly.