Key Considerations for Buying a Holiday Home.

 

Purchasing a holiday home can be a rewarding lifestyle investment, but it requires careful consideration in terms of finance and tax. It offers the opportunity to escape the city and enjoy a relaxed environment, whether by the sea or in the countryside. However, it’s important to approach this decision with a clear understanding of the benefits and considerations involved.

 

Lifestyle and Investment Considerations

Balancing lifestyle desires with investment potential is crucial when buying a holiday home. While the emotional appeal of a holiday retreat is strong, it’s essential to conduct thorough research and planning. Decide from the outset how commercial you want the property to be. Will it be rented out? If so, is the location popular for holiday rentals? Consulting with local real estate agents can provide insights into what features tenants are looking for.

The location of your holiday home plays a significant role in its rental potential and personal use. Properties closer to the city tend to be more expensive but may attract more tenants and future buyers. Consider the accessibility of the location; properties beyond a two-hour drive from the city may be less convenient for regular weekend getaways.

Modern amenities and tenant expectations have evolved over the years. Renters now look for comfort and conveniences such as internet access, dishwashers, multiple bathrooms, and high-quality furnishings. Budgeting for property upgrades to meet these expectations is essential to ensure the property remains attractive to tenants.

 

Ownership Structure and Asset Protection

Seek professional advice on the best ownership structure for your holiday home. Asset protection and tax planning are important considerations. Depending on your financial situation, it may be beneficial to hold the property in a partner’s name or a trust to optimise tax benefits and protect assets from potential risks.

 

Tax Implications of Owning a Holiday Home

Holiday homes are treated like any other investment property for tax purposes. Rental income is taxable, and ownership costs are deductible. However, the ATO requires costs to be apportioned for private use. Only the portion of costs related to rental periods can be claimed against income. It’s important to keep detailed records and ensure the property is genuinely available for rent to claim deductions.

 

Tax Deductions

Working closely with your accountant can help optimise deductions while staying within ATO guidelines. Here are some examples to illustrate common pitfalls and best practices:

  • Apportioning Costs for Private Use
    Suppose you own a holiday home and use it for personal vacations for 4 weeks a year, while renting it out for the remaining 48 weeks. If your annual expenses for the property are $20,000, you can only claim deductions for the period it was rented out. This means you can claim 48/52 of the expenses, which is approximately $18,462.
  • Advertising the Property
    To claim deductions, the property must be genuinely available for rent. This means actively advertising it at market rates. For instance, if you list your holiday home on rental websites and with local agents, but only at times when you know it won’t be rented (e.g., during off-peak seasons), the ATO may disallow your deductions. Ensuring continuous and genuine availability is key.
  • Repairs vs. Improvements
    Distinguishing between repairs and improvements is crucial. Repairs to fix wear and tear (e.g., fixing a broken window) are likely to be deductible in the year they are incurred. However, improvements (e.g., adding a new deck) are capital expenses and must be depreciated over several years.

 

Capital Gains Tax on Sale

 When selling a holiday home, any profit is subject to capital gains tax (CGT). Here are some examples to illustrate how CGT is calculated:

  • Calculating Capital Gains
    Imagine you bought a holiday home for $500,000 and sold it 10 years later for $800,000. The capital gain is $300,000. Since you held the property for more than 12 months, you are eligible for a 50% discount on the gain, reducing the taxable amount to $150,000. This amount is then added to your taxable income for the year.
  • Cost Base Adjustments
    The cost base includes the purchase price, plus any costs incurred in buying and selling the property (e.g., stamp duty, legal fees), and capital improvements. If you spent $50,000 on a new kitchen and $20,000 on legal fees, your adjusted cost base would be $570,000. This reduces your capital gain to $230,000, and after the 50% discount, the taxable gain is $115,000.
  • Record Keeping
    Keeping detailed records of all expenses related to the property is crucial. For instance, if you lose receipts for the $50,000 kitchen renovation, you cannot include this in your cost base, resulting in a higher taxable gain. Good record-keeping ensures you can substantiate all claims and minimise CGT.

 

Additional Considerations and Advice

Professional advice and careful planning are key to balancing financial and lifestyle goals when purchasing a holiday home. While renting a holiday home may make more financial sense, owning one can provide a cherished family retreat and potential capital growth. Approach the purchase with a clear understanding of both the financial and lifestyle implications. We encourage you to seek professional advice to ensure your holiday home purchase aligns with your financial goals and lifestyle aspirations.

 

This general advice has been prepared without taking account of your objectives, financial situation or needs. You should consider the appropriateness of this advice before acting on it. If this general advice relates to acquiring a financial product, you should obtain a Product Disclosure Statement before deciding to acquire the product.