$150k What to Do

Hello all

Am interested to see the different opinions offered by this community to my situation :)

Will keep it short and simple:

  • single male (yes and no, its complicated!), works full time, roughly $4k take home per month
  • Currently renting with a house mate in VIC eastern suburbs
  • Total minimum spend per month (all bills, rent, car fuel etc) is roughly $2500
  • parents have offered some money, roughly $150k - currently sitting in a term deposit making F#$k all interest

My thoughts:

  • $150k is good for a 20% deposit on a $700k property. However i am concerned that my single income is not enough to cover living alone, mortgage, bills, strata\council fees etc. I dont want to be one of those people who are JUST covering their mortgage each month
  • Invest in shares: have read up on this many a time, however it seems way to risk and i couldnt risk loosing all that $
  • Leave the $ in the crappy low interest term deposit and continue pondering the meaning of life

Once again, i am just interested to see the ozbargain's communities thoughts on this scenario. Sometimes someone can post something so simple, and your like, why didnt i think of that?!

Cheers :)

Comments

  • +14

    i'd start by looking at all the other posts made by people with a bunch of cash and wanting suggestions on what to do with it.

  • +2

    Do you need a $700k property?

    Do you like/trust housemate enough that you'd let them live with you if you bought somewhere, covering his share of course?

    These 2 options could make it that home ownership is a good idea.

    Most people that come on here asking advice like that, already have a house and mortgage. You don't.

    Maybe your folks would like to see you owning a home?

    • Melbourne's median house price is $700k so it is very average.

  • +1

    I dont want to be one of those people who are JUST covering their mortgage each month

    Why not? People do it for the capital gains eg. property rises 10% in a year then that's $70k extra income (however subjected to tax and minus total repayments).

    • how's that an investment :P

  • +7

    Wait for downturn in the housing market?

  • +1

    You could supplement your income with rental income to pay down mortgage.

    Have you considered buying an apartment and renting out a room. Would make it a lot easier to repay. However your spending is a bit on the high side in my opinion Might need cutback and hookers and blow.

  • Ozb lottery? ;)

  • How the heck do you spend $2500 a month?

    Anyway…. Why don't you for the moment just call around a few banks and put it in a long term deposit account that makes a decent amount of interest?

    Or buy an apartment in the city and rent it out?

  • +6

    Firstly good job on the savings! I was in a similiar position last year when I bought my townhouse for $420k. (It's smallish, but it's home!)

    Now for the cold hard truth. I estimate your gross income at just above 60,000. Your expenses are very high. (More than half your income? Was that a typo?)

    You do have 20% of a $700,000 property. But don't forgot the other fees. $40000 in stampduty. $1000 for conveyancer fees. Building inspection.

    By my calculation, that will still be just over 20%. And I mean JUST. You will be left with nothing in the bank. Which isn't the smartest thing. (What if your car breaks down?)

    Borrowing $600000 at a fantastic rate of 4.00 percent (I am being generous) over 30 years is $2865 a month in repayments. Which is more than you have after tax.

    Long story short, the bank will not lend you that much. Either find a cheaper property, lower your expenses, get a partner to help pay and raise your borrowing power, save much more money or sit tight and leave it in the bank.

    • -4

      Long story short, the bank will not lend you that much.

      Oh they will. In Australia these days they'll usually lend you 2-3 times what you can reasonably afford. Not really a problem for them if they have to foreclose and sell it out from under you.

  • +2

    travel the world :)

  • +1

    Morning all, thanks for all the replies so far, they are much appreciated. A few more details:

    . Yes i know there are plenty of other threads like this in ozbargain, but this thread is tailored to my situation, ive been wanting to post it for a while actually. In many of the other threads, the OP is either married, has kids, is going thru a divorce, hates where they live, wants to relocate overseas etc etc etc. My situation is pretty standard. Single, no kids, no mortgage, love where i live, love where i work (so im not in a rush to relocate overseas basically), dont owe any money to bikes etc!

    . I am not specifically looking at a $700K property, was just mentioning that the $150K could cover a deposit. I would be more than happy with a little $400k townhouse. But this is where i become picky. I am a bit of a car guy, so i need my own garage and driveway so i can park my car nicely, spend time washing it nicely etc, no sharing an underground carpark for me. I dont fancy the apartment lifestyle, as i would rather step out my back door onto some nice grass, then have to wait and catch an elevator down. Not a fan of close nit townhouse arrangements, as you can hear all your neighbours

    . Current housemate is great, been living with him for about 4 years now, only thing is, he has a little dog, im not a fan of dogs inside a house. Cats no worries! Therefore buying a house and then having a housemate isnt ideal, as he would be my only option, there are just way too many crazy people nowdays to take a chance and have a random live with me.

    . Im surprised by the comments saying $2500 living cost per month is excessive? Just a reminder that i am purely self sufficient, which means i pay all rent, bills, food, fuel, mobile phone, private health, netflix, carpayments etc myself

    . My parents came more from the work hard\save hard mindset, rather than invest in this, buy that investment property etc, which is why my knowledge on all that is quite limited. Bascially, i really appreciate all the post in regards to this information :)

    . Hopefully these details have made my situation a bit cleaer

  • +1

    "Invest in shares: have read up on this many a time, however it seems way to risk and i couldnt risk loosing all that $"

    Doesn't have to be, if, like me you don't have the time or just couldn't be bothered doing all of the due diligence let the experts do it for you. After 10 years or so doing it myself I've plonked all of our stock investments into LIC's (licensed investment companies)like WAM or WLE (no association).

    Real estate is great but is way overpriced at the moment (IMO) which is not too bad if you have the cash but if, like most people you go into debt to buy an overpriced asset and the market corrects like it did in the US and UK over the last few years you could end up in big trouble. You could buy real estate as an investment but you'd need to check the current yields, rent seems to be dropping but I haven't really had my finger on the pulse since we sold all of our investment properties a few years ago. In short, everything's risky ATM, I had a sit down with a local investment adviser a few months back and we agreed that term deposits, despite the lousy returns were the safest. But now that the government has adopted the BIS's 'bail in' legislation even our deposits might not be safe anymore either. Sorry, can't be more help than that.

  • +2

    A few more notes in regards to buying realestate:

    . Im not a complete noob when it comes to this industry, however the main reason i am so cautious is that i have seen first hand several people get burned on their "investments":

    • colleague bought an apartment in Melbournes docklands a few years ago as an investment, sold it last year for a $50k loss :(

    • townhouse i used to rent in, landlords put up for sale, took ages to sell, even by the time i moved out, it hadnt sold. i know someone that put quite a good initial offer on it, say close to $400k, which was rejected. fast forward 6 months later, the owner was struggling to get offers of the mid $350k range. not sure howmuch they ended selling for, however at most they would have broke even on their initial purchase price, no profit to be made here.

    I guess my point is that realestate is guaranteed gold, yes there are some easy money opportunities out there, or if your willing to play the long term game, however there are quite a few horror stories, and i really dont want to be one of those!

  • +2

    Geez, some people aren't scared of debt. Me and my wife both take home over $4k a month and we were scared of a $450k mortgage. Even scarier when we have kids and our income drops to what yours is.

    Do t succumb to the Eastern suburb snobbery. You're paying so much more for a lifestyle that can be found elsewhere.

  • +11

    I think you would do well to look at how you could boost your income.
    The average wage is now $80k, and your 25% below average will hold you back from other things you might want to do (nice cars, future family, housing of your choice).
    I don't think your expenses are excessive, but you have definite areas where you want a costlier preference, so you need to take that into consideration.
    I don't think buying a house as an investment is a good idea right now, buy low and sell high as they say.
    You will always need somewhere to live, so buying a house isn't necessarily a bad move, but like others, it seems you are getting good value from renting where you are, if the equivalent house to buy is $700k.

    The sharemarket is pretty high right now too, and in a historical surprise, so are bonds. All this is because of the response globally to the GFC, but that is neither here nor there.

    The big problem with investing is that you may not get all your money back. People are very blase about risk these days, but you will feel pretty bad if you only have $75k in a year. And housing investment can be worse if you are forced to sell at a time when prices are below what you paid. People will come along and say the chances of property falling 15% are slim, but if that happened and you lost your job at the same time, your $150k would be completely gone.

    Right now, the best low risk investment is online high yield (hah) bank accounts. If you chase the offers you can probably get an extra half a percent above a term deposit, and amounts up to $250,000 are guaranteed by the government.
    I recognise that you want people to tell you to buy an investment property or shares so you can enjoy the strong returns both have made in the last 7 years, but it is precisely because of this big run up that it is a poor time for new investment.

    One issue, is that this advice was what I was saying 3 years ago too, and people who ignored it made out like bandits. And it could be wrong over the next three years as well. If you are very keen to invest, consider a progressive investment (this approach is called dollar cost averaging). Decide on what you wish to invest in (if it is shares, choose either a managed fund run by Vanguard or somebody else with low fees, or an index ETF) and commit to investing $300 per week for the rest of your life. The first decade investment will come from the $150,000 cash plus whatever else you can contribute, and after that, hopefully, you will be in a position to keep up that savings rate. The huge advantage of this approach is that when the market is high you buy few shares, but when it is low you buy many - automatically ensuring you pay the average price for shares, never too much over the long term.

    • Awesome advice ^^ I was scrolling down about to comment your exact points on property, investing slowly in a Vanguard etc… You said it much more elegantly though :)

      • +1

        I've seen vanguard floating around. What is it?

        • it's a fund manager. They offer investment options to wholesale and retail clients. The more common ones track the index, like Aust Shares or International Shares. Wholesale = bigger investment, lower fees, retail = smaller investment, higher fees (relative to wholesale)

        • @bluedufflecoat: oh okay, thanks for telling me! :)

          It seems like lots of people are investing in it. I've had a bit of a look, is it low risk? I'd like to invest some of my money too but I have no idea where to start!

        • +2

          @pyro love bird: There are many Vanguard funds to choose from, each with different risks and returns.

          There are many different types of risk. Eg the risk that the investment could be worth less next week than it is this week, or risk that the investment's return only just keeps up with inflation over the next 20 years.

          If you're a millennial and want to get rich, here's a great book to get started:
          "If You Can: How Millennials Can Get Rich Slowly" by William Bernstein. $1.07 Kindle edition on Amazon, or free in PDF format

        • +1

          @Dacs: I'm a 90s baby, does that count? :P

        • @pyro love bird: It's actually really good reading for anyone, as are his other books. But that one's quick and easy :)

        • @Dacs: I'll have a read thanks :) I'm looking to invest some money, but I'm a bit scared to do it

        • @pyro love bird: As a 90s baby you'll probably be putting money into investments for the next 40 years so whatever savings you have to invest now is likely to be a small fraction of the total that you'll invest over that time. The best thing that can hope for is for the markets to drop dramatically early in your career, so that you can continue to invest but at a clearance-sale prices. But maybe they won't, in which case the sooner you start investing the better.

        • +1

          @pyro love bird: I started following Ramit Sethi's blog "I will teach you to be rich" and it honestly changed my whole financial outlook. I cut back ruthlessly on the things I don't care about, but don't mind spending a bit more money on things that are important or add value to my life.

          http://www.iwillteachyoutoberich.com/blog/investing-myths-an…

          Have a read of his blog and check out Warren Buffet too and keep in mind every decision you make has inherent risk even if it is not apparent at the time ie. Only ever putting your money in a bank at 2.5% p.a. from your 20's to retirement because you are too scared of investing. When you compare it to how much money you could probably make putting it into Vanguard's high growth fund (which has earned an average of 6.85% p.a. since it's inception in 1998), you kinda risk losing 4% p.a. which over a lifetime accumulates to $100,000's… I hope that wasn't too convoluted - Financial experts say it better that I do, but definitely educate yourself because it is not that difficult to start a little investment. You need $5K to start a Vanguard and you fill out this little form and post it into them, and a few days later you can log in to your account and add money / check on things. If you're a my tax user, they even pre-fill all the data into mytax, nice if you have relatively simple taxes and file your own (which I do)

          Anyway, their website:

          https://www.vanguardinvestments.com.au/retail/jsp/investment…

          Good luck Pyro Love Bird!

        • @elliebargain: Most Vanguard funds are offered available as "Wholesale funds" (min $500,000 investment, though they allow lower) with low annual fees, "Retail" funds (min $5,000 investment) with higher annual fees, and as ETFs ("Exchange Traded Funds") (no minimum but with a broker's fee to purchase) with low annual fees.

          William Bernstein generally suggests funds to ETFs where fees are equal, but in Australia I prefer ETFs for the lower annual fees.
          Currently Nabtrade has a special with the first three months' brokerage free. So if you want to put (some of) your money into a few funds that could save you a bit.

        • @Dacs: Thanks for the advice. How exactly do you go about buying the EFTs? And do you know at what point you would start saving money using EFTs over the retail funds? I have never bought shares before (my financial experience so far is just with banks and now Vanguard) All good if you don't know but it is definitely something I am interested in, I just couldn't seem to get my head around it and thought the funds would be better than sitting in the bank. Not that you should be looking at outcomes in the short term but over the last year I've earned way better returns than my boyfriend's AMP actively managed fund (recommended by his financial adviser who works for AMP and I'm pretty sure she gets kick-backs).

          I would love to learn more about EFTs. I've got a friend at the moment who wants to start investing and I recommended Vanguard (with a huge disclaimer to her that I am NOT a financial adviser and that she should probably talk to one). She asked me about EFTs as well and I had no idea where to even start.

          Anyway, any tips you have for EFTs would be appreciated :D

        • +1

          @elliebargain: There are probably far better explanations available than I can write up here quickly, but here's a simplified explanation (not strictly accurate but probably good enough)…

          ETFs are fund units that you are buying from (/selling to) other individuals/companies rather than directly from the fund manager (Vanguard in this case). The Australian Stock Exchange acts as the online marketplace for these sales. To get access to the exchange and buy or sell ETFs (or stocks in companies) you need to have an account with a broker like Nabtrade who charge a fee for each purchase or sale you make, but no ongoing fees once you have bought the ETF.

          Vanguard's charges, on the other hand, are ongoing (annually) as a percentage of the investment you have in the fund. Their website lists the fees, which vary buy fund and also by whether you are buying the retail, wholesale or ETF version.

          Also a disclaimer here: This is not financial advice and you should seek the advice of a appropriate professional before making any decisions.

        • @Dacs: Thank you so much, that was a helpful run down. I might try to dip my toe in and buy a small amount of EFTs to start with (according to the Vanguard website, they still have ongoing management fees which are much lower than the fund's management fees, but you'd still save in fees even if you bought one for only a year and sold it. Seems like a pretty good deal :)

          I think I will get some proper financial advice soon, just have to find someone good… Our accountant at work gives pretty good advice but he is property crazy and thinks I should put all my limited savings into land or property - pretty terrifying taking on a huge amount of debt :O

          Anyway thanks for the advice :)

  • +4

    How old are you? If you're young, you could put it in an equity index fund. You have time to ride out the highs and lows (just don't panic) and don't have to make specific choices about what stock to buy therefore second-guessing your investment decisions.

  • +5

    Think carefully what is important to you. Have you set any life goals and considered what comprimises you'll be prepared to make?

    Do you want to build a financially-successful career (live to work)? Do you want to throw it all in and travel the world? Do you want to become a model soccer dad? Do you have a insatiable yearning to own and renovate your own house? Do you want to be reasonably comfortable but otherwise free to follow your interests (work to live)? Do you want to risk everything on trying to change the world? Would you love to own your own business, with all the work, disappointments, rewards and satisfaction that it may involve?

    These decisions can all have a great influence of how you can best use your time and money.

  • +2

    P.S. the share markets are artificially high ATM because central banks, faced with the prospect of 0 to negative interest rates are buying up stocks and bonds with no real underlying value. And conversely company boards are borrowing the same 0 to negative interest money to buy shares and share buy-backs in their own companies which makes the share price rise and look good to potential investors. It's all bit scammy out there ATM but quality companies with a good product or service coupled with honest management should do OK in the long term.

  • +2

    Invest in shares: have read up on this many a time, however it seems way to risk and i couldnt risk loosing[sic] all that $

    This a common and unfortunate misconception. It's like saying that air travel is highly dangerous because a lot of people have been killed flying paragliders.

    Yes, putting 100% into a just few shares is very high risk but that's not what you would do if you wanted a low or medium risk investment.
    Any investing carries some risk. But you need to choose the duration and risk/reward tradeoffs you are prepared to take, then invest accordingly. There are some superb books on the subject and I'm happy to suggest a few if you're interested.

  • -3

    Buy BitCoins!!!1

  • +1

    Hello everyone. Thank you all for posting, onc again, some great ideas and thoughts posted. I had a quick chat with parents last night and agreed to just leave the money as is for now, the housing market is just too risky to buy an investment property atm. ill just stick to renting for now. In regards to the low/medium risk share unvestments, i might do some further research into that, and see what the potential payouts and timeframes will be, i know sometimes its a long term game rather han quick turnarounds.

    One thing thats still on my mind is people claiming my living expenses are high. As mentioned, its all just the nesseceties really: rent/bills/food. I dont go out every weekend blowing all my money on alcohol, dont eat out at restaurants etc.

    could some of you that claimed mu expenses are high, post your monthly spend?

    • +1

      It varies a lot as shown in this thread, but it might be helpful to read through it.

  • +1

    For inspiration I recommend you read a blog called Millennial Revolution. You don't need a house to do well investing. Sounds like you are a pretty passive person, why not allocate say a small percentage say 5% to P2P lending? I use ratesetter and also la trobe financial. There are a couple of threads here on ratesetter and a really long one on whirlpool.

    Remember you still have risk with savings accounts, yeah sure your capital is guaranteed but the risk is inflation and more importantly: opportunity cost.

  • +2

    Thanks for that. In regards to the statement about being passive, i like to observe. Im not an introvert, but i really like to see whats happening around me, and most importantly, understand WHY. My main observation about money in my lifetime so far, is that money changes people, it can even kill. It can destroy lifetime friendships and tear families apart

    Therefore i would rather live peacefully month to month, than have a ridiculous amount of investments, large amounts of cash, and be massively stressed out. But i do also understand the need to be financially secure, and also be prepared for when i get old and need to retire. By the time im at that stage, Australia will not have the generous pension that we have right now.

    • +2

      Agree with what you say, the trick in that case is to keep your wealth details to yourself. Tell NO ONE the size of your accounts and you wont have to deal with other people limitations and greed.

  • +3

    P.S. beware of 'hybrid bonds', they'll give you a great return (compared to normal term deposit rates) but are HIGHLY risky in the current financial environment.

    " Now that Australia’s banks have had a number of years to heavily sell hybrid securities to retail investors, the Australian Prudential Regulation Authority (APRA) has confirmed that such securities will be the first bank liabilities written off—“bailed in”—in a banking crisis.

    APRA has allowed Australia’s banks to sell these hybrids, also known as “bail-in” bonds, to unsuspecting mum and dad investors, even though the UK and other jurisdictions forbid their sale to retail investors due to their complex risks. The Australian banks have gone out of their way to target those investors, offering such high interest rates that a self-funded retiree who is floundering in the present low-interest climate would find them impossible to knock back. For instance, in February the Commonwealth Bank issued almost $1 billion in hybrid securities with an interest rate of 7.5 per cent—a much higher return than investors would get in a standard investment, and backed by Australia’s biggest and most “profitable” bank, no less.

    Almost all investors would jump at the chance, without realising that the securities contain multiple triggers which automatically convert them into far less valuable, or even worthless, shares. Such triggers include major shocks to the bank, in which case holders of hybrid securities get kicked off the bank’s list of creditors and instead become holders of shares that will be plunging in value (creditors have claims over the bank’s assets, shareholders do not). The triggers can also include less dramatic events, such as the Australian bank’s New Zealand subsidiary getting into difficulty (New Zealand’s major banks are all owned by Australia’s banks), or a stock market plunge that reduces the bank’s capital below a certain threshold. These minor triggers will also convert the bonds into shares (hence the name hybrid).

    In the 1 September Australian Financial Review, James Eyers reported that APRA chairman Wayne Byres—who previously worked at the Bank for International Settlements which cooked up “bail-in”—used a 30 August speech to the Actuaries Institute to “remind” investors that the higher returns they get from hybrids reflect the higher risk. Of course—so why has APRA allowed banks to target retail investors with these risky products, when other jurisdictions do not?

    Byres answered this question with this bombshell: “Viewing these capital instruments as simply higher-yielding substitutes for vanilla fixed-interest investments, let alone deposits, is something to be counselled against, since from APRA’s perspective holders of these instruments are providing the important first lines of defence that we can call into action, in some instances even ahead of shareholders, to aid an orderly resolution [i.e. bail-in]”, he said. (Emphasis added.)

    Byres statement confirms the danger that the CEC warned of in its 8 July 2016 release headlined “Warning to Australian investors: Beware hybrid securities, aka ‘bail-in’ bonds!”, which stated:

    “The hybrids are called ‘bail-in bonds’ because APRA is expected to let Australia’s banks count them towards their TLAC—total loss-absorbing capacity—which is a requirement of the global ‘bail-in’ regime that the Bank for International Settlements is dictating to the world. Bail-in is intended to preserve Too Big To Fail (TBTF) banks by ensuring that significant losses from their reckless speculation are worn by ordinary depositors and investors, not the banks, so that such losses don’t trigger another 2008-style meltdown. … The banks are knowingly selling a product that will make unsuspecting investors wear their losses so they can continue recklessly gambling in the property bubble and derivatives. Australia as yet doesn’t have depositor bail-in, because the CEC exposed and defeated the plans for such legislation in 2013-14, so APRA is bringing in bail-in through the back door.” "

    • Interesting. I hadn't looked seriously at these but there are some good points to be aware of.

  • +1

    You haven't really mentioned a time frame for your potential investment. If you are looking at 5-10 years+ then real estate or shares are a great idea. With shares over that longer time frame, short term volatility and risks are less of a worry as long as you get good advice from a professional and diversify your portfolio properly.

    But short term like 1-2 years then other options are more suitable like term deposits.

  • thanks for the posts, appreciate them, especially the amount of detail given

    i am starting to look into and research the real estate market more, and might give it a go. in a nutshell, depending on the area, proximity to public transport, entertainment etc there are some good guys to be made. a small 1 or 2 bedder can be modestly renovated and lived in for a year (1st home owners) and then rented out, with the rent nearly covering the mortgage.

    everyone goes on about asian investors, but they are going after the large doller value houses, not the sub $500k units\apartments, when was the last time you saw a small apartment, close to public transport and bars\pubs, that could not sell\be rented out? exactly

    obviously its much more complex and larger than the above statement, but its a start, and one that will only appreciate.

  • +1

    Re: Invest in shares. If you're so worried, take just a very small piece and invest on companies that you know will have future in the next 20-30 years. You're not going to need the money for the next 30 years anyway.

    I would go for Solar, tech companies, sustainable businesses, etc. Just use a portion of your money. 10% is enough.

    • Hmmm, i wonder if Apple will be around in 30 years time… :p

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