Track Financial

Track Financial Mortgage | Finance | Property Mortgage Advice, Insurance, Superannuation, Retirement Planning

19/02/2026

There’s been a lot of discussion about reducing CGT discounts for investors as a way to ease pressure on the housing market.
Changes like that won’t solve the deeper supply issues — but they are making more investors reconsider how they structure their strategy.

One approach that gets talked about is the “Rule of Six.”

At a high level:
If you move into a property and make it your principal place of residence for at least six months, you can later move out, rent it, claim the usual investment deductions, and — if sold within six years — potentially avoid capital gains tax.
But this only applies to one property at a time.

It’s a legitimate option within the current rules, but it won’t suit everyone and should be part of a broader strategy.

This is not tax advice — it is general information for educational purposes only.
Always speak with your accountant to make sure the structure is appropriate for your situation.

If you want help running numbers or understanding how the lending side fits into your plan, comment capacity and I’ll reach out.

Buying as a couple is exciting — but the structure you choose upfront can shape your options for years.It’s not just “wh...
17/02/2026

Buying as a couple is exciting — but the structure you choose upfront can shape your options for years.

It’s not just “who earns more” or “who pays what”. Ownership type matters too (joint tenants vs tenants in common), and relationship status (married vs de-facto) can change what makes sense depending on your goals.

And one point most people miss: you’ll likely outgrow your first home sooner than you expect — so purchase no.1 should be structured with purchase no.2 in mind.

💬 Comment “Capacity” and we’ll check your borrowing power and help set the structure up properly from the beginning.

16/02/2026

There’s a strategy I’m seeing more and more people consider — and on the surface, it looks like a clear path to creating equity.

But here’s the part many people overlook: margins are tighter than ever.
Purchase prices have risen, construction costs are up, interest costs are higher, and the amount of debt required to complete the project has increased significantly.

Yes, you can make money with it.
But the risk profile has changed — and the return you walk away with after tax, holding costs, interest, and selling fees may be far smaller than you expect.

Only once you break the numbers down properly does the picture become clearer.

The strategy I’m referring to is a knockdown–rebuild duplex. It can work well, but it’s no longer the “automatic win” many people assume. For some, simply holding or selling the land produces a better outcome with far less risk.

If you want help comparing scenarios or understanding what you can safely borrow for a project like this, comment capacity and I’ll reach out.

15/02/2026

If you feel like you’re “behind”… you’re probably not.

Here’s what the median Aussie looks like financially today:

• Income: ~$86,000
• Mortgage balance: ~$400,000
• Credit card debt: ~$3,600
• HECS/HELP: ~$27,600
• Savings: ~$42,000
• Age buying first home: ~36

If this looks anything like you, please know — you’re doing better than you think.

Housing is more expensive. Wages haven’t kept pace. Living costs are higher. It genuinely is harder than ever to get ahead. You’re not behind — you’re operating in a very different economic environment than past generations.

If you want clarity on your borrowing capacity or how close you are to buying, comment capacity and I’ll reach out.

Sources: ABS Earnings 2024 (median), RBA & ABS household debt data, Money.com.au savings/credit data, ATO HELP statistics, Domain first-home buyer age reporting.

14/02/2026

A lot of people assume the lender with the lowest interest rate will also give them the highest borrowing capacity (given the repayments are the lowest)… but it’s often the complete opposite.

Here’s a real example we ran this week:
• Lender 1: $750k borrowing at 5.54%
• Lender 2: $965k borrowing at 5.74%
• Lender 3: $1.08m borrowing at 5.93%
• Lender 4: $1.35m borrowing at 6.19%

Same client. Same income. Same scenario.
A $600k difference — purely based on lender policy.

So the question becomes:
Would you accept a slightly higher rate to get into the market sooner or into a better-quality property?

For some people the answer is absolutely yes.
For others, the lower rate matters more.
There’s no right answer — it depends entirely on your strategy.

If you want to understand your actual borrowing capacity across multiple lenders (not just one), comment capacity and I’ll reach out.

13/02/2026

Saving a deposit feels impossible for a lot of first-home buyers — but sometimes the numbers just need to be broken down.

In this example, a $40k deposit could look like:
• $256 per week for 3 years
• $385 per week for 2 years
• $770 per week for 1 year

That’s a 5% deposit on an $800k home with a full stamp duty waiver and no LMI because you’re using the Government’s First Home Guarantee Scheme (NSW).

If you want help mapping out what’s realistic for your situation (and whether you qualify for the First Home Guarantee), comment “capacity” and I’ll reach out.

12/02/2026

“Units are terrible investments.”

You hear this all the time… but the data doesn’t exactly agree.

Perth units: +20.1%
Brisbane units: +18.3%
Darwin units: +17.5%
Adelaide units: +9.8%
(12 months to 31 Jan 26 — Cotality)

With housing affordability stretched across the country, it genuinely feels like we’re entering a period where units could perform strongly — simply because they’re the more accessible entry point.

This doesn’t mean all units are good investments.
It means the blanket statement “units don’t grow” is getting harder to justify.

If affordability keeps tightening and demand continues shifting toward lower-priced options, many unit markets could see sustained momentum.

Want help running the numbers or figuring out what you can safely afford?

Comment “capacity” and I’ll reach out.

houses

11/02/2026

Real example from this week 👉
A customer bought a property six months ago using a guarantee. They were savvy, purchased under market value, and when we ordered a new valuation, the uplift was strong enough to release the guarantee already.
Start to finish: ~6 months.

This is what we call Phase Two of a guarantee structure.
Whether it’s a family guarantee or the First Home Guarantee, these strategies are designed to be temporary. The goal is always to get the loan standing on its own as soon as there’s enough equity.

A lot of people worry about the risks of guarantee setups — and that’s valid.
But when planned properly, we aim to remove the guarantee as quickly as the property value allows.

If you can purchase under market value, or buy something with renovation or value-add potential, this process can happen even faster.
Add the value → order a valuation → release the guarantee.

It’s a straightforward process and often happens sooner than people expect.

If you want help planning your structure or checking whether you’re close to releasing a guarantee, comment “capacity” and I’ll reach out.

Rates are rising — but that doesn’t automatically mean “don’t buy.”It just means you need to buy smarter.Right now, even...
10/02/2026

Rates are rising — but that doesn’t automatically mean “don’t buy.”
It just means you need to buy smarter.

Right now, even a small rate increase can reduce your borrowing capacity.
Your budget today may not be your budget next month… and your pre-approval isn’t a fixed number either. It can shift if rates move, your spending changes, the lender updates policy, or if the property valuation comes in short.

A reminder: two lenders can give completely different results.
One might give you $700k, another might give you $500k, even with a lower interest rate.
That’s why the rate itself is only one piece of the puzzle.

If you’re planning to buy soon, protect your borrowing power by tightening up the easy wins:
– reduce credit card limits
– clear small debts
– avoid new BNPL or car finance
– keep your savings consistent
Those changes alone can make a big difference.

Don’t guess.
Know your real numbers, understand what today’s rate environment means, and make decisions with a buffer built in — not hope.

If you want help checking your borrowing power in the current market,
💬 comment “capacity” and I’ll reach out.

09/02/2026

Property growth is a long-term game — and this is why.
Compounding does most of the heavy lifting later, not at the start.

This example uses a 6.4% annual growth rate, which is roughly the 30-year national average. Some properties will outperform it, others won’t — it’s just an illustration to show how compounding accelerates over time.

And remember: these figures aren’t inflation-adjusted, so real returns will vary.

If you want help planning your long-term strategy or checking your borrowing capacity, comment “capacity” and I’ll reach out.

08/02/2026

Auction clearance rates have come out stronger than expected — even after the recent rate rise.

Sydney back in the high 70s, Melbourne holding steady, Adelaide and Canberra jumping sharply, and Brisbane improving too.
Across the board, this is a stronger start than the same weekend last year.

Domain and PropTrack are both reporting early signs of tightening supply, more buyers returning after the holidays, and higher inspection numbers — all pointing to demand holding up despite higher rates.

If this momentum continues into February, it suggests the market is still resilient… even as borrowing power tightens.

Thinking about buying sooner rather than later?
Comment “capacity” and I’ll help you map out your numbers.

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