Track Financial

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

28/08/2026

Got asked this one this week, so here’s the full answer.

The short version: 18 months of ABN history plus one tax return is the mainstream starting point. 24 months and almost everything opens up. There are ways to borrow at 6 or 12 months, but they come with trade-offs worth understanding first.

The part most people don’t expect: it’s often not the time that stops you. It’s the tax debt sitting there from your first profitable year.

Plan for the borrowing and the tax debt early, rather than waiting until you need the money.

Comment “PROFIT” if you want to know where you’d sit.

Everyone’s talking about the market falling. If you’re upgrading, that’s not automatically bad news.You’re selling one p...
25/08/2026

Everyone’s talking about the market falling. If you’re upgrading, that’s not automatically bad news.

You’re selling one property to buy a dearer one, so what actually matters is the difference between them. When both fall, that difference gets smaller, and right now the top end is falling faster than the rest.

The harder question is whether you sell first or buy first, and that comes down to what your lender will let you carry in the middle.

Comment “FINANCE” and we’ll work out what your position allows.

21/08/2026

Nearly half a million dollars of difference. Same applicant, same income, same scenario. Five lenders.

No company structure, no trust. Just self-employed income, read five different ways.

Most business owners assume being self-employed makes borrowing harder. It makes it more complicated, but it also means more options, and the spread between them is worth knowing before you start looking at property.

Comment “PROFIT” and I’ll reach out with what your capacity looks like across a range of lenders.

11/08/2026

The RBA held today. Your rate doesn't have to.

Application volumes are down across the country, which means lenders are competing harder than usual for refinances. Some will sharpen your rate simply because you asked properly - Or we ask for them for you.

And if you do get the discount: keep your repayments exactly the same. The difference comes straight off the principal, which can shave years off the loan and save a serious amount of interest over its life, depending on your balance and term.

There's also a more advanced way to get a lender's attention on pricing. That one's not for a caption. DM us "RATE" and we'll walk you through it.

165 applications last financial year. These five came up more than everything else combined.Same story every time: the l...
06/08/2026

165 applications last financial year. These five came up more than everything else combined.

Same story every time: the loan gets treated like the end goal. Really it’s the first step — the plan should already know what comes next.

Comment “FINANCE” and we’ll reach out to map your long-term strategy.

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.

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