What is the difference between good debt and bad debt?

The usual distinction is what the borrowed money buys. Debt against something that produces income or grows in value, such as an investment property, is commonly called good debt. Debt against something that loses value and produces nothing is called bad debt. The label is a rule of thumb, not a guarantee that any particular loan works out. General information only. We're licensed buyer's agents, not financial or tax advisers, so please check anything that affects your money with your own adviser.

How do investors use debt to build a property portfolio?

By borrowing against income and, later, against equity to hold more property than cash alone would allow. As a property grows in value, part of the increased equity may be usable as the deposit on the next one. That only works when the properties are chosen for growth and low vacancy risk and the loans can be serviced through a rate rise. General information only. We're licensed buyer's agents, not financial or tax advisers, so please check anything that affects your money with your own adviser.

How much debt is too much?

There is no single number. The limits are serviceability through a rate rise, the cash buffer you keep, concentration in one market, and the point at which the next decision becomes forced rather than chosen. Our borrowing capacity playbook covers how to assess and preserve capacity as a portfolio grows. General information only. We're licensed buyer's agents, not financial or tax advisers, so please check anything that affects your money with your own adviser.

Is interest on an investment loan tax deductible?

Interest on money borrowed to buy an income-producing investment is generally deductible against that income, which is why property debt is often called good debt. That should never be the reason to buy a property; growth and yield fundamentals come first. Your accountant confirms how it applies to you. General information only. We're licensed buyer's agents, not financial or tax advisers, so please check anything that affects your money with your own adviser.

What does deleveraging mean?

Reducing the debt on a portfolio, usually later on, by selling some properties and using the proceeds to pay down the loans on the rest. Many investors plan for a smaller, lower-debt portfolio producing income in retirement rather than holding every property forever. General information only. We're licensed buyer's agents, not financial or tax advisers, so please check anything that affects your money with your own adviser.

Does Get RARE advise on loans?

No. We are licensed buyer's agents. We work out whether a property purchase fits your position and sequence, and we buy it well; the loan structure and how much to borrow are decisions for you with your broker and accountant. We work alongside them.

Home / Insights / Finance & Structuring / Debt Recycling Explained

4 Reasons Why All Debts Are Not Bad And Why You Should Sustain Them

Using Debt Wisely To Grow Property Wealth Faster

You know that there is no golden rule when it comes to debt. Naturally, living life creates debt. Everyone generally says that Debt is BAD.

But do you know that all debt is not BAD?

The world holds the misconception that debt is a significant threat to personal and business finances. There is some truth in it. But, it is certainly wrong to generalise, though. The debt against a luxury item you only use for special occasions is certainly a threat. However, debt against a rental property that generates income is not.
So, we must classify them first. Debts are frequently categorised as good or bad debt because they can have either beneficial or detrimental effects. An easy distinction is that while bad debt will hurt your borrowing capacity, good debt may help it expand.

Now you will think, how are they different?

Debt is good debt if it increases your net worth or has future value. But if it doesn't, and you don't have the money to pay for it, the debt is considered bad debt.

Debt typically belongs in the "things to avoid" category because of its negative connotations. Yet, savvy property investors know that debt can be a powerful SECRET weapon, enabling you to capitalise on your current equity and increase your wealth much more quickly.

The top 1% of successful real estate investors know that debt against a suitable property is not considered bad debt. If you own a rental property, your tenants are helping you pay off the debt. You are simply turning your debt into an asset rather than a significant expense. Our debt recycling guide covers the mechanics of this conversion in detail: how to use investment borrowing to accelerate the paydown of non-deductible debt.

See?

Sometimes, borrowing money makes financial sense. If you manage your money and debt responsibly, you can take your life to the next level.

Let me explain the four (4) reasons why sustaining debt can be good for you.

1. Use debt to your financial advantage

A smart way to expand your real estate portfolio is to buy several properties through bank financing. Your income will affect the amount you are eligible to borrow from a bank. If you are making a lot of money, you might be able to borrow 90% of the loan. Our borrowing capacity playbook covers the practical steps for maximising and preserving borrowing capacity as your portfolio grows.

Choosing real estate assets with a high potential for capital growth and little chance of vacancy is the key to effective debt leveraging. Once the asset value rises over time, you might be able to refinance the loans to use the increased equity as a down payment for your following property.

A word of caution is not to overdo it. There has to be the right balance, and the strategy should conform to your risk profile.

2. Debt helps you prepare for the future

Using debt to buy properties is a long-term strategy focusing on retirement. Establish a retirement budget, then determine how much debt you will need to incur to reach your retirement goals. For instance, if you want to retire with a passive income of $80,000 per year, you need to have $2 million in net real estate assets (assuming a 4% net yield). Potentially, one can use leveraged debt to accumulate a $4 million portfolio over time to obtain $2 million in net assets, then sell about half of the portfolio to pay off the debt. (Refer to #GetRAREmodel for details)

3. Tax deduction

The interest on a loan taken out to invest in real estate is tax deductible. For this reason, property debt is referred to as "good debt". But, don't just select a property investment solely for tax benefits. Nobody has ever grown rich on the back of the strategy of saving tax alone.

You need to take capital growth and yield fundamentals into account.

4. Utilises resources most efficiently

Utilising debt for investments will force you to consider where you can earn the highest return. The interest you pay on loan should be outweighed by the return on your investment. By investing in well-selected property assets, you are building a nest egg for yourself.

In summary, start weighing the pros and cons of every debt you take and do everything you can to make the good outweigh the bad.

Remember that debt is like a chainsaw. When you're ready to start and work out your real estate investment strategy, get it going, but handle it with caution.

Now you have the necessary information to distinguish between good and bad debt. Having this knowledge will already improve your future investments.

At Get RARE Properties, we will support you on your property buying journey by helping you avoid mistakes and giving you an insight into the property market Australia-wide. The whole idea is to pick assets that are outperforming the markets.

We select properties based on strict criteria and inspect several properties to ensure that the one you choose is the best fit for your needs according to your strategy. We can also represent you in negotiations with real estate agents, ensuring you get the best deal possible.

If you want help applying these principles to your own debt structure before your next acquisition, a strategy call is the appropriate starting point.

Next steps: Should you want to learn how the author built his $5m balanced portfolio in 7 years and aspire to own something similar, feel free to get in touch via email at [email protected] or book an appointment here.

Disclaimer: This article is general in nature and does not take into account your situation. You should consider whether the information is appropriate to your needs, and where applicable, seek professional advice from a financial adviser.

About the author

Rasti Vaibhav is the founder of Get RARE Properties, an independent buyer's agency for property investors. He is a CFA Charterholder and spent more than nine years managing institutional portfolios at Westpac and AMP Capital before founding the firm in 2020. He sits on the REINSW Buyers' Agent Chapter Committee and is the author of The Property Wealth Blueprint.

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