Buy more property with these 5 finance hacks

How you manage your money can have two consequences: it’ll either make you more money, or it won’t.

Strategic property investors know how to use their money to make more money and buy more properties sooner.

Today’s challenging environment it’s harder for property investors and homeowners to obtain finance.

So, let’s look at five ways to maximise your financial potential:

1. Avoid cross collateralising

Cross-collateralisation occurs when more than one property is used to secure either one or multiple loans and it’s an important loan structuring issue of which many property investors are not aware.

Cross Collateralisatio

Fact is, if you use the same lender for all your properties, it’s likely your loans may have been cross collateralised and you probably don’t even realise it, but this structure may block your borrowing capacity or your ability to get finance in the future.

It’s a technique that lenders like to use to keep you tied up with them exclusively (which they call ‘sticky customers’ in the biz).

Problem is, if you decide to sell a property your lender may require you to pay down some debt on your other properties to maintain your Loan to Value Ratios.

They might also lump all of your properties together as one asset, which can have a negative impact on your available equity if one property is a poor performer.

It also means changing lenders can be difficult and costly.

All this might mean the difference between having funds to buy another property or needing to use the money just to keep your other properties afloat.

Untangling a cross collateralised portfolio is tricky work, and it’s not unusual for the lender to impose hefty exit fees.

Therefore, consider using different lenders to finance each property or make sure your loans with the one lender are not cross collateralised.

2. Ask: is your principal and interest loan slowing you down?

One school of thought is that paying off principal as well as interest on an investment property takes you one step closer to positive cashflow and living off your rental income.

But, when you’re still in the asset accumulation stage of your investment journey, it can slow down or freeze your purchasing power, which means fewer years for capital growth to do its thing.

In this case, paying down your debt isn’t as important as freeing up cash to be able to maintain momentum in your property-buying phase.

Instead put your spare cash into an offset account – the net result is that you’ll the same amount of interest as if you paid down the debt, but you’ll be able to redraw your funds if you want it.

Sure it’s trickier to get interest only loans today, but there are still lenders out there willing to offer them to you if you look hard.

3. Offset is your best money-making bet

For investors and homeowners alike, an offset account can be a very effective tool in reducing loan interest and keeping funds separate for tax purposes.

Rather than earning interest on your savings, the balance is theoretically deducted from the loan balance, which in turn, reduces the interest charged to the loan and therefore the life of your loan.

Mortgage Repayment Credit CardIt’s even a good idea (if you can be trusted) to use a credit card for your day-to-day living expenses earning you some bonus points and then pay it off in full with money from your offset account before the interest-free period is up each month.

Those extra thousands of dollars sitting in your offset can have a huge impact on your repayments in the long run.

It’s as good as making money.

4. Use PAYG variation to put more money into your pocket sooner

Plenty of people see their tax return as ‘bonus’ money, which is fine if you plan to use it for a holiday or to buy a new sofa.

But by filing a Pay As You Go tax variation through your accountant, your estimated tax refund is divided across the year and paid into your salary.

The extra money dropping into your account each week can be used to offset your mortgage, pay off bad debt and reduce interest, or boost your deposit for your next property purchase.

5. Understand the importance of cash buffers

Coins In Glass Container With Emergency Label On Wooden SurfaceHaving a “rainy day” cash flow buffer is a smart strategy which means you’ll be financially prepared just in case you need to cover unexpected expenses.

This will prevent you dipping into your savings or having to bump up your mortgages to cover unexpected costs.

Of course, done correctly your buffer money will still working for you by offsetting your mortgage, it looks good to lenders and it will keep you from going backwards if the unexpected arises.

Remember… property investment is a game of finance with some houses thrown in the middle meaning your financial setup can make or break your ability to add properties to your portfolio and grow your wealth.

So getting these structures right at the outset is crucial.

If you’re not convinced that your finances are set up in an optimal way, it’s worth chatting with your property strategist or an investment savvy finance broker so you can make sure your money is working as hard as possible for you, not for the banks.

Now is the time to take action and set yourself for the opportunities that will present themselves as the market moves on


If you’re wondering what will happen to property in 2020–2021 you are not alone.

You can trust the team at Metropole to provide you with direction, guidance and results.

In challenging times like we are currently experiencing you need an advisor who takes a holistic approach to your wealth creation and that’s what you exactly what you get from the multi award winning team at Metropole.

If you’re looking at buying your next home or investment property here’s 4 ways we can help you:

  1. Strategic property advice. – Allow us to build a Strategic Property Plan for you and your family.  Planning is bringing the future into the present so you can do something about it now!  This will give you direction, results and more certainty. Click here to learn more
  2. Buyer’s agency – As Australia’s most trusted buyers’ agents we’ve been involved in over $3Billion worth of transactions creating wealth for our clients and we can do the same for you. Our on the ground teams in Melbourne, Sydney and Brisbane bring you years of experience and perspective – that’s something money just can’t buy. We’ll help you find your next home or an investment grade property.  Click here to learn how we can help you.
  3. Wealth Advisory – We can provide you with strategic tailored financial planning and wealth advice. Click here to learn more about we can help you.
  4. Property Management – Our stress free property management services help you maximise your property returns. Click here to find out why our clients enjoy a vacancy rate considerably below the market average, our tenants stay an average of 3 years and our properties lease 10 days faster than the market average.

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Rita Thomas


is a Property Strategist with an accounting background and over 30 years’ Commercial Banking experience. She is a passionate property investor who enjoys helping her clients create wealth through property investment using Metropole’s strategic approach.

'Buy more property with these 5 finance hacks' have 2 comments


    May 30, 2019 Paul

    Unfortunately banks usually offer a lower interest rate for P&I loans versus Interest Only, so if you don’t have something better to do with your money, you are better to pay principle and increase the equity in that house for when you refinance next to purchase the next property. Differences can be in the order of 0.5%, which can make a difference over a few year’s duration.


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