Debunking the negative gearing myths

WITH the aim of bringing some objectivity and robust analysis to the debate on negative gearing the Real Estate Institute of Australia (REIA), together with the Property Council of Australia, engaged economic consultants ACIL Allen Consulting to undertake an economic assessment on the impact of any change to the current arrangements for negative gearing and the CGT treatment of property investment.

The first thing to note is that negative gearing is not a special concession for property.

It is a legitimate deduction of expenses in the course of earning income from investments in all asset classes (including shares, other investments and business ventures) until the investment generates a positive income stream in the future.

Similarly, the 50 per cent discount on capital gains replaces the previous indexation of capital gains which was put in place to ensure that only real capital gains are taxed – the change being made for administrative ease – and is also applicable to all asset classes.

Dispelling the myths that have gained currency, the ACIL report shows that:

negative gearing and the capital gains arrangements are helping to boost the supply of new homes, put downward pressure on prices, keep rents lower and give ordinary Australians a better chance of entering the property market which in many cases supplements savings for retirement purposes

the provision of negative gearing in conjunction with the CGT arrangements promotes investment in rental properties and increases the supply of new housing

an increase in rental supply means higher rental vacancies and lower rents than would otherwise be the case

negative gearing provides all individuals with an opportunity to invest in property, not just those in higher income brackets. Seven out of ten property investors who benefit from negative gearing earn a taxable income of less than $80,001 a year

property is not the investment class that benefits the most from the CGT arrangements. The majority (around 60 per cent) of the capital gains are sourced from shares.