Hybrid securities - How risky are they?

PURE Asset Management

August 2023

Hybrid securities is a catch-all term and refers to both preference shares and convertible loan notes. They are financial instruments that combine the characteristics of both debt and equity. This article will focus on Convertible Loans, or simply, Convertibles.

These instruments, like traditional debt, pay a rate of interest and have more protections than shares, but they also have the option to be converted into the shares of the Company at some point in the future.

The conversion feature makes them attractive to investors who believe that the value of the Company's shares will increase over time. By holding a Convertible, investors have the potential to participate in the share price appreciation, while also receiving interest while they wait.

The conversion price is typically set at a premium to the current market price of the shares, or it can be based on a discount to a future pricing event, for example an IPO. When the share price rises above the conversion price, the holder can convert into shares and make a profit.

Convertibles can be a way to gain exposure to both income and growth, but like any investment they come with some risks, which could largely be considered to sit between the risk of shares and the risk of traditional debt.

What are the main risks?

Credit risk

The largest risk of a Convertible is credit risk.

Credit risk is the risk of default, if the borrowing Company is unable to pay the interest on the loan, or even payback the original capital, which may be result in a partial or a complete loss of capital.

A key factor influencing the level of risk is the level of security attached to the Convertible. The capital of all companies sits in a capital stack (see below). At the top of the stack is a senior secured loan and at the bottom, equity. The risk of an investment is largely correlated to where the capital sits in the capital stack. Convertibles are typically the top three, so less risky than preference or ordinary shares. (Note that a Company may not have all the layers in the table, but most will have several.)

In an efficient market, higher levels of credit risk will be associated with higher borrowing costs as the investor wants to receive a higher return for the perceived risk of the investment. In simplistic terms, the higher up the stack, the more other investors' capital there is that would first need to be lost, before the investors above them suffers loss.

In a private market, lenders and borrowers negotiate directly. A savvy lender/private debt manager will attempt to negotiate with the borrower the appropriate terms and conditions, controls, reporting obligations, covenants, and security to ensure the lender has greater influence over the loan terms in an effort to mitigate potential loss risk. Covenants and ongoing borrower reporting requirements are negotiated in order to provide protection and early warning of changing risks.

Liquidity risk

Liquidity risk refers to the inability to sell or trade an investment when needed.

Unlisted hybrid securities are an illiquid investment, and therefore carry the risk that if something goes wrong in the Company, such as a credit risk event, the holder may not be able to liquidate their position in a timely manner.

While hybrid listed on the ASX may offer some liquidity, most are often less liquid than the ordinary shares making them harder to sell.

Conversion risk

When the Convertible converts into shares, the number of shares to be issued to the holder will typically be calculated by dividing the loan amount plus any accumulated interest by a certain share price. This conversion price will often be pre-determined as a fixed price, or it can be priced with a reference to future prevailing share price.

What is not know at the time of investing is what level of profit, or even loss, will result at the conversion event. Some Convertibles have an enforced conversion event, for example at IPO, and in other cases, the Conversion is at the direction of the holder.

If the holder retains the right to choose and elects not to convert, the Company must repay the capital plus any accrued interest. This structure is preferable as it carries less risk of loss on conversion if the Company has performed poorly.

Convertibles vs. traditional debt

Convertibles can be more complex than traditional debt and may have a higher level of return because of the attractive feature of being able to participate in the upside if things go well.

Convertibles vs. equities

Equities represent ownership in a Company, and their value can fluctuate based on a variety of factors such as company performance, industry trends, and overall market conditions. They can be considered riskier than debt because the value of the shares can fluctuate greatly.

Convertibles, on the other hand, pay a fixed or floating rate of interest and also have some of the characteristics of ordinary shares, such as potential for capital appreciation. They tend to be less risky than equities because they typically provide a consistent income stream and also have some or all of the protections intrinsic to debt.

As with any investment, it's important for investors to conduct their own research and consider their own risk tolerance before investing in hybrid securities. It's also important to diversify your portfolio and not to put all of your eggs in one basket.

Funds operated by this manager:

PURE Income & Growth Fund, PURE Resources Fund

The dangers of long COVID

Challenger Investment Management

August 2023

Funds operated by this manager:

Challenger IM Credit Income Fund, Challenger IM Multi-Sector Private Lending Fund

Investing Essentials: How a financial adviser can help

Bennelong Funds Management

August 2023

Many of us want to save effectively, invest well, and generate sufficient funds to pay for a home, children's education, travel and, ultimately, a secure retirement. But navigating a complex financial landscape can be intimidating. Fortunately, there are professionals who can guide you.

Seeking the advice of a qualified financial adviser may add significant value over your lifetime. Here is a snapshot of some of the things an adviser can assist with.

Budgeting and managing debt

In order to invest, you need to work out where the money will come from. A financial adviser can help you manage your income more effectively by carefully identifying and monitoring your spending patterns and expenses.

They can also help you get the full picture on your debt load and work out which parts are:

• 'inefficient' debt - borrowing to buy goods, services and assets that are known to depreciate in value, or have no value once used; and
• 'efficient' debt - where you buy assets that generate assessable income and have the potential to increase in value.

Insurance: the importance of security

Adequate insurance coverage to provide you and your family financial security is crucial, particularly if you are self-employed or own a business.

A mix of suitable life insurance, income insurance, business insurance and general insurance is highly individualised. Your financial adviser's expertise in this area can save you a great deal of time and worry.

Building an investment portfolio

Only after budgeting and insurance do we get to investment. Your financial adviser will gather all of the relevant information on your personal financial circumstances, objectives and risk tolerance, and help you choose the right types of investments to fit your needs, personality, goals and time horizon.

Your adviser can help you build a diversified investment portfolio, often spread among a range of asset classes to aim for positive returns while balancing the overall level of risk. What's more, they will regularly assess the plan to ensure it continues to meet your needs, altering your investments as you reach different stages of life (for example, wealth accumulation for younger investors versus a steady income stream for retirees).

The three pillars of retirement

Your financial adviser should be an expert on Australia's 'three-pillar' retirement-funding system: compulsory superannuation, the government-funded age pension, and voluntary contributions by individuals to their super accounts.

Australia's superannuation system can seem complicated, and most people can benefit from sound technical advice from a professional - whether it's to maximise the benefits, or minimise the tax burden.

What to look for

Choosing a financial adviser is an important decision. Ideally, it will be a lifetime partnership (and even a multi-generation partnership, taking care of your family's needs). You need to establish a strong rapport: they will know all about your financial affairs, your dreams and aspirations, and even how you want your affairs managed after you die.

You therefore need to ensure the person is a trustworthy and knowledgeable professional, and someone with whom you're comfortable working with over the long term, who can regularly maintain and review your financial goals as you enter different stages of life.

There are several professional bodies who may be able to assist you in selecting a financial adviser, such as the Financial Advice Association Australia's find a planner page.

For more insights visit www.bennelongfunds.com

Disclaimer

The content contained in this article represents the opinions of the author/s. The author/s may hold either long or short positions in securities of various companies discussed in the article. This commentary in no way constitutes a solicitation of business or investment advice. It is intended solely as an avenue for the author/s to express their personal views on investing and for the entertainment of the reader.

The Rate Debate - Ep 41: Uncertainty abounds

in the face of economic challenges

Yarra Capital Management

August 2023

Funds operated by this manager:

What really matters in investing

Magellan Asset Management

August 2023

Global Portfolio Managers, Arvid Streimann and Nikki Thomas dissect what's important and what's a distraction in the investment world. They talk us through where they are currently finding opportunities and how they are positioning the portfolio to benefit from structural tailwinds. Investment Analyst, Emma Henderson joins them to provide a deep dive into our restaurant holdings and why we like them.

Funds operated by this manager:

Magellan Global Fund (Hedged), Magellan Global Fund (Open Class Units) ASX:MGOC, Magellan High Conviction Fund, Magellan Infrastructure Fund, Magellan Infrastructure Fund (Unhedged), MFG Core Infrastructure Fund

Important Information: 

This material has been delivered to you by Magellan Asset Management Limited ABN 31 120 593 946 AFS Licence No. 304 301 ('Magellan') and has been prepared for general information purposes only and must not be construed as investment advice or as an investment recommendation.  This material does not take into account your investment objectives, financial situation or particular needs. This material does not constitute an offer or inducement to engage in an investment activity nor does it form part of any offer documentation, offer or invitation to purchase, sell or subscribe for interests in any type of investment product or service. You should obtain and consider the relevant Product Disclosure Statement ('PDS') and Target Market Determination ('TMD') and consider obtaining professional investment advice tailored to your specific circumstances before making a decision about whether to acquire, or continue to hold, the relevant financial product. A copy of the relevant PDS and TMD relating to a Magellan financial product may be obtained by calling +61 2 9235 4888 or by visiting www.magellangroup.com.au.

Past performance is not necessarily indicative of future results and no person guarantees the future performance of any financial product or service, the amount or timing of any return from it, that asset allocations will be met, that it will be able to implement its investment strategy or that its investment objectives will be achieved. This material may contain 'forward-looking statements'. Actual events or results or the actual performance of a Magellan financial product or service may differ materially from those reflected or contemplated in such forward-looking statements.

This material may include data, research and other information from third party sources. Magellan makes no guarantee that such information is accurate, complete or timely and does not provide any warranties regarding results obtained from its use. This information is subject to change at any time and no person has any responsibility to update any of the information provided in this material.  Statements contained in this material that are not historical facts are based on current expectations, estimates, projections, opinions and beliefs of Magellan. Such statements involve known and unknown risks, uncertainties and other factors, and undue reliance should not be placed thereon. No representation or warranty is made with respect to the accuracy or completeness of any of the information contained in this material. Magellan will not be responsible or liable for any losses arising from your use or reliance upon any part of the information contained in this material.

Any third party trademarks contained herein are the property of their respective owners and Magellan claims no ownership in, nor any affiliation with, such trademarks.   Any third party trademarks that appear in this material are used for information purposes and only to identify the company names or brands of their respective owners. No affiliation, sponsorship or endorsement should be inferred from the use of these trademarks. This material and the information contained within it may not be reproduced, or disclosed, in whole or in part, without the prior written consent of Magellan.

Touchstone podcast: The state of consumer spending

Touchstone Asset Management

August 2023

"In Australia, consumer spending, historically, has been about 50% of GDP. This year it's been closer to 80% of GDP growth. There seems to be a view that, well, the RBA's ... more or less done what it's gonna do. I think what the market's missing, though, is there's a huge lag from when the RBA increases rates to when households actually have to pay the higher interest rates."

• 1:03 - Touchstone's philosophy and investment process
• 2:37 - Ron's observations from his recent Melbourne trip
• 4:23 - What secular stagnation is, and why it matters
• 6:16 - The real reason consumer spending is going down
• 8:31 - The impact of earnings being too high for consumer companies
• 11:33 - What Touchstone expects from reporting season

Funds operated by this manager:

Touchstone Index Unaware Fund

The content contained in this audio represents the opinions of the speakers. The speakers may hold either long or short positions in securities of various companies discussed in the audio. This commentary in no way constitutes a solicitation of business or investment advice. It is intended solely as an avenue for the speakers to express their personal views on investing and for the entertainment of the listener.

Digital assets: unlocking value in the technology of the future

abrdn

August 2023

Funds operated by this manager:

Aberdeen Standard Actively Hedged International Equities Fund, Aberdeen Standard Asian Opportunities Fund, Aberdeen Standard Australian Small Companies Fund, Aberdeen Standard Emerging Opportunities Fund, Aberdeen Standard Ex-20 Australian Equities Fund (Class A), Aberdeen Standard Focused Sustainable Australian Equity Fund, Aberdeen Standard Fully Hedged International Equities Fund, Aberdeen Standard Global Absolute Return Strategies Fund, Aberdeen Standard Global Corporate Bond Fund, Aberdeen Standard International Equity Fund, Aberdeen Standard Multi Asset Real Return Fund, Aberdeen Standard Multi-Asset Income Fund

AI reaches an inflection point

Insync Fund Managers

August 2023

Insync Funds Management believes Artificial Intelligence (AI) has reached an inflection point, brought about by a new phase in the creation of generative AI and large-language transformer models such as ChatGPT. It sees this new leap forward in AI as highly disruptive to most industries, and as such will have a profound impact on where to invest, and importantly where not to.

'We are heavily engaged in deep specialist research to gauge who will be empowered, what to avoid, and where the most significant value and differentiation lies,' says Insync CIO, Monik Kotecha. 'One key area of more immediate benefit is in data.'

RELX is one global company in the Insync portfolio that has a distinct data advantage, making it a major beneficiary of the acceleration of AI.

A global provider of information-based analytics and decision tools, RELX provides products that help researchers advance scientific knowledge across medical, legal, financial services, and government industries and sectors.

'What RELX does so well is gather, analyze, and deliver valuable knowledge and insights to businesses and professionals across industries globally, empowering people and organizations to make better-informed decisions.' Mr. Kotecha said.

The company has been using machine learning natural language processing for well over a decade and has been experimenting with generative AI for over 18 months. It employs 10,000 technologists spending about $1.6 billion a year on technology alone.

'Similar to one of our other holdings, Adobe, it possesses multiple gargantuan databases that result in reliable and trusted sources of data its customers can depend on,' Mr Kotecha said.

'Like all companies in our portfolio, both Adobe and RELX are highly profitable companies based on their Return On Invested Capital (ROIC), have a long runway of growth, modest levels of debt, substantial R&D, and are generating prodigious amounts of cash flow year after year,' Mr Kotecha said.

'While investors are fretting over when interest rates will peak, and the impact on both the economy and company earnings, a select group of companies often deliver excess relative returns versus the benchmark again and again,' he said. 'This is especially so during historical periods of monetary tightening and general gloomy headlines, such as we are experiencing today.'

Results from such companies, even in the current environment, should not be surprising he said. 'We find they often maintain and even strengthen their strong competitive advantages during challenging times, and this enables them to consistently generate economic value even as the cost of capital is rising.'

Funds operated by this manager:

Insync Global Capital Aware Fund, Insync Global Quality Equity Fund

Disclaimer
Equity Trustees Limited ("EQT") (ABN 46 004 031 298), AFSL 240975, is the Responsible Entity for the Insync Global Quality Fund and the Insync Global Capital Aware Fund. EQT is a subsidiary of EQT Holdings Limited (ABN 22 607 797 615), a publicly listed company on the Australian Securities Exchange (ASX: EQT). This information has been prepared by Insync Funds Management Pty Ltd (ABN 29 125 092 677, AFSL 322891) ("Insync"), to provide you with general information only. In preparing this information, we did not take into account the investment objectives, financial situation or particular needs of any particular person. It is not intended to take the place of professional advice and you should not take action on specific issues in reliance on this information. Neither Insync, EQT nor any of its related parties, their employees or directors, provide and warranty of accuracy or reliability in relation to such information or accepts any liability to any person who relies on it. Past performance should not be taken as an indicator of future performance. You should obtain a copy of the Product Disclosure Statement before making a decision about whether to invest in this product.

Australian Secure Capital Fund - Market Update July

Australian Secure Capital Fund

August 2023

Funds operated by this manager:

ASCF High Yield Fund, ASCF Premium Capital Fund, ASCF Select Income Fund

How can we ensure affordable housing?

Montgomery Investment Management

August 2023

As I note below, solving housing affordability won't be enough with just a massive supply of affordable dwellings rapidly built by state and federal governments. The market for these properties will have to be tightly regulated, and controlled, with continuous maintenance and updates. It's doable, as is its financing.

The protected species: residential real estate owners

If you've been following the blog for the last decade, you will know I have argued residential real estate owners in the country are a 'protected' species.

Whether it's negative gearing, zero capital gains tax on primary places of residence, stamp duty concessions, the $25,000 homebuilder grant or the First Home Owners Grant, there isn't a government policy that does anything other than help support property prices or at least prevent any kind of crash. 

And if we consider our entire financial system, it's built on the back of loans to fund property purchases. That means not only has the government incentivised people to buy property (and therefore doesn't have any incentive to see prices decline), but the Reserve Bank of Australia (RBA), Australian Prudential Regulation Authority (APRA), the Council of Financial Regulators, and the banks are all aiming to maintain stability in the financial system by avoiding, at all costs, a collapse in house prices.

The illusion of first homeowners grants

So, if you're an economist or a commentator who believes property prices could fall 30 or 40 per cent, you've not considered the real underlying drivers.

The First Home Owners Grants offered by the states is a particularly humorous attempt to make housing more affordable. 

In Victoria, the $10,000 grant is available to those buying or building a home valued at up to $750,000. In New South Wales, $10,000 is also available to those purchasing an existing dwelling up to $750,000, or a new build worth less than $600,001. Up north, in Queensland, $15,000 is extended to those buying or building up to $750,000, while in Western Australia, a $10,000 grant is provided for purchases up to $750,000 or $1 million, depending on location. In the Northern Territory, various incentives are available including a $10,000 grant, the First Home Guarantee, which supports eligible purchasers to buy with a deposit of as little as five per cent and as little as two per cent for eligible single parents. Meanwhile, in South Australia, $15,000 is offered for purchases up to $650,000, and finally in Tasmaia, first home buyers receive $30,000 for the acquisition of a property of any value.

Consider giving everyone in Australia a First Share Portfolio Buyers Grant, or a First Car Buyers Grant; prices would surge. It's inevitable. If you give people more money to buy something, the price rises. We gave everyone money during the pandemic and are now dealing with inflation. You don't need a PhD to work that out.

In the last decade, Australian state and federal governments have outlaid $20.5 billion for various first home buyers schemes. What do you think happens to a property market if an additional $20.5 billion is injected into it?  It only helps to accentuate the influences already pushing property prices higher. Of course, it serves the government, the financial regulators and the banks. But it doesn't serve those who cannot afford to buy in the first place.

Henry George and progress and poverty

During the 19th century, American political economist Henry George made a profound revelation regarding the unprecedented surge in industrial output, which, in turn, led to an escalation in urban land prices. As landowners reaped substantial windfalls, a tumultuous wave of land speculation and real estate bubbles ensued, triggering an era of volatility and uncertainty. The Gilded Age saw the accumulation of vast fortunes by industrialists, bankers, and landowners, but it coincided with a surge in poverty, inequality, and societal unrest.

Singapore's housing system: A solution to affordable housing?

Sound familiar?

In 1879, Henry George boldly presented his critique of the capitalist system in his seminal work, Progress and Poverty (1879). Progress and Poverty, achieved global acclaim with millions of copies sold. It delved into the perplexing paradox of rising inequality and poverty amidst remarkable economic and technological advancements. George advocated for solutions to social issues caused by extreme greed, particularly concerning the laborer's who contribute real economic value through their hard work in production. Among these remedies, George proposed implementing rent capture measures like land value taxation, where higher taxes are imposed on more valuable land.

What would widely be regarded today as going too far, George's thought-provoking stance proposed a radical concept: the communal ownership of land, with society collectively benefiting from any upsurge in land rents. The daring proposition that lay at the heart of his proposal was a single tax on land values, the idea being that by taxing land values, society could recapture the value of its common inheritance, raise wages, improve land use, and eliminate the need for taxes on productive activity.

The mechanics of Singapore's housing scheme

While it challenged convention and is arguably anathema to capitalism, it nevertheless draws attention to the structure of our society and should still promote debate about a fairer, more equitable one.

Singapore has attempted to deal with the issue, with what appears to be a nod to George.  Singapore today enjoys a very high homeownership rate of 91 per cent, and the government's involvement in the housing market is extensive and unique. Despite one of the world's highest concentrations of millionaires and one of Asia's most expensive housing markets, young newlyweds can easily afford to buy a well-located property close to their place of employment. 

Financing Singapore's housing scheme

This is possible because the Housing and Development Board (HDB), a statutory board of the Ministry of National Development, is the largest housing developer. It is important to note, however, that in Singapore, more than 75 per cent of the land belongs to Singapore Land Authority (STA), while the remaining freehold land belongs to statutory boards like HDB, JTC, PSA and other private owners. There are three land 'ownership' types: 99-year lease, 999-year lease and freehold.

Established in 1960, and superseding the Singapore Improvement Trust (SIT), the Housing Development Board was tasked to solve a housing crisis by rapidly increasing the supply of homes for the poor to rent. By the middle of the decade, it had housed 400,000 people.

The dual property market in Singapore

In 1960, just nine per cent of Singaporeans lived in rental public housing. In 1964 the decision was made to offer subsidized flats for sale under the government's "Home Ownership for the People Scheme". By 1985, four-fifths of the resident population were living in HDB flats. Today, more than 90 per cent of HDB's housing has been sold - at below-market prices - on 99-year leases to eligible households. Singaporeans typically purchase their first home from the HDB, and buyers can sell their HDB flats in an active secondary market at market prices only after five years. The pace of supply can be seen in Table 1.

Table 1. Housing Stock, Housing Supply, and Homeownership Rate, 1970-2015

Applying lessons from Singapore to Australia

A quick look at www.propertyguru.com.sg reveals genuinely well-located (everything is close to the city in Singapore) HDB flats for sale for S$550,000, alongside opulent S$30 million penthouses and colonial-era homes that have sold for as much as S$220 million. And remember Singapore's HDB was set up in 1960. Even after 63 years, inner-city apartments are still available for S$550,000. It's also worth noting the buyers of affordable HDB flats don't treat them like slums, they take great pride in property ownership, often renovating with the assistance of professional interior designers.

HDB apartment blocks are meticulously designed. Each cluster of buildings are communities, with essential amenities such as playgrounds, food centers, and local shops. More recent developments include health clinics, community centers and libraries. Importantly, the management of these estates is integrated into comprehensive servicing policies that incorporate the city's transport system and racial integration.

Perhaps in its appreciation of George's 1879 trestise Progress and Poverty, Singapore acknowledges that HDB homes represent the most significant stake its citizens have in the country's prosperity. Consequently, the HDB maintains its buildings and grounds and periodically upgrades them. Residents and businesses pay for maintenance, maintenance is carried out by Town Councils and their funding comes from government grants.

At the end of the 99-year lease, the dwelling is practically worth S$0 and the resident (usually a second-generation occupant who didn't pay for the apartment) is no longer given the right to continue living in the apartment and can apply to buy it or another. Typically, after an HDB apartment turns 39 (with 60 years left), buyers tend not consider the unit, because Central Provident Fund (CPF) usage to pay for the house is restricted, and bank loans are tightened. While Singapore is yet to see any HDB units' leases expire, it is expected interventions, such as a renewing of the lease for a fee, will occur.

In 2020, Singapore had more than a million HDB flats, sold at least 16,600 new apartments and had another, almost 70,000, under construction.

Financing the scheme in Singapore

To finance the scheme, the HDB provides up to 25-year mortgage loans, at an interest rate of 2.6 per cent. Homeownership is financed through CPF savings.

Most public housing in Singapore is lessee-occupied. Under Singapore's housing leasehold ownership program, housing units are sold on a 99-year leasehold to applicants who meet certain income, citizenship and property leasehold ownership requirements. The estate's land and common areas continue to be owned by the government. HDB prices are below market prices, and buyers enjoy additional discounts in the form of housing grants calibrated to incomes. Subsequent sales of HDB flats in the private market originally had to be to buyers who satisfied the requirements for purchasing new flats.  Since 1978 a resale levy was implemented.

The HDB also provides public housing for rental, mainly for lower-income households and households waiting for their purchased flats. Rental public housing has lower income requirements than lessee-occupied public housing. Meanwhile, the government also sells land to the HDB, and fully finances its annual deficit.

Within Singapore's housing sector, there is a high degree of progressive taxation. Higher-income households, foreigners, and investors pay market prices, implicitly higher land taxes, higher stamp duties, and are subject to higher rates of property taxes.  And for those who might immediately recoil at the thought of higher taxes, they haven't prevented some properties commanding the highest prices in the world.

Challenges and future plans

The system isn't perfect - property prices continue to rise and solving the end of the 99-lease issue appears pending. According to Wikipedia "On 4 October 2022, The Minister of National Development, Desmond Lee, elaborated further on the government's policies to intervene to keep public housing relatively affordable and available. In hopes of cooling the housing market, the government plans to implement a fifteen-month waiting period before homeowners can buy an HDB resale flat, continued supply of significant grants for first-time buyers, and tightened maximum loan price limits. Likewise, to keep providing a counter to the resale market, the HDB ramped up its Build-to-Order supply, which is on track to place 23,000 apartments on the market between 2022 and 2023."

Whatever your views, it is clear, however, a dual property market exists in Singapore.

If Australia's government is serious about making housing affordable, it needs to stop handing out grants for buyers to meet market prices, which only fuel further increases. It must consider a dual market approach with one market supplied, controlled and regulated by the government.

As an aside, there is no First Home Buyers Grant offered in the Australian Capital Territory, and coincidentally, it has been the worst-performing real estate market during the latest sell-off in prices and has recovered the least in the more recent recovery.

Does that make Australian Capital Territory property more affordable?

Maybe Victoria thinks so. That state is considering following the Australian Capital Territory and scrapping its First Home Owners Grant scheme. Before doing so, it should think about working with the other states and the Federal Government on a wholesale review of their role in the property market, perhaps with a working group visiting Singapore (who doesn't love a Junket?) to understand what is working there.

Of course, one of the biggest incentives for people to buy property is to make money, or at least to avoid being left behind. Whatever system replaces the various governments' current involvement, it will need to consider this aspect (which Singapore seems to have preserved) while satisfying the other reason people buy; to provide security for themselves and their family, and a roof over their heads.

Author: Roger Montgomery

Funds operated by this manager:

Montgomery (Private) Fund, Montgomery Small Companies Fund, The Montgomery Fund