All right, not on an empty stomach then.
How about making your tax cut get bigger over time, for example?
Not by tweaking some previously unnoticed work deduction - the Tax
Office will notice it before you do, anyway - but by investing or
paying off more of the mortgage. Or even sticking more into
super.
At the risk of getting personal, the best way to go depends on
how old you are, and how much you earn. At 60 and on an income that
puts you in the higher tax brackets it's a no-brainer. Put it into
super, because the contribution tax is only 15 per cent, and it's
free when you take it out.
Between 55 and 60, super also comes out ahead of repaying the
mortgage, but it's not necessarily better than gearing into a
property or the sharemarket.
Converting the mortgage into interest-only and using the savings
to pile more into super is one strategy.
When you take your super out tax-free at 60, then pay off the
mortgage.
Below 55 the rule of thumb is that the lower your tax rate, and
the higher interest rates are, the better paying off the mortgage
looks.
It seems strange that paying off the mortgage works better on
lower than higher incomes, but it's because you have more after-tax
dollars to play with, making super less competitive.
The big advantage of super is that 85 cents of every dollar
going in is put to work, compared with paying off the mortgage, or
gearing, where only 58.5 cents on the top marginal rate of every
dollar you earn is invested.
On higher incomes this gives super a head start. Macquarie
Advisory Service's executive director, David Shirlow, has
calculated the trade-off between borrowing costs and investment
returns, to work out when to pay off the loan, salary sacrifice
into super or negatively gear.
Only on the 31.5 per cent and below tax rates is paying off the
mortgage the best strategy, and even then that's if investments
over 10 years return exactly zero.
As soon as you get a return of 1 per cent, super kicks in. But
you cross the threshold on a 5 per cent a year return, 5 per cent
interest rate, when gearing is better.
From then, as long as the return stays the same as the interest
rate, gearing is best.
On a tax rate of 41.5 per cent, which starts on an income of
$80,000, super kicks in earlier. Paying off the mortgage is better
only when interest rates are above 7 per cent, and investment
returns are below 5 per cent.
Otherwise super is best, until you get up to 7 per cent returns,
and interest rates below 10 per cent when gearing takes over.
On the top rate of 46.5 per cent, which doesn't kick in this
financial year until $180,000, paying off the mortgage is better
until investment returns exceed 1 per cent. And you'd have to be an
extreme pessimist to think returns won't exceed an average 1 per
cent a year.
Not surprisingly, on the top marginal rate super is better until
returns hit an annual 7 per cent, in which case gearing looks more
attractive.
Shirlow's figures are for the sharemarket which, it turns out,
fares better with gearing than property.
"With real estate you get all your capital in one lump; that
makes gearing a bit worse because you're pushed up into the top
bracket."
A study by Zurich Financial Services shows that on an investment
returning 3 per cent income and 6 per cent capital growth, gearing
beats super on the 31.5 per cent marginal tax rate, but super wins
on the higher brackets.