When refinancing a mortgage, what is tax deductible in Australia?

We're going to dive into a topic that might seem a bit complex at first glance, but it's crucial for anyone who's invested in property or considering it. We're talking about tax deductions when refinancing your mortgage in Australia. Now, I know that tax and mortgages might not be the most exciting topic, but understanding this could potentially save you a lot of money. 

Understanding Mortgage Refinancing

First things first, let's clarify what we mean by refinancing. In simple terms, refinancing is when you replace your existing loan with a new one that has better terms. This could mean a lower interest rate, different loan term, or other more favourable conditions. It's a common strategy used by investors to save on interest, especially when the Reserve Bank of Australia's cash rate increases, affecting those with variable-interest loans on investment properties.

The process of refinancing involves going through the mortgage application process again. You'll need to provide all the necessary documentation, have your property valued, and potentially pay various fees. It's not a decision to be taken lightly, and it's essential to weigh up the potential savings against the costs involved.

The timeframe for the refinancing process can vary, but it typically takes between 1-3 months. Keep in mind that changes in your personal or financial circumstances can affect the refinancing application. For example, if your income decreases or you take on additional debt, it could impact your ability to refinance.

Tax Deductions When Refinancing

Now, let's get to the interesting part - the tax deductions. The Australian Taxation Office (ATO) allows investors to claim tax deductions and offsets on various expenses related to refinancing. This means that some of the costs you incur when refinancing your investment loan could potentially be claimed back on your tax return, reducing your overall tax bill.

However, it's not as simple as just claiming everything. There are specific rules and regulations around what can be claimed and how. For example, if your borrowing expenses exceed $100, the deduction can be claimed over the loan term or five years, whichever is shorter. If the loan is repaid within a period shorter than five years, a deduction for the balance of the borrowing expenses can be claimed in the last year of repayment.

Borrowing Costs and Tax Deductions

So, what are these borrowing expenses that can be claimed? They include things like valuation fees, title search fees, early discharge fees, loan establishment fees, and more. Essentially, these are the costs you incur in the process of securing your new loan.

However, it's important to note that not all costs associated with refinancing can be claimed. For example, if you're refinancing to take out additional funds (known as a cash-out refinance), the interest on the additional funds might not be deductible unless the funds are used to "buy, build, or substantially improve" the property.

Considerations for Refinancing an Investment Property Loan

When considering refinancing an investment property loan, it's crucial to keep in mind the minimum equity requirements and potential lenders mortgage insurance costs. These are significant factors that can impact the overall cost of your loan.

For instance, most lenders require a minimum equity of 20% in your property to consider refinancing. This means if your property is valued at $500,000, you need to have at least $100,000 in equity. If you don't meet this requirement, you may be required to pay lenders mortgage insurance, which can add a significant cost to your loan.

Moreover, refinancing only makes sense if the new interest rate is significantly lower than your current rate, or if the potential savings from the lower rate outweigh the costs of refinancing. This is because refinancing involves costs such as application fees, valuation fees, and potentially break costs if you're exiting a fixed-rate loan early.

Comparing Home Loans and Understanding the Cost of Refinancing

It's also essential to compare home loans across different lenders and repayment types. Each lender offers different interest rates, fees, and features, so it's important to shop around to find the best deal for your situation.

Understanding the exact cost of refinancing is also crucial. This includes not only the interest rate but also the fees and charges associated with the new loan. Some lenders may offer a lower interest rate but charge higher fees, which could negate any savings from the lower rate. Using a top mortgage broker will help you get the best deal.

Understanding Cash-Out Refinance

A cash-out refinance is a type of refinancing where you borrow more than you owe on your current loan and receive the difference in cash. This can be a good option if you need funds for home improvements, debt consolidation, or other large expenses.

The funds from a cash-out refinance are not considered taxable income, as they're essentially a loan. However, the loan may qualify for a tax deduction depending on how the proceeds are used.

Using the Proceeds from a Cash-Out Refinance

If the money from a cash-out refinance is used to "buy, build, or substantially improve" the property, the Australian Taxation Office allows the mortgage interest to be deducted from your annual tax bill.

To benefit from this deduction, you need to itemise your deductions when filing your tax return. This means you need to keep track of all your eligible expenses and provide proof of these expenses to the ATO.

There is a cap on the amount of mortgage interest you can deduct. Currently, you can deduct interest on up to $750,000 of principal mortgage debt.

Additionally, mortgage points on a cash-out refinance are also deductible. Mortgage points are fees you pay to your lender at closing in exchange for a lower interest rate.


Refinancing a mortgage on an investment property in Australia can offer significant benefits, including potential tax deductions and lower interest rates. However, it's a complex process that involves careful consideration of your financial situation, the cost of refinancing, and the potential tax implications.

It's also important to compare home loans from different lenders to ensure you're getting the best deal. And remember, changes in your personal or financial circumstances can affect your refinancing application.

Given the complexity of the tax laws and the potential financial implications, it's recommended to consult with a tax advisor or expert in Australia for accurate information. This will ensure you make the most of the potential benefits of refinancing while avoiding any potential pitfalls.

In conclusion, while refinancing can be a beneficial strategy for property investors, it's not a decision to be taken lightly. It requires careful consideration and potentially professional advice to ensure it's the right move for your financial situation.

About the author 

Harold Simmons

Harold is the founder and creator of the Asset Owners Discussion Project. He creates quality resources so investors can get access to information they wouldn't normally be able to access. He has been investing in real estate for almost three decades and is particularly experienced with mortgages and refinancing.

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