Will invest lose impact sevicibility?

If I got 200k annual income with 50k negative gearing lose , 50k stock interst lose(deductible margin loan interest for ex.) .

Willl bank treat my annual income 100k?
Thanks in advance.

 

no

Your income is $200k. They work on gross income.
But if you have a margin loan this will be a debt that must be taken into account

 

Except not with CBA.

 

You may be negatively geared by 50k on property and 50k on stock. Banks don't (usually) assess at actual rates, you need to prove serviceability at the assessment rate which from memory is around 7.5%. Hence things get tougher the more debt you have generally.

 

They'll use your gross income (salary, rental, etc). They may apply some level of income shading depending on the nature of the income, e.g (some general numbers):
Bonus - 80%
Overtime/Commissions - 80%
Rental - 80%.
Investment income - 80% (evidence of this varies between banks).

Then they'll work out your 'assessed' expenses. This will include your loans, and with MOST funders, your margin loan (except CBA). The treatment banks use will differ bank to bank, but most will apply a large sensitised interest rate (near double) your actual repayment that you pay to the bank.

How much you negative gear on your investments doesn't directly come into it - but it will do so indirectly in the calculation methods mentioned above (e.g. negative gearing portfolios typically have high interest costs, this leads to higher assessed expenses, etc).