4 Ways to Tell that a Suburb is About to Surge in Value

4 Ways to Tell that a Suburb is About to Surge in Value

No matter the reason for purchasing a house, the best time to buy in a suburb is always before it becomes popular and the prices spike.

Purchasing a home at the right time can make a huge difference to the price and value of the property. If you wait too late to buy in a suburb, the price will have already increased - meaning you’ll end up paying more.

But instead of simply guessing which the next suburb to boom is, there are a few ways you can identify early on that a suburb’s property prices are about to surge. These include:

#1: Investment in Infrastructure 

When the government and local city council are making plans to spend money on roads, transport and schools in a specific area, this means they are planning for population growth. Keep up to date with news about new infrastructure in and around your city as this could lead you to the next growing suburb.

Be sure to keep in mind that infrastructure is not built overnight, so it’s much better to get in early as it may be a few years before the housing boom arrives. 

#2: Changes in Sales Data

There are a few key factors to analyse in a suburb’s sale when researching potential hot spots. These include the average days on market, discounts and the number of auctions.


If the average days on market is decreasing for all properties in a suburb, this means that either demand is high or the pricing is just right. Buyers will be feeling the urge to purchase properties quicker if there is more of a demand in the suburb as they don’t want to lose the property they’ve set their sights on.

Similarly, if there is a higher demand for properties in a particular suburb, agents no longer need to use discounts to attract potential buyers. However, be sure to keep in mind that the discount levels could also be associated with the fairness of the original asking price.

It is also known that agents will be more likely to sell properties by auction when there is a strong demand for properties in a specific suburb. An auction will encourage potential buyers to continually outbid each other, consequently raising the price for the seller. But once again, be vigilant as it may also be associated with a competitive price setting or the auctioneer’s skills.

#3: Changes in Property Data

Along with sales data, you also need to analyse a couple of factors in the property data of a suburb. These factors include the vacancy levels and yield trends of the suburb.

When vacancy rates are under 3%, this means there is an under-supply of property and a high demand for rental properties. When suburbs vacancy rates decrease, this is usually followed by higher rents and property prices increasing as investors take advantage of the returns.

When vacancy rates start to increase, this shows an over-supply of properties and could mean the suburb is no longer desirable, especially to renters.

If a suburb’s trend is showing a high yield, this is usually a predecessor to capital growth. As renters can move around more often, they are usually the first ones to move to a location that has recently become popular, which then means the rental prices for that area will increase to meet the increased demand.

Once investors notice the higher yields in a certain area, they will start to show interest. Owner-occupiers are typically the next group of people to purchase in the area, eventually followed by renters who may decide to purchase property. This purchasing activity puts pressure on the suburb’s property prices, influencing them to rise.

#4: Adjoining Suburb Trends

It’s also common for buyers to look at adjoining suburbs to the popular ones they initially looked at, as they either cannot afford the popular suburb or there is simply no availability. When this happens, the adjoining suburb’s prices increase as demand rises.

If you are looking to purchase in a capital city, keep a look out for suburbs which are performing very well and consider the potential for growth in other suburbs nearby. 

What 5 things should investors focus on in 2017?

2017 is here and running smoothly so far!

Is one of your New Year’s resolutions purchasing an investment property, or even to grow your property portfolio? If so, here are five important things you should focus on to ensure you find an investment which suits you. 

1. Focus on the long-term: Property investment is a long-term relationship. The longer you can own a property for, the more likely you will increase your profit from the sale. Most homes which sell for double their purchase price are owned for an average of 17.5 years. When you are looking for an investment property, keep in mind the area you are purchasing in and find out if there is any new infrastructure planned such as railways or universities, or even re-zoning. When searching for an investment property, focus on areas with planned improvements which will help increase the property’s value.

2. Think about what your motivation is to invest in property: Before searching for possible investment properties, you need to make it clear what you wish to achieve from this property. Are you wanting to build wealth? Purchasing your first home? Or looking for a financial future without needing to depend on your super? With this question answered, you will then be able to narrow down possible properties which will ultimately help you reach your goal. Suggesting a property collection of high growth, aggressive style, lower rental yield would be useless if your current income will not be able to facilitate these loans.

3. Look past your local suburb: Take the time and research the property market all over Australia, especially rural areas. Areas where the property market has collapsed but is on the brink of recovery are a good place to invest in. Regional Australia has more affordable properties compared to major cities and their rental returns are still strong, especially if there are universities, hospitals or planned new infrastructure in the area. It is very important to research any new infrastructure plans for regional towns as this could suggest a possible boom.

4.  Focus on the rental appeal rather than your personal preferences: When purchasing an investment property, you cannot make any emotional decisions while buying. You are not going to be living in the property, so it’s important to decide on a property based on the rental appeal rather than your personal taste of the wall colours, etc. However, you should make sure your investment property has a unique factor so that it will entice competition from possible tenants. You are buying a property purely to make money, so you need to purchase with your head and not your heart.

5. Be realistic about cash flow: There has recently been an influx of approved investment loans for new apartment buildings in several major Australian cities. Therefore, you really need to be realistic about the possible rental returns. It is important to research the area you are planning to purchase in to ensure there haven't recently been another five unit blocks approved on the same street. It’s important to be realistic about your current cash flow position to ensure you find the best property that suits your budget and current income. 

7 Risks of Property Investment & How to Minimise them

Everyone wants to buy a property that will provide a decent return on their investment.

Yet the property market is full of pit falls for the inexperienced buyer. Fortunately, you can avoid making a rookie error by familiarising yourself with these 7 common property investment risks. After all, when it comes to financial challenges, you’ve got a much better chance of overcoming those that you’re prepared for!

1.      Vacancy: Sometimes No Tenants are Better than Bad Tenants

Don’t forget to factor a conservative vacancy rate into your initial rental income projections. Vacancies happen, and if you’ve got a buffer you’ll be able to ride them out.

Whatever you do, even if you’re desperate, make sure you screen potential tenants carefully and avoid filling a vacancy with tenants who are bad on paper. The potential arrears in rent combined with destruction of property could cost you more than the downtime with no rent coming in would.

Also, treat your rental property like your business and never rent to family or friends. People who you know personally are much more likely to expect leeway when it comes to making payments on time.

2.      Rising Interest Rates

Allow for leeway when it comes to interest rates. Market crashes that push interest rates up are a large reason that many property investors don’t make money. If you can only afford property when interest rates are at an all-time low, it might not be the best time for you to invest.

3.      No Buffer

Make sure that you have a buffer in place, should you urgently need money to make a major repair (replacing hot water, air conditioning, rewiring, oven, plumbing) or you incur another unexpected financial strain.

This buffer could be in the form of savings, a loan with a redraw facility, or liquid assets.

4.      Forgetting About Liability

A tenant that is injured because of your negligence as a property owner has the potential to ruin you financially.

When it comes to you property’s occupants safety, prevention is always better than a cure. Make sure that you or your property manager address any issues raised by your tenants promptly.

And, when it’s time for routine inspections, take the time to follow up on those jobs around the property that were meant to be taken care of.

Getting the right level of insurance cover is also essential for any property owner.

5.      Regressing Suburban Markets

Landlords can often find themselves in hot water when the area their property is in faces a financial downturn.

To make sure that your property keeps growing in value, ensure that it isn’t located in an area that relies on just one industry or company to keep it afloat.

6.      Lack of Knowledge

When it comes to real estate, a lack of understanding can be your biggest downfall. It is not enough to want to make money. If you don’t want to be ripped off, you must educate yourself on:

• How the property market works on a national, state and local level
• The taxes and legal obligations that come with investment property ownership
• How much you should pay for professional services and who to call for what job
• The laws regarding lessor’s/tenant’s rights and responsibilities (and know how these laws differ in other states and territories if you are planning on investing interstate)

7.      Paying too Much

When deciding what sort of offer to make, assume that everything in a property needs to be fixed, unless otherwise specified.

This isn’t the same as lowballing offers – you simply need to see proof that everything in and outside the house is in order before you pay.

Otherwise, you may find yourself falling behind in repair and maintenance costs before your first year of ownership is up, which is a terrible way to start any new investment.

House or Apartment? 4 Reasons Houses Always Make More Money

Two million people are expected to move to South East Queensland in the next 25 years, and 59% of them prefer to live in a home in the outer suburbs than in a high-density apartment in the city.

Australian’s long-held dream of buying the house on a quarter-acre block isn’t going to disappear anytime soon, and for good reason. Home and land packages offer a much better long-term investment than apartment purchases. Here's why:

1. It’s the Land that Holds the Long-Term Value – Not the Building!

Even when you factor in higher entry costs and maintenance expenses, buying a house still provides the best opportunity for capital appreciation.

When you buy a house, it is the land the house sits on that increases in value, not the house itself! As land becomes scarcer (especially close to urban centres) it becomes more valuable, meaning homes with land will appreciate at a faster rate than apartments in the same area.

Now, that isn’t to say that apartments don’t have the potential to grow in value, and some commentators have pointed to figures from the last five years that show apartments outperforming houses when it comes to capital growth.

However, property cycles are longer than five years, and if you look at the numbers over the last decade, houses are still the long-term winners. Over the last ten years, median house prices have increased by 81% - whereas median apartment prices have increased by 72%.

“Historically, over a longer time frame, price rises for houses are greater than that for units, [but] this is not always the case over a shorter to medium time frame," a REIA spokesperson says.

So, if you’re in it for the long haul (as every wise property investor should be), a house is a better investment.

2. Apartment Restrictions Limit Suitable Renters & Future Buyers

While owning your house means you can do whatever you like with it – as long as you stay within council regulations - many restrictions come with apartment ownership. All of these limitations can get your property crossed off a potential buyer or renter’s list.

Pet restrictions: The love of a pet conquers all for many, and if the body corporate forbids furry friends from entering the building, this could be a deal breaker.

Level & ease of access: No matter what level your apartment is on, you’re going to be halving the number of people who want to live there. While DINKs might relish the idea of life on the uppermost floors, young families might be put off by the hassle and risk to children that heights bring. Or, on the other hand, while older people may prefer the ease of access that a ground floor apartment provides, young singles might not be willing to swap a balcony for a courtyard.

Renovation regulations: By-laws that restrict the amount you can modify a property are another drawback – especially for money savvy future buyers. Australian buyers are increasingly looking for ways to save/make money and if improvements like installing solar power or new flooring aren’t easy to implement many will move on to the next option.

 

3. Apartments Don’t Fare Well in Downturns

Some argue that apartments are a better investment than houses in the suburbs because people will always want to live closer to the city. Therefore, apartments will always rent out easily.

However, with developers building so many apartments, the inner-city market can easily be tipped into oversupply.

Apartment owners are the first to suffer when it comes to housing gluts.

Too many apartments – all of which are probably similar in size and features – means more competition to attract renters, which in turn means lower rental yields. All the while mortgage repayments will remain the same. So you’ll make less money waiting for demand to catch up to supply, instead of saving up for your next buying opportunity.

4. A Small Slice of Valuable Land v a Big Piece of Cheaper Land?

Some economists argue that it is better to own an apartment that sits on highly valuable land than a house which is worth more than the land it is built on.

However, while having a high land-to-asset value ratio may seem appealing, it’s a moot point because, realistically, few apartment owners ever have the opportunity to cash out on that land value.

You’ll most likely have no control over what is done with the land your apartment is built on unless a developer decides to buy out the whole complex. And this simply isn’t going to happen for the multitude of new apartment complexes springing up in CBD areas.

The 8 Big Questions First Home Buyers Are Asking

        1.     What Does a Decent Deposit Look Like?

The first question that pops into every first home buyer’s mind is “how much will I need to save before I can buy?”

While 20% has always been the standard – and is a great goal because it means less money spent on repayments in the long run - nowadays you can borrow more money with a smaller deposit.

Getting a loan for 100% of the purchase price is out of the question, but you can put down as little as 5% of the total price.

However, be aware that you should not be putting all your money into a deposit - it's wise to have a buffer for things that can and will go wrong. And, the smaller your deposit is, the larger risk you are to lenders, which means you will probably be required to get lender's mortgage insurance.

2.      What is Lender’s Mortgage Insurance?

Lender’s mortgage insurance (LMI) is a type of insurance that protects your lender from losing money if you can’t repay your home loan and they have to sell your house at a loss.

The premium for this insurance is passed on to the borrower as a one off fee built into their mortgage or payable upon signing.

How much this fee will be depends on:

• The amount of money you borrow
• What percentage of your mortgage you put down as a deposit. If you have a deposit of 20% or more, you don’t have to pay LMI
• Your personal circumstances – e.g. was your deposit saved over years or was it made up of a large gift or inheritance?

When deciding whether to save for an extra few years to get that deposit or to take on the cost of LMI it’s important to consider:

• Whether rising house prices in the area you want to purchase in will offset the cost of LMI
• Whether you can get a guarantor on your loan, as this may negate the need for LMI
• Whether you work in a profession that is eligible to have the LMI waived (doctor, lawyer, veterinarian, etc.)

3.      What Legal Fees Will I Need to Pay, and to Whom?

While experienced property investors don’t necessarily need to pay an expert to look over their transactions first home buyers should always hire a conveyancer and a lawyer.

Conveyancers (or conveyancing solicitors) specialise in settlement and title transfers, and are there to:

• Make sure that you meet all of your legal requirements during the transfer of ownership
•  Protect your rights

In addition to a conveyancer, you should also get a lawyer to give your contracts a good once over.

In total, budget for up to $3000 in legal fees, provided your purchase doesn’t have any special requirements or extenuating circumstances.

4.     Stamp Duty: What Is It & Do I Have to Pay It?

They say that only death and taxes are certain in this world, and the realm of property investment is no exception to the rule.

Stamp duty is a state government tax on the transfer of land or property.

Fortunately, if you’re a first home buyer who is planning on occupying the home you purchase, you’ll get some nice tax breaks which could whittle the stamp duty you need to pay down to almost nothing (depending on which state you buy in).

To see how much stamp duty you’re likely to pay on your first home purchase, just use an online stamp duty calculator to see your state’s rules.

5.      What First Home Owner Grants & Incentives Can I Get?

On the 1^st of July 2000, the Australian Government introduced the First Home Owner Grant Scheme.

The purpose of this scheme was to offset the effect that the newly introduced GST had on first-time buyers and to provide more opportunity for them to get on the first rung of the property ladder.

Each state has different offers and requirements. Some put a cap on the total purchase price of a first home, others only provide the grant to those building new homes, and others simply offset the cost of stamp duty.

To find out which incentives apply to your state of purchase, click here.

6.      Do I Need to Pay for A Mortgage Broker?

For many people, finding and applying for their first mortgage will be the most thorough and mentally trying process they’ll ever have to tackle.

Fortunately, you don’t have to approach every single lender to find the best deal. A mortgage broker can help you:

• Work out the size and type of the mortgage you should apply for by asking you a few questions about your circumstances.
• Begin your application by launching a full-scale fact-finding mission. During this stage, you’ll need to provide evidence of your income/expenditure, but by the end of it, you can rest assured knowing you’ll be filling out the paperwork for the product that’s right for you.

And, the best thing is, mortgage brokers charge the banks, not the buyer.

7.      Does Capital Gains Tax Apply to First Time Owner Occupiers?

Capital gains tax is charged on the money you make when you sell an investment asset.

Fortunately for first home buyers who are also owner occupiers, CGT does not apply to houses that you live in.

So, unless you’re planning on making your first purchase an investment property, you won’t have to worry about capital gains tax.

If you are planning on buying an investment property, make sure you’ve done the math and weighed rental yields, capital gains and available grants against tax incursions and upkeep expenses before you sign on the dotted line.

8.      What about Home Insurance? Is it Mandatory?

Australia is a land that is prone to flooding, bush fires, drought and hail, which is why mortgage brokers and banks insist on home buyers also purchasing some form of home and contents insurance.

However, that doesn’t mean you have to settle for the insurer recommended by your mortgage broker or bank.

Shop around for a policy that offers you the best value in terms of cost v coverage. You need insurance that covers your home for a wide range of disasters. Don’t get caught underinsured because you opted for the cheapest policy.

What is Living in an Old House Costing You?

Older houses have a certain undeniable charm. Yet, problems can lurk just below the surface of even the most magnificently refurbished properties.

If you’re not sure whether you’re going to buy new or old, but know that you want to save money wherever you can, read on.

By the time you get to #8 you'll be reconsidering whether you really want to take on the myriad of financial burdens and building challenges that come with an old fixer-upper.

 

1. Electricity for Days

While new houses are legally required to implement strict energy efficiency measures, these high standards haven’t always been the norm.

The older a house is, the less likely it is to have efficient electrical systems in place.

There are many ways an old house racks up additional energy costs. From a lack of insulation, through to old lights, undersized electrical panels that are constantly on the fritz, or old wiring with crumbling insulation that needs to be replaced. 

And, fixing these systems will do little to add value to your property. Electrical improvements are out of sight, and having a property with working and safe electrical systems is a basic expectation.

 

2. Expect Hazardous Building Materials Every Time

Chances are, if your property was built or renovated over 25 years ago, it was constructed using asbestos-based building materials. Asbestos – or “fibro” – isn’t dangerous if it’s left intact. But if you want to do even the simplest renovations or repairs on asbestos-based materials, you’ll have to hire a professional because it’s illegal to do the job yourself. And any renovator will tell you that safe asbestos removal is not cheap.

Additionally, if your house was built before 1970, lead paint was probably used. Like asbestos, lead paint is fine when it’s untouched, but if its flaking or chalking you’ll need to fix the problem ASAP, and make sure you take all additional safety precautions to limit exposure.

 

3. Renovations & Repairs are Harder & Needed More Regularly

Older properties are more likely to need work done before they’ll pass a building inspection.

Whether you need to fix an ancient DIY project that was never up to standard or standard features that have fallen into disrepair over time, don’t expect upgrades to be in the same price range as upgrades to newer houses.

Why? Aside from the hazardous building materials already mentioned, older houses are rarely square and level like new houses because they settle into the earth over the years. This means cash wasted on labourers having to fiddle around.

 

4. More Wood, More Problems

Warping wood can lead to windows and doors that don’t seal tightly and reduce overall heating and cooling efficiency. Rotten or warped wood components also allow pests into your home, and termites, wasps, ants, rodents and possums can all wreak havoc on your home’s structural integrity. Fixing these pest problems will cost you two fold – the price of extermination and then the added price of damage repair.

 

5. Foundation Problems - A Bottomless Money Pit

Older houses are more prone to needing potentially costly foundational repairs. Warning signs that the problems in a house run deep can include cracks in plasterboard, windows and doors that stick, flooring that is not level, bulges in the foundation walls or a noticeable lean.

 

6. Water Intrusion - Checked Your Shingles Lately?

Over time, a leaking roof can be the downfall of a house. Older houses that have shingled roofs are particularly at risk of water intrusion, as their shingles are out of sight and out of mind, so maintenance is often neglected.

If your home has water spots on the ceiling or exterior walls that could indicate another money sink.

 

7. Plumbing - Out Of Sight, Until It's Too Late!

Everybody loves a traditional home with a fresh bathroom, kitchen or laundry installation. Yet, any value added by aesthetic improvements to an old home can be destroyed by a host of common yet hidden plumbing problems. Inadequate drainage, underground pipes that are cracked and leaking, toilets with weak flushes and backflow issues, and outdated and inefficient hot water systems can’t be ignored.

And, worst of all, some of these issues aren’t easy to spot, so you won’t know what you’re up against until annoying minor symptoms later down the road lead to the discovery of a major plumbing issue.

 

8. Mould - The Hidden Killer

If plumbing issues or water intrusion have left the inside of your home wet at one stage, you will probably have issues with mould inside the walls. Aside from making a house smell musty, mould is a major health problem for a building’s inhabitants.

Eradicating mould and stopping its source will be expensive – but not as expensive as the liability you face if you leave your tenants or home’s occupants to live in a toxic environment! When it comes to mouldy houses, it’s a lose–lose situation for the buyer. It will cost a lot and you won’t get any financial return.

Are You the Best Real Estate Agent You Can Be?

Real estate agents work with their clients for weeks or even months on end, and they are ultimately responsible for what is often the most critical financial transaction most people will make in their lives. 

That’s why stories of a bad real estate agent can spread through a town like wildfire, while great agents often don’t get the recognition they deserve.

Are you an outstanding agent or a property professional in need of some help? Take a look at the qualities every stellar real estate agent possesses to find out.

Experience: Does Quality Trump Quantity?

When it comes to real estate, hiring an experienced professional is more important than it is in many other industries. Nobody wants an amateur learning the ropes on their life savings.

How much experience is enough?

As a rule of thumb, at least 5 years of experience is preferable.

However, agents with less time in the industry but more specific knowledge relevant to the buyer’s needs are just as valuable. Local game is important for both buying and selling, and it can be better to hire someone who has worked in the right area exclusively for 3 years, than someone who has worked all over the place for a decade.

In fact, being too popular can be a disadvantage. Potential clients can be put off by experienced agents that have a finger in every pie, but aren’t able to give them the attention they feel they need and deserve.

4 Skills You Can’t Survive Without

1. Negotiation: This is often confused with persuasiveness. Negotiation, however, isn’t talking people into doing what you want, it’s about making all parties to a transaction feel like they’ve “won”.
2. Communication: Arguably the most important of all the skills, this includes both verbal and written communication. Your communication – whether it’s emails, listings, forms, phone calls or face-to-face meetings – should be the best you’ve ever seen. Your responses should be timely and delivered via your client’s preferred method of communication. Finally, if you notice a nice touch to someone else’s communication style – adapt and emulate it
3. Tech savviness: With the vast majority of buyers and sellers reviewing potential properties online, don’t think your experience will compensate for being stuck in the marketing dark ages. You must know how to appeal to all demographics using a mix of both traditional and digital advertising.
4. Adaptability: Even if you have no formal education, you must be constantly adapting to the industry. It’s your job to know more than your clients, and be able to explain the ins and outs of property, from mortgages through to legal processes to industry practice.

The Ideal Real Estate Agent Personality

Follow the 80/20 listening rule: Aim for 80% of your communication to be listening and asking questions, and 20% to be talking to your clients. Agents who talk at people too much are off-putting, and shoot themselves in the foot when it comes to networking.

Perseverance not pushiness: The last thing anyone wants is an agent who gives up really trying and puts your property in the “too hard” basket after just a few weeks. Follow up all of your leads politely but firmly, and regularly communicate the outcomes to your clients.

Enthusiasm and motivation: You need more than just financial gain to be your motivation, otherwise when the going gets tough you’ll be tempted to quit. Discover all of your motivations and call on them to get you through the hard projects.

Presentation and attention to detail: Real estate agents need to be meticulous in everything they do – from presenting both themselves and the properties they show, through to dotting all the i’s and crossing all the t’s in the final paperwork. Sloppiness in this industry can cost clients thousands and irreparably damage your reputation (all it takes to put off future clients is one or two bad reviews!).

Don’t be the agent clients dislike the least – be someone people genuinely like and trust.

Interview Yourself: Questions You Must Be Prepared to Answer

Can you provide a detailed list of references? You are interviewing for a job every time you speak to a potential client, so always leave previous clients ready to speak highly of you.

What are your fees, what’s included and are you willing to negotiate? People need to know that, as their real estate agent, you know how to do business. After all, if you can’t negotiate with your clients, you won’t be able to negotiate for them.

What properties in this area have you bought and sold this year? People will be more confident in your ability to buy or sell on their behalf if you can give them clear cut examples of how you’ve done it before.

What will you do to help me get the best price? Smart clients know that agents can inflate quotes just to score a listing. Win them over with an explanation of your strategy before giving them an honest and realistic sale price expectation. And whatever you do, don’t lie. All it takes is an independent valuation for you to get caught out!