A lot of people are coming to me because they are continuously missing out on properties, tired of burning their time at home opens and property hunting or are just having trouble navigating the entire process.
There’s no denying it, the market is still hot and most properties that sell are leaving a wake of disappointed buyers back out in the market looking for the next property to bid on.
So, I thought I’d dish out some tips to help you if you are currently looking to buy or thinking about buying.
Get finance pre-approval
Before you step inside your first home open, you should be stepping inside a finance brokers office. You need understand your financial boundaries so you can confidently make offers knowing that you won’t lose the property in the case that your finance fails. I’ve snapped up numerous properties where the initial buyer has failed finance, other buyers have moved on and my finance ready client has won the deal. Don’t be that guy who misses out.
Be ready to pull the trigger
You need to know the market. Look at what similar properties have been selling for in past so when you are placing your offer you know what the true market value. Many buyers are overpaying in this market and many buyers are missing out as their offer is falling short of the mark due to lack of knowledge.
Work with the agent, not against them
The agent holds the key in the whole transaction and your goal is to have them hand you the keys. Don’t play hardball, it doesn’t work in this market. Find out the sellers motivation and build your terms and conditions to meet with their expectations. They might want a longer settlement or maybe they want to rent back until they find a house they can move into. You need to create a win win situation for all parties.
Get to know the agents in the area you want to purchase in. Build a connection, so when they do an appraisal on a property that suits you, they are calling you straight away.
Get in early
If there is an opportunity to inspect a house early, then jump onto it. Most homes will go through the home open cycle but some agents don’t want the hassle of dealing with opens and will be keen to close the deal early if the price is right and the seller is also willing.
You need to have your finger on the pulse and be flexible to get the deal done. You need time to build relationships and time to research and educate yourself on the market. If you don’t have the time or patience for this, then maybe you are better off outsourcing the entire process to a Buyers Agent. An industry professional. Someone who is working full time on the search mission and has already built up the connections from years of searching.
Reach out if you need some help or want to have a chat about anything property!
People often ask me how do you make money in property?
There are many strategies that will create wealth through property. They always take time and patience.
To do it successfully, normally takes a certain amount of skill.
Unfortunately building that skill takes time, one way to fast track the skill process is to leverage off other people’s skills and learn from the process. Use someone else’s knowledge, someone who has already put in the time, made the mistakes and learned the lessons.
This is why we pay a tradesman to do a job we don’t have the skill to do. We don’t have the time or patience to learn the trade so we pay someone who has put in the time and the job is done correctly.
I have 3 pillars that I use consistently to make money in property.
They all compliment each other and feed from each other. I have learned over the years that using these strategies works for me and is a faster path to wealth creation than working 9-5.
It takes time to learn and i’ve made mistakes along the way but the journey has also taught me many lessons. Investing time in learning these skills has allowed me to step away from committing my time to a day job to earn an income.
The 3 pillars that I use to create financial freedom are:
Pillar 1: Long term growth property
Pillar 2: High cashflow property
Pillar 3: Property Development
Pillar 1 builds your capital base over the long term. It bubbles away in the background, growing exponentially and as it fruits over time, you can harvest the equity and feed it into pillar 2 and 3.
Pillar 2 feeds your serviceability requirements. To borrow more money, the bank needs to see that you can service your loans. High cashflow assets like commercial property, regional residential etc. can keep your head above water. Too much of pillar 1 and the banks will eventually stop lending you money.
Pillar 3 feeds both pillar 1 and pillar 2. Small property developments such as renovation and subdivision, selling small lots of land, building townhouses all fast track your capital creation and allow you to buy more property or create cash to do more developments.
If you want any advice or help with these points, book a chat or drop me a message and I will be happy to help :)
Book a chat here: https://www.picktime.com/5babbdef-11c3-4be9-b1ee-6df949a66d04
There are multiple factors that affect house price increases.
One key factor we need to look at is, who are the buyers driving the current market. The current upswing in house prices is supported by the fact that owner occupiers are driving the sales, not investors.
Current Investor activity is well below the 10 year average. For example, W.A. historically sees around 26% of property transactions going to investors, we are currently sitting at around 16% of investor transactions.
All other states are seeing the same trend, although investor activity has seen recent increases.
What does this mean?
When a market sees a high influx of investors this can create a vulnerable market. When there is a change in the economic climate, this may trigger a sell off amongst investors which in turn creates an oversupply and subsequently, a fall in house prices.
Owner occupiers tend to hold property through tough times which creates a support for house prices and reduce fluctuations in the market.
Predicting the future of the market is complex and there are many factors that affect the outcome. We can look at various metrics, leading indicators and lending policy amongst many other things that may give us some foresight to what the future has in store.
At this stage I believe the current house price increases still have some track to run in many markets and also hold a strong support base. Let’s just say we are safe as houses :)
If a negotiation turns into a struggle of power, then at this point you have lost control of the negotiation.
Successful negotiation is about creating a win win situation. Part of the process is building trust, understanding the sellers motivations and meeting their needs whilst creating a desirable outcome for yourself.
Unfortunately when there’s money at stake then emotions are difficult to control. The larger the perceived value of the investment at stake, the higher the emotional value and expectations.
This tends to cloud judgement and rational thinking.
How do you avoid these emotions costing you money or sabotaging your deal? One way to do this is by removing yourself, the emotional buyer from the equation and getting someone to negotiate on your behalf.
A buyers agent will always:
represent their clients best interests Remain emotionally detached from the outcome Be an emotional buffer between buyer and selling agent Understand the negotiation process Negotiating in a tough market like the one we have at the moment is a difficult task. Knowing what price to go in with when there is no guide price, makes it difficult to determine which number is the right one that will win you the deal - without overpaying.
To do this successfully, you need to clearly understand what the value of the house is that you are bidding on.
You need to understand how the market has performed in recent weeks and months to gauge any price fluctuations. You need to have built a rapport with the agent.
Lastly, you need to ask the right questions at the right time to have as much information at hand arming you with the best chance of winning your property. Drop me a line if you have any questions!
With auction clearance rates in Sydney hitting a 24 year high and sale prices consistently achieving hundreds of thousands over reserve. We are officially entering boom phase.
Is it time to be fearful or is it the right time to be greedy?
There are two conflicting emotions at play here.
Fear and greed. The fear of missing out on price gains and greed, driven by the desire to accumulate wealth.
Historically, property has always faired well after a downturn. Like clockwork, there has been a bounce in prices following some kind of economic crunch. This time is no different.
Well sort of.
This time conditions are combining to create a perfect storm.
We have record low interest rates that are likely to stay low for at least 3 years.
We have record government spending on infrastructure and economic stimulus packages.
We have extremely high household savings levels and the loosening of bank lending criteria arrived in March.
All this extra money has to flow somewhere. Banks aren’t paying us enough to keep it there so wherever it flows is where we see price inflation. Have you noticed the price of cars, caravans, bicycles are all rising? What else?....real estate. Although it’s a little slower.
For the long term, population growth and national economic health are two of the big driving factors of price growth.
With the government planning ways to recover and grow our economy like never before and drive population growth along with the likelihood of migrants flocking to our Covid safe haven after our borders open, we are in a prime position to see these two factors influence price over the long term.
So in conclusion, there’s always risk in buying property but there’s also the risk in not buying.
Something i’ve said many times, property is a long term game.
Buying with a long term plan and a step by step strategy to achieve your goals is the key to creating wealth through property.
Drop me a DM or book a chat on my website, link in bio, if you want help creating a clear plan and a strategy to achieve your wealth goals.
There are a lot of moving parts when it comes to the decision of whether to buy an apartment or a house.
Firstly, not having a garden or a large costly house to maintain can save on costs. Although this can be offset by high strata fees which you would normally pay to maintain a pool, gym or lift.
Many investors get caught out by the facilities an apartment has to offer but don’t consider the ongoing costs of strata fees.
Apartments can offer a higher rental income in comparison to the value of the asset which can be attractive to a first time investor. Higher rental yields can keep your head above water and may be the saving grace if you come into financial hardship and need to decide between holding and selling. But all costs need to be considered to understand the true net income.
Location. Purchasing an apartment gives you the ability to get into a more expensive area where you may not be able to afford a house. Maybe a beach suburb or inner city suburb where the rental demand is high would typically be difficult for the average investor to purchase a house in gives the opportunity to capitalise on the location by purchasing an apartment in a prime area.
Considering supply and demand. When a new apartment building is constructed this adds a lot of supply to the market. Sometimes too much supply which can affect the values of surrounding apartments.
Check the pipeline of building approvals, is there a lot of land in the area zoned for units that developers can possibly turn into apartment blocks?
When buying a brand new apartment you are paying for the materials at a brand new price, which the builder has made his margin on and the developer has also made their profit on. From day one, the building starts to depreciate in value.
Ultimately, you need to consider your strategy. Most investors are focused on capital growth and the evidence is clear that houses achieve greater capital growth over time. This is due to the old adage that land appreciates in value, where buildings depreciate in value.
In conclusion, if you decide to invest in an apartment then buy in a prime suburb in a prime location. Don’t buy a new apartment. Consider future supply.
Look for small buildings with under 20 units in the block that have character with a high demand and low vacancy rate and a high proportion of owner occupiers. Look for some sort of wow factor, views and courtyards are always winners.
Hit me up if you have any questions or need some advice on the next step in your investment journey.
The Reserve Bank of Australia has forecast that house prices could jump by 30% over the next 3 years if the current low interest rates remain.
This prediction comes for an RBA report released under the Freedom of Information request putting the effect of ongoing low interest rates under the microscope.
What is the basis for this? It’s pretty simple economics.
Low interest rates equals low cost of debt, meaning that it’s cheaper to hold assets, causing an increased demand in assets, which in turn causes prices increases.
That’s the basics of it, although it gets more complicated than that. Many forces need to combine to create the perfect storm including market sentiment, which tops my list of why assets climb in value.
Have a look at Bitcoin. When people trust the market and believe that prices will rise, the prices sky rocket having a self fulfilling effect. When people lose trust in the market, the bottom falls out and values crash by up to 90% historically.
This is an extreme case to demonstrate the point but the same effect happens with real estate although to much less of an extreme. One of the main reasons being is that It’s difficult and costly to liquidate property, people tend to hold through the flat spots if they can afford it, which creates stability in the market.
You hear these boom/bust predictions all the time - boom suburb, hotspot, prices doubling in 5 years, prices crashing, housing collapse. To me it’s just noise to distract you from your ultimate goal.
According to the RBA using 30 years of data house prices increase over time at an average rate of 7.25% P.A. (although this trend is decreasing). If I can capitalise on a 30% price increase, then great, that will help me when my portfolio stagnates after the growth period but over a long period of time it all averages out.
You need to be in it for the long game.
If you gamble on short term games you are playing in the high risk arena and you could get burnt. Buy with a 15-20+ year outlook and the the odds will move with you.
If you play by the rules and take the correct steps, it’s difficult to fail.
Educate, work out your ‘why’, master your finances, formulate a strategy, build a team of professionals, research and accumulate the right properties, consolidate your portfolio and retire with freedom.
‘Book a Chat’ on my website or DM me if you need help with any of these steps or formulating a strategy. Hapy to answer any questions, I am here to help you achieve your goals.
Historically, real estate has been a stable and safe investment class.
Since 1974 Perth has seen steady growth over the years with only a couple of periods of retractions in price. These events are part of a normal market cycle and as you can see in the graph above supplied by REIWA, our last significant price correction was in 1989.
Following that event we saw steady to strong growth until 2008. We all know the story of flat to negative growth from that point.
Using history as a guide we know that after recessions we enter a period of strong growth.
I believe we are now entering that period which will be magnified by our extended period of price retraction since 2014/15.
Prices are now severely depressed and we are now entering a new cycle of growth with strong fundamentals including record low interest rates, high government spending and an improving economy. All indicators are pointing towards a strong recovery during 2021 and beyond.
Desirable school catchments have historically been a clear emotional driver for property price growth nationwide.
Parents jostling for box seat to be included in school catchment zones creates demand which in turn, push up house prices.
The evidence is clear that proximity to schools are a major influence when buyers are considering to purchase their family home.
Investors wanting to capitalise on potential growth should keep an eye on suburbs within a desirable school catchment. Especially those suburbs that have a lower price point or are situated in overlapping catchment zones.
Top Perth schools such as Willetton SHS, Rossmoyne SHS, Churchlands Grammar and Hale School have been strong performers historically and have shown reslience in the downturn.
According to the Domain '2020 School Zones Report' Perth school zones featured in the national combined capital cities top ten performers with Como Primary School zone seeing a 36% increase to a median of $901,750.
Here at Rise Property Buyers, we undertake an alalysis of school catchments as one of the many factors that influence our decision on property selection when purchasing for our investors.
Feel free to contact us if you are considering a purchase whether it be for investment or your dream home.