Finance advice
Nick Burke

7 killer strategies for manufacturing your own equity: part 1

By Nick Burke

Investors need equity to keep growing their property portfolios – but how can you speed up the process? 

Blogger: Nick Burke, director, Property 4 Profit 

In our last blog post in this series on instant equity we posed the question Can Instant Equity Really be Achieved?

And the good news is that the answer is a resounding YES it can. And the even better news is that investors have a number of choices available to them.

There are in facts lots of ways of making instant equity and today we will look at three of the top seven of them.

1. Renovation
Probably the most popular method of boosting the value (and rental income) of a property is to quickly renovate immediately after purchase. Ideally a small, quick and easy to manage renovation of a typical investment property might cost $30,000 and add perhaps $50,000 to $60,000 worth of value. At the same time, if this is to be a “buy, renovate and hold” strategy rather than a “buy, renovate and sell” (flipping) strategy, you would expect this renovation to add perhaps $50 or $60 per week or more to the rental income.

This method is the most popular method for generating instant equity. It is tried and tested and it works. However it does require a lot of time, skill and expertise on the part of the investor and a good understand of building matters. However that is not to say that it works every time. Often costs blow out, and investors end up overcapitalising, ie. spending more on the renovation than they generate in value. You need to be able to accurately forecast how much the renovation will cost, and know how much extra value that cost will add to the property for this method to work for you.

2. Finding motivated sellers
Sellers of property will typically sell for less when they are motivated to do so. “Motivated” is a sanitised word to make buyers feel better about the fact that they are really buying from someone in distress who has no option but to accept a lower price, in the absence of any better offers.

At real estate agents' training school in the bad old days they called this the Three Ds: Death, Divorce and Debt. When one of these three Ds are present, real estate agents can obtain listings and property buyers can grab bargains. Usually agents are the first to shout this from the rooftops, advertising deceased estates in their headlines or volunteering at open for inspections – when asked about the reason for sale – that the couple are separating. (It has always bewildered me why an agent would volunteer such personal information when doing so obviously contravenes their legal and moral obligation to achieve the highest price.)

There are numerous ways of finding such properties, including Public Trustee Auctions, and cosying up with agents in an area in order to find out about these listings.

3. Building/developing/subdividing
In a balanced market, there should be a builder’s margin available. This is why property developers develop property … to turn a profit. So more experienced investors, sometimes sick of making someone else a profit margin when they buy, start to eye-off that potential margin for themselves. Why pay a developer a margin of perhaps 20 per cent, when, if you were to do the building and/or the developing yourself, this margin could be your instant equity?

It’s easier said than done, with large debts, risky resales markets and uncertain building costs being just some of the challenges you will face. These are just some of the main factors that cause property developers to go bust all the time, even some of the largest, most experienced and well known.

Turning a 20 per cent profit margin into your own instant equity is surely appealing, but with it comes a risk profile that few mum-and-dad investors are comfortable with.

In our next in this series of blog posts on instant equity we’ll be looking at three more methods that can generate you 10 per cent or more in instant equity.

 

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About the Blogger

Nick Burke

Nick Burke

Nick Burke is a successful investor and Director of Property 4 Profit. He has over 20 years’ experience in property, Accounting and Financial Services. Nick trained as a Chartered Accountant, holds a Bachelor’s Degree in Business Administration and is a Licenced Real Estate Agent.
Property 4 Profit is an award winning company and a Corporate Member of Property Investment Professionals of Australia (PIPA). Property 4 Profit specialises in sourcing for their clients two main sorts of properties. One is Positive Cashflow properties and the other is properties on which there is Instant Equity available. Generally this means investors actually bank 10% equity within one day of settlement, supported by independent bank valuations. To find out more visit www.property4profit.com.au

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Will Magee has had ambitions to enter into the Australian property market for quite some time, but it has been more than just finances holding him back.  Having been granted permanent residency just two weeks ago, Will is wasting no time and is now in the process of signing papers and finding his first investment property.

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In this episode of the Smart Property Investment Show, Will joins host Phil Tarrant to share why he is purchasing his first property in partnership with his brother, discuss the complications that can arise from such a strategy, and unpack the ongoing plan for building a joint property portfolio with his brother.

Will will also share how they approached saving for their first property, why he is taking out the mortgage in his name exclusively, and share their savings plan for the year ahead.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

RELATED AREAS OF INTEREST:

From property in Australia to a ski lodge in Japan
Mortgage Trusts, an alternative first step for property investors
Should a real estate title be in one person’s name only?

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A property investment plan years in the making
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Median house prices in regional Victoria outperformed that of Melbourne in the June quarter, the latest REIV figures reveal. 

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Median house prices in the regions rose 4.0 per cent to $419,500 but in Melbourne they dipped by 0.6 of a percentage point to $840,000.

The result in Melbourne was due to a 0.8 of a percentage point fall in prices achieved at auction; this was despite a lift of 2.3 per cent in private sales.

Inner Melbourne suffered due to auction prices, where median prices fell by 4.9 per cent to $1,459,000 but it was middle Melbourne that was hardest hit, with a 5.4 per cent drop to $974,500.

Outer Melbourne had a good quarter with the median rising by 0.5 of a percentage point to $681,000.

Apartment prices in regional Victoria grew by 3.7 per cent to $304,500 while the metro media was up by 0.5 of a percentage point to $604,000.

REIV President Richard Simpson said that despite fewer sales, many sectors of the market were performing well.

“2017 was a bumper year and while the trendline has flattened, despite the fall in median house prices in the June quarter, median prices are still up this calendar year for both houses and units, in Melbourne and in the regions,” Mr Simpson said. 

In particular there was been strong growth in regional centres which is probably due to the first-home buyers’ concessions said Mr Simpsons.

“The first-home buyers’ concession has been a boon for regional areas. A new entrant to the property market buying a house at the regional median will pay no stamp duty, while a first home buyer of an apartment in Melbourne at the median price would pay stamp duty of nearly $25,000,” he said.

Mr Simpson said that more prospective buyers are looking towards regional Victoria which is also having an effect in Melbourne.

“Melbourne’s outer perimeter continues to grow. Small increases in the June quarter mean that the median prices for both houses and units have risen over 10.5 per cent from a year ago.

Mr Simpson said moving forward that vendors need more realistic expectations as the highs of 2017 are now over.

“Negative chatter about the future of the sector coupled with stronger lending controls by financial institutions has created some uncertainty and vendors need to be realistic with their price expectations,” Mr Simpson said.

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Regional Victoria showing up Melbourne in price performance, new data finds
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  ["title"]=>
  string(38) "From pirouettes to property investment"
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  ["introtext"]=>
  string(381) "

If Mark Hodge’s face looks familiar to you it could be because of his time working as a professional entertainer which saw him working with the Australian ballet, appearing on multiple seasons of Dancing with the Stars and touring in musical theatre for 17 years. What you may not know is that Mark is also heavily involved in the short-term property rental marketspace.

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Mark joins host Phil Tarrant to discuss his transition from entertainer to investor, a journey pushed forward by dance related injuries and even a hit and run which saw him needing to find alternate methods to bring in an income. Mark shares how bad long-term tenants and a gang member guided him to the short-term rental market, and how this pushed him into helping others to realise the same benefits.

Mark will also address the common concerns, discuss what his company Maisonnets specialise in and unpack how they are making the process of filling short term rentals easier for investors.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

RELATED AREAS OF INTEREST:

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AREAS MENTIONED:

Melbourne
Sydney
Rushcutters Bay
Maroubra
Potts Point

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From pirouettes to property investment

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