Our Portfolio

The positive and negative implications of buying five connected properties

By Bianca Dabu
investment assessment, property investment, investing, positive and negative implications, buying properties, Brisbane, property portfolio

Smart Property Investment’s Phil Tarrant has recently bought a block of five “connected properties” in Brisbane—an investment that will act to complement all the other assets he has in his impressive 12-property portfolio.

The property investor and his financial team have worked on this purchase for seven years, and the block’s good location is one of the main reasons they have persistently pursued this asset.

According to Phil: “The block sits on 1,012 square metres that is [a] walking distance from a railway station. That's one train stop from the new proposed university of the SunshineSunshine, NSW Sunshine, VIC Coast campus, which is in Petrie.”

“It's a six-minute drive from Westfield Strathpine, [a] five-minute drive for the Strathpine State School. Our rentals on these properties ... are between $270 and $275—all currently rented.”

The block of units costs around $1,000,000 or $200,000 per individual title.

There is a 7 per cent yield on the asset, which buyer’s agent Steve Waters deems a good addition to the property investor’s existing portfolio.

He said: “I think … one of the key things that people need to understand [is] this wasn't a first purchase, this wasn't an all-in scenario for the first time. This has a very specific role within the portfolio.”

The suburb of Lawnton

Both Phil and Steve believe that people are going to love Lawnton—the suburb where the properties are located—as much as they do.

The buyer’s agent describes the asset as “well-located” as it is in the middle of existing infrastructures and ongoing constructions, making it “a hub for economic growth and development”.

Steve said: “It has the infrastructure … [and I’m not only referring to] what is happening in 2020, [which is] the completion of [the] university campus … It already has a massive amount of infrastructure in there in terms of rail, shops—a good mix of investors and owner-occupiers.”

“[There’s also its] proximity back into the CBD of Brisbane, which is about 40 minutes away … [It is] close to the water, geographically speaking—it has all the right ingredients,” he added.

Phil shared further: “There is literally a shopping centre next door, a high street. It's got all these bakers, coffee shops, [and] I think there's a Chinese restaurant, which is what you need.”

Most important of these “right ingredients”, and perhaps also the most overlooked by property investors, is the consumer confidence in the area.

“It's huge [here in Lawnton]. Now, that doesn't mean it's going to double overnight or anything like that. It's just a really good fundamental property within the portfolio that will produce what it needs to in terms of cash flow growth and get us to that next acquisition,” according to the buyer’s agent.

Having five individual titles—is it a good strategy?

Phil bought the block of units as five individual titles, all being strata titles, Steve said. This decision makes financing easier because the purchase ceased to be a commercial deal. Therefore, Phil and his team use five different lenders for each of the units.

It also gives them the capacity to come up with multiple exit strategies.

However, operating an entire block of units as five separate properties cost a little higher compared to operating it in “one line,” according to Steve, because with five titles come “five council rates, five water rates, so on and so forth”.

“At the end of the day though, if that's the worst thing, then that's quite okay … On its own two legs as it stands today, it's a really, really good asset,” he said.

According to Phil, they have been looking for this type of investment property for a while, and like Steve, he believes that its benefits will far outweigh the risks associated with it.

Tune in to Phil Tarrant’s portfolio update on The Smart Property Investment Show to know more about the benefits of buying in bulk, how it benefits his portfolio, and the opportunities it will bring as a hub for economic growth and development.

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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"]=>
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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:

The hard-to-swallow truth: The prickly points of the Airbnb reforms
Airbnb reforms unpacked for property investors
Airbnb leasing: What are a landlord’s rights and responsibilities? 


AREAS MENTIONED:

Melbourne
Sydney
Rushcutters Bay
Maroubra
Potts Point

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From pirouettes to property investment

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