Our Portfolio
A hand holding cash

Find out how this investor created $1.8m by shelling out $1,000 every month

By Bianca Dabu

Smart Property Investment's Phil Tarrant and his financial team have built an impressive 11-property portfolio worth $1.8 million over a period of half a decade, yielding a staggering 49 per cent of compounding return through the years, and all it took was $1,000 out of his pockets every month.

Property investors now ask: Is that the power of leverage or is that the power of buying the right properties? Is that the power of the right strategy? Is that the power of the right structure? What exactly drove Phil to success?

The team's resident accountant Munzurul Khan spilled the details on managing the multiple-property portfolio and creating wealth through property investment:

How did the portfolio reach this cash flow position?

Munzurul Khan: I think the answer is a combination of all of the above (right leverage, buying the right properties, right strategy, right structure), and perhaps a couple more as well.

So, definitely it's the power of leverage. It's the compounding effect. I'll probably dare suggest that even [with] the compounding rate of 49 per cent, if we look forward now, in about five years or ten years’ time ... that that will drop—just how the numbers work. But, you could still say, because you would have growth on growth and growth and growth as well, you would have that snowball effect, and with that snowball effect, you would see the compounding effect.

It also comes back with the strategy as well. The strategy, in the sense that ... when you bought it, as you bought it, in the right market in the right cycle.

I say [this] very often: You don't need to buy ...  once-in-a-lifetime sort of property every other week. You just consistently purchase the market value of the property at the market price and let the market do its things over a period of time, as long as you buy it right in the first place.

What are some of Phil's selection criteria when buying properties?

Munzurul Khan: [He] looked into an area where there is a little bit of café culture, suburban area, but not too far, so it's not a regional area. Infrastructure was there, the population was there, the growth was there. The demand was there as well, and more importantly, the rental return was there of the demand.

How did diversification contribute to the success of his journey?

Munzurul Khan: [His] couple initial properties ... the gross return [was around] 6, 6.5, 7 per cent. If you consider it now, under the current market value, I'd probably dare suggest they would be hardly around 4 per cent or below ... of the gross return.

So, exactly the same property, if you were to buy it today, or if you look for it in about five to seven years, your growth is not going to be in the same pro rata as the growth you achieved in New South Wales. That's exactly the reason why [he] bought it for a period of time, and then [he] moved outside New South Wales, as well, [to] replicate that process in the right market.

By doing that, what [he] has also achieved in longer period of time is ... this diversification.

As it is, while you have the cycle of the market, each estate is arguably a little bit on a different cycle. One argues that as New South Wales matured, one argues that as Queensland is still growing a bit, one argues that Melbourne is probably in the middle. But if you have a combination of all of those, you would see that, at some point of time, some market is moving.

So, you have New South Wales, you have Queensland, you have Victoria as well—now you're reaching into that bit of diversification. Quite a bit of strategy, right?

How would you define the "right structure" that helped Phil succeed?

Munzurul Khan: The structure, of course, it comes in as well ... because of [his] protection. It's good ... having all those investments and everything else, but if we can't protect it, then there is no use. So, it's the shorter period of time as well as the longer term that [he has] considered.

Tune in to The Smart Property Investment Show's special episode on Phil Tarrant's 11-property portfolio to know more about the realities of managing a large portfolio and some worst-case "what if?" scenarios.

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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
object(stdClass)#1184 (52) {
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  ["title"]=>
  string(38) "From pirouettes to property investment"
  ["alias"]=>
  string(38) "from-pirouettes-to-property-investment"
  ["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.

" ["fulltext"]=> string(2718) "

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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