Our Portfolio

Are you doing a good job as a property investor?

By Bianca Dabu
Investors

Diligence and accountability are two of the simple yet most important values in property investment, and many of those in the business of creating wealth through properties know that keeping track of all the incoming and outgoings of their portfolios is, essentially, staying on the path towards success.

Buyer’s agent Paul Glossop believes that, while different people have different needs and wants as investors—and they should take that into account first and foremost—there are common ways through which they could manage their property portfolio well.

“Certain people want to track it, pre-tax, post-tax, to the finite, and some people are a little bit more [like], ‘I want to know the top line, so I can manage my back-end finances,’” he said.

“Personally, I'm quite simple—I have an Excel spreadsheet and [I look] at pre-tax, which I personally always like to understand… Post-tax is for my accountant to tell me, and I don't factor that into my equations on a running basis.”

Here are some of his advice for property investors who lay awake at night thinking, “Am I actually doing a good job?”:

Calculate every single cost

For property investors in the acquisition phase, it is important to factor in every cent that it’s going to cost them to acquire the asset, according to Paul.

“Pre-tax… you always want to factor in… everything—from your deposit, to your mortgage, to your lender's mortgage insurance, if it applies, to your stamp duty, to your building and pest inspection, to your conveyances cost,” he said, “Some of those you'll have to pay cash for while others you can capitalise and also layer onto your mortgage,” he said.

Utilise software technology or hire professionals

Keeping track of every little detail of your portfolio may seem like a daunting task for many, but several softwares are now available to make the processes easier, and it will always do an investor well to explore which of these softwares would work best for them.

An Excel spreadsheet, for instance, can help an investor calculate their weekly, monthly, and annual running costs, letting them factor in insurance, council rates, water rates, vacancy rate, and other data that could affect the growth of their portfolio.

“There are very basic formulas you can put into an [Excel] spreadsheet which will give you the running costs on a property… [It could] effectively give you a number at the end of every year to say, ‘This is how much that property will either make you or cost you on a weekly, monthly and annual basis,’ and you can put in some parameters,” Paul said.

Smart Property Investment’s Phil Tarrant added: “I'm an Excel guy [as well]. I quite like to work out all the ratios and formulas myself because it makes me think about how I can look at my portfolio.”

There are also other software technologies and programs that property investors can subscribe to, like the Empower Wealth, Money Brilliance, and more. For investors who don’t have the time or are way more meticulous, they can opt to hire a professional bookkeeper to help them keep track of the nitty-gritty details of their property portfolio.

Know the different types of yield

Phil has previously laid out the four different types of yield, including the Book Rental Yield, Net Rental Yield, Market Yield and Net Yield, which helps him gauge his progress as a property investor.

“The normal way you would look at a yield on a property would be: 'How much did it cost me...? How much do I get as a weekly rent…?' Another way that I look at it is I say, ‘How much does the property cost me and how much did it cost me to acquire that asset—buyer’s agents, fees, stamp duty, legals [fees], pest and buildings?' Then use that as a yield,” Phil said.

“That's the yield I typically look at, as in the cost to establish the asset, not what the actual thing costs in itself.”

He explained further: “Then there's another way you can look at it: As your return on investment, return on capital budgeting, [and] traditional cash returns.”

There are many different ways to determine how one’s portfolio is performing based on yield, but as in almost every process in the business of wealth creation, decisions must be based on the investor’s personal capabilities, limitations, and goals.

Get a good accountant

All successful property investors agree that surrounding yourself with the right people is one of the most important decisions to make in the business of wealth creation. 

While it is advisable to educate yourself and understand the processes as much as you can, being guided by professionals would mean minimizing the risk of making mistakes.

“If you're focused on property, you want your accountant to really give you advice on how you can look to change or maximise your cash flow or look at your next investment, how that's going to layer into your established portfolio—that's something that really should be an ongoing discussion,” Paul said.

“If you've got other people that can layer in this opportunity and this insight, it makes you so much more empowered and geared towards getting a better outcome and becoming a better investor.”

At the end of the day, it matters most that an investor is well-oriented about the details of his own portfolio and the different factors that can affect its growth, as well as the specific goals that he is trying to achieve through property investment.

“Assess your portfolio needs to be based on what you're trying to achieve as a property investor… Know your numbers. If you know your numbers, [you can] review your portfolio as often as possible, think creatively about whether or not this portfolio is working for you,” Phil concluded.

 

Tune in to Paul Glossop’s Q&A episode on The Smart Property Investment Show to know more about the right program to keep track of your property without going into depreciation, how to decide where to buy and which investment property is right for you, how to identify opportunities, and how you can educate yourself about the interstate market.

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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
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Should a real estate title be in one person’s name only?

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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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  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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