Our Portfolio

Investment tip: Liveability is the key to success

By Bianca Dabu
key to success, property investment tip, investing tip, investment

Smart Property Investment’s Phil Tarrant has recently bought a block of land with five properties, and while this may seem like a risky purchase for seasoned investors, he and his financial team remain confident about its potential for success because of one simple factor—its “liveability”.

The new addition to Phil’s 12-property portfolio are five “connected properties” on a 1,012 square metre-block in Brisbane, which is “walking distance from a railway station … one train stop from the new[ly] proposed university of the SunshineSunshine, NSW Sunshine, VIC Coast campus … a six-minute drive from Westfield Strathpine, [and a] five-minute drive for the Strathpine State School”.

It took him and some trusted property professionals around seven years of planning and preparation to make this $1,000,000-purchase, which almost instantly added a 7 per cent yield on the property investor’s portfolio.

According to Phil: “Our rentals on these properties ... are between $270 and $275—all currently rented.”

“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,” his buyer’s agent Steve Waters added.

Both Phil and Steve believe that the asset’s location has played an important part in the investment’s success.

Flood-free zones

While most of Brisbane is known to be flood-prone, Phil made sure that his properties are located in a flood-free zone. According to Steve, there are several stages of flooding described in council flood maps, and property investors must always work to avoid areas where properties could go underwater.

The buyer’s agent explained: “It's not just a matter [of] relying upon the flood maps and data, so to speak. You really want to be talking to locals to say, ‘In the last three big floods … did this property, did that street, did that backyard go underwater?’ ”

“Be very, very diligent. They may be a little bit cheaper today, or after an event like that, but somewhere in the future they will flood again. Usually, your cost to operate around insurances and so on [are] so much more,” he added.

Aside from increased costs, buying in a flood-prone area will also limit your ability to sell the property in the future.

The best that could happen, according to Steve, is someone’s going to buy it for a cheap price; the worst case scenario, on the other hand, is “you get pinned against a wall and negotiate it to nothing”.

Liveability

Aside from making sure that your investment properties are located in flood-free zones, some fundamentals that you also have to consider are infrastructures, demographics, and job growth, among others.

Phil said: “You invest because you want your property to go up in value, and you want its yield, its cash flow to cover itself in terms of holding that property as it goes up … [Therefore], you need to find places that have really good fundamentals. Fundamentals [are] all about drivers ... [creating the] need for people to live in that area.”

The location of his newest asset is particularly good because it’s well-serviced with really good transport and surrounded with major establishments like schools and shopping centers.

According to the property investor: “It's located in a neighbourhood zone, medium to high density—big tick in terms of upside, potentially. [It’s only] five minutes walk [away] from the railway station, 39 minutes from Brisbane Central Railroad Station.”

This block also has an easy access to the Bruce Highway and the Gympie Arterial Road, and it’s only 27 minutes away from the Brisbane airport. Moreover, the properties are also close to Strathpine Center, which houses major stores like Coles, Audi, Woolworths, Big W, Target, Best and Less, as well as some major banks.

The Lawnton Aquatic Center and the Mother Duck Childcare Centre are also around the vicinity, which makes it a good place of residence for growing families; the Super Amart, Dulux Trade, Intime Fitness, and Warehouse Cafe are also close by, providing a good balance of industrial- and consumer-oriented facilities.

“That's about connectivity, transportability. It's about liveability—people can live there, and commute, and do what they need to do. [That is the] key,” Phil said.

All these establishment and infrastructure increases the demand for rental properties, which guarantees good returns on investments. Due to the asset's good location, Phil and his team almost got nothing to worry about for the next few years.

“The game plan, I think we've established this, [is] let’s just hold this thing. Spend enough to make it a viable investment so it doesn't cost us too much in the future. Just wait, keep our powder dry. At a point in time, we've got stuff that we can do with it,” the property investor concluded.

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

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Many investors who would have been successfully approved for finance last year are struggling now to either begin or continue their property investment journey because of the current financial climate.

In this episode of the Smart Property Investment Show, broker John Manciamelli and Momentum Media director Alex Whitlock joins host Tim Neary to discuss how APRA changes and the royal commission have resulted in a tighter lending economy and what that means for Australian investors.

They discuss what traps investors should avoid if they are trying to obtain finance, the four key growth drivers in a property market and unpacking trust structures while revealing one type of trust that you should miss.

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!

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When buying property, it’s important to focus on what’s important. Investor Katarina Taurian shares just what exactly is important to her: having the mindset of looking past superficial cosmetic matters and homing in on the structural suitability and potential of a property.

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In this episode of the Smart Property Investment Show, Katarina joins host Tim Neary to unpack her entry into the property market and experiences of rentvesting, and how the Smart Property Investment Show was vital  in a number of decisions which she made along the way.

Katarina discusses about the team that she had help her along the way, why she thinks that you should never skimp on a good solicitor and accountant, and the red flags which tell her why buying a new property doesn’t necessarily mean buying a better property.

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!

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Why buying new property doesn’t mean buying better property
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  ["title"]=>
  string(55) "Busting perceptions of a doom and gloom property market"
  ["alias"]=>
  string(55) "busting-perceptions-of-a-doom-and-gloom-property-market"
  ["introtext"]=>
  string(187) "

Media hype would have you believe that the Australian property market is in dire circumstances at the moment and that there is no money to be made.  But is that really the case?

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In this episode of the Smart Property Investment Show, regular guests Steve and Victor of Right Property Group join host Phil Tarrant to discuss the current state of the Australian property market as it is portrayed in the media, and analyse if things are as dire as we are being led to believe.

They will compare regional markets with capital cities as investment options, reveal some areas which they consider to be poor investments at the moment while also discussing some of the markets where they see future potential.

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!

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Hobart
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Geelong
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Orange
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Bathurst
Armidale
Bendigo
Cairns
Ipswich
Emerald
Port Hedland
Surfers Paradise

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Busting perceptions of a doom and gloom property market

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