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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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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.

" ["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:

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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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