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Demand for Regional Property Continues to grow

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When it comes to property investing, the no brainer or the default markets for a lot of investors is to flock to the East coast capital cities, and why not, when huge volumes of data and a constant stream of news articles and propaganda is provided everyday about how some lucky punter made a million dollars in 6 months from buying in these markets.

On the flip side as soon as an overpriced regional market, which has been inflated by uninformed investors and short term demand driven by one off economic booms, has a price correction back to sustainable levels they are held up in the media as the canary in the coal mine and as a sign of things to come.

Anyone who actually sits back and takes an objective view of the markets and statistics that are presented will soon discover that everything is not always as it seems. There will continue to be rising and falling markets in the capital cities just as in regional towns and villages. The success of any investment is to look at the bigger picture and determine if you want to be part of that market long term.

There has been a flow of investment capital into regional markets which has been slowly gathering momentum over the past few years, as more and more investors who are thorough in their research are realising the benefits of regional property. Like any location regional markets are not the silver bullet but they are certainly part of the solution.

Lower capital values, and better quality property with stronger yields, then what are being offered in capital cities have been a couple of the main drivers attracting investors across all sectors of the regional markets.

Some notable investments made in recent times have been around food and fuel in the larger regional cities, where significant rental incomes backed by national tenants has seen these types of properties exchange hands either off market directly from developers or hotly contested at auctions.

The recent sale at auction of the Hungry Jacks restaurant sites in Bathurst and Orange which showed $2.6m (5.5% yield) and $2.4m (5.6% yield) respectively on top of the September 2015 sale of the KelsoKelso, NSW Kelso, QLD 7-11 at $4.55million (6.7% yield), and in addition a second 7-11 in Bathurst and new a new 7-11 in Orange have sold to another investor for undisclosed amounts but similar details to the Kelso sale, highlights the demand for these type of properties.

Choosing the right mix of tenant and location is important and understanding if the passing rents are sustainable for the location is a key consideration for this style of investment. Leases geared with fixed percentage increases instead of CPI will also encourage capital growth, as values are linked to return on net incomes.

The residential market sectors are seeing some great results with a number of quiet achievers flying under the radar from regional NSW. Like all investments it’s important to understand what is driving the local economy and what stage of the property cycle the local market is at.

The larger regional cites will generally have the best prospect for steady capital growth in the long term, where some of the small towns will tend to stagnate then show double digit growth figures over a 12-18 month period. If you are looking purely for investment returns you want to be looking for towns which have low numbers of available rental stock, and small numbers of new building approvals. The low numbers of building approvals mean that there is not a lot new stock coming onto the market to compete with the existing housing stock, which keeps the pressure on the vacancy rates and in turn keeps rents higher and vacancy periods shorter.

Often residential regional markets are not as fluid as capital cities, but if you operate on buy and hold strategy, the long term rewards and regular income will be there.

Like many markets there is starting to be the presence of property spruikers who will be selling new house and land packages into regional towns and cities, to faithful investors who blindly go where they are told to, you will get burnt. Overpriced and unsustainable rental incomes are common in these style of investments. A quick test is to ring a local agent or property valuer to get independent advice about the property before you commit to the sale.

A little effort up front will prevent a teary conversation with the bank or property valuer when you finally realise you’ve over paid for a lemon, I’ve had these conversations with investors over the years, they are never pleasant, and this type of thing is generally more prevalent in capital cities and “Hotspots” as developers try to cash in on the blind investor demand.

When times get tough in any market there will always be a flight to quality, as even in a falling market people still need a place to live in and to run their business. Property selection in regional towns and cities is just important if not more so then in capital cities. Understanding the local economic drivers, the main employment base, how people pay their rent, where they work and socialise, and the right side of the tracks and flood lines is important if you want to be ahead of the game.

Currently are some regional towns showing some good capital gains coupled with solid rental returns, this is generally driven by a strengthening agricultural sector and supported in some cases by either mining and/or tourism. Select the towns with a broader economic base, which may include health, education, tourism, professional or government services, but is not overly influenced by any one sector. When researching, don’t just read the headlines, if there is negative press about a particular area or major industry, try to understand how that will impact on the local economy. The media will always focus on the negatives as it sells papers (or generates clicks, these days). The negative press is often at the expense of some really positives things happening in other parts of town, and as a result a sound investment region can get unfairly tarnished. If you can capitalise on this misinformation, you should be able to pick up some sound investment properties.

Another factor consider is what sector of the property cycle the regional market is in, and does it appear out of line with other towns or cities of similar size. Over the past 5 or so years the larger regional cities have had price increases and are now roughly showing similar median house prices within few grand of each other. But there where late bloomers and early starters, understanding that all these cities in fact compete against each other for new residents and investment means that if one town seems cheaper than the others, it maybe the time to invest as capital growth will need to occur to keep relativity in the market. It’s like the ripple effect from the Sydney Boom. Whilst the Sydney Boom is now considered over, the central coast and Newcastle are still seeing good demand and growth rates, once their run is over the surrounding towns will need to follow. The ripple is yet to hit a majority of the regional towns and cities as yet, and now the price gap between Sydney and regional areas is the biggest it has been in over a decade. Relativity will eventually restore as market forces go to work. With the result being either a slowing of Sydney property values and slight median price decrease (which we have already seen) and/or a raising of capital values in regional areas to fill the void. The mostly likely outcome will be a mixture of both, and at different times.

In my opinion the regional property investment Iron is hot and it’s time to strike. Like all investments situations, do your research, look at the broader picture, and consider you own personal goals and requirements. Happy investing.

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FROM THE WEB

podcast

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Luke’s first property investment included what he now looks back on as “learning experiences”.  He chose it only because it was close to where he lived, he bought it at the peak of the market and he elected to manage his (unreliable, damage-prone) tenants alone. Now, 16 years on Luke has 30 properties and a much better idea about how to approach the investment game.

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In this episode of the Smart Property Investment Show Luke joins host Tim Neary to unpack how he went about educating himself, how his investment style has changed over time and why patience is the name of the game.

Luke will also share how his initial mistakes discouraged him and had him doubting the wisdom of being an investor, and how his realisation of the importance of active management bought him back into line.  He will discuss the importance of having a strong support team and why it’s smart to put a proper value on your personal time.

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:

How to profit from changing market conditions
Quit the 9 to 5: Taking control of your income and your career
4 tips for first time property investors

AREAS MENTIONED: 

Sydney
Brisbane
Adelaide
Wollongong
Geelong
Melton South
Cairns
Perth

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An unsure start in property investment leads to a 30-property portfolio
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  ["title"]=>
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Promoted by Blue Ink Finance.

Budgeting tips when your Personal Debt is High.

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Credit card debts and personal loans are the greatest obstacle between everyday people and their potential to live in financial freedom.

Of course, I understand that sometimes getting a small personal loan is absolutely necessary. Unexpected costs like medical expenses can make personal loans the only option.

However, the majority of us have debt simply because we spend more than we earn.

In either case, your number one priority is unlocking those chains of debt that are holding you back.

I’m going to give you some tips for budgeting with hefty personal debt, but first I want to talk about the impact those loans are having on your life.

How much is your debt really costing you?

Over the years that you’re paying off your loans at the minimum repayment, the interest on those items will end up costing you multiple times more than the original borrowed amount - and those endless due dates will haunt you. There’s no freedom in that!

Let me give you an example. You’ll be shocked, I guarantee it!

Let’s say you have around $4,000 of credit card debt, charged at 19.99% p.a. If you paid only the minimum monthly amount, it would take 37 years to pay off the total debt.

How much will that $4,000 debt cost you? $19,200. Depressing, isn’t it?

You might feel like you need a full-blown money explosion to get out of debt, but don’t despair just yet.

What you need to do is arm yourself with a strategic budget, and I’ve got some tips to help you.

Budgeting while you have hefty personal debt is tough, but possible – and it’s essential for eliminating that debt forever. Let’s have a quick look at how you can start to tackle that mountain of borrowed money.

It’s time to take charge and break some chains!

There’s a method for reducing debt that has an excellent success rate, if you’re committed:

  1. Make a realistic budget (and stick to it)
  2. Reduce your expenses and/or increase your income until you are in the black
  3. Save an emergency fund first
  4. Pay off your personal loans and credit cards, starting with the either the smallest debt first or the debt with the highest interest rate
  5. Revise your budget as you go along.

Why an emergency fund is paramount to success

You’ll see I’ve put saving an emergency fund before paying off your loans. Even a small amount initially, like $500, is enough to stop the cycle of borrowing to pay bills, then paying out even more in interest each month, which leaves less in the bank to pay the next bill.

Once you have a buffer saved, then you can start aiming some serious firepower on your debt, and that’s when it gets exciting!

Think back to my credit card example. If you upped the payments each month from $84 per month to $212, you would have the card paid off in two years and save $14,285 in interest. That’s worth a little bit of effort, wouldn’t you agree?

Tips for a budget that works

You may need to cut back drastically on your expenses to clear your debt, but here’s some other ways to make the most of your budget:

  • Find micro-ways to reduce your expenses every day. Make work lunches at home, cancel a pay TV subscription, find a better phone deal, or pass on your afternoon chocolate bar from the vending machine. Instead of spending $40 on a takeaway dinner, have a bowl of cereal!

  • Find a friend who will keep you accountable. Having someone else who shuns a pricey outing to the day spa for a walk along the beach instead will make you feel better about saying ‘no’ to expensive events that will blow the budget.

  • Refinance your home loan to release some funds. If you have a mortgage, talk to us at Blue Ink Finance about the possibility of refinancing your home loan to allow you to release some equity to help clear your high interest, personal debt. It’s not always the best strategy, but it’s worth investigating, especially if you can consolidate it into a home loan that has a significantly lower interest rate.

  • If your income increases, leverage it! The only place that extra money should go is into paying off more debt. Enough said!

  • Refine and polish your budget as your circumstances change. Your budget shouldn’t stay the same. As you find more ways to decrease your expenditure and become adept at sticking to your financial plan, fine-tune your budget to reflect your savvy saving. Any spare change goes directly onto your debt.

  • Automate payments of bills, so you don’t spend the money first. This saves you from late fees if you forget, too.

The reality is that you won’t have a profitable budget until you get rid of that high-interest debt. The beauty of a budget is that it can get you there! Knock the debt, stay away from borrowing except for assets like property, and you’ll have a well-oiled financial plan that kicks goals instead of paying lenders!

At Blue Ink Finance, we have a team of expert brokers as well as a panel of industry experts that understand all the nuances of positioning your personal finances to kick real goals with Property Assets and can support you in achieving your goals.

Give the team at Blue Ink Finance a call on 1300 888 796 or click here to request your Complimentary Finance Review with one of our experienced Finance Coaches now.

And see how having a panel of industry experts on your side, can fast track your property goals.

About The Author

David Wegener
Chief Executive Officer
Blue Ink Finance

Who I am, and why I want to help you succeed.

As an award-winning Mortgage Broker with nearly 20 years’ experience in the finance industry, I’ve seen it all.

I’ve gone through constant industry changes and yet I still successfully help my customers borrow the money they need to get ahead.

As a Finance Coach, my goal is to help you understand your financial potential so that you can borrow with confidence.

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Leveraging your Blue Ink Finance Broker for more than just a loan.
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With the softening market impacting property values in many parts of Australia, Sally Dale, Opteon state director for NSW, ACT and Qld joins us to discuss the importance of valuations in the current property market

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Joining host Phil Tarrant, Sally will draw on her 25 years of experience in valuation and discuss the processes involved in arriving at a value for a particular property. She will also share how that process differs between commercial and residential properties and the difficulties which regional property valuations can present.

Sally will unpack the importance and cost of regular valuations on your properties, discuss whether presentation and owner input can sway a valuation and share what you should look for when seeking a reputable property valuer.

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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AREAS MENTIONED: 

Sydney
Brisbane
Adelaide

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Can property presentation result in a higher valuation?

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