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There are 10 things investors can do that will prevent them from falling short when looking to buy amidst challenging market conditions.
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CoreLogic’s new guide delves into what property investors should know when looking to expand on their portfolio.
“The property market across Australia is in a state of flux. Over the quarter to July 2018, there have been dwelling value declines in Melbourne, Sydney, Perth and Darwin,” CoreLogic said.
“Conversely, Hobart, Adelaide and Brisbane have had increases. Yet regional areas – excluding WA – have either had small declines or reasonable increases over the same period.
“Nationally, the number of sales has declined 9.8 per cent year-on-year to July 2018.”
At the same time, the annual change in rent values has slowed, sitting at only 1.6 per cent nationally in July 2018, according to CoreLogic.
“Some areas are stronger than others: Sydney and Darwin rents have declined over the period, while Melbourne and particularly Hobart have maintained momentum to the end of July.
“Demand for investment finance is dropping.
“If you’re an existing property investor or just looking to start your portfolio, it’s important to be realistic about the changing market to determine the best strategy for you.”
CoreLogic’s top 10 tips to help one invest well:
1. ‘Do your homework’
According to CoreLogic, it’s important for investors to know understand the market they’re interested in prior to investing in it.
“The market may be changing, but hidden behind the national, state and city-wide figures are some pockets that still retain their value-for-money appeal – and may surge as investment capital moves away from the rarefied end of town,” CoreLogic said.
“Thankfully, there have never been more sources of useful information for investors to use to make their decisions. Seek them out by making sure you’re well versed with recent sales in your area of interest, and consider your potential return against the amount of time and effort you’re going to have to put into renovations, leasing, management and so on.”
2. Consider the location
CoreLogic advises investors to evaluate potential properties “as if you were renting them”.
“Residential tenants, for example, value proximity to transport, shopping, schools, recreation and good broadband.
“Commercial tenants may not mind being further from the city, but likely place a premium on easy access to roads and public transport, parking, compatibility with neighbouring businesses, and access to good power, water and broadband services.
“Retail tenants will value foot traffic,” CoreLogic explained.
3. Determine whether you’re going to build
“Investing isn’t only about the property you buy, but about the property you want to own,” according to CoreLogic, who noted that there are a few ways of “getting from point A to point B – and the wrong decision can cost you a bundle”.
“Building, for example, allows you to design a single or dual-occupancy property that suits the requirements of the market,” CoreLogic said.
“Buying off the plan requires a little imagination, but there could be savings to be had and you can get someone else to customise the property without having to project-manage it yourself.
“Buying an established property may well cost less, depending on how motivated the vendor is, but you will be more limited by the constraints of the existing property, and land size will determine how much you can expand to maximise your return.”
4. Understand future ROI opportunities
Before you buy, it’s important to zone in on potential opportunities your investment will create.
“Recent state-wide overhauls of planning frameworks have simplified many zoning rules and adjusted permissible designs,” CoreLogic said.
“Consider, for example, Victoria’s focus on high-density development in designated Residential Growth Zones 16 or NSW’s updated Local Environmental Plans.
“You may find that an area now allows duplexes or small apartment blocks where it wasn’t possible to build them in the past – providing new opportunities to generate a return. Scour permit rules to see whether you can add new space to lease such as carports, home extensions or other renovations.”
5. Weigh up the type of investment
To CoreLogic, deciding whether to buy a house and land, or an apartment, “is the $64,000 question of investing”.
“Make sure you weigh up not only the growth potential of the two housing types, but the ongoing costs of ownership and a range of other factors that affect their relative appeal,” it advised.
6. Determine possible renovation work
“The Australian renovator’s dream is to take a few months off work to take care of that little fixer-upper before selling it for a massive profit. In this market, however, you need to do your maths carefully,” CoreLogic noted.
“How much income will you lose by taking that time off? If a worst-case scenario eventuates, will you still make enough profit to make the renovation worth your while? It may make emotional sense to sacrifice your income over several months, as well as the cost of the interest to fund the renovations – but if your return doesn’t match the outlay, you’d be better staying at work. “
7. Consider DIY work
“Home renovation shows have convinced every Australian investor that they are DIY experts, but the reality and the results are usually far less convincing,” CoreLogic said.
“When evaluating a property for potential return, consider whether you have the know-how to do the work that needs to be done.
“Just be realistic – and safe: while you may be good with a hammer and circular saw, don’t even think about doing the plumbing, electricals and so on unless that is your specific vocation. Stick to things your basic DIYer can handle, and you can still save a fair bundle by doing tasks such as gardening, cleaning and painting.”
8. Walk away if you have to
“There are a lot of factors at play in a tricky market, and it may well be that your dream investment just doesn’t make sense despite your best efforts,” CoreLogic said.
“If it doesn’t add up, don’t be afraid to walk away. There is a massive range of properties on the market, and it won’t take much more looking until you find something that will make the numbers work.”
9. ‘Sweat the details’
If you’ve got an existing property, CoreLogic advises you to keep up with your repayments, insurance and other bills. In addition, don’t forget to maintain your property.
“Your tenants will be happy payers, plus if a valuation is required or you decide to sell, you’ll be ready,” it said.
“If you’re entering the market, make sure you are aware of the terms of your financing, as well as any major changes to the area that are occurring that could impact the future value of your property.”
10. Protect your investment
Finally, CoreLogic said it’s essential for investors to make sure they’re not underinsured.
“You undoubtedly know that insurance is essential, but double check to determine you are not underinsured,” CoreLogic said.
“Whether you own or are considering buying an apartment, be aware that improvements made to your lot by you or previous owners may not be completely covered in the strata insurance taken out by the owners corporation.
“For example, some policies may exclude cover for a floating floor where it has been added to a unit after the building was completed, or for air-conditioning units serving an individual unit.”
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Property investors have seen it all over the past 12 months, from markets in freefall to a market showing strong signs heading into the new year.
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According to Herron Todd White, it was a year of two halves, with the May federal election being the turning point.
The year began with the fallout from the royal commission, which saw 76 recommendations for reforms. The tighter credit restrictions led to housing prices continuing to fall.
With fears of negative gearing reforms, the housing market continued to suffer with institutional investors leaving the market.

The federal election was held in May leading to “returning the Liberal-National Coalition government to power in what was a Steven Bradbury-like performance”, Herron Todd White noted.
This led to an uptick in the housing market, with a relaxation around lending, leading to markets showing signs of life.
Sydney
The end of 2019 is in sight, and markets across Australia, having worked through the spring selling season, are preparing for the Christmas period.
Over the coming weeks, you’ll begin to see an increasing number of retrospective reports about Australia’s real estate market.
At the beginning of 2019, Sydney was forecast to continue to weaken, until the elections, which were a line in the sand moment for Australia’s largest city.
With interest rates down to record lows in October, the market recovery appears to be in full swing, with CoreLogic reporting 5.71 per cent growth in the most recent quarter across the Sydney metro area, Herron Todd White suggested.
Melbourne
The royal commission and the election also had an impact on Australia’s second-largest real estate market. 
Property was very subdued until the third quarter of the year when reductions and removal of serviceability criteria led to an uptick in the market, Herron Todd White showed.
Media house prices in Melbourne increased greatly from Quarter 1 to Quarter 3 of 2019. This could be the result of the property market stabilising from the conclusion of the federal election, two consecutive rate cuts by the Reserve Bank in June and July, and the easement of home loan serviceability tests.
Brisbane
Brisbane presented as the “value for money” city. However, markets did not live up to expectations, with Herron Todd White calling for “restrained optimism”.
Significant headwinds manifested via the fallout from the royal commission, APRA’s tighter lending guidelines and, of course, the federal election. Throughout all this, Brisbane’s market experienced limited activity and demand, with a slight softening in values across the wider city.
Adelaide
The South Australian market is renowned for shadowing the major east coast markets, always a step behind.
At the beginning of 2019 the city’s outlook was somewhat murky. The South Australian metropolitan house price had grown quarter by quarter since September 2017.
Perth
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Significant mineral resource investment is one factor influencing Western Australia’s population over the year. In an article in August 2019 by Mark Beyer in Business News, he said:
“Of the 12 biggest mining projects under way or likely to proceed this year, seven are in the iron ore sector. The expected investment in the iron ore projects is $17 billion, out of a total investment of $20 billion across the top 12 mining projects.”
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With record-low interest rates, loosened mortgage serviceability requirements and continued population growth, demand for Australian property is undeniably high.
"
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CEO of Propertybuyer and recent winner of the My Business Awards’ Business Leader of the Year category, Rich Harvey returns to The Smart Property Investment Show with Phil Tarrant to provide detailed recommendations on which Sydney suburbs investors should consider in the new year.
Rich encourages investors to carry out detailed comparable sales analyses to accurately value potential purchases, warns against overextending into a financially stressful position, and advises how investors can take full advantage of the summer break.


If you like this episode, show your support by rating us or leaving a review on Apple Podcasts (The Smart Property Investment Show) and by following Smart Property Investment on social media: Facebook, Twitter 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
Penrith
 Liverpool
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Burwood
 North Strathfield
Olympic Park
 Westmead
 Balgowlah
 Balgowlah Heights
 Frenchs Forest
 Brookvale
 Sutherland
 Oyster Bay
 Gymea Bay
 Cronulla
Port Hacking
 Bundeena
 Maroubra
 Kingsford
Kensington
 Cambridge Park
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