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Episode 272 | Q & A: The Unspoken Truth About Growth Corridors & Picking The Right Property Investment Strategy

How many times have you heard something along these lines…?

“This suburb’s a growth corridor…”

“There’s heaps of development happening here… it’s the next growth corridor.”

“With all the new public transport networks, job opportunities and shops coming in, this place is absolutely a growth corridor… full of investment potential.”

With all this buzzword talk, it’s would appear that all us property investors need to do is hunt down the next “growth corridor”, invest in it before it really kicks off, and then sit pretty for the rest of our lives …

BUT. Folks, there is a massive problem with this! An unspoken truth about growth corridors that trips up a lot of investors out there. Sure, some “growth corridors” might indeed grow in value, but there is a huge misconception out there that we want to clear up today.

So, in our first Q&A of 2020, we’re diving deep on this unspoken truth and we’re also going to answer your questions about how to pick the right investment strategy… ‘cos guess what? While a whole lot of you folks know the fundamentals of property investing, you don’t necessarily know how to apply these to your own situation and goals!

 

Here’s a 30,000-foot view of what we’ll cover … 🚀

 

Resources Mentioned

 

The Questions

03:26 – Question from Jack on Bris vs Melb and differing opinions:

Hi there guys, first up I just want to stay that I’ve just tuned into your podcast and I’m absolutely loving it! I’m going to be buying a couple of your books too they seem to have a lot of great reviews and, yeah, I’m really excited to read them.

Fellas, I’m looking at starting my property investment journey in December 2020. Now, I’m following a couple of investors – one guy’s currently investing up in Brisbane. And this other guy I follow as well stays purely local, mainly Melbourne. He’s explained to me about the growth corridors – how they’re not really growth corridors – Packenham, Windenvale, Tarneit. I’ve gone and had a look and they don’t average as much as I thought they would. Nice places, but yeah. I can’t afford to invest in Melbourne itself and the different to the two is – the one up on Brisbane is getting people starting up around the $500 mark. And the other guy who invests only in Victoria says start out somewhere like Bendigo or Ballarat. He doesn’t think Geelong’s got good growth. Yeah, I’m hesitant to go to Bendigo and Ballarat as they are inland, but I’m hesitant that my judgement’s being clouded. I’ve always grown up in coastal places – always lived near the coast and love the coast. If you guys could give me your opinion that would be fantastic

 

13:18 – Question from Nick on Investing as an Expat:

Hi Bryce and Ben, my name is Nick. I’m calling all the way from Switzerland, although originally from the northern beaches in Sydney. My wife and I are both from the northern beaches, but we have been working here in Europe for the past 3 years and we are looking to buy our first property back in Australia. We’re keeping an open mind and looking all over the country – so not necessarily in Sydney.

We have a general question about what type of strategy we should be looking for being non-residents for tax purposes but Australian nationals, taking into account we can’t take advantage of first home owners grants, or negative gearing as we have no income back in Australia. Originally, we were considering purchasing an apartment with potentially 5-6% rental yield with the idea of having a high yielding property so one that can be potentially positively geared. What are your thoughts on this?

 

20:03 – Question from Nikii on upgrading PPOR now or later based on economic forecast:

Hi it’s currently June 27 2019, currently my husband and I purchased a 3 bed 2.5 bathroom 2 garage, 243sq townhouse, freehold in prime real estate in Hawthorne, Brisbane. We have been provided by market experts that we could get $830 – $850K  from the sale of our property. We’re currently wanting to upgrade to live in a better area. Would we be best with the economic forecast over the next couple of years to keep that property as an IP before upgrading to a property just in the very low millions.

 

26:03 – Question from Craig on selling a property at a loss or wait to recoup loses:

Good afternoon The Property Couch, my name’s Craig and I have a question. My partner and I currently own 3 investment properties between us. 2 of these properties are performing quite well, in terms of growth and low upkeep. The third investment property in Darwin was originally bought as a PPOR and is not performing well as an IP. The market is at the 32% downturn and is unlikely to recover any time soon. My question is… Should we continue selling the Darwin property at a loss and still walk away with about $30,000 to reinvest into a new or existing investment OR should we hang onto this investment long term with the intent of recuperating our losses, even though this property costs us about $8K a year? Thank you for your time.

 

31:40 – Question from Scott on what to do with money in the bank:

Hi guys, Scott* here, I’ve been on board following the podcast at April 2015 and have loved the journey. Almost five years in and I thought it was finally time to hit you guys up for some advice!

My wife Teresa* and I live in regional WA with our two kids aged 7 and 9. Both of us work full time for a state government department and we currently earn $270k gross per year combined. We own two properties in our hometown Perth. Our first home in Bibra Lake (shout out to Bryce!) which is valued at 430k with 350k owing. Our other property is a 1940s weatherboard cottage 5kms from the city with owner-occupier appeal, valued at 630k with 500k owing. So our total LVR is about 80%. Both loans are interest only and both properties have reliable tenants in them, paying $350 and $410 a week respectively.

We aren’t big spenders, and have no personal, car or HELP loans. Due to this, and the fact that our employer has heavily subsidised our rent whilst we’ve lived regionally, we’ve quietly amassed savings of $320k which currently sit in an offset account. We intend on staying in the bush for at least another 2 years before heading back to the big smoke, and in this we anticipate the $320k we have will grow by $75k each year in which we don’t do anything with it. However, I’m sensing there’s a huge opportunity cost here if we leave things any longer! Any advice as to what our next move should be would be very much appreciated. Keep up the stellar work.

 

39:30 – Question from David on Subdividing Parent’s Land:

Hey Ben and Bryce, Really been enjoying the podcast. I’ve got a bit of a unique question. At the moment I live with my parents and I am in my mid-20s, and I’m looking to subdivide a bit of their land as housing pricing are a bit too expensive for a single income. I was wondering if I classify for the First Home Buyers Grant if I build on their land and whether the actual certificate of title transfer needs to come onto my name, or can it remain in their name? Cheers, David.

 

Quote of the Episode

“An informed investor is a smart investor.”

 

Last Week’s Download:

Keen to find out how the state capitals recovered from their previous trough and the current outperformers? Looking for the data they chat of on the show? Just fill in the form below and we’ll send it to you right away.

Free resources: States Capitals Feb 2020

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Episode 261 | How to Hack Your Habits to Make You a Better Money Manager – Chat with James Clear

Have you ever wanted to create better habits… and have them stick for the long term… even when your willpower is gone??

If you’re like us (and practically every other human on the planet), chances are you probably have! Despite the best of intentions, at some point or other ALL of us have struggled to stick with positive routines or follow through on what we said we’d do!

So, folks, imagine if right now you were about to get an easy and proven way to build good habits AND break bad ones….. well, you can imagine how game-changing it be, right??

Well, we’ve talked this guest up for a while now… and it’s about time we introduce him to you…

Here, all the way from US, with a practical solution to build a system for getting 1% better every day, is none other than…

JAMES CLEAR!!!

 

Yes, he IS the guy Bryce has been banging on about since we attended the Australian Real Estate Conference (AREC) back in June… and who made a HUGE impact on the two of us… both professionally and personally. And here’s why…

James Clear is a writer and speaker focused on habits, decision-making and continuous improvement. He is the author of the New York Times’ best seller, Atomic Habits (we highly recommend this one folks!). And his website — https://jamesclear.com/ — receives MILLIONS of visitors each month with hundreds of thousands who subscribe to hear his insights, which bridge the gap between scientific research and practical life. James is a regular speaker at Fortune 500 companies and his work is used by coaches and players in the NFL, NBA and MLB.

 

Here’s just a tip-of-the-iceberg look at what we’re discussing today…

  • Motivation is overrated; environment often matters more
  • How to start small consistent habits that will lead to unimaginable results
  • Forget about goals, focus on systems instead

 

Before kicking-off THE FIRST EPISODE OF OUR SUMMER SERIES, here are your resources…

 

 

Wondering what they chat about throughout the episode??

04:56 – James’s backstory…

08:14 – Why focus on daily habits??

10:47 – How does behaviour science impact our attitude with habits?

12:40 – What is the downside to goal-setting?

14:09 – What happens if there’s a gap between your goals and your systems? (And why do systems ALWAYS trump goals?)

16:11 – How does habit formation apply to Money SMARTS?

17:37 What is “Scaling Down” and how can you do it to sustain good habits?

19:27 – Why do you need to emphasise the entry point?

20:41 – What’s the one thing you need for true behaviour change?

23:13 – What common habits can you move the needle on quickly?

25:55THE 4-STEP FRAMEWORK TO BUILD GOOD HABITS AND BREAK BAD ONES

31:15 – How do you create your environment to encourage good habits?

35:40 – Why do you need to Master the Art of Delayed Gratification?

35:57 – What is The Valley of Death? (And how do you get through it?)

39:06 – GOLD!

42:35 – What does James recommend?

43:51 – How does James get so much done??

47:55 – How do you deal with disappointment and setbacks?

 

And here are the Books James Clear Recommends…

 

“A habit is not a finish line to be crossed, it’s a lifestyle to be lived”

 

 

 

Episode 260 | Q&A: Picking The Right Investment Strategy and Beware: Proposed Changes to QLD Residential Tenancy Act

How do you know if you’re following the right investment strategy? Like… how long are you meant to wait until you buy the next property? And how much should you look at spending? OR what about all the variables in the mix — say, you or your partner is about to take maternity leave, or your overall aim is to leave a decent inheritance for the kids? And where do cashflow-positive properties fit in to all this? (And what even are they??)

We get it folks… there’s A LOT to consider when it comes to picking and following the right investment strategy!! Let alone adding on top of that trying to factor in future costs, changes to income, individual needs and capital gains on each property!

So, in this special Q&A on property investment strategies, we’re going to answer a handful of our listeners’ very own questions that dive into the common dilemmas and unique situations folks are facing!

Plus, given the recent news, we’re going to touch on the proposed changes to Queensland’s Residential Tenancy Act as well!! Learn more about the ‘Opening the Doors to Renting’ Reform here.

 

Oh, and not to mention we have a very, very special gift for you…

(which we hope will even the par on the “Black Friday” discounts happening all over the globe, which let’s be honest, aren’t exactly designed to make your money work HARDER for you!)

 

FREE BOOK!! (yes, it’s a physical copy!) – The Armchair Guide to Property Investing – How to retire on $2,000 a week

www.TheArmchairGuide.com.au

 

Yes, really. We’ve got a stack of books ready to go in the office — and until we run out, we’re GIVING THEM AWAY! Here’s our crazy deal…. We pay for the book. You pay for the shipping.

CLICK HERE to Get Your FREE COPY of The Armchair Guide to Property Investing (just pay shipping, and it’s all yours, provided we have enough left!)

 

The Black Friday Announcements:

 

 

Today’s Questions

Question from Brad

Hi guys, awesome podcast! Very informative. My wife and myself are in a bit of  a unique position, we currently have a house on the family farm we pay minimal rent for. We recently bought our first home, which we are living in due to the First Home Buyers scheme, and will turn into our investment in February; my question is how long until we buy our next property? How much should we look at spending? How do you set up the next investment, as in interest only or principle and interest?

 

Question from Stephen

Hi. Just in relation to The Property Couch Facebook Page I was just wondering what makes a cash flow property if you could explain. Thanks all. Totally addicted to the podcast.

 

Question from Scott

G’Day property gurus, LOVE your work. For the case that we are holding multiple investment grade properties, have a strong cash buffer, and they are cashflow positive but not enough to fully live off. Is a hold strategy and living off the capital growth a possible retirement strategy? Of course, it’s important that they are growing at a faster rate than our living expenses, but can this strategy work long term in retirement?

The big pro for me is that it maximises the value of the inheritance which we’ll leave the kids. What are the watch outs for this strategy? Keep up the great work, and Go Pies. Scott

 

Question from Sara

Hi Bryce and Ben, thank you for your fantastic informative podcast. I listen to it a few times a week and am learning so much. I am a 36 year old woman and have a question regarding buying an investment property now, or family home in 3-4 years. I have $115K saved for a deposit. I am currently on maternity leave with my first baby and will return to work 3 days per week from March 2020 earning around $66K pa total (not pro-rata). I anticipate that I’ll stay at 3-4 days per week ($66-88K pa total) until we hopefully fall pregnant with a second baby in 2021. All of this means I will have part-time and maternity leave income until around 2023 when I’ll likely return to full-time work (earning around $115K pa).

I have wanted to get into the property market for ages but wanted to wait until I met a partner so we could consolidate our savings and buy a family home (and this only happened in the last 2 years). As it turns out my partner works freelance and has not been able to make enough to save for a deposit, so the responsibility for that is with me at the moment. We obviously hope that his earning capacity will improve. At the moment he makes ends meet with around 30K pa.

We currently rent in the inner city but would like to buy a family home in a regional area with a commutable distance to the city, as it is more affordable (median house price $650K), and offers a better quality of life for our family. With my work commitments we don’t see ourselves moving out of the city until after we have baby number 2 (so in 2-3 years).

My question is this: given that we don’t plan to move out of the city for 2-3 years should we keep saving during that time and then buy our family home in the regional area, or should we consider buying a 2 bd unit in the area we currently live (at around $500K) initially to live in (to save on stamp duty) and then as an investment property? I feel anxious about waiting another 3 years to get into the market as prices will continue to increase (albeit at a slower pace in the regional area), and at 36 years of age I am already leaving it very late to start out.  Additionally, if we were to buy a unit in the city, would we be able to use that as equity in buying a family home in 3 years’ time? Or would that mean we couldn’t get another loan? I know that our borrowing power will not be strong with me only working part-time and my partner’s low income.

I know you can’t give specific financial advice, but I thought this must be a common dilemma with the restrictions of maternity leave income bumping up against the pressures and timing of getting a foot on the property ladder. Thanks in advance for any insights you can offer,  Sara

Ps. Are you able to let me know when/if you answer my question? I’d hate to miss it.

 

 

 

Episode 257 | The Exception To The Rule When It Comes To Off The Plan Properties & House And Land Packages

Recently, ABC’s podcast The Money ran a very poignant episode on the financial risks of unregulated property investment advice (which we highly recommend you check out – details below folks)… which revealed the pitfalls of buying Off The Plan properties and getting snagged on the end of “one-stop-shop” spruiker seminars.

As well as interviewing two unlucky folks who learnt about investing in Off The Plan in the worst way possible, the episode also features a property ”sales person” … and the look from the other side… is… well… let’s just say we’ve got something to say about it!

‘Cos as you know folks, we hold a VERY strong view on these types of investments — and we’ve been very vocal about this since we first started croaking out this podcast — so why then … would we have an “an exception to the rule”???

Well… that’s where today’s episode comes in! ‘cos if you’re going to go there….. (and many of you STILL write to us about investing in Off the Plan properties AND House and Land packages.… then we want to make sure you stay FULLY informed.

AND we’re also going through a Q&A on this tackle this exact topic, so you might get the answer you happen to be pondering right now!

 

CLICK HERE to Listen to ABC’s The Money podcast episode — The financial risks of unregulated property investment advice

 

 

Other Free Resources Mentioned In This Episode

 

The Questions…

Question from Brittany

Hey guys! Absolutely love your podcast. Wanted to share something I found. The offer is – buy an off the plan apartment, and get a free Mazda 2. Reeks of a buyer beware scam! Is this even legal? I have never seen anything quite like it and had to share it with you guys.

 

Question from Alana

I have been listening to your podcast, I have invested in a house and land package in Tarniet, I will be owner occupier . I will be investing with a friend, therefore half the debt will be mine we will be investing around 450,000 total. There are proposed schools next door and a shopping mall and train station going in. Everything in your podcast leads to don’t buy a house and land package… have I stuffed this up already?

 

Question from Juan — Is It ALWAYS A No To Buy Off The Plan?

Hi guys, First of all – thanks for your great material! It’s great, ‘specially for someone like me who is new to Australia, understanding the way everything works here is gold. I have heard most of your podcasts and also done some research online and I wanted to ask a question around Off-the-plan investments that I still can’t understand. Everywhere people say it’s a big NO-NO. I understand the risks involved (delays, not seeing the finished product beforehand etc) but my wife and I have found an OTP property in a suburb we like (Bentleigh, within the Mckinnon School zone) and we think it’s a good place to live. The developer has done at least 3 different developments in the area all of which we like the finishes and have built it in perfect timing. I wanted to ask why would this be considered a really poor investment? Are OTP properties definitely a NO? I understand the case of Docklands and closer to the city suburbs where you had thousands of developments which made the price go down but in Bentleigh I don’t think this is the case. I have subscribed to locationscore.com.au and the score is relatively well considering that I will live in this property and it’s within my budget. I just wanted to get a sense of your thoughts around this as I am a true follower of your words of wisdom. Hopefully you have some words for me. Thanks in advance and keep up the excellent work of empowering people like me with information. Juan

 

Question from Phoebe

Hi Property Couch,

I have a question for you. My partner and I recently signed a contract for a 2 bedroom 2 bathroom apartment in Camp Hill, Brisbane. It is a brand new apartment building (small block – only 7 apartments). We plan on living in the apartment (for now but would like to rent it in the future – roughly 3-5 years time). The developer originally wanted $569k, dropped it down to $539k and we signed a contract for $529K. When applying for a home loan, the property was valued at the property $29,000 less than the purchase price. Their report considered market direction, volatility and segment conditions to be of medium to high risk. This is very concerning for us as first home buyers. We don’t know whether the banks are just being overly cautious. What are your thoughts on this? I know you mentioned in your very first podcast, if you are buying new, you are most likely paying too much. We think the apartment is really good quality and ticks a lot of our boxes. Help! Thanks for your time.

 

 

 

 

 

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