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Episode 360 | The XYZ of Property Pricing: Getting The Rules of Engagement Right

Imagine this…

You found your ideal property in the perfect location. You’ve inspected it, you know exactly what the purchase price is going to be AND you’re pre-approved for that budget. You’ve spoken to the selling agent and is crystal clear with the vendor’s motivation. You negotiated some terms and put your best offer forward and BAM!! it got accepted right away. Happy days!

Unfortunately, it’s probably NOT going to happen in the current market.

When it comes to property prices, getting it exactly right would be perfect for buyers. But in a hot market, it’s very very hard for most buyers to nail it right away. Unless of course you’ve got a lot of spare time in your hand or you’ve engaged a professional to help you out. In today’s episode, we will share the XYZ of property pricing that our own buyer’s agent team are practicing and some of the tips that you can implement right away to get as close to the selling price as possible.

But… are you wondering if it’ll work in the current market and with all these new ways of transacting?

On top of that, with lockdown restrictions, how are you going to inspect properties and if you can’t, should you buy sight unseen?

That’s exactly what we are going to unpack today.

PLUS Bryce and Ben will also be addressing the big old Fixed Rate vs Variable Rate question. With the impending lending requirement changes (check it out in Ben’s RBA update), it’s probably best that you get your loan questions answered sooner rather than later!

Tune in now for the gold!

Q’s we answer further below 👇

 

Free Stuff Mentioned

  • Summer Series is around the corner and we’d like to hear from you! If you’ve gone through (or even going through) a financial transformation journey, let us know. We’d love to listen to your story! Simply fill in the form below or go to thepropertycouch.com.au/mystory
  • We are also looking for a few talented individuals to join our team! From a Journalist/Copywriter to an Associate Property Investment Advisor and more. If you’re interested, head to our Career Page here to learn more.
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The Questions We Answer

Question from Mark about Buying in Covid Lockdowns

I’m currently looking for a home in Melbourne to live in.
Over the last month because of COVID you haven’t been able to inspect any properties however in the last month there’s been about four properties in the same suburb that have sold sight unseen for about $50 to $100,000 above asking price.
Is there any way you can explain this behaviour and give me any advice on how to could compete against these people.

Recommended episodes for Mark:

 

 

Question from Tracey about Best Questions to ask a Real Estate Agent

Hi Property Couch Team!
Thanks for the podcasts it’s really driven myself and hubby and has given us the confidence to buy investment property, so much now that we’re looking to buy a second one and this one I’m looking at the Gold Coast.
My question is I have a good handful of properties that I’m looking and interested in but they’re nearly all at auction and I live in northern New South Wales.
When contacting a real estate what are the the first best questions to ask when you can’t go to view the property and you wanna see if it’s in your price range.

Recommended episode for Tracey:

 

 

Question about Interest Rates – Fixing Your Loan before buying an IP

Hi guys, first of all thanks for the great podcasts. I’ve been listening for a little while and super inspired with all the informative information.
Just a quick question about interest rates and whether or not I should lock in an interest rate before planning to buy an investment property.
So I’m about to buy an investment property within three months. What are your thoughts on locking in a fixed interest rate today rather than waiting for three months?

Related episodes:

 

 

Question from Rhys about Buying Off the Plan and Co-Living Spaces

Good day Bryce and Benji, Rhys here I just want to ask two questions if that’s OK?
First question relates to property advisors/buyers agents. The guy who I’ve been recommended by a friend I’m a bit skeptical of because he doesn’t charge outright and so he takes Commission from the sale of properties and these properties tend to be building like off the plan from developers or builders.
Second question relates to this, he’s really big on co-living spaces, you know for young professionals or whatever, who are seeking out shared living space just because of the rental yield.
I’d love to hear your thoughts on this. I love your show guys thanks for that

Related episodes:

 

 

6 Reasons Why The Property Market Did NOT Collapse During COVID-19! – Bonusisode with Nerida

Folks, wanna know the SIX reasons why Australia’s property market didn’t “plummet” during a global pandemic…. even when so many commentators suggested otherwise!?!👇

We’re checking in with Nerida Conisbee, Chief Economist at REA Group and she’s going to tell you exactly why… and the key risks we still have to keep an eye on as we move into 2021!

 

A Hint on The 6 Reasons… (see if you guess right 😉)

1️⃣ __ are being __ for now

2️⃣ Unemployment primarily impacting __

3️⃣ __ __ have slowed

4️⃣ Some __ __ are faring well

5️⃣ Less overall __

6️⃣ Record level of Govt stimulus, such as __

 

Tune in now to Get ALL 6 Reasons and the latest update on…

🔸 Biggest risks to undermine Australia’s economic recovery

🔸 China /Australia Relations – who’ll blink first?

🔸 When’s the MOST auctions happening!?

🔸 How did so many commentators get it WRONG?

🔸 Where are First Home Buyers going?

🔸 How second homes might drive the post-COVID housing boom

🔸 The star suburb performer in NSW this year in

🔸 Commercial property investment from UK and German funds

🔸 Australian luxury property defies the downturn and global trend

🔸 Property Market Predictions For 2021

 

 

 

Episode 313 | Investing Since 1967: How This Legend Outperformed The Marketplace By A Whopping 7.1%! – Chat with Jock Bing

Want to hear a property masterclass from one of the best of the best in the industry?! And what if we told you this guest has not only been investing since 1967… but also OUTPERFORMED the marketplace by a whopping 7.1% during this time?

That’s right… today’s guest is one of the LEGENDS in property investing – one of the first EVER Buyers Agents in the country, in fact – and all of the properties he’s purchased for his clients have been scrutinised over a 47-Year Review… and their growth performance EXCEEDED the entire marketplace!

So how did he do it?! And, crucially, where and what properties did he buy to get such a phenomenal return on investment?!

Introducing Jock Bing, Executive Director and CEO of Portfolio Property Management Services – a property investment, buyers advocacy and management firm that Jock founded back in 1967!! Yes, he is one of the trailblazers who invested in property WAAY before it was ever a “thing”… and guided others to do the same; getting them a ripper of a return in the process!

With over fifty years of in-the-trenches experiences, Jock has an enormous amount of wisdom to share… and we feel very fortunate to speak with someone who doesn’t just have longevity in the game, but is one the great pioneers and thought leaders in the property investment industry!

Fun Fact: Jock has actually been one of Ben’s personal mentors throughout his own investment journey… and we’ve been trying to convince Jock to come on to The Couch for some time 🤣… ‘cos the insights this man has is Nothing But Pure Gold.

Boy, oh boy, oh boy… strap yourselves in for a Property Investment Masterclass, folks… you’re about to have your mind blown!

Also – if you wanted to get more information on our Start & Build course, you can get the Limited-Time Discount on Start & Build here. (Discount ends on 22/11/20)

 

Stuff Mentioned…

 

Here’s What We Cover…

  • Who is Jock Bing?!
  • What was the property market like back in 1967?
  • How did he come up of the idea of investing in property?
  • Who lent money to property investors in the beginning?
  • How much were properties back then?
  • How did he get people to invest in property when it wasn’t really “a thing” yet?
  • What did this process look like?
  • Why did he NOT go for the new properties?
  • What suburbs were they buying in and why?!
  • The Why and How of attracting university students
  • What does Jock see happening to the future of the property marketv?
  • What does “investing in an apartment” really mean?
  • Why did Jock say NO to Spruikers?
  • The Sydney and Melbourne Market shift…
  • The rationale behind investing in existing properties…
  • What was the appeal of artisan/workers cottages?
  • How do you attract a higher quality tenant in a suburb that’s in the process of gentrification?
  • The FOUR Things You Need To Consider In An Investment Property
  • When did it pivot from 60 – 66% deposits with solicitors to 80% funding with banks and then using existing equity to get 105%?
  • How did the introduction Capital Gains Tax affect property investors?
  • Why did he take the long term approach to property investing?
  • How many properties was he purchasing for each client?
  • What would Jock do differently? Would he do anything differently?
  • The implications of investing in property on main roads and compromised areas…
  • … Did someone say “NSW reform to Stamp Duty”?!

 

 

 

Bonusisode with Nerida | A Permanent Shift To Regional Locations?!

It’s time for… Australia’s Property Market Update with Nerida Conisbee, Chief Economist at realestate.com.au

And here’s the question on our minds…

👉 “Will the shift to Regional Locations continue BEYOND the pandemic?!”👈

Honestly… Will we see the “Escape From The City” trend move into a PERMANENT thing??

But that’s not all we cover…

💥 The Presidential Election & Its Impact on The Australian Property Market
💥 The Permanent Sea Change?! – What It Means For Property & People Who Invest In It
💥 What’s The Preference Shift In Demand Actually Fuelled By?
💥 Regional Areas That Are Soaring In Value
💥 The Cash Rate Record-Low DROP – What’s In Store Next?
💥 What’s Happening In The Mining Sector?
💥 Will We EVER Go Back To Fulltime Office Work??
💥 Easing Of Lending Restrictions – What it Means For Borrowers
💥 Property Market Update
💥 Will There Be A Cashless Society Moving Forward?
💥 The Future of Australia’s Economy…

👀📺 Watch now to get the FULL Property Market Update and see what’s coming for Regional Properties…

 

Episode 312 | Don’t Push Your X-ing Luck: Investing In Properties Close To Train Lines & Tips For Divorcees

Investing close to train lines. Buying Grandma’s house. ‘Til divorce do us part.

And then this… Should You Buy “The Worst House In The Worst Street”… IF It’s In The BEST Suburb?!

In this Q&A episode we’re giving you the answers to the property investment questions that keep you up at night. (Quite literally. One listener was pondering LMI at 3am!)

We’ve got everything from how to invest in property as a divorcee, using loan redraws, whether or not you should purchase your grandparents’ property for investment purposes, ways to release equity, tips if you’ve only got fifteen years of working life left, what impact train lines have on the value of property… the works!

Suss out the exact questions we answer below.

Otherwise hit play and learn how NOT to push your “CROSS”-ing luck! 😉

 

 

Question About Buying Grandparents House From Lucy

Hi Bryce and Ben, Long time listener of the show. Wanted to reach out to get your opinion and views on a couple of things related to investing in my grandparents’ home in Brisbane and whether or not it is a good idea to:

  1. a) buy your grandparents house as an investment property and
  2. b) investing in Brisbane (suburb, Stafford).

My grandfather built the house 60 years ago. He recently passed and my grandmother is moving to a retirement home. I have an opportunity to buy this property and have always wanted to. I know you shouldn’t invest for emotional purposes, but it’s not just that. This property is right by the brook, at the end of a cul-de-sac and is inner city Brisbane (less than 10km from the city). I’m from New Zealand and have seen the suburb and city change so much over my 30 years of visiting them there. The house is on a large piece of land. I think over the next few years the prices are only going to continue to rise and desirability in that area is only growing so I see great capital growth potential. The house is an odd configuration and built in the 60s. It really needs to go at some point sadly, and if sold, I know a developer will bulldoze and rebuilt 3 townhouses on there as they are doing in the surrounding area. My current plan would be to rent it out as is for a few years, and eventually replace it with a nice family home to have as a rental to a family. The house is estimated to be around $660k from research and houses on that street are getting up to $1m in some cases. I have one investment property in New Zealand that has been a great asset to build equity in. I see my grandparents’ house as a low yield, high capital gains opportunity to buy, hold, renovate. Would love to hear your thoughts Thanks, Lucy.

 

Question About Tips For Divorcees From Cathie

I have recently separated from a 25y marriage and about to begin the property settlement process. I’m hoping to keep the family home and then begin my property portfolio. Where should my first stop be to make sure I set my finance and PPOR correctly? What tips or suggestions would you have for someone who may have 15 years of working life until retirement? I have just started your Money S. M. A. R. T.S and Start and Build program and am working my way through your podcasts(loving then ALL!) I would like to have my PPOR paid off and generate enough passive income of about $1000/W. I want to get this right from the beginning. This is a new stage in my life and I want to be able to feel comfortable in my financial choices and also be able to provide and be a role model to my children. Thanks Guys!

 

Question About Investing In Properties Close to Train Lines from Yannick

Hey guys, 2 questions:

  1. Just wondering, how does a train line across the road or backing onto the backyard affect the property value?
  2. Also we’ve all heard the saying, worst house in the best street, does this hold true for the worst house in the worst street of the best suburb?

I’m looking in Ballarat so being a regional area I’m not sure if all these factors are the same as in Melbourne. Thanks very much in advance!

 

Question about Using Funds in Redraw from Andrew

Hello, My wife and I have owed our first home for 2 yrs. Currently we have a redraw on our mortgage and have paid off an extra $100,000 (available for redraw) after a bit of research and listing to your tips, I am in the process of organising an offset account instead. Now, how can I use the current available funds in our redraw? We want to buy our second home in the next 6 months. This 2nd home will become our primary residence and we will start to rent out the first house. Can I simply move the available cash over to the offset once set up and then use it later on to purchase the second house?

 

Question about  Why Does LMI Even Exist from Mark

If LMI is an insurance that protects the bank in the event you can’t pay, why would the lender need to charge it if the buyer/investor can prove they have income protection and could always pay their mortgage? Just a thought I had at 3am this morning. Lol.

Also, can you use equity in your PPOR to purchase an investment without actually withdrawing it? A bit similar to a parent being a guarantor. Thanks guys keep up the good work.

 

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