Every client has either all or one of the below four questions.

Q1) Why should I hire your services when I can buy an investment property myself?
Q2) Where is the current hot location to buy an investment property?
Q3) Why should I choose you over a buyers agent who is local in the area where I am looking to buy?
Q4) Can you get me the property at under market price?

Answer to Q1

Due diligence.

For instance below is a client required for which the stage 1 analysis is being done to identify the cluster of suburbs at the pin code level where the sales volume pressure is building so that we could look at a bunch of other factors from supply and demand factors at the suburb level.

Followed by property level and finally price due diligence.

Client Requirement

Asset Type: Detached House
Price Range:250K 300K
Configuration: 3 or 4 bedrooms
Land Size: > 400 SQM
States: QLD and NSW

QLD has 15X more sales than NSW.

When I pull out the sales data as per the above image in NSW the top pin code 2340 has 10 sales for the last 12 months as against to 149 sales in QLD for pin code 4680.

QLD has 15X more sales than NSW and clearly, there is more activity happening in QLD and next level of due diligence is to identify the cluster of suburbs in and around the pin code 4680 against a bunch of data elements like days on market, stock on market, vacancy rates etc.

Based on the sales data you have 15 times more likely chances to experience capital growth in QLD than NSW.

Remember price appreciation happens when supply falls and demand increases for this to happen the transactional volume increases which is what we see in QLD.

Answer to Q2

Unless I have a clear requirement as above I wouldn’t be able to do deep dive to identify the locations where one should invest.

Secondly, let us say if you increase/decrease your budget by 50K then the list of pin codes and suburbs is going to be entirely different and for that matter investing in NSW might look more appealing than QLD. Possible to conclude only after analysing the data.

Identifying the hot location entirely depends on data analysis, your budget and multiple other variables.

Answer to Q3

If you had gone to take the service of a buyers agent who specialises in a location/region for instance in this case a buyers agent operation in NSW then you would have bought an absolute lemon when compared to buying QLD.

Answer to Q4

Possibly yes in NSW as the pressure is not much compared to QLD.

You might be better off buying in QLD in this instance as higher chances of achieving capital growth rather than securing a property for 10K or 15K less in NSW.

When it comes to investment property it’s all about capital growth and numbers.

Always you will have to look at the opportunities available at the national level.

Having thorough due diligence at each level is a must.

A difference in having 2% to 5% more capital growth than average with a compounding effect will help you achieve higher and faster growth.

I would let you do the math.

This is completely a custom service depending on what you’re trying to achieve like higher capital growth, higher cash flow, development potential site etc.

If in the market to buy an investment property and either having challenges with due diligence or challenges with time in performing the due diligence.

You may please provide your details to schedule a call and see how the entire process works in detail.

Assuming X and Y have done the due delicence and decided to buy in a suburb called Collingwood Park QLD.

I am not suggesting buying in Collingwood Park as I haven’t done any due diligence and this is for illustration purposes only.

One chose a house & land package the other chose to buy an established or existing house.

X Property

Price: $709,000

Land SQM: 420 SQM

Y Property

Price: 555,000

Land Size: 851 SQM

Cosmetic Renovation

The property bought by X does not have much room for cosmetic renovation.

The property bought by Y was built in 1990.

After 5 years Y can do a cosmetic renovation by spending $25K to $35K and create additional equity over and above the capital growth.

If done the cosmetic renovation right the thumb rule is for every $1 spent creates $2 or $3 of equity conservatively.

Development Potential

The property bought by X has no further property development potential.

Mr: Y has multiple exit points.

Exit Strategy 1

Hold the property for a reasonable time frame by when it becomes unaffordable to buy a house like Y in the same suburb and this creates demand for houses with a smaller footprint.

You may sell it to a developer at a higher price depending on the profitability at the time of the sale. Or explore JV opportunities with a local builder.

Exit Strategy 2

Hold the property for a reasonable time frame maybe 5-7 years and apply for DA approval.

Possibly spending $40K – $50K to get an equity uplift whereby you can knock down the existing house and build two houses etc.

Generally, properties with DA approval get higher valuations than properties without DA.

Very high likely chances the soft equity created is enough along with the property value appreciation to a get loan where you can knock down and build two houses.

Exit Strategy 3

Hold the property for 5 to 7 years to ride the capital growth cycle.

Build two houses and sell 1 house. This will lead to one investment property with very less or no debt.

Exit Strategy 4

Hold the property for a reasonable time frame maybe 5 to 7 years and apply for DA approval.

You will be able to sell at a much higher price than a property of a similar size which doesn’t have DA approval.

Note: Just by having a bigger land it doesn’t mean you can subdivide further. It is different from council to council.

Some suburbs may allow to subdivide into 300 SQM or lesser compared to some suburbs not less than 1500 SQM.

There are roughly 500+ councils in Australia.

You got to look at the LEP (Local Environmental Plans) to understand the requirements.

Secondly, even if the Y property is not a development potential site even then the Y property will get more capital growth than the X property.

The Land to build ratio for the Y property is much higher than the X property. It’s the land which appreciates and the building which depreciates.

Having the right assets is very important at the initial or acquisition phase of building a portfolio where most go wrong.

Whether you are a first-time investor or a seasoned investor and have challenges in acquiring development potential properties in your portfolio or accelerating your property portfolio.

You may please call me to schedule an appointment to discuss this further.

This is general information. This is not financial advice or any property development advice. I do not know your personal and financial situation.

Please verify the information before acting or relying upon the concerned professionals deemed necessary.

If you are in the market to buy an investment property you may please provide your details to schedule a meeting.

Apartments may be suitable for someone who has challenges in borrowing capacity or they have decided to buy only in Sydney and is not open for renvesting.

I do sell apartments as a real estate agent mainly for first-home buyers who are either below 30 years or above 55 years.

There are two things happening one interest rates have increased and hoovering around mid 5’s to 6% and inflation at 6% to 7%.

The interest rates are putting pressure on individual borrowing capacity and inflation is eating up capital.

For instance, if you have $100,000 in a bank account, at 7% inflation this means it is worth $97,000K twelve months from now considering it earns a 4% interest rate.

Probably wait and watch may not be the right approach.

There are a couple of things you could look at if chosen property investment as a vehicle to achieve financial freedom.

1) Buying affordable property: Recently PropTrack published data which looked at the share of newly listed properties hitting the market under $600,000.

In March 2020 when we first entered a lockdown, 52.5% of all new listings that month were properties for sale below $600,000 by last month that had fallen to 35.8%.

Secondly, historically affordable properties are more resilient to higher interest rates with steady growth and the potential buyers need to borrow less as well.

Having said that just because a property is affordable doesn’t mean they have a good capital growth potential. You got to do a supply-demand analysis.

2) Manufacture equity through cosmetic renovation: Generally, the thumb rule is if the renovations are done correctly you would create $2 equity for every $1 spent.

Yes, this can be done remotely through property managers even with interstate investment properties.

3) Buying a property which has a development potential: This could be a property that can be subdivided 1 into 2 or build townhouses etc in future but complies with the current council requirements to do that given development.

The idea here is not to do development but will create additional protection in creating further equity.

Yes, I have seen people getting DA approvals remotely to uplift the value of the property before selling the property.

4) Vendor discounts: Many vendors are reducing their prices to attract interest. As per CoreLogic, the current average vendor discount stands at 4.3% as compared to 2.9% the year before. This is the sharpest level of vendor discounting since 2018.

As property investment is always from a long-term perspective of 8 to 10 years it’s a good time to enter the market.

5) New Listings are drying up: CoreLogic reported for the month of Nov 2022 that the new listings have reduced drastically. There has been a reduction of 25.9% Australia-wide, 22.5% combined regionals and 27.6% in combined capitals.

If you’re thinking to buy a house & land package / new apartment as an investment property think twice as the boom is long gone and doing your due diligence is very crucial to achieve reasonable appreciation. Secondly, there is no room to manufacture equity-like what you can achieve with established properties.

This is not financial advice and only my opinion. You may please speak with the relevant professionals.

If you’re having challenges in terms of time, effort and skills happy to assist in your property investment journey.

I can assist in acquiring investment properties starting from $350,000 ( buy & hold detached houses) across Australia.

If interested you may please provide your details to schedule a zoom call.

When it comes to selling a house which is not a potential development site then reaching out to a local agent in the area in which the property is located is the best approach.

However, when selling a potential development site /property you got to speak with an agent who specialises in selling a development site.

You may ask why?

Well in most circumstances when selling a house which is not a potential development the way the agents assess the likely achievable price is based on the recent comparable sales.

When it comes to a development site this approach may not give the vendors an edge in getting the best possible price.

Broadly there are a couple of things which are required to be done to access the best possible price for a given development site.

1. The best and highest use of the land
2. Town planning feasibility
3. Financial feasibility

1) Best and highest use of the land: For instance, let us say that the site you intend to sell is in the R3 zone (The Hills Council Sydney) then the possible developments allowed are Attached dwellings, Dual occupancies, Multi dwelling housing and Seniors housing etc.

Each of the possible development types mentioned above will have varying requirements in terms of site frontage, site depth, site area etc. Accessing what is possible will have a bearing on the price that can be achieved.

2) Town planning feasibility: For instance, let us say the site is in R3 (The Hills council) then one of the possible development is Multi dwelling housing (townhouses). Based on the site we got to assess is it possible to build 3 or 4 townhouses. The yield will also have a bearing on the pricing of the site.

3) Financial feasibility: When it comes to selling a property to mom and dad buyers/investors more focus would be given to staging or how well the house is presented to attract emotional buyers but when it comes to development sites it’s all about numbers.

This is where it becomes performing financial feasibility to understand the GRV (Gross realisation value), TDC (Total Development Cost) and POC (Profit on cost) which dictates the pricing of the site.

Normally with small developments like dual occupancies, Townhouses or small apartment complexes, the developers would be looking at achieving 18% to 22% POC.

I have the skills and tools to perform site assessment to the point where we can say that the site qualifies to be a potential development site before requiring to involve required professionals for confirmation.

Yes, I am not a town planner or a builder but a real estate agent who understands the property development space and the players involved.

If you’re in the market to sell a development potential site in Sydney I am more than happy to assist in getting the best possible price for your development site/property by performing the above assessments and getting you the best possible price.

You may please provide the property details for me to call and discuss further.

Akuna Vista comes together at the local centre, featuring a convenient array of new shops. Across the road is the region’s new sporting hub with netball courts, two multipurpose playing fields, and a clubhouse equipped with change room facilities

Property Details

Inclusions

Location Highlights

Walking distance to Schofields and Quakers Hill train stations
Over 66 hectares of parkland and green space in your backyard
Master planned community developed by DHA of approximately 1,100 lots
Stonecutters Ridge Golf Course across the creek
Proposed new primary school, local shopping village and sporting hub within the neighbourhood Centre
Close to the new Schofields Village, Sydney Business Park and Rouse Hill Town Centre

Property Details

Inclusions

Location Highlights

2 parks, Central Park Shopping Centre, restaurants, public transport and child care all within walking distance
Several schools and colleges within 5km
Major shopping centres and medical centres within 5km
Sports facilities and clubs within 3km
Only 4.5km to the Calamvale Hotel
Easy access to motorways – to the Gold and Sunshine Coasts and Ipswich

Making the wrong choice could mean walking backwards in the property investment journey. Hence hiring a good buyer’s agent reduces the risk of buying an underperforming property.

Buyer’s agents, also known as buyer’s advocates, are licensed professionals that specialise in searching, price evaluation and performing property due diligence on behalf of the buyer.

Apartments living has been a choice for many young couples these days be it for convince or affordability and some of the advantages and not limited to below specially 1 Bedroom Apartments.

Easy to Maintain: When living in an apartment all you have to worry about is cleaning the internal area 50 SQM to 60 SQM as all other areas like the lobby, parking area, and other exterior aspects are going to be maintained by the Strata or body corporate.

Less Bills: Apartment living can cost you less in terms of heating, cooling and other utilities such as water and electricity.

Live closer to workplace : As generally 1 Bedroom Apartments occupy less space hence most of the apartments would be close to your work places and reduce a great deal of travel time and giving you an opportunity to best utilise the time to learn that next skills that you always aspired for.

Community and belongingness:  We as social animals, would love social interactions on a regular basis. When we live in an apartment, it provides us the opportunity to establish a good bond with many of our neighbors. 

Views: With views facing water or play ground or open area make the small spaces appear bigger and less boxy

Affordable: 1 Bedroom Apartments would be a lot more affordable than a house in most of the suburbs where you would be exploring buying an apartment.

Like any other aspect in life even 1 Bedroom Apartments or Studio apartments comes with few disadvantages and let’s look at few best practices to overcome those. 

Less Storage: One of the first things you realize in apartment living is that there is less storage space. Anything that can possibly be shrined should be — and that could be old documents and pictures. Convert them into a DVD or CD collection or for that matter store them in cloud digitally. Online storage not only saves space in your apartment, but it also provides you with quick and secure access to your documents or pictures.

Declutter: Even if you downsize your stuff, you’re still likely to have more than you truly need to be happy and secure in your apartment home. Vigorously declutter your life before, during and after the move. If you aren’t absolutely in love with something – get rid of it! You’ll be surprised how freeing it can be to reduce the mess in your life.

Now Let us look at few 1 Bedroom Apartments options that you can explore with me.

1 Bedroom Apartment Ryde Sydney For Sale

Just 20 minutes to the CBD, settle into a place that feels removed from the city clamour yet with everything close at hand.

Walk to nearby trains, bus and ferry wharf. Shop the big brands nearby Rhodes or Top Ryde shopping centres. Get career-minded at Meadowbank TAFE, prestigious Macquarie University or the leading business hubs at North bank and Macquarie Park.

Travelling a further afield, them M2 and M4 motorways put greater Sydney within easy reach.

For families, premier local schools are a major drawcard with St Patrick’s College, Sabina, and Trinity Grammar Preparatory amongst other nearby.

For families, premier local schools are a major drawcard with St Patrick’s College, Sabina, and Trinity Grammar Preparatory amongst other nearby.

1 Bedroom Apartment Hurstville Sydney For Sale

Your new life of luxury starts here with a view that has to be seen to be believed, rising high above the Hurstville cityscape. From the privacy of your sun-kissed balcony enjoy panoramic sights of Botany Bay, Sydney CBD and Greater Sydney every day.

• Sophisticated living areas with free-flowing interiors, quality carpet, split system air conditioning
• Gourmet kitchens with premium SMEG stainless steel appliance including gas cooktop, ducted range hood, multi-function oven, microwave and dishwasher
• Stunning bathrooms with bathtub and mirrored shaving cabinet
• Internal laundries with clothes dryer
• Spacious bedrooms with mirrored sliding wardrobes
• Security basement parking with carwash bay

1 Bedroom Apartment Epping Sydney For Sale

This project embodies the style and elegance of contemporary European design.  This distinctive low rise development is set over six levels with a rooftop garden, offering a stunning selection of apartments with picturesque views of the leafy Epping precinct.

It is surrounded by many local attractions for shopping, cuisine and leisure, so residents have the absolute convenience of leaving the car at home.

• Epping is a highly sought after suburb located just 20km North-west of the Sydney CBD
• Within walking distance to Epping train station and bus stations where frequent transport services connecting you to everywhere in Sydney
• Only 750m walking distance to Epping town center where you can find a great range of eateries, supermarket and specialty stores. Carlingford Court, Eastwood and Ryde are a short drive away
• Enjoy handy transit links to nearby business parks, Chatswood and Macquarie Park with Carlingford Road and Epping Road is within close proximity.
• Surrounded by top state schools such as Arden Anglican School, Epping Boys High School and Epping Public School

1 Bedroom Apartment Lane Cove North Sydney For Sale

Perched across the harbor from the Sydney CBD, Lane Cove lies within easy reach of the city but feels a world away.

• Less than 10kms to Sydney CBD
• 8 mins drive to Lane Cove National Park
• 8 mins drive to Lane Cove Village
• 2.1kms to Lank Cove Bus Interchange
• 7 Mins drive to highly ranked public and private schools

Boutique living environment inspire calm and delight in every moment of the day.

1 Bedroom Apartment Dee Why Sydney For Sale

Beach vibes with an urban edge. Close to the ocean waves and the lively beat of Dee Why’s town centre, life at Delmar moves at your own pace.

A place that reflects all the best attributes of the city and coast. At the gateway to Dee Why’s growing town centre and a stroll to the beach, Delmar’s ‘inside-out’ design approach captures the suburb’s dual urban and coastal lifestyles. The exterior palette mirrors the colours of the shore. Dee Why’s busy weekday life is reflected in Delmar’s proximity to retail hubs and super-express bus transit.

IN THE HEART OF AN URBAN NEIGHBOURHOOD

The city, the beach, shopping and leisure. Wherever you want to be, whatever you want to do, Dee Why brings a relaxed beach lifestyle within reach.

• Dee Why Beach & Coastal Walks
  5 mins’ drive to the pristine coastline where you can enjoy laps and naps amongst the spectacular scenery
• Dee Why Village Plaza & Lighthouse Mall
  4 mins’ drive to Coles, Woolworths, fitness center & dining precinct
• B-Line Bus Stop
  3 mins’ walk to rapid bus transit offering commute to the CBD or to Manly to catch the express ferry to Circular Quay

1 Bedroom Apartment Kogarah For Sale

Situated just 14km south of Sydney’s CBD, Kogarah epitomises relaxed village living and everyday convenience.

This project is Kogarah’s new residential precinct, a central part of the vibrant, up-and-coming neighbourhood of Kogarah North. An undiscovered gem in the St George district’s vibrant heart, its revitalisation offers residents the best of all worlds: a vibrant, buzzing precinct within moments of trains, schools, hospitals and so much more.

Convenient commute

A quick 4min stroll to Kogarah train station, taking you to the Sydney CBD or Sydney airport in 20mins. Multiple bus routes and M5 Motorway connects you to the hotspots around Sydney.

Thriving student community

Surrounded by premier schools such as Kogarah Public School, Kogarah High School & St George TAFE

Future growth of Kogarah

As a part of the Georges River Council’s 2050 strategy Kogarah boasting accessibility, diversity and innovation, Kogarah will provide more job opportunities, more transport services and better road connections.

I am more than happy to assist you if you’re looking at buying your owner-occupied or investment property. In addition to above I do have multiple other projects which have 1 Bedroom Apartment.

In the meantime, please have a look at the property options in Sydney and please feel free to call me at +61 470 467 709 to schedule a meeting to take this forward and help in achieving your property investment goals.

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