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The Holy Grail of Property Investing episodes
- Episode #6 - Investing in a Corona World with Terry Ryder
-Philip & Terry discuss how you need to read the news with a Filter.
-Mainstream Media Headlines are created as Clickbait. - Need facts not spin so now more than ever really need to be careful what you read, who you believe and what is their motivation in writing or reporting that?
Where is the Australian Property Market at right now?
What’s Happening with the Clearance rates?
What about Favourable Lending Conditions – We dissect some of the Key Factors for borrowers -
-APRA - Australian Prudential Regulation Authority reporting the already strong position of the banks pre Covid with lending policies becoming more relaxed.
-Tougher lending measures are now being shelved
-Low cost of borrowing will encourage spending and investment.
-Lender Cash Back Incentives for those wanting to refinance. Bonuse for those working in Essential Services.
-Time for a Reminder – The Government imposed shutdown – What was the Property Market like before the shutdown?
Word of Caution: Return of the Spruikers...
-Property Marketers and Developers offering increased incentives to buy.
-What will this mean for Valuations?
-Where then would you consider? What are the attributes of a good buy?
-Cities with Diverse Local Economies, Good Infrastructure.
-Beware of Local Supply Levels
-Clues...Cities/Regions with low vacancy rates.
-How can you add value to a property – We discuss a case study
-Where for a modest sum the return is now 6.5% Gross Yield. - Beats leaving your money in the bank!!
-Subdivision – How can you do this? What is the opportunity?
-As a result of the forced changes in workplace with people being forced to work from home how is this creating a change in Workplace Behaviour? What does this mean for the future of work? - With the shutdown as a result of the pandemic more and more people are realising they don't need to work in the big cities that they have proven they can work from home remotely.
-We take a look at the impact on Commercial Real Estate.
-Because of this ability to work remotely we are also seeing those wanting the lifestyle change and more are choosing to relocate to regional centres.
Where are some of these places worthy of consideration as we come out of the Shutdown? We explore some examples ripe for Capital Growth beyond Covid-19.
-Terry summaries the new Government Incentives just announced - the $25k Home Builder Construction Grant.
-New Home Builders - Building a new home up to $750k with the proviso that the contract be signed this side of Xmas and work to commence within 3 months.
-Home Renovators - Home owners who are renovating. If spend is greater than $150k can qualify for the $25k Grant if their home is worth less than $1.5 mill and if they are improving the liveability, accessibility and safety of their home.
-What are the Income parameters for qualifying for the Grant?
Summary - We have a window of opportunity to get in now before the media starts talking up the market and people start following what the media says and buy after the upswing. Our suggestion is you want to get in before the demand lifts to take advantage of the lower prices.
-Remember that the Australian Property Market was on the rise before the Coronavirus Pandemic.
-Look for Diverse economies
-Low Vacancy Rates
-Houses with Good Real Estate Bones
-Opportunities to add value to the House
-Subdivision Potential
43 min - Episode #5 - Why Regional Property Investing Makes Sense with Terry Ryder
- We take a deeper look at the Holy Grail of Property Investing or what Terry Ryder refers to as the Win Win Win - What is this?
- We share some interesting facts- Regional Cities have Outperformed Capitals - Evidence of This Last 5 Years in NSW - Newcastle, Orange & Wollongong Better Growth than Sydney
- Evidence in Victoria Geelong and Ballarat - Better Growth than Melbourne.
- The Quarterly Price Predictor – Just what is it and what does it measure?
- The top 3 Regions for Price Performance in the last 12 months have all been in the Regional Areas. – We Rank the best performers.
- Regional economies tend to be steadier than Capital Cities - Less Price Volatility.
- Think Small for Big Growth - Terry explains what this means.
- We break down CoreLogic's Pain & Gain Report - Looks at how many of the properties sold in the most recent quarter sold for a profit defined by a price sold that is higher than what the seller bought the property for when they were the buyer.
- Regional Properties are more Affordable than Capital Cities - We buy from $150k to $250k typically. Houses in Capital Cities usually over $400,000.
- Affordable Properties - What does this mean for Investors?
- We discuss the psychological benefit from being able to start and how this creates a Positive Sense of Achievement.
- Trying to save up for a more expensive property in a Capital City can be disheartening and stressful. - A sense of hopelessness.
- Regional Property - Lower Prices Allows Diversity - No need to put all your eggs in One Basket.
- Lower Price Means Less Deposit Required - So easier to save up than for a more expensive Property in a Capital City.
- Don't Need to borrow as much so lower loan repayments. - Less stress.
- Lower prices means Higher Rental Yields
- Cash Positive – How would this work? What does it mean to the Investor?
- The Importance of Strong Local Economies - Vibrant Local Economies - Real Estate Markets rise out of Local Economies. More about local dynamics less about National Factors like the level of interest rates or tax benefits it's really about what's going on in the local economy.
- Why are Families moving to Regional Areas? We look at Lifestyle & Getting Better Bang for your Buck! A way to have a better lifestyle - A Country Lifestyle. Families see it as Better Bang for your buck.
- We take a look at some of these Vibrant diversified economies that are creating jobs & have good prospects for future Capital Growth.
- As The Key Focus of our Philosophy at Philip Robison Property is very much about Affordability Terry & I look at the Top 5 Regional Areas that have prospects for Growth in 2020.
43 min - Episode #4 - Rentvesting - The Future of Investing in Property with Terry Ryder
- What is a Rentvestor - Someone who owns or aspires to own a property which will be an investment rather than one they live in…
- Who are Rentvestors? - Typically Millenials born between 1981- 1996 aged 25 -37.
- For the purposes of our discussion I am going to extend that definition to also include Downsizers in their 50’s seeking lifestyle & Cashflow.
Why we think Rentvesting is gathering Momentum?
- Reasons… Skyrocketing prices - Last 25 Years Median Values have risen 412% or $460,000 - Source CoreLogic.
- A Case Study – Philip & Terry take a look at the numbers.
- Why is Rentvesting Gathering Momentum?
- Desire for Work-Life Balance - Don’t want the stress of the BIG Mortgage.
- Don’t want to do what their parents did; namely move out to the suburbs.
What are Rentvestors Looking for?
- Their focus is on Affordability - therefore a much smaller deposit.
- Affordability means being able to more easily buy more properties in the future.
- They are not tying up their money in only one more expensive property - Can have several at a lower cost creating DIVERSITY - Not putting all your eggs in one basket.
- They are looking for properties that provide a good rental return - Properties that in effect pay for themselves
- Properties that have good prospects for Capital Growth
- Example of buying a House for $260,000 - We take a look at the Numbers
- Terry takes a closer look at areas that are doing well during the Covid-19 shutdown.
- What do these areas have in Common?
- We take a look at what's attractive to Rentvestors - Affordability, Good strong rental returns and Capital Growth.
- This is what I’ve coined the Holy Grail of Property Investing - Terry calls it the Win Win Win.
Affordable Properties
- High Rental Yields - Minimum of 6%
- Capital Growth – Once again we share some facts on the “real numbers.” You will be shocked by just how many Regional Areas have had Double Digit Capital Growth in the past 12 months.
34 min - Episode #3 - The War on Media Misinformation with Terry Ryder
- The Media continually refers to the Australian Property Market largely based on what is happening with the Sydney and Melbourne Markets as if they represent what is happening across the “Whole Australian Property Market.”
- The Media report if Sydney and Melbourne are booming then the nation is booming if they are falling the nation is falling.
- We are dealing with thousands of markets across the country that are not really being influenced by what is happening at the macro level but is influence by the local economy.
- What's happening in Sydney is different from what's happening in Perth.
- What's happening in Brisbane is different from what's happening in Ballarat.
- People think you need to invest in the Capital Cities to Make the biggest gains – Not True
- Let’s take a look at the numbers. For example Ballarat and Geelong had more price growth than Melbourne - Over the past 5 years.
- In New South Wales Newcastle, Orange and Wollongong had more price growth than Sydney. - Over the past 5 years.
- Moral of the story – You can get superior growth in the regions.
Media Obsession with Exaggerations and Reporting Disaster rather than the Facts.
- CBA - They expect a fall of maybe 10% and the absolute worst case scenario being 32% . Media has gone for the worst case scenario and obsessed with reporting that.
- National Vacancy rates – Currently sit at 2.6% up slightly from 2.3% a year ago. Media reported the extreme examples where vacancies blew out a lot such as Sydney where the CBD was already at a vacancy rate of 15%.
- What wasn’t reported was the surge in vacancy rates was due to the travel restrictions with lots of short-term rented Air BNB Apartments being put back in to the rental pool.
- Ongoing Inaccuracies of Forecasting - Unemployment Figures across Economists the prediction was Unemployment to hit 8.5% real number was 6.2%.
- The unemployment figures were in the words of Anthony Albanese ‘ Devastating” - It was just Political Capital or Political Pointscoring with no regard for those who had lost their jobs.
- What wasn’t reported with the fact that the Unemployment figures were as a result of a Government engineered shutdown and that the Government are now putting in measures to steer the economy out of the Covid-19 Shutdown.
Moral of the Story behind Media is be Careful What you Believe and what you read...
- If your sole research was the mainstream press which is filled with doom and gloom you'd never invest.
- Examples of High Profile Economists who regularly get it wrong when predicting the Real Estate Markets.
- Reading the newspapers is filled with misinformation it's not really research if you want to be a successful property investor.
- Do your Homework and remember that Australia is made up of 1000’s of Local Economies.
- Cut out the white noise from mainstream media.
38 min - Episode #2 - Before You Spend Your Dough Here’s What You Need to Know
- Today’s Episode and the action steps that follow could literally save you thousands. Please don’t think me arrogant in saying that it’s just that I’ve seen the good the bad and the ugly of buying investment property.
- To put it bluntly I want you to avoid wasting your “dough” and buy an investment property on emotion rather I’d like to see you make rational well researched decisions so you won’t be disappointed by your investment choices later on.
- What I’m sharing with you came about as a result of my experiences both as a Mortgage Broker of over 18 years where I settled hundreds of investment property purchases.
- In my role as a Broker I was able to see first-hand the impact of the different types of Investment Property purchase decisions made by investors that produced a range out outcomes some outstanding and others that ended in tears.. and secondly from my time of some ten years where I marketed mostly Off the Plan properties to investors.
- What I want to share with you first off is an Understanding of What Makes a Good Investment & The Factors that Influence This?
- To Learn Based on History What sort of Properties to Avoid & Where NOT to buy.
- Off Market Purchases: What Are They & How Do They Work?
- Diamonds in the Rough - Finding great deals in a property downturn
- Negative Gearing vs Positive Cash Flow
- The Dream Team - Why you need one and how to build it?
- Research, Research, Research - The importance of doing your homework and making independent judgments.
- The Holy Grail - Finding the ultimate property investment.
- Does the Holy Grail of property investment really exist?
- Securing the Holy Grail - Finding and accessing these properties.
38 min - Episode #1 - Introduction to Philip Robison Property
From mortgage broker to prostate cancer to the depths of property disaster to helping Australians build wealth by having a plan that provides cash flow in retirement.
- My journey into Property started out in 2001 when I entered the world of finance as a Mortgage Broker and did that for almost 19 years.
- I Helped hundreds of clients who purchased investment properties with their finance.
- Respectfully I’d say most clients didn’t really know what they were doing when it came to assessing criteria of what is a good investment vs a bad Investment property.
- They didn’t have a clear strategy with what they were doing – their thinking was mostly short-term rather than let’s look at where we want to be in the next 10-15 even 20 years.
- During my time as a Mortgage Broker buying off the plan properties were all the rage. I saw all sorts of outcomes some good but many were disasters with poor valuations at settlement, questionable quality of construction and many other problems.
- So let me fast forward to 2008 – The Global Financial Crisis – The GFC and my Mortgage Broker revenue drops almost 75% within a matter of weeks.
- What to do?? I obtained my Real Estate Licence and began offering Off The Plan Properties to my clients.
- However what I soon learned the hard way was you cannot control Valuations, The quality of the build, the attentiveness of the builder to attend defects, and developers who charge exorbitant penalty interest like 14% if you fail to settle on time.
- So let me jump forward to September 2014 – After a routine visit to my Doctor for my annual check-up I have a change in my PSA reading. (A measure for Prostate)
- My Doctor refers me to a Urologist where I am booked in for a Biopsy where they take 30 swabs from my prostate and the result is 13 of the 30 had Cancer so on December 16, 2014 I had my Prostate removed.
- Why am I sharing this you?? Because I have no doubt that stress played a major part in me manifesting my cancer.
- So this leads me in to one of my main goals with bringing you this Podcast Series and that is I want everyday Mums and Dads, Individuals and anyone who wants to build wealth through property be able to do so without incurring massive stress.
- I have seen the impact on people when they have bought a property that is burning a hole in their pocket because the holding costs are smashing them or the Rental they are getting due to a change in the market is putting massive pressure on their cash flow and creating stress for them in the home and on their personal relationships.
- So this Podcast series is inspired by my objective to help as many Australians as possible to get to retirement with Cash and Property Assets.
18 min
About The Holy Grail of Property Investing
From the publisher's feed
Philip Robison pulls no punches in giving unbiased information and education for both the newbie and experienced property investor. He will share with you the dos and don'ts of investing and property.…
Catching up with Influencers and people making an impact in the world of Property.