{"id":10177,"date":"2016-12-21T10:00:26","date_gmt":"2016-12-20T23:00:26","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=10177"},"modified":"2016-12-21T10:00:26","modified_gmt":"2016-12-20T23:00:26","slug":"patience-is-the-key-to-a-good-property-decision-patrick-bright","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/patience-is-the-key-to-a-good-property-decision-patrick-bright\/","title":{"rendered":"Patience is the key to a good property decision – Patrick Bright"},"content":{"rendered":"

 
\nPatience is a virtue especially if you want to buy property next year.\u00a0Patrick Bright<\/strong> has some advice about what he sees will be the trends next year and where he will be investing.
\n <\/p>\n

Transcript:<\/strong><\/h4>\n

Kevin:<\/b>\u00a0 The advice coming from Patrick Bright at EPS Property Search is that if you are an investor looking to get into the market next year, be patient; take your time; do your research.
\nGood day, Patrick. How are you doing?
\nPatrick:<\/b>\u00a0 Well. Thanks, Kevin.
\nKevin:<\/b>\u00a0 Do you think people are going to jump in a bit too much? Are they getting a bit over their researching do you think, Patrick?
\nPatrick:<\/b>\u00a0 That\u2019s what I\u2019ve been noticing a lot lately. People are frustrated. They\u2019re over-looking. People do make what I call the fed-up purchase, and that\u2019s going to end up being probably a suboptimal purchase because they\u2019ve been looking for a while, the market\u2019s tight on stock, they\u2019re missing out a lot, and that increases the chances of an impatient buy.
\nKevin:<\/b>\u00a0 What makes a suboptimal purchase, Patrick?
\nPatrick:<\/b>\u00a0 I think something that\u2019s really not going to meet the brief. They start making compromises. They can\u2019t get what they want. They keep getting outbid. You have to stick to your guns. That\u2019s the important thing. Once you set criteria, you need to find that sort of property and obviously buy it at the right money to make the whole thing work.
\nI think another thing that\u2019s going to become a bit of a challenge for people is financing. The banks are going to be tightening up on investor lending, and I think that\u2019s going to be a bit more of a challenge. They\u2019ve been doing that slowly. They\u2019re looking for more owner-occupiers.
\nFinding a market to invest in: where do we go in 2017? Where are things heading? Who to trust? I think that\u2019s becoming harder and harder.
\nKevin:<\/b>\u00a0 It\u2019s interesting to hear you talk about the banks cutting back on investor lending. I read the other day that ANZ bank had pulled back on their book for investors by about $2 billion. That\u2019s a big adjustment. Is that an indication that they\u2019re a bit concerned about the property market do you think, Patrick?
\nPatrick:<\/b>\u00a0 I think it\u2019s just them rebalancing their books as having a decent amount of owner-occupier loans versus investor loans. I think that\u2019s because of the APRA changes that started a couple years ago and all the banks have been having to head that direction.
\nKevin:<\/b>\u00a0 What are the big opportunities you see for investors? What advice would you have for those wanting to get into the market in 2017?
\nPatrick:<\/b>\u00a0 I think the start is don\u2019t be influenced. I\u2019m seeing a little bit of a resurgence of the celebrity endorsement or the sporting star endorsement. Spruikers use them all the time and they pay them tens of thousands of dollars to get their face on a project. Don\u2019t be influenced by that. That\u2019s something pretty important to know.
\nOther opportunities: I think people need to decide what sort of an investor they are. Are they a speculator or an investor? I think a lot of people actually think they\u2019re investing but they\u2019re really speculating. For example, buying off the plan is clearly speculation. It\u2019s not investing. So you need to decide what your risk profile is and whether that\u2019s something that you want to do.
\nThere are always opportunities out there. You need to narrow that down, work out what your budget is, and then work out what market you can play in. If you work out your risk tolerance \u2013 do I want to be an investor or a speculator? What price point can I play in with my investments?
\nKevin:<\/b>\u00a0 You mentioned earlier there about that frustration of going to auctions and being outbid. I know that\u2019s been something we\u2019ve heard a lot about, particularly in that Sydney market. What\u2019s on average the number of properties that you\u2019re finding people have to either get involved in or start to negotiate with before they can actually secure one, Patrick?
\nPatrick:<\/b>\u00a0 I\u2019m hearing from people; some people are telling me that they\u2019ve been to half a dozen or more before they\u2019ve secured something. I personally normally probably buy around about a third of what I would go to auction on roughly over the years, but I think over the last 12 or 18 months, it\u2019s been closer to probably 20%.
\nIt\u2019s just gotten tighter because the stock\u2019s tighter and people are bidding it up. We go with a well-researched, sensible limit, and we either buy at our limit or we don\u2019t. So if people are prepared to pay a little premium or even just above fair money, they\u2019re going to own it over us.
\nKevin:<\/b>\u00a0 I\u2019ve just completed doing a series in the other show we do, Real Estate Uncu<\/i>t \u2013 that\u2019s the show for agents \u2013 and in talking to a number of the market leaders around Australia, there\u2019s a lot of concern about a drop-off in stock in 2017. Do you think that\u2019s on the horizon, in other words, less choice for buyers?
\nPatrick:<\/b>\u00a0 I hope that doesn\u2019t continue. It\u2019s not uncommon to see a lack of stock for a quarter, maybe two quarters, but we\u2019ve now been having back-to-back quarters for about 18 months with a decided lack of stock.
\nI know in the lower North Shore, I\u2019ve been speaking to a couple of sales agents from the larger agencies who have staff who track all sales to know their market share and things like that. They were saying to me that just the lower North Shore of Sydney, for example, was down 47% for the first six months of this year on transactions on the three-year average.
\nKevin:<\/b>\u00a0 Wow. They\u2019re quite staggering figures, aren\u2019t they?
\nPatrick:<\/b>\u00a0 They are. We\u2019re seeing sales agents leaving the industry already. That\u2019s started. You have to imagine you have the same amount of people fighting over 47% less stock to sell, so somebody\u2019s missing out. Some agents are just doing less but still enough, and some aren\u2019t doing enough to even stay around.
\nI think 2017 will see more of that. If the stock doesn\u2019t free up and we get more transactions, then I think that\u2019ll get tighter. I was playing at a charity golf day the other day and people were ask what you do and you talk about real estate and they go, \u201cYou guys have been having a ball the last couple of years.\u201d I said, \u201cWell, you don\u2019t understand, nobody in real estate who I know is actually doing a heck of a lot better than what they were three years ago\u201d
\nMost people I\u2019m speaking to \u2013 successful agents who have been around a decade or more \u2013 we\u2019re all generally working harder for similar or less money. It\u2019s just because there\u2019s less stock to transact.
\nI know for our business, as well, we\u2019re out there working as hard as ever but we\u2019re not actually doing a whole lot more transactions as a buyer\u2019s agent simply because there\u2019s not enough stock to buy and we can\u2019t fulfill the clients\u2019 needs as easily as we would if there were more stock. So nobody really in the industry is thrilled about the situation.
\nKevin:<\/b>\u00a0 Patrick, if you were looking for a property for yourself to put into your own portfolio, where would you be looking? What sort of property would you buy?
\nPatrick:<\/b>\u00a0 Because I\u2019m a long-term buy-and-hold investor and I am not a speculator, I\u2019m going to buy something that has good fundamentals and is going to have good fundamentals in the years to come. I\u2019m looking for something that\u2019s going to be generally a capital city-based property, something that has good multiple infrastructure options for transport, something that has a view, a good floor plan, ideally a nice outlook \u2013 things like those that are a bit unique in the market. That\u2019s what I\u2019m chasing, that sort of stock, personally to add to my portfolio.
\nI have a 10+ year outlook on everything I buy, so my view is that if the market shut down tomorrow and I could not sell it, would I be happy to own this for the next 20 years? If I don\u2019t answer yes to that question, then I\u2019m questioning why I\u2019m buying it.
\nKevin:<\/b>\u00a0 Would it be a unit or a house?
\nPatrick:<\/b>\u00a0 An apartment. I have some houses that I bought over a decade ago, but the last decade, I\u2019ve focused pretty much on apartments because that\u2019s where the market\u2019s been heading. We\u2019re going to see more of that.
\nYou look at the Baby Boomers who are downsizing to apartments from their bigger houses, generally they want a three-bedder, or you\u2019re seeing a lot of one-bedders as well where they can have that \u201clock and leave\u201d Sydney base and they can buy that out-of-town weekender or semi-permanent base and then they have the Sydney pad, or they make Sydney their base usually with a bigger apartment and they make the tree-change or sea-change type out-of-town investment that they use, as well.
\nI\u2019m always looking for what\u2019s going to be in demand not only now but 10 or 20 years out from today. It\u2019s hard to pick 20 years out, but certainly not hard to pick at least a decade out.
\nKevin:<\/b>\u00a0 Patrick Bright from EPS Property Search. Thanks so much for your time, Patrick.
\nPatrick:<\/b>\u00a0 Pleasure, Kevin.<\/p>\n","protected":false},"excerpt":{"rendered":"

  Patience is a virtue especially if you want to buy property next year.\u00a0Patrick Bright has some advice about what he sees will be the trends next year and where he will be investing.   Transcript: Kevin:\u00a0 The advice coming from Patrick Bright at EPS…<\/p>\n","protected":false},"author":176692471,"featured_media":10178,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[34,10,11,13,36,17,22,25],"tags":[101],"class_list":["post-10177","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-finance-topic","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-investment-topic","category-property-investment","category-research-topic","category-sponsored-channels","tag-podcast"],"yoast_head":"\nPatience is the key to a good property decision - Patrick Bright - 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