{"id":11544,"date":"2017-05-04T03:00:24","date_gmt":"2017-05-03T17:00:24","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=11544"},"modified":"2017-05-04T03:00:24","modified_gmt":"2017-05-03T17:00:24","slug":"create-wealth-in-any-market-philippe-brach","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/create-wealth-in-any-market-philippe-brach\/","title":{"rendered":"Create wealth in any market \u2013 Philippe Brach"},"content":{"rendered":"

Philippe Brach<\/strong> has more than 25 years experience in the international corporate world specialising in finance, accounting and investment. He is a fully qualified and experienced real estate agent, concentrating his attention solely on investment opportunities around Australia. He has written about his experiences and joins us to discuss his thoughts on creating property wealth in any market.
\nTranscript:<\/strong>
\nKevin:<\/b>\u00a0 I guess there would be very few people who listen to this show who really are not out to create wealth through property investing. It\u2019s no doubt every property investor\u2019s dream. That\u2019s why I was interested to pick up a book called\u00a0Creating Property Wealth in Any Market: How to Build a High-Performance Property Portfolio<\/i>\u00a0written by Philippe Brach.
\nPhilippe has 25 years\u2019 international experience in real estate and finance. He\u2019s an experienced investor himself. He has a company called Multifocus Properties & Finance, and he\u2019s helped countless investors create property wealth.
\nPhilippe, thank you very much for joining us in this show, and thank you for giving us your time. Congratulations on the book, too, by the way.
\nPhilippe:<\/b>\u00a0 Thank you, Kevin.
\nKevin:<\/b>\u00a0 Now, I can\u2019t tell you that I\u2019ve read every bit of it, but I\u2019ve read enough of it to know that it\u2019s a really interesting story. Just in the front of the book \u2013 and I want to pick up on this if I could, Philippe \u2013 I quote you: \u201cOnce I understood how negative gearing worked, I was hooked. I started building upon my education, and before long, I was going on a shopping spree. I actually bought seven properties in six months.\u201d Many people reading that \u2013 and certainly I did, too \u2013 would have thought \u201cWow, that\u2019s pretty ambitious.\u201d
\nWas that a good approach, Philippe, in hindsight?
\nPhilippe:<\/b>\u00a0 Listen, I don\u2019t have any regrets with what I\u2019ve done. I was really driven by the fact that I was in corporate finance at the time and I was looking at investing my money somewhere, and when I discovered the notion of negative gearing, which is fairly unique to Australia, and me as a European person, I never experienced that elsewhere in the world, I looked at it, and as soon as I understood negative gearing, I said, \u201cWell, that has to be something for me, because it\u2019s a great way to create wealth with limited amount of risk.\u201d
\nI went into that, and as soon as I understood, I was lucky enough to have enough borrowing capacity to go and buy several properties, and I just did that, because my approach is driven by numbers and the numbers were telling me that that approach was just almost like a no-brainer. That\u2019s what kickstarted it.
\nAnd the other thing was that having arrived in Australia in 1997, I wasn\u2019t going to build enough superannuation to see me through retirement, so I needed to accelerate the way I was creating my retirement nest egg, if you want, and so I was quite aggressive.
\nIn hindsight, I probably should have spent a bit more time understanding planning rather than just diving in, but the result has been quite good anyway.
\nKevin:<\/b>\u00a0 In the era when you started investing, property was very forgiving, wasn\u2019t it? You could make mistakes \u2013 like you maybe overcommitting just a little bit \u2013 but you\u2019d still be able to come out of it reasonably unscathed, Philippe.
\nPhilippe:<\/b>\u00a0 Yes. The early days, as I call them, were actually as you say very, very forgiving. It was easy. Capital growth was there. There were no problems with refinancing, getting good deals with the banks, and it was a great time for sure.
\nKevin:<\/b>\u00a0 You mentioned there about coming from overseas and how negative gearing in property anyway is unique to Australia. Are we lucky that we have that, and do you think all the talk about abandoning negative gearing or trimming around with it, is that such a wise thing?
\nPhilippe:<\/b>\u00a0 Well, now that Australia has negative gearing, in my mind, it would be crazy to touch it. It\u2019s one of these rare taxes that hasn\u2019t been touched since 1985, and that gives comfort to any kind of investor.
\nWhen you start tinkering with taxation, it spooks people, and what we\u2019ve seen recently in the superannuation world where we\u2019re going to change quite a bit of the rules on July 1 this year, that has definitely driven more people towards property, because they\u2019re saying, \u201cOh, my god. Now they\u2019re changing the rules on superannuation.\u201d
\nChanging things that are in place in taxation, you have to be really, really careful. As you probably remember, in 1985, when Paul Keating, who was the minister at the time, changed the rules on negative gearing, it was a complete disaster.
\nIs it a good idea to have negative gearing? I think it is. I think it\u2019s a great model in the sense that it helps government to provide housing as well as getting a lot of taxes out of it, because at the end of the day, if you go back to the concept of negative gearing, it\u2019s actually not a tax avoidance scheme; it\u2019s actually a tax deferment scheme, because at the end of the day, you\u2019ll end up paying your taxes back by way of capital gains.
\nKevin:<\/b>\u00a0 There are other things, too, that people don\u2019t take into account. Look, we\u2019ve just received our rates notices, and as an investor, we\u2019re charged more for our rates than it would be for an owner-occupier, so it\u2019s not all \u201ceasy street\u201d for investors.
\nThe other thing, too, the point that you make there about it being unique to Australia is that that\u2019s what we\u2019ve actually created here. Our housing stock is largely driven by mom-and-dad investors as opposed to institutional investors, which is where in the countries where they don\u2019t have negative gearing, they have to rely on a lot of government funding and institutional organizations to provide that rental stock, don\u2019t they?
\nPhilippe:<\/b>\u00a0 Absolutely. It\u2019s actually interesting to see that it\u2019s about 2 million Australians who invest in property as investors, and out of that, there are about 1.4 or 1.5 million who own one property. When you\u2019re talking about mom-and-dad investors trying to create a bit of saving on the side, you\u2019re spot on.
\nKevin:<\/b>\u00a0 In fact, I saw some research only this morning saying that there are more emergency workers who negative gear and are investors in Australia than there are professionals, as in solicitors and barristers and the like.
\nCan I take you in another direction in your book? You just touched on it when you first came to Australia, and that is gearing, leverage. A lot of people don\u2019t understand the concept of leverage, using that, and also then using negative gearing to get themselves into property.
\nTell me about your experience with leverage and what lessons we can learn from that.
\nPhilippe:<\/b>\u00a0 Leverage is a great tool to actually speed up your wealth creation, in the sense that you\u2019ll end up borrowing to invest. In a property \u2013 let\u2019s take the typical investor ratio \u2013 they would borrow 90%. They would put in a 10% deposit, but they\u2019re exposed to 100% of the capital growth. If you have positive capital growth, it\u2019s a fantastic leverage.
\nObviously, it works the other way. If you don\u2019t get the capital growth, you can be really kicked, which is what happened to a lot of people during the GFC, when they invested in shares using CFDs \u2013 the contract for difference \u2013 where you could actually leverage yourself to 95% on a share, and if the following day it collapsed, you actually magnified your losses.
\nThe thing I like about property is the fact that in terms of crashes, if you want, compared to the stock market, it\u2019s very mild. During the GFC, for instance, property prices went down by 4% or 5% a year for about two to three years and then eventually, after they declared that the GFC was over, pretty much property prices recovered within a couple of years. It\u2019s all part of that forgivingness of property, which I really like.
\nThe worst-case scenario, if you invest in property, I keep saying to my clients, \u201cListen. If you have a property for ten years and it doesn\u2019t appreciate, you\u2019re pretty much wasting your time but you haven\u2019t actually lost your savings,\u201d which, to me, is a big safety net.
\nKevin:<\/b>\u00a0 A big safety net, yes. Another point you make in your book, too, in the very, very early stages of the book is who should you listen to, and you make the point that property investing is, in fact, a very cluttered marketplace now. There are dozens of so-called experts or property experts who are touting their services.
\nIt raises a point about who do you listen to and what sort of questions should you ask of the person who\u2019s giving you advice, and how important it is to actually tailor an approach that suits the individual, Philippe?
\nPhilippe:<\/b>\u00a0 Yes, the marketplace is very cluttered. Everybody\u2019s an expert, and there are a lot of self-serving people saying, \u201cI managed to buy ten properties. I\u2019m an expert. I can share my knowledge. Blah, blah, blah.\u201d
\nBut the approach we are having is more about trying to understand what the client is about, first of all, because they don\u2019t want to listen to your story; they want you to help them with their story, and that\u2019s a completely different angle.
\nI don\u2019t believe in all the hype; I believe in the facts and figures, and that\u2019s what I impart in terms of knowledge with my clients, and then they\u2019re adult enough to make decisions on where they want to go. The empowerment, if you want, comes with the education and making sure people understand how it works, what the mechanics are, and also what the potential downsides are and what the potential upsides are.
\nKevin:<\/b>\u00a0 I\u2019ll round out the conversation with this one point, which is the beautiful question you ask when you first sit down to talk to someone, and that is \u201cWhat is the situation now, and what would you like it to be?\u201d which indicates to me that whatever I\u2019m going to package up for you is tailored to your own individual circumstances. Someone who\u2019s much older is not going to take as many risks.
\nPhilippe, we are out of time, unfortunately. It\u2019s been lovely talking to you. Thank you. Let me just give the book another plug:\u00a0Creating Property Wealth in Any Market<\/i>. It is published by Major Street. You can purchase it on Philippe\u2019s website, which is multifocus.com.au, and also look for it in all good bookstores.
\nPhilippe, thank you so much for your time.
\nPhilippe:<\/b>\u00a0 No problem. Thank you. My pleasure.<\/p>\n","protected":false},"excerpt":{"rendered":"

Philippe Brach has more than 25 years experience in the international corporate world specialising in finance, accounting and investment. He is a fully qualified and experienced real estate agent, concentrating his attention solely on investment opportunities around Australia. 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