{"id":13066,"date":"2017-08-07T01:00:48","date_gmt":"2017-08-06T15:00:48","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=13066"},"modified":"2017-08-07T01:00:48","modified_gmt":"2017-08-06T15:00:48","slug":"do-hotspots-really-exist-jane-slack-smith","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/do-hotspots-really-exist-jane-slack-smith\/","title":{"rendered":"Do hotspots really exist? – Jane Slack-Smith"},"content":{"rendered":"

Without doubt, one of the most commonly asked questions I get is \u201cHow do I get ahead of the market, and how do I find out where these hotspots are? Do they really exist?\u201d\u00a0 Jane Slack-Smith<\/strong> tells us about a hotspotting workshop<\/a> that is about to tour the country.
\nTranscript:\u00a0<\/strong>
\nKevin:<\/b>\u00a0 Without a doubt, one of the most commonly asked questions I get is \u201cHow do I get ahead of the market, and how do I find out where these hotspots are? Do they really exist?\u201d Let\u2019s talk to Jane Slack-Smith about that. Jane, of course, is running a Hotspotting Workshop<\/a> in Brisbane, knows all of this, and is actually doing them in other parts of the country, too, that we\u2019ll find out about in just a moment.
\nJane, thank you very much for your time.
\nJane:<\/b>\u00a0 Pleasure, Kevin.
\nKevin:<\/b>\u00a0 Now you\u2019re delving into hotspots. What\u2019s taking you into that area, Jane?
\nJane:<\/b>\u00a0 Actually, it\u2019s no different what I\u2019ve always proclaimed. For me, actually finding the best renovation property comes down to location first. I\u2019ve always concentrated front-end on the data-driven analysis of locating the right suburbs, streets, and properties within that suburb to then determine whether there\u2019s pricing disparity to do a renovation. Location is still very much key to me, and finding that hotspot, as you said, is absolutely what everyone\u2019s after.
\nKevin:<\/b>\u00a0 I have to ask you about what a lot of people say to me, too, and that was a second part of my question \u2013 \u201cDo they really exist?\u201d \u2013 because many people say \u201cBy the time we find out about this hotspot, it\u2019s no longer a hotspot.\u201d How do you get ahead of that curve?
\nJane:<\/b>\u00a0 I get to asked to write articles all the time for magazines, and it surprises me when I do all this analysis and try to find these locations, they don\u2019t get published for three months, and then it becomes quite, as you say, frustrating because the data is old.
\nWhat I teach people is how to create the data-driven analysis themselves to be able to identify that hotspot or the next arriving market and have the data behind it that validates it. We\u2019re looking at just simple things like the ripple effect where areas that have had good growth over the last 10 years: what are the next suburbs past that that maybe get the growth in the future because of affordability issues? Or what about areas that have the infrastructure spend going into then, the gentrification going on?
\nWhen we start seeing that kind of information, I guess, it\u2019s almost a proven success formula for a suburb that says \u201cBased on past data, this is what has been a success of properties and suburbs that have gone up in this area in the past and we\u2019re applying that now.\u201d
\nRather than waiting to read about it in the paper or in the magazines when the data is three to six months old, we\u2019re actually talking about finding those areas yourself.
\nKevin:<\/b>\u00a0 How much of it is really understanding the data? How much can be data-driven, and how much of it is gut feel?
\nJane:<\/b>\u00a0 Oh, Kevin, I leave my guts out of it. I was an engineer by trade, so everything to me is data-driven. At the end of the day, walking the streets and getting a feel for the area and understanding what the area is like and validating the demographic information you have is important.
\nI get my students to work through the dot map exercise to understand emerging suburbs and then using reports. In our one-day workshop, we spend thousands of dollars on reports from every property expert and collate those into the list of our emerging suburbs, and then we put them into our Suburb Selector software.
\nI think I can say with lots of confidence that we\u2019re the only ones with the 2016 census data in there at the moment, and we\u2019re applying what\u2019s happening in that suburb at the moment and looking at the percentage of renters to make sure that we have a low-risk investment because there is the rental demand there. We\u2019re looking at vacancy rates. We\u2019re making sure the number of sales, that there is a turnover so that we\u2019re not wasting our time in the suburb.
\nFor me, the data-driven analysis allows you then to get to the suburb, and in the workshops, we end up with three suburbs. We choose one, we get down to the street level that you can find what streets the renters want to be in, and then we look at the typical property.
\nI\u2019ve seen in the census data there\u2019s been a change over the last four to five years of the typical property, and some of these suburbs have moved more to the townhouse semi, so we\u2019re actually making sure that we\u2019re reducing our risk as an investor again by actually getting the typical property for the area.
\nAnd then when we get into that final analysis on the suburbs, I get students to get the last year\u2019s worth of sale data and actually put down that data on a map of the suburb and find out where the townhouses or semis or units getting the higher prices. What side of the street is actually demanding a higher price?
\nThat kind of analysis, you can leave the kind of gut feel at home when you get down to that level, and then hitting the streets and doing the inspections and validating is really the last point of call. So, 90% of the work can be done from numbers alone.
\nKevin:<\/b>\u00a0 What\u2019s occurred to me listening to you now is the data is out there \u2013 it\u2019s been out there for quite some time \u2013 but it\u2019s actually knowing what questions to ask about the data. I was just listening to you say then which side of the street is going to appreciate greater and why. They\u2019re the kinds of questions, I guess, you can learn at things like your Hotspotting Workshop.<\/a>
\nJane:<\/b>\u00a0 Absolutely. And it comes down to things like there might be a suburb that has 20% public housing in it \u2013 not such a bad situation, but just know where that is. Often, obviously, people in public housing are renting, so if you\u2019re looking into finding the area or the territory that you want to find properties within, it may exclude where the public housing is.
\nIt\u2019s actually looking at the data and getting down to as an investor\u2026 And we\u2019re in a changing market at the moment, and I am an absolute believer that there\u2019s so much opportunity while people are worried and stepping back, and the people who buy now and buy well will be the people in three to five years everyone\u2019s saying, \u201cOh, you were just lucky.\u201d I\u2019m happy to be lucky, but I know the data is behind it and I know that\u2019s what my students have.
\nBut the analysis that goes into it, and as you say, the questions to frame the analysis around\u2026 Let\u2019s just actually get down to the right property that people want, that\u2019s in demand, that will continue to have the growth, and apply that trident strategy that we do.
\nBuy under the market, which has been hard in recent years because the market has moved so quickly, but now market intelligence allows you to know an area and take opportunity. Market reluctance is allowing me to take the opportunity while people are pulling back.
\nRenovate and add value to push up the rent, so you have a better cash flow position while you\u2019re waiting for that long-term growth to come because you\u2019re in an area where people long-term want to live.
\nFor me, it\u2019s about getting the right analysis, asking the right questions, coming down to having the right property to purchase to put in your portfolio.
\nKevin:<\/b>\u00a0 I told you about the workshop that\u2019s coming up. I\u2019ll give you more details on that in a moment. Just before I do that, Jane, what can people expect to get from this workshop?
\nJane:<\/b>\u00a0 Essentially, we jump boots in. Everyone <\/b>collaborates. We do a dot map together for that city \u2013 so Brisbane will have a dot map \u2013 we\u2019ll go through all the software and paid reports that we cover the cost for, and we\u2019ll come up with three suburbs and we\u2019ll go into a lot of detail on one suburb. We\u2019ll jump on a bus, we\u2019ll go and do an inspection and show how to inspect with our four-checklist process.
\nBetter still, we\u2019re having students \u00a0\u2013 and it\u2019s only limited to 12 people to a workshop who are actually taking this data \u2013 some of them decide that it\u2019s a bit hard for them, and they\u2019re handing that data and the criteria of the suburbs and the streets and the suburb over to a buyer\u2019s agent, and they\u2019re buying properties within two to three weeks \u2013 targeted properties that go into their portfolio \u2013 and they\u2019re following us around the country and attending every one and purchasing property.
\nIt\u2019s a great testament, I think, to the workshops themselves that people are actually coming out with the properties very quickly afterwards.
\nKevin:<\/b>\u00a0 Wow. A lot to get through. Jane, I want to thank you for being with us. Let me tell you about the workshop. Go to the website. We\u2019ve set up a special website for you to go and get all the information you want. It\u2019s called HotspotsWorkshop.com.au.<\/a>
\nThe Hotspotting Workshop<\/a> is going to be on in Brisbane at this stage. It\u2019ll go to other areas around the country a little bit later this year, but in Brisbane on the 26th<\/sup> of August at the Royal on the Park in the city. That website again is HotspotsWorkshop.com.au.<\/a>
\nMy guest has been Jane Slack-Smith. Jane, thank you so much for your time.
\nJane:<\/b>\u00a0 Absolute pleasure.
\n 
\n <\/p>\n","protected":false},"excerpt":{"rendered":"

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