{"id":13189,"date":"2017-08-11T07:00:11","date_gmt":"2017-08-10T21:00:11","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=13189"},"modified":"2017-08-11T07:00:11","modified_gmt":"2017-08-10T21:00:11","slug":"sell-it-all-strategy-pays-off-for-green-investor","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/sell-it-all-strategy-pays-off-for-green-investor\/","title":{"rendered":"Sell-It-All Strategy Pays Off For Green Investor"},"content":{"rendered":"<p>In fact, Jai\u2019s rapidly growing equity has allowed him to buy three more development projects in just one year, and manufacture $2m in equity along the way.<br \/>\nJAI BANSAL\u2019S approach to wealth creation through property might be a little different to that of some investors, as he doesn\u2019t plan to hold on to any of the properties he buys, his ultimate goal is the same as the dream of millions around Australia \u2013 to live off his property income and enjoy retirement financially free.<br \/>\nWhen Jai and his wife and young son moved to Australia eight years ago, he admits he knew very little about buying real estate for profit. Undeterred, he began a small-scale computer business of his own that would allow him the flexibility to focus on self-education and market research.<br \/>\nJai\u2019s success to date has allowed him to semi-retire in his 40s and spend more of his time focusing on his next property transaction.<br \/>\n\u201cI spend at least two hours each day calling up agents and researching properties in the market,\u201d Jai explains. \u201cNow property has become a full-time job with the added advantage of flexible working hours.\u201d<\/p>\n<p style=\"text-align: center\"><a href=\"https:\/\/i0.wp.com\/realestatetalk.com.au\/wp-content\/uploads\/2017\/08\/Sell-It-All-Strategy-Pays-Off-For-Green-Investor-1.jpg\"><img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\" wp-image-13190 aligncenter\" alt=\"Sell-It-All Strategy Pays Off For Green Investor 1\" src=\"https:\/\/i0.wp.com\/realestatetalk.com.au\/wp-content\/uploads\/2017\/08\/Sell-It-All-Strategy-Pays-Off-For-Green-Investor-1.jpg?resize=429%2C353\" width=\"429\" height=\"353\" \/><\/a><\/p>\n<p style=\"text-align: center\">To date, Jai has purchased six properties as assets. He has sold two and holds one principal place of residence. Pinpointing a total portfolio value is tricky, however, since several of Jai\u2019s properties are at various stages of development \u2013 which is what his entire strategy is based on.<br \/>\n<a href=\"https:\/\/i0.wp.com\/realestatetalk.com.au\/wp-content\/uploads\/2017\/08\/Sell-It-All-Strategy-Pays-Off-For-Green-Investor-2.jpg\"><img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\" wp-image-13191 aligncenter\" alt=\"Sell-It-All Strategy Pays Off For Green Investor 2\" src=\"https:\/\/i0.wp.com\/realestatetalk.com.au\/wp-content\/uploads\/2017\/08\/Sell-It-All-Strategy-Pays-Off-For-Green-Investor-2.jpg?resize=401%2C300\" width=\"401\" height=\"300\" \/><\/a><\/p>\n<p><strong>Two years, one property \u2013 $500k gain<\/strong><br \/>\nRather than the traditional buy-and-hold strategy, Jai has adopted a buy-develop-sell approach.<br \/>\n\u201cI don\u2019t plan to hold on to any properties. I buy with an eye on development potential only,\u201d Jai says. \u201cIt helps me to free up my cash, with added profit.\u201d<br \/>\nIt\u2019s a strategy Jai has perfected, keeping momentum going by putting approvals in place before settlement.<\/p>\n<h2><em>\u201cThe potential buyer didn\u2019t have to do anything except sign the papers with the builder, because the prices and inclusions were already negotiated. All he had to do was sign and build!\u201d<\/em><\/h2>\n<p style=\"text-align: center\"><a href=\"https:\/\/i0.wp.com\/realestatetalk.com.au\/wp-content\/uploads\/2017\/08\/Sell-It-All-Strategy-Pays-Off-For-Green-Investor-3.jpg\"><img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\"wp-image-13192 aligncenter\" alt=\"Sell-It-All Strategy Pays Off For Green Investor 3\" src=\"https:\/\/i0.wp.com\/realestatetalk.com.au\/wp-content\/uploads\/2017\/08\/Sell-It-All-Strategy-Pays-Off-For-Green-Investor-3.jpg?resize=450%2C282\" width=\"450\" height=\"282\" \/><\/a><\/p>\n<p style=\"text-align: left\">\u201cI make sure I have applied for a planning permit well before settlement date, which saves me a lot on interest costs,\u201d Jai explains.<\/p>\n<p>\u201cI also work out my numbers to decide if I should sell it with just the planning permit in place, or go ahead with building. If my realisation gap is not very big in both circumstances, I\u2019ll sell it with just the planning permit.\u201d<br \/>\nJai used this tactic with his very first investment property in 2013, negotiating the list price of $650,000 down to $500,000. The block in Glen Waverley, Victoria, was large enough for him to\u00a0gain approval for a townhouse development.<br \/>\nSix months later, Jai refinanced the property using the available equity he had gained by purchasing it under market value, and recouped his cash deposit.<br \/>\nAfter weighing up the numbers, he decided to sell the property a year later, with all the development plans in place, for a whopping $995,000 \u2013 without having to break ground on the new dwellings.<br \/>\n\u201cI got approval for the townhouses, knocked down the existing building and even finalised everything with the builder,\u201d Jai says.<br \/>\n\u201cThe potential buyer didn\u2019t have to do anything except sign the papers with the builder, because the prices and inclusions were already negotiated. All he had to do was sign and build!\u201d<br \/>\nNot only did the sale recoup the $45,000 Jai spent on planning permit expenses, holding costs and selling fees, but the profits provided more than enough leverage for him to purchase more properties.<br \/>\n\u201cI got a taste of property, and I was hooked,\u201d Jai says.<br \/>\n\u201cI had just doubled my money after six months\u2019 investment. That gave me a lot of confidence.\u201d<\/p>\n<p style=\"text-align: center\"><a href=\"https:\/\/i0.wp.com\/realestatetalk.com.au\/wp-content\/uploads\/2017\/08\/file.jpg\"><img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\" wp-image-13194 aligncenter\" alt=\"file\" src=\"https:\/\/i0.wp.com\/realestatetalk.com.au\/wp-content\/uploads\/2017\/08\/file.jpg?resize=498%2C221\" width=\"498\" height=\"221\" \/><\/a><\/p>\n<p><strong>A triplex strategy<\/strong><br \/>\nJai is always updating his strategy, depending on how he can best maximise his profits through development.<br \/>\nOne of his creative value-adding tactics is to hunt down sites that agents and town planners assumed would only gain a permit for two dwellings, but then seek permission for three.<br \/>\n\u201cI take a bit of a risk here, and I speak to town planners, local council and architects and try to get approval for three instead of two,\u201d he says.<br \/>\n\u201cIf I\u2019m able to build a triplex, my profit jumps. So I do this often.\u201d<\/p>\n<h2><em>\u201cI had doubled my money after just six months on my first property. That gave me a lot of confidenc<\/em>e\u201d<\/h2>\n<p style=\"text-align: left\">As well as generating far more capital in his properties, this buying strategy allows Jai to purchase properties at a market value based on a two-dwelling development.<\/p>\n<p>As a word of advice for investors considering their own property purchases, Jai advises thinking a little outside the box.<br \/>\n\u201cDon\u2019t leave it entirely to the architect; come out with your own ideas and discuss them,\u201d he suggests. \u201cSitting on your investment may not be the best option. Be creative and bold to develop it.\u201d<br \/>\nJai\u2019s creativity and attention to his research were instrumental in the success of his first development.<br \/>\n\u201cI had applied for subdivision, and the town planner told me the house numbers would be 73a and 73b,\u201d he says.<br \/>\n\u201cBut I did my own research and found that the council could give me separate numbers, since it was a corner block.\u201d<br \/>\nGiving each dwelling its own independent street address removed any negative townhouse perceptions, which Jai believes further bumped up the property\u2019s value.<br \/>\nHe used his first two investment purchases \u2013 bought virtually back to back in Glen Waverley in 2013 \u2013 to cut his teeth on, and spent almost two years on development.<br \/>\nMore recently, he has fast-tracked his purchasing, buying three more properties in less than a year.<br \/>\n<strong>Choosing sites<\/strong><br \/>\nInitially, Jai bought in Glen Waverley because of its excellent schools, where he wanted to enrol his son. Since then, he has bought several properties in the same area or its surrounding suburbs, and also diversified into a coastal Victoria location.<br \/>\n<strong>MAXIMISING DEVELOPMENT PROFIT\u00a0<\/strong><br \/>\n\u2022 Find properties that aren\u2019t generating a lot of interest, and buy at below market value.<br \/>\n\u2022 Look for areas with appealing infrastructure and popular school zones; make sure you research the suburb and build dwellings that suit the market.<br \/>\n\u2022 Start getting planning permissions in place before settlement.<br \/>\n\u2022 Be creative in your development proposal, and look for ways to value-add, such as adding an extra unit.<br \/>\n\u2022 Negotiate the purchase price as well as agreements with builders.<\/p>\n<p style=\"text-align: center\"><a href=\"https:\/\/i0.wp.com\/realestatetalk.com.au\/wp-content\/uploads\/2017\/08\/Sell-It-All-Strategy-Pays-Off-For-Green-Investor-5.jpg\"><img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\" wp-image-13193 aligncenter\" alt=\"Sell-It-All Strategy Pays Off For Green Investor 5\" src=\"https:\/\/i0.wp.com\/realestatetalk.com.au\/wp-content\/uploads\/2017\/08\/Sell-It-All-Strategy-Pays-Off-For-Green-Investor-5.jpg?resize=630%2C411\" width=\"630\" height=\"411\" \/><\/a><\/p>\n<p>With his primary goal being a quick turnover, Jai says his key indicator for a sought-after suburb with development potential is the existing infrastructure.<br \/>\n\u201cRather than focusing on future potential, I look at what current facilities they have,\u201d he explains.<br \/>\n\u201cFor instance, Glen Waverley has good schools, basketball courts, cafes, shops, shopping malls; it\u2019s a multicultural neighbourhood and it ticked all my boxes.\u201d<br \/>\nIn addition, Jai aims to buy property with equity built into it from day one, by purchasing below market value. He then runs each potential purchase through a profit filter.<br \/>\n\u201cI ask myself, how can I add value to this investment and achieve at least 20% profit above purchase price, after deducting all expenses? If I don\u2019t see this profit, I don\u2019t buy.\u201d<br \/>\nToday, Jai\u2019s portfolio consists of five properties, which are worth $3m at their current stages of development. Once the projects are completed, he expects that figure to rise to $7m.<br \/>\nHe\u2019s working on three development projects simultaneously \u2013 two with new houses and one with a permit for three townhouses.<br \/>\nNot all of Jai\u2019s developments have been smooth sailing, he admits. His build in Heidelberg Heights stalled for seven months when issues related to water supply and the neighbour\u2019s sewer lines cropped up.<br \/>\nHowever, other than wishing he had bought more properties, Jai has no regrets about the path he is paving and where it\u2019s leading.<br \/>\n<strong>Bigger plans<\/strong><br \/>\nFrom this point on, Jai expects to buy and develop a property each year.<br \/>\nHis plans extend beyond traditional development, though \u2013 his goal is to eventually purchase large regional blocks to subdivide and sell.<br \/>\n\u201cMy idea is to buy acreage and hectares and subdivide them into 50, 60 or 100 blocks, for example, and then sell them,\u201d Jai says. \u201cI want to start doing that from next year.\u201d<br \/>\nAfter four years as an investor, Jai believes that the property market provides better returns than any other investment.<br \/>\n\u201cThe beauty of a long-term strategy is that you have gained additional equity each year but you don\u2019t actually get access to it; it\u2019s kind of a simpler version of superannuation, with way more flexibility,\u201d he explains.<br \/>\n\u201cI would always bet my money on property investment rather than putting it into my superannuation fund.\u201d<br \/>\nWhile Jai gets immense satisfaction from the course that his life has taken and the financial gains he has found in property, he says the best part of this is the positive impact it has had on his family.<br \/>\n\u201cMy beautiful wife is my partner in this business, and I love that we can work together,\u201d he says.<br \/>\n\u201cI actively discuss property options with my 15-year-old son, and at times he surprises me with his insight!\u201d<br \/>\nJai also appreciates the time he has each day to invest in his son\u2019s ambition to become a professional cricketer and earn his light plane pilot\u2019s licence.<br \/>\n\u201cMy time is flexible, so I can train with him, take him to practice and lessons, and to different coaches,\u201d Jai says.<br \/>\n\u201cThis property investment business is giving me the gift of the most important kind: hours of my day.\u201d<b><\/b><br \/>\n&nbsp;<\/p>\n<p style=\"text-align: left\">Originally published as: \u00a0<a href=\"http:\/\/www.yourinvestmentpropertymag.com.au\/success-stories\/investor-profile-jai-bansal--sellitall-strategy-pays-off-for-green-investor-235880.aspx\">http:\/\/www.yourinvestmentpropertymag.com.au\/success-stories\/investor-profile-jai-bansal&#8211;sellitall-strategy-pays-off-for-green-investor-235880.aspx<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"<p>In fact, Jai\u2019s rapidly growing equity has allowed him to buy three more development projects in just one year, and manufacture $2m in equity along the way. JAI BANSAL\u2019S approach to wealth creation through property might be a little different to that of some investors,&#8230;<\/p>\n","protected":false},"author":176692471,"featured_media":8821,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[13,31],"tags":[],"class_list":["post-13189","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-latest-story","category-your-investment-property"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Sell-It-All Strategy Pays Off For Green Investor - Realty Talk<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/channels.realty.com.au\/realtytalk\/sell-it-all-strategy-pays-off-for-green-investor\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Sell-It-All Strategy Pays Off For Green Investor - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"In fact, Jai\u2019s rapidly growing equity has allowed him to buy three more development projects in just one year, and manufacture $2m in equity along the way. JAI BANSAL\u2019S approach to wealth creation through property might be a little different to that of some investors,...\" \/>\n<meta property=\"og:url\" content=\"https:\/\/channels.realty.com.au\/realtytalk\/sell-it-all-strategy-pays-off-for-green-investor\/\" \/>\n<meta property=\"og:site_name\" content=\"Realty Talk\" \/>\n<meta property=\"article:published_time\" content=\"2017-08-10T21:00:11+00:00\" \/>\n<meta name=\"author\" content=\"rolanrush\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:label1\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data1\" content=\"rolanrush\" \/>\n\t<meta name=\"twitter:label2\" content=\"Est. reading time\" \/>\n\t<meta name=\"twitter:data2\" content=\"8 minutes\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\\\/\\\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/sell-it-all-strategy-pays-off-for-green-investor\\\/#article\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/sell-it-all-strategy-pays-off-for-green-investor\\\/\"},\"author\":{\"name\":\"rolanrush\",\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/#\\\/schema\\\/person\\\/384a57ac9e52cb9bf19896cb15eaa52d\"},\"headline\":\"Sell-It-All Strategy Pays Off For Green Investor\",\"datePublished\":\"2017-08-10T21:00:11+00:00\",\"mainEntityOfPage\":{\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/sell-it-all-strategy-pays-off-for-green-investor\\\/\"},\"wordCount\":1612,\"commentCount\":0,\"image\":{\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/sell-it-all-strategy-pays-off-for-green-investor\\\/#primaryimage\"},\"thumbnailUrl\":\"\",\"articleSection\":[\"Latest Stories\",\"Your Investment Property\"],\"inLanguage\":\"en-US\",\"potentialAction\":[{\"@type\":\"CommentAction\",\"name\":\"Comment\",\"target\":[\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/sell-it-all-strategy-pays-off-for-green-investor\\\/#respond\"]}]},{\"@type\":\"WebPage\",\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/sell-it-all-strategy-pays-off-for-green-investor\\\/\",\"url\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/sell-it-all-strategy-pays-off-for-green-investor\\\/\",\"name\":\"Sell-It-All Strategy Pays Off For Green Investor - Realty Talk\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/#website\"},\"primaryImageOfPage\":{\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/sell-it-all-strategy-pays-off-for-green-investor\\\/#primaryimage\"},\"image\":{\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/sell-it-all-strategy-pays-off-for-green-investor\\\/#primaryimage\"},\"thumbnailUrl\":\"\",\"datePublished\":\"2017-08-10T21:00:11+00:00\",\"author\":{\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/#\\\/schema\\\/person\\\/384a57ac9e52cb9bf19896cb15eaa52d\"},\"breadcrumb\":{\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/sell-it-all-strategy-pays-off-for-green-investor\\\/#breadcrumb\"},\"inLanguage\":\"en-US\",\"potentialAction\":[{\"@type\":\"ReadAction\",\"target\":[\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/sell-it-all-strategy-pays-off-for-green-investor\\\/\"]}]},{\"@type\":\"ImageObject\",\"inLanguage\":\"en-US\",\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/sell-it-all-strategy-pays-off-for-green-investor\\\/#primaryimage\",\"url\":\"\",\"contentUrl\":\"\"},{\"@type\":\"BreadcrumbList\",\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/sell-it-all-strategy-pays-off-for-green-investor\\\/#breadcrumb\",\"itemListElement\":[{\"@type\":\"ListItem\",\"position\":1,\"name\":\"Home\",\"item\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/\"},{\"@type\":\"ListItem\",\"position\":2,\"name\":\"Sell-It-All Strategy Pays Off For Green Investor\"}]},{\"@type\":\"WebSite\",\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/#website\",\"url\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/\",\"name\":\"Realty Talk\",\"description\":\"Your Trusted Voice For Property Investing. 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