{"id":13210,"date":"2017-08-23T01:00:57","date_gmt":"2017-08-22T15:00:57","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=13210"},"modified":"2017-08-23T01:00:57","modified_gmt":"2017-08-22T15:00:57","slug":"self-taught-investor-creates-a-5m-portfolio-in-five-years","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/self-taught-investor-creates-a-5m-portfolio-in-five-years\/","title":{"rendered":"Self-taught investor creates a $5m portfolio in five years"},"content":{"rendered":"

Just a few years ago, hopeful investor Keshav Jha was flipping through property magazines and gathering whatever tips and advice he could from experienced professionals. Five years on, his portfolio boasts 10 properties across five states and territories \u2013 and he has taken out the top prize in Your Investment Property\u2019s Investor of the Year Awards 2016.<\/p>\n

\"Self-taught<\/a><\/p>\n

KESHAV JHA doesn\u2019t do things by halves. The day he decided to invest in property, he launched head first into a season of self-education that involved numerous seminars, countless books, online tools and reports, and shoulder-rubbing with real estate experts. What he learnt has not only fast-tracked his blooming portfolio; it\u2019s also saved him from making major mistakes that could have slowed him down.
\n\u201cI learnt that a bad deal had the potential to derail a property investment game plan and could act as a major setback even for a seasoned investor,\u201d Keshav says. \u201cSo I prepared myself to do as much research as possible before I purchased any property.\u201d<\/p>\n

\u201cI follow the investment principle of Warren Buff ett: be fearful when others are greedy, and greedy when others are fearful\u201d<\/em><\/h2>\n

True to his word, Keshav has gained an in-depth knowledge of the property world that would rival that of investors who\u2019ve been living in it for a lifetime.<\/p>\n

Keshav settled on his first property in 2011: a double-storey, three-bedroom, three-bathroom home in Glenfield, Sydney, that he bought with a $115,000 cash deposit. Testament to his diligent research, the property has grown by close to 80% in value since the day he bought it. Purchased for $445,000, the home is now worth almost $800,000.
\nBut Keshav says the Glenfield property isn\u2019t even his most successful one to date.
\nIn 2014, he bought an eight-month-old four-bedroom house in Camillo, Perth, from a highly motivated seller.
\n\u201cThe final purchase price was negotiated to $390,000, which was nearly $30,000 less than the original asking price,\u201d says Keshav. \u201cThat resulted in an instant equity gain. It\u2019s grown in value by about $100,000 in the last two years.\u201d
\nBenefiting from a buy-new strategy<\/strong>
\nKeshav explains that he opts to purchase new or off-the-plan dwellings, which allow him to profi t from any equity gathered from the time of purchase to completion. He looks for detached properties in growth corridors across Australia, and prefers lot sizes from 300sqm to 800sqm. The larger lot sizes give some wiggle room down the track to demolish the existing home and construct multiple dwellings.
\n\u201cNew buildings have higher depreciation and are less susceptible to maintenance issues,\u201d explains Keshav. \u201cHowever, it is vital that each property I purchase was built by a good and reputable builder.\u201d
\nHe has another trick up his sleeve when it comes to building from scratch. Keshav says he avoids progress-payment builds and instead opts for a 5% or 10% deposit up front, and the rest on completion. \u201cThis allows me to save significant money on mortgage interest payments, and also on stamp duty, depending on the state and purchase type,\u201d he says.
\nOther attributes that he looks for are a purchase price of less than $600,000 \u2013 and which is not more than the median house price for the suburb.
\n\u201cI look for properties within 10 to 40km of the major capital cities and in growth corridors,\u201d says Keshav.
\n\u201cCommunities that attract families make tenants that generally stay for a longer duration. I avoid buying units because the land component is negligible for units and apartments, and strata fees reduce the net rental income.\u201d
\nAnd of course Keshav strongly suggests doing your homework before purchasing. \u201cConduct extensive economic and demographic research, and do the number crunching to evaluate the suburb and the property\u2019s current and future prospects,\u201d he advises.
\nBuying now for the future<\/strong>
\nKeshav has adopted a diverse and diligent strategy, which has clearly impressed our judges. And it all began in 2011, when Keshav, an information technology teacher, says he realised that the superannuation he and his wife, Ishpreet, had accrued, together with their pension, would not be enough to support them comfortably through retirement.
\nSince then, Keshav has focused his strategy on buying and holding for capital growth.
\n\u201cWe also want to be able to support and fund my two daughters\u2019 education so that they can become able and contributing human beings when they grow up,\u201d he says with a smile.
\nAnd while his eye is firmly on the long-term prize, Keshav is finding that he\u2019s already able to live more generously, courtesy of his careful planning and burgeoning portfolio.
\n\u201cI\u2019m very humbled that my property investment is helping me to increase the number of charities I support,\u201d says Keshav, who has been a long-time supporter of charities like beyondblue, the Royal Flying Doctor and Save the Children.
\n\u201cThe more I invest, the more I will be able to support various charitable causes,\u201d he adds.
\nCloser to home, Keshav has become a personal mentor to other aspiring investors, helping four friends to purchase properties of their own.
\n\u201cI\u2019m passionate about helping others, and I really like to teach,\u201d says Keshav. \u201cI feel so fortunate to be in a position where I can help other people to become savvy investors.\u201d
\nCreating capital growth<\/strong>
\nTo maximise the potential capital of each one of his purchases, Keshav has defined a set of characteristics that he looks for in his properties. Firstly, he targets properties that can be improved through minor renovations.
\n\u201cFor example, I would prefer a house with two lounges, so I could convert one lounge into a bedroom by adding an additional door and internal wall,\u201d he explains. \u201cThis minor change maximises the rental yield and can fetch anything from $30 to $50 extra per week in rental income.\u201d
\n\u201cCurrently I\u2019m predominantly buying in and around capital cities in Western Australia, Victoria and South Australia,\u201d says Keshav.
\nA numbers man through and through, Keshav says he creates a shortlist of suitable suburbs based on his demographics research.
\n\u201cI keep investigating suitable properties, and depending on where I find an investment opportunity first, I buy there.\u201d<\/p>\n

\"Self-taught<\/a><\/p>\n

A safety net for risk<\/strong>
\nKeshav adopts a three-pronged strategy for avoiding risk: diversity in location, well-managed mortgages, and asset protection.
\n\u201cI believe buying properties in various states helps me to benefit from each state\u2019s own property cycle,\u201d says Keshav. \u201cAlso, if one state is doing well and property prices are up, there\u2019s an opportunity to use the increased equity from my properties in that state as a deposit. Then I can focus on buying more properties in states with good potential that are currently experiencing a subdued economy.\u201d
\nNext, Keshav uses a range of financial tactics to keep risk at a minimum. He uses a variety of lenders to maximise his borrowing power and avoid having all his funds tied up with one institution.
\nHe also avoids cross-collateralisation of his loans. \u201cIf properties are cross-collateralised and the value of one property goes up and another goes down, the net effect on both properties\u2019 performance has to be accounted for while drawing out the equity,\u201d he explains.
\nAs a result, one poor performer can stifle the available equity on all linked properties.
\nTo reduce the impact of fluctuating interest rates, Keshav says he uses fixed-rate loans with a term of one to three years.
\n\u201cI also use a split-loan facility, where half of the loan is fixed and the other half is variable. Consequently, I have interest rates ranging from as low as 3.90% to as high as 4.7% across my portfolio,\u201d he says.
\n\u201cI\u2019ll still keep fine-tuning my own property investment strategy and philosophy over time. Your Investment Property magazine has helped me a lot by reading about other investors\u2019 mistakes!\u201d
\nA focus on equity boosts buying power<\/strong>
\nAlthough he started with a decent deposit of $115,000, Keshav\u2019s successful strategy of chasing quick capital growth means he has had plenty of equity to fund all his purchases since then.
\n\u201cUsing the current equity growth in my portfolio, I have been able to unlock close to $244,000, which can be used for deposits to purchase multiple properties,\u201d he explains.
\n\u201cDue to this equity growth, my portfolio value has grown approximately 60% since 2014.\u201d
\nIn fact, in the two years to 2016, Keshav\u2019s portfolio increased from $3.27m to $5.21m.
\nBut this doesn\u2019t mean he plans to slow down now. Keshav says he and Ishpreet intend to own a property portfolio valued at up to $50m eventually, encompassing several dozen properties. And judging by his success to date, it looks like their future is likely to pan out just the way Keshav has carefully and meticulously planned.
\nCongratulations, Keshav, our 2016 Investor of the Year.
\nKESHAV\u2019S TOP 4 SUBURBS TO WATCH<\/strong>
\n1. Armadale, Perth: \u201cIt ticks all the boxes as a promising suburb, based on its current economic barometer, infrastructure development and demographic forecast.\u201d
\n2. Melton, Melbourne: \u201cWhen compared to Australia’s average annual population growth of 1.6%, Melton\u2019s expected growth is nearly 430% higher and is certainly something to think about in terms of future prospects.”
\n3. Craigieburn, Melbourne:
\n\u201cCraigieburn is well serviced and people can easily commute to Melbourne via rail, bus, freeway and highway for work daily.”
\n4. City of Playford, Northern Adelaide: \u201cAlthough comparatively City of Playford has lower forecasted growth, it still ticks all the boxes as a vibrant suburb with good potential for future capital gains and high rental yield, based on its current state of economy and infrastructure development.\u201d
\nMY ONE PROPERTY REGRET<\/strong>
\nWhile he\u2019s thankful that his portfolio is performing well, Keshav says his one regret is that he didn\u2019t start earlier. \u201cI wish I could turn back the clock and start investing in properties when I was in my 20s,\u201d he laughs. \u201cAt the same time, I think that it\u2019s still okay to invest now, as the interest rates are at record lows, so it\u2019s a good time to be investing.\u201d
\n <\/p>\n

WHAT DID THE JUDGES SAY?<\/b><\/p>\n

\"Elvio<\/a><\/p>\n

“Keshav demonstrates a strong understanding of property investing fundamentals, including minimising investment risk through geographical diversification, and investing in capital cities or close proximity to where values are supported by population growth, jobs and infrastructure.”<\/p>\n

\u2013 Elvio Bechelli, DHA Australia<\/p>\n

 
\n 
\n\"Tim<\/a>
\n“I like that Keshav has diversified geographically more than any other finalist, with a property portfolio that spans five states. Such geographic diversity provides some protection from city-specific housing market trends which often run countercyclical. Also, the ethical behaviour from Keshav goes well beyond supporting multiple charities. Keshav is building wealth to invest in his family\u2019s education and wellbeing.”
\n\u2013 Tim Lawless, CoreLogic
\n 
\n 
\n\"Tyron<\/a>
\n“Keshav\u2019s analysis and research of the property market stood out above all the finalists. I also liked that Keshav has a great mix of interstate properties to spread his risk, and this should also reduce his land tax.”
\n\u2013 Tyron Hyde, Washington Brown
\n 
\n 
\n 
\nCAPITAL GROWTH SNAPSHOT<\/b>
\n\"CAPITAL<\/a>
\n 
\n 
\n 
\n 
\n 
\n 
\n 
\n\u00a0<\/b>
\nProperty 1: Glenfield, Sydney, NSW<\/b>
\n3×3 house, double-storey
\nCapital growth: 79% in last 5 years
\nPurchase price: $445,000
\nCurrent value: $798,000
\nProperty 2: Glenfield, Sydney, NSW<\/b>
\n3×2 house
\nCapital growth: 85.5% in last 4.5 years
\nPurchase price: $407,000
\nCurrent value: $755,000
\nProperty 3: Gillieston Heights, Hunter Valley, NSW<\/b>
\n3×2 house
\nCapital growth: 21.35% in 3 years
\nPurchase price: $441,000
\nCurrent value: $535,000
\n 
\nOriginally published as: \u00a0http:\/\/www.yourinvestmentpropertymag.com.au\/success-stories\/investor-of-the-year-2016-awards-keshav-jha-231129.aspx<\/p>\n","protected":false},"excerpt":{"rendered":"

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