{"id":20434,"date":"2018-03-04T01:00:42","date_gmt":"2018-03-03T14:00:42","guid":{"rendered":"https:\/\/www.realestatetalk.com.au\/?p=20434"},"modified":"2018-03-04T01:00:42","modified_gmt":"2018-03-03T14:00:42","slug":"classic-property-investor-mistakes-patrick-bright-part-1","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/classic-property-investor-mistakes-patrick-bright-part-1\/","title":{"rendered":"Classic property investor mistakes \u2013 Patrick Bright Part 1"},"content":{"rendered":"

In part 1 of a two part interview with Patrick Bright<\/strong> we look at the classic mistakes property buyers make.\u00a0 In the first part we look at some mistakes made by property investors.
\nTranscript:<\/strong>
\nKevin:\u00a0 <\/strong>This is a fascinating subject we\u2019re going to pick up on now. We\u2019ll do it in two parts, actually. Patrick Bright joins me from EPS Property Search.
\nGood day, Patrick. How are you doing?
\nPatrick:\u00a0 <\/strong>Well, thanks, Kevin.
\nKevin:\u00a0 <\/strong>Good. I\u2019ve asked you to tap in and spend some time thinking about the classic mistakes you see property buyers make, and you came back to me and said \u201cLook, it\u2019s in two categories. There are owner-occupiers and there are investors.\u201d So, let\u2019s do it in two parts.
\nCan we look at the investor side of it first, Patrick?
\nPatrick:\u00a0 <\/strong>Absolutely, yes. Let\u2019s go for it.
\nKevin:\u00a0 <\/strong>So, where would you start?
\nPatrick:\u00a0 <\/strong>I think in no particular order, these are the top things that I see people do who make mistakes. Buying sight unseen is quite common; I hear that a lot. It\u2019s not really a great idea to be doing that.
\nKevin:\u00a0 <\/strong>Yes, because people think now with the Internet you get so much information that you can do it at an arm\u2019s length. You\u2019d advise against that?
\nPatrick:\u00a0 <\/strong>I do. I\u2019ve actually seen people recommend that who you would probably consider professionals, who would be seen that way in the marketplace. But I don\u2019t understand it. They\u2019ve tried to convince me that it\u2019s okay to do it with Google Maps and all the rest of it. But there\u2019s nothing like visiting it yourself, getting a feel for the area, getting a feel for the suburb, the street, the neighbors, the apartment building, whatever you\u2019re buying into. That\u2019s really important, I feel.
\nAnd if not, get in a professional. If you\u2019re paying a professional who you\u2019re retaining to do that for you, that\u2019s like your eyes and ears, so you can do that. But don\u2019t be buying something sight unseen, certainly unless you\u2019ve engaged a professional to do it for you.
\nKevin:\u00a0 <\/strong>Yes, get your feet on the ground. What\u2019s the next one?
\nPatrick:\u00a0 <\/strong>Buying because of celebrity endorsement. I see cricketers, ex-newsreaders, radio DJs, shock jocks \u2013all that \u2013 \u00a0lend their voice and endorsement to marketeers and developers for a fee. They\u2019re not property experts; they\u2019re getting paid to provide that ad and that endorsement. If they were that good at property investment, they would be doing it full-time for a living.
\nWhen I\u2019ve asked people \u201cWhy did you buy this property?\u201d when we\u2019ve looked at it, and they said \u201cI felt comfortable buying it because of the endorsement.\u201d It happens a lot, and these are things that I see.
\nJust to give you some context, I\u2019ve been in real estate 25 years as a sales agent, an auctioneer, and I\u2019ve been a buyer\u2019s agent for the last 18. So, I\u2019ve seen hundreds of people\u2019s property portfolios. A lot of them come to me to help them buy another property or a property, so I\u2019m always looking at what they\u2019ve done in the past and then we\u2019re assessing it. And this is where I see these things that have gone wrong in the past and investigated them.
\nKevin:\u00a0 <\/strong>So, get your feet on the ground and make your own decisions about these things. That\u2019s pretty important.
\nPatrick:\u00a0 <\/strong>You\u2019ve got to do the research or engage an expert in the field. And research them to make sure they actually know their stuff, because there are people running around claiming that they know their stuff but they don\u2019t always.
\nBuying a property off a brochure or buying off the plan is one that\u2019s really fraught with danger. This is where I see a huge volume. Percentage-wise, it\u2019s probably up there with half the mistakes.
\nIt\u2019s always been risky to buy off the plan. And I\u2019ve done it myself, but I haven\u2019t done it for a long time. And it really became a lot riskier since 2008, after the GFC, when laws were changed to allow foreign investment here. And that\u2019s an increased number. Before, there was a restriction that 50% of a development must be sold locally and the other 50% could be sold to foreigners. That changed to being 100% could be sold to foreigners. But they\u2019ll still sell locally too, but what that meant is they could actually ratchet the price up.
\nBecause you have to keep in mind foreigners aren\u2019t usually buying with their checkbook and calculator; they\u2019re buying to get their money out of their country or to buy a piece of Australia. So just understand that.
\nThe numbers pre-2008 GFC, anecdotally around 2% of new property was bought by foreigners. In 2016\/17, we\u2019re talking 24% to 40% depending on what eastern state capital city you\u2019re buying in. It\u2019s that big. It\u2019s huge, and that has an influence on the market. There\u2019s a rub-off there. So, the Sydney\/Brisbane\/Melbourne markets are the ones that are mostly bought up.
\nIf you don\u2019t believe me, just Google this and the stats are there, all reported by credible property journalists with sources such as the big banks. So, they track this stuff. That\u2019s quite concerning.
\nKevin:\u00a0 <\/strong>That\u2019s great, mate. What\u2019s next?
\nPatrick:\u00a0 <\/strong>Now, if you really want to increase your chances of buying a crappy deal off the plan, just buy one through a financial advisor or an accountant or a mortgage broker, because 99% of the properties that I\u2019ve assessed for clients via any of those channels that they\u2019ve purchased them were either over-priced or in a crappy location, or both. So, just understand that.
\nRunning off hot tips is another one that people do. The real big money is always made by the developers and the land bankers before they create the market. They are the ones who are making the big coin. Don\u2019t think you\u2019re going to get a hot tip and run into an area that\u2019s been written up in the media or \u201cThis is the hotspot\u201d and make a buck.
\nYou look at the top 100 that was talked about this year, then the top 100 that\u2019s talked about the next year, and you\u2019ll find that very few\u2026 In fact, a couple of years ago, I did exactly track this. There were 18 that were written up as top 100 the second year that were also in the year before. And then you track them a few years later, a majority of them were actually some of the worst performing markets. So, the big money is made early on, and you\u2019re not likely to get into that.
\nBuying overseas, buying foreign properties. I see a lot of people, but I\u2019ve not met one person who was not selling, promoting, or connected in some way with a property purchase in another country who was happy with the purchase five years later and would do it again.
\nKeep in mind if the deals are so good, the locals would be buying them. But because they\u2019re not, they have to go and find people in another state or another country. Just keep this in mind. Have some perspective.
\nKevin:\u00a0 <\/strong>It gets back to what you spoke about right at the start of it, getting your feet on the ground and becoming familiar with those local areas, whether they\u2019re in Australia or overseas, Patrick.
\nPatrick:\u00a0 <\/strong>Yes, exactly. I\u2019ve even had clients who said to me \u201cOh, we haven\u2019t got rent for three months.\u201d Where\u2019s the property? It\u2019s in America. I said \u201cRight, do you know the laws there? How are you handling that? What\u2019s your agent like?\u201d \u201cOh, they\u2019re really a bit sloppy getting back to me.\u201d This is the stuff\u2026 Then you\u2019re playing a currency exchange as well, you\u2019re playing in a foreign country with foreign laws. It\u2019s a whole different ballgame.
\nI remember a decade ago seeing a 60 Minutes<\/em> report that found over 250,000 people lost money buying new or off-the-plan properties from marketing companies and developers just on the Gold Coast and Sunshine Coast alone. And five to ten years later, most were still in negative equity. So, this happens, and it happens a lot.
\nKevin:\u00a0 <\/strong>Yes. Very timely warning there. Patrick Bright is my guest. Patrick is from EPS Property Search. We\u2019re going to come back after a very short break, and we\u2019ll take you into the classic mistakes that Patrick has seen property buyers make when they\u2019re buying an owner-occupied property.
\nPatrick, we\u2019ll catch up again in just a moment, mate. Thanks.
\nPatrick:\u00a0 <\/strong>Terrific.<\/p>\n","protected":false},"excerpt":{"rendered":"

In part 1 of a two part interview with Patrick Bright we look at the classic mistakes property buyers make.\u00a0 In the first part we look at some mistakes made by property investors. 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