{"id":20973,"date":"2018-05-02T01:00:41","date_gmt":"2018-05-01T15:00:41","guid":{"rendered":"https:\/\/realestatetalk.com.au\/?p=20973"},"modified":"2018-05-02T01:00:41","modified_gmt":"2018-05-01T15:00:41","slug":"lessons-from-the-gfc-margaret-lomas","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/lessons-from-the-gfc-margaret-lomas\/","title":{"rendered":"Lessons from the GFC \u2013 Margaret Lomas"},"content":{"rendered":"

We ask Margaret Lomas<\/strong> from Destiny if there are any investing strategies that do well in boom and bust.
\nTranscript:<\/strong>
\nKevin:\u00a0\u00a0<\/strong>Are there any investment strategies that do well in \u201cboom and bust\u201d? What a great question. I\u2019m going to ask that question of Margaret Lomas from Destiny Financial Solutions.
\nGood day, Margaret. How are you doing?
\nMargaret:\u00a0\u00a0<\/strong>I\u2019m very well.
\nKevin:\u00a0\u00a0<\/strong>Good. Can you answer that? Is there such a thing as an investment strategy that does well in both boom and bust?
\nMargaret:\u00a0\u00a0<\/strong>I can answer that. And I\u2019ll go back to when the GFC first hit, because at that point in time, not long before the GFC, I\u2019d actually invested in quite a lot of properties that you would have considered to be right at the lower end of their markets. So, I\u2019d gone to some capital cities but gone right into those areas that people generally turn their nose up at, and I\u2019d also invested in a couple of larger regional towns, as well.
\nAnd interestingly enough, what I found is that once the GFC hit and a lot of people with more expensive property were finding that both their values were down and their rents were also down relatively speaking, I found contrarily that my properties actually all grew in value really well during the GFC.
\nI think the reason behind that is that when you think about it, people still throughout the GFC wanted to buy property to live in, but they had to amend what their aspirations were. So, more people fell down into those lower price ranges, more people needed to rent in those lower price ranges, and we actually saw a subsequent increase in demand in those lower price range properties and those lower rent range properties.
\nSo, because I owned quite a lot of properties in those areas, I had a great time during the GFC, and my properties rose really well in value.
\nKevin:\u00a0\u00a0<\/strong>Okay, so turn it around. What happens when it\u2019s the opposite?
\nMargaret:\u00a0\u00a0<\/strong>Well, the thing about that is providing you make sure that the areas that you buy in are also areas that have future potential \u2013 because you know there\u2019s some infrastructure coming up, you know that their population is growing, and you know that the demographic is made up mostly of families, and those families need to be met through the future provision of schools and childcare centers and shopping centers \u2013 then those areas also continue to grow post-economic stress just the same as any other property will.
\nSo, you get similar growth to any other property after or when there\u2019s no economic stress, but you seem to get better growth while there is some kind of economic stress.
\nKevin:\u00a0\u00a0<\/strong>What\u2019s your most favored strategy? Or have you just told us what it is?
\nMargaret:\u00a0\u00a0<\/strong>That\u2019s not always my strategy. Certainly, if I think the economy is going along nicely and we don\u2019t have any kind of major economic stress, then I will change that strategy. And from time to time, I will buy from areas where they might not be in that bottom third of the market \u2013 they might be closer to the median value \u2013 but they exist in areas that border onto areas that already had a lot of attention and grown really well.
\nAnd you can see that happening all over the place. If you look, for example, in Queensland and we go to the northern suburbs, let\u2019s say we think about places like North Lakes and Petrie where we have all of that big university development happening, we\u2019ve seen properties in those two areas and Kallangur going up really well in the last few years, and they\u2019ve gained some great value and their rents have also gone up.
\nIf we have a look at those areas and then have a look at their bordering suburbs, we find places like Dekabin and areas like those where there\u2019s a significantly lower buy-in price, but those areas are also subject to the same kind of infrastructure. So, the reason their prices are lower is because at this point in time, they\u2019re still not favored. People still think that they\u2019re not the best area to live in.
\nBut what you always see happen over time is that once those other areas that are doing so well start to just peak up a little too high and come outside of the price range of the average buyer and the average investor, then we see them start to look a little bit further afield and we get pressure on those outlying areas.
\nAnd I really like that as a strategy. That\u2019s what worked for me very time I\u2019ve bought.
\nKevin:\u00a0\u00a0<\/strong>You\u2019ve mentioned there some areas in Queensland. Does the same apply in some of the other capital cities like, say, the outskirts of Melbourne as an example? As you head out towards Gippsland?
\nMargaret:\u00a0\u00a0<\/strong>Absolutely. And let\u2019s have a look at what happened in places like Altona. Now, Altona wasn\u2019t doing that well and it was still fairly cheap to buy in, but when we started to see the areas of Williamstown and those other beachside suburbs that were a bit closer to Altona rise in value, it wasn\u2019t long after they went up that the focus then centered on Altona.
\nAnd Sunshine, which is formally an area that people thought wasn\u2019t that great and area, we saw that grow, and then subsequently places like Tarneit are now starting to get attention because they border Sunshine.
\nSo yes, absolutely. We do see this happening everywhere. It\u2019s not something that\u2019s unique to Queensland.
\nKevin:\u00a0\u00a0<\/strong>Some of these regional areas that you\u2019re talking about, it\u2019s interesting, because we seem to be talking a lot more about regional areas, which I guess in a large way is driven by affordability, how unaffordable some of those inner-city areas have become, Margaret.
\nMargaret:\u00a0\u00a0<\/strong>And we see this happen every 10 to12 years. I still very clearly recall the last time that the regions came under focus by both investors and experts, and we did see people make some really good money out of some of those big regional areas like Bathurst and Orange, like Townsville, Bendigo, and Ballarat. Those kinds of regional areas actually made some good money for people.
\nBut I do warn people to understand that when they do buy in those regional areas, first of all, it\u2019s not every regional area. It\u2019s the major ones that have some kind of industry of their own or some kind of microeconomy of their own that can behave independently to their closest capital city, but also understand that timing is really critical \u2013 and even more critical when you\u2019re investing in the regions.
\nIf you do get in at the right time, absolutely, you can make a lot of really good money for the short-term, and it usually has a run of about two to three years. But regional areas do have a greater tendency to then sit a little flat for longer than what a capital city will.
\nThat\u2019s fine because you\u2019re usually getting pretty good rent return as well, just understand if everybody is already talking up a regional town and you can look at the figures and see that it\u2019s already had significant growth in the last year or so, you\u2019re probably a little late to get in.
\nKevin:\u00a0\u00a0<\/strong>Yes. Just before I let you go, Margaret, could I just ask you for your top three tips for creating a solid investment or having a solid investment?
\nMargaret:\u00a0\u00a0<\/strong>The first thing is don\u2019t read the magazines, because despite the fact that experts are very free with their knowledge these days and they\u2019re happy to recommend different areas, I\u2019m definitely of the impression and the feeling that anyone who is recommending an area, it\u2019s probably too late to invest there.
\nI like to think I\u2019m a little bit different; I try to get in early, especially with the webinars that we give for our clients where I try to get those areas that no one else is talking about. But you\u2019ll see when you read the magazines that everyone is always talking about the same areas, which means everybody is buying there. And the moment you\u2019re buying in a heated market where there are a lot of people moving in that market, then you\u2019re too late.
\nAnd that brings me to the second tip, which is never buy in a heated market. If you find that you start looking in a market that you think sounds okay or you\u2019ve heard that it\u2019s okay but you find that as soon as you find a property, someone else has bought it, then that\u2019s a clear sign that you\u2019re too late to be there.
\nYou don\u2019t want to be competing against anybody else for the buys that you\u2019re making. The minute you\u2019re forced into a situation where you\u2019re competing, you will also pay too much for that property, and you\u2019ll get to the point where you start getting so tired of missing out that you start to adjust what you\u2019re prepared to pay upwards, and pretty soon, you\u2019re even getting out of your own price range.
\nAnd I guess the third tip is always think about that family demographic. To me, that\u2019s one of the most critical things that drives growth. I know I\u2019ve said this on your show many times, but it really does bear repeating over and over again. When you think about it, when a family moves to an area, they generally do so because there\u2019s something about that area that\u2019s attracted them, and it will be because everything that you need for your kids is there in that area and there\u2019s an expectation that it will continue to grow and develop.
\nAnd when you move there, you put your kids in the local school, and most people are unwilling to move their kids around once they\u2019re in school. You know what it\u2019s like. You have your kids in school; you don\u2019t like to interrupt that learning process by making them school hop.
\nSo the average family is going to stay in an area for upwards of 12 years, and more likely 16 to 18 depending on how many children they have, which then means that as that area becomes more popular, the availability of property becomes less and less because nobody is selling.
\nKevin:\u00a0\u00a0<\/strong>Well done. Three fabulous tips there to round out our chat with Margaret Lomas from Destiny Financial Solutions. Margaret, once again, thank you so much for your time.
\nMargaret:\u00a0\u00a0<\/strong>Thanks for having me.<\/p>\n","protected":false},"excerpt":{"rendered":"

We ask Margaret Lomas from Destiny if there are any investing strategies that do well in boom and bust. Transcript: Kevin:\u00a0\u00a0Are there any investment strategies that do well in \u201cboom and bust\u201d? What a great question. I\u2019m going to ask that question of Margaret Lomas…<\/p>\n","protected":false},"author":176692471,"featured_media":20974,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[7,10,11,13,36,25,27],"tags":[101],"class_list":["post-20973","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-case-studies","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-investment-topic","category-sponsored-channels","category-trends-topic","tag-podcast"],"yoast_head":"\nLessons from the GFC \u2013 Margaret Lomas - 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\/lessons-from-the-gfc-margaret-lomas\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Lessons from the GFC \u2013 Margaret Lomas - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"We ask Margaret Lomas from Destiny if there are any investing strategies that do well in boom and bust. 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