{"id":21519,"date":"2018-06-21T01:00:31","date_gmt":"2018-06-20T15:00:31","guid":{"rendered":"https:\/\/realestatetalk.com.au\/?p=21519"},"modified":"2018-06-21T01:00:31","modified_gmt":"2018-06-20T15:00:31","slug":"why-chasing-hotspots-is-not-smart-veronica-morgan","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/why-chasing-hotspots-is-not-smart-veronica-morgan\/","title":{"rendered":"Why chasing hotspots is not smart \u2013 Veronica Morgan"},"content":{"rendered":"

Veronica Morgan<\/strong> should know all about \u2018location\u2019 when buying property.\u00a0 Veronica is the co-host of the Lifestyle TV Show Location, Location, Location Australia.\u00a0 <\/em>\u00a0In this interview Veronica sounds a note of caution about chasing hotspots.\u00a0 There is a better way!<\/p>\n

Transcript:<\/strong><\/p>\n

Kevin:\u00a0\u00a0<\/strong>One of the most common questions I\u2019m asked is about location. \u201cWhat\u2019s the best location? How do you find a good one?\u201d Well, there\u2019s no one better to ask than someone who hosted a show called\u00a0Location, Location, Location Australia.<\/em>\u00a0I\u2019m talking about Veronica Morgan. She joins me.<\/p>\n

Good day, Veronica.<\/p>\n

Veronica:\u00a0\u00a0<\/strong>Hello, Kevin. How are you?<\/p>\n

Kevin:\u00a0\u00a0<\/strong>Wonderful. It\u2019s great to be talking to you again. If anyone knows about location, it has to be you.<\/p>\n

Veronica:\u00a0\u00a0<\/strong>You\u2019d think so, wouldn\u2019t you?<\/p>\n

Kevin:\u00a0\u00a0<\/strong>You\u2019d hope so. How do you go about choosing a good suburb?<\/p>\n

Veronica:\u00a0\u00a0<\/strong>Very good question, and it is the question that everybody seems to want to know the answer to. So, as is typical with any question that I answer, there\u2019s no short answer. We first start by saying \u201cWell, are you an investor or an owner-occupier?\u201d Now, investors and owner-occupiers often make very different decisions about where they want to buy, but obviously, an investor isn\u2019t as wedded to an area that is suiting their particular needs or their particular lifestyle requirements.<\/p>\n

But the question that everyone wants to know is where\u2019s the next hotspot?\u00a0 And that is the big area of danger that I find. In fact, interestingly, lately I\u2019ve been doing a lot of research into various data sources and various advisory services trying to help people predict what\u2019s going to be the next hot spot, what\u2019s going to be the next area or location to move within the next, say, 12 to 18 months, and all I can say is that I absolutely get very alarmed by the drive for this sort of information because I like to avoid risk.<\/p>\n

Whenever I\u2019m talking to somebody about choosing a good location, I say let\u2019s think about the long game. Let\u2019s really try to get out of this hotspot type of mentality, this idea that \u201cI want immediate growth.\u201d Let\u2019s look for areas in which we\u2019re going to have sustained, consistent growth.<\/p>\n

Because the thing is that a flipper, for instance, they need to get their timing spot on and they also need to know those areas where there\u2019s going to be a rapid rise in the short term, but most of us aren\u2019t flippers.<\/p>\n

Therefore, the first thing that I talk about is I want people to really understand that there is an enormous amount of risk in chasing short-term gains in property.<\/p>\n

Kevin:\u00a0\u00a0<\/strong>And like you, I\u2019ve followed a lot of the people who do make these predictions, and it\u2019s a bit like throwing a dart at a dartboard in some cases because they don\u2019t always hit the bullseye, do they?<\/p>\n

Veronica:\u00a0\u00a0<\/strong>No, and who\u2019s bearing the brunt of that? Who\u2019s actually suffering from that? It\u2019s the people who follow their advice, not them.<\/p>\n

Kevin:\u00a0\u00a0<\/strong>That\u2019s right. What other things would you recommend?<\/p>\n

Veronica:\u00a0\u00a0<\/strong>Really, where you buy determines when you buy. Where I\u2019m coming from there is that when you\u2019re buying in areas that are subject to or sensitive to property cycles\u2026 And we also have to understand that the whole of Australia doesn\u2019t follow one cycle. So, you have to understand the local dynamics for starters, but where you buy determines when you buy.<\/p>\n

So, if you\u2019re buying in a very cyclical market\u2026 Say Perth, for instance. The analysts are saying that Perth finally hit the bottom. Well, that\u2019s the trough, one very long downward trend. Obviously, if you\u2019re going to buy in an area that goes down and then it holds a bit and then it goes up again, when you buy is critical to actually making money as an investor.<\/p>\n

Whereas if you buy in a blue-chip area, they don\u2019t have cycles in quite the same way. Obviously, the safest \u2013 and as a result, the most expensive \u2013 blue-chip areas are those inner suburbs of Sydney and Melbourne, because their growth cycle over time \u2013 or the pattern, if you like \u2013 doesn\u2019t have the same look to it of peaks and troughs. What it does is it tends to flatten off in slow periods, and then it\u2019ll grow again and then it\u2019ll flatten off.<\/p>\n

So, understanding the actual underlying historical trends, getting into the data, and looking at the past and saying \u201cWell, how much of that past is likely to replicate itself in the future?\u201d And that comes down to what\u2019s underpinning that market.<\/p>\n

So, in a cyclical market, there are usually big things that drive it \u2013 like in Perth, for instance, where it\u2019s mining \u2013 that might have very little to do with the actual individual houses, but it impacts on people\u2019s earning potential, it impacts on population, and it impacts all those big things that really underpin a market.<\/p>\n

Whereas in Sydney and Melbourne you have large populations, high incomes, high employment, and all those lifestyle markers that underpin a solid market.<\/p>\n

Kevin:\u00a0\u00a0<\/strong>In summary, Veronica, your top three tips for picking a good location.<\/p>\n

Veronica:\u00a0\u00a0<\/strong>Okay. I think the first pick is that if you\u2019re looking at an affordable location purely because you can\u2019t afford a less risky location, then you have to question whether you should be investing in property at all.<\/p>\n

The second tip is when you\u2019re looking at a blue-chip location, however, it\u2019s unfortunately going to cost you money on a monthly basis. Yield is a function of risk, and unfortunately these solid areas with very good foundations underpinning their long-term growth aren\u2019t going to deliver the yield that a lot of people want. But they have to understand that yield equals risk.<\/p>\n

And thirdly, not every property in these low-risk suburbs are low-risk properties. It\u2019s really important that you drill down, because the finer detail and the real success of an investment is understanding the local dynamics and buying the type of property that locals want in the right price bracket and all those sorts of things. So, you have to really tap into that local understanding.<\/p>\n

Kevin:\u00a0\u00a0<\/strong>Yes, and just those three points alone, Veronica, summarize beautifully why it\u2019s so difficult to pick a suburb and say that it\u2019s the next hotspot, because they just vary so much, even street by street and property by property.<\/p>\n

Veronica:\u00a0\u00a0<\/strong>They do, absolutely.<\/p>\n

Kevin:\u00a0\u00a0<\/strong>Great talking to you. Veronica Morgan has been my guest. Veronica, thank you so much. If you want to reach out to Veronica, her website is GoodDeeds.com.au.<\/p>\n

Thanks, Veronica.<\/p>\n

Veronica:\u00a0\u00a0<\/strong>Thank you.<\/p>\n","protected":false},"excerpt":{"rendered":"

Veronica Morgan should know all about \u2018location\u2019 when buying property.\u00a0 Veronica is the co-host of the Lifestyle TV Show Location, Location, Location Australia.\u00a0 \u00a0In this interview Veronica sounds a note of caution about chasing hotspots.\u00a0 There is a better way! Transcript: Kevin:\u00a0\u00a0One of the most…<\/p>\n","protected":false},"author":176692473,"featured_media":21506,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[32,33,34,10,11,13,36,22,25,27],"tags":[101],"class_list":["post-21519","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-buying-a-property-topic","category-case-studies-topic","category-finance-topic","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-investment-topic","category-research-topic","category-sponsored-channels","category-trends-topic","tag-podcast"],"yoast_head":"\nWhy chasing hotspots is not smart \u2013 Veronica Morgan - 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\/why-chasing-hotspots-is-not-smart-veronica-morgan\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Why chasing hotspots is not smart \u2013 Veronica Morgan - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"Veronica Morgan should know all about \u2018location\u2019 when buying property.\u00a0 Veronica is the co-host of the Lifestyle TV Show Location, Location, Location Australia.\u00a0 \u00a0In this interview Veronica sounds a note of caution about chasing hotspots.\u00a0 There is a better way! 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