{"id":6242,"date":"2015-11-16T08:00:21","date_gmt":"2015-11-15T21:00:21","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=6242"},"modified":"2015-11-16T08:00:21","modified_gmt":"2015-11-15T21:00:21","slug":"a-very-big-return","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/a-very-big-return\/","title":{"rendered":"A very big return"},"content":{"rendered":"

Originally published in the\u00a0November 2015 issue of Australian Property Investor magazine<\/a>.<\/em>
\nMaking money in small projects is not a cakewalk, but with tenacity and smarts, the payoff can be both substantial and, sometimes, beneficial to society.
\nSo it is with 46-year-old Hitendra and 43-year-old Jyoti Jagdale. The couple now live in Northmead, New South Wales, but their journey from Mumbai to Sydney\u2019s west was a trial unto itself. Hitendra was an accounts manager with a polymer manufacturer, while Jyoti held a great accountancy role at a large corporation. Around the time Australia was looking to introduce GST, there was a call for immigrants with accountancy skills. Hitendra says the lifestyle in Mumbai had become unpleasant and Australia presented his family with an opportunity.
\n\u201cMumbai generally had a lack of planning, no proper foresight, lack of infrastructure and was congested\u2026 It was a very busy lifestyle and there was no life, it was mostly work. We thought there\u2019s a better life.\u201d
\nIn the mid-1990s the Jagdales applied to emigrate.
\n\u201cFor two and a half years nothing happened. I changed jobs, Jyoti changed jobs and we were doing quite well. In 1998 suddenly this thing came.\u201d
\nThis \u201cthing\u201d was immigration approval. After a short trip to our shores, they liked what they saw and decided to roll the dice in 2000. They arrived with a few hundred dollars, their nine-month-old son and a lot of ambition.
\nJyoti\u2019s experience and qualifications landed her work as a cost accountant, while Hitendra started working for a polymer distribution company, but was made redundant in 2005. Never one to sit still, he started his own mortgage consultancy business and completed an executive MBA in general management and strategy. He eventually gained his real estate licence in 2012 so he could offer property consultancy services to help clients build portfolios.
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\nInvestment history<\/b>
\nWhen the couple arrived in Australia, they bought their first home in Seven Hills, Sydney, for $250,000 and set about paying down the mortgage as quickly as possible. After their second son arrived in 2005, they decided to upgrade to a larger house, which is where they live today.
\n\u201cIn 2009, we invested in our first duplex site. I bought the property without doing much research. I had no idea what a duplex was. Somebody said, \u2018you can build a duplex on this thing\u2019. I didn\u2019t know it, I just bought the property.\u201d
\nDespite initial reservations, Jyoti urged her husband to take on partners and tackle the build.
\n\u201cThe finished duplexes were sold in 2012 at good prices and we made a return of 14 per cent that time due to subdued market conditions.\u201d
\n 
\nThe big deal<\/b>
\nWith the foundation set and their teeth cut, it was time to tackle another deal.
\nHitendra was actively seeking duplex sites, believing the process of subdivision and creating multiple titles is a great way to build value. By staying in contact with agents, he was first to a site.
\n\u201cA corner block with an 835-square-metre area came up near Wentworthville in a suburb called Constitution Hill [NSW]. I felt that Wentworthville was getting over-valued at that time and the best value was offered by adjoining suburbs, hence I moved a bit further from the railway station but still accessible by arterial roads and close to bus stops.
\n\u201cThere\u2019s also a big Indian community out there, because there\u2019s a temple and they want to conglomerate near the temple. It\u2019s also accessible to the Sydney CBD and there\u2019s lots of infrastructure.\u201d
\nIt was a deceased estate and the owners were keen on a quick settlement. The agent was listing the property for $380,000 to $420,000, so Hitendra put down a 10 per cent deposit and offered the top of the range without having organised finance or a building inspection.
\n\u201cIt was a corner site away from the station and I thought the corner site meant I could make detached duplexes.\u201d<\/p>\n

\u00a0\"API-Feature-NOV15-BigReturn-3\"<\/p>\n

Light bulb moment<\/b>
\nDuring discussions with the consultants, Hitendra discovered a way to raise the development ante and create a greater return.
\n\u201cI consulted with an architect friend of mine to do concept plans for a duplex.
\n\u201cMy architect suggested that this was absolutely no problem, however if I wanted to take a bit more risk I could build units.\u201d
\nThis higher density option came about as a result of an affordable housing State Environmental Planning Policy (SEPP). In most jurisdictions, the state government may provide overriding policies that change what\u2019s permissible under a local town plan. This SEPP meant Hitendra could apply for units to be constructed on the site, raising the yield and the potential profit, as long as the new accommodation would be made available for affordable housing.
\n\u201cI approached the council and checked with the town planner who confirmed that if the proposal ticked all the boxes, potentially I could build units on the site. The risks were that there was significant community objection to this policy as some large developers had abused it, and if the state government changed, which it did in March 2011, the new government would change the policy.\u201d
\nThe Jagdales got things under way quickly. Their architect submitted a proposal to gain a development approval (DA) for the construction of eight apartments over two buildings in February 2011.
\n\u201cThe state government then changed in the March election and the new government changed the affordable housing SEPP significantly. Since we\u2019d lodged the file in February 2011, our application would still be assessed under the old policy subject to certain revised criteria.\u201d
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\nOvercoming attitudes<\/b>
\n\u201cAfter we lodged the file, council came back with significant issues and we had to reduce the development to six units with above-ground car parking.\u201d
\nTheir new proposal had to address possible flooding issues to the proposed basement car parks, as well as setbacks. Hitendra says council didn\u2019t want the site to be overdeveloped so he and the architect created the six-unit design.
\n\u201cThe council planners liked the new proposal, which blended in with the local street scape, and the floor-space-ratio was similar to the zoning permissible. The planners approved the project, however it was rejected by the councillors at the council meeting, along with many other similar projects.
\n\u201cIt was more of a political statement than based on policy.\u201d
\nAnother hurdle is the stigma that\u2019s attached to affordable housing. There\u2019s something of a not-in-my-back-yard (NIMBY) mentality because existing residents assume the tenants of affordable housing will have a negative impact on the community.
\nHowever, the scheme is actually designed to make housing available for workers on lower incomes, including nurses and public servants.
\n\u201cThere was an objection from one of the neighbours who made a lot of noise at an onsite council meeting. She made all her friends from outside the area park on the street on the day of the council meeting to prove the street had no parking and was congested and there was no room for any more development.\u201d
\nHitendra says some of the problems stemmed from bigger developers taking advantage of the SEPP guidelines to produce large-scale projects. The pushback had seen council take a hard stance on any developer looking to improve site yield under the scheme.
\n\u201c[SEPP] was a good policy in principle, but it wasn\u2019t implemented correctly and it got abused by some large developers.\u201d
\nHitendra says their architect advised them to take the matter to the Environment Court.
\n\u201cA decision was taken to test my case in court and the result was positive on just a single hearing.\u201d
\nHitendra says it was one of the most exciting times for the project.
\n\u201cIt was a great feeling, especially after the months of uncertainty and anguish.\u201d
\nHitendra says in the end, the legal costs weren\u2019t too bad as it only took one hearing to get the right answer, so the $25,000 outlay was worth it.
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\nHammer time<\/b>
\nWith approvals in hand, the team started in on the nuances of construction, and complying with the Building Code.
\n\u201cFor units there needs to be sound and fire separation, along with other requirements, which presents challenges during construction and can add significantly to costs.\u201d
\nThe design is such that the Jagdales\u2019 complex looks like a small townhouse development, but actually provides for three upstairs and three downstairs apartments. Each unit has two bedrooms and some have two bathrooms. Every apartment also comes with a designated car space \u2013 three are onsite parks and three are on-street spaces.
\n\u201cThe first slab was poured in December [2013] and around July [2014] we got our interim occupation certificate. We were pretty fast once it started.\u201d
\nConstruction went relatively smoothly, although there was one moment when Hitendra thought he could be in for a nasty surprise.
\n\u201cIf your [floor] area is over 500 square metres, then you need fire hydrants and boosters in place. The certifier said, \u2018Have you got the fire hydrants in place?\u2019 We were really scared because the building was already there.\u201d
\nAs luck would have it, there were already fire hydrants with the correct water-head pressure outside the building, so no need for the Jagdales to do anything extra. It could\u2019ve been a costly omission, however, and was certainly another lesson in being right across the legislation.
\nIn the end, Hitendra and Jyoti sold three of the units and retained the remainder, which have assessed market rents of $440 per week to $500 per week each.
\n\u201cThe profit in pure numbers was an after effect, however more satisfying was the social aspect of providing affordable housing to key workers who would otherwise be facing financial hardships. The demographic that\u2019s renting our units includes a single mother living with her son, a couple of recently migrated families, a pastry chef and a childcare worker.\u201d
\nThey had intended to retain all the units themselves but the construction funding required three pre-sales, so Hitendra achieved these via his client network.
\n\u201cSome of my clients had faith in me and they bought those units. It was good timing actually \u2013 they got them at a reasonable price and made a great return.\u201d
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\nLessons learned<\/b>
\nHitendra says apart from a great financial outcome, he and Jyoti learned valuable lessons along the way. Firstly, success isn\u2019t all about the quick money.
\n\u201cProperty development is like a five-day cricket test match \u2013 a tedious struggle but satisfying at the end.\u201d
\nHe also believes small projects like this create fiscal independence that gives freedom to small investors.
\n\u201cAnother advantage with subdivision is you can reduce debt by selling some of the titles so you\u2019re not only creating equity but also getting out of financial slavery.\u201d
\nFinally, Hitendra says support from family is all-important. He doesn\u2019t believe the project would\u2019ve gone ahead without one of his biggest fans cheering him on \u2013 but there was a melancholic footnote to the story.
\n\u201cIt was a very stressful period in September\/October. September, my loan got rejected from one bank. Then my mother wasn\u2019t doing well. She called me to India to come and see her because one of my cousins was getting married in late November, and I said, \u2018No. I\u2019ll come in January once my construction starts properly and everything is on track, then the builders can take over and I don\u2019t have to be here.\u2019
\n\u201cShe was there with my sister. The first slab was poured here and then I got the news that she passed away.
\n\u201cShe had recommended that I complete the project rather than selling the DA-approved site and she wouldn\u2019t be around to see the completed apartments.\u201d
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\nAdvice for those having a go<\/b>
\nHitendra has some advice for would-be developers.
\n\u201cPrepare for the worst and hope for the best is my philosophy.
\n\u201cIt\u2019s important to be in a learning mode constantly and not let your emotions get in the way of rational thinking and decision-making.\u201d
\nFinally, Hitendra says there should be more support for mum-and-dad style developers looking to do small projects that help fund their retirement.
\n\u201cRight now there\u2019s a massive debate happening about superannuation.
\n\u201c[The] government should encourage these forms of development as a form of reducing dependency on pensions. If investors achieve financial freedom, they don\u2019t have to rely on government pensions.
\n\u201c[It] should make it easier to achieve small development below a certain value or numbers, say under eight units or less than $3 million in end values.\u201d
\nIt\u2019s a strategy that Hitendra believes would be a \u201cwin\u201d for all \u2013 owners, government and tenants.\u00a0 api\u00a0<\/b>
\nOriginally published in the\u00a0November 2015 issue of Australian Property Investor magazine<\/a>.<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"

Affordable housing guidelines helped this couple create nearly $950,000 profit.
\nHas that got your attention?<\/p>\n","protected":false},"author":176692471,"featured_media":6249,"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":[13,25],"tags":[70],"class_list":["post-6242","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-latest-story","category-sponsored-channels","tag-featured"],"yoast_head":"\nA very big return - 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\/a-very-big-return\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"A very big return - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"Affordable housing guidelines helped this couple create nearly $950,000 profit. 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