{"id":7068,"date":"2016-02-22T01:00:21","date_gmt":"2016-02-21T14:00:21","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=7068"},"modified":"2016-02-22T01:00:21","modified_gmt":"2016-02-21T14:00:21","slug":"chris-grays-investment-strategy","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/chris-grays-investment-strategy\/","title":{"rendered":"Chris Gray's investment strategy"},"content":{"rendered":"

 
\nIn today’s show Chris Gray,<\/strong>\u00a0the host of\u00a0Your Property Empire<\/i>\u00a0on Sky TV,\u00a0tells us that his strategy is boring but beautiful. He says that there is a big downside for many Australians who would follow his example.
\n <\/p>\n

Transcript:<\/strong><\/h4>\n

Kevin:<\/b>\u00a0 It seems to be every week we hear another story about someone tipping that the Australian market is going to crash, just like what happened in America. Let\u2019s get the lowdown on this. I\u2019m going to talk this time to Chris Gray from Your Empire and also the host of Your Property Empire<\/i> on Sky TV.
\nChris, thanks for your time.
\nChris:\u00a0 <\/b>My pleasure.
\nKevin:\u00a0<\/b> You probably hear this a lot too, don\u2019t you, about the Australian market\u2019s bound to crash? What\u2019s your view?
\nChris:\u00a0<\/b> We hear a dozen different stories all the time, depending on what part of the cycle we are and who needs to sell a newspaper, a magazine, a book, or a TV show. That\u2019s the thing, unfortunately, with the media. Even though I\u2019m in the media all the time, I actually tell a lot of the viewers, \u201cDon\u2019t listen to the media,\u201d because look, everyone has something to sell, and so you do have to read into these things.
\nBut, look, we\u2019ve been hearing these stories for six or seven years and most of the commentators who know what they\u2019re talking about are saying the main thing is our banks are really robust. You can\u2019t just walk away from a mortgage and hand your keys over the desks; you\u2019re actually liable for it. Simple things like that stops most people from just making silly decisions and taking more speculative property investments.
\nKevin:\u00a0<\/b> It is a very sweeping statement, and I think to maybe drill down a little bit further into it as well, Chris, there are different markets around Australia and some seem to do better than others. Why is that?
\nChris:\u00a0<\/b> I think it\u2019s just a mixture of both the geographical location and the price points. A lot of property investors buy close to the main cities where there\u2019s lots of industry supporting it and they buy average priced homes, and they\u2019re typically low risk. Whereas if you buy in areas, say like, mining towns or tourist towns, and you\u2019re buying at, say, a million dollars, when the average property price is $500,000, the chances are it\u2019s going to be more speculative and you\u2019re going to get into trouble.
\nI\u2019m not really into the shares, but I think a shares equivalent is probably buying a bank stock or a BHP that is seen as nice and consistent and solid versus punting on a dot-com that has no profits and they\u2019re just rating it on a bit of turnover or it\u2019s something really cool.
\nKevin:\u00a0<\/b> That is a good comparison. Does property investing change as demographics change, as transportation gets better and people are therefore more willing to live further out of these inner city areas, Chris?
\nChris:<\/b>\u00a0 Again, it depends on your strategy. My one I just call a blue-chip long-term buy and hold. I wrote my Empire<\/i> book in 2008, and each year, we produce about 10,000 hard copies and God knows how many <\/b>soft copies, but I literally have not changed a word in those seven or eight years. We\u2019ve just reproduced it again. The only thing we\u2019ve changed in there is the examples we used in 2008 were half a million dollars for an average property. Now we\u2019ve changed them to a million, which is property doubling every seven or ten years, which often we talk about.
\nBut not a single other word has been changed in the book, which goes to show that we\u2019ve had GFCs, we\u2019ve had high interest rates, we\u2019ve had low interest rates, we\u2019ve had a whole bunch of things about boom and bust, but not a single word of that strategy has changed. That goes for a lot of other people\u2019s strategies, I think.
\nKevin:\u00a0<\/b> There are different strategies, aren\u2019t there? Let\u2019s have a look at your strategy. How would you describe it in broad terms?
\nChris:\u00a0<\/b> It\u2019s boring, but slow and steady wins the race. I buy a property, I wait for 10 to 30 years, each year I look at it, and if it\u2019s risen in value, I pull the equity out and keep repeating. It really is not something for the headlines, so I haven\u2019t doubled my money overnight, I haven\u2019t made a fortune, I haven\u2019t gone from being poor and destitute to being a millionaire overnight, but I\u2019ve consistently made money over the last 22 years. It doesn\u2019t grow every year, but most years it does kind of trickle along and generally it doesn\u2019t go down.
\nBut the downside of that is, for a lot of Australians, my average buy price now is a million bucks. I\u2019m buying in the Coogees, the Bondis, the Kirribillis in Sydney, which most people can\u2019t afford and the negative gearing on that, because I\u2019m only getting about 4% or 4.5% gross rent or 3% or 3.5% net rent, my negative gearing could be minus $10,000 to $20,000 per property.
\nThe average income earner generally can\u2019t afford to hold those and service those with the banks, but I just saw that there\u2019s a lot of Australians with higher incomes who didn\u2019t want to punt. As you can tell, I\u2019m not from Australia, so if you mention most towns around Australia, every Aussie will know what they mean, but I don\u2019t. But I understand the blue chips.
\nI think sometimes your strategy has got to be dependent on your income, your attitude toward risk, but also what you\u2019d like and what people you hang around.
\nKevin:\u00a0 <\/b>How often do you assess your portfolio, and what do you look for, Chris?
\nChris:\u00a0 <\/b>I don\u2019t really assess it or change it. Most of my knowledge and wealth was built from 22 to 31, and it was all self taught. At 31, I then started going to seminars and reading books and watching TV programs and all that kind of stuff. I\u2019d always look at everyone else\u2019s strategy and see if I can learn from it, see if I changed things, and I dabbled here and there, but pretty much over the last five or six years, I\u2019m not going to say I know everything, but I haven\u2019t heard too many new things that would detract me from what I\u2019m doing.
\nAfter a certain point, then you do still keep your eye on things, but I think if something works, carry on repeating it. I know a lot of other more successful investors than me who are buying in regional towns and doing different things and I think, \u201cHey, that cool. If that works for you, you understand it, that\u2019s what you want to do, that\u2019s where you hang out and you enjoy that stuff, go and do it and maybe make $50 or $100 million and good on you.\u201d
\nBut I\u2019m just comfortable doing what I do because it suites my personality and the hours I want to put in and things like that.
\nKevin:\u00a0<\/b> Always glad talking to you, Chris Gray, from Your Empire and also host of Your Property Empire<\/i> on Sky TV.
\nChris, thank you so much for your time.
\nChris:<\/b>\u00a0 Thanks for having me.<\/p>\n","protected":false},"excerpt":{"rendered":"

  In today’s show Chris Gray,\u00a0the host of\u00a0Your Property Empire\u00a0on Sky TV,\u00a0tells us that his strategy is boring but beautiful. He says that there is a big downside for many Australians who would follow his example.   Transcript: Kevin:\u00a0 It seems to be every week…<\/p>\n","protected":false},"author":176692471,"featured_media":7069,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[10,11,13,36,17,25],"tags":[101],"class_list":["post-7068","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-investment-topic","category-property-investment","category-sponsored-channels","tag-podcast"],"yoast_head":"\nChris Gray's investment strategy - 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\/chris-grays-investment-strategy\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Chris Gray's investment strategy - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"  In today’s show Chris Gray,\u00a0the host of\u00a0Your Property Empire\u00a0on Sky TV,\u00a0tells us that his strategy is boring but beautiful. 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