{"id":8605,"date":"2016-07-14T15:00:35","date_gmt":"2016-07-14T05:00:35","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=8605"},"modified":"2016-07-14T15:00:35","modified_gmt":"2016-07-14T05:00:35","slug":"how-to-buy-before-the-boom","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/how-to-buy-before-the-boom\/","title":{"rendered":"How to buy before the boom &#8211; John McGrath"},"content":{"rendered":"<p>&nbsp;<br \/>\n<strong>In his column in\u00a0<a href=\"http:\/\/switzer.com.au\/the-experts\/john-mcgrath-property-expert\/how-to-buy-before-the-boom\/\" target=\"_blank\" rel=\"noopener noreferrer\">Switzer<\/a>, John McGrath discusses the importance of buying the best property before the boom.\u00a0<\/strong><\/p>\n<h4>Here&#8217;s what he had to say:<\/h4>\n<p>It\u2019s the Holy Grail for aspiring investors \u2013 picking the right suburb and buying cheap just before it booms.\u00a0<a href=\"https:\/\/i0.wp.com\/realestatetalk.com.au\/wp-content\/uploads\/2014\/08\/mcgrath.jpg\"><img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\"alignright size-full wp-image-1807\" alt=\"mcgrath\" src=\"https:\/\/i0.wp.com\/realestatetalk.com.au\/wp-content\/uploads\/2014\/08\/mcgrath.jpg?resize=150%2C143\" width=\"150\" height=\"143\" \/><\/a><br \/>\nBut how do you do that?<br \/>\nResearch is key.<br \/>\nStart with the macro factors, including a suburb\u2019s population growth, its major existing attributes (like a train station or sought-after school), and any plans for change in the short term (like an expanded shopping centre), then drill down to the market trends that will tell you what\u2019s happening right now.<br \/>\nAs an investor, you should be open to suburbs you don\u2019t live in or don\u2019t know much about because your primary aim is to make money.<\/p>\n<h4>It\u2019s all about identifying the suburb with the best capital growth prospects.<\/h4>\n<p>Some investors look nationwide or statewide for opportunities, but I recommend sticking to the city you live in.<br \/>\nIt makes the search much easier and you\u2019ll always be close to your investment.<br \/>\nThe ability to drive past whenever you like provides great peace of mind.<br \/>\nYou will also benefit from your existing knowledge of the city as a whole.<br \/>\nFor example, in Sydney, everyone knows that close proximity to CBD transport and good local shops and cafes are highly desirable for buyers and renters alike.<br \/>\nThese are the macro \u2018no-brainer\u2019 features you want with your next investment property.<\/p>\n<h4>So that\u2019s your starting point for identifying suburbs on the move.<\/h4>\n<p>They need to have great existing amenities that are ideally being expanded or improved, or new amenities on the way.<br \/>\nPrime examples include a new train station or light rail station, a new or expanded shopping centre and new or expanded schools.<br \/>\nOnce you have a few suburbs in mind based on these big elements, it\u2019s time to drill down to market indicators.<\/p>\n<h4>The signs of a suburb on the move<\/h4>\n<p><strong>Population growth\u00a0<\/strong>\u2013 use Census data to identify suburbs with population growth above the state average over the last Census period (five years)<strong>\u00a0\u00a0<img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\"alignright\" alt=\"28856067 - australia high resolution population concept\" src=\"https:\/\/i0.wp.com\/puassets.s3-ap-southeast-2.amazonaws.com\/wp-content\/uploads\/2016\/06\/28856067_l-300x169.jpg?resize=300%2C169\" width=\"300\" height=\"169\" \/><\/strong><br \/>\n<strong>History of good capital growth\u00a0<\/strong>\u2013 Look at the 10-20 year picture to get a better idea of whether the suburb will deliver reliable capital growth.<br \/>\nRemember, suburbs overdue for growth might have a poor history over the past few years, so don\u2019t be distracted by that.<br \/>\nLook at statistics over the longer term<br \/>\n<strong>New infrastructure<\/strong>\u00a0\u2013 projects such as new recreational facilities, expanding retail centres and new or better CBD transport will attract more tenants and later, more buyers.<br \/>\nRising demand means rising property values. Look for big retailers setting up shop too \u2013 think Bunnings, Woolworths, Coles and so on.<br \/>\nThese companies do significant research before spending a fortune setting up a new store, so take it as a very positive sign!<br \/>\n<strong>Employment\u00a0<\/strong>\u2013 suburbs on the move will have good or improving local employment opportunities as well as good or improving access via roads and public transport to major employment centres like the CBD \u00a0<img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\"alignright\" alt=\"8006135_xxl\" src=\"https:\/\/i0.wp.com\/puassets.s3-ap-southeast-2.amazonaws.com\/wp-content\/uploads\/2016\/06\/8006135_xxl2-300x212.jpg?resize=300%2C212\" width=\"300\" height=\"212\" \/><br \/>\n<strong>Gentrification\u00a0<\/strong>\u2013 a suburb on the move will attract the hipster renovators first.<br \/>\nThey buy for value and renovate, changing the look and feel of a suburb over a 5-10 year period.<br \/>\nAlso look into council beautification programs.<br \/>\nUpgraded suburb villages, sidewalks, parks and so forth are a great sign<br \/>\n<strong>Positive resident profile \u2013\u00a0<\/strong>suburbs on the move tend to have a changing resident profile with more money flowing in.<br \/>\nIdeally, the suburb will have rising incomes above the state average, a rising number of residents with high paying jobs and a rising number of tertiary qualified residents.<br \/>\nThis indicates more money coming into the area, which will flow into property prices and rents over time\u00a0\u00a0<strong>\u00a0<\/strong><br \/>\n<strong>The supply\/demand dynamic\u00a0<\/strong>\u2013 suburbs on the move have greater demand than supply.<\/p>\n<h4>Here are the signs:<\/h4>\n<ul>\n<li><em>Rising tenant demand<\/em>\u00a0\u2013 tenants are the first responders to positive change in a suburb because they can move around more easily than owner-occupiers. A suburb with a new Westfield, for example, will attract more tenants from neighbouring suburbs before it attracts more buyers. This tends to lead to rising rents and later, rising property prices<img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\"alignright\" alt=\"location map house suburb area find\" src=\"https:\/\/i0.wp.com\/puassets.s3.amazonaws.com\/wp-content\/uploads\/2015\/08\/location-map-house-suburb-area-find-300x225.jpg?resize=280%2C210\" width=\"280\" height=\"210\" \/><\/li>\n<li><em>Short stock<\/em>\u00a0\u2013 fewer properties for sale and rent indicates a tightly-held marketplace<\/li>\n<li><em>Low or falling vacancy rates<\/em>\u00a0\u2013 arguably one of the most important considerations when investing in property. While capital growth should be your No. 1 aim, you have to be able to hold the property long term and that means buying in a market with reliable long term tenant demand<\/li>\n<li><em>Low or falling days on market for sale\u00a0<\/em>\u2013 this is a classic sign of greater demand versus supply, which leads to capital growth<\/li>\n<li><em>More auctions and rising clearance rates<\/em>\u00a0\u2013 indicates strong market demand and confidence among vendors<\/li>\n<li><em>Reduced vendor discounting<\/em>\u00a0\u2013 indicates that sellers don\u2019t need to drop their prices to get a sale<\/li>\n<li><em>Limited future supply<\/em>\u00a0\u2013 Ask council if there is any imminent increase in supply (such as newly approved apartment developments), and how much scope there is for new supply in the future (some suburbs have limited height restrictions, limited land and\/or heritage orders that restrict building)<\/li>\n<\/ul>\n<p><strong>Finally, once you\u2019ve gathered all this information on a few suburbs, you need to hit the streets.<\/strong><br \/>\nStroll around the main village, look in the shops, and check out a few residential streets.<img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\"alignright\" alt=\"location smart phone mobile area map techonolgy direction lost help guide\" src=\"https:\/\/i0.wp.com\/puassets.s3.amazonaws.com\/wp-content\/uploads\/2015\/11\/location-smart-phone-mobile-area-map-techonolgy-direction-lost-help-guide-300x155.jpg?resize=271%2C140\" width=\"271\" height=\"140\" \/><br \/>\nDoes the area have a good vibe?<br \/>\nDo you feel safe?<br \/>\nTrust the numbers you\u2019ve gathered and trust your instincts on the street.<br \/>\nIf it looks and feels right, you\u2019ve found your next suburb for investment.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>&nbsp; In his column in\u00a0Switzer, John McGrath discusses the importance of buying the best property before the boom.\u00a0 Here&#8217;s what he had to say: It\u2019s the Holy Grail for aspiring investors \u2013 picking the right suburb and buying cheap just before it booms.\u00a0 But how&#8230;<\/p>\n","protected":false},"author":176692471,"featured_media":8024,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[32,13,17,27],"tags":[],"class_list":["post-8605","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-buying-a-property-topic","category-latest-story","category-property-investment","category-trends-topic"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>How to buy before the boom - John McGrath - 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\/how-to-buy-before-the-boom\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"How to buy before the boom - John McGrath - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"&nbsp; In his column in\u00a0Switzer, John McGrath discusses the importance of buying the best property before the boom.\u00a0 Here&#8217;s what he had to say: It\u2019s the Holy Grail for aspiring investors \u2013 picking the right suburb and buying cheap just before it booms.\u00a0 But how...\" \/>\n<meta property=\"og:url\" content=\"https:\/\/channels.realty.com.au\/realtytalk\/how-to-buy-before-the-boom\/\" \/>\n<meta property=\"og:site_name\" content=\"Realty Talk\" \/>\n<meta property=\"article:published_time\" content=\"2016-07-14T05:00:35+00:00\" \/>\n<meta name=\"author\" content=\"rolanrush\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:label1\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data1\" content=\"rolanrush\" \/>\n\t<meta name=\"twitter:label2\" content=\"Est. reading time\" \/>\n\t<meta name=\"twitter:data2\" content=\"5 minutes\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\\\/\\\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/how-to-buy-before-the-boom\\\/#article\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/how-to-buy-before-the-boom\\\/\"},\"author\":{\"name\":\"rolanrush\",\"@id\":\"https:\\\/\\\/channels.realty.com.au\\\/realtytalk\\\/#\\\/schema\\\/person\\\/384a57ac9e52cb9bf19896cb15eaa52d\"},\"headline\":\"How to buy before the boom &#8211; 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