{"id":9174,"date":"2016-09-11T01:00:18","date_gmt":"2016-09-10T15:00:18","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=9174"},"modified":"2016-09-11T01:00:18","modified_gmt":"2016-09-10T15:00:18","slug":"what-to-look-for-in-an-investment-property-2","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/what-to-look-for-in-an-investment-property-2\/","title":{"rendered":"What to look for in an investment property – Patrick Bright"},"content":{"rendered":"

 
\nWe answer a question from Courtney and James who need help with the purchase of a property in a highly sought after area but it needs considerable work \u2013 work that they cannot afford to do just now. Their question, that we put to Patrick Bright<\/strong>, is \u201cwhat to look for in an investment property\u201d.
\n <\/p>\n

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

Kevin:\u00a0 <\/b>In just a moment, we\u2019re going to answer a question in the show that came in from Courtney and James. It was a very interesting e-mail, which prompted a number of other questions that were mulling around in my mind. I want to dig into a few of those first before I read your e-mail, Courtney and James. My guest is Patrick Bright from EPS Property Search.
\nGood day, Patrick. How are you doing?
\nPatrick:\u00a0 <\/b>Very good, Kevin. Nice to speak with you.
\nKevin:\u00a0 \u00a0<\/b>That\u2019s good, mate. I have sent you the e-mail from Courtney and James, and we\u2019ll address that in just a moment because it talks about buying an investment property or buying a personal property. I wanted to ask you \u2013 because it\u2019s question I\u2019m asked a lot, and I\u2019m sure you would be, too \u2013 what makes a good investment property? What do you look for?
\nPatrick:\u00a0 <\/b>There are a number of things to look for when you\u2019re looking for an investment property. You want to look at property that\u2019s going to be easily rentable. It\u2019s going to actually be good for its purpose. Not all property is what we would call investment grade or investment-type property to live in; a lot of stuff is more owner-occupied. So that\u2019s important to get that right.
\nKevin:\u00a0 <\/b>That actually raises a very interesting point, because one of the questions I wanted to ask you is if, as an investor, I think I\u2019d like to live in it, does that necessarily make it a good investment property?
\nPatrick:\u00a0 <\/b>It doesn\u2019t necessarily make it a good investment property, no. It can be. If you\u2019re the sort of person the target market is going to be renting to, then yes, but if you\u2019re a family and you\u2019re buying an investment property that\u2019s \u2013 let\u2019s say \u2013 an apartment, then it doesn\u2019t matter what you think; it matters more what type of tenant is in that area. What\u2019s the demand like? You have to work out what type of tenant is looking for property to rent and what do they want? Then buy that.
\nKevin:\u00a0 <\/b>It makes a lot of sense. I\u2019ve often wondered, too, about buying in the area in which I live, because I know it quite well. I know the area I live in. I feel comfortable with it. Is it always good to buy an investment in the same town or at least the same state you live in?
\nPatrick:\u00a0 <\/b>There\u2019s not a lot of downside to doing that because you\u2019re less likely to get hoodwinked on price. The good thing about buying somewhere you live or locally to where you are, if you can afford that market, if it has good investment fundamentals, that\u2019s not a bad decision to make because you\u2019re not going to get caught out on buying price.
\nMost people overpay or get it wrong \u2013 as in they buy the wrong type of property for the area that\u2019s not really well in demand or pay too much money \u2013 when they\u2019re buying out of an area they have no idea about, inter-state or in a completely different part of the state that they\u2019re in. Particularly, people get it really wrong when they try to be really tricky and clever and buy overseas. Those sorts of things add a degree of risk into it the further you\u2019re buying out of your area of influence.
\nWhile where you live may not be the best location to buy, if it is, that\u2019s great. If it\u2019s not and you\u2019re going to buy in another state or another part of your state, then really get some expert advice that\u2019s local on the ground, or get to know that area as well as you know where you live before you make a buying decision to avoid overpaying or buying the wrong type of property.
\nKevin:\u00a0 <\/b>A lot of it comes down to getting a good rental return or getting a property that\u2019s going to rent quite well. How would an investor go about finding out if a property is going to be a good renter and in a good area?
\nPatrick:\u00a0 <\/b>If you\u2019ve picked an area, that\u2019s a part of the equation. Let\u2019s say that you\u2019ve decided on a location, for instance. “What type of property? Do I buy a house? Do I buy an apartment? Do I buy a semi? Do I buy a terrace? What do I buy in the area? It\u2019s a good idea to talk to property managers in the area and ask them what\u2019s always in demand. What can they just never get enough of? I find that\u2019s a really good question you could ask to somebody in an area you\u2019re not sure about.
\nIf they say, \u201cWe can never get enough apartments,\u201d great; that\u2019s interesting. Is that one-bedroom, two-bedrooms, or three-bedroom apartments? You need to narrow it down a bit further.
\nThen you also need to think about demographics and where the market\u2019s shifting, because buying an investment property shouldn\u2019t be a five-year decision; it\u2019s a ten-plus-year decision, preferably indefinitely if you buy well. Then you can leverage off it and benefit from it for decades to come, and you can leave it on to the kids, if you choose.
\nIt\u2019s very important to get it right. Do the research upfront and get help. Probably the best thing I could suggest is to get some professional advice. Remember, if you\u2019re not paying somebody for their advice and their opinion, they\u2019re not acting in your best interests, so you need to get someone who you retain to represent you and your interests.
\nKevin:\u00a0 <\/b>That\u2019s really good advice. I love that piece of information about going to a rental manager, too, because they\u2019re the people on the ground. They know what\u2019s in demand.
\nThere are two things with property. One is the return, and the other one is the capital growth. When it comes to an investment property, is it all about the rental return?
\nPatrick:\u00a0 <\/b>No, it\u2019s not, but it\u2019s part of the equation. Rental return is important and it\u2019s part of the calculation, however I don\u2019t believe you should buy a property based on the rental return alone; I think that would be a mistake. It\u2019s the same to buy a property based solely on the potential for capital growth, not taking into consideration the rental return, either. You need to have both of those parts come into the calculation and the equation. You have to be careful about that and weigh that up.
\nThere\u2019s always the debate amongst circles of \u201cDo I buy positively geared or negatively geared?\u201d Most people are in one of two camps, and they will defend those positions quite strongly. My view is that I look at property as a business investment. I treat it like a business.
\nWhen you start a business from brand new, from scratch, you\u2019re often putting in money and putting in time, which is essentially money. You\u2019re not making a lot of money. You\u2019ll generally make a loss in the early stages because you know that you\u2019re going to build something and it\u2019s going to have a value later. I look at property a bit like that.
\nTypically when you\u2019re buying a good, strong capital growth property, it tends to have what we call the negatively geared part to it. Now. all property can be positively geared, and I\u2019m not against buying a property that pays for itself from day one, but we know that those properties typically don\u2019t lie in high, strong, long-term capital growth locations.
\nYou need to weigh it up. If you can\u2019t afford to buy a property that doesn\u2019t look after itself from day one, then maybe doing that is better than nothing. If you can afford to buy a property that may not look after itself from day one, then maybe you can look at doing that. You have to have a future, but it has to get to a point where it\u2019s going to be paying for itself. All properties can be positively geared if you have enough equity, so it\u2019s generally just about having a bigger deposit. That\u2019s part of the conversation.
\nKevin:\u00a0 <\/b>That\u2019s right. I\u2019ll get to that e-mail now from Courtney and James, if I could, thanks, Patrick.
\nCourtney and James both write: \u201cKevin, we\u2019re looking at an investment property on the southern end of the Gold Coast.\u201d Palm Beach is what they\u2019ve said. \u201cIt\u2019s quite literally the worst house on a lovely street. We can afford to buy the property as it is, but we can\u2019t afford to do the renovations at the moment, despite it needing both the kitchen and the bathrooms done. It\u2019s currently rented with long-term tenants with a decent rental return. Is it silly to buy a property that we know we\u2019ll need to spend some money on, even though we can\u2019t afford to do the work right at this very moment?\u201d
\nWhat\u2019s your reaction to that?
\nPatrick:\u00a0 <\/b>It\u2019s a good question, and it\u2019s one I\u2019ve had thrown at me before. First of all, I\u2019ll say that I don\u2019t know the area very well or that part of the state, so I\u2019m not going to comment on whether the area is good or not. Is it fine to do that? Yes, it could be fine to do that. In fact, I do it all the time. Provided that Courtney and James do the calculations to ensure they\u2019re not going to overcapitalize, it could work out really well for them.
\nManufacturing capital value is something I\u2019ve been doing for property renovations for over 15 years, for myself and clients. In my view, it really is one of the fastest ways to get ahead because you\u2019re creating something out of thin air \u2013 if you like \u2013 equity, which you\u2019d need to leverage off to buy more. That\u2019s an important thing to do. I\u2019m a fan of it.
\nA bit of a shameless plug: I\u2019ve written a book on renovations, on doing that. It has ten case studies in it and over 50 tips on how to do that because I\u2019ve been doing it for that long. In my background, I\u2019m actually a carpenter, so I have the experience and time. I\u2019ve done all of that many, many times, so I know the pitfalls and the ways to make money out of it.
\nKevin:\u00a0 <\/b>What\u2019s the book called? Where can we get it, Patrick?
\nPatrick:\u00a0 <\/b>It\u2019s called The Insider\u2019s Guide to Renovating for Profit. <\/i>You can get it either off our website \u2013 probably the easiest place; we don\u2019t charge for postage \u2013 or you can chase it down at a bookshop.
\nKevin:\u00a0 <\/b>The website address?
\nPatrick:\u00a0 <\/b>It\u2019s EPSPropertySearch.com.au.
\nKevin:\u00a0 <\/b>Good stuff. Just before I let you go, just an extension to that: is it a good idea to buy an investment property that you plan to use as a holiday home a little bit further down the track?
\nPatrick:\u00a0 <\/b>Ah, that one, yes. That\u2019s another question.
\nKevin:\u00a0 <\/b>It\u2019s two different things, isn\u2019t it?
\nPatrick:\u00a0 <\/b>Yes, it is. I\u2019ve asked this a lot, and I\u2019ve looked at it. While it can work out, and there are examples of people where it has worked out for them \u2013 I have seen the odd example \u2013 it very seldom does. I think it\u2019s a bit of luck meets opportunity where those things work out. I would call that a speculative approach to investing, rather than having an investing approach. It\u2019s more of a risk. It\u2019s not tried and tested. It\u2019s not solid.
\nThere\u2019s no problem with doing that if you have several investment properties or you\u2019re in a good financial position and you decide \u201cI want to do this and it may or may not pay off.\u201d If you can wear that, go for it, but if you\u2019re starting out and you\u2019re trying to get ahead, I wouldn\u2019t be taking that kind of speculative risk.
\nKevin:\u00a0 <\/b>Unfortunately, it\u2019s what happens when a lot of people go to a holiday location somewhere, either around the world or in Australia. They really enjoy their holiday, and they think, \u201cWe\u2019d actually like to buy an investment here, come back, and use it as a holiday home.\u201d It can be a big mistake.
\nPatrick:\u00a0 <\/b>It generally doesn\u2019t work out. I\u2019ve been in real estate nearly 20 years now, and I\u2019ve come across a handful of people that\u2019s worked out for, where they\u2019ve said that\u2019s been a good thing, and it hasn\u2019t really come out hugely in front. They haven\u2019t done any better than just buying a good quality investment property and renting it out permanently. The fact that they didn\u2019t lose money on that type of approach is considered a very good outcome.
\nKevin:\u00a0 <\/b>Mate, great talking to you. Thank you very much. I\u2019ll remind you of that website again. It is EPSPropertySearch.com.au. Patrick Bright has been my guest. That book of his is waiting for you there now. Go and check it out for yourself.
\nPatrick, always great talking to you, mate. Thanks for your time.
\nPatrick:\u00a0 <\/b>A pleasure, Kevin.<\/p>\n","protected":false},"excerpt":{"rendered":"

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