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  • Profile photo of ajayayyarajayayyar
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    December 29, 2010 - 7:00 am

    Hello all – when we say that Tolland is being cleaned up – does this mean that it is no longer a housing commission area, or it is still "in progress" of being cleaned up.

    Cheers,
    Ajay

    Profile photo of ajayayyarajayayyar
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    December 19, 2010 - 1:11 pm

    thanks Scott – so with hume hwy upgrade, you think Albury is a reasonable bet?

    Scott No Mates wrote:
    well, the last couple of years has seen hume hwy upgrading so Albury is now bypassed. Wagga, has just flooded, so need to be wary, likewise taree has similar issues – hwy & floodprone.
    Profile photo of ajayayyarajayayyar
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    December 18, 2010 - 9:34 am

    Thanks for that.

    Anyone know where I could find the future housing and population growth prospects for the Wagga Wagga area?
    Interested to find out data regarding this.

    Thanks,
    Ajay

    Profile photo of ajayayyarajayayyar
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    November 27, 2010 - 4:21 am
    Qlds007 wrote:
    Ajay

    The property doesnt have to be Strata Titled for the units to be rented out individually.

    In many cases landlords (and i have 2 such blocks in Brisbane) will not Strata Title them because they dont want to have the units individually treated for Council Rates or Land Tax so keep them as a multi purpose dwelling.

    Cheers

    Yours in Finance

    Hi Richard – thanks for this.  In that case, what is the primary motivator(s) for a landlord to Strata Title a property?  Keeping it "multi-use" will cost less, avoid Strata set-up fees, all the admin/paperwork to deal with governments and more.  Doesn't seem like much of a benefit to me if you can get similar weekly rents.  Plus you have the ability to have it "multi purpose" so I assume that makes it more flexible.

    Cheers
    Ajay

    Profile photo of ajayayyarajayayyar
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    December 10, 2009 - 10:40 pm

    thanks matt – how do you mean sustainable return longterm? If it provides a decent return during approx the next 12-18 months that would be sustainable right… what reason would it go down… cheers.

    Profile photo of ajayayyarajayayyar
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    May 1, 2009 - 9:08 am
    Badgers_R_Us wrote:
    I think that people who attend property seminars and the like are mugs. There is nothing that these seminars can tell you that a couple of books, a bit of research and some basic common sense can't tell you.  

    I think that if you have paid go on or are considering a property seminar then by default you should not be investing, as you clearly have no idea. If you had any idea you'd know that you should steer well clear.

    I agree with this. If you want to learn about property investing, do you own research, read books, and find things out for yourself. That’s the best way to learn.

    A standard presentation by a presenter provides a generic format and doesn’t tell you information specific to your own circumstances. Furthermore, the main driver for conducting these “seminars” is for the presenter to make money so alot of the facts are going to be driven from this.

    Profile photo of ajayayyarajayayyar
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    April 27, 2009 - 8:40 am
    INTERNATIONAL EMPIRE wrote:
    PROPERTY FUNDAMENTALS

    1. Australia's Populations (now 21,700,000) is growing both local migration and International Migration.
    2. We are not building enough properties (both homes or units/apartments), there is a major under supply of property.
    3. Rental Occupancy rates are at historic highs at 98.5% ( or 1.5% are vacant) in most capital cities.
    4. Rental prices are increasing, now Australian average is over $350 pw and rising.
    5. Employment is at 95% (5% unemplyed)

    Like it or not, we all need a place to live in, either rent or own home.

    Last year we saw properties rise at 11% even in tought circumstances, unit/apartments rose 17%. Some suburbs grew a lot more than this.

    To get the best pulse on the market go to inspections, either rentals or buying. There are a good steady flow o f poeple looking at renting and buying right now.

    If everyone just holds their ground, be confident that things will cool down over the next 6 months to 12 months, and do not panic, we will see a steady market/economy once again.

    Eric

    Hi Eric,

    Can you offer some thoughts around the ongoing capital appreciation of property VS income rates which are growing nowhere near the value of this capital appreciation. How can banks continue to support property prices that may end up at $1,000,000 median value, if an average person's income cannot support this? Don't you see property values evening out at some point to reflect this?

    Regards,
    Ajay

    Profile photo of ajayayyarajayayyar
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    April 26, 2009 - 3:16 pm
    Badgers_R_Us wrote:
    Hi Eric!   Super great to hear from you. I bet you are a really super guys who's really great. Great!  Love all your ideas – great, super, AMAZING.  You must be a really good guy, and great as well . And  I bet you'd be great at anything you do. Super.

    I'm sorry Eric but have you been lobotomised and had the bit removed replaced with a super Tony Robinson happy chip of some kind?  Being +ve is one thing, but it sounds a bit fake mate. "I bet you are a great mother" good grief!

    hahahhaha funny shit its a bit excessive

    anyway i hope that property prices continue to climb steadily.. i would be happy with a 4-5% increase per year on average for the next 7 years. my main concern with property right now is the argument someone else made on this post regarding the average income vs median house price. how long can people realistically affortd to buy property if the growth rate of property is at hugely rapid rate which they can’t support with their income which grows at a lower level? to me this is the biggest issue.

    the other fundamental ideas make sense – the high levels of immigration comparative to the limited supply should boost prices and people always need a place to live. also, either rents will go up, or there will be capital appreciation.

    Profile photo of ajayayyarajayayyar
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    April 21, 2009 - 3:59 am

    I recently received a deal at 95% LVR inc mortgage insurance.

    Are there alternative finance options aside from the regular top tier banks such as CBA and Westpac?

    Cheers
    Ajay

    Profile photo of ajayayyarajayayyar
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    April 21, 2009 - 3:30 am
    Scott No Mates wrote:
    Banks have tightened up on 100% loans – how are you going to sell it to them?

    Scott No Mates – are there any methods to try and sell it to banks? From my perspective, I would use the fact that the apartments I purchase pretty much cover themselves in terms of rent (basically breakeven) and my salary plus the fact that I have proven I can easily make repayments – I own another property with a partner which I bought in 2005.

    Any other ideas? I know there are standard quantitative methods the banks use such as base salary however are there any qualitative ways to sell this? I am OK to pay higher interest rate as long as it is not excessively high.

    Cheers
    Ajay

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    March 23, 2009 - 12:29 pm

    Note that the apartment is leased out to a hotel… so if there are any further insurance measures worth taking under this arrangement let me know.

    Profile photo of ajayayyarajayayyar
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    February 16, 2009 - 1:17 pm

    Hi scott no mates – any properties around more sydney CBD area (e.g. george st, sussex, kent)?

    Profile photo of ajayayyarajayayyar
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    February 6, 2009 - 1:07 am

    Miminum stay in the apartment is 3 months but generally it would be 6 months.

    Profile photo of ajayayyarajayayyar
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    February 5, 2009 - 12:23 am

    thanks Michael.

    Onthehouse.com.au looks quite good

    Profile photo of ajayayyarajayayyar
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    December 22, 2008 - 12:34 am

    Thanks Terry.  PI assume you mean Pricipal interest, and IO I assume you mean Interest Only?

    So just to summarise, you believe the Interest Only loans are best for investment properites?

    Profile photo of ajayayyarajayayyar
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    December 4, 2008 - 3:01 am

    Scott No Mates, so the answer is – basically even if I engage an agent, the rental is not guaranteed?

    To me, it seems that the ONLY way to receive guaranteed property rent is to either sign a lease-back agreement, OR get involved in DHA properties.

    Is that correct?

    Cheers
    Ajay

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    December 4, 2008 - 2:59 am
    duckster wrote:
    If you want this type of hands off type of property management you might be better off getting a DHA house.
    check out
    http://www.invest.dha.gov.au

    Hi Duckster – I invested in a DHA property in 2005. Fairly solid to date, however management fees are quite high.

    Profile photo of ajayayyarajayayyar
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    November 4, 2008 - 1:24 am

    Hi all – out of curiousity, for those who hold 3+ properties, did you find it difficult to get a loan, as it is particularly hard to find positive geared property these days?

    e.g. if your yearly out-of-pocket expense AFTER tax return (inc depreciation) is roughly $6000 per property, and you can afford to own 3+ properties, will the bank give you a loan even if you don't YET have equity?

    Reason I ask is that if you're new to the investment game and own roughly 2 properties but haven't yet achieved capital growth, but can still support ongoing payment via your income, will the bank still give you a loan?

    Cheers
    Ajay

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    November 3, 2008 - 12:56 am

    Hi ten_burner,

    I agree about the 220 apartment issue, and the fact that this does not make the property as "scarce". That is the only aspect that is bothering me about the investment at the moment. Having said this, if it is a good apartment, it should appreciated long-term, though perhaps not as quickly.

    Vacancy rates are at around 5%.

    Regarding the company that manages the units, they are quite solid, and public listed – Oaks Property group I think.

    Regards,
    Ajay

    Profile photo of ajayayyarajayayyar
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    November 2, 2008 - 6:59 am

    management fees are not 25%. It is a leaseback arrangement, therefore the management fee vendor has already been deducted from the rent, hence the rent is $440 per week.

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