Forum Replies Created
Hi guys and gals,
For the sake of 5-6%, why are you tring to manage the property yourself?
Instead of spending the weekend checking whether the tennants have paid rents, it's better to spend your time scouting out a new deal.
Let someone else have the headache dealing the property and you're better off managing the PM and enjoying your weekend.
Happy Investing.
Hi All,
Great posts so far guys and girls! Just purchased two properties today! Both in SA, one for 145K and the other for 162K. Both on 800m2 + and should see excellent growth potential!
Happy hunting.
I would look at the services that they offer. You can sometimes get a great PM at a great rate, but generally you will get what you pay for. Pay peanuts and get monkeys!!
Happy Investing.
Hi Andy,
Thanks!!! Anything is possible!!
It costs nothing to dream BIG but the cost of NOT dreaming is inmeasureable.
Happy investing.
Prak
PPOR Worth 460K owe 93K
6 IP in WA (2 pending titles ) Worth 2.61 M Owe 1.95M
1 IP in SA Worth 160K Owe 135K
Joint Venture(50/50) 4 IP worth 1.36M Owe 798KSo In Total Assets of 4.105M With Debts of 2.976M
VLR of 72.5%
Rents of $144,300 per year Approx yield 4%
All this achieved in the past 4 years with nothing more than dreaming, working and dreaming BIGGER!Happy investing.
Hi there everyone, [biggrin]
There’s plenty of money to be made in SA. My wife works for BHP and they’re doing absolute SH***FUL amount of fesasibilty studies on opening new mines in SA. The prospect is looking great!
We have bought TWO properties in the past 3 months and are looking to add to this. There’s not too many places in OZ where you can get 6% retuen within the metro area, even if its 20 kms from the CBD. I believe that there’s great growth prospects in Elizabeth/ Salisbury area.
I stand to be corrected by any experienced forumites who have had more investing expience than me.[thumbsup2]
Happy Hunting and may money follow your every investment.
Prak
Prakman
Hi Diggo,
Its great to see someone youg and energetic wanting to succeed.
Its great to wanting to invest but remember to enjoy a little bit of life now cos when you look back when you’re 30,40,50…80 etc you want to remember some great times you had when you’re younger.
But best wishes on conquering the world.
Prakman
Hi there everyone,
It’s great to see a great buch of like minded young investors. I am 29 with 11 properties. Like most of you, I have read various books on cashflow positive investments and investing in properties.
What I have found to be the best asset all of you could have is to have the mentality that a deal of a lifetime will come into your grasp every week. Just open your eyes and ears that they’ll just pop up in front of you.
At this stage my partner and I can’t get our hands on enough borrowings to buy the properties!
We have focused on HOUSES rather than apartments and all have to be with 10 minutes drive of a beach, in other words, coastal suburbs. It doesn’t have to be beach front, but as close as you can get or afford.
Happy hunting,
Prakman[medieval]
Prakman
Hi there veryone,
Has the boat left? That’s an interesting question, depending on who talk to, you’ll get a different answer.
As a real agent agent and principal in Perth, I am if the opinion that the market is VERY heated. Anything we list under 400K is selling with 3 or 4 offers above asking price within a matter of days. First homebuyers are being priced out of the market by cashed up investors and there is not the properties needed to satisfy demand. I expect with the current shortage of available properties, there is NO immediate slow down in the next 2-3 years. It is still a great time to buy.
What I would recommend is looking at the regional areas of WA, especially areas like Geralton, Donnybrook and Kalgoorlie. You’ll get a good rental return and very good prospects of CG.
[grad]
Happy Hunting.Prakman
Hi Ganakars,
Yes welcome to the frustrating world of WA property investors. With the crazy of boom of late, it is now almost impossible to find properties returning 5% in the metro area.
If you are looking for 8%+ returns maybe you should perhaps look at Kalgoorlie or Karratha, you can find properties there easily returning 8-9%. The only catch is that someone in your position, even at those retuns will still find the property negatively geared.
For example:
Purchase price: $250,000
Rental Per Week: $400 per week
Management Fees : 12% inclusive of everything
Rates: $1600 (shire & water)
Borrowings : 100% + purchase costs
Interest Rates: 6.5% fixed for 3 years
Insurance Landlord & Building : 500
Depreciation: NOT IN EQUATIONThe numbers would look like this:
Rents: 200*52 = $20,800
Interest Repayments: 265,000* 0.065 = 17,225
Rates & Insurance: 2,100Therefore Total Cashflow:
20,800 x 0.88 = 18,304 – 19,325
Giving you a Loss of $1,021 provided that your property is tennanted for 52 weeks.
So for +vely geared property, you must get at least 10% return which are extremely difficult to get!!
Get when there’s a will, I am sure that there’ll be a way!!
Good luck!
Prakman
Hi SQ,
I also live in the Shire of Swan in Beechboro. It is unlikely that Shire will rezone the area due to the extensive redevelopment of Midland. The council is putting so much effort into that area that they have pretty much neglected much of the rest. You are correct, the current zoning is R20 which would only allow 2 dwellings. My guess is that 10-15 years the whole of Beechboro/ Lockrige will be rezoned to R25/30 which will totally open up the whole area and drive the prices. But until then you may have to sit tight and look for further opportunities elsewhere.
Good luck!
Prakman
Hi Kelly,
It is very frustrating at the moment trying to search for a positively geared property especially in the metro of WA.
If you are seeking a great level entry IP then I would highly recommend the Kwinana strip which has WA most affordable housing which is set to boom. You can still get 3×1 Brick tile homes/ IP for less than 200K where the median price of Perth is in excess of 300K.
Good luck and all the best.
Always on the hunt!!
Prakman
Hi All,MY PPOR is in Beechboro in WA (12km) out of CBD and my IP are all based in Kwinana/ ROckingham area.
One in Orelia (Kwinana), 1 in Waikiki & Warnbro and currently building one in Shoalwater.
I only buy for CG and set the rents just below the market so maximise the vancany rates. To date (3yrs)4 IP and THREE days of vacancy!!
Always on the Hunt!!
Prak
Prakman
Hello there!
200K doesnt buy you as much as it used to, but its still a great range to be buying in as all buyers can afford to buy into this range now and in the future.
For your money I would highly recommend:
i) Lockridge (great CG & good rents; 200K ~$170-180pw
ii) Kwinana Strip (Orelia, Parmelia, Calista & Medina) all median price under 200K and show see great CG as the train line is being completed!Hope that this helps!!
Always on the hunt!
Prakman
This is a very interesting post!! I am 29 and was hoping to retire by I reach 35. Then I thought about it and I love what I do! I am retired but yet to achieve the sort of passive income that some of the forumites have!
ALways on the hunt!
Prakman
Hi All,
Not at all nervous. All my properties are in WA and all showing excellent growth at the moment.My worst property went up 18% last year and I expect the worse performing this year to be 15%.
My only problem is that banks are hesitant to lend me $$$ cos i have hit my serviceablity limit…. DAMN BANKS!! In my opinion, WA has at least 5 years of good growth ahead before slowing down and at that point I will be looking at the Eastern States. Traditional WA is 3-5 years behind NSW & Vic in terms of boom/ bust.
Always on the hunt!!
Prakman
PPOR 35%
4 IP’s 85%Always on the hunt!
Prakman
Hi Sam, welcome to the post.
Great area to concentrate would be the Rockingham area, these include Waikiki, Warnbro, Safety Bay, Secret Habour and Shoalwater. Buy as close as possible to the ocean and watch the capital growth. You wont go wrong buying there as there is the train tracks going through and the beautiful beaches in the area. Happy Hunting.
Prakman
Hi Everyone,
Its great to see some real business minds at work. I agree with the philosophy that your tenants are your silent investment partner, without them, your cashflow would be very difficulty.
As an owner of 3 IP (all managed by ourselves), we reward our silent partners by giving sending them a $20 Coles-Myer gift voucher for them to use ONLY if their rents are up to date and the property is immaculate at their quarterly inspection. BOY what a HIT!! [biggrin] If 3 months go by and we havent sent them a notice fir an inspection, like clock work, we will get SMS’s demanding us to do it!! For $240 per year, it’ll be the best investment that you’ll ever invest.
Happy Investing,
Prak[suave3]
Hi All,
Its true that interest rates may go up to 9% according to BIS. But they’re just guessing!! Lets face the facts… the big ugly four banks are letting you fixed the rates for 5 years at less than 7%, do you honestly beleive that they do that becuase they love and care about you? Chances are that rates will not exceed 7% in the next 5 years… so stay variable and buy properties now…
Happy Buying!
