Forum Replies Created
Hi
When I am selling my properties I always hire a full house lot of furniture to create the dream or life style that your property has. Empty houses are a lot harder to sell than beautifully finished properties as most buyers need to see how there furniture would fit etc. Also, have you thought of taking the property to auction with a new agent with a whole fresh approach.
Just some ideas that may help.
Trish Clark
I have two properties with fantastic tenants who have a dog each and what I find when assessing whether to accept a dog is to have my property manager inspect where they live presently and if that inspection looks good she then proceeds to accept there application on condition that they pay a dog bond which is normally one weeks worth of rent and they get this back upon final inspection.
I hope this helpsTrish Clark
Hi
When we first moved to Melbourne we rented a property in Glen Waverley and thought we would buy in this suburb. When we made enquires regarding the two suburbs this is what all the real estate agents told us.
Glen Waverley anywhere within walking distance of the Glen (the local mall) and also if you are in the Glen Waverley High zone. Unfortunately this part of Glen Waverley is also the most expensive due to the fact it is also walking distance to the train station and all the cafe’s.
As for Mt Waverley the same goes except for the school zone. The desirable part of Mt Waverley is Essex Heights and in and around the train station.
In the end we brought in Wantirna which is one suburb over.
My biggest bit of advice is to talk to all the property managers within the area and see what they say and where the tenants wish to be. I can recommend Judd White in Glen Waverley they were very good when we were tenants.
Hope this helps.Trish
Hi
Why don’t you contact Westan as he lives in this town and will probably know of a company that he personally uses.
Hi
He also has an article in the latest API so check this out it makes interesting reading.
Trish Clark
Hello and welcome
I have been helping Aussies with their investing in New Zealand and am more than happy to share my opinion with you about the Christchurch market and what areas to not buy and the hot spots that are still under valued.
Send me a Private message and I will answer any questions you may have.
Happy investingHello Nigel
After reading your comments on the suburb of North Brighton in Christchurch I feel I have to add some comments on this topic as I feel you really have been very one eyed on this. North Brighton is not the only suburb that gets hit with the eastley wind but New Brighton, South Brighton, North Shore, South Shore, Sumner and most of the seaside hill suburbs of Mount Pleasant, Balmoral, Redcliffs, and Scarbourgh.
The reason this suburb is a very good long term investment is the fact it has been under valued for years and there is a high demand for rental properties in this area. Just because you found it cold does not mean the locals find it that way and you will find Brighton beach to be a good surfing spot and you will find it very popular in the summer time.
I personally own 2 properties in this suburb and was lucky enough to buy when the market was just starting to move. My property manager told me to expect around 200pw for a 2 bedroom cottage which I had just completed a reno on. When she put it to the market she had in access of 35 people wanting it and signed it up the same day for 230pw to a great couple who look after it like it was there own.
So your personal thoughts on this suburb may not be great but the locals think it is and there are some fantastic projects planned for this area which will make it even better for long term growth.
I have a large portfolio of properties myself in Christchurch and have recently been buying property for other people in the Christchurch area so believe your negative comments on this particular suburb are a little uninformed to say the least. I just wished I had brought more when you could still pick up houses for 130 to 150k 3 years ago.Hello Everyone
After reading thru all your comments complaining how much there fee’s are and you wait till they have something to offer you before you start wanting to take money away from them for what they have achieved for you, I thought I just have to say something.
Yes there are some agents that should be shot but the ones that are part of my team in New Zealand deserve every cent that I pay them. Surely you would have interviewed your agents prior to signing a contract with them and know what you will be charged in the first place, and you would already have an idea of what your property is worth in the first place if you have watching the market in your location prior to selling.
I buy and sell a lot of property in New Zealand and need my real estate agents to be part of my team working hand in hand with my property manager. I bet you all don’t complain when they ring you about a hot new listing that is positive cash flow and under market value. It works both ways as that agent will remember you shot them down on fees do you think you will still be on there A list to ring when a new hot listing comes available, I don’t think so.
In conclusion a great real estate agent is worth looking after, I agree there are not that many out there but when you find them look after them and make sure they are part of your team and take them out to lunch instead of screwing them down on there fee.
Regards
Trish Clark
Hi
The work you have described is major and you will find you will need permits from your local council. To get your permit on conpletion it will be inspected and if the work is not up to standard it will not get your permit and when you go to sell the property if it does not have permits for the new work it would be impossible to sell.
I highly reccommend using a master builder for all contruction work that way you are covered and the work will be up to standard. The same goes for electricians and plumbers. Also just as a final note if anything goes wrong you will probably find you would not be insured unless all the work was completed by a registered professional.
Hope this helps.
Trish Clark
Hi
Just a word of advise. I have know problems getting rental apprasials done if you are looking to secure a new property manager. How do you know you are getting the best possible service unless you shop around you maybe doing yourself out of more cashflow it does pay to talk to more than one property manager.
Trish Clark
Nobleone
Yes it is hard to organise tradesman when you are not in the same city but it can be done with the right property manager.
What my husband and I do is we plan a trip back to New Zealand when we want to do a project which is what we are doing in April.
Most of my investment properties have been brought to increase equity by renovating so my answer to your question is find yourself a really good property manager and if you like you can PM me and I can give you the name of mine or make a trip over and I can supply you a list of really good tradespeople if you need them as well.
Any other questions just ask.
Trish
Hi Easymoney
The answer to your question is yes there is still positive cashflow property available in Christchurch but you will not find them in glossy magazines or probably not the internet as well. I have established a fantastic network of agents now that either email me or phone me first prior to putting there new listings out to the general public.
When I spoke to my property manager she has informed she had a zero persent vacany rate for Feb and January she had a 2.3%.
If you are interested in obtaining a Christchurch property I suggest you get onto Minimogul’s database.
Hi Sharon
Just in the process of securing the same thing except this one is 7 bedrooms all with ensuites and is brand new and be designs specically for students.
The complex does not provide computers and by all accounts the students do not want this as they normally always have there own.
What they want is a rental that covers everything so that they know they have to budget so much each week for there rent. The property I am working on at the moment covers rent, power and gas.
It seems the days have gone where students will except rough accommation as since talking with the student letting office at Canterbury University in Christchurch the rough properties are still waiting to be let after school has started.
Any questions feel free to ask.
Trish
Hi
Was so sorry to have missed last night’s meeting but a prior meeting could not be cancelled so will look forward to receiving the notes from this meeting and I will be at the next one in Hawthorn. Look forward to it.
Trish Clark
Hi
If you type in Birddogging in the search engine you will find all the information you are looking for from past comments.
Happy Reading
Trish Clark
Hi Tombola
I live in the south eastern suburbs and have been a property investor for years and would love to get together with fellow investors and share ideas and deals that have come my way.
Please email me when you have something organised.
Trish Clark
Hi Pen
I totally agree with Westan that positive cash flow properties are very hard to find in Australia especially NSW or VIC. But I do dissagree with him that they are getting to be harder to find in New Zealand.
I am living in Melbourne now but until recently lived and breathed real estate for a living in Christchurch, New Zealand and have brought over the past 8 years 11 properties. I get emailed to me on a weekly basis up to 4 positive cash flow properties a week and that is without me even trying to find them, they do pass Steve’s 11 second rule and are residential property.
So keep looking and don’t loose faith as they are out there but you will probably not find them by just sitting in your study at home but talk to people in the know and have your feelers out so that when a great deal comes your way grab it.
Happy investing and don’t listen to the gloom and doomers.
Regards
Trish Clark
Hi Kerwyn
Well it must be a term they use outside of Christchurch as you would never here that term used in describing the timber finish on Christchurch properties. I have sold many weatherboard homes for Harcourts so it must be a term used in other parts of New Zealand.
I have learnt something for the day.
Regards
Trish
Hi CastleDreamer
Just to to let you know you are mistaken on the term weatherside it is actually called weatherboards.
Trish Clark
Hi
I have lived in Christchurch most of my life and have worked in the property industry for many years until my husband was transfered to Melbourne.
There are positive cash flow properties in Christchurch but you really need to know where to look and be in close contact with good real estate agents (which are not many).
For eg you can purchase the following 6 flats plus five double garages on the same site returning $905 pw or $47,060 pa this is a 10.34% return. It sits on 1340sqm of land and has excellent potential to add value as needs renovating in places and vendor is willing to leave some finance in asking price $399,000.
Also another deal I was told about last week that I have just confirming on the deal as we speak was a block 2×2 flats in St Martins which is a beautiful part of Christchurch and highly sought after for schools and close proximity of the Cashmere Hills.I purchased it for $349.000 it is on a large 987 sq site lock up garages returning $280 and $290 pw.
So they are out there but it really help to have local knowledge or have some one looking after your interests.
Hope this helps.
