Propertybuyer Podcast

Episode #81 Sydney’s Lower North Shore - Perspectives and Insights

Propertybuyer Podcast #81
Michael Coombs – Atlas, Director and Licensee in Charge
Topic: Sydney’s Lower North Shore  - Perspectives and Insights
 
Welcome to another edition of the Propertybuyer Podcast
 
Prestige property on Sydney’s Lower North Shore is highly sought after and commands a premium price. But what is happening in this segment of the market right now? Has this market peaked or is there more momentum to come? What will drive property prices in this location? and is the demographic make up changing - Who’s moving in and who’s moving out?
 
Today I’m thrilled to have Michael Coombs with us—a true powerhouse in the real estate world. Michael is the Director and Licensee in charge for Atlas Lower North Shore.
 
With over 22 years experience and $3.5 billion of sales under his belt,  Michael is renowned for his extensive and diverse network, reaching not only local markets but also national and international spheres, with strong ties to ex-pat and Australian-Chinese communities.
 
Michael’s impact also goes beyond property; he’s well known as an “entrepreneurial agent” with strong community connections, supporting charities, schools, and other local organizations. Michael’s commitment to his clients, community, and industry is truly inspiring, and we’re excited to dive into his journey and insights today.

Episode #80 How to Invest or Buy Commercial Property

Podcast #80
Alberto Da Grava – Principal Commercial Buyers Agent– Propertybuyer
Topic: How to Invest or Buy Commercial Property
 
 
Welcome to another edition of the Propertybuyer Podcast
 
In this episode we do a deep dive into the world of commercial property and examine you can buy. or invest in, commercial property. Many investors have been afraid to embrace the opportunities of commercial property after hearing bad stories coming out of the GFC times, or most recently during Covid, when commercial valuations took a significant hit.
 
In this episode, we’ll cover:
 
The key differences between residential and commercial property investment.
Financial metrics to focus on.
Choosing the right location and understanding market trends.
Types of commercial properties and their investment potential.
Due diligence, and risk management,.
Current market trends and future outlook.
Case studies of successful investments.
 
We’ll also hear valuable advice for aspiring investors and discuss how technology is reshaping the landscape of commercial property investment. So, whether you’re a seasoned investor or just starting out, this episode is packed with insights to help you make informed decisions in the commercial real estate market.
 
Our special guest is Alberto Da Grava, a seasoned expert in the field, and we'll be exploring the ins and outs of commercial property, from getting started to advanced strategies for maximizing returns.
Alberto is the Principal Commercial Buyers agent at Propertybuyer.

Episode #79 Breaking Gender Barriers, Creating Empathy & Other Empowering Strategies

Podcast #79: Breaking Gender Barriers, Creating Empathy & Other Empowering Strategies
Featuring Leanne PilkingtonREIA President and Chief Executive Officer | Laing + Simmons Corporation
Welcome to another edition of the Propertybuyer Podcast.
In this episode, we’re beginning a new series of interviews with real estate industry legends – leaders who have been in the game for years, blazing new trails and leaving legacies for others to follow.
The real estate market consists of many different sectors, including sales agents, property managers, auctioneers, strata managers, buyers’ agents, and commercial agents, among others. Understanding how the industry operates and how you, as a buyer or seller, interact with its key players can greatly impact your personal outcomes.
Today, we’re fortunate to have industry legend Leanne Pilkington, the Chief Executive Officer of Laing + Simmons Corporation and current REIA President, with us to share her decades of experience and insight.
We’ll be exploring how Leanne has navigated breaking down gender barriers, fostering empathy, and other strategies for empowering your journey in real estate.
Questions we’ll cover in this episode:
How long have you been working in real estate, and what was your first job?
What attracted you to the property industry?
What motivated you to take on the challenging role of REIA President and your previous role as REINSW President?
How has the real estate industry treated women over the years?
What is the current gender balance in the real estate industry, and how has it changed?
Many people have a mistrust of real estate agents – can you explain how a sales agent approaches their job?
Do you think women have better empathy in the role of a sales agent, and how does that benefit them?
What support or policies have you seen that bring more empowerment to women in real estate?
Divorce and separation are common reasons for property listings. How do you think women can be better protected to get a fair outcome in these situations?
Agent behavior – Underquoting often makes headlines as an issue. Is this still happening, and what’s your perspective on it?
Is there adequate regulation of sales agents in the industry, or does it need improvement?
If you were a government minister, what reforms would you introduce to improve the real estate industry?
Buyers’ agents have grown in prominence – what’s your view on their role in real estate transactions?
How do you see the buyers’ agent sector evolving in the future?
Proptech and AI are increasingly influencing the industry – what technology are you adopting at Laing + Simmons to stay ahead?
How would you describe the current mood of the property market, and what factors are influencing it?
What’s happening in the luxury property market, particularly with properties over $5 million?
What has been your best property investment?
What’s your top property tip for our audience today?

Episode #78 Where to invest for around $500k?

Podcast #78: Where to invest for around $500k?
Featuring Greg Willmott and Jarrod McArdle – Buyers Advocates & Property Investment specialists
 
Welcome to another edition of the Propertybuyer Podcast
We’ve got some great insights for investors today looking for top value suburbs with a limited budget.
One of the biggest issues facing property investors today is identifying locations where they can get strong capital growth and high rental yields for around $500,000.
I get asked several times a day “Rich where is a good place to invest but I've only got $500K?”
 
Well by the end of today's podcast you'll have many answers to that question. But I also get asked….. can you find a decent property that will perform and deliver both capital growth and positive cashflow.
The beautiful thing about property investing is that if you know where to look and how to look, good things can come to those that ask. But it takes skill,  time and effort to uncover the right locations and ideal properties that make the investment grade.
 
You can’t just point you finger and click a button on realestate.com and hope for the best.
You need a clear strategy and this needs to be backed up by research.
 
To help lift the lid on where and what to buy for around $500k we are fortunate to have two specialist buyers’ agent in my team Greg Willmott and Jarred McArdle to share their knowledge and experience.
 
Questions will cover in this episode:
How did you get into property investing yourself and why do you like it?
What is your read on the state of the property market? Is now a good time to invest?
What are the key factors to consider when choosing a location for an investment property?
What are the pros and cons of investing in regional areas versus metropolitan areas?
How do you identify undervalued properties with high growth potential?
How can investors finance an investment property on a lower budget?
What are the typical returns/ yields on investment for properties in this price range?
What are the biggest risks associated with affordable investment properties and how can investors mitigate them?
What are the best locations in Australia to invest in for properties under $500k?
Discuss:
Townsville
Mackay
Rockhampton
Bundaberg
Gladstone
Adelaide North
Geraldton WA
Bunbury WA
Mandurah WA
Geelong Vic
Ballarat
Latrobe city
What locations should investors avoid? The no go zones….
How can investors buy property in these regional locations when they are unfamiliar with the area?
What is your due diligence process?
How do I evaluate the potential for capital growth in an affordable investment property?
How can I effectively manage an investment property when it is located interstate? What are the vacancy rates and can you get reliable tenants?
What role does infrastructure development play in choosing an investment location?
Should I buy a new property or an existing property?
How can I use data and analytics to make informed investment decisions?
What advice would you give to first-time property investors looking at properties under $500k?
What’s your best property tip you can share with our audience today?
 
 

Episode #77 How to Find the Ideal Investment Suburbs

Podcast #77: How to Find the Ideal Investment Suburbs?
Featuring Gilbert Melgar, Founder of Suburbs Finder
 
Welcome to another edition of the Propertybuyer Podcast
In this episode we will be looking at how you can use Data Analytics to quickly pinpoint the best suburbs for property investment.
It seems there is a property story on the news every night about the housing crisis and our social media feeds are jam packed with opinions on where the next hotspot is to invest.
So how do you make sense of this plethora of information and cut through the noise?
If you are thinking about how to invest, where to invest, and how to choose the ideal suburbs for your budget where do you start?
Well today we are fortunate to have in the studio Gilbert Melgar, Founder of Suburbs Finder who I have known for several years.
He is a self-confessed Digital data analytics lover and is passionate about using data to make data driven investment property decisions.
 
 Questions will cover in this episode
What inspired your fascination with property data?
What sparked your interest in the property market?
Why did you set up Suburbs Finder? What is Suburbs Finder all about and how does it work?
Many investors get confused about WHERE to invest – how would you recommend a property investor approach the task of deciding where to invest? What criteria do you recommend?
Some people are cynical about data analysts saying they can’t see the wood for the trees, or that too much data creates paralysis by analysis? What do you say to those negative arguments?
In your experience looking at data every day – what do you suggest are the primary drivers of capital growth?
What are the least important factors for capital growth? (in other words – what factors do some property investors get too hung up on).
Let’s discuss median prices of suburbs. Do you think median price is an accurate measure of the real market price of property in a suburb? Why or why not?
Do you have a better way to measure property prices in a suburb?
Property supply – What are some good ways to measure the supply of property in a suburb or region? And how can investors learn to use data to avoid buying in areas that are oversupplied?
What property trends do you think investors could take advantage of to boost their returns?
Given that we all know property location (suburb selection is vitally important) how much importance do you place on choosing the right type of property for a location? ie house/ unit/ terrace / townhouse etc?
Prop tech – and AI – What are you adopting in your business to keep up with technology?
They say historical performance is not a reliable indicator of future performance – but in property, historical performance is often a good guide. What are the leading indicators for future predictions of prices?
Property cycles in difference cities – how does your data help interpret where is city is at the property cycle?
Why do some suburbs perform so much better than others?
What level of confidence do you have in your data – do you ever get it wrong?
What is your outlook for the property market over the next 12 months?
What has been your best property investment?
What’s your best property tip you can share with our audience today?
 
 
 

Episode #76 Property Market Pulse, Predictions & Policies to fix the housing market.

Podcast Episode #76: Property Market Pulse, Predictions and Policies to Fix the Housing Market
 
Featuring: Louis Christopher - SQM RESEARCH
 
Intro:
Welcome to our next edition of the Propertybuyer Podcast.
The last interest rate rise was November 2023 when the RBA raised the cash rate to 4.35%. Recent inflation figures have been quite slow at coming down prompting lots of conjecture from economists about whether the RBA will raise one more time to kill off inflation.
Cost of living is really bitting into household budgets and economic growth is quite constrained. However, the housing market appears to be running at a different speed in various locations.
Today we are privileged to have Louis Christopher, Managing Director of SQM Research  to help take the current pulse of the property market and see which parts of the country and rising or falling and where it is heading in 2025.
Louis Christopher is one of the most accurate property forecasters I know, and he produces an annual Boom and Bust report providing excellent insights into the future of the property market across Australia.
Today we will discuss the real impact of interest rate rises on the property market, how to fix the housing crisis, predictions for 2025, listing volumes in the upcoming spring selling season and when the next property boom will come.
 
Thought of the Week
“Your time is limited, so don’t waste it living someone else’s life.” –Steve Jobs
 
Questions we will cover in this Podcast:
What has been the Impact of higher interest rates on property prices and consumer confidence over the past 12 months?
How long has it taken for interest rate rises to completely wash through the economy over this last rate rising cycle?
What’s you view on how international events like the Ukraine / Russia war, US Election, Israel /Gaza War – impact property market here?
How fast do you think the housing market will reignite once we start to see interest rate cuts?
What are the current figures for building approvals? Has this been improving or declining and why?
Is the Federal governments target of building 240,000 new homes per annum fanciful pipe dream?
What the key housing policies do you think will fix the housing crisis?
What impact will the massive immigration intake over the past two years have on the property market over the next three to five years?
Do you think the government will radically reduce immigration levels? Or keep them moderate to make sure there is sufficient economic growth and a skilled labour force?
What are your property predictions over the next 12 months?  What are the X-factors to look out for?
How accurate have been your property price forecasts in your boom and bust report over the past 12 months?
Listing volumes – what are the latest trends in each city?
Do you expect Spring to be an active market or a subdued market in terms of volumes?
Rental market-  what’s happening with rents in each city? Are rent rises toning down or will vacancy rates remain low for sometime yet?
Are you seeing any evidence of distressed selling ? What are the figures for delinquent mortgages ? How much variation in each state?
When do you think we will get the next big property boom? What will be the main drivers of demand and supply going forward?

Episode #75 Why Tax Depreciation Matters

Podcast Episode #75: Why Tax Depreciation Matters
With Tyron Hyde
Intro:
Welcome to our next edition of the Propertybuyer Podcast.
 
End of financial year coming
Death and tax are two certainties in life – you can’t avoid death but you can minimise your tax.
Today you're in for a treat with a tax depreciation expert Tyron Hyde CEO of Washington Brown.
 
Our Thought of the Week:
 
“ Life is what happens to you while you’re busy making other plans”. –John Lennon
Podcast with Tyron Hyde, CEO, Washington Brown
Topic: Why Property Tax Depreciation Matters
 
Questions we will cover in todays episode:
In really simple terms – please explain for our listeners - what is property tax depreciation? How does it work?
Why is it important to claim the right amount of tax depreciation? What is the consequence of NOT claiming it?
How do you work our various depreciation rates? Does the ATO have prescribed list of all dishwashers and ovens for example?
What items attract the highest rates of depreciation?
What has changed with depreciation deductions over the past 5 years?  
Is it likely the Government will continue to amend depreciation rates in the future?
Can you still claim depreciation on an older established property?
Can you estimate when renovations were undertaken? How do you do that?
We are now in the middle of the year and its Tax time – what are some common tax mistakes you see investors make with their claims?
Old vs new property investment…When considering buying an investment property – how much important should an investor place on depreciation? Is depreciation an important criteria, or a nice to have factor?
Tell me a bit more about your investment strategies and philosophies?  Are you an active property investor yourself?  What motivated you to get started with property investing?  
How do you go about deciding where to invest? Do you have specific location criteria?
What about deciding on a property type for investing. What is your property selection method or criteria?
Have your property investment strategies evolved over time? What do you look for?
What does it cost the average investor for a properly prepared tax depreciation report? Would you recommend a QS prepare a depreciation schedule or just having your accountant estimate the deductions?
How have you made such a great business out of a topic that people find quite boring?
Can you share the best piece of investment advice you’ve ever received?
 
 

Episode #74 Tax Effective Property Investment Strategies

Welcome to our next edition of the Propertybuyer Podcast.
 
Today's Topic is Tax Effective Property Investment Strategies
 
It’s that time of year again – almost the end of Financial Year, when everyone pays more attention to the amount of tax they are paying on their pay slips and the advertisers go mad promoting end of financial Year deals. It’s one of the two absolute certainties in life – death and taxes.
But while you have the rest of your life ahead of you - how you can you make smarter and more tax effective decisions about your tax situation?
Are there legitimate and legal ways to reduce your tax by using smart strategies or structures that could also better protect your assets?
If you are paying 45 cents in the dollar then effectively you are working for the government from Monday to Wednesday lunchtime.
 
To help our engaged listeners get a better insight into Tax Effective Property Investment Strategies – we are privileged to have Jay Gounder, Director, Agilis Chartered Accountants with us today
 
Thought of the Week :
 
“The only person you are destined to become is the person you decide to be.” Ralph Waldo Emerson
Topic:  What are the most Tax Effective Property Investment Strategies
 
Podcast with Jaynesh Gounder, Director, Agilis Chartered Accountants
Questions we will cover in today's Podcast:
Are you an active property investor yourself?  What motivated you to started with property investing?  
Do you have a particular style or strategy with property investing?
How has your strategies evolved over time?
What is the best structure to purchase a property in?  personal name, company, trust – how do you decide which name or entity to purchase in?
What are the implications of buying Investment property in the wrong entity?  (ie paying lots  more unnecessary tax)
High income earners like medical doctors, specialists, lawyers and finance professionals on high incomes typically use negative gearing as a strategy. What do you think about that strategy?
What are the advantages disadvantages of property investment using your self managed super fund?
Land tax varies considerably across each state.  How can investors minimise their land tax exposure?  How much of a consideration is this when selecting a location to invest?
Do you have any specific investment criteria you recommend when selecting a property strategy?
What criteria do you use for selecting a location to invest?
Tax deduction confusion around repairs vs Improvements? Many investors get this mixed up – please explain.
What are the rules around tax deduction for visiting an interstate investment property? Is this still claimable?
Timing the market – many investors are fence sitters when interest rates are high. They think that by waiting for the interest rates to decline that they are being smart. But given the severe shortage of property across Australia, and price growth occurring in most markets, wouldn’t it make more sense to buy now – cop the higher interest rates (which are tax deductible) and get in before the market price rises higher. Example – purchase price now is $900k paying 6% mortgage rate. If you wait 12 months – market price might rise to $1m – ie $100k capital gain!  Yet even if mortgage rates drop say 1% and you borrow the entire $900k against other equity – you are only saving $9000. But missing out on $100k growth!!
What are some tax tips you can share with savvy property investors at this time of year?
What were the biggest investment mistakes you see some property investors make?
If you had $1M in equity what would you do with it in today’s market?
What are some higher yield strategies you have seen smart investors use to get positive cashflow returns?
Can you share the best piece of investment advice you’ve ever received?
 

Episode #73 Granny Flats: Boost Your Yields & Faster Mortgage Repayments

In this edition of the Propertybuyer Podacst we take a deep dive into Granny Flats and how to boost your yields.
Podcast Description:
Welcome to the latest edition of the Propertybuyer Podcast! In this episode, we delve into the world of granny flats, exploring whether they truly are the game-changer for affordable housing and investment yields as they are often touted to be. We'll discuss the benefits, pitfalls, and the regulatory landscape of building granny flats in various Australian states, featuring insights from our expert guest, Wally Gebrael, Director and Design Manager at Granny Flat Solutions.
Episode Highlights:
Introduction: Understanding the hype around granny flats and their potential impact on the housing crisis and property investment yields.
Regulatory Overview: The differing regulations for building granny flats in NSW, QLD, and Victoria.
Expert Guest: Interview with Wally Gabriel, covering his background, the inspiration behind Granny Flat Solutions, and what sets his company apart.
Misconceptions and Benefits: Addressing common myths about granny flats and outlining the primary benefits for homeowners and investors.
Building Process: Detailed steps on how to add a granny flat to an existing property.
Considerations and Challenges: Factors to consider, regulatory challenges, and common pitfalls to avoid.
Value and Financing: Impact of granny flats on property value, resale potential, and financing options.
Trends and Innovations: Discussion on real estate trends, multi-generational living, and exciting design trends in granny flat construction.
Practical Advice: Tips for finding suitable properties, maximising rental income, and starting the journey of adding a granny flat.
Tune in to gain comprehensive insights into the world of granny flats and discover how they can be a valuable addition to your property portfolio. If you’re interested in exploring this further, Wally Gabriel and his team at Granny Flat Solutions are here to help you take the next steps.
Thought of the Week"I’ve learned that people will forget what you said, people will forget what you did, but people will never forget how you made them feel." – Maya Angelou
Join us as we discuss this inspiring quote and dive into the practicalities and potential of granny flats in today’s property market.

Episode #72 Unpacking the Northern Beaches with Incredible Agents

Episode #72 Unpacking the Northern Beaches with Incredible Agents
Special Guests: Mark and Lisa Novak – Novak Property.
In this Edition of the Propertybuyer Podcast join Rich Harvey as we dive into the vibrant world of Sydney's Northern Beaches. Once a hidden gem, now a sought-after paradise, we explore the buzzing market from Manly to Palm Beach and beyond.
Our special guests, the powerhouse duo Lisa and Mark Novak from Novak Property are here to share their insights. With top accolades for sales performance and a strong social media presence, they're experts in the field. Lisa, ranked among the Top 100 agents nationwide, even earned the title of Most Innovative Woman in Real Estate by REB.
Tune in as we uncover the latest trends, pinpoint undervalued suburbs, gauge buyer sentiment, and unlock insider tips to navigate the Northern Beaches market. Whether you're seeking a dream home or an investment opportunity, this episode has something for everyone. Don't miss out on the pulse of this dynamic real estate landscape!"
Questions we will cover in this episode,
How did you first get into real estate? Why do you like working in this industry?
What suburbs do you cover? How many agents team Novak?
What are the unique and defining features of the Northern Beaches property market? How do you sell it to buyers?
How are you finding buyer sentiment? What is holding the buyers back?
How does this compare with vendor expectations? Are vendors still nervous to list?
What is your outlook for the remainder of 2024?
What types of buyers are coming to the Northern Beaches (demographic)? Where are out of area buyers mostly coming from?
Tell me about pricing on the Northern beaches ….- What’s an entry level house going to cost? - What’s an entry level apartment going to cost? - What prices are being paid for mansions with beachfront views?