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  • Profile photo of danielleedaniellee
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    L.A Aussie wrote:
    Terryw wrote:

    You are assuming Spud had kids while on the pension.

    What should he do if he kids came first and the pension second? Adopt a few kids out ???

    And what is a solicitor loan? They don't exist!

    True;  I did assume he had kids while being able-bodied and working.

    I still think having 5 kids in this day and age is impractical unless you are earning about $1 mill per year – that's if you want to have a decent lifestyle as well.

    Most people I've seen with this many kids struggle their whole lives. Maybe they are totally happy?

    I'd rather put a lot more quality time and quality life into 2 kids; take them on nice holidays, buy them decent things, put them in good schools.

    Our family doctor has 5 kids, but he has a practice, and his wife is a nurse who does agency work and earns a nice income without having to sacrifice too much time away from the kids. Their lifestyle is very nice.

    For the average earning Father, with a Wife who stays at home with the 5 kids……a life of less is guaranteed – unless there are generous Gubmint handouts.

    No thanks.

    It's a conscious decision. Some may say it is mercenary. I say it is about having the best life you can, and have kids in it.

    The tricky part is balancing the number of kids with the income.

    Most people don't think about this in my experience; they just plow ahead and pump 'em out. That's fine; but they invariably end up in the same boat as our mate Spud for one reason or another – they lose their job, or their health, or both etc.

    As for the "Solicitor Loans" these are like a second mortgage loan they provide from trust accounts. They do exist – not all solicitors do them, and they are higher interest rate. They are usually short -term. We have done two of them over the years. Work well for a short-term solution.

    Hi, Marc

    My best friend in Singapore is going down that path of pumping them kids out. I asked him just how large a family he wants, and he told me that ideally, he wants 2 daughters, 4 sons and 2 dogs. He and wife already have 2 dogs and 1 daughter who is only 2 months old. They are already starting on their 2nd kid.

    I asked him about spacing out the years between the children, and he responded by saying that since it took them one year of trying to have their first child, it should take the same amount of time to get their 2nd one.  Instead of spreading out and having to deal with a crying newborn every 2-3 yrs, he said it is better to deal with all the child bearing and diaper changing in as short a time as possible! At the minimal, he and wife wants 4 kids and they are going to squeeze them all into their 3 BR apt home.  

    For those who do not know the housing situation in Singapore, 90% of the population live in public housing apts, the equivalent standard is similar to the median private Apartment in any major capital city in Australia. The private market is very expensive, and usually start from S$700K onwards for a decent 3 BR apt in the outer suburbs, about 15-20 kms from the CBD.

    I agree with you, Marc, in that if someone want to have lots of kids, then they got to be in a position to be able to provide the best options available. So, your family doctor is in such a position.

    I recalled reading Robert Kiyosaki's Rich Dad Poor Dad, and RK once wrote in that book that his Rich Dad had to be rich because he chose to start a family.

    Told the Wifey when we got married that I would like to have 3 children, so we better work smarter on our IPs.

    Spudway: This is not intented at you in anyway. I am simply carrying on the discussion since Marc brought up a point that prompted me to chip in another point.

    Regards
    Daniel Lee

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    Hi, Spudway

    Have you considered a Lease-Option? You get the vendor to lend you the remaining $60K as a loan, and you pay the Vendor at an agreed interest rate. This website explains how that could work.

    Regards
    Daniel Lee

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    Hi, Nit

    1 – You do not pay Council fees /  rates because that is paid through your Body Corp.

    2 – In addtion to Water Bills, there is also the sewage and park charges: Estimated at $120 annually

    3 – Property Tax: I believe in Queensland, the Land Tax threshold cuts in at $500K. In a new Apt, the Land component is around 10-20% of the value, based on a 20-25 apt block. So, there will not be any Land Tax for you to bother about until your total Land holding is valued over $500K.

    4 – Factor only 50 wks of rental, as 2 wks might be used to source new tenants when the old one moves out.

    Wife and I bought our 5 yrs old Apt in Melbourne in Aug 07 (that's 2 yrs back). So based on these Melbournian examples, hopefully, it helps you with yours.

    Regards
    Daniel Lee

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    propertunity wrote:
    ericyan wrote:
    daniellee wrote:
    With that said, it is always possible to find bargains relative to any market. My wife and I recently purchased an IP at council valuation in early May 09 after 7 mths of searching

    what is meant by council valuation?

    A council land valuation (or Valuer General's) is in no way shape or form an indication of likely sale price. It is calculated very conservatively, only refers to the land component and is very often out of date by some years. D did very well to buy at that price.

    Hi, Propertunity

    Thanks. Wife and I were beginning to wonder if we would be able to find a suitable property in the midst of a bubbling RE market. During May 09, similar property in the suburb were going for at least 10% above what we paid for, with unrenovated properties selling for almost the same price as renovated ones.

    Still, when I read of stories of other RE investors who have made successful purchase of properties 15-25% below asking price, it motivates me to work harder and smarter on our next purchase; which will not be for a while to come. 

    Regards
    Daniel Lee

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    ericyan wrote:
    daniellee wrote:
    With that said, it is always possible to find bargains relative to any market. My wife and I recently purchased an IP at council valuation in early May 09 after 7 mths of searching

    guys, excuse my newbie comments, what is meant by council valuation? thanks in advance

    Hi, Eric

    When you look at a Sec 32 for a property, the council valuation is made up of the Site value, the capital improved value, and the Net Annual Value. For my first IP, the land component was $268K and the Capital improved value was $375K. That $375K is the Council valuation.

    Most RE investors would say that the maximum price to pay for an IP is the council valuation, unless the property has some unique feature that makes it acceptable to pay more for even greater profits later.

    Regards
    Daniel Lee

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    Hi, Propertunity

    I would like to augment your view on 'wealthy foreign students' and their parents buying up properties. Being a former 'foreign student' myself, I can say from personal experience that (assuming a sample size of 100 foreign students):
     
    1 – The majority of foreign students (around 90%) do not come from wealthy families, but that many families make huge sarcifices to send their child over, in the believe that an overseas qualification is perceived more valuable in their home country.  

    2 – The same vast majority of foreign students actually go back to their home country once their studies are completed.

    3 – Of the remaining 10% of foreign students, some do purchase cars for travel.

    4 – A tiny portion, around 1-2% do end up getting their parents to purchase a property, which is usually sold off once their child leaves the country for home.

    Most foreign students simply rent, and that profits RE investors.

    Regards
    Daniel Lee

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    Hi, Karen

    Congratulation. A true morale booster for many aspirational investors like myself. A truly amazing purchase.

    Regards
    Daniel Lee

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    Hi, Kris

    General sentiment from experts like Steve McKnight suggest that the buying frenzy will intensify up to Sept 09, when the FHB Boost will be halfed. This will be followed by a weaker frenzy until Dec 09, when the FHB Boost expires. The forward buying by FHBs will likely mean less buying competition from Jan 2010 onwards.

    Based on this forecast, one would reasonably expect housing prices to start to fall due to lessen buyer demand. However, some sellers might decide to withdraw from the market, reducing supply and balancing out the demand/supply scale.

    With that said, it is always possible to find bargains relative to any market. My wife and I recently purchased an IP at council valuation in early May 09 after 7 mths of searching, and we consider that to be a very good purchase, considering the built-up in the buying frenzy.

    Personally, I would say keep your nose in the market now, look around for bargains regardless of FHB Boost. You will find something eventually.

    Regards
    Daniel Lee

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    Hi, Sailorkaz

    Wife and I going to do a cheap low-budget reno on our first IP next month. Did our research and came up with a list of cheap things to do that can quickly add perceived value.

    Paint walls and ceiling
    Carpet
    Curtains / Blinds
    Light Fittings
    Door handles and kitchen cabinet handles
    All taps in property

    Much renovation info can be found in books from the library.

    Regards
    Daniel Lee

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    Hi, Cocobean

    Thought I start things off. Live in Melbourne so bought my first IP here. Settlement in Jul 09. We had first hand knowledge of the local area, so it allows wife and I to snap up a good deal with we saw one a next wks back. Also, being the 1st IP, we are dipping out toes into PI and wanted to be conservative about it.

    Being Singaporeans, we also purchased a off-the-plan 'premium public housing' apt in Singapore as a second home, to be ready in mid 2011. We researched and understood the local area there as well; having been born and breed there helped. Note though, the standard of a 'premium public housing' in Singapore is similar to an above median priced apts in Melbourne.

    Future plan is to buy the next home around 2013-14, convert current home into 2nd IP. After that, will look interstate for next 3rd IP to diversify into a different RE market, and also the spread out the land tax.
     
    The April 2009 edition of API has an article on the pros and cons of investing in the local area vs interstate. Check it out.

    Regards
    Daniel Lee

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    Hi, Pos

    Clearly, if a product is that amazingly good, it does not require a guarantee.

    What are your plans for the property then?

    Regards
    Daniel

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    Hi, Coco

    If you keep both your PPOR and IP, you will have 2 properties that can appreciate, whereas when you sell, you surrender all future capital gains. Also, if your loan-value-ratio for your IP is below 80%, you can refinance it every few years to provide you with a source of income, as long as your IP keeps appreciating.

    Have you considered renovating your IP to increase its rental income?

    Regards
    Daniel

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    Hi, Forest

    Here is my story.

    Bought our PPOR in Nov 2007 with 20% deposit. That property appreciated by 10% since then and in Dec 2008, we refinanced by taking out a Supp loan on the higher valuation for an IP.

    We just purchased an IP yesterday with the Vendor having signed this morning. So far, our plan is to buy well (at council valuation), have the bank value at the property at much higher than the purchase price (very possible as a unit in the same lot was sold at 8.5% higher than our purchase price).

    Then borrow 90% of the higher valuation and combined with our Supp loan to pay for the IP and fund the renovation without touching our personal money if possble.

    It is a case of when one is ready, and the amount of time needed is very different from one individual to the next.

    Regards
    Daniel Lee

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    Hi, Mike

    Thanks for your help with the report. I put in an offer in that location on Sat 25/4/09 and the offer was accepted by the Vendor. Right now,  am having an anxious wait for the Sec 32 and Contract of Sale to be ready before we can sign.

    Thought I compare my layman research and estimates against what professional research firms like Residex have identified as current value for my, hopefully soon to be, first IP.

    Once again, thanks for your help.

    Regards
    Daniel Lee

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    Hi, Terrance

    Your criteria of:

    A budget of $300K to purchase a house in SE Melbourne will probably allow you to settle in Pakenham (SE Melbourne) or Frankston (Sth Melbourne).

    Frankston is a pretty nice suburb, and really depends on which part of the suburb you are in. The sburb itself does have some commercial activities going on, but cannot be compared to some of the inner city suburbs.

    However,  it really depends on your purpose of moving over to Melbourne. You have given any reader limited information to work with. Personally, I found it hard to even offer you any decent suggestion.

    I live in Oakleigh, a middle ring suburb 14 km SE from the CBD.

    Regards
    Daniel Lee

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    Just to keep the debate going…

    FHOG Boost: Staying or going?

    http://www.theage.com.au/national/doubt-over-boosted-first-home-buyer-grants-20090423-agt1.html

    Let the struggle begin!

    Just an extreme case of someone who should not be buying a PPOR at this time, especially if they need the Boost to buy.

    http://www.theage.com.au/national/with-one-call-the-pressure-goes-on-20090423-agtg.html

    Regards
    Daniel

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    Hi

    I think from a serious RE investor's point of view, 'stabilising the current property price' means removing the emotional strings pushing the offer prices upwards above what a property is reasonably valued.

    With 35-40% of all new loans issued to FHBs, the market has become quite unstable for many RE investors to handle.

    Regards
    Daniel

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    Hi

    Yeap. Agree with Terry Ryder in his article. Prices might drop by around $7K due to the lack of the FHOG Boost, but lower interest rates, reasonable prices (previously before the rush), and the actual lack of housing stock available on sale (shown in the high auction rates) are other factors to consider.

    Personally, I do not think removing the FHOG Boost is going to do much. Tightening credit lending, rising unemployment and, once again, a severe limited number of available properties for sale are factors that will continue to keep the lower-end of the market (especially in SE Melbourne) bubbling nicely.

    Regards
    Daniel

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    Hi

    I do hope that the PM keeps his word and ends the FHOG Boost. Heard on the ABC that the lower-end of the market is really boiling over, with many FHBs borrowing up to their ears in loans to buy a home.  Now the fear is a wave of mortgagee sales by 2010 – 2011 when interest rates go back up, coupled with rising unemployment.

    Regards
    Daniel Lee

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    Hi, Geoff80

    Why an IP? You can leverage around 90% of the value of the property, and have access to the full capital gains, income and tax-benefits that the property has to offer. If you have $50K, you can potential get a good IP for $500K. Property is seen as more stable, and even the worst falls in prices have only been around 30% in the USA.

    Why not shares? It is also a good option. If you have around $50K, you could buy into the ASX20, buying $5K worth of shares in 10 companies to give you the diversification; or you could invest in Exchange-Traded Funds (ETFs), which are a lot cheaper than Managed Funds. You can leverage around 50-70% on your initial capital, but shares are less stable, and we have seen what the wrong business model can do to a company like Babcock and Brown, with a massive fall of 98% in value from its peak. That can result in a margin call if you leverage via shares.

    Each has its pros and cons, too much info to explain and it is up to you to learn about them if you desire. Many serious IP investors spend years learning about this area to be successful.

    If neither you nor your wife have a true desire to seriously invest in property, then perhaps the best option is for you sell your IP to someone who does. You can then take your proceeds and keep it in Superannuation. Super, in itself, is still a pretty safe option, although the increasing number of baby boomers retiring from 2010 onwards will put in increasing strain on the pension and subsequently on Super as well; although an increasing population will mitigate that to a large degree.

    Regards
    Daniel Lee 

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