PropertyInvesting.com | Don Nicolussi | Activity https://www.propertyinvesting.com/members/don/activity/ Activity feed for Don Nicolussi. Mon, 13 Apr 2026 14:49:30 +0000 https://buddypress.org/?v=2.8.1 en-US 30 hourly 2 918f5c76e5366418cd36a6ed74e5e070 Don Nicolussi changed their profile picture https://www.propertyinvesting.com/activity/p/422603/ Fri, 13 Sep 2024 06:11:09 +0000 d5ab0bc9600427b81a6261105a08c2c8 Don Nicolussi's profile was updated https://www.propertyinvesting.com/activity/p/422602/ Fri, 13 Sep 2024 06:06:53 +0000 73a3679e3d3180d6e15a076b280cb139 Don Nicolussi's profile was updated https://www.propertyinvesting.com/activity/p/329697/ Thu, 05 Nov 2015 23:49:09 +0000 93ff39fcad265cfc232d12d6b4b8d18d Don Nicolussi replied to the topic Sunshine Coast finance broker recommendations?? in the forum Finance https://www.propertyinvesting.com/topic/5015466-sunshine-coast-finance-broker-recommendations/#post-5015552 Thu, 05 Nov 2015 23:46:31 +0000 Hi and welcome to the forum Josig. If you are looking for a Queensland based specialist investment property broker who is also a property investor I would recommend Richard Taylor. Richard is a property investor. I think is the most significant qualifier when selecting a broker ( if you plan to invest ). I see that Richard has also made a comment…[Read more]

]]> 946c400f0b19382cab301925bbdfaac6 Don Nicolussi changed their profile picture https://www.propertyinvesting.com/activity/p/329692/ Thu, 05 Nov 2015 23:23:46 +0000 4d2d4e11c08f1c7f09c4bb6ea6989971 Don Nicolussi's profile was updated https://www.propertyinvesting.com/activity/p/324289/ Wed, 02 Sep 2015 07:29:01 +0000 961780826621dec33a19cef75d709216 Don Nicolussi's profile was updated https://www.propertyinvesting.com/activity/p/323974/ Sun, 30 Aug 2015 08:51:46 +0000 f5d09cb84148df9896e8324c142d6ceb Don Nicolussi replied to the topic Free for removal in the forum Value Adding https://www.propertyinvesting.com/topic/5012281-free-for-removal/#post-5012570 Sun, 30 Aug 2015 08:39:44 +0000 Hi Bullen -in the spirit of sharing I would suggest to stay clear of relocating a home for a first project. There a too many potential problems to list. Once the building arrives there is usually a lot more renovation work than expected.

An alternative would be to buy a property below bank valuation and renovate. It will be much easier to…[Read more]

]]> cabcc444e74231da9bd999cad12d076b Don Nicolussi replied to the topic ME Bank does the dirty and raises rates 0.41% for existing investor clients in the forum Finance https://www.propertyinvesting.com/topic/5012526-me-bank-does-the-ddirty-and-raises-rates-0-41-for-existing-instor-clients/#post-5012568 Sun, 30 Aug 2015 08:17:49 +0000 Again – it seems all I am doing lately is agreeing with Terry when I come on this forum but with Mebank withdrawing from certain niches the are really of zero interest to investors atm.

]]> a794d519d0df6f935324a65a831ba3da Don Nicolussi replied to the topic ME Bank does the dirty and raises rates 0.41% for existing investor clients in the forum Finance https://www.propertyinvesting.com/topic/5012526-me-bank-does-the-ddirty-and-raises-rates-0-41-for-existing-instor-clients/#post-5012568 Sun, 30 Aug 2015 08:17:49 +0000 Again – it seems all I am doing lately is agreeing with Terry when I come on this forum but with Mebank withdrawing from certain niches the are really of zero interest to investors.

]]> ecde9a29f791df8d387f0e94ee07e056 Don Nicolussi replied to the topic Post construction valuations on Granny Flats in the forum Value Adding https://www.propertyinvesting.com/topic/4996323-post-construction-valuations-on-granny-flats/#post-5011793 Sun, 16 Aug 2015 16:57:16 +0000 The valuation question is fairly easy to answer. We do them upfront to determine the on completion valuation. I regularly see these value up. In some cases it will be difficult for a valuer if there a few comparable sales but if there are they will have no trouble at all.

There are so many variables. The projects are really just micro property…[Read more]

]]> 9b7d063988eedcb3ab66b0c3a7bd5106 Don Nicolussi replied to the topic Rate Rise Friday in the forum Finance https://www.propertyinvesting.com/topic/5007640-rate-rise-friday/#post-5010784 Mon, 27 Jul 2015 02:19:12 +0000 Also most would be noticing the out of cycle rate rises going on for investment loans ( new and existing ) across lenders eg CBA, Macquarie.

]]> ff5a88bcc0457395392c2fbe1a1222cb Don Nicolussi replied to the topic Property Renovation & Development Books in the forum Value Adding https://www.propertyinvesting.com/topic/5008685-property-renovation-development-books/#post-5010579 Tue, 21 Jul 2015 03:31:59 +0000 Kieran – api magazine ( I am pretty sure it was them ) did a compilation of case studies on small developments. The numbers will be old by now but the percentages spent on certain items should be fairly consistent.

Also, on my desk right now, Australian Residential Property Development – Ron Forlee and Real Estate Development Principles and…[Read more]

]]> afe71dcb7e6e1784e13cd6b32142ebb6 Don Nicolussi replied to the topic Property Renovation & Development Books in the forum Value Adding https://www.propertyinvesting.com/topic/5008685-property-renovation-development-books/#post-5010578 Tue, 21 Jul 2015 03:31:18 +0000 Kieran – api magazine ( I am pretty sure it was them ) did a compilation of case studies on small developments. The number will be old by now but the percentages spent on certain items should be fairly consistent.

Also, on my desk right now, Australian Residential Property Development – Ron Forlee and Real Estate Development Principles and…[Read more]

]]> 816c17cfd8269477dad08161c32164e7 Don Nicolussi replied to the topic US Property as 1st IP in the forum Overseas Deals https://www.propertyinvesting.com/topic/4998315-us-property-as-1st-ip/page/2/#post-5010577 Tue, 21 Jul 2015 03:21:27 +0000 Honestly, I think it really depends on your personality and mindset. Sorry if a non technical answer is not what you where after.

Some people will be able to remotely invest and others just won’t be able to cope with the lack of control and the additional complexities. To others it will be a breeze.

I was just looking a facebook page that nigel…[Read more]

]]> 2c3196c15fdec6f872bd1a2d78181cd6 Don Nicolussi replied to the topic Where do you expect Australia property values to be in 12 months? in the forum Opinionated! https://www.propertyinvesting.com/topic/5010217-expect-australia-property-values-12-months/#post-5010575 Tue, 21 Jul 2015 03:10:51 +0000 Benny – my vote was similar to today if the question is about the national average – nation median price. Looking forward to the next part of the cycle to be honest – a much better time for buyers.

]]> d3ff8ad71da563088fc3525fcab60ba1 Don Nicolussi replied to the topic Where do you expect Australia property values to be in 12 months? in the forum Opinionated! https://www.propertyinvesting.com/topic/5010217-expect-australia-property-values-12-months/#post-5010575 Tue, 21 Jul 2015 03:10:51 +0000 Benny – my vote was similar to today if the question is about the national average – nation median price.

]]> 0c6ae2b25c0babbb992065939dec5622 Don Nicolussi replied to the topic Same bank not cross collateralised, is this possible? in the forum General Property https://www.propertyinvesting.com/topic/5010402-same-bank-not-cross-collateralised-is-this-possible/#post-5010574 Tue, 21 Jul 2015 03:07:08 +0000 Yes Griffo you can ( and well done for knowing what to look for as Terry said). I agree with all above but want to add why would you? If you broker is an investor it is going to be gut instinct for them to avoid cross collateralization and also avoid a one bank trap.

]]> bfd55fc1524361d5988f91e1d7ea3ea5 Don Nicolussi changed their profile picture https://www.propertyinvesting.com/activity/p/320244/ Tue, 21 Jul 2015 02:57:22 +0000 a04e3c9915834187653d835e1e125897 Don Nicolussi replied to the topic Home equity confusion - please help clarify! in the forum Finance https://www.propertyinvesting.com/topic/5010258-home-equity-confusion-please-help-clarify/#post-5010572 Tue, 21 Jul 2015 02:53:30 +0000

Is there any advantage to having equity when starting that I’m not seeing

Tiger, Well in short yes it really makes a massive difference. On the one hand the bank does look at your overall financial position. Assets and liabilities. The whole picture.

Sure high Loan to valuation ration LVR lending ( 95% investment loans ) is still available but h…[Read more]

]]> 0c64c17e306665fc2957871d9ee22e4c Don Nicolussi replied to the topic Home equity confusion - please help clarify! in the forum Finance https://www.propertyinvesting.com/topic/5010258-home-equity-confusion-please-help-clarify/#post-5010572 Tue, 21 Jul 2015 02:53:30 +0000

Is there any advantage to having equity when starting that I’m not seeing

Tiger, Well in short yes it really makes a massive difference. On the one hand the bank does look at your overall financial position. Assets and liabilities. The whole picture.

Sure high Loan to valuation ration LVR lending ( 95% investment loans ) is still available b…[Read more]

]]> 15f8b6da1d95748f964bd75a06bf651a Don Nicolussi started the topic Negative Gearing Removed - CBA in the forum Finance https://www.propertyinvesting.com/topic/5010197-negative-gearing-removed-cba/ Thu, 09 Jul 2015 02:22:07 +0000 Just a quick note for investors looking at borrowing with a base LVR of greater than 90% using CBA. In this case CBA will no longer allow negative gearing to be used in the assessment of your affordability / serviceability for investment loans. Eg, base lvr is 89% and end lvr is 91% (base plus lmi) you may use NG – if base is 91% you may not.…[Read more]

]]> 3e47180813a9070974082ee40d04cf59 Don Nicolussi started the topic Opinions on Perth Market in the forum General Property https://www.propertyinvesting.com/topic/5010149-opinions-on-perth-market/ Tue, 07 Jul 2015 00:45:19 +0000 Change in dwelling values 12 months versus 10 years

Looking for some opinions from either Perth Locals or investors in the Perth market. Wondering what part of the cycle the local evidence suggest you are in. 12 month data suggest a slight price contraction. What is next for Perth – any suburbs to watch?

]]> bd01b259dbe0a5a6815cefa4266277fa Don Nicolussi started the topic Opinions on Perth Market in the forum General Property https://www.propertyinvesting.com/topic/5010149-opinions-on-perth-market/ Tue, 07 Jul 2015 00:45:19 +0000 Change in dwelling values 12 months versus 10 years

Looking for some opinions from either Perth Locals or investors in the Perth market. Wondering what part of the cycle the local evidence suggest you are in. 12 month data suggest a slight price contraction.

]]> dd15e81137000dbafa2a3b6643c3a6cb Don Nicolussi replied to the topic Would you buy in a dodgy area? in the forum General Property https://www.propertyinvesting.com/topic/5008520-would-you-buy-in-a-dodgy-area/#post-5008631 Fri, 12 Jun 2015 02:52:26 +0000 Absolutely not! I would look for an aspirational suburb next to and similar in price to your so called “dodgy area”. Some areas are just not great. Find your dodgy area and then look at places where people who live there aspire to live in (realistic people).Price will be similar and yields will be the same if you work hard and finding the right…[Read more]

]]> b5e23325c919f68d8408463493ae71a9 Don Nicolussi replied to the topic Would you buy in a dodgy area? in the forum General Property https://www.propertyinvesting.com/topic/5008520-would-you-buy-in-a-dodgy-area/#post-5008631 Fri, 12 Jun 2015 02:52:26 +0000 Absolutely not! I would look for an aspirational suburb next to and similar in price to your so called “dodgy area”. Some areas are just not great. Find your dodgy area and then look at places where people who live there aspire to live in (realistic people).Price will be similar and yields will be the same if you work hard and finding the right…[Read more]

]]> b9110b1b9052941b6b9a467905682513 Don Nicolussi replied to the topic Would you buy in a dodgy area? in the forum General Property https://www.propertyinvesting.com/topic/5008520-would-you-buy-in-a-dodgy-area/#post-5008630 Fri, 12 Jun 2015 02:51:02 +0000 mods – duplicate please delete

]]> b421345b3f6e6e93a202960605e50388 Don Nicolussi replied to the topic Would you buy in a dodgy area? in the forum General Property https://www.propertyinvesting.com/topic/5008520-would-you-buy-in-a-dodgy-area/#post-5008630 Fri, 12 Jun 2015 02:51:02 +0000 Absolutely not! I would look for an aspirational suburb next to and similar in price to your so called “dodgy area”. Some areas are just not great. Find your dodgy area and then look at places where people who live there aspire to live in (realistic people).Price will be similar and yields will be the same if you work hard and finding the right…[Read more]

]]> 4b8fa12521a5972bad5b15ab6e632643 Don Nicolussi's profile was updated https://www.propertyinvesting.com/activity/p/317340/ Fri, 12 Jun 2015 00:42:50 +0000 265be221ef40820f818c5a4f795228d0 Don Nicolussi replied to the topic Bank valuation VS Independent valuation in the forum General Property https://www.propertyinvesting.com/topic/4997751-bank-valuation-vs-independent-valuation/#post-5008623 Fri, 12 Jun 2015 00:39:49 +0000 What to do if your valuation comes in low? I agree with the comments that in the majority of cases the bank assigned valuation result will be the same as the contract price. In fact, at loan to valuation ratios of 80% and in some cases 90% lenders will accept the contract price as the value and not require a formal valuation at all.

However,…[Read more]

]]> e923781a2346a700d3e609fc6a29b706 Don Nicolussi replied to the topic Bank valuation VS Independent valuation in the forum General Property https://www.propertyinvesting.com/topic/4997751-bank-valuation-vs-independent-valuation/#post-5008623 Fri, 12 Jun 2015 00:39:49 +0000 What to do if your valuation comes in low? I agree with the comments that in the majority of cases the bank assigned valuation result will be the same as the contract price. In fact, at loan to valuation ratios of 80% and in some cases 90% lenders will accept the contract price as the value and not require a formal valuation at all.

However, this…[Read more]

]]> dba5f3b5cf7195bda4ab89f2010f3180 Don Nicolussi replied to the topic Bank valuation VS Independent valuation in the forum General Property https://www.propertyinvesting.com/topic/4997751-bank-valuation-vs-independent-valuation/#post-5008623 Fri, 12 Jun 2015 00:39:49 +0000 In this case it is really about:

* What you think the investment is worth
* Why you are buying it
* How it fits into your portfolio
* What role does it play – that is what that properties job in helping you achieve your investment goals

The finance process and for that matter valuations are just tool to get you…[Read more]

]]> 3f80e421e20e557ac8b37c03b065dd46 Don Nicolussi replied to the topic Bank valuation VS Independent valuation in the forum General Property https://www.propertyinvesting.com/topic/4997751-bank-valuation-vs-independent-valuation/#post-5008622 Fri, 12 Jun 2015 00:36:56 +0000 Strange formatting issue mods please delete.

]]> b8ffa099f62b9eb1c63af8b5e5be07e8 Don Nicolussi replied to the topic Bank valuation VS Independent valuation in the forum General Property https://www.propertyinvesting.com/topic/4997751-bank-valuation-vs-independent-valuation/#post-5008622 Fri, 12 Jun 2015 00:36:56 +0000 In this case it is really about:

What you think the investment is worth
Why you are buying it
How it fits into your portfolio
What role does it play – that is what that properties job in helping you achieve your investment goals

The finance process and for that matter valuations are just tool to get you get from point A to B and B to C.

]]> 32b7190d6bac4298932a1921a01ca1fe Don Nicolussi started the topic First Home Buyers Have Everything Except One Thing! in the forum General Property https://www.propertyinvesting.com/topic/5008618-first-home-buyers-have-everything-except-one-thing/ Thu, 11 Jun 2015 23:54:06 +0000 This week has been an interesting week in the world of property and real estate reporting.

We were ranked number 10 in the world for the rate or speed of property price growth. We were ranked as a country which allowed the media to spread the hysteria by spinning what is largely a Sydney based issue into a national one. Nothing new there really…[Read more]

]]> c51e4e64008775e313add24e94c18e71 Don Nicolussi started the topic First Home Buyers Have Everything Except One Thing! in the forum General Property https://www.propertyinvesting.com/topic/5008618-first-home-buyers-have-everything-except-one-thing/ Thu, 11 Jun 2015 23:54:06 +0000 This week has been an interesting week in the world of property and real estate reporting.

We were ranked number 10 in the world for the rate or speed of property price growth. We were ranked as a country which allowed the media to spread the hysteria by spinning what is largely a Sydney based issue into a national one. Nothing new there really…[Read more]

]]> 11264e7b9c068b01ba352aae928c8611 Don Nicolussi started the topic First Home Buyers Have Everything Except One Thing! in the forum General Property https://www.propertyinvesting.com/topic/5008618-first-home-buyers-have-everything-except-one-thing/ Thu, 11 Jun 2015 23:54:06 +0000 This week has been an interesting week in the world of property and real estate reporting.

We were ranked number 10 in the world for the rate or speed of property price growth. We were ranked as a country which allowed the media to spread the hysteria by spinning what is largely a Sydney based issue into a national one. Nothing new there really…[Read more]

]]> 8e8f3d305eb9a7bfd22451837420fc29 Don Nicolussi changed their profile picture https://www.propertyinvesting.com/activity/p/316756/ Fri, 05 Jun 2015 06:58:53 +0000 469c051f9f208d2c265cd1b7588e2e62 Don Nicolussi's profile was updated https://www.propertyinvesting.com/activity/p/316755/ Fri, 05 Jun 2015 06:57:49 +0000 b743bde07f156040d19289b027806b76 Don Nicolussi replied to the topic APRA imposing controls on "investors only" in the forum Finance https://www.propertyinvesting.com/topic/5007424-apra-imposing-controlds-on-investors-only/#post-5008334 Fri, 05 Jun 2015 01:51:35 +0000 A few of the smaller lenders are moving to fill these gaps with the odd lender increasing LVR on investment loans. However, agreed that overall the changes are significant for certain investors with specific gearing requirements.

]]> 96cd327e7cce782f3916aa6b1cb1e494 Don Nicolussi replied to the topic Top 5 financial criteria's to evaluate a rental property investment? in the forum Finance https://www.propertyinvesting.com/topic/5006823-top-5-financial-criterias-to-evaluate-a-rental-proprety-investment/#post-5007801 Mon, 25 May 2015 08:28:36 +0000 As always I try to keep things simple in my own head.

Start with:

What is the idea behind buying the property. Will it grow in value and why. What has your personal reading a research told you.

Then:

Is money coming in each month greater than money going out pre tax.

If not – what is happening after tax.

If still cash flow negative how long…[Read more]

]]> 58ac25321eb53658e1f14d154acd6a1d Don Nicolussi replied to the topic The real danger with SMSF property in the forum Creative Investing https://www.propertyinvesting.com/topic/5007553-the-real-danger-with-smsf-property/#post-5007794 Mon, 25 May 2015 02:23:24 +0000 Redwood – suppose I am not really arguing or questioning the validity of gearing inside the fund. It’s just that I get that cringing feeling when you go to a bbq and meet someone and they start talking about their smsf and the conversation goes something like, “We’ve got one of the smsf things but I have no idea how it works, hubby bought some…[Read more]

]]> bbcf9c2454dbe7b2f23b6edbcf5dfd51 Don Nicolussi started the topic Rate Rise Friday in the forum Finance https://www.propertyinvesting.com/topic/5007640-rate-rise-friday/ Thu, 21 May 2015 01:41:09 +0000 May be of interest to some that Macquarie have increased interest rates on all fixed terms effective tomorrow.

]]> e27d7cf04409ca9966cf44b54b3b246d Don Nicolussi replied to the topic Cross-security question in the forum Help Needed! https://www.propertyinvesting.com/topic/5007635-cross-security-question/#post-5007637 Thu, 21 May 2015 00:47:27 +0000 BM 17 – your question seems really just double checking your gut instinct – which is correct. Yes you can keep your loans separate at the one lender. No problem. However, with the structure you have now I am guessing that the reason you want to move is price or rate. Serviceability (or the way banks calculate what you can afford) will be slightly…[Read more]

]]> c5e1de26ee23460b14b7d86596c6f7cb Don Nicolussi replied to the topic Looking for Mort broker in the forum Finance https://www.propertyinvesting.com/topic/5007504-looking-for-mort-broker/#post-5007554 Tue, 19 May 2015 02:08:09 +0000 Yson – Terryw on this forum has offices in CBD.

]]> 1f62076b1335238904e5032eba4697de Don Nicolussi started the topic The real danger with SMSF property in the forum Creative Investing https://www.propertyinvesting.com/topic/5007553-the-real-danger-with-smsf-property/ Tue, 19 May 2015 02:04:26 +0000 Recently I have been catching up on blogs by various authors and writing a few bits a pieces myself. I came across Steve’s comments about the dangers of SMSF property or people using gearing to purchase real estate as an investment inside super. Nothing new and very well accepted by the major an niche lenders alike.

The real issue I see is people…[Read more]

]]> dced4634876577391ef51903b96374d8 Don Nicolussi's profile was updated https://www.propertyinvesting.com/activity/p/315336/ Tue, 19 May 2015 01:50:53 +0000 61bd8f09d16508078f2ebbbbf9bdc22a Don Nicolussi replied to the topic Potential red flags... ? in the forum Help Needed! https://www.propertyinvesting.com/topic/5007473-potential-red-flags/#post-5007546 Tue, 19 May 2015 01:48:55 +0000 No problem guys. Good luck.

]]> aef6dce4f32955edd6566640584cc302 Don Nicolussi's profile was updated https://www.propertyinvesting.com/activity/p/315242/ Mon, 18 May 2015 02:20:31 +0000 cb49518174fc352756f4a78c704f2d73 Don Nicolussi replied to the topic St George 5 yrs fixed in the forum Finance https://www.propertyinvesting.com/topic/5002698-st-george-5-yrs-fixed/#post-5007501 Mon, 18 May 2015 02:17:12 +0000

Fundamentally locking in rates isn’t about gambling on the variable vs. fixed pricing – but the long term certainty in your interest costs

Agree Corey. It’s about looking at your portfolio and running some “what if” and “how much” scenarios.

]]>