[Nigel KibelParticipant@nigel-kibelJoin Date: 2005Post Count: 1,425]

June 5, 2018 - 8:43 pm

Of course they make commission from Property Sales. If you go to a lawyer or an accountant you pay fees for advice. However if you do your own research and buy through an agent the agent makes a commission which you are indirectly paying for.

So the question you should ask is the property good and value for money. In this day and age you can do lots of research yourself and know whether the deal is ok.

If you blindly buy without doing your own due diligence you only have yourself to blame if it goes wrong.

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June 2, 2018 - 4:22 pm

[email protected]

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June 2, 2018 - 2:23 pm

rick traberg a great builder 0408355568

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May 31, 2018 - 8:26 am

Clearly they make a $30,000 commission

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February 23, 2018 - 12:21 pm

Most of these groups make commission so do agents what it comes down to is you should always do your own due diligence. That means researching everything in the area via the internet. I also strongly recommend if you are from interstate take the time to go to the location and see it for yourself. I this day and age there is no excuse if you buy something site unseen then you could be taking a risk.

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December 19, 2017 - 7:43 am

yes Nick Skarajew email [email protected] he is a great guy should be able to assist you

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December 19, 2017 - 7:40 am

When we look at the Melbourne market we have more than 100,000 people a year moving to Melbourne. That includes the highest net migration from NSW to Victoria since 1888. Why are so many people moving to Melbourne, the worlds most liveable city helps and it is still much cheaper than Sydney. Even new home areas such as Mernda are only around 25km from the CBD and you can buy homes in the $500,000 to $600,000 range. So I see prices levelling out I do not see anything that will cause prices to fall. Now their is the unknown factor such as war or recession but in the long term Melbourne looks like a good bet. The next market to rise should be Brisbane but it may still be a few years off.

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November 17, 2017 - 1:50 pm

Hi Micky

There are many areas that are good for growth. However it does come down to what you can afford. Never over commit yourself.

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October 15, 2017 - 3:32 pm

Hi Micky

Apart from population growth their is also a shortage of titling land. Even if you buy a block in some cases you may be waiting a year of more.

The other thing is we also have the highest net migration from interstate since 1888. When I talk to people from Sydney I am told that many people are moving from Sydney to Melbourne because Melbourne is still far more affordable than Sydney and even if you live in a new area like Mernda you are still less than 30km from the cbd. There are lots of people also wanting to migrate to Melbourne especially with the tag of Worlds most liveable city.

So I cannot see any downward movement in the market here for some time. However it does not necessary mean that the market will keep going up at the rate that it is today. When i talk to investors i say that you need to buy for the long term if you buy on the basis of selling in a few years you are speculating. However if you are waiting for the market to fall you may still up paying more than you would today.

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October 12, 2017 - 8:54 am

Great Advice Kym

I also think part of the problem is that many Property Management companies and just a division of a sales company. Many owners of these companies see their property management divisions as an opportunity of getting more listings. Thats why you are often dealing with inexperienced property managers

I prefer to deal with management companies that specialise in Property Management and do not focus on Sales. I can see that your company is a management company and I for one look forward to your experience and advise on this forum. Welcome and continue to share your knowledge.

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October 8, 2017 - 7:53 pm

In my view Melbourne has another to 4 years in the current cycle. Most estimates are that Melbourne will add another 1 million people to the population. Thats nearly 2000 a week and they are currently building only around 300 houses a week. In many cases land is in some cases as much as 12 to 18 months away from being titled.
In Brisbane prices have only gone up 15% in 5 years. While I think Brisbane will be the next market to move my feeling is that still may be a few years away. When it does go it will be Brisbane not Ipswitch

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September 22, 2017 - 5:13 pm

Neither

I just got the new Samsung Note 8 its a great phone

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September 21, 2017 - 7:46 am

I do not necessary think all new property is bad however it depends on what is recommended. Certainly Student accommodation is not good. Look at the finance you get to start with. The banks consider these a risk. Now if your accountant has good apartments that are cheap that may be different. However the CBD, Dockland and Southbank have really not performed.

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September 20, 2017 - 8:10 pm

Sorry

I would never recommend student accommodation as an investment. Its a poor investment. As mentioned you want to appeal to owner occupiers. Small student apartments only appeal to investors. Generally the returns are not that good and capital growth is terrible. Perhaps you should change accountants lol

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September 20, 2017 - 7:10 pm

Hi Steve

I could not agree less. Apartments especially apartments in the CBD have not been a good investment especially when it comes to capital growth. Also currently funding especially CBD apartments are a major problem with valuations coming well under purchase price. Many apartments in the CBD are tiny. It is important to remember that the property market is driven by owner occupiers not investors.

So it may be true that younger people may prefer apartments however what they should do is rent an apartment but buy a house or townhouse for investment or a larger apartment in a better location. My experience is when people sell out of a large house they do not want to move into a 7 square shoe box but would prefer a townhouse.

• This reply was modified 6 years, 7 months ago by  Nigel Kibel. Reason: spelling

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September 9, 2017 - 10:53 am

They offer a reasonable return management fee are very high. The other major issue is often they are not in high growth areas. At the end of the day strong growth is what you should be targeting

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September 9, 2017 - 10:50 am

120,000 people moved to Melbourne last year. I would stick to Melbourne to a house and land package. Perhaps buy one that is a few years old you will save a lot of money from brand new and still get great depreciation. Areas like Clyde North are great just a 10 minute drive to Fountain gate which is the second largest shopping centre in the southern hemisphere. Also Mermda is good with three new railway stations going in over the next 12 months. I can not see anything in the short term slowing down the market while demand in Melbourne remains so strong.

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July 13, 2017 - 9:01 am

I think it is always a hard decision.

However it depends on what sort of income you are paying and what sort of tax you are paying.

With an investment property consider the following

You can negatively gear and claim all the deductions such as depreciation and interest payment ect. You cannot do this with an owner occupied property.

When buying an investment the bank will allow around 80% of the rent when calculating what you can borrow so it is possible that you could buy a more expensive property in a better location than where you can afford to buy.

It is important that if you buy a property with the highest growth. I would suggest that if you buy a property for investment when you sell you will be taxed on 50% of your capital gain.

Buying your own home its your house so you can do what you like with it
When you sell as your principle place of residence you do not pay capital gains tax.

When you weigh up the options it does make more sense to rent and buy investments because it tax delectable and it may enable you to buy more properties. However not everything is about money.

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June 23, 2017 - 7:54 am

Ethan its speculation from the point of view that if you buy an investment and hold for 10 years we know from history that values will go up and perform well. All the things you have said I agree with however why its speculation is that I study markets all the time but no one knows what may happy in the next 12 months. If there is a correction in the next year or two even if its only mild then you could see the profit go. My suggestions is if you are looking at this strategy be prepared to hold the property if you have to. If its in a good area you will not go wrong. I consider 2-3 years to be speculative because short term is impossible to predict.

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June 22, 2017 - 8:06 pm

Well when I research an area I go to as many opes as I can and go to Auctions

I also tract how long properties are on the market for. The longer they are on the market the more they are open to offers. So I do not put a time limit on things. I could learn a market fare quicker than someone starting. However it also depends on why you are buying. If you are buying for a long term hold then even if you pay a little over the odds it may not matter depending on the area of course. However if you are buyer to renovate and on sell you are speculating. So the profit is often in the buying. You pay to much you can lose money. So spending time in an area and understanding the market is essential,

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