Forum Replies Created
Just wanted to see how the NRAS investors are doing?
Hi Melissa,
I owned a place their, its a funny story actually…
Gagie is an old government housing suburb some of the properties are privately owned I believe most are still government housing. I would call it a very low scocio economic area, vacant houses are regularly burnt down, high unemployment, all the people I met their have that usual "the world owes me living" mentality (you get my point).
I picked up a 3 bedroom house on Laurence place for 125K I jacked the rent up to $250 (later $265) I was getting a good rental yield. It was good for about 9 months then, late rent etc etc finally got rid of her and her 5 kids lol they trashed the place and tried to burn it down, fortunately insurance covered everything, so I ended up with a fully renovated place for nothing, got new tenants in.
I had had enough by this stage and put it on the market. The agent found a buyer and we agreed on 136K, they organised a building inspection, the building inspector found guns hidden in the roof and under the house, he tipped off police (see article below).
The buyers still bought it off me for 136K.
http://prelive.themercury.com.au/article/2013/07/19/383776_todays-news.html
Anyway that was my Gagebrook experience, yours might work out better.
So Economic growth, Low unemployment, the fastest growing major economy in the world, the biggest exporter of goods to the world and a growth rate averages of 10% per annum for the last 30 years not a valid argument? these are typical ways people judge other countries.
My bet is NZ will be in a recession first. it spent 2 years in the last 7 in one. very boom bust NZ. they have the views though.
Like I said we can revisit this later in the year, if you are right unemployment levels will spike and economic growth will be in the toilet. This is yet to be seen
http://www.youtube.com/watch?v=rwvmru5JmXk
Another reason I won't write them off. Try doing this in Australia or NZ.
If the situation was as dire as you suggest it would reflected in unemployment figures. It is not.
One of the main parts to your argument was that the gravity of the situation was so bad that yesterday the Chinese government was stopping cash transfers which later by your own admission turned out to be incorrect. I am not saying China is perfect I am just not writing them off tomorrow. we can revisit this topic later in the year and see how "dire" the situation has become.
http://en.wikipedia.org/wiki/List_of_countries_by_external_debt
China's debt is nothing compared to a lot of western counties in percentage terms of GDP to debt & their GDP is growing at 7% plus (giving them the ability to service debt). I am aware the dollar figures thrown around in these articles are huge sum's of money, but in relation to the size of their economy and a 1.3 Billion population it is relative.
http://en.wikipedia.org/wiki/List_of_countries_by_public_debt
By the way NZ (where you are I believe) is comparable in percentage terms of GDP to debt without the growth to China . It also has lower unemployment levels 4% in stead of NZ 6%
http://www.bbc.co.uk/news/business-25805227
China's economy, the world's second-largest, has shown signs of stabilising, as 2013's growth rate matched that for 2012, official data suggests.
Like I said they are in a bubble, however I still believe it has a way to run. They are the biggest exporter of goods to the world. I am not prepared to write them off tomorrow. I think they have a few year to run. in my opinion markets always go further than people predict.
http://www.bloomberg.com/news/2013-11-21/ten-predictions-for-china-s-economy-in-2014.html
I use auction clearance rates to get a broad snapshot of market sentiment in Sydney or Melbourne (big markets only) over a 3,6,12 months period it should be used with other indicators (Stock on market, private treaty discounts etc)
I get my Auction clearance rate (and other data) info from the back pages of Australian property investor.
However as freckle said it must be taken with a grain of salt.
Good doco, I agree China is in a bubble, however I don't think it will burst anytime soon, its a closed banking system, the governments owns the major banks there. a lot of the money stays in China because its not a free market in the western sense. I believe due to this system it can bubble away for years before it blows up.
You could say to the agent/ vendor your offer is pending the removal of the non council approved dwelling (I am assuming you don't want it). If your offer is accepted make sure its written into the contract before you go unconditional, that it will be removed prior to the settlement day. Your solicitor / conveyancer would be the best person to discuss this with.
Hi Katri84,
I use RP data professional which is an online subscription, it cost money, they also have retail arm which sells reports on an individual basis. http://www.rpdata.com
I only have a subscription to Sydney metro, so I can't help with Ballarat.
The cheaper alternative would be to ask any agents you know in your area, they might give you access or get you the reports you need.
Hi Katri84,
Real estate data needs to be taken with a grain of salt, I would be surprised if these towns outside of Ballarat were getting 14-19% growth (I am assuming per annum).
It could be a case of more high end properties were sold in that year than is usual, therefore the median house price for those areas might look as if it has gone up 19%.
A more reliable method I think would be to look at comparative sales of similar dwellings in the area you are interested in over the last couple of years, I believe you will get a more realistic idea of what prices are doing & how much they have risen.
I would personally stick to where more people are going to want to live, I assume in your case its probably Ballarat over smaller towns outside it..
I have hardly met a tradie who passes on there trade discount to their customer, I usually find the opposite, they mark up the materials (on top of labour costs) they get (heavily in some cases). It has worked out cheaper for me to buy light switches etc from bunnings.
That's my experience in Sydney anyway.
I use a combination of my own labour and tradies, I also supply my own materials for the jobs I have trades people do (light switches for the sparky, tiles for the tiler etc) I find this saves a lot of money.
Hi Hank,
I would avoid (I hate them) retirement units, they usually have high management costs associated with them, minimal growth the list goes on.
The only advice I can give in regards to getting a deposit together in your situation… possibly get a better paying job and or work more hours at your current job.
It worked for me
Here is the relevant legislation in ref to misleading advertising:
http://www.austlii.edu.au/au/legis/nsw/consol_act/psabaa2002385/s51.html
Hi Brent, I would steer clear of those types of investments. You will need a larger deposit as terryw said, they are harder to onsell, you will get less capital appreciation due to the smaller market demand for these types of investment properties. I sent you an email.
You say you have a lot of equity in the property, have you thought of setting up a line of credit against the property? I am not so bullish about port hedland, maybe its time to cash out while you are ahead.
I am not fan of NRAS, its just another property investment fad, which will end up on the scrap heap. I have attached a link to an article written by Todd Hunter about NRAS http://www.wheregroup.com.au/blog/nras-are-you-kidding/
