Monthly Archives: May 2016

14 good reasons to invest in New Zealand

Investing in New Zealand

1. It’s a buyers market

With limited competition and lots of properties on the market the property market in New Zealand can be described as a buyers market.

2. Building consent numbers have fallen

The number of building consents for houses in March fell 8.3%.

3. New Homes are becoming more expensive

Due to the falling dollar new homes will be more expensive to build as the cost of importing construction material is increasing and a number of builders have left or are leaving the industry.

4. Investors are currently not buying rental properties

This will lead to a shortage in rental properties available and therefore will see rents increase over time.

5. Lower interest rates and tax cuts

Lower interest rates and tax cuts have made it easier then ever before to afford to purchase property in New Zealand.

6. Property prices have remained reasonably steady

Property prices have remained reasonably steady in the face of negative media and the current financial crisis.

7. Vendors are ready to negotiate on price

Vendor are ready to negotiate resulting in opportunities for investors to pick up bargains.

8. Positively-geared property deals can now be found

In most areas of New Zealand positively geared properties can now be found.

9. Prices are set to increase again

Once the confidence in the property market picks up again property prices are set to rise.

10. New Zealand’s property prices have doubled every 7 years

On average property prices have doubled every seven years for more than 50 years and there is nothing to suggest that this will change.

11. No Stamp Duty

You do not need to pay stamp duty in New Zealand.

12. No land tax

Investors do not need to pay land tax in New Zealand

13. Low entry level

Investors are able to enter the property market at the lower end as some properties are available to investors from as low as $100,000 NZD.

14. Exchange Rate

Australians are able to buy more property for their dollar due to the current exchange rate.

15 steps to property success

Key Steps to YOUR Property Success

It’s time to take action. Here are 15 Steps to get you started towards Property Success.

1. Where are you now

Take a realistic look at your financial position today…

  • What assets do you have?
  • How much do you owe?
  • How much do you spend?
  • Do you have any money left over to invest?

2. Where do you want to be

Write down where you’d like to be financially in 1, 5 and 10 years.

(You need to plan for your property success)

3. Pick a Strategy

You need to work out what Property Investment strategy suits you best.

  • Do you like to renovate?
  • Do you need cash flow?
  • Does developing or subdividing properties appeal to you?

There are many different strategies so you will need to pick one that suits your personality and budget.

The strategy you choose will determine the type of properties you will be searching for.  It would be impossible to look at every piece of real estate on the market so picking a strategy will help you narrow down your search and also help you communicate what you are looking for to real estate agents and prospective vendors.

It is then important that you stick to and focus on your strategy.

4. Create a Plan of Action

Without a plan you will not go anywhere.

Write down what you want to achieve and how you plan to achieve it and by when…be specific.

(Action will lead to your property success)

5. Finding the Properties

Not only will you need to do some research to work out the areas you need to be searching for your property, but it is also important that you think about attracting the properties you seek creatively;

  • consider advertising in local papers
  • community notice boards
  • use flyers
  • give the real estate agents in the area a good outline of the type of property you are looking for
  • have the type of property on a back of a business card and perhaps offer a financial incentive to anyone who finds you a deal (and hand these out to everyone you meet in the area).

6. Network with like-minded women

Surrounding yourself with like-minded property women is an important part of your property investment journey.

There are several reasons to network with as many property investors as you can. They can act as information sources; provide inspiration; and assist you in finding deals. You might even consider going into a joint venture with someone who shares your vision.

Other property investors are easy to find if you look in the right places; obviously you’ll meet them at property investment workshops, and other Property Women events. You can also find them by going on-line and logging on to property forums. Facebook can be an option too, for example www.facebook.com/Propertywomen. It’s worthwhile attending any networking events for property investing in your area. You might even like to think about organising your own networking events by placing ads in the paper or on-line.

Visit www.propertywomen.com.au to find out about upcoming networking events we will be having in your area.

(Networking with like-minded women increases your changes of staying focussed and motivated which leads to your property success)

7. Find your Finance

The first thing you need to do is get your finances in order by getting any bad debt under control. It’s a good idea to add a mortgage broker to your investment team and establish your borrowing capacity:

  • What is your available equity?
  • How much can you borrow?
  • What value property can you buy?

(the right loan increases your changes of your property success)

8. Assemble your team

Start by getting referrals from others through your network and check out our Little Pink Book online services directory :

  • Find a Property Wise Accountant
  • Find a Property Savvy Lawyer
  • Take the time to find a good Property Manager
  • Do you need a Quantity Surveyor
  • Need a Trade or Service provider in the area

(a Good team equals property success)

9. Research

  • Choose an area to begin your research (this will depend largely on the strategy you choose, your suburb could be a good start).
  • Go to lots of Open for Inspections and Auctions.
  • Read property investor magazines.
    • Both the Australian and New Zealand Property Investor Magazines list sales and rental returns in the back of the book.
  • What to look for:
    • Location
      • Is it a good or bad street/suburb
    • Do not overlook up and coming suburbs.
    • Are surrounding houses well cared for?
    • Proximity to shops, schools, cafe’s
  • Infrastructure
    • Proximity to roads and railway/buses, hospitals
  • Type of property
    • House, townhouse, unit, block of units development site
  • Property with a twist
    • Can you turn a 2 bedroom house into a 3 bedroom house
    • Can you divide it into flats?
    • Can you turn the garage into a bedsit?
    • Can you subdivide the block / section?
    • Is it zoned for development?
  • How can you add value?
    • Paint
      • The absolute cheapest and quickest way to add value
      • Choose neutral colours
    • Revamp the kitchen and bathroom
      • It’s not always necessary to replace them
    • Replace the carpet if old and worn
    • Clean up the yard
    • Build a new fence
  • Find bargain suppliers (consider Auctions)

10. Make Offers

  • Make low offers- what have you got to lose?
    • Perhaps even between 10%-30% below asking price
  • Always buy at less than market value (which isn’t always the asking price!)
  • Be aware that sometimes the asking price is good value

11. Do your due diligence

  • Have an escape clause in place
    • Check it with your lawyer
  • Building/pest inspection
    • Is the building structurally sound
    • Problems and Pests can make you money
      • Ask for a discount for you to correct any problems

12. Add value

  • Plan your renovation during the contract period so that it can begin shortly after settlement.
  • Cosmetic Makeover
    • Budget your time
    • Allow 4 weeks for your renovation (time is money)
    • Follow a strict budget – you are not living in this house
    • Spend no more than 5% – 10% of the cost of the house on renovations
      • E.g. $200 000 house – $10 000 to $20 000 on renos (maximum)
      • If your reno is more than 10% then change your plan

13. Find good tenants

  • Thoroughly check out potential tenants
    • Can they pay?
    • Will they look after the house
    • Check out their references
  • Or find a good property manager

14. Put your equityto work!

  • Revalue the Property
    • Talk to your mortgage broker
  • Then do it all again
    • Build a multiple property portfolio over time

15. The secret to ongoing success

  • Continue to educate yourself
  • Mix with like-minded people

Summary

  1. Where are you now
  2. Where do you want to be
  3. Pick a Strategy
  4. Make an Action Plan
  5. Find Properties
  6. Network
  7. Finance
  8. Your Team
  9. Research
  10. Offers (buying)
  11. Due diligence
  12. Add Value
  13. Property Management
  14. Revalue/Refinance/Buy More
  15. Education (www.propertywomen.com.au)

Get started today!

Stage 1:

This is the getting started phase. Steps 1 to 11 could be completed within 90 days.

Stage 2:

Stage 1 will form the base for steps 12 to 15. You have researched, made offers and secured your property. You can now add value quickly. You can then rent it, revalue it and refinance it so you can do it all again and again. You are then on your way to reaching your financial goals.
If you’re committed to starting out or continuing your property education, check out the resources we have available to help you : www.propertywomen.com.au

Wishing your all the property success you dream of.

12 steps to creating an investor mindset

How important is mindset?

Mindset is one of the key things that stops a lot of budding investors from investing.

“It’s all in the mind” when it comes to property investing.

Data from the Australian Tax Office (ATO) shows that more than 1.2 million people own one investment property, but the number of investors who own five properties drops dramatically to less than 14,000. Have you ever wondered why some property investors never get past their first property investment while a small group of successful investors achieve financial independence?

Creating the right investor mindset is probably the most important factor for creating wealth and enjoying a prosperous career in property investing. If you want to be a successful investor, you need to think differently than the average Australian.

Here are 12 steps you can take to create an investor mindset:

  1. Learn from those with an an investor mindset that are pursuing financial independence and long-term security. Find mentors, educate yourself, attend seminars and workshops, and then take action! Property Women’s Diamond Membership is a perfect place to start. Having a great team of successful people around you who are there to help and support you is so much better than going it alone.
  2. Those with an investor mindset usually have a burning desire for success. Whether they are motivated by a 9 to 5 job they hate, need to support themselves after a failed marriage, or want to retire comfortably, successful investors with large property portfolios either had or created a desire to achieve greatness. Aim high and clearly visualize what success will look like. Take your dreams of becoming a successful investor seriously so they become reality.
  3. Don’t get hung up on making the first investment a perfect one. Some people research properties endlessly and soon become overwhelmed with all the decisions. Should they buy a single family home or a condo? A property that needs renovations or new construction?  Remember, you’re building experience by taking the first step and that’s just as important as the investment itself. What you really need to do is begin.
  4. Those with an investor mindset are willing to make short-term sacrifices for long-term results. In other words, they have the ability to prioritise investing over spending.
  5. Do not allow fear to hold you back. Removing emotion from investment decisions is critical if you’re going to act in a logical and purposeful way. Less successful investors focus on what could go wrong instead of opportunities.
  6. An investor’s mindset will allow you to think outside the box. For example, maybe investing in another state or even another country will help you achieve your goals by providing diversity in an investment portfolio.
  7. Many investors stop after one property purchase and sit on their laurels. However, those with an investor mindset can see all the compounding benefits of building a portfolio.
  8. Don’t allow the haters to get you down. Others may try to discourage or criticize your investment decisions. Even if they mean well, don’t allow these people to persuade you to give up on your dreams. Associate with other like-minded investors who will support you.
  9. Everyone makes mistakes and experiences setbacks from time to time. True failure is giving up. An investor mindset will allow you to look at every property investment – regardless of the outcome – as a learning experience and remain positive no matter what happens.
  10. Buy according to the numbers. Do the math on each potential investment and be prepared to walk away if the property doesn’t meet your criteria.
  11. Set aside time each week to focus on your property investing activities. View property investment as a business, not a hobby. Have exciting goals that keep you motivated. Periodically check your progress to make sure you’re on track to achieving those goals.
  12. Study the most successful property investors and you will find they view property investing as a way of life.

With these tips in mind, create your own investor mindset. There is no magic secret. The only thing between you and a successful property portfolio that gives you financial freedom is your frame of mind.

11 Renovation Wreckers – Reno or Run?

Renovation is not always the best option

Renovating is an exciting concept for most people, it is important to not that Renovation is not for everyone. Having the chance to pick your favourite paint colours, go shopping for all the appliances, fixtures and fittings and generally put your signature to something can be a real buzz.

Renovating for a profit on the other hand, can be a little daunting. How do you make sure you really do make a profit? What should you do to the property? How much money should you spend? Will you stay on budget? Will the property ultimately sell, rent or revalue as you need it to?

There is a definite science to renovating for a profit, which is why some people get it right – and some don’t. You need to renovate the property in the right way (that is a whole other volume of books I could write about right there!) – but first you need the right property to begin with.

In fact, one of the questions I get asked most is; ‘How do I choose the right property to renovate in the first place?’

It’s not enough to just buy an old dunger – the worst house on the street and think you will make a profit on it. Nothing is guaranteed in renovating (particularly when renovating for a profit) but you can err on the side of the positive by selecting the right house in the first place.

When I choose a house to renovate, I have a checklist of 7 main things I look out for. The more tick boxes I can put next to each of my checklist items, the better. Ideally the property will be:

15 – 35 years old
Structurally sound
Have minimal necessary invisible costs – such as re-roofing, re-wiring, re-stumping, replacing windows etc.
Be either too busy looking (lots of pattern and old fashioned finishes and materials or overgrown garden etc) OR
Too plain – for example no landscaping, no contrast in materials or colours
On a street where there is a mixture of house styles (e.g. there is only limited value you can add to a 3 bedroom brick house on a street with only 3 bedroom brick houses)
Mostly a cosmetic reno with potential to add a bedroom or an ensuite without extending

Other really important factors to consider when renovating for a profit are:

Did you buy at a discount? It’s often not enough to rely on the renovation alone to return you a good profit. You need to buy well or have owned the property for some time to give yourself a head start
Is there enough of a jump between the value/cost of your property unrenovated vs renovated (comparative property). I.e Do the numbers stack up?
Are you comfortable with the extent of your renovation? Don’t do anything that makes you feel like you’re in over your head – get help if you need to
Can you get early access (if purchasing) to begin planning or implementing your renovation

Here is an example of a great kitchen renovation.

BEFORE AFTER

This article has been written by Jane Eyles-Bennett

Jane Eyles-Bennett is the founder and head renovation consultant at Hotspace. She’s an award winning interior designer, experienced property investor and avid renovator.

If you’d like to find out more about Jane Eyles-Bennett or would like her to contact click here

 

Experienced Investors

Welcome to Property Women. Congratulations for being an investor. You are already on the path to creating a future for yourself and your family through property investing. However, sometimes that path isn’t easy, or as much fun when you are on your own. Property Women would love to help you and be a part of your continuing journey.

The key ingredients used by successful Property Women are:

  • Getting the right education – learning from those who have done what you want to do
  • Mixing with other like-minded women
  • Continuing to keep motivated and inspired

How you can boost your knowledge and keep on track:

New Book! Property is a Girl’s Best Friend

  • A step by step guide to property investing by 11 authors who walk the talk
  • 7 strategies, including pros and cons, and what persoanlity traits suit each of them
  • Top tips and bonus charts and reports
  • Essential reading for serious investors

Click here to find out more

 


Property Women Events

Property Women hold events to boost your knowledge, answer your questions and give you access to other like-minded women.

Find out about our upcoming events here


Diamond Membership

Grow your knowledge and grow your portfolio with access to ongoing education, information and networking as a Property Woman Diamond Member.  Benefits include…

  • Audio CD’s delivered to your door monthly packed with information and inspiration
  • Have your personal property questions answered
  • Teleconferences with the opportunity to ask direct questions
  • Substantial Member discounts on Property Women events and products
  • Work thourgh the On-line Course
  • Network with likeminded women on the Inner Circle
  • Discounts from selected trades and suppliers in our Little Pink Book

Want more information about our Diamond Membership?  Click here

Paint it off white – sounds so simple!

Sounds simple right?  But in reality choosing paint is not as simple as it sounds.

Believe it or not, choosing the right “off-white” can be agonising. I watch customers flounder as they stand in a store surrounded by harsh, artificial, commercial lighting, and try to imagine what the colour that they are looking at on a tiny cardboard swatch will translate to on the walls of their newest project.

I train retail staff in colour nationally for Inspirations Paint and Colour. In our courses we focus at length on the differences between the neutrals as it is the dilemma most of our customers struggle with.

Basic paint facts:

Paint colours are created by adding tinters to a paint base, much like food colouring being added to a cake mix. Each tinter is a definite colour. The amount of tinter and the combination of tinters will determine the resultant colour.

In the case of a neutral paint the base will be white. (Stronger colours require a different base paint.) Off-whites are still light and neutral in their appearance, but vary significantly according to the tinters and amounts added.

The underhue (hue being another word for colour) is the colour that the paint throws once it is on the wall. I can guarantee you some underhues, particularly yellows or blues, will take on a life of their own once on the wall.

Trends dictate the underhue of the day. Even if you are someone that likes to buck trends, there is some logic in following the trends when it comes to your base neutral. You will then find it easy to co-ordinate furniture and furnishings. The designers of fabrics, carpets and tiles release products onto the market and they have particular neutrals that we need to match with our paint. At the moment the trend is for neutrals to have a dirty, brownish underhue. (Dulux Hogbristle half strength is a safe bet currently).

If the resultant underhue is red, orange, yellow or earthy brown, then the room will feel “warm”. If the resultant underhue is blue, green or blue/grey, then the room will feel “cool”. Despite warm neutrals being great as compensation for south facing windows and cool neutrals compensating for west facing windows, the preference for warm or cool is usually a personal one.

Opacity is another factor that needs to be considered with neutrals. Opacity refers to coverage. The best example I have found to explain opacity is make-up. Some foundations cover all our blemishes, others appear thinner and blemishes show through. With paints, we want good coverage. Your paint stores should know if the colour you choose has a potential coverage problem. Generally, if your neutral has some black tinter in it, it should cover well and if it has a lot of yellow in it, it is potentially problematic.

Here are some steps you can take to hopefully eliminate the risk of making mistakes:

  • compare your neutral swatch with other neutrals to see the underhue,
  • compare your neutral swatch with plain white to see the underhue,
  • match your neutral with actual swatches of other materials you are using (tiles, floorboards, carpets, fabrics),
  • purchase a sample pot,
  • brush the sample onto a large sheet of cardboard or a left over piece of plaster,
  • observe the sample in the space it is to be used in,
  • observe the sample at different times of the day, and at night with your artificial lighting on,
  • move the sample from room to room as each room receives natural light differently.

Neutrals are great to use in projects where you are decorating to appeal to a large number of prospective buyers or tenants. They are also a fabulous backdrop for artwork and feature walls. Where strong colours are used from room to room, neutrals can be used for architraves, skirting boards and doors to create a flow through the home.

Happy decorating!

This article was provided by Sue Strickland

 

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