: Troy Gunasekera, national manager, The Property Club
Whilst a large number of Australians dream of having more than one investment property, many first-time investors tend to stop at one purchase, largely because of financial difficulty in keeping up with finance commitments, and in some circumstances are forced to sell or refinance their property.
- Wrong property: The wrong property may lead to long vacancy periods, low rental yields and difficult tenants. Research what the rental demand is for in the area, and invest in what tenants will want rather than what you personally prefer. You may prefer to invest in a house, but there may be more rental demand for units in areas 10 kilometres from the CBD. You might also think one-bedders are too small, but these may be preferred in inner-city areas.
- Wrong location: The right location should experience capital growth and good rental yields – and is more important than the property. The latter can be improved; the location can’t. “Location is so important that at Property Club, we research the market weekly for areas that are due for growth. Clues to look out for are growth in infrastructure such as roads and public transport, or changes such as population growth. Essentially, it’s areas that are due to have property undersupply, with relatively low future supply coming through, and yet buyer demand is growing.
- Wrong tax planning: Ensure you seek an accountant who specialises in property investments, as this will make a significant difference to your cash flow. They should know, for instance, that using the principal part of your repayment to fund a second property will make more money than you will otherwise save in tax.
- Wrong funding: Many investors get caught with the wrong loan by committing to a high-fixed interest rate, being charged extra unnecessary fees or having high-break fees and hidden penalties. I recall Property Club discussing with one investor about the benefits of selecting a 7.5 per cent variable rate which was predicted to come down. He was instead talked into fixing for five years at 12 per cent by the bank manager. It pays to do your research, get professional advice and stick to it.
- Wrong tenant: Many investors experience the nightmare of having a tenant that can’t be evicted or does damage to their property. Look for a property manager who knows how to spot a bad tenant, attends to your every request, is unflappable, can advise you on maximising your rental returns, and has investment properties of their own. When you have a good tenant, consider locking them into to a 12-month agreement, as this will help guarantee your rental income.
- Wrong mindset: Investors need to keep a financial perspective, have a firm understanding of the market and make factual decisions. Property investing is a business – very different from buying your own property. It’s important to maintain a business mindset, where you keep track of the property’s value and rental growth, maintain accurate records, conduct an inspection at least yearly and attend to any council or strata matters that affect the property value and rental returns.
- Wrong advice: Most people would never allow a friend or family member do their tax, service their car or even cut their hair. So why, then, when it comes to purchasing a property do so many choose not to seek professional help and instead take advice from family and friends who lack the expertise? Investors need to take advantage of professionals who are active property investors and are experts in their field.