The Property Trio

著者： Cate Bakos David Johnston and Mike Mortlock
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  • Formerly The Property Planner, Buyer and Professor, our show rebranded in 2023 to The Property Trio.

    Residential property is the only asset class we live in, it is where we raise our families, and it is our most expensive investment, yet property advice remains unregulated. Our objective is to educate time-poor professionals through deep insights from our experts who have provided thousands of Australians with personalised advice and education spanning two decades. In a climate where we are overloaded with information and one size fits all recommendations from the media, well-meaning friends and family and so-called advisers, we will distill the raw truth from the ill-informed.

    So join the Property Planner, David Johnston, The Property Buyer, Cate Bakos and the Quantity Surveyor, Mike Mortlock as they take you on a journey of discovery through the maze of property, mortgage, and money decisions to empower you to create your ideal lifestyle!
    Copyright The Property Trio
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  • #274: Fast-Tracking Financial Independence - Navigating Debt, Portfolio Growth, Expenses and Retirement Goals

    #274: Fast-Tracking Financial Independence - Navigating Debt, Portfolio Growth, Expenses and Retirement Goals
    2024/09/09
    Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM


    This week our topic comes from a valued listener, Gaurav. Gaurav and his wife have made some impressive strides in building their property portfolio since moving to Australia in 2019 by now owning 6 properties, and they're at the stage where they are looking to achieve financial independence within the next 5 to 7 years.

    "Hi Property Trio Team, I have been listening to your podcast for the last two years and have listened to every episode of the property trio previously The Property Planner, Buyer and Professor, we do miss Peter, though Mike is a great add to the team. Our goal is to be financially independent in the next 5 to 7 years. Are we on the right track, what are some of the steps we should take to get there in time."

    Mike steps through the specifications of the six properties in their portfolio, all the while marvelling at their acumen and sheer drive. Their total debt sits at $3.219 million, giving them a Loan-to-Value Ratio (LVR) of about 76.6%.

    This is impressive, and no mean feat!

    Our couple's rental incomes may be strong, but their debt repayments are greater, leaving them with a net monthly rental loss of $3,195. But stepping through living expenses, owner-occupied mortgage obligations, negative gearing benefits and other deductions change the figures significantly.

    Mike sheds more light on the associated tax benefits that Gaurav and Amit have access to. Given that their properties are negatively geared, they’re in a position to leverage some tax benefits. Their annual loss on the properties is approximately $38,340. With the properties being jointly owned, this loss would be split evenly, reducing both Amit and Gaurav's taxable incomes by $19,170 each. Given their current employment incomes, this reduction in taxable income would translate into a tax refund of about $7,092 per person. Combined, that’s a total refund of $14,184 for the year. When we break it down on a monthly basis, this refund adds an additional $1,182 to their cash flow each month. So, after factoring in this tax benefit, their after-tax surplus jumps to $6,570 per month. This is a significant boost to their financial position, helping them manage their expenses and potentially accelerate their investment goals.

    Dave steps our listeners through the outlook and timing for our amazing couple to reach cashflow-positive status with their portfolio.

    Cate asks the big question: Can this couple retire within seven years? At the seven-year mark, our couple's projected property portfolio is valued at just shy of six million dollars, but despite this impressive figure, they aren't in a position to retire. The Trio ponder the power of time and they mastermind some ideas for Gaurav and Amit to consider in order to optimise their retirement outcome. "To answer their original question, I think to be conservative and provide a range, I would say that they could expect to be able to live partially to entirely off their rent in 10-15 years on their current trajectory", says Dave. "A big part of this picture is to maintain good savings habits."

    Dave canvases some suggestions to consider for our duo to maximise their lifestyle flexibility. Divesting doesn't always feel great for investors, but sometimes selling assets is an important part of an investor's long term plan.

    .... and our gold nuggets!

    Mike Mortlock's gold nugget: Dedicating time and being decisive is the key, according to Mike.

    Dave Johnston's gold nugget: "Most people don't actually know their numbers when they are looking to make a purchase, let alone having a long term plan." Flying blind is so dangerous, as opposed to having a clear strategy that can aid you to make decisions that are aligned with where you want to be in the future.

    Cate Bakos's gold nugget: Selling a mature property vs holding - what is the right approach? It all stems from strategy. There is no right or wrong, but investors need to be clear about their strategy before they start acquiring assets.

    Show notes: https://www.propertytrio.com.au/2024/09/09/listener-question-financial-independence/
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    34 分
  • #273: Mastering the Art of Intuitive Property Inspection - Using Your Sixth Sense to Spot Invisible Warning Signs

    #273: Mastering the Art of Intuitive Property Inspection - Using Your Sixth Sense to Spot Invisible Warning Signs
    2024/09/02
    Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM

    This week our topic comes from Cate. Dave kicks off the episode by delving into the concept of a "sixth sense", and questions the science behind it. From pattern recognition experience, to subconscious processing, and a study called heuristics, Dave questions the notion of this ability.

    "When do your spidey senses start to ring alarm bells?" Cate steps through some of the signs that she has picked up on when canvasing a neighbourhood or a neighbouring property. What are the subtle signs? And what should buyers keep an eye out for? Cate shares some real life experiences in this gripping episode.

    Safety is paramount, and the Trio talked together about some of her hair-raising, less than pleasant inspections. Having safety protocols in place is essential for all buyers, including buyer's agents.

    When else do you get a sense of an issue with a dwelling? Being familiar with issues such as illegal conversions, works that have been conducted without permits, and questionable extensions/renovations that may not have insurance cover is a valuable accrued experience. How does Cate tackle some of these issues to determine whether a property is worth pursuing or not?

    Mike delves into vendor behaviours and vendor personalities. How can an experienced person determine a potentially difficult vendor? And what insights can buyers apply to get a better idea of what type of vendor could be on the other side of the transaction. Cate shares some of her past actions when it comes to protecting buyers from vendors who attempt to do the wrong thing. One of her stories includes a vendor who swapped out good appliances for inferior appliances.

    Contract inclusions and documentation is critical. Strata managers are another key person in the due diligence steps for a strata property, but gleaning information is not always easy. However, there are some warning bells that buyers should be aware of. Sometimes issues can stem from legal representatives that aren't responsive or throw other stressful challenges into the mix. Cate steps through some of the tell-tale signs and things to look out for.

    And what about sinister issues? The Trio unpack some of the more spooky elements that can sometimes strike in a property.

    ..... and our gold nuggets!

    Mike Mortlock's gold nugget: Mike shares a good tip he remembered about meeting the neighbours if in any doubt.

    Cate Bakos's gold nugget: "If it's an important thing, and it's been agreed to, get it in writing. And if the other person is reluctant to sign, there is your warning bell.

    Show notes: https://www.propertytrio.com.au/2024/09/02/intuitive-property-inspection-sixth-sense/
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    45 分
  • #272: How Proximity to the CBD Across 10km Rings Impact Property Yields, Contrasting Houses vs. Units & the Regions

    #272: How Proximity to the CBD Across 10km Rings Impact Property Yields, Contrasting Houses vs. Units & the Regions
    2024/08/26
    Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM

    This week our topic comes from a research report commissioned by Mike’s business MCG Quantity Surveyors, and it focussed on how yields change per city as distance from the centre of the town or CBD increases, so there’s a lot to unpack here. We often hear people quoting about buying within say 10, 20 or 30kms from the CBD, but Dave unpacks the factors that also need to be taken into account with this consideration, and Cate questions whether commute times are the more important measure.

    But how do units and house metrics differ when it comes to distance from CBD? Rental yields are one interesting metric that MCG's study has focused on in each capital city. There is one city that bucks the trend... and it's Melbourne. Melbourne's unit rental yields decrease as the distance from CBD increases. What is driving this? Could it be buyer attitudes towards outer ring locations? Is infrastructure the problem? Or is Melbourne's landscape physically different? Tune in to find out. A

    Affordable and aspirational are two very different drivers. Cate and Dave ponder how our urban make up differs around our capital cities. In particular, Dave cites some interesting student population statistics. The results may surprise our listeners!

    Regional areas were also canvased in the study and some of the drivers for double-digit yields are explained by Mike, and he cautions those investors who target rental yields without understanding the other aspects of investment strategy and asset selection.

    The Trio take a trip around Australia and uncover some of the highest rental yields across the nation. Cate and Dave agree on the importance of looking beyond the rental yields. Conducting thorough due diligence is essential for any investment area.

    "The study has essentially confirmed our thoughts that regions are higher yielding than cities and the super-yields are often associated with mining and the like. So getting back to these concentric rings of distance from the CBD. What do we think the strengths and weaknesses of an arbitrary division like that is for investors?"

    The Trio loved bringing this episode to life and MCG Quantity Surveying have provided the report for listeners to access. We've saved it in our show notes and we hope our listeners enjoy digesting it.

    ..... and our gold nuggets! Cate Bakos's gold nugget: It's integral for investors to know what their purpose is for investing. Different life stages and different retirement strategies could shine a spotlight on yield.

    David Johnston's gold nugget: "That's a great one Cate. I might just double down on that!"

    Mike Mortlock's gold nugget: Mike likes the fact that they took a metric that is often used, and demonstrated that research is not always valuable to investors. Yield is not everything, it's just one part of the puzzle.

    Show notes: https://www.propertytrio.com.au/2024/08/26/proximity-to-cbd-across-10km-rings-impact/
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    42 分

あらすじ・解説

Formerly The Property Planner, Buyer and Professor, our show rebranded in 2023 to The Property Trio.

Residential property is the only asset class we live in, it is where we raise our families, and it is our most expensive investment, yet property advice remains unregulated. Our objective is to educate time-poor professionals through deep insights from our experts who have provided thousands of Australians with personalised advice and education spanning two decades. In a climate where we are overloaded with information and one size fits all recommendations from the media, well-meaning friends and family and so-called advisers, we will distill the raw truth from the ill-informed.

So join the Property Planner, David Johnston, The Property Buyer, Cate Bakos and the Quantity Surveyor, Mike Mortlock as they take you on a journey of discovery through the maze of property, mortgage, and money decisions to empower you to create your ideal lifestyle!
Copyright The Property Trio
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