The Property Couch

We’ve been building this one up a bit haven’t we? But TODAY is the day we’ve got Jeremy Sheppard on the couch! Jeremy—himself an investor with 16 properties in his own portfolio—explains his years of passion in data collection, analysis and research into the levels of supply and demand (across every market and 15,000 suburbs in Australia). This passion pioneered the DSR Formula and the inception of DSRData.com.au.   How it works (nutshell): Supply and demand are the only things that affect the future price of any good. If you know the exact level of supply and demand in a market, you can roughly predict its capital growth direction—up or down/making you money, or not. But how do you identify the level, and how can specific variables influence the market’s movement?   There are 8 proven indicators that measures EXACTLY WHERE demand exceeds supply, honing in on where the capital growth lives. And in PART ONE, 5 of the 8 key indicators will be explained by the boys. They are: * Stock on Market * Auction Clearance Rates * Online Search Interest * Days on Market * Vacancy Rate (and how to calculate your own vacancy rate)   Just listen. We promise more gold than ever.   If you like this podcast: “Everything You Need To Know About Picking The Next Hotspot – Chat with Jeremy Sheppard”, don’t forget to rate us on our iTunes channel (The Property Couch Podcast) and our Facebook page. If you have any questions or ideas, feel free to drop us your thoughts here: New Topics

Alright folks, it’s that time again … you ask, the boys answer! After receiving a tabletop full of new topics, we’ve taken our que this week behind an anonymously-sent testimonial. Turns out an earlier podcast Why You Shouldn’t Invest in Property saved our listener from being “sold a lemon by a spruiker”! Yep. Unfortunately guys, the property spruikers are still out there, so Bryce & Ben will be answering similar questions on the red flags to look out for, like: * How to sniff out the so called “educators” and get your trust back * What your next move should be to fix bad property advice * How 20 minutes stopped 20 years of regret * What the consequences are with ‘fee for service’ and ‘working for commission’ * Why the right asset selection can flip the spruikers on their heads * What the finance in the first two stages of property investing are * Why negative gearing is really only a moment in time * How long and how many properties do you need in the accumulation phase * What ‘buying only for cash flow’ is, and its risks and rewards * Investing in regional area and factors to consider * How to spot the difference between a genuine property educator vs a spruiker and (SUPER TOPICAL) * Airbnb Investment: Is it worth considering them? This is a goodie, especially for those who don’t want to feel the sting of bad investing! (For those who want to know the website Ben talks about, it’s PIPA.)   The questions we’ve handpicked are from:   Listener Anonymous (as continued from their nightmare situation, which the boys will read out): “… We have about $200,000 of available equity, but we are now not sure what our borrowing power is as our previous broker was also linked to the spruikers and we don’t trust what they’ve told us. In your opinion, what should our next move be? Ideally we’d like to invest in Melbourne or Sydney but are not sure if it’s the right time to get into these markets.”   Andy: “Can you guys talk about the finance in the first two stages of property investing? How do we go about understanding the numbers eg loans, consolidation and what is involved how everything works with the finance and loans, what to do with the loans from accumulation stages to consideration stages and onwards?”   Jonathan: “Hi guys. I’ve recently started listening to your podcast and think it’s great. I’ve recently attended a seminar with ‘XYZ’ company, ‘XYZ’ Education they call themselves. Just wanted to know if you had heard anything about them? I understand there are many of these ‘mentors’ out there—those that are ‘fee for service’ and those that work off commission. These guys are the later. Any thoughts, comments would be greatly appreciated. Thanks in advance.”   Kate: “What do you think about the idea of buying for cash flow only? I live in Adelaide and there are many areas within 60 – 90mins of Adelaide where you can buy quality char...

Welcome to Episode 123! We’ve been looking forward to unpacking this one all week! Guess what? The boys are going to walk you through THE perfect text-book investment property. As in: the very one that ticks ALL the owner-occupier appeal boxes. The one that’s going to land you the biggest capital growth payday! So from the suburb right down to the shelves to store your stuff … B1 & B2 will explain to you what asset you should definitely be buying. The golden tips discussed (in detail!) are: * What—specifically—is owner-occupier appeal? * What are the Three Pillars of Mastery that always create owner-occupier appeal? * What do you look for in a suburb? * What can a quick google search show you? * How do you see the invisible lines showing Buyers’ Agents the best part of a street? * Which way should your investment property face? (It matters!) * What should be in the garden? * What is the perfect textbook floorplan? * What do owner-occupiers buy with? * What’s the best orientation of the block? * How wide should the road in your investment grade suburb be? This is a true ripper, even if we say so ourselves. You’ll get a lot out of this one! And as usual, here are the Free Resources mentioned in today’s podcast! * Video on RealEstate.com.au |  Your money can make money with compound interest – Watch the video here * Knight Frank Research | Global House Price Index Q1 2017 – Read here     If you like this episode (What is Owner-Occupier Appeal and How to Use It When Buying Your Next Investment?), don’t forget to rate us on our iTunes channel (The Property Couch Podcast) and our Facebook page. Any questions or ideas? Feel free to drop us your thoughts here: http://tpcaustralia.wpengine.com/topics/

It’s that time again … a few questions from you and a few answers from the boys! Oh, before we give you a tiny tease about today’s podcast … just a huge shout out for being SO supportive about our technical glitch last week. Our inbox was flooded with all of your emails and concerns—please know that our hearts’ burst (with love) and we missed you all too! We really did. But we’re back and better than ever this week. (With an epic guest next Thursday we’ve got The Stig running the server like a pro.) Right … to today’s Q&A! It’s the time of a transitioning market. So things are starting to balance out in the property scene. The boys will fill you in on the nitty gritty; but, guess what? This is an empowering time for buyers! Think Question. Think Answer. Think Golf. Blame Bryce for his legendary metaphors.   * Question on debt reduction from Allen: I am trying to get into a better money management system and have just a few questions. I currently have 1 personal loan of $22,000 and 2 credit cards both roughly $5000 each. In your previous podcasts about credit card management and The Money SMARTS System you suggest paying off whichever debt charges the most interest first. Well, the personal loan charges more than the credit cards in the long run and has more to pay off although the credit cards are of smaller amount but it is still high, which would you recommend paying off first? * Question on how to work out a property’s true value from Laura: When monitoring an existing Investment Property’s capital growth, and trying to do this in an objective, non-biases and reliable method, can you please compare and contrast—get the advice—just relying on a real estate agents sales appraisal vs. a proper bank valuation? * Question on Negative Gearing and Tax Deductions from Glenn: My wife and I bought a house (PPOR) in Croydon Vic 2.5 years ago, which has since appreciated by nearly 20%. We are looking at buying our first investment property this year, around mid-year. We had a child last year, my wife will be going back to work part time mid-year and is currently on maternity & LSL. My salary will be about $100k more than hers. Will it make sense to get the investment loan out in my name so that the losses can be claimed against my greater income? For some reason she is apprehensive about this idea, which I’m not sure why because we are married anyway and the titles can still be put in both our names even though the finance is in my name. Is this worth considering this or should everything just be in both our names, joint loans the like?   And here are the Free Resources mentioned in today’s podcast: * Property Research Site | LocationScore – Register your interest here * Money Magazine Article – Order an online copy here * 2016 Census Results – Find out more here

Part two with Damien Cooley, Australia’s most respected auctioneers and the face of Cooley Auctions, On top of his Australian record—see part 1— he has an uncountable number of industry trophies tucked under that orange tie—winning the 2015 & 2013 Auctioneer of the Year at the Real Estate Business Awards for example—and has performed auctions on other reality TV series, including The Renovators, Under The Hammer, Hot Auctions and Selling Houses Australia. Oh, and you might have heard this in Part One that just two years ago, Cooley Auctions delivered up to 6000 auctions in the same year. So Damien definitely knows his stuff. What are you waiting for? Get the insider’s guide to: * Which avoidable mistakes buyers make * How to win at auction, just by observing the mood of buyers * Which bidding tactics work and which ones absolutely don’t * What the Five Second Rule is * What a Flexible Buyers Strategy looks like * How the auction process differs between Victoria and NSW and * Is there a shift in buyers’ sentiment in Sydney’s property market?   If you like this podcast: “Does The Guy With The Most Money Always Win At Auction? – Chat with Damien Cooley”, don’t forget to rate us on our iTunes channel (The Property Couch Podcast) and our Facebook page. If you have any questions or ideas, feel free to drop us your thoughts here: http://tpcaustralia.wpengine.com/topics/

We’re pretty chuffed to announce that Damien Cooley, one of Australia’s most respected auctioneers and the face of Cooley Auctions, has landed a spot on the couch! For those not in the know: Damien holds the Australian record for the highest sale of a single dwelling home sold at auction—no easy feat at $23 Million—and is the most booked auctioneer on The Block, having appeared on the show nine times. In fact, we were SO chuffed to have Damien on the couch that Bryce and Ben just didn’t want him to leave. There are golden auction tips pouring out like a long string of confetti in this one guys! (Damien was almost late to the set of The Block, he was so pumped to give you all his insight!) So here is Part One, people. Unpacking his property prowess with us, Damien reveals the importance of keeping lists, debunk some auction myths and explains why he’s more than just “The Guy in the Orange Tie on The Block”. Together, he and the boys will cover: * How jotting your dreams on paper will write tomorrow’s reality * How he left high school to become one of the best auctioneers in the country * How Damien managed to score that impressive $23 million auction record (Hint: it has something to do with $50,000) * How to work out if an external auctioneer is right for you This one’s a big one guys! The take home (out of the many): If you go to work on your plan, your plan will work for you.   Disclaimer: But this is in Part 1 only … just wait until you hit PART 2 (!)   If you like this podcast: “Does The Guy With The Most Money Always Win At Auction? – Chat with Damien Cooley”, don’t forget to rate us on our iTunes channel (The Property Couch Podcast) and our Facebook page. If you have any questions or ideas, feel free to drop us your thoughts here: http://tpcaustralia.wpengine.com/topics/

We’ve finally got Tom Panos on the show! For those who’s unfamiliar with Tom, he’s the founder of the Real Estate Gym, 5am Club, co-host of the Million Dollar Agent podcast, a weekly commentator on SKY News Business, Channel 602, Real Estate Advertising Director for News Corp and is one of Sydney’s leading Real Estate Auctioneers as well as being a sought-after keynote for the Real Estate industry. On top of that, he’s also an active property investor and has been investing for the past 25 years. So what will the three of them be chatting about today? Here are some bullet points! * How will having a regime in your daily life help you * What are Tom’s drives to success and how they’ve changed over time * Why playing the long game matters in property investing * How did Tom start his portfolio and tips for investors who are looking to do the same * Formula for a successful renovation project * Tom’s response to those who are concerned with the media’s property boom and bust stories * His mentors in life and relationship with Jon McGrath * Top 3 tips for buyers looking to bid at auction   If you like this podcast: “Secret To Making Money While You Sleep – Chat with Tom Panos”, don’t forget to rate us on our iTunes channel (The Property Couch Podcast) and our Facebook page. If you have any questions or ideas, feel free to drop us your thoughts here: http://tpcaustralia.wpengine.com/topics/

Smart Money Management. Savings. Leverage. Compounding interest. That is basically what we are talking about in today’s podcast as inspired by two of our listeners who wrote in. Now, rewind a few episodes, and you’ll find the boys quoting Albert Einstein famous words, “Compound interest is the eighth wonder of the world. He who understands it, earns it… he who doesn’t… pays it.” And today’s focus is all about getting the foundation RIGHT, finding the SWEET spot for your money management habits and understanding WHAT delayed gratification is all about. One of the questions that we asked the listeners today is, Would you take a million today or take a cent now and double the amount every day for the next 30 days? Tune in to find out the numbers behind this question and here are the Free Resources mentioned in today’s podcast: * LocationScore Webinar – Register your interest here * Video on RealEstate.com.au |  The ‘flour jar’ method of saving for a house – Watch the video here * Video on RealEstate.com.au |  How debt helps you build a property portfolio – Watch the video here * The Life-Changing Magic of Tidying Up by Marie Kondo on Blinkist – Read here   Just in case you’re wondering, here’s what the two listeners wrote in:   * From Chris: Hey guys. Love the podcast. I’ve told so many people about you guys. Out their flying the flag. One day I’ll probably knock on your door for a job. Seriously. I find that one of the biggest advantages/disadvantages to building wealth can of be determined as to whether you are or aren’t on the same page as your partner when it comes to finance and household spending. I meet so many people in life who are either money savvy (to some degree) or they just aren’t. I love that we all have different passions in life, it makes the world go round, but wouldn’t it make life, relationships and wealth building easier if we all LOVED the concept of making our money work harder for us. We were all money SMART

Today’s podcast title is a direct quote from our special guest, Craig Stephens! As the Managing Director of Jas Stephens, with a history spanning over 90 years and four generations and the leading real estate agency in Melbourne’s Inner West, Craig is also an active investor himself who started building his portfolio back in the late 1980s. He started off as a bond trader and worked with Merrill Lynch in London before coming back to Melbourne to take over the family’s business. With his experience, both in the financial and property market, the three of them discuss about: * What are the critical elements in a successful business and how similar they are with property portfolios * Who motivated him to buy his first property and his investment strategy ever since * The market trend for the past 20 years in Melbourne’s inner west * What is the Rule of 72 and does property doubles every ten years * Who should be on your panel of experts and why only meeting your accountant at tax times isn’t good enough * Understanding the risk in buying a property * Tips for buyers when dealing with real estate agents and when to get in touch   Resources mentioned in today’s podcast: * REA Video | Having trouble saving? Time to forecast your finances >> Watch here * Recommended Book | Think and Grow Rich by Napolean Hill >> Learn more * Bryce’s Life Hack | How I organise Evernote by Michael Hyatt >> Read here * CoreLogic | Quarterly Housing & Economic Review – April 2017 Release >> Download here * CoreLogic | May Home Value Index >> Read here   If you like this podcast: “Create Wealth Through Your Assets, Not Your Pay Packet – Chat with Craig Stephens, Managing Director of Jas Stephens”, don’t forget to rate us on our iTunes channel (The Property Couch Podcast) and our Facebook page. If you have any questions or ideas, feel free to drop us your thoughts here: http://tpcaustralia.wpengine.com/topics/

We’ve got Bradley Beer, CEO of BMT Tax Depreciation on the podcast today! Now, some of you might remember Bradley back in Episode 10 where we talked about what is a tax depreciation schedule, how it works and if all property investors should have one done. For today’s episode, however, we will be relating back to Episode 115 where we chat about the impact of the recently released Federal Budget had on property investors, focusing specifically on the depreciation changes. So here are the topics that they touched on today: * Exactly what part of the depreciation deductions are affected by the proposed changes? * Are capital works deductions still available to be claimed at 2.5% for 40 years? * What is the significance of 7:30 pm AEST on the 9th of May 2017? * Will they be looking at the contract date or settlement date? * Do the proposed changes affects tax depreciation schedule that was previously submitted? * How will this impact investor’s cash flows and is there a difference between new vs old property? * What is the logic behind the changes on investor’s travel expenses?   Free Resources: * Here’s our video and article on realestate.com.au – Click here to watch How to use Flour Jar Method of Saving for a House * BMT Tax Depreciation Application Form – Fill in the form below to download or click here   If you like this podcast: “Everything You Need To Know About Depreciation Changes – Chat with Bradley Beer, Managing Director of BMT Tax Depreciation”, don’t forget to rate us on our iTunes channel (The Property Couch Podcast) and our Facebook page. If you have any questions or ideas, feel free to drop us your thoughts here: http://tpcaustralia.wpengine.com/topics/

It’s Question and Answer time!  Now, we answered a few questions in the last episode but realised that we wouldn’t be able to respond to all of your questions at this rate, so we will be doing a Facebook Live very soon. Stay tuned for that! On another note, there’s an exciting announcement at the end of this episode so make sure you stick around. And here are the questions that we would be answering today:   * Question on Guarantor Loan from Kate: My partner and I earn a combined gross income of roughly $130,000 annually. We have a small amount of savings – about $5000 (remember we’re getting married). But really nowhere near the amount needed for a deposit on our first home. Listening to your episode about guarantors got me thinking. Is it possible to borrow the full amount for an invest-grade property in Newcastle? Do banks really loan 105% with interest only repayments so that we can continue putting money into an offset account? Or are we better to wait and rent and continue saving? My parents have been lucky enough to own a home in Sydney that has enjoyed the crazy house price growth. Their home would be worth at least $1.5 million at the moment. How long would my parents need to be guarantors – would it be until we had saved 20% of the loan? Perhaps in our offset account? Or would it be until the full amount was paid down? My dad is from the generation of debt is bad and avoids risks. If you thought this was a smart move, do you have any tips on how to explain the risk/benefits so that he can understand?   * Question on “To Hold or Sell” from Warren: Hi ‘couchers’, thank you for your entertaining, informative, and thought-provoking podcasts. I’d like to know what your thoughts are on rescuing a situation where someone has an investment property they’ve had for 10 years that isn’t performing. Cut the losses and look to replace it, or hang onto it? (I bought this place at age 20 on apprentice wages, it was all I could afford) Thanks! (specifics: paid $195k, current market value $240k, current rent $270/wk)   * Question on Property Investing in WA from Daniel: My partner and I recently bought a duplex (2 bedrooms, 1 bathroom, 2 living rooms, 475 m2) in Spearwood for $400,000. We have $112,000 equity in the property and $73,000 cash in our offset. Our salaries are $50,000 p/a for my partner and $71,000 p/a for myself, and we do not plan to have children for another 5 years. There is an opportunity to buy the second duplex (also a 2 bedroom, 1 bathroom, with a small granny flat at the back) for $385,000. The site is zoned R40 on 950 m2 (we see a 4 property potential), 3 km from the new Port Coogee Marina, the North Coogee development estate and the potential South Fremantle Power Station development bringing 6,000 new high-density houses/apartments into the area. We are 300 m from the local shopping centre and 5 km from the satellite employment hub of Fremantle (Bryce’s old hood). It ticks all the lifestyle boxes bar being near a train station (it is currently challenging to access the freeway to the Perth CBD). My two part question is: * I am currently weighing up the opportunity cost. What is your inference of Spearwood as a potential “wave rider” suburb piggy backing off the growth of the coastal development? Do you feel that it would have long-term, consistent capital growth or a short term upswing,

What a week! Apologies for the podcast’s downtown earlier this week and thank you to those of you who wrote in to us. We had a system update and things didn’t quite work out as we wanted them to be. That aside, the 2017 Federal Budget has been released just a couple of days ago. So let’s talk about that. There were a few proposals relating to the affordability issue and a couple more that aims at the property investors pool. But overall, this was not an overly exciting budget. It was a conservative one. Nonetheless, what impact will if have on property owners and the Australian Property Market in general. Some of the issues that Bryce and Ben discussed in today’s episode are: * The proposed changes to depreciation deductions for plant and equipment * Capital Gains Tax exemption for foreign and temporary tax residents * Investors’ travel expenses claims * The implementation of First Home Super Saver Scheme and is it a good idea * The expanded audit on overseas investors If you would like to understand more about the 2017 Federal Budget, please check out this link. We’ve also answered a few questions from: * Joel on the First Home Super Saver Scheme: Hi property couch crew! Since the website is down ill throw my question for the next Q&A here. A good one of the younger generation first home buyers as well as parents. My question relates to the announcement of the first home buyers saving scheme announced in the budget, with the tax break through superannuation. Being someone who has been taught in uni and at home by my parents not to touch my super and add extra payments where possible, is this scheme of accessing it for a house deposit reasonable? I see the tax break being a great idea but opening the idea of people taking there super to buy a house they cant save for rings alarm bells for me. Do i have the correct understanding of it all? Would you recommend another way? * Leo on property valuation: Hi Ben & Bryce – (and the Stig!), I cannot thank you enough for the endless amount of value that you provide for your listeners. Your content is conversational and easy to understand even for a first-time investor like myself. I have a suggestion that may also benefit other listeners. I have recently purchased my first investment at 23 years old. It is an existing (3 bed, brick and tile) property and I am in the process of planning a cosmetic renovation. My question is – When refinancing against an existing asset, do all property valuers have a set agenda when valuing your property? Since all valuers will have a different opinion on price, is there a similar set of factors they look at? (i.e Condition of kitchen, bathroom, flooring etc) – going on from this, Is there ways you can make your property more appealing to a valuer in order to gain a higher valuation to leverage onto the next investment? Thanks alot guys – I appreciate your work! * Derek on bookkeeping for investors: Something that isn’t as widely discussed in the field of real estate is book keeping. You guys mention the need to spend 10 hours or so per year to review each property in a portfolio. Can you dive into greater detail as to what exactly this entails? What sort of information do we need to keep track of and is that done through spreadsheets or specific software?   If you like this episode (What Does The 2017 Federal Budge...

Following on from Part One, the second part with Brad Teal focused on Victoria’s new underquoting laws that came into effect on the 1st May 2017. For those new to the real estate industry, underquoting as defined by the Consumer Affairs of Victoria is: Underquoting can occur when a property is advertised at a price that is less than the estimated selling price, the seller’s asking price, or at a price already rejected by the seller. You can learn more about this new regulation here. So for this part, the three of them discussed: * How was this new underquoting law introduced and the logic behind it * What changes will the new regulation impose on the real estate industry and will it be introduced to the other states * Traits of a good selling agent and the research that a vendor can conduct * The different demands on certain property type in different market * What does he think about the buy and hold strategy * What success mean to him   ps: And if you are interested in Ben’s “Did You Know” Facts, click here. If you like this podcast: “How One Punch Turned Into A Property Empire – Chat with Brad Teal, Director of Brad Teal Real Estate”, don’t forget to rate us on our iTunes channel (The Property Couch Podcast) and our Facebook page. If you have any questions or ideas, feel free to drop us your thoughts here: http://tpcaustralia.wpengine.com/topics/

The last episode of our Elite Agent Series is with Brad Teal, Director and Founder of Brad Teal Real Estate! Born and raised in Melbourne’s north-west coupled with more than 40 years of experience in the real estate industry, Brad’s understanding of the real estate market, property trends in the area and local facilities and amenities is second to none. And how did he build up his property empire? It all started with a punch in the face! Find out more on today’s podcast. For the first part of this episode, Bryce, Ben and Brad also chat about: * How Melbourne’s north-west has changed over the years and the gentrification that had happened * What are considered as investment grade assets and why he’s interested in ‘bullet-proof’ properties * Setting the right expectation on rental returns and tips to increase yield * Is there any investment potential in one bedroom apartments? * New vs old apartments and the impact of high-density development on the suburbs * Mistakes buyers make at auction * Transparency in the buying process * Understanding the auction system   If you like this podcast: “How One Punch Turned Into A Property Empire – Chat with Brad Teal, Director of Brad Teal Real Estate”, don’t forget to rate us on our iTunes channel (The Property Couch Podcast) and our Facebook page. If you have any questions or ideas, feel free to drop us your thoughts here: http://tpcaustralia.wpengine.com/topics/

Another exciting episode of the podcast this week! Joining Bryce and Ben on the couch is a certified practitioner of Neuro-Linguistic Programming, Public Speaker, and author of The Ultimate Book of Influence and Useful Belief, Chris Helder. After moving to Melbourne 21 years ago from the USA, Chris has become one of Australia’s leading keynote speakers who explains mastering the power of the mindset. With this in mind, Bryce, Ben and Chris provide some absolute gold nuggets in this episode by discussing some of the following areas: * Chris’ professional background and what led him to Australia * His book, Useful Belief and how effective this concept is * How to apply the concept of Useful Belief in the current property market * Does an ideal week really works and a more efficient time management skill * The idea of ‘10 Seconds of Guilt then move on’ * How to filter the distraction and noises out there * Mastering and owning your own story * Understanding perfection and not letting it take over * What we need to do to take action and stop avoiding what we need to do * Seven ways to successfully implement Useful Belief Make sure you tune into this episode to find out the above and more. An advice packed episode not to be missed! And if you would like to get a copy of his book, Useful Belief, get a copy here! If you like this podcast: “Why Positive Thinking Doesn’t Work! – Chat with Chris Helder”, don’t forget to rate us on our iTunes channel (The Property Couch Podcast) and our Facebook page. If you have any questions or ideas, feel free to drop us your thoughts here: http://tpcaustralia.wpengine.com/topics/