Investors make sure you read this before making any investment decisions to avoid the mistakes often made..

Once again, the property market in regional areas continues to outshine city growth in all states. In Queensland alone, the Sunshine Coast and Gold Coast have outperformed Brisbane for the last 5 years.

So many investors think they understand real estate and their idea of research is to scan newspaper headlines - they believe that prime property, which they define as the inner suburbs of the bigger cities, shows the best growth which is simply not backed up by the facts.

It’s frustrating to me when I hear so many people who won’t even consider the smaller capital cities, let alone the regions, even though the figures support it because it’s their firm belief that to have the best chance of success they need to invest in property in the big cities. Many Australian property investors simply don’t do their homework and they end up making very bad financial decisions.

For the past 5 years in Queensland, the Gold Coast and the Sunshine Coast property markets have done much better than Brisbane. Many would say that Queensland’s property market is more diverse than any other in Australia because there are many different markets in the one State. Conditions vary across Brisbane, Queensland’s regional markets, the Gold Coast, and the Sunshine Coast, but it’s not Brisbane that comes out on top.

Dwyer Its all about research

Regional Centres Continue to Outperform Capital Cities

Buyers agents and other real estate professionals are confronting this issue every day. They know full well that, for many years now, key regional centres have outperformed their capital cities. And it’s very clear to them that current trends driving future property growth are aimed directly at regional centres. Unfortunately, their clients are afraid of investing in regional centres – they prefer to invest in property in the big cities. For them, anything more than 15 km from the city centre is just too risky for them. They have become part of a group of investors whose only measuring stick is the distance from the CBD. What they don’t see is that more-and-more of Australia’s CBD’s are becoming irrelevant.

Again, just have a look at Queensland. While Brisbane is doing well, some agents are saying they have never seen so much activity in the Sunshine Coast and Gold Coast property markets. These two property markets have performed much better than Brisbane over the past few years, with increasing interest coming from both local and interstate investors.

The trend we’re seeing in Australia today is for people to leave inner-city areas and head to regional or rural areas. And this is nothing new - for quite a few years now we’ve seen more and more families looking for a better lifestyle by moving right away from big cities. Of course the pandemic lockdowns have expedited the Exodus to Affordable Lifestyle, especially in Victoria, but this had already been occurring for quite some time.

So let’s continue looking ahead to the future, and it’s clear that the future lies in regional property markets.

Today, the Exodus to Affordable Lifestyle is the major trend in real estate, and it’s this trend that’s driving real estate consumers to regional markets and smaller capital cities. The Exodus to Affordable Lifestyle has already encouraged price growth at numerous locations across the country, and it appears it will continue to do so for a long time to come.

Property Investment Is Not Necessarily A Waiting Game – It’s All About Research!

So many investors, and would-be investors, state that they’re just ‘waiting to see what happens’, so they put their property investing plans on hold.

Anyone planning to invest in the property market must have a thorough understanding of the fundamentals of property investing, including statistics, but they must also do their own research. Maybe today’s property investment market is not a ‘wait-and-see’ market, and now could very well be the best time to invest!

Here Are Our Top Buying Tips for property investors

Sources:

https://www.propertyobserver.com.au/terry-ryder/118070-australia-s-metro-addiction-is-hurting-property-investors-hotspotting-s-terry-ryder.html

 

Investment Property $10,000 Under Market Value

These magnificent terrace houses at Harmony Estate on the Sunshine Coast have just been independently valued for previous sales by Heron Todd White and CBRE at $579,900!

Click here for more information.

Given their sale price is only $569,900, that's $10,000 of Instant Equity.

GOVERNMENT INCENTIVES

And to make these terraces even more attractive...

Whether you're an owner-occupier, a first-time homeowner or an investor, there are incentives available for you and depending on your situation, you could save up to $70,000!

Send me an email here or give me a call and I'd be happy to help explain which incentives are most relevant for you.

HARMONY ESTATE

Harmony Estate is only an hour from Brisbane, is close to all amenities and these beautiful terraces have direct access to the park - A huge 1km of open park space right on your doorstep.

Plus all the benefits South East QLD has to offer:

  • A laidback lifestyle
  • Affordable family homes
  • World-class healthcare and hospitals
  • An abundance of great schools and childcare options
  • A diverse range of industries creating a range of employment opportunities
  • Extensive Government investment in infrastructure setting up the area for positive growth
  • Stunning beaches and picturesque hinterland
RIGHT: 
This video explains why Harmony Estate is such a sought after area here on the Sunshine Coast.

 

 

3 YEAR RENTAL GUARANTEE 

And don't forget, if you're an investor, you can also take advantage of our 3-year rental guarantee.

For ultimate peace of mind, we guarantee your rent is paid regardless of whether you have a tenant in there of not.

So if saving up to $70,000 sound like something in your investment plan, contact me for more information, to arrange an inspection, or to get an investors financial report.

I look forward to hearing from you.

Jason Dwyer
Managing Director 
Dwyer Property Investments 
P.S. If you'd like to learn more about property investment, click here to find out the 3 easy steps you can take to become a property investor.
Click Here For More Investment Tips

It’s Not All Bad! 4 Finance And Property Stories To Give You Hope!

Ah the facts that don’t make headlines…

There are many good news financial stories that are simply not reported on as it’s common knowledge that dramatic shock headlines of doom and gloom gets more readers.

So did you know that National Credit card debt is at a 14 year low and that Australians actually have a comfortable level of Mortgage debt.

Read the article below based on stats from reputable sources.

No. 1: Aussies Are On The Move!

According to a recent survey of almost 1100 property investors, COVID-19 has made Aussies stop and think about their housing preferences. Research statistics revealed by the PIPA Property Investor Sentiment Survey showed that the coronavirus pandemic has meant that 17% of respondents are considering a permanent move to another Australian location.

The most popular reasons given by those who are considering moving were –

All these Australians mentioned above are seriously considering purchasing property in one of Australia’s regional markets.

22% of survey respondents said that regional markets look very attractive and are the most appealing places to purchase property right now. In last year’s survey, that figure was 15%.

Investors on the move post pandemic

No. 2: National Credit Card Debt Drops To 14-Year Low

Surprising statistics just released from the Reserve Bank reveal that, since we entered COVID-19  lockdown, Australians have paid off huge amounts of credit card debt.

The most recent data available is for the months between March and July, which shows that Australian consumers reduced their credit card debt by 16% – dropping from $41.3 million down to $34.7 million. This is the lowest amount of credit card debt since the year 2006.

Not only did consumers pay off old credit card debt between the months of March and July, they also reduced new spending -

These figures show that the response by everyday Australians to this economic crisis has been to reduce non-essential spending.

If you’re one of the many Australians who’s been reducing your credit card debt while on the brink of taking out a home loan, that’s a very smart move! Less credit card debt with a lower credit card limit offers a significant advantage to any potential homeowner when applying for finance.

credit card debt over COVID

No. 3: The Majority of Homeowners Have a Comfortable Level of Mortgage Debt

Data just in from APRA (Australia’s banking regulator) and the Australian Bureau of Statistics reveals that the majority of Australian homeowners are well-placed to pay off their loan.

Figures obtained at the end of June reveal that the overall value of Australia’s housing was $7.14 trillion. At the same time, the overall value of outstanding loans in Australia secured by residential property was $2.01 trillion.

These figures show that Australia’s LVR (collective loan-to-valuation ratio) was 29.4% and that most outstanding home loans in Australia are below 81% LVR – the breakdown is as follows –

A substantial amount of money can be saved if you have a deposit of at least 20% when applying for a home loan. Not only will you be able to access more competitive offers with lower interest rates, you also won’t be required to pay LMI (lenders mortgage insurance).

Lenders are looking for low-LVR customers, and they’re competing hard to get them. If you’re in the process of applying for a home loan contact a mortgage broker and let them do the ground-work for you!

July 2020 home loan commitments

No. 4: It’s Time for Banks to Start Un-Pausing Mortgages

It’s truth time for borrowers who put their mortgages on-hold for 6-months at the beginning of the coronavirus pandemic. For many borrowers, their mortgage deferrals will soon be running out of time and, when that time comes, borrowers will be expected to continue paying off their mortgage.

Your lender will discuss your options with you if you’re still struggling financially. It may be that you’ll be offered a further extension of 4-months; or alternatively, they may suggest ways in which you can reduce your monthly repayments, like –

The Australian Banking Association has stated that customers who are unable to make their mortgage payments over the longer term will be offered customised support to address their specific needs.

Since Australia entered lockdown 6-months ago, more than 900,000 loans have been deferred, and in the coming weeks we expect to see hundreds of thousands of assessments issued to customers, as follows –

Sources:

Wealthfolio

https://www.pipa.asn.au/wp-content/uploads/2019/11/PIPA_Investor-Survey-Report_2019_FINAL_green.pdf

https://www.theaustralian.com.au/business/economics/credit-card-revenue-concerns-as-debt-drops-to-lowest-point-since-december-2006/news-story/46081bb1d872617e4b963fcf4c174c53

 

Property Investing As A Retirement Strategy

Transcript

DD:     It’s good morning to Jason Dwyer – managing director of station sponsor, Dwyer Property Investments.  Jason, the Dwyer name is well known on The Coast.  It’s been around for a long time...

JD:      Thirty-five years, Des!  I grew up here and have been involved in the local property market for most of my life.  My brother, Wayne, is also well established in Property… he owns one of The Coast’s most-trusted building companies, Dwyer Quality Homes.

DD:     We’ve had a tough year, and I think it’s fair to say some of us a little bit worried about the financial future…

JD:      Des, it’s understandable that people are nervous about where all this will end up.  Will they have enough to comfortably live on during their retirement years…? Official figures show that only four per cent of Australians retire, financially independent, with an income of more than thirty thousand dollars a year.  When your regular, full-time wage stops coming in, you realise that thirty thousand is a fairly modest amount.

DD:     That’s true, but what about Super…?

JD:      Des, the harsh reality is that superannuation performance and balances are much lower than expected, because of COVID-19.  If you’re within ten years of retirement, you’ll be substantially impacted.  More so, if you accessed your Super, early.

DD:     OK, but what if we’ve got money in the bank…?

JD:      Cash in the bank is actually going backwards!  Savings are earning less than one per cent interest.  Property, on the other hand, is getting a guaranteed rental return of five per cent.  Add capital growth potential and your nest egg will grow, instead of dwindling away. I’ve seen a surge in interest from people whose super and retirement plans have been affected by the pandemic.  They’re looking at property to shore-up their future.

DD:    So, give us a figure, Jason:  how many investment properties would we need to have a good, self-funded retirement?

JD:      It depends on how much you need or want to live on. Based on a healthy five per cent return, two properties – owned outright – would give you an income of fifty thousand dollars a year.  Four properties, one hundred thousand dollars, and so on. It’s a vastly better retirement, compared to the age pension or average superannuation.

DD:     That’s an eye-opener, Jason.  If our listeners want to find out more about how setting themselves up for retirement by investing in property…?

JD:      They can visit the Dwyer Property Investments YouTube channel, or call me for an obligation-free chat today.

 

Understanding The Financials Of Property Investing

Transcript

DD:     Welcome to Jason Dwyer, managing director of station
sponsor, Dwyer Property Investments.

Jason, it’s fair to say you’re an expert on the Sunshine Coast property market...?

JD:      I believe so, Des. I grew up on The Coast and have been involved in the local property market, most of my life. My brother, Wayne, owns one of the most trusted building companies on The Coast – Dwyer Quality Homes – and it’s been in our family for thirty-five years.

DD:     A few weeks ago, we talked about three simple, but essential steps to investing in property. I think it’s worth revisiting the second step – understanding the financials – because that’s something people can trip-up on.

JD:      Bhat’s right, Des.  The financials are a step in the process that is often overlooked.  Some  investors, for example, jump straight into looking for a property. But it’s vital to understand the financials, because the numbers will guide      your whole investment strategy or plan.

DD:     So, what does step number two involve, exactly?

JD:      We’re talking about a full financial report that includes figures, such as property costs, loan costs, your income, loan type, rates, insurance, and so on.  The report will also show tax benefits like depreciation, rental yield, cash flow and, most importantly, your net income, plus, potential capital growth. In short, it will tell you what your financial outlay will be, before you commit to buying an investment property, and how your asset could gain in value, over time.

 DD:     How is the report produced?

JD:      I put it together with interested investors via video, using a demonstration property, first off – just to show them how it all works.  Once we’ve selected a property that suits their financial goals, we tailor the figures to suit. It’s also a good way to compare different property options.

DD:     And what does it cost to produce an important financial report like that?

JD:      Nothing!  It’s part of the service we offer, Des.  A free, thirty-minute consultation via video call is all it takes to get started.

 DD:     Thanks, Jason.  If our listeners want to know more about the financial benefits of investing in property…?

JD:      Just visit the Dwyer Property Investments channel on YouTube, or they are most welcome to call me, for a free financial report.

DD:     Jason Dwyer, from Dwyer Property Investments.  Look forward to catching up again, next week.

Why Do Most Potential Investors End Up Not Buying?

Why is it that so many people do all the research into buying an investment property - but then don't finish the process?

It is actually the fear of becoming a landlord.  Let me explain.

They have all the best intentions, they know the properties they like, the hotspots to look for and they even attend seminars and do courses.

But then they stop.

fear of investing

You may find this baffling but after 35 years helping people through the process, I can tell you what stops them.

Sometimes its the obvious things but these are never the main reason:

Even though there is overwhelmingly positive evidence that property as an asset class grows in value, what is it that ultimately stops these would-be investors?

The biggest reason is FEAR OF BECOMING A LANDLORD and all that goes with it.

  1. How will I find a good tenant?
  2. What about vacancies between tenants?
  3. What if they don’t pay the rent?
  4. What if they smash up the place?

As you can see this is not a moral or social fear, but a financial one.
The fear is real but the reality is not.

fear is not reality

In the overwhelming majority of cases, tenants do the right thing because the accommodation you are providing is their home.  A good tenant will treat the property as if it’s theirs, and they’ll grow connected to the home and stay as long as it suits their needs.

How can you minimise this risk

The obvious and best short term way to overcome this fear and minimise any risk is to buy a property with a RENTAL GUARANTEE

In summary, these will guarantee your rental income and ensure peace of mind with your new investment.

There are some good and there are some not so good rental guarantees on the market so make sure you understand the terms and costs before deciding if this is the right route for you.

However, if you decide to buy an investment property that does not have a rental guarantee the following tips will help you through the process and may alleviate your fears.

1. Tailor your investment to the ideal tenant.

There are two main types of tenants:

  1. Those who choose to rent for lifestyle, who are reasonably comfortable financially and who are living in a rental home because it suits them, and
  2. Those who are renting because they are struggling financially, and they live with only 1 or 2 weeks living expenses in the bank – meaning they are always just one small emergency away from being broke.

Choose locations and type of properties that appeal to tenants in category #1. These tend to be the more affluent established inner and middle-ring suburbs of our capital cities.

2. Take note of supply and demand.

Aim to buy in suburbs that are dominated by owner-occupiers, as it’s homeowners (not investors) These people become emotionally and attached to homes – and that plays a bigger role in driving prices up.

Also, avoid locations where there are many new apartment complexes going up. They’re often largely owned by investors, which means they flood the market with rental stock, which can impact the return on your property.

3. Buy properties with “owner-occupier” appeal.

Buy the type of property that would appeal to owner-occupiers.  Investment-grade properties should have all of the amenities and features that an owner-occupier or quality tenant would desire.

4. Get the right support.

Get a proficient, proactive property manager and don’t just get the cheapest.
Also, don’t even consider self-management. The few dollars you save will never make up for the nightmares you’ll experience.

5. Make sure you are “investment ready”

No one should invest in property unless they’re ready to take on the full responsibility of doing so. This means having a cash flow buffer in place for a rainy day. For instance, if there’s an urgent repair that costs $500 to fix, you want to be in a comfortable financial position to be able to accommodate this. If finding $500 in an emergency would put you under financial pressure, then you’re perhaps not ready to become a landlord.

So in summary, think of the bigger picture and what investing in property can achieve for you.

My main advice today is to minimise your risks by sourcing property with a rental guarantee or find a property that satisfies the 5 points above.

And don't let fear get in the way of growing your property investment portfolio.

If I can help you with any of this, please get in touch.  Click here to send me an email or call me on 1800 088 437.  I look forward to hearing from you.

Good Debt v Bad Debt - Jason Dwyer Interview on Sunshine FM, 11/09/2020

 

Transcript

DD:     Des Deighton here with Jason Dwyer – managing director of station sponsor, Dwyer Property Investments.

Jason, you grew up on The Coast and have been involved in the local property market, most of your life.

JD:       That’s right, Des. My brother, Wayne, owns Dwyer Quality Homes – one of the most trusted building companies on The Coast.

And we’ve been helping Queenslanders build beautiful homes and invest in property for more than thirty-five years.

DD:     You’re going to talk about ‘debt’ today.  Now to most of us, Jason, ‘debt’ can be a bit of a scary word...

JD:       You’re right Des and yes, a lot of people think all debt is bad. But if it’s thought through sensibly, ‘healthy’ debt can deliver very good outcomes, especially when it comes to property investing.

DD:     So, what’s the difference between ‘good’ debt and ‘bad’ debt?

JD:       Debt is ‘bad’ if it’s used to buy something that will decrease in value and doesn’t earn you any money.

Things like car loans, loans for holidays or to maintain a certain lifestyle are unproductive forms of debt.

Credit card debt is particularly bad, as it usually comes with very high interest rates and can encourage excessive spending.

‘Good’ debt, on the other hand, has the potential to give you an income and increase your wealth. It can even be tax deductible.

DD:     Give us some examples of ‘good’ debt.

JD:       Taking out a loan to buy an investment property, or to start a profitable business… they’re the best kinds of debt to have, because they can make you money.

An investment property generates rental income to help pay-off the loan.  The property also appreciates in value over the longer term and with compounding growth, that can be a substantial amount of growth.

DD:     But isn’t the goal to be debt-free?

JD:       Well, here’s a fact, Des.  Very few wealthy people have zero debt.  They’ll tell you… you have to spend money to make money, and property investing is an example of that.

With the plan I’m talking about, you can have a guaranteed, cash-positive return on the money borrowed to buy a property, plus capital growth.

 DD:     What’s the secret to managing ‘good’ debt, then?

JD:       The key is to structure and leverage productive debt, correctly.  Do that, and it can help compound your net worth over time, and give you confidence about a financially secure future.

DD:     I’ve been chatting with Jason Dwyer. If you want to find out more about how ‘good’ debt can help you build wealth, visit the Dwyer Property Investments YouTube channel, or call Jason for an obligation-free chat today.

 

What Exactly Is An Investment Property Rental Guarantee?

 

Transcript:

Hi, this is Jason Dwyer – managing director of station sponsor, Dwyer Property Investments.

I grew up on The Coast and have been involved in the local property market most of my life.

My brother, Wayne Dwyer, owns one of the most trusted building companies on The Coast: Dwyer Quality Homes.

Our family has been helping Queenslanders build beautiful homes and invest in property for more than thirty-five years.

Investing in property is a big step. So we’ve found a way to make it less daunting, by offering a three-year rental guarantee.

This guarantee is secured by reputable South East Queensland builder Dwyer Quality Homes of 35 years standing, which means no risk, no hassles and total peace of mind.

So, what exactly is a rental guarantee? It’s rental income locked in at the going market rate for a three-year period.

A nine per cent fee pays for our licensed in-house property manager to manage all aspects of the tenancy.

While many investors fear their property may sit vacant, our rental guarantee contract ensures you get paid the agreed fixed rental amount for three full years, whether there are tenants or not.

The Coast has one of the lowest rental vacancy rates in the country, so good long-term tenants should be in place by the end of the three-year period.

If you want to move into the property or your financial situation changes, you can opt out of the contract at any time without exit fees or charges.

We are the only Australian company to offer a rental guarantee free of charge. No hidden surprises!

At the end of the three years, you can have someone else manage your property, deal directly with your tenants or let us continue managing it under standard property management regulations.

The process is completely transparent and takes the fear out of investing.

I’m Jason Dwyer. Learn more about our three-year rental guarantee at the Dwyer Property Investments YouTube channel, or call me for an obligation-free chat today.

Pin-Pointing Australia’s Strongest Performing Property Markets

While some economists insist on telling us that Australian property prices are falling, the truth is that the collapse in prices predicted by these economists in March and the months that followed simply hasn’t occurred. In fact, there are many regions around Australia that are performing very well. Statistics show that of the eight capital cities and seven state regional markets that make up our fifteen major jurisdictions, eleven of these are experiencing higher house prices than at the beginning of 2020.

Australia’s Strongest Performing Property Markets

Mainstream media typically deduce that because the property market situations in both Melbourne and Sydney are in decline, then so too must be the rest of Australia, but that’s definitely not the case. We’re seeing many growth markets in regional Australia, and some smaller capital cities are also doing well. As an example, in spite of COVID-19, regional Queensland has maintained its high levels of well-performing markets, which is something that very few jurisdictions across Australia have managed to achieve. And the Sunshine Coast is proving to be one of the strongest economic stories in Australia, continually producing solid property market results

So while COVID-19 has brought Australia’s economy to a virtual standstill, and this does include property prices in some areas, there are other regions that are doing extremely well in spite of the pandemic. Perhaps the best example of this is the Sunshine Coast, which is a standout example of a thriving regional market.

There are many influencing factors behind why certain property markets are performing better than others. Some regions have local economies well established to survive the adverse effects of the COVID-19 shutdown. These are areas where the majority of jobs come from sectors typically hiring, rather than firing during this period. In addition, these are areas where spending on new infrastructure has never stopped. Some of these well-performing properly markets are in key regional centres and others are in smaller capital cities.

Investors are starting to believe the great growth potential in certain key areas, and First Home Buyers acting with government assistance are on the move. We’re also seeing a lot of activity from other types of owner-occupiers.

The key message for property investors today is that Australia has many growth markets right now. So let’s define the areas that have the right ingredients for growth and the key trends that are currently driving markets.

The locations that are being impacted positively by the above trends are –

So, what does all the above mean. It means that, in some areas, all the above four trends are boosting sales. The locations that appear to be benefiting the most from these prevailing trends include:

Note: These are certainly the standout locations, but they’re not the only Australian property markets that are forging ahead.

Article source: https://www.propertyobserver.com.au/terry-ryder/116507-where-are-australia-s-standout-markets-hotspotting-s-terry-ryder.html

 

Pin-Pointing Australia’s Strongest Performing Property Markets

How To Set Up The Structure Of An Investment Loan

Transcript

Hi, this is Jason Dwyer, managing director of station sponsor Dwyer Property Investments.

I grew up on The Coast and have been involved in the local property market most of my life.

My brother Wayne Dwyer has one of the most trusted building companies on The Coast, Dwyer Quality Homes.

Our family has been helping Queenslanders build beautiful homes and invest in property for more than thirty-five years.

Setting up the structure of an investment loan can seem overwhelming to first-time property investors, but it’s important to get it right.

Many people naturally approach the bank they’ve been with for years. However, this is not always the best choice.

Your regular bank may only have one or two loan types on offer and these might not fit your financial circumstances.

I’d recommend using an independent licensed mortgage broker.

A broker has hundreds of different lenders to choose from, including the Big Four.

It’s their job to guide you to the loan product that suits your specific needs.

A good broker will present different loan options and provide free advice on the best loan for you and how to structure it.

The one loan type does not suit all investors.

There are two main kinds of loans:

The first one is Principal and Interest, known as a P&I loan.

P&I loans are encouraged by lenders, as the repayments cover both the interest and a proportion of the actual amount borrowed.

Over time, the loan is paid off, and only the interest component of the repayments are tax deductible.

The second type is the Interest Only, or IO loan.

Its repayments are much lower, as you’re only paying off the interest. The principal, or lump sum borrowed, remains the same.

This loan suits the investor who wants to build a portfolio, buying multiple properties over a number of years.

It’s a lot to take in, but a mortgage broker will simplify the process and help get you the right loan at no cost to you.

I’m Jason Dwyer. Find out more about how to set up an investment loan at the Dwyer Property Investments YouTube channel, or call me for an obligation-free chat today.