You may have seen this article in the Fin Review last week about NDIS housing.

Investors were promised huge returns under government backed schemes that were unfortunately, as the old saying goes, too good to be true.

NDIS housing is expensive to build as it needs specialised accommodation and if it's not built where it's needed, managers can't find tenants and investments fail.

It's true there is a significant gap between demand for specialised disability housing and the available supply.  However, knowing exactly where that demand is now - and in the future - is very difficult to gauge.

As a regular reader of these emails, you know a thing or two about property investing, and the formula is simple:

1. Do your research - Choose areas where demand is high and will continue to grow. Understand local instratructure expansion plans and how population growth will affect your investment value

Invest in property that meets the market demand 

If you're looking for property at the moment, you've probably been spammed with NDIS investment promises and you may well be wondering if it’s something you should consider for your portfolio.

Many NDIS providers are advertising their housing options as government-backed schemes. Unfortunately, this is not the case and I wanted to share with you today some things to look out for when weighing up your investment options.

Providing housing through the NDIS certainly could be profitable and does help those in need but before you make any decisions, below are some facts about NDIS investing.

HOW NDIS INVESTING IS DIFFERENT TO TRADITIONAL INVESTING

Payments for NDIS housing are made to the NDIS participant - not the property owner - so despite many advertisements out there, there's NO government-backed guarantee of tenancy.

In fact, given the smaller market size, some NDIS service providers say it can take 9-12 months to find a tenant, and vacancy rates are high - on average between 10-15% compared to 1% for other housing.

It's important to do your research because from the initial build, through to selling your investment, NDIS housing is a very different model.

KEY THINGS TO CONSIDER

From a building and investment point of view, the NDIS investment process is quite different from the standard property investing models you know and therefore needs to be considered carefully.  There are a few differences that new investors should know about before deciding if an NDIS property investment is right for you.

1. FINANCE
Firstly, some banks consider NDIS housing as commercial, which means they can charge higher interest rates and often only loan 70% of the total value, so a much larger deposit may be required.

2. THE BUILD
NDIS properties must be constructed to strict specifications.  People with disability require specialised accommodation with accessible features to help residents live more independently and have better access to the supports in their home.

There is a stringent process of compliance and approvals and this takes additional time, which needs to be included in the build plan as it is crucial these specifications are met for the future tenant.

3. PROPERTY MANAGEMENT
All completed NDIS properties must have an NDIS-approved, Specialist Disability Accommodation (SDA) accredited property manager.  NDIS investments cannot be managed by you or your usual property manager.  Also, an SDA-accredited property manager will usually charge a higher management fee, sometimes up to 15% of the rental turnover.

4. THE MARKET
The last point I wanted to share with you today is the challenge of finding correct information about the market for NDIS properties.  Not only is it difficult to gauge exact supply levels of this type of housing, both planned and completed, but it’s also hard to estimate future demand levels in specific areas.

It would be a shame to invest your time and money in building a beautiful new, fully approved, accessible home, only to find that after going through all the additional paperwork and compliance required, there was limited demand for that type of housing in your area.

There are lots of different investment ideas and models out there and it’s always best to talk to an expert before deciding which one is right for you.

If however, you’re interested in a more traditional property investment here in South East QLD, with a proven 10% return, we would love to help you.

Book your free consultation with the button below, or call me on 1800 088 437.

I look forward to hearing from you.

Don't wait to invest. Invest, then wait.

Here's yet another reason why QLD is the better choice for property investment.

You may have seen NSW and VIC are increasing land taxes to the combined tune of over $6 billion.

We've already seen the effect of these changes in Victoria, with investors selling properties causing a dip in the Melbourne market, and experts predict NSW will follow suit.

Savvy investors will always see the value in property, so they're shifting their money to QLD.

This influx of buyers will boost demand and inevitably drive up QLD housing prices, particularly in Southeast QLD over the next year.

WHAT ARE THE NEW TAX LAWS AND HOW DO THEY AFFECT INVESTORS

NSW Land Tax Increase

NSW is set to increase land taxes for property investors by $1.5 billion. Starting in 2024, the tax-free threshold for land tax will be frozen at $1.075 million and no longer indexed annually in line with property price changes.

This means that as house prices rise, more properties will be subject to land tax, raising property owners' costs. The Real Estate Institute of NSW warns this will cost property owners thousands of dollars annually, forcing them to look elsewhere for investment opportunities.

Victoria's Tax Changes

In March 2024, Victoria announced a $4.74 billion increase in land taxes, severely reducing investor interest.

The tax-free threshold for investment properties in Victoria has been cut from $300,000 to $50,000.  A new yearly flat fee has been added and tax rates on properties over $300,000 have been increased.

This has already contributed to a slowdown in Victoria's property market, with more landlords selling and fewer investors buying.

WHAT DOES THIS MEAN FOR QLD INVESTORS

For QLD investors, this is a golden opportunity. The tax system in QLD makes it an attractive destination for property investment, especially as more investors from NSW and Victoria look for better options.

NEXT STEPS FOR INVESTORS

If you're considering investing in QLD property, now is the perfect time. As the land tax threshold in QLD moves with property prices, it will continue to be a smart choice.

Everyone's personal situation is different, but here at Dwyer Property Investments, we can show you how to take full advantage of these tax law discrepancies and start exploring your property options today.

Click here for your FREE consultation.  There is no obligation, and you will be armed with the knowledge you need to make smart investment decisions.

Above: Book some time HERE with Jason to discuss your property investment options

Dwyer Quality Homes, with nearly 40 years of building experience, has set the standard for quality builds in SE Queensland. Their longstanding commitment to excellence has solidified the reputation as a trusted name in the industry and they continue to exceed expectations.

Above: Take a moment to check out the new terraces on Balmy Walk at Harmony Estate to see first-hand the meticulous craftsmanship and attention to detail that goes into every project

For the last five years, Dwyer Quality Homes have been at the forefront of contemporary terrace design, establishing them as the premier builders of terrace-style houses on the Sunshine Coast.

Above: Recent terrace-style projects from builder partner, Dwyer Quality Homes

With an impressive track record of 45 terraces already built, 19 currently under construction, and 14 more set to begin in the next few months, they continue to satisfy both tenants and investors alike.

CAPITAL GROWTH

Investors in Dwyer Quality Homes have enjoyed remarkable capital growth, experiencing an average increase of 10.2% - even during the construction phase.

This impressive growth translates to an equity gain of $80,000 and starts the day you sign the contract, not just when your property is finished.

Additionally, with the Dwyer Property Investments 3-year rental guarantee, you have total peace of mind knowing your investment is earning money and protected. Your rental income is market based and paid for 3 years, whether there’s a tenant in the property or not.

Above: Hear Jason explains how the rental guarantee works

Our experienced team at Dwyer Quality Homes and Dwyer Property Investments are dedicated to delivering exceptional quality, unparalleled service, and outstanding returns on your investment.

Whether you are a first-time investor or looking to expand your portfolio, Dwyer Property Investments is here to support you every step of the way. With our expertise and proven track record, we’re confident we can help you achieve your investment goals and enjoy the benefits of a high-quality, high-growth property investment.

Or if you'd like to talk to me directly about this new opportunity, give me a call on 1800 088 437 or click HERE and let's get in touch.

Don't wait to invest. Invest, then wait.

It’s no surprise to learn the Sunshine Coast has again secured its position as the nation’s top destination for internal migration, with a 16% share of movement over the past year, eclipsing the Gold Coast for the fifth quarter in a row.

Internal migration is the movement of Australians relocating from one region or city to another - and it seems that everyone is moving to the Sunshine Coast. Its popularity is easy to understand - great lifestyle, economic opportunities, and lower cost of living.

According to the Commonwealth Bank’s Regional Movers Index, the Sunshine Coast's charm has attracted many city dwellers, particularly millennials seeking affordability and a better quality of life.

HOW DOES THIS POPULATION MOVEMENT IMPACT MY PROPERTY INVESTMENT?

Find out from the experts today:

The surge in migration to the Sunshine Coast has an instant and enduring effect, increasing demand for housing and driving up property prices significantly.

The region is experiencing a real estate boom, with an annual population growth rate of 3.7%, compared to Brisbane’s 1.9%. This rapid growth in demand has created fierce competition in the housing market, pushing property values upward.

The Commonwealth Bank report highlights this surge in demand has significantly increased competition in the housing market, leading to higher property prices and lower vacancy rates.

Above: FREE investor report: Discover the 7 invisible forces shaping the Sunshine Coast property market. DOWNLOAD HERE

FUTURE PROPERTY INVESTMENT PROSPECTS

Given the current trends, the Sunshine Coast presents a promising opportunity for property investment.

The continued influx of new residents and the region's robust economic development, including plans for a new Central Business District in Maroochydore, ensure sustained demand for housing.

This ongoing demand will support further increases in property values, making it a sound investment for the future.

The Sunshine Coast’s combination of a desirable lifestyle, strong economic growth, and rising population makes it an excellent location for property investment. As more people relocate here, the upward trend in house prices is expected to continue.

Above: Book some time HERE with Jason to discuss your property investment options

If you'd like to talk about how your property portfolio could benefit from this regional popularity, give me a call on 1800 088 437 or click HERE and let's get in touch.

Don't wait to invest. Invest, then wait.

When it comes to investing in property, it's really all about the numbers. If they don't add up, then property investment might not be the best way for you to build wealth.

And it's a good idea to figure this out early.

The first thing you should do, even before looking at properties, is to understand your finances. Make sure you know what investing will cost you and what you could gain from it.

This knowledge will steer your entire investment strategy and we can help guide you through this process.

At Dwyer Property Investments, we tailor an investment strategy to your personal financial situation.  With a plan in place, finding the perfect investment property for you is easy.

This tailored approach is about bringing a structured, goal-oriented perspective to property investment.

It's about creating wealth through careful planning and strategic decision-making.

Contact me today (1800 088 437) and let Dwyer Property Investments guide you through the property investment process.

THE IMPORTANCE OF MAKING A PLAN

Investing in property requires more than just choosing an asset; You need a plan that starts with your personal goals and then sets out the roadmap to achieve them.

Whether you want to create another income stream, fund an early retirement or just leave something for the kids, buying property is a great way to help you achieve your financial and life goals. And it’s not hard or complicated; anyone can do it if their finances allow.

As easy as it is, though, investors should always have a well-thought-out plan with clear objectives and sound financials to back it up. With an investment strategy in place, you’re more likely to avoid any pitfalls and go on to successfully build a profitable property portfolio.

DO YOU NEED A MORTGAGE BROKER?

If you've got pre-approved finance, that's great but if not, we can help you with that too.

Real estate agents sell property, and banks lend money, but mortgage brokers are the key to savvy investing.

They bridge the gap for investors, ensuring both the loan and the property are right for your investment strategy.

Sourcing finance is part of the planning process, and we can guide you through it with the help of an independent mortgage broker.

There are many advantages to using a good broker, and these are just a few:

• determine how much you can borrow
• find a loan product that suits your specific needs
• explain each loan’s features, rates and fees
• get you the best deal on interest rates and terms
• help set up the correct loan structure for you
• manage the loan application process through to settlement.

If you're ready to talk about creating wealth through careful planning and strategic decision-making, contact me today (1800 088 437)

Don't wait to invest. Invest, then wait.

Did you know there are NO strata fees to pay on the new terraces at Harmony Estate?

Queensland investors often say how strata fees (sometimes referred to a body corporate fees), are a complete rip off and are an ongoing thorn in the side for local buyers.

It's my pleasure to say that ALL Dwyer Property Investments are strata fee FREE - so no nasty monthly bills to pay and you are in charge of your investment from day one.

WHY INVEST HERE? 

• NO STRATA FEES
• Prime east-facing aspect with views of the park
• Make $50,000 a year in capital growth
• Proven results of 10% year on year
• 3-yr Rental Guarantee so no risk to investors
• Master-planned estate with key amenities in place so rent-ready
• High-demand and high-growth location
• Fixed price builds - no variations

And if you purchase before the end of the financial year, you will save $30,000 

FREE STRATEGY AND PROPERTY PLANNING CONSULTATION

FINANCIAL PROPERTY REPORT / CASH FLOW ANALYSIS

DOWNLOAD BROCHURE

WHY INVEST HERE

EACH HOME FEATURES:

• 4 bedrooms including master with wall to wall robe and ensuite
• Tiled porch and outdoor alfresco (lower level)
• Tiled balcony off master (upper level)
• 3 bathrooms
• Separate laundry, shower room and WC
• Open plan kitchen/dining and living room
• Stone kitchen island bench
• Double garage with rear lane access
• Private courtyard
• Split system air conditioning
• Overhead fans throughout
• Over 185m2 of living space

There is only one terrace left on Vantage Way so if you're interested to know more about saving $30,000 before the end of the financial year, give me a call on 1800 088 437

And if you'd like me to send you the financial property report and cash flow analysis for these terraces, click here.

Don't wait to invest. Invest, then wait.

For those who've been investing in property for a while, you know the answer but WHY DO DISPLAY HOMES MAKE GREAT INVESTMENTS?

WHAT IS A DISPLAY HOME?
Display homes (also known as builder's show homes) are the properties builders carefully construct to show off their talent to potential buyers.

And because of this, they're built to the highest specifications. Display homes are the best of the best and are often surrounded by other high-quality established homes.

WHY BUY A DISPLAY HOME?

1. They return higher than average rental returns which are guaranteed by the builder
2. They provide excellent depreciation for investors
3. They're filled with exceptionally high-level interior and exterior quality specifications
4. They often contain many builder-added features
5. Display homes always have excellent street appeal

Then after the display home period (2-3 years), they return high rental yields as they are very desirable properties for tenants

Here at Dwyer Property Investments, we have 2 display homes for sale.

27 Dulcet Way, HARMONY ESTATE:

49 Hart Crescent, AURA ESTATE

Both homes come with a guaranteed leaseback until the end of the display period and are both eligible for the 3-yr RENTAL GUARANTEE

Take a virtual tour of the display home at Harmony Estate here

If you'd like to know more, give me a call on 1800 088 437 anytime. Or email me here and we can arrange a time to catch up.

An exciting new rail project has just been announced that will cut travel time between Sunshine Coast and Brisbane by more than 45 minutes.

This is an investor's dream, as improved transport options for the Sunshine Coast will continue to drive house prices up.

This week, the QLD government announced a $2.75 billion rail project extending 37.8km between Beerwah and Maroochydore.  This will increase public transport opportunities and improve connectivity to Moreton Bay, Brisbane and beyond.

Above: The route of the rail extension

As regular readers of my emails know, I often talk about 3 key drivers of property investment success:

1. Population Growth
2. Supply & Demand
3. Infrastructure

And South East QLD has all three in spades.

It’s already the fastest-growing population in the country, and that doesn’t look like slowing anytime soon. The Sunshine Coast alone is predicted to reach 600,000 residents by 2046.

Couple that with the current undersupply of new dwellings in the region and strong demand will continue to push house prices up.

Above: Government provided artist impression of the new rail stations.

This week’s rail extension announcement is on top of the $12.5 billion the QLD government has already committed to new infrastructure projects for the region. Read the article here.

These massive infrastructure projects drive property prices up because they create more jobs for the region and provide better facilities for residents who ultimately want to live there.

If you'd like to talk more about investing in South East QLD, give me a call anytime on 1800 088 437.

Or book your free Strategy and Property Planning Consultation today and we can help you with a plan to grow your wealth through property investment.

Don't wait to invest. Invest, then wait.

Did you know that owning an investment property could save you over $20,000 in tax this year?  And depending on what you earn, your investment could be cash flow positive from day 1!

Let me explain... With only a 10% deposit, below is what it will cost per week to own a brand-new, high-growth investment property on the Sunshine Coast - based on your combined household income:

So if your household income is $130,000, owning an investment property will only cost you $65 per week.  And because of the larger tax savings, higher income earners can be cash flow positive from day 1.

Couple that with the consistent capital growth we're seeing here on the Sunshine Coast and you’re well on your way to wealth creation and a happy retirement.

Why don't we book some time together to discuss how these tax savings could benefit your personal situation.

Book a Strategy and Property Planning Consultation today and we can help you start the year with a plan to grow your wealth through property investment.

Don't wait to invest. Invest, then wait.

P.S. We currently have 2 incredible properties available at Harmony Estate on the Sunshine Coast.

Check them out here:

BOOK A STRATEGY & PROPERTY PLANNING CONSULTATION TODAY

You may remember late last year we talked about the importance of getting your financial "ducks in a row". How the worst of the post-pandemic bumps are behind us, and the best is yet to come.

Many investors like you have used their downtime in January to get their property affairs organised. We have helped with finances and approvals, through to selecting the best locations and property types.

It's not too late.

You know property investment is a process, not an event. That's why it's critical you have good advice and a property plan in place.

Dwyer Property Investments specialise in helping investors get their property ducks in a row.

We are not a buyers agent nor an expensive financial planning firm. All we do is help investors like you get organised for a successful property investment in a quality home.

Unlike many so-called property advisors you might see, Dwyer Property Investment is the investment division of premium local builder, Dwyer Quality Homes. We're a family business with 40 years of experience building the highest standards of homes in South East QLD.

If you feel like you need a little help getting organised, now is the time to book a free consultation.

January property planning sessions are full but we do have availability in the first week of February. Contact me today to book your free consultation and let’s get those ducks lined up for you!

Don't wait to invest. Invest, then wait.

Jason