If you have started searching for property you can follow this checklist put together by some top Australian property investors as a guide to help you build a successful property portfolio.
1. Select properties within the $250,000 to $500,000 price range.
Properties priced below $250,000 will either be too small, not have the desired quality finishes or not be in the best possible area. If the property is over $500,000 it moves out of an affordable price range for majority of renters
2. Select properties within sought after ‘lifestyle’ locations that will attract consistent rental demand by quality tenants.
Choose established properties in established residential areas.
3. Select properties in areas within 15kms of the CBD but not the CBD or some CBD fringe areas.
4. Select properties within suburbs and streets where limited land is available.
If there is limited land available for further development you will have less competition for tenants.Property values will increase at a greater rate. Limited land also means that the area is in demand – people want to live there.
5. Select properties in areas with proven capital growth over the past 5 years.
6. Select properties close to the water eg beaches, oceans and rivers.
7. Select properties in suburbs which have a high rental demand.
First call and then visit the top agents in the area and check their rental lists to assess the rental demand, eg. check how many properties are on their ‘For Lease’ list.Talk to the agents rental manager in regard to rental growth in the area.
8. Select properties in areas which have affluent tenants with high disposable income.
9. Select properties close to public transport.
10. Select properties which are in demand from corporate tenants.
Corporate tenants pay more money and are very secure. You can call Relocation Agencies (listed in the Yellow Pages) to find out what suburbs coporate tenants prefer.
11. Select properties close to educational facilities:universities, major public and private schools.
12. Select properties close to major sporting, dining and entertainment precincts.
Eating out is a popular pastime, sporting and entertainment are high on renters criteria when choosing where they will rent.
13. Select properties which have land content.
The general rule is that land appreciates in value and buildings depreciate. This rule is challenged in some areas where high rise apartments command higher prices than some houses in the same area because of the views they offer.
14. Select townhouse style properties.
Townhouses are often preferred over apartments by renters because they are more house like yet still low maintenance. They also offer a higher degree of privacy and security and are cheaper in body corporate fees.
15. Select properties that offer high depreciation and taxation benefits.
If there is no depreciation schedule with a property you are considering purchasing you can engage a quantity surveyor to Perform a Depreciation Schedule Analysis on the property. The higher the depreciation allowance for the property the greater the tax benefit which equals less cost to you in property maintenance.
16. Select properties within projects whose income is not based on short term or holiday letting.
This refers to the holiday based investment where your income is really dependant on the tenant, with little capital growth invovlved. These are within complexes where you are also competing for tenants with other similar properties. This lowers the demand for your property and lower demand equals lower returns.
17. Select properties that are located within smaller low rise boutique style properties.
Buildings with less than 35 units. Larger complexes invite many problems as you cannot control what other owners sell their properties for. If a property is sold at a lower price for personal reason’s the lower price will automatically be transferred to the other units.
18. Selecting a property where the price of the property offers at least a 5% gross rental return based on the long term rental guarantee the real estate agent is willing to provide.
Ask the agent to provide you with a rental price which they are absolutely sure is achievable in the worst case scenario. If the promised and agreed rental is not achieved by the rental agent after two weeks of trying to lease the property, the agent will receive no ‘marketing money’ and will have to make up the difference between the rental guarantee and the actual rental price of the property.
19. Select properties within projects which are guaranteed to be built and completed.
Even large developers can run into problems and decide not to proceed with a project. Check what guarantees are in place before signing any contracts.
20. Do not purchase off-the-plan property which is being sold ’subject to permit’.
21. Select properties which have 3 bedrooms to increase rental income.
Only purchase properties that contain 3 bedrooms or a minimum of 2 bedrooms. One of your goals should be to increase the rental price of your property every year as much as possible. Achieving the highest possible rental returns is far easier with a three bedroom property.
You may be able to overlook some of the above criteria if the property is below market value due to vendor circumstances, but you still need to be able to achieve capital growth and good rental returns.
Have an enthusiastic day
Teresa and the Team at
AustraliaWealth.com.au
Reference: Jamie McIntyre, What I Didn’t Learn at School But Wish I Had, 2002 pp 218-223.