The Property Trio

Written by: Cate Bakos David Johnston and Mike Mortlock
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  • Summary

  • 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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Economics Personal Finance
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Episodes
  • #284: Market Update Oct 24 – Sentiment Waxes & Wanes but for Which States? Melbourne Yields Make History! Mid-size Capitals Slow

    #284: Market Update Oct 24 – Sentiment Waxes & Wanes but for Which States? Melbourne Yields Make History! Mid-size Capitals Slow
    Nov 18 2024
    Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM

    Cate kicks off this episode with Dave while Mike hikes around New Zealand. The Duo note some of the interesting indices for the state of the nation in the month of October. They marvel at Hobart's quick pivot and wonder what has driven the positive growth. The combined regions outperformed the combined capitals too, and despite the strong monthly performance in Perth, they note that growth has slowed of late.

    Dave and Cate delve into reluctant-seller psychology. After the high's of 2021 for the eastern states, and observing Perth's stellar run over the past couple of years, it's interesting to consider what behaviours are exhibited when locations experience downturns following a strong run.

    Dave notes that consumer sentiment data is suggesting many have a keen eye on Melbourne, and Cate shares some observations about the regional performance in Victoria.

    Segmenting the market into price quartiles tells quite a story. Cate and Dave use some examples in the market and they canvas the reasons why the various price points have performed so differently to each other.

    Rents remain steady, and aside from Hobart, the pace of growth has slowed. However, vacancy rates remain very tight and yields have strengthened. Dave points out that this combination of data is a leading indicator for value growth.

    Perth's downward trajectory over the past few months is quite obvious, but what could be driving Hobart's rent? Could it be an increase in short-stay dwellings? Has domestic travel to the Apple Isle increased? Or could it be related to the weather? The Duo mull it over...

    The correlation between capital growth and listing activity is one of the Trio's favourite discussion points each month. Although Dave makes an important point. "One of the issues with a five year average is that it doesn't factor in population growth." What's driving listing activity around the nation? Tune in to find out....

    New listing activity has pivoted and Melbourne, Hobart and Canberra listing activity has dropped compared to this time, last year. On the flip-side, Perth and Darwin are exhibiting higher numbers of new listings.

    The consumer sentiment index shows a marked increase in the "Time to Buy a Dwelling) measure, and Dave breaks down the data by state. Victoria's measure is now over 100, a 31.5% increase, while Western Australia's measure dropped to 66. Dave points out the potential price signals in combination with listing activity.

    Investors are moving back in to the market at a higher rate and lending has remained steady accross the board. Victoria has underperformed on the investment lending front, unsurprisingly. NSW leads the chase with 44% of new loans secured in September.

    Monthly change of employed people jumped 44,000; a figure that eclipses what many would have expected. Our unemployment rate remains steady despite fears of job-losses as coined by the RBA.

    And... time for our gold nuggets...

    Cate Bakos's gold nugget: The new listing activity for 2024 campaigns is easing and there is only realistically another fortnight to run before campaigns finish and the market goes into hibernation over the Christmas period. For any buyers who wanted to purchase in 2024, now is the time! Get out there!

    David Johnston's gold nugget: Make your own decisions based on your own personal economy!

    Shownotes: https://www.propertytrio.com.au/2024/11/15/ep-284-oct-market-update/
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    45 mins
  • #283: Your Guide to Regional Property Investing - Critical Strategies and Townsville in the Spotlight

    #283: Your Guide to Regional Property Investing - Critical Strategies and Townsville in the Spotlight
    Nov 11 2024
    Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM

    Today the Trio roll up their sleeves and tackle regional investing. A special callout to our lovely listener, Ester for prompting this exciting episode.

    Why do investors choose to invest regionally? Cate shares some of the reasons she started investing in the regions. Cashflow is one key element, but diversification also counts.Cate sheds light on some of the considerations that investors need to apply when selecting one region over another. Distance, demographics, target tenants and the growth drivers are all important considerations.

    Lack of diverse employers is a threat to some of the smaller regional cities, but Townsville is not one of these. It's the 14th largest city in Australia and this glorious, sunny city has a lot on offer. The Trio delve into what makes Townsville special.

    Cate shares some of the common traps and downsides that investors need to be aware of when it comes to regional investing. Picking a cheapie and buying in the Bronx is a risk for those who don't do their homework. Careful selection of a good investment area is critical.Keeping trade services in mind is really important in the regions.

    Cate also sheds light on some of the difficulties associated with harnessing tradespeople in some of the regional cities.Let's talk about Townsville! There are some significant projects underway and the Trio list some of these. The strategic location and port access count for a lot also, and the Trio also chat about the economic and industrial drivers in the area. Townsville is made up of more than forty suburbs, and it's bigger than Darwin when it comes to population count. It's the largest urban centre in northern Queensland, and surprisingly, health is the number one employer in the city.

    Townsville's involvement in defence is significant and the Trio share some of the insights they've gathered. Job growth is the big item for discussion, though. The fundamentals sound very strong and sustainable. Tune in to find out more......

    .. and our gold nuggets!

    Mike Mortlock's gold nugget: "Firstly, make sure Townsville, (or any other region) fits within your strategy. But... is the word already out about Townsville?"

    Cate Bakos's gold nugget: You really need to understand the growth drivers, the vulnerabilities of the area, the good streets, the tenant demands and the flavour of the region. Buy and hold, long term is a great fit for regional cities.

    Special mention to our industry friend, Simon Pressley from Propertyology, for his generosity with his research and information.

    Show notes: https://www.propertytrio.com.au/2024/11/11/regional_investing/
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    39 mins
  • #282: The Ultimate Guide to Property Depreciation - Maximise Your Investment Returns with Expert Advice on Tax Deductions

    #282: The Ultimate Guide to Property Depreciation - Maximise Your Investment Returns with Expert Advice on Tax Deductions
    Nov 4 2024
    Got a question for the trio? https://forms.zohopublic.com/propertyplanningaustralia/form/GotaquestionforthePropertyTrio/formperma/zYCQAxzE_24CVlDafP1ozyzwtmB-8m1iCNtCTgDvHXM


    Today's episode is all about depreciation; Mike's wheelhouse! Dave opens the conversation with a question for Mike, "How often should I update or review my depreciation schedule to maximise my tax benefits?" Reports last an owner as long as they hold the property. Mike delves into the role of the quantity surveyor when it comes to estimating construction costs.

    One of Cate's investing mistakes gets aired; after having completed a significant renovation on an investment property, Cate overlooked the chance to arrange a depreciation schedule at the onset. Mike unlocks the magnitude of unclaimed deductions in our nation.

    How easy is it to arrange a depreciation schedule, and what documentation is required? And how do self managed superannuation fund property assets differ when it comes to deprecation?

    Mike explains the challenges of high depreciation versus high capital growth. He is often asked the question by investors, and his Southbank high-rise, one bedroom apartment example illustrates the inverse relationship between the two measures.

    If a property is over forty years old, is there any point looking at arranging a depreciation report? Tune in to hear the answer!

    Mike explains the importance of physical inspections when a tax depreciation specialist is formulating the depreciation schedule, and he also sheds light on the circumstances that allow for a physical inspection not to be conducted. Mike's service station story is a warning to investors who engage professionals who cut corners.

    What is the difference between a repair you claim through your accountant and a depreciable item on your schedule? Mike shares the nuts and bolts for our listeners.

    ..... and our gold nuggets!

    Cate Bakos's gold nugget: Well-meaning advice from accountants to maximise tax deductions isn't always great property advice. If in doubt, get a second opinion.

    Mike Mortlock's gold nugget: Don't assume that it's not worth getting a depreciation schedule. Always check!

    Show Notes: https://www.propertytrio.com.au/2024/11/04/depreciation/
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    43 mins

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