In this episode, we discuss whether property investors have left it too late when considering making an investment in Christchurch. This includes a look at the prices that developers are now selling properties for and how that compares to 11 months ago. Andrew also takes us through a comparison of a property in the Garden City and compares it with a property in Timaru and one in Auckland. Download the spreadsheet here.  We also mention that property investor, Ilse Wolfe is currently offering cashflow hacking review sessions. This is where Ilse will review your portfolio to give you ideas on how to increase the value of your property so you can earn more rent.

In this episode, we discuss the 6 steps that regular Kiwi property investors can take to be a compassionate landlord. This includes recognising that while it may be your house, it is the tenants home, and directing your tenants to resources that can help when times are tough.  This comes off the back of comments made by the Minister of Housing and Urban Development, Dr Megan Woods, over the past week. We also mention that property investor, Ilse Wolfe is currently offering cashflow hacking review sessions. This is where Ilse will review your portfolio to give you ideas on how to increase the value of your property so you can earn more rent.

In this episode, we detail how the economics of the battle between New Builds and existing properties has continued to change over the last 6 months.  LVR restrictions have been introduced, interest deductibility changes have come in, ANZ has announced new servicing criteria, and ASB has introduced lower interest rates for new builds. We also detail the impact of Healthy Homes and why tenancy regulation will disproportionately impact owners of existing properties.  Though all is not lost for those seeking to implement a BRRRR strategy. Targeted renovations can still produce both cashflow and capital gains. If you'd like help with this, then you can always review your portfolio with Ilse Wolfe to come up with ideas for how to cashflow hack your properties.

This is a special bonus episode, where we release the full audio from our most recent webinar, How to Run the Numbers on an Investment Property.  This was recorded on 1st June as part of our webinar series. Watch the full webinar here. Or download the spreadsheet mentioned here. 

In this episode, we wrap-up the most recent property investment webinar, where we went through how to run the numbers on your investment property.  The key three themes we cover are ... 1) what ROI to target when running the numbers, 2) How to deal with opportunity cost when assessing a rental property, and 3) the exact interest rates you should account for when analysing a property.  You can also watch the whole property investment webinar here, or listen to the audio version, which has also been released today.  We also mention that Ilse is currently running Cashflow Hacking reviews, to find ways to increase the rent you can gain from your portfolio. Click here to sign up.

In this episode, we answer a live listener question on the podcast. Here, we discuss whether you're able to borrow from the bank to subdivide your property.  The answer is yes, most of the time ... but not all of the time. Some investors get caught out when managing their LVR position. Because once you subdivide your property, the original property isn't worth as much. So even if you have more equity, you might not meet the minimum equity requirements.  We also mention that you can leave us a voice message yourself here <----- by clicking the link here <----- We'll select a few of the most interesting messages and answer them live on the show.

In this episode, we are joined by Ella Dromgool from Catalyst Financial. Here, we detail the conversations that Ella is having with investors about the potential for interest rate rises over the next few years. Ella shares that some investors are beginning to panic at the hint that interest rates may rise shortly. However, any potential interest rate rise is still likely 12 months away ... so investors don't need to worry about breaking their loans and refixing just yet.  Got a topic that you'd like to hear discussed on the show? Send us a text. Our number is 5522. Send us a message. It would be great to hear from you. 

In this episode, we are joined by special guest, Ella Dromgool from Catalyst Financial. Here we discuss when it makes sense not to split bank straight away.  We go through the numbers and show that for investors with significant amounts of equity, it may not make sense to cheat on your bank straight away ... that is if it's not going to stop you from growing a portfolio.  Got a topic you'd like to hear discussed on the show? Send us a text. Our number is 5522. It would be great to hear from you. 

In this episode, we discuss a common myth in property investment circles ... the existence of 'Renter' and 'Home Owner' areas. The myth goes that areas that have a higher percentage of home ownership deliver better capital growth, while renter areas have lower capital growth but higher yields.  Is it true? We dig into the data and also talk through a few more robust metrics you can look at when hunting for high capital growth areas.  Got a topic you'd like to hear discussed on the podcast? Send us a text. Our number is 5522, it would be great to hear from you. 

In this episode, we discuss Core Logic's latest Pain and Gain report. This report details how many property investors made and lost money when selling their real estate.  We go through the numbers, and show that apartment owners lose money at a higher rate than owners of other property types. We also show that people who sell at a loss also tend to hold their properties for a shorter timeframe. Got a topic that you'd like to hear about on the podcast? Send us a text. Our number is 5522, it would be great to hear form you. 

In this episode, we discuss the latest monetary policy statement released by the Reserve Bank. We cover the potential rise in interest rates that property investors might expect, as well as both the Reserve Bank's and the Treasury's forecasts of house price growth.  The Reserve Bank currently forecasts that they may begin to lift the OCR from mid-2022, rising to 1.75% in 2024. Last time the OCR was at this rate, the 1-year interest rate hovered around 4 - 4.5%. Got a topic that you'd like to hear discussed on the podcast? Send us a text, our number is 5522. Would be great to hear from you. 

In this episode, we discuss whether first home buyers are really being squeezed out of the property market in NZ. This is based off new data released by Core Logic as part of their First Home Buyer report.  We detail that first home buyers make a similar proportion of the market as since the report was first started, and that the age of the average first home buyer has stayed stagnant over the past 4 years.  Have a topic that you'd like to hear discussed on the show? Send us a text, our number is 5522. It would be great to hear from you. 

In this episode, we review NZ Homes Loans. This is a mortgage and insurance business, that claims they can wipe years off your mortgage. But are their claims fact or fiction? We discuss their 'channelling' strategy, where investors use revolving credit and offset accounts to reduce the interest they pay on their mortgage. We also cover when this strategy does and doesn't work.  If you have a topic that you'd like us to discuss on the show, then send us a text. Our number is 5522. It would be great to hear from you.

In this episode, we discuss how property investors can increase the rent that they receive on their properties by using cabins and sleep-outs.  We go through the details of how Kylie from Gardner Homes currently rents sleepouts to investors for $75 a week, which then allows them to increase rents between $112 - $220 per week. We also mention Dreamtime Cabins, an Auckland-based sleepout supplier. If you've got a topic that you'd like us to discuss, then send us a text. Our number is 5522, it would be great to hear from you.

In this episode, we do a deep dive into how property investors can run due diligence on an apartment. This is based on an apartment Andrew looked at along with a friend.  We talk through the long term maintenance plan of the body corporate, along with the AGM minutes and show which areas of the apartment were costing the most money.  If you have a topic that you'd like us to discuss on the show, we'd love to hear from you. Our number is 5522, whip out your phone and send us a text.

In this episode, we discuss how one investor will replace her income through property within the next 3 years. To go through the details, we are joined by property investor, Ilse Wolfe.  We discuss the investor's current portfolio, as well as the changes they hope to make in order to increase cashflow across their portfolio.  We also mention our upcoming property investment webinar,  where you'll learn how to run the numbers on an investment property. It's happening Tuesday 1st June at 7pm. Click the link about to register.

In this episode, we are joined by property investor, Ilse Wolfe to talk about saving your existing property portfolio, after the government tax changes are introduced.  Here, Ilse takes us through a case study of how one investor renovated her property to massively increase the rent. This will both allow the investor to take more cash from the property, while also paying the additional tax. We also mention the Opes Accelerate programme as well as our upcoming property investment webinar, click the links to find out more.

In this episode, we discuss the winners and losers from the government's most recent changes to the KiwiSaver default schemes. ANZ, ASB, and Fisher Funds are the ones no longer involved as a default provider. Simplicity, KiwiWealth, and BNZ are among the winners. They'll now take a larger share of investors who haven't actively made a choice about their KiwiSaver. We discuss what this means for investors who are in default funds, and whether you should worry about the government's choice if you're not.  We also discuss our next property investment webinar, where we'll show you how to run the numbers on an investment property, It's happening 1st June at 7pm. Click the link above to register.

In this episode, we discuss the areas in New Zealand where Airbnbs get a significantly better rental yield compared to renting long term to tenants.  We reveal that the top areas include secondary-holiday destinations, like Hastings, Nelson and Kaikoura. These are areas where there are likely fewer hotels and high-end holiday accommodation, which causes Airbnbs to enter the market. We also discuss our upcoming property investment webinar, where Andrew and Ed will talk about how to run the numbers on an investment property. Click the link to register.

In this episode, we discuss Airbnb vs renting out your property long term to a tenant. We go through the differences in yields, cashflow and set up costs. The main takeaway is that Airbnbs on average earn 38% more rent compared to renting out long term, but they also come with higher costs.  We also mention our upcoming property investment webinar, which is happening on Tuesday 1st June at 7pm. Click the link to register.

In this episode, we discuss whether it's a good idea to buy your first home or an investment property in Ngaruawahia. Ed shows us the data he would look at (and where he got it from) to assess whether the town is worthy of a second look when it comes to investing.  We find that while Ngaruawahia has historically not had the best reputation, it stacks up much better when looking at the data. While poorer than neighbouring Hamilton, isn't significantly poorer. And while GDP growth in the whole area is sluggish, crime is also lower when you account for population. To learn more about how to crunch the numbers on an investment property. Come to our next property investment webinar, which is happening on 1st June at 7pm. Click the link above to register.

In this episode, we discuss whether the interest deductibility rules, which were introduced in the UK in 2017, have had any impact on the UK housing market.  We go through the capital growth numbers, the rental figures, and detail how closely the rules introduced in the UK resemble those that will soon be brought in here.  We also discuss our upcoming property investment webinar, where we discuss how to run the numbers on your investment property. It's on 1st June at 7pm. Click the link above to register.

In this episode, we discuss whether property investors and home owners are able to get a better price for their property if they sell their home to a developer along with their neighbour.  We also detail some things you need to think about ... like how the money is divided between the two neighbours, and the premium that developers are really willing to pay.  We also mention our upcoming tour to Christchurch, Queenstown, Auckland and Wellington where we are taking out 10 investors in each city + partners. To enter, leave a review on your favourite podcast listening app, follow us on Instagram and share something to your story. Then email us on [email protected].

In this episode, we debate whether property investors should buy 2 cheap, or 1 expensive property when building out their investment portfolio.  We detail the arguments for each, including a discussion around diversification, deferred capital maintenance, the ability to liquidate your portfolio and a whole heap of data. We also want to know who won the debate ... do you think it's better to buy 2 cheap properties ... or 1 expensive property? Let us know. Our number is 5522. It would be great to hear from you. 

In this episode, we discuss the process for getting an interest-only loan and whether property investors are able to keep getting interest-only loans forever. We detail the process for getting an interest-only loan and what the bank will do to assess whether you can afford an interest only loan or not. We also mention our upcoming tour to Christchurch, Queenstown, Auckland and Wellington where we are taking out 10 investors in each city + partners. To enter, leave a review on your favourite podcast listening app, follow us on Instagram and share something to your story. Then email us on [email protected].

In this episode, we discuss what property investors should do with their cash while savings up for their next investment property. This could also be applied to first home buyers who are looking to take their first step on the property ladder. We model out the 5 different options investors have – from leaving the money in the bank, through to investing regularly through the stock market. We also mention our upcoming tour to Christchurch, Queenstown, Auckland and Wellington where we are taking out 10 investors in each city + partners. To enter, leave a review on your favourite podcast listening app, follow us on Instagram and share something to your story. Then email us on [email protected].

In this episode, we discuss the exact actions and changes that some property investors are making in order to respond to the government's tax changes are residential property investment.  In the first case study, one investor Andrew works with will sell 1 existing property to purchase 3 brand new properties. In the other, only a slight tweak is needed to bring the portfolio back into line.  If you are interested in having Andrew review your own portfolio, then reach out at [email protected] and we'll book a time to talk.

In this episode, we discuss ASB's new "Back My Build" interest rate. The bank is tapping into the Reserve Bank's 'Funding For Lending' programme to fund this low rate. This allows property and real estate investors to borrow at much cheaper rates than an existing property. This further tips the economics away from existing and towards new properties.  We also mention our upcoming tour to Christchurch, Queenstown, Auckland and Wellington where we are taking out 10 investors in each city + partners. To enter, leave a review on your favourite podcast listening app, follow us on Instagram and share something to your story. Then email us on [email protected].

In this episode, we discuss whether you should care, as a property investor, about buying a property when Kainga Ora houses are down the street.  We share some horror stories as well as challenging some stereotypes of what a typical Kainga Ora tenant might be like.  We also mention that if you have a topic idea that you'd like us to talk about on the show, then send us a text. Our number is 5522. It would be great to hear from you.

In this episode, we discuss over 60's units, which are a specific type of property, that can only house people over the age of 60. These are typically found in Christchurch and the surrounding towns.  Because they have a limited pool of buyers who can pick them up, they typically are cheaper and have less capital growth than alternative investments. They also have a limited pool of tenants.  We also mention that if you have a topic idea that you'd like us to talk about on the show, then send us a text. Our number is 5522. It would be great to hear from you. 

In this episode, we discuss what sort of property you should buy when you are close to being tapped out, and you expect the bank soon won't lend you more money.  This is a key concern for Kiwi property investors, so we walk through two schools of thought. First investing in growth properties, the other focussing on yield.  We also mention our upcoming tour to Christchurch, Queenstown, Auckland and Wellington where we are taking out 10 investors in each city + partners. To enter, leave a review on your favourite podcast listening app, follow us on Instagram and share something to your story. Then email us on [email protected].

In this episode, we discuss whether property investors should be worried if your property developer goes bankrupt and what happens in this situation.  This comes off the back of the developer behind Ormiston Rise, a KiwiBuild development going under, with purchasers left asking questions. We also mention our upcoming tour to Christchurch, Queenstown, Auckland and Wellington where we are taking out 10 investors in each city + partners. To enter, leave a review on your favourite podcast listening app, follow us on Instagram and share something to your story. Then email us on [email protected].

In this episode, we discuss the Reserve Bank's latest Financial Stability Report. Here, the central bank has released its initial analysis and assessment of the tools it could use to regulate house prices so that they are financially stable.  This includes an analysis of the four tools they have considered, along with how they would potentially impact property investors around New Zealand. We also mention our upcoming tour to Christchurch, Queenstown, Auckland and Wellington where we are taking out 10 investors in each city + partners. To enter, leave a review on your favourite podcast listening app, follow us on Instagram and share something to your story. Then email us on [email protected].

In this episode, we discuss dual key apartments, which are a high yielding investment option that work well for yield-focussed investors, or growth investors who are looking to add a yield property to their portfolio. We go through the historic capital growth rates on dual key apartments that we have worked with and also detail the yields that you can expect as a property investor. We also mention our upcoming tour to Christchurch, Queenstown, Auckland and Wellington where we are taking out 10 investors in each city + partners. To enter, leave a review on your favourite podcast listening app, follow us on Instagram and share something to your story. Then email us on [email protected].

In this episode, we discuss new ANZ lending rules that mean that property investors purchasing existing properties require higher yields, or more of their own income to support their mortgage application.  The major bank in NZ now only counts 65% of the rent an existing investment property generates when calculating mortgage affordability criteria. New builds and properties already within an investor's portfolio remains at 75%. We also mention our upcoming tour to Christchurch, Queenstown, Auckland and Wellington where we are taking out 10 investors in each city + partners. To enter, leave a review on your favourite podcast listening app, follow us on Instagram and share something to your story. Then email us on [email protected].

In this episode, we discuss advice given from the Ministry of Housing and Urban Development to the Housing Minister, Megan Woods.  This advice was given in the lead up to the government's housing announcement in March. We go through the advice and reveal some of the surprising statistics contained within the documents.  If you have a topic you'd like us to talk about the show, then send us a text. Our number is 5522. It would be great to hear from you.

In this episode, we discuss whether rent controls are the solution for the New Zealand housing market, and the impact they would have on property investors and landlords.  This includes a few economic rants about the unintended consequences of policies like rent controls, and how they can harm tenants in perverse ways.  If you have a topic you'd like us to talk about the show, then send us a text. Our number is 5522. It would be great to hear from you. 

In this episode, we discuss the numbers behind each of the main banks lending criteria. This is to show the differences between how each bank will run the numbers on your mortgage application. We also go through a few real case studies to show that banks are willing to lend vastly different amounts to different types of people.  If you've got a topic that you'd like us to talk about on the show, then send us a text. Our number is 5522. Whip out your phone it would be great to hear from you. 

In this episode, we answer 23 questions from our recent webinar with property investor, Ilse Wolfe, in under 15 minutes. The questions cover a variety of topics, from the discount code for a particular cabin company, right through to the cost of renovations. We also announce that we are looking to expand the Opes Accelerate property coaching service into other parts of New Zealand other than Auckland.  Want us to come to your town or city? Let us know that you are keen. Send us a text on 5522 with the city you are in and we'll see if we can make it to your city / town. 

In this episode, we are once again joined by Jenny Turner. Jenny is a Partner at Wynn Williams, a high-end law firm. Here, she joins us to talk about ownership structures.  Many property investors wonder whether they should hold their properties in trusts, companies or in their own name. Here, Jenny gives a summary of each of them and walks through which one may be the right fight for you. Got another question about ownership structures? Send us a text, our number is 5522. It would be great to hear from you.

In this episode, we are once again joined by Jenny Turner, a Partner from Wynn Williams, a law firm. Here we discuss how to set up JV, partnership and shareholders agreements the right way.  We talk through some of the intricacies and what partners should be thinking about, as well as how to provision for the eventual exit or termination of the investment relationship.  We also want to hear how you are building your portfolio with partnership and JVs. Send us a text, our number is 5522. It would be great to hear from you.

In this episode, we are joined by Jenny Turner who is a Partner at Wynn Williams, a law firm. Here, Jenny talks through how to negotiate a fair relationship property agreement.  We also share a few horror stories of where relationship property agreements have gone poorly and where parties have been left even more unhappy than would otherwise already be at the end of their relationship.  Have a topic idea for us? Send us a text. Our number is 5522. It would be great to hear form you. 

In this episode, we discuss two case studies of how real property investors are adapting their portfolios in response to the government's tax changes.  These come from recent reviews that Andrew has been running with property investors around the country. This includes selling properties, or purchasing higher yield properties in order to improve their cashflow position.  But, what we want to know is .... what changes are you planning to make to your portfolio in order to respond to these changes? Whip out your phone and send us a text to let us know. Our number is 5522.

In this episode, we discuss what you should and shouldn't do within property investment ... including a few that may surprise you. These include not paying principal off your property investment mortgage, and not DIYing most of your property investment renovations.  We also mention that we are holding a series of property investment dinners. This is where we will take 10 people in Christchurch, Auckland, Wellington and Queenstown out to dinner (+ partners) to talk property investment. Follow @opes_partners on Instagram, share us to your feed or story and give us a review wherever you listen to podcasts. Screenshot them and send it to [email protected] and we'll put you in the draw.

In this episode, we discuss whether it's worth joining your local property investors association, along with who they are and are not the right fit for.  Our conclusion is that if you join, you need to get involved and turn up to the events if you want to get the most out of your membership. Otherwise you'll get nothing back in return. We also mention that we are holding a series of property investment dinners. This is where we will take 10 people in Christchurch, Auckland, Wellington and Queenstown out to dinner (+ partners) to talk property investment. Follow @opes_partners on Instagram, share us to your feed or story and give us a review wherever you listen to podcasts. Screenshot them and send it to [email protected] and we'll put you in the draw.

In this episode, Ed and Andrew take turns to admit what their worst mistake in property investment is. This includes instances where the team have gone against and not followed their own advice 😅. This includes instances where ed did not create a cashflow ... and where Andrew started paying out money to a friend who was, unfortunately, using it to fulfil a nasty habit. We also want to know what your worst mistake in investment property is ... send us a text, our number is 5522. We'd love to hear from you.

In this episode, we discuss when the wrong time to invest in property is. This includes a deep-dive on how the answer to the question changes based on the strategy you are currently running.  For instance if your property investment strategy relies on flipping, then you don't want to be investing in a declining market. But, a long term investor can still make money investing in a market in decline. We also mention that we are holding a series of property investment dinners. This is where we will take 10 people in Christchurch, Auckland, Wellington and Queenstown out to dinner (+ partners) to talk property investment. Follow @opes_partners on Instagram, share us to your feed or story and give us a review wherever you listen to podcasts. Screenshot them and send it to [email protected] and we'll put you in the draw.

In this special bonus episode, we're releasing the audio version of our most recent webinar with property investor, Ilse Wolfe.  Here, Ilse shows us how she cashflow hacked her investment property portfolio to beat the government's tax changes.  Watch the full property investment webinar here.