In this episode, we discuss the Real Estate Insitute of New Zealand house price index, along with why it's important, how it's calculated and how to read it. We also compare the index to changes in the median house price, so you can see how the two metrics tend to work.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss the Real Estate Institute of New Zealand's latest report, which gives data about how the property market operated during July 2020.  The New Zealand median house price is up $85,000 on the same month last year, and volumes are up 25%, showing pent up demand still alive and well. We also dig into the REINZ Tony Alexander Real Estate Agent survey, which indicates how the property market is operating on the ground.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss 7 ways that you can stay motivated towards your property investment goals.  These include: filling your social media feed with property investment-related content, putting your goals in visible places, project managing your goals by breaking them down into quarterly, weekly and daily tasks, as well as celebrating your successes.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss the Auckland property market and how the Covid-19 induced shutdown has the potential to impact that property prices there. Our read of the situation is that there will be small to no impact on Auckland property prices ... but that we will see volumes hit severely in next month's figures.   Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss the 4 major government announcements that have been released over the last week ... all of which impact the New Zealand property market.  These announcements are: a) the extension of the Wage Subsidy scheme to provide an additional 2 weeks worth of stimulus to businesses across the country; b) the announcement of the new election date; c) the extension of the mortgage deferral scheme; and d) the expansion of the Large Scale Asset Purchasing Programme, implemented through the RBNZ. Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss the latest version of Kiwibuild, with the government promising to give funding to developers who aren't able to make the required number of presales to get bank funding.  Here, the government will guarantee the required level of funding for the developer to start their project, with some restrictions about who the developer can sell units too.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss the new residential tenancies act, which has officially passed and will be implemented in 6 months from now.  Here, we talk through some of the speeches given during the second reading of the act, which indicates different party policies and approaches relating to the act.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we are again joined by Amber Arkell from Survus Landsurveyors and Good Title to talk about what can go wrong within a cross lease.  Amber specifically touches on the fact that a cross lease conversion can take up to 8 months to complete, which is why you need to conduct a conversion before you actually need to. If you wait, it'll be too late≥  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we are joined by Amber Arkell from Survus Landsurveyors and Good Title to talk about the fundamentals of cross leases and what investors need to know about them. Of particular interest, Amber references the Opportunity Knocks report, an article written by Dr. Michael Rehm showing the value discount on Cross Lease and Unit Title properties. This shows that for Auckland based cross lease properties, they are 7-18% cheaper than they would be had they been freehold.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we answer a question coming from a listener of the show about what Andrew would do differently if he was starting out from scratch again on a modest income.  The main takeaway is that if you don't have equity, i.e. a deposit, that you've got to get one ... and you've got to build equity quickly. That would likely come from renovations and attempting to recycle their deposit as much as possible.  However, that would change if he already had equity and commitments. If you've already done the hard yards by paying down a mortgage then he'd focus on newer properties and building a portfolio that way. Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss a recent case from the Tenancy Tribunal, which showed why it paid for one investor to specify the number of tenants on their lease.  We also walk through how this tribunal case exemplifies some of the principles we often talk about on the show. Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss the most recent RBNZ Credit Conditions Survey which asks the banks qualitative questions about how they expect the market to perform over the next 6 months and how the market actually performed over the previous 6 months. We also go through the data to see how the banks performed when forecasting how they expect the market to perform and how it actually performed.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss the difference between increases in the median value of a suburbs house price and the median capital growth achieved by investors.  This is a small but important difference when you are making a decision about investing because when using headline figures you can't tell whether value increases have been achieved by new properties being developed or genuine underlying changes in the market.  At the same time, it is important not to discount all data shown using the first method, because some data will also guide you better than none.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss what investors need to know about renting their properties to Housing New Zealand. There are both benefits and drawbacks to having Housing NZ as your tenant.  Typically Housing NZ will look to rent properties that are brand new and high density in lower socio-economic areas. The benefit to the landlord is that the rent is guaranteed by the government agency for up to 10 years with opportunities for right of renewal.  However, the rent reviews are poor, which means the rent you receive overtime will not increase at the same rate as the market.  that means if your costs increase from interest rates, you don't have the ability to pass that cost on to your tenant.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss the fundamentals of investing in commercial property with Jonnie Lyttle from Citadel.  Here, Jonnie shares the three types of commercial property rents, along with the fundamental lessons Jonnie has learnt while investing in commercial property.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we are joined by Jonnie Lyttle from Citadel, who is a commercial property investor and a former commercial real estate agent. Hear, Jonnie shares his story of how he bought his first commercial building within one year of joining the industry, along with the trials and tribulations that it brought with it.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss new data we've collated that shows how Kiwis set realistic property investment goals based on people who have actually been through the Opes process.  This is a recap of the property investment webinar held on Tuesday evening (find the recording here). You can also find the visualisations discussed so you can find real people like you and see their property goals here. Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss ANZ's latest announcement that they will decrease the servicing test rate from 6.65% to 5.8%. This means that investors can in some instances borrow up to 13%+ more than previously.  This is a major competitive move, and we can expect that other banks will follow now that ANZ uses the lowest servicing test rate in the market.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss negative interest rates and the potential for New Zealand's OCR to go negative. We cover the fact that a negative OCR does not mean negative retail interest rates ... the bank isn't going to start paying you to take out a mortgage.  We also discuss the OCR and the role it actually plays in New Zealand's financial system ... before giving an example of what this looks like in Switzerland. Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we talk about the good and the bad of investing in individual hotel rooms. This episode comes from recent articles in the media regarding the Sofitel hotel in Auckland's viaduct.  The hotel management company has gone into receivership and room owners are left without rent or income, while still facing mortgage expenses if they have lending secured against them.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss how long it takes for shares to catch up with leveraged property from a capital growth perspective.  The key benefit of  leveraged property is that you can invest with more money than you actually have sitting on your personal balance sheet. That means in the medium term you can get better gains than in an equivalent asset class e.g. shares even if they appreciate at a higher rate.  But, eventually, an asset like shares will catch up. In this analysis that's 31 years after you start investing. Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss the 1980's classic: Jones on Property, written by Sir Bob Jones. Sir Bob is New Zealand's most prolific commercial property investor and a true hard case character.  In short, the book is an entertaining masterpiece, which shows how little has changed in property, politics and New Zealand over the last 40 years.    We share our top 7 takeaways, as well as a review of who the book is and isn't right for.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss new data received from Core Logic about the cost of different properties across the four major centres based on the number of bedrooms these have.  This allows us to determine the costs of 'trading up' a property to get an additional bedroom. In particular, we investigate how that cost to tradup has changed over time and what we can read int capital growth figures by the number of bedrooms a property has.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss the impending closure of Tiwait Point, the aluminium smelter based in Invercargill. The closure of the smelter could see as many as 2,600 jobs go in the Southland economy.  Based on the stats we're looking at, this could mean some Southlander's choosing to leave the region in search of work elsewhere.  We also go through other small towns which we recommend staying away from due to the economic risk of having the economy too concentrated on one industry. Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss your different options for building a passive income. These include shares, property and term deposits.  We talk through how shares can earn you a higher net yield ... however the price you pay for the additional yield is the uncertainty of income from year to year.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket.

In this episode, we discuss how Andrew negotiated to get a great deal off his latest purchase.  This included techniques like: attached a cheque for the deposit to the offer, making it clear how unfavourable the purchaser views the market to be, asking a friend to provide a low-ball offer, making a clean offer and asking for price reductions during due diligence.  We then discuss tactics that you can use at auctions and tenders to get a better price.  Finally, we discuss our upcoming Live Podcast Tour, which is happening mid-September in: Christchurch, Wellington and Auckland. Click on the links to register for your free ticket. 

In this episode, we discuss the latest property market stats for the month of June, as well as discuss what the REINZ House Price Index is, what it means and how it is calculated.  The difference between the median house price and the HPI is that the median house price is subject to fluctuation in the make up of what actually sold in any given month, whereas the HPI adjusts for what sort of properties sold from month to month. That means that HPI is a more nuanced metric which acts as a barometer for the overall property market.  We also mention JUNO magazine's upcoming property issue, which will be released mid-August. We currently have a special running, which is an annual subscription of 4 magazines for $20. Click here to subscribe to the magazine.

In this episode, we discuss the 5 steps you should take if you want to invest outside the city that you live in. In addition to this, we also discuss who that is and isn't the right fit for.  The 5 Steps are: Run data to find the right region or city Use yield and historic capital growth data to locate a suburb Find and Triage properties using one of the 3 methods we describe in the show Talk to professionals who are on the ground and operating within the market Conduct a site visit or pre-purchase inspection before you go unconditional We also mention the article this podcast was based on: How do I Invest Outside the City I Live In? Check it out here on the Opes website. 

In this episode, we discuss how to find a good property accountant and the sort of things to ask them when you are checking them out.  In particular, some of the questions you can ask are: "Are you a property accounting specialist?" and "Tell me about your experience specifically in  property." We'd also recommend "how should I structure my properties to minimise tax and protect my assets?" and "What are the benefits of using an LTC or a trust in my specific scenario?" We also mention one of our previous webinars – What I Learnt From Owning 38 Rental Properties. We also mention Momentum Property, a specialist property accountant, which you can check out if you're exploring property accounting options. 

In this episode, we discuss the concept of hydraulicing, which is where a vendor will sell a property at a price that is higher than what the property is actually worth based on market fundamentals.  An example of this is where a vendor would appear to sell a property at a high price, but would actually sell it to the purchaser for a much lower price. If the bank lends to the purchaser based on the higher price then it is possible for someone to purchase a property with no deposit at all. These dealings involve coordination between a  valuer, a real estate agent, and in some cases even the banks.  We also mention JUNO magazine's upcoming property issue, which will be released mid-August. We currently have a special running, which is an annual subscription of 4 magazines for $20. Click here to subscribe to the magazine.

In this episode, we discuss the difference between a mortgage deposit and the deposit that is to be paid to a vendor ... and whether you need to pay both.  In short, there is no double-up of deposit. The deposit you pay to your vendor makes up the deposit you use for your mortgage. In this case they are the same but for different purposes. We also mention JUNO magazine's upcoming property issue, which will be released mid-August. We currently have a special running, which is an annual subscription of 4 magazines for $20. Click here to subscribe to the magazine.

In this episode, we are joined for the last of our episodes with Manuel and Joy. These are two property investors from Lower Hutt. Here, Joy and Manuel share the real details of their mortgages, including how they expect to pay off their mortgage in 3 years, but currently have it structured as if they're going to pay it off in 27 years. They share why this is the case and how they have used a revolving credit to pay off their mortgage more quickly and the impact this has on their serviceability in the bank's eyes. We also mention our No Money Worries email course, which collates our top 9 property investment lessons for you.

In this episode, we are once again joined by Joy and Manuel, 2 real property investors who are growing their own buy-and-hold portfolio. Here, the pair talk to us about how they are changing the ways that they think about property investment as they learn more, both through their own research and by doing the business of property investment.  We also mention our No Money Worries email course, which collates our top 9 property investment lessons for you.

In this episode, we discuss how two real Kiwi investors went from 0 to 4 investment properties in less than three years. The special guests for this episode are Joy and Manuel from Upper Hutt.  The pair share the lessons learnt along the way and the hurdles they've had to overcome in order to build this portfolio ... as well as where they plan to take it within the next 5 years.  We also mention our No Money Worries email course, which collates our top 9 property investment lessons for you.

In this episode, we discuss the changes to the Residential Tenancies Act, which have just passed the Select Committee stage. This podcast is based on the report that has just been released by that select committee.  On the positive side, some technical concessions have been made for landlords, such as the definition of what constitutes a large landlord have been tightened.  On the other, the anti-social terminations clauses have been tightened making it even harder for landlords to evict poor-quality tenants.  We also mention our No Money Worries email course, which collates our top 9 property investment lessons for you.

In this episode, we discuss how a combination of Air New Zealand's credits and the government's quarantining of international arrivals in hotels is having a positive impact on Airbnbs. Air NZ's cancellation of overseas travel has given many New Zealanders flight credits which need to be used within two years. It's unlikely that the borders will open in time for  New Zealanders to use these credits on international travel, so instead, they are using them domestically.  In addition to this, Kiwis are struggling to get into popular hotels because the government has requisitioned them for quarantining. This means that for some New Zealanders, Airbnbs are the better and sometimes only option.  We also mention our No Money Worries email course, which collates our top 9 property investment lessons for you.

In this episode, we are joined by Aimee Cloughley, who is a Client Relationship Manager at Opes. She specifically deals with handling the construction of investment properties and managing the due diligence process. Here, Aimee walks us through the major issues faced by investors while they are conducting due diligence on an investment property. We also mention our No Money Worries email course, which collates our top 9 property investment lessons for you.

In this episode, we are joined by Aimee Claughley, who is a Client Relationship Manager at Opes. She specifically deals with handling the construction of investment properties and managing the due diligence process.  Here, Aimee walks us through the major issues faced by investors during construction and how to get around them.  We also mention our No Money Worries email course, which collates our top 9 property investment lessons for you.

In this episode, we discuss whether are properties are more expensive than existing properties. We also discuss the differences in LVR restrictions that have meant that existing properties require a lower deposit, compared to what they required under the RBNZ's LVR restrictions. In particular, we walk through a case study where we compared the price of a new property on Ruskin St in Addington Christchurch with an equivalent existing property that had been built 11 years earlier.  We also mention the article, which this podcast is based on which is an analysis of new vs existing properties. You can find this article by clicking the link above.

In this episode, we discuss whether investing in brand new, off the plans properties is right for you. The important truth is that investing in new properties is right for some people .... but not for others.  Here, we discuss that new properties are right for people who want a hands-off investment ... but are not right for people who want a hands-on or active investment that is focussed on renovations.  We also mention the article, which this podcast is based on which is an analysis of new vs existing properties. You can find this article by clicking the link above. 

In this episode, we discuss the top 5 questions you should ask your mortgage broker when you are refining your interest rates. This comes from a recent conversation we had with a listener of the show who had 4 investment mortgages. These were all previously on interest-only, but on roll-over were switched to principal and interest.  We walk through what you should ask your mortgage broker to ensure that you are getting good advice, and how to appropriately push them to make sure yu get what you needed as an investor.  We also mention our No Money Worries email course, which collates our top 9 property investment lessons for you.

In this episode, we discuss the tax argument for interest-only loans, and show how using an interest-only loan (in one case study) could save an investor over $17k in tax over the long term.  This is in the instance where the investor has a $300k personal mortgage to pay down and can choose whether to direct the cashflow from their property towards their personal mortgage, or against their investment mortgage. We also mention our No Money Worries email course, which collates our top 9 property investment lessons for you.

In this episode, we discuss a recent Tenancy Tribunal case where a tenant had to pay their landlord $29,600 for meth decontamination. This was made up of $18k in cleaning costs and another $11k in other related costs.  We walk through what happened during the case and what you can learn as a landlord about the need for meth testing in the future. We also mention our No Money Worries email course, which collates our top 9 property investment lessons for you.

In this episode, we discuss the history of house prices, including how quickly house prices have doubled in the past. This includes highlighting the period between 1980 and 1984 where house prices doubled in just 4 years.  This was part of a debate Andrew and Ed held last week as part of a discussion into whether house prices will continue to increase into the future. We also mention the webinar that this discussion comes from. If you'd like to watch the whole debate and webinar, you can find it here. 

In this episode, we are joined by Tim Weston, a property investor and property partner at Opes. Here, we discuss what Tim looks for when purchasing investment properties.  In particular, we take a deep dive into the level of detail Tim went through when considering a particular investment in Central Christchurch. Tim recognised that the body corporate fees were higher than he would usually be comfortable with and so made interrogations as to why the body corporate fees were so high.  It is an interesting case study of the level of detail some investors will go to in order to satisfy themselves that they are making a good investment.  We also mention our No Money Worries email course, which collates our top 9 property investment lessons for you.

In this episode, we are once again joined by Tim Weston, who is a property investor and property partner at Opes. Here, Tim walks through how he has bought several new properties in a very short period, all focussed in and around Christchurch Central.  Tim also walks us through where he got the initial equity to build this property portfolio and how his property investment strategy has changed over time.  We also mention our No Money Worries email course, which collates our top 9 property investment lessons for you. If you'd like to hear Tim's first-ever appearance on the Property Academy Podcast, click the link to listen. 

In this episode, we discuss how Tim Weston bought 3 units just before lockdown, renovated them and had them on the market only shortly after the country hit Level 2. Tim walks us through how he came to learn about these properties, how he negotiated for these properties and how he renovated them, including all the numbers. We also mention our free property investment email course. The No Money Worries email course contains our top 9 property investment lessons for free, to help you become a successful property investor.

In this episode, we provide an honest review of Freedom Built homes, which is a property developer based in Canterbury.  We detail how Freedom Built position themselves as a higher-spec alternative to Stonewood Homes and other developers in the Lincoln and Rolleston markets, however, noting that that additional cost may not translate into additional rent.  We also mention our No Money Worries email course, which collates our top 9 property investment lessons for you.