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Opes Partners
The Property Academy Podcast is a daily show that gives you insight, analysis and strategies for how to get the most out of the NZ property market.
That's whether you're an existing or aspiring property investor, you want to get into your first home, or you're just interested in the property market.
Andrew Nicol and Ed McKnight host the podcast. Andrew is the Managing Partner of Opes Partners and a prolific investor himself. Ed is an economist. https://www.opespartners.co.nz/investment/property-investment
Legal Stuff: https://www.opespartners.co.nz/disclaimer-youtube-podcast-webinar
Econ 101 – What Really Impacts Demand + Supply In The Housing Market ⎜ Ep. 1561
In this episode, we discuss the factors that impact demand and supply in the NZ housing market.
This includes things like changes in tax policy, expectations about the future, changes in the availability (and cost) of building materials, and much more.
Ultimately this gives you the tools to understand what's happening in property in NZ.
We also mention our new quiz and calculator to help you find out Can I afford an investment property in 2024?
15:4920/12/2023
New Government Policies – Rapid Fire. Your Questions Answered ⎜ Ep. 1560
In this episode, we answers your questions about the new government's policies.
We go through over 20 questions in under 15 minutes. These questions come from our recent webinar, that over 1,500 people came along to.
This includes what National, Act and NZ First's policies mean for you.
14:2819/12/2023
Mortgage Jargon Explained – What Banks + Brokers Really Mean ⎜ Ep. 1559
In this episode, we are joined by April Hastilow from Opes Mortgages to discuss what banks and brokers mean when they use jardon.
This includes a discussion of split banking, LVR, DTI and all those niggly terms that first timers may not understand but are too scared to ask about.
15:0718/12/2023
The 5 Levels of Decision Making – 5 Ways to Make a Property Investment Decision ⎜ Ep. 1558
In this episode, we discuss the 5 levels of decision making.
These are the 5 ways you can make a decision about how you invest in property.
The levels include guessing and emotions, anecdotes and experience, basic data, and advanced probabilities.
You can check out the diagram showing the 5 levels of decision making here.
We also mentioned Ed's latest oneroof article, and our 'How long does it take to find a tenant' article.
13:3417/12/2023
Case Study Sunday: "It Hasn't Worked Out For Me" – with David Melse ⎜ Ep. 1557
In this episode, we are joined by David Melse.
He talks us through all the property investment strategies he's tried in the past and how it hasn't worked out for him.
That includes where he's invested, how long he's held on for, and what his next step is.
13:2416/12/2023
Guaranteed Returns? – If I Buy a Property with Property Coach ... What's the Guarantee it Works? ⎜ Ep. 1556
In this episode, we discuss property coach guarantees.
This is about what happens if you buy a property through a property coach or property investment company and things go wrong.
For this, we are joined by Vanessa Garrod from Opes Mortgages to talk about how to make a complaint and make sure your property coach does the right thing.
19:0315/12/2023
Bright Line Test Changes Revealed – How It Impacts The Property Market ⎜ Ep. 1555
In this episode, we discuss the details of the bright line test.
This includes when National plans to bring it in, how many properties will be impacted, and what it means for housing supply.
We also work through examples to show you how much tax you could save.
10:1014/12/2023
Are All Developer Cashbacks Dodgy? 3 Things That Need to Be True ⎜ Ep. 1554
In this episode, we discuss whether all cashbacks from developers are dodgy.
This includes an analysis of other developer incentives like rental guarantees.
We give you three tests you can run your developer incentive through to see whether it's clean, or whether you should run a country mile.
12:0713/12/2023
Bonus: Top 5 New Policies That Property Investors Need to Know - Webinar audio
In this special bonus episode, you'll hear the audio from the recent Property Live webinar where we looked at 'Top 5 New Policies That Property Investors Need to Know'.
01:16:3712/12/2023
7 Alternative Christmas Gifts For Property Investors ⎜ Ep. 1553
In this episode, we discuss 7 alternative Christmas gifts for property investors.
These aren't the standard gifts people buy for each other at Christmas.
But for that property investor (or future property investor) in your life they could do just the trick.
12:2712/12/2023
How To Save (A Lot) of Money with Stacey Adams ⎜ Ep. 1552
In this episode, we are joined by Stacey Adams to talk about how she manages to save a lot of money through her savings system.
This includes where to start and how to go form saving 10% of your income up to 40%.
This includes when to share and merge your finances with your partner and how to make sure you take control of your money.
17:5611/12/2023
Don't Listen To These People – Where To Get Your Property Advice From? ⎜ Ep. 1551
In this episode, we discuss who you should and shouldn't get your property investment advice from.
This includes who to talk to about which parts of the property investment journey and a look at the Dunning-Kruger effect.
Ultimately this will help you better navigate the world of property investment.
14:5510/12/2023
Case Study Sunday: "The Mortgage Broker Said No – Bought a House Anyway" with Stacey and Matt ⎜ Ep. 1550
In this episode, we are joined by Stacey and Matt for Case Study Sunday.
They share their journey in property investment, including how their mortgage broker initially said they couldn't invest.
Then they talked to someone else ... and got the money to invest anyway.
13:5909/12/2023
How To Invest As a Single Person (On One Income) ⎜ Ep. 1549
In this episode, we discuss how to invest as a single person on one income.
This includes the unique challenges of investing when you're single. The pros and cons and how to manage it.
Ultimately this is to help you figure out if it's possible to invest on your own.
10:3308/12/2023
How Much Passive Income Should I Aim For? ⎜ Ep. 1548
In this episode, we discuss how much passive income you should aim for when creating a property investment plan.
This is important, because this is the #1 question property investors come up against when they start creating a long term plan ... "What should I aim for."
So we walk you through the 6 different lifestyles you could aim for with what you can spend in each scenario.
14:3207/12/2023
Inflation Coming Down? OCR Update & Reserve Bank Revises House Price Forecast ⎜ Ep. 1547
In this episode, we dive into the latest monetary policy statement from the Reserve Bank.
We go through their house price and inflation predictions, as well as what they say (vs what they potentially mean).
This is to give you a sense of what the interest rates could be next year.
14:1806/12/2023
How Much Should I Save? Actual Numbers Revealed ⎜ Ep. 1546
In this episode, we discuss how to figure out the amount your should be saving.
There is no rule (or number) that suits everyone. But, most financial commentators and books suggest 20% of your take home pay.
This works as a ballpark, hard-and-fast rule to get a sense of whether you are over or under saving/investing.
14:5605/12/2023
Auckland vs Hamilton: Where is the best place to invest? ⎜ Ep. 1545
In this episode, we discuss the pros and cons of investing in Hamilton and Auckland.
That includes whether it's better to invest in the larger city (Auckland), or go for the more affordable option (Hamilton).
Ultimately we share the facts then take a step back so you can decide which is the right place to invest for you.
13:0804/12/2023
How to Make an Extra $1 million in Property – Does Our Over/Under Model Actually Work? ⎜ Ep. 1544
In this episode, we discuss whether the overvalued-undervalued model we talk about on this show actually works.
We walk you through 20 years of investing in property to discuss what would happen if you followed this shows advice.
We talk about the sort of properties you'd buy, where you'd buy and how much money you would have made compared to buying the average porperty.
17:4803/12/2023
Case Study Sunday – We Bought 6 Properties in 4 years. How James Did It ⎜ Ep. 1543
In this episode, we are joined by James who shares how he bought 6 properties in just 4 years.
He and his wife now own 8 properties in total. He talks about how he grew his portfolio while earning a normal income.
This includes how he got the money to invest, where he invested, and how this show helped him on the way.
23:4502/12/2023
"Tenants Can Have Pets" Tenancy Tribunal Says – Can I Still Stop My Tenants Having Pets? ⎜ Ep. 1542
In this episode, we discuss whether you can still stop your tenants from having pets in your rental property.
New Tenancy Tribunal decisions suggest that property investors have to let tenants have pets.
We go through the details to show what these decisions mean and how you can still protect yourself as an investor.
11:0801/12/2023
Tenancy Tribunal – Top Reasons Your Tenant Takes You to The Tribunal ⎜ Ep. 1541
In this episode, we discuss the top reasons that tenants take property investors to the tenancy tribunal.
This includes how often you could find yourself at the tribunal and how to manage it.
That way you can get a sense of how often you might find yourself in trouble and the reasons why.
13:5930/11/2023
New Government. New Policies. What the Media Missed ⎜ Ep. 1540
In this episode, we discuss the new government policies about what they mean for property investors.
This is a first look after National, Act and New Zealand First released their respective coalition agreements.
There are opportunities for property investors in these new policies. So we go through what you need to know.
18:4329/11/2023
Negotiation No No's For New Builds ... Niggly Things Developer's Funders Want | Ep. 1539
In this episode, we are joined by Sue Foley from Landley Law to talk about negotiation no, no's for new builds.
This includes the niggly things that developers funders and financiers require them to have in contracts.
Ultimately this will help you be more informed when you negotiate an off-the-plans contract with a developer.
20:5728/11/2023
Sunset Clauses – What Property Investors Need to Know in 2024 with Sue Foley | Ep. 1538
In this episode, we are joined by Sue Foley from Landley Law to discuss what property investors need to know about sunset clauses in 2024.
This includes how to negotiate a sunset clause, why they're needed at all, and how to make sure you don't get screwed over by a developer.
19:4027/11/2023
Your Options When You Retire With a House and Nothing Else – Case Study | Ep. 1537
In this episode, we discuss a case study of a listener of the show. His parents are about to retire and they want to build a passive income.
Right now they have a mortgage free house, but not much else.
We talk through their options and how they could build a small passive income by downsizing their home.
13:2026/11/2023
Case Study Sunday: Buying Property in a Group – How Lochie Did It | Ep. 1536
In this episode, we are joined by Lochie Mckellar who shares how he bought his first investment property with 5 friends.
He takes us through what he bought, how the mortgage worked and how he convinced his friends to go in with him.
Ultimately this will be useful for any investors who are interested in buying property as part of a syndicate or group.
13:5925/11/2023
Homeowner Loses $405,000 – People Who Lost Money in Property | Ep. 1535
In this episode, we discuss Kiwis who lost money in property.
One homeowner lost over $400,000 in just 2 years.
This shows that while people can make money in property, there are some people who lose a lot of money.
This is based on CoreLogic's Pain and Gain Report.
14:4524/11/2023
Data Day – Property Market Update – What's Happening to NZ House Prices? | Ep. 1534
In this episode, we discuss the most recent data about the NZ property market.
We look at where house prices are increasing and decreasing, and where property prices have rebounded first.
11:5223/11/2023
ANZ vs ASB vs BNZ vs Westpac – Aren't All Banks the Same? | Ep. 1533
In this episode, we are joined by April Hastilow from Opes Mortgages to compare the banks' lending policies.
This includes who each bank may be a good fit for ... and who might struggle a little more to get lending.
Ultimately this is to demonstrate how each bank will look at your mortgage application in a different way. That way you can make an informed choice about where you get your lending from.
18:4722/11/2023
12 Predictions and Forecasts For 2024 – What Will Happen in Property Investment? | Ep. 1532
In this episode, we discuss 12 predictions and forecasts for what could happen in property investment in 2024.
This includes what could happen to house prices, interest rates and inflation.
We also chuck in a few odd-ball forecasts about what could happen to KiwiBuild and developers during the new year.
14:1521/11/2023
How Do I Keep Buying Property When the Banks Won't Lend Me More Money? | Ep. 1531
In this episode, we discuss how to keep buying properties when the banks won't lend you more money.
We give you the tactics you can use to improve your servicing, so you can still get a mortgage. You'll also learn what strategies to take to get more money from different lenders.
And while there are some tactics you can use to keep growing your portfolio ... sometimes it does come down to waiting.
14:0920/11/2023
Investor vs Homeowner Mindset – Which Are You Thinking Like? | Ep. 1530
In this episode, we discuss the differences between having an investor and homeowner mindset when investing in property.
This includes looking at the things that homeowners care about when purchasing properties.
We then look at whether these factors really matter when you're purchasing an investment property.
16:4119/11/2023
Case Study Sunday: How to Become a Property Developer with George Clifford | Ep. 1529
In this episode, we are joined by George Clifford, a property developer from Four Avenues.
George shares how he became a property developer, the highs and the lows, and how it all works.
This includes how much money you need to get started and what he did to get his start. That way you can learn how to become a property developer too.
19:2318/11/2023
New Builds vs Existing [Update] – What's Better After the Tax Changes? | Ep. 1528
In this episode, we discuss New Builds vs existing properties and which is better after the new tax changes come in.
This includes a look at deposits, return on investment, which are more expensive, and how the taxes work.
And while we here at Opes Partners help investors buy New Builds, we also know that they aren't the right fit for everyone.
So outlining the pros and cons means you can then decide which is the right fit for you.
16:1517/11/2023
Upgrade My Own Home vs Investing in Property – Can I Do Both? | Ep. 1527
In this episode, we discuss whether you should invest in property or upgrade your own home ... and whether you can do both.
This comes after a listener of the show messaged in asking about their own situation.
They want to invest in property, but they also want to upgrade their own home. Can they do both?
09:5816/11/2023
Is It Still Worth Investing in Property in 2024? | Ep. 1526
In this episode, we discuss whether it is still worth investing in property in 2024.
This includes a look at cashflow, capital growth and the potential house price increases in 2024.
We also look at the probability that these returns eventuate so you can make an informed decision about whether investing in property is right for you.
12:2215/11/2023
House Price Predictions – How much will house prices go up in 2024? | Ep. 1525
In this episode, we discuss how much house prices might go up in 2024.
We look at the predictions and forecasts out of Westpac, ASB, BNZ and ANZ and others.
Ultimately no one knows how much house prices might change. But this will give you a sense of what could happen.
11:1614/11/2023
How To Diversify Your Property Portfolio To Spread the Risk and Increase Returns | Ep. 1524
In this episode, we discuss how to diversify your property portfolio to spread the risk and get higher returns.
We compare the Auckland and Gisborne property market and talk about what a diversified portfolio would look like.
This includes how to adapt your portfolio so it increases in value more consistently over time.
13:5013/11/2023
Case Study Sunday – Cashflow Positive Airbnb | Ep. 1522
In this episode, we are joined by a listener of the show, Shannon, to discuss how she's using Airbnb to make her investment property cashflow positive.
This includes where she is investing and what her strategy is.
18:3413/11/2023
Land Banking – Is It Worth It? | Ep. 1523
In this episode, we discuss land banking.
This is a property investment strategy where investors buy land and hold it for the long term.
But what are the pros and cons of landbanking? And is it still a good strategy in 2024? That's what we cover in this episode.
12:2512/11/2023
How Easy Is It To Get a Mortgage in 2024? | Ep. 1521
In this episode, we are joined by Peter Norris from Opes Mortgages to discuss how easy it is to get a mortgage in 2024.
This includes a review of the factors that will make it easier and harder to get a mortgage in the new year.
That way you can foresee and figure out what you need to think about when applying for a mortgage.
11:3210/11/2023
The 7 Uncertainties of Property Investment ... What You Can Expect | Ep. 1520
In this episode, we discuss the 7 uncertainties in property investment. These are the risks and the "you don't know what you don't knows".
This includes a breakdown of all the things you can't necessarily control and what to do about them.
This way you know what to look out for when you invest in property.
15:1309/11/2023
4 Ways To Make Money In Property (The Only 4 ways) | Ep. 1519
In this episode, we discuss the only 4 ways to make money in real estate.
Fresh off our Wealth Plan tour, these include capital growth, instant equity, debt repayments and cashflow.
Ultimately you can use this information to evaluate any strategy you're considering.
15:4608/11/2023
Shares vs Property vs Term Deposits ... The 7 Differences You Can't Ignore | Ep. 1518
In this episode, we discuss the key differences between shares, property and term deposits.
And we go through the 7 differences that you can't ignore. This includes the sort of returns you get, how the returns differ and how easy it is to diversify.
Ultimately this allows you to figure out which type of investment is right for you.
18:0407/11/2023
Revealed: The #1 Most Overused Phrase on TradeMe | Ep. 1517
In this episode, we discuss the most overused phrases on TradeMe.
Ed and Andrew play a game to see if they can guess that most used phrases by real estate agents.
They take turns guessing the phrases agents use before adding them up to see who wins.
This is a fun game for property investors to see if they can guess the best real estate cliche.
10:4606/11/2023
Flipping Good App – Tama Singh's New App Reviewed – InvestorPro | Ep. 1516
In this episode, we review InvestorPro, an app just released by property investor, Tama Singh.
This includes the pros and the cons so you can decide whether this is the right app for you.
We also talk about pricing, how much InvestorPro costs and when you'd use it.
13:2605/11/2023
Case Study Sunday: Buying an Investment With Your Family. How Emily Did It | Ep. 1515
In this episode, we are joined by Emily for another Case Study Sunday.
Emily shares how she bought her first home with her family and how she has used that to buy her first home.
19:4804/11/2023
Unlucky Letterbox Numbers – Do They Make a Difference? | Ep. 1514
In this episode, we discuss whether unlucky numbers of your letterbox make a difference to your property's value.
Some cultures avoid and are superstitious about certain numbers like 4, 13 and 44. But does it make a difference when it comes to your property's value.
We dive into the data to find out how you should use these numbers as part of your property investment strategy.
15:1103/11/2023
When Paying Down Debt Just Makes Sense ⎜ Ep. 1513
In this episode, we discuss when paying down debt just makes sense.
So often on the show we bang on about interest-only mortgages. But you shouldn't always avoid paying down debt.
Sometimes it just makes sense. That's why in this show you'll hear the times and situations when paying down investment debt just makes sense.
Main topics discussed:
principal and interest vs interest only
13:3802/11/2023