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When is the best time to buy an investment property? This is a question I’m asked a lot. Is it when interest rates are low? When the property market is going through a downturn period? In winter?
The simple answer is: whenever and as often as you can afford to.
During my 25 years of investing in property, many “experts” have told me that a given time was not the right period to buy. There was always some excuse. In the 1980s it was the recession and high interest rates. “The economy is in dire straits,” I was told. “Tenants won’t be able to pay your rent.” What about the fact that people could not afford to buy so they had to rent?  No one ever mentioned that.
In the mid-'80s tax legislation changed and many of the benefits associated with negative gearing were abolished. Again, people talked down the pros of property investing, saying it was pointless without the tax refund. In the early '90s, the story changed again. Low inflation meant property investing was dead (apparently). Later in the '90s we had the Asian financial crisis, then the introduction of the GST, then the global financial crisis more recently. If I had listened to all the naysayers I would never have bought any property or indeed continued to build a large portfolio of my own.
I can tell you one thing: I glad now that I did. Following each of these crises, I emerged still holding my portfolio of properties and not living in the poorhouse. How I did I survive in the face of unstable economic times? Some say it was luck, that it was a fluke to have bought all those properties when they were cheap.
In fact, my properties weren’t cheap at the time. I always negotiated well and bought smart, but I also regularly paid market rates for properties that I knew would outperform the average. And lucky? No way. It takes a great deal of commitment, not luck, to stick to a plan and buy property when no one else is.
And even today, with the market in Melbourne going through a slow period, investors still seem to be shying away from property investing when, in fact, right now is a fantastic time to buy. Why would anyone want to sell in a flat market? For most, it’s because they have to for their own personal financial reasons, not because they think they are going to make a killing. So, for investors, that can often mean lots of distressed sales so, of course, lots of bargains.
If you are in the financial position to act now, in 10 years’ time you, too, will look back and be amazed at how cheap property is right now. We can all think back to times when we thought prices were ridiculously high and remember thinking that people were paying way too much. But look at how the market has moved along. If you look at a property that sold for $500,000 in 2002, that property would most likely be worth over $1 million now. Was it expensive then? Is it expensive now? You’d be surprised at how your interpretation of “expensive” changes.
Building wealth is achieved through borrowing, buying and keeping residential property for the long term. It requires time – not timing.
Melissa Opie, aka “The Property Lady”, is  a multi-award-winning buyers’ advocate, bestselling author and managing director at <a target="_blank" href="https://www.kpi.net.au/">Keyhole Property Investments</a>.  The team at KPI act for investors and owner-occupiers Melbourne wide from $400,000 to $5,000,000. You can follow <a href="https://twitter.com/thepropertylady" target="_blank">“The Property Lady” on Twitter.</a>
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The time to buy an investment property is whenever you can afford it

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To build a successful property portfolio, you will need a team of experts to help you on your way. You will need advice on researching, choosing, buying, financing and maintaining a successful investment property.
A buyers’ advocate is only one part of a team of trusted professionals you will need behind you if you are going to take building a property portfolio seriously. You will need a trusted accountant, a knowledgeable solicitor, an experienced conveyancer, a good mortgage broker and possibly some good tradespeople who you know you can rely on to make repairs or enhancements to your properties.
If you are in a relationship, it is also important that your partner is understanding; preferably someone who understands and actively supports what you’re doing, who also understands the market and can help you make judgements about individual properties, and can act as a sounding board and voice of reason when you are starting to get too attached to a property. That person should also understand your need to disappear for hours at a time to view properties on the weekends, not to mention hours trawling through the internet every day. It would be great if your partner joined you in your endeavours, or you split the work.
I’m lucky. I have a very understanding partner who trusts my judgement when it comes to our investment decisions. Of course, it helps that I’m in the industry!
If you are making investments with a partner, that person at least needs to be comfortable that the decisions you make will be for the good of your shared future together. He or she has to be confident that you know what you’re doing.
Money already causes too much friction in long-term relationships. You don’t want to become a property investor at the cost of your partner or family.
Building your team
Behind every successful property investor is a dynamic support team of professionals from real estate and other fields.
I recommend setting up a team of the following professionals:
• A property mentor. A property mentor will help keep you on the right path. Your mentor might be a buyers’ advocate who has invested successfully in her own property portfolio and has purchased hundreds of properties for clients.
• Family or friends. Do you have any millionaires in your family or circle of friends who have made their money by successfully investing in property? If the answer is yes, you may be able to call on them for some help.
• Solicitor. Your solicitor should be someone who specialises in property investment, and whom you trust to look after all your conveyancing and other legal requirements.
• Financial planner. A financial planner will oversee your long-term financial strategy, advise on matters such as superannuation and ensure that you and your assets are protected against ill health or periods of unemployment. (However, be wary of financial planners who try to get you to buy into property from which he gets a commission.)
• Accountant. Your accountant should be someone who understands tax legislation and can use the laws to your best advantage. Your accountant should also be able to advise you on the best way to structure yourself financially, and about keeping your own financial records. Ideally, she should have used the same strategies to set herself up as she are recommending to you.
• Mortgage/finance broker. Your mortgage broker should be a specialist who is up to date with the lending criteria of a wide variety of lenders and who can advise you on how best to structure your loans to help you leverage into multiple properties.
If at any point you find you know more than any of the professionals in your team, it’s time to replace them!
<img src="/images/stories/rightpricecover.jpg" style="float: left; margin: 5px;">
Melissa Opie is known as "The Property Lady" and is founder and managing director of Keyhole Property Investments and helps everyday investors make decisions tailored to their names. She is the author of Find the Right Property, Buy at the Right Price, which is <a target="_blank" href="https://au.wiley.com/WileyCDA/WileyTitle/productCd-1118188020">published by Wiley</a>. This is an excerpt of Find the Right Property, Buy at the Right Price.
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How to build a successful property investment team

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Everyone wants to earn the kind of money in their lifetime that will allow them to do the things they want to do and to retire with enough money to keep living the same lifestyle. 
The vast majority of people don’t earn their dream income through working for somebody else; in fact, most of the world’s richest people became that way through their own business ventures or by investing in property. Share trading is another way many people have achieved real wealth. 
Let’s look at these three ways to build wealth, finishing with my favourite ­– property. 
Shares
The great thing about shares is that, technically, you can start with almost any amount of money. However, in reality, to make serious gains you need to invest big to earn big. For 95% of us, that will mean taking out a loan to invest in a decent-sized portfolio. Some things to consider are: 
<ul>
<li>In most cases, you will need to outsource the management of your portfolio to a fund manager or stockbroker, which involves fees. I wouldn’t recommend going it alone if you are just starting out.</li>
<li>Share investing can be volatile, and no matter how good a company is, if the market falls, nearly everything falls with it. The majority of the nation’s superannuation funds have typically been placed in the share market and, following a crash, many 65-year-olds have found they can’t afford to retire as planned. </li>
<li>Shares can be de-valued at anytime, leaving you with no assets.</li>
<li>Shares are liquid and can be sold. </li>
</ul>
Business
Owning a business can be a great way to build wealth, certainly through making money along the way but, more significantly, when you sell it. The more profitable you can make your business and the more systems you have in place for running it, the greater chance you will have of maximising your sale price. If you’re thinking of starting your own business, or already have one in place, some of the things you need to consider are: 
<ul>
<li>It often takes many years to establish a business and, statistically, 80% of small businesses fail within their first five years.</li>
<li>Owning a business is hard work, and the hard work doesn’t end when you lock up at the end of the day. Even when you’re not working in the business you will find yourself thinking about it after hours. Interest-based businesses never close.</li>
<li>There are often a lot of fixed overheads and set-up costs, including premises, fixtures and staff. These overheads are often payable whether the business is open or not. In addition to this upfront injection of funds most businesses need a ‘buffer’ to get them through the slower times. This is particularly relevant for seasonal businesses like snow-gear rental. </li>
<li>If you take on staff you can end up spending more time managing them than you do the business itself. Managing people, with all the OHS and other worker rights and responsibilities that go along with it, in some ways is more complicated than ever. You must make it a priority to understand your HR responsibilities to your employees.</li>
<li>It’s important to have an exit strategy, including a succession plan. Will you pass on the business to a family member or sell it to an unknown third party?</li>
</ul>
 
Property
Property is often seen as an easy-to-understand investment because we all live in a home and therefore we all have reasonable knowledge of what is good real estate and what is not. A quick snapshot of investing in property includes: 
<ul>
<li>Well-chosen residential property is guaranteed to rise in the long term because of the basic fact that the land is in short supply and our population is increasing.</li>
<li>Tenancy and maintenance issues must be managed properly. Your property investing must be treated as seriously as you would any other business venture. </li>
<li>Property gives you more leverage than most other investments because banks often lend 80-100% of its value.</li>
<li>Property is a steadier investment and the rule of thumb with residential property is that it tends to rise by 7–10% per year over the long term.</li>
<li>Property leverages your time.  Property is one of the most passive investments you can buy, which is great if you value the limited time you have away from work.</li>
<li>Tenants will help pay the mortgage. It is important to keep your properties well maintained so that your tenants stay for longer.</li>
<li>Property will never be worth nothing – the land value alone will always increase. </li>
</ul>
If you read the annual BRW Rich List you will see that every year about 80% of people on that list for the most part made their money through property, or they hold their money in property. So why not follow their lead? 
I’ve been investing in property since a young age and over that time I’ve learned a lot, both through listening and doing. I’ve paid attention to property experts along the way and then I’ve taken action. I’ve made sure I completely understood what I was getting myself into – both the potential risks and the benefits. 
Education is the key to successful property investing. Read books, attend seminars, listen to the experts. Take all that knowledge on board, process it, and then go and buy. The longer you procrastinate, the more opportunities will pass you by. The way to make money in property is to choose wisely, then wait. The waiting is important. Of course you have to maintain your properties well and stay on top of any tenant issues, but the wealth has to be built over time. The longer you wait to jump into the market the longer it will take to build wealth. 
As with all investments, property rises and falls as other economic factors change. Property tends to rise for a number of years, fall slightly, flatten and then rise again. So the key with property investing is to have enough cashflow to support it in the short term – it will always rise in the long term. 
Melbourne is currently experiencing a flat period in the market, which means it is bound to rise again in the medium term. Investors take note: now is the perfect time to buy into the Melbourne residential property market. There are plenty of bargains to be had but they won’t last forever.
Property investing is a great way to build wealth.
Melissa Opie, aka “The Property Lady”, is  a multi-award-winning buyers’ advocate, bestselling author and managing director at <a target="_blank" href="https://www.kpi.net.au/">Keyhole Property Investments</a>.  The team at KPI act for investors and owner-occupiers Melbourne wide from $400,000 to $5,000,000. You can follow <a href="https://twitter.com/thepropertylady" target="_blank">“The Property Lady” on Twitter.</a>
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Why property investing is a way to build great wealth

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As an investor it’s important that you safeguard your properties and prepare them for whatever weather conditions may be thrown at them. In summer, that means jobs like mulching the garden to protect plants from drying out. But with winter here, there’s lots to do to make sure you’re prepared for the havoc Mother Nature is about to mount on poorly maintained investment properties. Strong winds and heavy rain can cause the kind of damage that, although often covered by insurance, will inconvenience your tenants and could hike up your premiums.
The importance of proactive maintenance cannot be understated, especially when it comes to winter-proofing your rental properties. I always recommend that my clients assess any potential or existing issues around their properties before the problems have a chance to escalate. To check if your property is ready for winter you should think about the following tasks, which can be completed by you if you’re that way inclined, or by employing a handyman.
Minimise drafts
Gaps under doors and windows can add significantly to a heating bill for your tenants, which they won’t appreciate. Add or replace worn weather stripping around the doors and windows and any other gaps. If doorstops are worn, replace them.
Fences
Fences should be well maintained and secure. Check the footings are stable and that the palings are in good condition. If the fences are particularly bad you might consider replacing them all together. This might mean speaking with your neighbours about sharing the cost or, if the fences border public land, asking the council to go halves.
Roofing and eaves
Cracked or loose roof panels can cause leaking and water damage. Be on the lookout for rotting or water-damaged eaves, which can lead to rising damp and mould on both interior and exterior walls. Not only does that look ugly, it also makes your property smell terrible and can cause bigger problems than just being vacant.
Gutters
One of the most common winter household maintenance issues is clogged gutters, which can cause leaking and water damage. Make sure the gutters are free from leaves, twigs and other debris. This is a simple prevention and can be done on your own. However, climbing up ladders can be dangerous. If you’re not confident up a ladder employ a handyman.
Trees and shrubs
Prune loose or dead branches and check if there are any branches that have a dangerous overhang. With strong winds that are more common in winter, you don’t want a tree branch smashing through a window in the middle of the night (or any time, for that matter!).
Tiles and pavers
Check the condition of pavers and tiling for large cracks. If they seem dangerous, repair or replace them immediately because they may pose a legal risk if a tenant or one of their visitors trips and becomes injured.
Ventilation
Warm, humid rooms such as the bathroom and laundry are particularly susceptible to an outbreak of mould, especially in winter. The best way to defeat mould is to ensure there’s plenty of ventilation available. Make sure windows and doors can be opened easily and, if necessary, install an exhaust fan.
Good property management
A good property manager will always comment on any obvious signs of deterioration after routine inspections; however, it’s important to note that during these inspections, they will not be able to access all areas of the property such as the roof. So, particularly as we approach the colder months, I recommend you employ a building inspector to give you professional building advice regarding any emerging issues around your properties. Prevention is better than cure!
Melissa Opie, aka “The Property Lady”, is  a multi-award-winning buyers’ advocate, bestselling author and managing director at <a href="https://www.kpi.net.au/">Keyhole Property Investments</a>.  The team at KPI act for investors and owner-occupiers Melbourne wide from $400,000 to $5,000,000. You can follow <a target="_blank" href="https://twitter.com/thepropertylady">“The Property Lady” on Twitter.</a>
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How to weather-proof your investment property in winter

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At an early stage in your house-buying plans you will need to make numerous decisions.  These decisions are interconnected and will also be affected by your affordability.  Subject to your budget, choose a suburb and property that suits your lifestyle or investment needs.
In order to help you, I have broken down some tips that home buyers and investors need to take into consideration when targeting the right type of property to purchase.
Residential home buyers
Choosing the type of house you want requires you to determine what you actually need and what your long-term goals are.  You will need to think about the following:
<ul>
<li>Is this your dream home or a stepping stone?</li>
<li>Realistically, how long will you be living in the house?</li>
<li>Are you planning to have children?</li>
<li>Is the distance to work more important than having a garden or a big house?</li>
<li>Do you have the time, skill, patience and money to renovate or build a new house?</li>
</ul>
There will always be a trade-off between your needs and wants. Think carefully about what you really need and be honest about your own lifestyle and capabilities. All members of the household should be in agreement on basic needs.
If you work long hours or spend lots of time socialising at cafes or restaurants, a smaller home or apartment close to work may be more suitable than a large house that requires gardening and maintenance. If you are planning to start a family, maybe a quieter suburb close to parks might be more appropriate.
It’s a good idea to make a list of the features that you need and want in your home. You may wish to classify these features into “essentials” and “extras”, or to prioritise the features in terms of how essential they are to you and your family. You will never come across a house with every feature you want, and at some stage you may have to sacrifice one feature to get another.
If you are planning to be in this house long term, say for more than six or seven years, you will need to think about your future needs, especially if you have or plan to have children. Not only will the children like to have their own bedrooms, you may want to have an area into which you can escape, which makes open-plan houses unsuitable for the growing family. If the house has inadequate room, make sure that its floor plan is suitable for modification or an extension.
Investors
<ul>
<li>What sort of property do you want to invest in?</li>
<li>What is your financial position?</li>
<li>Do you want to be involved with an owners corporation?</li>
<li>Do you enjoy organising tradespeople?</li>
<li>Do you want to be able to drive past your property?</li>
</ul>
Location is essential. Good consistent capital growth is achieved in most areas where there is a stable and diverse economy.  For that reason, inner-city areas are preferable to country or regional towns with a small population, and where the economy may be based on a single factor.
Once you have decided on a location, the area should be examined in terms of both the attractions and detractions of the immediate environment. In general, tenants dislike properties that have the following:
<ul>
<li>Railway at the back fence</li>
<li>Next door to public toilets</li>
<li>Facing a busy road</li>
<li>Small bedrooms with no built-in wardrobes</li>
<li>No off-street parking </li>
<li>Small living area</li>
<li>Small outdated bathrooms</li>
<li>Lack of heating and/or air-conditioning</li>
<li>No balcony or courtyard </li>
</ul>
Properties should be handy to:
<ul>
<li>Public transport</li>
<li>Shops</li>
<li>Schools</li>
<li>Parks or water</li>
<li>Areas of employment</li>
<li>Within sought-after “lifestyle” locations</li>
<li>In established residential streets </li>
</ul>
Melissa Opie, aka “The Property Lady”, is  a multi-award-winning buyers’ advocate, bestselling author and managing director at <a href="https://www.kpi.net.au/">Keyhole Property Investments</a>.  The team at KPI act for investors and owner-occupiers Melbourne wide from $400,000 to $5,000,000. You can follow <a target="_blank" href="https://twitter.com/thepropertylady">“The Property Lady” on Twitter.</a>
 
 
 
 
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Know exactly what you’re looking for when buying property

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Getting into the property market for the first time is tough, there’s no doubt, but there are many factors impacting on why people view this as a major problem.
 
High expectations
Gen Y are living at home longer than ever before. They are saving longer and accruing bigger deposits. Interest rates are low. So why can’t they afford to buy? 
In many cases it’s not that they can’t afford to buy property, it’s that they can’t afford to buy what they want. Expectations are too high. Many people expect to be able to buy a reasonable property in a desirable location close to the lifestyle amenities they want. This, obviously, is very difficult. There is a sense of wanting to have it all straight away. Australian households are paying more than they can afford for housing, with more than 740,000 renters and over 380,000 mortgaged home owners reporting significant financial stress. Sometimes you just have to take baby steps. 
This aversion to moving out of the inner city (where the lifestyle amenities are) is going to lead to a generation of renters, and the Aussie dream of home ownership will be sacrificed for lifestyle. This of course, will push up rents because of the simple rules of supply and demand. 
More than 75% of Australians live in and around our major cities along the eastern and south-eastern coastal areas. And that’s where they want to stay. The limited land available in these locations, along with a growing population of buyers and immigrants, naturally puts pressure on Australia’s metropolitan prices.
Small will become the new big
That leaves two options: a bigger property in an outer-ring location, or a (much) smaller property that is more centrally located. Gen Yers are willing to sacrifice space for location, so will more and  more opt to live in high-density housing (apartments, etc.) that are located close to where they work and play than a bigger place further out.
Governments will need to help out
If affordability issues are pushing people to the ‘burbs, governments will need to create business activity centres where people can work close to home in the outer areas. Lack of infrastructure is still a problem in many outlying areas, and this is preventing people from wanting to relocate to outer-ring suburbs.
In addition, the federal government should be looking at introducing a flexible and secure savings scheme for first-home buyers that is tax free and places no limits on the entry or exit time frames and amounts held in the account. This would go a long way to assist first-home buyers.
Banks need to drop interest rates
Banks will also need to play their part in solving the affordability crisis. The Reserve Bank does its bit to keep rates low and try to stimulate the economy but it’s up to individual banks to pass on those rates to consumers. The GFC, the lending crisis in the US and the experience in parts of Europe have left our banking sector overly cautious when it comes to lending. It’s harder now to get a loan than it has been in a long while. Although I don’t agree with the former US approach of basically handing out an unsecured loan to anyone who asks, if lending criteria were loosened up a bit more people would be able to jump into the property market much more easily.
We have to remember, however, that overall, interest rates are a lot lower than they were 20 years ago. Gen Y didn’t live through that. They don’t understand the pressure of the threat of losing your family home to the bank. 
Housing isn’t that expensive
Speaking of the rest of the world, on international standards, housing is Australia is still relatively affordable. 
If affordability was a real issue, then why do we have so many investors continuing to buy up residential property?  Again, the issues lies with first-home buyers, not the market overall. 
Growth is good!
We want our economy to grow and we want our property market to grow with it. It’s good for the whole country. Many people are doing very well investing in property and will continue to do so. Ultimately, people need to lower their expectations, bite the bullet and start off with a property they can afford while still making a good purchase decision in terms of potential for capital growth. There are lots of great, affordable properties out there. You just need to be prepared to live in one of them!
Melissa Opie, aka “The Property Lady”, is  a multi-award-winning buyers’ advocate, bestselling author and managing director at <a href="https://www.kpi.net.au/">Keyhole Property Investments</a>.  The team at KPI act for investors and owner-occupiers Melbourne wide from $400,000 to $5,000,000. You can follow <a target="_blank" href="https://twitter.com/thepropertylady">“The Property Lady” on Twitter.</a>
 
 
 
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Housing is not too expensive, but Gen Y expects to have it all

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The factors that influence the purchase of an investment property are much more identifiable than what makes a good home.
1. Long-term capital growth. This is at the top of the list because it’s the most important. You invest to make money; it makes sense to make decisions that will mean you make the most money with the minimum effort.
The properties you buy should have the potential to double in value every seven to 10 years. The reason these properties grow faster than others on the market is because the demand will exceed the supply.
2. Proximity to the CBD and lifestyle amenities. Properties close to the CBD are in shorter supply than middle and outer-ring locations, so they will always be in demand. But look for the location within the location — it should be close to lifestyle amenities such as cafes, shops and public transport. Also, people who rent in inner-city areas are more likely to wear periodical rent increases because they are there for the lifestyle. Tenants in outer areas, particularly families, might be more sensitive to rent increases.
3. Classic architectural style or consistency. Land is an important factor in capital growth but so too is architectural style. Suburbs with a melting pot of styles, from fibro shacks to ’60s brick veneer and ’90s McMansions, will never hold their value as well as areas with predominantly classic architectural styles such a Federation and Californian bungalows. Properties not consistent with the style of the area will date quicker and therefore not perform as well in the long term.
4. Ability to add value. Some properties, while not immediately appealing because of décor or condition, might have loads of potential. You might not have the know-how or money to renovate now, but if the property is in good enough condition to rent at the time of purchase (or could quickly and cheaply be brought up to scratch), it’s still worth a look. Perhaps you could rent it out for a few years and renovate down the track. Perhaps you could pull down the house in the years to come, subdivide, and build a couple of units. Don’t immediately write off a property that might have potential to add value. There are opportunities to create depreciation instead of buying it; however, when renovating to add value you need to optimise, not overcapitalise. When adding value you also need to understand the demographics of the area.
5. Reliable rental return. The rental return you get from your investment properties should not only be at the premium end, you should also be able to increase it every year. And, while it is an important consideration when buying an investment property, it is not the most important consideration in a capital-growth strategy. The most important is growth — how much the value of the property will build over time compared with median prices. It is this rapidly growing asset that allows to you to build equity and buy more properties.
Generally speaking, the higher a property’s capital value, the lower the return in percentage terms. In a cashflow-positive strategy, the rule is that the rental return must cover the outgoings. That won’t happen in a capital-growth strategy. But setting rent is a balancing act. You want it high enough to offset your holding costs as much as possible, but low enough that you can attract and retain the right tenants. This is where investors who buy strictly based on positive cashflow can lose out: with tenants who either don’t treat the property well or are the kind who can’t shoulder regular rent increases.
6. Sensible configuration. An illogical floorplan will bring down houses with loads of street appeal and great architectural style. A slap-dash renovation or odd configuration can be very off-putting simply because it doesn’t feel right. The property needs to flow well from one room to the next. Bedrooms next to kitchens don’t work very well, nor does having to walk through a bedroom to get to another part of the property. If buyers and tenants are put off, the demand for this property will plummet. And so will its value.
7. Personality of a property. A property’s personality has something to do with the floorplan, but more to do with the feel of a property. How does it make you feel when you walk around? Is it light and bright or dark and dingy? Does it have a nice outlook through the windows? Does it have appealing features you don’t often come across that make it that little more interesting than the other properties you’ve been looking at?
All these things add up to the personality of a property. We all want to be around people who have magnetic personalities. The same applies to property.
8. General renter appeal. Always consider who will want to live in the property. How desirable will it be to your target tenant? You want a property that is not only easy to rent out, but is highly desired by quality tenants. That way, you will able to get the pick of the rental market.
9. Owner-occupier appeal. Although you should think of who will want to rent your property when conducting your property search, you should also consider if it will suit the owner-occupier market in the area. This will ultimately determine its long-term value because, when it comes time to sell, you will not be limiting your market to investors only.
<img style="float: left; margin: 5px;" src="/images/stories/rightpricecover.jpg">
Melissa Opie is known as "The Property Lady" and is founder and managing director of Keyhole Property Investments and helps everyday investors make decisions tailored to their names. She is the author of Find the Right Property, Buy at the Right Price, which is <a href="https://au.wiley.com/WileyCDA/WileyTitle/productCd-1118188020" target="_blank">published by Wiley</a>. This is an excerpt of Find the Right Property, Buy at the Right Price.
 
 
 
For more on buying your first investment property, sign up for Property Observer's free webinar Six Smart Steps Towards Buying Your First Investment Property with property expert Chris Gray this Thursday, March 22, at 12.30pm.
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Nine things to look for when you buy your first investment property

South East Queensland developer&nbsp;<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a>’s entry into the Gold Coast apartment market has progressed from pipeline to market, with its Chevron Island project Bronze on Chevron now formally available to purchase ahead of a planned 2029 completion.

The 119-apartment development on Mawarra Street marks the Brisbane-headquartered builder-developer’s first residential play in the Gold Coast, following its expansion south from Brisbane and the Sunshine Coast.

<a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-surfers-paradise-qld-4217">Bronze on Chevron</a> comprises a mix of two-, three- and four-bedroom residences, with pricing starting from just over $1.5 million. The project is being delivered under Gardner Vaughan’s fully integrated model, with the group acting as both developer and builder, a structure it has consistently applied across its South East Queensland portfolio.

[smartcode_project:default project_id=107520 project_image_fid=367182]

Architecture has been designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, with landscape architecture by <a href="https://www.apartments.com.au/landscape-architect/jeremy-ferrier-landscape-design">Jeremy Ferrier</a>. The building presents as a single-tower scheme, with a focus on maximising outlook across both the Surfers Paradise skyline and the Nerang River.

Apartments have been planned with open-plan living zones extending to generous balconies, a response to the site’s dual-aspect positioning between river and ocean. Interiors follow a restrained coastal palette, with two colour schemes offered, and an emphasis on natural light and cross-ventilation.

[smartcode_project:default project_id=107520 project_image_fid=367181]

Resident amenity is concentrated across more than 1,250 sqm and includes a resort-style pool, gym, yoga lawn and rooftop entertaining areas. A function space with catering facilities forms part of the upper-level offering, alongside north- and south-facing outdoor areas.

Ground level will incorporate two retail tenancies, intended to extend the existing village character of the surrounding streets.

&nbsp;

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The project sits within walking distance of Thomas Drive’s established dining strip, while maintaining proximity to <a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">Surfers Paradise</a> beach and broader Gold Coast amenity. The location, positioned on Chevron Island between the river and coastline, has increasingly attracted mid- to high-density development in recent years as the precinct evolves beyond its low-rise origins.

Gardner Vaughan’s move into the Gold Coast was first signalled in 2025, with the group identifying the region as a natural extension of its operations. Chief Executive Officer Simon Betteridge described the expansion as both “strategic and natural”, citing demand for well-designed apartments in lifestyle-driven markets.

Construction is expected to complete in early 2029.

[smartcode_project_cta:default project_id=107520]

Joel Robinson

Gardner Vaughan brings Bronze on Chevron to market as Gold Coast debut

One of the penthouses at Lily Lane, the latest stage of Carrington Place by Ellipse Property, has set a new local apartment price record.

The four-bedroom residence, purchased by a local downsizer, sold for $5.75 million—around 75 per cent higher than the previous record of $3.3 million.

Over 40 per cent of the first release of apartments at&nbsp;<a href="https://www.apartments.com.au/new-apartments/lily-lane-at-carrington-place-castle-hill-32-carrington-road-castle-hill-nsw-2154">Lily Lane</a> have already been snapped up just six weeks since it launched to the market.

&nbsp;

Located at 32 Carrington Road, <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a> and designed by award-winning architects <a href="https://www.apartments.com.au/architects/ptw">PTW</a>, Lily Lane is directly opposite the Hills Showground Metro station. It offers a total 213 units over two 12-storey towers - a mix of 67 one-bedroom, 100 two-bedroom and 46 three-bedroom apartments - with a ground-floor retail offering.

[smartcode_project:default project_id=151821 project_image_fid=368352]

Blake Schulze, National Director – Residential at <a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a>, says around 44 per cent of buyers are&nbsp;owner occupiers, with 35 per cent being investors and 21 per cent first homebuyers.

“Developments of this calibre are very rare in the Hills District, and Lily Lane’s sales success demonstrates the depth of demand for over-sized apartments that genuinely compete with freestanding homes," Schulze says.

"We are seeing particular demand from downsizers who want to remain in the area but transition into spacious, high-quality apartment living."

On the penthouse sale, it says it shows buyers&nbsp;are prepared to pay a premium for scale, quality, and direct access to the Metro.

[smartcode_project:default project_id=151821 project_image_fid=368351]

One-bedroom apartments are sized from 50-72 sqm with prices starting at $745,000, while two-bedrooms are priced from $990,000 with sizes from 75 to 132 square metres. Three-bedroom floorplans are sized between 97 and 182 sqm,, with prices starting at $1,395,000.&nbsp;

The three remaining penthouses, spanning up to 262 sqm, are priced from $2.9 million.

Over 75 per cent of apartments include dedicated studies, multipurpose rooms or family rooms, with select layouts offering walk-in pantries and laundries. Apartments are appointed with premium Miele appliances including ovens, washing machines, dryers, gas cooktops and dishwashers, while larger residences also incorporate integrated Miele microwaves, Fisher &amp; Paykel integrated refrigerators and five-burner Miele cooktops.

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Lily Lane will be constructed by award-winning iCIRT-rated builder <a href="https://www.apartments.com.au/builders/decode">Decode Group</a>, with construction to commence in mid-2026 and expected to complete early 2029.

Carrington Place comprises more than 800 apartments and is being delivered across multiple stages, with completion expected in 2032. Integrated with neighbouring bushland, the project will feature over 20,000 sq, of outdoor recreational area, including a one-kilometre boardwalk to Fred Caterson Reserve.&nbsp;

The Hills Showground Metro Station is just a two-minute walk away, offering fast connectivity to Sydney’s CBD, North Sydney, Chatswood, Macquarie Park and Norwest Business Park.

[smartcode_project_cta:default project_id=151821]

Ellipse sets Castle Hill apartment record with $5.75 million Lily Lane penthouse sale

Fresh off completing its Delano Crows Nest development, Lindsay Bennelong has lodged plans for its next project, this time turning its attention to the beach.

The developer, founded by Clarendon Homes founder Peter Campbell, is proposing a 37-apartment scheme at <a href="https://www.apartments.com.au/new-apartments/17-25-ashburner-street-manly-nsw-2095">17-25 Ashburner Street</a>, Manly, positioned between the southern end of <a href="https://www.apartments.com.au/developments/manly-nsw-2095">Manly</a> Beach and East Manly Cove.

Lindsay Bennelong called on local architecture firm Platform Architects to design the new building, given their success on The Finn, Lindsay Bennelong's current luxury apartment project on North Steyne.&nbsp;

According to the Design Verification Statement by Bridie Gough of Platform Architects, the proposal “relates to the current context but also the desired future character of taller buildings suitable to the new planning controls.”

The site has been identified as a Low to Mid-Rise Housing (LMR) location, given its position within 400 metres of the Manly Town Centre E1 Business Zone. The LMR controls are intended to unlock additional housing supply in well-located areas close to public transport, allowing developers to seek increased height limits to support greater density.

“The proposal seeks to provide this increased level of housing whilst being respectful of some of the smaller scale buildings also nearby,” the statement reads.

Lindsay Bennelong Development Director Leigh Manser said the project has been carefully aligned with the intent of the LMR controls. The proposal will significantly increase housing yield on the site, replacing four houses and 10 apartments, comprising 25 bedrooms, with 37 new apartments delivering a total of 94 bedrooms.

“Sydney is in a severe undersupply, and delivering more dwellings and more bedrooms than what currently exists is exactly what the LMR policy is designed to activate,” Manser said, noting that nine of the apartments will be allocated as affordable housing for frontline workers.

“We have already commenced discussions with our community housing provider to determine the rental levels that frontline workers can realistically afford in this location,” he said. “These will need to sit well below the standard affordable housing benchmark of 20 per cent below market rent, and that has been factored into our feasibility and pricing.”

<img alt="Manly" data-entity-type="file" data-entity-uuid="ad03000f-19f9-48b4-b27d-e85ca800a1da" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-30%20at%208.41.59%E2%80%AFAM.png?VersionId=a.txHwCZgbCInlQ6QXbIrI.umvW1T.r8" />

The design of the building incorporates a wave-like indentation running through the façade, referencing the nearby coastline and anchoring the building within its local context.

The&nbsp;Design Verification Statement says careful consideration has been given to the articulation of the building, ensuring the bulk is broken down to a more human scale through a defined four-storey podium."

The scheme includes a mix of one-, two- and three-bedroom apartments.

“The design ensures a high level of amenity, with apartments offering generous private open space, many with expansive views, and all with comfortable proportions."

<img alt="Bennelong" data-entity-type="file" data-entity-uuid="6a7f2812-72a1-4959-84b0-997e8cd88aed" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-30%20at%2010.15.50%E2%80%AFAM.png?VersionId=6iMxU3MkXmHVHAoNhYBjnqgka8CUZNbk" />

<a href="https://www.apartments.com.au/developers/lindsay-bennelong-developments">Lindsay Bennelong</a>&nbsp;is currently developing Finn Manly, just three full-floor luxury apartments on North Steyne. They recently welcomed residents to its 81-unit Delano Crows Nest development, a&nbsp;carefully scaled infill project designed to bridge&nbsp;<a href="https://www.apartments.com.au/developments/crows-nest-nsw-2065">Crows Nest</a>’s lively village centre with its surrounding heritage streets.

Designed by&nbsp;<a href="https://www.apartments.com.au/architects/ajc-architects">AJC Architects</a>,&nbsp;<a href="https://www.apartments.com.au/new-apartments/delano-crows-nest-27-57-falcon-street-crows-nest-nsw-2065">Delano</a>&nbsp;is arranged across three low-rise buildings, incorporating a mix of one, two, and three-bedroom apartments alongside a limited number of townhomes addressing Hayberry Lane. The architectural approach draws on the area’s Art Deco lineage, reinterpreted through contemporary detailing and framed by landscaped communal gardens.

The developer also has a development site in Maroubra.

First look: Lindsay Bennelong's new Manly apartment development revealed

Fifty-nine residences across 37 levels. No more than two per floor. With 80 per cent now sold, what remains at <a href="https://www.apartments.com.au/new-apartments/madeline-by-mosaic-broadbeach-22-mary-avenue-broadbeach-qld-4218">Madeline by Mosaic</a> is a short list.

Madeline was always conceived at a scale that sits outside the normal register of Gold Coast apartment living. The residences are half- and full-floor configurations, with the largest spanning more than 400 sqm, dimensions that place them closer to the penthouse end of the market regardless of where they sit in the building.

That scale is the organising principle of everything else: how the floorplans are laid out, how the materials read, how the connection between inside and outside works.

[smartcode_project:default project_id=150135 project_image_fid=355941]

The interiors were developed in collaboration with <a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser &amp; Partners</a>, the architecture practice&nbsp;<a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic</a> brought in as design partner for the first time on this project. The palette runs to natural stone, textured timbers, and soft metallics, materials chosen as much for their tactile quality as their appearance.

Light cleverly shifts across surfaces through the day, and the design is explicit about wanting that to be noticed. Full-height glazing runs across the primary living areas, and where the building faces east toward the ocean, those walls of glass are doing real work: framing a view corridor that the site's position directly opposite Broadbeach State School's playing fields keeps permanently open.

That outlook is the site's most consequential asset. In a suburb where new towers continue to rise, a protected view line is genuinely rare, and the Mary Avenue address secures it. Residents at Madeline will look out over open parkland rather than the rear of another building, a distinction that becomes more meaningful with each new development approved nearby.

[smartcode_project:default project_id=150135 project_image_fid=355939]

The private outdoor spaces are sized to match the residences themselves. Terraces on the upper levels frame uninterrupted ocean panoramas, and the planning ensures that living areas extend into those outdoor zones rather than treating them as separate attachments. The flow between the two is part of the design intent, not an afterthought.

Inside, the finish specification reflects the same approach. Rich stone benchtops, warm timber joinery, bespoke hardware, each element specified to hold up over time rather than read as a moment in a particular trend cycle.

[smartcode_project:default project_id=150135 project_image_fid=3409]

Beyond the residences, the amenity offering extends that register. A lap pool and sun deck anchor the outdoor space, alongside a magnesium pool, cold plunge, steam room, and sauna.

A commercial-grade gymnasium, residents' lounge, library, and boardroom round out a programme that functions more like a private members club than a standard building amenity floor.

Construction has commenced under Mosaic's in-house building arm, with completion scheduled for late 2028.

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Madeline by Mosaic delivers penthouse-level living across every apartment

Developer Fortezza Group is the latest to take its new apartment development, <a href="https://www.apartments.com.au/new-apartments/the-belvedere-5-7-church-street-nelson-bay-nsw-2315">The Belvedere in Nelson Bay</a>, to the NSW Government.

Fortezza, predominantly a South East Queensland developer, is the latest to apply for State Significant Development&nbsp; status through the NSW Government's Housing Delivery Authority, a pathway becoming favoured by developers to speed up the approval process.

They are planning 57 two- and three-bedroom apartments across 5-7 Church Street and 42 Donald Street, near d'Albora Nelson Bay Marina. The diverse apartment mix has sizes from just over 80 sqm to the largest three-bedroom penthouses that reach nearly 200 sqm.

<img alt="Fortezza" data-entity-type="file" data-entity-uuid="090360e1-66d7-43ad-b686-aba81f173bf2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-29%20at%2010.22.40%E2%80%AFAM.png?VersionId=DMqF96eBZolqSAAAcugX0l66ueWng66m" />

Fortezza calls the project a "piece of Istria in Nelson Bay,"&nbsp;referring to the largest peninsula in the Adriatic Sea, shared by Croatia (90%), Slovenia, and Italy, which is known for its Roman history, Venetian-style coastal towns and inland hilltop villages.

They say the The Belvedere is strategically positioned at the apex of Nelson Bay, offering unrivalled views of the ocean, the bay and captivating topography of the area.

"Our commitment to maintaining the integrity of every view and sight line has been relentless," Fortezza Group says.

"Through extensive modelling and analysis, we ensure that each apartment enjoys the natural beauty of Nelson Bay, regardless of future developments. Each design element is carefully curated to harmonise with our European heritage, drawing profound inspiration from the Roman architectural marvels in Istria. The arches, the cascades of greenery and the stonework that define our project pay homage to the structures that once exemplified Roman grandeur."

Residents will have access to a pool, communal green spaces, an office and a coffee shop.

Melissa Opie

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