Hi Todd, would like to know which affordable suburb would be great to start for reasonable yield and capital growth . Most of the suburbs recently hearing are already on 30% growth. Wants to get into a suburb where the gorwth is set to happen.thank you
Thanks for this informative video, loved it, appreciated the honest and reasonable discussion without all the hyperbole or doom and gloom. Perth investor looking at Melbourne as a real potential. Great informed commentary, just what I needed.
Haha funny you mentioned Taylor’s Hill. We just sold our house there about 4 months ago and renting around Essendon until we can buy a house on its own land rather then having a joining wall of a townhouse. Taylor’s Hill is all young families, great suburb with neighbouring Caroline springs lake and restaurants and further development to come. 😊
Imo its dangerous to simply look at numbers and statistics. If you have land next door to say melton west, your buying into a price ceiling. You may get a pop buying lower; but that build up will cap any further growth, not to mention demographic wage profiles. Buyers can't pay top dollar? Buyers won't pay top dollar! That there is another ceiling. A rising wage within the demographic will push up prices. watermarks of property prices will stay were they are if the local populace isnt earning more. Or at the very least rise indexed with inflation, but no more, particularly after the said bump up i mentioned, there is simply more land available, cheap land for cheap homes which entices a demographic that can only afford so much. No animosity but simply a fact of life. All of us, including the rich have a finite amout of cash to spend on a mortgage, buying in melton simply means (a) a lifestyle choice due to land sizes particularly in the nicer parts on large allotment, or (b) a choice based on borrowing capacity of which will be the broader spectrum of residents. My money definitely wont be going near it
if someone has a brief and they only want to spend 450-550 and they want a large parcel of land and a house, the data stacks up for Melton West. If an investor has a budget of 650+, Taylors Hill will be a million dollar suburb in the next 4 years. Again it’s discussing how their is diff areas for diff budgets and risk appetites to invest in Melbourne
@DAWNFOUHY-y3o i appreciate your taking time and effort to reply. Yes i understand about the requirements of the brief, however i think buyer education is also important here. What exactly? Land parcel= larger equates to a larger land tax capture...hurting cashflow...in an area or close to an area with rich new houses and competition. Buyer is better off moving to a townhouse with the same money closer to town. But if they dont know that, without education, the one after another will be making the same mistake. Capital growth isn't dependant land size, i mean there are plenty of large blocks in corio, or proximity to the cbd (southbank should be a multi million dollar suburb by now it thay were true) its (home) buyer affluence and scarcity of the product for sale. Rado or rolex, which will be more desirable? But if thats what buyers want and you explain the problems, then that horse dont drink
Melbourne is a divisive subject. A lot of people here lead with fear, biases and opinions. Reminds me of everyone telling us Perth is mining town when we were buying there 3 years ago
Im not sure if this is just me, Ive been buying in Frankston North for a month or so, it feels similar property went up 10 -20k after release of this episode :( Glad I've secured one today
Interesting, I ended up buying one from the good list and another from the bad list, both same price and similar yield, getting 4.7 gross, but after adding granny, I could get 6.6 gross and 5.2 net, the only differnece is for the bad list it was cheaper now compared to what they paid 7 years ago
@@pizzaandproperty1246 Now you've mentioned it, I'm also very curious on how it performs against each other during the next cycle, will definately keep you updated as how it goes!
@gatoblanconzful No one is psychic. In the game of property, you just have to be right more times than wrong, and have a contingency for the times that you're wrong.
sorry I don’t invest in Gladstone. What have I been “wrong “ about. Every single client has made a significant amount of growth. We have never been wrong about an area.
I bought in Williams landing, and live there. But plan 2 rent it 2 years down the lane, when I move back overseas. There is no increase in property value for last 1 year
This is a great podcast! My Question to her again is what’s her view on Manor Lakes! Is there an over supply? I invested there as a novice investor. Should I give it 12 months and call it quits?
Im not her to answer, but fwiw, pulling out of a property deal without capital growth, the friction costs of the transaction alone will be close to 8% if nit more, not to mention the loan (if any) repayments costs incurred, and or CGT to pay. If nothing else you will be in negative equity, negative equity you will need to to repay. If your thinking of selling, speak to your (property experienced) accountant about this decision and dont take it lightly what they recommend. Fwiw, in future, capital growth does not happen in house and land estates, at least not greater in increase than inflation. Look at the open market to see real prices.
haha have to be up to date with the data. But it’s the bottom of the market, in some suburbs not all in Melbourne. Some suburbs are still falling in value
She right...stay away from MOST apartments, and drive right past docklands. She knows about the wind, its very true. Best pick of hers was frankston north, however: I was looking in 2010, and prices were 370k (750k now)in Frankston proper, 570k (1.5 now) F south, and around the 280~k in F North. FN Doubling in 14 yrs, not 7. Its a demographic and income problem, not a proximity to to cbd issue. Oh and st kilda...you still get drugs and hookers. 30 years later the only things that have changed is prices shot up. St kilda is still a hole...ST K west.. now thats a very different proposition
@kelumV agreed, profiles change when demographics do, if for eg the dominant population rent, and do so on welfare (not saying they do) and nothing changes then why leave? Im not knocking FN like i would Melton (for investing) as i believe 5-10 years its a different place but its 5-10 years. Not now, not in 3. where did you decide to go?
Hi We hope to buy investment property in Werribee as it is in our budget. Can someone please advise is that area not good for investment? I am not in Melbourne so I don’t know about the area. Greatly appreciate your help
@Vivradio-lc5mz 100%. All of these options in this videos are sub par. Old houses with large blocks and no depreciation in low value areas with little to no capital growth is a poor area to invest in currently in vic due to land tax regulations. Money is better spent elsewhere
@ i beg to differ on some points ,esp wrt land tax In the end when one prepares an ROI the cashflow can be visualized Also important to understand is where one is at in their portfolio building journey But yeah not Frankston North, it is a crappy area and even if it grows it will take ages
@Vivradio-lc5mz very true about the cashflow, im generalising, but it does impact cashflow paying it, particularly without deductions. The sad part is FN was the best of the options espoused due to its potential, particularly vs melton west from memory, that being said none were any good. One cant help their budget much, but definitely can help not to make bad decisions in choosing subpar areas. Better a poor place in a good area, than a good place in a poor area if all thnings are equal
you’re a wordsmith. Every suburb is for folks with different budgets and risk appetites. What’s your breakdown of the metrics as to why. Or is this just an opinion.
it is not bad.. there's a bias I can sense against it but do go out there , including kurunjang and Brookfield, identify pockets and go to shopping centres Might change your mind
Melbourne is wet, dreary, overhyped piece of garbage. Worst weather in Australia, no sunshine, always windy and rainy. Add bad government on top of that, a hellhole in nuthsell. Beautiful, bright and sunny places like Perth and Brisbane should always hold much higher value when it comes to livability. I have lived in Melbourne for 10 years, I only realised how bad it is in comparison when I moved out of it. It least least facilities per capita means too much population competing for limited facilities - train seats, road lanes, emergency doctors. Ask anyone who lives west of the west gate bridge, they will tell you its a total failure of planning.
And both Perth and Brisbanes summers are unbearable. Melbourne is the driest capital city in Australia. Brisbane has twice the annual rainfall than Melbourne. Perth has 50% more rainfall. Brisbane overnights dew for 9 months of the year is a nightmare. Melbourne actually has 4 seasons. Weather is easy to argue when you choose your arguments, especially with no facts such as your arguments. Remember this is a show about investing in real estate for making a profit in the future. Not a video about your favoured weather conditions. Not everyone wants to live where you sweat 90% of the year. I worked with a guy from Singapore and he chose Melbourne for the weather.
@IesApac countercyclical investing IS a thing, however, to approach it correctly the individual NEEDS to know the market in all its details. Without it your throwing darts at a board
Todd your content is just superb mate. So glad I found you. High level, ‘real’ information. Very much appreciated!!
Been waiting for a podcast like this! So much value. Thanks Todd and thank you Dawn!
glad you enjoyed it 😎
Hi Todd, would like to know which affordable suburb would be great to start for reasonable yield and capital growth . Most of the suburbs recently hearing are already on 30% growth. Wants to get into a suburb where the gorwth is set to happen.thank you
Thanks for this informative video, loved it, appreciated the honest and reasonable discussion without all the hyperbole or doom and gloom. Perth investor looking at Melbourne as a real potential. Great informed commentary, just what I needed.
Glad you enjoyed it Paul, happy house hunting in Melbourne mate 🙌🏼
@@pizzaandproperty1246 Thanks just bought a block in Brunswick west....after another one in the next few months!
🙌🏼 Congrats bro thats awesome! Brunswick's a great spot
Haha funny you mentioned Taylor’s Hill. We just sold our house there about 4 months ago and renting around Essendon until we can buy a house on its own land rather then having a joining wall of a townhouse. Taylor’s Hill is all young families, great suburb with neighbouring Caroline springs lake and restaurants and further development to come. 😊
Taylor’s Hill metrics are off the charts. One of my faves
Great Video & Info.
I really enjoyed listening.
ThankYou.
You’re welcome mate 😊
What is your ideal in buying property in Werribee? Is it good or bad decision?
Any thoughts on the northern areas like Warrandyte or Yarrambat? I feel like you get more bang for your buck there. As long as you can afford it.
Good investors jump in when others running away.. famous man said that.I just bought my 4th from Melbourne
well done! we are loading up in Melbourne as well
all the best, time to build up some equity
what suburbs
Imo its dangerous to simply look at numbers and statistics. If you have land next door to say melton west, your buying into a price ceiling. You may get a pop buying lower; but that build up will cap any further growth, not to mention demographic wage profiles. Buyers can't pay top dollar? Buyers won't pay top dollar! That there is another ceiling.
A rising wage within the demographic will push up prices. watermarks of property prices will stay were they are if the local populace isnt earning more. Or at the very least rise indexed with inflation, but no more, particularly after the said bump up i mentioned, there is simply more land available, cheap land for cheap homes which entices a demographic that can only afford so much. No animosity but simply a fact of life. All of us, including the rich have a finite amout of cash to spend on a mortgage, buying in melton simply means (a) a lifestyle choice due to land sizes particularly in the nicer parts on large allotment, or (b) a choice based on borrowing capacity of which will be the broader spectrum of residents. My money definitely wont be going near it
if someone has a brief and they only want to spend 450-550 and they want a large parcel of land and a house, the data stacks up for Melton West. If an investor has a budget of 650+, Taylors Hill will be a million dollar suburb in the next 4 years. Again it’s discussing how their is diff areas for diff budgets and risk appetites to invest in Melbourne
@DAWNFOUHY-y3o i appreciate your taking time and effort to reply.
Yes i understand about the requirements of the brief, however i think buyer education is also important here. What exactly? Land parcel= larger equates to a larger land tax capture...hurting cashflow...in an area or close to an area with rich new houses and competition. Buyer is better off moving to a townhouse with the same money closer to town. But if they dont know that, without education, the one after another will be making the same mistake. Capital growth isn't dependant land size, i mean there are plenty of large blocks in corio, or proximity to the cbd (southbank should be a multi million dollar suburb by now it thay were true) its (home) buyer affluence and scarcity of the product for sale. Rado or rolex, which will be more desirable? But if thats what buyers want and you explain the problems, then that horse dont drink
@@thediddlykeyboard warrior....keep doing your paralysis analysis no one needs it here 😂
Melbourne is a divisive subject. A lot of people here lead with fear, biases and opinions.
Reminds me of everyone telling us Perth is mining town when we were buying there 3 years ago
Keep it quiet! More properties for us to buy cheap! 😅
@@DAWNFOUHY-y3o of course! If its a sure thing and everyone agrees? Run the other way
Tell us more about Franskson north, if planninh for first home buyer
What else would you want to know about it mate?
Im not sure if this is just me, Ive been buying in Frankston North for a month or so, it feels similar property went up 10 -20k after release of this episode :(
Glad I've secured one today
well done!! we are seeing lots more investors on the ground
Yeah definitely hearing more and more demand kicking in for sections of Melbourne
Interesting, I ended up buying one from the good list and another from the bad list, both same price and similar yield, getting 4.7 gross, but after adding granny, I could get 6.6 gross and 5.2 net, the only differnece is for the bad list it was cheaper now compared to what they paid 7 years ago
Sounds like you’re cooking up a very cool comparison episode with these 2 purchases mate! Eager to hear how they go for you over the next few years 🙌🏼
@@pizzaandproperty1246 Now you've mentioned it, I'm also very curious on how it performs against each other during the next cycle, will definately keep you updated as how it goes!
Todd, could you please tell me the data she is looking at, is that a Corelogic subscription? How do you source that data
hello we look at a whole range of data sets, core logic, price finder, on the house, sqm, htag, suburbs finder, DSR. Some places to help you start
hi i might have missed it but can you please quote the unit to the metrics you are sharing? many thanks.
Dawny- the Powerhouse of Knowledge.
Great video😊
She jumps on after others have given advice. She's been wrong so many times but then follows others after saying the opposite earlier
@gatoblanconzful
No one is psychic.
In the game of property, you just have to be right more times than wrong, and have a contingency for the times that you're wrong.
sorry I don’t invest in Gladstone. What have I been “wrong “ about. Every single client has made a significant amount of growth. We have never been wrong about an area.
glad you enjoyed it 😎
She's a nurse, not a property expert. She's just regurgitating readily available information
How do you get building approval data for each suburb?
in ABS website
I bought in Williams landing, and live there. But plan 2 rent it 2 years down the lane, when I move back overseas. There is no increase in property value for last 1 year
This is a great podcast! My Question to her again is what’s her view on Manor Lakes! Is there an over supply? I invested there as a novice investor. Should I give it 12 months and call it quits?
Im not her to answer, but fwiw, pulling out of a property deal without capital growth, the friction costs of the transaction alone will be close to 8% if nit more, not to mention the loan (if any) repayments costs incurred, and or CGT to pay. If nothing else you will be in negative equity, negative equity you will need to to repay. If your thinking of selling, speak to your (property experienced) accountant about this decision and dont take it lightly what they recommend. Fwiw, in future, capital growth does not happen in house and land estates, at least not greater in increase than inflation. Look at the open market to see real prices.
bro she only became registered in 2023 check her on the consumer affairs page to make sure shes licensed
@out_on_bail username checks out
@@CuriousDiaries cashflow is poor in ML
Lot of building approvals which indicates future supply and goshhh the vacancy rate is 5.3%
@@Vivradio-lc5mz
Where can I find these information please?
Thoughts on norlane
would not touch it
chatted in september...nice little buffer there 😉😂
haha have to be up to date with the data. But it’s the bottom of the market, in some suburbs not all in Melbourne. Some suburbs are still falling in value
She right...stay away from MOST apartments, and drive right past docklands. She knows about the wind, its very true. Best pick of hers was frankston north, however: I was looking in 2010, and prices were 370k (750k now)in Frankston proper, 570k (1.5 now) F south, and around the 280~k in F North. FN Doubling in 14 yrs, not 7. Its a demographic and income problem, not a proximity to to cbd issue.
Oh and st kilda...you still get drugs and hookers. 30 years later the only things that have changed is prices shot up. St kilda is still a hole...ST K west.. now thats a very different proposition
I was almost going to buy in FN , but pulled out. Stock not great. Also I don’t believe suburbs change its profile that fast ..
@kelumV agreed, profiles change when demographics do, if for eg the dominant population rent, and do so on welfare (not saying they do) and nothing changes then why leave?
Im not knocking FN like i would Melton (for investing) as i believe 5-10 years its a different place but its 5-10 years. Not now, not in 3.
where did you decide to go?
@kelumV she probably frankston north have a lot of government housings and bogan.
Thanks for the video Dawn! Appreciate the analysis. Curious to know your thoughts on Mernda?
I like Mernda. caveat is you’re paying a lot as the builds are newer. I prefer Craigieburn and Roxy Park
Hi
We hope to buy investment property in Werribee as it is in our budget.
Can someone please advise is that area not good for investment? I am not in Melbourne so I don’t know about the area.
Greatly appreciate your help
not a good area to invest... lots of new stock/ new House and Land
@
Thank you very much
Werribee is fine I just bought in Melton west I was also looking there but Melton was a bit cheaper
@@benjamindunster9453
Thank you very much
Might be ok to invest in but definitely wouldn't live there.
Why is Werribee so cheap?
great question!
Werribee has a sewerage treatment plant in the area . There’s just cheaper suburbs with less detractors
Greenfield
Werribee isn’t Melbourne
Affordable areas I would be looking Broadmeadows, Dallas, Frankston North, Dandenong North, Doveton, Melton
@@benjamindunster9453 those are the worst areas in melbourne.
What platforms are being used to check building approvals on a suburb level not larger SA3 - paid or free
@pizzaandproperty ?
Renters percentage in Frankston North is 45
@@Vivradio-lc5mz that wont help prices going up, not one bit
@ exactly
Buying somewhere with just an opinion is not wise
@Vivradio-lc5mz 100%. All of these options in this videos are sub par. Old houses with large blocks and no depreciation in low value areas with little to no capital growth is a poor area to invest in currently in vic due to land tax regulations. Money is better spent elsewhere
@ i beg to differ on some points ,esp wrt land tax
In the end when one prepares an ROI the cashflow can be visualized
Also important to understand is where one is at in their portfolio building journey
But yeah not Frankston North, it is a crappy area and even if it grows it will take ages
@Vivradio-lc5mz very true about the cashflow, im generalising, but it does impact cashflow paying it, particularly without deductions.
The sad part is FN was the best of the options espoused due to its potential, particularly vs melton west from memory, that being said none were any good. One cant help their budget much, but definitely can help not to make bad decisions in choosing subpar areas. Better a poor place in a good area, than a good place in a poor area if all thnings are equal
THE MUSIC IS LOUD ! LOL I CANT HEAR! YOU !
Offering melton west up as a hot buy based on a few data numbers & vacancy rate / trend is 100% bs
Are you sure it’s 100%?
you’re a wordsmith. Every suburb is for folks with different budgets and risk appetites. What’s your breakdown of the metrics as to why. Or is this just an opinion.
it is not bad.. there's a bias I can sense against it but do go out there , including kurunjang and Brookfield, identify pockets and go to shopping centres
Might change your mind
Melbourne boom will start in 2025 mark my words.
end of 2025, will start to see an uptick
@@DAWNFOUHY-y3o i think more like 2026 2027
defiantly
Melbourne is wet, dreary, overhyped piece of garbage. Worst weather in Australia, no sunshine, always windy and rainy. Add bad government on top of that, a hellhole in nuthsell. Beautiful, bright and sunny places like Perth and Brisbane should always hold much higher value when it comes to livability. I have lived in Melbourne for 10 years, I only realised how bad it is in comparison when I moved out of it. It least least facilities per capita means too much population competing for limited facilities - train seats, road lanes, emergency doctors. Ask anyone who lives west of the west gate bridge, they will tell you its a total failure of planning.
Say
Thanks for confirming bottom of market
I’ll buy you a beer in a year 🍻
supply and demand metrics don’t factor in UV ratings for capital growth
you are from “west”😊 the worst part of Melbourne.. only people in struggle are there like you.. sorry for not having saved you😊
And both Perth and Brisbanes summers are unbearable. Melbourne is the driest capital city in Australia. Brisbane has twice the annual rainfall than Melbourne. Perth has 50% more rainfall. Brisbane overnights dew for 9 months of the year is a nightmare. Melbourne actually has 4 seasons. Weather is easy to argue when you choose your arguments, especially with no facts such as your arguments. Remember this is a show about investing in real estate for making a profit in the future. Not a video about your favoured weather conditions. Not everyone wants to live where you sweat 90% of the year. I worked with a guy from Singapore and he chose Melbourne for the weather.
don't worry about the yield now, go broke tomorrow, investors and getting out, you get in lol
Think you missed the point of the episode bro
Les you must be fun at parties
@IesApac countercyclical investing IS a thing, however, to approach it correctly the individual NEEDS to know the market in all its details. Without it your throwing darts at a board
😂
Bro can't even spell advice.
Haha year there's a ton of other words I cant spell, but this property investing stuff seems to work pretty well for me dyslexic or not 🙂
@pizzaandproperty1246 great interview mate