Oct 22, 2018
If you want your
property investments to outperform the averages, then you need to
find locations that outperform the averages.
This means you need to
understand how to know how to identifying areas that are
gentrifying.
Gentrification is what happens
when a poorer suburb is gradually taken over by more affluent
residents. This in turn results an increase in rents and property
values.
In today’s show, I’ll explain
how to find this type of location.
I’m also going to tell you a
story taught to me years ago by one of my mentors – the story of a
Fijian fisherman. And, as you might have guessed,
it has nothing to do with fishing
Finally, I will have a chat
about depreciation with Mike Mortlock.
Depreciation is an allowance for the wear and tear of your
investment property.
Recent changes have been made in
how much depreciation you can claim and what properties you can
claim it on, and it’s important to understand how this may affect
your investment properties.
Areas that are gentrifying have:
- Some
of the steps you can take to find a suburb that is improving is to
go for a drive and a walk.
- You’ll “know it when you see it” because you’ll
find evidence that people with money are moving in. They will be
spending large amounts of money renovating or extending their
homes.
- There
will be white (the new black) SUV’s parked in the driveways rather
than old Ford Falcons and Holden utes.
- The
nature of the shops is changing. The gyms are offering Pilates; the
cafés sell cold press coffee, and the deli’s serve goat’s cheese
pizza.
- As a
property investor, if you can pick an area going through
gentrification, one that’s shifting from dreary to in demand, you
can benefit from its accelerated growth.
- And
the good news is that you don’t have to get your timing perfect —
the gentrification process lasts a number of decades.
- Things to look for:
- Growing incomes
- Top-end cafes or restaurants and higher-end
stores
- Proximity to the city or the water
- A
ripple effect caused by being adjoined to a more expensive
neighborhood
- Amenities like access to a good public school
or public transportation
- Character features, like older houses that are
ready to renovate
- Investment from the local government in
infrastructure or beautification programs
What property investors need to know about
depreciation:
- In
May 2017, the government changed what could be claimed as
depreciation.
- There
are two types of depreciation – depreciation of the building
itself, and depreciations of the items inside the
property.
- The
changes affected properties purchased after May of
2017.
- Depreciation deductions have been almost halved
for people affected by the changes.
- If
you buy a new property and rent it out, you won’t be affected.
However, if you buy an investment property and move in before
renting it out, it will be considered previously used.
- Properties built after September 1987 will
still have depreciation deductions on the building
structure.
- Improvements on homes built in the 60s and 70s
will also qualify for depreciation deductions.
- If
you renovate the property and install new assets yourself, you can
claim depreciation deductions on those.
Links and Resources:
Michael Yardney
Metropole
Michael Yardney's Property Renovations and
Development Workshop
Mike Mortlock – MCG
Quantity Surveyors
Some of our favourite quotes from the show:
“Over the last couple of
decades, the process of gentrifications saw these ugly duckling
suburbs transform into graceful swans.”
“Just because a suburb is cheap
and there are cheap properties there doesn’t mean it’s destined to
become the next growth area.”
“Don’t chase happiness,
recognize it. If you don’t enjoy the journey, you won’t enjoy the
destination.”
PLEASE LEAVE US A REVIEW
Reviews are hugely important to
me because they help new people discover this podcast. If you
enjoyed listening to this episode, please leave a review on iTunes
- it's your way of passing the message forward to others and saying
thank you to me.
Here's how.