Your Property Success Mentor Call May 24-06-2021

Hello, hello, it is Jane here. We are a few minutes out from starting the June 2021 monthly Q& A for the youe Property Success Club. So go and grab yourself a coffee and get ready and I'll be here to answer your questions very soon. It's it. Hello everyone. It's just a few moments till we start the June 21 Q&A for the youe Property Success Club. So grab yourself a coffee and get your questions ready and we will get together very soon. Hello. Hello everyone. Welcome to June 2021. Oh my goodness, it is another month and well things have changed so much in our world in just a few short weeks and since we spoke last time so Melbourne had extended lockdown, it looks like Sydney is going to possibly go into lockdown and thoughts with everyone who's especially affected by that at the moment. But hey, what an incred month we've had. And yeah, I look forward to answer your questions and give you a bit of an insight of what I'm seeing in the month. And I'm also really very excited to bring you my very very special end of financial year offer. So I'm very excited about telling you about that a little bit later. But as always with these calls, you know the big disclaimer, I'm not an accountant, a financial planner, real estate agent and I use my experience and my particular knowledge and expertise in answering your question. But you should always seek a professional to talk about your specific needs. So I'm here to serve you and to give you as much insight as possible about what's happening in the market, what you should be aware of, where the opportunities are and everything that has been happening in the last month. So without further ado now if you go to the top of the post here, you'll actually see that I've got a link and there has been a few issues in trying to get comments through to the system belive that I used broadcast and if you go and click on that link I'll be able to see who is actually asking me questions. So I see there's a few people here. I know most people watch this on replay so I really welcome your comments and as I've said, you know, send them through ahead of time and I've got a few questions that people have shared with me. But just to those who are here at the moment, let me know where you're from and how life's treating you at the moment because I'd love to make sure that I'm coming through loud and strong and you can hear me. So this month has been a really interesting month and you know, I've had a fantastic time. You know, from a mortgage point of view, we've had a lot of our clients make very successful opportunities for themselves by actually purchasing throughout Australia. So we've seen purchases from all the way down to, you know, Geelong, Melbourne, up to Wollongong, Sydney out west. When we talk to people out near Molong, even further up north, not up to the Northern Territory, but up to Northern Queensland, obviously Brisbane, Sunshine coast and the Gold coast as well. And people over in Adelaide buying. In actual fact, I spoke to someone from Perth in one of the mortgage strategy calls yesterday. So, you know, there's a lot of activity throughout the market. Unfortunately, Perth, the people over there have really spent 10 years waiting for a bit of growth. The gentleman I spoke to yesterday had seen his property drop 20%. So now it's back to where it was when he bought it 10 years ago. So he's happy. So it's good to see that, you know, it's not just one market that's moving, which is usually what happens in Australia, but it is all markets that are moving. And hello, I see we have someone there, Louise from Sydney, thank you for saying hello. So guys, a couple of things that I've done this month when I was pulling together the suburbs that I wanted my mentoring students to be aware of with opportunity this month and those that have the low risk profiles that I'm always looking at and also the opportunities to purchase and get into the market so that they're not wasting time doing all of the research, but actually making strategic decisions right now because we know that the market's moving so quickly. I collate every month and I go through. There's about 16,565 suburbs in Australia. I look at the major regionals and capital Cities, that's around 8,500. And then I apply all of those filters that I've been talking to you about for years and end up with about 137 suburbs that are quality suburbs that has an opportunity. So once I look at all of those areas, I then do a bit of analysis and that's my first pass analysis. So I thought I would actually share that with you this month. So those of you, you who are obviously part of this community get my newsletters and in that newsletter I shared, actually I'll even show you, I shared the report that I had been working on which was the. So I'm just going to show you this so you can see it that Suburbs in the Spotlight report. So, you know, this is a report that, you know, I put together every month, I put together information every month so that I can share that information with my students and particularly mentoring students and the suburbs that were really coming up for me this month and the way that I do it is obviously I look around a few criteria now I use the suburb selector software and then I jump in, use extra data from SQM research and from RP data. Came up with a couple of suburbs in Melbourne. Noble park was coming up for me. Bit of detail about Noble park, but some really interesting things here that I look for. So I'm looking for vacancy rates less than 3%, I'm looking at the percentage of renters, I'm looking at the city's growth. I want this suburb to outperform the city. I'm looking at rental yields. So you know, for those of you who took me up on the offer, and I know there was lots of you who did, you know, the suburbs that I was looking at in Queensland were Scarborough, in Adelaide, Largs North. And this is just the first part that you would then go and do more research on Riverdale and Sydney, Cambridge park, which I had one of my mentoring students recently purchase in and is currently building a cranny flat in, which is great. We're all part of that journey with her. And down in Hobart Moona. Now these suburbs as they come up, Mawson in Canberra, Northman territory didn't get one this month, unfortunately. But you know, these suburbs as they actually come up and as I look at them, that's the first pass. And once we have the first pass, we then go in and do more research and we get to the bottom of what's really available. So I hope you guys had a chance to grab that report. And those of you who did were also invited to attend a little location mastercl special seminar that I ran last week live as well. So I hope you had a chance to do that. So I have a couple of questions here. So Dean, Dean says hey, just a side comment, My buyer's agent has a deal in Maddington, Western Australia, 18 kilometers from Perth. Well, let's check it out. And I've got another one. Hey Louise, just a side comment, my BIA has a deal. There you go. Hey Jane and hey Louise. So let's have a look at that Dean as an opportunity to purchase. So without knowing your full requirements and what you're actually after, it makes it a little bit difficult. Some people are after a renovation strategy, some People are after flipping renovation strategies. Some people are after just buy and hold growth. Some are after buy and hold cash flow. So let's have a look at that suburb for you and see what falls out and, you know, get an idea of some of the assessments and some of the things that I would consider if I was looking at that suburb to start with. Now, obviously, you know, when I start with an assessment, usually what I'm just going to grab some stuff from the other page so that I can show you. But what I would normally do is I would start and look at the entire opportunity of stop my video so that you guys can see this. Just let me know if you can't hear me. Okay. Buy and hold and growth and yield. So, you know, I would start, you know, with the dot map exercise. I would try to find areas that had the growth potential. Now, if you've got a growth potential, you know, characteristic of what you want to do with your strategy, I would get in there and try to find if there's pricing pressure. Now what I would also like to do is then find different reports at Terry Rider location score. I would possibly listen to podcasts and see what other people are saying about that area as well. Then I jump into the suburb selector software. So when we're looking in the suburb selector software, what I'm trying to do here is trying to gauge what the opportunity is. Now I've got a lot of feedback about how difficult this is to use and it's not a great user experience. Sorry, guys, Robinson Crusoe here. You're really limited by my capabilities to do design, but I've got another button I've just added down here that gives you access to the full software. Now let's have a quick little jump in here and have a look for Dean. Dean, not sure how much it is. So let's go up to 1.7 million and down to. Happy to have 90% below that, 20% above. And you have said it's 18 kilometers from CBD. So let's just jump in there and have a look at that. And the suburb is called Maddington. So I'll tell you what I can initially pick up with this and how I would then possibly take it to the next step. Median house price well below 1.7 million. Nice to see 327,500. I then take that through to my next pass and have a look at, you know, how that actually comes up with all the details that I start looking at. So this kind of gives me a first pass look at, well, what does this suburb look like? So I see, you know, it's 15.9 kilometers in the CBD. It's had a bit of growth in the last year. It was fantastic. Some growth in year three. Over the last 10 years it's done nothing, which is characteristic of what we've seen in Perth. The rental Yield, very healthy, 5.32% stock on the market is less still than what was on there last year. Now these are my go to numbers. Usually I just start at the percentage of renters. Now I know that over 30% of people in the country have their own home, which means it's about 30% renters. Which means that if I'm trying to have a low risk strategy, I really want to have at least 30, 30% renters. Now you know, when I get into this with my mentoring students, we go down to about 24% because I can show them where in the suburb there is actually higher areas of rental demand. But this is okay, 26.9%. This is great. 181 sales. When you get down to like 7 sales, like here in the surrounding suburb, like Orange GR, you start wondering about whether you should be spending your weekends looking in those areas. But you've got a buyer's agent working for you, which is fantastic. Yeah, 5.3% rental yield. It's pretty good. Hey, 405 and flipping. Wait a second, who's saying flipping? I thought that was a buy and hold. Someone's trying to flipping, please. Okay, Virginia, you have not given me an area so I can't tell you about flipping here. But this allows me to get an idea of what's actually happening here in the suburb. So the typical property is three bedroom. If I'm minimizing my risk, I want to make sure that I have at least an understanding of what the majority of the market wants. So they're after a three bedroom house. I can see here that mum, dad and kids are prevalent, the biggest demographic. So I'm starting to think, okay, I'm looking for a three bedroom house. And potentially, you know, near schools or educational institutes or young families, 34 is the median age. Now this is, I also look at this just to get an idea of the dwelling type. So 3638 houses, not a lot of units. Now what this tells me is that the houses are definitely the most prevalent type of property and that I'm not going to be in an area that has lots of units that could be affecting the vacancy rates. When I see those a little later I'm seeing some good growth, I'm seeing the price point. Now this data came through on the 21st. So this is the latest data from SQM Research. SQM Research, strain property monitors, CoreLogic. Everyone does it a little bit differently. So don't get all freaked out by the fact that the numbers are a little different. Just make sure that what you're doing is you stay with the one data source and you use that as a comparative number. So it might be here that you know the Median house prices 327,500. Australian Property Monitor says $340,000. RP Data says $320,000. But month on month what you're doing is you're seeing the increments compared to what that data source said the month before. So you're seeing the growth relatively. So don't get all freaked out about it. Our vacancy rate here, 0.6%. Dean, this is great. So this tells me that as soon as you put on the typical property that most people want onto the market, it will rent really quickly. So there's more people looking to rent than those that are actually landlords have got properties listed as we know. It's got a good rental yield. The days on the market that's really. These numbers at the moment are really skewed by the fact that we've had some really weird data and I'm using three month rolling for these days in the market. 26.9% renters, really good. I can see some great opportunities here. Low public housing. So all in all this is a first pass for me and what it says to me is, hey, there's a great rental yield. Is there opportunity to actually add value and potentially get a property that has growth potential. Now growth is usually driven by the ripple effect and when I'm looking at the ripple effect, I'm often looking for surrounding suburbs that have had growth so that this puts pricing pressure on this one. Now having not gone all the way through and obviously done, you know the dot map for this suburb, I don't know that, but what I can say is when I look at Western Australia at the moment, in particular Perth, I know that it's taking a lot to see that ripple effect come through. So the dot map may not be that useful just for those who are doing the dot maps exercise, I know that, you know, since mid last year there's been a lot of difficulty in you getting the 10 year data just because the fact the magazines have stopped. So I am adding that to the location masterclass for you every month for all of Those suburbs, the 10 year growth so that you can actually carry on and do that work. So all good, all good there. But yeah, if I'm looking at that Dean straight up it would say to me that there's some opportunities there for you. But I would think that at the moment it's a good price point. Obviously it's got good vacancy rates and then I would just get down into the next lot of information. So the way that I would do that is I would probably use something like RPDANA and and get to the next level of how would you actually find out whether it is a good price point or not. So if you've got access to RP data obviously we can help you with that if you wanted it. But what I would do here is I would get into RP data, I would put the suburb in Maddington, Western Australia and I just go through and just get, you know, almost like a sanity check of you know, what the typical type of property is. So we now know it's a three bedroom house and there's six and a half thousand facilities there. I would also jump over to SQM research and I get an idea of what the typical size block is because you want to make sure that you're actually getting the typical. Say it's that one, Maddington 6109. So now I've got this two and a half thousand three bedroom houses. If your agent is looking for you and is saying that it's coming up with some good areas here for you, then I'd start looking at what these look like. So this is interesting. There's a couple of duplexes coming up here and when I look at the sales in Maddington in the last year, here's some of these duplexes coming up on 2 to 300 square meters. But the typical block size here definitely seems to me to be 650 to 800. So I would be only looking at 650 to 800 so that we've kind of maybe 600 to 800. We're kind of comparing like with like with what the typical block is. So we're not looking outside, you know, of what the characteristic or typical type of property is. And once I know the last 20 sales I just go through and go okay, so what do these look like? How am I actually comparing my property against those? I'd go through a whole lot of analysis on those, you know, probably another master class. But I would select all these, I would download them and then characterize you know, which ones were brick or timber or renovated and unrenovated and just see how your property actually compares to that. So I hope that serves you well and gives you a little bit of information of how you can actually use Location Masterclass, the suburb selector software to find that information. Obviously, if you don't have a location masterclass and you've got to find that information yourself, you'd have to go to census data, SQM research, RP data. You'd have to go to the ATO tax to get the income details. All I've done is made it easy and put it all in one place. But you can definitely go and find that all separately. So I hope that helps. And yeah, let's have a look at more questions that are coming through. So I've got a few more questions. We've got flipping says Virginia so let's have a look at that. So I can't see your name because no one's clicked on this. I've just got Facebook user so I'm going to try to make sure that I've got line up all the questions. Oh Dean is a four bedroom property. Okay Dean, I don't want to leave you hanging there. Let's just jump over here and I'll show you a couple of ways whether you can see if you're taking on an additional risk or not with a four bedroom property. So if you then go and add four bedrooms to this, we know that there's 20 properties that have sold that are three bedrooms. 28, so there's only eight four bedrooms. I would probably go over to Suburb View now. All of this is in the back and in the Location Masterclass. Location Masterclass workbook to show you how to use Suburb View and some of these other. So I'd go into the rental yields for three months and I just get a gauge for how many properties are being listed and sold. So you can see here 100 properties are three bedroom properties. Four bedrooms is only 57 two bedrooms. Really risky. So it's half amount of four bedroom properties that are selling a little bit more expensive than the three bedroom properties. That would give me some concerns about whether you've got the typical property that most people want. You could obviously go into census as well, find census data, quick stats, put in Maddington. And just get a feel for how many people do want four bedroom properties. So I just jump all the way down here and as I said this is all in the Location masterclass so you don't have to overthink this so three bedroom properties, 53% of the population in 2016 and four bedrooms, 33. So that would just be a little bit of a risk that I would consider that you may need to look into a little bit deeper if you've got some type of, you know, multi living kind of philosophy and what you're trying to do with the four bedroom or something fancy that might suit your needs. But just know that you're not buying the typical property. And the reason I buy the typical property is that, you know, when I want to sell the property, I want to make sure the most people want it when I sell it, especially if it's an emergency sale. I think when I look at Perth as a market itself and having been in the mining industry for 20 years, I do have significant concerns around the reliance on resources for that state. And in particular iron ore has probably been one of the only resources that has escaped the Chinese stranglehold that they have on a lot of our imports at the moment. And you know, there's a lot of slapping going on even down to how they characterize our beautiful Great Barrier Reef. And that could potentially be a risk in the future if something happens to that industry, obviously. So that's how I would consider the risk profile. But obviously a lot more research to be done. Okay, so Virginia, Virginia. I'm looking for some mid priced opportunities. Ooh, I wonder what mid price is. Have a character house. Oh, Joanna has a character house. Surrounded by units. Will not let me do anything. Any suggestions? Okay, let's have a look. Virginia, Virginia, she wants to flip in Sydney. I'm looking for some mid priced opportunities. Okay, how can I help you here, Virginia? I don't. Mid price is. I'm gonna go with mid priced. Median house price is 990. Is mid price 450. I don't know. Let me know. What, what, what do you consider as mid priced, Virginia? And while you are filling that in, I'm going to just jump to Joanne's question. You have character home in Hurston, Queensland, surrounded by units and the British Brisbane City Council won't let you do anything. Any suggestions? As my concern is only market would be developers. I guess the issue that you're facing, Joanne, is it would make me wonder if I looked at the census data. So let's just do that. It would make me wonder if I looked at this suburb of Hurston if it was characteristically a unit when you bought it. Predominantly a unit market. So 37% compared to 41% of people prefer to have flats or units so this, if I was doing the original assessment and if, you know, for my mentoring students, when I look at their portfolios, I assess their current properties as if I was going to buy it, this here would actually give me a bit of a red flag that there was quite a lot of units in the area and hence it's almost. And I imagine since 2016, it's probably even more so now. The most characteristic property in the area would probably be a two or three bedroom unit. And with that in mind, you've got a property that's not typical. So now you're facing this issue. Who's going to buy the property if it's not big enough to sell to developers, for developers to actually develop it, then you may not have a market. There could be, I guess there could be an opportunity for you to create maybe a multi dwelling. If you've got the floor plan that allows it to do it could be that you develop it yourself. But I guess what you've run into is the risk of not having the typical property in the area. And unfortunately, until BCC kind of changes the way that they do things, you're probably going to have that change being an ongoing problem for you. So I'm not sure if that helps. Okay, Virginia, she's talking 8 to 900,000 for a purchase of a property to flip. Okay, so Virginia, this is a really interesting question because when I'm looking at areas that I'm going to do the flipping strategy on, not that I do it, but when I'm looking at that for people, I'm looking at areas that have the potential that allow you to. Have that pricing disparity. So if you've done the ultimate guide or renovation course, let's say 55, that gets us out to Lake Camden, then that might be. You understand what I'm talking about when I'm talking about pricing disparity. But I'll try to give you an idea of what I'm talking about now. So if I just look at that price point between like a million and 8,800,000, and the reason I've gone to a million is that. And I can change this. This is what we're after, is just that it makes it, let's go 10% below, so we get around 810 to 900, with the way the market's going at the moment, it's a bit crazy. So as you can see, we get quite a few suburbs here that come up. Now. All suburbs are not created equally. When we come to looking at pricing or pricing disparity in a suburb. So you know what we might do in this case is you would choose the suburbs that fit your model. So if you're going to flip, you're being selling mainly to an owner occupier. So it's not around the, the percentage of renters, but you still might have some of the characteristics if you want to have an area that's going in value. Just in case, you know, you're not super confident about the flipping strategy and you know, you want to make sure that you've got some growth to assist you as well. So you'd be looking at that. When it comes to flipping though, you've got to be really, really mindful. I have used RP data and I'll show you how I do that. So let's just say that we have a suburb here, Fairfield east. Let's just check that out and see how it looks from a characteristics of a suburb. And this just gives me an idea of if it's where I want to be. So there's a lot of renters there, there's only 23 sold. Right. So this is not fantastic for me. Old Guildford, there's 28.8, there's only seven sold. Goodness. So you can see here Guildford itself, there's 50% renters. And so you're really actually looking at a low percentage for renters. So none of those areas would kind of give me now Granville. I've done an analysis on Granville like eight years ago in a workshop. It was coming up as an opportunity. So let's just jump into that now. But what you're really doing is you're trying to find the suburb that is going to be the one. So, you know, once again, large amount of renters and you're going to see this. Are you really trying to cater to the owner? Occupied market doesn't matter if there are renters in the area. But that would be one of the things that I'd be looking at. So 176 sold. Let's just have a look at what the typical type of person is and property. So it's a two bedroom flat. So the typical type of property in this suburb is not even like a starter for you. So I'd go back and get rid of that one off my list. So as you can see, it's kind of like you have to do a lot of analysis. Now I remember speaking to John Edwards years ago and he felt that you needed to have a price point of at least 600,000. I think it is closer to your area 8 to 900,000 at the the moment to make sure that you've got the opportunity to actually flip in it. So you have to have a stance of properties that are unrenovated and renovated. Now in mentoring yesterday we did an analysis on a couple of suburbs for one of the mentorees in Brisbane and we found in one suburb there was a lot of capacity to add value the district between the renovated and unrenovated properties. But in the next suburb there wasn't so it was better to buy just the renovated properties. So what you need to do is have a look at Suz, click the link, I can see your name come up in the comments. Thank you. What you want to do is actually be able to find the suburb that has the capacity to add value in it. So this is how I kind of trick the system and I want to be able to just grab a suburb that's going to have 20% renters. 46. So Kings park, let's just have a quick little look at that. Make sure that our house is the typical type of property. Three bedroom house, mums and dads and kids looking good. 46 sold. So that's probably characteristic a bit more of what's happening in the market. 20% renters, good income, low public housing vacancy rate, don't care because it's all about the property. Okay, so we've got this Kings park. Never heard of it. Let's check it out. So I would go up here to Kings park. And I would look at what the typical marketing. So we know there's three bedroom houses and then I would go over here to the property types I would choose them all and put them on your watch list. So as soon as one of them comes on the market you're going to find you're going to hear about it. Then I'd go to this suburb report. Now the reason I'd go to this suburb report and if you send me a PM I'll send you this report so you can have a look at it. But the reason I go to the suburb report is that it gives me the opportunity to be able to look at very high level if there's pricing disparity in the actual suburb. So I would have a look at the suburb report and let's just say and this is where I go to it's like my cheat. Okay the median Property is worth 800,000. The top 75 percentile is 860 and the bottom 25 percentile is 726. Typically what I would do with a flipping strategy is when you think about a flipping strategy, really, you know, you're looking around, You're really looking around being able to add value quickly. So we're not talking about getting there and paint and do the kitchen and bathroom. It is usually a structural renovation that you're doing. And structural renovations usually cost about 40% of the value of the property. So if I look, look at that and say, okay, well, let's say that you could buy at the bottom end of market. Say, let's say 7:30. What's 40% of the market? So it's going to cost you 40%. So you're going to have to sell for at least a million dollars. And then you've got stamp duty and holding costs and all these other costs. If you have to go through those numbers, you're only going to be selling somewhere around and you hold it for less than 12 months, full capital gains tax, all of those kind of things. You're probably looking at having to sell it for a 1.15 to make 50 grand. Now, I can see there's no capacity for that in this suburb. If I was looking at this, not to flip, I would say, okay, so let's say you buy at the median 800 and you do a renovation that costs 10% or you're really clever and you can do 6%. Let's just say it's going to cost you 50 grand. If I'm trying to make, if I'm trying to make $2 back for every $1 I spend. If I spend 50 grand, I want to make 50 grand to hold the property. Not with all the extra cost. I need to see that there's capacity for at least 900 here. So this is a suburb that doesn't have flipping. So I hope that helps you get, I guess, a little first pass of the kind of analysis that you would do. I would then jump into the sales history for the suburb. Often this is defaulted for six months. I probably get a whole year's worth. I would download this and look at what the unrenovated properties are costing and then the renovated properties. Unrenovated, renovated, and just see if the pricing disparities there before you go and waste your time. Now, one of the interesting things that you may want to consider is if you had a look in the Facebook group, there was an article that was posted just this week by me about this great couple that did some flipping and they did, you know, they, they really made a lot of money. And because he was on the Tools, you know, they bought, they sold for 1.391 million, etc. I was challenged to go through and do a few of those numbers by Teresa. So, you know, I did that. But I think they may, this could be a flipping success story. I think that they may have made about 50 grand. And if that was the case, then yes, they've had a success. But was it worth the three years and everything they went through? So go and check that out as well because I think there's some really interesting information there. So I'm hoping that has helped answer your question. And let's have a look at Sue. Hi Jane. Oh, you may have answered my question earlier. So I've just jumped in. What are your thoughts on Brisbane and Brisbane North Markets? Yep. In the next few years considering holding or selling a property. So I am looking at all of the data and all of the data tells me that the economists and the property experts are picking Brisbane to be a win, win, win going forward. We had some immigration, internal immigration numbers that came out that indicated that, you know, I think it was that 16,000 people left Victoria in the last quarter and about three quarters of those went to Queensland and the rest went to New South Wales. I think you might continue to see that. However, I do have some concerns. You know, over the last 10 years Brisbane's done about 2.5% capital growth. And I think when things get back to the new normal that we're expecting mid next year with full vaccinations and potentially bordering opening, you will probably find that the market will fall back to that. So maybe a 20% growth in the next two years. If that's within your time frames and what you're trying to achieve. Fantastic. If you're talking 10, 15 year time frames, I think the cities that have the greatest opportunity are those cities that are going to be the ones that are tried and tested and where the population wants to be. So Sue, I bought my dream retirement home on the beach in Scarborough. There you go. And I picked that area considering holding and selling prior PPR is on a double block in a prime location with an old home that will rent for approximately 400 a week. We can afford to keep it, but we will need funds to renovate the new ppor. Okay. So if you need funds to renovate it. Sorry, I couldn't quite hear you. Please repeat what you said. Siri's talking to me. If you need funds to repeat, to renovate, you might find that the property that you currently had has gone up in value. There's some equity there that you can use to renovate your home rather than waiting to save or having to sell it. If that's the case though, be aware that you're getting a loan against an investment property and that portion or split of the loan is for personal use and you won't be able to have a tax deduction against it. Speak to your accountant. I'm not an accountant. Thanks for that last piece too, Virginia. My pleasure. Now, Jo Ann. Thanks, Jane. That was my concern. As BCC says, it's a carriage protected. Oh, just gets worse, right? I know. Look, I bought a house with a heritage overlay. Didn't completely make things terrible for me, but it did mean it took six months to get the color scheme approved through the council. So it's one of the things, you know, as we go through the Location Masterclass, it's just around about, you know, minimizing your risk by being aware of exactly what you need to find. So yeah, this character property, my heart goes out to you guys. I have talked a little bit about Location Masterclass. It is a tool that will assist you. I've had some amazing feedback this month from so many people and we are throwing together an extraordinary end of financial year sale for people to have a look at. Go and have a check it out. I'm going to show you a little bit later. I have really put my heart into this one in delivering something that I think actually I should just share it with you now that I think is just next level on helping people get to where they need to be. I've really. Yeah, I basically it's over. I don't know, was it 70% off $1,400. But essentially I'm putting my book, all of my companion course for the book together, the four step property inspection checklist that usually only goes into the Ultimate Guide to Renovation. To make sure that you're finding the property, doing the appraisal, checking those heritage overlays, all of those things are in there as well. And then the location masterclass one year access, which by itself is usually $1,000. I've put it all together for $495. I'm going to throw in that report and the masterclass idea on the location masterclass, like seriously, there's nothing else I can put into this or offer that is not going to get you guys to your end result quicker than just jumping in and getting into the market. Now they're predicting that the market's going to go up insanely in the next 12 to 18 months. And I want you to be in there. I don't want people spending the next year doing research. So get in there, get on this. You know, I can't, I can't put anything else in here that you could possibly need. And yeah, it's, it's something that I'm really proud of and I can't wait to show you. Now I just want to jump into the presentation as well for the month. So I want to make sure that I'm answering everyone's questions and doing everything that I can help you with. So first of all, I did have a couple of questions that actually came through and I want to make sure that I've got an opportunity to answer that. So Lisa says hi, my question is, what do you think of Morissette in New South Wales? I wasn't sure where to post this. No problem. Have a great day. Or have a great day to you too. Let me go and see what we can do to answer that question for you. Okay, so Morissette. Morissette. Morissette. All right, so let's start at the beginning here again. Now I know there's a lot of angry people because I've left out regional areas. But I'm going to show you a little hack around how to get into some of these regional areas in the Location Masterclass. So Morissette is actually near Newcastle. So if you put Morissette in, you know, if you put the normal, you know, Newcastle 15km in, you're not going to get it. But if I look at, and I'm just making huge ranges here so I can catch everything, I'm happy to go 90% below million dollars if I'm like $100,000 home, happy to go 20% above it and happy to be, I don't know, 100 kilometers on either side. Now this is going to get me out to Maitland, it's going to get me up to Port Macquarie, it's going to get me down to the central coast and it's going to get more Morissette. So here's a little way around some of these. So let's get down to Morissette. Hope no one's got epilepsy because I probably just created a problem for you. So Morissette here. 5, 10. So this is how I would do this analysis. Lisa, let's check it out. Okay, so Morissette, normally when I look at capital cities, I'm looking at the pricing pressure, but when I'm actually looking at these satellite cities or regional cities, there's not Enough suburbs to give me pricing pressure. So really the dot map exercise is really redundant. And if you think about the fact that you know, you've got Sydney and then you've got the central coast and then you've got, you know, Lake Marmara and the lakes and you've got the sea and then you've got the rail and you've got. All these things can affect price of these suburbs. You're not getting the traditional ripple effect that you get of people wanting to live near the capital city in the cities and I mean obviously I've got that explanation and everything in there around the dot maps and where they are of use or not. But I would just say you can just jump straight to the suburb selector software with your price range in here to see what you can afford. So let's just do some analysis on Morissette. I'm assuming it's a buy and hold. 26.2 renters, 117 sales. Yep. Stocks down rents okay. Rental yield for New South Wales 4.23%. Fantastic. Last couple of years has had some trouble. Long term growth at 2.10%. So it's kind of like unproven surrounding suburbs. A higher price point. Always nice to see. Let's see what the typical type of property would be that I would look at in here. Is everyone still with me? I'm not boring anyone to death at the moment. Do you have a question Miriam? Interest rates. I know, let me tell you about that a little later. Three bedroom houses. Yes, we've got those. Oh, couples without children. Interesting. Average age 56. Look how this is just telling us what's happening in the area at the moment. It's not the 34 year old mum, dads with kids. It's an older maybe retiree area. Lots of houses, not a lot of units, lots are sold. Hasn't had the growth vacancy rate so there's more houses, more people looking to rent houses than there are houses on the market. So this is all really good information, information and it's giving me. Oh good, good to see you still here. Thanks for your comments. It's giving me really good information. So it's telling me a little bit about this suburb. So I would, then I jump over here and I just get, I'd start basically. Obviously I can't spell Morissette. Morissette. See if it works it's probably enough for them to. Why would Morissette not be there? Let's have a look. So it's all about being a detective. Most of the time when you're looking into how you can find the data. So you know, I'm trying to get in and see exactly what's happening in the market and what type of market is now. There's also some really handy little websites that you'll find that have a lot of like data and analysis in them as well. And I, you know, a lot of the, you know, domain etc these days are coming up with a lot of, of detail and about different areas and I find that, you know, when you're actually in an area and you're trying to find out information about it, it's great to be able to get all the different data. Now the really weird thing I'm finding here about Morissette is no one has any data on it. Ah, you know what, it's a double S more ET. See this is what happens when you are an engineer. You're better at that. There's nothing on Morissette. Ah, yes there is. It's always nice to know that you got it right. Okay, so let me think about this. You want me to have an inch look at what is happening in Morissette? All right, so I'm going to look at the typical properties. Actually, you know, this is what I would do. I would just get a feel for what's happening in the market. So there's been 103 sell in the last six months. This is quite substantial. I would get these and I would download them to a CSV file so that I can actually have a little bit more analysis about what's going on. And I think the important thing about this is it just gives you a chance to start looking at what's actually happening in an area and gives you an idea of how you can actually do a little bit more analysis. So let's just have a look at that for you. So I would pull this up and I've just downloaded the information of all the properties in Morissette. I would go through, I would filter these so that I could say I'm not interested in the small ones. I pull them all out but I'm not really interested in them. I would then come over here and I'd say, oh, I want to get a little bit more information about what's actually happening in per square meter. So I'd say if it sell price is 530 divided by the land size 511. So this now starts telling me what is the characteristic of the value. So I would then come up here, I'm going to take out all the zeros and all the non disclosed and there's going to be a couple of prices in here that you probably look at and go, you know what, that's nowhere near, near what the median is because we know that the median price when we had a look at it for Morissette was around 510,000. So we're starting to get some information that's saying this is not really, you know, relevant for the area. So I'd start, I would take out some of these sale prices that just seem way too low and keep the others that aren't. Now land size, if I don't have any land size, it's not really going to help me. So I'm going to take that as well. So what I've here I've got an idea of, you know, what this suburb is looking at from a land size. So I know the rental, there's some areas that have really good rents. I know here that I've now got some, an estimate of like the differences is what's happening. But $2,000 a square meter compared to 450, big differences. So what I would like to know here is maybe there's different renovation types. So I would go through and I would find out, you know, and look at this property and say things like is it a brick, is it two story, is it renovated and unrenovated, you know, maybe what the age of the property is. And I'd start building up the information and as you start building up this information, what you're starting to do is you're getting a feeling for, you know, what are the unrenovated properties for instance selling for and what are the renovated properties selling for, you know, what are the, maybe the brick properties selling for? Maybe you've got a updated property, got updated in the 80s, maybe you've got brick, maybe you've got timber. And what this allows you to do is it allows you to go through and I'd have these in different columns but it allows you to go through and say, well give me an idea of what all the timber properties are selling for. And so you get an idea of maybe an unrenovated timber or you know, what the characteristic property in that area is. But you know, I'd be taking this to the next level and I'd just be getting, you know, when, when you go through and have a look at, you know, the location masterclass and you start getting all, you know, your dot map, et cetera, blah, blah, blah, but you start getting the information, it's then that you then start doing the individual suburb analysis. You know, what has changed from median growth, you know, where. What does the property look like when you go into census, what are the areas of concerns? What are the two, three, four bedrooms? So as you go through, you know, the entire, I guess, master class, it gives you an idea of what's actually happening in the area. And that's what I'd be looking at. But, you know, if I was looking at Morissette itself and trying to get an idea of, you know, what Morissette looked like, you know, I'd be just spending some time in understanding, you know, what are the drivers of the area. It looks to me like it's an older demographic. Are they moving? And if they are moving, you're probably going to start seeing people taking, you know, opportunity from, you know, some of those government incentives to have people move. You know, there's. It's next to a hospital, it's on Lake Macquarie. It's near the major freeways, it's halfway between Newcastle and Sydney. You know, it's got a train line next to it. You know, there's a lot of things that are making the Central coast being very, very attractive at the moment. So. And yeah, I hope that helps. Lisa, let's jump back into my special PowerPoint presentation because I want to make sure that I can help you all out. Got a next question from Tosca. He says, hey, Jane, hopefully you guys can see this still. This is amazing. What is he talking about? He's purchased the end of financial, your location, Masterclass, the bundle, blah, blah. Highly valuable. I played around the software doing some maps. He's got a budget from Melbourne, looking at Ballarat, Geelong. Fantastic. Currently in the middle of reading your book, which was so valuable to read. However, I came across this tip on page 70. Astute investors don't wait to the end of financial year. They get their tax return every pay. They do this by submitting a tax variation. Ask your accountant how to do this. Aha. Okay. So once again, I am not an accountant. He goes on and says, sorry, if you. Sorry, do you mind if I ask what's the benefit of receiving a tax return every pay, every time rent is paid by the tenant? I understand receiving a tax return after each pay will increase your cash flow. Absolutely, Tosca. Because one of the things my boss used to say to me, how can I earn so much more than you? And you actually get more in your pay every single month than I do? And I had all these tax variations in place. Now, this was in A time where there was high tax, sorry, high higher tax rates, but higher interest rates as well. So the differential, the loss was greater, but at the moment our interest rates are so much lower. So people who do have a tax variation in place, just be mindful and alert to the fact that we're always at the end of tax time now. But if you actually claim more back than is claimable, the tax department may not let you put a tax variation in for the next couple of years. So just be mindful of that. But tax variations, essentially, if you know you're going to get, you know, $6,000 back every year and you have done for numerous years, then that means that every pay, monthly pay, you could actually say to the tax man, look, instead of me waiting to get $6,000 back at the end of the year, can you just like not take 500 bucks out this month and so you have a better cash flow. Helps you go through the things when you have to, you know, change the hot water system like I did last week, or change the balcony on a property, which I did last year, just helps you fund some of those things. So he says, as a novice and future investor, I'd like to have your thoughts about whether it's better to wait until end of tax time or do it now. I thought I'd wait until the accountant works it all out for me and tells me how much I can get back. Look, I think that's a really good idea for a first time investor is to get the tax accountant to do it the first time and they can actually launch one of these for you. But having, you know, had them lodge one, I've just done it myself for many years afterwards. But they will, you know, take depreciation off and everything else. I would just say if you're putting in a tax variation, in my experience, what I've done in the past is not trying to get down to the like little last dollar, leave enough in there so that, you know, things, interest rates do change or things do change that you can, you know, obviously have a look at those and make sure that you're not, you know, overstepping or over claiming. But it's a, it's a great little tip. So page 70. Good to see you. Page 70. Okay, I want to catch you up and tell you what's happening in the market. Obviously there's. Sydney has had a few issues with COVID and it looks like they may go into some type of lockdown in a coming week or so. So we know that when Melbourne's had that house. Obviously there's been less clearance rates in properties, so it might just be a little bit of a stopgap. It's winter anyhow. We'll wait till spring. Interesting that the government's come out and they've increased the price caps of the first home buyers. So, for instance, you know, 750,000 in Sydney, 600 in Melbourne. Melbourne's gone up to 700,000. A lot of people I've spoken to have said, thank goodness I'm looking at a price cap that's just a bit over the. The people who are doing the first home loan deposit scheme and all the other things, because it means that I'm not in competition with them, or you may be now, so just be aware of that. Look, Australia is in a fantastic economic position. Unemployment figures are down. Lenders have started to increase their servicing limits. So, you know, CBA announced this week that they're increasing the servicing limits of how they service, how much you can borrow. So they're showing some confidence and putting some buffers into that. Now, what that means is they're going to lend your money for 30 years, right? If they think the interest rates are going to go up in the next few years, they're going to say, well, we don't want to put you in a bad situation where you can't afford it in the future when rates are higher. So we're going to increase what we are going to estimate what you can borrow against. So just be aware of that. Good news is a lot of the lenders are coming back in time frames. So, for instance, I think Westpac is still 33 business days if you put a loan application in before they pick it up to even assess it. So people who are trying to get into the market quickly, we're finding for the mortgage business, it's really difficult and we're really having to target lenders that have high, quicker turnaround times. Look, as suggested, the interest rates there's been, you know, RBA continually says 2024, that they won't be putting rates up until then until there's full employment. Even yesterday, the deputy, the governor of the RBA came out and said, I know what everyone's talking about, but we're still not planning to put them up. But CBA came out yesterday, the chief economist, and said, we believe there'll be two rate rises in early 2023 or late 2022, which is a reason why you should be doing some things sooner. I'll get to, hey, look, I'm going to show you some numbers around markets around the world. They're just insane. I want to get. We've had some great client and student feedback. If you, you get my Sunday morning when there's something interesting to say. Emails two weeks ago. Susie, who was part of my Borrow My Brain series last year, first home buyers at 60. We really helped target some areas for them to look in on the central coast to buy. She emailed me this week going, I can't believe that we've just made $150,000 in the last 12 months. That's life changing for some people. And then just this week I had an email from one of my mortgage clients. She, as a single mum nearly separated not knowing what to do. Back in 2009 I had one of my mortgage strategy calls with her and gave her some ideas of suburbs that had those growth potentials that she might want to look in. And she bought and bought it. 760 sold at 1.96. And she sent me this beautiful, beautiful, beautiful email. We had a long chat and she's like, you know, you created a million dollars worth of wealth for me. So you know, that's amazing. I know if you buy in the right locations, you know, there's just incredible opportunities to be had and you know, I'm just so heartfelt to be and humbled to be part of some of those type of journeys with you guys. So this is some of the data that I've been seeing out this month. You know, house market tops $8 trillion. So you can see our house price prices are going up, the market's going up. CBA yesterday came out and said that they think there'll be rate rises early. All of this stuff is happening at the moment, but this is really interesting and this comes from the government money smart website where they talk about where people are putting their money and the horizons. Cash and fixed interest, 3 to 4% of return, which is kind of the guide for where inflation should be. Very low risk, low timeframe. Property 6.3% medium to high risk with a five year plus time frame. Shares 6.5% with a high risk at least five years. And I got to be honest, you know, I'm obviously partial to property, but I look at the property to shares numbers and I think if I want to go into a higher risk investment for just a 0.2% difference return overall over the whole market, is it really worth it? So I just thought that was interesting and it brings us back to the fact that a lot of people are bringing their money Back to bricks and mortar. Okay. This is really interesting as well, especially when we start talking about some of those population changes that we've seen. I just pulled this up. This is the top 20 building and population hotspots. Now. This is where the population annual growth is expected to be. Melbourne is supposed to be the biggest capital city in Australia by 2030. I recommend we should push that out because the lockdown's to about 2033 and students coming back in. But this is where, you know, these huge 400 residential building, 400 billion residential building kind of expenses are going, you know, Blacktown in Sydney. But if you have a look at this, it's New South Wales. New South Wales. New South Wales. Victoria. Victoria. Does that mean there could be an oversupply? Possibly. But what's more interesting to me here is where they're actually looking at these areas in the population growth. And we know when population grows they need to live somewhere. And that's our job as investors and creating secure and sanctuaries for our tenants. And this is where people are going, should you buy house and land packages in these places? I'm not saying you should, but what I'm saying is it's interesting to see that, you know, when I look at should I be buying in Queensland? Queensland and all of those questions, once again, I look at where is the biggest markets in Australia? And still Victoria, New South Wales. So let's just have a little quick look at the growth. This is from CoreLogic out last out Monday. You know, we've got 14% growth over the last 10 years. 6% has been the norm. 9% growth in Melbourne over the last 10 years. 6 percent is the norm. Brisbane, 10% over the last 10 years. 2% has been the norm. 2% for Adelaide and they've done 8%, Perth's done 7. So, you know, this is year to date. So this is like January to June. We've got six months to go, guys. So when we start seeing these predictions of 20% growth, there's a lot to be had and there's a lot of upside. I'm always interested in. Look at the national property hotspots, Mohair and Todd White. Every single month they ask their expert valuers to have a specific topic. And I always look on with interest on what they're doing. And as you can see here, they have this month asked their teams to discuss ugly. Sorry, not ugly. Unsung hero hotspots, which provide excellent opportunity for buyers looking to take advantage during these rising tide of prices. Now you might remember when we looked at this last month, Wodonga, Aubrey, Calgary, Cal, Albany and Geraldine were all at the bottom of the market. They have all moved on. So we're seeing this market move as well. What I did have a bit of an interest of this month when they were looking at these unsung heroes is though, when I was reading the Sydney area and we always talking about pricing pressure, and this is the ripple effect in full pricing pressure. And as you've probably seen, if you've been a student of mine for over the last 12 years, you know, I have a property in Kingsford, median house price $2 million. And it's funny that they're saying, you know, look at Kingsford. Now go to the next suburb out east lakes is only 1.5, or pagewood or Rosebury. And the reason I bought in Kingsford was because I, I was looking at Randwick and Kutchee and Kensington and going, oh, Kingsford's going to go next. And now Kingsford's being used as that example, which I thought was just hilarious because it just shows how, you know, as time moves on this price point or these ripple effects comes out. But this is actually where I kind of spluttered my coffee big time, was because I was looking for one of my Dun Dun View clients earlier this year and had located some areas and engaged a buyer's agent. And I'm not telling you about this for you to do this, but this is a service that I did offer at that time. And I was looking at all these properties that the buyer's agents are finding for them. And I was looking at the areas that had taken off, and I was looking at areas that had the potential to have growth. And Denali came up and we really targeted this area. And it's funny now we were looking at the suburbs that were making Denali maybe go up in value. And now Denali and exactly the property they purchased was the one that that's been used as, hey, this is an area that's gone up in value. Now let's look at the next suburb out Sutherland. So, you know, time changes everything. But you can see this ripple effect. And this is this beautifully demonstrated here that when you can't afford here, the pricing tips over to the next level and then tips to the next level. So, you know, I couldn't afford in Randwick, so I bought in Kingsford. These people now are saying, come forward in Kingsford, let's buy in East Lakes. So you can see this is a beautiful example of how this works. And I Just wanted to share that with you because I was just like, wow, this is amazing. More metrics. This is really interesting. The reason I'm looking at this, the Capital Cities properties listed for sale. I'm actually just more interested in looking at the 12 month change now, the 12 month change in the number of new listings. So let's just type Sydney. Well, let's just take Brisbane for instance. Haven't talked about Brisbane for a bit. 30% have gone up with new listings that have come on in the last 12 months now compared to the last 12 months. But when I jump over here and have a look at the number of total listings, it shows that we've got a way to catch up. We're still 24% down from last year on what the total listings were then. So this is just a really interesting metric to see what's really happening. It looks like we're really up in listings but the actual incumbent listings were so low that we're still behind for the year. Median time on the market. Always interesting to see, you know, everything's going quickly. If you think of most marketing campaigns as six weeks, they're going before auction in most cases. Now the rest of the world, I want to give you some hope of where we sit now. I've been since last April, I've really been monitoring the overseas markets just to see and make sure that we are on track. And I wanted to pull my mentoring clients out of the market until we really had some confidence of what was happening in those markets that had responded quicker. And you know, this is now a year on a year plus a few months on. And you can see here, you know, Sweden's year on year house price increase over 15%. Denmark, Russia, UK, US, Korea, Canada, you know, Germany, Netherlands, UK, Taiwan, Brazil, all 10% over where the market was. 10% growth, which is amazing. And you know, I think this number from Oxford Economics might be a little bit old because Australia as we just saw is up right up there as well. So you know, this is, this is an incredible kind of example of those that have gone before us, where their market has gone and what we could expect as well. So let's with confidence still consider the fact that there's still some market opportunities there. This is a really good graph too, you know, because it looks at how employment has been affected in these different areas now. Even though a lot of those city countries that I just mentioned have had, you know, still bad employment situations, they have had the house growth and you know, we've actually had better than most so and we, the rba, sorry, the budget that came out end of last year actually predicted that by mid next year we might get to like a 6.5% unemployment rate. We are at 5.1%. Full employment is when there's kind of a 4 in front of the number. And we are getting there real fast. So there's a lot of opportunity there. So when you start hearing about, you know, brace for rate rises in the next two years and you know, I was looking with interest following Michael Matusik recently and this is what he put out Monday. Yesterday. Monday it was. This is the likelihood of rates going up or down the right. The likelihood of rates going up is getting higher. So they're talking, potentially CBA is talking to rate rises. So we might be at the 1.25 of the RBA cash rate, which is going to push us up maybe a percent in the next year. There is incredible fixed rates opportunities. This is another interesting graph from him that shows that as house finance numbers start going up, so do house prices. So when we get people starting to refinance to access equity, to purchase. As a mortgage broker, I can tell you that on average it's around about 180 days that we take an initial quiry to actually someone settling a loan and you know, finding a property, et cetera, and getting everything lined up. So this kind of six months in advance, we've just seen incredible inquiries from what people are after. And that just indicates the house prices are going to continue going up. But you know, and obviously if you want to have a talk to one of the brokers or strategy, call with me. As part of our commitment to assisting our clients. We'd love to chat to you and you can do that on that link there. Investorschoice.com bookacall but you know, one of the things I can see and the predictions that I'm looking at at the moment is that more and more there's a lot of opportunity for people to see what's happening in the market. And I think that, you know, if you get in now and you can do something now, there's a lot of upside. And you know, I really hate for you to really miss out on the upside that's around so interest rates might go up. A couple of our clients that we have, you know, assisted them in speaking to their current lenders or encourage them to speak to the current lenders themselves and just say, you know, what can you do with interest rates? One of the clients saved $36,000 a year by going back and having her interest rate reduced by 1.85% by just asking. So you know, you kind of losing money if you're not in it. There's a loyalty tax that you're paying by being loyal to your bank and make them work for it, give them a call and I think they some really great savings. If I can save you a little bit of money, then you can spend $495 on the end of financial year. Incredible special that I have for you, which I'm going to put up on the screen one more time because you know, as I said this is, I've never done anything like this before but I can just say that, you know, having the feedback from Suzy and my current clients who in 10 years made a million dollars, getting in the market now, taking off opportunity, maybe taking some equity out of your home, there's some incredible credible opportunities for you to be had. And you know, if you buy strategically and buy in the right areas, set for growth or your particular strategy and just be very clear on your research and what you're doing, then you know, this is the market where you're going to be making the foundations for your future wealth. So look, I really encourage you to get in there and have a look at it. There's left nothing out pretty much. I've thrown the baby in with the bath water so that you've got no excuses not to have everything on your side. And as always, if you don't like it, send it back and we'll give you your money back. But I've got to say, you know, this is, I can't think of how I can serve you even any better than making sure that you have all the right information to get into the market market with the right property in the right area, minimize your risk and look forward to the next 10 years of growth. So you know, this is the time fortunes are going to be made and you can do that in a low interest rate environment. Potentially, you know, fix loan your loans now for a long period of time so that you know, you, you don't have to worry about all these little announcements that come out. But yeah, as some of the information is coming through, yes, mirroring interest rates, people are talking about them going up. So I don't think that's going to cool. Property prices when you've got interest rates going up to maybe 4% and you've got, you know, rental returns higher than that, but potential growth year on year for the next couple of years of 10, 15, 20%, you know, it Just makes it a bit of a no brainer to get in there and take some off opportunity if it suits your current situation. Obviously Willard Oxley in Queensland. What do I think of it? I've probably gone over time and keeping everyone, everyone at away from work. But what I might do is just so that I don't leave the last question unanswered because I hate it when that happens. I'm going to quickly just jump in and have a look at Willard. Now what does he tell me about Willard? It's close to the cbd. So in Queensland. No, it's Oxley. Willard is the name of the person. So sorry. Let's have a look. So I would come up here and. Let's just reset this. So I'd come up here and have a look at the. I pull down the Brisbane menu. So it's close to the cbd. I have no idea how much it's worth. So I'm happy to go below it. I'm happy to go above it. Close. I'm going to say I don't know what's close. 20km. Oxley lets us do a really quick analysis of any concerns that would be highlighted. 11 k's out 640. Okay, so Percentage of renders 28.8 if it's a buy and hold strategy as an Investment property, great. 1.2% public housing. So I don't really have to overspend my time in thinking about that area. 150 sales. So I'm not going to be wasting my time in there. 3.66% return is a little low for Brisbane but that's still fantastic. 4.99% growth over the last 10 years is like double what Brisbane's done. So it shows me that it has had like the experience of growth, continued growth, 24% growth. Like it's had some really fantastic kind of growth figures. And as I said I'll be comparing these against what else is happening in the market. So I know the three bedroom house is the typical property. Mum, dad and kids 34. So it's young, it's got a train. I like that. Now not a lot of risk of like lots of units in the area that are going to affect a vacancy rate. Not a huge number of semis either. And the reason I look at that, let's say there's 1500 semis there. Then the median house price or the median price is actually going to be affected by the semi price. So if you hit the ground you're like what? I can't Find a house worth 640 and that's because the semis are probably selling for, you know, 600 and the houses are selling for 740 and the median 640. So I kind of look at that as well. As I said public housing, not a big deal. Good weekly income tells me that there's a good socioeconomic area, as I said, good percentage of renters. Okay. So the stock on the market's kind of bounced back. So this area here, I look at this and I start to get a feel for the fact that it's a three bedroom house, is the typical property. It's outperformed what the city has done. So this would be my first kind of step where I go, okay, so you know, when I would get into looking at the, the next information in the location master class which I've now closed down, I would go through the next set of information which I'd be trying to get more understanding of, maybe using domain and finding out a little bit about it. I definitely get into suburb view and just find out, you know, what is being happening on the market in suburb, what's been happening on the market as well because it gives me a little idea of activity in the market. I use this 3 year rent number just to convince myself that 3 bedrooms are the median. Medians around 6:30, got a good rental return. So I start just going through the motions. I then pull up for instance the report on Oxley and get a feel for what's happening in Oxley. I then go through as I've done in this session as well and you know, basically it's followed the bouncing ball of what I say to do. Location masterclass, go through and look, look at the past sale data, come up with a price pin map in the actual location masterclass. I've also got some bonuses in here and what I find is really interesting, especially if you're looking at suburbs that maybe have, you know, 24% rent rental is. I would go in and have a look at how to actually get into the census table builder and what it allows you to do is look within a suburb where most of the renters are. So for instance, you might have a suburb that has a less than ideal percentage of renters. But when you look in an area you can see the red zone. That is this zone is where renters are and it's 35%. So it helps mitigate your concerns and worries. But yeah, I would just, I would be following that process as we always do and just making sure that, you know, Your. Have a lot of changes. Obviously the 2016 census data might be skewed to not include a lot of development opportunities. Go to the council planning site, see what they're doing, maybe use Land Checker and have a look at those sites. There's also some really great analysis tools for Queensland called Queensland Globe, which you may have been able to look at in the past. And Queensland Globe is a really fantastic site that you know you can go and put your area in. I don't really have a, let's just see, Oxley comes up. But you can go and put your area in, usually the town, usually you need an address. I don't have an address. But if you go in and put in, okay, well let's just pretend that this is Oxley. You can go in here and you can actually turn on a lot of layers and have a look at what's going on and it would go in and even show you some of the flooding zones, etc. And you know you can get incredible type of information from this. So yeah, go in and just use as many as the data sources that you can that will actually give you the intelligence that you need to confidently buy there and be confident that you're buying the typical property in an area that the typical kind of demographic or person wants to rent so that you will rent really quickly as well. So hopefully that has helped help you. Willard, I really appreciate all the questions today and all the interactions. Sorry, I've run over time but yeah, I'm hoping that I've been of value and served you again. It's been an amazing month and don't forget that end of financial year offer. Seriously guys, this is like should be a no brainer for you. And if you've got an investment property I'm sure you can have a chat to your accountant about how you could claim that cost on that as well. But I'm going to throw in that June report for you. I'll throw in my Location masterclass that I ran last week as well. You get the book, you get the companion videos for the book, you get the four checklists from the Ultimate Guided Renovation course so that you don't make mistake and miss something as like heritage overlays or you know, some of the concerns, easements and the properties that you need to be aware of. It's just nice checklists that help you get through that. And, and then obviously Location Masterclass and I use access to that with the suburb selector software. So you know, it's, it's over like 60% off. And I can't but tell you to just go and do it because it's just a fantastic, a fantastic opportunity for people to go with clarity and confidence into the market. Well, guys, I'm so glad that I could help and assist so many of you today. So nice to see, you know, the comments and information coming through. It's so nice to be engaged. Please get into the your property success Facebook page, check out some of the comments, and support the people in there that are there all the time, you know, helping each other. And yeah, I can't wait to see what's happening in the next month. I can't wait to hear about your successes, and I can't wait to serve you more again next time. So, as always, here is to your property success. Bye for now. All the best. See ya.