Buy property now, or wait?

Should you buy property now or wait? So many people have been asking me this, whether it's a home to live in, should you buy it or wait, or whether it's an investment property, because people are sensing that it could be a good time if the market crashes. We've got the fear of interest rates rising, and let's be honest, they've already risen a lot. In fact, there's, um, some leaked news that the interest rates are going to go up again the highest they've gone up in 33 years. So you're probably confused about what to do. Here are my thoughts. Now, I have 1,250 tenants, I have hundreds of properties, and I've been buying and investing in property for 16 years. Um, my property portfolio is worth tens of millions of pounds, um, and I make 7 figures a year in income from my property portfolio. I have the biggest property management company in my city. Bar maybe one, although it probably is the biggest. So I just tell you that because actually this is my bag and it's something I'm very interested in and it's something I'm very experienced about. So some people will either say, well, now's a great time to buy because, you know, the market's going to crash and you've got to be ready to buy. And then some people will say, yeah, but the market hasn't crashed yet and interest rates are really high and it's not a good time. Well, I actually agree and disagree with both of those, uh, points of view, and I'm going to give you a point of view you've probably not heard before. So you should always be ready to buy property, because if you buy property for investment purposes, that's going to double every 12 to 15 years. It has done for centuries, and it's going to make you a good net income, and you own it independently, and it's harder for you to be taxed on that and that asset taken from you like other assets from the government and the system. So actually, you should always be looking to buy investment property. So David said no because the banks just rip you off. Well, look, this is one of the reasons why I'm doing this live, is because a deal is always a deal. So if you buy low and you sell or refinance high, or you buy and your rent is significantly higher than your mortgage, then you will make money from property. Don't wait to buy property, buy property and wait. So my point is actually you should never stop buying, and/or you should start buying now and always be buying, because deals come to you when they're ready, not when you're ready. But at the moment, you've just got to price in the future interest rates. You've got to price in if you think properties are overpriced. So you should always be ready to buy. You know, if you do martial arts and you want to protect yourself on the street and you're in a threatening area, you should always be aware and ready. And it's the same with buying property. You should always be aware and ready to buy property. Why? Because if you say, well, I'm not buying right now, then you won't get any deals. Agents won't pass you deals. The market will think you're closed for business and you'll get nothing. So it'll become a self-fulfilling prophecy. But also, if you say I'm not buying now and you wait until the perfect time, the perfect time will come and go, or the perfect time will never come and you'll never buy. So always be ready to buy property. Educate yourself on investing in property. Get yourself liquid. And that's not just cash, by the way. It's liquidity. It's investability. It's your ability to get a good mortgage at a good rate. It's your, um, how good the deals that you could find are, or your, your investment ability from private investors and financiers. This is resourcefulness as well as resources. And when a deal comes to you, or when you look at a property to buy to live in, you've just got to price in the current market conditions. So if interest rates are now at 7%, well, you've got to make sure that the rent is considerably higher enough than the mortgage. And if it's not, you've got to put the rent up. And by the way, the rents have gone up a lot. Or you've got to reduce the price to reduce the mortgage payments to then increase your margin. So actually, you should always be buying. But what I would say is this: right now, prices are, I believe, relatively high compared to where they're likely to be in 3 to 5 years. So, um, that's one thing that would— it wouldn't make me wait and it wouldn't stop me buying, but it would make me make lower offers. And interest rates are threatening to go up even more, and that wouldn't make me stop buying from all the reasons that I've said, but it would make me make lower offers. So Kevin has said the deals are terrible at the moment, they went up £170 a month. So Kevin, you just priced that into your offers. Because if finance goes up, mortgages go up, and interest rates go up, and margins are squeezed, what, what has to happen to prices? Prices have to come down. The, the financial element, the lending markets of the property market, have a massive impact on the value of property. So there was a big market crash, the banking recession, the crisis of 2008, and that reduced the prices down significantly. How much harder it was to get mortgages reduced the price down significantly. Definitely. So some of you on this live are, oh shit, the prices are shit, the mortgages are shit, it's all shit. But you don't realize that that's going to drop the prices down, and then those deals are going to be better, and you're going to have a better yield, and you're going to have a better return. So John has said the perfect time never happens. Exactly. The perfect time is now, and the best deal for you is the deal that you can buy today. And if the deal doesn't stack, make a lower offer. Because every deal works at the right price. A load of people saying, oh, I'm not going to buy now, the market's shit, interest rates are really high, prices are really high, nothing works. Well, it does if you buy 25% off the current price. Everything works at the right price. So if you're always in the market to buy, that means you get past deals and the market knows that you're ready, and you stay on top of what prices and valuations and yields, etc., are. And if you're thinking, oh, but right now prices are too high, mortgages are too high, then you just make lower offers, or you just adjust your calculations accordingly. Because if you wait for the right time, you'll either miss it or it will never come. I do believe the market is going to correct itself, so I'll future price that into any deals. So, and let's say you're thinking, well, I don't want to wait forever because like Rob said, there's never a perfect time, but I want to wait a little bit. I'm just not sure. I think the market is going to drop. I want to wait till interest rates, um, are announced. Then you can wait a little bit, not a lot bit, and you can see what the market's doing and still be buying and not be waiting. It's all about the price today. So, um, I've been offered some watches because I like investing in watches, and I just think they're too high right now. I'm in the market to buy watches, but not at that price. I'm in the market to buy properties, but not at the current price. And, um, with mortgages now 6% and 7% and maybe even higher, then of course you've got to price that in again. But the market will price that in because if interest rates keep going up and mortgages keep going up, prices will have to come down to make the figures work. Um, so someone has said here, what if you've got no money? Well, then you need to be investable. You need to have joint venture partners. You need to look at private investors. You need to get into property communities like my Progressive Property Facebook community. You need to educate yourself on raising money, doing joint ventures, buying property no money down. I bought dozens of properties no money down. In fact, I bought my first 25 no of my own money down. My business partner's money, my family and friends' money, my private investor money. It's not about resources that you've got, it's about the resourcefulness of the liquidity, the investors, the people that you built the network with who've got money. Now some people then say to me, well, Rob, why would they give money to you? They don't. They buy the property, they have first charge, you do a split on profit with them. You win by getting upside profit on no money, and they win because they've got security on the asset. So there's always a way. You just have to educate yourself. Now look, I often, if rarely ever, do not talk about property per se on my lives here because, you know, I've got Rob.team. I talk a lot about money and the system and the banks and the government and what's going on in the world relating to money and your wealth and financial freedom. But I don't know if you know this, but I have the UK's largest property training company. I've been investing for 16 years, and I mentioned some of my credentials at the start of the video, so you can watch them again. I won't repeat myself. Um, but I am going to be offering more property investment related training in Rob.team. Um, I am actually going to bring in a couple of special, special guests and do no money down investing, or how to start investing, how to start replacing your pension with property, how to buy property at the right price at the right time, how to buy the right kind of deals that cash flow. Because property is actually something that everyone can do, but it's something that everyone will do badly unless they get educated. Because you can walk into an estate agent and buy a house. You can't walk into a surgery and get a knife and go cut someone. There's regulations. You need to learn to fly a helicopter, you need years of study to learn how to be a surgeon, but you can go into an estate agent and buy a house if you've got the money. So the good thing about that is anyone can get into property, including you. The bad thing about that is there's a lot of dumb money that gets into property and people lose. So I recommend that you join Rob.team to help yourself start and scale your own business and your own property portfolio and to help you get better financial education and knowledge. And I'm going to be talking a lot more about property in Rob.team because all the Rob.team members seem to love property. I've had 2 special guest keynote slots on property in the last few weeks: how to get into property no money down and how to raise finance to buy your next or first property or build a portfolio. So if you'd love to learn how to do all this, go and join Rob.team. Rob.team is my a digital financial freedom platform to help you start and scale a business and build an asset base. So there's the 9-module, 10-hour How to Invest series, which covers property a lot. There's the 2 masterclass modules on getting into property, like I said, because it's never too late to start, but it's always too late to wait. Don't wait to buy property, buy property and wait. So go and join rob.team to learn all this stuff and learn how to replace your pension in the state, which is probably not going to come to you, and replace it with a self-invested property pension, which is one of the safest. So you just type in rob.team. Rob.team. Open a new window now, a new page on the internet, and type in rob.team. I can actually get you a VIP free upgraded ticket to, um, the Multiple Streams of Property Income 3-day special event if you're a Rob.team member. Rob.team is virtually free. It costs less than 20 pence a day. You can cancel any time, and you can get content going back nearly 3 years since before lockdown. There is no ongoing contract. There is hundreds of hours of masterclasses, courses, and resources that can help you start and scale in property, build a property portfolio, start and scale a business, build a side hustle, make, manage, and multiply money, get multiple streams of recurring income from physical and digital assets, especially now property. I mean, you can do all of this for less than 20p a day, cancel anytime, no ongoing contract. Exactly, it costs less than a large cup of coffee a month, Christopher. So just open up a new web page now and type in R-O-B team. Rob.team. Type that in any web page, um, and you can join for less than a large coffee, less than 20 pence a day, less than a large coffee a month, less than 20 pence a day. Um, Gary said property prices have to fall. I agree. I think property prices are going to fall, and I think there's going to be some bargains. But you mustn't wait until it starts to fall, because like a landslide, it will just go and you'll be too late. So you need to be ready. You can't get ready, you've got to already be ready. And that's why educating yourself now is the, is the right time. And that's why you should always be in the market. And if you're a bit more hesitant, or you think that prices are high, or interest rates are high, you just offer lower. You stay in the market. You should always be buying. And that's my answer to whether you should, um, buy or wait. So I'll see you in Rob.team. Just open up a new web page. Type in rob.team, rob.team. And I do Sunday sessions every Sunday. I have guest masterclasses every 1 to 2 weeks. Um, there's making money on social media, building a personal brand. There's investing in all sorts of assets as well as property. Um, there's physical and digital assets, there's centralized and decentralized assets. It's really about helping you get better financial education and knowledge. Building multiple streams of recurring income, um, digital and physical income, and making sure that you're financially free, not just in the amount of money that you make, but decentralized against the system. And you get the money, and you pay your tax last, and you pay yourself first. So I'll see you in rob.team. Just open a new window, type rob.team. Looks like people are joining that. I can see in the comments. Go and join with them. We've got nearly 10,000 members now. And remember this, a lot of people say you should wait for the market to crash. If you wait for that, you'll miss it. You won't have the perfect time. You need to always be in the market. But if the interest rates are high or the prices are high like they are now, you need to stay in the market, but you just need to adjust your prices and offer lower. Because if you don't stay in the market, you'll lose all the deals because people won't— the market will think you're closed for business. So that's my answer. I hope you find it useful. Thanks for tuning in. I wonder if you wouldn't mind hitting the share button. Um, just to— lots of people have been asking me, should I wait to buy my own house? Should I wait to start investing in property? I haven't got any money, what do I do? And you know, this video's addressed some of those. There's going to be a great big cash grab when the market crashes. There's going to be— I honestly think this could be the biggest property crash you've seen in your lifetime. I really do. And I don't want you to look back and go, holy shit, I missed that big crash, I missed those big deals. You need to be ready now for when it comes. You need to be ready before it comes, because when it comes, it'll happen really fast. It always does. So don't get ready, be ready. And that's why you need to join Rob.team. Educate yourself on making money. Educate yourself on investing in property. Educate yourself on being an investor, an entrepreneur, and being in assets that produce income. So join Rob.team. Just type in R-O-B dot T-E-A-M into any new web page right now. I've got to get out of here. I'm actually interviewing the most controversial doctor alive today. I'm doing that in 9 minutes, and Harry's looking at me needing me intros. I interviewed Chris Eubank and I've got to do the intros, and that was crazy. So I have to go to interview Robert Malone and do the intros for Chris Eubank. We're still flying off of Andrew Tate. So it's all kicking off in the Disruptors, and you should definitely be subscribed to the podcast. But actually, I just want to give you one quick gift before I go, um, and that is I'm still running the competition to win my Mercedes SL convertible. Um, it's going to be live for a few more days. It's not over. And actually, the instructions now on exactly how to enter are live. So if you join my Telegram group, if you're not already in it, The instructions on the episode to listen to, to get the question to enter to win my Mercedes SL convertible is now live in that group. So let me just put it in the comments. Once you join rob.team, go and join this, my Telegram group, where there are clear and specific instructions on how you can very easily and at no cost to you enter to win my Mercedes SL L convertible, um, just for listening to one of my podcast episodes. By the way, a lot of people have said to me, Rob, why are you giving away a car? What's the catch? Blah blah. Well, I can tell you, just so you know, um, we've monetized more back than the car, and that was the test. Um, and so it's worked because of the YouTube, um, revenue that the, um, interview is generating. It's paid for the car and the trip and more stuff. And that was my goal, and it was a risk because I bought the car, um, first, but I took the risk on you. But how would you like to win a Mercedes SL convertible, um, no strings attached? All you need to do is listen to my latest Andrew Tate episode and find the question and answer it. Oh, by the way, there's a special bonus gift I've just launched for everyone who enters the competition to win my Mercedes SL convertible. So if you'd like the chance to win that, just go and join my Telegram group. The link is in the comments now. So there it is. Go join the Telegram group after you've joined Rob.team. Get yourself educated in property. Always be in the market. If you don't like the prices or the interest rates and the deals aren't stacking, you just need to lower the price, stay in the market, and then when the market drops, you're in the market and you'll buy cheap and you will get really good returns and really high cash flows and really high yields and you'll get the best deals. Probably the best deals in the last 15 years and the next 15 years are coming when the market crashes, and it's going to crash, and you need to be in it to win it. Laters, see you on the other side when you're all property millionaires. Don't forget me.