37 min

#160: Top tips for purchasing in a cooling market - Listener question‪!‬ The Property Planner, Buyer and Professor

    • Investing

Got a question for the trio? - https://zfrmz.com/uLtjhyBskV96PY6eJfaI

https://propertyplanning.com.au/propertyplannerbuyerprofessor/

In this week's episode Dave, Cate and Pete take you through:

Market update
1. NSW land tax to put a floor under property prices
Looking at quarterly results, the two major cities with the biggest price falls have been Melbourne with 1.4% decline and Sydney with 2.1%. However, NSW will soon be implementing an optional land tax over stamp duty for first time buyers entering the market, which is likely to encourage some first home purchasers to dip their toe in the water and this in turn could increase demand.

2. Pre-auction offers
Cate shares some hot tips for our listeners in preparation for today's episode on how to manage pre-auction offers in a cooling market and sometimes a better outcome will be achieved if you wait until the auction.

3. Inflation may take longer than usual to come back down
David shares an interesting theory on why rising rates may not be enough to curb inflation. Our lost life experiences over the last two years means that not even rising rates and increased mortgage repayments can curb our desires to go on holidays, see friends and spend extra money on getting social.

How to tackle cooling markets
1. A question from our listener
Some questions for the pod about how to approach a flat/cooling market.
Cate what should you do when you are the only one to show up to an auction and or bid?
Peter, how do you approach comparables when prices are falling?
How do you take advantage of seller FOMO?
I also think a whole pod on climate risk (BAL levels, flooding, future temperatures in capitals) would be good. Keep up the great podcast.

2. When you are the only one at the auction, what are the risks that buyer psychology can pose? The trio discuss how buyer psychology can get in the way and cause obstacles for an opportunistic purchase. If the research has been done and the property is a winner, then ignore the white noise in your head that's saying there's something wrong with the property. It may just be your lucky day.

3. How to value properties in a cooling market
Pete explains how valuers actually assess the market value of a property and how comparable sales are used. More importantly, what adjustments valuers make in a rising market vs a falling one.
You might apply some decreased percentage overlays to the historical sale prices. The same applies in a rising market, if dealing with a property that had 1% month on month growth, you will need to overlay this growth.

4. Why falling markets are the best time to buy
Dave touches on market cycles and why in a falling market, you're likely never to get such a good price on a property ever again.

5. The fear of over-paying
We can tie ourselves in knots over paying too much for a property. However, if you hold the property for the long-term, this amount will appear to be comparatively miniscule in the end. A reminder to our listeners, to purchase a property, you have to be willing to pay more than anyone else for it!

6. Why research is the cure all
The trio discuss the worst-case scenario of purchasing a property and paying more than what a lender thinks it's worth. Cate explains why this is very rare and quite mitigated if the homework and due diligence is done. Now is not the time to cut corners. Roll up the sleeves and get through as many properties as you can.

7. What do you do if the vendor'...

Got a question for the trio? - https://zfrmz.com/uLtjhyBskV96PY6eJfaI

https://propertyplanning.com.au/propertyplannerbuyerprofessor/

In this week's episode Dave, Cate and Pete take you through:

Market update
1. NSW land tax to put a floor under property prices
Looking at quarterly results, the two major cities with the biggest price falls have been Melbourne with 1.4% decline and Sydney with 2.1%. However, NSW will soon be implementing an optional land tax over stamp duty for first time buyers entering the market, which is likely to encourage some first home purchasers to dip their toe in the water and this in turn could increase demand.

2. Pre-auction offers
Cate shares some hot tips for our listeners in preparation for today's episode on how to manage pre-auction offers in a cooling market and sometimes a better outcome will be achieved if you wait until the auction.

3. Inflation may take longer than usual to come back down
David shares an interesting theory on why rising rates may not be enough to curb inflation. Our lost life experiences over the last two years means that not even rising rates and increased mortgage repayments can curb our desires to go on holidays, see friends and spend extra money on getting social.

How to tackle cooling markets
1. A question from our listener
Some questions for the pod about how to approach a flat/cooling market.
Cate what should you do when you are the only one to show up to an auction and or bid?
Peter, how do you approach comparables when prices are falling?
How do you take advantage of seller FOMO?
I also think a whole pod on climate risk (BAL levels, flooding, future temperatures in capitals) would be good. Keep up the great podcast.

2. When you are the only one at the auction, what are the risks that buyer psychology can pose? The trio discuss how buyer psychology can get in the way and cause obstacles for an opportunistic purchase. If the research has been done and the property is a winner, then ignore the white noise in your head that's saying there's something wrong with the property. It may just be your lucky day.

3. How to value properties in a cooling market
Pete explains how valuers actually assess the market value of a property and how comparable sales are used. More importantly, what adjustments valuers make in a rising market vs a falling one.
You might apply some decreased percentage overlays to the historical sale prices. The same applies in a rising market, if dealing with a property that had 1% month on month growth, you will need to overlay this growth.

4. Why falling markets are the best time to buy
Dave touches on market cycles and why in a falling market, you're likely never to get such a good price on a property ever again.

5. The fear of over-paying
We can tie ourselves in knots over paying too much for a property. However, if you hold the property for the long-term, this amount will appear to be comparatively miniscule in the end. A reminder to our listeners, to purchase a property, you have to be willing to pay more than anyone else for it!

6. Why research is the cure all
The trio discuss the worst-case scenario of purchasing a property and paying more than what a lender thinks it's worth. Cate explains why this is very rare and quite mitigated if the homework and due diligence is done. Now is not the time to cut corners. Roll up the sleeves and get through as many properties as you can.

7. What do you do if the vendor'...

37 min