Property ExpLained

In this episode, you’ll learn where new infrastructure is being built in Auckland — and which nearby suburbs will be impacted.

Billions of dollars are being poured into major projects that are reshaping how Aucklanders live. Some are already visible. Others are still underground (literally).

In this episode, you’ll learn how spreading your investments across regions helps manage risk for property investors.

But you’ll also learn why it’s not just important where you buy … but when.

In this episode, you’ll learn why a “too hot” townhouse can sometimes be a problem for investors.

Sure, Kiwis want to live in warm, dry homes ... that’s why we keep changing the building code.

But have we gone too far in the other direction?

In this episode, you’ll learn why property investment can be a rollercoaster of emotions.

We’ll go through 4 key moments from the last 20 years and what many investors would have felt at each stage.

In this episode, you’ll learn what our standard house price growth projections are — and how we came to those assumptions.

That way, you can feel confident in the financial forecasts we share.

Capital growth is one of the main ways property investors make money.

So it's essential to ask: “How much are house prices likely to increase in the future?”

In this episode, you’ll learn about the ups and downs of taking on a large mortgage to invest.

Sure, you get the house you want without having to save the $600k+ you’d need to pay for it.

But apart from having to repay a large loan, there’s another dark side most forget about.

In this episode, you’ll learn the most popular side hustles in NZ and what you can earn.

You’ll also learn whether your new income stream will help you get your mortgage approved (or not).

In this episode, you’ll learn about the “Townhouse Trap”.

These are the common myths people believe about townhouses—many of which aren’t actually true.

You’ll also learn what really matters when buying or investing in a townhouse.

In this episode you’ll learn how to figure out if you’re being paid what you’re worth.

Most of us feel we’re not overpaid, and with less than a third of Kiwis believing they earn a fair wage.

In this episode, you’ll learn what changes have been made to the Residential Tenancies Act, and how they impact you as a property investor.

Most of these new rules favour landlords. But, some also favour tenants.

In this episode, you’ll learn the top 5 signs that it’s time to fire your lawyer and get a new one.

All property investors need a lawyer, but what happens if your relationship with your lawyer feels like it’s on the rocks?

In this episode, you’ll learn what debt consolidation is and how it works.

If you have a whole heap of little loans you struggle to keep track of, debt consolidation might be worth considering. But it comes with risk.

In this episode, you’ll learn whether or not rent-vesting is the right choice for you.

It may be the best of both worlds – on the property ladder while enjoying the flexibility of renting – but it’s not for everyone. 

In this episode, you’ll learn the key differences between buying insurance online vs with a broker.

The answers might surprise you. While most Kiwis feel they might be “hoodwinked” by an insurance adviser … you might pay too much if you choose an online policy.

In this episode, you’ll learn what a property must have to be genuinely ready-for-rent.

What surprises most investors is that not all New Build properties are ready for tenants to move in immediately.

Some New Builds are missing key features that make it illegal for you to rent them.

In this episode, you’ll learn how families navigate the dilemma of investing vs upgrading your home.

On one hand, upgrading your home might solve immediate issues of having enough space and comfort. But investing will secure your financial future. It’s not an easy decision.

When it involves your family, the right answer might not be about just numbers. 

In this episode, you’ll learn whether furnishing your property could lead to a better return on investment.

Many landlords consider furnishing to increase rental income, but the actual return often depends on factors like location, tenant demand, and property type.

In this episode, you’ll find out that the difference between making a profit or a loss in property investment often comes down to how long you hold onto the property.

In this episode, you’ll learn about the process of renting out your property over the Christmas period.

While your property manager may still be working, tenant demand could be lower than usual during the holiday season.

In this episode, you’ll learn what the costs are associated with using a property manager, going beyond the typical management fee. This includes hidden charges that often catch investors off guard.

Why is this so crucial? Because one of the top frustrations for investors is, “But I didn’t know about that cost!” 

In this episode, you’ll learn the pros and cons of allowing pets in your rental property. Historically, landlords were often firm on a “no pets” policy. However, with changing renter expectations, many property investors are reconsidering.

You’ll also learn the risks, rewards, and best practices for managing pets in rentals so you can make an informed decision.

In this episode, you’ll learn the pros and cons of mortgage holidays.

Even though a few months’ break from your mortgage sounds great … there are financial implications. Sure, you stop paying down debt but the bank keeps charging you interest. This gets added on to your loan.

That’s why most banks will explore alternative options before “green lighting” a mortgage holiday.

In this episode, you’ll learn the 5 hidden costs for getting your house listed, and when you have to pay them.

It’s easy to focus on how much profit you’ll make when you sell your house.

However, house sellers are often surprised by how much the costs start to add up even before your house hits the market.

In this episode, you’ll learn what insurance policies are important for parents.

This is because, when you are a parent your insurance needs change. Even though nobody wants to think about their kids getting sick, or leaving their kids behind – it’s an important conversation to have.

This way, you can be rest assured that your children will be financial secure should something happen to you.

In this episode, you’ll learn why you shouldn’t be comparing your property portfolio to someone who started investing before you.

Investing is a lot harder nowadays, then it once was. That said, one of the main questions investors ask is: “How many properties can I buy over the next 10 – 15 years?” Here’s our spreadsheet to answer the ultimate question.

In this episode, you’ll learn all about bridging finance. It is a special type of mortgage, that allows you to buy a new home before you sell your current one.

While it can be helpful to get you through a temporary situation, bridging loans are expensive. So, they won’t be the right fit for everyone. 

In this episode, you’ll learn the amount you get from NZ superannuation is different for each retiree.

If you earn extra income (e.g. a part-time job, rent from an investment, shares) the amount you get in the hand may be less.

This isn’t because you qualify for less superannuation, but because you are taxed at a different rate if you earn other income at the same time.

In this episode, you’ll learn whether or not properties with more land go up in value faster.

The perceived wisdom is: more land equals more capital growth. But is this true? 

In this episode, you’ll learn what a reverse mortgage is, and why they can be a good option for retirees.

But I’ll also discuss why we, here at Opes Partners, don’t count it as a retirement strategy.

In this episode, you’ll learn about the Opes’ Build and Hold strategy. It’s like the Buy and Hold strategy, but with a twist.

For investors, it's a lower risk, hands-off strategy that focusses on New Build investment properties.

In this episode, you’ll learn some of the benefits of Trauma Insurance and how it provides financial support during serious health issues.

You’ll also get an idea of cost, and why this insurance can be an essential part of your financial planning.

In this episode, you’ll learn whether or not a falling market is a good time to buy, sell, wait or invest.

The right answer will be different for everyone, depending on what your property goals are.

In this episode, you’ll learn what the bright line test is, who it applies to, and what the recent changes are.

As of July 1, the bright-line test is 2 years. This means, if you buy a residential property and then sell it within 2 years of owning it, you may have to pay tax.

In this episode, you’ll learn the top 5 things you can do as an investor, to get the best possible tenant.

It all comes down to buying the right property, doing good research, and keeping up with the maintenance.

In this episode, you’ll learn what’s involved in subdividing a piece of land.

It’s something that property owners with large backyards often think about.

While it can be a very lucrative option, it’s often more expensive and complicated than most expect.

In this episode, you’ll learn that there’s no hard age limit to buying an investment property.

It’s not uncommon for investors in their 60s to get approved for a mortgage. 

But there is a bit more admin involved to get the “yes” from the bank.

In this episode, you’ll learn whether investing or buying your dream home is the right choice for you.

There are two ways to answer this question: 1) with numbers; 2) with emotion. I’ll answer this question both ways.

That way, you can make the decision that’s right for you.

In this episode, you’ll learn how the property market cycle can be visualised using the property clock.

Everyone knows that sometimes property prices increase. Sometimes they decrease. The property clock tells you where we are within these natural market cycles.

This means, it can be a tool to help you make better informed investment decisions.

In this episode, you’ll learn how fast rents have increased in New Zealand. This way you can decide what to use when forecasting your investment properties.

In New Zealand, over the last 30+ years rents have increased 4.60% annually (on average).

But that's an average. Rental increases fluctuate. Sometimes rents will go up faster or slower than average.

In this episode, you’ll learn the 5 most common ways to measure property investment returns.

Every investor wants a property that gives the “best” return. But there are lots of ways to measure these returns. There is no single “right” way to do it.

Each investment strategy can be successful … depending on how you measure success.

In this episode, you’ll learn 10 ways to help manage your investment property top-up. It can feel pretty painful to be a property investor at the moment.

The average top-up for a property bought today is $350 to $550 a week. That’s if you’re borrowing all the money to invest. That’s a lot.

So many property investors look for ways to free up cashflow. 

In this episode, you’ll learn the 4, long-term assumptions that Opes uses in its Return on Investment spreadsheet.

You’ll also learn our reasons why we use them. You can make any investment property look deceptively good (or bad) by the numbers you use.

There are lots of numbers you could change, but only four assumptions (unknowns) make a massive difference to the outcome.

In this episode, you’ll learn the pros and cons of rental guarantees. Importantly, you’ll also learn the 3 problems with them (that you can’t ignore).

Right now the property market is slow, particularly for New Builds. So, developers are looking to drum up sales without reducing the price.

In this episode, you’ll learn the top 6 uncertainties in property investment. You’ll also get strategies you can use to combat them.

All investments come with some risk. If you’re going to improve your life through investment property you need to get comfortable with some level of uncertainty.

If you avoid all risk, your returns will likely be small.

In this episode, you’ll learn how New Build properties go up in value compared to existing properties.

Investors often worry that New Builds depreciate the same ways new cars do. After all, New Builds aren’t new forever.

In this episode, you’ll learn the 5 property features that really matter to homeowners, but that shouldn’t be a big deal to investors.

To be fair, it’s not that these factors are irrelevant, but they shouldn’t be at the top of your priority list.

It all comes down to using an investor mindset.

In this episode, you’ll learn the instances where a developer can – and sometimes will – increase the price of your new build contract.

Developers can increase the price of most contracts. But some contracts make it easier than others. 

In this episode, you’ll learn what factors suggest a developer might have a bit more risk than others. This is important because developers aren’t regulated.

That means a developer with no experience, and with no finance in place, could set up shop and start selling properties for a 200-unit project.

So the onus is on you to weed out the good from the not-so-good.

In this episode, you’ll learn the 5 main factors that will determine how much income you need to buy an investment property.

Ultimately, it depends on your personal circumstance. Two people can have the same income, but the bank will lend them different amounts of money.