Four years ago I (Ben Everingham) bought a two bedroom unit on the South side of Sydney. At the time I had absolutely no idea what I was doing, but id growth up in the area and seen other people do well through property so I took a punt.
I struggled through every aspect of this first deal from negotiating the purchase price (I paid market value), to the contract (I paid twice as much as I need to in legal fees) to the renovation (which went 50% over budget).
Needless to say I learnt a lot from this first property and have learnt even more with each property I’ve picked up over the last four years.
A quick snap shot of my current property portfolio:
|Area||Year of Purchase||Type of Property||Purchase Price||Current Value||Current Rent|
|Miranda, NSW – SOLD||2010||2 bedroom unit||$360,000||$430,000||$420|
|San Remo, NSW||2010||5 bedroom dual occupancy house||$213,000||$280,000||$400|
|Wurtulla, QLD – SOLD||2012||3 bedroom house||$320,000||$415,000||$420|
|Kallangur, QLD||2014||4 bedroom dual occupancy house||$399,000||$465,000||$520|
|Birtinya, QLD||2014||4 bedroom house||$454,000||$530,000||$520|
|Kyogle, NSW||2014||4 bedroom house||$340,000||$420,000||$330|
Why did I become a property investor?
In my final year of university I picked up a book called Rich Dad, Poor Dad.
This book fundamentally changed the way I look at the world. After reading the book I realised that real wealth is created through the acquisition of assets and by becoming your own boss.
I also remember listening to the stories my parents and their friends used to tell. They used to talk about the properties they missed out on and much they were worth now. After hearing the same story one too many times I was determined to buy as many properties as I could as young as I could.
What are the biggest lessons I’ve learnt as an investor?
- Don’t start investing without a clear property investment strategy
- You make your money when you buy.
- Find a great Mortgage Broker.
- Time the market.
- Buy at the bottom of the market.
- It’s possible to buy under market value.
- Capital gains can be made in a flat market.
- Don’t let anybody tell you you can’t make it happen. If the banks say no, ask why, if your mortgage broker says no, find another one, if you need to make more money, find a way to make more money. I’ve learnt there is always a way to get a deal over the line.
What are the biggest mistakes I’ve made as an investor?
- Buying with friends. This has affected me from both a relationship and serviceability perspective.
- Buying a unit in a large complex. Your valuation will always be set by the lowest value property in the complex. You cannot control your body corporate expenses.
- Buying negatively geared property too early.
- Investing without a property investment strategy.
- Trying to renovate properties myself instead of paying professionals.
- Believing that price has anything to do with value. I used to shop around for the cheapest property in the market. Now I buy the property with the most potential.
What would I change if I could do it all again?
It’s easy to look back with retrospect and say you would do things differently.
The reality is I wouldn’t change anything. Each lesson I’ve learnt has enabled me to continue to move forward and help other investors do the same.
That said I would definitely think twice before buying and holding with a third party again. I would also make sure I had a clear property investment strategy before I bought my first, second or third property.
My personal investment strategy is to buy and renovate or build positively geared properties, in high growth areas, under market value.
I have developed a strategy where I only buy property which:
- Provides a rental return of above 7%
- Provides a significant tax and depreciation benefit
- Makes me at least $70,000 in equity on the day I do the deal
Each month Ben has committed to providing a FREE Strategy Session for 3 investors in the On Property community.
These sessions are designed to help you to identify:
- Where you are and where you want to be in 1, 3 or 5 years from now.
- The roadblocks currently holding you back from achieving your goals.
- A clear property investment strategy.
- Your next action step.
If you would like to book your FREE Strategy Session please click here now.
Ben Everingham founded Pumped on Property at 28, after purchasing his 6th investment property in four years. His mission is to help you build a killer property portfolio that allows you to reach your lifestyle goals faster.You can take a look at Ben’s personal property portfolio here.