Sunday, July 15, 2018

National Housing Market Update [video] | July 2018

CoreLogic`s national housing market index showed a remarkable reversal in housing market conditions over the past year.

A year ago, national dwelling values were up 10.2%, largely driven by surging values in Sydney where the market was up 16% and Melbourne where values had tracked 13% higher over the year. Gold Vs Real Estate Investment E1489031096255

The most recent financial year has seen the national index slide 0.8% lower, with Sydney values down 4.5% and Melbourne values edging only 1% higher.

Although most of the focus has been on slowing conditions in Sydney and Melbourne over the past year, every capital city apart from Perth has shown a weaker performance over the most recent financial year relative to 2016-17, although there are some variances across the product types and valuation segments.


Across the broad product types, the detached housing sector has underperformed relative to the unit market, with capital city house values down 2.2.% over the financial year while values managed to eke out growth of 0.4%.



This stroner performance from the unit sector was heavily influenced by the Sydney and Melbourne housing markets where the unit sector has been more resilient to a downturn, likely to due to the more affordable price points avaliable within the unit market and the surge in first home buyers where demand is focused on more affordable housing stock.


Every other capital city, where housing affordability constraints are less challenging, has seen the detached housing sector outperform the apartment market. 


We have also seen some divergence in housing market conditions across the broad valuation segments.

The combined capital cities index is showing clear weakness at the most expensive end of the market, with the most expensive quarter of housing recording a 3.6% fall in dwelling values over the year while the most affordable quarter of properties have seen values rise by 1.4%.

Once again, this headline trend is heavily influenced by Sydney and Melbourne, where the most expensive quarter of the market has seen values fall by 7.4% and 2.5% over the financial year respectively.



Most other cities have seen relatively little difference in the performance of properties across the broad valuation spectrums.

Another sign of diverging performance can be seen in advertised stock levels.

House Finance

The number of properties advertised for sale in June 2018 was 22% higher than a year ago in Sydney and 10% higher in Melbourne while every other capital city has seen a reduction in overall advertised stock levels.

A rise in inventory levels implies buyers have more choice, more ability to negotiate with vendors and less urgency in their decision making which helps to alleviate any upwards pressure on prices.

Demonstrating the impact of low advertised stock levels, the strongest capital city housing market, Hobart has almost 30% fewer homes currently on the market compared with a year ago.

The change in housing market conditions can also be seen across CoreLogic vendor metrics, including auction clearance rates, median selling time and vendor discounting rates.


Across the combined capitals, auction clearance rates have reduced from 67% at the end of the previous financial year to finish 2017-18 about ten basis points lower, at 55%.

The two largest auction markets Melbourne and Sydney, have seen clearance rates reduce from 71% to 60% and from 68% to 50% over the year.

Median selling time has increased by 3 days over the year across the combined capitals to reach 43 days.


The Sydney housing market has recorded the largest increase, with the median selling time increasing by 20 days over the year to reach a median of 46 days.

Conversely, homes in Hobart are typically selling 20 days quicker, averaging just 29 days based on the most recent data.

As always, there are substantial differences in the housing markets performance across each of the capital cities.







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from Property UpdateProperty Update

The 5 email habits that will turn your life around

Remember when people made phone calls? 

Whenever you needed to know something, you just picked up the phone and called them.  computer email

These days, we’re all chained to our laptops, emailing each other day and night.

Did you get the report?

What do you think about this approach?

Email is a wonderful tool, but like social media or too much internet, if you don’t control it, it will control you.

I read a lot about the email habits of successful people, and I like to think I’ve got a pretty good handle on my own inbox.

But I know that’s not the case for many people, and I don’t blame them.

Email is a relatively new invention and we’ve never been taught how to handle it properly.

So, I’m going to give you a few pointers of things I’ve learned and been taught along the way.

1. Decide and respond 


When someone emails you and it’s about an issue that you don’t need to consult anyone else on, then respond straight away.

If you don’t, you run the risk of forgetting to do it.

Don’t think, “I will get to that later” because we all know how easy it is to forget.

This is especially true when the response that’s required is a short one.

2. Delete, delete

At the end of each day, do a quick survey of your inbox and delete the emails that are of no consequence.

Those that you may need later should be filed in email folders under subject headings.

I also recommend spending some time clearing out your email subscriptions once a month.

If you’re finding a lot of advertising emails in your inbox that you no longer read, then hit “unsubscribe”.

The less junk email in your inbox, the better.

3. Close it down regularly

Most people think they can multi-task, but the truth is we all struggle to do two things well at the same time. Email 1903444 1920

If you’re working on an important document or project, then you don’t want your email constantly pinging and taking your attention away.

Once your attention drifts, you have to spend time regaining deep concentration.

Decide how frequently you need to check your email (be honest) and then close it down for that period of time.

For example, you may check your email at 9am, but not re-open it again until 11am.

4. Always get back to people

If you always get back to people then you’re probably very well-regarded in your field.

Not only is this good email etiquette, it will make a big difference to your career if you know how to communicate well via email.

Email is about more than just responding to others or asking people to do something for you.

It’s about keeping people in the loop, updating them as to the status of projects and giving them the courtesy of regular contact.

People love courtesy, and email courtesy is a great way of standing out among the pack.

5. Avoid too much humour

I’m all for being friendly with clients and co-workers, but I think we need to be careful about the kind of humour we use in emails and how much of it.

It’s very hard to read the tone of someone’s message as email has no context. computer email

This means that some people can read hostility or anger into perfectly innocent messages.

That’s not good for relationships or business.

So keep it friendly and straight-forward, and make sure you only use humour with those you know really well.

I also recommend people steer clear of too many emojis.

The occasional smiling emoji to convey a happy tone is fine, but use any more than that and you run the risk of looking unprofessional.

None of the above tips are hard to implement, but I guarantee the effect on your working life will be noticeable.

The less time you spend deep in your inbox, the more time you’ll have for the things that matter, such as doing your job properly.

from Property UpdateProperty Update

Another 14 ways our mind plays tricks on us as investors

We like to think we’re rational human beings.

However last week I’ve shared with you the concept that we are in fact prone to a group of cognitive biases that cause us to think and act irrationally, and this affects many of our investment decisions.   inspiration idea mindset

Even thinking we’re rational despite evidence of irrationality in others is known as blind spot bias.

I shared with you the concept of Confirmation Bias, which is the natural human tendency to seek information that confirms our pre-conceived conclusions.

In my view confirmation bias is a major reason for investment mistakes, so I recommended you always attempt to challenge the status quo and seek information that causes you to question your investment strategies.

I also showed how the Bandwagon Effect describes gaining comfort in something because many other people do, or believe, the same.

This is also called “herd mentality”, but we know “the herd” is usually wrong – most property investors never build a substantial portfolio.

So it pays to consider the concept of counter cyclical investing.

I also discussed the concept of being biased towards overwhelming negativity or positivity – which often becomes apparent when couples are investing, and they realise they are in opposite camps.

Today in the second part of this 2 part series, I’ll examine some further ways the way our brains sneakily convince us to make decisions that aren’t always in our best interests.

1. The Ostrich effect

When an ostrich is scared, the bird supposedly buries its head in the sand to stay ignorant of the approaching threat.

The (lack of) logic is presumably: “If I can’t see it, it doesn’t exist.” 

Silly, right?

Maybe it isn’t as ridiculous as it sounds, considering that humans do it, too.

While we simply don’t have the neck length to literally stick our heads in the sand, people often deliberately look away from their money problems.

Investor takeaway

Some investors avoid unpleasant information such as reading negative financial news or checking on the performance of their properties, while many Australians bury their heads in the sand about their future financial security and put off investing all together.

On the other hand successful investors read as much as they can, talk to others who have a different perspective and surround themselves with positive supportive people who help them form an objective view of what’s going on.

2. Choice-supportive bias Investment Planning

Here you prefer the things you own (even if they have flaws) over the things you don’t, because you made “rational” choices when you bought them.

For example, if a person buys a computer running Windows instead of one from Apple, he is likely to downplay the faults of Windows while amplifying those of Apple computers.

It’s just like when you’re convinced the investment you’ve just made is great because you spend so much time, research and emotion in selecting it.

In fact you rationalize your past choices to protect your sense of self.

Investor takeaway

Now you may not necessarily be wrong, but this is a bias you should be aware of in the future when reviewing the performance of your property portfolio.

3. Clustering illusion

This is the tendency to see patterns in random events.

This is particularly true of gamblers who desperately try to ‘beat the system’ by seeing patterns of events in cards or the roulette wheel.

Investor takeaway

We are ‘pattern machines’ and recognize people and things from their overall pattern rather than full detail. While this is very useful, it does also mean we can see patterns where there are none.

This selective thinking can lead to wrong conclusions when faced with the multitude of mixed messages we receive about the property market.

4. Curse of knowledge

You suffer from the curse of knowledge when you know things that other people don’t and you’ve forgotten what it’s like to not have this investment

For instance, in the TV show ‘The Big Bang Theory,’ it’s difficult for scientist Sheldon Cooper to understand his waitress neighbour Penny.

I see this in relation to property investment when I come across professionals who are successful in their own field and then believe they can translate that success into the arena of real estate.

Investor takeaway

Highly intelligent people often have difficulty asking for help or taking advice because they think they should be able to work things out for themselves.

So they try to tweak, improve and fine-tune some one else’s property investment strategy interpreting it with their own biases, and then wonder why it doesn’t work so well for them.

On the other hand, I’ve found that many successful investors are “dumb” – they just find a strategy that has works well for their mentors and follow it implicitly.

If you’re the smartest person on your team you’re in trouble.

5. Overconfidence

This is the downfall of many investors.

In fact one of the worst things that can happen to an investor is to get it right the first time they buy a property.

This often happens when you invest during a property boom because you tend to think you’re smarter than you are. foreign investor property

This occurred recently when beginning investors bought in mining towns and property values initially rose significantly.

Unfortunately many are only now finding out that they weren’t as clever as they thought as the value of their properties keep falling as the mining boom deflates and there are no investors to take these dud properties off their hands.

Investor takeaway

As you can see there are a number of personal preconceptions that can influence our success as an investor as they cause us to interpret information incorrectly and therefore make less informed investment decisions.

The best defense against this is to continue to ask questions and be skeptical of your preconceptions, so you can be in the best position to enjoy strong profits from property, both now and in the future.

6. Procrastination

This is deciding to act in favour of the present moment over investing in the future.

Of course we all procrastinate at times, but in the arena of property investment those who sat on the sidelines over the last few years waiting for the investment horizon to look clearer, have missed out on some fantastic opportunities.

7. Hyperbolic discounting

This is the tendency for people to prefer smaller payoffs now over larger payoffs later, leading one to largely disregard the future when it requires sacrifices in the present.

We all fall for this at times, you know…. “Eat drink and be merry for tomorrow we may die.”

That’s because consequences that occur at a later time, good or bad, tend to have a lot less bearing on our choices today.

In fact financial institutions such as banks and credit card companies build their businesses on hyperbolic discounting, because borrowing money and paying interest are actions that spend future resources for benefit in the present.

I guess that’s one of the reasons Warren Buffett said “Wealth is the transfer of money from the impatient to the patient.”

8. Hindsight biasprop-investment-featured

This is the tendency for people to overestimate their ability to have predicted an outcome that could not possibly have been predicted.

The problem is that too often we actually didn’t “know it all along”, we only feel as though we did.

Ultimately, hindsight bias matters because it gets in the way of learning from our experiences because if you feel like you knew it all along, it means you won’t stop to examine why something really happened.

Hindsight bias can also make us overconfident in how certain we are about our own judgments.

Investor takeaway

It’s important to learn from our mistakes or missed opportunities so that you can become a better investor.

9. Illusion of control

Illusion of control is the tendency for human beings to believe they can control or at least influence outcomes that they demonstrably have no influence over.

One simple form of this fallacy is found in casinos: when rolling dice in craps, it has been shown that people tend to throw harder for high numbers and softer for low numbers.

In property it’s the concept that you think you’ve got all your risks covered. In my mind risk is what is left after you’ve thought of all the things that can go wrong.

10. Information bias

This is the tendency to seek information when it does not affect action.

More information is not always better. Indeed, with less information, people can often make more accurate assessments because too much can lead to analysis paralysis.

Investor takeaway

Successful investors take action knowing they don’t know everything yet, but they know enough to get started and are prepared to learn the rest is long the way.

11. Post-purchase rationalization young family money worries

We all do some form of this at various points in our lives.

We buy something.

It’s not up to the standards we expected at all.

Yet, we want to believe that we didn’t waste our resources, so we try to rationalize the purchase.

This happens much more often with impulse buys than with carefully planned investment decisions, yet many investors get carried away and buy one of the first properties they see, or a get excited at a seminar and sign up for a property at the back of the room when they should have known better.

13. Skill bias

It is a scary place to be when the knowledge you accumulate outweighs your experience – and the worst part is, most people don’t even realise it when it happens!

There is so much information and education available to investors that many people feel they are qualified to make significant financial decisions, despite the fact that they have no experience to back them up.

Quite easily, novice property investors (and even those who have experienced moderate success) can begin to feel infallible and overconfident.

This can lead to unfortunate shortsighted decisions, which can be very costly if the properties fail to perform as you’d planned.

14. Personal history bias mind set rich money lesson think motivational learn teach money

Depending on your experience in life, your viewpoint will likely influence your attitude towards investing.

Research shows that the way you feel about a topic is generally pervasive and was most likely shaped by events experienced in your youth.

Someone who grew up in the Great Depression, for instance, would have a much different attitude towards money and investing than someone who grew up in a family that experienced financial prosperity during the 80’s.

These influences will show in the risks they are willing to take and the investments that appeal to them.

And now for a repeat of one of the biases I mentioned last week…

Bias bias

This is probably the most important bias of them all – the belief that you are less biased than you really are.

If you read these two blogs without realising I’m talking about you, you’re suffering from bias bias.


We’re at the more mature stage of this property cycle, but there are still great opportunities – if you know where to look.

Currently less than 1% of the properties on the market for sale are investment grade. 

Are you going to take advantage of these  opportunities or are you going to get caught by the traps ahead?

If so and you’re looking for independent advice, no one can help you quite like the independent property investment strategists at Metropole.

Remember the multi award winning team of property investment strategists at Metropole have no properties to sell, so their advice is unbiased.

Whether you are a beginner or a seasoned property investor, we would love to help you formulate an investment strategy or do a review of your existing portfolio, and help you take your property investment to the next level. Please click here to organise a time for a chat. Or call us on 1300 20 30 30.

When you attend our offices you will receive a free copy of my latest 2 x DVD program Building Wealth through Property Investment in the new Economy valued at $49.

 You may also be interested in reading:

10 Psychological tricks our mind plays on us as investors

from Property UpdateProperty Update

This week’s CoreLogic Property Market update

Auction activity continues to trend lower through the winter season, with the preliminary auction clearance rate holding in the mid 50 per cent range.

There were 1,172 homes taken to auction across the combined capital cities this week, returning a preliminary auction clearance rate of 55.8 per cent.

Last week, 1,411 auctions were held and the final clearance rate was unchanged over the week at 52.6 per cent. Auction

Over the same week last year, auction volumes were higher with 1,627 homes going under the hammer across the combined capital cities, returning a success rate of 69.4 per cent.

The weighted average has remained within the low to mid 50 per cent range for 9 consecutive weeks now, and auction volumes have trended lower over each of the last 4 weeks.

In Melbourne, Australia’s largest auction market, a preliminary auction clearance rate of 60 per cent was recorded across 560 auctions this week, up from 56.1 per cent across a higher 631 auctions last week.

One year ago, the clearance rate was a stronger 74.9 per cent across 756 auctions.

There were 403 Sydney auctions this week returning a preliminary auction clearance rate of 52.4 per cent, compared to 50.1 per cent across 552 last week, and 69.2 per cent across 609 auctions one year ago.

Auction 1

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Auction 3 Auction 4 Auction 5 Auction 6

Auction 7 Auction 8 Auction 9

Auction 10 Auction 11 Auction 12 Auction 13 Auction 14

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from Property UpdateProperty Update

Is a buyer’s agent just more money out the door?

When you’re already handing over hundreds of thousands of dollars, if not millions, for a property, you’re often motivated to cut down on your expenses.

The last thing you want to do is add unnecessary expenses to your list, right? 39653963_l


But if you’ve been actively searching for your next investment, then you may have a ‘better than average’ appreciation of the benefits of having someone do all the legwork for you.

When you’re on the treadmill of researching the market, scouring through property listings, attending multiple open homes on the weekends, going through the paperwork process of submitting offers and organising pest and building inspections, you can understand why some investors treat real estate as a full-time job.

But is a buyer’s agent worth the money?

Firstly, let’s look at things from a seller’s point of view.

When you’re selling a property, you enlist the services of a real estate agent to market it for you. 

Basically, you pay them to advertise your home, set up and facilitate open inspections and viewings, and negotiate with potential buyers.

Real estate agents have behind-the-scenes access to sales information and real estate listing websites that a private seller doesn’t have.

So even though the seller knows that paying an agent means taking a cut from their profit, they’re willing to pay for their services, because an agent has a much better chance of selling the property quickly and at a higher price than they could achieve on their own.

Real estate agents always play on the side of the seller, since it’s the seller who’s paying their feel at the end of the day.

When you’re a buyer, then, you’re already playing against a tough and experienced team.

Real estate agents are smart, they’re well trained negotiators and understand the strategies that motivate buyers to purchase a home for more than they may have wanted to pay.

For instance, real estate agents: agent house

  • Know that having more people at an open home makes buyers feel anxious that they may miss out on the property, leading to quick decision making.
  • Will try to encourage buyers to become emotionally invested in the property in the hope that they will pay more for it.
  • Aim to get a deposit with an offer to secure the buyer’s commitment to the property, before any contract is entered into.
  • Always work to land the highest sale price in accordance with their obligation to the seller (an interesting side note here is that sellers generally believe their property to be worth more than it actually is, according to market value, because they have an emotional attachment to it).
  • Know that sending buyers to as many open homes as possible makes them exhausted by the process and motivated to buy quickly.

Now, let’s consider buyer’s agents.

Buyer’s agents have all the same credentials and resources at their disposal as a real estate agent, but they work for the buyer.

A buyer’s agent:

  • Has the same inside access to information that a seller’s agent does, so they know about properties as soon as they’re listed, and often before (access to off market or pre market sales), so you don’t miss out.
  • Keeps your criteria for your next home or investment in mind when attending viewings, without emotional attachment. Property-Investment-Checklist
  • Has access to data about future developments or potential problems with the area (eg. flood zones).
  • Knows the market and can value the property for you to make sure you aren’t paying too much.
  • Attends all the viewings, takes care of all the paperwork and negotiations, and ensures the conditions of the contract are reasonable (remember that the real estate agent will work in the seller’s favour, not yours, when compiling the terms of sale).
  • Advises the buyer through the settlement phase, including attending pest and building inspections and the pre-settlement inspection to make sure nothing on the property has been damaged or changed since the offer was accepted.
  • Works to get the best price for the buyer.
  • Know how to deal with agents and get the “insider knowledge” the selling agent won’t tell a prospective buyer.

When you look at the list of tactics used by seller’s agents to achieve the highest sale price possible on a property, you can understand why it pays to have an expert taking care of the buying side of the equation for you.

You can also see how a buyer’s agent can save you money by ensuring you never pay more than you should for a property, and facilitating the negotiations and contract.

Whether or not you decide that employing a buyer’s agent is in your best interest is something you’ll have to decide for yourself.15783496_l

If you do choose to hire one, make sure they are reputable and a member of their state’s Real Estate institute and not just a failed selling agent working out of his car with a mobile phone and PO Box number.

Most importantly, make sure your buyer’s agent isn’t affiliated to a development group or with any selling agency (some try to play both sides of the field) or that they don’t receive any undisclosed or hidden kickbacks from real estate agents, developers or lenders – as these kinds of arrangements can undermine their professionalism and authenticity.

While using a buyer’s agents may seem like an extravagance on top of an already expensive purchase, having one on your side should actually save you time, heartache and money in the long run.

As always, ensure that you work with a trusted professional with a proven track record, and don’t be shy when asking for references and evidence of their past performance.

from Property UpdateProperty Update

The best morning routines for success

What are you like in the morning?

Do you drag yourself out of bed and rely on a few coffees to get going? alarm-clock-2116007_1920

Do you amble from one task to the next with no clear sense of purpose?

Or, like many successful people, do you have a morning routine that ensures you get a jump on the day?

If you ask any highly motivated and successful person about their mornings, I bet you’ll discover a fairly strict routine.

Very few just wake up and see what they feel like doing.

Of course, this makes a lot of sense.

Not only are our brains a lot fresher in the morning, but by getting up early and tending to a list of tasks, it frees us to get on with the rest of our day.

No emails hanging over our heads, no gym to rush to after work.

Here are a few important foundations upon which to build that morning routine:



Richard Branson gets up every day before 6am and fits in a workout.

This is a great idea.

You don’t have to kill yourself, either, but choose an exercise you enjoy doing, whether it’s getting lost in your thoughts on the treadmill at the gym or setting a quick walking pace outdoors.

Exercise releases those feel-good chemicals, endorphins, adrenaline, serotonin and dopamine, and you will arrive at the office in an upbeat mood rather than in a half-asleep state.


No matter what your job is, there will be a task you enjoy doing less than any other.

Maybe it’s responding to emails, maybe it’s dealing with staff requests. Whatever it is: do it early and get it out of the way.

And of course it there’s an task that must be done, get that out of the way first.

It will feel like a weight has lifted off your shoulders, and is far better than putting off the task until the last moment.


The benefits of a good breakfast cannot be overstated. avocado-829092_1920

Gone are the days when you can get by on a strong black coffee and little else.

If you don’t believe me, try it….

Eat a healthy breakfast every morning for a fortnight and see how much more energy you have.

It sounds clichéd but it’s true: a healthy diet and a healthy mind go hand in hand.


The last thing you want is to be heading into work feeling sluggish.

So it helps if you can find something that gets your brain cells firing.

It could be a crossword, a puzzle or a book, but either way it’s important to start the day with an active and engaged mind.

Set challenges for yourself, such as completing the puzzle in under 10 minutes each morning, and try and get closer to the goal each day.


Finally, it’s important to carve out some space in your morning routine to take stock.  Journal 791286 1920 (1)

Some people like to meditate with the popular app, Headspace, which requires only 10 minutes of your time each day and is extremely effective.

Or you can simply enjoy that time to yourself to set your goals for the day, or spend some quality time with the family.

There’s no right or wrong way to construct your morning routine.

The only way you can go wrong is by not having one at all.

And you can always tell those who don’t.

Just look around the office first thing in the morning, and they will be the rushed and frazzled employees, rushing from task to task.



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from Property UpdateProperty Update

Richard Branson Success Quotes

Here are some inspiration quotes by the highly successful entrepreneur Richard Branson to help stir you up and get you moving through the day …

1. “Respect is how to treat everyone, not just those you want to impress.” – Richard Branson

2. “Learn from failure. If you are an entrepreneur and your first venture wasn’t a success, welcome to the club!”


4. “There is no greater thing you can do with your life and your work than follow your passions – in a way that serves the world and you.”

5. “When you’re first thinking through an idea, it’s important not to get bogged down in complexity. Thinking simply and clearly, is hard to do.”


7. “If you don’t succeed at first, there’s no need for the F word (Failure). Pick yourself up and try, try again.”

8. “If you’re hurt, lick your wound and get up again. If you’ve given it your absolute best, it’s time to move forward.”


10. “Entrepreneurship is about turning what excites you in life into capital, so that you can do more of it and move forward with it.”

11. “Remember it’s OK to be yourself.”


13. “Chance favors the prepared mind. The more you practice, luckier you become.”

14. “Life is a hell of a lot more fun if you say yes rather than no.”

15. “Education doesn’t just take place in stuffy classrooms and university buildings, it can happen everywhere, every day to every person.”

Bonus quote:


from Property UpdateProperty Update