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Is there more to it than rental yields and transaction histories?

We’ve all heard the usual rules about calculating yield and returns; but successful investors have the secret ingredient that goes beyond that: they have acumen and experience. Here are some of the less common secrets that they’ve shared:

• Follow a plan, not your gut
• Buy with a specific type of tenant in mind
• Look at the businesses moving in
• Minimise the number of family-as-co-owners
• Focus on buying low, not selling high

1. Follow a plan, not your gut

Succesful property investors go in with a concrete plan. We don’t mean vague ideas about what they’ll do with the property when they grow old – these people have quantifiable targets that their property asset has to meet (e.g. generate annualised returns of four per cent over the next 20 years, to contribute $X to your retirement fund).

Their plans include specific details such as:

• When to sell (this is usually based on quantifiable conditions, such as if vacancies stretch to a certain number of months, or if the property value falls or rises to a given sum).
• When to refinance
• When to renovate, and how much to spend each time
• Multiple exit strategies

Having a fixed plan, with quantifiable targets, takes emotion out of the picture. If the property becomes a liability later, for example, an investor with a plan will find it psychologically easier to sell.

2. Buy with a specific type of tenant in mind

Successful property investors will case the area, and buy only if they can clearly visualise what sort of tenant would want to move in. This is more important than vague notions like “there’s a coffee shop nearby”.

Consider the following situations:

• If a property is near a university, foreign students unable to find a dorm will be a source of constant demand, even if the area has limited shops or nightlife.
• If the property is high-end, it will mainly cater to expatriates with big housing allowances. That could mean vacancies if the overall economy turns bad, and big companies lower said allowances.
• Properties near high-end restaurants may not mean anything to middle or lower income tenants, who need a cheaper form of dining.

This sort of acumen takes time to develop. But for new investors, a good practice is to ask yourself who would want to live in the area. If you can’t think of a clear answer, you should either (1) consult a property agent, who can “read” the area for you, or (2) rethink your decision to invest.

Some of the most successful property investors focus on a single demographic (e.g. students, expatriate workers at a certain income level), and invest with this group in mind.

3. Look at the businesses moving in

These days, the challenge is finding a mall without a Din Tai Fung

A good way to tell if a neighbourhood is picking up is to look at the businesses moving in. It’s best if you can do this over time, such as note the brands moving in over five years. But even if you don’t have that information, you can look for the following:

• A proliferation of fast-food chains moving in nearby. For example, chains like McDonald’s, Burger King, Kentucky Friend Chicken, etc. don’t usually move into an area until a certain level of foot traffic is reached. For residential properties, their presence could indicate that the area is becoming a hub of some sort.
• Gentrification, with a lot of fancy restaurants or avant garde boutiques setting up in the area. This was what happened to Tiong Bahru, and helped raised prices in the area. It’s also happening along East Coast Road, near the Red House.

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• Chain retailers replacing smaller entities in the nearby mall. For example, by 2014 Tampines had become so well developed, chain brand Uniqlo chose to open their first store there instead of in Orchard.

Remember, businesses conduct extensive research on location before moving in. A successful property investor will consider the insight these companies have.

4. Minimise the number of family-as-co-owners

If you need to involve too many family members as co-owners, perhaps its best not to invest. Remember that they all have a say, when it comes to issues such as who to rent the unit out to, or whether to sell the unit.

There are many situations where some family members disagree with a profitable sale – or even worse, move in and decide to use it as a residence (thus eliminating any rental income).

If these are just your business partners, you can at least resort to legal action. But it gets messy when the person involved is, say, your father-in-law, or your aunt who partially raised you.

You can live with them and love them, but sometimes you just can’t invest with them.

5. Focus on buying low, not selling high

When you buy low, you ensure that you have more holding power. That means you won’t be forced to sell during an emergency. On top of that, you also borrow less and hence pay less interest (assuming you make the effort to find the cheapest loan. Consult a mortgage broker).

Even if the property doesn’t sell for as much you hope, you will at least have your finances in better shape.

You could also be facing better odds: if the properties in the area have been $1,800 psf for the past 15 years, and you bought at $1,780 psf due to a dip in the market, all it takes is for you to profit is for things to go back to normal.

Between buying low and being forced to sell low, and buying high and being forced to sell high, the former is the safer course. That’s why successful property investors are more focused on looking for discounts, rather than speculating on appreciation.

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Ask REALTOR Mani Call 8300 4411 If It Doesn’t Get Scheduled, It Will Never Get Done! I will help you. Get it Done! Even if you think I’m a crazy… Ask >>  email >> help@askrealtor.sg     Talk/chat >> ? ? tel:6583004411 Meetup >> www.calendly.com/askrealtormani More >> Are you Investing or Gambling? Property Investment is never about luck or emotional buying. On many occasions, we see consumers hopping from different new project show units just to find “the Right One”. But how exactly will this “Right one” presents itself in the face of consumers? If you had answered “Ambience” and “Feel” of the unit, you are emotional buying. Many times, these feelings have clouded the analytical skills of the consumers, making them overlook other critical aspects such as the land appreciation, location, sensitive pricing/discounts and market sentiments. By the time when the consumers are prospecting for new house, they will themselves in situation where their current property is not fetching the desired price and they have missed the opportune time to enter the market. Real investors are clear with their goals and what they want out of their property investments. They do not rely on hope that the market will one day, change in their favour. Rather, they are aware of the cycle and when to make the “Right move”. So, are you an investor or gambler? If you are determined to be a savvy investor, you will definitely be interested in the following. How do you Determine the Right Cycle, the Right Time and Right Price to Enter? At the first, second and even third glance, you may not be able to figure out all the information which this chart is trying to convey. However, if you study in detail or with some guidance, you will be able to mark out a certain trend that is brewing in the market. Based on this cycle, you can also identify the best opportune time and price to enter the market.  So the Question now is: Is This the Right Time to Buy in Today’s Market? Just understanding the cycle is not sufficient.  Here are the 5 Essential Elements which you Must Know in order to build Successful Investment Portfolio in CCR Segment: 1. What are the Impacts of the Latest Announcement of the Reduction in Government Land Sale? 2. Supply vs Demand Should we buy when the supply is plenty in the market? 3. Location vs Entry Price Which is more important? Many always think that buying a good location near MRT is the safest bet as it is easier to rent out. However, is that really true? 4. New Launch vs Resale Property Are you aware which one is likely to drive higher profit margin? 5. How can we secure the First Mover Advantage? DOWNLOAD: Below Market Value Properties >> DOWNLOAD Condo Price.pdf Posted on June 4, 2019June 4, 2019 Find Out How These 5 Exit Strategies to Determine the Right Price to Sell Your Property Now! Share Stop Wasting Time And Start 5 EXIT STRATEGIES TO DETERMINE THE RIGHT PRICE TO SELL Over 50 new launches in the pipeline! Should I wait further? Will the Price to Drop?  Limited Seats. Register HERE! RSVP now! ? >> http://bit.ly/ClickToWhatsApp << ? ? +6583004411  What’s My Home Value? DOWNLOAD: Condo Price, How much, Can I afford? Read all my articles DOWNLOAD Property Market Outlook 2019 http://bit.ly/DOWNLOADPropertyMarketOutlook2019 I will be glad to guide you personally “How to buy and/or sell your property like a Pro” One-to-One Online real-time web-based coaching anytime, anywhere on your PC or mobile.  Questions ? #AskRealtorMani ? ? 83004411 http://bit.ly/ClickToWhatsApp     What you will get   ·      FREE Indicative Valuation & CMA Report for your property http://bit.ly/CMAHomeReport ·      Below Market Value Property Deals Alert http://bit.ly/BelowValue ·      Insider property news and resources that property investors use. http://bit.ly/CondoPrice   Questions / Need Help? #AskRealtorMani   Get notification for Below Market Value Property Deals Alert, Returned Units, Clearance Sale, Auction Properties, Indicative Valuation Reports, Property Insider News http://bit.ly/ClickToWhatsApp https://youtu.be/Qb6Rqp87yD8   It’s FREE and easy, nothing to lose, just try, start now  http://bit.ly/ClickToWhatsApp    ·      FREE Indicative Valuation & CMA Report for your property http://bit.ly/CMAHomeReport ·      Below Market Value Property Deals Alert http://bit.ly/BelowValue ·      Insider property news and resources that property investors use. http://bit.ly/CondoPrice There is a high tendency for many people to hold on to their properties for a long period of time even though their properties have appreciated to double the amount of what they have purchased. Is this the best option for properties which have appreciated?   In fact, there is nothing wrong with holding on to the property, but I just felt that many money-making opportunities have been forgone when this option is being chosen. Ask yourself this Question, by working hard for the last 5 years, are you able to save $300,000? I am quite sure it is not possible as I have personally witnessed many couples facing difficulty to attain this feat. Do you know that you can increase your saving by learning the Right Exit Strategies that will help you to build your wealth systematically?    Many of you might be skeptical and will question the RISK involved. Yes, if there is no proper guidance and feasible financial plan, the risk will be so much higher. Therefore, it is always good to learn and plan before taking any ACTION. Important Chart to take note! What are your thoughts now? This is the real estate trend of a property, is your asset in this pulses? Is it good or bad? What should you do?  Limited Seats. Register HERE! RSVP now! ? >> http://bit.ly/ClickToWhatsApp << ? ? +6583004411  New Launches vs Resale? Which is a Better Buy Today? Why RESALE Prices are cheaper than New Launches? Does it mean that we should buy if it is CHEAP? Have you ever wonder why the resale prices are much cheaper and yet many people still choose to pay more for New Launches? Look at the below chart on one of the new launches, Martin Modern. Why is it that the price has shot up from $2,000psf to more than $3,000psf in less than 2 years? In some instances, the prices of Freehold projects did not even reach $3,000psf. Do you want to know WHY? So the Question now is:   Is it worth to buy New Launch or Resale? MAD RUSH TO SNATCH A UNIT… IS THIS REALLY THE BEST DEAL??? This happened during a new launch where everyone is trying to get a unit. Will you buy when you see this situation in the showflat? Many times, we saw people interpret long queues as buying good deal and will rush to get a unit when they see such situation. When this happens, I always refer it as the “Kiasu” syndrome.   Is this the way to determine the RIGHT ENTRY PRICE? I have seen many people making such decision without differentiating right from wrong. Do you know that one mistake make by emotion may cost you more than hundreds of thousands of dollars? If any of these questions are in your mind, discover how you can easily determine the right entry price to enter the market.  What you will learn from this seminar? 1. Find the sweet spot of how to determine the Right Pricing!  2. 5 Exit Strategies that you MUST know before buying your next asset!  3. Avoid Critical mistakes made by most Home Owners when it comes to selling!  4. New Launch Vs Resale,  which is the better option?  5. TOP Secrets revealed on how many Wealthy home owners grow their wealth through asset-progression plan!  Limited Seats. Register HERE! RSVP now! ? >> http://bit.ly/ClickToWhatsApp << ? ? +6583004411  Find out what is best for you with PropNex Executive Director, Kelvin Fong With his career experience of more than 16 years, he has curated a set of asset progression which has benefited his clients greatly. For current and aspiring Singapore property investors, his role is to help them invest wisely. Not only that, he has consistently minimised many of his clients’ risks by leveraging on the most suitable loans available, while maximising the profit potential of their investments. Being a property investor, he has never invest based on speculation and emotion buying. Using his experience and hard facts and figures, he determines the RIGHT property to invest. To put his knowledge into writing, Kelvin also successfully launched the book – Property Wealth, in 2013. A big hit back then – the book coaches investors step-by-step guides on conducting researches before purchasing their properties. Cited with real life case studies, Kelvin pens down realistic and detail methodology which ensures reader to grow their wealth in a predictable way.   Limited Seats. Register HERE! RSVP now! ? >> http://bit.ly/ClickToWhatsApp << ? ? +6583004411  CONSUMER SEMINAR APRIL 30 TUESDAY REGISTRATION TIME: 6:30PM LOCATION Amber Park Sales Gallery Along Tanjong Rhu Road (Next to Tanjong Rhu Substation) Hurry! Grab Your Seat Now! Kelvin is often featured in the news, publication and podcasts, sharing his valuable insights on the property market. *|END:WEB_VIDEO|*  Limited Seats. Register HERE! RSVP now! ? >> http://bit.ly/ClickToWhatsApp << ? ? +6583004411  Call Now Button