Case Study # 1: Townhouse makes $146,000 equity in first 2 years*
Client at a glance:
James & Yasemin
Married 40 yr old couple with 3 children under 15 years old
Occupations - Analyst and Chief Financial Officer
Combined Income - Salaried employees $255,000 per annum
Property details:
Location of new investment property - Pascoe Vale, Melbourne, Victoria
Walking distance to train station, supermarket and local parks
Easy CBD access via train or Tullamarine Freeway
Property type - New Off The Plan 2 bed, 2 bath, 1 garage Townhouse
Purchase price $479,000
Background:
Had experienced equity increase in existing home and was looking to leverage from this and the high income tax currently being taken out of salary.
Were expecting to need to contribute several hundred dollars per month to fund an investment property.
James and Yasemin were happy to contribute up to $1,500 per month to create a portfolio of investment properties.
Objectives:
Create an additional income stream
Start building a portfolio of investment properties
Accumulate capital growth and provide positive cash flow outcomes on each property within 2 to 3 years of purchasing
Create financial security for their immediate family
Provide the best possible education for their children
Create wealth through property to allow an early retirement and a lifestyle that would include extensive overseas travel on a regular basis
Challenges:
Working long hours with no visible gain due to high income tax being taken out of salary each month
Not enough Superannuation to provide comfortable, early retirement in next 15 years
Not knowing how to get started with property investing
Confused as to what type of property to buy and where to buy
Totally in the dark as to how the tax stuff works for property investment
Unsure how & where to find an accountant well versed in property investing
Didn’t know who to trust, who to engage as a property specialist and how to get started
Solution:
A mortgage broker introduced James and Yasemin to Darryl Simms and during the first strategy session James and Yasemin had a strong feeling that they were in good hands and engaged Darryl to provide a shortlist of recommended properties
Within 3 days of that first meeting they were the proud owners of their first high quality investment property and itching to buy more
Outcome/results:
$61,000* equity gain during 13 month construction phase
$146,000* total equity gain between 28th Aug 2015 purchase and Dec 2017
Continued strong capital growth expected due to excellent location and strong demand in the area for quality townhouses
Purchased below market value and saved $13,704 on stamp duty
Low cash deposit used for first few weeks whilst finance broker arranged 100% finance for the investment purchase (by releasing equity in existing home)
Property tenanted within 5 days of settlement
Outstanding rental returns making the property cash flow positive
At James’ and Yasemin’s first strategy session with Darryl they discovered that their expected contribution of $1,500 per month would not be needed and they were actually in a position to purchase 3 or more high quality properties in sought after suburbs.
Pascoe Vale new Townhouse purchased for $479,000
The townhouse purchased came in well under their initial $600,000 budget
Using the right ownership and loan structures created a highly tax effective investment property that started out as $32 per week cash flow positive right from day one (after rental income, depreciation and tax deductions were factored in).
Also, by structuring the loans correctly, they were able to avoid using any savings or cash for the investment property
With this first property being so affordable, James and Yasemin were quick to engage Darryl again and purchased their second investment property within 7 days, which was also an off the plan property
James and Yasemin have already achieved one of their initial goals of creating wealth outside of their salaried jobs, by leveraging from the rental income and the tax office
Unexpected Benefits:
$32 per week positive cash flow on their first purchase was a huge unexpected benefit!
Really didn’t expect the property to increase so much in value during the construction phase
Not having to use any cash savings to buy the new investment property was a pleasant surprise
Finding a top quality tenant just 3 days after settlement and having them move in the same week
Securing a brand new townhouse walking distance to the train for well under their $600,000 budget
Being able to purchase a 2nd investment property within 7 days of buying the first one was no doubt the biggest surprise and in hindsight, the biggest win in the grand scheme of things as they now have 3 properties steadily increasing in value simultaneously
Free Download: Investors Quick Start Guide
Case Study #2: $214,000 Equity Gain In 3 Years*
Client at a glance:
Charles and Anna
Married with 1 child (preschool age)
Occupation - Sales & Marketing
Combined Income - $98,500 pa
Property details:
Location - Brunswick, Melbourne, Victoria
Property type - 2 bed 2 bath 1 garage Off The Plan Townhouse
Purchase price $600,600
Settlement date 30/11/14
Background:
Young couple living at home with parents wanted to get their foot on the property ladder.
They were terrified of Auctions as had seen bidding get way out of control at a few weekend auctions. This led them to the decision to purchase an off the plan property.
Objectives:
To get onto the property ladder
To start with a smaller property in a good location that would achieve above average capital growth to allow them to use the equity gain as a springboard into a larger property later on
Challenges:
They were continually getting outbid at weekend auctions
It was starting to feel like they would not be able to afford to purchase in the inner suburbs close to their work
Being unsure of who they could trust to help them on their property journey and where to find the right team of specialists
Solution:
Charles and Anne were introduced to Darryl Simms by a family member that knew Darryl was well placed to help them with their challenges.
Purchased an off market, pre-release townhouse that was well within their budget, was located close to their work and had actually started construction
Outcome/results:
$214,000 equity gain (as at December 2017) since purchase in early 2014
Strong projected future capital growth due to supply/demand
Off the plan savings
$15,402 Stamp Duty savings as purchased off the plan
Purchased in early stages of construction
10% Deposit paid at purchase and balance upon completion of new townhouse
Outstanding capital growth since purchase and strong rental returns for this type of property
Available equity has placed Charles and Anne in a great position to be able to consider purchasing another property in the near future
Unexpected benefits:
Buying a quality townhouse that was not advertised or available on the public market (Charles and Anne did not know this method of Pre-Release property existed which allowed them to avoid Auctions and traditional real estate agencies, along with some of the less desirable sales tactics)
Being able to afford a townhouse in a quality suburb with excellent amenities and public transport close into the CBD
The capital growth achieved since purchase has far exceeded their expectations
Free Download: 7 Mistakes Property Investors Must Avoid
Case Study 3: $224,000 equity gain in 5 years*
Client at a glance:
Married
Occupation - Pastry Chef & Sales
Combined Income $150,000 pa
Property details:
Location - Mt Dandenong area
Property type - 2 bedroom free standing home on acreage
Purchase price $462,000
Purchased mid 2012
Background:
Both Simon and Lisa were concerned that they may never be able to get started on the property ladder
They were unable to afford to buy close in to the city but at the same time really wanted to escape the city yet still be close enough to be able to commute to the CBD easily.
Objectives:
To invest in a property that would be easily accessible to the CBD via public transport, preferably via train
Create some wealth through property to better position themselves for retirement
Achieve a more enjoyable lifestyle in a location surrounded by a peaceful environment, preferably a bush setting
Challenges:
Despite having spent years saving up a considerable amount for a deposit, the banks were not willing to include some of Simon’s income as it was derived from mostly part time roles and therefore they didn’t qualify to borrow as much as they really needed
Finding a property that came in under their $480,000 maximum budget (imposed by the bank) proved extremely challenging
Solution:
A good friend introduced Simon and Lisa to Darryl Simms who has extensive experience in helping individuals and couples invest in property
With Darryl's help and several other professionals that Darryl introduced them to, Simon and Lisa were able to secure the property they were looking for in an ideal location which ticked all the boxes for them
Outcome/results:
$224,000 equity gain (as at Dec 2017) since mid 2012 purchase
Exciting potential for future capital growth due to the increased demand from cashed up rural retreat retirees, downsizers and holiday home buyers, largely driven by increasing number of baby boomers
Unexpected benefits:
Property purchased ended up being on acreage with 2 separate titles, which provides the opportunity to easily sell off part of the property for financial gain.
This property purchase allowed Simon to achieve his lifelong ambition of becoming a highly accomplished Pastry Chef
Lisa was finally able to escape the craziness of city living and immerse herself in daily Yoga sessions in a beautiful, tranquil mountain rainforest setting.
Free Download: Property Investment Checklist
Case Study #4: $78 Per Week Positive Cash Flow
Client at a glance:
Single with 2 children (primary school age)
Occupation - Sales Professional
Income $120,000 pa
Property details:
Location - Brunswick
Property type - spacious 1 bed, 1 bath, 1 car space apartment
Purchase price $ 419,950
Purchase date Oct 2015
Settlement date 10th Dec 2015
Background:
A sophisticated young professional wanting to get started with property investment to gain leverage from existing considerable cash savings rather than watch her savings lose value sitting in a bank account being eroded by fees and increases in cost per living
Objectives:
Leverage from existing savings to generate wealth for children's future education
To invest in apartments outside of but close to Melbourne CBD
To purchase properties in suburbs with potential for higher than average capital growth
Purchase in two different regions to minimise risk and create geographic spread
Challenges:
Unsure where to buy to get maximum rental returns
Found it difficult to identify what was a realistic purchase price on properties
Finding apartments that were spacious and located in sought after suburbs rather than in the CBD, South Yarra or South Melbourne
As a single mum was finding it difficult to identify property specialists that could be trusted
Solution:
Found out about Darryl Simms from a work colleague who has been a client of Daryl's for over five years and strongly recommended him as a highly experienced property specialist and as a person of high integrity
Darryl provided a short list of quality properties to choose from and provided excellent data to demonstrate exactly how the numbers would work as an investment
Purchase of an off market buyer nomination property was completed within seven days of first meeting Darryl after inspecting the newly completed apartment in Brunswick and crunching the numbers
Outcome/results:
Purchased a newly constructed apartment at 2 year ago prices
Saved $18,537 on stamp duty due to nomination sale opportunity
Outstanding location, short walk to trams, train station and shops
$37,000 equity gain since purchase (including $10,000 cash rebate)
Projected future capital growth is promising for this location
Exceptional rental returns currently and expected to continue to rise
Unexpected benefits:
Being able to purchase a newly completed apartment and still save $18,537 stamp duty, due to Nomination Sale (original off the plan purchaser unable to complete settlement as SMSF lenders introduced new Loan To Valuation restrictions resulting in maximum 70% LVR instead of previous 80% LVR)
$10,000 cash rebate from developer as extra incentive to find a new buyer to take over from original purchaser (developer needed a quick sale to move onto his next project)
Finding an apartment that was 25% bigger than most new apartments, along with a massive 24 square metre north facing balcony
As a first time property investor the multiple professionals introduced by Darryl such as, conveyancer, rental manager, property accountant and a solicitor to prepare a new Will, made life very easy for this busy single mum
Finding a tenant 5 days after settlement (expected this to take several weeks)
Ending up with a brand new investment property close to Melbourne CBD that turned out to be $78 per week cash flow positive
Free Download: Tax Benefits of Using SMSF to Invest in Property
Case Study #5: Top 10 Suburb Nets $94,000 Equity Gain
Client at a glance:
Married with 1 child (early primary school age)
Occupation - Small Business Owner
Income - $260,000 pa
Property details:
Location - Fitzroy
Property type - Luxury Apartment
Purchase price $465,000
Purchase date May 2013
Settlement date - Dec 2015
Background:
Highly conservative self employed business owner wanting to diversify and create assets outside of existing highly successful business
Also looking to increase tax deductions as recommended by his accountant
Objectives:
Create assets outside of existing highly successful small business
Legally reduce tax
Build a portfolio of investment properties, starting off with just one purchase initially
Purchase more investment properties, 12 to 18 months apart
Challenges:
Paying a significant amount of company and personal tax
Unsure what sort of property to buy and exactly which suburbs to consider
Have been to dozens of investment seminars over the previous 5 years and found it difficult to find a trustworthy property provider/adviser
Biggest challenge being PROCRASTINATION - took 5 years of attending seminars to finally take action - now wishing had started much sooner
Solution:
Met Darryl Simms at a property investment event during one of the coffee breaks and instantly felt comfortable with his level of knowledge and more importantly his down-to-earth approach and willingness to share his knowledge
Several months later, engaged with Darryl for discussions and two strategy sessions
Agonised over the various projects that Darryl presented, changed mind several times and eventually purchased a spacious, luxury apartment in Fitzroy, Melbourne
Outcome/results:
Purchased an off the plan high quality, spacious, luxury apartment
Paid 10% deposit in 2013 and balance in Dec 2015
Saved $16,740 stamp duty as an off the plan purchase
Located just metres away from quality restaurants, cafes and trams
Secured a quality tenant a few days after settlement
Equity gain of approx $94,000 based on statistics showing capital growth of 20.4% for apartments in Fitzroy since the purchase date (source Residex)
Projected future capital growth of 5% PA for next 8 years (source Residex)
Excellent rental returns making the property cash flow positive
Unexpected benefits:
The apartment becoming cash flow positive within a matter of months
Securing a tenant a few days after settlement
The exceptional quality of finished product - boutique and very nice
Ease of working with Darryl
Outstanding related services providers recommended by Darryl
How easy it is to buy and own an investment property when you surround yourself with a team of high quality professionals
Whole process has shifted Lucas’s thinking; now more comfortable and willing to invest and has since purchased another property
Fitzroy (Suburb of this purchase) was listed in the Top 10 for fastest growing suburbs in Victoria @ 16.81% early in 2017
This purchase has given Lucas and Sarah the knowledge and confidence to start adding to their property portfolio and they will be looking at third purchase in near future
Free Download: Pros and Cons of Buying Off the Plan
Case Study #6: $55 Per Week Positive Cashflow Apartment
Client at a glance:
First Name - Emily
Age – 52
Occupation – I.T. Consultant
Income – $105,000 PA
Property details:
Location - Preston
7 km from Melbourne CBD
Walking distance to trams trains and buses
Nearby Preston market, cafes and restaurants
New one bedroom 50m2 apartment with large 24m2 balcony and car space
Purchase Price - $425,000
Date purchased - May 2017
Date settled - June 2017
Background:
Looking for apartment within 15km of Melbourne CBD as investment property
Objectives:
Create an extra income stream
Increase asset base for upcoming retirement in next 7 years
Looking to invest for under $450,000
Locate a property with strong rental returns to keep ongoing contributions below $75 per week
Wanted to buy new apartment
Looking to save stamp duty
Buy in a suburb with strong potential for significant capital growth
Prefer that the property would finished in next 6 to 9 months
Challenges:
Paying too much tax
Felt that savings and super were insufficient for a comfortable retirement that would allow overseas travel
Time poor due to work commitments
Unsure what to buy and where to buy
Solution:
Emily’s financial adviser recommended she meet up with Darryl Simms
Darryl located a new spacious one bedroom apartment in Preston that was just 6 weeks away from being completed
Outcome/results:
Excellent tax depreciation benefits due to the type of property and being a newly constructed property
Secured a tenant within 7 days
Emily liked the property so much that she is considering the option of using it for own residence in a few years time as part of downsizing plans
Suburb has experienced excellent capital growth and looks to continue long into the future due to the close proximity to Melbourne CBD and the ripple effect
Unexpected benefits:
The property ended up being $55 per week cash flow positive from day one
$11,475 stamp duty savings by purchasing via nomination sale from the original off the plan purchaser
Darryl introduced Emily to an excellent mortgage broker, property lawyer/conveyancer, depreciation schedule provider and property rental manager
All these service providers were highly professional, delivered outstanding results, all of which made the purchase of this investment property and the whole process much easier than it would have been
Free Download: Property Investors Quick Start Guide
*Case Studies Disclaimer:
Actual names & location of clients used in case studies may have been changed for privacy reasons.
It’s important to realise that real estate is a long term investment as values fluctuate on an ongoing basis.
Equity figures quoted in our Case Studies are based on comparable properties for sale in the same area at the time and therefore cannot be guaranteed as actual current value.
The only way to be 100% certain of a property’s current value, aside from paying a licensed property valuer, is to place the property on the market and sell it, and even then the price achieved will largely depend on buyer competition at that specific time, how emotionally attached the buyers are to securing the property and the depth of their pockets.
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