In this episode, you’ll learn the 3 strategies you can use to find the right interest rate for you. Interest rates are high. So, a lot of investors ask: “How long should I fix my mortgage interest rate for?” In an uncertain environment what’s better – the 1, 2, 3 or even the 5-year fixed interest rate? And click ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠here⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn the 8 things that can go wrong in investment. This isn’t to scare you off (I hope) but rather to make you a more informed property investor. So you can either a) avoid these traps or b) have a game plan ready for when they do. And click ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠here⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn why landlords are generally advised against meth testing. While many investors think any meth-related activity poses a health risk to tenants,  new research indicates this is not the case. And click ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠here⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn about the Mortgage Buster – a way to pay down your mortgage more quickly. Over time, your equity and servicing improves organically. But there is a way to speed up the process, to propel you to your next investment sooner.  And click ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠here⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn all about interest-only loans. Property investors often use an interest only when getting a mortgage. These loans help keep mortgage repayments low and cashflow better. But not every investor can get an interest only loan. Just because you want one … doesn’t mean the bank will give you one. And click ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠here⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn the top risks that can happen when you choose to invest in New Build properties. Yes, there are a lot of positives to buying New Builds – but it’s not all plain sailing. Things do go wrong. That doesn’t mean New Builds are a bad investment. But you need to know what could go wrong so that you’re not blindsided when the (un)expected happens. And click ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠here⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what a capital gains tax is. Right now, there isn’t any plans to introduce a formal tax. But we’ll discuss how it might affect property investors if it comes in. Some Kiwis argue for a capital gains tax, others oppose it. And click ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠here⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn where the most affordable rates are in NZ for property investors. Council rates are your largest operating expense as a property investor. But rates vary for each council area. Some areas have very high rates; others don’t charge as much. This means how much you spend on local council taxes can vary widely based on where you invest. And click ⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠here⁠⁠⁠⁠⁠⁠⁠⁠⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what sort of yield you should aim for in Auckland. Spoiler alert, it’s probably lower than you expect. And click ⁠⁠⁠⁠⁠⁠⁠⁠⁠here⁠⁠⁠⁠⁠⁠⁠⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn Opes’ top 5 places to invest in the country and the reasons why we’ve picked them. After all, picking the right city to invest in is just as important (if not more) than picking the right property. And click ⁠⁠⁠⁠⁠⁠⁠⁠here⁠⁠⁠⁠⁠⁠⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what tools are available to help you work out where the flood plains are. You’ll also learn what risk this poses to your property, and how to reduce flood risk when property hunting. And click ⁠⁠⁠⁠⁠⁠⁠here⁠⁠⁠⁠⁠⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn why the affordable 2-bedroom townhouses, is one of the most common investment properties. You’ll also learn some of the pros and cons that go alongside this type of property, and whether it’s the right fit for your portfolio.  And click ⁠⁠⁠⁠⁠⁠here⁠⁠⁠⁠⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn the pros to hiring a property manager versus self managing. Many property investors initially see a property manager as an additional expense. While this is true, there are some additional benefits that may make that fee worth it. And click ⁠⁠⁠⁠⁠here⁠⁠⁠⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn how 'Buy Now, Pay Later' services like Afterpay and Laybuy can stop you from buying property. Buy you’ll also learn how to reverse their effects before submitting your mortgage application. And click ⁠⁠⁠⁠here⁠⁠⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what can slow down the process for getting a tenant. Every new property investor wants to know how long it’ll take to find a tenant. But, of course, how quickly your specific property rents depends on several factors. And click ⁠⁠⁠here⁠⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what to do if your property falls in value during construction. This scenario doesn’t often play out, but it can happen. No, this doesn’t mean that you’ve made a bad investment decision. But you need to know what could go wrong so you’re not blindsided when the (un)expected happens. And click ⁠⁠here⁠⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn the 8 things you must remember to tell your mortgage broker. It’s not because they’re nosey, but because they need to have a full picture of your financial situation. This means everything you are committed to now, and in the future. Sure, we’re all human and sometimes people forget, or don’t know what to include. But non-disclosure can be hard to come back from, if the bank thinks you are trying to deceive them. And click ⁠here⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what the Healthy Homes Standards are, and why it can be a $4000 mistake not to comply. These standards are specific and strict. Even if your property was built yesterday – and meets the building code – it may still fail. You’ll also learn the most common areas that fail, and how to most cost effectively fix them.  And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn the difference in price and rent between a property with a garage, a carpark, or neither. This is a really important and common discussion for investors. Why? Because when you're New Build shopping – the car parking situation is often different. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn how to fund your retirement using property to generate a passive income. This is the more desirable of the 2 options available to investors. That’s because the income you create is infinite – which means you could *technically* live forever. And click here to see all the charts and other info in the written article on the Opes website.

If you’re planning to buy a New Build property, you’ll find yourself navigating one of two contracts: Progressive Payments Turnkey Like everything else, each contract has its own pros and cons. In the end, what’s best for your situation will ultimately decide which one you go for. In this article we’ll outline the 5 key differences between turnkey and progressive contracts, so you can decide which approach is best for you. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn how debt-to-income ratios will affect property investors and the property market. This is important, because The Reserve Bank will likely introduce DTIs within the next 12 months or so. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn how property investors can use split banking to buy more property. It’s no secret, we’re big fans of split banking – or as we’ve called it in the past “cheating on your bank” or “polybankery”. It works especially well for investors who put their money in New Builds. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you'll learn 7 strategies to manage a higher-than-normal cashflow. Most of the time, investors are comfortable knowing the rental income won’t cover all the costs required to hold onto a property. But, as interest rates rise, these top ups are increasing. And some will find these higher top-ups a stretch. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn the 3 ways investors can minimise the amount of tax they pay, in the real world. Tax minimisation is not about pilfering from the tax man. It's simply about not paying any more tax than you need to. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn everything you need to know about contracts a.k.a. the sale and purchase agreement. This is important because signing the contract is often the very first step a potential investor takes when interested in purchasing a new-build property. This happens even before due diligence has begun. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn 4 ways to get out of your build contract … while it’s still being built. Maybe your family has welcomed a baby, or maybe you’ve been made redundant. Or maybe, you’ve changed your mind about the property’s place in your portfolio. Either way, sometimes life happens and you need to sell your property. Here's how you do it.  And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn how cross leases used to be a quick-and-easy shortcut to subdividing a property. Nowadays, they are – somewhat ironically – notorious for issues, require a lot of paperwork, and can devalue your property. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn how much deposit you need to buy an investment property. Particularly, you’ll learn LVRs change deposit amounts, depending on what sort of property you are buying. You’ll also learn how you can use your own home to source your deposit. Essentially, this means you can invest in property without needing any cash upfront. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn how to conduct a thorough pre-settlement inspection (if you choose to go it alone). You’ll learn, there’s a lot more to it than just rocking up to your property, checking it’s built, and calling it a day. And you might have to bring a hairdryer. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn whether the number of bedrooms in a property can impact capital gain. This is by looking at CoreLogic data from the last 20 years, in 4 of our bigger cities. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what a chattel is and the reasons why you should get a chattel valuation. Sometimes, investors see these valuations as “just another cost”. But you’ll also learn how a chattel valuation can save you up to $15,000 in tax over the next 15 years. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what a property manager does and how much their services will cost you. Dealing with tenants is a full-time job, a job most investors don’t have the spare time for. However, hiring a property manager does come at a cost. So, it’s important to know what you’re paying for. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn exactly what is included in a Master Build guarantee and how it might not be the be-all, end-all “insurance policy” you might think it is. You’ll also learn some alternative covers. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn the pros and cons for several different investment options. You’ll also learn which one earns the highest return based on the top-up you would usually put into your investment property. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn how to answer the question: “Can I afford an investment property?” This is achieved by exploring 3 factors: deposit, income and cashflow. You’ll also learn what you can do if you aren’t quite ready to invest – just yet. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn why the popularity of townhouses has grown in the last 10 years. I’ll also discuss concerns of oversupply, and reasons why there js no sign of it in the market. And click here to see all the charts and other info in the written article on the Opes website.

In this episode you’ll learn why, when you buy into a New Build development, you'll often be automatically signed up to either a body corporate or a residents association. You’ll also learn the main differences between the two, and why the extra costs can be beneficial to you as an investor. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn a 4-step process for accurately working out the market rent in any suburb. This way, you don’t have to rely on your property manager to ensure you get the correct rent for your investment. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what a turnkey contract involves, versus a progressive payments contract. This is important because, more often than not, property investors are going to be buying a turnkey property. But, this type of contract isn’t right for all investors and come with their pros and cons. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn how townhouses stack up as an investment choice. This is because if you’re thinking about investing in a new build investment property, you’ll find townhouses will be the most abundant choice. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn how people use property to build a passive income. You’ll also listen to a discussion of how property compares to other asset classes (such as shares or fixed term deposits) as an investment choice. And click ⁠here⁠ to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what negative gearing is and why initial hopes of a tenant paying off your mortgage, may come up short … literally. You’ll also learn, how some negatively-geared properties can still make a good investment decision. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what triggers the settlement date of your New Build, as well as what people you need to engage (in the 10-day timeline leading up to settlement) to make sure everything runs smoothly and on time. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn why (long-time labelled as profiteering) private property investors are being offered tax incentives from the government to help solve our national social housing problem. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what exactly a revolving credit is and why (even for people familiar with the term) it can be a complex financial tool to grasp. However, you'll also learn how a revolving credit can be a powerful tool to help pay down your mortgage more quickly…once you wrap your head around it. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn why apartments don’t grow in value as quickly as houses or townhouses. But you’ll also learn how – sometimes – they can make up for low growth with higher-than-average yields. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn all about Williams Corporation – who they are, what their developments are like, and if we think one of their properties would suit your investment portfolio. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn why it’s important to conduct a “cashflow forecast” when investing in a new property.  But you’ll also learn why it's not as straightforward a process as it sounds. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn our top 5 picks for the property developers you’ve never heard of.  We’ve done this because it’s important to know that the person building the ‘best’ property doesn’t necessarily have the biggest marketing budgets. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn who is allowed to buy property in New Zealand under the ‘foreign buyer ban’.  The answer is broadly ‘yes’ but restrictions can apply to what you can buy depending on the country in which you hold citizenship and residency. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn why you don’t need a spare $120,000 (plus) to fund the deposit for an investment property…all you need is a little useable equity.   You’ll also learn how to calculate how much useable equity you may have at your disposal and what sort of investments you can purchase. And click here to see all the charts and other info in the written article on the Opes website. Also I mention the Do You Have What It Takes to Become a 1st-Time Property Investor? quiz. Give it a go to see where you are at.

In this episode, you’ll learn what a dual-key apartment is, and how one can benefit your property portfolio.  As a relatively new concept for New Zealanders, I’ll discuss just exactly what a dual-key apartment is, its unique features, and whether or not it’s a good investment option. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn who are our top picks for mortgage brokers in the country and what makes each of them unique.  I’ll also cover off the basics, such as the process for using a broker, what you need to supply to one, and how much they will cost. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn exactly what your lawyer needs to provide you during the due diligence process.  A lawyer is usually going to be the first port of call, earlier than even a mortgage broker, which is why the role of a lawyer is an important one (and one of the most expensive). And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn the benefits and drawbacks of each of the three most commonly bought property types: Houses, townhouses, and apartments. You’ll also learn why the traditional view of "more land = faster capital growth" is not entirely accurate. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn both how to increase the rent on your property and how to figure out what to increase the rent by.  You’ll also learn the reasons for why rent increases are a normal and necessary part of the renting lifecycle. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn exactly a Sunset Clause is and why they tend to get a lot of negative press in the media. You’ll also learn some tips for how to negotiate a Sunset Clause, in order to best protect yourself from the developer raising the price on you. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn everything you need to know about New Builds. This includes: What a New Builds is, how the tax and financial incentives work, and whether a New Build could be a good investment for your portfolio or for a first home buyer. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what exactly a non-bank lender is, and how they aren’t the “dodgy cowboys” you may have once thought. As non-bank lenders become more commonplace in a stricter lending environment, you’ll figure out whether or not they could be an option (or solution) for you and your portfolio. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what my top picks for 5 commonly used non-bank lenders in New Zealand. So, if you're looking for mortgage options outside the mainstream banks, this could be a good starting point. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what LVRs (Loan to Value Ratio) are, and how they dictate how much deposit you will need to purchase property. You’ll also learn how LVRs change depending on what sort of buyer you are, and how you can work within the rules to borrow with a lower deposit. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what the Bright Line Test is, and how it works in New Zealand as a “lite” version of a capital gains tax. Essentially, if you buy and sell property with the intention of making a profit – you’ll have to pay tax on the difference – unless you abide by the Bright Line rules. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn why it’s important investors know the value of their property. You’ll also learn what sort of property valuations are available, when to use them, and how accurate each one is. Spoiler alert: they’re probably nowhere near as accurate as you might think. And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what’s involved in the government’s new interest deductibility law, and what property types are “exempt” and “not exempt”. You’ll also learn what the changes to your tax bill will be and how this long-discussed tax law is likely to impact you as a property investor.  And click here to see all the charts and other info in the written article on the Opes website.

In this episode, you’ll learn what some retirement lifestyles look like for retired Kiwis and what they cost. Most investors believe they won't have enough in retirement, but they want to avoid thinking about how big the number is.  Is it $1 million? $2 million? By learning how much different lifestyles cost, you can make a more informed decision about what sort of retirement you would like to aim for.

In this episode, you’ll learn why a whopping 42% of seasoned property investors choose to use an interest-only mortgage, even though these borrowers – ironically – end up paying more interest over time. You’ll also learn how an interest-only loan can help you build your portfolio more quickly and if the bank will consider approving your application. Read the article and try our Interest Only Mortgage Calculator

In this episode, you’ll learn the differences between the two property types: ‘growth’ and ‘ ‘yield’, and how there is often a trade-off between one of the other.  However, this doesn’t mean that each property type has its own part to play in helping to grow your property portfolio.  It's all going to come down to your age, current portfolio and personal investment goals. If you want to see the tables and charts mentioned click here to go to the article on the Opes Partners website.

In this episode, you’ll learn the best way for you to improve your financial position.  For this there are two options, either pay off your mortgage as fast as possible, or invest in property. If you'd like to use the Pay Down Mortgage vs Invest in Property calculator, click here to go to the article and scroll halfway down the page to find it.

In this episode, you’ll learn the pros for both new build and existing investment properties. This way, you can make an informed decision about which property type is right for you. Ultimately, the answer to “What is the right property?” is going to be influenced by your chosen investment strategy.

In this episode, you’ll learn the fundamental basics of what it means to be a property investor, and what you need to get started. It begins … It’s your beginners 101 guide to property investment, in just 1000 words.

In this trailer, we tell you exactly what you can expect if you choose to listen to the Property ExpLained. Learn how to invest in property in New Zealand – hosted by journalist, Laine Moger. Property ExpLained explores property investment right from the very start. In each episode, Laine reads her “how-to” articles out loud. These are the same articles she writes for property investment company, Opes Partners. So, if you live a fast-paced life and prefer to listen rather than read, this podcast is the right fit for you. Episodes are ordered in a way so you can start with the most basic principles of property investment, before moving on to the more advanced stuff. This includes the insight, analysis and strategies for how to get the most out of the NZ property market. This is a podcast by Opes Partners. Brought to you by the same company as the Property Academy Podcast.