Don’t wait to Invest. Invest then wait….

Don’t wait to invest. Invest then wait.

At Dinas Estate Agents we believe that to succeed in property investment first you must take action. You should purchase a quality, well located investment. Then you must hold your investment property asset for the long term.

As we are all aware the property market fluctuates up and down over short periods of time. But history shows us that over a longer period of time most carefully selected property, in the right areas, with sufficient previous historical capital growth data, tend to continue their trends upwards.

We provide our clients with a carefully planned investment process beginning with Education. This Education through our Property Investment Program educates our clients on areas and types of property that have produced adequate historical capital growth over time.

If you are considering investing but have concerns over the property markets fluctuations then we recommend that to give you peace of mind you must perform your calculations for the long term. A minimum of 20-30yrs.

So as mentioned don’t wait to invest. Invest then wait.

It’s not about timing the property market it’s about time in the


By investing then waiting you are able to:

  • Maximise your opportunity for capital growth
  • Claim all legal Tax Refunds
  • Receive most if not all of all the legal Tax Deductions from your property for the full period
  • Building Depreciation: Generally, claimable over 40yrs with Depreciation Schedules created by reputable Quantity Surveyors
  • Depreciation of Fixtures & Fittings: Generally, claimable over the first 10yrs with Depreciation Schedules created by reputable Quantity Surveyors
  • Receive a profitable rental income (In the early years of your investment the rent will help you hold the property. In the later years your investment should pay you a passive income via the rent)

Example Scenario:
Joe buys an investment in Melbourne 2010 when property prices were at record highs. In 2012 he sells for a loss due to the market downward movement.

Had Joe kept this property until 2018 he would possibly have made an adequate profit as capital growth trends in Melbourne achieved 7%growth over this longer period of time.

Buy and hold for the long term when it comes to investing in property.

3 Top Tips for Successful Property Investment

1. Use a Qualified Property Investment Professional

It’s important to use a company who walks the talk to help you with the process. It’s best not to do it on your own. You may be unaware of what you don’t know in the world of successful property investment.

Do your research.  There are many companies out there. Look for companies that have been around for the long term and are investors themselves. Ones with good reviews; just like our team at Dinas Estate Agents that have over 30yrs of experience.

It takes years of research and experience to understand the property market and its cycles. A qualified property professional will guide you on how and where to invest successfully for the long term through any market up’s and downs.

2. Use a Licensed Property Manager to Manage Your Property

We recommend you don’t manage your own property investment. Whilst it may be tempting to do it yourself, you could fall into the trap of not conforming to many legal tenant obligations that you may be unaware of.

By engaging a Real Estate Agent to assist you with the Management of your property you will save precious time and avoid possible pitfalls. A good property manager will streamline your investment by assisting with finding tenants, managing bonds, paying bills, obtaining quotes and engaging trades for repairs & maintenance and much more for a small fee. This can be a stressful and time-consuming job for an investor doing it themselves so is best left to the experts.

At Dinas Estate Agents we help you find a qualified and experienced Property Manager to handle your investment property needs.

3. Treat your Property Investment as a Business.  

Remove the emotion from your decisions. Be objective and make purely financial decisions as you would your own business. Plan for the long term. Property investment takes time. Have some financial reserve for tough times and regularly maintain your property to a standard. Keep all receipts/financials in a separate folder/file and don’t mix personal finances with your investments.

Engage a reputable accountant that knows about depreciation and understands property investment. This is important so you don’t miss any legal cash and non-cash tax deductions that you may qualify for like depreciation etc.

Understanding the difference between Landlord and Building Insurance and why both are a must for Property Investors

At Dinas Estate Agents we believe it is vitally important that all property investors have comprehensive yet affordable insurance policies for their investment property. Both Building and Landlord Insurance Policies that can give you peace of mind in most possible scenarios are a must.

If you have an investment property it is also wise to become familiar with exactly what you are covered for, and the difference between Landlord Insurance and Building Insurance.

We have provided some insight into this topic below.

Landlord insurance generally covers events that cause loss of rental income, damage or theft in your property. While your rental income may cease overnight, your mortgage repayments or the need for income may not. Landlord insurance can provide cover for:
– Damage or theft by tenants
– Loss of rent
– Rent default
– Contents of Landlord
– Public Liability within your property
– Flood

Building insurance can provide cover for:
– Fire
– Water Damage
– Lightning strike
– Storm damage
– Falling trees
– Explosion (caused by gas leaks etc.)
– Earthquake
– Vandalism
– Vehicle collisions with the building

Example Scenario:
A tree falls onto a house due to a violent storm leaving the property uninhabitable for 9 weeks.

A Landlord Insurance policy would normally respond by covering the loss of rent during this period.
A Building Insurance policy would normally respond by covering the cost of repairing the properties structure.

To learn more about how to invest in property carefully and safely with our Top 8 Protection Strategies call us now on 035988 3358.

TOP 6 Property Investment Comparisons when Buying New vs Buying Old

When it comes to why some people succeed in property investing and others don’t one of the key factors can be because of the type of property they select as their vehicle. We believe that buying brand new properties as investments give our clients greater opportunity for successful outcomes.

At Dinas Estate Agents Personalised Property Investment we believe in our Buying New vs Buying Old TOP 6 Property Investment Comparisons as a vital tool in selecting a viable investment.

1. Less Investor Weekly Contribution: Highest at number one for buying a new property is Less Investor Weekly Contribution. This is what the investor would be required to pay after tax for the shortfall between incoming cash flow such as rents etc and outgoings paid such as interest etc. By buying new properties you minimise this outlay thus conserving your cash flow via many factors.

2. Higher Rental Yields from new properties: Coming in second as a major factor for buying new property is Higher Rental Yield. Being brand new, the properties are able to be rented at their highest maximum asking price. Often presenting with the latest design features, modern appliances and up to date fixture and fittings landlords are more easily able to ask a premium rent for their investment. Older properties tend to be rented for lower rental yields primarily due to the nature and appeal of the age of the carpets, kitchens, bathrooms etc.

3. Less Vacancy: Thirdly Less Vacancy. Tenants will often apply for, select and prefer, new modern, clean properties with updated amenities and the latest look over older properties thus leading to a potential higher vacancy rate/time between tenants for older properties than newer ones.

4. Less Maintenance: This one that many landlords would prefer and that is, the greater potential for Less Maintenance. The building, fixtures & fittings are all brand new, therefore giving an increased likelihood of less repairs and subsequently fewer outgoing costs to the investor when compared to aging properties where potential costly replacements of high value aging items such as hot water systems, carpets, heating/cooling systems and other fixtures and fittings could undermine their investment profitability.

5. Greater Tax Depreciation: For those investors who would like to legitimately pay less tax comes Greater Tax Depreciation. As a landlord you have more legal tax deductions from the building depreciation of a brand-new investment property for 40years and also from the property’s fixtures & fittings as per their individual lives if purchased after 9th May 2017. Under new rules, investors who acquire a second-hand property after 9th of May 2017 will not be able to claim depreciation on existing plant and equipment/fixtures and fitting assets.

6. Home Owners Warranty: And lastly is the peace of mind that brand new properties often come with a builder’s 6.5yr home owner’s warranty insurance where as there is no warranty insurance for properties over 6.5years old.

In conclusion, brand new properties with higher rents, more tax benefit, less maintenance & less vacancy lead to a lower after-tax weekly contribution to the investor compared to an older property purchased within the same parameters and locations. Older properties generally have a lower rental yield, less tax benefit and often more vacancy and maintenance leading to a higher weekly after tax contribution. In our opinion this makes buying brand new property investments a more likely choice however this is only one component to investing successfully. To learn more about other components vital to successful property investment register for our FREE 1hour Intro Hour.

For more information on selecting your first or next investment property please call either Jim Dinas or myself (Vicky Dinas) on 03 59 883358.

Where To Invest In Residential Property In Melbourne

When it comes to investing successfully in any location extensive research on both historical and current capital growth and rental yields are paramount. At Dinas Estate Agents we pride ourselves on obtaining the latest data on all suburbs in Melbourne and Brisbane. We have specifically targeted these cities as current data from the Australian Bureau of Statistics predicts that increased population growth combined with low unemployment rates make them key property investment locations.

We also use up to date resources such as REIA,, RP Data and Your Investment Property Magazine to research current market trends across existing suburbs and growth corridors of new suburbs. All our information is based on fact not hearsay or media hype. This gives our clients important vital knowledge and leads them to make educated and informed decisions when purchasing their investment property.

When it comes to growth corridors we make sure that key infrastructure items such as roads, public transport (ie: rail or bus) services, shops, schools and parks are existing nearby or in approved planning in the very near future at convenient access to the property.

If you’d like to invest with industry professionals who work with true facts and proven data then click on this link to book your FREE 1 hour introduction to services or give Jim a call on 0359 883358.