Insights & Resources

Investment Insights

Expert analysis, market trends, and practical advice for property investors

$640K 的房子被人笑话,现在每周收租 $885
Featured
Joey Don装修与开发Oct 28, 2025约 11 分钟阅读

$640K 的房子被人笑话,现在每周收租 $885

在一个大多数投资者都在倒贴现金的市场里,这套 $640K 的 off-market 房产合计周租 $885——6.5% 的毛回报率完全覆盖月供。实景走一遍。

Second Rooming House: $880K In, $1,500 a Week Out (Plus a Warning)
Featured
Joey DonRenovation & DevelopmentOct 12, 202513 min read

Second Rooming House: $880K In, $1,500 a Week Out (Plus a Warning)

Remember the $820K rooming house I wrote about? The one producing $1,200 a week? This one beats it. Different property, bigger block, better numbers. But I'm also going to tell you about the four clie

2026

102 articles
We Split One Block Into Two and Created $200K in Equity. Here's the Full Playbook.
Joey DonRenovation & Development

We Split One Block Into Two and Created $200K in Equity. Here's the Full Playbook.

We split one Narre Warren block into two titles and created $200,000 in equity. The full numbers, timeline, and process.

Apr 1211 min read
Just Got Your PR? Here's Why Rushing to Buy Property Is the Worst First Move.
Yan ZhuGuides

Just Got Your PR? Here's Why Rushing to Buy Property Is the Worst First Move.

Permanent residency approved. The instinct: buy a house immediately. The reality: that instinct costs you six figures in opportunity cost.

Apr 1111 min read
The Whiteboard Method: How We Analyse a Suburb in 30 Minutes.
Joey DonSuburb Analysis

The Whiteboard Method: How We Analyse a Suburb in 30 Minutes.

Every suburb goes through seven tests. One failure means disqualification. Here is the framework our team uses for every recommendation.

Apr 1011 min read
用 SMSF 在维州买房?没人提醒过你的地税账单
Yan Zhu财务与税务

用 SMSF 在维州买房?没人提醒过你的地税账单

在维州用 SMSF 买投资房,会带来一个关于地税的意外。信托附加税每年额外加 $1,500 到 $2,000。下面是盈亏平衡的算法。

Apr 9约 10 分钟阅读
'Passive Income' Is the Biggest Lie in Personal Finance. Asset Income Is What Actually Works.
Joey DonInvestment Strategy

'Passive Income' Is the Biggest Lie in Personal Finance. Asset Income Is What Actually Works.

The internet promised passive income. I tried dropshipping, dividends, and crypto. None were passive. Property is not either — but it is leveraged, systematised, and scalable.

Apr 811 min read
Melbourne Has More Flat, Buildable Land Than Any City in Australia. Here's Why That Matters.
Joey DonMarket Analysis

Melbourne Has More Flat, Buildable Land Than Any City in Australia. Here's Why That Matters.

Melbourne has more flat buildable land than any Australian city. This geographic fact creates both sprawl and scarcity — and the smartest investors play the scarcity side.

Apr 711 min read
Why Buying a House With an Existing Granny Flat Costs More Than Building Your Own.
Joey DonRenovation & Development

Why Buying a House With an Existing Granny Flat Costs More Than Building Your Own.

Everyone wants existing granny flats. The premium makes building your own the smarter move — with better equity creation and zero compliance risk.

Apr 610 min read
The Renovated House Trap: What Fresh Paint Is Actually Hiding.
Yan ZhuGuides

The Renovated House Trap: What Fresh Paint Is Actually Hiding.

Fresh renovation does not equal sound property. Here is how to see through the concealment.

Apr 510 min read
Ballarat 分区拆解:钱到底往哪里去
Joey Don城区分析

Ballarat 分区拆解:钱到底往哪里去

Ballarat 是六个市场。这里告诉你钱真正流向的地方。

Apr 4约 10 分钟阅读
未满 40 岁?用 SMSF 买房大概率是个糟糕的主意
Yan Zhu财务与税务

未满 40 岁?用 SMSF 买房大概率是个糟糕的主意

未满 40 岁?用 SMSF 买房大概率是错的。费用吃掉回报,限制毁掉策略。前期先用个人名下。

Apr 3约 10 分钟阅读
High Interest Rates? Good. Here Are Three Moves That Print Money in This Environment.
Joey DonInvestment Strategy

High Interest Rates? Good. Here Are Three Moves That Print Money in This Environment.

Everyone waits for rate cuts. Smart investors buy before them. High rates created our best deals: 40% of 2024 acquisitions were off-market at $20K-$50K below comparable sales.

Apr 211 min read
The ATO Is Effectively Lending You Money to Buy Property. Here's the Maths.
Joey DonMarket Analysis

The ATO Is Effectively Lending You Money to Buy Property. Here's the Maths.

The ATO is not your enemy. It is your silent business partner. Here is how high-income earners use negative gearing to build portfolios that the government partially funds.

Apr 112 min read
Flipping Houses? The GST Trap That Catches 90% of Renovators.
Joey DonRenovation & Development

Flipping Houses? The GST Trap That Catches 90% of Renovators.

Most flippers have no idea they owe GST until their accountant calls. Here is how to avoid the trap — and what to do if you are already in it.

Mar 3111 min read
我们赢下过 100+ 场拍卖,这是一份没人教你的"站位"指南
Yan Zhu投资指南

我们赢下过 100+ 场拍卖,这是一份没人教你的"站位"指南

拍卖本质上是披着房产交易外衣的心理战。拍卖师的工作是激活你的竞争本能,你的工作是保持冷静。具体怎么做,看这篇。

Mar 30约 12 分钟阅读
Rowville Looks Safe. The Data Says It's Ageing Out.
Joey DonSuburb Analysis

Rowville Looks Safe. The Data Says It's Ageing Out.

Rowville is one of those suburbs that feels like it should be a great investment. Leafy streets. Good schools. Low crime. But the numbers tell a story the streetscape conceals.

Mar 2911 min read
Zero Deposit Property Buying in Australia: The Guarantor Strategy That Actually Works.
Yan ZhuFinance & Tax

Zero Deposit Property Buying in Australia: The Guarantor Strategy That Actually Works.

You do not need $150,000 in savings to buy your first investment property. You need parents who own a home and a strategy that has been working in Australia for two decades.

Mar 2812 min read
Property Investment Has Eight Steps. Most People Only Do the Last One.
Joey DonInvestment Strategy

Property Investment Has Eight Steps. Most People Only Do the Last One.

Unprofitable investment properties all look the same. The owner completed step eight — buying the house — and skipped steps one through seven.

Mar 2712 min read
Everyone Tells You to Buy Brisbane. The State's Balance Sheet Says Otherwise.
Joey DonMarket Analysis

Everyone Tells You to Buy Brisbane. The State's Balance Sheet Says Otherwise.

I am about to become very unpopular with the Brisbane property influencer crowd. But someone needs to say this, and the numbers do not lie.

Mar 2611 min read
We Turned an $800K Corner Block Into Three Rental Incomes. Total: $900 Per Week.
Joey DonRenovation & Development

We Turned an $800K Corner Block Into Three Rental Incomes. Total: $900 Per Week.

Corner blocks are not just properties. They are blank canvases for wealth creation. Here is how we turned one into a triple-income machine.

Mar 2511 min read
Under 30 in Australia? Buying a Home to Live In Is the Biggest Financial Mistake You Can Make.
Yan ZhuGuides

Under 30 in Australia? Buying a Home to Live In Is the Biggest Financial Mistake You Can Make.

Your parents told you to buy a home. Your parents' advice was calibrated for a market where houses cost four times annual income. Today they cost eight times. The playbook has changed.

Mar 2411 min read
School Zone Properties Are a Wealth Trap. Here's What Smart Parents Do Instead.
Joey DonSuburb Analysis

School Zone Properties Are a Wealth Trap. Here's What Smart Parents Do Instead.

Australian parents are spending $200,000 extra for a postcode. The data says that money would have been better deployed almost anywhere else.

Mar 2312 min read
Your Bank Is Charging You Too Much Interest. Here's How to Fix It in One Phone Call.
Yan ZhuFinance & Tax

Your Bank Is Charging You Too Much Interest. Here's How to Fix It in One Phone Call.

The longer you stay with your bank, the worse your interest rate gets. That is not cynicism. It is documented bank pricing strategy, and it costs the average Australian mortgage holder thousands of do

Mar 2210 min read
别再拿自住的思路去买投资房。改变一切的三条规则。
Joey Don投资策略

别再拿自住的思路去买投资房。改变一切的三条规则。

知道每一套不赚钱的投资房都有什么共同点吗?业主是因为喜欢那个厨房才买下的。

Mar 21约 12 分钟阅读
Melbourne 反弹了。你还在等,就已经晚了。
Joey Don市场分析

Melbourne 反弹了。你还在等,就已经晚了。

三年。我等了整整三年。Melbourne 的回调过程残酷、乏味,对真正在看的人来说却很美。反弹已经开始,便宜的城区领跑。

Mar 20约 11 分钟阅读
他四个月内在 Narre Warren 买了两套房。后面发生了什么。
Joey Don装修与开发

他四个月内在 Narre Warren 买了两套房。后面发生了什么。

有的客户要纠结好几个月才能下手。黄先生在拍卖会上看到那套房之后三个小时就签了第一份合同。然后他又来买了第二套。

Mar 19约 10 分钟阅读
Your Kids Won't Inherit Your Wealth. The ATO Will. Unless You Do This.
Yan ZhuGuides

Your Kids Won't Inherit Your Wealth. The ATO Will. Unless You Do This.

You spent twenty years building a property portfolio. You sacrificed holidays, drove the same car for a decade, and made mortgage payments while your mates were spending. And if you die without a stru

Mar 1812 min read
在维州用 $50 万能在哪里买房?Ballarat 刚刚改变了游戏规则
Joey Don城区分析

在维州用 $50 万能在哪里买房?Ballarat 刚刚改变了游戏规则

大家都在问我,在维州用 $50 万的预算该怎么买。答案其实一直就摆在墨尔本西北 110 公里之外。

Mar 17约 13 分钟阅读
Victoria Just Made Off-the-Plan Stamp Duty Free. It's a Trap.
Yan ZhuFinance & Tax

Victoria Just Made Off-the-Plan Stamp Duty Free. It's a Trap.

When a government starts giving things away for free, your first question should be: what are they trying to sell? Victoria's off-the-plan stamp duty exemption is not generosity. It is inventory clear

Mar 1611 min read
我花了 $80K 读 MBA,唯一值回这 $80K 的那一课,讲的是房产
Joey Don投资策略

我花了 $80K 读 MBA,唯一值回这 $80K 的那一课,讲的是房产

读 MBA 之前,我就是那种教科书级的高收入仓鼠——在轮子上一直跑。薪水不低,资产为零。一次校友活动上的聊天,彻底改写了我对财富的理解。

Mar 15约 11 分钟阅读
We Bought 100 Houses in Melbourne Last Year. Every Single One Is Cash-Flow Positive.
Joey DonMarket Analysis

We Bought 100 Houses in Melbourne Last Year. Every Single One Is Cash-Flow Positive.

While everyone was doom-scrolling about Melbourne's property market, we were buying. Nearly 100 houses in 2024. Average return: 14%. Every single one cash-flow positive after our renovation playbook.

Mar 1411 min read
Real Walkthrough: This $600K House Just Hit 6% Yield After We Added a Granny Flat
Joey DonRenovation & Development

Real Walkthrough: This $600K House Just Hit 6% Yield After We Added a Granny Flat

I'm standing in the backyard of a property we settled on twelve months ago. The main house rents for $480 a week. The granny flat behind me is about to list at $370. Let me walk you through exactly wh

Mar 1310 min read
买家中介团队内部会议长什么样(我们偷录了一次)
Yan Zhu投资指南

买家中介团队内部会议长什么样(我们偷录了一次)

团队里有人偷偷录下了一次周一早会。镜头里是我们怎么审一份城区数据、怎么挑战分析师的假设、怎么当场做出买或不买的决定。我们决定把它发出来。

Mar 12约 11 分钟阅读
I Walk Into Every Suburb the Same Way. The Dog Park and the Main Strip Tell You Everything.
Joey DonSuburb Analysis

I Walk Into Every Suburb the Same Way. The Dog Park and the Main Strip Tell You Everything.

Before I read a single line of CoreLogic data, I drive to two places. The local dog park and the main shopping strip. In 30 minutes, those two spots tell me more about a suburb than any spreadsheet.

Mar 1110 min read
Labor Wants to Kill Negative Gearing. Here's Why It Won't Happen (Again).
Yan ZhuFinance & Tax

Labor Wants to Kill Negative Gearing. Here's Why It Won't Happen (Again).

Every election cycle, someone floats killing negative gearing. The media runs with it. Investors panic. And then nothing happens. There's a very specific historical reason for that — and it hasn't cha

Mar 1010 min read
$300K 现金:快速买两套,还是买一套先翻新?教你怎么决定。
Joey Don投资策略

$300K 现金:快速买两套,还是买一套先翻新?教你怎么决定。

这个月我大概被问了十五次同一个问题。你手上有 $300K-$400K。你是把它拆成两份首付快速扩张,还是把它停在一套房上,花 $100K 把它改造成现金流机器?

Mar 9约 12 分钟阅读
Melbourne 2025 上半场:用数据把每一个空头拍回去
Joey Don市场分析

Melbourne 2025 上半场:用数据把每一个空头拍回去

如果你还在跟别人说 Melbourne 在跌,说明你从 1 月开始就没看过数字。光是 2025 年 5 月,独立屋就涨了 0.8%,年化 9.6%。下面告诉你钱到底去了哪里。

Mar 8约 11 分钟阅读
We Bought a Property With a Granny Flat Already Built. Here's Why It Cleared 6% Yield From Day One.
Joey DonRenovation & Development

We Bought a Property With a Granny Flat Already Built. Here's Why It Cleared 6% Yield From Day One.

Most investors spend five months and $110K building a granny flat. We found one already done. The numbers were better than anything we could have built ourselves.

Mar 711 min read
If You're Under 35, Property Beats Shares. Here's the Mathematical Proof.
Yan ZhuGuides

If You're Under 35, Property Beats Shares. Here's the Mathematical Proof.

Everyone tells you to invest in index funds. The data says shares return 9.2% versus property's 6.8%. Case closed? Not even close. Because that comparison ignores the single most important variable: l

Mar 610 min read
Cranbourne in 2025: While You Were Watching, Others Were Already Developing
Joey DonSuburb Analysis

Cranbourne in 2025: While You Were Watching, Others Were Already Developing

I drove through Cranbourne last month and counted 14 active development sites within a two-kilometre radius. Dual-occupancy builds, granny flat installations, knockdown-rebuilds. The suburb has crosse

Mar 511 min read
我算了每个州每个价位的地税。维州并不是那个坏人。
Yan Zhu财务与税务

我算了每个州每个价位的地税。维州并不是那个坏人。

每个人都在吼维州地税。我用整整一个周末搭了一张覆盖八个州和领地的对比表。结果连我自己都有点意外 —— 我可是靠这个吃饭的。

Mar 4约 10 分钟阅读
$400K Budget? I'm Buying in These Two Regional Towns. Here's Why.
Joey DonInvestment Strategy

$400K Budget? I'm Buying in These Two Regional Towns. Here's Why.

Melbourne's southeast is running hot and everyone knows it. But if your budget is under $500K, there are two regional towns one hour from the city where the numbers are even better. We've been quietly

Mar 311 min read
Australia Is Structurally a Resource Economy. That's Why Property Is Your Best Bet.
Joey DonMarket Analysis

Australia Is Structurally a Resource Economy. That's Why Property Is Your Best Bet.

I had coffee with a Chinese tech investor last week. He'd been in Australia for a year and was stunned: 'There's nothing productive to invest in here. Just cafes, bottle shops, and car washes.' He's r

Mar 211 min read
He Used the 5% Deposit Scheme, Added a Granny Flat, and Now Pays $1,500/Month for a $950K House
Joey DonRenovation & Development

He Used the 5% Deposit Scheme, Added a Granny Flat, and Now Pays $1,500/Month for a $950K House

Everyone told him to stretch for Glen Waverley at $1.8 million and cripple himself with an $8,000 monthly mortgage. Instead, he bought a house with a granny flat in the north for $950K, and the rental

Mar 19 min read
拍卖是在开始之前就赢下来的。内行人用的三个步骤
Yan Zhu投资指南

拍卖是在开始之前就赢下来的。内行人用的三个步骤

你站在拍卖场,心跳加速,手里举着牌。但你还没到,这场游戏其实就已经结束了。准备工作——估价、中介研究、竞争者分析——才是拍卖胜负真正分出的地方。下面是把专业买家和业余买家分开的三个步骤。

Feb 28约 10 分钟阅读
St Albans Street-by-Street: Which Blocks Have Development Potential and Which Are Dead Ends
Joey DonSuburb Analysis

St Albans Street-by-Street: Which Blocks Have Development Potential and Which Are Dead Ends

After our Carinlea deep-dive went viral, we got flooded with one question: can I subdivide in St Albans? The answer depends entirely on which street you're on, what zone it's in, and whether the block

Feb 2711 min read
你的 super 不会帮你退休。但你的 super 买下一套房子,可能会。
Yan Zhu财务与税务

你的 super 不会帮你退休。但你的 super 买下一套房子,可能会。

澳洲人退休时的 super 中位数余额是 $292,000。这能产生每年 $20,000,不到 80 岁就会花光。有一种方式能让你用 super 去买房——带杠杆、降低 CGT,而且完全不占用你个人的借贷能力。

Feb 26约 10 分钟阅读
澳洲的"死线":那条让你一直穷下去的隐形阈值
Joey Don投资策略

澳洲的"死线":那条让你一直穷下去的隐形阈值

他带着 $5K 存款和一笔 $6K 的车贷走进我办公室,说想做 rentvesting(以租养贷)。我拉出他的借贷能力,差点从椅子上摔下去。那笔 PR 庆祝礼物般的车贷,刚刚把他 $300,000 的借贷能力清零。

Feb 25约 11 分钟阅读
我大学同学 25 岁买了套 $700K 的自住房。这笔交易让他损失了 200 万澳元
Joey Don市场分析

我大学同学 25 岁买了套 $700K 的自住房。这笔交易让他损失了 200 万澳元

他是我精算系同届里最聪明的那个。刚毕业就拿六位数年薪。他买了一套自住房,结果这成了他这辈子最贵的一个决定——不是因为房子跌了,而是因为它让他没法做别的事。

Feb 24约 11 分钟阅读
Heidelberg West 看起来便宜是有原因的。下面是一份案例研究。
Joey Don装修与开发

Heidelberg West 看起来便宜是有原因的。下面是一份案例研究。

靠近 La Trobe University。靠近 Austin Hospital。可负担。纸面上,Heidelberg West 全勾。但现实里,一位投资者经历的租客流失、长期空置、低于平均的增长,讲了一个完全不同的故事。

Feb 23约 9 分钟阅读
我给墨尔本最常被问的城区打了 10 分制。大多数不及格。
Yan Zhu投资指南

我给墨尔本最常被问的城区打了 10 分制。大多数不及格。

每个人都让我给他们喜欢的城区打分。于是我做了一套框架——五个指标、每项满分 2 分、总分 10 分。Cranbourne 8 分，Point Cook 4 分，Williamstown 3 分。受欢迎的选择和赚钱的选择，很少是同一件事。

Feb 22约 12 分钟阅读
我开车穿过 St Albans,找到了一个挨着 $2M 豪宅的 $700K 小区。为什么这件事重要。
Joey Don城区分析

我开车穿过 St Albans,找到了一个挨着 $2M 豪宅的 $700K 小区。为什么这件事重要。

St Albans 被大多数投资者一笔带过。太多元、太糟、太西。我带着相机开车穿了一遍,发现了一样数据党会漏掉的东西:一个 $700K 木板房和 $2 million 建筑师设计大宅共用一条街的小区。

Feb 21约 11 分钟阅读
Victoria's "Land Tax Doubled"? I Spent 23 Hours Crunching the Numbers. Here's the Truth.
Yan ZhuFinance & Tax

Victoria's "Land Tax Doubled"? I Spent 23 Hours Crunching the Numbers. Here's the Truth.

My clients were panicking. Videos everywhere saying Victoria's land tax just doubled. I sat down for 23 hours and calculated land tax across every Australian state at every price point from $100K to $

Feb 2010 min read
This House Made Zero Growth in Seven Years. Three Red Flags That Predict a Money Pit.
Joey DonInvestment Strategy

This House Made Zero Growth in Seven Years. Three Red Flags That Predict a Money Pit.

I used to rent this house. I convinced the landlord to sell it in 2017 — and she made $1.5 million by redeploying elsewhere. The guy who bought it? Seven years of negative cash flow and zero growth. T

Feb 1911 min read
Everyone Says the Economy Is Terrible. Here's Why You Should Buy Property Anyway.
Joey DonMarket Analysis

Everyone Says the Economy Is Terrible. Here's Why You Should Buy Property Anyway.

Your mate just got laid off. The cafe down the street closed. The news says recession is coming. And Melbourne house prices posted their strongest quarter in three years. Something doesn't add up — un

Feb 1811 min read
The Compliance Checklist We Send to Our Granny Flat Factory (And Why Your Builder Probably Skips Half of It)
Yan ZhuProperty Management

The Compliance Checklist We Send to Our Granny Flat Factory (And Why Your Builder Probably Skips Half of It)

We recently sent our prefab granny flat manufacturer a 27-point compliance document covering NCC standards, WaterMark certification, Global-Mark electrical approvals, and AS 3786 smoke alarm requireme

Feb 1712 min read
We Split This $820K House Into Three Rentable Units. It Now Earns $1,200 a Week.
Joey DonRenovation & Development

We Split This $820K House Into Three Rentable Units. It Now Earns $1,200 a Week.

This property settled six months ago. It's already up 10% in value. Three separate units, each with its own entrance, pulling $1,200 a week combined. Most people can't accept that numbers like these a

Feb 1610 min read
Melbourne 房产终于反弹——用数据说话
Yan Zhu投资指南

Melbourne 房产终于反弹——用数据说话

七年横盘,三年下跌。然后,2024 年第四季度,Melbourne 动了。独立屋单季 +1.6%、公寓 +2.1%,是疫情高点以来最大的一跳。轮动盘已经转,下一个就是 Melbourne。

Feb 15约 11 分钟阅读
Deer Park:$700K 就能进场的城区,本地人已经在悄悄赚钱了
Joey Don城区分析

Deer Park:$700K 就能进场的城区,本地人已经在悄悄赚钱了

当所有人还在争论墨尔本到底有没有在涨的时候,Deer Park 已经悄悄跑出了两位数回报率。西北走廊领跑,东南跟涨。上周我实地看了五套内部房源。以下是我的真实观察。

Feb 14约 10 分钟阅读
Finally: Someone Explains Offset Accounts Properly (Including the Part Banks Won't Tell You)
Yan ZhuFinance & Tax

Finally: Someone Explains Offset Accounts Properly (Including the Part Banks Won't Tell You)

You've stuffed $50,000 into your offset account. Your monthly repayment is exactly the same as before. What gives? The answer reveals something about how P&I loans work that most borrowers never learn

Feb 139 min read
A Wave of Forced Selling Is Coming. Here's Your Three-Step Survival Guide.
Joey DonInvestment Strategy

A Wave of Forced Selling Is Coming. Here's Your Three-Step Survival Guide.

Your fixed rate was 2%. Now it's 6%. That's an extra $2,000 a month you didn't budget for. And you're not alone — a massive cohort of homeowners is hitting this wall simultaneously. Some will sell. So

Feb 1211 min read
The Ordinary Person's 2026 Reset: Declutter Your Life, Then Build Your Wealth
Yan ZhuScam / Warning

The Ordinary Person's 2026 Reset: Declutter Your Life, Then Build Your Wealth

If you follow this system from start to finish, the person looking back at you in the mirror on December 31st will be unrecognisable. Not because of some motivational rubbish — because you systematica

Feb 1113 min read
你的银行账户每年亏 $740。这六类资产才真正跑赢通胀。
Joey Don市场分析

你的银行账户每年亏 $740。这六类资产才真正跑赢通胀。

银行告诉你 4.5% 的利息就是在增值。可真算下来,扣掉税和通胀,每 $100,000 一年要亏 $740。我把六类资产的账仔细算了一遍,真正能守住财富的只有两类。

Feb 10约 12 分钟阅读
真正在房产里赚到钱的五种人(以及大多数人为什么赚不到)
Joey Don投资策略

真正在房产里赚到钱的五种人(以及大多数人为什么赚不到)

房产投资不是运气或时机的游戏,是"大脑线路"的游戏。看过上百位客户在墨尔本东南买房之后,我反复看到同样五种人格胜出——其他人都卡在原地。

Feb 9约 13 分钟阅读
Our Client Lost $200K in Rosebud. Here's Why Mornington Peninsula Is a Trap for Investors.
Joey DonRenovation & Development

Our Client Lost $200K in Rosebud. Here's Why Mornington Peninsula Is a Trap for Investors.

He saw 'beachside living' and figured tenants would line up. Three years and $200K later, the house sold at a loss. Rosebud taught him something no brochure ever mentions — seasonal tourism markets ea

Feb 810 min read
「Melbourne 房产没涨」——直到你看城区级的数据
Yan Zhu投资指南

「Melbourne 房产没涨」——直到你看城区级的数据

老有人跟我说 Melbourne 房产在横盘。我把 CoreLogic 的热力图拉出来,指着东南那一片深蓝。然后请他们解释,为什么 Frankston 涨了 10% 而 Toorak 还在流血。

Feb 7约 11 分钟阅读
$700K 的房子就挨着百万澳元的豪宅。欢迎来到 St Albans。
Joey Don城区分析

$700K 的房子就挨着百万澳元的豪宅。欢迎来到 St Albans。

大部分华人澳洲投资者从没踏足过 St Albans。他们应该去走一走。这里的数据,是目前整个大墨尔本最好的一批之一。

Feb 6约 11 分钟阅读
If They Scrap Negative Gearing, the Rich Won't Notice. You Will.
Yan ZhuFinance & Tax

If They Scrap Negative Gearing, the Rich Won't Notice. You Will.

The debate about scrapping negative gearing is framed as taxing the rich. The data tells a very different story about who actually claims it and who would actually suffer.

Feb 511 min read
四种「高回报」房产,会把你榨干
Joey Don投资策略

四种「高回报」房产,会把你榨干

我准备得罪一些人。但看到太多投资者在那种「开放看房时看起来很棒」的房子上亏掉六位数后,总得有人把话说出来。

Feb 4约 12 分钟阅读
公寓陷阱:为什么那么多华人投资者最后都手里攥着一堆贬值的资产
Yan Zhu陷阱与警示

公寓陷阱:为什么那么多华人投资者最后都手里攥着一堆贬值的资产

我一直在遇到那些五六年前买了墨尔本公寓的投资者——眼睁睁看着它横盘,甚至倒退。模式几乎一模一样。

Feb 3约 11 分钟阅读
My Mate Waited for Rate Cuts. He Got Lower Rates and a $100K Bigger Mortgage.
Joey DonMarket Analysis

My Mate Waited for Rate Cuts. He Got Lower Rates and a $100K Bigger Mortgage.

If you're holding off buying because you expect rates to drop, you need to hear what happened to George. He waited. He got his 2% rate. And he paid $100,000 more for the exact same house.

Feb 210 min read
Rowville: The $1.15M Suburb With a 2.4% Vacancy Rate and a 9% Rent Drop. What's Going On?
Yan ZhuProperty Management

Rowville: The $1.15M Suburb With a 2.4% Vacancy Rate and a 9% Rent Drop. What's Going On?

A suburb where house prices climbed 9.5% while rents fell 9%. That contradiction tells you everything about who actually lives in Rowville and why.

Feb 113 min read
我做了五年 flip。真正决定赚不赚钱的，是这三件事。
Joey Don装修与开发

我做了五年 flip。真正决定赚不赚钱的，是这三件事。

每个人都想买一栋破房、刷点漆、然后赚 $200K。真实的情况比翻新节目演的脏得多、贵得多、也远没那么光鲜。

Jan 31约 11 分钟阅读
I Gave Up Buying My Own Home at 27. Best Financial Decision I Ever Made.
Yan ZhuGuides

I Gave Up Buying My Own Home at 27. Best Financial Decision I Ever Made.

Every financial planner I met said the same thing: get on the property ladder with your own home. The maths told a completely different story.

Jan 3012 min read
$750K 总投入,$880 一周租金。Hampton Park 实地走访。
Joey Don城区分析

$750K 总投入,$880 一周租金。Hampton Park 实地走访。

我现在站在一套九个月前以 $645K 内部房源(off-market)拿下的房子前面。隔壁房子刚刚以 $730K 和 $760K 卖出。而我们的这套,每周收 $880。

Jan 29约 10 分钟阅读
Offset vs Redraw: The Wrong Account Choice Costs You $9,165 Per Year
Yan ZhuFinance & Tax

Offset vs Redraw: The Wrong Account Choice Costs You $9,165 Per Year

One account choice. $300,000. $9,165 per year in extra tax. Most people have no idea until they convert their home loan to an investment loan — and discover the deductions are gone.

Jan 2810 min read
Stop Buying Investment Property in 2024. Unless You Meet These 3 Conditions.
Joey DonInvestment Strategy

Stop Buying Investment Property in 2024. Unless You Meet These 3 Conditions.

I'm literally in the business of helping people buy property. And I'm telling you: most people should not buy in 2024. Here are the three conditions that separate the ready from the reckless.

Jan 2710 min read
10 Years of Property Mistakes, All Because He Refused to Ask for Help
Yan ZhuScam / Warning

10 Years of Property Mistakes, All Because He Refused to Ask for Help

He spent a decade buying property solo. Apartments, off-the-plan, mining towns, forced developments. His portfolio was underwater. Then he walked into our office.

Jan 2610 min read
Perth Property Boomed 89% in 5 Years. That's Exactly Why I Wouldn't Buy There Now.
Joey DonMarket Analysis

Perth Property Boomed 89% in 5 Years. That's Exactly Why I Wouldn't Buy There Now.

Perth's numbers look incredible. 89% growth in five years. But a Perth developer with 20 years of experience just told me: don't buy. The cycle data says he's right.

Jan 2511 min read
What a Buyer's Agent Actually Sells: Product, Emotion, and Asset Value
Yan ZhuProperty Management

What a Buyer's Agent Actually Sells: Product, Emotion, and Asset Value

A Chinese tech CEO wrote a book about 'true demand.' Her framework perfectly explains what a buyer's agent actually provides — and why most people don't realise they need one until it's too late.

Jan 2410 min read
Inside a Completed Granny Flat: Narre Warren Build, Every Spec, Every Dollar
Joey DonRenovation & Development

Inside a Completed Granny Flat: Narre Warren Build, Every Spec, Every Dollar

Walk through a completed granny flat we built in Narre Warren. Every material, every cost, every specification — from the 3kW solar system to the double-glazed windows.

Jan 2311 min read
90% of Buyers Make This Offer Mistake. I Call It the 'Double Jump.'
Yan ZhuGuides

90% of Buyers Make This Offer Mistake. I Call It the 'Double Jump.'

I've watched 50,000+ followers make the same offer mistake: blindly increasing their price when the agent says it's too low. One question changes the entire negotiation.

Jan 2210 min read
Hampton Park:十年涨 91%,24 天成交,而且依然不到 $700K
Joey Don城区分析

Hampton Park:十年涨 91%,24 天成交,而且依然不到 $700K

我准备分享一些通常只对付费会员先开放的内容。如果我现在手上有 $700K 预算,想要十年最大复利增长再加从第一年起就有正现金流,Hampton Park 是我明天就会下手的城区。

Jan 21约 11 分钟阅读
40 年数据说明一切:房价根本不在乎利率
Yan Zhu财务与税务

40 年数据说明一切:房价根本不在乎利率

我一直听有人说,等利率下来再买房。历史数据告诉你,这是你能犯的最昂贵的错误之一。我来给你看几张图。

Jan 20约 11 分钟阅读
Chinese-Made Granny Flats Are Flooding Melbourne. Most Are Illegal.
Joey DonInvestment Strategy

Chinese-Made Granny Flats Are Flooding Melbourne. Most Are Illegal.

I just came back from inspecting two granny flat build sites. What I found made my blood run cold. Chinese manufacturers are cutting corners that could leave you with unlimited legal liability.

Jan 1911 min read
绝对不要告诉中介的三件事(以及永远要问的一个问题)
Yan Zhu陷阱与警示

绝对不要告诉中介的三件事(以及永远要问的一个问题)

中介是站在对面的职业谈判者。你在 open inspection 头五分钟随口吐露的信息,能让你多付 $50,000 澳元。

Jan 18约 10 分钟阅读
A $700K Melbourne House Actually Costs $756,000. Here Are the 6 Hidden Fees.
Joey DonMarket Analysis

A $700K Melbourne House Actually Costs $756,000. Here Are the 6 Hidden Fees.

My mate nearly had a meltdown the week before settlement. He'd budgeted for the deposit. He hadn't budgeted for the other $56,000.

Jan 1710 min read
Australia's Cost of Living Crisis Is Creating a Property Goldmine. Here's the Data.
Yan ZhuProperty Management

Australia's Cost of Living Crisis Is Creating a Property Goldmine. Here's the Data.

Australia's cost of living is brutal. New migrants are in shock. But the same crisis that makes life expensive is creating the strongest rental market in recorded history.

Jan 1611 min read
我们花 $80K 建了一个 granny flat,每周租 $370。每个细节都给你看。
Joey Don装修与开发

我们花 $80K 建了一个 granny flat,每周租 $370。每个细节都给你看。

我刚从工地回来,看了我们正在建的两个 granny flat。下面带你过一遍每一个组件——从地基到屋顶——告诉你 $80,000 到底买到了什么。

Jan 15约 11 分钟阅读
高增长 + 高回报率?我们是怎么做的。
Yan Zhu投资指南

高增长 + 高回报率?我们是怎么做的。

房产行业里每个人都告诉你这是一道单选题:高增长还是高回报率,选一个。做了 200 多笔交易之后,我可以告诉你这是错的。下面说说我们怎么把两个都拿到。

Jan 14约 11 分钟阅读
He Spent $1.1M on a Sunshine Property. He Lost $200K. Here's What Went Wrong.
Joey DonSuburb Analysis

He Spent $1.1M on a Sunshine Property. He Lost $200K. Here's What Went Wrong.

A friend of mine ignored my advice, bought in Sunshine for $1.1 million, tried to convert the ground floor to commercial. He lost roughly $200,000. Let me show you exactly where he went wrong.

Jan 1310 min read
Australia's Government Wants to Reform CGT. Here's Why the Maths Doesn't Add Up.
Yan ZhuFinance & Tax

Australia's Government Wants to Reform CGT. Here's Why the Maths Doesn't Add Up.

The CGT 50% discount costs the budget $247 billion over the next decade. 59% of that benefits the richest 1%. But every government that's tried to reform it has failed. Here's why.

Jan 1211 min read
Buying an Investment Property Under Your Home Loan? You're About to Get Sued.
Joey DonInvestment Strategy

Buying an Investment Property Under Your Home Loan? You're About to Get Sued.

It's the most common question I get: can I use my first-home buyer stamp duty exemption and then secretly rent the property out? Short answer: no. Long answer: let me explain the three ways this destr

Jan 1110 min read
几百套房子买下来,有四类我绝对不会碰
Yan Zhu陷阱与警示

几百套房子买下来,有四类我绝对不会碰

在一线帮客户买过几百套投资房之后,我心里有一张黑名单。这四类房子看起来很吸引人,却次次把回报吃干抹净。

Jan 10约 11 分钟阅读
Inflation Bounced Back. Unemployment Dropped. So Why Does Everyone Feel Broke?
Joey DonMarket Analysis

Inflation Bounced Back. Unemployment Dropped. So Why Does Everyone Feel Broke?

The economic data says Australia is booming. Your bank account says otherwise. I pulled apart the numbers to find out which one is lying — and what it means for property.

Jan 912 min read
澳洲的人口密度比北京还高。这是背后的数学题。
Yan Zhu物业管理

澳洲的人口密度比北京还高。这是背后的数学题。

澳洲的人口密度比北京还高。我知道这听起来很离谱,我自己也是反复核对了三次数据才敢相信。但只要你把数学题算清楚,澳洲房地产市场的一切就都说得通了。

Jan 8约 11 分钟阅读
After 100+ Renovations, I Finally Understand Where the Money Actually Goes
Joey DonRenovation & Development

After 100+ Renovations, I Finally Understand Where the Money Actually Goes

I've renovated over a hundred properties in Melbourne. Half of them taught me the same painful lesson: it's not about the renovation. It's about who you're renovating for — and what you paid.

Jan 711 min read
5 Signs You're Buying Property in Suicide Mode
Yan ZhuGuides

5 Signs You're Buying Property in Suicide Mode

One of these signs is a yellow flag. Three is dangerous. All five and you're financially finished. I see these patterns weekly from clients who come to us after their first purchase went sideways.

Jan 611 min read
$700K House, $900 a Week Rent — Why Lynbrook Is Melbourne's Best-Kept Secret
Joey DonSuburb Analysis

$700K House, $900 a Week Rent — Why Lynbrook Is Melbourne's Best-Kept Secret

Melbourne still has suburbs where a $700K house can pull $900 a week in rent. Lynbrook is one of them. But there are three streets where buying would be a catastrophic mistake.

Jan 510 min read
工党之前试过取消负扣税。结果反噬得相当难看。
Yan Zhu财务与税务

工党之前试过取消负扣税。结果反噬得相当难看。

每个人对 negative gearing(负扣税)都有自己的看法。但几乎没人记得上一次有政府真去取消它的时候发生了什么。我把数据翻了一遍,结论让两边都不太舒服。

Jan 4约 12 分钟阅读
I Doubled My Income in 3 Years — Then Put Every Dollar Into Property
Joey DonInvestment Strategy

I Doubled My Income in 3 Years — Then Put Every Dollar Into Property

Everyone wants a bigger deposit. Nobody wants to talk about the income side of the equation. Here's how remote work changed everything for me — and why it matters for property investors.

Jan 311 min read
如果你不能持有十年,就不要持有十分钟
Yan Zhu陷阱与警示

如果你不能持有十年,就不要持有十分钟

一位手上拥有两位数房产投资组合的客户,曾经跟我说过一句话,彻底改变了我看待房产的方式。不是关于租金回报率或翻新技巧的。是关于耐心。

Jan 2约 11 分钟阅读
Stop Chasing Brisbane. The Value Play Is Still in Melbourne.
Joey DonMarket Analysis

Stop Chasing Brisbane. The Value Play Is Still in Melbourne.

Brisbane has doubled in 4 years. Melbourne is 20-25% cheaper than Sydney. One city is at the top of its cycle. The other is at the bottom. The data says which to buy.

Jan 111 min read

2025

237 articles
澳洲房产市场本来就是专门用来"宰"新移民的。下面是这套剧本
Yan Zhu物业管理

澳洲房产市场本来就是专门用来"宰"新移民的。下面是这套剧本

如果你刚落地澳洲,从政府到银行再到地产中介,每一个机构都有一个"专门为你准备"的产品。而这些产品,没有一个是划算的。

Dec 31约 13 分钟阅读
两年就发霉——builder 不会告诉你的 3 件事(granny flat 版)
Joey Don装修与开发

两年就发霉——builder 不会告诉你的 3 件事(granny flat 版)

有人给我客户报 $80K 盖一个 granny flat。听起来挺好的?直到我让对方给我 inclusion list(材料清单)。外墙用的是回收木板,浴室没做防水膜。两年之后,那个东西就是个培养皿。

Dec 30约 11 分钟阅读
154 Families Paid Six-Figure Deposits for Houses That Were Never Built
Yan ZhuGuides

154 Families Paid Six-Figure Deposits for Houses That Were Never Built

They saved for years. Paid six-figure deposits. Waited five years for homes that were never built. The Clydesdale estate disaster is the cautionary tale every house-and-land buyer needs to hear.

Dec 2912 min read
他们要升级 Narre Warren 的警察局。这件事你应该兴奋。
Joey Don城区分析

他们要升级 Narre Warren 的警察局。这件事你应该兴奋。

维州政府现在的预算赤字非常大。各处都在砍预算。结果他们却批了 Narre Warren 警察局的升级——这是全州今年唯一的一笔。看不懂这个信号,我也帮不了你。

Dec 28约 11 分钟阅读
If Australia Reforms CGT, Here's What Actually Happens to Property Prices
Yan ZhuFinance & Tax

If Australia Reforms CGT, Here's What Actually Happens to Property Prices

Everyone's talking about CGT reform. But almost nobody is modelling what happens next. I've run the numbers on both the Grattan and Pocock proposals — and the second-order effects are far more interes

Dec 2713 min read
墨尔本生活成本刚刚下来了——这是一个买入信号
Joey Don投资策略

墨尔本生活成本刚刚下来了——这是一个买入信号

上周六上午，我在墨尔本东南的 Big Watermelon 市场转了一圈。樱桃 $13 一公斤，芒果 $1.80 一个——只有疫情结束那会儿的一半。能看懂水果摊价格的人，也就能看懂房产市场。

Dec 26约 11 分钟阅读
The 'Perfect House' Is a Scam — Why Messy Markets Make Better Investments
Yan ZhuScam / Warning

The 'Perfect House' Is a Scam — Why Messy Markets Make Better Investments

Every beginner asks the same question: is the market too expensive? Wrong question. The real question is whether the pricing in your target area is scattered enough for you to find an edge.

Dec 2512 min read
维州为什么砸钱升级一座警察局(以及这件事对投资者意味着什么)
Joey Don市场分析

维州为什么砸钱升级一座警察局(以及这件事对投资者意味着什么)

维州 2023 年唯一一笔警察局升级投资落在了 Narre Warren。原因:他们在打造一个卫星城枢纽。这条基建管线在告诉房产价值什么信号。

Dec 24约 11 分钟阅读
Moe and Morwell: $400K Houses With 5-6% Rental Yields (The Regional Play)
Yan ZhuProperty Management

Moe and Morwell: $400K Houses With 5-6% Rental Yields (The Regional Play)

Moe median $430K, rent $400/wk (4.8% yield). Morwell median $390K, rent $380/wk (5.1% yield). Two regional towns with dairy-backed economies and a $200K price gap to neighbours.

Dec 2311 min read
客户真实案例：$830K 买入，每周租金 $850，granny flat 正在施工中
Joey Don装修与开发

客户真实案例：$830K 买入，每周租金 $850，granny flat 正在施工中

真实客户全流程拆解：650sqm 地块，$830K 澳元买入，光是主屋每周就收 $850 租金。granny flat（副住宅）开工中，预计总租金达到 $1,150/周。

Dec 22约 11 分钟阅读
5% 首付听起来很爽——直到你看到那份 30 年利息账单
Yan Zhu投资指南

5% 首付听起来很爽——直到你看到那份 30 年利息账单

澳洲首次置业者平均贷款额:$607,624。5.5% 利率、30 年,总还款 $1.226 million。5% 首付降的是门槛,不是价格。

Dec 21约 11 分钟阅读
Every $600K-$700K Suburb in Melbourne's Southeast — Ranked
Joey DonSuburb Analysis

Every $600K-$700K Suburb in Melbourne's Southeast — Ranked

Frankston: hospital expansion. Cranbourne: subdivision potential. Hampton Park: land scarcity. Plus the suburbs to avoid. The definitive southeast Melbourne buying guide.

Dec 2011 min read
CGT Reform Is Coming. These Are the Three Models on the Table.
Yan ZhuFinance & Tax

CGT Reform Is Coming. These Are the Three Models on the Table.

The Grattan model cuts the CGT discount to 25%. The Pocock model exempts new builds. The ACOSS model restricts negative gearing. Which one passes — and what it means for your portfolio.

Dec 1911 min read
The Four Career Quadrants — and Why Only One Builds Real Wealth
Joey DonInvestment Strategy

The Four Career Quadrants — and Why Only One Builds Real Wealth

High salary + no accumulation = career trap. The four-quadrant framework explains why some $200K earners retire broke while $80K earners build $2M portfolios.

Dec 1811 min read
The Demographic Shift Melbourne Property Investors Can't Ignore
Yan ZhuScam / Warning

The Demographic Shift Melbourne Property Investors Can't Ignore

Australia's migration mix is changing. Indian visa holders now lead growth. What this means for rental demand, property selection, and tenant management in Melbourne.

Dec 1711 min read
Melbourne's Southeast Is in a Rental Crisis. That's Why Prices Are Rising.
Joey DonMarket Analysis

Melbourne's Southeast Is in a Rental Crisis. That's Why Prices Are Rising.

Vacancy below 1.5%, open inspections with 30+ groups, rents up 15% in 12 months. How Melbourne's southeast rental shortage is pushing house prices higher.

Dec 1611 min read
A Criminal Almost Moved Into Our Client's House. The Screening System Missed It. Google Didn't.
Yan ZhuProperty Management

A Criminal Almost Moved Into Our Client's House. The Screening System Missed It. Google Didn't.

The formal screening systems are good. They check rental history databases, credit files, court records. But they only catch people who've been found guilty. We had an applicant this year who beat the

Dec 1510 min read
We Tracked Granny Flat Sales Across 6 Melbourne Suburbs. The Price Premium Is $100K-$200K.
Joey DonRenovation & Development

We Tracked Granny Flat Sales Across 6 Melbourne Suburbs. The Price Premium Is $100K-$200K.

Everyone talks about granny flat rental yield. Almost nobody talks about what they do to your property's resale value. We pulled comparable sales from six Melbourne suburbs and the pattern is consiste

Dec 1412 min read
我算了一遍 Victoria 所有的首次置业优惠。这个总数把我自己都吓到了
Yan Zhu投资指南

我算了一遍 Victoria 所有的首次置业优惠。这个总数把我自己都吓到了

把 Victoria 首次置业者能拿到的每一项优惠都叠起来——印花税豁免、FHOG、LMI 豁免、FHSS、Help to Buy——一套 $600K 澳元的房子,房贷周期内累计能省下 $460,000 澳元。这不是笔误。

Dec 13约 13 分钟阅读
The 7 Steps a Buyer's Agent Actually Takes to Buy Your House (And Why Step 3 Saves You $40K)
Joey DonSuburb Analysis

The 7 Steps a Buyer's Agent Actually Takes to Buy Your House (And Why Step 3 Saves You $40K)

Most people think a buyer's agent just finds a house and makes an offer. That's roughly 20% of the job. The other 80% — the part that stops you overpaying by $40,000 or buying a flood-zone lemon — hap

Dec 1211 min read
三种再融资(refinance),三种完全不同的目标——你适合哪一种?
Yan Zhu财务与税务

三种再融资(refinance),三种完全不同的目标——你适合哪一种?

再融资(refinance)不是一个策略,是三个策略共用了一个名字。选错那一个,30 年下来利息可能翻倍。

Dec 11约 10 分钟阅读
Six Documents You Must Keep After Settlement (One Saves You $50K at Sale)
Joey DonInvestment Strategy

Six Documents You Must Keep After Settlement (One Saves You $50K at Sale)

Got the keys? Before you pop the champagne, build a data room. These six documents determine whether you pay $50,000 more tax than you need to when you eventually sell.

Dec 1010 min read
五个我绝不会让客户把钱投进去的墨尔本城区（附数据）
Yan Zhu陷阱与警示

五个我绝不会让客户把钱投进去的墨尔本城区（附数据）

不是每个便宜的城区都是捡漏。有些便宜是因为市场掂量过它之后，觉得它不值。下面是五个我会主动劝客户绕开的墨尔本城区。

Dec 9约 12 分钟阅读
Melbourne 在跌——但某些城区其实在悄悄上涨
Joey Don市场分析

Melbourne 在跌——但某些城区其实在悄悄上涨

标题说 Melbourne 房产在跌。数据说的是另一回事:结果完全取决于你买在了哪个城区。

Dec 8约 11 分钟阅读
交割前的最后一次验房:一份能帮你揪出一万澳元问题的清单
Yan Zhu物业管理

交割前的最后一次验房:一份能帮你揪出一万澳元问题的清单

很多买家花在检查二手车上的时间,都比检查一套 $700,000 的房子多。交割前的最终验房,是你在法律上抓问题的最后一次机会。下面是具体要看什么。

Dec 7约 10 分钟阅读
我们追踪了墨尔本 6 个城区的 granny flat 溢价。数据相当夸张。
Joey Don装修与开发

我们追踪了墨尔本 6 个城区的 granny flat 溢价。数据相当夸张。

在墨尔本东南六个城区,我们对比了带 granny flat 与不带 granny flat 的同类房产实际成交价。溢价稳定在 $100K-$200K——而盖一个像样的 granny flat 大约只要 $110K。

Dec 6约 12 分钟阅读
Five Things You Should Never Say at an Open Home (One Cost a Client $80,000)
Yan ZhuGuides

Five Things You Should Never Say at an Open Home (One Cost a Client $80,000)

Every word you say at an open inspection is ammunition for the other side. I watched one sentence cost a buyer eighty thousand dollars at auction.

Dec 510 min read
这一套 Cranbourne 的房子让我赚了 $300K 澳元。下面是完整过程。
Joey Don城区分析

这一套 Cranbourne 的房子让我赚了 $300K 澳元。下面是完整过程。

我买下这套房子的时候,没人愿意碰墨尔本市场。三年后,它已经比我当年付的贵了 $230K 澳元,而且租金足以覆盖所有支出,还有结余。

Dec 4约 11 分钟阅读
Bridging Loans Explained: How to Buy Your Next Property Before Selling Your Current One
Yan ZhuFinance & Tax

Bridging Loans Explained: How to Buy Your Next Property Before Selling Your Current One

You have found the house. Perfect location, right price, layout that makes sense. There is one problem: your current property has not sold yet. The deposit money is locked in the equity of a house tha

Dec 310 min read
圣诞还没到,你的钱包已经空了
Joey Don投资策略

圣诞还没到,你的钱包已经空了

Boxing Day 都还没到,半个国家的人已经觉得自己破产了。机票、酒店、按揭还款、Afterpay 的推送。公共假期已经变成普通澳洲人的财务压力测试。出门就是一个月的存款没了。在家又觉得错过了生活。两头都一样,钱都不见了。

Dec 2约 12 分钟阅读
Seven Property Types That Are Financial Suicide in Australia
Yan ZhuScam / Warning

Seven Property Types That Are Financial Suicide in Australia

In years of working as a buyer's agent, I have watched clients almost buy properties that would have set them back half a decade. Not because the properties were obviously terrible—some looked fantast

Dec 113 min read
Australia Has 26 Days of Diesel Left. What That Means for Property Investors.
Joey DonMarket Analysis

Australia Has 26 Days of Diesel Left. What That Means for Property Investors.

Twenty-six days. That is how much diesel Australia has in reserve. The country has two refineries. They supply 20% of finished fuel demand. The other 80% arrives on ships from overseas. If those ships

Nov 3011 min read
Rentvesting: The Strategy Indian Investors Used to Buy 15 Properties (And Why It Works for You Too)
Yan ZhuProperty Management

Rentvesting: The Strategy Indian Investors Used to Buy 15 Properties (And Why It Works for You Too)

The Indian community in Australia figured out something decades ago that most Chinese-Australian investors still resist. They do not need to own the house they sleep in. They need to own the houses th

Nov 2910 min read
我们把一套 $950K 的房子做到每周 $1,000 租金。每一个细节都在这儿
Joey Don装修与开发

我们把一套 $950K 的房子做到每周 $1,000 租金。每一个细节都在这儿

上周我开车去工地看进度,38 度。水管工在铺管子。我给他带了水和一包烟,他顺手把徒弟也叫来了,干活的速度直接翻倍。购房后十八个月,这套房每周产生 $1,000 的租金,增值幅度比整个装修总成本还多。

Nov 28约 12 分钟阅读
四类房子我绝不让客户买,多便宜都不行
Yan Zhu投资指南

四类房子我绝不让客户买,多便宜都不行

有四类房子,价格已经不是重点了。就算白送,我也会让你继续往前走。买错房的代价不会在交割当天出现——它会在十二个月后出现,在保险续保账单寄到的时候,在议会驳回你的开发申请的时候,或者在建筑检查员发现新漆背后的白蚁痕迹的时候。

Nov 27约 11 分钟阅读
I Spent 100 Hours Researching Mining Town Property. Most of It Is Toxic — Literally.
Joey DonSuburb Analysis

I Spent 100 Hours Researching Mining Town Property. Most of It Is Toxic — Literally.

Thirty-million dollar question for bargain hunters: what's the difference between a $300K house yielding 6% in a mining town and a $300K house yielding 6% in a regional hub? About twenty years of heav

Nov 2612 min read
You Flipped a House and Made $150K. The ATO Wants $58K of It.
Yan ZhuFinance & Tax

You Flipped a House and Made $150K. The ATO Wants $58K of It.

Everyone sees the renovation profit. Almost nobody sees the tax bill coming. I dug through the ATO's own guidelines and found three traps that turn a $150K profit into a $58K headache. Plus the one st

Nov 2511 min read
Stop Romanticising Off-Market. Most of It Is Garbage.
Joey DonInvestment Strategy

Stop Romanticising Off-Market. Most of It Is Garbage.

I used to think off-market meant gold. Then I went through three years and hundreds of off-market listings. Now I know better. Let me save you from the same expensive education.

Nov 2410 min read
Australia's 'New Poor': $2M House, BMW X5, and Technically Bankrupt
Joey DonMarket Analysis

Australia's 'New Poor': $2M House, BMW X5, and Technically Bankrupt

I've started calling them the 'high-net-worth poor'. On paper, millionaires. In practice, one unexpected car repair away from a margin call on their life. If that sounds dramatic, wait until I show yo

Nov 2310 min read
$100K 的改造把 $400 的周租做到了 $1,200,设计图我都贴出来
Yan Zhu物业管理

$100K 的改造把 $400 的周租做到了 $1,200,设计图我都贴出来

那位客户一开始以为我是个骗子。直到每周 $1,200 的租金开始进账,她又打回来问能不能给她表妹也做一套。这是那次的完整案例,数字真实,设计逻辑也摊开讲。

Nov 22约 12 分钟阅读
I Walked Through My $660K Property on Camera. It Rents for $1,200 a Week.
Joey DonRenovation & Development

I Walked Through My $660K Property on Camera. It Rents for $1,200 a Week.

The neighbour across the road has an identical-looking house. Same street, same vintage, similar purchase price. Their rental income? $600 a week. Mine is double that. Here's exactly where the $150K w

Nov 2111 min read
5% 首付政策听上去像礼物。它不是。
Yan Zhu投资指南

5% 首付政策听上去像礼物。它不是。

每次政府推出低首付方案,媒体头条都在欢呼。但 Excel 表格讲的是另一个故事。我把 5% 首付按揭的数字跑了一遍,结果足以让任何首次置业者在签字前停下来。

Nov 20约 11 分钟阅读
Two Minutes at an Open Home Can Save You $100,000 on Foundations
Joey DonSuburb Analysis

Two Minutes at an Open Home Can Save You $100,000 on Foundations

I crawl under houses for a living. Not glamorous. Not pleasant. Definitely not what my mum expected when I got my degree. But the two minutes I spend with my head in a subfloor access hatch have saved

Nov 1911 min read
Six Borrowing Power Hacks That Brokers Usually Charge For
Yan ZhuFinance & Tax

Six Borrowing Power Hacks That Brokers Usually Charge For

I have been hunting for ways to stretch my borrowing capacity for months. Then a broker sat me down and walked through six adjustments that banks never advertise. One of them—cutting a credit card I t

Nov 1810 min read
Australia's Prosperity Is an Illusion. Here's How Smart Investors Respond.
Joey DonInvestment Strategy

Australia's Prosperity Is an Illusion. Here's How Smart Investors Respond.

Strip away the opera house, the beaches, and the global liveability rankings. What you find underneath is a country that chose the easy road fifteen years ago and has been paying for it ever since. Re

Nov 1713 min read
Clyde North：中介人人爱、表格一算就崩的那个城区
Yan Zhu陷阱与警示

Clyde North：中介人人爱、表格一算就崩的那个城区

上周一位客户打电话给我，说他的中介在推 Clyde North 的一套新房。价格好，保证租金回报，离新的 Westfield 很近。我打开自己的表格。四十秒左右。然后我让他赶紧跑。

Nov 16约 10 分钟阅读
We Built a Three-Property Portfolio Across Melbourne in 90 Days. Here's the Full Playbook.
Joey DonMarket Analysis

We Built a Three-Property Portfolio Across Melbourne in 90 Days. Here's the Full Playbook.

A Sydney-based investor with holdings across Australia came to us with one gap in his portfolio: Melbourne. No time to fly down every weekend. Needed a team that could find, buy, renovate, and manage—

Nov 1512 min read
After Managing 200+ Rentals, Here's the One Mindset Shift That Fixes Everything
Yan ZhuProperty Management

After Managing 200+ Rentals, Here's the One Mindset Shift That Fixes Everything

Most landlords treat their tenants like the enemy. Most tenants treat their landlord like an ATM. Both lose money. After managing north of 200 rental properties across Melbourne's southeast, I can tel

Nov 1411 min read
Split Your Melbourne House Into Two Rentals? Do This Wrong and the Fine Is $120,000.
Joey DonRenovation & Development

Split Your Melbourne House Into Two Rentals? Do This Wrong and the Fine Is $120,000.

A toilet installation doesn't need a building permit. Adding a second kitchen does. Knowing which modifications trigger which approvals is the difference between a legal dual-income property and a $12

Nov 1312 min read
那份预测 10-14% 涨幅的报告,以及为什么喊崩盘的人这次又会错
Yan Zhu投资指南

那份预测 10-14% 涨幅的报告,以及为什么喊崩盘的人这次又会错

每个平台上都是基于「18 年周期」理论预测房市崩盘的人。与此同时,SQM Research 的 Boom and Bust 报告却在预测澳洲主要市场两位数增长。总有一方会错得很惨。我们来看一下证据。

Nov 12约 11 分钟阅读
Everyone Writes Off St Albans. The Data Says They're Wrong by 30%.
Joey DonSuburb Analysis

Everyone Writes Off St Albans. The Data Says They're Wrong by 30%.

I'm going to give you something worth more than most paid reports: a street-level map of St Albans showing exactly where to buy, where to avoid, and where the next development wave will create the big

Nov 1112 min read
全世界都在掏退休金买房。只有一个国家做对了。
Yan Zhu财务与税务

全世界都在掏退休金买房。只有一个国家做对了。

大家都在做同一件事。美国人想动 401(k)。澳洲人在动 super。新加坡人用 CPF。三个国家,三种针对同一个住房危机的做法。其中只有一个没让问题变得更糟。

Nov 10约 13 分钟阅读
我装了一块 $7,200 的电池,电费账单降到了零。完整配置在这里。
Joey Don投资策略

我装了一块 $7,200 的电池,电费账单降到了零。完整配置在这里。

我的投资房每周收 $1,200 租金,每月光电费就要 $500——因为我在租金里打包包了水电。上个月我装了一块电池。这个月电费账单是零。这块电池在十个月内就能把自己赚回来。

Nov 9约 11 分钟阅读
五个看房细节,帮你避开一次六位数的买房失误
Yan Zhu陷阱与警示

五个看房细节,帮你避开一次六位数的买房失误

大多数买家看房时只看卧室和厨房。聪明的买家会看墙面裂缝、天花板水渍、排水沟锈蚀、门框走位和树根。两种人的差别,用几万块澳元来衡量。

Nov 8约 11 分钟阅读
墨尔本投资 $600K，到底该买在哪里？一份直白的答案
Joey Don市场分析

墨尔本投资 $600K，到底该买在哪里？一份直白的答案

$600,000 澳元在墨尔本以前能给你不少选择，今天买到的是风险。年初还是 $580K 的城区，现在已经 $650K。预算如果没跟上市场，你的容错空间已经被压到几乎没有。

Nov 7约 12 分钟阅读
The Three-Minute Guide to Building a Granny Flat in Victoria (That Actually Saves You $30K)
Yan ZhuProperty Management

The Three-Minute Guide to Building a Granny Flat in Victoria (That Actually Saves You $30K)

Three parties control the cost of your granny flat: the architect who draws it, the builder who constructs it, and the building surveyor who certifies it. If those three don't know each other, you're

Nov 612 min read
I Spent $200,000 on a Renovation and Learned Two Expensive Lessons
Joey DonRenovation & Development

I Spent $200,000 on a Renovation and Learned Two Expensive Lessons

I have spent more than most people's house deposit on renovating a single property. Along the way I made two mistakes that added tens of thousands to the budget, and I did two things right that I now

Nov 511 min read
五种首次置业策略排名:到底哪一种真的能建立财富?
Yan Zhu投资指南

五种首次置业策略排名:到底哪一种真的能建立财富?

在澳洲买第一套房最吓人的事情,不是首付。而是选错策略。常见的五种做法,十年后的结果会差到你不敢相信。大多数人是凭感觉选的。我们来凭算术选一次。

Nov 4约 13 分钟阅读
前屋每周 $500,后院 granny flat 再加 $400。我现场走了一遍这个双收入项目。
Joey Don城区分析

前屋每周 $500,后院 granny flat 再加 $400。我现场走了一遍这个双收入项目。

停在车道上的那台奔驰会告诉你一件事:愿意租双户配置房产的租客,根本不是大多数人想象中的那种人。

Nov 3约 12 分钟阅读
不用发票:大多数澳洲人从没申报过的那笔 $4,400 税务抵扣
Yan Zhu财务与税务

不用发票:大多数澳洲人从没申报过的那笔 $4,400 税务抵扣

ATO 允许你每年申报 $4,400 的工作相关车辆支出,一张发票都不用。不用里程本,不用油费记录,不用保养单。只要对工作里程做出一个合理估算。而大约 90% 的纳税人从来没申报过。

Nov 2约 14 分钟阅读
That Off-Market House Priced $130K Below Valuation? It's Probably a Money Pit.
Joey DonInvestment Strategy

That Off-Market House Priced $130K Below Valuation? It's Probably a Money Pit.

Bank valuation 980 grand. Seller's asking 850. Thirteen percent below market. Your pulse quickens. You start imagining the instant equity. Stop. Take a breath. Because that gap between valuation and a

Nov 113 min read
High Rental Yield Is a Trap. Here's What Matters More.
Yan ZhuScam / Warning

High Rental Yield Is a Trap. Here's What Matters More.

The property with the highest rental yield and the property with the best total return are almost never the same property. Most investors pick the wrong one.

Oct 3110 min read
The Flipping Bonanza Is Over. Property Investment Is a Business Now.
Joey DonMarket Analysis

The Flipping Bonanza Is Over. Property Investment Is a Business Now.

The era of buying any property and watching it appreciate 20% in twelve months is done. What replaces it is harder, more disciplined, and infinitely more profitable for the people who treat property l

Oct 3011 min read
Melbourne Property Dropped Three Years Running. That's Exactly Why I'm Buying.
Yan ZhuProperty Management

Melbourne Property Dropped Three Years Running. That's Exactly Why I'm Buying.

Everyone ran to Brisbane and Perth. Melbourne kept falling. Now the land tax panic has created the exact pricing gap that professional investors wait a decade for.

Oct 2912 min read
四句话让买家多花 $50,000(以及应该怎么说)
Yan Zhu投资指南

四句话让买家多花 $50,000(以及应该怎么说)

你对卖方中介说的每一句话,最终都归到同一个问题里:这个人最多肯付多少钱?那些最诚实的买家——把预算、时间表、知识盲点都说出来的那一批——最后付的也最多。

Oct 27约 10 分钟阅读
我把 Ballarat 对 Geelong 的数据拉出来看了一遍。这 $20 万澳元的价差,不讲道理
Joey Don城区分析

我把 Ballarat 对 Geelong 的数据拉出来看了一遍。这 $20 万澳元的价差,不讲道理

Ballarat 人均经济产出可以和墨尔本掰手腕,但房价却比 Geelong 便宜 $200,000 澳元。这不是折扣,这是市场还没来得及纠正的一次定价错误。

Oct 26约 12 分钟阅读
朋友跑了一趟银行,一年省下 $15,000 的税。操作手册在这里
Yan Zhu财务与税务

朋友跑了一趟银行,一年省下 $15,000 的税。操作手册在这里

自住房贷的利息不能抵税,投资贷款的利息可以。债务再循环(debt recycling)把前者合法地转化为后者,可以重复操作,复利效应惊人——但大多数会计师从来不会主动跟你提。

Oct 25约 11 分钟阅读
Seven Types of "Cheap" Houses That Will Destroy Your Wealth
Joey DonInvestment Strategy

Seven Types of "Cheap" Houses That Will Destroy Your Wealth

In Australian real estate, price is usually the most honest reflection of value. If a property looks suspiciously cheap, there's a reason sitting in the Section 32 that the selling agent hopes you nev

Oct 2414 min read
澳大利亚经济靠移民撑着。这不是优势——这是警报。
Yan Zhu陷阱与警示

澳大利亚经济靠移民撑着。这不是优势——这是警报。

家庭债务与收入之比达到189%。房产总值是GDP的6.4倍。近70%的新增贷款都投向按揭。这些数字并不正常。但如果你看懂了这盘棋,它们其实是有逻辑的。

Oct 23约 13 分钟阅读
I Studied 13 Quarters of Tasmanian Data. The Population Numbers Are Brutal.
Joey DonMarket Analysis

I Studied 13 Quarters of Tasmanian Data. The Population Numbers Are Brutal.

Everyone who got their green card through Tasmania left for Melbourne or Sydney. I know a hundred people who moved back to Melbourne from Tassie. I don't know a single person who went the other direct

Oct 2212 min read
我曾经招了个错的租客。再也不会了。下面是我用的 20 点筛选系统。
Yan Zhu物业管理

我曾经招了个错的租客。再也不会了。下面是我用的 20 点筛选系统。

我在墨尔本的第一套投资房给了我职业生涯里最贵的一课。我把它租给了看房时看起来完全正常的一对情侣。两年后我在信箱里发现了五个不同的名字，还有一股花了好几个月才散掉的味道。

Oct 21约 12 分钟阅读
We Turned a $800K House Into Three Units at $1,200 a Week. Here's Every Detail.
Joey DonRenovation & Development

We Turned a $800K House Into Three Units at $1,200 a Week. Here's Every Detail.

This house looked like nothing special from the street. Standard brick veneer, 700 square metres, corner block. Six months later it was worth $92,000 more than we paid and generating $1,200 a week in

Oct 2012 min read
在 Melbourne 住了 14 年,这 9 件事没人提前告诉你
Yan Zhu投资指南

在 Melbourne 住了 14 年,这 9 件事没人提前告诉你

Melbourne 又一次被评为全球最宜居城市。我上海的朋友们挺羡慕。但只有真正住在这里的人才知道全部故事——发脾气的天气、城区的鄙视链,还有让「最宜居」听起来像个冷笑话的房价。

Oct 19约 12 分钟阅读
26 Applications Before We Even Opened the Door. That's Melbourne's Southeast Right Now.
Joey DonSuburb Analysis

26 Applications Before We Even Opened the Door. That's Melbourne's Southeast Right Now.

Christmas Eve. Three property managers on site. Cars lining the entire street. The neighbours came out to ask if we were holding an auction. We weren't. We were renting out a house for $1,300 a week.

Oct 1811 min read
Threw Away These 6 Documents After Buying? You'll Pay Thousands Extra in CGT.
Yan ZhuFinance & Tax

Threw Away These 6 Documents After Buying? You'll Pay Thousands Extra in CGT.

Most people buy a property, grab the keys, pop champagne, and shove the paperwork in a drawer. Ten years later they sell and discover they're paying tens of thousands more in capital gains tax than th

Oct 1710 min read
I Put Six Figures Into Stocks, Crypto, and Property. Only One Made Me Rich.
Joey DonInvestment Strategy

I Put Six Figures Into Stocks, Crypto, and Property. Only One Made Me Rich.

I've owned Qantas shares, NASDAQ index funds, 16 Ethereum, and a knockdown house on 600 square metres of Melbourne dirt. The results weren't even close.

Oct 1612 min read
I've Read Over 1,000 Property Listings. These Phrases Are Lies.
Yan ZhuScam / Warning

I've Read Over 1,000 Property Listings. These Phrases Are Lies.

Every listing on realestate.com.au sounds like paradise. Sun-drenched living, development potential, stone's throw from everything. After 150+ purchases, I can decode every single one of these euphemi

Oct 1511 min read
Stop Telling Me Tasmania Is the Next Big Thing. It Isn't.
Joey DonMarket Analysis

Stop Telling Me Tasmania Is the Next Big Thing. It Isn't.

Every few months someone sends me a Domain article about Hobart's property boom and asks whether they should buy there. My answer hasn't changed in five years: no. Let me show you why the numbers don'

Oct 1412 min read
Landlord Insurance Won't Save You (Unless You Avoid These Three Traps)
Yan ZhuProperty Management

Landlord Insurance Won't Save You (Unless You Avoid These Three Traps)

Most landlords treat insurance as a safety net. It's not. It's a last resort with conditions attached — conditions that insurers are very good at enforcing and landlords are very bad at reading.

Oct 1311 min read
澳洲 2 万亿按揭遇上 AI:谁最先受伤?
Yan Zhu投资指南

澳洲 2 万亿按揭遇上 AI:谁最先受伤?

澳洲累计按揭债务 $2 trillion 澳元。这个数字相当于 GDP 的 112%,仅次于瑞士。房产圈没人愿意问的问题是:当 AI 开始替代那些正在偿还这些按揭的具体人群时,会发生什么?

Oct 11约 12 分钟阅读
Doncaster vs Doncaster East:一个在变高密度,另一个在静静印钱
Joey Don城区分析

Doncaster vs Doncaster East:一个在变高密度,另一个在静静印钱

大多数人把 Doncaster 和 Doncaster East 当成同一个城区加了个后缀。他们错得不能再错。一个正在被推土机铲平、推向高密度城市中心;另一个在悄悄给那些买对街道的人印 equity。

Oct 10约 13 分钟阅读
Every Tax You'll Pay on a Victorian Investment Property (And the Ones You Won't)
Yan ZhuFinance & Tax

Every Tax You'll Pay on a Victorian Investment Property (And the Ones You Won't)

Victoria has a reputation for taxing property investors harder than any other state. The reputation is partly earned and partly mythology. Let me separate the facts from the fear.

Oct 912 min read
两套房退休:今天的 $40 万如何变成每年 $22 万的永久收入
Joey Don投资策略

两套房退休:今天的 $40 万如何变成每年 $22 万的永久收入

澳洲人退休时 super 里平均 $292,000。按此每年能取出 $20K,82 岁前就花光。35 岁买下的两套投资房每年能产出 $22 万澳元——永久。下面我把两边的数字都给你看。

Oct 8约 12 分钟阅读
五个让澳洲业主损失数千澳元的太阳能陷阱
Yan Zhu陷阱与警示

五个让澳洲业主损失数千澳元的太阳能陷阱

没错,太阳能确实可以帮你省电费。但这个行业里到处都是专门让安装商赚钱、让业主犯迷糊的陷阱。看过几十套投资房被意外的太阳能开销坑过之后,下面这五个错误反复出现。

Oct 7约 9 分钟阅读
现金正在融化。房产投资者就是靠这一点变成赢家的。
Joey Don市场分析

现金正在融化。房产投资者就是靠这一点变成赢家的。

你的存款账户其实什么都没存下来。你拿 4% 利息的时候,购买力却在以 6% 下掉。真正在这个环境下变得更有钱的人,是很早就想明白一件事:通胀奖励借钱的人,不是攒钱的人。

Oct 6约 11 分钟阅读
Five Things We Check Before Approving a Single Tenant (And What Landlords Get Wrong)
Yan ZhuProperty Management

Five Things We Check Before Approving a Single Tenant (And What Landlords Get Wrong)

A bad tenant will cost you more than a bad property. After managing 300 properties across Melbourne, our screening process is blunt, methodical, and designed to keep problem tenants off your books bef

Oct 510 min read
We Bought a House for $820K and Turned It Into $1,200 a Week
Joey DonRenovation & Development

We Bought a House for $820K and Turned It Into $1,200 a Week

I'm going to walk you through a deal that my accountant called 'obscene.' Not because it was risky — because the numbers were almost too good. An $820,000 house producing $1,200 a week in rent. Let me

Oct 413 min read
Eight Things I Check in the First Ten Minutes of Every Property Inspection
Yan ZhuGuides

Eight Things I Check in the First Ten Minutes of Every Property Inspection

A $550 building inspection is the best money you'll ever spend on a property. But you don't need a report to spot the warning signs. Here's what my team and I look for before the inspector even turns

Oct 314 min read
我在 Hampton Park 买了 30 套房。下面说说为什么数字依然成立。
Joey Don城区分析

我在 Hampton Park 买了 30 套房。下面说说为什么数字依然成立。

兄弟,这个城区的每一条街我都开车走过。看过有上升潮气的房子,看过有违建加建的房子,也看过卖家中介找不到前门钥匙的房子。我还是一遍遍回来。因为基本面不会撒谎。

Oct 2约 12 分钟阅读
Three Tax Levers That Make or Break Your Property Portfolio
Yan ZhuFinance & Tax

Three Tax Levers That Make or Break Your Property Portfolio

Most investors can explain negative gearing in one sentence. Very few can explain why their accountant structured their third property in a discretionary trust instead of their personal name. That gap

Oct 111 min read
Australia's Housing Crisis Is the Best Thing That Ever Happened to Smart Investors
Joey DonInvestment Strategy

Australia's Housing Crisis Is the Best Thing That Ever Happened to Smart Investors

Everyone's talking about how Australia can't house its people. They're right. And if you understand what's actually driving this crisis, you'll see why it's the single greatest wealth-building window

Sep 3013 min read
The Due Diligence Checklist We Run on Every Single Property (And You Should Too)
Joey DonGuides

The Due Diligence Checklist We Run on Every Single Property (And You Should Too)

We spend eight hours on due diligence for every property we buy. Eight. Most investors spend less than eight minutes reading the listing description. Here's the full checklist.

Sep 2914 min read
One Number Tells You If a Suburb Will Boom or Flatline for a Decade
Yan ZhuMarket Analysis

One Number Tells You If a Suburb Will Boom or Flatline for a Decade

There's a single data point that predicted Glen Waverley's stagnation, Box Hill's decline, and Hampton Park's outperformance. It takes three minutes to calculate.

Sep 289 min read
How to Make Your Tenants Pay Your Entire Mortgage (Legally)
Joey DonInvestment Strategy

How to Make Your Tenants Pay Your Entire Mortgage (Legally)

"Rent will never cover the mortgage" is what people who've never tried it say. Here's exactly how we do it — repeatedly — across our Melbourne portfolio.

Sep 2710 min read
Rich Suburbs vs 'Cheap' Suburbs: Where the Smart Money Actually Goes
Yan ZhuSuburb Analysis

Rich Suburbs vs 'Cheap' Suburbs: Where the Smart Money Actually Goes

Everyone assumes wealthy suburbs are safe investments. The data says otherwise. Here's what actually drives 10-year returns — and it's not prestige postcodes.

Sep 2611 min read
Selling Your Investment Property? Five Legal Ways to Shrink the Tax Bill
Yan ZhuFinance & Tax

Selling Your Investment Property? Five Legal Ways to Shrink the Tax Bill

The ATO takes a big bite when you sell investment property. But there are five legitimate strategies to reduce that bite — and most investors only know about one of them.

Sep 259 min read
The No-BS Landlord Survival Guide (From Someone Who's Managed 200+ Tenancies)
Joey DonProperty Management

The No-BS Landlord Survival Guide (From Someone Who's Managed 200+ Tenancies)

Being a landlord in Melbourne isn't complicated. But the gap between a landlord who makes money and one who loses sleep is almost always the same six things.

Sep 2410 min read
Negative Gearing Has Three Levels. Most Investors Are Stuck on Level One.
Yan ZhuFinance & Tax

Negative Gearing Has Three Levels. Most Investors Are Stuck on Level One.

Your accountant told you negative gearing saves tax. That's Level One. What they probably didn't mention is that the ATO wants some of it back when you sell. That's Level Two. Level Three is where the

Sep 2310 min read
Seven Red Flags That Quietly Destroy Your Property's Value
Joey DonInvestment Strategy

Seven Red Flags That Quietly Destroy Your Property's Value

Your house hasn't grown in five years. Everyone else in the suburb is up 20%. What went wrong? Almost certainly, one of these seven things.

Sep 2212 min read
真正能每个月往你口袋里塞钱的五种房产
Joey Don投资策略

真正能每个月往你口袋里塞钱的五种房产

墨尔本一套独立屋拿到 6.3% 的租金回报率,听起来像童话。不是。我们每个月都在做。但只有五种特定类型——其中至少有两种大多数投资者连听都没听过。

Sep 21约 13 分钟阅读
Five Rules That Stopped Us Buying Duds (After 200+ Deals)
Joey DonInvestment Strategy

Five Rules That Stopped Us Buying Duds (After 200+ Deals)

Most property investors lose money because they buy with their gut. After more than two hundred transactions across Melbourne's southeast, we've distilled everything down to five rules. They're not co

Sep 2011 min read
40 岁失业？别再投简历了，开始搭建资产
Joey Don投资策略

40 岁失业？别再投简历了，开始搭建资产

我看过太多有才华的专业人士把 200 份申请丢进虚空、把自信一起烧光。如果你 40 岁以上、在澳洲找工作找得很难——问题不在你的简历，在你的策略。

Sep 19约 14 分钟阅读
Why Trusting ChatGPT to Buy Your House Could Cost You $200,000
Yan ZhuFinance & Tax

Why Trusting ChatGPT to Buy Your House Could Cost You $200,000

ChatGPT gets each step right 95% of the time. Sounds brilliant. But buying a house isn't one step — it's ten. And 0.95 to the power of 10 equals 59.87%. That's worse than flipping a coin.

Sep 1813 min read
How I Cut My Mortgage Rate by 0.6% Without Refinancing — The Discharge Form Trick
Joey DonSuburb Analysis

How I Cut My Mortgage Rate by 0.6% Without Refinancing — The Discharge Form Trick

My owner-occupier rate is 5.19%. The official posted rate is 5.8%. I didn't refinance. I didn't use a broker. I filled out a single form and waited for the phone to ring.

Sep 1711 min read
We Reviewed 200 Properties and Found the Two Types That Grew Fastest
Joey DonGuides

We Reviewed 200 Properties and Found the Two Types That Grew Fastest

I spent three hours with my entire team going through 200 transactions, property by property. The results genuinely shocked us. The highest-growth properties in our portfolio weren't the prettiest. Th

Sep 1612 min read
Dear Young Professionals: Please Stop Trying to Start a Business
Joey DonRenovation & Development

Dear Young Professionals: Please Stop Trying to Start a Business

I managed a $1.5 million profit centre before I was thirty. Then I started my own business. Four years in, I still earn less than my last corporate salary. Here's what I wish someone had told me at tw

Sep 1512 min read
商业地产 vs 住宅地产：在澳洲到底哪个累积财富更快？
Yan Zhu物业管理

商业地产 vs 住宅地产：在澳洲到底哪个累积财富更快？

每个人都跟你讲商业地产现金流更好。没人告诉你 36% 的租客激励吃掉你的回报率、65% 的 LVR 上限把你的借贷能力砍半、或者 6-12 个月的空置能让收入一夜归零。我把 20 年澳洲数据跑了一遍。

Sep 14约 14 分钟阅读
正在悄悄吞噬澳洲中产财富的三个陷阱
Joey Don市场分析

正在悄悄吞噬澳洲中产财富的三个陷阱

每个月,我都会看到又一个勤勤恳恳的家庭在往后退。不是因为运气差,是因为三个决定——表面上看很聪明,底下却在吞噬财富。坐在我对面的客户够多,我能把这个规律看得很清楚。

Sep 13约 11 分钟阅读
Your Super Is Not a Retirement Fund. It Is a Tax Machine. Here Is How to Use It.
Joey DonScam / Warning

Your Super Is Not a Retirement Fund. It Is a Tax Machine. Here Is How to Use It.

A 33-year-old on $150K will retire with $1 million in Super. Sounds great until you apply 3% inflation over 30 years and realise that million is worth $300K in today's money. That is not retirement. T

Sep 1213 min read
How to Buy a Private Estate in Australia Without Getting Burned: A Due Diligence Framework
Yan ZhuInvestment Strategy

How to Buy a Private Estate in Australia Without Getting Burned: A Due Diligence Framework

The real estate agent will show you the rose garden and the sunset views. They will not mention the Crown mineral reservation that gives a mining company the right to drive trucks across your paddock.

Sep 1112 min read
5 Steps You Must Take When Converting Your Home to an Investment Property (Or Pay Thousands Extra in Tax)
Yan ZhuFinance & Tax

5 Steps You Must Take When Converting Your Home to an Investment Property (Or Pay Thousands Extra in Tax)

A client of ours skipped the market valuation before renting out her home. When she sold five years later, she paid capital gains tax on the full $200,000 of growth instead of just the $80,000 that oc

Sep 1011 min read
Why Rising Property Prices Are Actually Dangerous for Most Investors
Joey DonSuburb Analysis

Why Rising Property Prices Are Actually Dangerous for Most Investors

Everyone assumes a rising market means everyone wins. That is dangerously wrong. I have watched investors with five properties go bankrupt during a boom, while first-timers with one well-chosen house

Sep 913 min read
Stop Being a Landlord. Start Being a Business Owner.
Yan ZhuGuides

Stop Being a Landlord. Start Being a Business Owner.

In Australia you will find no shortage of people who own investment property. What you will struggle to find is anyone who can tell you their actual net cash flow position. That gap between ownership

Sep 814 min read
我在 900 sqm 高密度地块上,买了一栋破到不能住的房子。后来怎么样了
Joey Don装修与开发

我在 900 sqm 高密度地块上,买了一栋破到不能住的房子。后来怎么样了

天花板的缝大到能伸手进去。水槽里长出了自己的生态系统。每个进去看过的建筑工人都摇着头走出来。我最后还是买下了——因为他们都在看这栋房子,而我看的是底下那 900 平米的高密度分区地块。

Sep 7约 13 分钟阅读
出价之前,先把这五件事查清楚——Melbourne 买房前的尽职调查
Yan Zhu物业管理

出价之前,先把这五件事查清楚——Melbourne 买房前的尽职调查

赢到房子的买家不是钱包大的那个,而是信息更充分的那个。下面是我在出价单上写下任何一个数字之前会查的五件事,以及为什么跳过它们会让 Melbourne 买家平均多付 $24,000。

Sep 6约 13 分钟阅读
澳洲会不会复制日本 90 年代的房地产崩盘?我花了 20 个小时比对数据
Joey Don市场分析

澳洲会不会复制日本 90 年代的房地产崩盘?我花了 20 个小时比对数据

总有人说澳洲房市是一颗等着爆掉的泡沫,就像 1990 年代的日本。我决定认真去核对一下。20 个小时的数据看下来,答案比唱衰派和唱多派愿意让你相信的都要复杂。

Sep 5约 14 分钟阅读
The CGT Discount Might Disappear. Here's Why Three Types of Investors Will Actually Profit.
Joey DonScam / Warning

The CGT Discount Might Disappear. Here's Why Three Types of Investors Will Actually Profit.

Everyone's losing their minds over the potential CGT reform. I've run the numbers across our portfolio of 350+ transactions, and the truth is uncomfortable: if you bought right and structured right, t

Sep 411 min read
我见过几十个人把这件事搞砸。把自住房转成投资房、不在税上亏几万澳元的两种方法。
Joey Don投资策略

我见过几十个人把这件事搞砸。把自住房转成投资房、不在税上亏几万澳元的两种方法。

你把按揭慢慢还了下来,房价涨了,现在你想升级到更大的地方,把老房子变成出租房。听起来很直接。但大约 90% 这么做的人都无意中制造了一个税务灾难,在投资组合的生命周期里多付几万澳元。

Sep 3约 12 分钟阅读
41% Annual Return on a Single House. Here's the Maths Behind Leveraged Property Investment.
Joey DonFinance & Tax

41% Annual Return on a Single House. Here's the Maths Behind Leveraged Property Investment.

A scammer wouldn't even pitch this number. Forty-one percent annual return on a residential property. But that's what one of our clients actually achieved, and I'll show you the exact arithmetic. Spoi

Sep 211 min read
银行说不的时候怎么继续借:撑起多套房组合的家庭信托策略
Joey Don投资指南

银行说不的时候怎么继续借:撑起多套房组合的家庭信托策略

大多数投资人在买到第二套房之后就撞墙。broker 说不能再借了,他们以为结束了。其实没有。我帮过不少客户用同一个结构建起了五套、六套、七套的组合——每换一家银行就重置一次借贷能力。而且完全合法。

Sep 1约 12 分钟阅读
投资房用公司还是信托？我见过客户选错亏掉 $100K
Yan Zhu装修与开发

投资房用公司还是信托？我见过客户选错亏掉 $100K

我亲眼看过聪明的投资者因为选错持有结构而在税上白白烧掉五位数。在帮客户完成了 350 宗以上交易之后,这里是公司对比信托的老实拆解——用真实美元数字,不是理论。

Aug 31约 13 分钟阅读
Inflation's Bouncing Back and Unemployment Is Down. So Why Does Everything Feel Worse?
Yan ZhuProperty Management

Inflation's Bouncing Back and Unemployment Is Down. So Why Does Everything Feel Worse?

The numbers say the economy is booming. Your bank account says otherwise. I dug into why Australia's official statistics paint a completely different picture from what renters, homeowners, and investo

Aug 3014 min read
我怎么在下手买房之前,把全澳洲的城区都过一遍
Yan Zhu市场分析

我怎么在下手买房之前,把全澳洲的城区都过一遍

大多数投资者选城区靠感觉——朋友在哪买过、自己长在哪里、网上哪篇文章说「这里要起飞」。我靠的是四个数字。下面是撑起我们 350 多宗墨尔本成交的那套具体筛选框架。

Aug 29约 14 分钟阅读
Broker or Banker? I've Watched Clients Lose Their Deposit Over This Decision
Joey DonScam / Warning

Broker or Banker? I've Watched Clients Lose Their Deposit Over This Decision

One client lost $45,000 in deposit money because his broker couldn't get finance approved in time. Another saved $12,000 a year by switching from broker to banker at the right moment. This isn't theor

Aug 2812 min read
买第一套投资房前,没人告诉我的那些贷款细节
Joey Don投资策略

买第一套投资房前,没人告诉我的那些贷款细节

我的第一套投资房,贷款结构糟糕到每个月白白流出去 $400 澳元。没人告诉我 offset 账户、LMI 可以比价,也没人告诉我可以切换到只付利息的贷款。这里是我当年希望有人告诉我的每一条贷款细节——从贷款预批一直到再融资。

Aug 27约 14 分钟阅读
我用自家团队跟 AI 搜房工具较量了一场,结果把我吓到了
Joey Don投资策略

我用自家团队跟 AI 搜房工具较量了一场,结果把我吓到了

我在 Google 的 AI 深度搜索里输入了一个提示词,让它在 Boronia 帮我找一套高价值的房子。五秒钟后,它给出了三套房源,附带城区均价、规划覆盖区以及房屋状况评估。而我那支三人团队,做同样的事情要花整整四十分钟。

Aug 26约 11 分钟阅读
我拿一个 $33 的 AI 工具,对比了我们整支买家中介团队。结果让人有点不舒服
Joey Don财务与税务

我拿一个 $33 的 AI 工具,对比了我们整支买家中介团队。结果让人有点不舒服

我让 Google 的深度研究工具跑了一套真实在挂的房源,然后把结果和我们五个人两小时做出来的报告做对比。AI 用了十分钟——部分结论比我们做得还好。对你意味着什么,下面说清楚。

Aug 25约 11 分钟阅读
澳洲房产食物链:你坐在哪一节,决定你是吃还是被吃
Yan Zhu城区分析

澳洲房产食物链:你坐在哪一节,决定你是吃还是被吃

问自己一个不客气的问题:在澳洲房产里,你到底有几种赚钱方式?如果答案只到"资本增值和租金"为止,你就坐在食物链的最底端。而在你上面的那群人,正悄悄把你的利润吃掉。

Aug 24约 11 分钟阅读
Point Cook, Clyde, Camberwell — Can You Actually Buy There? A Suburb-by-Suburb Breakdown
Yan ZhuGuides

Point Cook, Clyde, Camberwell — Can You Actually Buy There? A Suburb-by-Suburb Breakdown

Everyone asks about the 'popular' suburbs. But popularity and profitability are two very different things. Here's what the data actually says about Point Cook, Clyde, and Camberwell.

Aug 2311 min read
我们在一套 $700K 的 Cranbourne 房子后面加了一套 granny flat。现在它每周收 $790。
Yan Zhu装修与开发

我们在一套 $700K 的 Cranbourne 房子后面加了一套 granny flat。现在它每周收 $790。

所有人都告诉你 Cranbourne 是个糟糕的区——治安差、离市区远、太工薪。我天天都能听到这种话。每一次我都笑一下,因为这些话的主人,正是那些搞不明白自己市中心公寓为什么十年下来还在倒退的同一批人。

Aug 22约 11 分钟阅读
White-Collar Jobs Are Dying First. Here's How Landlords Should Respond.
Joey DonProperty Management

White-Collar Jobs Are Dying First. Here's How Landlords Should Respond.

Elon Musk and Peter Diamandis spent two hours discussing AGI timelines. The Australian property media ignored it. They shouldn't have. The tenants most at risk of income disruption are the same ones r

Aug 2112 min read
墨尔本「全球最宜居城市」的牌子,其实是个笑话——数据说了算
Yan Zhu市场分析

墨尔本「全球最宜居城市」的牌子,其实是个笑话——数据说了算

我在 Melbourne 住了十四年。宜居排名一年接一年出炉,街边的流浪帐篷、超市的鸡蛋短缺、周末的反移民游行也一年接一年。这里面有东西对不上号,数据也印证了这一点。

Aug 20约 10 分钟阅读
一位客户两年里把 $300K 现金变成了三套房(完整账单拆解)
Joey Don陷阱与警示

一位客户两年里把 $300K 现金变成了三套房(完整账单拆解)

你大概也注意到了——身边有些人攒房的速度和他们的工资完全对不上。不是富二代,也不是年薪 $300K,他们只是弄明白了一个大多数投资者一辈子没搞懂的顺序。

Aug 19约 13 分钟阅读
政府的 5% 首付方案不是礼物——是一把上了膛的枪
Joey Don投资策略

政府的 5% 首付方案不是礼物——是一把上了膛的枪

5% 首付方案听上去很慷慨——直到你把数字跑一遍。20 倍杠杆、零净值缓冲、没人替你兜底。这就是我让客户先等一等的原因。

Aug 18约 12 分钟阅读
我把投资房放在了自己名下。最后多交了六位数的税。
Yan Zhu财务与税务

我把投资房放在了自己名下。最后多交了六位数的税。

我还记得坐在会计师办公室,盯着一张让我胃都凉的税单。地是我自己找的,工程是我自己盯的,资产一路升值也是我亲手守出来的。然后 ATO 把将近一半拿走了。错的不是那套房,错的是产权证上的那个名字。

Aug 17约 12 分钟阅读
我永远不会买 house and land package 来做投资的五个理由
Yan Zhu城区分析

我永远不会买 house and land package 来做投资的五个理由

我跟 60 多位买过 house and land package 后悔的投资者聊过。其中一位买了 15 套——同一个建筑商、同一个户型、同一个外立面颜色。他现在正在折价脱手。这类 package 是为开发商设计的，不是为投资者设计的。

Aug 16约 12 分钟阅读
Why Would Anyone Pay Five Figures for a Buyer's Agent? Let Me Show You the Maths.
Joey DonGuides

Why Would Anyone Pay Five Figures for a Buyer's Agent? Let Me Show You the Maths.

REA has thousands of listings. Why would anyone pay us five figures to buy a house? Because in the last twelve months, our average negotiation saving alone was higher than our fee. That's before the o

Aug 1511 min read
Australia's Housing Supply Crisis: Approvals Are Up, But Homes Aren't Getting Built — Here's Why
Yan ZhuRenovation & Development

Australia's Housing Supply Crisis: Approvals Are Up, But Homes Aren't Getting Built — Here's Why

The Australian government promised 1.2 million new homes. Not a single state is on track to deliver. Approvals are climbing on paper while actual construction starts are falling. The gap between what

Aug 1412 min read
The Bargain Window Is Closing — Why the Next 12 Months Will Be the Last Cheap Cycle in Melbourne
Joey DonProperty Management

The Bargain Window Is Closing — Why the Next 12 Months Will Be the Last Cheap Cycle in Melbourne

Banks are tightening no-doc lending, owner-occupiers are flooding back, and $700K houses in the southeast are disappearing. This high-rate buying window won't last forever.

Aug 1311 min read
Debt Recycling:我如何把 $100K 澳元的「死」自住房贷,变成一年 $2,800 澳元的退税
Yan Zhu市场分析

Debt Recycling:我如何把 $100K 澳元的「死」自住房贷,变成一年 $2,800 澳元的退税

你的自住房贷其实比你想的要贵。不是因为利率高——虽然它确实不低。真正的原因是:你付出的每一块利息,都是用税后收入付的。与此同时,你那个拿着投资贷款的邻居,付着完全一样的利息,却能把它全部当作抵税项。同一家银行。同一个利率。完全不同的税务结果。十年下来,差距会大到吓人。

Aug 12约 13 分钟阅读
Three Steps to Property Investment IQ That Most Agents Will Never Teach You
Joey DonScam / Warning

Three Steps to Property Investment IQ That Most Agents Will Never Teach You

If knowledge and experience are equal, the investor with better financial instinct wins. It's like a footballer's ball sense — you can't fake it, but you can train it. Here are the three drills I use

Aug 1111 min read
Victoria Owes $167 Billion. Here's Why That Might Actually Be Good News for Property Buyers.
Yan ZhuInvestment Strategy

Victoria Owes $167 Billion. Here's Why That Might Actually Be Good News for Property Buyers.

Everyone's panicking about Victoria's debt. Meanwhile, the state just posted its first operating surplus since 2019. Both things are true simultaneously, and if you understand why, you'll make better

Aug 1010 min read
Property Should Make You Money Fast (Why Blind 'Buy and Hold' Is a Trap)
Joey DonFinance & Tax

Property Should Make You Money Fast (Why Blind 'Buy and Hold' Is a Trap)

I'm not telling you to flip houses. I'm telling you to stop pretending that sitting on a negatively-geared asset for a decade is a strategy. It's not a strategy — it's a prayer with a mortgage attache

Aug 911 min read
154 Families Lost Everything on a House-and-Land Package. Here's How It Happened.
Joey DonSuburb Analysis

154 Families Lost Everything on a House-and-Land Package. Here's How It Happened.

154 families. Millions in deposits. Six years of waiting. And all they got was a patch of dirt and a lawsuit. This is the house-and-land horror story every buyer needs to read.

Aug 812 min read
公寓亏了钱?卖掉。沉没成本从来不是继续持有的理由
Yan Zhu投资指南

公寓亏了钱?卖掉。沉没成本从来不是继续持有的理由

上周一位客户给我看她的公寓。Toorak 的地址。漂亮的楼。十二年前买的。现在值多少钱?比她当年买的还低。她问我要不要继续持有,等它涨回来。我直接告诉她真相:沉没成本不是继续持有的理由,永远都不是。

Aug 7约 11 分钟阅读
澳洲 12 万亿澳元的住房市场:政客不会说的那个难堪真相
Yan Zhu装修与开发

澳洲 12 万亿澳元的住房市场:政客不会说的那个难堪真相

澳洲整个养老金池子是 $4.3 万亿澳元。住宅房产总市值是 $12 万亿。当一个国家最大的资产类别是住房——而且是设计上要替代的养老金系统的三倍——任何政府,不管左翼右翼,都不会允许它下跌。

Aug 6约 13 分钟阅读
The 30-Year Mortgage Is the Most Expensive Bet You'll Ever Make. There's a Better Way.
Yan ZhuProperty Management

The 30-Year Mortgage Is the Most Expensive Bet You'll Ever Make. There's a Better Way.

My university mate Ethan just sold his Box Hill house at a $100,000 loss. He told me he felt lighter than he had in three years. When your mortgage payment equals your entire salary, something has gon

Aug 511 min read
你用 ChatGPT 找房的姿势全错了：AI 看不见的街道级数据
Joey Don市场分析

你用 ChatGPT 找房的姿势全错了：AI 看不见的街道级数据

悉尼一位科技公司 CEO 把 320GB 的基因组数据喂给 ChatGPT，设计出一套癌症治疗方案，把自家狗的肿瘤缩小了 75%。结果确实惊人。现在换个角度想一下：你用 AI 找投资房的时候，到底喂给它多少数据？就一句话？问题就在这。

Aug 4约 12 分钟阅读
Two Regional Towns Nobody Was Watching Just Posted 7% Growth in Three Months
Yan ZhuScam / Warning

Two Regional Towns Nobody Was Watching Just Posted 7% Growth in Three Months

Moe: 7% in three months. Morwell: 7.4%. Two regional Victorian towns with nearly 30,000 combined residents that most investors have never heard of — and the data says they're just getting started.

Aug 311 min read
Two Free Websites That Show You Which Australian Suburbs Are Actually Affordable
Yan ZhuInvestment Strategy

Two Free Websites That Show You Which Australian Suburbs Are Actually Affordable

A $500,000 house is not necessarily more affordable than an $800,000 house. I know that sounds like something a salesperson would say to justify a higher price. It is not. It is a mathematical fact, a

Aug 211 min read
10 Money Truths Nobody in Australian Property Will Tell You
Joey DonFinance & Tax

10 Money Truths Nobody in Australian Property Will Tell You

Put down every property podcast and guru prediction for five minutes. These are the 10 rules our team extracted from over 350 real transactions worth nine figures across Melbourne. Most of them will m

Aug 114 min read
你离谈判高手之间,隔着 100 次 offer。这是路线图。
Joey Don城区分析

你离谈判高手之间,隔着 100 次 offer。这是路线图。

我在住宅房产上提交过超过一千份 offer。不是纸上谈兵那种 offer,是带着真实数字、附在真实合同上、发给真实中介的——有时候他们当场笑出来,有时候二十分钟后打回来问能不能三十天交割。这种量级教会我的东西,任何课程都教不了。

Jul 31约 11 分钟阅读
投资四象限——在房产里逆向而行为什么真的奏效
Yan Zhu投资指南

投资四象限——在房产里逆向而行为什么真的奏效

大多数华人澳洲买家都挤进同一批大家都在追的城区。Ray Dalio《Principles》里的四象限框架能解释为什么这种策略给你的回报设了上限——以及应该怎么做。

Jul 30约 11 分钟阅读
Australia Spent $80 Billion on Housing. Zero New Homes Were Built.
Yan ZhuRenovation & Development

Australia Spent $80 Billion on Housing. Zero New Homes Were Built.

The federal government committed $80 billion to fix the housing crisis. Senate records show zero new dwellings were constructed. Here is what the numbers actually reveal and why demand-side property f

Jul 2911 min read
为什么更努力不会让你更有钱：房产投资者的心智能量指南
Joey Don物业管理

为什么更努力不会让你更有钱：房产投资者的心智能量指南

我以前以为成功投资者和其他人之间的差距是工作伦理。管理了 350 多套房、看着几百位客户搭建投资组合之后，我可以告诉你：不是更努力的问题，而是你能不能守住自己的心智资本。

Jul 28约 10 分钟阅读
Why the Smartest Property Investors in Australia Never Repay Their Mortgage
Yan ZhuMarket Analysis

Why the Smartest Property Investors in Australia Never Repay Their Mortgage

A 30-year-old client walked into our office with 15 properties, $10M in mortgage debt, and zero intention of ever repaying a single dollar of principal. He wasn't reckless. He was doing the maths corr

Jul 2713 min read
六年 CGT 规则:我找到了那条让你零资本利得税的 ATO 机制(以及三个会把它废掉的陷阱)
Yan Zhu陷阱与警示

六年 CGT 规则:我找到了那条让你零资本利得税的 ATO 机制(以及三个会把它废掉的陷阱)

在澳洲,你的房子涨了多少,远不如你税后真正能留下多少重要。六年规则是住宅房投资者最强的一条税务豁免——但 90% 的人在第一步就用错了。

Jul 26约 12 分钟阅读
Why Business Owners Are Actually Poor — and How Property Assets Change Everything
Joey DonInvestment Strategy

Why Business Owners Are Actually Poor — and How Property Assets Change Everything

You might turn over $2M a year and still be poor. The distinction between active income and passive assets is the single biggest blind spot for successful entrepreneurs — and property is the vehicle t

Jul 2512 min read
她对房产一无所知,房子一年涨了 25%。
Joey Don财务与税务

她对房产一无所知,房子一年涨了 25%。

我们经验最少的客户以 $625,000 买下一套带结构问题的角地木板房。十二个月后,RPData 估到 $780,000。有时候懂得少,反而买得更好。

Jul 24约 12 分钟阅读
每天 6,500 人被裁。你的名字可能已经在名单上了。
Joey Don城区分析

每天 6,500 人被裁。你的名字可能已经在名单上了。

2021 年过了两个月,全球已经有超过 40 万人被裁。算下来,每天有 6,557 人打开那封邮件。如果你觉得自己的工作很安全,我有一些让人不舒服的数据要给你看。

Jul 23约 9 分钟阅读
犯罪率与房产投资:真正重要的是什么,不重要的是什么
Yan Zhu投资指南

犯罪率与房产投资:真正重要的是什么,不重要的是什么

一个年记录 500 起案件的城区,对你的投资来说可能比只有 100 起的另一个更安全——完全看是哪些案件。大多数投资者只看总数的标题数字,然后得出错误的结论。下面讲的是如何为房产决策真正地读懂犯罪数据。

Jul 22约 12 分钟阅读
澳洲在 NDIS 上花了 5270 亿。送到我桌面上的每一个 SDA 残疾人住房项目我都拒了。原因在这里。
Yan Zhu装修与开发

澳洲在 NDIS 上花了 5270 亿。送到我桌面上的每一个 SDA 残疾人住房项目我都拒了。原因在这里。

几乎每个月都会有人在我邮箱里推销 NDIS 残疾人住房,说这是下一个金矿。8 至 15% 的回报、政府担保的租金、抗经济周期的收入。每一个我都说了不。不是因为回报是假的——有些是真的——而是因为我没办法确定整条供应链上的提供商干净不干净。在一个每年要拦截 8600 万澳元欺诈申报的系统里,这种不确定性,我承担不起。

Jul 21约 11 分钟阅读
Six Ways to Turn Your Owner-Occupied Home into an Investment That Pays You Back
Joey DonProperty Management

Six Ways to Turn Your Owner-Occupied Home into an Investment That Pays You Back

Housing is most people's single largest expense. But your home doesn't have to be a dead asset sitting there costing you money every month. Here are six proven methods to make your property work for y

Jul 2011 min read
卖方中介嘴里这四句话,一听到就该掉头走
Joey Don市场分析

卖方中介嘴里这四句话,一听到就该掉头走

卖方中介受过专门训练,目的只有一个:从买家口袋里掏出尽可能高的成交价。在买方位置上做了 350 多笔交易之后,我总结出四句每一次听到都意味着你要多付钱的话。

Jul 19约 10 分钟阅读
Tasmania Property Is Speculation, Not Investment. Here's the Difference.
Yan ZhuInvestment Strategy

Tasmania Property Is Speculation, Not Investment. Here's the Difference.

Everyone who made money in Brisbane, Perth, and Adelaide is now pointing at Tasmania and saying 'I told you so.' But most of them couldn't distinguish investment from speculation if you drew them a di

Jul 1813 min read
一套 $800K 的房子做到周租 $1,200。我实地走了一遍。真实数字都在这里。
Yan Zhu财务与税务

一套 $800K 的房子做到周租 $1,200。我实地走了一遍。真实数字都在这里。

我买过 150 套以上的房产,但有一单——Narre Warren 这次改造——是我反复想起的那一单。因为它回答了我被问得最多的那个问题:你真的能在墨尔本花不到一百万买到一套房,让租金覆盖所有开销吗?能。可以。下面把具体怎么做拆给你看。

Jul 17约 11 分钟阅读
墨尔本被看好领跑 2026 房市上行——KPMG 报告到底在说什么
Yan Zhu城区分析

墨尔本被看好领跑 2026 房市上行——KPMG 报告到底在说什么

KPMG 点名墨尔本为 2026 年澳洲表现最好的首府，独立屋价格预计上涨 6.6%。但这波上涨不会均匀分布。涨幅会真正落在哪些地方？下面讲清楚。

Jul 16约 10 分钟阅读
社交媒体正在摧毁临街零售的底层逻辑。这对投资者意味着什么。
Yan Zhu投资指南

社交媒体正在摧毁临街零售的底层逻辑。这对投资者意味着什么。

传统商业零售的定价逻辑——用更高的租金换更大的人流量——正在被社交媒体拆掉。当一条 KOL 帖子能把一家餐厅填满 12 个月，临街位置的溢价在经济学上就不再成立。

Jul 15约 10 分钟阅读
The 30-30-30 Formula That Stops Home Upgrades From Destroying Your Finances
Joey DonRenovation & Development

The 30-30-30 Formula That Stops Home Upgrades From Destroying Your Finances

Are you considering upgrading your family home for the school zone, the extra bedroom, or just because you have outgrown the current place? Before you sign anything, I need to share a formula that has

Jul 149 min read
Canada's Housing Market Collapsed. Here's Why Australia Won't Follow.
Yan ZhuProperty Management

Canada's Housing Market Collapsed. Here's Why Australia Won't Follow.

Same immigration obsession. Same property-dependent economy. Same declining productivity. So why did Canada's housing market implode while Australia's kept climbing? Four structural differences that m

Jul 1312 min read
我们的 AI 用一小时找到了一套低估 $100K 的房产。我花了三天才相信这是真的。
Joey Don市场分析

我们的 AI 用一小时找到了一套低估 $100K 的房产。我花了三天才相信这是真的。

我做专业买家已经很多年。我的职业生涯建立在比 Google Maps 还熟 Melbourne 街道的功夫上。可是上个月,一段软件在六十分钟里找到一笔交易,而我要是自己找,可能得花一周——还不一定找得到。那一刻改变了我看这个行业的方式。

Jul 12约 10 分钟阅读
Stop Obsessing Over Online Property Valuations — They're Making You Worse at Investing
Joey DonScam / Warning

Stop Obsessing Over Online Property Valuations — They're Making You Worse at Investing

I've watched clients refresh Domain and CoreLogic valuations daily like checking a stock ticker. The emotional rollercoaster is real — and it's making them worse investors. Here's why those numbers ar

Jul 1110 min read
The Impossible Triangle of Property Management: Why Your PM Is Failing You
Yan ZhuInvestment Strategy

The Impossible Triangle of Property Management: Why Your PM Is Failing You

The Australian property management industry is structurally broken. When one manager oversees 170 properties, something has to give: speed, quality, or cost. Most agencies sacrifice all three. Here is

Jul 1011 min read
Melbourne Property Taxes and Legal Requirements: What Every Investor Must Know Before Settlement
Joey DonFinance & Tax

Melbourne Property Taxes and Legal Requirements: What Every Investor Must Know Before Settlement

Let me clear something up straight away. Melbourne's land tax is not the highest in Australia, regardless of which bracket you fall into. That narrative is pure media spin. Here is what the actual num

Jul 99 min read
Stop Converting Your Home into an Investment Property. Sell It Instead.
Joey DonSuburb Analysis

Stop Converting Your Home into an Investment Property. Sell It Instead.

You know why some people on average salaries own five properties while high-income earners get rejected for their second? Because high-income earners keep converting their home into an investment prop

Jul 811 min read
Australia Has a Financial Kill Line. It Does Not Target the Poor. It Targets These Two Groups.
Yan ZhuGuides

Australia Has a Financial Kill Line. It Does Not Target the Poor. It Targets These Two Groups.

Australia's financial system is not designed to make you wealthy. It is designed to filter out people who cannot control their spending. The kill line does not come for the poorest Australians — they

Jul 710 min read
Three Counter-Moves When a Real Estate Agent Says 'Someone Offered More'
Joey DonRenovation & Development

Three Counter-Moves When a Real Estate Agent Says 'Someone Offered More'

The agent calls. 'We've got a higher offer — can you increase yours?' That single sentence has cost Australian buyers millions in overpayment. Here are three counter-moves I've refined across hundreds

Jul 610 min read
我用 AI 把十个政府数据库合并成一张房产风险地图。结果是这样的。
Yan Zhu物业管理

我用 AI 把十个政府数据库合并成一张房产风险地图。结果是这样的。

澳洲政府数据库里藏着每一条可能影响你买房的风险:洪水区、山火 overlay、高压线、遗产保护限制。问题是它们散落在 20 多个独立的数据库里。我们做了一个把它们全部合并起来的工具。

Jul 5约 10 分钟阅读
REA 里那个免费功能:让你监控整条街上的每一套房
Joey Don市场分析

REA 里那个免费功能:让你监控整条街上的每一套房

不管你有没有在澳洲持有房产,REA app 里都有一个免费功能,绝大多数人没听过。它会在你所在街上——或者你选定的任何一条街上——有房产挂牌的那一刻立即给你推送。下面是具体怎么设置。

Jul 4约 9 分钟阅读
7 个让墨尔本首次置业者损失 $50,000+ 的错误(每一个我都见过)
Joey Don陷阱与警示

7 个让墨尔本首次置业者损失 $50,000+ 的错误(每一个我都见过)

我见过首次置业者因为完全可以避免的错误损失 $50,000 甚至更多。印花税豁免门槛差 $10K 过不了;为了省 $600 跳过建筑检查;没读 Section 32 就签合同。下面是我最常看到的七个错误,以及每一个的应对方法。

Jul 3约 12 分钟阅读
我怎么帮一对年收入 $120K 的夫妻,两年里买下三套投资房(同一笔首付,用了三次)
Joey Don投资策略

我怎么帮一对年收入 $120K 的夫妻,两年里买下三套投资房(同一笔首付,用了三次)

被问得最多的问题不是该在哪个城区买房,而是:为什么跟你差不多年纪的人已经有三四套房,而我还在攒第一套的首付?今天我用一个客户的真实案例来回答,每一分钱都算给你看。

Jul 2约 11 分钟阅读
The One Interview Follow-Up That Guarantees You the Offer — and What It Teaches About Property Negotiation
Joey DonFinance & Tax

The One Interview Follow-Up That Guarantees You the Offer — and What It Teaches About Property Negotiation

I've interviewed over 500 people in my career. Exactly one person did the follow-up I'm about to describe. They got the job immediately. The same principle applies to every property negotiation I've e

Jul 110 min read
AI 可以被骗着去推荐坏城区。下面是这个骗局的工作方式。
Joey Don城区分析

AI 可以被骗着去推荐坏城区。下面是这个骗局的工作方式。

央视 315 晚会的调查曝光了 AI 训练数据是如何被刻意污染的。作为一位从 IT 转到买家中介的人,我一眼就认出,同样的手法可以被用来操纵城区级别的房产推荐。

Jun 30约 11 分钟阅读
We Bought 131 Houses This Year. Here Is Exactly How They Performed.
Yan ZhuGuides

We Bought 131 Houses This Year. Here Is Exactly How They Performed.

At the start of 2020, I was the first person publicly saying to go all-in on Melbourne. Twelve months later, it is time to open the books. 131 houses purchased, all on 500-plus square metres of land,

Jun 2910 min read
When to Sell Your Investment Property: The One Rule I Actually Follow
Yan ZhuRenovation & Development

When to Sell Your Investment Property: The One Rule I Actually Follow

People ask me all the time whether they should sell after prices go up 30%. Others want to know if they should cut losses. Both questions miss the point entirely.

Jun 2811 min read
Mining Town Property: 12% Yield, 66% Price Crash. Choose Wisely.
Yan ZhuRenovation & Development

Mining Town Property: 12% Yield, 66% Price Crash. Choose Wisely.

Port Hedland: $900-$1,200 per week rent on a $500K house. Sounds like a dream. Until you realise the same houses sold for $1.5M in 2012 and lost two-thirds of their value in three years. Mining town p

Jun 2712 min read
我的房子价格翻倍,邻居家却没动。问题出在哪里。
Yan Zhu物业管理

我的房子价格翻倍,邻居家却没动。问题出在哪里。

选对城市、选对城区,只是工作的一半。相距 200 米的两套房,十年回报可能天差地别——而背后的原因,外行根本看不出来。

Jun 26约 12 分钟阅读
The Fastest Way to Make Money in Property Is Not Learning. It Is Copying.
Joey DonProperty Management

The Fastest Way to Make Money in Property Is Not Learning. It Is Copying.

Somewhere in Melbourne right now, there is a property investor making $1,300 a week in rent from a single site. And somewhere else, there is a first-timer watching their fourteenth YouTube video about

Jun 2510 min read
两颗正在重塑澳洲房产的隐形炸弹——建造成本与税改
Yan Zhu市场分析

两颗正在重塑澳洲房产的隐形炸弹——建造成本与税改

高利率不是澳洲房产现在最糟的事。两颗隐形炸弹——失控的建造成本和正在逼近的税改——正在叠加成一场供给危机,把更高的房价与租金锁进未来好几年。

Jun 24约 11 分钟阅读
我是澳洲中产。显然这让我成了个傻子。
Yan Zhu市场分析

我是澳洲中产。显然这让我成了个傻子。

打开网就看到有人在嘲笑中产阶级想过好点的生活。升级房子？不负责任。伴侣在家带娃？乱来。私立学校？活该。从什么时候开始，想过一份体面的生活成了人格缺陷？

Jun 23约 11 分钟阅读
房产投资者用的再融资技巧:再也不用攒下一个首付
Joey Don陷阱与警示

房产投资者用的再融资技巧:再也不用攒下一个首付

有没有想过,为什么有些人能一套接一套地买房,而你还在攒下一个首付?答案藏在税务局和银行系统对同一个数字的两种不同处理方式之间。

Jun 22约 11 分钟阅读
My Entire Investment Philosophy Is Two Words: Never Sell.
Joey DonScam / Warning

My Entire Investment Philosophy Is Two Words: Never Sell.

My investment philosophy comes down to two words: never sell. It sounds absurd until you understand compound growth, equity extraction, and capital gains tax avoidance. After years of practice, I can

Jun 2111 min read
把聪明人变成「财务苦力」的三个买房决定
Joey Don投资策略

把聪明人变成「财务苦力」的三个买房决定

我亲眼看过上百位聪明、勤奋的人做出三个具体的买房决定,结果给自己判了十几年甚至几十年的财务苦刑。每一个错误都是可以避免的。每一个错误,现在都还在被人反复犯。

Jun 20约 9 分钟阅读
澳洲总理刚把自己的投资房卖了。你该慌吗?
Yan Zhu投资策略

澳洲总理刚把自己的投资房卖了。你该慌吗?

政客们在折价抛售房子。李嘉诚在市场崩盘前几年就悄悄撤出。当手握最佳信息的人开始卖的时候,我们普通人确实应该留意——但不一定要跟着卖。

Jun 19约 11 分钟阅读
资产九位数,却吃不起一顿牛排:房产投资者的现金流陷阱
Yan Zhu财务与税务

资产九位数,却吃不起一顿牛排:房产投资者的现金流陷阱

有些投资者名下的房产加起来价值几千万,面对一张餐厅账单还是会犹豫。资本增值又不能直接吃,那你要它做什么?这个问题的答案,应该彻底改变你搭建投资组合的方式。

Jun 18约 11 分钟阅读
AI 如何改变澳洲房产搜索(以及它至今做不到的事)
Yan Zhu财务与税务

AI 如何改变澳洲房产搜索(以及它至今做不到的事)

AI 现在分析一个城区的速度,比任何买家中介都快。它可以在几秒内拉出犯罪数据、租金回报率、基建时间线和学校排名。但它还是没法走进一套房子、闻到那股潮味。下面是关于 AI 在澳洲房产里「哪里帮得上、哪里帮不上」的一次诚实评估。

Jun 17约 11 分钟阅读
The Mistakes 99% of Property Investors Make (And How to Buy at Genuine Depth)
Joey DonSuburb Analysis

The Mistakes 99% of Property Investors Make (And How to Buy at Genuine Depth)

Most property investors buy at market price, skip the exit plan, and then try to renovate the property themselves over eight months. Every one of those decisions costs them real money. Here's the play

Jun 1611 min read
APRA 刚把贷款上限压到年收入 6 倍。上一次这么干的时候,房价跌了 15%
Yan Zhu城区分析

APRA 刚把贷款上限压到年收入 6 倍。上一次这么干的时候,房价跌了 15%

最近澳洲贷款规则发生的事情,值得你认真关注。因为上一次监管机构像这样收紧按揭,我们看到了三十年来最大的一次房价回调。APRA 不是在闹着玩。如果你是接下来十二个月内打算借款的投资者,这件事直接关系到你。

Jun 15约 10 分钟阅读
真心不建议买投资房的两种人
Joey Don投资指南

真心不建议买投资房的两种人

我不会粉饰这件事。有几种人格特质天生就和房产投资不合拍。如果你对下面任何一种描述有强烈的共鸣,签 30 年房贷之前请认真往下看。

Jun 14约 11 分钟阅读
在澳洲买商业地产：从预算到交割，讲人话的全流程
Joey Don投资指南

在澳洲买商业地产：从预算到交割，讲人话的全流程

商业地产不只是临街商铺，还包括仓库、办公室、医疗诊所、托儿中心、养老院——任何承载业务并产生租金收入的资产都是。下面这篇讲清楚整个购买流程到底是怎么走的。

Jun 13约 11 分钟阅读
藏在你房子里的六年税务时钟。大多数业主根本不知道它的存在。
Joey Don装修与开发

藏在你房子里的六年税务时钟。大多数业主根本不知道它的存在。

澳洲税法里有一条能帮房产持有者省下几十万澳元的规则。六年 CGT 豁免允许你把原自住房租出去,同时保留主要住所豁免。大多数业主和不少会计师都没把它用对。

Jun 12约 10 分钟阅读
为什么你买第一套房的策略会毁掉你的第五套
Joey Don装修与开发

为什么你买第一套房的策略会毁掉你的第五套

你靠拼劲、胆量,外加一点运气买下了第一套房。恭喜。但接下来请别再沿用同一套打法,因为从零起步那套方法,到了第五套只会把你拖死。

Jun 11约 11 分钟阅读
Why I Won't Buy a Low-Lying House Without Crawling Under It First
Yan ZhuProperty Management

Why I Won't Buy a Low-Lying House Without Crawling Under It First

A property sitting below street level might look private and sheltered. It might also be collecting every drop of water from three neighbouring blocks. Here's how to tell the difference before you han

Jun 1010 min read
The Three Financial Traps Designed Specifically to Keep Gen Z Broke
Joey DonProperty Management

The Three Financial Traps Designed Specifically to Keep Gen Z Broke

Capital used to trap Millennials with mortgages and car loans. The playbook for Gen Z is far more sophisticated. If you have kids born after 2000, or if you are under 25 yourself, these three traps ar

Jun 99 min read
卖投资房的三个正当理由(以及背后那条黄金法则)
Yan Zhu市场分析

卖投资房的三个正当理由(以及背后那条黄金法则)

会买,能让你赚钱;会卖,才能让你守住钱。这篇讲的是卖投资房真正说得通的三种情形——以及凌驾于这三种情形之上的那一条指标。

Jun 8约 11 分钟阅读
Why Paying Cash for Investment Property Is the Most Expensive Mistake You Can Make
Joey DonMarket Analysis

Why Paying Cash for Investment Property Is the Most Expensive Mistake You Can Make

I have clients who can afford to pay cash for investment property. And I talk every single one of them out of it. Not because borrowing is fun. Because the maths makes paying cash genuinely irrational

Jun 711 min read
Victoria Just Updated Its Rental Laws (868 Pages). Here's What Actually Changed.
Joey DonScam / Warning

Victoria Just Updated Its Rental Laws (868 Pages). Here's What Actually Changed.

When I saw the new version of Victoria's rental legislation drop, my heart rate went up. Then my team spent two weeks reading all 868 pages. Turns out — false alarm. But there are things landlords nee

Jun 610 min read
Wake Up. If You Are Paying Money to Hold Your Investment Property, You Are Doing It Wrong.
Joey DonScam / Warning

Wake Up. If You Are Paying Money to Hold Your Investment Property, You Are Doing It Wrong.

We manage close to two hundred properties in Melbourne. And I can count on one hand the number that require the owner to put money in every month. So when people tell me that subsidising an investment

Jun 511 min read
Point Cook Property at $930K: I Ran the Numbers. Here's Why I'd Pass.
Yan ZhuInvestment Strategy

Point Cook Property at $930K: I Ran the Numbers. Here's Why I'd Pass.

A subscriber asked me to analyse a Point Cook property — 620 square metres, four bedrooms, $930K. On the surface, it looks solid. Beneath the surface, the numbers tell a different story.

Jun 411 min read
高净值墨尔本策略——为什么分散在中端城区比一栋奖杯房更胜一筹
Joey Don投资策略

高净值墨尔本策略——为什么分散在中端城区比一栋奖杯房更胜一筹

有钱的买家本能地选择在高端城区买一栋贵房子。数据显示恰恰相反的策略——两到三套中端房产,翻新到最高收益率——在增长、现金流和风险三个维度上,都击败奖杯路线。

Jun 3约 11 分钟阅读
特朗普关税和澳洲房产:为什么我睡得着(你也可以)
Yan Zhu财务与税务

特朗普关税和澳洲房产:为什么我睡得着(你也可以)

每次特朗普发一条关税的推文,我的收件箱就被慌张的客户塞满——问房价是不是要崩。短答案:不会。长答案里有一点数学,大多数评论员懒得算。

Jun 2约 10 分钟阅读
去年我拿到了 $300K 的被动收入,银行截图都在这里
Joey Don财务与税务

去年我拿到了 $300K 的被动收入,银行截图都在这里

我打开手机银行,开了录屏,往下滑了十二个月的租金到账记录,让数字自己说话。去年 $300,000 澳元的被动租金收入。没有花招,没有挑。下面是这个组合到底怎么运作,维护要花多少。

Jun 1约 11 分钟阅读
父母的那套房子,正在扼杀你的未来(而这不是他们的错)
Yan Zhu城区分析

父母的那套房子,正在扼杀你的未来(而这不是他们的错)

那一代人当年用三年工资就买下一套房,如今坐在价值 $200 万澳元的房产上。而这笔财富的大部分,不会传到下一代手里。如果你指望继承一笔遗产来启动自己的房产之路,你会等很久。

May 31约 11 分钟阅读
We Bought 100 Properties in Melbourne This Year. These Three Rules Made Them All Profitable.
Joey DonGuides

We Bought 100 Properties in Melbourne This Year. These Three Rules Made Them All Profitable.

A hundred properties in twelve months. Not one was negatively geared. Not one was in Sydney or Brisbane. Every single one was in Melbourne — and every single one was cash flow positive from the first

May 3011 min read
墨尔本五种高现金流房产——一个五种都亲自做过的团队给出的排名
Joey Don投资指南

墨尔本五种高现金流房产——一个五种都亲自做过的团队给出的排名

墨尔本一套 600sqm 的独立屋、6.3% 的租金回报率。我们做到了,而且是反复做到。下面是墨尔本能产生正现金流的五种房产类型——由亲自跑完每一种的团队来排名,附真实数字和别人不太提的真实坑。

May 29约 12 分钟阅读
Corio Property at $580K (13% Over Guide): I'd Still Buy It. Here's Why.
Yan ZhuRenovation & Development

Corio Property at $580K (13% Over Guide): I'd Still Buy It. Here's Why.

A subscriber asked about a Corio property that sold $130K over the guide. My initial reaction was 'overpaid.' Then I ran the numbers. The land ratio, the vacancy, and the coastal Airbnb angle changed

May 2811 min read
我愿意押 $50,000 澳元,赌澳洲房市会崩。而且这一注会让我发财
Yan Zhu装修与开发

我愿意押 $50,000 澳元,赌澳洲房市会崩。而且这一注会让我发财

我认识的每一位房产投资者,都相信澳洲房地产会一直涨。他们多半是对的——现在为止。但在真正那一次崩盘里活下来的,不会是乐观派,而是那些每年愿意拿出一小笔钱、去为"万一自己全盘想错了"做准备的人。

May 27约 10 分钟阅读
What My 30-Year-Old Self Would Tell My 20-Year-Old Self About Money, Career, and Property
Joey DonProperty Management

What My 30-Year-Old Self Would Tell My 20-Year-Old Self About Money, Career, and Property

At 20, I thought hustle was the answer to everything. At 30, I realised that three or four decisions — not 10,000 hours of grinding — determined my entire trajectory. Here's what I wish I'd known soon

May 2010 min read
跳过挂牌网站,直接联系 agent:内部房源到底是怎么成交的
Joey Don物业管理

跳过挂牌网站,直接联系 agent:内部房源到底是怎么成交的

最好的投资房不会在 Domain 上有精修照片。它们不会有周六的开放日。它们安静地、快速地成交,而且成交价会让你怀疑其他人到底在做什么。下面讲讲怎么接触到它们。

May 13约 10 分钟阅读
The Property Kill Line: What Happens When Prices Drop 20%. Two Australian Cities Found Out.
Yan ZhuMarket Analysis

The Property Kill Line: What Happens When Prices Drop 20%. Two Australian Cities Found Out.

When property prices drop 20 per cent from their peak, most leveraged investors lose their entire equity buffer. I call it the kill line. Two Australian cities have crossed it. Here is what the data r

May 611 min read
Over 100 Five-Star Reviews Later, Here's Exactly What We Do Differently
Yan ZhuMarket Analysis

Over 100 Five-Star Reviews Later, Here's Exactly What We Do Differently

People keep asking what makes our buyer's agency different. After helping 350+ clients build property portfolios across Melbourne, I figured it was time to write it all down in one place. No fluff. Ju

Apr 2911 min read
The Off-Market Property Trick That Agents Don't Want You to Know
Yan ZhuScam / Warning

The Off-Market Property Trick That Agents Don't Want You to Know

Everyone talks about off-market properties like they're some exclusive club. They're not. There's a free website that lets you find the top-selling agents in any suburb and contact them directly. I'll

Apr 2211 min read
My Clients Average 15.7% Annual Growth. Ask Your Buyer's Agent for Their Number.
Joey DonScam / Warning

My Clients Average 15.7% Annual Growth. Ask Your Buyer's Agent for Their Number.

My last video reached nearly 20,000 views. Today I am sharing something even more uncomfortable for the industry: the actual performance data behind our 200-plus client acquisitions in Melbourne. Aver

Apr 159 min read
Tasmania's Houses Grew Less Than Melbourne's Apartments. Yes, Really.
Yan ZhuInvestment Strategy

Tasmania's Houses Grew Less Than Melbourne's Apartments. Yes, Really.

I've been warning people about Melbourne apartments for years. Then I pulled the ten-year data on Tasmania and nearly fell off my chair. The houses — not units, not apartments, houses — in Tasmania gr

Apr 811 min read
I Left a $300K Actuary Career for Property. Here's the Maths Behind That 'Crazy' Decision.
Yan ZhuInvestment Strategy

I Left a $300K Actuary Career for Property. Here's the Maths Behind That 'Crazy' Decision.

Everyone said I was mad. A qualified actuary with a clear path to $300K per year, walking away to become a buyer's agent with no base salary and no guaranteed income. But I'd read Taleb, I'd run the p

Apr 111 min read
准备买五套投资房?下面这个税务结构能帮你省下 $200K
Joey Don财务与税务

准备买五套投资房?下面这个税务结构能帮你省下 $200K

大多数投资者前两套都按"个人名义"买,不太想结构的事。等他们买到第三套时,已经把自己锁进了一个在未来十年要花掉六位数的税务结构里。我把五套投资组合的七种持有结构都建了模型,下面是真正管用的那一套。

Mar 25约 12 分钟阅读
$18,200 的免税额度十三年没动过。ATO 正在悄悄地把澳洲中产阶级绞成肉末
Yan Zhu财务与税务

$18,200 的免税额度十三年没动过。ATO 正在悄悄地把澳洲中产阶级绞成肉末

我来给你看一件应该让你生气的事。澳洲的免税额度——也就是你开始被课税之前可以赚到的金额——从 2012-13 财年起就一直是 $18,200。整整十三年。同一时段,澳洲央行自己的数据显示,一元澳币的购买力已经下跌了 37%。而几乎没人在谈这件事。

Mar 18约 10 分钟阅读
Short-Term Rental vs Long-Term Lease in Melbourne — Which Actually Makes More Money?
Joey DonSuburb Analysis

Short-Term Rental vs Long-Term Lease in Melbourne — Which Actually Makes More Money?

The Airbnb dream: $350/night, booked solid, money rolling in. The reality: 60% occupancy, $200/turnover cleaning, accelerated wear, council restrictions, and income that swings wildly season to season

Mar 1111 min read
$600K 的房子一年涨了 $100K,我是怎么挑这个城区的
Joey Don城区分析

$600K 的房子一年涨了 $100K,我是怎么挑这个城区的

不在 Perth,不在 Brisbane,在墨尔本。一套 $600,000 的房子,12 个月里资本增值 $100,000,周租 $850。我会把挑这个城区用的三项指标完整讲给你听。看完这篇,你自己就能复制。

Mar 4约 11 分钟阅读
I Was Overthinking Every Decision. One Habit Change Eliminated 99% of It.
Joey DonGuides

I Was Overthinking Every Decision. One Habit Change Eliminated 99% of It.

I finally figured out why I always felt low on energy. I was thinking too much. Not analysing, just looping. Since I changed one habit, my decision-making speed and quality have transformed. Here is w

Feb 2510 min read
I Started Property Investing at 42. Here's What I'd Tell Every Late Starter.
Joey DonGuides

I Started Property Investing at 42. Here's What I'd Tell Every Late Starter.

You've got kids, a mortgage, maybe some super that's not where you'd like it to be. And you're wondering if the property investment train has left the station. It hasn't. But the strategy you need at

Feb 1811 min read
顺风已经来了——这扇窗还能开多久
Joey Don装修与开发

顺风已经来了——这扇窗还能开多久

做生意和做房产一样,时点很重要。不是「踩到最低点」那种——没人能做到;而是「看出结构性顺风之后死命跑」那种。眼下 Melbourne 东南走廊就聚齐了三股不会永远存在的顺风。下面解释它们是什么,以及为什么未来十二到十八个月比未来十年更关键。

Feb 11约 10 分钟阅读
25 岁那年,我拒绝了一份"海滩度假式"的高薪。这个决定才是我整个房产组合的起点
Joey Don装修与开发

25 岁那年,我拒绝了一份"海滩度假式"的高薪。这个决定才是我整个房产组合的起点

25 岁那年,我手上有两份 offer。一份是泰国的六位数年薪,五星级酒店,几乎没有压力。另一份是墨尔本一个又累又不确定结果的 AI 项目。我选了墨尔本。这一个决定,定下了后面十几年所有事情的轨迹。

Feb 4约 10 分钟阅读
We Bought 4,000sqm for $1.6M, Sold Half, and Kept 2,000sqm for $400K. Real Numbers Inside.
Yan ZhuProperty Management

We Bought 4,000sqm for $1.6M, Sold Half, and Kept 2,000sqm for $400K. Real Numbers Inside.

A client came to us with experience in Sydney property and a taste for unconventional plays. What we delivered blew even my expectations: 2,000 square metres of land in a Melbourne middle-ring suburb

Jan 2811 min read
还在用"离 CBD 多远"来选城区?你已经落后了整整十年
Yan Zhu市场分析

还在用"离 CBD 多远"来选城区?你已经落后了整整十年

我一直听到同一种过时的建议:"买离市区近的就不会错。"这句话在 1990 年是对的,在今天已经不对了。墨尔本连一半的劳动力都不往 CBD 通勤,其中绝大多数人一周也不去五天。为什么卫星城区和本地就业中心,比你离 Flinders Street 站的距离更重要。

Jan 21约 10 分钟阅读
想在乡镇买房?先把这份警告读完
Yan Zhu陷阱与警示

想在乡镇买房?先把这份警告读完

租金回报率看上去很棒。6%,有时候 7%。入场价低到你的首付就能覆盖。某个 YouTuber 还告诉你这是下一个风口。在你把首付打出去之前,我带你看看矿关了、工人走了、房子没人要租的时候会发生什么。

Jan 14约 10 分钟阅读
Australia Just Banned Foreign Buyers. Here's Who Actually Benefits (Hint: Not You).
Yan ZhuInvestment Strategy

Australia Just Banned Foreign Buyers. Here's Who Actually Benefits (Hint: Not You).

The headlines scream 'housing crisis solved' every time the government announces restrictions on foreign buyers. But foreign purchasers account for just 2% of Australian property transactions. So who

Jan 710 min read

2024

53 articles
Five Months Ago They Called St Albans Garbage. The Data Just Proved Them Wrong.
Yan ZhuFinance & Tax

Five Months Ago They Called St Albans Garbage. The Data Just Proved Them Wrong.

Five months ago, a competitor publicly called my suburb recommendation garbage. 'Poor area, bad safety, won't grow,' they said. I said nothing. I waited for the data. The data is in now. And it's abso

Dec 3110 min read
公共住房如何把房产价值拖低 10-20%(以及怎么在买之前查清楚)
Yan Zhu城区分析

公共住房如何把房产价值拖低 10-20%(以及怎么在买之前查清楚)

在 open inspection 上没人聊这个。中介不会提,Section 32 里也不会标注。但如果你目标 suburb 里超过 18% 的住房是 social housing,相比邻近区域,你的房产价值可能被压低 10-20%。本文讲怎么查——以及为什么它比学区或火车站更重要。

Dec 24约 10 分钟阅读
这个免费网站,能给你比你的 agent 多得多的房产数据
Joey Don投资指南

这个免费网站,能给你比你的 agent 多得多的房产数据

你的房产中介给你看照片和户型图。SQM Research 给你看空置率、拍卖清空率、挂牌价走势和在售库存。其中只有一种能帮你做更好的投资决定。下面讲讲这个 99% 的买家不知道的免费工具。

Dec 17约 10 分钟阅读
Should You Buy a 600sqm House in Box Hill? I Ran the Numbers. It's Complicated.
Yan ZhuRenovation & Development

Should You Buy a 600sqm House in Box Hill? I Ran the Numbers. It's Complicated.

A subscriber asked me to analyse a Box Hill listing — 600 square metres, five bedrooms, three bathrooms, double-storey, dual kitchen. On paper it looks like a dream investment. I ran every metric we u

Dec 1011 min read
Four Free Websites Every Parent Must Check Before Buying a Family Home
Yan ZhuProperty Management

Four Free Websites Every Parent Must Check Before Buying a Family Home

School rankings. Crime rates. School zone boundaries. And a website that shows you something nobody wants to talk about. If you're buying a home for your family, these four free tools will tell you th

Dec 310 min read
Frankston 550 平米 $740K:我从每个角度分析了一遍,结论在这儿
Yan Zhu市场分析

Frankston 550 平米 $740K:我从每个角度分析了一遍,结论在这儿

Frankston 正在迎来它的时刻。三月的新分区,十亿级的医院扩建,中位价还在 $800K 以下。一位订阅者让我帮忙分析一套 550 平米、$740K 的挂牌房。数据真的很让人兴奋——只是直升机航线这一项稍微有点麻烦。

Nov 26约 11 分钟阅读
我们给客户盖了一个 granny flat,银行在不到一年里把估价加了 $75K
Yan Zhu陷阱与警示

我们给客户盖了一个 granny flat,银行在不到一年里把估价加了 $75K

我完整走一遍我们给客户完成的一个 granny flat 项目。购买价 $635,000。银行在不到十二个月内重估到 $710,000。建造规格、我们避开的坑,以及为什么外墙用纤维水泥板而不是抹灰 bonder——一次说清楚。

Nov 19约 11 分钟阅读
Is a $1.25M House in Bulleen Worth It? I Ran the Numbers.
Yan ZhuInvestment Strategy

Is a $1.25M House in Bulleen Worth It? I Ran the Numbers.

A follower sent me this listing last Tuesday. Bulleen, northern suburbs, 580 square metres, four bedrooms, three bathrooms. Listed at $1.25 million. My first reaction was that the land-to-price ratio

Nov 1211 min read
Doncaster,850 sqm,RGZ 分区。值不值得投?
Yan Zhu财务与税务

Doncaster,850 sqm,RGZ 分区。值不值得投?

又是一条私信,又是一个华人城区,又是一个熟悉的对话。Doncaster,850 平米,问题永远一样:这笔钱花得值不值?我把数据拉出来看了一遍,答案比大多数人希望听到的要复杂一些。

Nov 5约 11 分钟阅读
The Software Buyers Agents Use to Pick Suburbs. I Am Showing You For Free.
Yan ZhuSuburb Analysis

The Software Buyers Agents Use to Pick Suburbs. I Am Showing You For Free.

I am genuinely tired of watching buyers agents charge $20,000 to sit at a desk and click through a piece of software. So I am going to show you exactly how they do it. Every filter. Every metric. Ever

Oct 2912 min read
五个我永远不会进场的墨尔本城区。数据惨不忍睹。
Yan Zhu投资指南

五个我永远不会进场的墨尔本城区。数据惨不忍睹。

每个买家中介都有自己喜欢的城区名单。但没人谈他们讨厌的那些。今天我就来说说我讨厌的，用数据说话。

Oct 22约 11 分钟阅读
Wheelers Hill, Corner Block, 87% Owner-Occupiers. But the Yield Is 2.4%.
Yan ZhuRenovation & Development

Wheelers Hill, Corner Block, 87% Owner-Occupiers. But the Yield Is 2.4%.

Wheelers Hill keeps landing in my inbox. Beautiful streets, strong schools, high owner-occupier rates. But every time I run the numbers for an investor, the yield makes me wince. So let me do this pro

Oct 1511 min read
通胀降到了2.7%。那利率为什么还不降?
Yan Zhu物业管理

通胀降到了2.7%。那利率为什么还不降?

ABS上周公布了最新的通胀数据。2.7%。几乎每一个博主立刻跳出来宣布降息就在眼前。大多数人是错的,我会用数据把原因讲清楚。

Oct 8约 10 分钟阅读
Mount Waverley, Heritage Overlay, $1.5 Million. Here Is What Most Buyers Miss.
Yan ZhuMarket Analysis

Mount Waverley, Heritage Overlay, $1.5 Million. Here Is What Most Buyers Miss.

Mount Waverley is one of those suburbs that photographs well, schools well, and prices terribly for investors. But this particular property has a wrinkle that most people will either miss entirely or

Oct 111 min read
Five Insider Tactics for Winning in a Competitive Property Market
Yan ZhuScam / Warning

Five Insider Tactics for Winning in a Competitive Property Market

You found the property. You inspected it. You fell in love with it. Then someone else bought it before you even submitted an offer. Sound familiar? I watch this happen every week, and the reason is al

Sep 2411 min read
One Property, Two Rent Cheques: The Monaro Crescent Granny Flat Build
Yan ZhuInvestment Strategy

One Property, Two Rent Cheques: The Monaro Crescent Granny Flat Build

I drove past the site last week. The landscaping is in, the tenants have moved into the granny flat, and the first rent payment has landed. This is the point where the spreadsheet becomes reality and

Sep 1712 min read
We Converted a House Into Three Self-Contained Units. The Rent Tripled.
Yan ZhuFinance & Tax

We Converted a House Into Three Self-Contained Units. The Rent Tripled.

The before photo shows a tired three-bedroom house renting for $400 a week. The after photo shows three self-contained units pulling $1,200 a week. The renovation cost $60,000. I want to walk you thro

Sep 1012 min read
没结婚?你的伴侣照样可以拿走你一半的房产。怎么保护自己。
Yan Zhu城区分析

没结婚?你的伴侣照样可以拿走你一半的房产。怎么保护自己。

上个月我有一位客户,手里攒了三套房、总值 $2.1 million 澳元。每一份产权都只写了他自己的名字。没结婚,没孩子。然后,他那位相处三年的伴侣申请了财产分割。他以为没结婚就没事。他想错了。

Sep 3约 11 分钟阅读
Five Renovations That Lose Money. I Have Watched Investors Make Every One.
Yan ZhuGuides

Five Renovations That Lose Money. I Have Watched Investors Make Every One.

Renovation is supposed to create value. That is the whole point. But I keep seeing investors pour money into upgrades that add nothing to the valuation and nothing to the rent. They end up with a beau

Aug 2711 min read
How to Make an Offer on a Property in Australia (and Save Yourself $20,000)
Yan ZhuRenovation & Development

How to Make an Offer on a Property in Australia (and Save Yourself $20,000)

Most buyers think making an offer on a property is simple. You pick a number, you tell the agent, and they say yes or no. That is roughly 10 per cent of the process. The other 90 per cent is positioni

Aug 2012 min read
银行说「不能再贷」之后,让你继续买房的那个贷款小技巧
Yan Zhu物业管理

银行说「不能再贷」之后,让你继续买房的那个贷款小技巧

每个房产投资人都会撞到同一堵墙。银行告诉你借贷能力已经到顶,不再批新的贷款。你的组合被钉在三四套上,积累财富的引擎熄火了。其实有一个结构化的解法,大部分 broker 从来没提过。

Aug 13约 11 分钟阅读
在墨尔本用 $700K 买独立屋该去哪?两个没人提起的城区。
Yan Zhu市场分析

在墨尔本用 $700K 买独立屋该去哪?两个没人提起的城区。

大多数人默认 $700,000 的预算在墨尔本就意味着要进 growth corridor,在工地边上挑一套 house-and-land package。这个假设是错的。有两个成熟城区,数据画像非常出色,$700,000 能买到带地的独立屋。没人聊它们。我今天来改变这一点。

Aug 6约 11 分钟阅读
这套 Hampton Park 转角地块条件全勾。但我为什么犹豫了。
Yan Zhu陷阱与警示

这套 Hampton Park 转角地块条件全勾。但我为什么犹豫了。

Hampton Park 是我们的主场。在这一个邮编里我们买的房子,比任何其他单一邮编都多。所以当 Hazeldean Court 出现一套带双车道入口、明显有 granny flat 潜力的转角地块时,我以为这是直接拿下的事。然后我做了尽职调查。

Jul 30约 11 分钟阅读
Granny Flat Build at Vivien Court: From $550 to $900 a Week in Rent
Yan ZhuInvestment Strategy

Granny Flat Build at Vivien Court: From $550 to $900 a Week in Rent

I filmed this walkthrough standing in a freshly poured slab that was still warm from yesterday's pour. The granny flat at Vivien Court is three months into construction, and the numbers have already b

Jul 2311 min read
One Free Website That Could Save You From Buying in a Bushfire Zone
Yan ZhuFinance & Tax

One Free Website That Could Save You From Buying in a Bushfire Zone

Last summer changed how I look at properties in the hills. The fires did not reach metropolitan Melbourne, but they got close enough to remind everyone that bushfire risk is not theoretical. It is a d

Jul 1610 min read
Box Hill's 30-Year Transformation: From Quiet Suburb to Melbourne's Eastern Powerhouse
Yan ZhuSuburb Analysis

Box Hill's 30-Year Transformation: From Quiet Suburb to Melbourne's Eastern Powerhouse

People keep asking me whether Box Hill is 'too expensive now.' That question misses the point entirely. The real question is: what drove Box Hill from a sleepy suburban centre to a designated metropol

Jul 911 min read
Inside 5 Donnelly Court: How a $110K Granny Flat Turned a Single House Into a Dual-Income Machine
Yan ZhuGuides

Inside 5 Donnelly Court: How a $110K Granny Flat Turned a Single House Into a Dual-Income Machine

I filmed this walkthrough on a Tuesday morning. The main house tenant was at work, the granny flat tenant was watering the garden out back, and both had no idea they were funding someone's early retir

Jul 211 min read
澳洲中产正在消失。房产是唯一还能浮起来的救生艇。
Yan Zhu装修与开发

澳洲中产正在消失。房产是唯一还能浮起来的救生艇。

我说中产在一分为二，不是戏剧化。ABS 数据很残酷：过去五年间，有房族平均净资产增加了 $320,000。没房的增加了 $8,000。同一个国家、同一个经济体，截然不同的结局。

Jun 25约 12 分钟阅读
I've Bid at 200+ Auctions. Here's the Playbook They Don't Want You to Know.
Joey DonProperty Management

I've Bid at 200+ Auctions. Here's the Playbook They Don't Want You to Know.

My client was shaking. Literally trembling, hands on the phone, watching the auctioneer's countdown tick from 10 to 5. I was in my car with an earpiece, two suburbs away, and I could hear his breathin

Jun 1811 min read
6 Sweet Gum Avenue: The Narre Warren Property Paying $935 a Week After One Addition
Yan ZhuMarket Analysis

6 Sweet Gum Avenue: The Narre Warren Property Paying $935 a Week After One Addition

When we settled on 6 Sweet Gum Avenue, the numbers were already decent. A three-bedroom house on 620 square metres in one of Narre Warren's quieter pockets, purchased for $762,000. Rent as-is would ha

Jun 1111 min read
The Wealth Gap Between Homeowners and Renters Is Now a Chasm. Here's the Data.
Yan ZhuScam / Warning

The Wealth Gap Between Homeowners and Renters Is Now a Chasm. Here's the Data.

I pulled the ABS wealth distribution data last week and nearly choked on my coffee. The gap between homeowners and renters isn't just big. It's so vast that we're effectively looking at two different

Jun 411 min read
你的投资人画像配什么房？一套数据驱动的匹配框架
Yan Zhu投资策略

你的投资人画像配什么房？一套数据驱动的匹配框架

投资房最贵的一个错误，不是买错城区，而是把对的房子配给了错的投资人。退休人士去碰开发地块，刚入门的去搞翻新工程，高收入者却买了一套零退税意义的物业——这种事我见太多了。房子本身没问题，是匹配错了。

May 28约 12 分钟阅读
One Formula Tells You If Your Mortgage Will Break You. Most People Get It Wrong.
Joey DonFinance & Tax

One Formula Tells You If Your Mortgage Will Break You. Most People Get It Wrong.

The first step toward going broke in Australia is letting your mortgage payment exceed 30% of your household income. I don't care how much you earn. I don't care how good the property looks. If the ma

May 2110 min read
我穿着帽衫走进一场 $2.9M 的酒店拍卖——这正是策略本身
Joey Don城区分析

我穿着帽衫走进一场 $2.9M 的酒店拍卖——这正是策略本身

请柬上写着"smart casual"。我穿了帽衫去。故意的。在一屋子穿着 $3,000 西装的开发商里，那个没人当回事的年轻人才是最危险的竞价者。

May 14约 10 分钟阅读
This Free Website Reveals Every Red Flag Before You Buy. Most Investors Don't Know It Exists.
Yan ZhuGuides

This Free Website Reveals Every Red Flag Before You Buy. Most Investors Don't Know It Exists.

There's a website that lets you check school zones, see automated valuations, identify flood zones, and find planning overlays — all for a specific address, all completely free. It's called property.c

May 710 min read
Victoria's Indian Migration Wave Is Reshaping Property Demand. Here's What the Data Shows.
Yan ZhuRenovation & Development

Victoria's Indian Migration Wave Is Reshaping Property Demand. Here's What the Data Shows.

After Victoria's Premier visited New Delhi and announced university partnership programs, the writing was on the wall. Melbourne's demographic mix is shifting, and the property market is going to shif

Apr 3011 min read
I Turned a $800K Corner Block Into Three Rentals Paying $1,200 a Week. Full Walkthrough.
Joey DonProperty Management

I Turned a $800K Corner Block Into Three Rentals Paying $1,200 a Week. Full Walkthrough.

Who says you need three properties to collect three rents? This 719-square-metre corner block generates $1,200 a week from a single title. I walked through all three units last week and filmed the who

Apr 2311 min read
Your Investment Property Gained $200K. Here's How Much You Actually Keep.
Yan ZhuMarket Analysis

Your Investment Property Gained $200K. Here's How Much You Actually Keep.

Everyone loves talking about capital gains. Nobody loves talking about what happens when you try to take those gains out of the property and put them in your pocket. I ran the numbers on a $200,000 ca

Apr 1610 min read
Rooming House Leasing: The Screening Mistakes That Cost Landlords $15,000 a Year
Yan ZhuScam / Warning

Rooming House Leasing: The Screening Mistakes That Cost Landlords $15,000 a Year

A rooming house that rents 5 rooms at $220 each generates $1,100 a week on paper. But one bad tenant — one person who doesn't pay, damages common areas, or harasses other tenants — can turn that $1,10

Apr 911 min read
How I Score Suburbs Before Investing a Dollar: The 8-Factor Framework That Filters 95% Out
Yan ZhuInvestment Strategy

How I Score Suburbs Before Investing a Dollar: The 8-Factor Framework That Filters 95% Out

I evaluate roughly 40 suburbs a month. I invest in about 3 of them across the entire year. That's a 99% rejection rate. Not because I'm picky for the sake of it — because most suburbs fail a systemati

Apr 212 min read
Melbourne Property in 2020: Where the Smart Money Is Moving While Everyone Else Panics
Yan ZhuFinance & Tax

Melbourne Property in 2020: Where the Smart Money Is Moving While Everyone Else Panics

When rates drop, two things happen simultaneously. People with mortgages breathe easier. And people without mortgages suddenly realise they can afford to borrow more. The first reaction is relief. The

Mar 2611 min read
The $199/Month Data Tool That Replaced My Entire Research Team (And How to Use It)
Joey DonSuburb Analysis

The $199/Month Data Tool That Replaced My Entire Research Team (And How to Use It)

I used to spend 30 hours a week analysing suburb data manually. Pulling vacancy rates from SQM. Cross-referencing median prices from REIV. Running land-value calculations from council records. Then I

Mar 1910 min read
我怎么在 30 秒内读懂一个拍卖现场(以及为什么我愿意在没人举手时第一个举手)
Joey Don投资指南

我怎么在 30 秒内读懂一个拍卖现场(以及为什么我愿意在没人举手时第一个举手)

上个月我走进一个拍卖现场,十八个人围在那儿装作有兴趣。大多数是邻居,两位是同行中介,真正的买家只有三组。三十秒之内我就知道——这套房我们会便宜拿下。

Mar 12约 11 分钟阅读
把自住房转成投资房？这三个错误每个都让你少赚 $15,000
Yan Zhu装修与开发

把自住房转成投资房？这三个错误每个都让你少赚 $15,000

上个月一位客户慌慌张张打电话给我。她六个月前搬出自家房子,开始出租,刚收到 ATO 一份针对她报税的询问。她把整笔按揭利息都作为抵扣申报——但这笔贷款的结构不是投资用途的。光这个错误可能让她要补税和罚款 $12,000 澳元。

Mar 5约 12 分钟阅读
I Just Got a $30,000 Land Tax Bill. Victoria Is Still Not the Most Expensive State.
Joey DonProperty Management

I Just Got a $30,000 Land Tax Bill. Victoria Is Still Not the Most Expensive State.

The bill arrived on a Tuesday. Thirty thousand dollars. Victorian land tax assessment for the 2020 financial year. My first reaction was the same as yours would be — that is an absurd amount of money

Feb 2711 min read
Why You Must Inspect a Luxury Property Twice Before Bidding (Lessons From a $1.8M Mistake)
Joey DonMarket Analysis

Why You Must Inspect a Luxury Property Twice Before Bidding (Lessons From a $1.8M Mistake)

I stood in the living room of a property in Canterbury that had been marketed as a four-bedroom family home with 'stunning period features.' The marketing photos looked brilliant. The walk-through vid

Feb 2011 min read
我对同一个 suburb 比对了 REA 和 Domain 的数据。差了 $147,000
Yan Zhu陷阱与警示

我对同一个 suburb 比对了 REA 和 Domain 的数据。差了 $147,000

在 realestate.com.au 上调出任意墨尔本 suburb,记下中位房价。再打开 domain.com.au,同一个 suburb,数字不一样。有时差得离谱。我上周查了十二个 suburb,两个平台的平均差距是 $83,000,最大一处差 $147,000——同一个 suburb,同一个季度。

Feb 13约 12 分钟阅读
真正决定房价的是什么(不是供需关系)
Yan Zhu投资策略

真正决定房价的是什么(不是供需关系)

澳洲每一个房产评论员都会告诉你同一句话:需求大于供应价格上涨,供应大于需求价格下跌。听上去很合理,却严重不完整。如果供需就是全部真相,那么每一个高需求城区里的每一套房都会是同一个价格。事实并非如此,差得远。

Feb 6约 13 分钟阅读
关于房产投资,我的 Tesla 给我上的一课比任何教科书都深
Joey Don财务与税务

关于房产投资,我的 Tesla 给我上的一课比任何教科书都深

我开一辆 Tesla。买它的时候,我以为这是一个理性的财务决定——运营成本低、不烧油、保养少。我没算到的是,一台 $65,000 的车变成一台 $42,000 的车的速度到底有多快。十八个月,就摆在我家车库里。

Jan 30约 11 分钟阅读
Every Tax and Fee on Melbourne Property (One Article, No Surprises)
Yan ZhuSuburb Analysis

Every Tax and Fee on Melbourne Property (One Article, No Surprises)

A client asked me last month how many different taxes and fees apply to a Melbourne investment property. I started counting and got to eleven before I ran out of fingers. Stamp duty, land tax, capital

Jan 2314 min read
商业地产不是被动收入。买之前我第一件事要看的东西。
Joey Don投资指南

商业地产不是被动收入。买之前我第一件事要看的东西。

一位客户带着一个看起来无懈可击的商业项目来找我。墨尔本郊区的一个加油站。长租约。净租金，租客承担所有持有成本。回报率超过 7%。纸面上完美的被动投资。现实里差点让他亏掉 $600,000 澳元。

Jan 16约 11 分钟阅读
再融资 $100 万,你留下 $100 万。卖掉赚 $100 万,你只留下 $80 万。原因在这
Joey Don装修与开发

再融资 $100 万,你留下 $100 万。卖掉赚 $100 万,你只留下 $80 万。原因在这

上周一位客户给我打电话,说他的房子买入以来已经涨了 $100 万。他想卖掉「把利润锁在手里」。我告诉他他准备无缘无故送出 $200,000。他不信,直到我在白板上把数字写给他看。

Jan 9约 11 分钟阅读
我用一个 $33/月的 AI 工具,跑赢了 $3,300 的估价团队
Joey Don物业管理

我用一个 $33/月的 AI 工具,跑赢了 $3,300 的估价团队

上个月我在 Cranbourne 一套房出价之前,先用 AI 工具跑了一次估价。工具综合了可比成交、土地面积调整、状况因素和时点修正。估出来的价格:$618,000。银行估价出来是 $620,000。而卖方中介一直在报 $650,000 到 $680,000。

Jan 2约 11 分钟阅读

2023

35 articles
A Granny Flat Is Not a Building. It Is a Financial Product That Returns 18% Per Year.
Yan ZhuMarket Analysis

A Granny Flat Is Not a Building. It Is a Financial Product That Returns 18% Per Year.

Most people think of a granny flat as a small building in the backyard. A place for an elderly parent to live, maybe. A teenager's retreat. Something quaint and modest. I think of a granny flat as a l

Dec 2612 min read
这套首次置业策略能帮你省下 $46,000(完全合法,却很少人用)
Joey Don陷阱与警示

这套首次置业策略能帮你省下 $46,000(完全合法,却很少人用)

我亲眼看着一个首次置业者走进墨尔本内东区的一场拍卖,花 $680,000 澳元买下一套两居室公寓。全额印花税,没有任何资助,没有任何减免。他其实完全可以在墨尔本东南区花 $590,000 澳元买下一套 600 平米的四居独立屋,印花税零、拿到 $10,000 的资助,在油漆还没干之前就已经领先 $46,000 澳元了。

Dec 19约 11 分钟阅读
The Complete Guide to Buying a House in Australia (Every Step, No Jargon, No Surprises)
Joey DonInvestment Strategy

The Complete Guide to Buying a House in Australia (Every Step, No Jargon, No Surprises)

Every week someone asks me the same question: where do I even start? They want to buy a house. They know it involves money and paperwork. Beyond that, the process is a black box. Banks, solicitors, in

Dec 1214 min read
Buying Property Is Not About Luck. Here Is the System We Use to Select Every Asset.
Yan ZhuFinance & Tax

Buying Property Is Not About Luck. Here Is the System We Use to Select Every Asset.

I get uncomfortable when someone tells me they 'got lucky' with a property purchase. Luck implies randomness. Randomness implies a lack of system. And a lack of system, applied to a $600,000 decision,

Dec 512 min read
From Saving $5K a Month to Earning $8.3K Passively. Here Is What I Actually Did.
Joey DonSuburb Analysis

From Saving $5K a Month to Earning $8.3K Passively. Here Is What I Actually Did.

Ten years ago I was an IT project manager earning a decent salary but trading every hour of my time for money. If I stopped working, the income stopped. If I got sick, the income stopped. If AI replac

Nov 2812 min read
同样的 $600K 现金,一个人只买一套房,另一个买四套。差别在哪里。
Joey Don投资指南

同样的 $600K 现金,一个人只买一套房,另一个买四套。差别在哪里。

去年一个朋友来找我咨询房产。他存款 $600,000,想买一套自住房。他的计划很简单:在好城区找一套房,全款付清,无贷款地住进去。我告诉他这个计划能跑得通,我也告诉他,这个计划会在接下来 15 年里让他损失大约 $2 million 的财富。

Nov 21约 12 分钟阅读
Five Types of People Who Are Born to Build Property Wealth (And Why Everyone Else Stalls)
Joey DonInvestment Strategy

Five Types of People Who Are Born to Build Property Wealth (And Why Everyone Else Stalls)

I have helped buy over 350 investment properties across Melbourne. Some clients turn one house into a portfolio of six within three years. Others buy once and never move again. The difference is not c

Nov 1411 min read
澳洲政府花了 800 亿建房,结果盖了零套。这对你的下一次买房意味着什么。
Yan Zhu财务与税务

澳洲政府花了 800 亿建房,结果盖了零套。这对你的下一次买房意味着什么。

Housing Australia Future Fund 没有新建一套住宅。被当作成果汇报的那 340 套房产,全部是"收购",不是"建造"。参议院确认了这一点,ABC Media Watch 也独立核实过。而每年 12 万套的目标,仅一年下来就已经落后 27.5%。

Nov 7约 12 分钟阅读
她对房产一无所知,房子一年涨了 25%。这是怎么做到的。
Joey Don城区分析

她对房产一无所知,房子一年涨了 25%。这是怎么做到的。

她分不清贷款中介和银行放贷员。交割半年后她还说不出 council rates(市政费)是什么。但她信任整个流程,买下一套位于角地、带结构问题的木板房,然后在付完 $625,000 的十二个月后,看着 RPData 把它估到了 $780,000。

Oct 31约 11 分钟阅读
每天 6,500 人被开除。如果你没有被动收入,下一个就是你。
Joey Don投资指南

每天 6,500 人被开除。如果你没有被动收入,下一个就是你。

2020 年前两个月,全球超过 40 万人失去工作或收到裁员通知。每天 6,557 人点开那封邮件。我以前在 IT 行业工作。如果不是趁着还拿着工资时搭建了房产投资组合,我就是其中之一。

Oct 24约 11 分钟阅读
Four Things Selling Agents Say That Are Designed to Make You Overpay
Joey DonRenovation & Development

Four Things Selling Agents Say That Are Designed to Make You Overpay

When a selling agent says 'this property has great potential,' they are not describing the house. They are describing your wallet. Here are four phrases I hear every week, translated from agent-speak

Oct 1710 min read
墨尔本 vs 上海：一份完整的生活成本对比，以及为什么「地理套利」真的管用
Yan Zhu物业管理

墨尔本 vs 上海：一份完整的生活成本对比，以及为什么「地理套利」真的管用

两个城市我都住过十多年。一顿餐厅饭在墨尔本 $25，在上海大约 $6.20。但真正的故事在住房数字上：在墨尔本买房、收澳洲的租金、在上海花钱。这就是地理套利，数学非常残酷。

Oct 10约 10 分钟阅读
社交媒体正在杀死临街零售物业。聪明的投资者改买什么。
Yan Zhu市场分析

社交媒体正在杀死临街零售物业。聪明的投资者改买什么。

老规矩很简单：买人流最大的那间店铺。但当一条 KOL 帖子带来的客人比一整年的路人还多时,整套商业地产投资逻辑都要改写。下面说应该改买什么。

Oct 3约 10 分钟阅读
The 30-30-30 Rule: How to Upgrade Your Family Home Without Going Broke
Joey DonScam / Warning

The 30-30-30 Rule: How to Upgrade Your Family Home Without Going Broke

I have watched Melbourne families buy dream homes at low interest rates, then get crushed when rates doubled. Monthly repayments went from $5,800 to $10,000+. One spouse lost their job. The house went

Sep 2611 min read
The Impossible Triangle of Property Management: Why Your PM Fails and What to Do About It
Yan ZhuInvestment Strategy

The Impossible Triangle of Property Management: Why Your PM Fails and What to Do About It

The average Australian property manager handles 170 properties. At that ratio, your manager spends approximately 11 minutes per week on your $700,000 asset. That is not management. That is neglect wit

Sep 1911 min read
Melbourne Property Taxes Explained: Stamp Duty, CGT, Land Tax, and the Myths That Cost You Money
Joey DonFinance & Tax

Melbourne Property Taxes Explained: Stamp Duty, CGT, Land Tax, and the Myths That Cost You Money

Let me bust a myth right now: Melbourne land tax is not the most expensive in Australia. Not in any bracket. That is media noise. Here is what actually matters for your property tax position, explaine

Sep 1211 min read
我用 AI 把 10 个政府数据库合成一张房产风险地图,结果揭开了这些
Yan Zhu城区分析

我用 AI 把 10 个政府数据库合成一张房产风险地图,结果揭开了这些

Mount Waverley 一个城区就有 54 个独立的政府认定风险覆盖区。洪水区、山火区、遗产控制、高压线地役权——全部是免费公开数据,但全部埋在 20 个不同的数据库里。我们用 AI 把它们合并成了一张交互地图。

Sep 5约 10 分钟阅读
REA 的免费小技巧:监控你这条街上的每一套房(为什么开发商每天都在用)
Joey Don投资指南

REA 的免费小技巧:监控你这条街上的每一套房(为什么开发商每天都在用)

不管你有没有房,今晚就该把这个免费工具装上。它能监控澳洲任何一个地址,挂牌的那一瞬间就提醒你。开发商每天用它盯 site consolidation 机会,投资者用它追踪可比成交。下面是九十秒的设置方法。

Aug 29约 9 分钟阅读
Do Not Trust AI to Choose Your Investment Property. The Data It Reads Can Be Faked.
Joey DonRenovation & Development

Do Not Trust AI to Choose Your Investment Property. The Data It Reads Can Be Faked.

China's 315 consumer protection investigation exposed a factory operation that manufactures fake product reviews at industrial scale, polluting AI training data. The same technique works for property

Aug 2210 min read
去年我们在墨尔本买了 131 套房,每一个数字都公开
Yan Zhu物业管理

去年我们在墨尔本买了 131 套房,每一个数字都公开

2025 年初所有人都在追 Brisbane 和 Perth 的时候,我喊出了 all in 墨尔本。十二个月过去,数据来了:131 套房,平均土地 660sqm,平均增长 12.75%。完整成绩单如下。

Aug 15约 11 分钟阅读
I Never Sell Property. Here Is the Maths Behind 'Buy, Borrow, Die.'
Joey DonMarket Analysis

I Never Sell Property. Here Is the Maths Behind 'Buy, Borrow, Die.'

My entire investment philosophy boils down to two words: don't sell. People think I am joking. I am not. I am making money. Especially when markets feel uncertain, this principle becomes even more pow

Aug 812 min read
让新移民白干十年的三个买房决定,我见过上百次
Joey Don陷阱与警示

让新移民白干十年的三个买房决定,我见过上百次

我做过一百多次咨询,发现一个几乎一模一样的规律——聪明能干的人,把移民这条最难的路都走通了,却在一个灾难性的买房决定上,把十年攒下的积蓄一夜清零。这篇就讲三个最要命的。

Aug 1约 11 分钟阅读
藏在你房子里的六年税务时钟：一条可能帮你省下 $127,000 的规则
Joey Don投资策略

藏在你房子里的六年税务时钟：一条可能帮你省下 $127,000 的规则

上个月,David——一位IT经理——走进办公室时已经做好了要交 $127,000 资本利得税的心理准备。当我把六年规则讲给他听,他沉默了五秒,然后说:「原来规则真是这样运作的?」没错。而且大多数会计师不会主动告诉你。

Jul 25约 10 分钟阅读
专门为澳洲 Z 世代量身定做的三个财务陷阱。我追着钱走了一遍。
Joey Don财务与税务

专门为澳洲 Z 世代量身定做的三个财务陷阱。我追着钱走了一遍。

套住千禧一代的财务陷阱是粗放的——房贷、车贷。针对 Z 世代的那一套要精细得多。它被打扮成自由,裹上网红美学,再用算法送到你眼前。我追着钱的流向走了一遍。

Jul 18约 11 分钟阅读
今年我从房产拿到了 $300,000 的被动收入。银行截图在这里。
Joey Don城区分析

今年我从房产拿到了 $300,000 的被动收入。银行截图在这里。

没有广告,没有赞助,只是事实。我是一个普通人,买的都是我客户放弃的 on-market 房源。今天我把自己的银行账户打开给你看,一套一套地告诉你这 $300,000 的被动收入是怎么来的。

Jul 11约 11 分钟阅读
四个房贷操作,让你的自住房贷款提前六年还清——银行永远不会主动告诉你
Yan Zhu投资指南

四个房贷操作,让你的自住房贷款提前六年还清——银行永远不会主动告诉你

如果你觉得利率最低就等于房贷最优,那得重新想想了。一笔 30 年期的自住房贷款里,藏着超过 $130,000 本可以省下的利息。下面这四个操作,银行不会主动跟你提。

Jul 4约 10 分钟阅读
The Property Kill Line: Which Australian Cities Have Actually Crashed 20 Per Cent (And Could It Happen Again)?
Yan ZhuRenovation & Development

The Property Kill Line: Which Australian Cities Have Actually Crashed 20 Per Cent (And Could It Happen Again)?

I discovered that Australian property has a 'kill line' — the point where a 20 per cent decline wipes out a typical investor's equity entirely. Two cities have crossed it. The data on which ones is no

Jun 2711 min read
My Clients Average 15.7 Per Cent Annual Growth. Most Buyer's Agents Cannot Even Tell You Their Number.
Joey DonProperty Management

My Clients Average 15.7 Per Cent Annual Growth. Most Buyer's Agents Cannot Even Tell You Their Number.

I am about to share something my competitors absolutely do not want you to see. Our actual portfolio data: 200-plus purchases, 15.7 per cent average growth, $709 average weekly rent. And I will teach

Jun 2011 min read
You Are Not Tired. You Are Overthinking. Here Is the Mental Framework That Changed Everything.
Joey DonMarket Analysis

You Are Not Tired. You Are Overthinking. Here Is the Mental Framework That Changed Everything.

I finally figured out why I felt perpetually drained. It was not lack of sleep or too much work. I was thinking during action and acting during thought. The moment I separated the two, everything chan

Jun 1310 min read
25 岁那年我拒绝了 $200,000 的年薪。为什么现在的舒适等于以后的危机
Joey Don陷阱与警示

25 岁那年我拒绝了 $200,000 的年薪。为什么现在的舒适等于以后的危机

我们客户里提前实现财务独立的那一批人,都在二十多岁做过同一种选择:选成长而不是舒适。我当年拒绝那份 $200,000 的海外派遣、去接一个没人愿意做的 AI 项目时,走的是同一条路。而这一个决定,改变了后面一切。

Jun 6约 10 分钟阅读
Six Houses in Three Years: How a Regular Nineties Kid Built a $6 Million Melbourne Portfolio
Joey DonInvestment Strategy

Six Houses in Three Years: How a Regular Nineties Kid Built a $6 Million Melbourne Portfolio

This is not a get-rich-quick story. It is a get-rich-methodically story. Six houses, three years, roughly $6 million in total value. All on regular income. All on-market purchases anyone could have ma

May 3012 min read
一年买下 100 套正现金流房产,每一个数字都摊开给你看
Yan Zhu财务与税务

一年买下 100 套正现金流房产,每一个数字都摊开给你看

大多数买家中介宣传时只挑最漂亮的两三单。我们把过去一年全部 100 笔交易的平均数据公开,包括那些表现不及预期的。平均购价不到 $730K,平均土地面积 651 平方米,平均租金回报率 6.28%。

Apr 30约 11 分钟阅读
你的房子涨了 17%。你还是亏了。算账给你看。
Yan Zhu城区分析

你的房子涨了 17%。你还是亏了。算账给你看。

一位达尔文投资者的房产第一年涨 17%,两年累计涨 34%。听起来很厉害。但扣掉印花税、卖方中介佣金、律师费、布景和资本利得税之后,真正落到口袋里的现金,勉强 $103,000。而墨尔本一位 buy-and-hold 投资者,只付了一次交易成本,然后通过再融资把净值释放出来去买第二套房。

Mar 31约 10 分钟阅读
One Investment Property. Should You Put It in a Family Trust? I Did.
Joey DonGuides

One Investment Property. Should You Put It in a Family Trust? I Did.

Most people think family trusts are only for the wealthy with sprawling property portfolios. I put my very first investment property into one. The asset protection alone justified the $2,500 setup cos

Mar 110 min read
Melbourne 还没回到高点——这恰恰是我在这里做装修的原因
Joey Don装修与开发

Melbourne 还没回到高点——这恰恰是我在这里做装修的原因

Perth 涨了,Brisbane 涨了,Adelaide 涨了。Melbourne 安静地蹲在角落,消化着每一条关于地税和人口外流的坏消息。与此同时,我们去年在这里买了 100 套房,每一套装修后都是正现金流。如果你还在 Perth 周期顶部追涨,我替你心疼。

Jan 30约 11 分钟阅读

2022

13 articles
The Hyatt Family Turned $14 Million Into $280 Million. Here Is What You Can Steal From Their Playbook.
Yan ZhuProperty Management

The Hyatt Family Turned $14 Million Into $280 Million. Here Is What You Can Steal From Their Playbook.

In 1995, the Pritzker family acquired a distressed 50-storey tower in Chicago for $14 million. Twelve years later, they sold it for $475 million. Net profit: $280 million. The playbook they used is no

Dec 3110 min read
我认识的每一位资深投资者现在都在买 Melbourne,原因如下
Joey Don市场分析

我认识的每一位资深投资者现在都在买 Melbourne,原因如下

在业内活动上我反复听到同一套话:Melbourne 完蛋了,别碰,去买 Perth。然后我看着那些说这话的人,悄悄把自己的钱投到 Melbourne 东南区。公开叙事和私下行为之间的断层,从没这么大过。

Dec 1约 11 分钟阅读
别再听利率预测了。这个免费工具告诉你交易员实际在押什么
Yan Zhu陷阱与警示

别再听利率预测了。这个免费工具告诉你交易员实际在押什么

每一个房产评论员都有一套关于 RBA 会不会降息或维持的看法。大多数是在猜。有一个免费网站把专业货币市场交易员真金白银的下注汇总起来,转换成下一次行动的概率。

Nov 1约 9 分钟阅读
They Built a Granny Flat and Their Pension Jumped by $18,000 a Year. Legally.
Yan ZhuInvestment Strategy

They Built a Granny Flat and Their Pension Jumped by $18,000 a Year. Legally.

A retired couple walked into my office with $700,000 in assessable assets and a pension of $28,000 per year. They walked out with a plan to build a granny flat using $200,000 from superannuation. That

Oct 210 min read
Kilsyth, Wheelers Hill, or Kew East? A Rapid-Fire Suburb Breakdown for Every Budget.
Yan ZhuFinance & Tax

Kilsyth, Wheelers Hill, or Kew East? A Rapid-Fire Suburb Breakdown for Every Budget.

Someone asked me about 'Kilsyth' and spelt it with four letters in the wrong position. The suburb is better than the spelling. Here is a rapid-fire breakdown of the suburbs people keep asking about —

Sep 210 min read
我们在 Frankston 以 $840K 买入,三个月后估到 $935K。原因在这儿
Yan Zhu城区分析

我们在 Frankston 以 $840K 买入,三个月后估到 $935K。原因在这儿

三个月,资本增值 $95,000。不是哪个投机的加密代币——是 Frankston 一套 612 平米的三房独立屋。而这个城区,过去很多年墨尔本投资者都懒得看一眼。

Aug 3约 10 分钟阅读
7km From the CBD. Victorian Heritage. Lost $100,000. The Flemington Trap Explained.
Joey DonGuides

7km From the CBD. Victorian Heritage. Lost $100,000. The Flemington Trap Explained.

My mate Jay grew up watching the Melbourne Cup at Flemington Racecourse. When he finally bought a Victorian terrace seven kilometres from the CBD, he thought he was combining nostalgia with smart inve

Jul 410 min read
这份交割日验房清单,帮我们的客户躲过了 47 场灾难
Yan Zhu装修与开发

这份交割日验房清单,帮我们的客户躲过了 47 场灾难

从签合同到交割,中间常常要过好几个月。东西会坏,东西会被拿走。我们团队在最终验房时抓到过 47 处实质性缺陷——漏水、配件缺失、未披露的损坏,还有拒绝搬走的租客。下面是我们实际用的清单。

Jun 4约 10 分钟阅读
I'm a Buyer's Agent. My Own Home Cost $700K and Returns $1,300 a Week.
Joey DonProperty Management

I'm a Buyer's Agent. My Own Home Cost $700K and Returns $1,300 a Week.

Everyone asks what kind of mansion a buyer's agent lives in. The answer disappointed them — until they saw the rental projections. A 3-bed, 2-bath in Narre Warren South that I bought for just over $60

May 511 min read
我不再听身边所有人的意见之后,组合就爆了。
Joey Don市场分析

我不再听身边所有人的意见之后,组合就爆了。

这些年做房产最难的事,不是谈下 $40K 澳元的折扣,也不是处理噩梦般的租客。是告诉家人不要再给我投资建议。就这一个决定,改变了一切。

Apr 5约 10 分钟阅读
BRRR in Melbourne: I Bought Three Houses This Year Using the Same Recycled Deposit
Joey DonScam / Warning

BRRR in Melbourne: I Bought Three Houses This Year Using the Same Recycled Deposit

Buy. Rehab. Rent. Refinance. Repeat. The strategy sounds almost too clean on paper. But I did it three times this year with real money, real properties, and real tenants paying real rent.

Mar 612 min read
What a Year of Cold Calls Taught Me About Property Negotiation
Joey DonInvestment Strategy

What a Year of Cold Calls Taught Me About Property Negotiation

I left a comfortable IT career to become a buyer's agent. The first year nearly broke me. But the sales lessons I learned transformed how I negotiate property deals for clients.

Feb 410 min read
90% of Property Advice Online Is Noise. Here's How I Filter the Signal.
Yan ZhuFinance & Tax

90% of Property Advice Online Is Noise. Here's How I Filter the Signal.

My mum nags me about a dozen things every day. None of it is useful. But the moment she says 'dinner's ready,' I move. That's signal versus noise — and the same principle separates good property decis

Jan 510 min read

2021

12 articles
她手上 $700K,所有人都让她买公寓,我们帮她买了一套 700sqm 的独立屋,周租 $810
Yan Zhu城区分析

她手上 $700K,所有人都让她买公寓,我们帮她买了一套 700sqm 的独立屋,周租 $810

Fish 是一位美食博主,预算 $700K。每个中介都劝她买公寓。我们帮她买下了一块 700 平方米的角地独立屋,通过户型改造做成双出租,现在每周 $810 进账。

Dec 6约 11 分钟阅读
Melbourne's Crime Headlines Are Ugly. Here's What They Actually Mean for Property Investors.
Joey DonGuides

Melbourne's Crime Headlines Are Ugly. Here's What They Actually Mean for Property Investors.

A friend in Kew sold his house within a week of a stabbing 300 metres from his front door. I get it — safety is visceral. But panic-selling based on headlines is one of the most expensive mistakes a p

Nov 611 min read
I Invest in Both Stocks and Property. Here's When Each One Wins.
Yan ZhuRenovation & Development

I Invest in Both Stocks and Property. Here's When Each One Wins.

Stocks or property? It's the wrong question. The right question is: which one first, and when do you switch? I invest in both. Here's the complete comparison — with actual numbers, not vibes.

Oct 712 min read
We Bought a House for $850K, Sold the Back Yard for $417K, and Kept a $600/Week Rental.
Yan ZhuProperty Management

We Bought a House for $850K, Sold the Back Yard for $417K, and Kept a $600/Week Rental.

The client paid $850,000 for a 750-square-metre house. The rear 278 square metres alone is worth $417,000. After selling the back yard, the effective cost of the house drops to $433,000 — renting at $

Sep 711 min read
他把 $800K 的 super 花在了一套错的房子上:他犯的每一个错误
Joey Don市场分析

他把 $800K 的 super 花在了一套错的房子上:他犯的每一个错误

他以为 600 平米够做分割开发。其实不够。他在不了解限制的情况下把房产放进了 SMSF。然后他计划的装修本会触发违规处罚。

Aug 8约 11 分钟阅读
I Used an AI Architect to Design a Subdivision. The Result Was Surprisingly Useful.
Yan ZhuScam / Warning

I Used an AI Architect to Design a Subdivision. The Result Was Surprisingly Useful.

I fed a Cranbourne land parcel into an AI architecture tool and asked it to design the maximum number of compliant residential units. Six seconds later, I had a rendered concept. Is it ready to replac

Jul 910 min read
I Nearly Became an Actuary. It Taught Me the Only Property Rule That Matters.
Yan ZhuInvestment Strategy

I Nearly Became an Actuary. It Taught Me the Only Property Rule That Matters.

Two hundred students entered Melbourne University's actuarial program with me. Fewer than ten made it through. The survivors learned one thing above all else: build in a safety margin for everything.

Jun 910 min read
买房前，我是怎么给墨尔本城区打分的
Yan Zhu财务与税务

买房前，我是怎么给墨尔本城区打分的

大多数投资者挑城区的方式跟挑餐厅差不多——靠口碑、靠直觉，顶多 Google 一下。我选择建一套评分框架。有些结果会让你坐立不安。

May 10约 11 分钟阅读
维州跨州人口流向刚刚反转。这对房产市场意味着什么。
Yan Zhu城区分析

维州跨州人口流向刚刚反转。这对房产市场意味着什么。

澳洲其它每一个州,跨州人口数据都乏善可陈 —— 要么一直净流入,要么一直净流出。维州刚刚做了一件它们都没做过的事 —— 人口流向反转了。在投资圈里,我们管这个叫超级信号。

Apr 10约 10 分钟阅读
乡镇 vs 首府城市:40 年数据我亲自算过了
Yan Zhu投资指南

乡镇 vs 首府城市:40 年数据我亲自算过了

疫情期间几乎每个人和他们的表兄都开始买乡镇房产。回报看上去惊艳。两年后,这批人里有不少已经在悄悄卖出。下面讲讲为什么 40 年数据早就该提醒他们。

Mar 11约 11 分钟阅读
预测墨尔本城区何时停止增长的那个隐藏指标
Yan Zhu装修与开发

预测墨尔本城区何时停止增长的那个隐藏指标

有一个指标我一直在追,几乎没人讨论。它在一个城区抬头的时候,房价会放缓;它到达顶部的时候,增长完全停住。这就是 unit-to-house 比率,它刚好告诉我哪些城区该躲开。

Feb 9约 10 分钟阅读
A $5 Million Property Got Split in a Divorce. A Family Trust Would Have Prevented It.
Yan ZhuProperty Management

A $5 Million Property Got Split in a Divorce. A Family Trust Would Have Prevented It.

One of my clients spent $5 million on a property for her daughter. The marriage lasted under two years. The ex-husband walked away with half. A $2,000 family trust would have prevented the entire disa

Jan 1011 min read

2020

7 articles
What Ten Years of Work Taught Me About Property, People, and Building Something Real
Joey DonMarket Analysis

What Ten Years of Work Taught Me About Property, People, and Building Something Real

I left a blockchain company where I grew a department from 5 to 25 people and generated $1.7 million USD in revenue. My boss thought I was crazy. Three years later, I still help him land deals. That a

Dec 1110 min read
别再给烂房子找借口。这些红旗出现,立刻走人。
Joey Don陷阱与警示

别再给烂房子找借口。这些红旗出现,立刻走人。

我不在乎位置有多好。我不在乎你朋友的表兄在隔壁街赚了多少钱。如果房子有结构问题,卖家还在打太极,你要跑,不是走,是跑。下面是我用来在灾难看上你之前先看到它的清单。

Nov 11约 12 分钟阅读
Victoria's New Commercial Property Tax Is the Biggest Reform in Decades. Here's What It Actually Means.
Joey DonInvestment Strategy

Victoria's New Commercial Property Tax Is the Biggest Reform in Decades. Here's What It Actually Means.

The Victorian government just announced the biggest change to commercial property taxation in decades. CIPT replaces stamp duty with an annual tax. Sounds good on paper. The reality is more complicate

Oct 1210 min read
He Earns $80K a Year and Bought 17 Properties in 12 Months. I Broke Down Exactly How.
Yan ZhuFinance & Tax

He Earns $80K a Year and Bought 17 Properties in 12 Months. I Broke Down Exactly How.

A Hugo Boss sales assistant earning $80,000 a year just bought 17 properties in a single year. His total portfolio sits at 38 houses. Before you call it impossible, let me walk through the mechanics —

Sep 1211 min read
我怎样用 Google Maps 在离开办公桌前就刷掉 70% 的房子
Yan Zhu城区分析

我怎样用 Google Maps 在离开办公桌前就刷掉 70% 的房子

上周末我看着一家人开车在墨尔本东南跑了四场开放日。四套里有三套在 Google Maps 上就能看到致命问题。他们本来可以省下五个小时和一箱油。下面是我用的那套完整筛选方法。

Aug 13约 11 分钟阅读
一个开发商直接禁用了那个最会抓质量问题的验房师。这一件事说明了一切
Yan Zhu投资指南

一个开发商直接禁用了那个最会抓质量问题的验房师。这一件事说明了一切

一家澳洲开发商真的在销售合同里加了一条,明令禁止买家使用某家特定的建筑检查公司。这家公司的"罪行"是什么?在社交平台上积累了 100 万粉丝、以及挑剔到不放过任何一颗螺丝的名声。如果这件事都没把你对新房的警惕拉起来,那真的没什么能拉起来了。

Jul 14约 10 分钟阅读
你的跨州买家中介根本没看房。他们实际在做的是这些。
Yan Zhu装修与开发

你的跨州买家中介根本没看房。他们实际在做的是这些。

上个月有个跨州买家中介给我打电话问 Cranbourne 一套房。他从没去过 Cranbourne。他准备通过卖方中介发来的视频来 '看房'。那个卖方中介 —— 就是吃这口饭、负责让房子显得好看的人。我来解释一下为什么这事你应该觉得害怕。

Jun 14约 11 分钟阅读

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