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装修与开发
装修与开发 articles from PremiumRea.
60 articles
- 12 April 202611 min read·Joey Don
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.
- 6 April 202610 min read·Joey Don
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.
- 31 March 202611 min read·Joey Don
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.
- 25 March 202611 min read·Joey Don
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.
- 19 March 2026约 10 分钟阅读·Joey Don
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。
- 13 March 202610 min read·Joey Don
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
- 7 March 202611 min read·Joey Don
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.
- 1 March 20269 min read·Joey Don
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
- 23 February 2026约 9 分钟阅读·Joey Don
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。
- 16 February 202610 min read·Joey Don
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
- 8 February 202610 min read·Joey Don
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
- 31 January 2026约 11 分钟阅读·Joey Don
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。
- 23 January 202611 min read·Joey Don
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.
- 15 January 2026约 11 分钟阅读·Joey Don
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。
- 7 January 202611 min read·Joey Don
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.
- 30 December 2025约 11 分钟阅读·Joey Don
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。
- 22 December 2025约 11 分钟阅读·Joey Don
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。
- 14 December 202512 min read·Joey Don
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
- 6 December 2025约 12 分钟阅读·Joey Don
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。
- 28 November 2025约 12 分钟阅读·Joey Don
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。
- 21 November 202511 min read·Joey Don
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
- 13 November 202512 min read·Joey Don
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
- 5 November 202511 min read·Joey Don
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
- 28 October 2025约 11 分钟阅读·Joey Don
$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。
- 20 October 202512 min read·Joey Don
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
- 12 October 202513 min read·Joey Don
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
- 4 October 202513 min read·Joey Don
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
- 15 September 202512 min read·Joey Don
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
- 7 September 2025约 13 分钟阅读·Joey Don
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。
- 31 August 2025约 13 分钟阅读·Yan Zhu
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。
- 22 August 2025约 11 分钟阅读·Yan Zhu
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。
- 14 August 202512 min read·Yan Zhu
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
- 6 August 2025约 13 分钟阅读·Yan Zhu
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。
- 29 July 202511 min read·Yan Zhu
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
- 21 July 2025约 11 分钟阅读·Yan Zhu
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。
- 14 July 20259 min read·Joey Don
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
- 6 July 202510 min read·Joey Don
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
- 28 June 202511 min read·Yan Zhu
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.
- 27 June 202512 min read·Yan Zhu
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
- 12 June 2025约 10 分钟阅读·Joey Don
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。
- 11 June 2025约 11 分钟阅读·Joey Don
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。
- 28 May 202511 min read·Yan Zhu
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
- 27 May 2025约 10 分钟阅读·Yan Zhu
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。
- 11 February 2025约 10 分钟阅读·Joey Don
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。
- 4 February 2025约 10 分钟阅读·Joey Don
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。
- 10 December 202411 min read·Yan Zhu
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
- 15 October 202411 min read·Yan Zhu
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
- 20 August 202412 min read·Yan Zhu
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
- 25 June 2024约 12 分钟阅读·Yan Zhu
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。
- 30 April 202411 min read·Yan Zhu
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
- 5 March 2024约 12 分钟阅读·Yan Zhu
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。
- 9 January 2024约 11 分钟阅读·Joey Don
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。
- 17 October 202310 min read·Joey Don
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
- 22 August 202310 min read·Joey Don
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
- 27 June 202311 min read·Yan Zhu
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
- 30 January 2023约 11 分钟阅读·Joey Don
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。
- 4 June 2022约 10 分钟阅读·Yan Zhu
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。
- 7 October 202112 min read·Yan Zhu
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.
- 9 February 2021约 10 分钟阅读·Yan Zhu
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。
- 14 June 2020约 11 分钟阅读·Yan Zhu
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。