Year
2024 Articles
53 property investment articles published by PremiumRea in 2024. Melbourne market analysis, suburb deep-dives, and case studies.
- 31 December 202410 min read·Finance & 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
- 24 December 2024约 10 分钟阅读·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。
- 17 December 2024约 10 分钟阅读·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。
- 10 December 202411 min read·Renovation & 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
- 3 December 202410 min read·Property 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
- 26 November 2024约 11 分钟阅读·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。
- 19 November 2024约 11 分钟阅读·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。
- 12 November 202411 min read·Investment 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
- 5 November 2024约 11 分钟阅读·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。
- 29 October 202412 min read·Suburb 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
- 22 October 2024约 11 分钟阅读·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。
- 15 October 202411 min read·Renovation & 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
- 8 October 2024约 10 分钟阅读·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。
- 1 October 202411 min read·Market 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
- 24 September 202411 min read·Scam / 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
- 17 September 202412 min read·Investment 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
- 10 September 202412 min read·Finance & 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
- 3 September 2024约 11 分钟阅读·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。
- 27 August 202411 min read·Guides
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
- 20 August 202412 min read·Renovation & 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
- 13 August 2024约 11 分钟阅读·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。
- 6 August 2024约 11 分钟阅读·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。
- 30 July 2024约 11 分钟阅读·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。
- 23 July 202411 min read·Investment 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
- 16 July 202410 min read·Finance & 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
- 9 July 202411 min read·Suburb 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
- 2 July 202411 min read·Guides
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
- 25 June 2024约 12 分钟阅读·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。
- 18 June 202411 min read·Property 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
- 11 June 202411 min read·Market 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
- 4 June 202411 min read·Scam / 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
- 28 May 2024约 12 分钟阅读·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。
- 21 May 202410 min read·Finance & 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
- 14 May 2024约 10 分钟阅读·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。
- 7 May 202410 min read·Guides
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
- 30 April 202411 min read·Renovation & 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
- 23 April 202411 min read·Property 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
- 16 April 202410 min read·Market 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
- 9 April 202411 min read·Scam / 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
- 2 April 202412 min read·Investment 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
- 26 March 202411 min read·Finance & 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
- 19 March 202410 min read·Suburb 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
- 12 March 2024约 11 分钟阅读·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。
- 5 March 2024约 12 分钟阅读·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。
- 27 February 202411 min read·Property 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
- 20 February 202411 min read·Market 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
- 13 February 2024约 12 分钟阅读·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。
- 6 February 2024约 13 分钟阅读·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。
- 30 January 2024约 11 分钟阅读·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。
- 23 January 202414 min read·Suburb 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
- 16 January 2024约 11 分钟阅读·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。
- 9 January 2024约 11 分钟阅读·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。
- 2 January 2024约 11 分钟阅读·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。