The Property Academy Podcast
By Opes Partners
That's whether you're an existing or aspiring property investor, you want to get into your first home, or you're just interested in the property market.
Andrew Nicol and Ed McKnight host the podcast. Andrew is the Managing Partner of Opes Partners and a prolific investor himself. Ed is an economist. www.opespartners.co.nz/investment/property-investment
Legal Stuff: www.opespartners.co.nz/disclaimer-youtube-podcast-webinar
What's a good yield? Updated Figures [2024] ⎜ Ep. 1705
In this episode, we discuss what a good gross yield is for property investors in 2024.
We look at data from TradeMe and OneRoof to figure out what yield property investors are actually getting.
For more from Opes Partners:
Case Study Sunday – "I own 4 properties at 38" ... How Dave did it ⎜ Ep. 1704
In this episode, we are joined by Dave from Hamilton. At just 38 years old, Dave already owns 4 properties.
He talks us through how he did it, the struggles he came up against ... and what it's all for.
For more from Opes Partners:
"I lost $10k from one bad decision" ⎜ Ep. 1703
In this episode, we discuss how this investor lost $10k from a single bad decision.
We share how this investor tried to find the perfect tenant possible – but in doing so, their property was empty for weeks.
This cost them thousands of dollars.
And we also mention our upcoming webinar 'Build your $100K retirement plan in 52 minutes'. It's on Tuesday May 14th at 7pm. Click the link to register.
Where is my money going? Ed + Andrew read their bank statements ⎜ Ep. 1702
In this episode, we discuss where our money is going. This includes what we spend money on and what we can cut back on.
We read out our credit card and bank statements to show you just how much we're frittering away (and how much you might be too.
This should be useful for property investors who are struggling with cashflow and need to find quick ways to cut back.
Are all Kainga Ora tenants gang members? ⎜ Ep. 1701
In this episode, we discuss who Kainga Ora tenants are and share their real stories.
This includes how Kainga Ora properties impact surrounding property prices and who these tenants really are.
And we also mention our upcoming webinar 'Build your $100K retirement plan in 52 minutes'. It's on Tuesday May 14th at 7pm. Click the link to register.
Easier to get a mortgage? New rules coming soon (CCCFA) ⎜ Ep. 1700
In this episode, we discuss the new CCCFA mortgage rules that have just been announced by the National government.
We go through what the rules mean, and whether it will actually make it easier to get a mortgage.
And we also mention our upcoming webinar 'Build your $100K retirement plan in 52 minutes'. It's on Tuesday May 14th at 7pm. Click the link to register.
For more from Opes Partners:
Cheaper to build + renovate property? What the government's building changes mean ⎜ Ep. 1699
In this episode, we are joined by Kyle Brookland from Informed Inspections – a property inspection company.
Kyle discusses the new building changes, including whether building materials will actually get cheaper once the rules change.
We also discuss how long it will take for the changes to flow through to the market.
For more from Opes Partners:
Revealed: When will I die? Actual numbers revealed ⎜ Ep. 1698
In this episode, we discuss how long we will live, and when we'll die.
This is based on numbers from Stats NZ that estimate how long we'll live and what it means for our retirement.
And we mention you can figure the numbers out for yourself using our 'How long will I live' spreadsheet. Click here to download your own copy to try.
For more from Opes Partners:
Case Study Sunday – "My Financial Adviser Fooled Me" – Livii ⎜ Ep. 1697
In this episode, we have another Case Study Sunday. Today we are joined by Livii, a property investor from Wanaka.
Livii shares her story, starting with the time she built a dual-income property.
It continues on to a time where her financial adviser pulled a fast one – and misled her.
She shares her tips for how you can avoid shady advisers to and how to grow your wealth.
For more from Opes Partners:
How to make money in your 20s vs 30s vs 40s vs 50s ⎜ Ep. 1696
In this episode, we discuss how to manage your money mindset across your lifetime.
This includes the mindset you should have in your 20s vs your 30s, your 40s and your 50+.
For more from Opes Partners:
Moving overseas as a property investor? – Don't forget these 4 things ⎜ Ep. 1695
In this episode, we discuss the 4 things you need to think about as a Kiwi property investor if you're moving overseas.
This includes what to think about when it comes to tax, managing your properties and sorting your mortgage.
And we also mention our upcoming webinar 'Build your $100K retirement plan in 52 minutes'. It's on Tuesday May 14th at 7pm. Click the link to register.
For more from Opes Partners:
Xero vs Excel vs Hnry – Top 3 best accounting software for property investors ⎜ Ep. 1694
In this episode, we compare the top 3 best accounting systems and software for property investors.
This includes comparing Xero with Excel vs Hnry.
Ultimately, you can use this to choose the best accounting system for you and your portfolio.
And we also mention our upcoming webinar 'Build your $100K retirement plan in 52 minutes'. It's on Tuesday May 14th at 7pm. Click the link to register.
For more from Opes Partners:
House sold for $1 – do one-dollar reserve auctions work? ⎜ Ep. 1693
In this episode, we discuss the house that sold for just a single dollar.
This includes a discussion of $1 reserve auctions and whether they really work.
And we also mention our upcoming webinar 'Build your $100K retirement plan in 52 minutes'. It's on Tuesday May 14th at 7pm. Click the link to register.
For more from Opes Partners:
Should I Pay Down Debt vs Invest – Live Case Study ⎜ Ep. 1692
In this episode, we discuss a case study of whether this couple should pay down debt or invest.
We dig through their numbers, consider their goals and share what their potential options are.
And we also mention our upcoming webinar 'Build your $100K retirement plan in 52 minutes'. It's on Tuesday May 14th at 7pm. Click the link to register.
For more from Opes Partners:
Revealed: Do houses with more land go up in value faster? ⎜ Ep. 1691
In this episode, we discuss whether properties with more land get more capital growth and go up in value faster.
This is based on a new data from CoreLogic and provided to the podcast.
It shows that properties with more land don't go up in value much faster than properties with less land.
For more from Opes Partners:
Case Study Sunday – We 2.5x our income by moving to Australia – Tamati and Liana ⎜ Ep. 1690
In this episode, we are joined by Tamati and Liana to talk about their property investment journey.
They share how they 2.5x their incomes by moving to Australia.
They share how they did, what properties they're investing in and what they're doing for their future.
For more from Opes Partners:
6 years of changes in 6 months – Do you realise how much is going on? ⎜ Ep. 1689
In this episode, we discuss the big changes that are happening in the property market.
This includes tax changes, tenancy law changes, lending changes. All up, we reckon there's about 6 years of changes coming in the next 6 months.
And we also mention our upcoming webinar 'Build your $100K retirement plan in 52 minutes'. It's on Tuesday May 14th at 7pm. Click the link to register.
For more from Opes Partners:
Buyers market vs sellers market – what's the difference? ⎜ Ep. 1688
In this episode, we discuss the differences between buyers and sellers markets.
This includes how to tell whether it is currently a buyers or a sellers market.
You'll also learn what emotions you'll need to overcome to make the most of each type of market.
And we also mention our upcoming webinar 'Build your $100K retirement plan in 52 minutes'. It's on Tuesday May 14th at 7pm. Click the link to register.
For more from Opes Partners:
New inflation data – The good and bad news ⎜ Ep. 1687
In this episode, we discuss the latest inflation data.
Inflation has fallen to 4%. That's good. but domestic inflation is still high.
What does it mean for your interest rates and mortgage? Join Ed and Andrew to find out.
And we also mention our upcoming webinar 'Build your $100K retirement plan in 52 minutes'. It's on Tuesday May 14th at 7pm. Click the link to register.
For more from Opes Partners:
Buying vs investing in property – what's the difference? ⎜ Ep. 1686
In this episode, we discuss the differences between buying a property vs investing in property.
We share how – as a property investor – you need to look at properties in a very different way than if you were buying them to live in.
We give you the tools so you can see whether you are looking to buy a property or invest in property.
For more from Opes Partners
Buying and selling off-market – is it a good idea? ⎜ Ep. 1685
In this episode, we discuss buying and selling properties off-market.
This includes the pros and cons for both sellers and buyers.
This is to give you a good sense of whether using an off-market strategy could be the right fit for you.
For more from Opes Partners
The Property Clock: how to time the market (the right way) ⎜ Ep. 1684
In this episode, we discuss the property clock.
This is a classic model investors use to understand the property cycles and what might happen next in the market.
We walk you through a standard cycle around the property clock along with what you can expect at each stage.
For more from Opes Partners
Case Study Sunday – "$50k passive income in 7 years" with Hannah Presswood ⎜ Ep. 1683
In this episode, we are joined by Hannah Presswood for another Case Study Sunday.
Hannah shares the story of how she started investing in property ... how she has grown her portfolio.
And most importantly, she shares how she's now on track to build a $50k passive income over the next 7 years.
For more from Opes Partners
Interest rates vs house prices – should I wait for interest rates to come down before I invest in property? ⎜ Ep. 1682
In this episode, we compare interest rates and house prices.
We specifically look at the numbers to see whether you should wait for interest rates to come down before you invest in property.
We know that interest rates will likely come down. But when that happens, house prices will probably go up.
So what's better? Waiting or buying now?
For more from Opes Partners
Want to become a successful property investor? The 'Ultimate NZ Property Investor Bundle' has everything you need, featuring spreadsheets, ebooks, an audiobook, and exclusive software.
How to set the right rent for your investment property ⎜ Ep. 1681
In this episode, we discuss the Right Rent system. This comes from Ed and Andrew's book – Wealth Plan.
It includes the exact process that you can use to set the right rent for your property every single time.
For more from Opes Partners
Rental yield
Want to know what your investment property could earn? Use our rental yield calculator to forecast your property's potential income.
Government announces 'Pet Bonds' – what property investors need to know ⎜ Ep. 1680
In this episode, we discuss the government's most recent change to the tenancy laws.
This includes details about the policy of pet bonds.
Soon, property investors will be able to charge an extra 2 weeks' worth of rent to their tenants.
But how does it work and what other changes are coming? That's what you'll learn in the show.
Free weekly newsletter
Want exclusive insights into the NZ property market? Join Andrew Nicol's private property community with the other 30,000 people. Delivered to your inbox every Thursday.
Rental yield
Want to know what your investment property could earn? Use our rental yield calculator to forecast your property's potential income.
Bonus: New Tax Rules For Kiwi Property Investors [2024] - Webinar audio
In this special bonus episode, you'll hear the audio from the recent Property Live webinar where we looked at 'New Tax Rules For Kiwi Property Investors [2024]'.
Should property investors lower their rent? The morals of property ⎜ Ep. 1679
In this episode, we discuss whether property investors have a moral obligation to lower their rents when the tax rules change.
National's tax cuts will improve investor's cashflow.
We dig through the data to show how much rents have gone up vs costs over the last few years.
This gives you a sense of whether investors have extra money to pass on to tenants.
Email Newsletter –
Want exclusive insights into the NZ property market? Join Andrew Nicol's private property community with the other 30,000 people. Delivered to your inbox every Thursday.
Download all our best resources –
The 'Ultimate NZ Property Investor Bundle' has everything you need, featuring spreadsheets, ebooks, an audiobook, and exclusive software.
Cashflow calculator –
Want to quickly calculate your investment property's cashflow? Use our cashflow calculator to find out.
The accidental capital gains tax (Tainting). Where investors go wrong ⎜ Ep. 1678
In this episode, we discuss tainting and when property investors accidentally need to pay tax on their capital gains.
This is particularly important when the bright line test changes. Because developers, traders, property flippers and builders will have stricter rules.
And we also mention our upcoming webinar Property Investment Webinar: NZ Tax Edition happening on Tuesday 16th April at 7pm.
Weekly newsletter –
Want exclusive insights into the NZ property market? Join Andrew Nicol's private property community with the other 30,000 people. Delivered to your inbox every Thursday.
Get all our best resources for free –
The 'Ultimate NZ Property Investor Bundle' has everything you need, featuring spreadsheets, ebooks, an audiobook, and exclusive software.
Cashflow calculator –
Want to quickly calculate your investment property's cashflow? Use our cashflow calculator to find out.
Property developers – how to get your projects off the ground ⎜ Ep. 1677
In this episode, we discuss how property developers can get their projects off the ground.
This includes which buyers to target, how to get pre-sales, where to build your properties and how to know what type of properties to build.
We mention a few of our best resources including:
- Capital growth and yield maps for the Auckland property market
- The tenant tool
Weekly newsletter –
Want exclusive insights into the NZ property market? Join Andrew Nicol's private property community with the other 30,000 people. Delivered to your inbox every Thursday.
Get all our best resources for free –
The 'Ultimate NZ Property Investor Bundle' has everything you need, featuring spreadsheets, ebooks, an audiobook, and exclusive software.
Case Study Sunday – Joe buys NZ houses from the USA ⎜ Ep. 1676
In this episode, we are joined by Joe, a German who lives in the USA, who is currently investing in NZ property.
Joe walks us through why he made the decision to invest in NZ property, rather than over in the USA.
He also shares the differences between buying property in Australia vs New Zealand.
Free property newsletter –
Want exclusive insights into the NZ property market? Join Andrew Nicol's private property community with the other 30,000 people. Delivered to your inbox every Thursday.
Can I afford to become a property investor?
Inspired by today's case study? Find out if you can afford an investment property with our quick calculator.
How long does a property cycle last? Auckland vs rest of NZ ⎜ Ep. 1675
In this episode, we discuss how long a property cycles lasts in New Zealand.
We compare property cycles in our major centres vs the regions and share how long each part of the property cycles takes.
This includes the boom, the peak, the downturn and the trough.
And we also mention our upcoming webinar Property Investment Webinar: NZ Tax Edition happening on Tuesday 16th April at 7pm.
Want exclusive insights into the NZ property market? Join Andrew Nicol's private property community with the other 30,000 people. Delivered to your inbox every Thursday.
Want to become a successful property investor? The 'Ultimate NZ Property Investor Bundle' has everything you need, featuring spreadsheets, ebooks, an audiobook, and exclusive software.
Wondering what your property could be worth in the future? Use our capital growth calculator to uncover your investment's potential value.
Property maintenance - how much does it cost? ⎜ Ep. 1674
In this episode, we discuss how much investors should spend on property maintenance per year.
We go through a couple of examples to show you how much to budget based on how old your property is and the condition.
And we also mention our upcoming webinar Property Investment Webinar: NZ Tax Edition happening on Tuesday 16th April at 7pm.
Want exclusive insights into the NZ property market? Join Andrew Nicol's private property community with the other 30,000 people. Delivered to your inbox every Thursday.
Want to quickly calculate your investment property's cashflow? Use our cashflow calculator to find out.
How to get the money to flip properties – Basecorp ⎜ Ep. 1673
In this episode, we discuss how Kiwis can get the money to flip properties.
For this we are joined by John Moody, Chief Financial Officer at Basecorp. They are one of the largest lenders who work with property flippers in New Zealand.
John shares which loan applications Basecorp tends to approve (and which they say no to).
This is a must listen for any property flippers.
How much more expensive are New Builds vs existing homes? ⎜ Ep. 1672
In this episode, we discuss how much more expensive New Builds are compared to existing properties.
This is based off new data released from CoreLogic which shows the "New Build premium".
We share that New Builds are currently about 5.6% more expensive than existing properties and that this is slightly below the historical average.
Jargon Buster: Freehold vs cross lease vs unit title vs leasehold ⎜ Ep. 1671
In this episode, we discuss different ways of owning land in New Zealand.
We cut through the jargon to let you know what terms like freehold, cross lease, unit title and leasehold mean.
This includes the differences and what you need to look out for as a home buyer or property investor.
And we also mention our upcoming webinar Property Investment Webinar: NZ Tax Edition happening on Tuesday 16th April at 7pm.
How to buy a house with 10% deposit – and what's the catch? ⎜ Ep. 1670
In this episode, we discuss whether it's possible to buy a property with a 10% deposit.
We talk about who can get access to this low deposit lending, and what the extra costs and fees are.
We also share which banks are more willing to let investors purchase properties with lower deposits.
Ultimately, you can use this information to get a sense of whether you should buy a property with a lower deposit.
Case Study Sunday – How Helena and Harish are handling high interest rates ⎜ Ep. 1669
In this episode, we are joined by Helena and Harish to discuss their property investment journey.
This includes how they are handling today's higher interest rates.
We also talk about how they stress tested their budget to make sure they could afford the property even if interest rates went up.
Want to share your story on Case Study Sunday? Send us a message, email ed@opespartners.co.nz
Can I negotiate a cheaper house price in Winter? ⎜ Ep. 1668
In this episode, we discuss how the weather impacts the property market.
This includes all of the seasonal impacts on the property market.
We look at whether house prices go down in Winter and when the best time to buy and sell a property is.
Ultimately you can use this information to figure out when the best time to buy a property is.
And we also mention our upcoming webinar Property Investment Webinar: NZ Tax Edition happening on Tuesday 16th April at 7pm.
How much vacancy will I have? How often won't I have a tenant? ⎜ Ep. 1667
In this episode, we discuss how much vacancy property investors should expect.
This includes how often you won't have a tenant and therefore how much rent your property might miss out on.
This includes what causes vacancy and how to minimise it.
And we also mention our upcoming webinar Property Investment Webinar: NZ Tax Edition happening on Tuesday 16th April at 7pm.
Tiny Homes – Do they stack up as a good investment? ⎜ Ep. 1666
In this episode, we discuss tiny homes and whether they stack up as a good investment.
This includes how much tiny homes cost, what the interest rates are and how you get a mortgage.
We also discuss some of the things you'll need to think about if you decide to rent out a tiny home (or buy one for yourself).
And we also mention our upcoming webinar Property Investment Webinar: NZ Tax Edition happening on Tuesday 16th April at 7pm.
Is Adrian Orr The Worst Reserve Bank Governor Ever? ⎜ Ep. 1665
In this episode, we are joined by Matthew Gilligan from Gilligan Rowe and Associates to discuss the legacy of Adrian Orr.
This includes whether Adrian Orr is the worst Reserve Bank Governor in history, and whether he (and the monetary policy committee) did the right things during the pandemic.
Matthew argues that the Reserve Bank Governor messed up. Whereas, Ed argues that the legacy isn't so black and white. After all, it's easy to point fingers after the fact.
Ultimately, it's up to you to decide who wins the debate. Will Adrian Orr be remembered as the worst Reserve Bank Governor ever?
Protect Yourself from Property Disaster with Trusts – Matthew Gilligan ⎜ Ep. 1664
In this episode, we are joined by Matthew Gilligan from Gilligan Rowe and Associates.
Matthew discusses how to protect yourself from property investment disaster with trusts, companies and the right types of structures.
This includes how to set up your wills and trusts so that your children, dependents and assets are secure.
How to buy the house your tenants want [Free tool] ⎜ Ep. 1663
In this episode, we discuss how to buy the house your tenants want.
This includes giving you our new Opes Tenant Tool. You can use this to figure out what tenants are looking for in your area.
That way you can buy the house your tenants are willing to rent. This should lower your vacancy and improve your cashflow.
Case Study Sunday – Tauranga couple invests for the future (Kate and Sean) ⎜ Ep. 1662
in this episode, we are joined by Kate and Sean to talk about their property investment journey.
We talk about what it's all for, and what they want to get out of property investment.
They also share how even though they bought close to the top of the market, they don't mind so much.
Now that their house has fallen in value, they wouldn't be able to buy today anyway.
Willing to share you story on Case Study Sunday? Let us know – ed@opespartners.co.nz
Airbnb review: Should I turn my investment property into an Airbnb? ⎜ Ep. 1661
In this episode, we discuss whether you should turn your investment property into an Airbnb.
We run the numbers on one of Ed's properties to see how the cashflow compares to a long term rental.
We also talk through the steps he'd have to take if he wanted to turn it into an Airbnb.
And we also mention our upcoming webinar Property Investment Webinar: NZ Tax Edition happening on Tuesday 16th April at 7pm.
3x your retirement income [Case study] ⎜ Ep. 1660
In this episode, we discuss a case study of a property investor who is already retired.
He owns a $1 million property without a mortgage, but he only earns $12k in the hand a year.
We talk through what he could do to increase his income and the different options available to him.
Ultimately, we share several ways he could more than 3x his retirement income.
And we also mention our upcoming webinar Property Investment Webinar: NZ Tax Edition happening on Tuesday 16th April at 7pm.
Lower Interest Rates from Heartland Bank – What's the Catch? ⎜ Ep. 1659
In this episode, we discuss why Heartland bank has the lowest interest rate ... and whether it's worth it.
We talk through the catches – like how you can only get it for your own home.
And how it really isn't the right fit for property investors.
Ultimately, you can use this information to figure out whether it's the right rate for you.
And we also mention our upcoming webinar Property Investment Webinar: NZ Tax Edition happening on Tuesday 16th April at 7pm.
How Much Less Tax Will I Pay? Interest Deductibility – How it Impacts You ⎜ Ep. 1658
In this episode, we discuss how much less tax property investors will pay once the interest deductibility rules change.
This includes looking at different situations to see who will pay a lot less tax, who will pay a bit less tax, and who nothing will change for.
And we also mention our upcoming webinar Property Investment Webinar: NZ Tax Edition happening on Tuesday 16th April at 7pm.
Break Fees – How Much Does It Cost to Break My Mortgage? ⎜ Ep. 1657
In this episode, we talk about mortgage break fees and how much it costs to break your mortgage.
When interest rates start to fall, many Kiwis will ask "is it better to break my loan and take a cheaper rate?
We dig through the numbers so you can figure out if it's worth breaking your loan and trying to negotiate a better deal.
And we also mention our upcoming webinar Property Investment Webinar: NZ Tax Edition happening on Tuesday 16th April at 7pm.