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
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.
Ranked: Where are House Prices Bouncing Back Fastest? ⎜ Ep. 1656
In this episode, we discuss where house prices are bouncing back fastest.
We share how some regions are bouncing back quickly (and have even surpassed their Covid peaks).
Places like Dunedin are up 9% compared to the bottom of the market, and others like Auckland are almost 6% up.
But, some parts of the country haven't crept up much at all. we share where prices are bouncing back fast (and which aren't).
Case Study Sunday – 1st Time Property Investors Heidi and Nath ⎜ Ep. 1655
In this episode, we are joined by Heidi and Nath who share how they have just become first time property investors.
This includes what went well (and what didn't go to plan).
We dig into why they wanted to become property investors in the first place, what it's all for and what they want to get out of property.
New Interest Deductibility Rules: A Definitive Guide ⎜ Ep. 1654
In this episode, we discuss National's new interest deductibility rules.
This is your definitive guide to the rules, what they are and what they mean.
There have been lots of proposals for what the rules should be. So some property investors are confused about what the rules actually are.
Here, Ed and Andrew lay down the law and share what the final rules are.
Is It All For Capital Growth + Is It Unfair?⎜Ep. 1653
In this episode, we discuss whether property investors just invest for capital growth.
We also discuss whether that's unfair. This is after Ed appeared on Newstalk ZB to talk about the latest changes to the tax rules.
And we also mention our upcoming webinar Property Investment Webinar: NZ Tax Edition happening on Tuesday 16th April at 7pm.
Top 6 Myths About Property Investors Debunked ⎜ Ep. 1652
In this episode, we discuss the top 6 myths about property investors.
This includes myths like interest deductibility – is it just an unfair tax cut for property investors who don't need it.
We also dig into the idea of a capital gains tax and whether property investment is different from other businesses.
And we also mention our upcoming webinar Property Investment Webinar: NZ Tax Edition happening on Tuesday 16th April at 7pm.
How the OCR Really Impacts Interest Rates ⎜ Ep. 1651
In this episode, we discuss how the OCR impacts mortgage interest rates.
We talk about what the OCR is, how the banks use it, how it impacts swap rates and how it eventually impacts your mortgage interest rate.
As you'll learn, it takes time for the OCR to impact your mortgage interest rate.
And your mortgage interest rates can start to go up or down even before the OCR moves.
Inflation for Dummies – How Inflation Works For Property investors ⎜ Ep. 1650
In this episode, we discuss inflation, what it is, how it works. And what you need to know as a property investor.
This includes how to calculate the returns you actually get when you invest in property.
That means how you factor in the 'time value of money', and how to make sure that property investment builds you a better life.
Forecasts vs Reality – Are Our House Price Forecasts Correct? ⎜ Ep. 1649
In this episode, we dig through house price data to see whether our standard house price forecasts match up to reality.
Can you reliably say that house prices go up 5% or 6% a year?
And how easy is it to fudge the numbers and make it sound like property always goes up in value?
We dig through the numbers to see whether these assumptions are correct.
Case Study Sunday: Breaking The Poverty Cycle with Sera and Quentin ⎜ Ep. 1648
In this episode, we are joined by Sera and Quentin. This couple share their inspiring story.
From humble beginnings, these two started out by working 5 jobs between them.
Now they've paid off the mortgage and are investing in property.
They're helping their families learn about property and are breaking the poverty cycle.
Are Holiday Homes a Good Investment? ⎜ Ep. 1647
In this episode, we discuss whether holiday homes are a good investment.
We look at Airbnb data to get a sense of the returns you can make investing in holiday homes.
Then we talk about where you can invest and how much it might cost to invest in a holiday home.
Top Problems with Property Investment Companies ⎜ Ep. 1646
In this episode, we discuss the top problems with property investment companies.
We talk about what these companies get wrong, and what you need to look out for as someone thinking about using one of these businesses.
This includes companies like Opes Partners, Propellor Property Investments, Momentum Realty, enable.me, Positive Real Estate and others.
It also applies to any company who recommends New Builds as an investment option.
Interest Deductibility Rules Changed – Property Investors to Pay Less Tax ⎜ Ep. 1645
In this episode, we discuss the recently announced interest deductibility tax rules.
We're going back to the old rules. Property investors will be treated like every other business and will pay less tax.
Interest will be deductible again, some property investor's cashflows will change.
But not all property investors will feel the full extend of the change. We dig through the data on who will and won't see a big difference from the changing tax rules.
Bonus: NZ Property Market Update – 3 Steps To Make Money in Property in 2024 - Webinar audio
In this special bonus episode, you'll hear the audio from the recent Property Live webinar where we looked at 'NZ Property Market Update – 3 Steps To Make Money in Property in 2024'.
Dream Home vs Reno and Invest – Case Study ⎜ Ep. 1644
In this episode, we discuss whether this investor should buy their dream home ... or renovate and invest.
This comes from a listener of the show who is tempted to upgrade their own home.
But they're also considering growing their portfolio.
We run through the numbers so you can get a sense about what may be the right fit for you.
Revealed: Where Are Properties Selling Above CV? ⎜ Ep. 1643
In this episode, we discuss where properties are selling above (and below) their CV.
This includes the areas where properties are selling 40-60% above the CV.
On the other hand, there are some areas where properties are selling 20% below CV.
This data is from February 2024.
We also mention our new Opes Partners monthly Data Newsletter. Click here to subscribe.
How Long For Property Prices to Recover? Exact Numbers Revealed ⎜ Ep. 1642
In this episode, we discuss how long it could take for property prices to recover.
If you bought at the top of the market, you've faced the perfect storm. House prices have gone down, and interest rates have gone up.
But how long could it take for property prices to recover and fully regain their previous peak?
That's what you'll find out in this episode.
And we also mention our latest newsletter, a monthly property market update straight to your inbox...sign up for all the latest data!
Case Study Sunday – Mortgage Free at 40 – How Maurice Will Do It With Investment Property ⎜ Ep. 1641
In this episode, Maurice Wills joins us to discuss his property investment journey.
Like you, Maurice is a listener of the show. He went on his OE and saved enough to buy his own home.
He then bought an investment property, which has gone up in value.
He plans to sell this property soon to pay off his mortgage. He'll be mortgage-free at 40.
Easier to Borrow Money For Property Soon? National's CCCFA Revamp ⎜ Ep. 1640
In this episode, we discuss National's pledge to revamp and rewrite the CCCFA (the Credit Contracts and Consumer Finance Act).
This law saw first-time home buyers being denied a mortgage because of gym memberships, Kmart purchases, and their coffee addictions.
But National wants to rewrite the law so more people can get a mortgage.
But what does it actually mean, and why did the new rules come in, in the first place?
Buy a House With No Deposit ... What's The Catch? ⎜ Ep. 1639
In this episode, we discuss Wolfbrook's latest marketing tactic – offering property buyers the chance to buy a house with 'no deposit'.
But what's the catch? And is it a good idea or just a clever marketing tactic?
We take you through the pros and cons, what you have to do to get the deal, and who it may be the right fit for.
'Property Ruined My Life' – Should I Sell and Take a $150k Loss? ⎜ Ep. 1638
In this episode, we discuss a case study of a listener of the show.
This investor bought a property in Hamilton. Since then, it has gone down in value, and high interest rates are killing his cash flow.
He's wondering whether it is better to hold on to the property or sell and take the $150k loss.
We walk through the numbers to show what could happen if he holds vs what happens if he sells.
Should I Buy, Should I Sell? – Should I Wait, Should I Invest? ⎜ Ep. 1637
In this episode, we discuss whether you should buy, sell, wait or invest.
We go through different case studies and situations. These show who should buy, and who should sell.
Through this you can get a sense of what your next step in the property market should be.
Property Investment Scams – How to Avoid Getting Conned ⎜ Ep. 1636
In this episode, we discuss different property investment scams.
This includes how to spot common scams and cons, so that you don't lose tends (or hundreds) of thousands of dollars.
We cover redirection scams, fake asset scams and timeshares.
The Hidden Costs When You Buy a Property + When You Pay Them ⎜ Ep. 1635
In this episode, we discuss all the hidden costs you'll face when you buy a property.
This includes building inspection fees, lawyer costs, interest, the cost of new keys, and so much more.
You can use this information to get prepared for all the costs you'll face when you start investing. Because these are all the setup costs you'll need to pay.
Case Study Sunday – Started Investing at 23 ... Now I Own 3 Investment Properties. With Mike Petas ⎜ Ep. 1634
In this episode, we are joined by Mike, a property investor and listener of the show.
Mike started investing in property at 23. Now he owns 3 investment properties and his own home in Wanaka.
Mike shares they story about how he grew his property portfolio, even when the lending started to get tough.
The Chance of Winning Lotto Revealed ⎜ Ep. 1633
In this episode, we discuss how likely it is that you'll win Lotto.
This includes your chance of winning Powerball and 1st division.
We also discuss the chance that you win big if you consistently play Lotto over the next 20 years.
All of this is to give you a sense of whether you should bet your retirement strategy on winning Lotto.
Bridging Finance – The Complete Guide For Home Owners and Investors ⎜ Ep. 1632
In this episode, we discuss bridging finance. This includes how it works, how much it costs and how you can get a bridging loan.
We go through the rules and regulations, compare open and closed bridging finance and talk about the fishhooks where borrowers get caught out.
Ultimately this is so you can decide whether a bridging loan is the right move for you.
OCR Holds at 5.5% – What It Means For Interest Rates ⎜ Ep. 1631
In this episode, we discuss the latest OCR decision and monetary policy statement from the Reserve Bank.
This includes what it means for interest rates, property prices, and your mortgage.
We play clips from the recent press conference so you can get under the hood and understand what the Reserve Bank really means.
Has ANZ Lost The Plot? 6% OCR Forecast Reviewed ⎜ Ep. 1630
In this episode, we discuss ANZ's recent OCR forecasts, along with why they think the OCR will go up to 6%.
We go through their house price and interest rate forecasts and go through what the media may have missed.
This is all as a preview for the next OCR announcement that comes out this afternoon.
Offset Mortgage vs Revolving Credit – Which is Better? ⎜ Ep. 1629
In this episode, we compared offset mortgages vs revolving credits.
This includes what they cost, how they work and how you can use them to save money on your mortgage.
We go through which banks offer each option and what actually makes them different.
That way you can decide which option is right for you.
Which Properties Sell Fastest? The Top 5 Factors Ranked ⎜ Ep. 1628
In this episode, we dig into the data to find out which properties sell the fastest.
We look at 5 factors, including the number of bedrooms a property has, the land type, the property type, the price and the location of the property.
You can then use this as a priority list to understand which factors you should pay attention to and which don't matter as much.
Case Study Sunday – Andrew Coaches Podcast Listener Live – with Jesse ⎜ Ep. 1627
In this episode, we are joined by Jesse for a live coaching session.
Here, Andrew reviews Jesse's portfolio and financial situation and then recommends what she should do next in her property career.
Jesse shares how she bought her first home in Canterbury, which is now an investment property. But should she keep it?
That's what she and Andrew discuss.
How Do I Find Good Boarders – & How Much Can I Charge Them? ⎜ Ep. 1626
In this episode, we discuss how you can find good boarders for your property.
This includes where to find boarders and flatmates, how to tell if they're any good, and how much you can make by having a boarder.
If you are looking to pay off your mortgage early by getting flatmates, this is the episode to listen to.
Steve Goodey – Full Time Property Investor & The Lessons it Took 25 Years to Learn ⎜ Ep. 1625
In this episode, we are joined by Steve Goodey, a professional, full-time property investor.
Steve shares his biggest learnings, including the lessons it took 25 years to learn.
He also tells us what he'd do if starting again from scratch.
And we also mention the Succeed in Property Bootcamp with Steve Goodey Sunday, 17 March in Auckland. Click the link to get your tickets
OCR Increase to 6%? ANZ's Predictions Under the Microscope ⎜ Ep. 1624
In this episode, we discuss out latest interest rate predictions, including whether the OCR could go up to 6%.
ANZ, our country's largest bank predicts that the OCR could go up further. Could it happen, or are they just thirsty for headlines?
We dig through the numbers and other banks predictions so you can get a sense of what might happen to interest rates.
How Much Did You Make in Property? 10 Year Review of an Average House ⎜ Ep. 1623
In this episode, we discuss how much you could have made by buying an average property in New Plymouth over the last 10 years.
This includes a look at the actual interest rates, inflation, rental inflation and property price growth you would have seen.
Ultimately, this gives you a sense of how much you can make each year in property and how volatile the returns tend to be.
We also mention Private Property, Andrew's free weekly newsletter. Click the link to get a copy in your inbox.
How Many Properties Can I Buy in 10 Years? New Data Reveals How Fast You Can Grow Your Portfolio ⎜ Ep. 1622
In this episode, we discuss how many properties you can buy over the next 10 years.
This includes new data from the Reserve Bank that reveals how many properties you can buy before and after the DTIs come in.
We also talk about how many properties you can potentially buy if you invest outside of the DTI rules.
Best Places to invest under $500k (Tier List) ⎜ Ep. 1621
In this episode, we go through the top places to invest where house prices are under $500k.
We look at whether each area is under or overvalued, how high incomes are and what the average yield is.
This includes a look at towns like Taumaranui, Invercargill, Whanganui, Ashburton and many other towns in New Zealand.
Case Study Sunday: 4 Properties at 33 – Tessa and Adam's Story | Ep. 1620
In this episode, we are joined by Tessa for another Case Study Sunday.
Here, Tessa shares how she and her husband Adam bought 4 properties over the last 10 years.
Now they are in their mid-30's and own 4 properties – their own home and 3 investment properties.
This includes how they saved for their first and second home deposits, the opportunities they took and the money they've made.
The Servicing 7 – How To Keep Investing When DTIs Come In ⎜ Ep. 1619
In this episode, we discuss the Servicing 7. These are the 7 tactics you can use to keep investing even when DTIs come in.
This includes actions like investing in New Builds or commercial properties, and using non-bank lenders.
With these tactics in mind, you may be able to keep growing your portfolio even when these new rules come in.
NZ Getting a Capital Gains Tax (CGT)? Did Stuff.co.nz Lie? ⎜ Ep. 1618
In this episode, we discuss a recent Stuff.co.nz article. This article suggested that Treasury thinks NZ needs a Capital Gains Tax.
We talk about the documents that Stuff.co.nz reported on, and whether the news website was being entirely truthful.
As we discover, the impression the article gives is not entirely accurate.
And as mentioned here is the link to Treasury's Briefing to Incoming Minister of Finance slide deck.
Ranked: Best Places To Invest in NZ – Tier List ⎜ Ep. 1617
In this episode, we discuss where the best places to invest in New Zealand are.
This includes a discussion of how over or undervalued each area is, the average house price, and the yields.
Ultimately you can use this information to get a sense of where to (and where not to) invest.
Bonus: How to keep buying property when DTI’s come in [2024] - Webinar audio
In this special bonus episode, you'll hear the audio from the recent Property Live webinar where we looked at 'How to keep buying property when DTI’s come in [2024]'.
Contaminated Land – Should I Buy a Property on Contaminated Land? ⎜ Ep. 1616
In this episode, we discuss what property investors and homeowners need to know about buying property that is on contaminated land.
We talk about how a piece of land gets contaminated and what you can do to fix it.
This includes what to look out for and how to know if it is a real issue (or not).
Co-ownership Schemes – Scam or Sound Investment? ⎜ Ep. 1615
In this episode, we discuss co-ownership schemes and whether they are a scam ... or a sound way to get into property.
We review different shared equity schemes, including those by Kainga Ora, the Housing Foundation, Ngai Tahu, YouOwn, Own by Williams and Aera.
This includes the pros and cons of each scheme, how they make their money and whether it could be the right fit for you.
How Much Discount Can I Negotiate Off My Interest Rate? ⎜ Ep. 1614
In this episode, we discuss how much discount you can negotiate off your interest rate when you get a mortgage.
We look at the latest rates our team at Opes Mortgages have got from the banks, along with what the lenders are actually advertising.
This gives you a sense of what rates you can actually get from a bank when you next apply for a mortgage.