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NOVEMBER 2013

Investors’ Club reveals how to retire early Almost 200 PhilipWebb clients were shown how they could buy 10 investment properties in 10 years at the latest education event of the new PhilipWebb Investors’ Club.

Best-selling author and investment expert Helen Collier-Kogtevs explained how buying some properties that were focused on capital growth and others that were cashflow positive balanced investors’ portfolios so they could retire early. Her strategy involves buying a property a year and then selling some after 10 years to pay off debt and retire on the rental income. This approach overcomes investors hitting the “financial brick wall” because they are too highly negatively geared, she said. For capital growth, Ms CollierKogtevs focuses on properties that are affordable for most buyers, from $300,000 to $500,000, close to capital cities in areas that have a growing population, solid existing infrastructure, high income residents and pro-growth local councils. For positive cashflow, she favours

Investor Annette Van Der Hoek: “It was brilliant. Ten out of 10. The session was really informative . She was clear and concise and knows what she’s talking about.”

Landlord Georgia Lindgren: “This is a fabulous initiative. The hints and tips that she gave were wonderful and will help increase my knowledge.”

properties that have a high rental yield in regional areas within 300km of the coast. Research is vital before investors commit to buying and Ms CollierKogtevs, of Real Wealth Australia, believes it is essential for investors to surround themselves with a team of experts including an accountant, solicitor or conveyancer, finance broker, estate agents and property managers. “A knowledgeable and professional property manager was worth their weight in gold” because she once renovated a property interstate without

Staff spread Christmas cheer More than 250 Christmas hampers will this year be distributed by PhilipWebb to needy families in the Manningham, Whitehorse and Maroondah council areas. Staff and people who do business with PhilipWebb have been raising and donating money annually for the past 16 years to fill the hampers with food and toys. Together they contribute thousands

Homes for life

Doncaster 03 9842 1477 989 Doncaster Road Doncaster East VIC 3109

Profitable education: The crowd of investors was captivated by Helen Collier-Kogtevs’ tips.

ever seeing it using the expertise of an efficient property manager. Ms Collier-Kogtevs’ address was the second education event held by the PhilipWebb Investors’ Club which is open to all clients by contacting 9955 2615. PhilipWebb is holding its annual economic forecast event on November 12 where guest speakers will be National Australia Bank’s head of Australian economics and commodities, Rob Brooker, and Real Estate Institute of Victoria’s CEO Enzo Raimondo. The event will be held at the Manningham Convention Centre’s grand ballroom at 1 Thompson Rd, Bulleen at 7pm.

of dollars every year to help spread Christmas cheer. The hampers are assembled by PhilipWebb staff and distributed by about two dozen local charities including Doncare, St Vincent de Paul, women’s refuges and the Salvation Army. Helping hand: PhilipWebb staff will be distributing hampers for the 16th year.

Ringwood 03 8870 2888 Mitcham 03 9874 3355 facebook.com/philipwebbre philipwebbrealestateblog.com.au 139 Maroondah Highway 483 Whitehorse Road Ringwood VIC 3134 Mitcham VIC 3132

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New direction pays dividends

Market jumps into top gear What a difference a few months makes.

Earlier this year we were talking about a slow and steady rise in the property market throughout 2013. Now we are seeing a rush in activity, rising prices and strong confidence. Four factors have contributed to this sudden change: the federal election is over, interest rates have remained low, the exchange rate has softened and the spring selling season has stimulated the market. Combined, these factors have produced momentum in the market unlike we have seen for some time. I’m reluctant to say conditions look like the start of a boom, but the market has all the hallmarks of making a strong run. It is amazing how fast the market has turned. In my 40 years of selling real estate, this is one of the fastest turnarounds in the market I have seen. We’re getting incredible prices at auctions and we’ve got a shortage of properties across all price brackets, so if you would like an obligationfree appraisal of your property, please contact one of our three offices. Best regards,

Philip Webb, Director

When her tenants were three months behind in their rent, landlord Samantha believed her previous property management company would be pursuing them to pay. And she assumed that when the tenants moved out, her agent would work hard to find another tenant. But for three months, Samantha’s three-bedroom unit in Maidstone St, Ringwood, remained vacant. Frustrated by the lack of service, she switched management of the property to PhilipWebb and could not be happier. PhilipWebb property manager Sarah Hewitt got the previous bond signed over to Samantha and quickly and proactively secured new tenants for her at $380 a week. “We had used Sarah with another property and she has been fantastic,”

New focus: Management of the unit in Maidstone St, Ringwood, is now on track with PhilipWebb.

Samantha said. “She’s very fussy with the condition of the property and really good on maintenance. I get a lot more feedback now and follow-up on email. “With the previous agency, I did not hear from them and the property was not being looked after. When the rent was not coming in I assumed they would be chasing it up but they were not doing their job properly.”

Open during holidays

PhilipWebb’s three offices will remain open throughout the Christmas-New Year holiday period. The Doncaster, Mitcham and Ringwood offices will be closed only on Christmas Day, Boxing Day and New Year’s Day. The offices will be open every other day between Monday and Saturday.

Awards for excellent service One of PhilipWebb’s property managers has been selected from hundreds throughout Victoria to be named the Residential Property Manager of the Year.

Sali Young, who manages a growing portfolio of 260 properties, received the honour at the Real Estate Institute of Victoria Awards for Excellence at Crown Palladium. The statewide award was one of three for which PhilipWebb was a finalist. The other categories were Large Residential Agency of the Year and Website of the Year. PhilipWebb has also won two of Whitehorse Business Group’s Excellence in Business Awards including the Large Business Award and the major annual prize, the Overall Business Award. The company is also in the running for Manningham Business Excellence Awards. Sali, who has been with PhilipWebb since 2001, was commended for her property management achievements, client service, support to the agency and other staff and her personal milestones.

Sali Young (left): Real estate champion. Business excellence: PhilipWebb’s Sophie Lyon, Philip Webb and Melissa Watson receive the company’s awards from the Whitehorse Business Group.

She was recognised for providing a high level of service not only to property owners and tenants but to third parties such as tradesmen and owners’ corporations, some of whom have written testimonials to commend her work. Sali’s professionalism, enthusiasm and ability to resolve issues efficiently and respectably were also instrumental in her winning the award. In the business awards, PhilipWebb was noted as having grown from a two-person business in 1972 to one of the most successful family-owned real estate agencies in Australia with 110 staff covering the eastern suburbs.

PhilipWebb: Victoria’s largest non-franchise real estate company.


Making your property a hot ticket How your property looks affects the way buyers feel about it. If they love the feel of the property, they will be more likely to buy it.

Presenting your property in the best possible way will help you to maximise the competition among buyers and the price you receive for it. First impressions count. Freshly paint anything that looks tired, especially doors and window frames. Use neutral colours and add colour with accessories that can turn a cold room into a warm and inviting space. Give every room a wow factor. Make the kitchen and bathrooms shine. Create a positive impression in these rooms and you might have secured a buyer. Maximise light. Positioning a mirror to reflect a focal point or outdoor view works like magic.

Do basic repairs such as replacing wonky door knobs, fixing broken flywire screens and loose tiles and removing dead plants. Clean the house from top to bottom inside and out. Tidy the garden.

Declutter. Less is best. Store excess goods. Take a load from the garage to the tip. Removing unnecessary items creates a more spacious feeling and allows buyers to imagine their belongings in the property instead of being distracted by yours.

Buying property is an emotional business, but buyers won’t move from a practical decision to an emotional desire unless your property makes an impression on them. Your challenge is to shift buyers to make the emotional decision that your property is worth more than they want to pay for it.

Property management grows by 300 again The property management businesses of two small real estate companies have merged with PhilipWebb.

Chris Peters Real Estate in Doncaster and Stewart Real Estate in Ringwood have joined forces with PhilipWebb. The mergers bring almost 300 more rental properties to PhilipWebb, which now manages about 6000 properties, making PhilipWebb one of the largest residential property managers in Victoria, with the equivalent of 59 full-time property management staff. PhilipWebb’s general manager of Property Management, Sophie Lyon, said clients from the merged companies would continue to be serviced by their existing property managers, with the added support from PhilipWebb’s well-established resources, state-of-the-art technology and trusted family brand. Three property management staff and sales consultant Deborah Edwards, from Stewart Real Estate, have transferred from the merged companies.

Focus on clients: New staff Sam Stamatis (left), Kerrie Birrell, Bonny Birrell and Deborah Edwards have transferred to PhilipWebb.

Bright idea to help the environment PhilipWebb’s three offices have had energy-efficient lights installed as part of the company’s contribution to protecting the environment.

The Doncaster East, Ringwood and Mitcham offices have been transformed with environmentally responsible LED lights at a cost of more than $40,000. PhilipWebb partnered with electrical wholesaler Lawrence & Hanson and Specialised Lighting Solutions to oversee the project. They conducted a comprehensive analysis of PhilipWebb’s old lighting and projected the estimated savings on energy costs and carbon emissions over the next few years. The new lights will reduce the volume of carbon dioxide emitted into the air by 527 tonnes per year, over the next 10 years – equivalent to 200,000 black balloons. PhilipWebb’s financial controller Guy Iacona said the upgraded lighting systems would save power, produce less heat and cut energy bills. “It is a big outlay to change systems, but we’re helping the environment and saving money in the long term, so everyone wins,” Mr Iacona said. The old lights of 60 and 40 watts have been replaced with new lights with wattage as low as seven and 10 watts. Like us on Facebook for more great styling tips

PhilipWebb: A trusted name in real estate for 41 years.


SALES

Buyers and sellers see value By Anthony Webb, Partner AND General Manager of Sales

A boost to the property market is providing something for everyone, with buyers and vendors seeing value in the market.

Our three offices listed 80 properties for sale in September which means there are more properties on the market from which buyers can choose. This is giving buyers confidence that they can find the property they are seeking at a reasonable price. Positive news about sales prices and improving auction clearance rates is encouraging vendors to put their properties on the market. They now have the confidence that they will

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10 Tagell Road, Heathmont

12 Brindy Crescent, Doncaster East

Fully renovated Californian bungalow, 2 perfect for families or downsizers.

Beautifully presented home, open plan, 1 landscaped gardens & an enviable locale.

Auction: Saturday 23 Nov, 12:30pm 4

Ingrid Ward 0421 492 971

Auction: Saturday 30 Nov, 2:00pm 3

Robert Groeneveld 0404 881 634 2

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achieve a good price for their home or investment property. In recent months vendors have been keen to sell and upgrade. By contrast, last year or earlier this year prospective vendors were often inclined to renovate rather

than run the risk of failing to secure a fair price at auction or in a private sale. We had 46 auctions in October at a clearance rate of more than 90 per cent, compared with the Victorian clearance rate percentage in the mid-70s.

Property management

Professional photos get results By Sophie Lyon, Partner AND General Manager Property Management

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8 Pine Way, Doncaster East

Now PhilipWebb has the same service for rental properties.

And we’ve negotiated a special deal of $99 for clients who use our professional photographers to picture their rental property. Professional photographs can make the world of difference to how prospective tenants view your property. Excellent pictures can make your property

Spotlight on prices

Doncaster

Sept 2013

Available Now - $470 per week

4

Call 9874 3355

2

Spacious home with 4 bedrooms and 2 2 living areas, occupies central locale.

demand attention from tenants looking for their next home to rent. Clients who have already used this service have found that the lighting, angles and appeal of professional photographs helps to lease their

Sept 2012

Sept 2011

Houses Units

$850,000* $455,000*

$841,250* $660,000* $411,000* $454,000

$725,000* $602,000* $442,444 $380,000

Houses Units

$474,000 $368,000*

$431,500 $466,000* $315,000* -

$410,000 $323,000*

$337,500 $199,250*

Houses Units

$652,000* $520,000*

$580,000* -

$545,250* $547,500* $520,450* $490,000*

$485,000* $420,000*

Vermont

*Indicates less than 25 sales per quarter. Source: REIV quarterly median prices

$720,000 $495,000

Sept 2007

$803,000 $715,250 $555,000* $490,000*

Lilydale

$735,000 $558,000

Sept 2009

Houses Units

Box Hill

$629,000 $451,000*

Doncaster 03 9842 1477 989 Doncaster Road Doncaster East VIC 3109

Ringwood 03 8870 2888 Mitcham 03 9874 3355 139 Maroondah Highway 483 Whitehorse Road Ringwood VIC 3134 Mitcham VIC 3132

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9/4 Browns Road, Ringwood Available Now - $360 per week

2

Call 9874 3355

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Brand new modern apartment with a long list of desirable features.

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properties quickly and at the highest price. Cost of the photography service is tax deductible for investors. Talk to your property manager if you would like to use professional photographs next time your property is advertised for lease.

WANTED Properties to SELL

Call DonCASTER 9842 1477 mitcham 9874 3355 ringwood 8870 2888

If this property is exclusively listed with another agent, please disregard this communication.

Homes for life

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CARIDI DESIGN 03 9415 6886 real estate advertising & marketing carididesign.com.au

Professional photography has for years been used in real estate sales to make properties look their best and showcase their features to prospective buyers.

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PhilipWebb Newsletter November 2013