Immigrating to New Zealand Tianya

Hello, everyone, the road to making money series will be published again. This time it's a long time, so we divided it into two parts. What I want to share with you this time is an Australian real estate project I once invested in.

Write down the results first:

Occurrence time: 20 15

What happened: investing in a 448 in piontcook, Australia? 290 thousand Australian dollars a square meter of land, and then sold it.

Input cost: 5% of the land fund is RMB 68,000+RMB 65,438+RMB 0,000 as deposit (non-deposit).

Recovered funds: 654.38 yuan+900,000 yuan.

Annual rate of return: roughly calculated in eight months, the annual rate of return is 2 15% (if the annualized rate of return calculated by IRR exceeds 500%, I dare not look at this figure myself, haha. )

Before writing this experience, I carefully recalled the past and turned over various screenshots of previous chats. Let me catch my breath first, it's really bitter, it's really a sad and profound story ... Let's get straight to the point and start our land purchase trip in Australia at once.

I still have to start with 20 1 1, when I just graduated from college and began to learn financial management. At that time, there was no Zhihu, and I often wandered around the world. At first, I only paid attention to the essence of the first line of financial management, and almost didn't go to other sections.

Since 20 12, three families (our young couple and parents) bought a small house of 89 square meters in Hangzhou, I began to pay attention to the real estate, and occasionally paid attention to the related content of Tianya Real Estate Guanlan. Therefore, it is very important to participate. You have to participate in one thing before you can become very active and pay attention for a long time.

20 15, I'm still in a state of plastering all over the world when I have nothing to do, and I didn't deliberately go to see the house. I've always been a curious person. At that time, I often saw a lot of news about how cheap foreign houses were, how big villas could be bought in small houses in Beijing and Guangzhou, and so on.

So one day I saw an article similar to how civilians distribute Australian real estate, so I clicked in and took a look. Not surprisingly, it was an advertisement, but it still aroused my curiosity about overseas real estate.

One of my greatest strengths is that I am sensitive to investment-related information.

I still remember when my husband and I were on our honeymoon in New Zealand in 20 13, I once saw the information of the whole villa for sale on the glass window on the roadside, so I specially went up to have a look. Half a month in go on road trip made me like both New Zealand and Australia.

So I initially selected the United States and Australia, and began to collect the real estate information of the two countries to see where to buy. Later, it was found that the tax on American real estate was relatively high. After comparing various cost indicators in Australia, I decided to choose Australia. Melbourne was selected according to the ranking of the most livable cities in the world. Of course, Sydney could only watch at that time, because it could not afford it at all.

Looking back now, the domestic real estate situation was not very good in 14 and 15, and the economies of the United States and Australia also began to recover in the same period. Those years were really a good time to allocate American and Australian assets, whether it was real estate or other investment and wealth management products.

After determining the goal, the story of buying land in Australia officially began.

After targeting, I began to look for all kinds of Australian real estate information in Tianya's real estate Guanlan to see if there was any buyer's experience. But it is really rare. It's basically advertisements and soft articles. Even so, I added several people's WeChat and QQ at that time, and also collected many QQ groups that bought houses in Australia, although there were also many advertising groups.

I took a few screenshots to give you a sense of how many people I contacted at that time, which was the trace of so much effort at that time.

These two are QQ. Before, it was really all kinds of lurking and joining. I don't seem to log on to QQ very much in recent years. I feel that QQ groups and QQ contacts have been abandoned, and those groups have gradually become completely advertising groups. sorry

This screenshot is WeChat, and people in the international real estate group basically added it when buying a house in Australia. Some of them are local real estate lawyers in Australia, and some are related contacts such as American real estate and American insurance. The agent who bought the land this time was also found from Tianya. Do you think it's very unreliable? Haha, it is so capricious!

Sending these screenshots shows that I really collected a lot of information, consulted many people and did a lot of homework. But! ! ! The fact is that no matter how many people we consult, it is not as important as a reliable intermediary, let alone finding a reliable way to collect data.

At that time, I always read articles and information related to the Australian economy, and even added several official accounts of overseas Chinese WeChat, which specifically introduced Australia. After reading the real estate data of Australia for nearly 40 years, my biggest worry is, if the domestic real estate bubble bursts, how much impact will it have on the Australian economy, and will Australian real estate collapse? Such a question is really unscientific.

As you can imagine, I am so weak, so afraid of failure, so can't afford to lose. I just didn't expect domestic real estate to suddenly rise again. Of course, this is another story.

Let me briefly introduce some information about Australian real estate first, so that friends who don't know can have a basic concept. It's good to know, in case you can pinch it later, haha.

First,? Australian real estate classification.

First of all, unlike the 70-year use right of domestic residential land, Australian real estate is permanent ownership.

There are roughly three kinds of real estate: apartments, single-family villas and townhouses, one of which is called a unit, which is similar to the small high-rise buildings in China and can be regarded as a kind of townhouses. It's called a flat over there.

There are two ways to buy a house in Australia: one is to buy a house together with the land. At first, the intermediary recommended this to me because the profit of the house is higher than that of the land; The second way is to buy your own land and build a house. In fact, many plots and houses can be separated. It also depends on whether you have met a reliable and capable intermediary.

After buying Australian land, there is a two-year period, during which it can be transferred, or you can find your own developer to start construction. There are also many China developers in Australia. Apart from language advantages, I don't think the developers in China are better than those in China. Large local developers don't have so many routines that we need to consider them ourselves.

In Australia, as long as you have money, you can buy a lot of land directly, build your own house or townhouse in batches, and then take the initiative to become a small developer, but this requires high funds.

Second, what qualifications do you need to buy a house in Australia?

In Australia, we foreigners who don't have PR (permanent residence) can't buy and sell second-hand houses. You can't buy a new house until you get FIRB's approval.

So what is FIRB? FIRB refers to the Foreign Investment Review Board.

On the one hand, the Australian government welcomes foreign investment to help Australia's economic construction, increase employment opportunities and provide impetus for Australia's economic development. On the one hand, it is necessary to ensure that foreign hot money will not drive up housing prices, make local people unable to afford housing, and will not harm national interests in other ways.

Therefore, the Australian government established the FIRB Review Committee, mainly to protect Australia's national interests.

You can apply for FIRB free of charge before July 20 15, and then you will be charged an examination and approval fee of 5,000 Australian dollars for each application, and an additional fee of 1 10,000 Australian dollars will be paid for every room price exceeding 1 10,000.

I studied in Australian real estate in April, 20 15, and in July, I transferred the deposit of10,000 yuan to the intermediary, so that they could help me occupy the FIRB application-free quota first.

Third, Australia's loan policy.

Although the broker introduced by the intermediary at that time was unreliable, I still want to talk about the bank loan separately.

General brokers will provide you with some different banks for you to choose from, and the competition between Australian banks is also considerable. Each bank offers different conditions, such as interest rate and loan amount, so you can screen them yourself.

Australia can get 90% loans at the earliest, with a down payment of 1%. Later, it was gradually tightened to 20% down payment and 80% loan. It just happened to meet the stage when Australia's real estate policy was particularly tightened. Later, the loan can only reach 60%. And this 60% is not 60% of the actual transaction price, but 60% of the bank's evaluation value of the house.

Generally speaking, the evaluation price will be lower than the actual transaction price. Land evaluation and housing evaluation should be evaluated separately. It is actually better to borrow some land alone, depending on the land evaluation.

I heard that some contracts in Australia are based on whether the loan is approved or not, that is to say, if your loan bank does not approve, the contract can be automatically terminated, and no one has breached the contract, but the FIRB fee will not be refunded.

I just heard from other investors about it. I don't know much about the specific situation, and I don't know whether this situation applies to new houses or people like us who don't have PR. Anyway, none of the brokers I met mentioned this to me.

So if the loan doesn't come down, it's basically the same as the domestic situation. You have to borrow money to deal with it. If you can't borrow money, you can only assume that you have breached the contract and confiscated the down payment.

The process of applying for loans is time-consuming, and the local work efficiency in Australia is not generally low. Delivery and construction are equally inefficient, so don't expect them to finish on time within the agreed time. Generally, various meetings will be postponed. If a few more blows or something, it is estimated that it will last a little longer, haha.

Fourth,? Other characteristics of buying a house in Australia.

Buying a house in Australia has an advantage. When my agent told me, I thought it was incredible. Although I didn't enjoy it in the end, I still want to talk about it.

One trick is to open a hedging account in a loan bank, and the extra money can be deposited in the hedging account. The deposit interest rate of the hedging account is higher than that of the bank deposit and the same as the mortgage interest rate, so that the deposit interest can offset part of the mortgage interest.

There is another way, if the house price rises, you can apply for refinancing, and there is also this routine in China. For example, when buying a house, the house price is 700,000, and it rises to 800,000 in a few years (subject to the evaluation of the loan bank), so the extra 65,438+10,000 can be loaned out to buy a suite or invest in other places.

Such a set of real estate price increases, it is estimated that local real estate speculators use this routine more, haha.

After understanding the relevant basic information, let me talk about the whole process of actual operation.

First of all, the most important link related to the success or failure of investment is to determine the project. Let me show you an advertising map of Australian real estate at that time.

Only from the perspective of real estate, Australia pays more attention to the rental-sales ratio, so even house has a rental-sales ratio, which is very different from domestic real estate.

However, I personally value the rental-to-sale ratio when looking for a house in China. After all, is the ultimate goal passive income? Haha, once again, I am a steady investor.

The agency fee for selling a house in Australia is also very high. The average house has 3%. This is what my agent told me, and I don't know the truth. Intermediaries especially like to push apartments, because apartments are concentrated in CBD, with small area and high price. But later I learned that another important reason is that the commission of the apartment is not a little higher than that of the house.

At that time, I was almost fooled by the intermediary to buy an apartment building. At the beginning, my agent also recommended me an apartment in CBD, which is the kind of one room, one hall and two rooms in domestic cities. The location is really good, but the price is really high. At that time, I studied the location of Melbourne and the advantages and disadvantages of each district on Google Maps every day.

Finally, according to the geographical location, return on investment and other factors, I chose an apartment that is about to start, and the project is called Queensland. Attach the rate of return analysis table made at that time:

Let me explain the data in the table. The price of this apartment is about 7 14000 Australian dollars, with a down payment of 20% and a loan of 57 12000 Australian dollars. I choose the repayment method of only paying interest in the first ten years.

Assuming that the exchange rate and interest rate remain unchanged, according to the rent given by the intermediary, the rent can cover the mortgage interest for the first ten years, but it cannot cover the repayment amount for the next twenty years.

If you look at the table, you can see all kinds of expenses related to real estate. Like attorney's fees, stamp duty, municipal fees, property management fees, sewage charges, rent management fees. These expenses add up to a lot of money in a year. Buying a house in Victoria requires an additional 3% stamp duty and 0.5% local tax. Now the tax is higher than before.

You can see the importance of doing your homework in this crisis. After consulting all kinds of information, I resolutely told the intermediary that I still choose a house and I don't consider an apartment.

Finally, to sum up, there are three main reasons for the final decision to give up the apartment project.

First, the plaid apartment, which depends entirely on the rising house prices, really doesn't appeal to me much.

Judging from my own homework, the increase in housing prices in Australia mainly depends on the local second-hand houses. At that time, I went to a large rental agency platform in Australia to check the rental information, and the rental amount of the apartment was really ok.

However, the rent of 20 15 apartments is already relatively high, and 18 and 19 will be delivered with many unfinished buildings in the future. I wonder if it will be as easy to rent as it was at 15. The rate of return on investment calculated by the intermediary is to calculate the annual increase in house prices, which I did not calculate myself.

Second, compared with Australian taxpayers, overseas investors not only have no preferential tax refund, but are charged high value-added tax. (So is House. )

The local middle class in Australia can buy apartments in Australia for investment and can refund a lot of taxes according to their annual salary. Their negative tax deduction applies to every year, not just when you sell your house.

I learned about how to reduce taxes on building depreciation before, and found that it is really a very complicated lesson. If you are born and raised in Australia, you need a local accountant to help you calculate the most suitable tax payment method.

However, as non-Australian taxpayers, our overseas investors do not have this preferential tax refund. Even if the house has gone up a lot, the government will levy a high value-added tax when it is sold, and the maximum value-added tax can reach almost 45%.

Third, and most importantly, compared with houses, uncompleted residential flats are very risky.

For intermediaries, money does come quickly, and it will always be the difference of tens of thousands of Australian dollars. But in my eyes, many of them earn high intermediary fees with the money of domestic investors, regardless of the customer's life or death.

From the investment point of view, apartments have depreciated sharply and occupy less land. Australians don't like apartments very much. The older the apartment, the harder it is to sell. Although the return is quick, it also bears great potential risks and is considered as speculation.

So I suggest that people who are not experts should not decide to buy an apartment in Australia at will. Unlike a house, even a broken house can still be sold second-hand.

Because the most valuable land has always been there, others can re-apply for reconstruction. Australian villas cover a large area, so as long as they find good land, there is still a great chance.

These are all measured by my own comprehensive situation at that time. Although I didn't choose to invest in Louhua apartment, Australian apartment still has many advantages. For example, the concept of school district housing exists not only in China, but also in many places, only for different targets.

Melbourne has two university districts, Moju University and Monash University have many campuses. The main campus of Parkville in Mexico City and the main campus of Monash University in East Caulfield.

Because Moda's urban campus is in the urban area, the houses are basically apartments. Although Caulfield Eeast of Monash University is a suburb, the land in the southeast is very tight, and townhouses are very rare. The new houses that overseas people can buy are basically apartments.

School districts in Melbourne are still very expensive. The main reason is that the demand for rent and housing is really too great, which is dominated by market supply and demand. Because of this investment, I have also studied Australian immigrants. Actually, it seems that there is still a chance. But thinking about loving the mountains and rivers of the motherland, I put it on hold for the time being and didn't delve into it again.

Therefore, if children want to study there, or the timing is particularly good, or they just need it, or they are not short of money, it is feasible to regard apartments as part of high-return asset allocation in the long run. After all, hard assets are anti-inflation.

Moreover, the CBD is really convenient, and the necessary facilities will be available, which is relatively mature. The scenery of high-rise buildings and the colorful feeling of high-rise buildings are still great. For houses that don't need to take care of, the net cash flow return is always better than the house.

As I am a long-term stable investor and a poor person, I am not interested in speculating in uncompleted flats. I'd rather buy a house with a better location.

At that time, I studied that the real estate cycle in Melbourne is generally eight years. According to the data of the past 40 years, it has basically doubled every 8- 10 years and has not changed. I bought the house in the middle of 15, which belongs to the rapid rising stage of Australian real estate in one cycle. The starting point of this cycle should be 20 12.

So I thought at that time that I could get on the bus halfway up the mountain, and even if I couldn't get down at the top of the mountain, I could last for a long time. The depreciation time of Australian houses is generally 8- 10 years, and I can sell them within this time period.

And the most important thing about the house is that the land is valuable and the land will not depreciate. So that's why I'm paying attention to Australian land again now. If the cycle is eight years, 2020-2022 should be a good time to buy land. Is it too early to start doing homework?

Haha, I think opportunities are reserved for those who are prepared. Buying land in Australia at present is the most leveraged investment I have ever made in my life.

After giving up my apartment, I began to study houses. At that time, I took a fancy to two houses, both near the southwest of Australia. One is the Saratoga project in Cape Cook, and the other is the seaside project in Watercaster. At that time, I was always struggling to choose which one to choose, and finally chose the saratoga project in pointcook.

I remember studying the map of Australia every day and looking at all the pictures of real scenes on Google Maps, I feel that I am about to see a hole in the street over there. I also checked the recent local railway planning route map. Anyway, I really knew how to develop and build there.

Even Melbourne's local population inflow figures in the next few years or even decades can be seen after 2050, as well as Melbourne's urban planning after 2050 and so on. , ha ha ha.

In retrospect, I think how stupid this is. If I have money, I should buy 10 land with 8 yuan, which is worthy of my hard work.

After the project is selected, the next step is to promote the landing with the intermediary. However, everything has just begun. ...

Next week, I will share with you the whole process of the game with the intermediary, from signing the contract to handling the loan to forcibly transferring the land. Thank you very much for your support.