The 10 rules for successful 'set-and-forget' property investment

Rules are made to be broken – just ask any teenager.

But while I’m not always a “rules” kind of guy either, experience has taught me a thing or two about following the right ones.

If you dropped into the Sydney Home Buyer & Property Investor Show last month – here’s a scene, below – you’ll already know that I have 10 rules for successful investment buying.

They have evolved over time – almost 30 years in the industry.  With that kind of exposure, and having helped hundreds of new residential projects come to fruition throughout the country, I’ve been able to see firsthand what works and what doesn’t when it comes to buying investment property.

My rules apply to “passive” investors – the “set and forget” types (which is the vast majority of the market – more than 90% of investors, according to recent survey results) and not to the “renovator junkies”, as I like to call them.  And before you shoot off a comment, there’s nothing wrong with getting your hands dirty, heck I have done it many times before; but if you just want to buy and forgot, then these rules apply to you.

Here are my 10 rules to help you buy well.

The property must be:

1. New, or at least recently renovated, to maximise depreciation/tax return and gross rental returns.
2. In a small or multi-staged development.  Preferably under 50 dwellings.  Large properties should not be ruled out.  They must, however, have substantial points of difference, i.e. well-proportioned and well-appointed apartments; quality facilities and finishes; and good access.
3. In a strong location – “infill” highly favoured, with high existing amenity; a great “walk-score”; and more importantly, potential for above average mid- to long-term capital growth.
4. In an area with five or more pillars of economic support, including cumulative demographic/rental demand and high employment/wages growth.
5. Within five minutes of “hard-core” infrastructure i.e. major work nodes; secondary schools; entertainment precincts and public transport, especially rail.
6. Delivered by a proven development team.
7. High quality in terms of design, materials and construction.  It must require minimum maintenance.
8. End prices under $600,000; better still, less than $500,000; and they must yield more than a 5% gross rental return.
9. Limited new dwelling supply when compared with underlying demand.
10. Sold with independent API registered valuation support and within an acceptable range of sales/marketing commission.

So, stick to the 10 and you’ll make millions?  Well, short answer – there are no shortcuts and no guarantees.  But by following my 10 rules I believe you can, with a little effort and knowhow, convert a modest deposit into a sizeable next egg.  But (yes, there is always one) don’t do it blind-folded – seek independent investment advice, have at least a 10% deposit, and have a truly spare $100 per week available to afford to buy that investment property.

So that was just the preamble – there’s more!  If you would like to receive our Matusik Insights report What To Buy – 10 Rules For Better Investment Buying, just register for your copy.  And folks – it’s free, just for you.

Michael Matusik is the founder of Matusik Property Insights, which has helped over 550 new residential projects come to fruition.  Read Michael's blog or follow him on Twitter or connect via LinkedIn.