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I think everything has been taken a little out of context. To grand dad and in the shadows.... I'm not here to talk about my insurance policy and the fact that there is a thing called a 'premium'. I'm also not here to provide a CV. I'm not here to argue that 'The Pines' isn't a suburb as I...

pps that site has the wrong data recorded. It sold for $310,000 Sept '10.

'Grand Dad' A quick search of the property shows the Vendor was a couple (the proprietors are a Mr and Mrs xxxxx - presumably joint proprietors), so I doubt they would have disposed of it cheaply because "he wanted a quick no-nonsense cash sale" - this is classic sales agent spin. I do...

What they tell you they are investing in and what they are actually investing in can be two completely different things. They can afford to buy one of two apartments in a development if they are getting a $20 grand kickback for each property sold way above market.

I am skeptical about the 'bargains' you are referring to - a 'bargain' now could still be a 'bargain' in 20 years time. Just because it is cheap does not mean it will perform better than the "median" trend.

Definitely 'arguably'. Agreed that Doveton doesn't have the highest socio economic profile either. The only place where rusted out car shells could be marketed as a built-in playground for the kids.

If we draw a circle right around Frankston North (The Pines), Frankston propper and Frankston South there is a wide variety of estates and property investment opportunities. In my opinion it is hard to generalise about buying below medians. The Pines for example is arguably the worst housing...

Nothing good comes for free. You find the main goal of these seminars is to instill fear in the audience by stating how tough it will be for our generation and 'where will you be in 30 years?', with the only way out being through the company and their 'unique' investment strategies. Rarely will...

Correct. In reality, if it is a private rear yard and no neighbours can see it then it is unlikely Council will get wind of the addition. There are many non-permitted property extensions that stand the test of time. BUT, being a prudent and well informed purchaser I would not touch it unless...

The property should always be valued at the 'Highest and Best Use' and all planning permits taken into account. Assuming it was an 'as is' valuation and not 'as if complete' valuation then it is up to the valuer to determine whether the permit would add value to the property.

No. Particularly if you are referring to the 'Melbourne median'. The Melbourne property market is made up of a lot of sectors - there are new housing estates, bayside holiday homes, established middle ring suburbs and prestige residential inner city locales. The 'median' is ok for a macro...

The latter posts above are correct. Assuming the second dwelling has been built in accordance with a planning permit then it's Dwelling A + Dwelling B less subdivision fees and contingency (10% for something basic). If it's a granny flat then that's a different story.

Agree largely with the above posts. I have done rental valuations on a new estate in Melbourne's outer east for NRAS owners and is an area where a lot of stock is coming on the market. Purchasers are going to get a low vacancy rate but is often off-set by paying a 'premium' - as a sales agent...

You're in trouble mate. Do you due diligence first and figure out costs (plus contingency) and factor in buying and selling fees. Never go into a deal 'blind' because it seems cheap. Also keep in mind the next prudent buyer will likely get a building surveyor in and may void a future contract...

Disclosure: I am a buyers agent and property valuer Our company charges 1-2% depending upon the scope of the assignment. This can also be pre-negotiated at an 'agreed' set fee for those who may be worried about the commission but is based upon the aforementioned percentages and the budget...