It was Captain James Cook who was the first European person to sail along the coast of Gold Coast on HMS Bark Endeavour in 1770. However, it wasn’t until 1823 when it was inhabited when the explorer John Oxley landed his cutter “Mermaid” on a beach which he then named “Mermaid Beach.”

It wasn’t until 1925 that tourism became a part of the Gold Coast, when a man called Jim Cavill developed the hotel - “Surfers Paradise” After this, the population grew quite steadily and in the 1940’s, property developers and journalists started referring to the area as the “Gold Coast” The name was then officially proclaimed in 1958 when the South Coast Town’s council changed it’s name to “Gold Coast Town Council.”

High-rise properties in Gold Coast came about during the 1970’s and this is when the Gold Coast property market really set off. The market grew steadily and then a massive increase in interest occurred when the airport was built.

Now Gold Coast property is seen as the biggest growing market in Australia, and because of the continues development over the last thirty years, the Gold Coast, Beenleigh, Logan City and Brisbane regions is now a conurbation.

It is this continual development which is making the Gold Coast property market now bigger and better than ever. New properties are being built every day, and not only does the tourism sector increase the interest of the area, but also the growing employment opportunities as the are is fast becoming more and more established.

The other thing that is making the Gold Coast property market develop, is the development of residential buildings being built along the Waterways that are both man-made and natural that flow through the Gold Coast area. The residential canals were initially started in the 1950’s and construction of these beautiful features is still in progress today. As it stands, more than 80,000 residents live in these properties that span over 890km of the waterfront land.

As well as the ever-developing residential properties that are up and coming within the Gold Coast area, the council is increasing not only the safety of the beaches, but also the transport around the City. The car is one of the most dominating forms of transport, but with the introduction of the airport in 1981, it is now easier than ever to travel to and from Gold Coast. There are now buses, trains and monorails to try and ease any possible traffic congestion, and to prevent this, the council are placing more money and thought into improving the city’s public transport.

When one thinks of how much Gold Coast has already developed on a fairly short time span, you realize that possibilities for the future are endless, making now the best time to invest in Gold Coast property.

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Real estate in The Gold Coast of Australia

Real estate in The Gold Coast of Australia

First of all, I will tell give you a little bit of background information on the Gold Coast Property Market and Gold Coast itself.

Gold Coast is a city in Queensland, Australia. It is the second most populated city in the State and the sixth most populated city in the whole of Australia. It has a population of over 550,000 people.

It is well known for it’s sunny, subtropical climate, the average maximum average temperature is 25.0 degrees centigrade or 77 Fahrenheit. The minimum is 15.3 centigrade and 60 Fahrenheit. This weather makes it perfect for surfers and there are sp many popular beaches, not only for surfers, but for those who want to enjoy the tropical sunshine. These include Southport, Paradise Point and Santa Barbara along its 57km of coastline. Not only that, but there is 860km of navigable tidal waterways, and along these, there are also many beaches.

Gold Coast has a very active nightlife and a huge variety of different tourist attractions, it boasts no less than five major theme parks as well as well as the internationally renowned surf beaches.

It is no wonder that the Gold Coast property market is on the increase. It is easily accessible, from both Brisbane (80km) and Sydney (957km) on the motorways, and you can drive, fly or even get a coach easily from any of the major towns and cities.

When visiting Gold Coast, you will notice that the skyline is primarily dominated by many high rise apartments and other buildings. These were initially developed in the 1970’s, when the real-estate developers gained a dominant role in local politics. At first, the high-rise buildings were largely only in the area which is now known as Surfer’s Paradise, but are now widely spread and well known in the Gold Coast property market. However, the Gold Coast property market is now booming massively, and so many developments are coming about every day!

There are worse places you could buy property. The Gold Coast property market is now bigger than ever, and is getting bigger by the day! New developments are being built, and more established properties are becoming widely available. Not only that but the Gold Coast property market is now holding record prices, making it easier than ever to get on the property ladder.

The Gold Coast property market is now becoming Australia’s fastest developing market, so it makes sense to jump in now while you still have the chance!

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Real estate in The Gold Coast of Australia

While many people have very specific dreams of enjoying the bountiful profits that can be made from flipping houses very few people put too terribly much thought into the process or any formulas that might be pertinent to success when it comes to flipping houses as a real estate investment venture or for the sake of building a nice comfortable lifestyle or retirement. You will hear a lot about the things not to do when it comes to flipping houses but very few people take the time to mention the things you absolutely must do in order to successfully flip a house and thus begin your ride on the road to real estate investment riches.

1) Do put everything to pen and paper and plan it out carefully before you begin. If you are going to enter into this to make money you need to treat it like a business. This means you need to have a plan of action and make every effort to work towards carrying out that plan.
2) Do establish a budget for the entire project. You need to have a plan for how much money you are willing to invest in the property itself, how much for renovations, and how much money you need to make in order to be a worthy investment for your time and labor. A house flip is a lot of work in order to pull it off successfully. You want to have a good idea of how much homes in the neighborhood are worth, the value of your property as is and the estimated value of the property once improvements are made. In addition you should also have a pretty firm grasp of the costs involved in making the repairs in order to create a realistic budget for the entire project.
3) Do have an inspection. This is the single most important detail that can save you a great deal of time, money, and heartache when everything is said and done. Be prepared to walk away if the inspection determines that there is more work needing to be done than simple cosmetic repairs. You want to make changes that people can see because those are generally the changes that drive up the cost of the house. You want to avoid needing to make changes and improvements that aren’t visible but are very necessary. If you need to invest a lot of money and labor into the house you need to seriously consider the realistic profit potential the property offers. If it isn’t significant then you need to walk away before the property becomes a real estate investment money pit.
4) Do know the neighborhood and plan your flip according to the needs of the area rather than your personal tastes and needs in a home. This is another thing that many first time flippers forget. This is not a personal project it is a business project and you need to treat it as such. Keep costs down and feelings out.
5) Do remember that you are in the market to make money not waste money when it comes to establishing an asking price for the property. You’ve poured blood, sweat, and probably more than a few tears into your flip but you cannot set the value of the property by the effort you’ve placed into it. Have realistic expectations of how much you stand to earn from your efforts and how much you are willing to go down on the price in order to walk away with some profit in your pocket.

You should also take a moment to reflect upon the fact that many first time flippers actually lose money on their first flip. If you turn a profit at all, even a small profit you have learned many valuable lessons that you can carry with you into future flips and make more money. More importantly the lessons you learn from your first flip are lessons that money really cannot buy so it is worth a lower profit or even taking a slight hit if your experience makes you even more money in the future as you continue along your real estate investment path.

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When it comes to making money in the business of flipping houses and other real estate investments you will find all kinds of do’s and don’ts along the way. The truth of the matter is that these are extremely useful whether this is your first house flip or you have been flipping houses for years. In fact you might just find that you can learn something new on occasion by reading lists such as this even if you’ve been flipping houses for years and have many successful flips under your belt.

1) Don’t forget to check out the neighborhood before you buy. You will want to make sure that the property you are considering is a good fit for the neighborhood. You should also take the time to make sure that the plan you have in mind for the property will match well with the other neighborhood residents in order to guarantee a quicker sale.
2) Don’t blow your budget without just cause. Your budget is what you used to determine whether or not the house would be a profitable venture. If you blow your budget and cannot recover the extra money you’ve spent in the selling price on the house you will have seriously cut into your profits if not eliminated them all together. The goal in property flipping is to get in and out quickly and spend as little money as possible in order to make as much money as possible.
3) Don’t forget to set daily goals and hold yourself accountable to those goals. If you don’t reach your goals for the day it can set the entire project back by as much as a month depending on the goals and what has to be rearranged as a result. Stick to your timeline and your daily schedule in order to avoid potentially costly delays in time and money.
4) Don’t neglect the exterior. Curb appeal is what brings buyers into the property. If you spend all your money, time, and effort making improvements to the exterior of the home you will have little left to make the outside appealing to potential buyers. A homebuyer is in the market for the entire package. A home that looks run down on the outside leaves the impression of being neglected on the inside and many potential buyers will never walk inside if the outside looks forlorn.
5) Don’t spend money you don’t need to spend. While it would be great to put in granite countertops and gourmet kitchens into every home it isn’t always practical and this is often money that will not be recovered, particularly in homes that are in marginal neighborhoods. If you want to get the most for your money avoid costly expenses that aren’t exactly necessary for the successful completion of the flip. Resurface bathroom fixtures rather than replacing them if possible and use new cabinet doors or hardware rather than adding new cabinets all together to cut down on expenses. In other words, salvage what you can, fix what needs to be fixed, and add a few cosmetic touches before moving on.

The market for real estate is a very fickle market. Avoid risking too much time and money on a property that isn’t going to recover those added touches and expenses. Instead hold onto those ideas for higher end flips once you have a few successful flips under your belt.

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Real estate in The Gold Coast of Australia

All new things can be a little frightening or intimidating at first glance. The same is definitely true when it comes to flipping houses. Many people feel several times during their first flip that they have gotten in over their heads. The truth is that it will take more than a few flips to feel comfortable with the process. Most people make very little, if any real profit on their first flip and write it off as a learning experience only to enter into the next flip with newly learned lessons and a positive attitude. Learning the ABCs of flipping houses is a great place to begin and can help you avoid costly mistakes made by many first time flippers.

1) Appraise. You need to have a proper appraisal performed on the house you intend to flip and compare it to other houses in better condition and of similar size and style within the neighborhood. You do not want to buy the best house in the neighborhood, in fact it is best if you can find the neighborhood eyesore and turn it into a competitive house for the neighborhood in order to get the most for your money. More importantly you want the appraisal to reveal the actual value of the home now as compared to the price you are paying and talk to the appraiser about what the home would be worth the with improvements you are planning to make.
2) Bold Moves. Sometimes it takes bold moves to make the impression you want to make. The decision to flip houses is a bold move in and of itself and while you do not want to necessarily enter into risky waters you do not want to play it too safe either. Be cautious with your financing and guard your expenses and your budget well but make the changes that will catch the eye of the next owner for the property.
3) Can do Attitude. You absolutely must believe you can do this in order to get it done. A house flip is not an undertaking for the timid or those that lack self-confidences. You will need to stand up to your contractors, inspectors, and even some vendors in order to get the best price and the most bang for your buck. In other words you need to believe in yourself and what you are doing in order to get it done. This doesn’t mean you shouldn’t listen to the advice of those with more experience and expertise, especially when it comes to structural issues within the home and bringing the property to code but you also need to stand up for yourself to insure that you aren’t paying for things you aren’t getting.
4) Determination. You must also be determined to see your project through to completion. It takes a certain sort of pigheadedness to get through the first few flips. It should be stated here that flipping houses is certainly not an easy way to make a living. It does have the potential however, to be a highly profitable way to make a living and that is what most potential flippers are looking for. If you want those profits you are going to need to push yourself out of bed even on those mornings when you feel as though looking at the property in question is going to make you wail and moan and pull out your hair.
5) Excitement. This may be the most necessary of all ingredients. You will find that excitement is in short supply many days but it if you can recapture that initial excitement over your decision to flip houses then it will sustain you on those days when the plumber brings bad news or you just learned that a solid weak of rain is forecasted for the weak the roof was to go on.

This is a small start on the ABCs of house flipping and real estate investing but I think you get the picture. Good luck!

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Real estate in The Gold Coast of Australia

Aside from the obvious financial rewards that go along with real estate investing and flipping houses there are a few more abstract benefits that can be gained when you embark on a house flipping adventure if you are looking for a little more incentive to get going in the direction of your dreams of real estate riches through flipping houses.

Most things in life have more than one pro or con to them and the same can be said when it comes to flipping houses. Whether you are doing this for a living or this is a one-time deal you will find that there are all kinds of little lessons you learn along the way. Knowledge is rarely a bad thing and the lessons you learn while flipping houses are lessons that can be applied in many aspects of your life.

1) Budgeting. There are few things that can give you a crash course in budgeting quicker than flipping a house. In order to successfully flip the house you are working on you will need to learn to budget quickly or you will wind up literally hemorrhaging money. Learning to set a budget and stick with it are both necessary skills for any flipping houses but when they carry over into other real life applications you will find that this is a very useful skill that has you looking at everyday purchases with new eyes.
2) Muscle Definition. Who knew that flipping houses would be such an excellent workout? This is especially true for those who traditionally hold jobs that aren’t necessarily dependent upon physical labor and those that do much of the work themselves (which is highly recommended when you can in order to save expensive and profit eating labor costs). From heavy lifting to hammering and several other physical jobs in between you should discover that your labors are rewarded in more ways than simply watching your project come together.
3) Attention to Detail. This is a huge benefit that comes from flipping houses and you will get better at this with every subsequent flip. The money, when flipping houses is often made in the small details that others will overlook such as new electric faceplates, proper staging, and a good eye for color throughout the property. These things make potential buyers see a home that is loved and cared for rather than just another house on their list of places to see. If you take this attention to detail into your 9 to 5 job after flipping houses or into your tax preparation, event planning, and home organizing you will find that the lessons you’ve learned while flipping houses are well worth the time, effort, and labor that went into learning them.
4) Positive Thinking. You will hear many times in life that positive thinking is a powerful tool. There are very few places that this holds true more than when it comes to flipping houses. You definitely want to season your positive thinking with a nice hefty dose of reality but you should be aware that thinking positively has many benefits to you when flipping houses and in almost every other aspect of your life. You do not want to spend the time you could be improving your flip searching for problems or excuses.
5) Just Do It. The old Nike commercials had a point and if flipping houses doesn’t teach you anything else it should teach you this lesson. Procrastination wastes money. Every day that you carry the house you carry the expenses of the house (electric, mortgage, interest, etc.) get in there, get it done, and move on to the next project. Putting off the distasteful tasks won’t make them go away so you may as well go ahead and get them over with.

Flipping houses isn’t rocket science but it does take a unique combination of luck, skills, and stubbornness to turn a profit in this particular business. Learning the lessons above will help you not only succeed when it comes to flipping houses but in other aspects of your life as well.

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and articles on Real Estate on The Gold Coast of
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Real estate in The Gold Coast of Australia

Flipping houses is becoming big business in the world of real estate investment. Unfortunately it takes all kinds of ‘flippers’ to make the world go around and some of them aren’t nearly as conscientious as others. If you are going to get into the business of flipping houses and want to make a living, and build a good reputation, for producing quality results you need to see to a few details throughout the process.

1) Do what needs to be done. Don’t cut corners and create situations that will put the family that purchases your home in personal or financial risk. You want to create a safe home for the family or person that ultimately makes the purchase. You do not accomplish this by taking shortcuts and using shoddy workmanship.
2) Avoid spending money that doesn’t need to be spent. By this I mean don’t spend money creating more work. Many people do this by deciding to tackle additions, rip out walls, or changing floor plans. These kinds of changes are best left to the buyer unless they will significantly improve the asking price you can bring in on the house. Otherwise spend the bulk of your money in kitchens and baths where they are best known for bringing in bigger profits.
3) If it ain’t broke don’t fix it. There is a lot of wisdom in this age-old saying. There is no reason to go in and fix something that doesn’t need to be fixed unless doing so will improve the value of the house to its buyers.
4) Always work within a budget. Most people set a budget when planning to flip houses but very few manage to work within that budget. This is the difference in making the profits you anticipated and putting the entire project at risk.
5) Create a home that the buyer will want to live in not the home that you will want to live in. You should never flip a house or design a flip according to your tastes; it is a recipe for disasters in more ways than one. First of all, it is unlikely that buyers will be able to afford it. Second, it sets you up for hurt feelings if a potential buyer rejects any small details. Third, it often raises the price you must seek for the property in order to cover the increased costs of decorating and designing according to your taste. Finally, it often leads to unnecessary expenses, which defeats the purpose of a quick flip type of project.
6) Time is money. Remember this in all things. The more time it takes to do the flip the more money it’s going to cost and the less money you are going to make. Plan small changes that have a big impact and can be done quickly to get the most out of your flip.
7) Never attempt a champagne flip unless you have a champagne budget to back it up. Just as flipping above the market is an unwise move it is equally unwise to flip a property beneath your target market as well. Do not attempt to flip a house in an upscale neighborhood if you can’t manage the upscale building supplies and appliances that will be needed in order to make it a success.

While these aren’t guarantees for success they are solid advice that will minimize the risks you face when flipping properties.

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Real estate in The Gold Coast of Australia

Mike Fisher from the Redfield Group joined us to talk about profiting from Raw Land. Mike is an accomplished auctioneer who specializes in land auction. He shared with me some very unique and simple ways to profit from land. Let’s take a look at what Mike talked about to understand better what the steps are to get started in raw land.

Finding Raw Land – This part may seem like the toughest part but in reality I think it really comes down to a numbers game as Mike mentioned. Just like with single family houses you have some choices to stir the pot.

1. MLS – go out on the MLS or work with a realtor to find available tracts of land. Unlike single family homes you aren’t looking for the lowest price deals here. Because of the cheesecake principle (more on that later, or even better listen to the show ) you can buy the land close to or at the selling price and still make big money.

2. Newspapers – check out the classifieds. A lot of people who sell land like to do it themselves so they advertise in the paper or on the internet such as Craig’s list to sell their land.

3. Public records – don’t forget people inherit properties and go into foreclosure on land just like houses. Keep an eye at the courthouse. Odds are the other investors are passing it by.

Keep in mind no matter who it is or what they are selling the land for the really crucial element is they are motivated. You want someone who will let you tie up their property for a period of time for a small amount of money out of your pocket. They don’t have to be on their last leg, but they do need to want to sell.

How much is it worth? – This is the one I had the hardest time getting my arms around. Houses are easy. You have an appraiser look at the house and then everything else that sold and you get a number. Land is a little different. Mike gave us two great F.R.EE ways to get a price.

1. Call the county – Call up to the courthouse and tell them about your land and ask for some assistance on what has sold recently. They probably won’t have something the same so ask for some larger tracts, and most importantly some smaller tracts.

2. Call banks that finance land – Now do the same thing with a bank that specializes in land (Mike has a list in his course) Not only will they give you a price you now know the deals can get financed for that amount so you can refer your buyers to these banks!

3. Calculate your price – If you are purchasing 100 acres you can get the value of that tract from the big tract prices above. That is your purchase price. Then when you decide what size parcels to sell off you can use the little tract prices to get your selling prices.

4. Profit – The difference between your purchase price and the sum of your entire small tract selling prices will be your potential profit.

How small do I make the tracts? – This is the key to Mike’s system . It may go by unnoticed unless you have tried to subdivide land before. You need to call the local land use department for the county the land is located and ask an important question. “What is the smallest tract of land I can develop that is exempt from county regulations?” This answer is the smallest you want to create unless you feel like going through zoning regulations, land use meetings and possibly some really large expenses. Listen to Mike’s interview to find out how this could save you a couple million dollars, no kidding.

How else do I know if it is a good piece of land? – You can look at a couple of other basic characteristics of the land other than how small you can make it. First look at the road frontage. The more frontage the small the lots and the more you can create in most counties. Second look at other usability issues such as where it is located and access to the land, including what is around it. (Remember from Mike’s talk, it doesn’t need to be located in a hot area.) Lastly look at features. Does the land have creeks or lakes or other natural amenities that are appealing to buyers.

If you are interested in raw land get all of the info at http://www.getrealrei.com/spotlight-on-education/mike-fisher.html

Judson Voss is co-host and producer of the nation’s leading weekly real estate investing podcast, and an iTunes top 5 business podcast, Get Real, The Real Estate Investing Show for the Rest of Us. You can learn more about Judson, his wife and business partner, Lynn, and everything you ever wanted to know about the down to earth real world approach to real estate investing at http://www.getrealrei.com

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Real estate in The Gold Coast of Australia

There is something to be said about a neat and tidy house when you are sorting through house after house looking for the perfect home for you and your family. This is something that should be kept in mind when selling either a personal home or an investment property. There are a few other things you should keep in mind when it comes to selling real estate. One of those things is that staging sells homes.

Seriously, there is something cold about an empty house. It could be painted impeccably and meet every possible standard a family has and yet feel cold and anything but homey when walking through the home for a real estate tour or inspection. This can be easily overcome by contacting a local furniture rental store and picking out furniture that will match at least the primary rooms of the home in order to make the home appear leaved in and homelike.

The primary rooms that you will want to appear ‘lived in’ are the living room, dining room, master bedroom, and all bathrooms. These are the rooms that essentially sell homes and it is important to make them appear neat, orderly, and well cared for. If you have the funds for every room in the home then by all means do so. It is a huge selling point, particularly for those who are trying to sell homes quickly. If the home doesn’t sell after the first two weeks or month (you decide the time limit) then you may want to remove the ’staging’ furniture in order to eliminate the expense. I would strongly encourage you to keep this furniture as long as the home is being shown fairly regularly though.

You will want to do so much more than simply putting furniture in the property you are trying to sell. You want to create an atmosphere or warmth and comfort. This means you want to have prints on the walls, mirrors, plants, and pillows. You do not have to purchase items particularly for this process. You can use things from your own home in order to establish this atmosphere of homelike comfort. Be sure not to use sentimental favorites or very valuable pieces, as not all people who will view the property being sold are honest. It’s a sad reality but something to consider all the same.

Other things that may help an empty home sell are scents. There is nothing quite like the smell of cookies in the oven or flowers in bloom to make a home feel ‘homey’. These scents can be easily accomplished with well placed scented candles, potpourri warmers, dry potpourri, fresh-cut flowers, and electric room air fresheners. There are few things that will turn off potential buyers more quickly than an overpowering fragrance however so keep this in mind when selecting the method of fragrance. Having some fragrance in the home also eliminates the problem of an empty house taking on the ‘empty house’ scent that so many do over time. In other words, this is yet another part of the staging process that works for many trying to sell homes.

The short answer to the question of whether or not staging sells real estate is “yes”. Staging a home can absolutely lead to a higher offer and a quicker sell.

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Real estate in The Gold Coast of Australia

If you take a look through the television stations on almost any given day there is a television show somewhere that features home improvement, real estate investing, or some sort of combination of the two. From shows that teach people how to sell homes that have lack luster reviews to shows that teach viewers that it is possible to purchase, repair, and re-sell a home in a matter of weeks for astronomical profits, there are shows that appeal to the entrepreneurial wannabes in audiences around the globe.

These shows have made and lost fortunes a few times over by convincing viewers that they too can do the wondrous things seen on television. The truth is that many viewers are capable of doing these things but television never really shows how hard the work actually may be. The television cameras do not always show the blood, sweat, and tears that go into making these projects successful and rarely mention the countless complete and total failures that occur along the way.

The cameras are also not to keen for showing up at 4 am and rolling well after midnight when the work for the day is finished. It doesn’t catch the heart attacks and nightmares as credit cards are going dangerously close to being completely maxxed out while dreams of quick riches fade right in front of investor’s eyes.

This does not mean that every project is doomed to failure only that things are not always as rosey as they may appear to be on the television shows. Flipping houses may seem to be a bit glamorous and a lot hands on. The problem with that is that too few people really realize how much work goes into the hands on part of the program. This is not easy money no matter how much the television cameras would like to convince you otherwise.

It is very possible to turn a substantial profit in a relatively short amount of time if you keep your cool, use your head, and buy and sell in the right conditions. The problem is that so many people do not consider the big picture and find themselves in over their heads and out of money before the project is anywhere near completion.

One thing that television has definitely done for this line of work is make competition for the flappable houses a little fiercer. The early bird in this business gets the worm and while the cheapest house isn’t always the best candidate the less competition you have driving the prices up, the better in this situation. The goal is to buy low and sell high. Most people do not have a terrible amount of competition, as of yet, on the selling high portion of the program. The real trouble at this point in time lies in the buying low portion as there are many more would be real estate investors that are interested in buying the inexpensive properties than there are that will actually see the projects through from beginning to end.

So yes, television has greatly changed the way people invest in real estate. Whether this is truly good or bad for the overall real estate market remains to be seen. In light of the recent down turns in real estate it is to be expected that some of the popularity may diminish. The sad thing is that this is still one of, if not the best ways to make a large sum of money fairly quickly that is legal in the world today. Fortunes can be made and lost in real estate; the trick is always in placing your bets on the right property at the right time. For those who are willing to take the risks associated with this type of investment in today’s market and those that are willing to wait for a slight upturn in the market the profit potential is phenomenal.

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Real estate in The Gold Coast of Australia