Most investors’ properties could be working harder to achieve better results. It really helps to have a very clear Property Portfolio Plan, which is updated regularly.
It’s sometimes easy to forget that the end goal is financial freedom, rather than how many properties you end up with. Managing and optimising your portfolio’s financial performance is absolutely critical. If you haven’t updated your plan or had a full and exact financial health check recently, then it’s time to revisit this, to make sure you are maximising the returns from each property, and ensuring you are getting towards your end goal as quickly as possible.
How often should you update your Property Portfolio Plan..?
For most ‘normal’ residential properties, it is usually appropriate to review the plan at least once a year – if not twice. While we do not recommend these – if you do happen to have properties in any ‘riskier’ areas, in which rents and values can fluctuate rapidly, you may need to be reviewing your plan more frequently.
The Key Components of a sound Property Portfolio Plan
Updating your numbers and the key data in your plan is the best way to give you a clear vision of your portfolio, and to stay on the best possible trajectory. Consider that there are two main things to consider when looking at your Portfolio and your plan – passive income and wealth position (or net worth) on retirement. Within this, you could include:
- Forecasts
- Projections
- Goals
- Financial Planning
To do this start by gathering real, statistical data. Using actual data will help to give a clear and clean overall view of exactly what is happening with each Property in your portfolio.
Some stats to collect
- Valuations
Reports from online portals such as www.realestate.com.au and www.domain.com.au can help you find similar properties in the same area, with photographs, and often floor plans, to help give you a good idea of the current value of your property. Real Estate agents in the area are also worth talking with to get their insights into local values and gather useful data.
- Ingoing Costs
The purchase price, all purchase costs, loan value, loan to value ratio, and other costs associated with the purchase of each property.
- Current & Comparable Rents
The current rent being charged on each property, and note the yield also as a percentage to the current value of the property. Have a look at the real estate listings online, and talk to your local Property Manager to get an accurate idea of rental values for similar properties in the local area.
- Local Vacancy Rate
Look up the vacancy rate in each area for each investment property you own. Try and stay ahead of the market by making sure your property offers what the local market is looking for and that you are not over- or undercharging for your property. Your property manager can help here of course, but it’s good to stay informed yourself.
- Holding Costs
List all your actual outgoing costs such as loan repayments, property management fees, other fees such as body corporate and strata fees, council rates, insurances, maintenance and any other costs related to each property to determine your holding costs. Count depreciation separately. It’s super important as part of your overall numbers and calculating your tax etc, but it’s an actual real life outgoing.
- Current loan amount owing
Be very clear on the exact amount you owe on each property, so you can know exactly how much useable equity you have for each. You may be able to purchase again.
Also be sure you are working effectively with the right team. Update your conversation and relationship with the following key people:
- Property Investment Adviser and Buyers Agents (that’s your expert Adviseable team)
- Property Manager
- Financial Planner
- Accountant
- Finance Broker and Adviser
By considering all these elements, you’ll be able to see how each property is performing relative to the market, and relative to each other. From this you can determine which properties are working well for you, and which properties may be dragging the chain in terms of investment value.
Also have a look at our blog on How to keep your Property Portfolio Working for ideas on how to maximise the return and profitability of each property in your portfolio.
