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Many thanks to Patrick Young of Able USA for writing this guest blog. Check out their website and great resources at www.ableUSA.info. Finding the perfect home is rarely easy. But when you’re looking for a home that will accommodate your disability or allow you to age in place, it can be quite overwhelming. There simply aren’t many accessible properties on the market, and even finding one that can be adapted properly can be challenging. However, by taking the time to develop a plan and do research, you can remove a lot of stress from the situation and set yourself up for success. From evaluating your needs to working with Concierge Buyers Advocates to making adaptations, here are a few simple tips for navigating the process of finding an accessible home: Assess Your Needs The first part of your accessible home search will be to write down everything you need. This includes all of the big and small things. For example, if you use a wheelchair, you will want to prioritize wide doorways and open spaces. If your plan is to age in place (and/or use a wheelchair), a single-floor home will be ideal. If you deal with limited hand function, handles and levers that are easy to grip should be on your list. Some of your needs may be immediately met by the home you purchase, while others will likely require renovations or upgrades. For now, just get everything on paper. Do Your Homework Next, start researching the homes in your area—including those that are for sale and those that have recently sold. Use your budget and list of needs to narrow down the field of potential homes. To increase your chances of finding the right property faster, work with a buyers agent from Concierge Buyers Advocates. While hiring a professional requires an investment, it can save you thousands in the long run when you consider factors like rental fees and missed property growth. As you’re hunting for your accessible home, don’t rule out homes that are selling “as-is.” While they often require renovations and upgrades, these types of properties can be bought at a great price. You’ll likely be making adaptations to the home regardless, and you could use some of the money you save from buying a home as-is to pay for the changes necessary. For any property you’re considering, seek guidance from an attorney, and look for any potential red flags by examining the property and its land records. Consider the Location Along with evaluating the property itself, think about the location of where you live. You don’t want to be too far from the workplace, doctor, pharmacy, hospital/medical center, grocery store, or other essential establishments. And if you use a wheelchair and plan on taking public transportation, make sure the bus route in the area you’re considering is wheelchair-accessible. Think About Perks Lastly, look for perks on your home search. This refers to any feature of a home that allows you to live safely and comfortably without requiring an adaptation to be made. Wider doorways and hallways, wheelchair-friendly flooring, a zero-step entrance or wheelchair ramp, lower countertops and sinks, automated lights, a walk-in shower or shower platform, and safety handrails are a few examples of features that can accommodate your needs without you having to make changes. Nonetheless, it’s important to remember that these are perks; they shouldn’t necessarily be deciding factors in whether or not you purchase a property. Try to find a home that will require the least number of major renovations, but leave plenty of room in your budget for adaptations and upgrades. Are you on a mission to find an accessible home? If you come up with a plan and know what to look for, the process doesn’t have to be stressful. Remember to make a list of all your needs and do your research. Finally, assess the location and perks of any property you’re considering, and hire a professional agent who can guide you along the way. Before you know it, you’ll be settling into a home that accommodates your needs and allows you to live your best life. * If you would like to contribute your blog, do feel free to get in touch with us. If you want an easy and rewarding property buying experience, contact Concierge Buyers Advocates today! info@conciergeba.com.au

When it comes to engaging the services of a buyer's agent, many would look at the fees, question why they should engage a property buying service when they can do it themselves for free, and walk away. Many compare the cost to the seemingly 'zero' costs if they were to buy the property on their own. Is this a smart move? Let's look at the basics. What are the costs of a typical property purchase? Many would quickly and correctly mention stamp duties, conveyancing, due diligence costs. However, not many buyers would factor in these intangible costs: cost of inaction cost of delays cost of stress cost of anxiety cost of frustration at trying to contact the sales agent cost of frustration at missing out on a seemingly good price for a property cost of taking time off work to make the calls to the real estate agents cost of wasted weekends cost of missing out on growth, for every month they spend searching for the property How do you put a number to these costs? Cost of delays in buying a house This is the easy one to put a value to. The cost of delays. The cost of not doing anything. Every week that you fail to buy the house, is costing you money. Here's why. A research conducted by UBank shows that it can take a person in Victoria between 7-12 months to buy a property on their own. That is up to 12 months of lost rentals or, if you are renting, additional rental payments. And, given that property prices grow 6.8% annually [Corelogic] on average, you would have missed that 6.8% capital growth in a year, AND, (since I can take you up to 1 year to buy your property on your own), you would have to pay 6.8% more for a similar property when you find one. WOW! Now let’s put the sums together. As at 2021, considering the median Melbourne house price of $1,000,000, and a median rental of $440 per week. That’s $22,880 in missed rentals, $68,000 in missed capital growth, and, remember, you’ll be paying $68,000 more for the property after a year of searching. That’s a total of $158,880 (or more)! Or about 16% of the median house price. It cost you $13,240 for every month of delay! And that does not take into account the hours and months spent researching, and searching, doing property inspections, the angst, the anxiety, the disappointment, blah blah blah... What can a buyer agent save? How can you reduce this? Engaging a Buyer's Agent is one option. The buyer's agents at Concierge Buyers Advocates have been helping property buyers buy their properties in under 3 months. That is an average savings of 9 months. Yes, you buy your properties up to 9 months faster with our service. Now, remember, it cost you $13,000 for every month's delay. And given that a buyer typically takes 9 months longer to buy their own home, a buyer agent service can help you save over $119,000! Considering that a typical buyer's agency fee of 2-3% of the property cost, you will only pay $20,000 to get a savings of $119,000! Question to you: Will you invest 2% to get a ROI of 16%? A 800% ROI. Does that now make engaging a professional Buyer’s Agent, a cost effective, and smarter idea in your property search journey? Does using a buyer agent save you money? As Buyer's Agents, we tap into our network and smart property research tools and exclusive listings to get access to properties from a variety of sources, including off-market properties, new and upcoming listings, and properties which aren't even on the open market yet. At Concierge Buyer's Advocates, we invest hundreds of thousands in property research data, smart tools with artificial intelligence, combine them with industry insider news, with insider knowledge and we run our own analytics to determine where the market cycle is and which areas are anticipated to grow. Data never lie. Combining data and our insights into the property market gives us the unique ability to forecast growth with confidence. Our buyer's advocacy service is NOT for everyone. We keep it exclusive, so that we can service our clients better. But if you are interested in saving over $119,000 in your home purchase, or interested in realising the benefits of your investment property sooner, have a no obligations chat with us. Let's discuss if our service is right for you. Mention this blog and we’re pleased to offer a special deal just for you. Related article: When is a Buyers Advocate Service not for you.

How do Successful Property Investors and Tycoons buy their properties? Property Buying Secrets that Successful Property Investors Don't Want You to Know ​ For too long, property sellers have property advisers and professionals working for them, to ensure they sell their property at the best possible price. These professionals are your traditional real estate listing agent. They are employed by the the sellers and vendors to ensure they get the best price for their properties. They will only look after the buyers insofar as getting the sellers the price they want. ​ Successful property investors know that property investment is as complex and technical as fund investments. It's all about finding the right property at the right price, and with the right numbers. Instead of wasting time searching through endless property listings and viewing irrelevant properties, they invest in the services of buyer advocates. ​ Buyers agents provide expert guidance and source the right property at the right price for property buyers. The benefits of speed to market, and buying the right property at the right price outweighs the small cost of using a buyer agent. ​ At Concierge Buyers Advocates, we help time poor buyers outsmart the property market and avoid the inflated pricing. Our 3 Step process let you Discover, Showcase and Own the property you want. We use specialist tools with built-in artificial intelligence to identify potential properties for further review and analysis. We then apply our experience, expertise to shortlist suitable properties for our client's review. Using our proprietary process, our property purchase usually takes a short 2-3 months. ​ Helping Melbourne property buyers buy the right property is the reason why we run this property buying service. ​ Have a chat with us to find out more.

Generally you will be eligible for the Victoria First Home Owners Grant (FHOG) if: Neither you nor your spouse have previously: received a first home owner grant in Australia. owned a home or other residential property in Australia, either jointly or separately, before 1 July 2000 Occupied for a continuous period of at least 6 months, a home which either of you owned or part-owned on or after 1 July 2000 in Australia. You may still be eligible for the FHOG if you or your spouse/partner purchased a property on or after 1 July 2000 and have not lived there as your home. Additionally, to receive the FHOG at least one applicant must: Must occupy the home as their principal place of reside (PPR) for at least 12 months, commencing within 12 months of settlement or completion of construction. Be aged 18 or over (discretionary). Be an Australian citizen or permanent resident: In the case of the purchase of a new home - as at the date on which the applicant/s become entitled to possession of the home under the contract, which generally occurs on the date of settlement. In the case of entering into a comprehensive building contract - as at the date on which the building is ready for occupation as a place of residence, which generally occurs when construction of the home is finished. New Zealanders holding a special category visa under s32 of the Migration Act 1958 and anyone holding a permanent visa under s30(1) are considered permanent residents for these purposes. New Zealand citizens must be living in Australia when the eligible transaction is completed.

Over 80% of property buyers missed out on the properties they wanted. Concierge Buyers Advocates helps buyers outsmart the market and avoid the inflated pricing. Here are some reasons why property buyers are engaging the services of our Melbourne Buyers Advocates services.

Melbourne's top 20 liveable suburbs have been revealed by Corelogic. No surprises here, inner city suburbs takes the lead, due to their proximity to schools, shops, services, public transport and other convenience and amenities. Questions to ponder: While these have all the conveniences for owner occupiers, would you consider properties in these areas as an investment? Would you be buying in these suburbs? Top 20 most ‘liveable’ Melbourne suburbs Fitzroy Carlton East Melbourne Fitzroy North North Melbourne Princes Hill Collingwood Cremorne Carlton North Melbourne Windsor South Yarra Richmond Abbotsford Kensington South Melbourne Northcote Southbank Brunswick Flemington https://7news.com.au/news/melbourne/melbourne-most-liveable-suburbs-are-fitzroy-carlton-east-melbourne-according-to-report--c-4326260

Concierge Buyers Advocates builds our services and reputation on integrity, honesty and trust. As always, we're upfront with our clients, and that is why our clients have trusted our opinion. This is why our clients still trust our opinion even after we have bought them their properties and they return for their 2nd, 3rd and subsequent properties. We'll be honest with you. Buyers advocate services are not for everyone. Not everyone need a home buying service. This is why we have turned away customers who do not need our home buying services. We would rather not have one new client than to sign up one who does not need our service. We're here to protect buyer's interest, and if turning them away is better than signing them up, that's what we will do. To help you determine if m a real estate buyers advocacy service is not for you, we've put together a quick guide. If more than 3 of the following describes you, a Melbourne buyer agent is probably not suitable for you: You have the luxury of time and are in no urgency to buy a property. You know that more than 80% of property buyers will take almost a year to buy their properties. know property prices are rising at between 1-2% every month, in the current market. I.E., you'll be paying between $30000 to $50000 dollars more, for each month of delay. are not keen to buy your Melbourne property in under 2 months. do not have a value for your time. do not mind spending your evenings and weekends doing property searches, instead of spending these time with your loved ones. do not mind spending your weekends attending disappointing property inspections. do not mind spending your time trying to contact real estate agents. do not mind spending your time playing along with the real estate agent. You are prudent with your finances and you know what properties are worth. You are confident that you will not buy any wrong property in Melbourne. have deep pockets and don't mind overpaying for your Melbourne property. can confidently put a reasonable value to a property and do not mind going all out to outbid your competitor. know you can afford to pay $30k to $50k more for the property for each month's delay. You belong to the generation who believed Google knows everything. You have faith in the University of Google and College of Facebook. have no trouble differentiating fact from fiction. trust the unlicensed, faceless experts dishing out free property buying advice. do not appreciate the confidence and security that legal licencing and insurance gives you, when you receive the advice from a appropriately licensed and insured real estate property advisor. You believed all properties for sale have to be listed. You are happy and confident that you will find something on the public listing boards. realise over 70% of properties are sold and bought without being listed on the public boards. do not believe the hidden 70% listings will help you. You insist on low-balling properties. You insist on a minimum of more than 5% discount, which is unlikely, if you're after something decent. We are however definitely striving for the lowest possible price, but if that means you are under pricing yourself out of the market, then we do not want to give you any false promises and waste your time. insist on under pricing yourself out of the property market. insist on profiting from the misery of motivated sellers. Our morals say no. Sorry! The above guide should give you a good idea of when a buyers advocate service is not for you. You will be better off buying your property on your own, saving on the buyer agency fees. If you are still unsure if the service is for you, or if you're keen to buy your property fast, without overpaying for it, do feel free to get in touch. You'll be receiving the keys to your new property in no time.

How do you make $140,000 in 2 months? ✅ Final inspection: Done ✅ Settlement: On Track Our client bought this in the first fortnight of lockdown. 8 weeks later, we're doing our final inspection. Still in lockdown. In 8 short weeks, on settlement day, this very property could easily sell for $140k more. By investing in our relatively low cost Buyers Advocates service, our client received a massive 16 times returns. That's $17.5k a week in returns. Our buyers advocacy service helps our clients buy in under 3 months, compared to up to a year for someone buying on their own. This particular client of ours bought this property in under 2 months. And we bought this for $30,000 below valuation. We've saved them over 3 times our fees, up front. If they were to buy on their own, they would have paid over $400k more for something similar in a year's time. How else can you make $140k in 2 months by doing nothing? #buyersadvocates #firsthomebuyer #melbournelockdown

Getting the right property is critical to setting yourself up for success in property investment. One of the strategies used by investors are to acquire cashflow positive properties. But what are they? Where can we find positive cashflow properties? What is a Positive CashFlow Property? A positive cashflow property (cashflow positive property) is an investment property where the returns (typically rental returns) are more than the expenses for the property. How do you know if a property is Positive Cashflow? Very simply, a Positive Cashflow Property means: Positive Cashflow: Total Income > Total Expenses A property is considered positive cashflow when your returns from the property are more than your outgoings for the property. But there are no definitive answers to this question. As every individual's circumstance and every property characteristics are different. What Expenses are considered in a Cashflow calculation? Remember, each property is different, but broadly as an investor, these can be considered your expenses for the property: Mortgage costs, including interests, fees, etc Property maintenance costs Property management fees Property listing and marketing costs Landlord insurance Property insurance Council Rates Body Corporate Fees (Strata Fees) etc What Income is considered in a Cashflow calculation? In a typical rental investment property, only the rent collected is considered your income. If the property is eligible for any special grants, subsidies or rebates, these can also be considered as income, but note that these special rebates, etc, are likely only once-off income. The more you can improve the property to increase the rent, the better the rental returns will be. Where can you find a Cashflow Positive Property? They can be everywhere and anywhere. But because everyone wants one, you have to be diligent, fast, and decisive. To locate a positive cashflow property, you will need to know the area well, and review each and every property you come across, the instant they are available. With thousands of listings being added, you literally need to be online almost 24 hours a day, and you must be experienced to know a good deal when you see one. What else can you do to find a Cashflow Positive Property? Consider engaging the services of a buyers advocates. We are informed of new listed properties the moment they are available. We also have access to off market properties which aren't listed anywhere. Why do sales agents prefer to work with buyers advocates? Sales agents almost always prefer to work with buyer's advocates as buying with a buyers advocates are easier to work with. Buyers Advocates are usually self sufficient Buyers Advocates know the area well Buyers from good Buyers Advocates are properly qualified, finance ready and ready to make an offer Buyers Advocates have realistic expectations Buyers Advocates are not time wasters As such, sales agents tend to keep buyers advocates in the loop with off-market properties, as it is a lot easier to sell. This is also why offers and representations from buyers advocates are considered favourably and more seriously. This explains why buyers who buys their properties through a buyer's agents have a much higher success rate. Your next steps to securing a cashflow positive property. Other than outsourcing the acquisition to a buyer's advocate, there are no short cuts to finding a positive cashflow property: Diligence Review Know a deal when you see one Buy

After over a month of lockdown, and banning all property inspections, the Melbourne real estate market is starting to re-open. Property inspections are once again, available again, but with a catch. Significant restrictions on property inspections in Melbourne still remain. Some of these restrictions include: Only private inspections allowed All inspections must be pre-booked Buyers cannot go beyond 10km from their home, to inspect the properties Only 1 family allowed at any one time REIV has also recommended that real estate agents stop publishing inspection times, and displaying banners and A-boards to discourage walk-in inspections. With a radius of 10km, you literally can only inspect properties within 2 suburbs of your home. Why you should buy properties during a movement restriction or lockdown Successful professional property investors know this: “Be fearful when others are greedy and greedy when others are fearful" - Warren Buffett. Successful, multi-billionaire investor. ​ Lockdowns and movement restrictions in Melbourne present some of the best property buying opportunities. Professional buyers knew that, and they have not stopped looking out and ready to grab a good deal in the property market. And many are, in fact, getting good deals simply because there are too many old-school, traditional property buyers who MUST inspect the property before buying. Real estate investment is definitely one of the largest investment for any investors, and their caution is definitely understandable. The extended lockdown, and the strict movement restrictions, are causing these old-school buyers to miss out good property deals. How do you buy a property during a movement restriction? The current movement restrictions in Melbourne mandates that: Only private inspections are allowed All inspections must be pre-booked Buyers cannot go beyond 10km from their home, for property inspections Only 1 family are allowed at any one time But what happens if you are buying outside of your 10km radius, interstate or overseas? Most buyers would usually either: Trust the sales video presentation; or Buy "sight unseen", ie, buy without viewing. ​It is risky, and takes a lot of trust and courage to buy a million dollar asset without viewing. Here at Concierge Buyers Advocates, we have created a 3rd option. This option is not well publicised because we want to keep this exclusive. Property Inspection by Licenced Estate Agent Our local property inspection service gives you that independent, unbiased, peace of mind inspection. This inspection is conducted by one of our experienced property buyers advocates. Our buyers advocates agents inspects hundreds of property every year, and we know what's good, where potential problems are. Our property inspection service area includes major South Eastern Melbourne suburbs in: North to South: Box Hill, Blackburn to Clayton South, Springvale South, Dandenong East to West: Bentleigh, Oakleigh to Rowville, Ferntree Gully, Lysterfield Including blue-chip suburbs such as: Mount Waverley, Glen Waverley, Clayton, Mulgrave, etc Benefits of having ​a professional property inspection. Unbiased, pro-buying independent inspection Experienced licenced property buyers advocate Trained builder Including FREE property appraisal (worth $220). Discounted upgrade to one of our property purchase plan. ​ So, why risk your million dollar asset? Stop buying "Sight Unseen"! Buy with confidence, buy with a independent inspection. ​ Have a chat with us. Let us discuss if our property inspection service by a licenced real estate buyer's advocates is right for you.