Property ExpLained

Major infrastructure coming to Auckland⎥Ep. 125

29 May 2025

Contributed by Lukas

In this episode, you’ll learn where new infrastructure is being built in Auckland — and which nearby suburbs will be impacted. Billions of dollars...

Diversification: Not just where you buy … but when⎥Ep. 124

22 May 2025

Contributed by Lukas

In this episode, you’ll learn how spreading your investments across regions helps manage risk for property investors. But you’ll also learn why it...

"New builds are too hot"⎥Ep. 123

15 May 2025

Contributed by Lukas

In this episode, you’ll learn why a “too hot” townhouse can sometimes be a problem for investors. Sure, Kiwis want to live in warm, dry homes .....

The emotional rollercoaster of investing⎥Ep. 122

08 May 2025

Contributed by Lukas

In this episode, you’ll learn why property investment can be a rollercoaster of emotions. We’ll go through 4 key moments from the last 20 years an...

How much will house prices go up in the future?⎥Ep. 121

17 Apr 2025

Contributed by Lukas

In this episode, you’ll learn what our standard house price growth projections are — and how we came to those assumptions. That way, you can feel ...

Leverage: The dark side of having a big mortgage (the one you didn’t think about)⎥Ep. 120

10 Apr 2025

Contributed by Lukas

In this episode, you’ll learn about the ups and downs of taking on a large mortgage to invest. Sure, you get the house you want without having to sa...

The most popular side hustles that actually work in 2025 (NZ)⎥Ep. 119

03 Apr 2025

Contributed by Lukas

In this episode, you’ll learn the most popular side hustles in NZ and what you can earn. You’ll also learn whether your new income stream will hel...

10 reasons people cancel their property contract when working with Opes⎥Ep. 118

27 Mar 2025

Contributed by Lukas

In this episode, you’ll learn the 10 main reasons people pull out of a contract. Rather than keeping this a secret, we want to be open and honest.Th...

The “Townhouse Trap”⎥Ep. 117

20 Mar 2025

Contributed by Lukas

In this episode, you’ll learn about the “Townhouse Trap”. These are the common myths people believe about townhouses—many of which aren’t ac...

Is your boss paying you enough?⎥Ep. 116

13 Mar 2025

Contributed by Lukas

In this episode you’ll learn how to figure out if you’re being paid what you’re worth. Most of us feel we’re not overpaid, and with less than ...

The biggest changes to tenancy law in a decade - what they mean for property investors ⎥Ep. 115

27 Feb 2025

Contributed by Lukas

In this episode, you’ll learn what changes have been made to the Residential Tenancies Act, and how they impact you as a property investor. Most of ...

5 signs it’s time to fire your lawyer⎥Ep. 114

21 Feb 2025

Contributed by Lukas

In this episode, you’ll learn the top 5 signs that it’s time to fire your lawyer and get a new one. All property investors need a lawyer, but what...

Debt consolidation: When should I consolidate my debt?⎥Ep. 113

13 Feb 2025

Contributed by Lukas

In this episode, you’ll learn what debt consolidation is and how it works. If you have a whole heap of little loans you struggle to keep track of, ...

Rent-vesting – What are the pros and cons?⎥Ep. 112

06 Feb 2025

Contributed by Lukas

In this episode, you’ll learn whether or not rent-vesting is the right choice for you. It may be the best of both worlds – on the property ladder...

Buying insurance online vs using a broker: What’s the right fit for me?⎥Ep. 111

19 Dec 2024

Contributed by Lukas

In this episode, you’ll learn the key differences between buying insurance online vs with a broker. The answers might surprise you. While most Kiwi...

What is a Rent-Ready property?⎥Ep. 110

12 Dec 2024

Contributed by Lukas

In this episode, you’ll learn what a property must have to be genuinely ready-for-rent. What surprises most investors is that not all New Build pro...

Should I upgrade my home for my growing family?⎥Ep. 109

05 Dec 2024

Contributed by Lukas

In this episode, you’ll learn how families navigate the dilemma of investing vs upgrading your home. On one hand, upgrading your home might solve i...

Furnished vs. Unfurnished: How much more money can investors get for a furnished property?⎥Ep. 108

28 Nov 2024

Contributed by Lukas

In this episode, you’ll learn whether furnishing your property could lead to a better return on investment. Many landlords consider furnishing to i...

How long do i need to own my property to make money?⎥Ep. 107

21 Nov 2024

Contributed by Lukas

In this episode, you’ll find out that the difference between making a profit or a loss in property investment often comes down to how long you hold ...

Renting my property over Christmas – what’s the game plan?⎥Ep. 106

14 Nov 2024

Contributed by Lukas

In this episode, you’ll learn about the process of renting out your property over the Christmas period. While your property manager may still be wo...

How much does property management cost? Top 5 hidden costs revealed⎥Ep. 105

07 Nov 2024

Contributed by Lukas

In this episode, you’ll learn what the costs are associated with using a property manager, going beyond the typical management fee. This includes hi...

Should I allow pets in my rental property?⎥Ep. 104

31 Oct 2024

Contributed by Lukas

In this episode, you’ll learn the pros and cons of allowing pets in your rental property. Historically, landlords were often firm on a “no pets”...

What is a mortgage holiday?⎥Ep. 103

17 Oct 2024

Contributed by Lukas

In this episode, you’ll learn the pros and cons of mortgage holidays. Even though a few months’ break from your mortgage sounds great … there a...

How much does it cost to sell your house? [Hidden costs revealed] ⎥Ep. 102

10 Oct 2024

Contributed by Lukas

In this episode, you’ll learn the 5 hidden costs for getting your house listed, and when you have to pay them. It’s easy to focus on how much pro...

Insurance for parents – what insurance policies should I get?⎥Ep. 101

03 Oct 2024

Contributed by Lukas

In this episode, you’ll learn what insurance policies are important for parents. This is because, when you are a parent your insurance needs change...

How many properties can I buy in 2025?⎥Ep. 100

26 Sep 2024

Contributed by Lukas

In this episode, you’ll learn why you shouldn’t be comparing your property portfolio to someone who started investing before you. Investing is a ...

Bridging finance⎥Ep. 99

19 Sep 2024

Contributed by Lukas

In this episode, you’ll learn all about bridging finance. It is a special type of mortgage, that allows you to buy a new home before you sell your c...

How much is NZ superannuation in 2024?⎥Ep. 98

12 Sep 2024

Contributed by Lukas

In this episode, you’ll learn the amount you get from NZ superannuation is different for each retiree. If you earn extra income (e.g. a part-time j...

Do properties with more land go up in value faster?⎥Ep. 97

05 Sep 2024

Contributed by Lukas

In this episode, you’ll learn whether or not properties with more land go up in value faster. The perceived wisdom is: more land equals more capita...

Reverse mortgages⎥Ep. 96

29 Aug 2024

Contributed by Lukas

In this episode, you’ll learn what a reverse mortgage is, and why they can be a good option for retirees. But I’ll also discuss why we, here at O...

What is the Build and Hold strategy?⎥Ep. 95

22 Aug 2024

Contributed by Lukas

In this episode, you’ll learn about the Opes’ Build and Hold strategy. It’s like the Buy and Hold strategy, but with a twist. For investors, it...

Trauma insurance – What is it? Do I need it?⎥Ep. 94

15 Aug 2024

Contributed by Lukas

In this episode, you’ll learn some of the benefits of Trauma Insurance and how it provides financial support during serious health issues. You’ll...

Should I Stay or Should I Go? … sell, buy, invest or wait – what should I do?⎥Ep. 93

08 Aug 2024

Contributed by Lukas

In this episode, you’ll learn whether or not a falling market is a good time to buy, sell, wait or invest. The right answer will be different for e...

Do I have to pay tax under the bright line test in NZ?⎥Ep. 92

01 Aug 2024

Contributed by Lukas

In this episode, you’ll learn what the bright line test is, who it applies to, and what the recent changes are. As of July 1, the bright-line test ...

5+ ways to avoid bad tenants⎥Ep. 91

25 Jul 2024

Contributed by Lukas

In this episode, you’ll learn the top 5 things you can do as an investor, to get the best possible tenant. It all comes down to buying the right pr...

Subdividing – What are the pros and cons?⎜Ep. 90

04 Jul 2024

Contributed by Lukas

In this episode, you’ll learn what’s involved in subdividing a piece of land. It’s something that property owners with large backyards often th...

Am I too old to invest?⎜Ep. 89

27 Jun 2024

Contributed by Lukas

In this episode, you’ll learn that there’s no hard age limit to buying an investment property. It’s not uncommon for investors in their 60s to ...

Dream home vs invest – What should I do?⎜Ep. 88

13 Jun 2024

Contributed by Lukas

In this episode, you’ll learn whether investing or buying your dream home is the right choice for you. There are two ways to answer this question: ...

How to time the market (the right way) with the property clock⎜Ep. 87

06 Jun 2024

Contributed by Lukas

In this episode, you’ll learn how the property market cycle can be visualised using the property clock. Everyone knows that sometimes property pric...

How much do rents increase in NZ?⎜Ep. 86

30 May 2024

Contributed by Lukas

In this episode, you’ll learn how fast rents have increased in New Zealand. This way you can decide what to use when forecasting your investment pro...

5 ways to measure property investment returns⎜Ep. 85

23 May 2024

Contributed by Lukas

In this episode, you’ll learn the 5 most common ways to measure property investment returns. Every investor wants a property that gives the “best...

10 ways to manage your investment top up⎜Ep. 84

16 May 2024

Contributed by Lukas

In this episode, you’ll learn 10 ways to help manage your investment property top-up. It can feel pretty painful to be a property investor at the mo...

The 4 big assumptions⎜Ep. 83

09 May 2024

Contributed by Lukas

In this episode, you’ll learn the 4, long-term assumptions that Opes uses in its Return on Investment spreadsheet. You’ll also learn our reasons ...

3 problems with rental guarantees you can’t ignore⎜Ep. 82

02 May 2024

Contributed by Lukas

In this episode, you’ll learn the pros and cons of rental guarantees. Importantly, you’ll also learn the 3 problems with them (that you can’t ig...

Top 6 uncertainties in property investment⎜Ep. 81

25 Apr 2024

Contributed by Lukas

In this episode, you’ll learn the top 6 uncertainties in property investment. You’ll also get strategies you can use to combat them. All investme...

New Builds vs Existing – What goes up in value faster⎜Ep. 80

18 Apr 2024

Contributed by Lukas

In this episode, you’ll learn how New Build properties go up in value compared to existing properties. Investors often worry that New Builds deprec...

Are you thinking like an investor or a homeowner?⎜Ep. 79

11 Apr 2024

Contributed by Lukas

In this episode, you’ll learn the 5 property features that really matter to homeowners, but that shouldn’t be a big deal to investors. To be fair...

Can the developer increase the price?⎜Ep. 78

04 Apr 2024

Contributed by Lukas

In this episode, you’ll learn the instances where a developer can – and sometimes will – increase the price of your new build contract. Develop...

🚩3 red flags: When to run from a developer ⎜Ep. 77

28 Mar 2024

Contributed by Lukas

In this episode, you’ll learn what factors suggest a developer might have a bit more risk than others. This is important because developers aren’t...

How much money do I need to earn?⎜Ep. 76

21 Mar 2024

Contributed by Lukas

In this episode, you’ll learn the 5 main factors that will determine how much income you need to buy an investment property. Ultimately, it depends...

A guide to residents' associations and body corporates⎜Ep. 75

14 Mar 2024

Contributed by Lukas

In this episode, you’ll learn the main differences between a residence associate and a body corporate. Essentially they are the same thing, but the...

Top 5 places to invest⎜Ep. 74

07 Mar 2024

Contributed by Lukas

In this episode, you'll learn our top 5 places to invest and the reasons why. Picking the right city to invest in is just as important (if not mo...

Should I refinance my mortgage to get a lower interest rate?⎜Ep. 73

29 Feb 2024

Contributed by Lukas

In this episode, you’ll learn what refinancing is, and when it can be the right option for some people. Refinancing is a hot topic at the moment. W...

Which interest rate should I choose?⎜Ep. 72

22 Feb 2024

Contributed by Lukas

In this episode, you’ll learn the 3 strategies you can use to find the right interest rate for you. Interest rates are high. So, a lot of investors...

8 things that can go wrong when you buy an investment property⎜Ep. 71

15 Feb 2024

Contributed by Lukas

In this episode, you’ll learn the 8 things that can go wrong in investment. This isn’t to scare you off (I hope) but rather to make you a more in...

Do I really need to get a meth test for my investment property?⎜Ep. 70

08 Feb 2024

Contributed by Lukas

In this episode, you’ll learn why landlords are generally advised against meth testing. While many investors think any meth-related activity poses ...

The Mortgage Buster strategy: Use this to pay down your mortgage faster⎜Ep. 69

01 Feb 2024

Contributed by Lukas

In this episode, you’ll learn about the Mortgage Buster – a way to pay down your mortgage more quickly. Over time, your equity and servicing impro...

How long can I get an interest only mortgage for?⎜Ep. 68

25 Jan 2024

Contributed by Lukas

In this episode, you’ll learn all about interest-only loans. Property investors often use an interest only when getting a mortgage. These loans hel...

Top risks of buying a New Build property (and how to fix them)⎜Ep. 67

18 Jan 2024

Contributed by Lukas

In this episode, you’ll learn the top risks that can happen when you choose to invest in New Build properties. Yes, there are a lot of positives to...

Does New Zealand have a Capital Gains Tax?⎜Ep. 66

11 Jan 2024

Contributed by Lukas

In this episode, you’ll learn what a capital gains tax is. Right now, there isn’t any plans to introduce a formal tax. But we’ll discuss how it...

Where are the cheapest rates⎜Ep. 65

04 Jan 2024

Contributed by Lukas

In this episode, you’ll learn where the most affordable rates are in NZ for property investors. Council rates are your largest operating expense as ...

What’s a good rental yield in Auckland?⎜Ep. 64

28 Dec 2023

Contributed by Lukas

In this episode, you’ll learn what sort of yield you should aim for in Auckland. Spoiler alert, it’s probably lower than you expect. And click ⁠...

In which areas does Opes recommend investment properties?⎜Ep. 63

21 Dec 2023

Contributed by Lukas

In this episode, you’ll learn Opes’ top 5 places to invest in the country and the reasons why we’ve picked them. After all, picking the right c...

Flood zones - How do I avoid buying flood-prone properties?⎜Ep. 62

14 Dec 2023

Contributed by Lukas

In this episode, you’ll learn what tools are available to help you work out where the flood plains are. You’ll also learn what risk this poses to...

2-Bedroom townhouse review – Are they a good investment?⎜Ep. 61

07 Dec 2023

Contributed by Lukas

In this episode, you’ll learn why the affordable 2-bedroom townhouses, is one of the most common investment properties. You’ll also learn some of...

Do I really need to use a property manager?⎜Ep. 60

30 Nov 2023

Contributed by Lukas

In this episode, you’ll learn the pros to hiring a property manager versus self managing. Many property investors initially see a property manager ...

How Afterpay and Laybuy stop you from buying property⎜Ep. 59

23 Nov 2023

Contributed by Lukas

In this episode, you’ll learn how 'Buy Now, Pay Later' services like Afterpay and Laybuy can stop you from buying property. Buy you’ll al...

How long does it take to find a tenant?⎜Ep. 58

16 Nov 2023

Contributed by Lukas

In this episode, you’ll learn what can slow down the process for getting a tenant. Every new property investor wants to know how long it’ll take ...

What happens if my new build falls in value?⎜Ep. 57

09 Nov 2023

Contributed by Lukas

In this episode, you’ll learn what to do if your property falls in value during construction. This scenario doesn’t often play out, but it can ha...

8 things to tell your mortgage broker⎜Ep. 56

02 Nov 2023

Contributed by Lukas

In this episode, you’ll learn the 8 things you must remember to tell your mortgage broker. It’s not because they’re nosey, but because they nee...

The 5 Healthy Homes Standards – And why your property might fail⎜Ep. 55

26 Oct 2023

Contributed by Lukas

In this episode, you’ll learn what the Healthy Homes Standards are, and why it can be a $4000 mistake not to comply. These standards are specific a...

Car park vs no car park⎜Ep. 54

19 Oct 2023

Contributed by Lukas

In this episode, you’ll learn the difference in price and rent between a property with a garage, a carpark, or neither. This is a really important ...

The golden goose strategy - How to use property to build a passive income⎜Ep. 53

12 Oct 2023

Contributed by Lukas

In this episode, you’ll learn how to fund your retirement using property to generate a passive income. This is the more desirable of the 2 options ...

Turnkey vs progressive payments – Which one is better?⎜Ep. 52

05 Oct 2023

Contributed by Lukas

If you’re planning to buy a New Build property, you’ll find yourself navigating one of two contracts: Progressive Payments Turnkey Like every...

Debt to income ratios⎜Ep. 51

28 Sep 2023

Contributed by Lukas

In this episode, you’ll learn how debt-to-income ratios will affect property investors and the property market. This is important, because The Rese...

Split banking⎜Ep. 50

21 Sep 2023

Contributed by Lukas

In this episode, you’ll learn how property investors can use split banking to buy more property. It’s no secret, we’re big fans of split banking...

7 ways to manage your investment property top up⎜Ep. 49

14 Sep 2023

Contributed by Lukas

In this episode, you'll learn 7 strategies to manage a higher-than-normal cashflow. Most of the time, investors are comfortable knowing the rental...

How do I pay less tax on my investment properties?⎜Ep. 48

07 Sep 2023

Contributed by Lukas

In this episode, you’ll learn the 3 ways investors can minimise the amount of tax they pay, in the real world. Tax minimisation is not about pilfer...

What do I need to know about signing the contract in due diligence?⎜Ep. 47

31 Aug 2023

Contributed by Lukas

In this episode, you’ll learn everything you need to know about contracts a.k.a. the sale and purchase agreement. This is important because signing...

4 ways to get out of your build contract⎜Ep. 46

24 Aug 2023

Contributed by Lukas

In this episode, you’ll learn 4 ways to get out of your build contract … while it’s still being built. Maybe your family has welcomed a baby, o...

What is a cross lease? – Pros and cons⎜Ep. 45

17 Aug 2023

Contributed by Lukas

In this episode, you’ll learn how cross leases used to be a quick-and-easy shortcut to subdividing a property. Nowadays, they are – somewhat iron...

How much deposit do I need for an investment property?⎜Ep. 44

10 Aug 2023

Contributed by Lukas

In this episode, you’ll learn how much deposit you need to buy an investment property. Particularly, you’ll learn LVRs change deposit amounts, de...

What should I look out for in a pre-settlement inspection?⎜Ep. 43

03 Aug 2023

Contributed by Lukas

In this episode, you’ll learn how to conduct a thorough pre-settlement inspection (if you choose to go it alone). You’ll learn, there’s a lot m...

1-Bed v.s. 2-Bed v.s. 3-Bed properties ... Which go up in value the fastest?⎜Ep. 42

27 Jul 2023

Contributed by Lukas

In this episode, you’ll learn whether the number of bedrooms in a property can impact capital gain. This is by looking at CoreLogic data from the l...

Do I need a chattel valuation?⎜Ep. 41

20 Jul 2023

Contributed by Lukas

In this episode, you’ll learn what a chattel is and the reasons why you should get a chattel valuation. Sometimes, investors see these valuations a...

Everything you need to know about property managers⎜Ep. 40

13 Jul 2023

Contributed by Lukas

In this episode, you’ll learn what a property manager does and how much their services will cost you. Dealing with tenants is a full-time job, a jo...

Master Build – Is it worth it? An honest review⎜Ep. 39

06 Jul 2023

Contributed by Lukas

In this episode, you’ll learn exactly what is included in a Master Build guarantee and how it might not be the be-all, end-all “insurance policy”...

Property vs shares vs funds vs term deposits⎜Ep. 38

29 Jun 2023

Contributed by Lukas

In this episode, you’ll learn the pros and cons for several different investment options. You’ll also learn which one earns the highest return ba...

Can I afford an investment property?⎜Ep. 37

23 Jun 2023

Contributed by Lukas

In this episode, you’ll learn how to answer the question: “Can I afford an investment property?” This is achieved by exploring 3 factors: depos...

Too many townhouses?⎜Ep. 36

15 Jun 2023

Contributed by Lukas

In this episode, you’ll learn why the popularity of townhouses has grown in the last 10 years. I’ll also discuss concerns of oversupply, and reas...

Guide to residents' associations and body corporates⎜Ep. 35

08 Jun 2023

Contributed by Lukas

In this episode you’ll learn why, when you buy into a New Build development, you'll often be automatically signed up to either a body corporate ...

How do I figure out what the market rent of my property is?⎜Ep. 34

01 Jun 2023

Contributed by Lukas

In this episode, you’ll learn a 4-step process for accurately working out the market rent in any suburb. This way, you don’t have to rely on your...

What is a turnkey property? Turnkey pros and cons explained⎜Ep. 33

25 May 2023

Contributed by Lukas

In this episode, you’ll learn what a turnkey contract involves, versus a progressive payments contract. This is important because, more often than ...

Townhouses - Are they a good investment?⎜Ep. 32

18 May 2023

Contributed by Lukas

In this episode, you’ll learn how townhouses stack up as an investment choice. This is because if you’re thinking about investing in a new build ...

Passive income⎜Ep. 31

11 May 2023

Contributed by Lukas

In this episode, you’ll learn how people use property to build a passive income. You’ll also listen to a discussion of how property compares to ...

Negative gearing⎜Ep. 30

04 May 2023

Contributed by Lukas

In this episode, you’ll learn what negative gearing is and why initial hopes of a tenant paying off your mortgage, may come up short … literally. ...

What happens at settlement?⎜Ep. 29

27 Apr 2023

Contributed by Lukas

In this episode, you’ll learn what triggers the settlement date of your New Build, as well as what people you need to engage (in the 10-day timeline...

Social Housing⎜Ep. 28

20 Apr 2023

Contributed by Lukas

In this episode, you’ll learn why (long-time labelled as profiteering) private property investors are being offered tax incentives from the governme...

Revolving Credit – What Is It And How Do I Use It?⎜Ep. 27

13 Apr 2023

Contributed by Lukas

In this episode, you’ll learn what exactly a revolving credit is and why (even for people familiar with the term) it can be a complex financial tool...

Apartments - Are they a good investment?⎜Ep. 26

06 Apr 2023

Contributed by Lukas

In this episode, you’ll learn why apartments don’t grow in value as quickly as houses or townhouses. But you’ll also learn how – sometimes –...