Six strategies to put you on top of the property ladder, no matter what!

We’ve enjoyed a few good years in property but now as this real estate cycle matures and uncertainty surrounds the extent of the potential for future capital growth, it’s appropriate to remember that it is not so much the outside world that defines our success, but the place we take in us as investors.

There will always be forces working against us over which we have no control.

Politicians will keep making and changing policies, interest rates will rise and fall and the world will keep on turning without much regard for our personal plans.

In order to navigate through the changes and obstacles that will inevitably crop up, we need prepare in advance to weather these difficulties.

So let’s look at six strategies that could help you reach your investment goals, irrespective of the external forces at play:

1. Invest in your knowledge before you invest in bricks and mortar

The best place to start investing is in yourself.

However with so much information out there, it’s hard to know who to listen to.

I suggest you learn from others who’ve not only achieved what you want to achieve, but who’ve maintained their wealth over a long period of time, not just during the last property cycle.

You see a rising tide lifts all ships.

Also surround yourself with like minded people and get a mentor who will not only inspire and challenge you, but hold you accountable for your actions.

2. Marry your investment plans with your investment capital

There’s little doubt interest rates will rise again causing capital growth to slow down.calculator coin money save debt

This means some investors who have bitten off more than they can chew will come unstuck because they’ve over-committed financially.

Sure it’s exciting to have big dreams, but if the path to get you there is paved with gold that you simply can’t afford, then your dreams run the risk of becoming dilemmas.

Remember that all booms come to an end and over the next few years we’ll be heading towards the peak of this property cycle.

So while enjoying the current phase, make sure you’re financially prepared for what’s ahead.

3. Use your portfolio to reduce your risk

Strategic investors look forward to the best of times but protect their portfolios for the tough times that will inevitably come.

Rather than gearing to the max, they take a more prudent approach by building an emergency buffer to buy themselves time to ride through the storms.

These are often lines of credit or offset accounts, which they can call upon should the unexpected such as a loss of employment, a prolonged illness, an unforeseen repair or an extended vacancy in their rental property occur.

They also own the type of property that will be in continuous strong demand by a wide demographic of owner-occupiers in the big capital cities of Australia, because these locations are underpinned by multiple pillars of economic support and therefore values don’t fluctuate widely when times become tough.

4. Do the due diligence before you do the deal

While the average investors buy their properties emotionally, sophisticated investors have an investment plan that they adhere to and carefully evaluate any potential investment opportunity in light of their long-term goals.

They know that this makes their investment decisions less emotional and their results are more consistent and predictable.

5. Keep your sights set on your goals

While most investors buy a property and hold it for the long term, strategic investors regularly review their investment portfolio’s performance in light of their long-term goals.

Currently many are evaluating how their properties will perform if interest rates rise one or two percent as many economists predict will happen.

This means some are considering selling up secondary properties that are likely to languish in the next stage of the cycle.

I like to look at my portfolio’s performance at least once a year:

Are my properties performing to my expectations?

Are they outperforming the market?

If that property were for sale today would I buy it again?

Does this property still fit in with my overall plan?

You see…over time you grow, your skills improve and your circumstances change.

Treat your property like a business and evaluate your assets dispassionately and take appropriate action.

6. Remember that in real estate, less is often more

The person who wins in the end is not the one with the most properties.

And contrary to what you might believe, owning heaps of properties does not necessarily mean you will have financial freedom later in life.

Concentrate on getting the best deals for your investment goals, not the most deals. tax house property money

When it comes down to it, capital growth is key in building wealth through real estate and properties that outperform the long term averages always come at a price.

The trick is to avoid cheap or secondary properties.

But it is a price worth paying.

You make your money when you buy your property, not by purchasing a cheap property, but by buying the right property.

Hopefully your investment journey will be a long one however this means you’re likely to encounter some good economic times and some tough ones, periods of low interest rates and high interest rates, booms in the property markets and slumps.

Remember to prepare for the worst, while hoping for the best – in other words maximise your upside while at the same time covering your downside and you’ll remain in control of your destiny.


If you’re looking for independent property investment advice, no one can help you quite like the independent property investment strategists at Metropole.

Remember the multi award winning team of property investment strategists at Metropole have no properties to sell, so their advice is unbiased.

Whether you are a beginner or a seasoned property investor, we would love to help you formulate an investment strategy or do a review of your existing portfolio, and help you take your property investment to the next level.

Please click here to organise a time for a chat.

Or call us on 1300 20 30 30.

When you attend our offices in Melbourne, Sydney or Brisbane you will receive a free copy of my latest 2 x DVD program Building Wealth through Property Investment in the new Economy valued at $49.

Want more of this type of information?


Michael is a director of Metropole Property Strategists who create wealth for their clients through independent, unbiased property advice and advocacy. He's been voted Australia's leading property investment adviser and his opinions are regularly featured in the media. Visit

'Six strategies to put you on top of the property ladder, no matter what!' have 5 comments

  1. July 27, 2014 @ 1:03 pm joanne

    Hi Michael,
    Im always intetest in your talk.
    just like to know one thing. Do you think in Penrith
    area is good time to buy it as a investment property now?
    Do You think that area will grow double digit in 7 years time?

    thanks in advance for your reply


    • July 27, 2014 @ 5:10 pm Michael Yardney

      Thanks for the kind words.
      Our research has identified only 19 suburbs we’d be comfortable investing in Sydney. The Penrith region is definitely not one of them. It is located 50 kilometres from the CBD and while it will have physical growth it’s likely to underperform for capital growth, esp when interest rates rise. Sydney is too late in the cycle to take a chance and get it wrong!
      What are you looking for in an investment property? What is your budget?


  2. January 18, 2015 @ 9:50 pm IRENE

    Hi Michael,
    I’m always interest in your talk.
    Just like to know where in Sydney area is good time to buy it as an investment property now for good Capital Growth? (only 19 suburbs we’d be comfortable investing in Sydney) where?

    How to buy the right property.
    My budget is around $1.2 millions?
    Thanks in advance for your reply.


    • January 18, 2015 @ 11:55 pm Michael Yardney

      Of course you should have bought in Sydney 2 years ago and if you ahd bought the right type of property it would be worth 20% more today.

      Then again you should have bought in Sydney 4 years ago and seen the value of your property increase dramatically.

      So is it too late? Not really, but you won’t get the same level of growth in the next few years so the correct property selection is critical. ANd it willbe much more than choosing the right suburb/s. It will be critical to chose the right property in that suburb.

      That’s why I never mention specific suburbs – people may (in fact will) run off and buy there becuase Michael told them so, and buy the wrong property and then MY suggestion will be wrong. Why not call my business partner in Sydney – George Raptis and have a chat with him – 02 9327 2266 Metropole Sydney


  3. March 18, 2016 @ 11:49 am Alex

    Thanks Michael,

    sometimes it’s really hard to balance pros and cons as they both sometimes come together

    A property I’m looking at is in a boutique small complex, high quality right next town centre. Schools, shops sport facilities are walking distance. The master plan to develop it further had been approved. Being in the centre it is rather noisy. Close by is petrol station. How to balance the decision making??



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