21岁时你在做些什么？让我们来分享一位21岁澳洲人在产业投资取得巨大成功的故事。
Adam和Renee开始就以大型的型式参与房地产投资。他们没有以小的投资组合开始，反之他们选择十英亩的土地作为他们产业投资的开始。这是一个将占地十英亩的土地细分重建成九间。这项产业计划消耗了他们两年的时间才落成。
在二十岁的时候，他们购买了一间占地二依格的房地产作为他们的第一间家。那时候是千喜年，适逢QUEENLAND的产业价格上涨的时期三个月后，一位发展商以$130，000价格向Adam和Renee够得那所他们只付$75，000的房子。发展商把这一间房屋细分重建成两间以赚取更多的利润。
这给了Adam一个启发，如果这发展商可以如此做，为何他们不能呢？于是，Adam和Renee开始在周为地区物色土地以便从事产业发展。Adam那时候在一间机械工程公司工作。他的上司在黄金海岸从事巨额的房地产投资作为他创造财富的另一个管道。他的老板也是从事细分重建以及提升各种产业的事业，而现在Adam的老板已经很富有了。Adam与他老板关系很要好，他的老板毫无保留的告诉他自己的赚钱管道以及一些避免亏损的方法。
Adam的老板不是唯一一位让他对房地产投资产生兴趣的人。Adam的叔叔(一位城市规划师及研究员) 是另一位让他对产业投资产生浓厚兴趣的人。这三个人的成功让他相信细分重建的潜能。不久，他们在CABOOLTURE以$207，000购买了一片占地十英亩的土地作为他俩从事细分重建计划的开始。那时候他俩才21岁，在取得发展委员会批准这细分重建计划的过程中，Adam的叔叔给予他们最大的帮助。
于是他们向发展委员会拟定了一个初步的会议，并讨论了几个设计图。起初发展委员会接受了他们的计划，但Adam仍然要对计划做出一些改变。发展委员会尝试提出其它设计方案，但Adam知道那是行不通的。幸好Adam的叔叔指点他们走向正确的方向。然而在整个过程中，他们还是遇到了许多问题。他们从购买土地开始至到拿到发展批准书，这过程足足花了他们两年的时间。
¾¹ý了十几次会议及谈判，他们终于得到了发展委员会的录取通知书。他们马上提交他们计划中的业务工作表，这包括了工程的承包商、工程表及设计图。
在与工程师多番讨论及解决各种问题后，道路及大水堤设计完成了。Adam当时全天候地工作并安排承包商一起承担这个工程。时间是最大的问题，因一些问题令到他们的工程延误。但工程的延误竞对他们的计划有莫大的帮助，因为当时的房屋价格已涨得很高了。在选购材料方面，他们并没有选购价格最便宜的材料。Adam和Renee一路观察并研究其他发展商所发展的产业以确保他们的工程一直处在良好的局面。
工程开始后，发展委员会到现场巡视进行中的工程。之后发展委员会寄出一封发展批准书给他们，道路工程终于可以动工了，但他们所发展的房屋还未登记。
安理会随后检察了道路, 并同意接手维修工作。他们所发展的房屋也登记了, 并且可以着手卖掉房屋。
可是在这时候，戏剧性的事情发生了。银行在工程的最后一刻退出，这真是一不可开交的时刻。他们必需拥有卖楼签署书以说服 银行借钱给他们, 让工程可以继续进行。
为了让工程继续进行，Adam和Renee用他们出售首块土地赚的钱来资助这次的发展。可是，当承包商完成了工程， 并希望他们付款时，问题发生了! 银行方面并没有联络他说贷款不获批准， 但是当Adam来到银行拿 支票时， 他们才告诉他贷款是不获批准的。
Adam因此马上与银行谈判，耗时约两个星期才取得金钱给予承包商。Adam 认为贷款的事剧发生是因为他和Renee没有采取安全措施。 这是一个非常紧张的时刻, Adam和Renee不得不每周工作七天, 这对于他们来说绝对是个陡峭的学习。
房屋在2004年年初被预先卖出，房价在130,000到165,000美元之间，夫妇两人自己保留了两间，一间作为他们的新家，另一所则用作收藏Adam在工程完成后买的挖掘机和卡车。
根据他们的计算，计划完成后他们肯定可以赚钱!但最后切要缴税。如果他一早知道税务的事件，那么他的计划会有少许不同，所以Adam找了一个好的会计师帮他们开一间发展公司。 因此, 如果他们下次想要做类似的工程，他们不会陷入同样的困境中。 "
对 Adam来说，执行这项计划是件非常兴奋的事。但Renee却害怕他们最终会住在公园里。. 销售房屋让他们取得 1,036,000美元，在缴了所有房屋的GST和其他税收( 30% 至50%的利润)后，他们总共赚得397，000美元 和两间房屋。他们的住 家价值约48万美元而空置的房屋值约22.5万美元。幸运的是，在这个计划中，他们也打算建造自己的房屋，这便降低了总资本收益， 让他们免于缴更多的税，只因发展法令的一条规适用于他们的情形。
虽然很冒险及压力，但第一次产业发展的经验并没有影响到夫妇对房地产投资的热情。Adam又开始环顾四周，希望可以找到和购买更多的土地购买来发展。
他们的下一个计划也是在caboolture。. Adam看了大约20至30座产业， 约两年时间才找到最近的这片土地。 他认为, 研究和测定财务成果对于选择正确的房屋是很重要的。Adam 向 一对夫妇买了一块已展开初步的发展过程的土地。 亚当把这个工程的合约定在八月并接管所有那对夫妇留下的发展。他们策划在那五英亩的土地上建造16-19所房屋。额外的好处是，,这块土地位于coboolture河流，所以一些地段将有河流的景观。
他们非常乐意做这个工程，他们没有做过污水处理系统，因为上个工程已有水源 和化粪池系统。 他们已作出统计，利润相当可观。另一项挑战是让水道穿越过这块土地，所以Adam努力地同安理会和工程师们解决它所引起的问题。 亚当决定要自已承建这个工程。
他们支付了73万美元购买这个地段，其余的资金贷款。 他们把出售的楼宇，定价位于155,000美元至27万美元 (在河流上面的房屋)之间。 因为财政税收制度的原因，他们将不会一次出售所有楼宇， 相反地，它们会分散销售，并设立家庭信托和发展公司，这意味着这个时候他们拥有更好的财务管理。.
对于这个新的发展工程， 银行方面对他们的态度已完全不同。 "现在,我们已完成了一个工程， 银行方面已比较信任我们，现在我们已经拥有更多的担保品乐。"
他对于下一个分楼重建的工程感到兴奋，而Renee也对此失去了恐惧感。 他们将在策划中为自己保留一所楼宇。
Why start small when you can leap into property investing by coordinating a nine-block subdivision?
The success storey of a couple in property investment…
Adam and Renee Peisley entered property investing in a big way. The couple didn’t start out with a small portfolio but started by developing 10 arces in Caboolture, on the northern outskirts of Brisbane. It took 2 years for the subdivision of the block into nine three-quarter acre blocks to come to fruition, with dramas.
Story began like this... Adam and Renee were 20 when they first bought a property – a two-acre block cost $75,000 in Caboolture to build their family home. That was in 2000, when the property prices were starting to raise in the Queensland. Three months later, a developer offered them $130,000 for the block. The developer then subdivided the block into two and made a bigger gain, surely. Here came to Adam thinking – if the developer could do this, why couldn’t they? So they started looking around for land to develop.
Adam was a team mechanic at that time and the owner of the team was heavily into property investment on the Gold Coast as a means of creating wealth. He did subdivision and high raises all sorts of things and he was loaded. When Adam told him about his thinking of doing subdivision, he said, “Go for it”. He told Adam how he made all his money.
However, He was not the only reason he did property investment but what Adam’s uncle (a town planner and surveyer) did for a living provided Adam interest as well. Then they started looking around for some land to buy.
Process…
They bought a 10-acre block in Caboolture for $207,000. Adam’s uncle was greatly assisting the greenhorns on getting the approval from council to make the subdivision happen. That time, Adam was 21.
They booked a preliminary meeting with the council with few designs. Initially the council was receptive to the plan but Adam still wanted to make changes. The council tried to get them to put in pathways and roads going other ways to what they had planned and parked not where they wanted parked. It would not have made it feasible – they would have lost money on it. Luckily Adam’s uncle was there to point them in the right direction. However, they had some hiccups along the ways. It took two years from the time when they purchased the land to the point where they had the development approval (DA) in their hand as they had to go to the council quite a few times and negotiate.
After the first meeting with the council, they lodged their application to subdivide. That took about six months until Adam got a reply – a letter of demand. “They were stating what they want back and you were stating what you want done. So we went to and from the council – we probably had about 10 meetings.” After the negotiation with the council, they received a letter of offer and then they submitted their operational works, which included a list of contractors, engineering works and drawings.
Then they had hiccups with the engineers and getting the roads designed, and filling and compacting in the big dam in the acreage. Adam was working full time and arranged the contractors to come in and do the works. Time frame was the biggest issue they encountered with the engineers, funny was the timing and the delays were also a help because the property prices had gone through the roof. The couple put tenders out for the earthwork but did not go for the cheapest option. They looked at other estates completed by the earthwork firms to ensure their subdivision would present well in the end.
Then the council came to inspect the site and the development was under way. There were compaction tests to be done on the filling of the dam. After this, the council sent a letter to approve the development but the blocks not yet registered. However they could finally get the road works started.
The council then inspected the roads and agreed to take over maintenance. Once that happened, the blocks were registered, and they could proceed to sell them.
Dramas…
“The bank pulled out at the last minute of the construction. So that was a bit of juggling act because we had to sign up and sell the blocks to convince the bank to lend us the money to keep going.”
They ended up losing a little bit of money on each block; they had to have fully signed contracts on non-existent blocks. Adam and Renee had the money from the sale of the first block they bought in the Caboolture sitting in the bank, which they used to fund the development. They were alright up the point when the contractors had finished and wanted their payment. The bank had not contacted him to say it was not approved but when Adam went to bank to get the cheques, they told him then it was not approved.
“It was heart-wrenching. How was I going to tell these people that I cannot pay them?”
Adam hence quickly started negotiating with the bank and it took about two weeks for him to get the money for the contractors. Adam believes that the lending drama happened because he and Renee had no security. Initially they had the money from the first block but they spent most of it on the costs associated with the development. It was a very stressful time for Adam and Renee even though it all worked out in the end. Adam had to work seven days a week and Renee was working too. It was all done though telephone calls and late nights running around. It was definitely a steep learning curve for them.
The blocks were pre-sold for between $130,000 and $165,000 in early 2004, with the couple retaining two – one to build a house and another one to use for Adam’s excavator and truck, which he bought after completing the development because he saw the earthwork contractors were charging and he decided to go into business himself.
Taxing experiences…
“Because when we first started we thought it all added up well on the paper – we were going to make money at the end of it. But then there was tax to pay. I would have done a few things a little differently if I knew the tax implication first. So I found a good accountant and he set us up with the development company and an earthworks company, so that if we want to do the similar project we won’t get into same dramas.”
For Adam, embarking on the project was exciting but for Renee was a bit frightened. She thought they would end up living in a caravan park. Sales of the blocks netted the Peisleys $1,036,000 and after paying the GST on all blocks and other taxes (30% on 50% of their profit) they walked away with $397,000 plus the two blocks they retained. Their home worth about $480,000 and the vacant block about $225,000. They were fortunate that they intended to build on their block because this lowered their capital gains bill as the principal place of residence rule applied in their case.
Though stressful, the first developing experience did not dampen the couple’s enthusiasm for the property investment. It gave him a taste for doing small development. Then, Adam started looking around for more land to buy and develop.
Next project…
The next project was on Caboolture too. Adam looked at about 20 to 30 blocks over two years before finding the latest one. He believes research and determining the financial outcome is important to choosing the right block. A couple who had bought a block in the first subdivision had an investment block of land but did not want to proceed with the development. Although the couple had started the initial process of going through council, they had not gone too far. Adam put the block under contract in August and took over where the other couple had left off. They are planning a 16 to 19-blocks estate on the five-acre block. As an additional bonus, it is on Coboolture River, so some of the lots will have a river aspect.
They are keen to do this because they are never done sewerage systems before because the other ones had water and septic system. And they have done the sum and it adds up pretty good. The other challenge is that the block has a watercourse running through it. Adam has been working with the council and the engineer to resolve ant issue arising from that. Adam plans to do the earthworks himself.
They paid $730,000 for the lot, borrowing the funds. They plan to sell the blocks for $155,000 to $270,000 for the ones on the river. They will not sell the at once, rather they will spread the sales over the financial year for the taxation reasons. And having the family trust and development company established means their financial affairs will be much better managed this time round.
For Adam, it is a very different scenario with the new development in regards to the bank. “Now that we’ve done one, the bank bends over inside out for us. They love us to bits now that we’ve got bit of collateral behind us.”
He is excited about the next subdivision and Renee has lost the fear of living in the Caravan Park. They are planning to retain one of the blocks in the new subdivision and build again.
