738 投资维多利亚州地区：吉朗、本迪戈和谢珀顿

所以市场很活跃，利率下降，投资者确实在积极行动。

So the market is buzzing, interest rates are down, and investors are definitely on the move.

约翰和我最近做了一期节目，讨论了如何阐述你的策略，确保在这些动荡时期，在做决定前认真评估自己的选择，而且确实要做出经过充分研究的决策。

John and I did a an episode recently about talking about your strategy and making sure in these crazy times that you're really taking stock of your decisions before making them and, yeah, really making well researched decisions.

我们决定推出一系列节目，聚焦于不同领域。

And we've decided to do a series on different areas, specifying in different areas.

今天，这是我们这一系列的第一期节目，我们将深入探讨一个我也想更多了解的领域——维多利亚州地区。

And today, we is our first episode in that series, and we're gonna do a deep dive into an area that I would like to learn more about as well, which is Regional Victoria.

为了帮助我们完成这次探索，我们邀请了一位身处维多利亚州地区的买家代理，来自Envisage Property的金伯利·盖尔哈。

To help us on this journey, we have somebody who's on the ground in Regional Victoria, a buyer's agent with Envisage Property called Kimberley Gelhar.

你好吗，金伯利？

How are you, Kimberley?

我很好。

I'm good.

谢谢。

Thanks.

你怎么样？

How are you?

是的。

Yeah.

非常感谢你加入我们。

Thank you so much for joining us.

你正在收听《房产世界》。

You're listening to This Is Property.

我叫拉谢尔·克伦。

My name's Rachelle Kroon.

我们开始吧。

Let's dive in.

所以第一个问题，金伯利，能告诉我作为一名买家代理的一天是怎样的吗？

So first question, Kimberley, tell me what a day as a buyer's agent looks like.

每一天都不一样。

No two days are the same.

我们总是在做不同的事情。

We're always doing different things.

有时我们会实地考察，同时在后台进行研究。

At times we can be on the ground inspections, doing research in the background.

这确实是一个多元化的角色，但始终围绕房地产领域，查看不同的房产，并与客户和经纪人保持沟通。

It's really a mixed role, but always in the real estate space, looking at different properties, liaising with clients and agents throughout.

是的。

Yeah.

我认为越来越多的人对使用购房代理这一概念感到兴奋，或者需要、希望使用购房代理，尤其是在房源稀缺的情况下。

And I think more and more people are getting excited about the concept or needing to use a buyer's agent or wanting to use a buyer's agent, especially with the lack of stock.

我们听到的最大反馈是，人们很难找到合适的房产。

And I think the biggest the biggest noise that we're hearing is people having trouble finding properties.

在维多利亚州地区，这种情况对您来说如何？

How has that been for you in Regional Victoria?

是的。

Yeah.

看。

Look.

总体来说，房源非常紧张，很难找到那些高品质的房产，那些能迅速租出去或让买家立即入住的房产。

Stock levels in general are pretty tight, and it is hard to find those good quality properties, properties that we can get tenants into, or is ready for someone to move in straight away.

在我们想要的优质区域，这类房产相当稀缺。

Those are quite scarce, I guess, in the good areas that we wanna be in.

但通过我们在行业前沿建立的关系，与房地产中介的紧密联系让我们在这个领域占据了一定优势。

But trying to have our forefront in the game, the relationships that we've got with real estate agents helps to give us a little bit of a a lead in that space.

是的。

Yeah.

很好。

Great.

那么，当你为客户提供房产时，与当地房地产中介的关系有多重要？

So how important are your relationships with the real estate agents locally when you're looking for properties for your clients?

哦，这绝对至关重要。

Oh, it's absolutely critical.

无论是通过提前听说那些尚未在市场挂牌的房源，这都给了我们更多时间进行研究和完成所有尽职调查。

Whether that's from hearing about them before properties are actually listed on the market, which gives us extra time to make sure we're researching, doing all our due diligence.

所以当房源正式上线时，如果我们没能提前购入，我们也能立即跟进。

So when it's live, if we're not getting an opportunity to purchase it pre, we're straight into it.

我们已经做好了所有准备，一切都井然有序，因为目前我们看到的情况是，房源一挂牌，第一次看房后就立刻卖掉了。

We've got everything ready to go and our ducks in the line because that's what we're seeing at the moment is that properties are getting listed and it's first open home when they're selling straight after.

因此，你需要随时准备好，所有信息都摆在面前，随时可用。

So you need to be ready to go and have all your information in front of you ready.

是的。

Yeah.

最近我经常听到有人说，房源一挂牌，电话一打，就已经卖没了。

So I've heard that so much lately of people saying as soon as they're listed and they're calling, they're already gone.

你在你工作的区域也经常听到这种情况吗？

So you hearing that a lot in the area that you're working in?

当然了。

Oh, definitely.

我们经常合作的一家中介通常在周三或周四上架房源。

There's one agency that we do a fair bit with, and they list on a Wednesday or a Thursday.

他们会在周六举行首次看房，并在周六下午3点前接受最终报价。

They do their first open home on a Saturday and it's final offers by 3PM on the Saturday.

所以整个流程只需要几天时间。

So like the turnaround is within like a few days.

如果你没及时跟进，就看不到这些房源上架。

So if you're not there, you don't see that property listed.

如果你每天不登录realestate.com，就会错失机会。

If you're not on realestate.com every single day, you're missing out.

是的。

Yeah.

那么总的来说，区域维多利亚地区怎么样？

So Regional Victoria as a general area, tell me tell me about that.

告诉我为什么投资者会涌向区域维多利亚。

Tell me why investors are coming to Regional Victoria.

是的。

Yeah.

所以我认为， affordability 可能是其中一个关键因素。

So I guess affordability is probably one of the key aspects really.

大城市的价格已经高得让人望而却步，而进入这些地区则能获得更具性价比的房价。

So metros are getting priced out, and then it gives a little bit more of an affordability price being able to go into these regions.

许多主要区域也都拥有完善的基础设施。

A lot of the major regions as well, they have all the infrastructure there.

它们有学校、医院，还有就业机会。

They've got the schools, they've got the hospitals, they've got the employment opportunities.

因此，这些地方具备了作为一个独立运作的小城市所需的一切条件。

So there's everything that they need to be that little city that they operate on their own.

而我们所涉及的许多地区，距离墨尔本大约一小时到一个半小时车程。

And a lot of these that we work in, they may be an hour, an hour and a half to get to Melbourne.

所以你仍然有机会在需要时通勤前往，同时又能享受这些地方带来的各种生活方式优势。

So you've still got that opportunity where it's close enough that you can commute there if you need it, but they've got all those lifestyle opportunities.

那里空间更大一些。

There's a little bit more room.

可能有更多的花园、森林或海滩，以及那种提供周边空间的生活方式，我们发现很多人，尤其是家庭，都在追求这种生活方式。

There might be a little bit more gardens or forests or beach or that lifestyle that gives them the space around it, which we find a lot of people are driving, especially those families.

显然，你们会专注于一些不同的区域。

There's obviously some different areas that you would specialize in.

维多利亚州目前哪些城镇比较热门，或者最近发生了变化？

What are some of those towns in Regional Victoria that are that are popular at the moment or maybe have shifted recently?

是的。

Yeah.

当然，这会因每位客户的策略而异，取决于他们是追求资本增值、租金收益还是预算。

Look, it's gonna be a little bit different for each client depending on their strategy, whether they're chasing that capital growth or yield and budgets.

我们目前经常涉足的一些主要地区可能是吉朗、本迪戈和谢珀顿。

Some of the key ones we're probably operating a lot in would be maybe Geelong, Bendigo, Shepparton.

这可能是我们目前最重要的三个地区。

That's probably three of our major ones at the moment.

所以我对这些地方都不太了解。

So now I and I don't know a lot about any of those areas.

那你能告诉我像吉朗这样的地方有什么好之处吗？

So tell me what's great about somewhere like Geelong.

是的。

Yeah.

吉朗靠海，我觉得很多人很喜欢这种生活方式。

Geelong, like being on the coast, I feel like a lot of people love that lifestyle aspect.

所以你有冲浪海岸，离得不远，但到墨尔本可能还要一小时左右。

So you've got the surf coast, which is not far down, but it's still maybe an hour to get into Melbourne.

还有火车线路直接从吉朗通往墨尔本。

There's also train lines that run straight from Geelong to Melbourne.

所以很多人选择通勤，但吉朗本身也有不少重要的就业机会。

So a lot of people do that commute, but Geelong itself has quite a lot of major employment opportunities there.

比如WorkSafe或TAC这样的机构，都在当地设立了几个小型分支机构。

So you've got places like WorkSafe or TAC who have developed these little sub offices around the area.

因此，那里有很多重要的就业机会，人们在这些地方从事着高薪的专业工作。

So there's a lot of major employment going on there that people are sustaining high professional jobs in these locations.

而且他们仍然能享受那种生活方式。

And then they've still got that lifestyle.

他们有海滩，有树木，有温馨的社区氛围，却又远离墨尔本的喧嚣。

They've got the beach, they've got the trees, they've got that nice sort of family feel to the suburbs without being in the hustle and the bustle of Melbourne.

是的。

Yeah.

有时候，当人们听到‘地区’这个词时，并不会想到海滩。

And sometimes when people hear regional, they don't think beaches.

所以吉朗实际上是一个海滨城镇。

So Geelong's actually a beach town.

没错。

Absolutely.

对。

Yeah.

在沿海地区。

Down on the coast.

很漂亮。

Beautiful.

我最近读到一些资料，说吉朗在区域城镇中的增长已经超过了阳光海岸。

And I read somewhere recently that Geelong had surpassed the Sunshine Coast for growth in in a regional town.

所以显然，吉朗最近经历了显著的增长。

So it says, obviously, they've had some substantial growth recently in Geelong.

是的。

Yeah.

吉朗正在经历大量开发，而且吉朗周围有很多空间。

Geelong has got a lot of development going on, and there's a lot of space around Geelong.

所以你有市中心本身，还有几个成熟的郊区，比如吉朗西区、贝尔蒙特、海顿、格罗夫代尔。

So you've got the CBD itself and there's quite a few, like, established suburbs around that, which might be like Geelong West or Belmont, Hyton, Grovedale.

这些地区现在都已经开发成熟了，但城市正在进一步向外扩张。

They're built up and stuff now, but it's starting to sprawl out further.

所以，如果你认为下一个始终被确立的城镇是托奎，它距离吉朗大约四十五分钟车程，半小时到四十五分钟不等，但在这之间，现在正涌现出许多小型城镇或开发项目，还有一些绿野住宅区，我们在投资方面对此必须保持一定的谨慎。

So if you think the next town or next major town that was always established would be like, Torquay, that's maybe forty five minutes out from Geelong, half an hour, forty five minutes, but there's all these little towns or little developments that are now getting built up in between, there's some of the Greenfield estates, which we do have to be a little bit cautious of from an investment side of things.

但这里空间非常充裕。

But there is a lot of space.

这些开发项目有足够的空间扩展，这推动了人口增长。

There's room for these developments to go up, which is feeding that population growth.

是的。

Yeah.

很好。

Great.

在过去大约十二到十八个月里，这些地区确实经历了大量增长。

So there has been a lot of growth in those areas over the last, I guess, twelve to eighteen months.

预计像吉朗这样的地方还会继续增长吗？

Are they predicted to have further growth in somewhere like Geelong?

我们确实看到了这种趋势，因为从墨尔本迁移到吉朗的移民数量仍然很高。

We're definitely seeing that because of the migration rights migration rates, especially from like Melbourne coming out to Geelong are still quite high.

我们确实看到像新冠疫情期间那样的小幅回落，当时出现了一个高峰，之后略有下降，但我们现在明显看到人们又在回归，追求那种生活方式。

We did see a little bit of a drop like COVID, there was that big peak out and there has been there was a slight drop there, but we're definitely seeing that still coming back in, people chasing those lifestyle components to it.

是的。

Yeah.

所以我觉得新冠这件事很重要。

So I think that COVID thing's important.

当时确实发生了一些变化。

So there was a there was some changes.

能给我们讲讲当时发生了什么吗？

Talk us through a little bit about what happened there.

在维多利亚州，我们经历了非常严格的封锁措施。

In Victoria, we had quite harsh lockdowns.

当时有一道‘钢铁之环’，将墨尔本与周边地区彻底隔离开来。

There was that ring of steel that really separated out Melbourne from the regions.

因此，很多人搬到了偏远地区。

And as a result, a lot of people went to the regions.

我是在维多利亚州的郊区长大的，所以很幸运，我本来就住在这个地区。

I grew up in regional Victoria, so lucky enough, I was in that region already.

但我们确实看到很多人搬得更远，前往这些更偏远的地区，试图逃离严格的封锁措施。

But we did see a lot of people pushing out further and getting to those more regional areas to try escape those harsh lockdowns.

一些雇主对居家办公的规定比较严格，导致部分人又回到了墨尔本，但仍有持续的动力驱使那些正在组建家庭的人们追求更大的空间。

Some employers do get a little bit strict on this with the working from home arrangements, which saw some people going back to Melbourne, but there's still constantly that drive for people that are starting families that they want more space.

他们不想住在这种小公寓里。

They don't wanna be in this little townhouse.

他们希望拥有后院，让孩子可以跑来跑去，这确实也见证了人口持续、稳定地回流到郊区地区。

They wanna have a backyard for their children to run around in, which is yes, seeing that consistent, more stable growth back out to the regions as well.

是的。

Yeah.

很好。

Great.

所以回到更广泛的维多利亚州郊区，疫情期间确实发生了一些变化，但可能还有一些政治因素影响了投资者的决策。

And so going back out to general so going back to a sort of regional VIC, and there was some changes during COVID, but there's also been some, I guess, political impacts that may have may have changed things for investors.

你有没有看到一些投资者因为这些变化而对维多利亚州感到担忧？

Have you seen any any investors be concerned about Victoria because of those some of those changes?

是的。

Yeah.

我认为这对一些人来说确实很难理解，尤其是那些来自其他州、可能投资维多利亚州的人。

And I think this is definitely a struggle for some people to sort of get their head around, especially people interstate that maybe then investing into Victoria.

由于政府在土地税方面的一些政策调整，一些人对政府下一步会采取什么措施感到不安。

And with some of the government changes around land tax, it has created a little bit of an unease for some people that are worried about where the government's gonna go next.

但归根结底，政府政策一直在不断变化。

But at the end of the day, the government policies are constantly changing.

维多利亚州发生的变化，你并不知道不会在其他地方重演。

And what's changed in Victoria, you don't know that's not coming somewhere else.

我们不能让这些变化完全左右我们的决策。

We can't let that dictate what our decisions are gonna be completely.

是的。

Yeah.

我同意这一点。

And I agree with that.

我最近和一位客户聊过，他刚刚购买或正在购买维多利亚州地区房产，购房价格大约是60万美元，他们对土地税感到担忧。

So I was talking to a client recently that actually had just bought or was buying in Regional Victoria, and the purchase price was about I think it was about $600,000 and they were concerned about that land tax.

他们以为每年的土地税会是一笔巨额开支，但当我问他们是否知道具体金额时，他们才发现真相。

And I think they thought it was going to be a huge amount each year, but when they actually set out, I said, well, do you know how much that land tax component is?

实际上，每年的土地税不到1000美元，但‘土地税’这个词让他们非常恐慌。

It actually turned out to be under $1,000 a year, but I think the word land tax made them really alarmed.

但当他们看到具体的金额后，想法就完全不同了。

But when they actually saw the dollar figure, it was a really different thought process.

所以，我想问，土地税对投资者来说是个问题吗？

So I think, is land tax an issue for investors?

绝对是的。

Absolutely.

但了解具体金额也非常重要，因为你在维多利亚州地区购房的价格点是完全不同的，对吧？

But knowing what dollar figure that is is really important as well because the price point where you're buying regional VIC is very different, isn't it?

是的

Yeah.

对

Absolutely.

这可能相当实惠，为那些预算较低的人提供了入市的机会。

It can be quite affordable, and it gives some options for people that may have those lower budgets that they can still get in.

他们可以进行投资，让资金发挥作用，实现资产增值。

They can be investing, putting their money to work to get themselves some growth.

即使在一些更实惠的区域，我们仍然看到资本增值在发生。

And even in some of those more affordable pockets, we are still seeing that capital growth happening.

所以那里确实仍有潜力。

So there's definitely potential still there.

我们谈到的是可负担性。

We talk about affordability.

为了让人有个具体概念，你能告诉我你最近为一位客户购买的房产价格是多少吗？

Just so someone can put a number on it, can you just give me maybe one of your last properties that you've you've purchased for a client?

就是那种价格水平，以及他们的租金回报是多少？

Just that sort of level of price and what their rent return was?

是的。

Yeah.

好的。

Okay.

如果我们看一下谢珀顿，谢珀顿可能是我们其中一个更实惠的区域。

So if we jump to something, say Shepparton, Shepparton's probably one of our more affordable areas.

我们那里有一笔购房交易。

We there was one purchase.

这个是哪个？

What's this one?

所以我们当时的价格大约是42万，哦，抱歉。

So we were sitting at about $4.20 k was our oh, sorry.

对，我们的购买价是42万，租金是每周450元。

Yeah, $4.20 ks was our purchase price and that was renting for $4.50 a week.

所以这笔投资的收益率是5.6%。

So that's a 5.6% on that purchase.

那是去年年底的事，现在估值已经涨到45万了。

That was end of last year and the current value is sitting at $4.50 ks now.

所以他们在短短六个月多一点的时间里赚了3万，同时还获得了不错的收益率。

So they've made 30 k in just over six months on that, and they're getting that strong yield as well.

42万的买入价看起来真的很低。

So 420,000, that seems like a really low purchase price.

那是什么样的房产？

What kind of property was that?

是的。

Yeah.

那是一套三室一卫、约600平方米的地块。

So it was a three bed, one bath, 600 square meter block approximately.

装修得不错。

Well presented.

他们其实不需要做其他任何事就能入手。

They didn't really need to do anything else to get in.

租客直接搬了进去。

Tenant straight into it.

我跟你实话实说。

I will be honest with you.

去年年底的时候，价格大概是4.20美元。

$4.20 was probably end of last year.

我觉得现在我们不可能以那个价格入手了。

I don't think we'd be getting in at that price now.

现在可能得更高了，你知道的，入门价大概在40多万的中高位左右，差不多就是这样。

It'd probably be more, you know, mid to high 4 hundreds is probably the entry level price now, something like that.

但知道市场确实有动静是好事。

But it's good to know that there is movement.

关于那个房产，我们深入聊聊，你那块地有600平方米。

Now for that property, just just sort of diving into that, you so you're 600 square meters of land.

你有三间卧室，一间浴室。

You've got a three bed, one bath.

租金每周是4.50美元。

The rent returns $4.50 a week.

以这个购买价格来说，这个租金回报率真的很不错。

That's that's a really good rent return for that purchase price.

那有多远？

How far is that?

我不太了解谢珀顿这个地区。

So I don't know the area of Shepparton.

那么告诉我，谢珀顿离墨尔本本身有多远？

So tell me how far how far is Shepparton from Melbourne itself?

是的。

Yeah.

所以它离墨尔本大概两小时车程，几个小时的路程。

So it's it's probably a two hour drive back to Melbourne, a couple of hours back.

谢珀顿离得更远一点。

Shepparton is a little bit further out.

我们在谢珀顿很少看到有人每天通勤去墨尔本。

We don't find many people there in Shepparton that are doing like a daily commute into Melbourne.

这个距离不太适合每天通勤。

It's not really that sort of distance to be able to do that.

像吉朗这样的地方，你大概还能通勤。

Like, Geelong or something, you could probably do the commute.

谢珀顿离得更远一点。

Shepparton's a little bit further out.

但那里有自己的就业机会，很多人自给自足，乐于生活在镇上。

But they have their own employment opportunities, people that are quite self sustained and happy being within the town themselves.

但它有自己的经济。

But it's got its own economy.

所以谢珀顿本身有非常多不同的产业。

So there's it's not a there's a lot of different industries in Shepparton itself.

当然。

Definitely.

对。

Yeah.

所以他们有一个主要的农业组成部分。

So they've got a major sort of agricultural component.

他们以水果、乳制品、羊和牛而闻名。

So they're really known for their like fruits, their dairy, sheep, cows.

那里有一所大学。

They've got a university there.

他们计划进行一些大型道路和铁路升级。

They're doing some, like, big roads and rail upgrades that are planned.

所以那里有各种各样的就业机会。

So there's a lot of different types of employment going on.

对。

Yeah.

所以你发现，那些在当地购房的投资者，租金空置率怎么样？

So you're finding that so investors that are buying there, what's the rental vacancy?

谢珀顿的空置率很高吗？

Is there a there a big vacancy in Shepparton?

不高。

No.

空置率非常低，尤其是那种带独立土地的房屋。

Vacancies are super tight, especially those like houses on their own land.

像公寓、联排别墅这类房产，在谢珀顿的表现可能没那么好。

Like units and townhouses and something like Shepparton probably don't perform quite as well.

对这类房产的需求不多，但我们所有的独立房屋几乎都能很快租出去。

There's not as much demand for it, but we're finding all of our houses where possible.

我们尽量在交割前的最后阶段就进行推广。

We try to get them sort of advertised in the final stages of before settlement.

我们发现，大多数情况下都能很快把房子租出去。

And we're finding most of time that we can get them rented very quickly.

是的

Yeah.

太好了

Great.

好的

Alright.

好吧，我们暂时休息一下，待会再聊聊一些你为投资者购买的房产的具体案例。

Well, we might take a break there and come back and talk about a few more specific examples of properties that you've purchased for investors.

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好的。

Okay.

我们继续与金伯利对话，她是一位专注于维多利亚州地区市场的买家代理，我们正在讨论这些地区。

We are back with Kimberley, who's a buyer's agent specializing in regional Victoria, and we're talking about those areas.

我们之前聊了一点吉朗，并简单提到了谢珀顿。

We've had a little bit of chat about about Geelong and touched on Shepparton.

我想再多了解一下本迪戈这个地区。

I'd like to hear a little bit more about Bendigo, the other area.

那么，跟我讲讲本迪戈吧，它在哪里？

So tell me about Bendigo, where is it?

能跟我多讲讲这个城镇吗？

And tell me a little bit about the town.

是的。

Yeah.

班迪戈大概位于谢珀顿和吉朗之间。

So Bendigo is probably an in between distance between Shepparton and Geelong.

它距离墨尔本大约一个半小时车程。

It's about an hour and a half from Melbourne.

和之前类似，它有自己的中心区域，班迪戈的中央商务区活动更加丰富。

Similar again, like it has its own centre, Bendigo sort of CBD, which has got a lot more going on.

那里也有自己的就业机会。

They've got their own employment opportunities as well.

围绕机场和医院的升级工程，也带来了一些就业机会。

So there's been some work around the airport and the hospital upgrades, which has joined in some of that employment opportunities there as well.

我们发现，班迪戈的价格水平也介于谢珀顿和吉朗之间。

Bendigo, we find the price point is sort of in between as well with Shepparton and Bendigo.

你可能在60万左右的价格区间内就能找到一个比较舒适的投资点。

You're probably getting in there between maybe 600 ks is probably a comfortable price point to get in.

收益率没有谢珀顿那么高，但我们仍然看到那里的房价在上涨。

Yields aren't quite as strong as Shepparton, but we're still seeing some capital growth happening there.

是的。

Yeah.

很好。

Great.

所以谢珀顿可能更远一些，收益率更高，价格更低，然后我们来到本迪戈。

So Shepparton is maybe a little bit further out, has a better yield, a lower price point, then we come to Bendigo.

你能给我举个例子吗？最近你在本迪戈找到的一处房产，以及那位投资者的背景是怎样的？

So what is can you give me an example of a property that you may have sourced recently in Bendigo and maybe what that investor's profile was?

是的。

Yeah.

好的。

Okay.

不错。

Cool.

我可以给你一个例子。

So I can give you one.

这大概是十二个月前购买的。

This is probably twelve months ago purchase.

这能让你大致了解这个房产从那时起的变化。

And it'll give you a bit of an idea of where this property has gone from then.

实际上是一位年轻女性，从事专业工作，她想购买自己的第一处投资房产，但被墨尔本市场的价格挡在了门外。

It was actually a young girl working as a professional and she wanted to buy her first investment property priced out of the Melbourne market.

所以她希望在区域市场进入房地产业。

So it was looking at as a region to get into the property game.

于是我们在一个叫斯特拉思菲尔德A的郊区买了房，这个区域实际上离本迪戈稍远一点，但住着很多专业人士和家庭。

So we bought out in a suburb called Strathfield's A, which is actually a little bit out of Bendigo, but it's quite a lot of professionals that live in this suburb, lots of families.

这里环境很好，有绿油油的草地和森林般的氛围。

It's got a really nice, like green grassy foresty sort of appeal to it.

所以我们去年，大约一年前以53万澳元购入了这套房产，当时租金是每周480澳元。

So we purchased that for 530 ks last year, about twelve months ago, and that was renting at $4.80 a week.

因此，当时的收益率是4.7%。

So that's a 4.7% yield at that.

目前的估值已经涨到了61.5万澳元。

Current value is now $6.15 ks.

所以这可以说是相当大的增值了。

So that's probably a very big growth.

我们并不总是看到这么高的涨幅，但这就是这套房产目前的估值。

We don't always see quite that much, but yeah, that's the current value of that one.

我的意思是，这比我预期的在维多利亚州一个地区市场十二个月内能实现的涨幅要高得多。

So that I mean, that is more than I would have expected in twelve months in in a in regional Victoria.

首先，你能告诉我这是一类什么样的资产吗？

What do you I guess, first of all, what sort of asset was it?

当初购买的这套房产到底是什么样的房子？

What what sort of house was that prop the property that was purchased for initially?

是的

Yeah.

和谢珀顿那处房产类似，这是一栋三室一卫的房子。

So similar again to that Shepparton property, it was a three bed, one bath.

我无法给出确切的地块面积，但超过600平方米。

I couldn't give you the exact block size, but it was more than 600 square metres.

所以那里的面积相当不错。

So a decent sort of size out there.

这栋房子状况良好，入住前无需任何修缮。

Again, presented house didn't need any work to get in.

后院有一个棚屋，而且还有侧向通道，这对一些人来说非常有吸引力。

There was a shed at the back, which was quite desirable for some was that side access out there.

我们在一些城镇发现，尤其是那些从事各种技术工作的人，都非常喜欢这种额外的棚屋和空间。

We do find that in some of the regional towns, especially like all your trades and stuff, they love having that extra shed and space out there.

所以，这处房产很快就租出去了。

So yeah, that one rented really quickly.

我们当时也以一个相当不错的价格购入了，因为十二个月前的市场与现在截然不同。

We did get a pretty good price on that as well because twelve months ago, the market was acting very differently to what it was now.

那是一个买方市场。

It was that buyer's market.

我们有充分的议价空间。

We had room to negotiate with it.

当遇到急于出售的卖家时，我们就以一个不错的价格入手了。

When you had a seller that was motivated to sell, we got in at a good price.

而这一点现在也得到了体现。

And yeah, it's just been reflected in that now.

那你详细说说这个情况。

So tell me about that.

所以十二个月前，你处于一个买方市场。

So you were in a buyer's market twelve months ago.

在这些区域城镇中，过去十二个月里你看到市场是如何演变的？

Tell me in these regional in these regional towns, how have you seen it evolve in the last twelve months?

我真心觉得是在圣诞节后，新年回来的时候。

I honestly reckon it was after Christmas coming back in the New Year.

就好像突然回到了一个完全不同的市场。

It was just like coming back into this completely different market.

我们去看房时，有些地段不错的房产居然没有任何报价。

Like we were going in and there'd be no offers on a property and it'd be a good location.

房子看起来还不错，装修得也挺好，建筑和虫害检查也都通过了。

It sort of looked all right, presented well, building and pestle come back fine.

我们当时只是在和卖家谈判，努力达成一个我们都愿意接受的价格。

And we were just negotiating with the vendor, just trying to come to that agreement between us of like a price that we were happy to pay.

那时候我们并没有现在这种激烈的竞争，现在一进去，总有人不断出价，要么是竞价，要么是最终报价。

We didn't really have all that other competition that's going on, which now we're going into it and there's always other people putting offers out, whether that's bidding against, whether that's best and final offers.

现在的竞争激烈多了，这进一步推高了房价。

There's so much more competition now that's starting to drive those prices up further.

是的。

Yeah.

那么，像维多利亚州地区预期的增长这类因素，你觉得当你的投资者来到这个地区时，他们会关注哪些数据呢？

And so things like, I guess, the the the projected growth for regional Victoria, do you think like, one of your when your investors are coming to the area, what sort of stats are they looking at?

他们希望看到哪些能体现未来增长的指标？

What are the things that they're looking at that they wanna see for future growth?

他们会关注那些已经规划好的、围绕这些区域的开发项目吗？

Are they looking at, like, what the projected, I guess, development is that's been planned around those areas?

是的。

Yeah.

因此，我们需要查看大量统计数据，以确保这些郊区符合我们的目标。

So, there's quite a lot of statistics that we're looking at within it to make sure that these suburbs are meeting our targets.

我们会考察过去的资本增值情况。

So, we're looking at like past capital growth.

我们会查看空置率。

We're looking at vacancy rates.

我们还会关注就业情况、就业率、家庭收入，确保居民有能力负担这些价格，避免进入那些收入过低、无法承担租金或房价的区域。

We're looking at employment, what the employment rates are, household incomes, making sure that they're able to afford these prices and that we're not going in where the incomes are too low to be able to afford the rents or the house prices.

所以我们不会为该地区合理的价格支付过高费用。

So we're not paying overs for what's reasonable for that area.

当我们整体考察这些郊区时，会关注大量不同的统计数据，但即使在这些郊区内部，比如以本迪戈为例，还有许多其他周边郊区。

So there's a lot of different statistics that we're looking at when we're looking at these suburbs as a whole, but then even within these suburbs as a whole, like if you take Bendigo, there is so many surrounding suburbs other than just Bendigo.

你有斯塔夫代尔、肯宁顿、弗洛拉山、金平方和谢菲尔德艾。

You've got, Staffdale and Kennington and Flora Hill and Golden Square and Sheffields Aye.

它包含的组成部分太多了。

Like there's so many other components of it.

而且这些周边郊区的表现也各不相同，这也是另一个值得关注的有趣点。

And not every one of these suburbs that surround it is performing the same either, which is another interesting thing to be looking at.

那么对于本迪戈以外的小镇，从投资者的角度来看，这些地方的租金回报率或空置率会不会有显著差异呢？

So with the little towns that are outside of Bendigo, can there be a big difference from an investor's perspective about, you know, if that's gonna be a good have a good rental yield or things like that, or if there's gonna be more vacancy.

这些地方之间差异大吗？

Are they are there big differences between those places?

哦，是的。

Oh, yeah.

当然。

Definitely.

而且，作为当地人，你住在镇上，就会了解镇内哪些郊区和街道是好的，哪些是差的。

And some of it is I guess when you're a local, you live in the town, you get to know what the good and the bad, suburbs and streets are within that.

所以这里有一种小镇的氛围，那些口碑较好的区域确实也会影响投资决策。

So there is that town feel to it and where those have got the reputation around the good and the better areas that definitely plays into it as well.

但我认为，这还取决于各个郊区自身的状况。

But I guess it's also what's going on in those individual suburbs.

比如，弗洛拉山有大学，这显然会吸引学生在周边区域寻找住处，从而带动该区域的关注度。

So, you've got like the uni in Flora Hill, which that's obviously gonna have the students looking around that sort of area and drives in that sort of focus to it as well.

因此，各个郊区的运作方式确实略有不同。

So all the different suburbs do sort of interact a little bit differently.

我们确实能看到不同郊区在资本增值、空置率和收益率等方面存在明显差异。

And we do definitely see differences in capital growth, vacancy rates, yields, all of that within the different suburbs.

是的，很好。

Yeah, great.

在所有这些地区中，维多利亚州的哪个地方目前是你最感兴趣的？

So out of all of those, I guess, out of those regional, VIC, what has been your, I guess, favorite at the moment?

对你来说，哪里的活动最频繁？

Where are you seeing the most activity for yourself?

这很难给出一个明确的答案，因为这取决于具体情况。

It's so it's so hard to give an answer because it depends.

比如，你希望从中得到什么？

Like, what do you what do you want out of it?

你在寻找什么样的东西？

Like, what are you looking for?

你的策略是什么？

What is your strategy?

我觉得我们得回到策略这个话题上来。

And I think is where we need to go back to that strategy conversation.

在不了解背后所有数据以及你对房产的具体需求之前，不能贸然购房。

You can't just jump into buying a property without understanding all of the data behind it and what you're looking for within that property.

这非常好。

And that is really good.

所以我认为很多人拿到预批后，就会直接上realestate.com查看有哪些房源。

So I think a lot of do get their pre approval and just jump onto realestate.com and look at what properties are available.

我自己也曾经这样做过。

And I have also been guilty of this myself.

我们都一样。

Oh, we all are.

这是人之常情。

It's human nature.

所以当你在观察客户的需求时，你会全面考虑他们的整体需求。

So tell me about so when you're looking at a client and what they're looking for, you're looking at their entire brief.

当然。

Absolutely.

在Envisage Property，我们处理这个问题时几乎分为两个步骤。

So at Envisage Property, there's almost like a two step process of how we go about this.

所以第一步是与约翰·皮奇恩会面，他会坐下来制定策略，他并不总是只关注一个州，除非有特定原因，但我们在全国各地都有购房代理。

So the first step is meeting with John Pidgeon, and he will sit down and he works out the strategy and he doesn't always just focus or we rarely ever just focuses on one state unless there's a specific reason for that, but we've got buyers agents working across the country.

因此，他会查看来自各个州的数据，比较这些州内的不同郊区，以找出最符合客户策略和房产需求的最佳地点。

And so he's looking at data from every different state and comparing different suburbs within those states to find out where the best place is that's gonna fit their strategy, what they're looking for within that property.

所以，是的，这是一种两阶段的方法：首先与约翰制定策略，然后我们的购房代理才介入，寻找符合该策略的房产。

So yeah, it's sort of that two phase approach where you've got that strategy with John, and then that's when us BAs come in and we work on finding the property that suits that strategy.

是的。

Yeah.

很好。

Great.

所以当有人来找你时，他们通常已经明确了购房需求。

So somebody comes to you, they've generally already got their buyer's brief.

你清楚他们具体想要什么、哪些收益率对他们重要、哪些因素对他们来说关键，然后你亲自与中介谈判，寻找符合他们需求的房产。

You know exactly what they're looking for, what yields important, what's important to them, and then you're on the ground actually negotiating with the agents trying to find the property that fits that brief.

当然。

Absolutely.

是的。

Yep.

这就是我们的职责。

That's our role.

最近你们有没有发现其他一些可能让人感兴趣的房产？比如价格区间不同，你们最近有没有遇到一些适合关注维多利亚地区的人的房产？

Is there any other properties that you found recently that you think people might find really interesting or a different price point that you go, here's something that we've had recently that I think might be interesting to people looking at regional Victoria?

对。

Yeah.

让我讲个故事，我觉得挺有意思的。

Look, I'll give you a story, which I think is quite an interesting one.

这很好地体现了买家代理的作用。

And it sort of highlights the role of a buyer's agent.

我们有一个案例，让我先看看手头的数据，别搞错了。

We had one, let me grab the numbers up in front of me so I can not screw this up.

假设这是吉朗的一处房产。

But say this is a Geelong property.