Naveen Pabbisetty - Property Consultant

03/09/2026

Had an opportunity to participate in Hindi property podcast प्रॉपर्टी चर्चा.

I'm not a native Hindi speaker but tired my best.

Some great questions around

* How commercial property is really valued

* Face rent versus the income you actually receive

* Cap rate, expansion and compression

* Different valuation methods.

Commercial Mein 1% Galti = 20% Overpay? | Indian Community Australi...

26/07/2026

🚨 Buying a Retail Shop? Don't Ignore the Tobacconist Next Door.

I recently attended an webinar presented by an insurance broker discussing some of the emerging risks associated with commercial properties leased to tobacconists.

One point really stood out.

When assessing a retail investment, don't just look at the property you're buying.

Also consider who your neighbours are.

Some of the key points discussed included:

🔥 Insurance premiums have increased significantly.

* A legitimate franchised tobacconist may attract insurance premiums from around $10,000 per annum.

* Independent tobacconists or those considered higher risk may see premiums starting from around $25,000 per annum, depending on the insurer and circumstances.

🔥 Insurance excesses have also increased substantially.

Fire, arson and malicious damage excesses that were once around $5,000 are now commonly between $25,000 and $50,000.

Another point discussed was that insurers may also consider neighbouring businesses when assessing risk.

This means that even if you're not purchasing a tobacconist, buying a retail property located next to one may have insurance implications that are worth understanding.

As a buyer's agent, one of my key roles is helping clients identify risks that may not be obvious at first glance.

If you're considering purchasing a retail commercial property, it may be worth asking a few additional questions during your due diligence:

✅ Is there a tobacconist operating nearby?

✅ Have there been any recent insurance claims or fire-related incidents in the complex or surrounding area?

✅ Could neighbouring businesses affect insurance premiums, excesses, or future insurability?

Sometimes the biggest risk isn't inside the property you're buying—it's next door or close proximity to risk factors.

Due diligence doesn't stop at the title, lease, WALE, tenant profile, or yield. Understanding the surrounding environment is just as important.

If you're exploring the purchase of a commercial property and would like assistance with the due diligence process, let's have a chat.

Disclaimer: This post summarises discussion points from an educational webinar and is shared for general information only. It is not legal, insurance, financial, taxation, or investment advice. The insurance figures quoted were examples discussed during the webinar and may vary depending on the property, insurer, tenant profile, and individual circumstances. Always seek advice from appropriately qualified legal, insurance, and property professionals before making any purchasing decisions.

09/01/2025

Short Google review.

A good start to 2025!

03/01/2025

The year ended with a repair request (water leak) on one of my investment properties in Perth.

On the 31st of December, while I was relaxing and unwinding, the property manager called about a water leak maintenance issue.

Fortunately, she could arrange for a plumber, and the issue—caused by a malfunctioning reticulation valve—was resolved promptly by replacing it with a new one.

There are countless reasons why some people hesitate to buy investment properties, with maintenance headaches and associated costs often being among the top concerns.

However, I wouldn’t hesitate to welcome these requests and address them as a priority.

Why?

1️⃣ I’m thankful to the tenant for being part of the journey toward achieving my financial goals.

2️⃣ They are also taking care of the asset.

This property was purchased in February 2024 for $552,000; the current conservative estimate is $655,000. This is a 26% IRR (20% capital growth + 6% rental yield).

This translates to (unrealised):

👉 $8,333 per month
👉 $3,846 per fortnight
👉 $1,923 per week

Whenever I acquire a property for a client or myself, I target an annualized growth of 7%, as that aligns with the long-term growth trends in the Australian property market.

However, the actual results often exceed expectations, thanks to the rigorous process involved in suburb selection.

Among many factors, understanding and assessing market cycles is a critical aspect of property investment.

For example, the Perth market grew by an annualized rate of only 0.4%–0.6% between 2012 and 2020. But the right time to buy in Perth was in 2020–2021.

I wish I had the required deposit to invest back in 2021. Nonetheless, when I was ready, all the data pointed toward certain suburbs in Perth.

Someone rightly said:

The best time to buy property was 10 years ago. The second-best time is today.

At the end of the day, every property grows, but there’s a huge difference between:

- Something growing at 2%–3% (e.g., Melbourne in the last 12 months)
- And something growing at 20% (e.g., Perth during the same period).

This difference is the result of thorough versus limited due diligence.

Timing the market is just as important as, if not more important than, time in the market.

PS: This is general information. To make informed decisions, please consult an accountant, mortgage broker, financial planner, or other professionals as needed.

PSS: Call me to schedule a meeting if you’re exploring engaging a buyer’s agent to acquire an investment property.

13/12/2024

𝐍𝐨𝐭 𝐞𝐯𝐞𝐫𝐲𝐨𝐧𝐞 𝐢𝐬 𝐥𝐨𝐨𝐤𝐢𝐧𝐠 𝐭𝐨 𝐛𝐮𝐢𝐥𝐝 𝐚 𝐩𝐫𝐨𝐩𝐞𝐫𝐭𝐲 𝐩𝐨𝐫𝐭𝐟𝐨𝐥𝐢𝐨.

Well, back in 2022, I was approached by a known acquaintance renting an apartment in Sydney and looking to buy a property under $500K and preferably in a capital city.

His maximum borrowing capacity was sitting at $550,000 to $575,000, and he was not interested in buying an apartment, either as a PPOR or an investment property.

In hindsight, this may be his only property purchase in Australia, and he didn’t want it to go wrong.

It had taken him 5 to 6 years to pool together $100,000 to $110,000 which was a combination of savings and proceeds from selling an ancestral property back in India.

His main reason for buying a property was to have a financial buffer/safety net in the next 4 to 5 years, as he had understood how difficult it is to save and the time it takes to reach a healthy buffer through only savings.

Hence, he was keen to buy an investment property.

Long story short:

- We shortlisted 8 suburbs in and around Logan and Ipswich.
- Looked at 35 listings(both on and off market) over a period of 4 weeks.
- Submitted three offers, and one was accepted, securing the below property for $493,000.

Fast forward to 2024, the conservative estimate is sitting at $653,000, a growth of roughly $160,000, which is a good, decent buffer or safety net.

If you're someone exploring engaging a buyer’s agent for your investment property and do not want to go wrong, then you may please ping or call me to schedule a meeting about how I can assist in securing investment-grade properties.

𝐏.𝐒. As part of my service offering, I provide rough guides/estimates for a 6% to 7% annualized growth.
𝐏.𝐏.𝐒. Most clients have experienced an 8% to 12% annualized growth range.
𝐏.𝐏.𝐏.𝐒. The process and methodology remain the same, but the results may vary from time to time due to macro factors and changes in property market dynamics.

06/11/2024

Have You Been Asked: Is X Suburb or Y Suburb a Good Investment Choice? 🏡💭

Let me share a recent property I secured for a client to illustrate.

Price: $625,000
Weekly Rent: $650
Land Area: 800 SQM
Configuration: 3 bed / 2 bath / 2 car

For discussion’s sake, let’s call the suburb X and compare it to the well-known suburb of Truganina 3029.

Unfortunately, I can’t reveal the actual suburb for now since I’m actively helping clients secure properties there.

Here are a few key comparisons:

Days on Market
- Suburb X: 15 to 10 days (50% reduction)
- Truganina: 38 to 49 days (30% increase)

Number of Listings
- Suburb X: 220 to 185 listings (20% reduction)
- Truganina: 1063 to 1288 listings (20% increase)

House Approvals (Last 18 months)
- Suburb X: 98 / 3713 (2.6%)
- Truganina: 570 / 13257 (4.2%)

Rental Return
- Suburb X: 5.4%
- Truganina: 4.4%

These are just a few of the many metrics I consider when considering buying an investment property.

Is Suburb X or Truganina better positioned for capital growth?

What are the chances of identifying the top 1% to 3% of suburbs for investment when comparing hundreds of suburbs across Australia?

Supply & demand are the driving factors.

Suburb selection is only one part of the equation. Finding the right property at the right price is just as critical in the investment property acquisition process. 💡

01/10/2024

𝐓𝐡𝐞 𝐔𝐠𝐥𝐲 𝐒𝐢𝐝𝐞 𝐨𝐟 𝐏𝐫𝐨𝐩𝐞𝐫𝐭𝐲 𝐏𝐮𝐫𝐜𝐡𝐚𝐬𝐞

There’s the good, bad, and ugly in most things in life—and property purchases are no different.

Let me share an experience that falls between bad and ugly with one of the property purchases I’m assisting for a client.

The client reached out to buy two properties in the price range of $550,000 to $600,000. Here’s what’s unfolded over the past 4 weeks.

𝐖𝐡𝐚𝐭 𝐇𝐚𝐬 𝐁𝐞𝐞𝐧 𝐃𝐨𝐧𝐞 𝐒𝐨 𝐅𝐚𝐫?

1. Reviewed 72 listings (both online and off-market)
2. Submitted 12 offers
3. Had 2 offers accepted—only to exit both contracts.

The first offer was accepted two weeks ago for a property at $550,000.

The Building & Pest (B&P) report revealed roof and structural issues, leading to an exit from the contract under the B&P clause.

The second offer was accepted a week ago at $507,000.

Unfortunately, we had to exit due to valuation challenges and this property had $8,000 worth of repairs based on B&P.

I've included more details on the valuation side below.

What Due Diligence Has Been Done?

𝐒𝐮𝐛𝐮𝐫𝐛 𝐃𝐮𝐞 𝐃𝐢𝐥𝐢𝐠𝐞𝐧𝐜𝐞:

I have analyzed over 1,000 suburbs to narrow it down to 30+ suburbs across Australia that tick all the boxes for the highest potential capital growth.

I’m not a fan of using off-the-shelf tools. Over the years, I’ve used more than 4 different tools, each with its own advantages and limitations.

However, manually performing due diligence across hundreds of suburbs has proven to be the most effective way to identify investment-grade suburbs and regions.

𝐏𝐫𝐨𝐩𝐞𝐫𝐭𝐲 𝐃𝐮𝐞 𝐃𝐢𝐥𝐢𝐠𝐞𝐧𝐜𝐞:

Each listing undergoes 12 to 14 different checks before even considering looking at the floor plan (if available).

𝐏𝐫𝐢𝐜𝐞 𝐃𝐮𝐞 𝐃𝐢𝐥𝐢𝐠𝐞𝐧𝐜𝐞:

A thorough price analysis is performed with comparable sales to arrive at a fair price, ensuring we neither overpay nor make an unrealistic lowball offer.

Since we focus on securing properties in hot, growing markets, lowball offers usually don’t work.

In the case of the 2nd property contract crash though the price due diligence was performed with the comparable properties we could not go with those lenders because the client's situation didn't fit in their lending criteria as the client was looking to acquire the property under a trust.

You have to exercise a bit of caution when buying under trust or SMSF due to limited lender choices.

𝐂𝐨𝐧𝐜𝐥𝐮𝐬𝐢𝐨𝐧:

1) Buying an interstate property isn’t always straightforward and can be complex, with things possibly going wrong if you don’t know what to do.

2) Even with thorough due diligence, issues can arise. This is why having key clauses such as finance, building and pest, and deal-specific clauses is essential.

3) Not all buyer’s agents are the same—understanding their process and methodology is crucial.

4) Be prepared to walk away from a deal if it doesn’t stack up or if it’s unsatisfactory. Otherwise, it may prove costly in the long run.

18/09/2024

📍 𝐈 𝐩𝐮𝐫𝐜𝐡𝐚𝐬𝐞𝐝 𝐭𝐡𝐢𝐬 𝐥𝐢𝐭𝐭𝐥𝐞 𝐮𝐠𝐥𝐲 𝐝𝐮𝐜𝐤𝐥𝐢𝐧𝐠: 𝐚 𝟑,𝟏,𝟏 𝐨𝐧 𝐚 𝟕𝟖𝟎 𝐒𝐐𝐌 𝐛𝐥𝐨𝐜𝐤 𝐟𝐨𝐫 $𝟓𝟏𝟖,𝟎𝟎𝟎 𝐥𝐞𝐚𝐬𝐞𝐝 𝐚𝐭 $𝟓𝟕𝟓 𝐩𝐞𝐫 𝐰𝐞𝐞𝐤! 🏡

Let me share the story behind this property, which I secured and settled recently.

Challenges:

1️⃣ 𝐁𝐞𝐚𝐭𝐢𝐧𝐠 𝐭𝐡𝐞 𝐑𝐚𝐭𝐞 𝐂𝐮𝐭: I wanted to get into the market before any potential rate cuts, whether they happen in 3 months, 6 months, or later.

2️⃣ 𝐏𝐫𝐢𝐜𝐞 𝐑𝐚𝐧𝐠𝐞: Under $550,000. Finding a decent, brick-built property that ticks all the boxes for capital growth is becoming harder by the day.

3️⃣ 𝐑𝐨𝐨𝐟 𝐑𝐞𝐩𝐚𝐢𝐫𝐬: During the B&P inspection, we discovered roof leaks.

Negotiated a price reduction of $4,700 to cover the repairs, and now it's all sorted! ✅

𝐓𝐡𝐞 𝐉𝐨𝐮𝐫𝐧𝐞𝐲:

I looked at 900 suburbs across Australia and narrowed it down to 20 having a high potential for capital growth.

I viewed 46 listings and made offers on 6 properties.

𝐎𝐟𝐟-𝐌𝐚𝐫𝐤𝐞𝐭 𝐎𝐩𝐩𝐨𝐫𝐭𝐮𝐧𝐢𝐭𝐲:

This property came to me through an agent in one of the suburbs where I actively source both on- and off-market properties for my clients.

Based on the comparable pricing, I offered $8,000 to $10,000 more to beat the competition.

Wait, did you think I was supposed to buy under market because it’s off-market?

Let’s unpack this.

At a broad level, it may fall under "off-market" as it's not listed on portals like realestate or Domain.

But the agent likely has 10 to 15 other buyer’s agents in their database and 20 to 30 buyers who missed out on recent sales the agent handled.

Technically, 70% to 80% of high-intent buyers have already access to this property.

What's the need for anybody to sell under market?

There isn’t "relationship-building" with agents to access off-market properties.

All it takes is getting your email on the agent’s distribution list—which can happen with a simple email.

You might collect 10 to 15 agents’ emails, but I connect with all active agents in a given suburb.

This gives me a higher chance of getting access to more properties.

Second, I rely on a wealth of metrics and data points to decide on a suburb to purchase in.

For example, among many key metrics, let's look at 𝐃𝐚𝐲𝐬 𝐨𝐧 𝐌𝐚𝐫𝐤𝐞𝐭 and 𝐋𝐢𝐬𝐭𝐢𝐧𝐠𝐬:

- 𝐃𝐚𝐲𝐬 𝐨𝐧 𝐌𝐚𝐫𝐤𝐞𝐭 dropped from 24 days to 12 days in the past 12 months—a 50% drop.

- 𝐋𝐢𝐬𝐭𝐢𝐧𝐠𝐬 fell from 239 in Sep 2023 to 200 in Aug 2024—a 17% reduction while most Melbourne and Sydney markets are experiencing the opposite trend.

I am confident this property is going to grow 8% to 12% or more year on year over the next 3 to 4 years.

𝐏𝐒: Get in before rates drop! 💥
𝐏𝐏𝐒: Only 9% of properties sold in 2024 are under $500,000, compared to 25% in 2020.
𝐏𝐏𝐏𝐒: If you're still unsure, shoot me a message to arrange a no-obligation investment property consultation.

Let's make your next investment move together! 📩💼

12/09/2024

🏡 𝐑𝐞𝐠𝐢𝐨𝐧𝐚𝐥 𝐨𝐫 𝐂𝐚𝐩𝐢𝐭𝐚𝐥 𝐂𝐢𝐭𝐢𝐞𝐬: 𝐖𝐡𝐞𝐫𝐞 𝐒𝐡𝐨𝐮𝐥𝐝 𝐘𝐨𝐮 𝐈𝐧𝐯𝐞𝐬𝐭? 🤔

In 3 out of 5 meetings with prospective clients, one common question is: Should I buy in regional areas or capital cities?

Do regional properties grow as much as those in capital cities?

The answer is yes!

With capital city properties becoming more unaffordable, if your budget is around $550,000 to $600,000 finding a decent property with capital growth potential in a capital city is nearly impossible.

In the chart below, you'll notice that while both capital cities and regional areas follow a cyclical growth pattern, regional properties (𝐛𝐥𝐮𝐞 𝐥𝐢𝐧𝐞) are more resilient to negative growth.

Coupled with higher rental yields and capital city unaffordability, regional properties are becoming more appealing.

City-dwellers are increasingly moving to regional centres, new data from the Regional Movers Index has found.

The Regional Australia Institute along with the Commonwealth Bank of Australia (CBA) have released their report from the first three months of 2024.

Analysing CBA customer movements, they found that 24 per cent more people moved from the cities to the regions, than in the other direction.

Sydney saw the largest exodus, with 67% moving to the regions, while 30% left Melbourne.

𝐏𝐒: Not all regionals are the same.

𝐏𝐏𝐒: If you’re in the market to buy an investment property, feel free to reach out for an obligation-free discussion to find your next investment opportunity

06/09/2024

📍 𝐋𝐨𝐜𝐚𝐭𝐢𝐨𝐧, 𝐋𝐨𝐜𝐚𝐭𝐢𝐨𝐧 & 𝐋𝐨𝐜𝐚𝐭𝐢𝐨𝐧

You’ve probably heard the phrase “Location, Location & Location” countless times in the property market, usually in reference to a specific suburb or two.

But the true power of this concept is realized when applied at a national level, rather than focusing on just one area.

Take a look at the chart below. 📊 Sydney has grown 43.1% in the last 5 years.

To put this in perspective, a property bought for $1 million is now worth $1.43 million.

In comparison, Perth, Brisbane, and Adelaide have seen roughly 70% growth during the same period, meaning a property purchased 5 years ago for $1 million is now worth $1.70 million. 🏡💰

The difference is whopping 30% more than Sydney!

Plus, your out-of-pocket expenses to hold properties in Perth, Brisbane, and Adelaide are much lower, thanks to their better rental yields compared to Sydney.

Sure, there are markets within markets, and some suburbs in Sydney may have outpaced that 43% growth, while some in Perth, Brisbane, and Adelaide may have grown less than 70% and vise versa.

But the key question is: Can you identify locations with the highest potential for capital growth? 📈

The answer is yes, but it requires looking across all suburbs in your price range. For instance, there are roughly 900 to 1,100 suburbs across Australia where you can buy property within the $550K to $700K range.

You need to have access to data and a meticulous elimination process, considering multiple factors to pinpoint locations with the greatest growth potential.

Remember, identifying the right location is just half the puzzle.

The other half depends on the type of asset, its attributes, and the price at which it’s secured. 🧩

Now, you might be wondering if it’s a good idea to buy in Melbourne, given it’s only grown 19.8% and may seem like it has potential.

The answer? Not necessarily. 🛑

Before Perth started its current uptrend cycle, it underperformed for 10 to 12 years.

Similarly, we can’t predict if Melbourne will be a good buy in 1, 2, or 5 years as there are no signs of it bottoming out or starting a new growth cycle.

Timing the market is just as crucial as time in the market. ⏰

💡 𝐓𝐢𝐩: Look for areas that have underperformed over the last 10 years but are now showing signs of a new growth cycle, with high demand and low supply.

This strategy has helped me achieve 12%-18% annual growth in the first few years, with strong rental yields for both my clients and myself.

Hope this helps you narrow down some areas to buy in. 😊

𝐏𝐒: If you’re still struggling and need some guidance on where to invest, feel free to reach out! 📩

𝐏𝐏𝐒: You only need 3 to 4 good properties to build a sizable retirement corpus.

𝐏𝐏𝐏𝐒: This is not a financial advice, just my perspective as a buyer's agent. Please speak with relevant professionals.