INVESTORS, DONT FORGET THE VALUATION DATE

 If you're a property investor, this is something you need to have on your radar.

From 1 July 2027, investors should be paying close attention to the valuation requirements that may affect the calculation of future capital gains tax obligations on residential investment properties.

As an investor with multiple properties myself, I will be arranging valuations on all of my investment properties and making sure those valuations are stored somewhere safe and accessible.

Why?

Because one day, when the property is eventually sold, that valuation could become an important piece of documentation.

Many investors are thinking, "I'm never selling."

Maybe that's true.

But life has a habit of throwing curveballs.

Health issues, family changes, retirement, business opportunities, financial pressures, or simply a change in direction can all result in a property being sold when you least expect it.

That's why I believe it is better to spend the money on a proper valuation at the relevant time than be scrambling years later trying to obtain retrospective evidence, which is likely to be far more difficult and potentially much more expensive.

A qualified valuer looks at far more than just the property itself.

They consider factors such as views, floor plan functionality, school catchments, location, proximity to amenities, the quality of renovations, land value, and whether the property is situated in a desirable part of town.

All of these elements contribute to the final assessment.

The important thing to understand is that not all valuations are created equal.

A real estate agent's market appraisal is one thing.

A formal valuation prepared by a qualified valuer is another.

Investors should also be realistic. There is no way valuers will be able to complete every valuation in the country on 1 July 2027. The demand would simply be overwhelming.

The likely reality is that valuations completed around that time will reference the relevant date and be documented accordingly.

My advice?

Don't ignore it.

Understand what is required, obtain the appropriate valuation, and keep a copy somewhere secure. It could save you a great deal of time, stress, and money in the future.

Property investing is about planning ahead, not reacting when it is too late.

Sometimes the smartest decisions are the ones you make years before you actually need them.

MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!!

NOT EVERYONE WANTS TO BE THE BOSS

One of the biggest mistakes I see in business is employers assuming that every employee wants to climb the corporate ladder, become a manager, or eventually run the whole show.

The truth is, not everyone wants to be the boss.

And there is absolutely nothing wrong with that.

Too many good employees leave their jobs because they become dissatisfied. They feel pressured, pushed, or even bullied into taking the next step when, in reality, they are perfectly happy doing what they do.

Some people thrive on responsibility and leadership.

Others are happy being reliable, consistent performers who turn up every day, do an excellent job, and go home.

Both are valuable.

STOP TRYING TO FIT A ROUND PEG INTO A SQUARE HOLE.

As employers, we need to recognise people's strengths and respect their ambitions, whatever they may be.

I knew where I was heading when I was about 14 years old.

I told my parents I was going to be a millionaire.

Fifty-four years ago, that was a pretty ambitious goal.

Achieving it was not easy. There was no luck involved, no handouts, no shortcuts, and nobody riding in to save the day. It was built through planning, hard work, grit, determination, and a willingness to keep going when things became difficult.

I set goals, created a plan to achieve them, and worked my backside off.

Not everyone around me shared those ambitions.

Many of my friends and work colleagues spent their money on holidays, cars, entertainment, and enjoying life.

And do you know what?

There is absolutely nothing wrong with that.

We all have different journeys.

What worked for me was learning from people who had already travelled the road before me.

I often spent time with people ten years older than myself. I listened carefully to the mistakes they had made and tried to avoid repeating them.

Even more valuable were the hours I spent talking with senior people, learning how they had built wealth, what sacrifices they had made, what worked, and what didn't.

Those conversations were priceless.

They gave me knowledge well beyond my years.

One thing I knew for certain was that I did not want to spend my life living from payday to payday like my parents had done.

That became my motivation.

But my motivation does not have to be yours.

And that's the point.

Not every employee has big financial goals.

Not every employee dreams of owning a business.

Not every employee wants extra responsibility.

Some people simply want a stable job, a good working environment, fair pay, and the opportunity to enjoy their life outside of work.

Those people are often your most dependable employees.

They show up.

They do the work.

They support the business.

They create stability.

So instead of trying to change them into something they're not, appreciate them for who they are.

Because if you keep pushing someone down a path they never wanted to travel, eventually they will leave.

And then you've lost a reliable, steady, hardworking employee who was doing exactly what your business needed.

Sometimes the best leaders are the ones who understand that success looks different for everyone.

MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!!

AGING PARENTS, ARE YOU MAKING ENOUGH TIME FOR THEM?

 This is a topic that has been weighing heavily on my mind lately. 

I talk to seniors every single day and there is one theme that comes up over and over again.

They are lonely.

Not because they do not have family.

Not because their children do not love them.

But because life gets busy.

Children grow up, get married, build careers, raise families, pay mortgages, run around after grandchildren, and before they know it, weeks or even months have passed without spending quality time with Mum or Dad.

The overwhelming feeling I get from many seniors is that they no longer feel useful. They feel as though they have become a burden to their children.

Nothing could be further from the truth, but sadly that is how many of them feel.

What breaks my heart is that most of them do not want much.

They are not asking for money.

They are not asking for grand gestures.

They simply want to hear from their children.

Even a ten minute phone call can make their entire day.

Many of the seniors I speak with are dealing with challenges they never mention to their families.

They struggle to open a jar because arthritis has taken away the strength in their hands.

They cannot move around as easily as they once could.

Simple tasks that most of us take for granted have become difficult.

Yet when I ask if they have mentioned it to their children, the answer is often the same.

"No, they're busy."

They do not want to bother anyone.

Imagine that.

The very people who spent decades putting their children first now feel guilty for asking for a little help.

Then there are those who have lost the love of their life.

A husband or wife they may have spent fifty or sixty years with.

The grief can be overwhelming.

Many fall into a deep depression, but again they keep it hidden.

They put on a brave face.

They tell their family they are fine.

Meanwhile they are going home to an empty house filled with memories and loneliness.

And once again, they stay silent because they do not want to burden their children.

The reality is that aging comes for all of us.

None of us can escape it.

One day many of us will find ourselves in exactly the same position, hoping the phone rings, hoping someone drops by for a cup of tea, hoping our children make a little time for us.

Our parents spent years raising us, supporting us, driving us around, helping us through life's challenges, and putting our needs before their own.

When they reach their 80s and beyond, they need us more than ever.

Not necessarily for money.

Not necessarily for physical help.

They need our attention.

They need our time.

They need to know they still matter.

If you're fortunate enough to still have your parents, pick up the phone today.

Visit them.

Take them for a coffee.

Sit and listen to their stories.

One day you will wish you could hear those stories again.

The only thing I truly believe I would struggle to recover from would be losing one of my children before me.

As for losing our parents, sadly it is part of life's journey.

But before that day comes, let's make sure they know how much they are loved and appreciated.

A ten minute phone call could mean the world to someone who spent a lifetime giving you theirs.

MAKE YOUR OWN DECISIONS & GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!!

TRAVEL REALLY DOES OPEN YOUR EYES

When you travel overseas and see buildings, churches, castles, and streets that date back to the 1700s and even earlier, it really makes you realise just how young Australia is as a nation.

During June and July, we travelled to Singapore and then flew the 13 hours to Amsterdam.

To be honest, Singapore was rainy, humid, and grey. Amsterdam welcomed us with more grey skies, rain, and cold weather. Unfortunately, that weather seemed determined to follow us for most of our journey around Scandinavia.

We cruised through Scandinavia on a magnificent 14 floor ship, interestingly there is no Floor 13. The vessel carried approximately 2,800 passengers and was supported by around 1,700 staff.

I have to say, Celebrity Cruises were absolutely sensational.

The food was simply next level.

There was an incredible smorgasbord available for breakfast, lunch, and dinner. Thank goodness we had booked dinner each evening in the main restaurant at 8.15 pm, which was all included, otherwise I am convinced I would have returned home carrying an extra 10 kilos!

Everything about the experience was impressive.

The staff were exceptional, professional, friendly, and always willing to help. Nothing seemed too much trouble.

The quality and variety of the food would make even the fussiest eater stop and think about what they were going to choose. Every meal felt like an occasion.

What amazed me most was the sheer number of people onboard. With nearly 2,800 passengers, I expected it to feel crowded and chaotic.

It was anything but.

Celebrity have mastered the art of moving people around without you ever really noticing. There was always somewhere to sit, somewhere to eat, somewhere to relax, and somehow it never felt as though thousands of people were sharing the same space.

The ports were fascinating, the history was incredible, and seeing countries that have existed for centuries certainly puts Australia's relatively young history into perspective.

As much as I loved seeing the world, there is always something special about coming home.

The more countries I visit, the more I appreciate what we have here.

We truly live in one of the best countries in the world.

MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!! 

VIVIAN'S CONSULTING COMING SOON

Over the years I have watched people, particularly women, go through what is often the most traumatic time of their lives, divorce.

I went through one myself, but I was one of the lucky ones. It was civil, respectful, and we managed to work things out without destroying each other in the process.

Sadly, that is not always the case.

What amazes me is the amount of anger and resentment that can develop between two people who once loved each other. More often than not, the battle centres around money and real estate. The real tragedy is when children become caught in the crossfire.

Why put your children through the wringer as well?

When parents are fighting, children are often the ones who suffer most. They become confused, stressed, anxious, and sometimes act out because they simply do not know how to cope. Before long, an already difficult situation becomes a completely dysfunctional family environment.

The truth is that I am a planner and a negotiator. I have a knack for helping people see reason and find common ground before the situation turns into an expensive and emotionally draining war.

In the last three months alone, I have helped four families reach an agreement and move forward, all within a matter of weeks.

Let me be absolutely clear, I am not a lawyer.

Once an agreement has been reached, I always recommend both parties seek independent legal advice, have the documentation properly drafted, and formally signed off. My role is to help people find a pathway forward before the legal costs spiral out of control.

I have seen families spend hundreds of thousands of dollars fighting through lawyers. In my opinion, much of that money should have been divided between the two parties instead of being swallowed up by endless disputes.

Whether you are the major breadwinner, male or female, there can be a strong temptation to hide assets, avoid disclosure, or try to hold onto everything. Equally damaging is using children as leverage by keeping them from the other parent.

Please stop and think about the bigger picture.

The children did not ask for any of this you were the ones that brought them into this world you should be protecting them at all costs.

Every decision you make today will impact their future.

I am also passionate about helping our older generation make informed decisions about their future. Should they stay in their home? Should they downsize? Should they sell?

I want to be completely transparent. I do not take advantage of elderly people. Quite the opposite.

Some of the greatest lessons I have learned in life have come from listening to older Australians. Their life experience is invaluable. I listen, I learn, and I pass that knowledge on to help others make better decisions.

I genuinely care about people.

When I believe in someone, I will go above and beyond to help them. I am passionate about protecting people, finding solutions, and helping families navigate difficult situations with dignity and respect.

If you think I may be able to help you, please reach out.

Gill Vivian
📧 gill@viviansrealestate.com.au

Sometimes all it takes is a calm voice, a practical plan, and someone who genuinely wants the best outcome for everyone involved.

MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!!

ARE YOU LETTING INDECISION COST YOU?

Rising interest rates, wars across the globe, the enormous debt governments continue to rack up, capital gains tax concerns, super funds facing restrictions on borrowing to buy property, a severe shortage of homes, builders going bust, constant debate around negative gearing, it's no wonder many people are sitting on the fence.

Every day I speak to buyers and sellers who are adopting a "wait and see" approach.

They're waiting for interest rates to fall.

They're waiting for more properties to come onto the market.

They're waiting for governments to make up their minds.

They're waiting for economic certainty.

They're waiting for the perfect time.

The problem is, there is no such thing as the perfect time.

Over my many years in real estate, one thing has remained constant. Life keeps moving forward whether we are ready or not. People get married, families grow, children leave home, jobs change, and circumstances evolve.

Those who spend too much time waiting for all the stars to align often discover that the opportunity they wanted has already passed them by.

Yes, there are challenges in the market.

Yes, there is uncertainty.

But there always has been.

The biggest risk is often doing nothing at all.

If you're thinking about buying or selling, get the facts, seek good advice, understand your position, then make an informed decision based on your own circumstances, not the latest headline or the fear of what might happen tomorrow.

Sometimes sitting on the fence feels safe.

In reality, it can be the most expensive seat in the house.

MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!!

AML Has Arrived – And Now We're Doing the Government's Job

As of 1 July 2026, those of us in real estate have officially become part-time investigators for the Government's Anti-Money Laundering (AML) regime.

To be honest, I'm not happy about it.

For nearly 28 years in real estate, I've met thousands of buyers and sellers. In August, I'll celebrate my 28th year in the industry, and I can honestly put my hand on my heart and say I've never knowingly dealt with a dodgy client.

Yet now, every seller and buyer who walks through our door is going to be subjected to a level of scrutiny that many honest Australians will find intrusive and frustrating.

Don't get me wrong, I understand why AML laws exist.

Criminals have been known to use property transactions to clean dirty money. They buy property, hold it for a period, sell it, and suddenly illicit funds appear legitimate. Nobody wants that happening, and nobody supports criminal activity.

But here's the question: at what point does fighting crime become an invasion of privacy for ordinary people?

The Government has decided that real estate agencies must collect more information, ask more personal questions, verify identities, investigate sources of funds, maintain extensive records, and monitor transactions.

And who pays for it?

Not the Government.

Small businesses do.

We have to purchase new compliance software, implement new systems, undertake training, appoint compliance officers, monitor every transaction, and absorb the ongoing costs of compliance.

No financial assistance.

No subsidies.

No compensation.

Just another cost added to the growing list of expenses small businesses are expected to carry.

Well done, Government.

The outcome is simple.

If you're buying or selling property today, expect more questions.

Expect more paperwork.

Expect requests for identification.

Expect to explain where your deposit funds came from.

Expect delays while information is checked and verified.

And if you're an honest person, which the overwhelming majority of people are, you may find yourself wondering why you're being treated like a suspect before you've done anything wrong.

What happened to common sense?

What happened to experience and intuition?

Instead of allowing professionals to use their judgement, we're increasingly being told to follow a checklist, tick boxes, and collect information simply because the regulations require it.

The reality is that we don't have a choice. It's now the law, and we must comply.

But complying with the law doesn't mean we have to love it.

As a real estate professional, I'll continue doing what I've always done, helping people buy and sell property, treating them with respect and giving them honest advice.

Just don't be surprised when we're forced to ask questions we never needed to ask before.

The good old days of simply dealing with people as people are rapidly disappearing.

So, when you're buying or selling property, remember it's not your local agent making life more complicated.

We're just the ones being required to enforce the rules.

MAKE YOUR OWN DECISIONS AND GIVE IT A REAL GO!!

SELLING MOSMAN PARK & THE WESTERN SUBURBS!!

KEEPING IT REAL IS OUR MOTTO!!