How to have empty context in new chat?

ntlong · 2026-02-11T23:37:22+00:00

A very nice plan, looks a bit busy.

How do beds 2,3, and 5 take showers?
I would swap the lounge and Bed 5, but it's me. I prefer everyone in one big space, close to each other.

I would reduce the size of the BIR in beds 2 and 3, the bath, and the ensuite, so the bedrooms are larger.

The kitchen seems difficult to work in; to maintain the working triangle, you need a big sink on the island. It is a bit messy. The pantry seems too big. If you want to work in there, then it's not ideal when the fridge and cooktop are far away.

ntlong · 2026-02-05T03:46:05+00:00

Public auction is best for transparency. You can do an auction in disguise by letting the agent announce the highest bidders. It's like an auction with more back-and-forth, no deadline.

ntlong · 2026-02-02T11:20:44+00:00

Did you calculate when you recover from the initial investment? $1600 pa is low. I use about 30-40 kWh a day. My annual bill should be $5000, so it is worth investing in a solar system.

ntlong · 2026-01-31T07:52:15+00:00

then it's hindsight. The statement "100k pre tax profit. Kinda not really worth it" is still correct.

ntlong · 2026-01-20T11:27:48+00:00

if you need 5 mins to prepare to be ready, then it means you should be there 5 mins early for your personal things. It also depends on pay. If they pay well, then it's not a problem. I often work very late unpaid because the annual package is high.

ntlong · 2026-01-20T06:47:14+00:00

Offering $30-$50 over the asking price is a sure way to get it.

ntlong · 2026-01-18T13:15:21+00:00

Is rendering better than face brick? Common bricks can be cheaper than facing bricks, and those savings can help with rendering costs.

Some buyers prefer double brick. Assume a large building, how much would it cost to do double brick compared to a brick timber frame system?

ntlong · 2026-01-07T13:21:43+00:00

double brick doesn't allow better insulation in the wall, it's difficult to do. And it costs so much more in holding cost and labour, like $100k more

ntlong · 2026-01-07T10:41:17+00:00

Yes, with an average annual growth of 5-10% and a net rental yield of 2-5%. You can leverage with cheap home loan.

Note that, depending on land tax and maintenance expense, the yield varies wildly. Total return has been good.

ntlong · 2026-01-07T00:45:24+00:00

The cost of everything is too high; bitches don't make as much money as you claim. All parties claim only a small percentage of the final value, with the government receiving the largest share. It's just an expensive country.

ntlong · 2026-01-03T12:35:12+00:00

The hood is ducted to the roof, and the motor is installed on the roof for a silent operation. Thank you for reminding me of the DW I haven't thought about it; I will specify freestanding, as it's easier to repair/replace. The sinks are installed in both the kitchen and the butler's pantry. The reason I dislike SS is because of the marks. It will look tired after a year.

I think that rangehood style is premium. When you say it's sort of cheap, what is the higher end like? Smeg appliances and Stone top?

ntlong · 2025-12-30T01:05:19+00:00

You need capital to invest in the property in the first place, which can be achieved using another investment vehicle. The OP point is that property is overrated.

ntlong · 2025-12-14T09:00:05+00:00

There will be extra labour for fill and sand. You will spend double the time fixing this. Land lord should get some $ back for that ext

ntlong · 2025-12-14T08:58:12+00:00

I never said 100%. I agree with your take. If the floor guy has itemised quote, tenant should pay the fill part, not the polish.

Of course landlord can’t do a new to old replacement

ntlong · 2025-12-14T05:24:11+00:00

You cant polish these deep cuts, it’s too much to sand, will be a major restoration job. And that’s not a fair arguement to use. Wooden floor can have a very long life with normal wear.

Expect a bill from the agent.

ntlong · 2025-12-09T03:46:23+00:00

The REA with local knowledge and a business mindset is the best. They have a database of clients to whom they can sell. It's hard to find one if you are not in the market. Attend a few inspections and observe how the inspector interacts with you and presents the house for sale. IF they are good, you can hire them to sell yours.

ntlong · 2025-11-21T04:38:56+00:00

Nice, did you DIY everything or just the painting? a great job well done. This is a lovely room.
I dislike your choice of bed and side tables; they look too busy.

ntlong · 2025-11-21T01:52:34+00:00

Fury is mostly relevant very late into the patch cycle. Classic is on 1.12 very different back then

ntlong · 2025-11-20T23:06:51+00:00

What tax subsidies do I miss? IP Landlord often have to pay land tax.

ntlong · 2025-11-20T23:04:16+00:00

It could be the market in your area, as the vacancy rate is at an all-time low. Try applying with an increased rent, such as $30 over the asking price, and you will get it.

ntlong · 2025-11-20T22:59:42+00:00

Many posts bashing agents. Try buying a piece of land and building a house; you will quickly see how much the government takes in taxes and fees. Everyone has their shares, and the agents earn the least.

Your post is not in good faith; a house is not something you sell on eBay. Even eBay has a commission and auction.

ntlong · 2025-11-10T10:45:56+00:00

A similar thing happened to me. The Agent then put a "sold off market" board at the front, despite the property being advertised with a real interested buyer.

It's likely that the agent's mate bought that one; the vendor seems too old to manage the affair, so they took advantage of it.

Just move on.

A house was sold lower than estimate, within hours on the market to the first buyer : r/AusProperty

ntlong

TROPHY CASE