Using Equity to Purchase another Property

Using Equity to Purchase another Property

A question we often get asked is how can you go about using equity to purchase another property.

Often people don’t think they can afford to buy an investment property because they have not saved enough cash for a deposit.  However, cash is not always what is needed.  This article will explain the process involved to determine how much equity you may actually have in your home. It will also outline the process to follow so you can get started on your property investment journey, using that equity, without having to save an additional cash deposit.

In terms of property, equity is the difference between the current value of a property is, and any amount owing on that property (for example the mortgage amount). The equity position is based on a bank valuation of the property value (ie: the value determined by an independent valuer who is engaged by the bank) – not the market value of the property (ie: what that property might actually sell for if it was listed for sale)

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How to check if using equity to purchase another property is possible for you

If you have owned your home for a number of years, it is very likely that the value of your home has increased since that purchase date. You may also be paying down your mortgage through principal and interest repayments so that the amount owing on your home loan is reducing gradually every month as well.  This results in a situation where you have increasing “equity” accumulating in your home.
Take, for example, a home that is worth $1,500,000. If you only owe $500,000 on the associated loan, then you actually have $1,000,000 worth of equity! That would be a very strong equity position when using equity to purchase another property.

Generally, a bank will allow you to borrow up to 80% of the value of a residential property without needing to take out Lenders Mortgage Insurance (LMI). This, of course, is always subject to lending assessment criteria at the time a loan is entered into. LMI only applies when the amount of borrowed funds exceeds 80% of the value of the property when using equity to purchase another property.

What this means is that you can potentially tap into the additional funds that sit in your home as equity.  In the example above, if we can borrow up to 80% of the value of the home (being $1,500,000) then we have the ability to borrow up to $1,200,000 (ie: $1,500,000 x 0.8).  With an existing mortgage in place of $500,000, there is now the potential to use the additional $700,000 towards the purchase of an investment property.

But there are some important steps that you need to follow to avoid making a big mistake when using equity to purchase another property.

  1. Ask your lender to perform a valuation on your existing property to determine its current value. As highlighted above, it is not the market value of a property that is used, but the bank valuation amount.  There is often a difference!
  2. Calculate your available equity. Remember this is the Valuation price x 0.8 LESS any existing mortgage owing on the property when using equity to purchase another property.
  3. Request to re-mortgage or re-finance your existing facility to draw out the equity as cash which you can use as a deposit.  Often this is set up as a separate loan facility (it is advisable to seek the help of a licenced mortgage broker who can assist with this process, or work with your lending manager at your preferred bank).  It is always a good idea to talk to your accountant about the best structure for tax purposes.
  4. Avoid cross collateralisation at all costs. This is where your lender will use the security from your home as security for your investment property as well. This exposes the existing property to investment risk and is to be avoided. If you don’t understand what cross collateralisation is – make sure you ask your mortgage broker or bank to explain!
  5. Ensure you can afford the investment as well as any additional repayments that may be necessary to hold that investment property.  Lending assessment criteria will also assess your capacity to repay when using equity to purchase another property.

Using equity from your home as a deposit for an investment property is a great way to get started in property investment without using cash savings. Of course, we always recommend getting advice from your accountant or lending assistant around the best structure for you when using equity to purchase another property.

Using this investment strategy helps you to get started in property investing quickly, without having to save cash that can be used for a deposit. It is a great way you can get ahead and potentially begin your property investment journey.

If you would like any assistance with understanding if property investment is right for you, or how you may be able to better understand using equity to purchase another property, please get in touch with our team.

We look forward to being able to assist.

Using Equity To Purchase Another Property 

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Would you like to understand more about working with a Buyers Agent in Brisbane?
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Brisbane Property Market Update May 2022

Brisbane Property Market Update May 2022

Brisbane Property Market Update May 2022

Whilst the national news headlines are saying that National Property Prices are falling, we all know that there are markets within markets. In Sydney, Canberra and Melbourne property prices, according to median values, are falling – but this is not the case in Brisbane.

We are now seeing month-on-month price growth momentum in Brisbane start to slow, and this is something we have been expecting for some time. With the pace of growth experienced throughout the later months of 2021 across Brisbane, we knew this was simply not sustainable. 

This does not mean we are finding bargains to buy. The growth rate according to median values is still higher in Brisbane as at the end of May, compared to the end of April. In fact, according to the latest Hedonic Home Value Index Data Brisbane experienced 0.8% price growth across all dwellings throughout the month of May compared to 1.7% price growth throughout April. The median value for a dwelling in Brisbane is now $779,895 which is $9.087 more than last month.

The quarterly growth is now 4.6% across Greater Brisbane for all Dwellings, declining from quarterly growth of 5.7% last month. This further supports the fact that the Brisbane market is cooling, and instead of rapid price growth, the city is now moving at a steadier pace.

Brisbane Property Market Update May 2022
Source: CoreLogic

We are starting to see a shift in the demand for some property types across Brisbane. For example, properties that need a lot of renovation or improvement work are becoming less popular. Perhaps this is due to the difficulties in securing a builder, or other tradespeople, to complete improvement works. Or perhaps it is due to the uncertainty around cost escalations associated with the construction industry as a whole. There may be some good buying opportunities for these types of properties in the months ahead.

Additionally, we are also observing more buyers inspecting quality townhouses and units in well-positioned locations, compared to a few months ago. This is perhaps a sign of shifting demand as more buyers are priced out of houses, so instead of compromising on the location to buy, they are looking to compromise on the property type. 

The data now supports this anecdotal evidence as well. Over the last month, the median value for Brisbane Houses has grown by 0.8% whereas the median for Brisbane units has increased 1.2%. This is the first month since September 2020 that Brisbane Units have increased in value at a faster pace than Brisbane Houses on a monthly basis.

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The median value for a house in Greater Brisbane is now $885,633 and for a Unit in Brisbane, this is a lot more affordable, with a median value of just $498,521. The average unit in Brisbane is worth about 56% of the value of an average house. In Sydney, this difference is 59% and in Melbourne, 63%. We expect that this will change as the unit market maintains growth momentum in the months ahead, whilst the rate of growth in the housing market throughout Brisbane slows.

The quarterly growth is still higher in the housing market throughout the city, being 4.7%, compared to the quarterly growth in the unit market which has been 4.3%.  We have seen a reversal of this trend in May, and it is an area to watch in the future. The strength in the housing market over the last 12 months is evident. When we look at the annual growth figures for both product types Brisbane has experienced 30.2% growth in housing and just 15.2% growth in the unit sector.

Brisbane Property Market Update 2022

Buyers agent Brisbnae
Source: CoreLogic

The reason we are now seeing some markets around Australia perform differently from others relates to property market fundamentals. News commentators would have you believe that rising interest rates and higher levels of inflation, for example, will impact all markets in the same way. But this is simply not true.

Some capital city housing markets are now in decline due to a combination of factors that have led to higher supply and lower demand. When supply outstrips demand, prices fall. The opposite is true as well. When supply is low and demand is high, prices rise.

The larger markets of Sydney and Melbourne now have inventory levels that are higher than 12 months ago and also higher than the five-year average. In Sydney, advertised listings are 5.1% higher than 12 months ago and 1.5% above the five-year average, and in Melbourne listings are up 1.3% year on year and 8.1% above the five-year average.

This is NOT the case in Brisbane. In fact, in Brisbane, we are seeing the opposite.

Total advertised stock levels in Brisbane according to CoreLogic are 38.2% BELOW the five-year average. This is a fundamental difference between the Brisbane property market where prices are still growing, and other capital city markets, where prices are now in decline.

When we see listing volumes increase, at the same time as buyer demand dampens, it usually means that buyers start to control the market. They have more properties to choose from and therefore there is less fear of missing out (FOMO) and less urgency. This usually correlates with falling prices.

In Brisbane, we have a LOW SUPPLY environment. Whilst our market has the same headwinds as other markets around Australia in terms of rising interest rates and higher inflationary pressures, we also have HIGHER demand.

The Brisbane market still has the unique advantage of very strong levels of interstate migration and relative affordability. Even with the rapid price increases over the last 12-18 months in Brisbane, compared to median values in other capital cities, our market is attractive for buyers looking to get more bang for their buck.

We have seen a rapid increase in the number of property investors looking to take advantage of the opportunities that investing in Brisbane can deliver. Not only are investors taking a long-term view to capitalise on the fact that our city will be hosting the 2032 Olympic Games, but they are also looking at the yield opportunity as well. With Vacancy Rates at record lows, rents continue to rise and this creates a unique opportunity for investors to hedge against inflation.

City-wide vacancy rates according to SQM Research in Brisbane are at 0.7%. There is a rental crisis in our city. Rents have already increased 12.8% in the housing market in Brisbane over the last year which is the highest level of rental price growth across all capital city markets around Australia.  In the unit market, rents have increased 8.1% in Brisbane over the last 12 months, and there is no slow down in rental price growth in sight.

Brisbane property market update may 2022

As we transition into a different phase of the property cycle in Brisbane, we expect to see some locations and some property types perform better than others. Changing market conditions like rising interest rates impact some people more than others. and we believe that some areas may be at risk.  These areas include locations where investors have been chasing high yields in suburbs located in the outermost parts of the Greater Brisbane region. In some of these locations, the people who are the dominant population group are already at the limits of affordability in terms of the amount they pay toward rent from their incomes.  This will cap (to some extent) the capacity for investors to increase rents to cover the increased interest expense. In the absence of capital growth, we may see some investors want to sell – but the demand from buyers will be dampened also by affordability constraints.

We always suggest that people understand the market they are buying into as well as the demographic make-up of the people who live in a particular location. As an owner-occupier, it is most likely that discretionary spending is cut to allow for increased mortgage costs. So the distribution of owner-occupiers and investors does matter. If you buy into a location dominated by investors … some of those investors might start to feel the pinch as we move into a more normal interest rate environment.

Time will tell.
Brisbane has been performing well across most segments of the market … but it is likely that we will start to see markets within markets once again.

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Would you like to understand more about working with a Buyers Agent in Brisbane?
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Wilston Buyers Agent Guide – What you need to know before you buy

Wilston Buyers Agent Guide – What you need to know before you buy

What you need to know before you buy in Wilston

Are you looking to purchase a home or investment property in Wilston?  How do you determine if this is the right suburb for you? As Wilston Buyers Agents, we have made it easy, by compiling information about Wilston that is important to know when considering this suburb for your home or investment purchase.

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Geography

Located only a short distance from its inner-city neighbours, Wilston has both prestige and convenience as well as an infectious community spirit. Kedron Brook and Enoggera Creek border Wilston to the north and south, providing opportunities to access parks, playgrounds and sporting fields. Being a locally based Wilston Buyers Agent, Streamline Property Buyers understand that Wilston has a mix of pockets that appeal to different demographics including elevated aspects with full city views and areas with direct parkland access near the creek.

Wilston has a village feel and is complemented by a cafe and restaurant lifestyle strip that the locals flock to.  Wilston is convenient to the north-south arterial roads in Brisbane, the tunnel entrance, and is also easily accessible and well serviced with excellent train and bus infrastructure. 

Wilston Buyers Agent location serviced

 

Transport

Both trains and buses provide the main public transport options for Wilston, with only a 10 min journey to the Brisbane CBD by train, and 20 mins by bus. For timetables click here to access the Translink website.  Riding a bike or e-scooter is also a popular way to travel being so close to the city.  

 

Education

Wilston has a very strong school catchment with several education options in Primary schools. Wilston State School recently celebrated its 100th year and has beautiful grounds with a mix of modern and heritage buildings on campus. St Columba’s Catholic Primary School has provided quality education for the Wilston and neighbouring communities for over 100 years as well.

Wilston also has easy access to prestigious secondary education options, and as local Wilston Buyers Agents, we know that a lot of families in the area choose to enroll their children into private schools or send them to the popular high achieving Kelvin Grove State College or Kedron State High school

If you’re unsure about finding the school catchment zones in Brisbane read our blog for in-depth information here, because the suburb boundary does not always align with the school catchment boundary lines. 

 

Amenities

There are multiple locations within Wilston for cafes, restaurants, hair salons, and small retail stores. If you would like to know more about the best local venues in Wilston, head to the Must Do Brisbane’s website here or The Weekend Edition’s list of options here.

 

Green Space

There is an abundance of popular, multi-use green spaces and parkland in Wilston. Finsbury Park, a local favourite, is nestled on the banks of nearby Enoggera Creek, boasting sporting facilities from hockey fields to soccer grounds. Wilston is also very close to Downey Park, home to Brisbane’s women’s sports, north of the river, including Netball, Hockey, and Softball. 

These parks are popular with locals for weekend meet-ups, social gatherings, and group and personal exercise classes.  Although the community feel is strong, they also welcome newcomers to the area.

 

Employment Hubs

Locals living in Wilston either commute to the Brisbane CBD or to various employment hubs in neighbouring suburbs. Being so close to the Royal Brisbane Hospital, Wilston also attracts a high number of medical professionals. Wilston is also approximately 14km to the Airport for those locals who need to travel interstate or overseas for work.

 

Typical Property Style

Wilston has a wide range of housing styles but is known for its renovated Queenslander style homes on large blocks. As local Wilston Buyers Agents, we know there are still limited opportunities to renovate the more original homes. There are also modern, newly built homes on smaller blocks of land that have been split into 400 – 500m2 lot sizes. 

There are some smaller developments of townhouses being built to add to the existing apartments and townhouses in the area, but these are mainly located on busier roads.

 

Demographics

Wilston is an area with households mainly made up of professional couples and families of high wealth, with a weekly family income at the last census of $2,793 (Queensland’s average is $1,661).  According to SQM research, the percentage of owner-occupiers is 62.1%, and 42.96% for renters. The area is very popular for families with young children who often move into the Wilston area to raise their children.

 

Wilston’s Most Desirable Areas

There are many highly desirable pockets in Wilston to consider, including the elevated positions north of Abuklea Street and the Wilston Village which showcase quiet, tree-lined streets with city views.

Staying away from the main roads and the low-lying areas prone to flooding is the best way to buy well in Wilston, but due to the higher prices compromising on the road and railway noise can also be a way to get into the area. Even streets prone to flooding close to Enoggera Creek such as Cramond Street, Vardon Street, and Langley Ave are still highly desirable and achieve higher sales prices. Of course, getting local knowledge from a Wilston Buyers Agent is the best way to understand which areas are best for you. 

 

Median Price Values

The median price for houses sold in Wilston throughout April 2022 was $1,710,000 (although the median calculated over the last 12 months is $1,340,000)  and the median price value for units is $526,200 (although the median calculated over the last 12 months is $517,000). If you’re looking for a home on a large block that is not in need of renovation you would need to consider a budget within the late $1 million range.

 

Suburb Growth

The median price growth for Wilston over the last 3 years to April 2022 has been 77.4% for houses and 31.5% for units.

 

You can find out up to date news for the area and local interest stories at Wilston News here. The Wilston Community Facebook Group for asking questions can be accessed here.

Need a local Wilston Buyers Agent?

Hopefully, this information has been helpful in your quest to understand what buying your next property in Wilston may entail. You can listen to a more in-depth review of Wilston from a local’s perspective on the Brisbane Property Podcast in our interview with Wilston local of 21 years, Alistair McMillan here.

If you would like further help to purchase a property please reach out to your local Wilston Buyers Agents.  Streamline Property Buyers can help. Enquire here.

 

 

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7 Steps to The Buying Process – The Basics

7 Steps to The Buying Process – The Basics

Buying a property can be overwhelming. 

Let’s face the facts … most of us only ever buy a very small number of properties in a lifetime. 

But for us, it is our profession, so to help property buyers, we have compiled the following 7-steps to outline the process so you can have more confidence when buying a property.

 

1. Step 1 of the Buying Process – Get Finance Ready

 

We wanted to start this article at the very beginning – right when you first make the commitment to invest in your future and purchase your very own property.  

When you first decide that buying a property is your next step, there are a number of things you will need to do to get on the front foot.

First, get out and about and do solid research into the current market and property values. This will assist in making realistic goals for you next property purchase. The market will change when the time to actually buy comes, so monitor the market right up until you are ready to put in offers. This will keep you educated so you don’t frequently miss out on properties that appeal to you.

The Buying Process

Look for a mortgage broker that you trust so you can discuss your property goals with them. You may need to meet a few mortgage brokers until you find the right one for you.  Some will be more focused on finding you the lowest interest rate.  Others will create a longer term finance strategy.  This will depend on you as an individual and what you are hoping to achieve in the future.   All mortgage brokers will have their ideal clients so it is best to ask which type of property buyer that they specialise in. 

You may find a mortgage broker that caters to the first home buyers’ market which may be great if you are feeling nervous about the process and need a bit of support.  However if you are looking for a mortgage broker who has experience with investment strategies then that may work better for you if you are looking to invest.  We always recommend talking to your mortgage broker about your long term plans, because even if you are buying a home, if you have plans to upgrade in the future, then some mortgage strategies might be better suited than others if the first property is to be retained and converted into an investment.

Make sure you are on board and comfortable with the broker you have selected.

The Mortgage Broker will be able to put a plan in place and will be able to help you with the following:

  • How much you can afford to borrow
  • Give you education on current interest rates
  • Educate you on the different set finance options and loan products (principal & Interest vs. Interest only, fixed & variable rates, offset and redraw facilities)
  • If there is a particular budget you have in mind they can let you know if that is achievable
  • Educate you on all fees involved when purchasing a property
  • Set a plan in place so you have a clear idea of what you can afford to buy

Mortgage brokers are also free for consumers to use. They get paid by the lenders they place the home loan with so you are not up for any costing with going with a broker.

Once you have your goals in place as well as a plan on how to achieve them you can move to the hardest step in the entire process…

You may find that your bank may do a bundle package to provide an attractive rate so it is important to look into all of your options and work out which one will work the best for you.

 

2. Step 2 of the Buying Process – Saving the Deposit

 

Saving the deposit for your property purchase can feel like the longest journey so it’s important to stay focused during this process.   It is very easy to lose sight of what you want to achieve when the end goal seems so big.

Our top tips for saving the deposit are below:

  1. The Buying ProcessRevise your budget to see how much can be saved each month and each pay date, ensuring you break down the savings goals into smaller more manageable goals helps keep you motivated and on track.
  2. Now is the time to stop any unused memberships and look at ways you can reduce your spending. This may be gym memberships you don’t use or cutting down take away from three times per week to once per week. The important thing to remember here is not to go overboard, restricting your spending too much may end up being more harm than good, you still need to enjoy yourself during this process but make a conscious effort to manage your money a lot closer.
  3. Pay yourself first. On each pay day it is important to revise your budget and move the amount you have allocated straight to a savings account, this way you don’t accidentally reach into that amount with your everyday spending, out of sight, out of mind. Treat your savings account like a bill that is due each month.
  4. Have a designated saving account for your property purchase. This is important and there are a lot of options on how to do this so look into what would work best for you.  Term Deposits can prevent you from spending money due to limits on withdrawals.  Be disciplined and avoid potential spending sprees.  

By following the above steps you will be well on your way to your first property purchase.

 

3. Step 3 of the Buying Process – Pre-Approval stage

 

Once you have your deposit saved you are ready to put things into action.  The hardest part is complete and now it’s time for the next step in the buying process.

What is a pre-approval you may ask?

A pre-approval is an “in principal” commitment from the bank that you can borrow up to a certain amount of money for the purchase of a property.  Banks will assess your financial details and credit history to ensure that you are a suitable candidate for a mortgage.  Having a pre-approval in place gives you confidence when entering the searching phase.  This is because you will know what your top budget is and you can confidently know where you stand when negotiating with agents.

Re-engage with your chosen mortgage broker at this stage.  They will be able to assist you in this process and run you through the steps of getting that pre approval in place.  The pre-approval phase is a valuable step in getting you closer to your new purchase.

Pre- approval is not formal approval so be careful when putting in your offer as you still may need a finance clause in the contract of sale in order to for banks to make a final assessment on your application.  Your mortgage broker will be able to assist in how long the finance clause may need to be in place.

 

4. Step 4 of the Buying Process – The search begins

 

The Buying ProcessThis is where the fun really begins. There is a lot of decision making during this phase so it can often feel quite stressful during this part of the process. 

We have compiled three tips to remember when searching for a property to buy:

  1. If it is meant to be… it will be.  There may be instances where you may miss out because another buyer was willing to pay more than you, especially when the demand for property is high and there is a lot of competition.  If you miss out simply, move on as your ideal property is still waiting for you.  It is ok to feel disheartened … but do not let it consume you!
  2. Going to multiple open homes every weekend can become overwhelming and exhausting. You may be feeling very excited for the first few weekends, however if the right property is not presenting itself, then this can get exhausting very quickly.

We recommend completing comprehensive research before inspecting. Do you like the area? Does it have the right floorplan for your needs & is the property still available?

Just because it is listed online, it should be available…right?

You would be surprised how many agents still show homes that are under contract or sold off market.  This is the agent working for the seller in case the contract doesn’t work out, but it is also wasting your time so give the agent a call and ask them as many questions are you can.

  1. Take photos and a measuring tape. In high demand markets there is not usually a second… or third opportunity to inspect and take measurements, or you may have forgotten what some parts of the house or site look like.

After you have walked through and made an assessment if you really like it then take another walk through to take pictures or videos of every corner of every room & measure the important spaces (eg. fridge space, washing machine space, bedrooms and living areas) to ensure your furniture fits.

If you are overwhelmed by this searching process or want to know about off market opportunities, then looking into how a buyer’s agent can help may be of benefit to you.

 

5. The Buying Process – Making an offer

 

The Buying ProcessMaking an offer on a property is serious business. 

There is so much to consider in such a short space of time and this process can become overwhelming, especially when the competition is high.

You need to understand how much to pay and how to present your offer to the seller or their agent.  We have written an in depth Article on the Contract Process in Queensland that you can find HERE.

If you are fortunate enough to purchase property using cash, then your offer will be strong.  However most people do have to go through the banks and obtain a loan to purchase a property.  This means that there needs to be some conditions on the contract before the offer is made.

The items you need to consider when putting forward an offer are:

  • Initial and balance deposit amounts
  • Offer amount
  • Finance clause and how long to satisfy
  • Building and pest inspections and time frames
  • Settlement date
  • Any other special terms that are needed (due diligence, rent back, body corporate searches etc)

You may think that the highest bidder always wins … and this is likely is most cases, but not always.  There are many instances where the highest offer has not been the accepted contract due to other offers having better terms in place.

Our best tip to you is to talk to the agent and figure out what is really important to the seller when it comes to selling their property.  Once you have this information, you can use it to make your offer more appealing to the seller.  For example, this may be a longer settlement because the seller has not yet found their next home and therefore needs more time to relocate.

Sometimes the agent may pre-populate the information for you on a contract to help guide your offer.  However it is important to note that you can change these particulars to suit you or the seller more favourably.

Everything is negotiable …. 

 

6. The Buying Process – Conditional and Unconditional Stage

 

Once you submit your offer and it is accepted, if the offer is subject to any conditions then you enter the conditional stage in the Buying Process.  This is where you would organise a building and pest inspector and work with your mortgage broker and bank to satisfy any finance clause included in the contract.  You will need to engage a solicitor that is based in the state you have purchased to communicate with the sellers solicitors and handle the conveyancing process.

It is very important for you to get a building and pest inspector to provide a report if the contract is conditional to a building and pest inspection.  They will look into all the sections of a property that you cannot physically see from a standard property inspection and provide a report of their findings.  You want to know that the property has no hidden defects or maintenance concerns, as there are huge costs associated with buying a property and mistakes can be costly.

If you do find something that you may need to fix, you can try and negotiate the cost of repair off the purchase price or get the seller to rectify it prior to settlement.  It may be something structural that could put you out thousands of dollars without actually adding any value to the asset, so uncovering these issues at this time is critical.  You also may have the option to withdraw from the contract if the results of the building and pest inspection are not to your satisfaction.  These are all options available to you under a building and pest clause.

Once you have completed your inspections, obtained your final finance approval and satisfied any other conditions in the contract, your contract will become unconditional.  This is time to celebrate!  At this time the solicitors will prepare for the settlement to take place on a specific date.

 

7. The Buying Process – Settlement

 

The Buying ProcessThis is the final stage of the buying process and one to be heavily celebrated!  All that hard work has now paid off. Settlement day is when the seller will receive the payment of the agreed contract price and the buyer will legally take ownership of the property.

This is where key collection takes place, that picture in front of the sold sign can be taken and the moving in process begins.

 

I hope the seven steps have brought some ease to the buying process journey. If you need help with finding and securing your property please reach out at Streamline Property Buyers.

 

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5 Traps to be aware of when Buying New Property

5 Traps to be aware of when Buying New Property

There are so many brand-new designer homes now selling around Australia and let’s face it, for many of us, the thought of living in a property that has not been lived in by others, or being able to personalize the design of your own home, really does appeal. As consumers, we can choose from many different types of new properties available to us, including a unit, townhouse, duplex or even a house and land package in a new estate.

With many types of Government incentives encouraging buyers to purchase new, it can be an attractive option for many property buyers to consider.

But it is also important for property buyers to be aware of the pitfalls of buying new property, before jumping in and committing to a new home purchase. Here I explain five reasons why buying a brand-new house and land property may not actually pay off over the longer term.

1. When You Are Buying New Property, you are Paying for Someone Else’s Profit

The property development process involves a number of steps to deliver the end product to the market. Usually from the time a vacant land site is acquired by a developer, to the time a property is completed ready for sale to the consumer, the steps include obtaining council approval, subdivision, obtaining building approval, construction, marketing and sales. Every step in this process involves a cost and every consultant, contractor or company engaged along the way will usually make a profit.

This accumulative cost resulting from the development process, is built in to the purchase price for a new property. Think about this … town planners, engineers, building designers, certifiers, surveyors, builders, project marketers, sales agents and the developer themselves, will all be making money, and this is always reflected in the listing or offer price for the new property. These are all “hidden” costs, and they could be equivalent to a number of years’ worth of capital growth, which will be putting you behind right from the outset.

Remember, if someone is helping you with the process to buy new property, but their service is “free”, then it is likely that they are being paid directly by the developer. Ultimately, this means that you are paying for their services anyway, because it will be built in to the purchase price.

2. You are likely to experience Low Capital Growth

When we look at new house and land properties, we generally find that the location of these new estates is on the outskirts of our major capital cities. This is usually where there is an abundance of land available, and therefore an almost endless supply of new housing may be possible. We also usually see with these types of new estates, that the land is released in stages so that as Stage 1 is nearing completion, the Stage 2 land is released and so the pattern continues.

The problem lies in the fact that, in most cases, the value of the building depreciates at a faster rate than the value of the land appreciates. Property investors who buy new property have the ability to write off the value of the property through depreciation, as the value of the building and its’ fixtures and fittings reduce. Home owners do not have this benefit.

The relationship between the declining value of the building and the slower increase in the value of the land, has an effect on the capital growth for a property soon after purchase. Think about this … when Stage 1 within a new estate is sold out and Stage 2 is starting to sell, the price of the Stage 2 properties is generally the same as the original price of the Stage 1 properties. But the Stage 1 properties are now second hand, so buyers will no longer pay the same price for a second-hand property, when they can buy a brand new one just around the corner!  this is especially true to investment buyers who will no longer be able to claim depreciation benefits on the fixtures and fittings on the second hand properties.  The demand for these homes therefore often decreases as buyers prefer to lock in everything that is new for a similar price instead.

3. There may be uncertainty about the quality of finishes and other building issues

Display homes that are used to demonstrate the brand-new homes that can be built in a new estate are often fitted out with superior finishes and many “extras” that do not form part of the standard inclusions on a new house and land contract. Many buyers can be confused about what they are actually getting, and in some cases even basic features such as driveways, fencing, a mailbox and a clothesline may not be part of the standard price. Getting the contracts reviewed by a professional before signing up for these types of opportunities is critical, so that there are no costly surprises along the way.
Furthermore, just because a property is brand new, does not guarantee that it will be completely free from faults and issues. It is always a good idea to perform your own due diligence on the builder and find out from previous customers if the after sales service of the builder and developer lives up to their promises.

4. You don’t know what the surrounding neighbourhood will look like

One thing often overlooked by people buying brand new property, is that you have very little control over what the surrounding neighbourhood may look like. At the time of purchase, for example, you may have a lovely outlook, but that may be impacted by the future development that is underway in the immediate area.

You also have no control over what the neighbouring homes may look like. In an established area, it is not unusual to consider the appeal of the street when making a purchasing decision. But when all of the homes in the street are not yet constructed, then you are at increased risk of the area being different to what your vision may be.

Another big unknown when buying a new house and land package is that it is likely that you will not know the demographic information of the other residents buying in the same area. This is something that is already known in established areas, so property buyers can get a feel for the suburb and who lives there. You also have no control over whether your neighbours are likely to be predominantly owner occupiers or whether the area will be dominated by tenants.

5. You increase the risk of settlement default

There is a possibility that the value of a new house and land property may decrease between the original contract date and when settlement is due to take place. This has certainly been the case in some instances in the past during certain periods of time where property values have fallen in some locations throughout Australia. If a pre-settlement valuation is less than the original value when finance was first set up, then there could be a shortfall in funds to complete the sale. This may leave some buyers scrambling for cash to make up the difference.  No one wants to be in this position, so it is important that you understand this risk and have a financial buffer in place to cover any shortfall, in the event that the market value falls during the construction period.

There are plenty of reasons why you would buy new property and why buying a house and land package may appeal to property buyers, and there are obviously some lifestyle elements that will contribute this this decision as well. But it is important to be aware of the pitfalls, to prevent your home purchase becoming a financial drain or a lifestyle burden. No-one wants to have sleepless nights because of the decisions they make about where and how they want to live.

Get in touch if you wish to investigate if buying new property is for you.

Brisbane Property Market Update April 2022

Brisbane Property Market Update April 2022

Brisbane Property Market Update April 2022

The Brisbane property market has again recorded strong price growth throughout the month of April 2022 according to the CoreLogic Hedonic Home Value Index with dwelling price growth of 1.7%. This is at the same time as the markets in Sydney and Melbourne are on the way down.

Brisbane Buyers Advocate
Source: CoreLogic

The growth across Brisbane was still slightly stronger in the housing sector (+1.7%) compared to the unit sector (+1.4%) but the gap in month-on-month growth between these two product types appears to be decreasing.

 

Brisbane Property Market Update April 2022

This most recent data, being settled sales data, represents the property transactions where contracts were entered into throughout March. At that time Brisbane had just experienced another city-wide flood event and there was a lot of uncertainty in the market. Therefore, this result is reassuring.

The top end of the market has lost more momentum in terms of price growth, compared to the middle segment and the bottom end of the market throughout Brisbane. This is a trend that is not set in place, given we have observed this pattern for the last 3 consecutive months. The data below from CoreLogic also confirms that all 3 segments of the market have passed their peak rate of growth over a 3 month period.

 

Brisbane Buyers Advocate
Source: CoreLogic

Brisbane has now experienced month-on-month price growth since August 2020.  The peak rate of growth, on a monthly basis, in the housing sector was achieved in November 2021 when the depth of buyers across the city was peaking.  The median value for a House in Brisbane is currently at a record high being $880,332, which is $23,601 HIGHER than it was just one month ago.   

Brisbane Property Market Update April 2022

In the Unit market the median value reached a new high again this month. The median Unit price in Brisbane is now $487 967 which is $8,405 HIGHER than last month.

Brisbane property Market Update April 2022

Despite the floods in late February, there have been no pull back in property prices throughout the city. After the 2011 floods, the trend was very different. At that time the macroeconomic conditions were also very different, and it confirms that property values are driven by a variety of interrelated factors that underpin supply and demand.

With the announcement of interest rates on the rise, it will be interesting to see if the demand for Brisbane properties dampens in the future. Over the last 12 months, every suburb in Brisbane has experienced positive house price growth. In the unit sector prices have dropped by less than -1% in some places, but the majority of suburbs have experienced positive price growth in the unit sector as well. The historically low-interest rate environment, together with many other local factors contributing to low supply and high demand, has caused all locations across the city to boom.

The commentary around rising interest rates will cause some fear to penetrate the market. When we put some perspective on what the effect will be, the reality is that not everyone who currently holds a mortgage will be impacted in the same way. The same is true for property buyers.

It is important to remember that unemployment is at the lowest level since the 1970s – currently sitting at 3.95% nationwide. Queensland has added close to 100,000 new jobs over the last 12 months according to the ABS data released in March, so our State has recovered extremely well in this time. It is not unreasonable to assume with unemployment rates so low that we will start to see some upward pressure on wage growth. This will also partially offset interest rate rises in the future.

Investor finance commitments have increased in Queensland to 35% of all lending and nationally this figure sits at 33.3%. This shows a commitment from individuals and institutions to invest in property in a market where rents are on the rise.

With vacancy rates at historical lows in Brisbane, we expect the rents to further increase in the coming months – another sign that any impact from rising interest rates may be cushioned by other things at play in the current market.

Vacancy Rates across the city are now at 0.7% – the lowest level on record since 2005. The table below highlights where vacancy rates across Brisbane sit at the end of March 2022.

Region Vacancy Rate March 2022
(change from February 2022)
Beenleigh Corridor 0.4% (-)
Brisbane CBD 1.7% (-0.9%)
East Brisbane 0.7% (-0.4%)
Inner Brisbane 1.1% (-0.5%)
Ipswich 0.5% (-0.2%)
Northern Brisbane 0.4% (-0.2%)
South East Brisbane 0.5% (-0.1%)
Southern Brisbane 0.7% (-0.3%)
West Brisbane 0.7% (-0.1%)

Source: SQM Research

In the last 12 months, Brisbane house rents have increased 12.2% and Brisbane unit rents have increased 7.2%. The annual change in Brisbane house rents has been recorded as the strongest rental market growth, compared to every other capital city throughout the country.

 

Brisbane Property Market Update April 2022

Since the floods at the end of February, and also with international borders now open, even the inner-city rental market is tight. There is very little available to rent, regardless of where tenants are looking throughout the city. It is a tough market for tenants to find a home, a problem that will remain for some time yet.

Over the last month, the average auction clearance rates recovered. During the 4 weekends of March, according to Domain, Clearance Rates across Brisbane averaged just 57%, but throughout April they increased to an average of 69%. In general, we are starting to see fewer registered bidders at auctions throughout the city, a sign that the buyer demand has softened. Although the demand has softened, there are still more buyers than sellers which is why prices are still on the rise. We are also seeing Agents and Auctioneers working harder to close the gap between buyers and sellers – a sign that sellers’ expectations have not yet slowed down to align with the buyer activity.

There is no evidence that we have seen of prices softening. Whilst the volume of buyers is a little lower, the quality of those buyers is still evident. This means that we are still seeing strong prices being achieved, especially for quality real estate across the city.

We expect Brisbane to remain a fairly resilient market in many areas amid higher interest rates due to our relative affordability, low levels of supply, and the continuing strong interstate migration flows. A higher volume of people relocating is supporting the demand for residential property and this is not a trend that we expect rising interest rates will change. Total listings remain 21% lower than 12 months ago in Brisbane and more than 40% below the 5-year average according to CoreLogic. Unless we see a huge increase in the number of properties that become available for sale, prices will remain strong in the months ahead.

– –

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Suburbs to benefit from brisbane infrastructure projects Cashflow versus Capital Growth in Brisbane How the current market conditions could help you start an investment portfolio in Brisbane
Suburbs to Benefit from Brisbane Infrastructure Projects

Suburbs to Benefit from Brisbane Infrastructure Projects

There’s no denying it – Brisbane is booming! There are currently billions of dollars of Major Brisbane Infrastructure Projects either underway or well into the planning stages. These infrastructure projects are not only providing vital employment, now and in the future, but are also changing the face of Brisbane.

Brisbane Infrastructure ProjectsOur city is currently experiencing what has been described by some as a “once in a generation” infrastructure boom. Whilst in the short term there will be disruptions for residents, once these projects are complete they will improve our transportation options, lifestyle options, employment opportunities and tourism offerings.

The Major Brisbane infrastructure projects include the Cross River Rail, Brisbane Metro, Queen’s Wharf, Brisbane Live, Victoria Park, Waterfront Precinct, Herston Quarter, International Cruise Terminal, West Village. There are so many projects which are also discussed on the Brisbane Property Podcast. You can listen here.

Already completed major projects are the new Brisbane airport runway and the redevelopment of Howard Smith Wharves. The new runway officially opened mid-July after 8 years of construction. This $1.1b project aims to bring the most efficient runway system in Australia to Brisbane. Once air travel is back up and running this will enable Brisbane to be the hub to the Asia Pacific.  

Brisbane Infrastructure ProjectsLocated under the Story Bridge Howard Smith Wharves has given Brisbane locals and tourists another picturesque riverside destination for picnics, restaurants, bars and functions.  “Weekends on the lawn” are popular and relaxed family friendly events.

 

Now, let’s have a look at what the current infrastructure projects are and which suburbs in Brisbane are going to benefit from them.

 

Brisbane Infrastructure Projects

 

Cross River Rail

 

“Cross River Rail is a new 10.2 kilometre rail line from Dutton Park to Bowen Hills, which includes 5.9 kilometres of twin tunnels under the Brisbane River and the CBD.”

As our population increases we are experiencing more strain on our public transport system. We need faster access for suburban residents to access major employment hubs including the CBD.   Currently Brisbane only has one river crossing for trains and only 4 stations in the CBD. This creates a bottleneck and impedes the number of trains that can run and cross the city at any one time. 

The Cross River Rail will bring 4 new stations at Albert St, Boggo Rd, Wooloongabba, and Roma St plus upgrades to rail stations that already exist including Exhibition Station in Herston.  You can read more information on these stations here. As well as benefiting Brisbane residents and visitors, the Cross River Rail will shorten travel time to and from the Gold Coast enhancing the connectivity between the tourist and employment hubs. 

Brisbane Infrastructure ProjectsOn Brisbane’s south-side 6 stations will benefit from significant upgrades and therefore the greater communities of these areas. They are:

  • Salisbury
  • Rocklea
  • Moorooka
  • Yeerongpilly
  • Yeronga
  • Fairfield

 

You can keep up to date with current progress on the Cross River Rail Facebook Page.

 

Brisbane Metro

 

The Brisbane Metro was originally proposed to be a high-frequency subway but has now progressed to an electric busway system. The buses will be 24 metres long and split into three carriages. Services in peak hours will be fast with a bus every 3 mins and outside of these hours there will be 5 minute services. This will be a drastic improvement to the current public transport services available.

There will be two different lines for the Brisbane Metro. Line 1 will run from Eight Mile Plains to Roma Street.  Line 2 will run from the Royal Brisbane and Women’s Hospital in Herston to the University of QLD in St Lucia.

There are plans to extend to Chermside and Carindale in the future. All of these suburbs will benefit greatly from the completion of this infrastructure.

Although separate to the state governments’ Cross River Rail project they will share interchanges at Boggo Road and Roma St stations. The Brisbane Metro is expected to start services by the end of 2023. Suburbs that will benefit directly from the metro are below and their neighbouring suburbs will also benefit.

  • Eight Mile PlainsBrisbane Infrastructure Projects
  • Upper Mt Gravatt
  • Mt Gravatt
  • Nathan
  • Holland Park
  • Holland Park West
  • Greenslopes
  • Buranda
  • Wooloongabba
  • West End
  • Southbank
  • Kelvin Grove
  • Red Hill
  • Herston
  • Dutton Park
  • St Lucia

 

 

 

 

 

Brisbane Live

 

In alignment with the Cross River Rail Project and building the new underground station at Roma Street, a new entertainment arena complex will be constructed in place of the old transit centre.

Brisbane Infrastructure Projects

This $2 billion redevelopment will revitalise this part of the city with the arena and retail shops and “unlock under-utilised land in the heart of the city”. The multi-purpose arena complex with proposed 17,000-18,000 seat capacity has been designed in the New York Madison Square Garden style and will allow greater accessibility to big sporting, music and arts events in Brisbane.

There will be retail spaces on the Roma Street side as well as a “Sky Lounge” that can operate as a function area when there are no events taking place.

This project will benefit all Brisbane residents who like to attend events and will no longer have to travel to the Boondall Entertainment Centre north of Brisbane. You can access updates on Brisbane Development’s project page here.

 

Queens Wharf

 

Brisbane Infrastructure ProjectsThe old non-heritage buildings have been demolished and development of the $3.6 billion dollar Queen’s Wharf integrated resort development is underway. Covering more than 26 hectares across land and the river, the development will merge contemporary architecture with restored heritage buildings. There will be four integrated resort towers with luxury hotels, residence apartments, restaurants, cafes, bars, retail shops, a casino and a Sky Deck.  

A new pedestrian bridge – the Neville Bonner Pedestrian Bridge – will be built to link this revitalised area of the city to South Bank. This will be a major drawcard for tourists to come to Brisbane and also provide a new area for all locals to explore and shop.

Watch the fly through video here.

Already redeveloped and opened as part of the Queen’s Wharf project are Mangrove Walk and the first section of the bicentennial bikeway opening up a 500 metre stretch of land underneath the Riverside Expressway.

Maritime work at The Landing has already started in the Brisbane River for the construction of the piled suspended concrete slab that will provide 6,500m2 of new public space. The scheduled completion date for the Queen’s Wharf Development is 2022. You can keep up to date with construction progress on their Facebook page or here.

 

Victoria Park

 

The current 18-hole Victoria Park golf course will be closing in June 2021 to make way for Brisbane’s biggest new park in 50 years. The Victoria Park Vision will create 45 hectares of public parkland space which is more than double the size of the Brisbane City Botanical Gardens. The current putt putt course, driving range and function centre will remain. Plans are yet to be finalised but you can have a look at the visual representation of the draft vision here.

Feedback has been gathered after a 6 month consultation period and final plans will be released at the end of this year.

Brisbane Infrastructure Projects

Victoria Park will become a natural retreat, an urban park for adventure, discovery and reconnection.

A Cultural Hub will celebrate Brisbane’s heritage and natural environment. The park will feature native bushland pockets and waterholes where visitors can enjoy kayaking and swimming lagoons.

Architecture will mimic the landscape with suspended canopy walks and a tree house so visitors can connect with nature, day and night.

This prime inner-city location will include a community garden, giving visitors more to see and do.

It will be culturally authentic, celebrating the many layers of human contact with the landscape and the site’s significance to Aboriginal people.

Waterfront Brisbane

 

Waterfront Brisbane will deliver on quite a few key items from the City Reach Waterfront Master Plan (Brisbane City Council’s plan to revitalise the waterfront from the City Botanic Gardens through to Howard Smith Wharves).

Brisbane Infrastructure Projects

The $2.1billion dollar project will redevlop Eagle Street Pier and open up 7,900m2 of space, increase the size of the current Riverwalk (including extending the width to 6 metres) to a 1.2km waterfront promenade for pedestrians and cyclists.

The old Eagle Street Pier building will be demolished and in its place there will be two new towers which allow better access to the river and its views.  There will be improved linkages from the city to the river for pedestrians and cyclists.

The plan also details space for a proposed public riverside lap pool, relocation of the current city cat terminal and integration with the proposed Kangaroo Point green bridge.

For more details here’s the link to the Brisbane Development website. You can download the full Master Plan here.

Kangaroo Point Pedestrian Bridge 

 

This is another key project to deliver on the City Reach Waterfront Master Plan. The proposed green bridge, connecting City Reach to the Kangaroo Point peninsula, will dramatically improve access to and along the waterfront and fundamentally re-shape City Reach’s profile.

Connecting to the City Botanic Gardens Riverwalk and River Access Hub, this bridge will be for pedestrians and cyclists only. To have a look at the proposed design click here.

Wooloongabba Precinct

 

In alignment with the new station being built at Wooloongabba for the Cross River Rail project,  there is an area set aside for redevelopment above the underground station including the GABBA stadium. The renewal plan can be accessed here.  Below is the video of the concept.

 

International Cruise Terminal

 

The Port Of Brisbane has a brand new international cruise terminal in development worth $177 million. It has been designed to cater for the biggest cruise ships in the world which although aren’t currently running will increase Brisbane and Queensland’s tourism capacity once COVID-19 is under control. For information and videos on construction updates click through to the Port of Brisbane’s website here.

 

Other projects to link in with existing or planned Brisbane infrastructure projects are:

Herston Quarter – in March 2017 the $1.1b redevelopment of the 5 hectare site began. This is located within the Herston Health Precinct and is proposed to be a mixed-use community which will cater for health, residential, commercial and retail development.  For more information click here.

West Village – stage 1 and 2 are already complete of the new West Village. This project is rejuvenating an industrial area in West End bringing more public green space and retail opportunities to the community and restoring heritage buildings. 

Lamington Markets Lutwyche – a large integrated mixed-use transit development is proposed for a vacant site in Lutwyche. The proposal includes a large fresh food market hall, boutique cinema complex, retail stores and residential apartments. You can read more about this and see artists impressions of the Lamington Markets Lutwyche here

Howard Smith wharves ferry terminal –  The Howard Smith Wharves ferry terminal will provide new access for residents and visitors to Howard Smith Wharves and further enhance the existing ferry network. It will also provide connection to the New Farm Riverwalk and surrounding areas as well as proposed to link to North Stradbroke Island.

South Bank Ferry Terminal upgrade – for information click here.

There are many more Brisbane Infrastructure Projects planned for the city. For access to information and updates on these projects go the the Brisbane Development website.

QPAC Arts Theatre upgrade at the Playhouse Green – for details click here.

Brisbane Infrastructure Projects

So as you can see there are billions of dollars worth of Brisbane infrastructure projects either underway or in planning. These projects will have a direct positive impact on the suburbs mentioned above, increasing their livability and their growth potential.

To make an informed decision about choosing the best suburb to invest or buy your home in, you can cross check the suburbs that benefit from these projects against those that are affected by adverse risk factors. Our blog on noise from the runway and flight paths can be read here. You can also read about 9 Due Diligence Checks to take into consideration before buying.

We hope this has helped you understand the suburbs that are going to benefit from the current and planned Brisbane infrastructure projects. Please get in touch if you would like further help with your property search.

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Enoggera Buyers Guide – Read This Before You Buy

Enoggera Buyers Guide – Read This Before You Buy

ENOGGERA

 

Are you looking to purchase a home or investment property in Enoggera?  How do you determine if this is the right suburb for you?  As Enoggera Buyers Agents we have made it easy, by compiling information about Enoggera that is important to know when considering this suburb for your home or investment purchase.

Enoggera buyers agents

 

 

Geography

 

Enoggera is located approximately 6km north-west from the Brisbane CBD, just past Ashgrove and Alderley.   At least half of the suburb is occupied by the Gallipoli Barracks and Army Reserve QLD. Within these grounds is Enoggera Hill which provides a green backdrop for the western part of the suburb.  The rest of the suburb is known for its commercial centre of Pickering Street and leafy streets with residential houses. 

Enoggera was actually misspelt by the lands office where they mistook the u for an n. It should have been named Euogerra, which is a contraction of the Turrbal phrase youara-ngarea literally meaning “sing-play” or song and dance.

Enoggera is a corruption of Yowogerra, which in Turrbal means corroboree. Because this area was given a distinct name indicates that it held a significant place in Turrbul culture as a camping and corroboree region.[6]

The suburb has a few desirable pockets that are quiet and elevated to take in the surrounding area and city views.

Enogerra Buyers Agents

 

 

 

Transport

 

Enoggera buyers agents

Enoggera Train Station is located on Glenalva Terrace (near Pickering Street) and provides quick access to the CBD on the Ferny Grove and Beenleigh Lines. Also located here is a bus interchange. For timetables have a look at the Translink website to plan your journey here.

Depending on your location in the suburb Gaythorne train station may be closer.

 

Education

 

The education options for Enoggera residents begin with Nook Early Learning which is close to the Gaythorne train station for easy access to the CBD once parents have dropped off their children.  Community Kids Enoggera is on South Pine Road close to Grinstead Park.  TinyTown is a Christian-led Child Care & Kindergarten located in Laurel Street close to the Enoggera primary school.

There is also Hillbrook Early Learning Centre which is a workplace childcare centre for Hillbrook School. Preference for permanent childcare places is given to the children of the school staff (teaching and support staff) but there may be additional places available. One Tree Community Services Inc – Defence Childcare Unit Enoggera provides childcare including integrated kindergarten programs to Defence personnel families as well as the local community.

Enoggera buyers agentPrimary State School options for Enoggera are Enoggera State School, Oakleigh State School and a few addresses within Enoggera are also part of the Mitchelton State School catchment. It’s important that you check the catchment for individual properties if you really want a particular school. You can do that at the Department of Education map here.

Enoggera State School may be small but their academic results have been strong the past few years. You can have a look at the Better Education website here.

 

If you’re looking for a private primary school,  Our Lady of the Assumption School is located in Enoggera at Hurdcotte Street. Close by is Our Lady of Dolores in Mitchelton which is also a coeducational Catholic primary school. 

The local state high schools in the Enoggera catchment zone are Mitchelton State School and Everton Park State School.

Enoggera buyers agentsThe private schools in and near the suburb are: Hillbrook Anglican School – a coeducational private school that is halfway through a major refurbishment and redevelopment of the campus, Mt St Michael’s and Marist College Ashgrove. Mt Maria College is a coeducational Catholic high school close by in Mitchelton.

 

 

Amenities

 

Buyers agent EnoggeraEnoggera has small retail shops and cafes along Wardell Street and Samford Road. Enoggera Village provides a good range of takeaway options, convenience store and a newsagency. Close by is K&K Creative Toys for quality children’s gifts.

On the old site of the Enoggera Bowls Club is Pickering Place.It provides a mix of recreational and sporting facilities as well as a cafe. For more on Pickering Place have a look at their website here.

 

The well known Pickering Street has many commercial and retail stores from home lighting to motorbikes. 

Enogerra Buyers Agent

The closest grocery stores depend on which part of the suburb you live – either Ashgrove or Everton Park. Enoggera is also very close to Brookside Shopping Centre which provides many options for retail therapy. The shops also close by in Everton Park include Spotlight, Harvey Norman and Anaconda as well as the excellent Charlie’s Fruit Market and a range of other groceries and restaurant options.

 

Green Space

 

Enoggera buyers agent The major park in Enoggera is right beside Hillbrook Anglican School – Enogerra Memorial Park. This hosts the Enoggera Scout Group, Ashgrove Cricket Club, Mayne Tigers AFC and the Everton Wolves Junior Australian Football Club. 

Enoggera buyers agent

Corbett Street Playground is in a small park on the western side of Kedron Brook. Here you can access the Kedron Brook bikeway.

Just across the other side of Kedron Brook, officially in Alderley, is Grinstead Park with its excellent playground, exercise equipment and picnic facilities.

 

 

Enoggera also has close access to the Banks Street Reserve with its opportunities for walking and mountain biking. 

 

 

Employment Hubs

 

Locals living in Enoggera either work in the local retail shops or businesses, at the Gallipoli Barracks, commute to the CBD,  or to various employment hubs in neighbouring suburbs.  Enoggera is approximately 15km to the Airport for those locals that travel interstate for work.

 

Typical Property Style

 

Enoggera has post war stand alone houses with a few areas of character homes. There many areas of low-medium density residential (LMR) zoning which allows a 2-3 storey mix of units or townhouses. Most of the unit buildings are along the main roads.

Also dominant in the suburb are Queenslanders and pre-war character homes ripe for renovation and old post-war homes ready for a big renovation or demolition. 

Enoggera buyers agent Enoggera buyers agent  

Enoggera buyers agent

 

 

Demographics

 

Enoggera is an area of wealth, with the weekly family income at $2,793 (the Queensland average is $1,661).  According to SQM research, the percentage of owner-occupiers is at 57% and 43% for renters.

The top 3 life stages for people living in Enoggera are:

  • Independent Youth 18.6%; 
  • Established couples or families 13.9% and;
  • Maturing couples and families 13.3%.

There are quite a lot of military personnel and their families who live in the area as well as young professionals.

 

 

Most Desirable Area

 

There are many highly desirable pockets in Enoggera to consider including the elevated positions backing onto bush reserve or parkland, and/or with city views or views to the mountains. There are a lot of quiet, tree-lined and family orientated streets which are in high demand by young families and established and maturing families.

Staying away from the main roads and the low areas prone to flooding is the best way to buy well in Enoggera. There are quite a few older properties which can be a good way to get into the market in this suburb.

 

Least Desirable Area

 

As Enoggera is close to bushland and Kedron Brook there are a few areas that you need to be aware of in regards to bushfire risks and flooding as shown below.

Enoggera buyers agent Enoggera buyers agent

 

The least desirable parts of Enoggera are those on main roads such as Samford Road and Wardell Street.   Not only are there negative noise impacts (in orange and brown & yellow below) but also air quality impacts as shown in pink below.

Enoggera buyers agent Buyers agents Enoggera

Median Price Values

 

The median price value for houses in Enoggera as at December 2020 is $730,000 with the upper quartile price at $862,375 and the lower quartile price sitting at $633,500.  

The median price value for units is $420,000. The upper quartile price sits at $450,000 and the lower quartile price at $371,000. 

 

Suburb Growth

 

The compound growth rate for Enoggera over the last 5 years to August 2020 has been 2.4% for houses and 1.9% for units.

Enoggera Connect Facebook group gives you the opportunity to connect with community members and ask questions. You can request to join here.

 

I hope this information has been helpful on your quest to buy your next property in Enoggera.  If you need further help to secure a property in this location we can help, please reach out by booking a discovery call through the link below to your Enoggera Buyers Agents.

 

 

 

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Property Advice – 5 Sources You Should NOT Rely on

Property Advice – 5 Sources You Should NOT Rely on

As a Qualified Property Investment Advisor, it always amazes me how much information people think they know and understand about property. Yet time and time again when I’m speaking with people, I realize that it is everything that they don’t know that is the biggest problem. The sources that a lot of property investors rely on for information is also a big surprise.

Even working with investors who have accumulated more than 1 or 2 investment properties over their lifetime, when we conduct our Strategy Sessions together there are always some key takeaways.  When I ask how they have gained their knowledge to date, it alarms me when I hear that people are relying on any of the following sources to educate themselves on property investing.

Let’s take a look at the 5 most dangerous sources of information that people are relying on today for property advice.

1. Online Forums and Facebook Groups
property adviceWhilst I do sometimes read through information on some of the largest online property related forums and facebook groups, I often cringe with what I read. Every participant has their own opinion and often the opinions of some participants are taken as gospel. When this happens, the Mum and Dad investors are often buying in locations recommended by others, or applying strategies learnt from others that may be completely unsuitable for their own personal investment circumstances.

I speak to a lot of people who are interstate and who are looking to buy in Brisbane. It is a function of my role as a Qualified Property Investment Advisor and Buyer’s Agent. But what truly surprises me is the number of Clients that tell me they would have bought in this suburb, or that suburb, based on what they have read about the area. When I seek further information, I often find out that their information source is online property forums! This is very dangerous, and my advice is to proceed with caution and verify your facts before relying solely on this source of property advice.  You see what you buy today can have serious implications for your financial security in the future so it is so important to ensure that your investment strategy, finance strategy and tax strategy are all aligned for optimal success.  You won’t learn this in a facebook group!

2. Family and Friends
Relatives and friends have always got our back … or have they?

It seems that our family and friends are experts in many areas – and especially when it comes to property. Who hasn’t been to a BBQ and talked about the house around the corner which would make a great investment?

The truth is, that unless your family and friends have built a successful property portfolio themselves, how do you know that their property advice is going to be right for you? And even if they have built their own portfolio, are their goals and circumstances the same as yours?

It is wonderful to feel supported by those closest to us, but when it comes to receiving advice around property investments, it might be better left to the professionals in most cases.  Often paying for advise up front can be the difference between hundreds and thousands of dollars in the future.  It is important to make a smart choice.

3. Real Estate Sales Agents
property adviceWhen searching for properties, I often see listings which describe a property as a “perfect investment opportunity” for the astute buyer. Says who? Sales Agents are there to sell a property on behalf of a vendor, so they are certainly not in a position to determine if a property is going to be a good investment for a buyer.

In fact, it is highly unlikely that a Sales Agent would be asking enough questions to understand what a buyer’s property investment objectives area, what their risk profile may be or what property investment strategy they are utilizing.

Just because a property is well maintained, or low maintenance, does not automatically qualify it as a good investment. There is far more that goes into the selection of a suitable investment opportunity than what a Sales Agent is likely to provide, so avoid falling into the trap of relying on property advice from Sales Agents.

4. Property Marketers
The role of a property marketer is to sell properties on behalf of a developer. Many Property Marketers do provide a lot of information about property investment metrics, so it can quite often be difficult to determine if they are acting in your best interests or not. The best way to determine if you are being “sold” to by a property marketer is that they will most likely not be charging you anything for the property advice.  Also, they are likely to be sharing the same “advice” across the board.  This means they are not considering your unique circumstances.

Now I don’t know if there are many people who actually work for free, and I can guarantee that these people don’t work for free either. They are being paid by the developers and their commissions are built in to the price you pay for the brand new property they will be recommending for you to buy.

Property marketers are often referred to as “property spruikers” because they tend to attract large crowds to attend free “property investment” seminars. Then during the sales presentation they provide all the reasons why the product that they have to offer it the best investment for everyone in the room – without much consideration for their personal circumstances.

Often, the person providing the investment advice is just a sales person working through a script, and is not in fact someone who has a lot of experience in providing property advice.  they are certainly unlike to be a Qualified Property Investment Advisor (QPIA).  Tread with caution if you are caught in this situation … and never sign up for anything instantly. Take yourself away and use time to your advantage to determine if the strategy they are recommending is in fact the best strategy for your investment needs before diving in.  Seek professional input from others if it does not feel right for you.

5. Mortgage Brokers, Accountants and Financial Planners
property adviceMortgage Brokers, Accountants and Financial Planners are all licenced or qualified in their own field of expertise, however most are not qualified to provide property advice and most don’t understand the intricacies of the real estate markets and investment strategies to know how to find properties that are best suited to a Client’s long term goals and risk profile. Additionally, Property Investment is not considered a “financial service” and therefore it falls outside of the legislation in relation to how it is regulated.

I’ve heard of accountants that recommend their clients purchase property for the tax depreciation benefits. I’ve also heard of some financial planners taking commissions from developers to recommend their excess development stock. It is unfortunate that this happens. Thankfully this does not happen with the majority of operators, and by no means am I implying that it does.

But consumers should always be aware of the recommendations they are receiving, regardless of who is making the recommendation, and seek an alternative opinion if they are not 100% certain that the investment property advice is right for them.

In summary, these are just a few sources of information where property advice can be shared with the every day property investor. But it is very important that you understand if the advice you are receiving is going to be right for you. The world is full of unscrupulous advice and when it comes to property investment in Australia, things are no different. Tread with caution, never make rushed decisions, and seek out professional assistance if you are unsure. Property investment involves a lot of money, so if you really don’t want to make a costly mistake.

 

If you liked our article on sources you shouldn’t rely on for property advice, you might also like our other content?

Are automatic valuation reports reliable when assessing property values? Why use a Buyers Agent at auction?

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Geebung Buyers Guide – Read This Before You Buy!

Geebung Buyers Guide – Read This Before You Buy!

Looking to purchase a home or investment property in Geebung? As local Buyers Agents, we have compiled everything you need to know into this Guide. It contains useful information regarding what is important when choosing your next property.

 

Geebung!

 

Geography:

Geebung is located approximately 12km from the Brisbane CBD to the North. The area is vibrant and family friendly. Geebung is located centrally to take advantage of shopping precincts, parks and transport options. The neighbourhood is hilly & elevated with a few street achieving city or Bay views.

The suburb takes its name from its railway station, which in turn was named after the fruit of the plant Persoonia media, known as “jibung” in the Dharuk language. The suburb was the location for a significant fossil discovery in 2013. The fossils were the remains of a rare 50-million-year-old crocodile like species and several other animals.

Geebung Buyers Agent

 

 

Transport:

Geebung has two train stations that easily service the entire suburb, towards Virginia you have the Sunshine Station and towards Zillmere is the location of the Geebung station. This gives residence who live in the area traffic free transportation to the CBD. In the future this will become even more important as population growth comes into play and roads become more congested.

The future metro line will service Chermside which may be convenient for residence living on the west side of Geebung. please see below Metro Network.

Buses service the suburb as well but you will find Geebung is mostly a car dependent area that doesn’t experience much traffic so getting around the suburb and to surrounding suburbs is relatively easy. To view the current public transport options visit the Translink site HERE.

Geebung Buyers Agent

 

Education:

Geebung falls into two primary school catchments, these are Geebung State School & Zillmere State School both of these schools are not enrollment managed so you can apply to attend either of them after completing your research. 

For High School catchments, Geebung is also split into two catchment zones, one being Wavell Heights State High School and the other is Aspley State High School. Wavell heights State High is a very desirable school and this one is enrollment managed whilst Aspley high is not enrollment managed. 

When it comes to education, it is hard for us to tell you what the best school is in this Geebung Guide and this is because everyone’s preference is different when it comes to education. Click HERE to search the school catchments on a particular property address. 

 

Geebung Buyers AgentAmenities & Green Space:

Geebung is located very conveniently to a number of locations on the Northside, because of its central location, travelling to other locations has become quite easy.

Geebung has an array of cafes and parks, Marchant Park & Bowden Park are very popular spots for locals to enjoy the green space. Geebung has the Indian Motorcycle Museum of Australia and when you venture just outside the suburb you can find yourself at Virginia gold Club, Westfield Shopping centre and Fresh food markets.

Because of the close proximity to Sandgate Road and the Aspley homemaker centre you will find it very convenient to find retail shops for whatever you may need there is even a huge Christmas warehouse for the festive season.

  

Brisbane cityEmployment Hubs:

 

Geebung is located a short drve or walk to Westfield Shopping Precinct Chermside and with Chermside rapidy changing to more of a higher density hub there has been heaps more commercial spaces for businesses to get into the area. Chermside also has St Vincents Private Hospital Northside. 

Geebung is also close proximity to Virginia industrial area which is home to an array of business. some residence still commute the CBD for work and can do so easily by using the transport network.  

 

Typical Block Size & Property Type:

 

Geebung in significantly dominated by post war homes, these are mostly cottage style older homes or modern brick and tile residences. The block size is generally around the 600sqm with some larger block sized that are able to be subdivided into smaller 40sqm lots. The 800sqm blocks are highly desirable for investors and developers as they are quite scarce due to the tightly held location. 

 

 

Geebung Buyers AgentDemographics:

Geebung is an area with a higher than average level of wealth.  The weekly family income is at $1,959 (Qld avg. $1,661).  According to SQM research, the percentage of owner-occupiers is at 66.39% and 33.61% for renters.  What you want to see is a superior percentage of owner occupiers in any particular suburb compared to renters.  This shows the desirability of a suburb for owner occupiers which will help to drive capital growth due to desirability for the suburb over time.

Geebung is the next suburb out from Wavell Heights, As Wavell Heights gets closer and closer to the million dollar mark Geebung is becoming more popular due to its affordability. 

 

Geebung Buyers AgentMost Desirable Area:

Geebing is generally all round a desirable suburb. The best pockets are the locations that have high elevation and green leafy surrounds, these are streets like Pomeroy, Sunfields & Maberley! these streets also have some good size blocks of m=land which make them desirable for families. 

 

Least Desirable Area:

It is difficult to pinpoint the lease desirable pockets within Geebung, We would have to say staying away from main roads and train line noise would be our main recommendation. Because there is also two creeks within Geebung is is also important to check flooding and avoid properties that are in the flood zone. 

 

Median Price Values:

Median Price values in Geebung are $585,000 with the upper quartile price at $662,500 and the lower quartile price sitting at $530,000.

 

Geebung Buyers AgentSuburb Growth:

The capital growth rate for Geebung over the last 5 years has been 24.8%.

I hope the information in this Geebung Buyers Guide has been helpful on your quest to buy your next property in this location. If you need further help from and Geebung Buyers Agent to secure a property in this location we can help!  Please reach out by booking a discovery call through the link below. To read other posts like this Geebung Buyers Guide click HERE.

 

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Brisbane Property Market Update March 2022

Brisbane Property Market Update March 2022

This article will highlight what has happened in the Brisbane Property Market Update in March 2022.

The Brisbane property market has performed strongly again throughout March 2022, maintaining its position as the fastest-growing capital city property market in the country. House price growth continues to outpace unit price growth, however, the gap is closing between the different product types. This article will explore what has been happening in the Brisbane Property Market throughout March 2022.

Supply in Brisbane remains tight, and off the back of the floods, it is possible that this trend will continue in the months ahead. Total advertised stock levels are -25.9% lower than they were 12 months ago. This is also more than 40% below the previous five-year average level. Even new listings are lower compared to the equivalent period last year.

Property Buyers Agent Brisbane
Source: CoreLogic

When we compare listing volumes in Brisbane with those in Sydney and Melbourne, it is apparent that higher stock levels in the other major capital city markets have normalised. This can be explained by a larger volume of properties coming on the market in Sydney and Melbourne, in combination with a drop in buyer demand. This is very different to what we are experiencing in Brisbane.

Sales volumes in Brisbane are still very high. Compared to 12 months ago, Brisbane has seen an increase in the number of transactions across the city of 62.8%. This is indicative of the high demand that has dominated our market in the period of time.

Melinda Jennison Buyers Agent Brisbane
Change in Sales Volumes, 12 Months to March 2022 (Source: CoreLogic)

When we break down the sales volumes into a shorter period of time, analysing the last quarter instead of the last 12 months, according to CoreLogic, sales activity is 39% lower than a year ago in Sydney and 27% lower in Melbourne, however sales volumes have increased in Brisbane over the same period. This is important to consider because our market is at a different stage in the cycle to these other major capital cities. It is another reason why we should never assume that Australia is “one property market”.

Over the month of March, auction clearance rates in Brisbane plummeted in the two weeks after the floods (42% and 53%) and then recovered. This can be explained by a sudden lack of buyer confidence as the city went into shock in relation to the impact that the heavy rain event had in many parts of the city. However, in the weeks that followed buyer confidence slowly returned and clearance rates according to Domain we back up to 64% on the last weekend of March.

When we look at the trend of interstate migration, it is clear where the housing demand is coming from for Queensland. Throughout the September quarter, net migration into Queensland reached a new record high, equating to about 1,263 new residents every week. The graph below shows where most of those people were coming from.

Brisbane Property Market Update March 2022
Source: CoreLogic

Employment growth in Queensland has also been spectacular over the last 12 months. This is indicative of an improving economy off the back of the lockdowns and impacts relating to Covid-19 over the last 2 years.

The issue in Brisbane is where everyone is going to live if the population keeps growing rapidly? We already have extremely low vacancy rates and listing volumes remain well below the long-term trends. The environment of low supply and high demand is likely to remain unchanged for some time yet, which will continue to support price growth in both dwelling values and rents.

Of course, we have to consider that inflation is rising, interest rates will increase at some stage in the near future and consumer confidence has taken a turn for the worse over recent months. These factors will potentially have an impact on demand for some buyers, but at this stage, we are seeing no impact on the market because of this.

Market Prices – Brisbane Property Market Update March 2022

The latest Hedonic Home Value Index data by Corelogic released on 1st April 2022 for the month of March 2022, has confirmed that the median dwelling value in Brisbane increased by a further +2.0% over the month. This price growth is more than what we experienced in February. Whilst last month we reported that a slowdown in the rate of growth across the city was starting to occur, this data suggests that this is no longer the case, with growth increasing again this month. The current median value for dwellings across Greater Brisbane is now $749,293 which is $26,860 higher than one month ago.

Annual growth for the last 12 months for Brisbane Dwellings is now +29.3%.

Brisbane Property Market Update March 2022
Source: CoreLogic

Brisbane’s middle segment of the market is still the top growth segment, ahead of the top end of the market in terms of quarterly price growth for all dwellings. This is a trend we have now observed for the last 2 months.

Brisbane Property Market Update March 2022
Source: CoreLogic

Each month we are tracking the trend in the change to price growth by market segment and we can now confirm that all segments of the market in Brisbane have passed their peak growth rate according to the data above.  Whilst all segments are still experiencing strong price growth, the rate of growth is starting to slow.

The rate of price growth is decelerating the most at the top end of the market, and the least at the bottom end of the market across the city.

Brisbane House Prices – Brisbane Property Market Update March 2022

The Brisbane Housing Market is still the top performing Housing Market across all capital city locations throughout Australia. Median values for the greater Brisbane region increased a further 2.1% throughout February 2022. The rate of growth increased again compared to February where the growth rate for housing in Brisbane was 1.9%.  With this increase in the momentum of price growth once again we have now seen another new record median value for Brisbane Houses achieved this month. The 12-month change in Brisbane house prices has been 32.1%%, which is still the strongest 12-month house price growth across all capital cities as well as rest of state regions throughout Australia according to Corelogic data.  

The current median value for a house in Greater Brisbane is now $856,731 the highest it has ever been. This is $28,556 MORE than one month ago!  Houses in Brisbane continue to become more expensive every month.

investment properties in Brisbane
Source: CoreLogic

 

Brisbane Unit Prices – Brisbane Property Market Update March 2022

The Unit Market in Brisbane grew strongly again throughout March 2022, reaching another new record high. Unit median values in Brisbane were up 1.6% this month, compared to 1.5% last month, so the momentum is picking up in this segment of the market given we have now seen three months of consecutive price growth increases in the unit sector. The 12-month growth for units across Brisbane is now +15.1%.  The current median unit price in Brisbane is $479,562 which is $11,169 more than one month ago.

Brisbane Property Market Update March 2022
Source: CoreLogic

Summary of Price Growth in Brisbane for the Year to Date

The graph below charts the % change in property values for Houses and Units since January 2020 in Greater Brisbane.

Off market properties Brisbane

The housing sector (black line) continues to outperform the unit sector in Brisbane on a month-to-month basis, a trend observed since October 2020. The rate of growth was slowing in the housing sector until this month where it can be observed that it has again picked up. 

In the Unit sector (blue line) we have now seen three months of consecutive price growth increases which indicates that this segment of the market is gaining momentum in Greater Brisbane.

Below we have charted the actual median value changes for Houses and Units across Greater Brisbane since January 2021. You can see the median value for Houses across the last 15 months has increased $272,829.  For units, the median value increased $86,385 throughout the same period of time. 

Brisbane Property Market Update March 2022

 

Rental Market Movements – Brisbane Property Market Update March 2022

Vacancy Rates at a city-wide level in Brisbane fell again between January and February 2022. They are now at 0.9% which is just below the record low of 0.8% experienced in April 2006. The table below highlights where vacancy rates across Brisbane sit at the end of February 2022.

Region Vacancy Rate December 2021
(change from November 2021)
Beenleigh Corridor 0.4% (-)
Brisbane CBD 2.6% (-0.6%)
East Brisbane 1.1% (+0.1%)
Inner Brisbane 1.6% (-0.4%)
Ipswich 0.7% (-)
Northern Brisbane 0.6% (-)
South East Brisbane 0.6% (-0.1%)
Southern Brisbane 1.0% (-0.1%)
West Brisbane 0.8% (-0.1%)

Source: SQM Research

Vacancy rates in the Inner-City market have made a fast recovery, perhaps in part due to interstate and international borders reopening.   We have not seen levels this low in the CBD since 2013, before the influx of new higher density developments being built in this region.  Off the back of the Brisbane floods last month, we expect that vacancy rates will tighten further, creating uncertainty for tenants who are looking to relocate throughout all of the Greater Brisbane region.

Housing rents in Brisbane have shown an annual growth rate of 11.6% at the end of March.  This is the highest rate of growth in rents across all capital cities throughout Australia. 

Rental incomes in the unit market throughout Brisbane have seen an annual increase of 6.8%. 

Gross rental yields for dwellings across Greater Brisbane according to CoreLogic are 3.5%,  down a further 0.1% since last month.  In the Housing sector, gross rental yields in Brisbane are sitting at 3.3% and in the unit sector the gross yields are now at 4.7%.

Brisbane Property Market Update March 2022

Source: CoreLogic

What did we see on the ground across Brisbane during March 2022?

After the floods at the end of February we have definitely observed a reduction in the number of buyers who are in the market. However, we have not yet seen a reduction in the quality of the buyers which means that the buyers who are still looking to secure a home or an investment property in Brisbane are still willing to pay strong prices.  This is further evidenced by the continued growth in property prices.

Whereas previously we may have experienced 10 or 15 offers on a property, we are now seeing 4 or 5 offers. This is a general observation only, because our team have also been involved in multiple offer situations where there have still been 15 buyers submit offers. Obviously, the quality of the property and its location will drive the demand so property selection will have an influence on the level of competition from other buyers.

We have also started to see Agents and Auctioneers working harder at many auctions. Clearance rates have fallen from their February highs which is also indicative of an increasing gap between buyers and sellers. In most cases there are still a number of registered bidders at property auctions, so when a property passes in with multiple bidders it is often a sign of sellers’ expectations starting to get ahead of the market, or buyers starting to pull back slightly.  Again, this is property dependant, because we have also observed a number of properties sell easily at auction over the last month, well above the price at which the property is announced on the market.

These general observations confirm that buyers are starting to become a bit more selective in terms of what they buy.  In the peak of 2021, everything was selling for a premium.  Now buyers are becoming a bit more picky and choosy, and only those properties that are highly desirable are attracting the same level of buyer competition.

The months ahead …

There are definitely some headwinds for Property Markets around the country. We have an up-and-coming Federal Election which creates a level of uncertainty for many. We have inflationary pressures whereby a higher cost of living will possibly weigh on housing demand. We also have the risk of rising interest rates at some stage in the future. That said, in Brisbane we still have relative affordability compared to the larger markets of Sydney and Melbourne and we are also in a very low supply environment which is very different to Sydney and Melbourne.

For further optimism, we also have an improving economy and low unemployment levels which could lead to income growth helping to maintain housing demand. The announcements from the recent budget have also meant more incentives for first home buyers. Additionally, overseas migration will be positive for maintaining housing demand as well.  In Brisbane the rate of interstate migration also remains strong, putting further pressure on the market in the months ahead.

We have been observing a shift in the demand towards attached dwellings throughout the city, mainly townhouses, which is a segment of the market that we believe will perform strongly. This is because buyers are priced out of houses in the inner and middle ring suburbs of Brisbane due to the recent price growth that has been observed, and therefore will compromise on the property type. Demand in this segment of the market is very strong.

Overall, despite the recent floods, international unrest and other downside risks that have been outlined above, we maintain our view that the property market as a whole in Brisbane remains strong. The fundamentals are still in favour of price growth across all market segments in the foreseeable future. 

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Brisbane property Market Update
Cashflow versus Capital Growth in Brisbane

Cashflow versus Capital Growth in Brisbane

One of the areas in relation to property investing that is least understood is around the property investment strategy and cashflow versus Capital Growth.

In our role, we speak to so many property investors who do not understand what type of property is best suited for them based on their goals, risk appetite and their personal circumstances. Property investing should NEVER be a one-size-fits-all approach, and yet so many investors select a strategy that may have unintended consequences for them in the future.  The purpose of this article is to highlight the difference between a high capital growth and a high yield strategy when selecting an investment property here in Brisbane.

As a member and participant on a number of property investment facebook groups and online chat forums, I see many individuals seeking advice in relation to what is the best suburb in Brisbane to invest in for a specified budget.  It always amuses me when others jump in with their suggestions and recommendations, based purely on price.  This approach comes with so much risk, because there has been no thought given to the requirements for growth and yield for that individual. 

How to determine the right investment strategy for you

To get an understanding of what investment approach might be best for you there are a number of considerations that you need to make:

  1. What are your investment goals? That is, are you looking for more income now, or are you looking to create a future nest egg for yourself and your family?
  2. What is your current taxable income? Remember any income that you generate through investments owned in your own name now will be taxed at your marginal tax bracket so this needs to be considered before you buy.
  3. What is your exit strategy? Consideration must be given to whether you intend to hold the asset into retirement and live off the income it generates, or if you intend to sell at some stage in the future.  The tax implications associated with this must also be considered up front.
  4. At what stage in life are you now? The duration of the investment period that you have to work with can influence the type of property that you might target based on your specific needs at that time in life.
  5. What is your risk appetite? We all have our own comfort levels and these need to be considered so that you can sleep at night!

 

Let’s take a look at a high yield asset first

Brisbane is a higher-yielding city than the likes of Sydney and Melbourne, so many investors are attracted to our city because of this benefit.  Properties that return a higher yield are usually positively geared and are often cashflow positive properties as well.

A positively geared property means the property is producing income from a tax perspective.  A positive cash flow property is one that puts money in the bank each week, once you account for all holdings costs, interest on the loan, and any repayments that you may be making towards the principal of the loan.

Properties are more likely to be cashflow positive on interest only lending – especially in the current environment where interest rates are at record lows.  Fewer properties remain in a cashflow positive position once they convert to principal and interest loan repayments.

An investor can control the gearing and the cashflow position for an investment property through the finance structure that they implement for the purchase.  For example, paying a higher deposit through cash would mean that the interest charges are lower due to a lower loan-to-value ratio and therefore the property is more likely to be positively geared, or even cashflow positive.

Investors MUST keep in mind that high-yielding assets have lower growth when assessing assets over the longer term.  There is an inverse relationship between growth and yield.  As one goes up, the other goes down and vice versa. 

We can select an “example” high yielding suburb in Brisbane and determine the long-term performance of an asset based on historical data.  Whilst there is no guarantee that the past is a reflection of the future, we do know that the past is going to tell a story that investors need to consider.

Let’s assume that the property value is $500K. The example property has a gross weekly rent of $600 which provides a strong 6.12% yield.

These are the additional assumptions:

  • Annual Vacancy rate of 2%
  • Borrowing at 80% Loan-to-Value Ratio (ie: $400K loan on the $500K purchase)
  • Paying for the remaining 20% property value and purchase costs via cash
  • The Interest Rate of 3% pa remains unchanged over the investment period
  • Principal and Interest Lending
  • Rental expenses = 27.37% of Rental Income (this covers property management fees, rates, insurance, maintenance etc)
  • Inflation on rental expenses set at 2%

Being a high yielding location, the capital growth rate is set at 3.5%. This is representative of historical growth rates in suburbs within Greater Brisbane that achieve higher yields like this example. For this reason, the Rental Price growth is also set at 3.5% pa (in line with capital growth).

The two most important things to note in relation to the cashflow in this scenario are as follows:

  1. The pre-tax cashflow position is +$10,035 in the first year.
  2. By year 31 the annual pre-tax cashflow position is +$70,350

In relation to the FUTURE VALUE, based on the compounding growth rate of 3.5%, this property will look like this:

  1. By year 31 the value will be $1,453,000
  2. This is an INCREASE of $953,000 from the time of purchase.

Brisbane Property Podcast

 

Now let’s look at a high growth Asset as a comparison

Consider now that the location selected is a high growth location which is in most cases going to generate a LOWER yield. In this example, we will again assume that EVERYTHING remains the same as in the higher yielding example, however, we will switch the growth rate the yield around. Therefore, the growth rate is assumed to be 6.12% pa and the yield is assumed to be 3.5% (based on a weekly rent of $343 per week on a $500K purchase). We can also assume that the rental price growth will be similar to the capital growth because the more scarce locations will achieve higher rental returns over time due to limited supply and higher demand. This ensures that a rental yield of 3.5% is maintained over time based on the property value. All other variables in the modeling will be exactly the same.

The cashflows in this scenario are as follows:

  1. The pre-tax cashflow position is -$9,870 in the first year.
  2. By year 31 the annual pre-tax cashflow position is +$134,161.

In relation to the FUTURE VALUE, based on the compounding growth rate of 6.12%, this property will look like this:

  1. By year 31 the value will be $3,153,000
  2. This is an INCREASE of $2,653,000 from the time of purchase.

Cashflow versus Capital Growth in Brisbane

Of course, this example is provided purely to illustrate the difference that a small change in the compounding growth rate can make over many years.  TIME IN the market makes a huge difference when investing for capital gains for the future.

The reality is that generally the higher growth assets are located in the more scarce locations and therefore they are already priced higher.  So it would not be realistic to expect that you can shop with the same budget and expect to choose between either high yield or high growth. 

The difficulty for investors comes, when they have higher investment budgets, and they are presented with a CHOICE.

Should I buy One Higher Growth Asset or Two Higher Yielding Assets?

We also often get inquiry where people may have a budget of more than $1M to spend in Brisbane, but they ask if it is “better” to buy two properties instead of one with this budget.  Again, the answer always depends on the unique circumstances of the individual.

If we look at the higher yielding asset and we consider buying two of these at $500K each, the numbers look like this:

  • Total Pre-Tax Cashflow for first year = +$20,070
  • By year 31 the annual pre-tax cashflow position is +$140,700
  • Total combined asset value = $2,906,000
  • Total INCREASE in value from time of purchase = $1,906,000

BUT … if you are a high-income earner, on the highest marginal tax bracket, then you would be paying tax of $4,770 in the first year for EACH property, which REDUCES your cash position from +$20,070 to +$10,530.

By year 31, assuming you were still paying tax at the highest marginal tax bracket, then your annual pre-tax income of +$140,700 would be reduced to $74,570 AFTER tax. 

Over the life of the 30-year loan on each property, you would have paid a total of $481,670 in TAX which works out to be $963,340 across the two properties of TAX PAYMENTS in this scenario!!!!!

The after-tax cashflow position over the 30 years would be a total of $143,145 for each property, which provides after-tax cashflow of $286,290 across the two properties over the 30 year period.

Therefore, the TOTAL return would be:

  • Total after-tax cashflow across 30 years = $286,290
  • Total Growth over 30 years = $1,906,000
  • TOTAL RETURN over 30 years = $2,192,290.

 

Now let’s look at the alternative – buying a single high growth asset with the total budget of $1M and therefore targeting a higher growth asset.

If we look at the higher capital growth asset and we consider buying just one of these at a purchase price of $1M, the numbers look like this:

  • Total Pre-Tax Cashflow for first year = -$23,415
  • By year 31 the annual pre-tax cashflow position is +$134,161
  • Total asset value = $6,305,000
  • TOTAL INCREASE in value from time of purchase = $5,305,000

AGAIN … every investor must consider the tax implications of their investment decisions.  Using the same examples, if you are a high-income earner, on the highest marginal tax bracket, then you would NOT be paying tax, in fact you would get a TAX REFUND of $3,155 in the first year.  This is because at this time the property is NEGATIVELY GEARED which means you will be paying a portion from your own funds to hold the asset because the costs associated with holding the property exceed the income from rent that is being achieved.

By year 31, assuming you were still paying tax at the highest marginal tax bracket, then your annual pre-tax income of +$134,161 would be reduced to $71,105 AFTER tax.  This is only $3,465 less than in the high yield example!

Over the life of the 30-year loan on the single property, you would have paid a total of $602,705 in TAX which works out to be $360,635 LESS TAX compared to the scenario of buying the two properties with the higher yielding returns.

The after-tax cashflow position over the 30 years in this high growth scenario would be -$120,353, mainly because the income from rent has not fully covered all costs as well as principal repayments for this property over the life of the loan. 

Therefore, the TOTAL return would be:

  • Total after-tax cashflow across 30 years = -$120,353
  • Total Growth over 30 years = $5,305,000
  • TOTAL RETURN over 30 years = $5,184,647.

When we compare the two scenarios, the difference in the TOTAL RETURN, puts the single high growth property ahead by a HUGE $2,992,357!!!

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So, which Strategy is better?

The answer to this question is still – It DEPENDS!

Of course, looking at the overall returns, targeting the high growth asset results in significantly higher levels of wealth after 30 years.  There is no doubt about that from the numbers above.

But, some would argue that having all your eggs in one basket presents as higher risk.  If the property is vacant, for example, you have no income at all.  But if you buy the RIGHT asset then the risk of vacancy is minimized.

Also, given you would have one high value asset instead of two lower valued assets after 30 years, some would argue that it is better to own two properties so you can sell just one if needed and still hold the other.  As I said previously, the exist strategy is very important to consider before you buy as these decisions need to be included in selecting the overall approach.

Finally, your own income levels and risk appetite will influence how much you have to spend and that may limit the type of strategy that you can afford to buy.

As we always say – the right strategy for an individual investor depends on individual circumstances.  We always need to consider the investment strategy alongside the tax strategy and the finance strategy.  There are so many moving parts to consider before an investor even starts to look at properties to buy.  It is so important to plan prior to executing!

I hope this article has helped you to understand that investment strategies need to be tailored.  Too many investors start off blind and make mistakes.  Getting professional advice can help you tailor the right mix of growth yield based on your unique circumstances.

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Get in touch if you would like to know how we can help you. You can make an enquiry with Streamline Property Buyers Team. We are the Most Qualified Team of Brisbane Buyers Agents.

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