|
|
||||||||
Case in point in our office recently; two
Victorian families (independent of each other) commenced looking for their
new homes. They both made their decision to move to the Coast whilst on
holidays last year and they’ve spent most of this year re-arranging
their affairs so as to make their big move. When I quizzed them on their timing it was
all so logical. They wanted their home purchased in December with a
settlement in mid January so that they are completely settled for the start
of the new school year. If you’re contemplating
selling…please contact us now so that we can firstly give you a genuine
market appraisal (more on this later in the newsletter) and secondly, give
you some concrete ideas on arranging a comprehensive marketing program which
will let the marketplace know in no uncertain terms that your property awaits
that discerning buyer. Call us OBLIGATION FREE on 1300 ROBINA (local call
rates apply
So, let’s compare three time periods
1986, 2006 and we’ll crystal-ball gaze about 2026. In 1986 we were paying $1.30 for a litre of milk, $1.55 for a loaf of bread and the
newspaper cost 55 cents. In 2006, that litre
of milk is now $2.20; we pay $2.80 for bread and the newspaper is around
$1.60. You’d have to earn $50,000 in 2006 to
acquire the same basket of goodies which $27,250 acquired in 1986. And so it’s on to 2026. Based on an
inflation factor of 3%...that $50,000 lifestyle which you enjoy in 2006 will
require you to bring home $90,305 in 2026. That’s inflation and it is a HUGE
problem for those who are on fixed incomes. Thankfully property has always
been a good inflation defeating investment tool - certainly one heck of a lot
better than the standard bank savings account. Beware The Real
Estate “Puffer” There have been some changes recently to the
Act that are relevant whether you are buying or selling. For the professionals of the industry we
believe it is deceitful for an agent to give an unrealistic and artificially
high property price estimate simply to get the listing. Later when nothing is
happening because the property is over-priced, the
agent will deflate the owner’s unrealistically high expectations by
suggesting a price reduction. Naturally, the agent won’t admit his/ her
deceit and complicity…it’s the slowness in the marketplace or it
is what the buyer believes the price to be. This is never a nice outcome for
the property owner. After all, when you are selling a property, time is
money. We at Robina Realty price the property with supportive Market Analysis
to give an accurate pricing range for your home. As professional, ethical and responsible
agents who work exclusively to obtain the best result for our clients in the
prevailing market conditions, we say beware these unethical agents - they
will build up and then tear down your hopes. Thankfully, the government has acted to make
it more difficult for unrealistic high house prices to be given to a home. Section 574C now states that when appraising
or listing a property for sale the agent must provide the owner with either a
Comparative Market Analysis detailing recent sales of similar properties or a
written explanation showing how the agent decided on the market value of the
property. At Robina Realty we take our property market
appraisals very seriously indeed and in addition to our professional agents
who are mini-encyclopaedias on what’s
happening in their specific allocated territories, we have a full-time
marketing and research manager (Jerusha King) whose job it is to study the marketplace
in minute detail looking for future trends. We feel very comfortable in stating that: WE CAN GIVE YOU THE
MOST PROFESSIONAL &
Market Conditions The rental marketplace is subject to the
laws of supply and demand just the same as any other marketplace. Thankfully,
it has been some time since the Gold Coast experienced a flat marketplace,
but it has happened in the past and doubtless it will in the future. When it
does occur, tenants have more choices and are in a stronger position to
negotiate on rents. Presently we do not see any issue in this regard and we
will keep you informed on a regular basis as to the stability of the
marketplace. Poor Presentation It is critical that your property presents
well in order to attract a quality tenant who is prepared to pay the current
market rental rate. Remember, tenants usually have a choice of at least two
or three properties when deciding. At Robina Realty, we really do make a big
effort to ensure the properties present as well as possible because we want
to maximise your return. In this regard we do thank
the very great majority of our clients for assisting us here by agreeing to
undertake necessary repairs and maintenance so as to aid the presentation
process. Accessibility To
Transport & Facilities It’s an undeniable fact that
properties which are close to amenities command better rents and have fewer
vacancies. A related article in this newsletter will explain more here. In closing and on behalf of the rental
division, I’d like to wish our property owners the very best for the
festive season and please be assured that our brief at all times is to
represent your best interests and I am always open to suggestions on how you
believe we can improve things for you. Call me on 1300 ROBINA (local call
rates apply Finally, if you believe we are deserving, I’d really appreciate it if you’d
put in a favourable word about our services with
your property investor friends and associates. Presently we have the capacity
and the systems to handle many more properties and what we’ve noticed,
the bigger we become so to too does the bank of tenants interested in
renting…now that’s a WIN-WIN! Welcome To Our New
Commercial Division
Nigel’s focus initially will be on all
commercial opportunities (shops/ offices/ industrial/ development and
leasing) in and around the Robina and central Gold Coast region, an area
which Nigel knows well and which has massive opportunities. Some Major “Did
You Know” Facts About Property Keep reading because the following secrets
will make you money in the future. Interesting
‘Did You Know’ Fact #1 Recent research by The Australian National
University found that buyers were willing to pay 3.5% extra for a house near
a good public school. Tony took this fact and did his own research in Tony found that homes within half a kilometre radius of a public secondary school grew by
about three percent more per annum when compared to the Interesting
‘Did You Know’ Fact #2 Increases above the average were detected
for houses near bus-way stations as well. Interesting
‘Did You Know’ Fact #3 Buyers will pay a decent premium to reside
near café strips or high streets….as much as an 81% premium when
compared to the median house price! Interestingly, this premium is increasing
which indicates that these areas are well and truly outstripping the normal
property price increase. Interesting
‘Did You Know’ Fact #4 Interesting
‘Did You Know’ Fact #5 Today buyers are prepared to pay an 18%
premium to live within one kilometre of designated
green spaces or public open spaces.
Wow! Robina is literally full of such ‘lifestyle
enhancing’ parks and walkways which probably explains why we are one of
the fastest growing suburbs in Interesting
‘Did You Know’ Fact #6 A vacant residential allotment with a view
of a golf course fairway can attract between 50% and 70% more than the price
of the same sized/ shaped allotment in the area without much of a view. Interesting
‘Did You Know’ Fact #7 A waterfront allotment with deep sea access
in south east Qld will fetch around six times the price of a similar sized
dry allotment in the same suburb. So, let’s summarize this for you. When
considering a home or investment property look for proximity to schools,
transport, golf courses, water views, open spaces, regional shopping and café
strips. For the future, Tony believes that the
water-wise home will attract a premium with a large tank (5,000 litres) adding approx 2% to 5% to the
value…certainly well in excess of the actual cost of the tank. Hmmm, an
interesting observation.
Presently, The Piazza, the $35 million final
stage of Market Square is rapidly emerging as a
prestige dining precinct with the recent opening of a fifth high calibre restaurant. The ambience is great…so too is
the nosh. For A Laugh Dear Dad, $chool i$ really great. I am making lot$ of friend$ and $tudying very hard. With all my $tuff I $imply can’t
think of anything I need, $0 if you would like, you can ju$t
$end me a card and $urpri$e me, Love your Son The Reply: Dear Son, I kNOw that astroNOmy, ecoNOmics and oceaNOgraphy are eNOough to
keep even an hoNOur student busy. Do NOt forget that the pursuit of kNOwledge
is a NOble task and you can never study eNOough. Love your Dad Important Notice: Contact Us
|
||||||||
|
