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Property Investing in 2014

Gold Coast Investor, Property Management, Real Estate Gold Coast, Mortgage Broker Gold Coast, Gold Coast property market

Investors are again turning to property with some looking at property development, hoping for better returns.

It can promise more riches than simple investing but has more potential traps for beginners, and a whole new world of knowledge to master.

Author, property developer and university lecturer Brisbane Investor,Property Management, Real Estate Brisbane, Mortgage Broker Brisbane, Brisbane property market, housing sales, Investment properties, Housing market, Rental Properties, Property investing, property developmentsPeter Koulizos says there is a great opportunity to make money in property development, “but there is also a great opportunity to lose a lot of money, because the risks are higher”.

“Most capital city house prices are still below their peaks of three years ago and interest rates are very low, so it makes property development more affordable for the average mum-and-dad developer.”

Koulizos says research is the vital first step. “That starts with the council,” he says. Every council has a development approvals process and plans that outline minimum block size, minimum street frontage and other issues.

Developers need to research prices and know how much a property is worth. Koulizos says long-term investors may pay an inflated price for a property but are still winners if they hold it for 10-15 years, but a developer looking to turn it over faster does not have as much time to make up for their mistake.

“Get a fixed-price contract from a builder, and one where they guarantee the build time,” he says. “In development, time is money. The longer it takes, the more your holding costs. And avoid changing plans once you have signed off on them.”

Koulizos recommends writing down the worst-case, best-case and probable scenarios, and you should aim to make a gross profit of 20 per cent on the project.

Metropole Property Strategists chief executive Michael Yardney says now may not be the best time to start a new development, because house prices have already picked up and developments usually have long time frames – often a two-year process.

“A good way for the beginners to start is through renovations. It has much shorter time frames and you also learn budgeting, dealing with builders and dealing with banks,” he says.

Yardney says it is vital to start small. “You are going to learn most of what you will learn in the first two or three developments. It’s going to cost you more than you thought.” But property development is a great strategy because you are not just waiting for the market to rise – you buy assets at wholesale prices and are able to create capital growth, he says.

Yardney says it is vital to surround yourself with a good team of experts. “If you are the smartest person in your team, you are in trouble,” he says.

SOL Results property coach and developer Stan Kontos says his top rule is to ensure you make your money when you buy the property, not upon sale.

“Undertake a feasibility study for costs such as demolition, subdivision and so on, based on today’s price, not a projected future price,” he says.

“Don’t depend on it going up and, if and when it does, consider this a bonus.”

Kontos says people who do not like risks should not go into property development.

“Find a mentor, be teachable and get taught. Don’t make the mistake of learning as you go.”

Kontos says beginners need equity of about $50,000 to $100,000, plus a steady cash flow, and should only pick developments they can afford.

“Start by researching a specialist area,” he says. “The risk is reduced when you understand the area and the council zonings, as well as any future changes.”


1. Before looking at land, work out your finance and team of advisers including real estate agent, solicitor, architect and development manager.

2. Check the local council’s policy toward development and come up with a concept.

3. Buy land at a price that allows you to make a commercial profit.

4. Get development approval, which can take months.

5. Get working drawings prepared so you can then obtain a building permit.

6. Obtain quotes from builders and finalise finance for the construction period.

7. Next comes the building stage, lasting 7-12 months. Most developers never get their hands dirty, and are more like a producer of a movie.

8. At final completion, the project is refinanced and leased, or sold. Be sure to always have an exit strategy before you start.

Source: Metropole Property Strategists


Original article published at by Anthony Keane, News Limited Network 11/1/2014


Brisbane apartment market in the spotlight: Media Hunt’s May update

The media veteran Steve Hunt has cast his eye over the Brisbane market and what’s happening in the Queensland capital

The Brisbane apartment market continue to show strength over May, posting 1.1 per cent gains, CoreLogic’s monthly Hedonic Home Value Index found.

The rolling quarterly apartment gains are now up to 3.2 per cent, with the median apartment price reaching $411,000.

The media veteran Steve Hunt, who founded the public relations and media strategy firm Media Hunt in 2005, has cast his eye over the Brisbane market and what’s happening in the Queensland capital.

Hunt mentioned The Fernery, which has been popular with local owner-occupiers

Urban recently spoke to Colliers residential director Andrew Scriven, who said most of the buyers have come from a couple of kilometre radius.


The Fernery 47 Conavalla Street, Ferny Grove QLD 4055 

“There’s been overwhelming success since launch in April from the local market, looking to either downsize, invest or secure something for the children,” Scriven said.

“Locals have really embraced the project. They haven’t really had that offering ever.”

The project by the Townsville-based Honeycombes, in partnership with their financier MaxCap, will comprise the 82 apartment block The Fernery, as well as a 12,000 sqm retail centre set next to the Ferny Grove train station.


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First look: S&S Projects lodge plans for mixed-use Coolangatta development Esprit


The crowning glory of the development in Club Esprit, a rooftop residents only rooftop and wellness space.

Fresh off the success of their nearby Flow and Awaken Residences, the Gold Coast developer S&S Projects has lodged plans for its latest coastal development.

They’re set to develop a mixed-use precinct at 217-227 Boundary Street Coolangatta, a few streets back from Rainbow Bay.

Above ground level retail will be two interconnected buildings designed by Cottee Parker Architects totalling 96 apartments.

The main residential tower will have 72-two bedroom apartments and 19-three bedroom apartments across 12 levels.


Located at the front of the precinct will be the more boutique tower of just eight levels, home to five three bedroom apartments and one four bedroom penthouse.

The crowning glory of the development in Club Esprit, a rooftop residents only rooftop and wellness space in the main tower.

The rooftop features a lap pool with day beds and spa and a full wellness centre with gym, sauna, steam room, ice bath and treatment room.

There’s a relaxation lawn, a communal kitchen with large dining space, bar, and private dining terrace with barbecue facilities which can be hired. There’s also two communal barbecue facilities next to a playground lawn.

S&S director Paul Gedoun says he has a fundamental belief in the southern Gold Coast, off the back of the exceptional success in Flow and Awaken.

“Our vision for our projects looks to enhance the community feel, creating dwellings that are in line with our liveable luxury trademark,” Gedoun says.

“We expect that this project will provide a positive impact in the local community with the amalgamation of several sites providing a master-planned approach to the area.

“We always strive to deliver high quality owner-occupier residences in prime locations, respecting the sense of community ownership and the surrounding environment and we’ve taken that vision to a new level with Esprit.”

S&S have seen great success at their nearby Awaken Residences at Rainbow Bay, where their recent $8.15 million sale of the two-level penthouse was the highest apartment sale recorded south of Mermaid Beach.

Only four of Awaken’s nine expansive whole floor apartments now remain, each set to go for upwards of $4 million each after more than $20 million in sales in the first five apartments to predominantly local and interstate buyers.

Flow Residences was named Australia’s fastest selling beachfront apartments following their $74 million sell-out in late October with apartments selling at an average $3.5 million. Construction is underway and is due for completion in 2022.

Esprit Design Statement

In the design statement submitted to the Gold Coast City Council, Cottee Parker Architects call Esprit “a unique architectural offering at Rainbow Bay, that is directly inspired by the rock pools and formations this part of the world is known for.

“The proposed development at 217-227 Boundary Street is a premium one of a kind development, comprising of two interconnected buildings across two street frontages.


“Surrounded by dramatic natural beauty, Esprit draws upon its context to create a design that encapsulates the desirable sub-tropical lifestyle of the Gold Coast. Boundary Street The building’s design is inspired by nearby Snapper Rocks and the pockets of tidal pools formed over time.

“Tinted glazing emulates the tranquil reflective waters, separated by striated layers of rock, represented by the facade’s horizontal banding. These horizontal elements layer across the building facade to form balcony edges that grow and build at the edges.

“Within these sheltered edges, landscaping grows to provide a small garden space to each unit, just like the pocket parks that are scattered throughout Coolangatta.”


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Sammut Group Lodges $350m Cronulla Retail Precinct Plan


A bold $350-million plan to reinvigorate the northern end of Cronulla ’s CBD would transform a 5225sq m site into a mixed-use residential and retail precinct.

Sammut Group acquired the Northern Gateway properties between 3 and 23 Kingsway at Cronulla with venture capital partner Alceon Group.

Plans for initial demolition works plus a three-storey basement car park and two-storey retail and commercial podium have been lodged with the Sutherland Shire Council this month.

Ultimately the site would include residential, commercial and retail mixed-use developments, including 112 one-, two- and three-bedroom apartments, 885sq m of commercial space, restaurants, shops and a flagship Harris Farm Markets store.

It supersedes plans for a 21-storey boutique hotel mooted for the site in 2018.

Sammut Group director Allen Sammut said the block of land between Croydon Street and Abel Place was one of the largest commercial sites in the southern Sydney beachside suburb.

“This is a game-changing development that will provide the catalyst for the future revitalisation and growth of the Cronulla CBD,” Sammut said.

“It’s a pivotal project for the area, particularly the many businesses in Cronulla that have been struggling in recent years.

“We’re extremely excited and eager to see our vision for this iconic gateway site come to life, ushering in a new era of optimism and opportunity for Cronulla.”

Harris Farm Markets co-chief executive Luke Harris said they were “thrilled” to launch their flagship store as part of the development.

“Harris Farm Markets has been looking for an appropriate location in the shire for many years… ,” he said.

“The store would be the largest Harris Farm store in Sydney and will introduce new food concepts we haven’t explored before.”

Sammut Group has an extensive portfolio and impressive reputation in the New South Wales market bolstered by the success of developments including Banc, Loft, Breeze and Drift in Cronulla and its surrounds.

Sammut Group is also awaiting approval for a development application for a commercial and hospitality precinct, PARC, in conjunction with Alceon Group, opposite Cronulla’s train station.


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