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Seaside suburbs the star performers of southeast Queensland property market

Seaside-suburbs-the-star-performers-of-southeast-Queensland-property-market

THE lure of affordability, lifestyle and world-class beaches made southeast Queensland’s coastal markets the stars of the property sector in 2017.

THE lure of affordability, lifestyle and world-class beaches made southeast Queensland’s coastal markets the stars of the property sector in 2017, fuelled by a fresh wave of interstate migration.

While home values grew just 2.4 percent in Brisbane over the past 12 months, they jumped nearly 7 percent on the Gold Coast, while houses climbed in value by more than 7 percent on the Sunshine Coast, according to the latest data from property analytics firm CoreLogic.

Half of the top 10 property sales in Queensland last year were made on the Gold Coast; totalling $48.9 million.

And some agents say the markets are set to strengthen further in 2018 as Sydney and Melbourne homeowners cash out of their million-dollar homes in favour of a more laid-back, affordable lifestyle in the tropical north.

The REIQ’s latest Queensland Market Monitor shows the median house price in the Sunshine Coast statistical division jumped from $557,500 in June to $570,000 in September, while the Gold Coast achieved a new house price record of $606,000.

The Queensland government recently declared the number of interstaters migrating to the state was at its highest level in eight years, with 15,716 people moving here in the year to March 2017 — most coming from New South Wales.

CoreLogic senior research analyst Cameron Kusher said both the Gold Coast and Sunshine Coast property markets had benefited from that boost in interstate migration more than Brisbane.

Areas like Broadbeach Waters on the Gold Coast have experienced strong property price growth. Photo: Chris Bashall. Source: Supplied

Areas like Broadbeach Waters on the Gold Coast have experienced strong property price growth. Photo: Chris Bashall. Source: Supplied

 SQM Research managing director Louis Christopher expects both markets to outperform the state’s capital in 2018, writing in his latest Boom and Bust Report that the Gold Coast had a diversified economy and had benefited from the lead-up to the Commonwealth Games.

Ray White Surfers Paradise holds its major auction event of the year later this month to coincide with the January holiday period when many interstate and overseas visitors flock to the Gold Coast.

More than 100 properties will go under the hammer at its annual ‘The Event’ on January 28, with many holiday homes and investment properties set to sell to interstate and local investors.

This house at 80 Admiralty Dr, Surfers Paradise, is going to auction on January 28 through Ray White. Source: Supplied

This house at 80 Admiralty Dr, Surfers Paradise, is going to auction on January 28 through Ray White. Source: Supplied

Ray White Surfers Paradise chief executive Andrew Bell said the region had recorded solid sales figures in 2017 thanks to economic stability, job creation and steady population growth.

Mr Bell said the property market at the northern end of the Gold Coast had strengthened considerably because of new medium and high rise development in areas like Southport and Hope Island.

“That’s where all the new development is and it’s given people a lot more opportunity,” he said.

Mr Bell said suburbs like Coomera and Pimpama were had also become “powerhouses” for house-and-land developments, attracting demand from interstate.

“It’s not just people buying holiday homes,” he said.

“It’s just getting so difficult to live in Sydney with the cost of living and the traffic.

“People are saying ‘it’s time to move!’ and I think they’re seeing the Gold Coast as being the best it’s ever looked.”

And with vacancy rates of less than 1 per cent on the Gold Coast, Mr Bell said an increase in home construction was more than welcome.

“We can have 20 plus people turn up to an open home, so we desperately need more investors to buy some stock to help with this huge demand from tenants,” he said.

Kollosche Prestige Agents managing director Jordan Williams said the Gold Coast property market experienced periods of strength and weakness in 2017, but he predicted a bigger year in 2018.

“I know for a fact that for the last half of last year a lot of buyers were sitting on their hands reading the negative articles that said the market was going to crash,” Mr Williams said. “They’ve bought off me since then and realised its actually going to continue to improve.

“I think it’s going to be an exciting year.”

Mr Williams also said the majority of homes he sold were cash contracts, unlike the pre-GFC days.

“We have very affluent local and interstate buyers who are fourth, fifth and sixth generation wealthy,” he said.

“Our vendors who own these homes are also affluent, successful people and they don’t muck around with finance and building and pest inspections.”

Kristian and Haley Hughes are selling their five-bedroom waterfront home at 31 Pilot Court, Mermaid Waters through Kollosche Prestige Agents.

They’ve lived there for nearly three years, but have decided to sell and rent in the area so they can use the capital to fund Mrs Hughes’ new make-up venture.

This property at 31 Pilot Court, Mermaid Waters, is for sale. Source: Supplied

This property at 31 Pilot Court, Mermaid Waters, is for sale. Source: Supplied

Mrs Hughes, who runs The Institute of Makeup beauty school, said Mermaid Waters had benefited from the growth in popularity of nearby Burleigh Heads.

“I feel it’s becoming the new central location — nestled between Burleigh and Broadbeach,” she said.

The Hughes are hopeful they’ll benefit from the growth in the market over the past 12 months, with the median house price in Mermaid Waters increasing by more than 17 per cent.

The view from the home at 31 Pilot Court, Mermaid Waters. Source: Supplied

The view from the home at 31 Pilot Court, Mermaid Waters. Source: Supplied

Their family home is decked out with floor-to-ceiling glass, which captures spectacular 180 degree views.

“For someone who wants to make it their forever home, they’ll never run out of room,” she said.

“It was hard finding a place to put an offer on even then, because (homes) were selling before they even went to market.”

Further north, Noosa was the standout performer in 2017.

REIQ figures show Noosa was the state’s top performing market in the three months to September, recording annual house price growth of nearly 10 per cent.

Over the past five years, Noosa’s median house price has jumped by more than 40 per cent.

Main Beach at Noosa. Photo: Chantay Logan. Source: Supplied

Main Beach at Noosa. Photo: Chantay Logan. Source: Supplied

Tom Offermann Real Estate principal Tom Offermann said the company ended 2017 with eight sales averaging $5.9 million each.

The agency sold a sprawling waterfront home with a drive-through boatshed, two jetties and a boat ramp at 29-31 Wyuna Dr, Noosaville, for close to $11.9 million late in 2017 — setting a new record for the area.

This property at 29-31 Wyuna Dr, Noosaville, recently sold for about $11.9m. Source: Supplied

This property at 29-31 Wyuna Dr, Noosaville, recently sold for about $11.9m. Source: Supplied

“It’s not just the prestige properties that buyers are targeting,” Mr Offermann told The Courier-Mail.

“There are good opportunities for buyers at all levels who want to invest or live here.”

Another driving factor behind demand for the Gold Coast and Sunshine Coast markets is a lack of stock, but BIS Oxford Economics expects rising supply over the next three years to slow forecast price growth.

Another coastal market in Queensland that performed better than expected in 2017 was Cairns.

BIS Oxford Economics noted Cairns had benefited from improved tourism and a deficiency of dwellings, which was estimated to have pushed the median house price up by 20 per cent in the past five years.

It expects home prices to grow another five per cent until 2020.

Originally published: www.goldcoastinvestor.com.au

Brisbane

Logan City Builds on ‘Family Magnet’ Study Findings

Logan City Builds on ‘Family Magnet’ Study Findings

Logan could grow by an additional 56,000 dwellings in the next 15 years, with more than $18 billion in government-funded infrastructure projects planned for the city.

The City of Logan has launched its Housing Study, the first step in a three-stage strategy for the south-east Queensland district, located between Brisbane and the Gold Coast.

A number of factors are driving residential development potential, including declared priority development areas at Yarrabilla—a 2,200-hectare site—and a 7,188-hectare Greater Flagstone site, part of which Peet Limited was given approval to develop last year.

Meanwhile, in the surrounding area, Golden Gate Property has kicked off a $130 million residential project; CFMG Capital has acquired a large development site and a $460 million Logan Hospital revamp is also on the cards.

The entire Logan City Council was sacked last year over fraud and corruption allegations.

The new housing study provides the new council with options for higher-density development around transport corridors.

Since 2010, annual residential dwelling approvals have increased by 77 per cent, nearing 4000.

The City of Logan is now home to more than 334,358 residents with a growth rate of 1.9 per cent; by 2041 as many as 586,000 people are expected to live in the city.

Potential for residential development in Logan by 2036

Potential for residential development in Logan by 2036

^ Source: City of Logan Housing Study 2020

The study found that affordable choices for housing and high availability have attracted families to the area from other parts of Queensland and as far afield as New Zealand.

Other findings include the fact that nearly a quarter of residents—23 per cent—are 14 years or younger, with a further 12 per cent of the population in the 15 to 24 age bracket, 63 per cent of whom are still living at home.

The median weekly rent for a three-bedroom house is $350 and the majority of families live in stand-alone homes with double garages.

City of Logan mayor Darren Power said the results of the study allow council to set a strategic vision that meets the expectations of the community as they look towards their 2025 planning scheme.

“Families are flocking to our booming new residential developments, our established suburbs are being re-energised and we have also seen growth in the traditional Logan rural-residential lifestyle,” Power said.

“The contents of this study will now help shape our housing strategy to establish best-practice policy options for future housing and residential development across the city.”

Stage 2 of the housing strategy will involve detailed investigations on planning issues including managing development in established areas, examining lot sizes and dwelling areas as well as identifying locations for new residential growth.

This article is republished from theurbandeveloper.com under a Creative Commons license. Read the original article.

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Brisbane

Sunland to wind down its property projects over next three years

Sunland to wind down its property projects over next three years

The luxury Queensland property developer, Sunland Group, has announced plans to wind down its business operations.

It will take place over the next three to five years following the completion of its current projects. The objective of the strategy is to return to Sunland Group’s shareholders current net asset value, where possible, of $2.56 per share by way of progressive dividend and capital payments.

It reflects a premium to the 30 day volume weighted average price of $1.33 per share.

The board described its share trading price as lacklustre.

The share price reached a low of $0.55 in July 2011 and a high of $2.00 in March 2015.

The ASX listed company announced to shareholders it would repay it liabilities before the company goes private and potentially ceases operations.

The company is looking to offer shareholders a fully franked dividend payment, with $81 million credit balance available at the end of last financial year.

Sunland has been operating below its net tangible asset value for 11 years after coming through the Global Financial Crisis.

It currently sits at an estimated $2.56 per share.

The company was founded in 1983 by Iranian businessman Soheil Abedian and Foad Fathi and has is now run by Abedian’s son, Sabah Abedian.

It created Gold Coast landmarks such as Q1 and the Palazzo Versace.

Sales activity for the recent financial year totalled 357 lots for a value of $236.9 million (FY19: 237 sales for value of $214.6 million).

Its contracted presales for projects released across the development portfolio as at 30 June 2020 totalled 260 lots with a combined value of $296.0 million (FY19: 177 lots for a value of $192.4 million).

The group generated revenue from property sales of $159.8 million (2019: $277.6 million) during the financial year period, generated from settlements of 236 lots (2019: 382).

Following the Tuesday 9.30am announcement, the share price rose to $2 and closed the day at $1.95.

The strategic plan was devised with input from Morgans.

Approximately 70 percent of the group’s inventory value is currently under development and programmed to be completed over the course of financial years ending 30 June 2021, 2022 and 2023.

Sunland currently anticipates there will be a limited number of further projects which will commence development including Lanes Retail and Lanes Residences (West Village), which are both at Mermaid Waters, Queensland and the site at 154 Marine Parade, Coolangatta, Queensland.

“The board does not intend to reinvest surplus cash in replenishing the development portfolio of Sunland Group

“This means various roles associated with certain business segments of Sunland Group may become redundant, in which case the group will be required to pay appropriate entitlements to employees.”

Its balance sheet capacity as at 30 June 2020 was $13.1 million in cash and $139.9 million in undrawn working capital.

Its directors include Ron Eames, Christopher Freeman, Rebecca Frizelle and Vahid Saberi.

This article is republished from propertyobserver.com under a Creative Commons license. Read the original article

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Market Place

The retreat of property investors: which State has been most impacted?

The retreat of property investors which State has been most impacted

Property investor activity in the Australian housing market has been falling since early 2015, after macro-prudential policies were implemented in Australian mortgage lending.  Apart from a brief ‘bounce’ in 2016, investor participation has been consistently trending lower. The latest ABS housing finance data shows the portion of housing finance for the purchase of property lent to investors fell to a fresh record low of 23.5% in August. This is significantly lower than the decade average of 36.1%.

 The decline of the property investor has been brought about by multiple factors. These include:

  • temporary policies implemented between 2014 and 2019, which limited lending products favoured by investors;
  • mortgage rate premiums for investor loans;
  • less appetite for high LVR and interest only lending from the banking sector;
  • less certainty around prospects for capital gains;
  • high levels of housing construction which have softened rental returns; and,
  • the recent global pandemic, which has created a particular negative demand shock to the rental market, thereby further inhibiting returns.

But can we expect investor activity to keep declining? When comparing investor activity at the state level with CoreLogic rental data, there are clear differences between markets that may appeal to investors, versus those where the retreat could last longer.

NSW. For the past decade, investor participation in mortgage activity averaged 41.9% across NSW and moved through a record high in late 2014 when investors comprised 55.6% of mortgage demand. By August 2020, investors as a proportion of housing finance had fallen 28.2 percentage points from that peak, to 27.4%.

Across NSW, returns to investors vary greatly by submarket in both the growth of the value of property assets and rental return. Broadly however, dwelling values across NSW sit 3.5% below the record high reached in July 2017. Gross rental yields across the state were 3.23% in September, which is just 2 basis points off the record low from October 2017.

Rental market performance has been highly varied through the COVID-19 period. As one of Australia’s two major international cities, the closure of international borders has created significant shock to the rental market, where new migrants to Australia typically rent. Outer suburban and regional markets have seen upward pressure on rents, but the wind-back of stimulus to households affected by COVID, and cheaper rents closer to the city, may erode this growth over the coming months. Ultimately, the biggest boost to investor returns, and an uptick in investor activity, will be dependent on international travel resuming to Australia.

VIC. Victoria, namely Melbourne, had the highest exposure to overseas migration as a source of new housing demand prior to COVID-19, which has significantly impacted rental values, particularly those in inner city markets. Across Greater Melbourne, unit rents have declined 5.5%, but in submarkets such as Melbourne City, unit rents have seen much more acute declines of -16.2% since March. Gross rental yields across the state were 3.4% in September, down from 3.7% one year ago.

With dwelling values also down 5.5% across Melbourne, and half a per cent across regional Victoria since the pandemic, investor interest is likely to remain subdued until international travel resumes. Investors who can afford low or no rental income may take advantage of lower property values towards the market trough.

QLD. Investor participation in the QLD dwelling market shifted significantly lower over 2017, and again with the onset of the COVID-19 pandemic. Inner Brisbane in particular has seen high levels of unit development, which has placed downward pressure on rents over time. Since the onset of Stage 2 pandemic restrictions in March, Inner Brisbane unit rents have declined a further -4.8%.

Despite a long period of high supply and subdued investor participation, gross rental yields across the state are far higher than NSW and VIC, largely due to relatively low dwelling values. A typical dwelling value at September was around $505,000 across Brisbane, and $388,000 across regional QLD. Gross rental yields across the state were 4.8% in September, down from 5.0% a year ago.

SA. South Australian rental markets have been tightening for the past few years, with positive growth in the Adelaide rental market since 2017. At September, Adelaide had the second highest annual rent value growth of the city markets at 2.6% over the year, putting rental income growth well above inflation.

Despite the stronger fundamentals, investor participation as a share of mortgage activity has continued to decline. The portion of investor finance was 20.4% at August, down from the decade average of 31.7%. However, the rate of decline in investment activity has not been as steep as in other parts of the country. Between record low mortgage rates, low dwelling prices, volatility and a tightening rental market, South Australia may see an increase in investor participation over the coming quarters.

WA. Western Australia has actually seen a turn in investor participation, and is bucking the general trend of subdued investor activity. Since bottoming out in April at 14.5%, the share of mortgage finance for the purchase of property to investors has climbed to 17.0%. This comes after a long period of correction in the Perth property market, which saw momentum gradually gathering in prices and rents from early 2020. Rental values across Perth grew significantly higher than the national average, at 4.8% in the year to September, which will likely see investor participation continue to rise. Typical gross rent yields across WA were 4.7% at September, up from 4.6% one year ago.

TAS. For years, Tasmania has been a source of strong capital and rental growth. Between annualised growth and rental return, total annualised return was 12.3% across the state for the past five years. However, COVID-19 has created a severe disruption to the rental market. Unit rent values in particular have declined -5.6%, which is the steepest fall of the capital city markets. The loosening of rental markets since COVID-19, which has likely had something to do with Airbnb properties converted to the long term market, has provided some much-needed relief for renters. With a steep retreat in investor participation since March, first home buyers may also face less competition. However, the return of international and inter-state travel would likely see rental markets tighten once more, as short-term accommodation owners revert their properties in preparation for increased tourism.

ACT. The portion of investment across the ACT does not appear to be as disrupted by COVID-19 as other states and territories, but has still trended down over time. Investor share of mortgage activity has fallen to 24.6%, from a decade average of 32.6%. Gross rental yields have compressed across the region, from 4.7% in September 2019 to 4.5% at September 2020. This is likely the result of dwelling value increases since the onset of COVID, and may weaken investor interest in the coming months.

NT. Across Darwin, rental yields are the highest of any capital city market at 5.9%. However, this is has largely been a function of a long property price correction, where both rent values and property values have declined over time. The start of 2020 has signaled a recovery in values, with Darwin dwellings up 2.7% from March through to September. Although investor participation was the lowest of the states and territories at 12.6%, the sheer cyclical correction of Darwin values sees the typical dwelling value at just under $400,000, and may see a gradual recovery in investor interest.

The patterns in respective rental markets suggest that from an affordability and yield perspective, smaller capital city markets may see increasing popularity from investors in the coming months. For the traditional investor markets such as inner city Sydney and Melbourne, COVID-19 has triggered a further retreat of investors that is likely to last until overseas migration and travel resumes.

This article is republished from corelogic.com under a Creative Commons license. Read the original article.

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