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Opinion

Stamp duty v land tax: the pros and cons explained

tax

Housing affordability continues to be a hot topic and the often-raised suggestion of replacing stamp duty on the sale of a property with a universal land tax is back on the table again.

The idea has been around for more than a decade after former Treasury secretary Ken Henry claimed that stamp duty not only is a disincentive for people to move, but also gives state governments erratic income – their coffers overflow when the property market is booming but withers away when the market slumps.

The NSW government is dusting off the idea again by commissioning a consultation paper and inviting interested parties to provide their views until July 30.

The proposal envisages that a homebuyer could either opt to pay stamp duty on a property purchase price, or an annual land tax that would be based on a property land value that would then be attached to it forever. In other words, once a purchaser opted for the annual land tax option in lieu of stamp duty, there would be no going back.

In the event of the scheme proving popular, the paper envisages a price threshold based on the value of the property. If that was the case, a buyer of a $5 million property could still be liable for stamp duty on its purchase and could not opt to pay land tax instead.

State governments receive more than $20 billion a year from stamp duty, so any introduction of a new scheme would need to be phased in.

The proposal floats the possibility of the amount of stamp duty forgone being capped at, say, $2 billion a year in the early years, with the cap changing over time as the number of people opting out of stamp duty increases.

Proponents of the scheme claim that the property market would boom because buyers could use the extra money now required for stamp duty to increase their home deposits and qualify for bigger mortgages. However, this begs the question, do we really want to encourage homebuyers to take out even bigger loans? After all, interest rates are at rock bottom and must rise in the future.

If you think mortgage stress is bad now, imagine what a 2 percentage point rise in mortgage interest rates would do.

The biggest problem with a tax based on land values is that, in many states, it is common practice to leave the rate of land tax unindexed, which means that each time a property increases in value, the land tax bill increases, too.

A homeowner who chose the land tax option would most likely be faced with an increasing land tax burden as the years passed. This could be particularly hard on retirees, who could see their home costs increase while their capital decreases.

Another major flaw in the proposal is that it would likely provide a “free kick” for property speculators. It is generally accepted that speculators competing with regular homebuyers has been a major reason for property prices soaring to record highs.

In NSW, a person who buys a property today for $800,000 would pay stamp duty of $31,335, irrespective of whether or not it is their primary residence. This large upfront cost is a major disincentive for speculators who want to buy property now and quickly flip it.

However, speculators may have a field day if they could choose an annual land tax bill instead of stamp duty. If they held the property for only a short time, there may be no land tax at all payable.

There is a further complication with the land tax proposal.

Investors already pay land tax on rental properties and this cost is usually passed on to their tenants.

It would be manifestly unfair if stamp duty – which is a capital cost, not a deduction – was waived on property purchases for investors, while continuing to allow them to claim a tax deduction for the land tax, which had already indirectly been passed on to tenants.

The land tax proposal is merely in the consultation stage. Let’s hope there are further deep discussions of all the pros and cons to avoid any potential property market disasters.

 

Article Source: www.brisbanetimes.com.au

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Gold Coast

Why Hope Island is attracting every kind of buyer

The best representation and offering of Hope Island living is the standout Hope Island Resort gated community, of which the Peninsula Collection represent the last apartments on offer

Hope Island, despite not being named after hope but instead colonial aristocrat Captain Louis Hope, remains one of Queensland’s premier living and holiday destinations.

Hope Island is attracting every kind of buyer, from young families who are attracting to the local schools, to downsizers and retirees who want to live the lifestyle that Hope Island offers.

Investors, as well as first home buyers, have been interested given the price point of the apartments on the island in comparison to the houses, which have fetched upwards of $10 million in recent years.

Infrastructure is already well in place on the Island, with marina shopping and dining precincts, medical facilities, and three 18-hole golf courses.  The Links Golf Club in particular is recognised internationally for its 18-hole championship design and multi-million dollar clubhouse.

Some other activities on offer include the nearby tennis centre, theme parks and diving attractions.

Hope Island also plays host to a bustling nightlife with some highlights being Georges Paragon, Boardwalk Tavern and The Verandah Bar.

New property on Hope Island however is becoming increasingly scarce, with only a limited amount of land left to be developed.

There’s been huge demand due to the lack of supply for Peninsula Collection, the last stage of the The Peninsula Hope Island, a development by the ASF Group.

Peninsula Collection

Peninsula Collection 52 Harbourview Drive, Hope Island QLD 4212 

They’ve seen everything snapped up, from the blocks of waterfront land on offer, to a variety of townhouses.

Peninsula Collection is the last piece for ASF, comprising just 63 apartments designed by Archidiom.

The three-bedroom apartments, which have nearly 120 sqm of living space, start from just $565,000. The three-bedroom apartments rise to $780,000 for the 133 sqm apartments, which also include a study room.

The biggest apartments on offer, with five bedrooms and four bathrooms, have nearly 180 sqm of living area and start from $1.28 million.

A limited number of the 5-bedroom apartments include a dual-key access option and many of the three-bedders come with a study integrated into the floorplan.

Completion is forecast for 2023, with construction set to begin in a few months.

Residents will also have access to The Peninsula BBQ area and waterside gazebo beyond the Hope Island Resort offerings like a fitness centre and swimming pool.

 

Article Source: www.urban.com.au

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Brisbane

Why investors snap up apartments in Aria Property Group’s Brisbane apartment developments

Aria Property Group have pushed the envelope not only on sustainability but value at their newest tower, Trellis in South Brisbane

Aria Property Group always have a steady stream of interest from off the plan investors in their Brisbane apartment developments.

Investors who bought in to one of Aria’s most recently completed developments, The Standard, Aria, located in the heart of the Fish Lane arts precinct, saw great success.

Those who bought pre-completion have secured resales between 10 per cent and 38 per cent more than what they paid. Owner-occupiers showed the greatest keenness on the resales.

The investors who decided to hold on to their apartments are seeing strong 5.48 per cent rental yields throughout the building.

Aria’s latest development, Trellis, also in South Brisbane, is also expected to be a hit with investors.

The 12-story building with 110 apartments is Aria’s most sustainable yet, with 60 percent of the building covered in greenery of some variety. It will feature trellises within which improve biodiversity, as well as solar technology and even Tesla batteries and charging stations.

Aria Property Group

Trellis 20 Edmondstone Street, South Brisbane QLD 4101 

There’s over 1,000 sqm of recreational amenity space, including the Temple of Wellness on the ground floor and the Residents’ Rooftop Club on level 13. That features magnesium baths and an infinity pool with views across Brisbane. Amenity is also high on the priority list for tenants.

Apartments in Trellis start from $739,000 for a two-bedroom, two-bathroom apartment. Three-bedroom apartments are priced from $1,084,000 to $1,224,000.

Completion is forecast for mid-2023.

The Brisbane apartment market has continued to show strength over 2021, after a resilient 2020 in the wake of the pandemic.

Research from property data firm CoreLogic showed Brisbane apartment values rose 0.6 per cent over September, triple the growth of apartments in Melbourne.

At the end of 2020, the median apartment value in Brisbane was at a yearly high of $390,000. Now it’s $430,000.

Unit rental prices have also seen steady growth in 2021, up 3.5 per cent over the past 12 months.

This growth trend is expected to continue, backed in large part by billions of dollars in investment from both private and public sectors as part of the pipeline for the 2032 Olympics.

 

Article Source: www.urban.com.au

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Opinion

Why the rise of the Sunshine Coast’s prestige market is only just beginning

Sunshine Coast

Once a humble home for barefoot surfers and retirees seeking sand in their golden years, the Sunshine Coast is now one of Australia’s most prized playgrounds for prestige buyers, with property prices swelling by up to 46 per cent in 12 months across its most sought-after postcodes.

Fuelled by exclusivity, driven by development restrictions along the coastline and augmented by the remote working wave – the relaxed region just a couple of hours north of Brisbane is also becoming a mecca for cashed-up tech wizards with nine key suburbs now members of the million-dollar-plus club for median house prices

It’s a region that also obliterated the Queensland house price record with the $34 million sale of a Sunshine Beach trophy home at 17 Webb Road in June this year – a sale that came hot on the heels of the $14 million transaction of 8 Noosa Court, Noosa Heads, a three-bedroom penthouse that eclipsed the previous Sunshine Coast apartment record by $5 million.

 Sunshine Coast

The pandemic-era lifestyle changes have created a perfect storm for the Sunshine Coast’s prestige market. Photo: Supplied 

Both sales were handled by Tom Offermann, of the eponymous real estate firm.

While the quiet beachside strip still lacks the grandeur of Sydney’s Darling Point or the overwhelming wealth of Melbourne’s Toorak, property experts say the unstoppable wave of buyer demand is paving the way for an unprecedented growth cycle.

“Our buyer base was traditionally wealthy, self-funded retirees, but now we’re seeing this massive influx of young, financially capable families who are picking up properties in A-grade positions, and we’re seeing a lot of younger wealth that’s coming out of IT, finance and tech that’s tapping into new lifestyle opportunities [off the back of COVID-19]. So, we’re right at the beginning,” Adrian Reed of Noosa’s Reed and Co Estate Agents said.

“The abundance of nature, shopping, the beaches and the prestige amenity that is afforded to us is pretty desirable … and it’s all limited stock, so there’s going to be [further] price increases. In fact, we’re probably in what appears to be the early stages of a fairly significant growth cycle.

 

Article Source: www.domain.com.au

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