Connect with us

Brisbane

What’s the outlook for Brisbane property in the spring selling season?

What’s the outlook for Brisbane property in the spring selling season

Brisbane’s fast-growing reputation as a COVID-19-free haven brimming with bargain homes could spark a sizzling spring selling season despite dwindling auction numbers and decade-low property stock levels.

While home listings typically surge across the city during September, property punters believe cautious vendors will do little more than trickle back into the market over the coming months in direct contrast to skyrocketing buyer activity across the city.

McGrath Paddington’s Alex Jordan said expats and interstate buyers were particularly leading the charge coming into spring, fuelled by a desire to live in a pandemic-free metropolis with well-priced homes and an outstanding lifestyle.

“There’s a real appetite for purchasing and that’s unique [to Brisbane],” Mr Jordan said.

“Melbourne and Sydney are just not as resilient … and we are noticing a strong trend of expats coming back – in fact, it’s unprecedented.

“They look at us as a safe haven … and that’s adding to the buyer pool. But sellers are lagging.

“I think typically we see an increase in listings starting in September and normally that’s a noticeable trend but this year has been strange because we haven’t had that volume … in fact it’s the lowest in a decade.”

Only 42 homes will go up for auction across Brisbane on the first weekend of spring, compared to 59 at the same time last year, Domain research shows.

Despite the seller lag, the property pinch is being felt far more acutely in Melbourne, where 679 homes were put up for auction this time last year, with a mere 14 set to go under the hammer this weekend.

Christine Rudolph, of Ray White New Farm, said despite thin listings in Brisbane, home hunters were gearing up to pound the pavement during this weekend’s open homes and auctions, with the sheer buyer appetite sparking a domino effect of purchases and sales that would continue into spring.

We are heading into the spring selling season with great confidence and, in fact, Eddie McGuire has done huge favours for Brisbane overnight by packing up his bags to move up here,” Ms Rudolph said.

“There is a national focus on Brisbane and [home hunters in] southern states are begging us for properties … and there are strong fundamentals driving the economy with the state government fast-tracking billions of dollars of infrastructure projects.

“People can see we have been a well-run and managed state and people just want to be here … we are in an enviable position. I expect that momentum to continue.”

Darren Piper, of Universal Buyers Agents in Brisbane, said while buyers were frustrated over the lack of stock on the market, he was quietly surprised at the stability of the real estate sector, with a growing number of property punters turning their gaze towards the Queensland capital.

“Brisbane is on the map now … and I think we will have an exciting couple of years,” Mr Piper said.

“You are getting a lot more bang for your buck [here] and it’s a really competitive market … I’m predominantly seeing interstate buyers from Victoria and that’s going to continue to grow because it’s not a case of if but when [the pandemic will end] and I think Brisbane is the place to be.”

Simon Caulfield, of Place Kangaroo Point, said while low stock levels would prevent a spring selling boom, he expected Brisbane’s market to mimic a slow burn right up until Christmas.

“We’ve never seen this lack of quality stock in the market … but [despite that], even in the past week we’ve had eight contracts under negotiation within 5 per cent of the asking price and some of those are in the $4 million range,” Mr Caulfield said.

“We could be on track to have our best September in four years – and I wasn’t expecting that.”

 

 

 

 

This article is republished from www.domain.com.au under a Creative Commons license. Read the original article.

Continue Reading
Advertisement
Click to comment

Leave a Reply

Your email address will not be published. Required fields are marked *

Brisbane

Unit oversupply remains an issue in Brisbane CBD: RiskWise’s Doron Peleg

oversupply issue in Birsbane

Unit oversupply remains an issue in Brisbane CBD: RiskWise's Doron Peleg

EXPERT OBSERVER

The inner-city Brisbane unit market, already hit hard by unit oversupply, continues to remain a huge danger zone for investors since the advent of COVID-19.

Not only is equity risk the major issue for investors, increased vacancy rates and risk to cash flow are also heavily impacting the market.

According to RiskWise Property Research CEO Doron Peleg, things have not improved in the market since the pandemic hit and, if anything, have become worse.

“RiskWise reported in July 2018 that there were 14,813 units in the pipeline in inner-city Brisbane for the next 24 months, being an addition of 20.1 per cent of the current stock,” Mr Peleg said.

“Two years later and there is still a very high level of supply with 5,431 units in the pipeline, making up an addition of 5.9 per cent of the current stock.”

Pete Wargent, co-founder of Buyers Buyers, a national marketplace now offering affordable buyer’s agent services to all Australians, said that rental demand had been weak for CBD apartments for some time.

“The trend has been exacerbated by the pandemic, and CBD rents have been very soft” Mr Wargent added.

Analysis by RiskWise in 2018 showed unit over-supply in inner-city Brisbane had created weakness in the market leading to an elevated level of risk for investors and, therefore, lower valuations and rising defaults on settlements.

“The issue of oversupply is not a new problem and has been there for a few years and the continuous weakness of the unit market in inner-city Brisbane should raise red flags for developers and lenders,” Mr Peleg said.

“Defaults have been rising and will continue to do so.

“One of the key factors has been developers’ lack of foresight regarding unit oversupply as well as the impact of lending restrictions introduced from 2014. It seems there has been no methodological and structured risk-management approach including identification, assessment, and mitigating action plans to address those risks.

“This takes us back to the feasibility stage which includes the assessment of the projected fair market value and the likelihood of defaults and their potential consequences. Developers and lenders must find the right balance between taking risk and making profit.

“COVID-19 has only served to increase the risk. Currently, there are many high-rise properties being offered to a smaller number of investors. This is because there are less investors in the market due to the pandemic.

“The point is that if developers and lenders had put more proper risk-management practices in place, this could all have been avoided.”

Mr Peleg said it must also be remembered the value of off-the-plan property could decrease between the original contract date and settlement resulting in capital loss, as the equity in the home could be reduced, and this was well known in inner-city Brisbane.

He also stressed that investors buying rental apartments unsuitable for families were taking an enormous gamble, with both equity and cash flow risk expected to materially increase. Serviceability is also a major factor for investors who rely on a stable rental income to cover the costs associated with property and particularly the mortgage.

Mr Wargent of Buyers Buyers said houses for investors often carried significantly lower risk for those with the right budget because renters, especially in the more established suburbs, included families and, in many cases, those with permanent full-time jobs. They were also more likely to deliver good medium and long-term capital growth.

Additionally, as rental properties are not fully substitute products with owner-occupied dwellings, there is inherent risk associated with them as they do not appeal to families looking for three bedrooms, with outdoor space, close to schools, transport, and employment hubs.

 

This article is republished from https://www.propertyobserver.com.au/ under a Creative Commons license. Read the original article

Continue Reading

Brisbane

Queensland Extends Commercial Eviction Moratorium

Commercial Eviction Moratorium
Queensland Extends Commercial Eviction Moratorium

Queensland commercial tenants impacted by the pandemic are set to get further relief, with the state government extending the ban on evictions until the end of the year.

The move means that to the end of 2020 commercial leaseholders can’t have their lease terminated if they fall into arrears as a result of the Covid-19 pandemic.

First introduced in March by the national cabinet, the six-month ban on evictions are due to expire at the end of this month.

Leaving out residential tenancies, the Queensland government’s latest announcement pushes the moratorium on evictions in the commercial space to the new date of 31 December 2020.

Queensland’s announcement comes as other states have extended eviction protection.

Last month, Victoria extended its own ban on evictions for both residential and commercial tenants until 31 December.

While Western Australia and South Australia have each put a six-month extension in place for residential and commercial tenancies until the end of March.

Attorney-General Yvette D’Ath said that landlords and tenants had been working together “in good faith” to “tackle the economic challenges”, describing the announcement as “a shot in the arm” for many small businesses still struggling because of the pandemic.

“This extension is about giving businesses, and the thousands of workers they employ, the certainty they need in these challenging times,” D’Ath said.

With no mention made about Queensland residential tenants, the end of the moratorium looks set to remain as 29 September.

The Queensland government’s decision has been criticised by three of the five members of its Covid-19 Housing Security Subcommittee; Queensland Council of Social Service (QCOSS), Q Shelter and Tenants Queensland.

“Since the Covid-19 crisis began, demand for the state’s tenant advisory services has increased drastically,” Tenants Queensland chief executive Penny Carr said.

“Particularly from tenants fearing eviction after losing their jobs or having their income reduced as a result of Covid-19.”

The code extension means that affected businesses can come forward to receive assistance under the code until 31 December.

This article is republished from https://theurbandeveloper.com/ under a Creative Commons license. Read the original article.
Continue Reading

Brisbane

Buyer Demand Builds in the Outer Suburbs

Buyer Demand Builds in the Outer Suburbs
 Buyer Demand Builds in the Outer Suburbs

Buyer demand has significantly jumped compared to last year across all capital cities aside from Melbourne.

The Domain buyer demand indicator shows that the market has rebounded in recent months—revealing the top suburbs piquing buyer interest.

Houses and apartments in the outer-suburban areas of Sydney, Melbourne, Brisbane and Perth, were the highest in demand for the month up to 6 September.

This follows a state of hiatus caused by caused by Covid which is ongoing in Victoria where restrictions have stopped inspections and dropped listings.

Domain senior research analyst Nicola Powell said they tracked people who were most likely to buy, indicated by shortlisting, sending inquiries, inspecting and frequently viewing photos.

“The current health crisis has changed the way we use our homes, and for some altered our purchasing decisions and property wish lists,” Powell said.

“And while Covid-19 lockdowns sent buyer demand into a state of hiatus, activity from people likely to buy has rebounded in all capital cities apart from Melbourne.”

Top greater Sydney suburbs

 Buyer Demand Builds in the Outer Suburbs

NSWHousesUnitsPost-Covid Demand
1.Hawkesbury demand increase since CovidRouse Hill-McGraths HillWollondilly (Houses)
2.Rouse Hill-McGraths HillPennant Hills-EppingRichmond-Windsor (Houses)
3.WollondillyMarrickville-Sydenham-PetershamCamden (Houses)
4.HornsbyEastern Suburbs-southGosford (Units)
5.Dural-Wisemans FerryWarringahHawkesbury (Houses)

Top greater Melbourne suburbs

 Buyer Demand Builds
VICHousesUnitsPost-Covid Demand
1.Whitehorse-westMornington PeninsulaMacedon Ranges (Houses)
2.Macedon RangesCardiniaManningham-east (Houses)
3.Manningham-eastKnoxMornington Peninsula (Units)
4.Mornington PeninsulaMaroonahYarra Ranges (Houses)
5.Yarra RangesKingstonFrankston (Units)

Top south-east Queensland suburbs

 Buyer Demand
QLDHousesUnitsPost-Covid Demand
1.NambourBribie-BeachmereMudgeeraba-Tallebudgera (Houses)
2.NundahCoolangattaNoosa hinterland (Houses)
3.CarindaleRedcliffeGold Coast hinterland (Houses)
4.Surfers ParadiseIpswich innerNoosa (Units)
5.Mudgeeraba-TallebudgeraCleveland-StradbrokeNambour (Houses)

Meanwhile major gains have been made in national vacancy rates to pre-Covid levels with outer suburbs also showing the most improvements.

Residential property prices dropped by 1.8 per cent in the latest quarter according to the Australian Bureau of Statistics.

In Perth, Mundaring houses and Wanneroo units topped the list, Canberra’s Weston Creek was listed for houses and Gungahlin for units. Litchfield, Darwin topped the list in the Northern Territory for both houses and units.

Hobart was the only other city to record a fall in activity over the four week period to 6 September, along with Melbourne, where the most demand was seen for Sorrell-Dodges Ferry and Hobart.

Continue Reading

Positive Cashflow Property

duplex designs, dual occupancy homes

Property Investment Advice

Trending