[Andrew_AParticipant@andrew_aJoin Date: 2003Post Count: 392]

May 10, 2012 - 2:33 am

Qlds007 wrote:

Hi Hbay

Hate to say there is no change in the investment rate of Stamp Duty and has been stated it will be determined by the Contract date rather than the Settlement.

I have a forum client where we are looking at a Call Option contract to get around the Contract date and make it July 1 rather than pre June 30 to lower the acqusition costs.

Cheers

Yours in Finance

Put/Call option with as small a fee as possible might be an idea for July 1st, have done that previously to good effect. The Put option makes the seller feel a little better but the buyer would still have standard finance/B&P protection if it’s a standard contract being put or called.

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May 9, 2012 - 1:48 am

For Brisbane PDonline is a good start

http://pdonline.brisbane.qld.gov.au/MasterView/masterplan/enquirer/default.aspx

[Andrew_AParticipant@andrew_aJoin Date: 2003Post Count: 392]

May 9, 2012 - 1:47 am

For Brisbane PDonline is a good start

http://pdonline.brisbane.qld.gov.au/MasterView/masterplan/enquirer/default.aspx

[Andrew_AParticipant@andrew_aJoin Date: 2003Post Count: 392]

May 9, 2012 - 1:23 am

Depends depends.. If property continues to wallow on the coast and the property has costs of holding then likely you will be better off elsewhere with your equity, I remember buying a townhouse in Robina in 2001, the seller had bought 10 years previously and sold for the same price to me, then the property doubled in value in about 18 months, hardly even in distribution with the capital growth! Mind you yields were very high at that time when I purchased which they aren’t presently.

With Robina there are plenty of townhouse complexes and apartments now so keep in mind the supply issue when you are competing for tenants and buyers.

It’s a loss whether you sell or not unfortunately, a fall in equity is one small step removed from a fall in the cash in your wallet, same with shares, not selling doesn’t change that situation.

[Andrew_AParticipant@andrew_aJoin Date: 2003Post Count: 392]

May 9, 2012 - 1:14 am

Well someone picked up 25M I have read today.. so if that’s even partly you then congratulations, incredible stroke of good fortune!

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May 9, 2012 - 1:06 am

Thanks for the thought Jeremy

Unfortunate coincidence with the same name and spelling considering we also use the same description for our job. I almost never have the TV on but by pure coincidence I did that evening and thought to myself.. gee I hope they don’t mention my namesake… and of course they did!

Should point out that there is also a namesake of mine who is an Astronaut, so there are good and bad ones around

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May 8, 2012 - 2:18 am

Melanie Monico wrote:

simple wrote:

Interesting stats, as long as you know how data is calculated.
Say, if we have more high end properties sales recently, it will indicate that house prices grow for this period:)

Very different story on the streets, people loosing jobs, even QUT in Brisbane just shed a lot of people who are long therm (over 10 years there). We dismissed over 15% from our manufacturing facility in last 12 months.

Who is buying in 2012 ?
For investors yield is too low, bank give higher return in interest rates.

There are Government initiatives and financial help in place which are worth noting:
http://bit.ly/JaCuZc
Having read other posts on this thread; home buyers will hopefully start feeling more confident about entering the market if the opportunity is there.

Plenty of buyer enquiry, no doubt brokers are noting that as well. Will be interesting to see what the increase in enquiry translates into, which is really the important point.. do people take action or are they still waiting!?

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May 8, 2012 - 2:15 am

Early days yet but just like the last time there was some rate movement (from a raising to lowering stance from the RBA) there has been a significant boost in buyer enquiry this last week, will see what it translates into over the coming months.

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May 4, 2012 - 3:32 am

Qlds007 wrote:

Jamie

Would make you cry if i told you what i costs me to fill up our Z4 we bought last year in the UK at $2.35 / litre +.

Convinced my wife that buying it and garaging for 11 months and year and only using it for the weeks we are in Europe was somehow an investment.

Cheers

Yours in Finance

Awesome depreciation

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April 30, 2012 - 1:54 am

Brisbane house prices back in the black for 2012 as well according to Residex indices.

larger pic

[Andrew_AParticipant@andrew_aJoin Date: 2003Post Count: 392]

April 30, 2012 - 1:40 am

Brisbane recorded the strongest monthly growth since December 2009 this month. The +1.49% result in March has Brisbane in the black for the year with 0.33% growth in the index.

The turnover has been healthy since December 2011 and not surprised to see this monthly result and the market near balance in prices, the last few weeks have been a little slower but still much better than last year.

larger image

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April 14, 2012 - 10:19 am

I’m glad more sellers don’t do this, really makes it difficult to buy at a discount when a property is presented well

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April 14, 2012 - 10:08 am

vinay wrote:

Hi Sam, thanks for the input

I have spoken to several agents in the area and they all providing me with data which shows the yield is around 5 to 5.5 %. I would love to hear from people living or have properties in that area.

I know that the govt has been investing heavily in that area but for some reason my lender rejected the loan application citing environmental issues and low rental returns. I am currently in talks with another major lender.

Well those are two large red flags, in the absence of specific evidence would suspect that you are paying over the mark rather than the lender is getting it wrong.

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April 10, 2012 - 10:18 pm

Interesting question is how any demographic info might impact on what is often the main reason for the research, future capital growth? I think some of the drivers of future gain can be reasonably well estimated by looking for relative value and improving areas by:

1) Price differentials: Looking for difference in price between gentrified areas and suburbs next door that are not yet as nice or expensive.
2) Infrastructure builds: Build it and capital growth will come, look for where there are train lines, shopping centres, Bunnings etc going up.
3) Quick online searches: Have a look at how much property sells and rents for, how much stock is available in your search price ranges and suburbs?
4) Walk arounds: Spend a half day walking around your area and talking with shop owners, librarians, the walking history of the suburb out watering their gardens and only too happy to have a chat with someone who will stop and show some interest.
5) Yields

A good source for median rents is the RTA website, some excellent sites linked in this thread as well, thanks!

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April 10, 2012 - 10:07 pm

One interesting trend of recent years is how strata properties have done well on a relative basis compared with houses, this is driven by people being prepared to give up land size (not necessarily the same thing as land value) for proximity to work and lifestyle choices.

There is no correct choice as others have pointed out, all depends on where you want to go and how you think you are going to get there in an investing sense.

When working with client criteria we refer to the three golden criteria you need to carefully weigh up and evaluate.

> Budget for purchase
> Housing style (house/townhouse,villa/apartment)
> Location

Depending on how you rank these choices you make the other criteria adjust to suit.

Generally you have to be very flexible on at least one of these criteria, for example if you want a house in good condition and have 300k for a budget then you aren't buying <5k from the Brisbane CBD. If you want as close to the CBD as possible and have a 300k budget then the criteria that needs to flex will be the housing type.

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March 24, 2012 - 12:30 am

Yes a good time to be bargaining hard on the coast, depends on how much you value the custom built home, either way very promising scope to buy well.

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March 24, 2012 - 12:13 am

Yes medians are to be used with care if at all, same with a lot of data, historic growth rates is another I see used and abused often with the unspoken assumption usually being suburbs with higher rates will make better choices in the present.

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March 24, 2012 - 12:07 am

If the lease says 6 months then you are probably best to move on as quickly as possible, complain by all means but wouldn't expect much to come from it. Frustrating experience.

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March 23, 2012 - 9:57 pm

Latest data from Residex for Brisbane. The grind lower continues but I think what we are seeing is different to 2011 at the moment, Louis Christopher from SQM has explained why this might be so, increased activity taking property out at lower levels rather than sellers withdrawing listings being the gist.. Anyway time till tell, looks like a good 2012 so far, investors are back in more healthy numbers.

Houses: $427,134
Units: $348,900

link to larger pic

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March 22, 2012 - 5:40 am

Check PDonline for the information about nearby blocks, trust but verify carefully everything you have been told by the agent and talk to some town planners for more informed feedback.