As a vendor, I’d be telling you where to get off. You’ve offered 75% of the asking price, you want a val @ 33% more than you are offering…..

A val is generally what a willing buyer & willing seller will agree in the absence of influences etc – a valuer will not then give you an inflated figure or risk their PI insurance – what if the next buyer sees you purchased cheaply? Aren’t they going to offer a bargain price too – you may risk devaluating the property.

But getting back to your question – these cma programs are a statistical model. You risk garbage in/garbage out. If there are wide discrepancies between the model & the subject, then you risk greater inaccuracy eg a 5 bedder in a 3 bedroom suburb or conversely a knockdown in a suburb with lots of established well kept properties.

There will be several factors weighing in on this trend as to whether it is sustainable:

a) migration – are the workers immigrating with families, dipping a toe in the water or are they fly in fly out?

b) are the jobs temporary or permanent?

c) is it having a knock-on effect to more distant areas?

d) is supply going to keep up with mining-fueled demand?

Loosely worded conjunction agreement preventing the c/o agent advertising under their own name?

You will need to ensure that there are no related party transactions ie smsf cannot sell to you or family etc (unless it is commercial property) ie must be an arm’s length transaction.

Development work is also pretty much ruled out as well – you may need specialist advice.

Checking one of the uk websites which sell them, they don’t look cheap.

Unless they comply with Aust/NZ Standards they will not be able to be imported.

Only if you’re not contributing ie just putting up senseless cr@p.

‘Handed over’ – you no longer own them or are responsible for their upkeep.

Has your pm served notice of breach of lease for unapproved work? Why not?

The unauthorized works ie Fitout, 3 phase, additional lighting etc have any of these works been approved or could the tenant have assumed approval due to you/your pm not telling the tenant to cease? Did the tenant have to install a 3 phase meter & board? Were these discussed at the leasing stage?

Who has appointed the debt collectors? Is the work covered under the security of payments legislation? (ie has the correct notice been served to the party on the invoice? & the act followed?)

Send me a pm to discuss offline.

In order to become a BA you will need a degree in property economics or a Cert IV in real estate and hold an unrestricted real estate licence.