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November 9, 2015 - 5:18 pm

Benny wrote:

Hi SM, I have just twigged – this thread started with Guarav talking of House & Land packages in Coomera. These are what I was warning against.
On checking, I haven’t seen where you were talking H&L – so maybe your Buyers Agent was looking for existing rather than new – is he? And what about you? Are you also talking existing houses? If so, let’s start again….. ;)
Benny

@benny,
Yes my buyers agent always told me to get the existing house rather than the new one.

He mentioned that Upper Coomera is full of families (they recently built a massive new childcare centre so there is clearly a lot of children in the area)

Many new houses, lots of development, and a billion dollar shopping centre precinct (including an inland beach) about to be built.

SiteManager

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November 9, 2015 - 12:21 pm

Benny wrote:

Hi SiteManager, The way you are talking it up, I am wondering if you HAVE bought there already? :p
So there finally is to be a big mall development? Cool – that may help with values down the track. As of right now (and for the last 15 years) all I have seen is agents pushing the area trying to get things happening. For sure, one day it will happen.
For my money though, buying new in a new development is paying top $$ so a developer and his marketing team can keep themselves in champagne. Especially as any “growth” is the uplift in value that each new stage brings is added BY THE DEVELOPER.
But take a look at the values of second hand housing in/around Coomera – that area may well contain some value (they were building there from 15 years ago, so some might now be For Sale). I haven’t looked, by the way – but THERE is where I would start if wanting to buy in the area.
Benny

@benny,

I’m still looking around but according to the buyers agent professional advice service that I have engage (Todd Hunter wHere Property group), he suggest me to buy in UPPER COOMERA and ORMEAU for long term Capital Growth.

He showed me from the statistics on his website, he was able to predict one area in SEQ near Ipswich to be a good suburb before it went boom this year. Hence it is too late to buy there.

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November 5, 2015 - 6:50 pm

Jacqui Middleton wrote:

Wouldn’t touch it with a barge pole.

@jacm, why not ?

THere is big mall development going on: http://www.coronis.com.au/blog/a-decade-of-planning-sees-coomera-flourish
Now this area is growing fast for sure.

SiteManager

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November 5, 2015 - 6:48 pm

Catalyst wrote:

Upper Coomera has been plugged by many property groups for the last 4 years. That is BECAUSE they build there and push them to clients. I know Positive Real Estate was pushing them (probably still are) a few years back. When looking at these places you have to consider that the people selling them have a vested interest in you buying there.
How much are these places now? that rent for $400p/w?
Moreover, you should not buy property for tax deductions. Tax deductions are the icing on the cake. They are NOT the cake.

Now COOMERA started to improve after this new big Westfield Mall development http://www.coronis.com.au/blog/a-decade-of-planning-sees-coomera-flourish

Surely their research division can’t go wrong in selecting locations :-)

SiteManager

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November 5, 2015 - 6:47 pm

Derek wrote:

Like most of the wider ‘Gold Coast’ Coomera is struggling at the moment.
Rents have been relatively stagnant for sometime as have property prices. The Gold Coast is heavily reliant upon the constructionm industry and this is struggling big time. Sure there are big plans for the future and when this all comes off Coomera should be OK.
But………………………………….it all depends upon your objectives, timeframe, the numbers and your personal circumstances..
For more detailed comment the forum will need to see purchase price and exoected rental income as minium.

@derek, not anymore mnate
See this new exciting development of big Westfield Mall http://www.coronis.com.au/blog/a-decade-of-planning-sees-coomera-flourish
soon it will be a blue chip suburb in SEQ.

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November 3, 2015 - 2:15 pm

Richard Taylor wrote:

You mention you have it left so i am assuming you have done something else with the balance.
If you purchased a property and the loan was set up correctly i would look at placing the funds in the SMSF offset account.
$18,000 is too little to do anything with it at the moment unless you were thinking about making a non deductible contribution.
Cheers
Yours in Finance0-40 properties in a decade. Ask me how.

@qlds007 So what’s the typical minimum amount for investing in SMSF ?
Can this investment combined with NRAS as well ?

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October 29, 2015 - 2:47 pm

DeanCollins wrote:

@sitemanager, but the Australian government want the $A to go down…..there are a number of countries all trying to actively drive down their currency in a silent…not really silent currency war at the moment.
That’s why they keep dropping interest rates….to stimulate borrowings….but also to make Aust goods more competitive overseas.
You should see aussie wheat and cattle producers with their USA$ denominated contracts….they are laughing at the moment.

@deancollins Nice, spot on Dean.
So I guess it is for sure that RBA going to cut the interest rate again next year or even next week :-)

interesting day ahead for us investor here where the banks just increased the IR last week due to APRA ruling.

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October 29, 2015 - 10:05 am

DeanCollins wrote:

@deancollins

DeanCollins wrote:

@Russian,
Why do you think interest rates are going to go up if the $A falls?

@deancollins, which means the interest rate must be lifted up to attract foreign investor buying Govt. Bond because cutting interest rate means the country is not performing very well.

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October 29, 2015 - 9:38 am

Steve wrote:

Hi Curtis,
As Dean has indicated, from my experience with my portfolio, most of my IPs take about three years to be truly positive cash flow before gearing, but having said that,all my properties start by being negatively geared but positive cashflow from day 1.
I normally fix a portion of the loan and against the variable portion set up an offset account. all rent goes into the offset as well as tax benefits from the IP also remain in the offset. This allows me to reduce interest payments while also developing a cash buffer.

@steve70, are you using dual income property / sub division ?

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October 29, 2015 - 9:35 am

@dammagic,

You can use this: http://www.smartpropertyinvestment.com.au/data/

Rule of 72 is what is used to work out how long it take for a IP to double in value, given the Capital Gain. Divide an areas historic CG into 72 = years to double. ie. 72/7%= 10 years. Another example 72/8%= 9 years.

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October 27, 2015 - 3:53 pm

@dammagic,

You can use https://www.planningalerts.org.au/alerts to enter the location that you’d like to monitor.

SiteManager

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October 27, 2015 - 3:51 pm

@gaurmit,

Cool, so yes you can’t go wrong investing within 15KM of the Brisbane CBD, but obviously the price has moved up month by month.

As for me it’s different, the Sydney buyers agent (Todd Hunter) told me that this is the next place for the Capital Gain increase for the next 5-10 years. To cut the story short, I wasn’t interested with the area hence he suddenly cancel the contract :-|

Not sure why as Buyers agent he only suggest me UPPER COOMERA and ORMEAU region.

I only paid for $50 for the report that he produced.

SiteManager

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October 27, 2015 - 3:28 pm

@mddedf, you can use PriceFinder search engine to check it.

Not only possible in Victoria but you can search the whole country looking for your requirements.

Do you read API magazine? Its a good read people starting out. They also have data stats in the back but you can get better data using Pricefinder.

It is also a real estate search engine you can plug your requirements into it looking for IP.

You can subscribe to API on the link below and get a 3 month fully working trial of Pricefinder for Free with no more to pay. At the end of the trial you just cant log in anymore.

So why not give it go and see for yourself risk free.

http://www.apimagazine.com.au/subscribe/subscribe-to-api

SiteManager

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October 26, 2015 - 9:58 pm

@jamie-m & @cjaysa,

Because VIC is the second state with highest median property price plus the migration rate and amenities is already established compare to the other state.

Source: http://www.melbourne.vic.gov.au/BuildingandPlanning/FutureGrowth/Documents/Understanding_Property_Economics_Drivers_Housing.pdf
and also this Infographics: http://mccrindle.com.au/resources/Sydney_Vs_Melbourne_Infographic.pdf

Correct me if I’m wrong, if I look at the property within 15 KM ring outside Melbourne CBD is that make more sense ?

• This reply was modified 8 years, 6 months ago by  SiteManager.

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October 26, 2015 - 1:24 pm

@saqib did you end up buying in COOMERA ?

Any comments or sharing to assist me in investing in this area or toher area would be graetly appreciated.

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October 26, 2015 - 1:21 pm

Hi All,

So how does UPPER COOMERA prospect now ?

I’m interested to invest in this area after Todd Hunter (Buyers Agent) said to me that this is for a medium term growth 5-10 years.

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October 26, 2015 - 12:02 pm

gladi8tor wrote:

Hi everyone,
Just wondering if anyone own IP in Coomera Qld?, or intending to invest over there. Population and infrastructure looks good, but there are a lot of houses for sale in the market[blink] That cant be too good isnt?
Any thoughts?
Happy Investing
Joe Abadi

Hi @gladi8tor Joe,

How’s thing going with the COOMERA investment property ?

last month when I engage one of the buyers agent in Sydney to find me investment property in SEQ, Todd Hunter (www.wheregroup.com.au) has confirmed with their research in email with some proof that UPPER COOMERA or ORMEAU is the potential for growth in the next 5-10 years.

isthat what you’ve been experienceing so far in COOMERA area ?

SiteManager

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October 26, 2015 - 11:56 am

Last time I was suggested to buy in COOMERA is by Julio De Laffitte (http://www.jdlstrategies.com.au/) in 2011 time frame as well, 4 bed 2 bath 2 garage house brand new for $ $429,000

I don’t think at that time it was a good buy hence I was not going ahead with the purchase.

But last month with the help of another buyers agent Todd Hunter (www.wheregroup.com.au) Their due dilligence confirmed that UPPER COOMERA or ORMEAU is the potential for growth in the next 5-10 years.

Let us know how it goes if you have bought in this area, then you can thank me later.

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October 26, 2015 - 11:27 am

@gaurmit,

Did you get the “tip” from Julio De Lafitte (JDL Strategies) or by any chance ?

Why not looking into UPPER COOMERA or ORMEAU, I’ve been suggested to focus the search for High Yield under $450k Investment Grade property from Todd Hunter (wHere proeprty group Buyers Agent).

• This reply was modified 8 years, 6 months ago by  SiteManager.

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October 26, 2015 - 11:22 am

Hi @melbjo,

Usually in Sydney when the GFC strikes or during the Interest Rate increase, many people afraid to buy hence renting which in turns drive up the rental rate in some suburbs.

When it is like now low interest rate and easy money before APRA change on September, people tends to buy rather than rent hence the yield is dropping.

Therefore it may need to wait approximately 3-6 months before you can see it in effect on your portfolio.

• This reply was modified 8 years, 6 months ago by  SiteManager.

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