Do you want to know our top ten rules of property investment?

1. Buy brand new to maximise taxation benefits

2. Buy in a recognised developing area to maximise capital growth

3. Obtain the best finance package for your situation

Want to know the next 7? Or have you already guessed what some might be? Alright - we'll tell you

4. Use a solicitor or conveyancer, whose practice is experienced in the conveyancing of House and Land properties in NSW

5. Obtain a Quantity Surveyor’s Report that will maximise tax deductions each financial year.

6. Appoint the best property manager in the property’s area, who has your interests at heart

7. Don't sell in the short term -hold property long term to maximise return and minimise tax

8. Buy an investment property on evidence and not emotion.

9. When listening to the “advice” of “friends”, ascertain their qualifications and experience prior to taking their advice.

10. Talk to a property investment specialist to find the right investment option for you.

 TO PANIC, OR NOT TO PANIC, THAT IS THE QUESTION. 

Hot topic of the week: When will interest rates rise and will they be as devastating as many are claiming? The Oliver Myers team give you the facts.

The Reserve Bank of Australia (RBA) announced this week that the interest rate will remain at 0.1%. They have stated that rates cannot rise until inflation is sustainable in the economy, and this won’t happen until wages increase to a level that shows sustained growth.

They have also stated that if growth continues at its current rate, then the earliest the rates will rise will be August, though more likely to be November.

Those are the facts.

Will interest rates for property purchase increase?

The short answer is Yes, of course interest rates will rise. Australia is currently sitting at a record low level, there is nowhere else to go but up.

BUT…. Are rates going to rise as spectacularly and as dramatically as the doomsdayers say? Unlikely. There is no evidence to support this claim and if the past two years are anything to go by, then this may in fact just be more provocative press.

How much will it rise? 

It will be a steady and slow rise. The banks cannot increase the interest rates too fast or too quickly. The reason for this is because the economy will not be able to sustain growth if it’s raised too high.

In our opinion, we believe RBA rates will rise around October/November. But they will only rise by a couple of basis points. So, there is no need to panic, it’s just a case of forward planning.

That’s the real news.

If you want to discuss this article or any other REAL estate news, please call us on 4322 5600.

It’s what we do.

In a recent article published by ABC News, they highlighted how COVID changed everything with regards to population migration in NSW.

While the number of people in NSW is expected to grow by over 10 million in the next 20 years, now it is expected that over 3.5 million are predicted to be in regional areas.

The pandemic saw the largest migration from Australian  capital cities to regional areas in 20 years.

As an example, based on the 2019 figures, the Cessnock Area in the lower Hunter Valley is expected to grow by 29%, or over 7,000 people. But these population estimates were made pre-pandemic.

With the lifestyle changes experienced during the pandemic like working from home, changing the hours we work, or the days a week we work, there is less need for people to be in the capital cities.

Urban data scientists from the University of Sydney say that the geographic shift has already started. As big companies decide to open regional outposts, it opens the way for people working from home more often, and only going to the office a couple of days a week. This follows on to people moving away from Sydney, which is expensive and unaffordable, to regional areas, especially if they have a good job, good place to live and a good lifestyle.

COVID might have been the catalyst for the move, but it was probably more of a sooner rather than later approach for many. People are spending more time at home since COVID, and so the appeal of new homes, open spaces and lifestyle is helping their decision making.

If they already own homes in Sydney, a lot of families are opting for a "try before you buy" approach, and renting in these regional areas before they commit to purchasing  a home. This is driving up the need for rental properties in these areas - which is great news for investors looking to buy in these sought after locations.

Land prices have gone through the roof, which means that new home prices are rising.

Why has this happened?

• Homebuilder Grant allowed a lot more owner/occupiers to buy property.


• More purchasers meant that available land was snapped up very quickly. 


• This left low supply and high demand. 


• Landowners/developers are asking a higher price for their lots.

Add to this the global pandemic creating supply issues for building materials also means that construction costs have also risen.

Is investing in real estate still worthwhile? 

YES! YES! YES!

 The answer to this will ALWAYS be YES.

The average return on your investment (ROI) in real estate for a NEW home nowadays hovers around 4%. 

 Is that good? It's great compared with money in the bank which in most cases gets less than 1%.

Top that off with the fact that you have 

• an asset that grows in value, 


• gives you equity


• earns you income, and 


• doesn't cost you a whole lot in upkeep because it's new, 

and you are definitely on a winner.

What type of ROI are you getting now?

Would you like to speak with a Trusted Advisor to walk you through the best option for you?

Regards.

Tony Myers.

0418 433 377

What is Co-living?

It's an innovative new type of rental accommodation for Australian seniors. 

It’s all about providing seniors with safe, affordable and comfortable rental accommodation with like-minded housemates. 

In the shared home, residents occupy a bedroom which is their secure private space, with an individual ensuite bathroom and wardrobe. Kitchen, living and dining areas in the home are shared spaces where residents can enjoy social time with their housemates. 

The homes are designed to facilitate a collaborative “community” culture where residents share similar interests and values and look out for each other.

Why is it necessary?

• Available rentals are becoming scarcer, and even more so for seniors


• Seniors often struggle to find age-friendly accommodation that is secure, comfortable, and affordable


• Because of longer life expectancies, single older people who want to retain their independence are at risk of being unable to find and afford rental properties

Why is it innovative?

• It gives residents safe companionship, while also ensuring privacy.


• Share accommodation is normally something only thought of for young people


• It gives investors a greater return on their investment, with 3 or 4 incomes per property, and 


• Has tenants who want long term leases and who are more likely to maintain the property like it belongs to them.

I wonder…. Why don’t we see more of these??

If you want to know more, please get in touch.

Tony

0418 433 377

Is there a right or wrong time to invest? NO!! BUT the longer you wait, the more opportunities you miss!

Every investor knows that time in the market beats timing the market. What does that mean you ask?

Real Estate is a long-term proposition. You don’t often make money in the short term in real estate. So the longer time you spend IN the market beats trying to time your entry point.

If you take 1 year, or 2, 3 or 4 years to start your entry, then you will be 1 (or 2, 3, 4 years) behind in your road to wealth through property. Looking for market ups and downs, wondering if it has hit the bottom, waiting to see what the trend is…. All of this just means you are losing ground compared to someone that is able to purchase today.

Sydney median house prices have more than doubled in the last 10 years, so every year you wait, the money you saved in the same time is losing its purchasing power.

If you have your finance in order, you just must get into the market now.

You simply must get into the market now.

You simply must.

 -Tony

P.S. For reference, In 2010, the median Sydney house price was $643,073. Sydney house prices 2021 soared to a new record of $1,309,195 after jumping $103,000 over the March quarter.

Agility... A word we often hear in relation to the changing builder/investor landscape.

It is time for the seasoned or new investor to look at their agility. If you are looking to generate a healthier cash flow than the banks and building societies are offering, you need to refocus on and engage in this market.

The expression ‘Landlords get rich in their sleep’ has never been so appropriate but there is an essential element of the process that needs to be adapted to be in the game.

Registered land is simply not available at the moment, or any time soon it would appear, so a different dynamic is essential for your sales success as an investor.

Several new releases are due to register early to mid-2022. While this may present itself as an inconvenience in the short term the big picture holds many advantages…

·       <!--[endif]-->Firstly, there is little sign that the capital growth investors are enjoying is going to abate, the shortage of supply, the plethora of waiting tenants and the lowest interest rates in history will see to that.

<!-- [if !supportLists]-->·       <!--[endif]-->Secondly, a contract exchanged with a full 10% deposit has locked in the build and land cost at today’s prices, and the likely outcome is inherent equity before the developer starts turning dirt on the site in most cases.

If you are an investor who has the ability to exchange without delay when the opportunity presents itself, with stable or growing financial & employment prospects and have the vision and ambition to get rich while you sleep, speak with me, your trusted advisor.

To your success.

Tony

0418 433 377

"Rentvesting" is where you purchase a rental property as an investment while renting another property in which to live.

According to many experts, rentvesting is a great for first first-home buyers to enter the property market. It's a smart approach to property acquisition that's giving potential first home buyers the opportunity to buy sooner rather than later.

In capital cities in particular, house prices are growing faster than first home buyers can save a deposit. Saving $50,000 (or more!) for a deposit is a big commitment and hard work, and by the time you have $50,000 saved, house prices are likely to have jumped again meaning an even bigger deposit is required.

If you buy an investment property now in a location you can afford, and rent where you want to live, then you will be in the property market and have an asset that is growing in value, and have the mortgage mostly paid by the tenant. The equity you are gaining in the investment property can then be used to buy additional investment properties or to get you into your dream home. This works well if you purchase in high-growth areas that have high rental demand.

Many years ago, a client of ours did just this before the term "rentvesting" was even thought of. A young 20-something couple, both with well-paid jobs living in a rental property in Sydney close to their workplaces. Their parents sat them down and suggested that they put their disposable income to good use and buy a rental property with it. They did just that. Bought a property off the plan with us, and watched it grow in value. They then bought a second rental property. With the equity in both of these homes that had increased over 5 years, they were able to sell both and buy their own home in Sydney with a smaller and more manageable mortgage.

If you want to know more about how this could work for you, or even your adult children, then please reach out and have a conversation with us.

We can be contacted by phone on 4322 5600 or email at [email protected]

LET US SHOW YOU HOW YOU CAN USE THE INCREASED EQUITY TO GROW YOUR WEALTH IN RETIREMENT.

If you are teetering on a decision whether to sell your investment property, weigh up these options: 

1. Use your equity in your current property to buy a new investment property. You will get 2 incomes from 2 properties, with capital growth potential, and the option to grow your wealth for your retirement. OR

2. Sell your current property (and with rising prices find it hard to get back into the market in the future), and the only income you receive is the low interest the bank will pay you, with no asset to be able to sell in the future.

 Seems to me like a very easy decision to make.

 With the need to be in the city drastically reduced, tenants are increasingly choosing to live and work in regional areas like the Hunter Valley and upper Central Coast, where they can enjoy living and working in the same lifestyle area.

The current market snapshot:

• Property prices are increasing


• Interest rates are Low


• Capital Growth is climbing


• Rents are growing


• Tenancy demand is high


• Vacancy rates are low

If you want to go ahead and look at options to make your portfolio work for you, call Oliver Myers Properties to discuss.

If you are buying a new home, whether as an investor or owner/occupier, you may still be able to get a grant under the Homebuilder Program.

On 29 November 2020, the Australian Government announced an extension to the HomeBuilder program to 31 March 2021, with a number of changes to the grant amount and eligibility criteria.

Key Dates

• 4 June 2020 – 31 December 2020 – enter into a contract between these dates to build a new home, substantially renovate an existing home or buy an off the plan home/new home to be eligible for the $25,000 grant


• 1 January 2021 – 31 March 2021 – enter into a contract between these dates to build a new home, substantially renovate an existing home or buy and off the plan home/new home to be eligible for the $15,000 grant


• 14 April 2021 – all applications, irrespective of when the eligible contract was signed, must be submitted within the HomeBuilder application portal by this date.

While applications must be submitted by 14 April 2021, it does not mean that all supporting documents must be uploaded by then. You can continue uploading your supporting documents, as they become available, beyond 14 April 2021.

If you want more information, please get in touch with us on [email protected] 

As a savvy investor, to ensure that you get the best return on your investment, you should buy an investment property based on evidence, not emotion.

You need to appeal to a wider tenant audience.

- Tony Myers

Did You Know? Stamp duty is a tax that is levied on property purchases. It is called that because historically a physical stamp had to be attached to  the document to denote that stamp duty had been paid before the document was legally effective.

Did you also know you can pay less stamp duty with a new home?? Ask us how.

#olivermyers; #olivermyersproperties  #realesatecentralcoast #realestateinvestment #investmentproperty; #investmentpropertycentralcoast #investmentpropertylowerhuntervalley; #realestategoals #newhomes #stampduty

You may have equity in your home and using that equity you could be able to purchase an investment property. Utilising the equity to buy a new investment property to make money to build your wealth is a WIN – WIN situation.

Why?

Property investment expert Danny Buxton of Triple Zero Property Group  says new builds offer good tax depreciation, low maintenance costs and lower periods of vacancy. With new properties investors can claim more of the upfront costs and expenses including bank costs, as well as depreciation on the building and fixtures & fittings which could be written off over ten years. “In the first 5-6 years there is increased depreciation which will give really good cashflow,” Buxton says.

His three tips for working out the best location for investment is to look at:

·        current and predicted population growth,

·        infrastructure spending, and

·        Local facilities and amenities such as schools, medical facilities and shops.

“Make sure that you don’t buy with your heart, you buy with your head,” he says. “Investing in property is all about numbers, it’s about understanding the data and having the right team around you.”

Where?

The big news is that regional Australia has people looking for somewhere to live but can't afford to buy, and vacancy rates in the Hunter Valley are under 1%. The Lower Hunter Valley ticks all the boxes on Buxton's list:

·        Current growth – 2% to 5% year on year, and Future growth of 14.5% expected by 2041 (131,000 people)

·        infrastructure spending: Government funding New Schools, New Maitland Hospital and Road upgrades. 

·        Many local facilities, and shops, with private enterprise like McDonalds, Supermarkets and Bunnings are also entering and expanding in the area.

On the Northern Central Coast (which is also identified as a regional centre) people are also looking for good quality homes to rent, and this is reflected in the 1% vacancy rates in the Warnervale/Wadalba area. The Warnervale / Wadalba area also ticks all the boxes on Buxton’s list.

<!-- [if !supportLists]-->·         <!--[endif]-->Current population Growth is expected to increase by 75,000 people before 2036 after already increasing in the last 3 years.

<!-- [if !supportLists]-->·         <!--[endif]-->Infrastructure spending is strong with the Wyong Hospital at Hamlyn Terrace upgrades, the new Tuggerah Lakes Private Hospital recently opening, the new school at Warnervale and the Kangy Angy train maintenance facility

<!-- [if !supportLists]-->·         <!--[endif]-->Local facilities include all major supermarkets, Tuggerah Westfields and the improved sporting complex to name just a few.

How?

We at Oliver Myers have been around for over 30 years and we specialise in locating property with high capital growth potential. We have been able to help many clients build more wealth for their retirement.

View our website at https://www.olivermyers.com.au or call Tony on 0418 433 377 or email [email protected] for a no-obligation discussion on how this could work for you too.

We know we have said this in the past, and yet it continues to be true. The most recent news confirms our research and shows that regional house prices are outpacing capital cities.

And in fact, the doom and gloom predicted in house prices by the media some months ago has not come to fruition, and house prices have stayed steady or grown all over Australia.

Terry Ryder from Hotspotting, and the Property Observer, as well as The Urban Developer have released articles last week stating that even in (or despite of) the current pandemic, house values in regional areas are growing.

Regional property markets Australia-wide recorded an average 3.4% growth in the 12 months up to June 2020, which is almost three times the growth in the same period for capital city markets. NSW regional markets actually grew 5.3%!

With regional markets experiencing much fewer COVID-19 cases (some with zero cases), and because their local economy is less reliant on overseas tourism, and more robust in industries such as agriculture, construction, mining, etc which are less affected by the economic downturn during this pandemic, regional economies are still going strong. And in NSW at the moment when we can't travel to QLD or VIC tourism in NSW regional areas is booming!

It's not all about capital growth though. Regional markets have also increased with regards to the rental market too, with vacancy rates dropping, and more tenants looking for quality homes in regional areas.

All in all, good news for property investors who want to get a foot on the lower rungs of the property ladder and watch it climb.

Get in touch with us if you would like our source articles.

We always state that investing in real estate is a great long-term stable way to build your wealth.

Today the chairperson of the Property Investment Professionals of Australia has stated that homeowners and property investors should take comfort in the resilience of real estate.

Contact us if you want to discuss your real estate investment opportunities and building a resilient retirement portfolio.

https://www.yourinvestmentpropertymag.com.au/news/property-poised-to-remain-resilient-272405.aspx

#olivermyers #olivermyersproperties #realesatecentralcoast #realestateinvestment #investmentproperty #investmentpropertycentralcoast #investmentpropertylowerhuntervalley #realestategoals #homebuilder #firsthome #firsthomebuyer

With flexible working becoming more prevalent (and even necessary), and people spending more time at home, there are increasing numbers of families that are looking to move a bit further away from capital city suburbs, and head to regional locations.

Lifestyle is becoming increasingly important to families, and if you don't need to live in the city for work any more, then why live there?

This article from The Property Observer also agrees with us - and shows that interest in properties on the Central Coast, Newcastle and Lake Macquarie are definitely on the rise.

#olivermyers; #olivermyersproperties  #realesatecentralcoast #realestateinvestment #investmentproperty; #investmentpropertycentralcoast #investmentpropertylowerhuntervalley; #realestategoals #homebuilder #firsthome #firsthomebuyer

https://www.propertyobserver.com.au/forward-planning/investment-strategy/market-trends/115099-flexible-working-leading-to-demand-for-property-in-regional-australia.html

Work on the $3 billion NorthConnex tunnel is nearing completion following the first end-to-end drive through along the M1-M2 link in Sydney.

The nine-kilometre twin tunnels join the M1 Pacific Motorway at Wahroonga to Pennant Hills Road-Cumberland Highway and the M2 Hills Highway.

This enables drivers to bypass 40 traffic lights on the Pacific Highway making the trip from Sydney to the Central Coast and Hunter Valley much quicker!

Thanks to The Urban Developer for this news and video.

https://youtu.be/FmaC3LBNmsg

#olivermyers; #olivermyersproperties #investmentproperty; #investmentpropertycentralcoast #investmentpropertylowerhuntervalley; #realestategoals

Tony's Top Tip - Bank vs Broker

Open up your choices because a broker has access to many more options than just the products within your financial institution.

- Tony Myers

The Government announced the new HomeBuilder stimulus package yesterday. This grant provides eligible owner-occupiers (including first home buyers) with a grant of $25,000 to build a new home or substantially renovate an existing home. 

Houses on the upper Central Coast around the $500,000 - $580,000 are perfect for the first home buyer. If eligible, first home owners buying a new home can apply for BOTH the HomeBuilder and other First Home Buyer grants.

Imagine the delight for a young couple, owning a brand-new 3-bedroom home for under $550,000? 

This we CAN offer.

Contact us for more information on this property, and others like it.

#olivermyers; #olivermyersproperties #investmentproperty; #investmentpropertycentralcoast #investmentpropertylowerhuntervalley; #realestategoals #homebuilder

Pearls of real estate wisdom from Tony Myers.

WOULD YOU BELIEVE this is a good time for savvy investors to be looking for an investment property?

Terry Ryder, a specialist researcher/writer on residential property for over 35 years, released an article recently with answers to some property questions people are asking during this period of uncertainty.

In particular, he says "I think this is a good time to be looking for an investment property. There will be opportunities to buy well in the current climate." and "Just be careful to select a location with the credentials for long-term growth."

Let me repeat his expert comment: “Just be careful to select a location with the credentials for long-term growth.”.

Why is location so important?

• more and more people will continue to work from home once this pandemic settles us back to our new normal.


• the trend of working remotely and making lifestyle changes is on the increase with people moving away from capital cities,

which will

• strengthen property growth in regional areas.

So, what does this mean?

This means that savvy investors who are in the position to buy investment properties now should do just that.

The property pictured here is by a builder who has been in business for over 30 years.  That means security.

Why this location? Newcastle & the Lower Hunter is acknowledged as having the leading economic growth in Australia.

And…?

The current climate puts buyers in a position of power, because of low interest rates and the inevitable increase in building costs and land prices.   

With an total turnkey price of well under $500,000, investors should think about upgrades, which also make their property that bit more special for tenants.

Why a new house?

• Stamp duty savings


• Greater depreciation


• Less maintenance


• 6-year structural warranty.

Get this right and it can be as easy as buy, relax & enjoy

At Oliver Myers Properties, we do understand the uncertainty that the current COVID-19 situation puts us in, and we are here to assist through the whole process.

Contact us by emailing [email protected] or call Tony on 0418 433 377 or Karen on 0412 420062.

Let’s say you go to your bank to secure a loan in order to purchase an investment property. The problem is that your bank doesn’t have the right product for your needs. What do you do and who do you turn to?

This is also assuming you know what the right product is. If you don’t, you may well find yourself getting pushed into something that isn’t going to benefit you.

Alternatively, imagine you decide you really want to buy a new home off-the-plan and contact a developer who encourages you to purchase units. Is this going to be the most appropriate way for you to invest your money? It may have nothing to do with what is going to be best for you. In fact, unless your developer is someone you trust completely, it is far more likely to be what is best for him.

This is the case across the board when it comes to real estate investment—from banks to builders to property managers. You need to be absolutely clear about what you need. If you are not sure what is going to work for you, you are likely to get taken in a direction that's more beneficial to the people around you.

Get The Right Advice

Consider a real estate sales agent. He goes to work in the morning. He gets on the phone and begins to work his way through a list of numbers. He’s got 100 calls to get through by lunchtime.

He calls and calls and calls again until he gets someone who shows interest. Then he starts steering that person towards purchasing the property that gives him the best result without necessarily giving that person what they need.

For really busy professionals, if the person on the phone is clever, then it can be easy to think it all sounds pretty good. The sales representative may reassure you that he will take care of everything. This means you can just get on with what you need to do.

The temptation to leave things in someone else’s hands can be very strong. That is when mistakes are made.

It's not just a question of having the right people in terms of going through the listings and finding a financial advisor or a quantity surveyor. It’s crucial that you have the people who are going to serve you and put your needs above their own. That means having the right financial advisor and the right quantity surveyor.

Quite simply, if you don't get the right advice from the right people, then you’re likely to run up against endless problems.

Trying to go it alone can present you with all kinds of difficulties that are really easy to avoid if you know what you’re doing. As we’ve seen throughout this series of articles, there are so many ways that investing in new homes off-the-plan can go wrong.

The flip side is that, if you get it right, then investing in new homes can be one of the most profitable and rewarding strategies you can choose. Once it is all set up, you can just sit back and let the money roll in.

You want your future to be secure. That is the whole point of investing money for your retirement. So why would you want to struggle around in the dark when you can have somebody shining a light on all the areas that are going to help you? Ultimately, it’s another way of providing yourself with security.

To your success,

Tony Myers

Australia’s Authority On Real Estate Investment For Busy Professionals

As a busy professional investing in your future, you want to ensure that everything goes smoothly and according to plan.

So far, we have looked at how to create this plan. Now I’m going to give you some guidance about how to put your plan into action.

The purpose of this advice is to give you an overview. The professionals whose services are discussed here will be able to provide expert help regarding your specific circumstances. Due to the importance of receiving detailed advice from the right people, connecting clients with highly experienced advisors is one of the services I provide.

Above all else, when you are purchasing investment property, you need to have a great team of experts to support and advise you. The first step to putting together a great team is simple. You need to know who should be on your team.

Putting a team together around your investments is no different than putting a team together for a sporting event. A successful outcome depends on it. Not every team will make it to the finals. Just as the first step is to make sure all the positions are filled, the second step is to make sure they are filled with the right people.

The right people for your team will include: accountant and financial advisor, developer and builder, solicitor and conveyancer, property manager, insurance broker, quantity surveyor, trusted advisor. For the purposes of this article, I’ll focus on just two of those team members:

Accountants And Financial Advisors

The first member of your team should be an experienced accountant or financial advisor. The reason that you need to seek financial advice is so you can be guided through the best options for your particular circumstances.

A good accountant or financial advisor will recognise that you need to have a balanced portfolio. This will probably include stocks and shares, savings, and property. Having said this, everyone’s needs are different.

This means getting advice that is specific to your requirements is crucial. It will ensure you get the best available balance of products and strategies to give you a comfortable and secure retirement.

The good news is that you probably already have an accountant or financial advisor. All you need to do is ensure they are working with you to help diversify your retirement portfolio. This will give you the greatest opportunity to build your wealth and ensure a passive income and capital in your later years.

Your accountant or financial advisor will be your first port of call when you are exploring options such as purchasing new homes off-the-plan. Having financial advice from someone who is informed about these products is a great benefit.

In order to work out a good retirement plan, you should speak to a financial advisor. As an overview, the key to a good retirement plan is diversity. You may choose to include a combination of a few different options.

These could be high-risk/high-gain stocks and shares. You may also choose medium-risk/medium-gain mutual funds. Finally, you may want to add low-risk investment strategies such as savings and property to your retirement plan.

Of these different options, property has the advantage of being stable and predictable over the long-term. The fact that this low-risk investment can also be income-producing is the cherry on top!

One of the big advantages that real estate has over other investment strategies is that real estate gives you a passive income while you keep the asset, so you get income and you get to keep the asset.

This is in contrast to investments such as shares. Although shares may increase in value over time, you have to sell them in order to get your income. Once you have sold them, you have lost that asset.

Saving your money in the bank may seem a good idea, and it is always prudent to have some money readily to hand. However, even if you’ve got a substantial amount of money in the bank, the rate of return on most savings accounts is very low—less than two percent.

If you buy a good investment property, then, as well as the capital growth that you can experience, your rental return can get you about four and a half to six percent per annum.

Property Offers Predictability

Beyond diversity, the reason I view real estate as such a good strategy in your overall retirement plan is because it's simple and straightforward to understand. This gives you a far greater degree of autonomy.

When you invest in real estate, you don't have to understand the stock market or rely on a stockbroker to explain things to you. This gives you more control over the decisions that you're taking because you know what you're doing.

If you go to a stockbroker or a wealth manager and have them invest on your behalf, then you're relying on sources which may be out of your control.

Not only this, but if you invest $100,000 in the stock market, your money may not grow. You may even lose money. If you put the money into property, evidence shows that over the next 25 years, you will have doubled your money. This is because the property cycle always trends upwards over time.

Once you reach retirement and your mortgage is either paid off or very low, then the income you get from your property doesn't just fall back into the mortgage. It rolls into your pocket.

When you invest in property, you can very clearly map out the road you're travelling down. You can see where the beginning point is. You can see where the end point is, and you can see every stage in between. You know exactly what you're buying into.

Property is one of the few things that is recession-proof. A strong cash flow in a property can actually ride you through a recession. During a financial crisis, if you have stocks and shares, you might lose everything.

If you have property, then even though the value of your house might decline, people are still going to need houses to live in, so they'll still pay rent. When everything stablilises, the value of your real estate will start to grow again.

Set And Forget

The specific advantage of new property is that it is “set and forget.”

You have a six-year structural warranty. The maintenance is very low. The rent comes in and the mortgage gets paid. Without you having to think about it, your investment keeps on going and growing. It's easy.

If you think ahead and plan things properly, you can grow your property portfolio by using the equity from your first investment property to fund the second one. This second property will then fund a third one and so on. Over time all these properties will grow in value, and they'll give you an income. This income will mean that you can live more comfortably in retirement.

To your success,

Tony Myers

Australia’s Authority On Real Estate Investment For Busy Professionals

If you are not able to get the right tenants into your property, then you can find yourself having to cope with a multitude of different problems. These can include late payment of rent, neglected gardens, excessive wear and tear to fixtures and fittings, and a general lack of commitment to the upkeep of the property.

Even if you do secure good tenants for your property, they may only be looking for a short-term let. Tenants who are happy to stay in your property for a longer period of time give you far greater security. Provided your tenants are looking after your property and paying their rent on time, you have a guaranteed monthly income and peace of mind.

Minimising periods of time where your property is standing empty is always going to be the aim when you are purchasing investment real estate. The rent that your tenants provide pays the mortgage on your property or gives you a valuable income stream that you don’t want to be without.

The Three Elements To Success

Getting and keeping good tenants requires three elements—a great house, a great landlord, and a great property manager. If you get all three of these elements working together, then you give yourself the best chance of success.

What should I be looking for?

The ideal scenario is to have a tenant who keeps renewing their lease over and over. I have even known of circumstances where the tenants were so happy that they stayed in the house for five or six years over two different owners.

They treated the house like their own. They would go above and beyond to keep the house very well-maintained. The only reason why they eventually left is that they had saved a deposit to buy their own home.

These are the ideal tenants, and one of the main reasons they were happy to stay for so long is that they had great landlords. If you treat your tenants with respect and if they treat your home with respect, then both parties will get the best from the situation.

Ensuring Great Relationships

As a landlord, there are a number of things that you can do to ensure that you have a great relationship with your tenants. The first of these is to make sure you have a specialist property manager actively working with you to maximise your investment.

Good property managers will help to secure good tenants. Your property manager will carry out thorough reference checks and credit checks to ensure the tenants’ job status and financial viability. Once your tenants are in, a good property manager will treat them like people and not just numbers.

Property management can be a difficult job, and overloaded property managers will always deal with the biggest problems first. Many agents do a good enough job in the beginning. However, once the tenants are settled in and there are no urgent matters that need addressing, they can easily forget about your property.

If a property manager is overstretched, they will tend to place their focus on managing the problem properties in their portfolio. The more properties they manage and the greater the number of large-scale problems they have to deal with, the less time they have to service the other properties in their portfolio.

There may be a number of little niggling problems that cause frustration for your tenants. If you go with a cheap property management company where they have no time to deal with anything but the most urgent problems, then you and your tenants won't get great service.

To your success,

Tony Myers

Australia’s Authority On Real Estate Investment For Busy Professionals

One of the most frequent complaints made about purchasing new homes off-the-plan is that the buyer had to pay extra for things that they thought were included.

This is actually a problem that is easily avoided, saving you endless headaches, a great deal of money, and giving you the home that you want for a price that you can afford.

If you don’t get it right at the outset, you can find yourself in a situation where you have to go back to your lender to secure further finance or dip into your savings in order to cover the difference between what you thought you were getting and what you have actually signed up for.

Extra, Extra—Read All About It!

If your builder is only contracted to provide a certain level of service, you may find that, once the work is finished, the property is still not ready for tenants to move into.

You could find that there is a mound of earth in front of the garage, making it impossible to park your car. There may be no window furnishings and no carpet. So, even though the builder has finished, you have to go and find the money to have all of these “extras” sorted out.

During this time, you're losing income because you can't put a tenant in until this work is complete.

The problem with this is that, in some cases, the bank will have loaned you money based on the contracted price of the build. If you have extras that are not included in this initial price, then the bank may not be prepared to increase your loan to cover those extras.

Let’s say you find that fencing is not included, and it’s going to cost an additional $10,000 for the fences. The fencing is not going to add $10,000 of value to the house. This means that the bank may be unable to lend you any more money because it would take you above the 80% mortgage lender’s insurance.

What’s the solution?

Fortunately, it’s extremely simple. When you are purchasing a new home off-the-plan, it is important to ensure that the property is turnkey. This means that everything is included in the price, and that, once the build is finished, all you need to do is turn the key in the door and it will be ready for someone to move in.

Turnkey Quote Or Just A Turkey?

To the uninitiated investor, some of the marketing material provided by some builders looks pretty enticing. But when land prices or house and land package prices seem too good to be true, then the internal alarm bells should start ringing! What appears to be great value or even an absolute bargain can be fraught with hidden costs.

Have you ever seen a completed house where the occupants have moved in, yet it doesn’t quite appear to be finished? The likelihood is that the turf, landscaping, and even the driveway were not included in the original quote.

Let’s start with the initial glossy brochure. Does the “too good to be true” quote include site works? If not, add up to $40,000 if something hard is struck while digging for the foundations or if the land is sloped.

Driveways seem to be optional in a lot of quotes, too. I don’t understand this, but it is often the case. However, there’s little point in having a dream double garage that can only be accessed by a 4x4!

The list goes on! Light fittings, blinds, floors, finishes… and don’t fall into the trap of thinking that the house they showcase is their standard fare. In most cases the show home will be fully optioned. This means that it will cost up to 30% more to construct than the standard fare.

You need a full turnkey quote when you build a home. This means that there really is no more to pay, as site costs, blinds, floor coverings, lawn, fences and even the letterbox are included.

To your success,

Tony Myers

Australia’s Authority On Real Estate Investment For Busy Professionals

When you’re not using depreciation and other strategies to maximise your investment, it means you risk losing money that could be yours. The reason for this is that there is a good chance you are spending more than you need to and paying tax at a higher level than is actually necessary.

Making use of depreciation and other strategies is all about getting your investment to work for you. This means that you can legally minimise your tax and keep more money in your pocket while you’re building your wealth.

The point is that, without any further outlay, you're still creating income for yourself and still creating growth. In some cases, the taxman will actually help you pay for your investment.

Let’s say that you’re in the higher tax bracket, paying 45 cents on the dollar in tax. If you use the expenses related to your investment property, you can reduce your taxable income down to a point where you are in a lower tax bracket. This means you could save yourself many cents on the dollar.

If you are earning $200,000 a year, then this is a saving worth making!

The Art Of Depreciation

So how does depreciation work?

In effect, depreciation gives you an allowance against your income-producing asset. It is this allowance that gives you benefits when it comes to your income tax.

As an example, imagine you buy a car and you use that car to produce income. When it comes to tax time, any expenses you've had for that car you can claim back against your business. These expenses then come off your taxable income.

Suppose you earn $100,000, and your car costs you $10,000 in expenses. That would bring your taxable income down to $90,000 instead of $100,000, and therefore you are only taxed on the $90,000.

It's exactly the same way with income-producing real estate assets. However, depreciation does dwindle over time as fixtures and fittings get older, meaning that you can claim less wear and tear on them.

This is particularly relevant if you own an older existing property and haven't made any updates to it for ages. In this instance, you would have very little depreciation, which, in the example above, means you wouldn’t be able to claim any expenses on the property. You'd still have to pay income tax on $100,000.

How To Claim For Depreciation

The way to ensure you can claim for both plant and equipment AND the capital works components of depreciation is to buy a new home as your investment property.

This is one reason why new homes are such an incredible investment opportunity. With a new home, if your combined income from your salary plus the income you get from your rental property is $100,000, then you will save money.

Why? Because when you’ve got a brand-new house, you can claim depreciation on the building, the fixtures, the fittings, the perimeter walls, the fences, and a whole lot more.

It is possible that you could claim depreciation on everything in that new house for around $10,000 a year. In exactly the same way that you can claim expenses against your car, you can claim this depreciation against your rental home.

This would mean that your taxable income would be reduced by around $10,000 a year. So you would only pay income tax on $90,000, rather than $100,000.

It is worth noting that the information I have provided gives an overview of how you can benefit from depreciation. I always recommend you consult a qualified quantity surveyor as depreciation opportunities may change from time to time, and they will be able to ensure you receive the most up-to-date advice.

To your success,

Tony Myers

Australia’s Authority On Real Estate Investment For Busy Professionals

Buying a home to live in yourself and buying an investment property are two completely different things. What is attractive and desirable to you may not be remotely appealing to the majority of tenants.

For example, if you work from home, enjoy the quiet life and don’t have school-aged children, then you aren’t going to mind being in an outer-lying area with few transport links and no nearby schools or playgrounds.

Buying a property in a rural area is often a cheaper option, and if it ticks your boxes to live somewhere remote, then the lower price tag is an added bonus.

However, when you are looking at buying an investment property, your thinking needs to change. You need to focus on what is going to be most attractive to the widest number of people possible. In this instance, an out of the way location is not necessarily going to be the best idea, even if it comes at a lower price.

If there are few transportation links and no local conveniences such as shops, services and schools, then tenants are unlikely to be attracted to the area. This is automatically a big problem because, if you don’t have tenants, then you won't get the passive income you need to cover the mortgage on the property.

In the end, it comes down to the distinction between buying on emotion and buying on evidence. We had clients who made this mistake, and they literally paid the price for it.

Case Study – Mr. and Mrs. Hinde-Syte

Mr. and Mrs. Hinde-Syte lived in a busy capital city. They had both built successful careers as freelance professionals.

As they approached their forties, they talked about the future, and came to the conclusion that they had two ambitions in life. The first was to escape the rat race for a couple of years. The second was to have a secure and comfortable retirement.

They decided to combine these two ambitions. They would sell their place in the city and buy a property in a rural setting where they could enjoy some peace and quiet. They would buy somewhere cheap that needed fixing up, spend a couple of years carrying out the renovations, and then move back to the city.

They did their sums and were confident that the value they would add to the house through renovating would give them enough equity to put a deposit on a place in the city. They would rent out the rural property, which would cover that mortgage, and their income would cover the mortgage on their townhouse. Once they reached retirement age, both mortgages would be paid off, and they could live comfortably on the income from the rental property.

It sounded like the perfect plan. They found a lovely house in a beautiful location, miles from anywhere. It was exactly what they were looking for. It needed fixing up, but once the work was done, it would be stunning.

After two years the house had been restored to its original condition. It was beautiful, and they thought that renting it out would be no trouble at all. However, because the property was large and the location was so out of the way, with no shops or amenities nearby, they really struggled to find tenants and had long periods where the house was sitting empty.

Not only this, but in the two years that they had been out of the city, the house prices had shot up, and so, although they had increased the value of their rural property by a significant amount through the renovation work, they only had enough to put a deposit on a tiny house in a less desirable suburb than where they had previously lived.

What had seemed like a good strategic move at the time quickly turned into a nightmare. They could have avoided all the headaches and heartache if they hadn’t made the mistake of buying on emotion rather than factual evidence. 

Striking The Balance

When looking at indicators for a good location, there will always be a balance. You need to ensure you are buying in an up-and-coming area where the prices are still affordable. At the same time, you don’t want to find yourself buying in an area that probably isn't going to develop that quickly.

It can be very tricky to get the balance right. The first thing you need to do is to make sure you are thinking about what is going to work for prospective tenants. If you can’t get people to rent your property, then you won’t benefit from that passive income.

To your success,

Tony Myers

Australia’s Authority On Real Estate Investment For Busy Professionals

Historical evidence shows that, if you get the right house, in the right location, at the right time, then growth can be very high.

To put an exact figure on just how much growth you can expect is difficult without a crystal ball. However, trends over the last 25 years show that median house prices across Australia have increased by over 400%.

Different areas do offer different growth percentages. The right location is always going to be the most rewarding (and I’ll be discussing indicators for choosing a location in more detail in my next article).

When I say the right location, this refers to the growth potential and the requirement of the tenants. The two really do go hand in hand.

Right House, Right Place, Right Time

To give you an example of how this can work, in August 2016 a client of ours purchased a two-bedroom villa off-the-plan in what has since become a very popular area. The location is a hub between two major capital cities, which offers many benefits to prospective tenants.

When you purchase off-the-plan, you buy at the current real estate prices. At the time our client bought, the value of the property was $425,000. She paid a 10% deposit, meaning that she put down just over $40,000.

Once the lands are registered and the construction's finished, everything changes. At that point, because there is structure and there are buildings, people are more interested in the area. At that point, the prices can really jump.

By September 2018 the property was valued at $523,000. Within a 24-month period, she had seen growth of close to $100,000! This equity meant that she was in a position to fund the deposit on her next investment property without needing to put her hand in her pocket again.

House prices in the area where she first bought had rocketed up. However, with the right advice, it was possible for her to find investment properties off-the-plan in alternative locations. By choosing locations that were still up-and-coming, we were able to find properties with a similar value to the one she first purchased.

This gave her the option of either paying a larger deposit on one property or splitting the money and putting a 10% deposit on two properties. As you can see from this, if the initial purchase is done right, you can quickly move up the ladder and begin to build an amazing property portfolio.

This is a great example of how growth can work for you. There are never any guarantees, but if you have a clear understanding of what to look for, then the growth you experience can be significant.

Even if you don’t see an extremely rapid jump in the value of your investment property, real estate always grows in value over time. There are peaks, corrections and periods of stabilisation in the housing price cycle, but the overall trend is always up.

What Is The Best Time To Buy?

There is a very simple answer to this question—as soon as you can.

The truth is that it is always a good time to invest in property. The longer you wait, the higher the property prices will be. Even if you buy at a time when the market is peaking, you can’t go wrong.

The reason for this is that, when property prices are high, fewer people are buying. People still need somewhere to live, though. This means that the rental market is flush with prospective tenants, giving you a far greater opportunity to secure great tenants for your property.

To your success,

Tony Myers

Australia’s Authority On Real Estate Investment For Busy Professionals

When looking to invest in property, your primary aims are to get the best possible return and to keep your money safe. This is exactly why new property is such a great investment strategy. Let’s look more closely at why that is the case.

Capital Growth

If you invest in a property in an area that is still up-and-coming, rather than an area that is already well-established, then you can benefit from much greater levels of capital growth. Buying a property in an area that is already very popular means that long-term capital growth may be reaching its peak.

One way to look at it is to consider yourself a pioneer. Think about the people who bought land when Australia was first being colonised. They were the visionaries who saw what the country could become.

Investment is all about getting in at the right time to take full advantage of what's happening. Take Parramatta, for example. When it was first built, Parramatta was a long way from Sydney. Now it has become a second central business district for the city.

The same applies to Newcastle. Twenty years ago, who wanted to live in the Newcastle area? It was miles from Sydney. Now it is the second largest city in NSW, has been completely revitalised and is still growing.

When you invest in an area where people will move to in the early stages, before it has become popular, you can have a lot of growth. Growth means profit, and that money is better off in your pocket than in someone else's!

Depreciation

When you buy a new property, you can claim depreciation on everything over a longer period of time. With existing properties, there is very little to claim, unless you pay for new items to replace those that have run their course. If this is the case, then you will have already incurred extra expenses.

In July 2017 the rules changed. Before that date, if you bought an existing house as an investment and that house was five years old, you would be able to keep claiming the depreciation from when it was new. This covered everything from hot water systems to carpets to swimming pool pumps. However, what happens now is that, unless you have paid for whatever that item is, you don't get to claim much depreciation at all.

With a new home, you can claim depreciation on everything, including the building itself, all the fixtures, all the fittings and all the furnishings such as the floor and window coverings. That's a really big saving.

In fact, you can actually get lots of tax benefits by claiming that depreciation because it comes off the taxable income that you get from the property. So, it means you may well be able to reduce your taxable income substantially.

Gross Return

With a new property, the gross return will be almost equal to the net return, whereas with an existing property you will always be dipping into your pocket to carry out repairs and maintenance, which pushes your net return way below your gross return.

Maintenance And Repairs

With a new home, you automatically receive six years’ structural warranty, as well as a three-month repair period after the property has been completed. As everything is new, the repairs are likely to be extremely minimal.

Older homes start to cost you money as things wear out and need repairing or replacing. These expenses can easily spiral into thousands of dollars and include everything from fixtures, roofing, plumbing and electrics, as well as the basics such as painting and decorating.

Tenant Choice

It is far easier to secure good tenants in a sparkling new home. Most people prefer things to look fresh and new, and even well-maintained older homes can look tired and unloved. Research shows that better tenants look after your property with greater care.

To your success,

Tony Myers

Australia’s Authority On Real Estate Investment For Busy Professionals

When things go wrong, it almost always comes down to one thing—the investor didn’t do their research.

It may seem crazy to put your money into something without researching everything carefully, but many busy professionals just don’t have the time, and even if there is time available, it can be hard to know exactly what to research.

As a result, a lot of people don’t know how to separate the good from the bad. They see dollar signs and get led along the wrong track. The good news is that, with a little bit of guidance, the upsides far outweigh the downsides.

In fact, if you know what you are doing, new home off-the-plan real estate can easily be the most financially rewarding investment available.

The Benefits Of Investing In Real Estate

When looking for a long-term investment to give you the financial security that will ensure your retirement is as enjoyable and worry-free as possible, real estate is right at the top of the list.

When it comes to savings, the truth is that the interest rates you get from the bank will never be as great as the returns you get from investing. However, with stocks and shares, the rule tends to be the higher the risk, the greater the returns.

Real estate, and particularly off-the-plan new home property, offers the benefit of great returns, without the same risks.

What is behind the low-risk and high-returns that real estate so often provides to the long-term investor?

The overall trend is always up

Most people know that buying in real estate is a good, stable, long-term investment. Even though the market does sometimes have corrections, when you look at the overall trend, then it is always up.

There will always be a demand for housing

The plain and simple fact of the matter is that people are always going to need somewhere to live. Not only this, but also the population is growing. This means there is an increasing need for housing.

You have an income-producing asset

With real estate you also have an income-producing investment that often produces greater returns than putting your money in the bank, and you always have an asset that you can sell if you need to.

As a result, investing in property is always going to be a winner.

Why Should I Choose Off-The-Plan?

We are extremely selective about the type of off-the-plan investments that we recommend. Our focus is purely on “house and land” and small townhouse developments, rather than a multi-storey unit investment.

There is a good reason for this. When you invest in an apartment in a high-rise block, you don't own any land, you just own a share of the complex. This means that you may have little control over the decisions made by the strata manager or the chairperson for the owners’ corporation.

With house and land off-the-plan investments, you own the land. This means that you are never at the mercy of the landowner. You have full ownership and full control.

As Mark Twain so rightly said, “Buy land—they’re not making any more of it.”

A Great Investment For Those “In The Know”

Investing in new homes off-the-plan offers many benefits that far exceed other investment strategies if you know what you’re doing!

The perception of new home investment is beginning to shift as people become more aware of the great returns, and how to access them. This means that there has never been a better time to invest.

To your success,

Tony Myers

Australia’s Authority On Real Estate Investment For Busy Professionals

Tony has been busy - releasing a book, radio spots on CoastFM, and now some published articles. The most recent article is in the Hunter Business Review, and can be viewed here:

http://www.hbrmag.com.au/article/read/can-you-afford-to-wait-2994

Let us know what you think! Can you afford to wait?

Last Saturday, Tony Myers, Australia's Trusted Authority on Real Estate Investment for Busy Professionals appeared on CoastFM 96.3. He was interviewed by Peter Little as part of the Property Week program.

In case you missed it and want to listen to Tony in action - CLICK HERE

Here in Australia, we have recently witnessed the Banking Royal Commission, the federal election, and the RBA’s cutting of the cash rate to a historic low of 1.25 percent.

That’s a lot of change to absorb in a short period of time. But what is the result?

For starters, the housing market has been boosted, so it’s a good time to think about buying an investment property.

But where? How do you find out what you truly need to know? How do you find out what is the truth and what is part of a media circus?

At Oliver Myers Real Estate, we read, listen, discuss, and absorb all the information that the media provides regarding property. It’s more than what we do, it’s our passion.

Sorting through the information out there is a full-time job, and as a busy professional, you have better things to do. Just like you are a specialist in your field, you should be looking to use the services of a specialist in property investment.

When you make the decision to invest in real estate, talk to a Trusted Advisor to guide you through the process, so your investment can give you the benefits you deserve and the peace of mind you crave.

Who wouldn’t appreciate more time to enjoy life?

To your success.

Regards,

Tony Myers.

The HIA recently made comment on the newly released ABS figures on new home building approvals. The HIA stated that these numbers indicate strong growth on the Central Coast with a 54% increase from the previous year.

This is showing that the Gosford revitalisation program and the Tuggerah redevelopment plans are having a positive effect on the area.

This level of approvals also reinforce that the Central Coast has major affordability advantages particularly over Sydney where housing is less affordable for many families.

The Central Coast Regional Plan 2036 projected housing demand of 41,500 additional dwellings would be required by 2036, so this is a very healthy start to all the needs for the region for years to come.

#centralcoastlife #housingaffordability #newhomes

There is a lot of information out there about buying off-the-plan homes - and not all of it is easy to understand. Here is a no-nonsense guide that will help explain it for you.

♦ What is buying off-the-plan?

Buying property off-the-plan means purchasing a property before it has been built. You can see the land, and the plans and drawings of what it will look like, but there isn't a house to see.

♦ Why buy off-the-plan?

In recent years buying off-the-plan has become quite popular, particularly for investors. The concept has distinct advantages for the purchaser.

From a purchaser’s point of view, you can lock-in the price of the new home at today's price, and by the time the building is completed the value has most likely risen.

There are also many other benefits like Stamp Duty Savings, depreciation expenses and tax benefits, as well as the capital growth.

♦ The contract for off-the-plan properties.

Where you are buying house and land as a package, there are 2 contracts issued, one for land and the other for the house construction. We only work with builders who include a Turnkey fixed price.

The build contract issued for properties we market are HIA approved contracts and include the details on the design of the house, colour schemes, standard inclusions, and upgrade inclusions, the payment schedule and much more.

• Both land and build contracts must be signed and returned to effect "exchange of contracts“.

• 10% deposit for the total price is paid by the purchaser.

♦ What is a Turnkey Build?

A turnkey build means everything is included in the fixed price:

• Site costs


• All fixtures


• Floor and window coverings


• Landscaping


• Fencing


• Driveways

All inclusions will be listed in the building contract.Once completed, you can simply turn the key and it is ready for tenants to move in!

♦ Quality Builders, Quality Products

We work with only a handful of builders that offer quality fixed price turnkey homes in high growth areas with high rental demand and low vacancy rates.

They offer a 6-year structural warranty, and there is a 3-month maintenance warranty after it is handed over to you to ensure any niggling details are taken care of.

♦ How Long does it take?

Construction will only begin once the land is registered and settled with you as the owner.

Once construction begins, it is normally a 16-26 week process and payments are 'drawn down’ from the lending financial institution to the builder in arrears as each stage is complete.

The stages are similar to this:

• Pouring the slab,


• Frames and windows


• Brickwork and roof,


• Kitchen and lockup


• Practical Completion

Final payment is due after Practical Completion stage and the final inspection. The house is then settled, and keys handed over ready for tenants to move in.

♦ I'm still not sure about it all.

Talk to us, we will gladly answer all of your questions.We are here to walk through the process with you from enquiry to handover.

Is now the right time to invest in real estate?

I believe the answer is YES.

Why, you ask?

Tenant vacancy rates in Newcastle and the Hunter are down. Prices are realistic and the infrastructure is strong.

Mainstream news is mostly rehashed news based on major Capital City information and rarely focuses on the performance of regional NSW.

Buying now in the right location where prices are realistic, infrastructure is solid, rental return is good and vacancy rates are low is the secret to smart investment.

Where are these locations you ask?

Hotspotting's Terry Ryder on 19 November said “Demand in smaller capitals and solid regional markets will lead to property price growth:”

“Regional New South Wales, as I noted in an earlier column, has strong growth markets right across the state. In some, prices have already risen strongly in the past 6-12 months, while others have the potential for growth based on the current demand trends”.

Sasha Karen in Smart Property Investment (19/11/18) stated “The Hunter region saw vacancy rates decline by 0.3 of a percentage point to 1.6 per cent. Major Hunter city Newcastle saw a decline of 0.9 of a percentage point down to 1.8 per cent”.

If you wish to learn more on investments in the Hunter, email [email protected]

A newspaper article in the Central Coast Express Advocate last week has real estate afficionados cheering.

It states that properties on the Central Coast are bucking the Sydney trend, and are forecast to jump by 8 percent next year.

The reason for this is that Sydney residents income levels have not kept pace with the higher Sydney prices, and so the Central Coast has become very attractive to them.

Population growth on the Coast remains strong, and first home buyers are very active locally, which will help drive the real estate market further.

Furthermore, the ABC reported recently that some regional housing markets are surging - and one of the surging areas is the Hunter Valley. The Regional Australia Institute attributes the growth to unaffordable major city prices which sends city-dwellers looking for price and lifestyle in places like the Hunter.

So it's full steam ahead for Central Coast and Hunter Valley markets!

When you compare existing homes with brand new off-the-plan builds, here are the benefits!

"If you can believe the headlines, Australian property values are falling. The thing is, you can’t believe the headlines. In most of our major markets, values are not falling at all."  - Terry Ryder (June 2018)

The press are stating that national values are falling - but if you look past the scaremongering and look closely at the true data you will see the following:

• Regional areas overall are rising.


• Five of the eight capital cities are rising.


• The only significant market showing annual decline is Sydney, but the size of that market is dragging down the overall average.

 Inspired by that reality, Terry puts Newcastle/Hunter Region in his Top 10 leading cities with growth trajectories in 2018. He says

"The City of Newcastle has been one of the nation’s outstanding markets recently. Values overall have increased in double digits and many suburbs have grown their median house prices by over 20 percent. The local economy is thriving and the affordability comparison with Sydney has helped. Now the growth is rippling out to nearby areas, including the towns of the Hunter region."

This means the Hunter Region is the perfect place to invest in property.

It's true!

Figures released recently show that Newcastle has been the fastest growing regional city for the past 2 years. But that's not all - quality properties in the area are around half the price of comparable properties in Sydney.

Newcastle has transformed into a desirable coastal location due to both its location and the major urban renewal projects being undertaken in the CBD and surrounds. With its location, growth and the property prices, it's no wonder investors are flocking to the area.

In the past, Newcastle prices have followed along with what Sydney is doing, however that is no longer the case. Newcastle has come into its own with the strong  financial base coming from coal exports, tourism and retail, as well as the refurbishment of the city and surrounds, and it's close proximity to everything sea-changers and tree-changers desire.

All the more reason to invest in this area!!

"Rentvesting" is where you purchase a rental property as an investment while renting another property in which to live.

According to many experts, rentvesting is a great for first-home buyers to enter the property market. It's a smart approach to property acquisition that's giving potential first home buyers the opportunity to buy sooner rather than later.

In Sydney in particular, house prices are growing faster than first home buyers can save a deposit. Saving $25,000 is a big commitment, and hard work, and by the time you have $25k saved, house prices are likely to have jumped by double that.

If you buy an investment property first, and rent where you want to live then you can enter the property market and have an asset that is growing in value, and have the mortgage paid off by the tenant. The equity you are gaining in the investment property can then be used to buy additional investment properties or to get you into your dream home. This works well if you purchase in high-growth areas that have high rental demand.

If you are a first home buyer, this may mean you will not be eligible for First Home Buyers Assistance grant. However, if you buy a good quality investment property in a growth area, in the 6 months you would have to live in your own first home to qualify for the $10,000 your investment property may have increased in value by many more times that!

What are the Pros and cons of Rentvesting?

Pros:
• Enter the property market sooner, with a smaller deposit, and have equity growth start earlier.
• Live where you want to live, and not just where you can afford to buy
• Build Investments to generate wealth and increase your property portfolio or to buy your dream home
• Tax benefits. There are tax benefits on depreciable items in your investment property and you may be able to claim mortgage interest as a deduction*
• Choose where to invest to make sure you get the best rate of return and capital growth.

Cons:
• You will still be living as a tenant yourself
• You won’t be eligible for the First Home Buyers Assistance grant

So how does this stack up financially?*

Let's first look at prices of new homes in 2 different locations - one in South Western Sydney, and one near Maitland in NSW.

• New 4-bedroom homes in Oran Park average around $840,000 on a 485sqm lot. Oran Park is about 1h 30mins from Sydney CBD.
• New 4-bedroom homes in Thornton average around $585,000 on a 630sqm lot. Thornton is 25 minutes from Newcastle, and 1h 55mins to Sydney.

Oran Park 4-bedroom home $840,000
Deposit Required $84,000
Monthly mortgage repayment (on 90% loan at 3.99%)  $3,605
Median Monthly Rent (avg $580pw) $2,514

Thornton (Maitland) Area 4-bedroom Home $585,000
Deposit Required - $58,500
Monthly mortgage repayment (on 90% loan at 3.99%) - $2,511
Median Monthly Rent (avg $470pw) - $2,036

If you were to purchase a home to live in at Oran Park, it would cost you $840,000. As well as needing around $30,000 more deposit, you would also need to pay over $3,600 per month for your mortgage in Oran Park using the above figures as a guide. Your total outgoings on your home would be $3,605 per month.

So what would happen if you bought an investment property in Thornton, and put tenants in it, and then you rented and lived in Oran Park?

PAY Monthly mortgage (Thornton) -$2,511
PAY Monthly Rent Oran Park -$2,514
RECEIVE Monthly Income from Investment (Thornton) $2,036
TOTAL OUTGOINGS -$2,989

So even after paying rent in Oran Park, and a mortgage in Thornton, with your additional income from your tenants you could be better off by over $600 per month! In addition, the property you are buying will increase in value - we've looked at historical trends, so talk to us about the amazing growth in Thornton over recent times!

Talk to the team at Oliver Myers about a quality new home in a growth location that would be ideal for Rentvesting. As well as the example used here, we do have other quality homes for under $500,000 too! Unbelievable but true!

*Note:This example is using general information based on publicised mortgage calculators and rental prices as at 20/3/2018. Every person's financial situation is different, and you will have to talk to your financial advisors to look at your individual circumstance.

Do not let your dream of buying a new home turn into a nightmare.

A new off-the-plan INVESTMENT PROPERTY is a wonderful way to get into the property market. Safeguard your investment and deal with agents and builders who have a proven track record.

Why Oliver Myers? We have been around for over 30 years and our builder of choice has been building for just as long.

We want what you want – satisfaction in your purchase of a quality well-built home in a high growth area that will serve you for many years.

We welcome the opportunity to show you the results.  Click Here to register your interest in a no-strings informative conversation.

http://www.olivermyers.com.au/entry

A great myth in residential real estate is that you should only buy investment properties in capital cities because the regional centres can't match the big cities for capital growth. Wrong!!

Terry Ryder from hotspotting and The Property Observer has touted Maitland as one of the areas with big price growth yet to come.

Maitland's continued growth is supported by the massive investment in the Newcastle economy. Newcastle is a key regional centre for NSW, with upgrades to the CBD, transport infrastructure, Newcastle Airport International status, and Cruise ship terminal revitalisation.

All of these projects total well over $20 billion.

Maitland has it's own infrastructure revitalisation projects including the Stockland Green Hills shopping centre expansion to the tune of $412mil, and the new Maitland Hospital Precinct building works at Metford commenced this week.

So, this begs the question… Where is Maitland?

Maitland is to Newcastle like Parramatta is to Sydney.

Located on the banks of the Hunter River, 35 minutes to Newcastle Airport, right on the New England Highway, Maitland is also less than 15 minutes from the M1 Pacific Motorway, the M15 Hunter Expressway or the Newcastle Link Road. It also has it's own rail service. From Maitland you can easily access many parts of Newcastle, the Central Coast, Lake Macquarie, and Sydney.

Maitland is close to the Hunter Valley Vineyards, historical Morpeth, Hunter Valley Gardens and the Hunter Valley Zoo. Maitland Gaol is a key attraction, as is the Regional Art Gallery. There are many historic pubs that serve great meals, many café's to keep the coffee enthusiasts alert, and Maitland Park features a pool and an all-abilities playground.

As a real estate investor, you shouldn't be asking "Why Maitland?" - you should really be asking yourself…

Why not Maitland??

Call us or send us a message for more information on Maitland property investment.

An article by The Urban Developer this week has remarked that there are "no suburbs in Sydney with a median price under $500,000"

The closest to that half-million mark is Tregear and Wilmott in Sydney's West.

Our research has shown that the median prices for houses in the Camden, Penrith, and Blacktown areas are all over the $500,000 mark. This means Sydney is still the least affordable place to live in Australia.

Compare that to the Newcastle and the Hunter Valley areas where median prices are well under the $500k, and that also have facilities, shops, beaches, vineyards and other attractions much closer than what the average Western Sydneysider would be used to.

Do yourself a favour - contact us to see for yourself what UNDER $500,000 can get you in Newcastle and the Hunter Valley.

Are you looking for a place to best put your money - why not consider a big money box?

• Do you already have an investment property? -  Would you like to learn more about how a new investment property can minimise your costs and maximise your income?
• Do you already own a home? - Would you like to know how you can use your current equity to buy an investment property?
• Are you new to real estate? - Would you like to know how you can use real estate to build your investment capital and income?

Newcastle is undergoing major transformations, including the new transport interchange opening this week, the University Innovation Hub, and all of the development in the CBD. This filters out to Maitland and the Lower Hunter where they are seeing the highest growth predictions in NSW.

This is great news for investors interested in real estate. Look at the numbers below for a new 4 bedroom home for UNDER $500,000 in The Lower Hunter Valley!!

• Land Cost:  $195,000 
• Estimated Stamp Duty:  $5,315 
• Total Turnkey package cost:  $489,500  
• Estimated equity creation before build completion: $20,000 - $30,000
(based on historical price trends in this area) 
• Gross rental yield:  4.6%
 
You immediately enjoy stamp duty savings of ~$12,000 for buying a new home instead of an established one! And you enjoy an income stream as well as capital growth.

These 3 articles we wrote recently help cement the Financial Benefits from Buying New Homes:

#1 Depreciation
#2 Stamp Duty Savings
#3 Turning Savings into Capital Growth

Property gives you choices and freedom.
 
Oliver Myers gives you guidance and support.

Call us and we can offer you guidance to help build your financial future.

Historically, your money will grow faster in property than by savings in the bank. Capital growth gives you a financial bonus.

It can be shown that if you buy a new home in a growth area where you can afford, then the equity in that property can be far greater than regular savings.

In order to capitalise on the growth in the Hunter Valley, buying now is key. Prices have already started to climb in this area. In Thornton for example, prices on new homes have jumped $49,000 in the last 18 months.

How long would it take you to save an additional $20,000?? 12 months or more??

If it would take you longer than 12 months to put aside an additional $20,000, then by the time you have saved that much, house prices will likely have increased by over twice that. 

If you buy a new home off the plan home now, you secure the property at today's price. If the land doesn’t register for another 6-12 months then you are ahead, because the land price will continue to rise with each release, but your purchase price will not. 

Enjoy capital growth by doing nothing but buying a new home that you can afford right now. That's a smart investment strategy.

Talk to us about how to make your current savings work for you. Buy a full turnkey fixed price new home at today's prices, and watch your equity grow by doing nothing more.

Oliver Myers Real Estate - [email protected] (02) 4322 5600

Welcome to the second in a series of 3 articles about the financial benefits of buying new homes off the plan.

Stamp Duty Savings

Stamp Duty is now called 'Transfer of land or business duty'. In real estate terms, this is a duty that you pay on the sale or transfer of land, including improvements in NSW.

This means that if you purchase real estate under one contract for the land and the improvement on that land (the house), you will pay duty on the total purchase price.

If you purchase a new home where the vacant land is sold under one contract and there is a separate building contract for the construction, you only pay duty on the land value.

Here is an example of how this could affect you:

For the same purchase price of $578,000 you would save $16,430 in duty. You can calculate this for yourself on the Revenue NSW site: https://www.apps08.osr.nsw.gov.au/erevenue/calculators/landsalesimple.php

As an investor looking for a good return on your investment, buying off the plan already puts you ahead.

*Note: there are even more savings for eligible first home buyers. Contact us for details.

Welcome to the first in a series of 3 articles about the financial benefits of buying new homes off the plan.

Depreciation

Budget 2017 made some major changes for real estate investors, and there are still some people confused about what this means.

The changes remove a subsequent owner's ability to claim a depreciation deduction for plant and equipment (these are the ones that are easily removable or mechanical fixtures and fittings). The changes won't affect your ability to claim the capital works component (which includes the wear and tear of the building structure and fixed items).

The way to ensure you can claim for both plant & equipment AND capital works components of depreciation is to buy a new home as your investment property.

If you want more information from professionals in depreciation, please visit BMT Quantity Surveyors and read their article on the budget changes to depreciation: bmtqs.com.au/budget-2017

To talk to us about buying a quality new home off-the-plan in a growth area that will give you growth, rental income, and tax benefits via depreciation, call us on (02) 4322 5600 or email [email protected].

Terry Ryder is a real estate market analyst and writes articles for the Property Observer and other publications. His recent article is titled "Regional NSW now has more upwardly mobile markets than Sydney".

He states: "The slow and inevitable fade of the Sydney market is happening in concert with a rise in New South Wales regional markets."

He says that the Newcastle region and the Central Coast stand out, and that in the Newcastle/Hunter region there are 19 growth markets (up from 17 three months ago).

He especially points out the Lake Macquarie LGA, where 5 suburbs have sales activity increasing, and the nearby LGA's of Port Stephens, Newcastle, Muswellbrook, Cessnock, Singleton and Maitland all have busy sales activity.

The Central Coast LGA (merger between Gosford and Wyong) also has 4 rising areas too.

He also states that "While the Sydney market is past its peak and has relatively few growth markets compared to 2015/2016, Regional New South Wales has risen."

Why would you want to buy in Sydney?? Talk to us about affordable homes in the Central Coast and Newcastle/Hunter Areas.

 To read Terry Ryder's article in full Click on this link.

On realestate.com.au this week there was an article on houses recently sold on the Central Coast for under $600,000.

Looking at the houses in the article, I notice a common thread. All of them are old. Very Old. The old picture on the left above even boasts an 'outside dunny'.

If you were looking at one of these investment properties, you would have to get a very high rental return to make any money and the ongoing expenses would be huge.

However, the picture on the right shows a brand new home near to Maitland for under $500,000. Maitland may be further away from Sydney, but it is within a vibrant growing community where there are many tenants that live and work in that area that are just waiting for a new home to reside in. 

Maitland is recognised as one of the highest growth areas in the state, with experts predicting that up to 5000 houses are needed in the next few years to keep up with the demand.

Compare OLD

• expensive and high maintenance costs


• little or no depreciation


• high vacancy rate

to NEW

• low maintenance and 6-year builders structural warranty


• good depreciation


• high occupancy


• stamp duty savings


• better rate of return for your investment outlay

When you want to buy an investment property that can give you a good return on that investment, come and talk to us and we can get you started. 

The link to the article is here if you want to read it in it's entirety. Photo courtesy of realestate.com.au

NorthConnex is a nine kilometre tunnel that will link the M1 Pacific Motorway at Wahroonga to the Hills M2 Motorway at West Pennant Hills, removing around 5,000 trucks off Pennant Hills Road each day.

When it is completed, travelling between many parts of Sydney and the Central Coast/Hunter will be easier and quicker. That's when more Sydney-siders will realise that living up here will be better for them, even if they work in any part of Sydney and it's surrounds.

When they realise that, house prices will likely rise again, and so possibly will rents.

Don't you want to capitalise on that? Buy now, off-the-plan, in those desirable areas on the Central Coast and Lower Hunter so you are ready for the Sydney onslaught.

We can show you how.

#olivermyers #northconnex #offtheplan #propertyinvestment #capitalgrowth #realestate #centralcoast #huntervalley

As house prices In Sydney continue to grow, property ownership moves further and further out of reach for many Australians.

There is an investment platform in the marketplace that buys residential properties and splits the cost of the properties into thousands of “Bricks”. Investors can then purchase Bricks at a fractional price based upon the value of the whole property.

Why own just a brick when you could own the whole property?

There are options for those who want to own their own home or are looking for an investment property.

• What if we could show you a new 4-bedroom home in a high growth area for UNDER $500,000? Interested?


• And if we could introduce you to specialists who can give you advice on costs, loans, contracts and Government Grants – would you be more interested?

Live where you prefer to live and buy where you can afford.

For more information from an agent with over 30 years’ experience, email [email protected]

To the uninitiated investor, some of the marketing material provided by some builders looks pretty enticing. But when land prices and house & land package prices seem too good to be true then the internal alarm bells should start ringing!

Life is full of perilous small print and the journey into property investment is no different, what appears to be great value or even a bargain can be fraught with hidden costs.

Have you ever seen a completed house where the occupants have moved in yet it doesn’t quite appear complete? I’m guessing the turf, landscaping and even the driveway were not in the original quote, and overlooked in - you guessed it - the small print.

Let’s start from the initial glossy brochure. Does the ‘too good to be true’ quote include site works? If not add up to $40,000 if something hard is struck or the land is sloped. Driveways seem to be optional in a lot of quotes too, we don’t understand this, what’s the point of a dream double garage that can only be accessed by a 4x4!

The list goes on! Light fittings, blinds, floors, finishes… and don’t think that the house they showcase is their standard fare, no this is normally fully optioned and costs up to 30% more to construct.

You need a full turnkey quote when you build a home, so that there really is no more to pay as site costs, blinds, floor coverings, lawn, fences and even the letterbox are included.

The point is this, Oliver Myers Real Estate work with builders who build full turnkey investments with ZERO additional cost or nasty surprises, builders who have the upgrades and all the important elements in the build contract and not in the small print.

Choose wisely. Buy a Turnkey.

Don’t buy a Turkey......they will gobble up even more of your hard earned cash!

^{Text and image used with permission}

We have mentioned many times why we believe real estate in the Central Coast and Hunter Valley are better  investment options than in Western Sydney. We have done our research and the proof is in the numbers!

We have used Hamlyn Terrace on the Central Coast and Oran Park in Western Sydney for our comparison. We have chosen these 2 suburbs as they are very popular suburbs for owner occupiers and tenants in their respective regions, they are on par with each other on the population mix, and are both undergoing major development in both residential and commercial spaces.

So how do they stack up??

You can see in the image the side-by-side comparison where Hamlyn Terrace comes out on top - cheaper house prices, better growth, better ROI and closer to beaches and other lifestyle opportunities.

The only 2 aspects where Hamlyn Terrace did not come up trumps were:

1. Average Rental Income. Hamlyn Terrace averages $50 per week less in rental income, but in comparison to what you pay for a home compared to Oran Park you are better off. Pay $520k and receive $450pw rent or pay $660k and receive $540pw rent?  Compare the mortgage repayment on each and you will see that Hamlyn Terrace is really the winner in this category too.


2. Time to Sydney CBD. Google estimated the drive time from each suburb to the CBD to give us the times below. These times must be at 2am with no traffic! While I know that driving south down the M1 is not ideal, driving (parking?) on the M5 is sometimes worse.

 With these being the only 2 downsides to investing on the Central Coast - I know where I'd put my money!

All sources used for this information comparison are available on request.

Townhouses are becoming popular once more, especially with investors buying off the plan homes.

Your Investment Property Magazine reported this week that demand for townhouses has grown almost 7% during the previous 12 month period.

Townhouses are desirable due to their affordability and accessibility. They offer a good option over apartments as in some suburbs apartments are in oversupply, and townhouses offer better family living without the outlay of a stand-alone home.

As an investor, townhouses are priced reasonably, with less outside maintenance, while still being able to offer larger homes to tenants.

If you are looking to invest, don’t look past the humble townhouse, as they may offer you a silver lining you are looking for.

Ready to Invest? Oliver Myers can help you find that property to start you on your way. 

Not quite ready? Unsure where to start? Oliver Myers has a group of professionals that understand off-the-plan purchases and can give you the help you need.

Register your details with us and we can give you updates on properties that meet your needs. 

I have been talking for a while now about the benefits of investing in real estate in the NSW Central Coast, Hunter Valley and Newcastle areas. Well, investors and experts are beginning to take notice of this exceptional area too.

 A recent article on Domain has cited a few real estate experts and this is what they are saying: 

• Strong growth forecast for Newcastle. House prices increased 9.3 per cent in the year to September and 4.2 per cent over the quarter (stronger than Sydney and Melbourne)


• Affordability factor is a big drawcard for Sydney-based investors


• Infrastructure is booming: a new light rail and rezoning across the city are expected to underpin property price growth.


• Newcastle is tipped as having “better potential than Greater Sydney” on a capital gains and rental return front.


• Remarkable turnaround in the local economy since the decline of coal-related income

Now that the wider press are getting in on this class act, now is a great time to invest in this high growth area to take advantage of these lower property prices and growth potential before prices increase.

Oliver Myers are committed to helping you Invest in Your Future. Contact us to talk about how we can assist you to meet your goals or for our free guide "6 Great Reasons to Invest in Property".

The link to the full article is here: http://www.domain.com.au/news/forget-sydney-investors-have-their-eye-on-a-new-booming-hotspot-in-nsw-20161108-gsl0fb/

Housing Affordability

In the current market, even with the lowest interest rates many of us have ever seen, affordability of homes for first home buyers is still exceedingly low.

Just recently Domain ran an article that stated that  "the Sydney market is basically closed to first-home buyers". With the prices in the Sydney market seeming to increase month on month, first home buyers just cannot break in, especially as the average house price now costs 12 times the average salary (20 years ago average house prices were only four times the average salary).  Many real estate experts, bloggers and news agencies are lamenting that with fewer properties available for sale and a growing list of desperate buyers, pressure on the market has seen house prices continue to rise.

So this begs the question: Why buy in Sydney?

Why don’t purchasers eager to get into the property market continue to rent where they like living, and buy an investment property in growth areas and build equity that way?

Well, they can.

According to Smart Property Investor there are Newcastle and Hunter suburbs in their Top 10 Fastest Growing  and Highest Growth suburbs.  Add to this statistics that Newcastle and the Central Coast have a combined average of >10% Capital growth in 2016 and that property specialists themselves are buying in the Hunter then you have the perfect location to buy.

When you add to it all the development, growth and industry expansion in Newcastle and the Hunter Valley, the answer to housing affordability is here.

If you are ready to invest, you'd best be quick. Stock is rapidly being sold (9 lots in Thornton were sold on the weekend, and now there is only one lot left in Fern Bay) so contact us to reserve a property for you today.

If you would like to invest but aren't quite ready, we can help refer you to professionals who can help you start your property investment journey.

http://www.olivermyers.com.au/current-listings

I had the opportunity last week to attend the Property Buyers Expo at Sydney Olympic Park.

It was great to see a mixture of stands - from lending institutions to developers; from education on how to make money from real estate or from renovations; from data and research firms to real estate agents.

They all had their take on why buying property is a great thing. And I agree - buying property is a great thing. Like a big brick and mortar money box.

HOWEVER, the one thing that amazed me was that nearly everyone there was basing their displays and talks on markets like Western Sydney, Perth and South East Queensland. Apart from one Newcastle based firm I talked to, there was no-one there expounding the virtues of the Central Coast or the Hunter Valley.

I am a big advocate of the Central Coast and Hunter Valley areas, and can’t understand why people are still focusing on places like Western Sydney where the prices are all extremely high, and the commute to Sydney is over 2 hours, when you can travel to Sydney from the Central Coast or Newcastle in under that time, and also have a quality lifestyle for much less financial outlay.

With the new aeronautical manufacturer starting in Warnervale, the new cruise terminal in Newcastle that is being built, the V8 Supercar race being in held in Newcastle in 2017, and the University Innovation Hubs, not to mention the Gosford Development that is underway, the Central Coast and Newcastle/Hunter areas are blossoming with jobs, tourism, and enterprise.

We should capitalise on this NOW and invest in real estate in this area before the rest of the country catches on as to how good we have it.

For our current listings please go to: http://www.olivermyers.com.au/current-listings

It is more good news for the Central Coast with a new aircraft manufacturing facility being announced recently.

 The NSW Premier Mike Baird made the announcement that Amphibian Aerospace Industries will relocate its off-shore manufacturing to the Central Coast, adding that they will be the first transport category aircraft manufacturer to set up in Australia since the 1940's.

 It will likely create over 200 jobs directly with the manufacturer and thousands more indirect job in associated industries. 

 The Central Coast was chosen because of it's proximity to both Newcastle and Sydney, and because the Central Coast is a great place to live.

 The manufacturing facilities will be ramped up over the next 3-5 years, so now is a great time to find yourself an investment property.

 Click here to see the current listings we have for brand new homes in areas not too far away from the Central Coast Airport where lifestyle meets convenience.

To read more the aircraft manufacturing facility announcement click on this link to take you to the article on the Central Coast Council website.

Tiny Homes Foundation (THF) has received DA approval to build what is believed to be Australia’s first tiny house project for homeless women, men, youth and the elderly. The pilot project next to Gosford Hospital on the NSW Central Coast will consist of four tiny homes, a common lounge, a common laundry/workshop and community vegetable gardens.

What an excellent idea! To read more, please click on this link.

A lot of people are aware of the NSW First Home Buyer grant, but are you aware there is also a grant for purchasing new homes even if you are not a first home buyer??

The New South Wales New Home Grant Scheme provides a grant of $5,000 towards the purchase of new homes, homes off the plan and vacant land on which a new home will be built.

If you enter into an agreement to purchase a new home, a home off the plan or vacant land on which a new home will be built you may be eligible for this grant, as long as the value of the new home doesn’t exceed $650,000 and the value of vacant land is no more than $450,000.

We have an amazing array of properties that meet this criteria, just waiting for you to buy for yourself or for your future tenants.

Go to http://www.olivermyers.com.au/current-listings to see the properties available.

For more details on the New South Wales New Home Grant Scheme, please go to the Office of State Revenue http://www.osr.nsw.gov.au/grants/nhg.

Stage 6 land lots have been launched at Johnson Property Group's Trinity Point development on the NSW Central Coast suburb of Lake Macquarie for the construction of luxury terraces as part of the development's $388 million master planned community.

Former Australian cricket test captain and ambassador for Trinity Point, Michael Clarke joined Johnson Property Group’s Keith Johnson in opening the new development stage.

Clarke was the first to purchase within the estate, buying a four bedroom, three storey luxury terrace in November last year which he purchased for $1,388,888 million. Newcastle's Jennifer Hawkins is also an ambassador.

Johnson Property Group Managing Director Keith Johnson said the start of construction of the terraces is a major development milestone for the project, having commenced construction on stage one of the 188-berth marina on Lake Macquarie in February.

“2016 is a big year for Trinity Point with construction starting on our luxury, architecturally designed, three storey terraces as well as our world-class marina, roadworks and other infrastructure getting underway,” he said.  

Featuring the largest blocks to be released to date at Trinity Point, Stage 6 lots range in size from 500 to 852 square metres.

Terraces feature two, three and four bedrooms and ranging in size from 192 to 256 square metres, priced from $1,088,888 to $1,328,888. All terraces feature balconies for outdoor dining and landscaped yards.

Michael Clarke said Trinity Point is one of those rare projects that comes along maybe once in a lifetime as it’s located in a pristine part of Australia’s stunning coastline, which you just don’t want to miss out on 

“My wife Kyly and I are really looking forward to enjoying the peace and tranquillity which comes with living beside a stunning expansive waterway such as Lake Macquarie," he said.

“We’re also very excited about becoming part of the Trinity Point community. It’s going to be thrilling to see the development take shape and I’m delighted to be helping Johnson Property Group celebrate the start of construction of the luxury terraces today.

“With my growing family, we’re very much looking forward to spending some lovely family holidays here at Trinity Point. It’s a hugely exciting project which is going to bring jobs and economy to the local community and an outstanding, sophisticated new destination and tourist attraction for Lake Macquarie. I’m delighted to be apart of it."

Johnson Property Group will commence selling the remaining terraces during the construction phase. 

Upon completion, Trinity Point is planned to include:

• 189 residential land lots and medium-density housing


• 250 apartments comprising of a mix of residential and short stay units


• a 188-berth marina 


• a 5 Star Pullman hotel


• A 200-seat restaurant with additional outdoor dining


• A 300-seat function room


• A 60-80 seat cafe


• 5 Star resort facilities including a luxury Day Spa, pool, gymnasium


• Retail precinct

For more information visit trinitypoint.com.au or call 1300 888 888.

Source: Property Observer 16 June 2016

Stockland has announced it will expand its Green Hills Shopping Centre at East Maitland in the Lower Hunter Valley of New South Wales. It comes with an estimated $377 million cost.

Upon completion by mid-2018, the gross lettable area (GLA) will more than double to about 70,000square metres. 

It has secured an agreement for lease with David Jones, which will open a 6,225 square metre single-level department store at the centre in 2018.

Other tenants include Big W, Target and the biggest Dan Murphy’s store in the trade area.

A concept JB Hi-Fi Home store is also planned and another by South African retail group Pepkor’s Harris Scarfe, which will have homeware and clothing.

Stockland Green Hills is already home to Coles and one of the best-performing, full-line Woolworths supermarkets in Australia. 

An additional 141 speciality stores will take the total number to more than 225 stores. The centre’s existing mini-majors will be retained and improved, including Best & Less, Reject Shop, Blooms the Chemist and Hot Dollar.

Preliminary site establishment works will start immediately, but the major construction works will be deferred until the New Year so as not to disrupt the pre-Christmas retail trading season.

Brookfield Multiplex is the lead contractor on the project. 

The new precinct will have a garden courtyard, outdoor pavilion dining area fronting Mitchell Drive and the car parking will be nearly doubled to 3,100 spaces. 

“We’ve identified Stockland Green Hills as a highly accretive redevelopment opportunity. It’s already one of the most productive centres in Australia and this expansion will enable us to capture a portion of the estimated $867 million of escape expenditure that leaves the primary trade area every year,” said Mark Steinert, managing director and CEO of Stockland.

The revamp is expected to deliver an incremental internal rate of return (IRR) of more than 12 % in the 10 years post-completion and an incremental, stabilised funds from operations (FFO) yield of just more than 7 %. 

The project is estimated to create more than 1,350 direct jobs during construction and more than 2,150 indirect jobs. On completion, the centre will create more than 1,250 jobs in retail, customer service and hospitality and an estimated 1,200 indirect jobs for local suppliers and service providers within the regional economy. 

Stockland Green Hills's current specialty retail sales productivity is $14,275 per square metre. 

In November 2014, Shopping Centre News named Stockland Green Hills as the top performing centre for specialty sales in its Little Guns survey of shopping centres between 20,000 and 50,000 square metres. 

As part of the redevelopment, Stockland also plans to invest around $1.6 million to increase the centre’s solar power generation capabilities with the installation of a 700kW photo-voltaic system and is aiming for a minimum 4 Star Green Star Retail Design and As Built ratings for the project. 

Commercial Property Observer Staff Reporter | 4 November 2015 

Its a great time to capitalise on the growth coming to this LGA and buy now at fantastic prices

Time to look at your investment portfolio ? 

NEW HOMES - Real Estate has become the preferred option for investors

From the Sydney Morning Herald ... 25 August 2015

Amid the carnage on global sharemarkets, investors have pumped close to $30 billion into bricks and mortar of all types, sizes and value, with overseas money coming into Sydney and Melbourne at record levels, according to agents.

The low Australian dollar, low interest rates and a desire by developers to get property and/or land for mixed use and residential projects were seen as the catalysts for the 19 per cent jump in investments for the year to June 30.

The latest Australian Investment Review from Colliers International says Sydney was the third most popular destination for commercial property investors, peaking at $5.1 billion. Some of the larger deals were for office towers that will be converted to apartments, including Gold Fields House at Circular Quay, bought by the Chinese Dalian Wanda group for $415 million.

London was the first destination, attracting $28 billion of capital followed by Manhattan, New York, at $12.2 billion, with Shanghai and Paris holding the fourth and fifth positions.

DTZ, in its new report, says global investment in commercial property has grown sharply in the first half of the year to reach $US318 billion, 15 per cent higher than the first half 2014. It has Sydney sitting at the number two spot in Asia Pacific and 10th globally with $US8.2 billion traded, up more than 15 per cent on last year's figure.

John Marasco, managing director of capital markets and investment services at Colliers International, said sales across retail, industrial and office markets topped out at $28.88 billion for the 2015 financial year.

"The strong performance of the sector in recent years, and the potential for continuing growth have made more offshore investors consider the Australian market for the first time,' he said.

"At the same time, conditions for domestic investors have also been positive, so together demand for commercial property assets is at an all-time high."

Editorial 2/7/15

Tax time is a good gauge as to how much of our income is working effectively for us and how much we are paying to the government.

This is why it is great to consider new house and land investment to maximize the returns and minimize the tax payable by investors.There is no disputing that we have some great value property available and within the reach of most people.

When you consider the median house price in NSW is nearing $1,000,000 then you will agree that the new properties we offer between early $400,000 to mid $500,000 are a bargain!

Revisit the stock at Avonlea in Hamlyn Terrace, deemed to be an outer suburb of Sydney, Torrens title and way less than $500k, captive rental market and earth works under way already, or the newest release of 4 bedroom homes at Thornton (just over 30 minutes from Newcastle) for $479,995.

We are excited by what we have to offer you this new financial year.

For more information call Tony on 0418 433 377

Geographically, Morisset district has distinct advantages. The town is located near Australia’s biggest salt-water lake, Lake Macquarie. It is a short distance away from the Wattagan Mountains and just half-an-hour’s drive to some of the most pristine beaches in the state.

The town also enjoys a fully serviced railway station and it is situated just one kilometre from a direct freeway interchange. During non-peak hour times, you can drive to the northern suburbs of Sydney within 45 minutes and to Newcastle in just over half an hour.

According to Graeme Hooper, economic development manager for the Lake Macquarie Council, Morisset is recognised as an emerging economic centre for the Lower Hunter region. It has been identified as one of the three key hot spots in terms of population growth and commercial development because of its accessibility to the commercial districts of Sydney, Newcastle, the Central Coast and Hunter Valley.

This hot spot status has made Morisset and the surrounding suburbs of Bonnells Bay, Cooranbong and Morisset Park very attractive targets for astute property developers.

The master plan

A billion-dollar housing boom is set to occur in this quaint little district of about 20,000 people. According to Hooper, at least 8,000 new housing allocations are planned for Morisset district over the next few years in anticipation of a huge jump in population growth in the area. The council expects population to more than double to 50,000 over the next decade.

Some of the big projects already under way include the re-zoning of the inner core of Morisset to allow for $360m in medium density housing. The new development, which is owned by the Koompahtoo Group, is scoped for about 1,800 new houses.

The picturesque Morisset Peninsula will also undergo significant housing expansion. The council has approved a re-zoning plan for a $90m housing subdivision in the sought-after Bonnells Bay area by Johnson Property Group. This project will supply 200 new houses. The property developer is also behind another $90m subdivision on the St John of God site at Morisset Park, which is expected to create 200 new homes.

Taken from web 25/3/2015

SYDNEY-based property buyers are descending in huge numbers on the Central Coast, indicating that not all families are happy to head west for affordable houses on decent-sized blocks.

Regions such as Wyong and Gosford where houses are available for less than $300,000 are receiving major attention from home-seekers,

Meanwhile, investors are also looking north for rental yields of up to 7.6 per cent, as competition forces prices up in western Sydney hotspots like Mt Druitt.

While it is no secret that Sydney families have been relocating north for decades, ABS figures show that, as of the 2011 Census, 28.5 per cent of the Central Coasts total population had moved to the area within the past five years.

That number was up from 21.9 per cent in 2006.

For those considering making the move, RP Datas latest Pain and Gain report revealed now to be the perfect time after Central Coast markets recorded the largest proportion of loss-making re-sales in the greater Sydney region during the first quarter of 2013.

Buying opportunities are much more affordable for those in the market for a holiday home or looking for a sea change, said RP Data research director Tim Lawless.

Raine Horne Wyong principal said buyer inquiries had tripled in the past year, with Sydney residents at the forefront.

Sydney buyers are increasingly recognising that properties in the Wyong area offer excellent value in terms of price and lifestyle, he said. And the hot-ticket item is modern residential homes below $500,000.

Price is what first enticed Alex Norton and her partner Matthew to consider buying their first home on the Central Coast. Although the couple still work in Sydney, their new house in Point Clare is close to the railway station and the F3 for commuting, and is surrounded by the natural beauty of Brisbane Water and the nearby national park.

Sydney has become overcrowded and too expensive to live in, Ms Norton said.

Once we started to do the research we found what you pay for a mortgage on the Central Coast is approximately what you would pay to rent a small unit in Sydney.

Its further to travel for work but well worth it to come home to a place that is your own, and everything you can want from a home.

Because of work commitments, Andrew Mitchell and his family moved to the Central Coast from northwest Sydney suburb of Putney last month.

The Mitchells settled in the quiet beachside village of North Avoca.

They said the area offered the perfect space to have family and friends visit from Sydney, including their two older sons.

Back in Sydney we were living on a busy main road but here were just a five-minute walk to the beach and our home is surrounded by lovely rainforest-like gardens, Mr Mitchell said. It has all the benefits of Sydney but with much more peaceful surrounds.

Source: The Daily Telegraph

Warnervale Town Centre will be a Reality and the surrounding suburb of Wadalba is situated perfectly to benefit!

Now is a fantastic time to buy locally in new developments to capitalise on the future growth of this region.

Ask us how to secure your exclusive Wadalba purchase today! Note Ths offer is not on our website but is exclusively available to Oliver Myers Real Estate and available from $477,500

DEVELOPMENT NEWS

The approval for a Woolworths Centre has been granted and roadworks and railway works are underway to create a new Railway station and entry from Sparks Rd to lead to the new Town Centre.

Development of a residential housing estate is also planned at the Town Centre site.

Newsletters by Wyong Council update the town centre progress.

The $500 million Chinese "Chappypie China Time " Theme Park is being approved with estimates on construction to begin as early as December 2014.

Interested? Ask for more information from Tony directly on 0418 433 377.

From page 05 Central Coast Express Advocate | Picture: MARK SCOTT Wyong Mayor Doug Eaton with Wyong Mayor Doug Eaton with Bruce Zhong, chief executive Australia of the Chinese Theme Park, at the launch of new plans for Warnervale.

In recent months Chinese interests have:

Announced plans for a $500m cultural theme park complex at Warnervale

Purchased Magenta Shores at The Entrance

Purchased Kooindah Resort and Spa at Wyong and announced major expansion plans

During the past few days it has also been reported that Chinese interests have exchanged contracts for the purchase of the multimillion dollar Klumper site at The Entrance, which only last year was earmarked for duel-highrise development.

Additionally, it’s widely believed a Chinese company has expressed an interest in building a planned new multi-storey carpark in Shore St in the heart of The Entrance.

What does a home really cost for a first time buyer?

When first home buyers are saving, it's often all about the deposit.

When they've saved 5% or 10% of the purchase price, they're likely to then find that a number of other costs delay their home ownership dream for even longer.

What are these costs, and how much do you need to be prepared to save?

Let's assume you're buying your first home. We’ll take Sydney’s median price, at $650,000 as of 31 July, according to RP Data, although it’s unlikely all first home buyers will be considering a purchase at the median price.

With that being said, we’ll imagine that you have a 5% deposit - $32,500.

It's an established property, and not that far from where you currently rent. If you’re looking to buy new then under the current grant system in New South Wales you might be up for some benefits.

CURRENT TOTAL: $32,500

The loan process will cost you something like the following:

This means you'll be taking out a $617,500 loan and that you'll need lenders mortgage insurance (LMI) due to your low deposit. This varies from lender to lender, and if you’re not sure what LMI is, here are eight things you should know.

You can also read about LVRs here (loan to value ratio).

At the Commonwealth Bank, it's estimated at just under $27,500.  Some lenders do allow you to capitalise, that is, add this to the top of the loan amount. In this instance, you’ll be looking at around $210-$215 per monthly loan repayment extra, rather than needing to foot the bill upfront.

However, for the sake of this exercise, we'll assume you will pay the fee upfront to avoid paying further interest down the track.

CURRENT TOTAL: $60,000

You then have duty to pay on the loan amount. There is also around $25,000 in stamp duty (this varies by state).

The relevant Office of State Revenue can assist in working out this fee. In some states and territories there are significant stamp duty reductions for eligible first time buyers, particularly those buying new.

CURRENT TOTAL: $85,000

You will need to register your mortgage - usually a flat rate of about $100. And then you can throw in the establishment of loan fee and legal costs which, together, usually amount to around $1,000.

CURRENT TOTAL: $86,100

Looking at the buying process and ignoring 'hard to calculate' costs such as your own time, travel expenses and similar as you search (as well as any paid-for online searches that some will undertake), you can easily estimate up to another $1,500 in checks (such as building and pest inspections, which can typically be around $500) and legal expenses in the buying process as well.

CURRENT TOTAL: $88,100

After all is said and done, you then need to pay for your moving costs from where you currently live into your new home.

Assuming that our buyer in this situation is a renter in a smallish apartment, let's assume that cleaning costs may amount to $100 (for carpet steam cleaning) and then some moving costs. Service Central estimates up to $500 for a couple living in an apartment. If you're moving interstate or from long distances away, this could easily span into the thousands of dollars.

CURRENT TOTAL: $88,700

OTHER POTENTIAL COSTS:

• Buyer's agent fee


• Connection fee for services (not common)


• Contents insurance


• The "unknown" factor. Perhaps you will have minor renovations or home improvements, such as painting, to make your place feel like home. You may even need to purchase new furniture or similar.

How much did it cost you to buy and move into your latest property? What other hidden costs have you noticed?

The Housing Industry Association has said that it’s time to allow young buyers access to their superannuation savings to assist with a deposit in getting into a new home, saying that it would also assist them in retirement.

HIA executive director, industry policy and media, Graham Wolfe, said that superannuation contributions are a form of forced savings to assist in retirement.

“Owning a home delivers the same result, but with the added benefits arising from home ownership throughout their working lives,” said Wolfe.

“Many young people are busy working, renting, repaying their education costs and in many instances, raising a family,” he said.

“Saving for a deposit at the same time is a significant challenge.”

He noted that enabling access to a portion of their superannuation will allow many first home buyers to accumulate a deposit, redirect their rental payments to their own financial security and allow home ownership sooner.

“Accessing superannuation for a home deposit would provide temporary access to their personal savings. Provided it was repaid to their superannuation accounts over a period of time, similar to university HECS repayments, their retirement savings would be assured,” he said.

“HIA urges all stakeholders to support measures aimed at improving access to home ownership for first home buyers, including assistance in breaching the deposit gap.”

Allowing first home buyers access to their superannuation is something that has been previously encouraged by the Real Estate Institute of Australia for some years, including in their submission to the last government budget.

It would follow New Zealand and Canada, who currently allow this.

However, last time Property Observer surveyed our panel of experts about whether following Canada’s first home buyer schemes would work for Australian first time buyers, most said that there are other fundamental issues that should be addressed before allowing them to tap into their superannuation."

item extracted from Jessie Richardson | 30 July 2014 Property Observer

One of Australia's biggest property lobbies has called for an end to stamp duty, claiming that the move will create a more mobile workforce.

The Property Council of Australia (PCA) has commented on the latest report from the Business Council of Australia, the Building Australia's Comparative Advantages report, which notes a need for higher mobility among workers.

According to the PCA's chief executive Ken Morrison, the report supports their call to end land taxes and stamp duties.

“Today’s report by the BCA reinforces what we have been saying for years – stamp duty is a ball and chain that deters many Australians from relocating for work," said Morrison.

"Workforce mobility is essential as the national economy transitions from the mining investment boom to a new phase of growth.

“As new areas become employment hubs, we need to make sure we have the right people in the right places and that means assisting Australians to relocate to where the jobs are.

“Unfortunately, there are many impediments to relocating, which makes an already daunting decision harder."

He cites stamp duty as a major deterrent to relocation.

“Stamp duty in particular not only increases house prices but means a significant loss of capital for many families seeking to move.

"For people already feeling the pinch, particularly those looking for work, the additional hit to savings of stamp duty costs makes the decision to relocate a last resort," he said.

“The Property Council has consistently argued that stamp duty is a handbrake on workforce participation and locks many Australians into housing and locations that do not suit their needs.

“Abolishing stamp duty is essential to encouraging greater productivity in our changing economy and must be considered as part of the Federal Government’s tax reform agenda," said Morrison.

Article from Central Coast Business Review... 

A taskforce will be set up to establish a new university near Warnervale following further successful talks with senior Department of Education officials in Canberra last week.
Wyong Shire Council Mayor Doug Eaton and Federal Member for Dobell Karen McNamara MP described the trip to Canberra as extremely fruitful.  “I’m confident that our proposal to establish a university campus at Warnervale will be successful,” Clr Eaton said.

“We met with two senior officials from the Department and gave them an overview of the university project and the tertiary education needs of the Central Coast. They understood the need for a significant increase in tertiary education provision on the Coast and the advantages of the proposed site at Warnervale,” he said.

The proposed Warnervale campus and associated business park would cater for 7,000 students and create 1,500 permanent jobs.  It is proposed to complement the existing tertiary education offerings on the Coast.

House prices ended the financial year on a high note, new monthly figures show.

The June RP Data Rismark Hedonic Home Value Index showed capital city dwelling values moved 1.4 per cent higher for the month, after posting a 1.9 per cent decline in May.

Over the 2013-2014 financial year the top performing cities were Sydney and Melbourne, where dwelling values are up 15.4 per cent and 9.4 per cent respectively across each city.

The Brisbane housing market, where conditions have generally been relatively sedate, is now gathering pace with dwelling values moving 7.0 per cent higher over the past twelve months.
Increases were also recorded over the past year in Hobart (2.5 per cent), Canberra (2.9 per cent) and Adelaide (2.9 per cent).

Over the current growth cycle, capital city dwelling values are up 15.5 per cent, with Sydney recording the most significant capital gain at 23.1 per cent growth since the end of May 2012. Adelaide’s housing market recorded the least significant capital gain over the cycle to date, with dwelling values rising by 5.6 per cent.

According to RP Data’s Tim Lawless, the volatility is most probably a seasonal factor.

"The recent reduction in capital gains is likely a correction from the strong market conditions reported over the first quarter of the year."

"Looking through the monthly movements, the trend in performance is much more important. It shows that the quarterly rate of growth peaked across the Australian housing market in August last year at 4.0 per cent.

“Since that time the rate of capital gain has generally trended towards a more sustainable level. The slowdown in dwelling value appreciation will be a welcome relief to policy makers and those seeking to buy into the housing market," Mr Lawless said.

Over the month of June, clearance rates strengthened to be around the high 60 per cent mark across the capital cities week on week. Average selling and vendor discounting rates also levelled out at relatively strong readings, and listing numbers remain relatively tight.

Source: www.echoapp.com.au

A number of reasons spring to mind:

* Ensuring that your property is correctly listed. Your property is a valuable investment. Ensuring that the torrens title search accurately lists your property, DP and Lot number is critical for when it comes time to sell, or to use any capital to secure further investment or loans. And discrepancy in the detail on the title can significantly delay processing times. Not only that it can cost you time and money too. Money such as hefty penalty fees and time that is taken to sort out and get the property you do on correctly listed. 

*Ensuring name/s on the title are correctly listed. Simple things such as incorrectly spelled names can cause very costly delays. It is vital to ensure that your documents that certify who you are (license, birth certificate, passport), accurately match what is written on your sale and title documents.

Delays can include a falling through on settlement of your property purchase, due to incorrect names or spelling. This can cost money in payments such as default interest payments, until the problem with correct spelling or names can be rectified.

Torrens Title Searches can be carried out via the NSW Land & Property Information - at http://www.lpi.nsw.gov.au/land_titles/public_registers/torrens_title_register

Extracted from Port Stephens Examiner Jessica Brown 11/6/2014

Terminal Expansion is set to start in July

NEWCASTLE Airport's $11.1 million terminal expansion, which could pave the way for international flights, will start in July after contracts were awarded to company Hansen Yuncken.

"Hansen Yuncken has a considerable presence in the Hunter and we are delighted to be working with an organisation to support jobs and the local economy," Newcastle Airport chief executive Paul Hughes said

The announcement was made today, with the Minister for Planning and Environment Pru Goward calling the expansion a demonstration of the state government's commitment to the Hunter.

The multimillion-dollar development is funded by the NSW government's Hunter Infrastructure Investment Fund.

Terminal concept plans include international capabilities and were originally developed by Schreiber Hamilton Architecture, in consultation with stakeholders, airlines and border agencies.

The expansion will result in additional domestic flights, more retail space and include infrastructure capable of handling international flights.

It is expected the full construction process will be completed by the end of 2015.

Parliamentary Secretary for Regional Planning and Port MP Craig Baumann said the construction would boost jobs and open up international-travel possibilities.

"It will be a long-lasting boost to the visitor economy to one day secure routes into south-east Asia," Mr Baumann said.

"In addition to construction jobs, the expanded terminal will support additional retail and aviation jobs."

In line with our information about new house and land packages, we thought it prudent to bring this Grant to attention.

The grant was introduced to stimulate new home construction in NSW. It is open to be utilised by new home owners and investors, and can be any entity including an individual, company or trustee.

More information and forms can be downloaded from the Office of State Revenue site Click Here for OSR

Its an interesting time for real estate.. Housing prices have steadily been climbing and investing in real estate has certainly taken on an increase. Many owners are also utilising the current historic interest rate lows to refinance for a better deal. The continued decision by the RBA that the official cash rate is STILL on hold at 2.50% p.a See the full RBA decision here: http://www.rba.gov.au/media-releases/2014/mr-14-10.html Don't forget to check out our facebook page for daily news items and updates about investment options.

A Property Observer article featured information about the RBA advice of that strong growth in housing investment in the first half of 2014, dwelling approvals and commencements remain at high levels despite a recent decline. The RBA noted that housing price inflation had eased in past months from its recent 'rapid pace', citing softening auction clearance rates and stabilising housing loan approval numbers.

Demand for both established and new housing remains strong according to other indicators, including turnover, first home owner grants and loan approvals.

The board noted a lower than expected inflation outcome for the March quarter. This followed on from a 'surprisingly high' quarterly inflation figure for December of 0.8%. Underlying inflation in the March quarter was around 2.5-2.75% in year-end terms. The board's forecast for underlying inflation remained consistent.

According to the RBA, the price increase for tradable goods was consistent with the depreciation of the exchange rate over the past year. Price inflation for non-tradables had softened to 3% in year-ended terms, markedly down from the 4% average of the past decade. The board cited declining wage growth over the preceding two years as a key factor in the decline.

Following late 2013's pick-up in economic activity, indicators for labour market conditions showed some improvement. The unemployment rate was down for March, though it is unclear whether this is due to monthly volatility. However the board also noted strengthening employment growth and an apparently stabilising participation rate over the past few months.

Driven by strong export growth, economic activity increased over the previous six months. Economic growth is unlikely to continue at the same pace over the next few quarters, given that export growth is not expected to remain at the same high levels.

Growth in retail sales seems to have stabilised following strong increases at the beginning of the year. Household consumption remains supported by low interest rates and rising housing prices, with consumer sentiment staying around long-run average levels.

According to a number of surveys, business sentiment remains at average levels after climbing from mid-2013 lows. The board noted that business investment in construction could pick up, despite declines in non-residential building approvals in recent months.

Gross Domestic Product (GDP) growth over 2014-2015 is expected to be slightly below trend, given the decline in mining investment and planned budgetary tightening. However, economic growth is expected to 'pick up to an above-trend pace' in 2015-16 due to the contributions of non-mining business investment and liquefied natural gas exports.

*source Property Observer website and RBA

Extracted from 8:47AM Friday Mar 14, 2014 Fairfax Media (Domain)- Susan Wellings

When property prices are rising, it's the perfect time to consider buying off the plan, says one of the leading project marketing experts in new developments. It means both owner-occupiers and investors are locking in a purchase at today's prices for a home that, by the time it's built in two to four years, will hopefully be worth a great deal more.

"That's a wonderful opportunity to enjoy capital growth', says David Milton, the Managing Director of Residential Projects at CBRE. "Most owner-occupiers will be selling their own homes which gives them plenty of time to sell, and a lot more chance to earn more capital growth in the interim on their own home, while having put down just 10 per cent to secure their next.

Investors, too, will reap the benefits as they'll receive a better rental return because of that high predicted capital growth of between 10 per cent and 20 per cent." Buying off the plan, particularly when there's a shortage of good property for sale on the market, also gives the potential purchaser the chance to snap up something of real quality, especially if they get in early and can choose the pick of the product on offer.

In Commercial / Industrial Real Estate the addition of a lease option to a tenancy agreement provides the tenant the ability to continue on at the end of the initial lease period. This is advantageous to both the tenant and the property owner, as it gives contractual rights - as per the original lease.

For those looking to take on a commercial/industrial lease, this can give you a real sense of security, knowing you can continue on in your current premises and business can go on as normal.

Ask us today about this as an option for a property we have for you to rent.

If you are looking to invest why not take a look at our For Sale section and browse through the commercial listings we have that will provide excellent returns. 

#commerciallease

If you own a rental property you could be one of the 110,000 investors who will be getting a letter from the Australian Tax Office (ATO) about your tax liabilities.

The ATO has announced that it will be writing to a sample of rental property owners about their tax obligations and entitlements, after new data mining technology identified that property investors may have submitted incorrect tax claims in prior tax years.

The ATO are targeting aggressive expense deductions and particularly the estimated two thirds of property investors who are negatively gearing their investments and claiming losses on their investment properties to offset their tax bills.

If you fall into this category, the following tips might be worth considering when you are completing your tax return.

What’s the status of the property?

Firstly, it’s vital that, if you’re claiming deductions, your rental property needs to be rented or available for rent. If a property is not available for rent, then expenses incurred by a taxpayer are not deductible.

This would seem an obvious point, but it’s worth remembering particularly if your property – as a holiday home or other part-time accommodation - is not rented out across the entire year. If that’s the case, remember that you can only claim deductions for the period that the property is rented or available for rent.

Who’s the owner?

It’s also worth remembering that the legal ownership of the rental property determines the proportion of ownership and entitlement to deductions on your individual tax return. This means that if a husband and wife purchase a rental property in joint names, then their levels of ownership will be 50/50 unless stated otherwise in the purchase contract.

Categories of deduction

Generally, the ATO specifies three types of rental property expenses:

• Those which you cannot claim a deduction.


• Those which can be claimed as an immediate deduction in the financial year in which they were incurred.


• Those that can be deducted over a number of years.

Capital or personal expenses aren’t deductible, although you may be able to claim decline in value deductions (depreciation) or capital works deductions, or include certain capital costs in the cost base of the property for capital gains tax purposes. Other examples across each of the three categories are outlined in the sidebar alongside this article.

The picture also gets a bit more complicated when other considerations are factored in. For example, if you take out a loan to purchase a rental property, you can claim the interest charged on that loan as a deduction. However, if the loan is taken out for more than one purpose, you can only claim the interest relevant to the amount borrowed for the rental property. Depending on your circumstances, there may also be potential to claim prepaid interest to maximise your deductions.

Another factor which often confuses owners is the area of repairs and improvements to the property. Spending on repairs and maintenance is tax deductible, but you can’t immediately deduct costs on improvements and total replacements of items, as these are considered capital in nature. However, you might be able to claim depreciation and capital allowances on some improvements.

And, if you’re looking to fix something straight after buying the property, remember that you cannot claim initial repair costs for deterioration and damage already there when you bought the property until at least 12 months after purchase

You should consider getting a quantity surveyor’s depreciation report to ensure you can claim the maximum depreciation and capital allowances deductions. A specialist quantity surveyor can visit your property and prepare a depreciation report that will cover the actual building and the items within it (such as air-conditioner, stove, hot water service, etc).

It’s also worth consulting your accountant before you leap into the property investment space. Given the issues outlined above, tax time can be complex for property investors. When it comes to completing your tax return, working with your accountant to get it right can save a great deal of paperwork – and cost – down the track.

Source: Property Observer

Home lending continues to improve for the seventh month in a row, according to data released this week by the Australian Bureau of Statistics. 

Housing finance figures for July 2013 show that the number of commitments for owner-occupied housing finance rose 2.4 per cent in seasonally adjusted terms, following a rise of 2.7 per cent in June. 

The number of loans to buy established dwellings rose by 43,809 or 2.7 per cent while loans to buy new dwellings rose by 5.9 per cent. Loans to build new homes fell by 2.1 per cent. 

The total value of dwelling commitments excluding alterations and additions (seasonally adjusted) rose 1.1 per cent in July, following a similar rise of 1.2 per cent in June.) 

The value of investment housing (fixed loans) commitments rose 2.9 per cent, while loans for owner-occupied housing remained unchanged between June and July 2013.

Source: www.echoapp.com.au