The Changing Face of Ingleburn

How muchRent Should I Charge?

Preparing your home for a Spring Sale

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Three TOWNHOUSES sell in one line

Do you have a 10(B) Zoned Property

Agent sells a whole Street

In what name should I buy a property?

OCT - DEC 2015

PROPERTYINSIGHT

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propertyinsight.net.au

Should you sell with your neighbours?

Q&A with philip Occhiuto

Ingleburn Business Chamber

02 9605 9292 allpropertypeople.com.auShop 1, 38 Oxford Rd, Ingleburn

JOIN OUR CHAMBER IN ACTIVELY PROMOTING & PROGRESSING INGLEBURNMEMBERSHIP IS OPEN TO BOTH BUSINESS ORGANISATIONS AND INDIVIDUALS

ingleburnchamber.com.au PO Box 50, Ingleburn NSW 1890info@ingleburnchamber.com.au

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Contents

wel

come

I welcome you to the first edition of Property Insight. Our aim is to relay a quarterly property market update aimed at the Campbelltown/Macarthur area. The purpose of this is to educate the community and give an insight into the world of REAL ESTATE. Throughout our ongoing editions you will find that ‘Property Insight’ will have more community interaction and information. We will cover development advances, upcoming re-zoning proposals and suburb redevelopment. Additionally, you will find some really helpful tips that would help home owners and property investors.

Our articles and information are sourced from members of the local community and reflect their direct interaction with the community addressed. This initiative is put together by the team at All Property People at Ingleburn. Through their combined real estate experience of over 35 years, the team have seen many changes in the property market and have plenty of tips to pass on to the community.

With Property Insight you will almost definitely read something that is new to you, every time.

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02 9605 9292 allpropertypeople.com.auShop 1, 38 Oxford Rd, Ingleburn

Disclaimer: All Property People believes that all information contained herein to be true and correct to the best of our ability and in no way misleading, however all interested parties are advised to carry out their own enquiries and relevant searches. All articles are the property of All Property People unless otherwise mentioned. No images or articles may be reproduced in any way or form without written approval from All Property People.

The changing face of Ingleburn 2

Q&A with Philip Occhiuto

Ingleburn Business Chamber 3

Three townhouses sell in one line 4

Do you have a 10(B) zoned property 4

Agent sells a whole street 5

Preparing your home for a

Spring Sale 5

In what name should I buy

a property? 11

How much rent should I charge? 12

The Changing face of ingleburn

1911 School of Arts, Oxford Road1954 Hurlstone Agricultural College

& Glenfield Vet. Research Centre

1942 Collins Shop, Oxford Road

1946 Ingleburn Square (common) & Oxford Road

McIlveens Store Ingleburn & Oxford Streets1982 Ingleburn Station

May 1968 The First Electric Train Arrives at Ingleburn

34%

Ingleburn Median House Price up from last year

$700,050July 2015 - as per RPData Report

What is your connection with Ingleburn? / How far back can you remember Ingleburn?I was a student at Ingleburn High School from 1967 until 1972. My father was the manager of Ingleburn Bus Services from 1968 until his retirement in 1988, and I assisted him in various roles during those years. I have lived in Ingleburn since 1976. I have been operating an accountancy practice in Ingleburn since 1979. I have been a member of the Ingleburn Business Chamber since 1979 and have served at times as secretary or auditor of the Chamber over those years. My first recollection of Ingleburn is in 1963 in the company of my father and grandfather.

Can you describe how Ingleburn CBD was back then?Ingleburn was rolling hills, large paddocks, housing on both the eastern and the western side, a small but active shopping centre, a railway crossing that connected Oxford Road with Memorial Avenue, boom gates at the railway crossing, Ingleburn RSL Club where the Library now is, a wooden bridge that crossed Bow Bowing Creek, a town that flooded whenever there was any heavy rain, and an army camp on the hill. Basically it was a country town. Interestingly I do recall comment in the late sixties that people preferred to shop at Ingleburn because it had more variety than Campbelltown.

Where do you see Ingleburn going to?I see Ingleburn as retaining its position as a major commercial precinct between Liverpool and Campbelltown. I also see Ingleburn becoming a very vibrant restaurant/cafe/eatery precinct within the Campbelltown City Council area. I see it becoming an extremely sought after place to live in due to its excellent public transport facilities, its improving retail and service facilities and its employment opportunities in both the CBD and the industrial area.

What has stimulated this change?Growth fostered initially under the auspices of the the Macarthur Development Board and, since the dismantling of the Board, under the guidance of Campbelltown City Council. The current plans being considered by Planning NSW for the suburb will stimulate that growth considerably.

What will the change mean to the locals?The forecast change will make Ingleburn an even more vibrant and dynamic community than it already is. It will provide residents with even better public transport, greater retail choices, greater housing choices, and an exciting shopping centre that will still retain a village feel.

What is your opinion on the change?I look forward to the proposed changes in Ingleburn and encourage everyone to participate in shaping the town for the future. I am very much in favour of the changes proposed by Planning NSW.

with Philip OcchiutoSecretary, Ingleburn Business Chamber Q&A

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Property zoning is a factor that is at many times overlooked by property owners. It is the zoning of a property that can determine how many people will be interested in the property and more importantly, at what price! Ingleburn CBD is an area that has a more distinctive zoning than its neighbouring areas; this zoning is 10(b).

A 10(b) zoning permits the construction of multi-storey dwellings, apartments, and this has attracted many developers to Ingleburn. In simple terms, 10(b) properties are now worth a lot more than ever before. Over the past 6 months multiple properties in Ingleburn CBD were sold by All Property People for over $1 million each. In comparison, similar properties on a similar sized block, however, located outside the 10(b) zoning, sold for prices between $550 000 and $650 000. You may think that it sounds strange, however, it is simply because the redevelopment potential is not the same as building apartment blocks.

There are also other council zonings that permit different development proposals, each has its merits and each has its demand. It would be devastating if you sold your property for a lessor price than its true potential. To find out what current and proposed future zoning area your property falls in contact the team at All Property People on 9605 9292 to book your free consultation.

Do you have a 10(b) zoned property?

63 Carlisle Street, Ingleburn

10-12 Palmer Street, Ingleburn

With the tensions of a demanding market, property buyers are on the lookout for high demand properties. Developers in particular are scooping up anything that has future potential for development. Ingleburn CBD is one of the most demanded areas for its 10(b) multi-storey development potential. Not only are houses being bought out in bundles, developers are now buying up multiple properties within the same strata complex. The aim is to acquire the entire strata plan and then re-develop the site.

Three Townhouses Sell in One LineDEVELOPERS BUYING UP STRATA

LET ALL PROPERTY PEOPLE HELP YOU ACHIEVE YOUR DREAMS

SOLDSOLD

37-39 Nardoo Street, Ingleburn

18, 20, 22 Nardoo Street, Ingleburn

SOLD

SOLDSOLD

3/59-61 Carlisle Street, Ingleburn

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GOOD NEIGHBOURS COULD ALSO LEAD TO GOOD PROPERTY DEALS, SO IS IT TIME TO GET TO KNOW YOUR NEIGHBOURS A LITTLE BETTER?The main goal of any sale, whether it is a car or a property or even a t-shirt, is to achieve the highest possible price, especially when you have held onto it for a very long time. Many home owners only own the property that they are living in and for the majority they rely on the money from its sale to buy another.

So why not do everything possible to achieve the highest possible price?

With the growing popularity for re- development and the large amount of developers in the market, selling with your neighbours could mean thousands of dollars more in your pocket.

WHAT HAPPENS IF YOU’RE THE ONLY ONE WHO DOESN’T SELL?Depending on the position of your property, not

taking up the offer to combine your sale with that of your neighbours could mean that you will loose your leverage to get a developer to purchase your property. An example is if all the properties around you combine and get developed, you will be left with no development potential. You will loose the ‘developers premium’ when you eventually

decide to sell. Other than this, imagine the scenario where a developer acquires your

neighbouring properties and builds a multi-storey apartment block that over shadows your property –

is this where you would like to be left?

We never thought that we would be able to acheive that price;

the team at All Property People

made it possible

Should you sell your home with your neighbours

AGENT SELLS A WHOLE STREETSIX PROPERTIES SELL IN ONE LINE Tyler Street Campbelltown continues the trend of redevelopment throughout Western Sydney’s booming Campbelltown region. It is this trend that had six neighbours take advantage of the booming Sydney market and sell their property to a developer. With a 10(a) zoning, permitting multi-storey development, the Tyler Street properties were sold by All Property People at Ingleburn within no time. Re-development is restricted to the controls outlined in the Development Controls Plan (DCP) published by local councils. There is always a control that requires a certain amount of land area at minimum before re-development can take place. By having six properties in one line available for sale, vendors have a lot more to offer potential buyers/developers. Having one of the most difficult controls met is one of the reasons why purchasers will pay a premium.

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"It really is the time to Sell"

All Property People can help you throughout the sale process.

02 9605 9292 allpropertypeople.com.aushop 1, 38 oxford rd, ingleburn

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Springinto a Sale

Lot 133 Baw Baw Avenue, Minto

SOLD

7/8 Bensley Road, Macquarie Fields

SOLD

Lot 1023 Meharry Place, Minto

SOLD

3 Merriwa Avenue, Hoxton Park

SOLD

15 & 17 Pearce Street, Liverpool

SOLD

3/22 Fletcher Street, Minto

SOLD

10 Romney Crescent, Miller

SOLD

19/66 Fawcett Street, Glenfield

SOLD

25 Goodenough Street, Glenfield

SOLD

44 Evelyn Street, Macquarie Fields

SOLD

8 Waterloo Place, Glenfield

SOLD

37 Fields Road, Macquarie Fields

SOLD

ARE YOU THINKING OF SELLING A PROPERTY?LET ALL PROPERTY PEOPLE HELP YOU ACHIEVE A SOLD!

I would highly recommend him above all the other agents in the area, over a 12 year period I used four others, none come close

to Aladdin and his team. Thankyou for all your help. Allison Boys

Spring is the perfect season for introducing your home to the buyers’ market. With the market improving for sellers in spring, it is a good time to plan a sale. You will probably see signboards with “For Sale” on quite a few front yards of homes around Sydney during spring. If you are looking to sell your home, prepping and staging the home is an important aspect. Staging your home for the real estate market involves careful planning and detailed execution. Here are a few steps for preparing your home for a spring sale:

Look at your home from a buyer’s perspectiveA home needs to appeal to a prospective buyer. Apart from details like the size of the home, number of rooms and amenities, buyers look for spaces that feel like home. Keeping the buyers perspective

in mind, think of creating a welcoming ambience. Hold inspections during the day when the light fills the rooms, creating a favourable visual appeal. Organise and arrange the furniture and closets in a way that makes the rooms look spacious and airy. Let the buyers walk through thinking that this is a place that they could relate to.

Revive your outdoor spaceThe exteriors of a home can make or break the first impressions of the property. The area from the curb to the front yard may end up looking dull due to the impact of the earlier winter months. Reviving your lawn or garden is an important step to draw in potential buyers. Paint your fence, plant fresh spring flowers and mow your lawn to make your outdoor space look fresh and new again. Colours play a huge part in livening up the space and making the property look attractive.

Preparing Your Home for a

Spring Sale

Spring-clean and de-clutter your living spacePrepare your living space for visitors. Wash and clean the windows and the kitchen counter, scrub the floors and surfaces of furniture in the living room and the bedrooms etc. just like you would during a traditional spring cleaning. Replace any items that are worn out or broken. Change the curtains, sheets and rugs as well. Make use of a good air freshener or aroma diffusers to create a positive vibe. A clean home will leave a favourable impression on the mind of anyone who walks in.

Hire a real estate agentSpring is a major selling season. There is bound to be a lot of competition from neighbouring areas or homes within the same neighbourhood. Your home will be amongst many homes on the market. This is precisely why having a good real estate agent is important. Your agent can make a world of a difference to the chances your property has in the market. A good experienced agent will walk you through a successful spring sale.

When you plan on selling your home, getting the word out there is crucial. Use the available mediums of marketing like brochures, posters, online advertisements and social media posts to attract the most amounts of buyers to your property as possible. The experienced team at All Property People are specialised in putting together an effective marketing strategy for you. The effectiveness of your marketing strategy will better your chances of having more people turn up for inspections; the more people will result in a Premium Sales Price!

Revamp your interiorsThis is more of an “extra mile” for sprucing up your interiors. Hiring an interior designing professional will be a good investment. Giving your home a quick makeover will increase your chances of attracting buyers. Interior designing professionals know how to bring out the best elements of a home and highlight them. Your home can be transformed beautifully with the help of colours and spring décor.

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In this quick moving market where Contracts for Sale are exchanged immediately, people sometimes fail to purchase the property in the right name. There are a number of issues we should take into account when buying a property and what name the property should be in and it depends upon the purpose for which we are purchasing the property.

If it is a home for us to live in and/or we are first home purchasers we should consider the following:

1. Should it be in joint names of husband/wife or boyfriend/girlfriend? What needs to be considered here if we are not married or in a de facto relationship, or where one of us has owned a property before, is whether by putting it in both names we lose the right to stamp duty exemptions and possible other first home owner entitlements. If we are a married couple we need to consider if one of the parties is in a job or industry where they might be sued or have to put up guarantees as part of their work (example: builders, tradesman, directors of companies). In these cases we should always analyse whether we can put it in one parties name for asset protection. That is in the name of the person not being the

subject of possibly being sued.

2. In relation to investment properties, we need to assess if the property is going to be negatively or positively geared and then analyse the wage and taxation position of each of the proposed purchasers, and/or in the case of a woman on negatively geared property, whether she is going to stop work to have children or in the case of a man whether he is going to stop work and become the primary carer of the children.

With some proper advice by experienced property lawyers like

Meehans Solicitors, you can potentially save ten’s of thousands of

dollars by getting competent advice before entering in the Contract.

Not all lawyers or conveyancers are the same. At Meehans Solicitors we ask the right questions to get the right answers so that you are advised correctly on your property purchase.

Please contact Meehans Solicitors on 9829 3333 (Ingleburn office) or 4627 3333 (Campbelltown office) to make an appointment

In what name should I buy a property?

11

One of the key questions on the mind of a potential landlord must be determining the rent of his/her property. If you are planning to rent your home, you are probably working out the expectations and constantly thinking ‘How much rent should I charge?’ Inconsistency is one of the features of the real estate market. This being said, the costs of properties, amenities and ultimately rent rates keep fluctuating. While there are no standard sets of numbers, you can definitely consider certain factors that will assist the decision-making process. Doing your research and understanding the structures that relate to what your rental amount will be will certainly bring you a step closer to making a good decision. Here are a few factors that influence the rental value of a property:

LocationThis is one of the main factors responsible for a high or low rental amount. An upscale neighbourhood will probably have higher rates while properties of the same size in a different location may have a lower rental cost. Another element to location is accessibility; accessibility to convenience stores and shopping centres, schools and transport services as well as highways and motorways. Properties with plenty of accessibility will definitely achieve a premium rental yield.

Number of bedrooms and BathroomsThis is the most obvious factor that is taken into account while determining the rental value of a property. Tenants will pay more for properties with more bedrooms and bathrooms. A great example is a three bedroom property with one bathroom vs a three bedroom property with a main bathroom and ensuite. The second property has more to offer, effectively increasing the rental value.

Additional FeaturesFeatures like a swimming pool, garage, entertainment area and parking space are usually well sorted after by tenants and will help you rent out your home faster at a better price.

How much Rent should I charge?

Local DemandAt any given time the demand for a rental property in your area could change and fluctuate. This demand could be influenced by the time of the year (i.e. holiday season) and the level of supply (i.e how many rental properties are available on the market). The less supply of rental properties will undoubtedly help you reach a higher rental amount.

A quicker and more accurate approach would be to sort the help of a local real estate agent. Professionals can provide you with the much required access to data and a lot of information on current market trends. Additionally, they can help you with a professional real estate appraisal. Most agents are more than willing to help market the property and can probably point a potential tenant your way.

The rent must always be at a reasonable marketing rate, which can be determined after evaluating all the above mentioned influences. It should neither be lesser or higher than the exact market value. Once you have arrived at a decision, the number of days your property stays on the market must be monitored. If the property doesn’t rent, you may need to adjust the price or market the property better with the help of an agent.

Your first time as a landlord may be a little daunting. However, with enough research, you will be able to successfully rent out your home to tenants at the best price possible. Apart from calculating rent, think of yourself as a prospective tenant and the factors you yourself will consider while renting a home. Speak to the experienced team at All Property People who can offer you professional guidance that will help you increase your rental yield and draw profits faster.

ARE YOU ACHIEVING THE RIGHT RENT AMOUNT?Contact our specialised team at all property people for a free consultation

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allpropertypeople.com.auShop 1/38 Oxford Rd Ingleburn 2565

call 02 9605 9292

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