January 2014

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Welcome  to  2014.    It  promises  to  be  a  lot  brighter  than  the  last  few  years,  and  with  this   in  mind  I   thought  an  overview  of   the  local   property   market   might   be  appropriate  to  kick  the  year  off.  

There   is   no   question   that  property  prices  have   improved   in   the   past   few   months.  Previous   6   month   sales   precedents   on  which  we   base  our  market  appraisals   are  consistently   being   exceeded   which   is   a  solid  indicator  of  an  improving  market.    

Buyer   numbers   have   markedly   improved  across   all   categories.   First   home   buyers  are  making  the  most  of  the  affordability  of  low  interest  rates  and  entering  the  market  in   numbers   we   have   not   seen   in   over   4  years.    They  are  in  active  competition  with  the   investors   who   have   recognised   the  urgency   to   buy   now   before   prices   move  up.      

The   effect   of   this   is   that   the  supply/demand   scale   is   tipping   and   is  already   resulting   in   the   shortening   of  available  stock.      

Developers   are   back   with   renewed  confidence,   with   the   banks   (although  more   cautious   than   previously)   re-­‐opening   their   doors   for   business   to   the  property   sector.     There   was   an  undersupply   of   housing   in   Brisbane  leading  into  the  GFC,  so  now,  there  is  a  lag  time  of  supply  of  new  stock.      

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Developers   who   were   brave,   savvy   and  wealthy   enough   to   hold   onto,   or   acquire  sites  when  no-­‐one  else  could,  and  develop  them,  have  done  well.      

They  rightly   identified  their  target  market  as   first   home   buyers   cashing   in   on   the  $15,000  grant,  and  investors  captilising  on  the   combined   benefits   of   low   interest  rates,   strong   rental   returns,   attractive  depreciation   structures   and   negative  gearing.    

By   being   able   provide   stock   to   a   now  ready   market,   well   appointed   and  positioned   stock   is   currently   clearing   out  quickly   –   this   applies   equally   to   ‘off   the  plan’,  and  already  built  product.      

Building  costs  are  expected  to  rise  with  a  surge   of   new   developments   coming   on  and   the   cost   of   development   sites   has  already   significantly   increased.   Two   sites  which  we  have  been  involved  with  selling  over   the   past   month   have   realised   sales  price  results  way  above  any  we  have  seen  in   over   5   years   and   we   are   being  contacted   almost   daily   by   developers  seeking  out  prospective  sites.  

The  meaning  of  all   this:   If   you  have  been  waiting   until   the   market   improves   to   list  your   property   for   sale,   now   is   a   good  time.  

If   you   are   planning   to   buy,   don’t   wait  around   for   prices   to   drop   –   it’s   not  happening!!!  

PROPERTY MANAGEMENT

NEWS  

 Property  of  the  Month:  1/90  Mowbray  Tce,  East  Brisbane  

Dress  Circle  Position  -­‐    Entry  Level  Price  Tag  -­‐  $360k+  Located   in   one   of   East   Brisbane’s  finest   streets   this   roomy   2   bedroom  unit  is   the   perfect   pickup   for   a   first  home  buyer   or   savvy   investor.  .  With  private  hallway  entry,  great  open  plan  living,   bright   modern   kitchen,  polished   timber   floors,   separate  balcony   off   living,   large   well  appointed   bathroom,   separate   toilet  and   secure   lock   up   garage,   this   little  beauty   ticks   every   box.   The   well  maintained  boutique  complex  of  only  10   is   highly   sought   after   for   its  convenience  and  lifestyle.  Walk  to  the  shops,   City   Cat   or   all   the   way   to   the  city  or  catch  the  bus  at  your  door.  

Combine   this   with   a   good   rental  return,   extremely   low   vacancy   rates,  low  body  corporate  fees,  there  will  be  a   lot   of   competition   -­‐  call   Charles   on  0413   749   377   to   arrange   your  inspection,  or  for  further  information.  

 Refer  a  Friend    and  Receive  3  Months  Free  Management  Fees.    Send  Them  to  US  and  we  Will  Rebate  Your  Fees  

For  3  Months!!  

Auction Results SUMMARY AUCTION

RESULTS REPORT for all suburbs in QLD from

30 December 2013 to 30 January 2014

TOTAL SOLD 145 31.7% TOTAL PASSED IN 296 64.8% TOTAL WITHDRAWN 16 3.5% TOTAL NO. OF AUCTIONS: 457 100%

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The  December  Medians  have  been  released  –  see  graph  below  for  sample.  As  always,  the  full   report  is  available  on  the  RTA  website  on   the   following   link  http://www.rta.qld.gov.au/Resources/Median-­‐rents    Due  to  the  desertion  from  the   rental  market  of  a   record  number  of   first   home   buyers,   and   higher   supply   of   new   rental   stock  available,   we   expected   to   see   rental   medians   drop   in   the   last   2  quarters  of   last   year,   and   in  many  categories,   this  was   the   case.  

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The   encouraging   factor   is,   though   that  when   compared  with  the   corresponding   (December   quarter   2012)   period   for   the  previous   year,   there   has   been,   in   most   cases,   around   a   5%  increase  even  higher  in  some  cases.  The  other  positive  news  is  that  we  have  had  a  fabulous  January  in  terms  of  lettings,  with  a   marked   improvement   of   enquiries   and   applications  throughout  the  month.  Although  this  is  partially  seasonal,  we  are  hopeful  that  the  renewed  demand  will  now  continue.    

SUBURBS

FLATS TOWNHOUSE HOUSES

1 Bed 2 Bed 2 Bed 3 Bed 3 Bed 4 Bed

12 13 12 13 12 13 12 13 12 13 12 13

Balmoral / Bulimba / Hawthorne $320 $410 $400 $425 $470 $440 $560 $575 $500 $590 $900 $900

Cannon Hill / Norman Park / Morningside $250 $280 $370 $390 $400 $405 $465 $490 $450 $450 $640 $730

Camp Hill / Carina / Carindale $270 $270 $350 $360 $390 $400 $445 $450 $440 $450 $540 $580

Coorparoo $265 $255 $350 $350 $480 $400 $470 $490 $445 $450 $550 $545

East Brisbane / Kangaroo Point $330 $325 $480 $495 N/A N/A N/A N/A $525 $520 $700 $695

Greenslopes / Stones Corner $270 $270 $350 $350 N/A N/A $520 $440 $430 $450 N/A $450

Murarrie N/A N/A N/A N/A N/A N/A $500 $520 $375 $450 $550 $680

Woolloongabba / Dutton Park $320 $330 $480 $470 N/A N/A N/A N/A $499 $495 $560 N/A

Wynnum $210 $207 $335 $330 $330 N/A $390 $390 $390 $405 $500 $515

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HOWEVER,   it’s   not   a   colour  most   people  will  use  in  large  doses  in  their  homes.  

Colour   forecasts  and   trends  are   intended  to   inspire   and   enliven   the   audience.   A  new  colour  palette  for  a  new  year  heralds  a   fresh   direction,   new   colours   and   tones  to  embrace.  

But   at   a   consumer   level,   this   can   be  overwhelming.  

Be  inspired  &  awakened  

The   best   approach   is   to   be   excited   by  trends,  but  not  to  feel  slaves  to  them.  

It’s   important   to   note   there   will   nearly  always  be  something  to  suit  your  style.    

For   their   2014   Colour   Forecast,   Dulux  have   released   four   different   inspiring  palettes   under   the   moniker   ‘Future  Tribes’.   You’re   sure   to   find   something   in  there  to  tickle  your  fancy.  

 

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Why  it’s  good  to  know  

You  may  be  thinking  “do  I  even  need  to  care  about  trends?”  

The  answer  is  ‘Yes’.  

If   you’re   not   keen   to   delve   into   the  world  of  colour  forecasting,  that’s  ok.  

Let  your  designer  do  the  caring  for  you  –  they  will   ensure  your   style  maintains  an  element  of   contemporary,   at   least   from  a  colour  perspective.  

If   you’re   flying   solo   and  wanting   to  add  new  pieces,   freshen  up  a   tired   space   or  deck   out   an   entire   new   home,   we  recommend  you  be  aware.  

Colour  is  there  to  enjoy  

At   the   end   of   the   day,   colour   is   about  fun,  joy  and  putting  a  smile  on  your  face.  

Extracted   from   an   Article   by  Autheniticca     -­‐   a   creative  agency  with  a  focus  on  interior  and  brand  design  

 

The  2014  Colour  Trend  Forecast  

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The   Colour   Forecast  aka   trends,   are  something   designers   the   world   over   –  interior,   fashion   or   industrial   –   eagerly  await  each  year,  with  a  particular  focus  on  the  ‘Colour  of  the  Year’.  

But  how  much  should  you  really  focus  on  them?  

Should   they   rule   your   design   decision-­‐making   process?   Do   they   always  work   in  everyday  life  or  in  mass  scale?  

How   much   should   you   focus   on   trends  anyway?  

2014  says….  

 

Colour   company   Pantone   announced  Radiant  Orchid  was  it’s  2014  Colour  of  the  year,  but   that   doesn’t  mean   you   need   to  paint  your  house  with  it!  

There   is   always   a   place   for   some  magnificent  mauve  or  lovely  lilac.