Suburb  

FLATS   TOWNHOUSE   HOUSES  

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

13   14   13   14   13   14   13   14   13   14   13   14  

Balmoral  /  Bulimba  /  Hawthorne  

380   350   410   435   445   465   600   540   590   550   900   800  

Cannon  Hill  /  Norman  Park  /  Morningside  

270   270   360   395   400   425   500   500   450   450   670   620  

Camp  Hill  /  Carina  /  Carindale   270   275   350   360   375   380   450   450   440   450   560   560  

Coorparoo   260   270   365   360   420   420   500   495   480   450   640   590  

East  Brisbane  /  Kangaroo  Point  

330   335   495   465   450   n/a   490   550   530   545   630   520  

Greenslopes  /  Stones  Corner  

280   290   360   370   n/a   390   475   495   450   450   600   550  

Murarrie   n/a   n/a   n/a   n/a   n/a   n/a   485   475   400   430   650   610  

Woolloongabba  /  Dutton  Park  

275   340   390   460   n/a   n/a   n/a   n/a   490   470   610   500  

Wynnum   146   240   350   330   335   350   390   400   400   400   480   510  

Affordable  Family  Sized  Block  in  Camp  Hill  This   is   the   most   affordable   home   in   highly  sought  after  Camp  Hill   right  now  and   it’s  on  610m2!  Flat   with   excellent   access   makes   it   a   very  good  building  block  and  you  can  even  put  a  tenant  in  place  to  reduce  holding  costs.  With   incredible   positioning   so   close   to  Transport,   Schools,   Parks,   Shops,   Carindale  and   the  CBD  you  won’t   regret  a   look  at   this  little  cracker.  

Auction Results

SUMMARY AUCTION

RESULTS REPORT for all suburbs in QLD from

30 September 14 to 30 October 14 TOTAL SOLD 474 36.4% TOTAL PASSED IN 733 56.4% TOTAL WITHDRAWN 94 7.2% TOTAL NO. OF AUCTIONS: 1301 100%

October 2014

PROPERTY MANAGEMENT

NEWS  NOVEMBER OFFICE

CLOSURES With  G20  being  hosted  in  Brisbane  in  November,   we   are   going   to   be  affected   both   in   Trading   hours   and  also   our   ability   to   move   around  certain  parts  of  the  city  while   it  is   in  security   lockdown.  Closures   in   some  sectors   are   not   being   announced  until   nearer   the   time,   so   we   are  unable  to  fully  predict  the  affect  it  is  going   to   have   on   our   movements,  but  we  can  advise  our  opening  hours  at  this  stage:  Maryanne   Birch   Real   Estate   will   be  closed   on   the   public   holiday   Friday  14th  November  2015.  We  will   re-­‐open  for  normal  Saturday  trading   15th   November   however  there   may   be   some   properties   we  will   have   difficulty   accessing   if   they  are  within  the  restricted  zones.  

Melbourne   Cup:   The   office   will   also  be   closing   at   12pm   on   Tuesday   4th  

November   for   154th   Emirates  Melbourne   Cup.   While   on   this  subject  –  we  wish  you  all   the  best   if  you  are  having  a  flutter  on  the  Cup.  

If   October   is   an   indicator,   we   are   in   for   a   long   hot   summer.   We’ve   already   seen  temperatures  soar  into  the  30’s   followed  by  the  late  afternoon  electrical  storms.  These  are   often   accompanied   by   violent   winds,   hail   and   torrential   rains   –   all   of   which   can  wreak  havoc  on  homes.  Our  Property  Mangers  are  on  high  alert  to  report  overhanging  trees  and  branches,  and  guttering  filled  with  leaves  that  have  dropped  over  the  winter  months.  

Please   take   note   of   their   recommendations.   Preventive  measures   are   a   lot   less   costly  than  making  the  repairs  after  storm  damage  –  not  to  mention  the  potential  rent  loss   if  tenants  need  to  be  relocated  or  compensated  for  damage  to  their  property.  

The   median   rent   table   for   the   September   Quarter   shows   predictable   results   in   most  sectors.  The  good  news  is  that  we  have  seen  a  noticeable  pickup  during  October,  resulting  a  in  a  significant  reduction  in  vacancies.  The  graph  shown  is  indicative  of  some  of  our  local  suburbs.  For  a  full  snapshot  of  the  RTA  Median  Rents  click  on  the  link  below.    http://www.rta.qld.gov.au/Resources/Median-­‐rents.aspx    

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I   am   often   asked   what   to   look   for   when  buying  an  investment  property.      

Firstly   lets   define     ‘INVESTING’   –   To  commit  (money  or  capital)  in  order  to  gain  a  financial  return.    

This   is  important  to  remember  so  that  an  appropriate   focus   is   kept   on   the  purpose  of   the   acquisition   and   it’s   ongoing  management.  

Below   are   a   few   simple   TIPS   to   help  minimise  your  risk:  

Rule   Number   One:   don’t   rely   on   advice  from   well-­‐meaning   friends   and   family  unless  they  are  qualified.    

Seek   out   expert   advice   and   so   that   you  can  make  educated  decisions.    Build  up  a  network  of  experts  you  know  you  can  rely  on  for  objective  and  relevant  advice.    

Research  the  Area      

For  your  investment  to  work  effectively,  it  will   ideally   be   in   a   high   demand   area  which   will   have   a   reliable   supply   of  tenants   and   good   prospect   of   capital  growth   so   that   your   equity   improves  during  the  period  you  own  it.  

Consider  what  is  attractive  to  tenants:    

Does   the   property   have   good   street  appeal?  

Does   it   measure   up   in   the   day   to   day  comfort  stakes?  

A  good  rule  of  thumb  is  to  buy  a  property  that   you   would   be   comfortable   living   in.    Basics,   like   heating,   energy   efficiency,  functionality,   safety,   cleanliness   and  practicality  are  important.  

Is   the   area   well   serviced?     Proximity   to  shops,  parks,  schools  and  public  transport  will  enhance  appeal   -­‐  and  leisure  pursuits  such   as   café   strips   and   sporting   facilities  are  huge  draw  cards  for  tenants.    

This   will   also   make   the   property   more  likely  to  appeal  to  potential  buyers.    

Is   the   area   safe?     Look   at   neighbouring  properties  and  the  surrounding  streets.    

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There  are  also  many  websites  that  report  on  past  sales  history  and  trends.  

Don’t  over  commit  financially  

When   you   investigate   what   you   can  potentially   borrow   from   the   bank,   be  careful   not   to   over   commit.   Take   into  consideration   change   in   circumstance.  Your   income  may  change   so   you   need   to  factor   that   in.   Can   you   afford   the  repayments   in   the  short   to  medium   term  if   the   property   is   vacant?   Or   if   interest  rates   go   up?   Can   you   afford   unexpected  repairs  such  as  a  new  hot  water  cylinder?    

Get  an  accurate  rental  estimate  

When   you   find   a   property   that   you’re  considering   buying,   contact   an  experienced  property  manager  to  confirm  the  potential  rent.  The  selling  agent  is  not  always   the   best   to   ask   as   they   don’t  specialise   in   rentals   (and   there  may   be   a  conflict   of   interest).   Most   property  managers  will  provide  you  this  estimate  at  no   cost,   particularly   if   you   are   looking   to  have  the  property  managed  with  them.  

Engage   the   best   property   manager   you  can  find  

This   could   be   the   difference   between   a  stress-­‐free  investment  experience  or  your  worst  nightmare.    The  Residential  Tenancy  Act   is   complex   and   often   weighted   in  favour  of  the  tenant,  so  you  need  the  very  best  representation  on  your  side.  Do  your  homework   and   engage   a   property  manager   with   the   best   reputation   and  experience  you  can  find.  The  one  offering  the  cheapest  fee  is  unlikely  to  be  the  one  capable  of  providing  the  best  service.  

Get  the  right  risk  protection  

It   is   really   important   to   check   that   you  have   appropriate   insurance   cover.   We  strongly  suggest  you  select  a  policy  with  a  company   specializing   in   Landlord  Insurance.   Their   products   are   specifically  tailored   for   the   purpose   and   provide  added   benefits   to   protect   against   tenant  specific  damage.  

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Reputable   schools   nearby   or   tightly   held  catchment   areas   are   often   a   good  indicator   of   the   general   neighbourhood  assuring  both  consistent  tenancy  demand  and  resale  appeal.  

Is   the   property   easy   for   the   tenant   to  maintain?   Like   all   of   us   these   days,  tenants   lead   busy   lives,   and   with   work,  family   and   leisure   commitments,   high  maintenance  grounds  are  not  attractive  to  them.   This   can   lessen   the   appeal   when  you   are   trying   to   find   a   tenant,   and   also  result   in   costly   yard   clean   ups   between  tenancies.  

Check  it’s  structurally  sound  

Always   get   a   building   (and   pest)  inspection   to   ensure   you   are   not   buying  into   any   hidden   defects.   Look   for   low  maintenance   homes   which   wont   require  major  repairs  or  routine  upkeep.  

Don’t  over  capitalise  

Look   for   homes   within   the   median   price  bracket.  Being  priced  in  the  middle  of  the  field  will  make   it   easier  both   to   rent  and  to  sell  later  on.    

Research   infrastructure   in   the  area:  Does  it   have   adequate   facilities?   Check   both  existing   and   planned   developments   to  support   the   needs   of   the   community.   In  particular,  consider  such  things  as  schools,  roads   and   public   transport   to   and   from  the  area.  

Does   it   have   good   capital   growth  potential?  

Research   the   history   of   capital   growth   in  the  area.  Especially  look  for  suburbs/areas  that   show   a   strong   history   of   capital  growth  over  time.    

Keep  an  eye  on  the  rental  market  

Do  your  research  on  the  Rental  Market  in  the   area   you   are   considering.   Check   on  rental  medians  and  vacancy   rates   -­‐   these  are   easily   sourced   from   State   Residential  Tenant  bodies.