residential

Suburban vacancy rates continue to fall, according to new SQM Research data revealed Tuesday.

The Australian investment research house recorded a 0.2 per cent drop in the national residential rental vacancy rate over the month of April, falling to 1.9 per cent from 2.1 per cent in March.

<figure><a class="colorbox colorbox-insert-image" href="/www.urban.com.au/s3fs-public/pictures/article-images/vacancy_rates.png" rel="gallery-all" title="Vacancy Rates - April 2021"><img alt="" class="image-article-full-width-580px" height="263" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/vacancy_rates.png?itok=K3RQjn1f" title="Vacancy Rates - April 2021" width="580" /></a>

<figcaption>Vacancy Rates - April 2021</figcaption>
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Melbourne&rsquo;s vacancy rate fell to 4.0 per cent in April from 4.4 per cent, while in Sydney it dropped to 3.1 per cent from 3.4 per cent.

In Adelaide, Canberra and Hobart, the vacancy rate remained below 1.0 per cent, while Brisbane&rsquo;s fell to 1.4 per cent.

&ldquo;Along with the smaller capitals, Brisbane&rsquo;s vacancy rate has become extremely tight and so we are expecting a surge in rents for the city this year&rdquo;, Christopher said.

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Vacancy rates in Perth and Darwin saw the most significant drop over the year, with rates falling 1.3 per cent and 1.1 per cent, respectively.

Rents have also jumped in these smaller cities, a trend that SQM managing director Louis Christopher believes we could see continue given the recent commodities boom for iron ore and other base metals.

<figure><a class="colorbox colorbox-insert-image" href="/www.urban.com.au/s3fs-public/pictures/article-images/asking_prices.png" rel="gallery-all" title="Weekly Rents Index - 11 May 2021"><img alt="" class="image-article-full-width-580px" height="560" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/asking_prices.png?itok=xko1lk5t" title="Weekly Rents Index - 11 May 2021" width="580" /></a>

<figcaption>Weekly Rents Index - 11 May 2021</figcaption>
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&ldquo;Demand for rental accommodations is still outstripping supply, which is having the effect of boosting rents in many locations and unaffordable to lower income tenants&rdquo;, Christopher said.

In some locations, including the Gold Coast and New South Wales&rsquo; North Coast, landlords are demanding huge rent hikes, with asking rents soaring 32 per cent for houses on the Gold Coast over the year.

[smartcode_project:default project_id=22057 project_image_fid=150842]

This surge has occurred as people migrate out of the big capital cities and move to regional and warmer locations, as well as the number of occupiers per dwelling fall, the research revealed.

&ldquo;People are also looking for larger properties as they work from home and not wishing to live together.&rdquo;

In contrast, rates for Melbourne and Sydney CBDs remain elevated with the loss of international student tenants combined with apartment oversupply.

These were among the only areas recording rises in vacancy rates, excluding Sydney&rsquo;s Liverpool.

As a result of demand outstripping supply, some locations, including the Gold Coast, are seeing asking rents soaring 32 per cent over the year

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National residential vacancy rates continue to fall: SQM Research

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As I finalise the Project Analysis on one of our last development projects for 2016, I've realised we've broken our equity creation record for a dual occupancy project.
We've manufactured just under $200,000 in equity within a year which represents an 18% return on investment (ROI). 
This wonderful client is now onto his third project with Property Bloom and so I'm very happy we've been able to deliver this amazing result for him, it's a fabulous Christmas present for our client but also for us. 
This was one of those projects where financially, things just went right. We started with a build estimate and with every update of our builder's tender the project costs dropped. We ended up with an actual construction cost of just under $40,000 less than we'd originally estimated. This includes Torrens title subdivision costs so that our client ends up with two x three bedroom dwellings each on their own title. 
We secured the development site in Newcastle in an estate that ticked all our  'great location' boxes. It has a high proportion of owner occupiers, strong sales and rental demand, community facilities including primary and high school, sporting fields, bike paths, picnic areas, children's parks and close to the local shopping centre and on the bus route. The location also allows quick drive time into the CBD and onto the major arterial roads.
We were able to prepare plans and other documentation required for the Development Application (DA) quickly and have it lodged with Newcastle City Council even before our client settled on the land. This saved on holding costs. However, the DA processing time was disappointing. It took 16 weeks, although I have to add this included Christmas, so you could say 14 weeks. Still, this is a long time. Our best DA processing time with the same council is two weeks. It all comes down to the town planner we are allocated and how efficient they are.  
The construction time was five months from the site cut date to Handover of a full turnkey product. Again, we've done better but I was happy with this result considering there is a shortage of building trades right now in the Hunter. 
Of course there was a few unexpected hiccups, like two windows that needed to be replaced after the internal linings were finished, we realised they were not centered in the area we wanted them to be. Our builder quickly had them replaced. But this didn't delay the project, just added some extra work for the builder. 
Our client will enjoy strong depreciation benefits from his new properties and a 6.5% gross yield. 
As we move closer to closing the door on 2015, it's nice to finish the year on a high. We'll be back for more fun and games in 2016. I hope you've enjoyed our stories this year, wishing all our readers and the wonderful people at Property Observer  a safe, relaxing and happy Christmas.  May 2016 bring you much joy and happiness, and a maybe a shiny new property development!
Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
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Finishing the year with a bang: Jo Chivers

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There are 2,050 capital city auctions expected across the capital cities this week, similar to the number held last week (2,076) when the final auction clearance rate was recorded at 75.9%, the softest result across the combined capital cities since March this year. At the same time last year, 2,040 residential auctions were held and the clearance rate over the week was recorded at 65.4%.
Melbourne is expecting 959 auctions this week, an increase from 947 last week and higher than the 946 at the same time last year. Last week, Melbourne’s final auction clearance rate was recorded at 77.7%, which is much higher than one year ago (69.1%), however it is the lowest clearance rate for the city in 9 weeks.
This week, there are 799 Sydney homes scheduled for auction, compared to 816 last week and 785 over the previous week. Sydney’s clearance rate was down last week, from 88.7% the previous week to 83.4%, while in comparison, the clearance rate for the city last year was 70.1%. Sydney’s year to date clearance rate is 84.9%, while over the same period last year, the clearance rate for the city was tracking at 75.0%. On the other hand, auction volumes this year are slightly lower than they were last year.
Across Brisbane, CoreLogic RP Data is currently expecting 114 auctions this week, compared with 135 last week and 141 last year. Brisbane’s clearance rate last week was 45.5 per cent, while one year ago, 32.2% of homes taken to auction were sold.
There are currently 76 Adelaide homes scheduled for auction this week, slightly lower than the 87 last week and tracking at a similar level as the same time last year when 74 auctions were held across the city. Adelaide’s clearance rate last week was 58.7%, having fallen from 71.2% the previous week.
Canberra has 51 scheduled auctions this week, compared to 53 last week and 35 at the same time last year.
Across Perth, 40 homes are set for auction over the current week, increasing from 32 last week and slightly lower than one year ago (45).
Across Australia’s individual suburbs, the highest volume of auctions this week will be held in Balwyn North, Glen Waverley and Richmond (Vic).
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Auction volumes lower year on year: CoreLogic RP Data's Shana Miller

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Earth works have commenced on a new masterplanned residential community on Fairway Drive adjoining Bella Vista Waters in Norwest. 
Essentia is being developed by Mulpha.  
Designed with lifestyle in mind, the six hectare estate will comprise a mix of 33 large 700 square metre home sites and 74 architect-designed town homes.
They will be set around a landscaped central park complete with swimming pool, gym, yoga area and clubhouse.
A landscaped riparian corridor with natural waterway will wind through the estate.  
Mulpha Norwest Executive General Manager, Tim Spencer said Norwest was evolving into one of Sydney’s most vibrant communities, with its plans for extensive community facilities, rapid transit, public open space, activated public parks and plazas and a vibrant social, food and entertainment scene.
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The new Norwest and Bella Vista metro stations are located within walking distance and due to open in 2019, connecting Norwest with the city and all areas of Sydney.
The first stage release of large home sites are on sale with registrations of interest being taken for the town homes. 
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New residential community planned for Essentia in Norwest

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Many have mixed feelings about the 2018 outlook for the South Australian property market, the latest report by valuers Herron Todd White (HTW) noted.
An increase in the median price appears to be underpinned by the inner ring whilst the outer suburbs maintain slow growth and in some instances negative growth. 
HTW are paying close attention to the labour market, foreign investment and interest rates as these appear to be the issues which will have the biggest bearing on the South Australian property market in 2018.
Over the past decade, the South Australian jobs market has undergone significant changes with a move away from traditional manufacturing based industries.
This has included a number of well publicised closures, in particular the Holden manufacturing plant in the northern suburb of Elizabeth, the announcement by Tenneco that jobs will be lost at the Monroe shock absorber plant in the southern suburb of O’Sullivan Beach and an announcement by Coca-Cola Amatil that their Thebarton bottling plant will be closing in 2019.
Consequently, the South Australian unemployment rate has risen to the second highest in the nation at 6% as at January 2018 (source: Australian Bureau of Statistics).
This has affected populations in the middle to the outer ring, particularly the northern, southern and western suburbs which have the largest proportion of those employed in the manufacturing industry.
Within these regions, Seaton to the west, Morphett Vale to the south and the greater area of Elizabeth to the north provide a good snapshot of general market parameters given their large volume of annual turnover.
Seaton is a large western suburb located approximately 11 kilometres from the Adelaide CBD.
The suburb comprises a north and south section with Royal Adelaide Golf Club situated in the centre of the suburb. Data from the December 2017 quarter indicates the median dwelling price to be $505,000 (source: Real Estate Institute of South Australia (REISA)) which is a 3.8% increase from the same period in 2016.
The majority of dwelling transactions during 2017 occurred within the $400,000 to $600,000 price range (source: CoreLogic).
The recent sale of 10 Raymond Avenue, Seaton for $510,000 provides an indication of what can be purchased within this bracket.
This is a circa 1960s, 3-bedroom, 1-bathroom dwelling situated on an allotment of 757 square metres (pictured below).
It was sold by Attilio Cavuoto and Michael Cavuoto from Ray White.
<a href="https://www.realestate.com.au/sold/property-house-sa-seaton-127369422" target="_blank">Located at 10 Raymond Avenue</a>, the property has been partially updated internally and features a large pergola, carport and vinyl in-ground pool.
It is within easy reach of many amenities that include Westfield West Lakes, schools, transport (bus &amp; train) and local various shops.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/4/6/seaton.jpg" alt="">
Seaton provides greater affordability than the similarly located suburbs of Fulham, Fulham Gardens and Kidman Park.
Morphett Vale is located approximately 26 kilometres south of the Adelaide CBD.
Development consists of mainly 1970s housing with further development occurring during the 1990s.
Morphett Vale has shown gradual year on year price growth since 2013. In 2017, there were 440 dwelling transactions in Morphett Vale. With the current median house price being $312,500 (source: REISA), Morphett Vale had a 1.54% increase in the median house price from the December 2016 quarter to the December 2017 quarter (source: REISA).
Having such a high turnover of sales provides a reliable indicator as to how the general market is faring in the middle and outer southern suburbs.
Dwelling values within the northern suburbs, particularly those surrounding Elizabeth Central, approximately 28 kilometres north of the Adelaide CBD, have historically fluctuated.
It’s noted that Elizabeth East, Elizabeth Park, Elizabeth Grove, Elizabeth South and Elizabeth Vale have all recorded reductions in their median house prices in the past 12 months. Rental yields remain strong in these areas with gross yields hovering around 6% to 7%.
An example of this is <a href="https://www.realestate.com.au/sold/property-house-sa-elizabeth+east-126756382" target="_blank">38 Ballard Street, Elizabeth East</a> which settled in December 2017 for $181,000 (pictured below).
This property is now let for $275 per week indicating gross yield of 7.1%.
Positioned on an 801 sqm block, it comes with three bedrooms with built in robes, updated kitchen, spacious lounge and garden sheds.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/4/6/ballard%20st.jpg" alt="">
The middle to the outer ring has historically had a higher number of first home buyers and investors who are typically mortgage holders.
At the March meeting of the Reserve Bank of Australia, the cash rate was left at a continued record low of 1.5%.
There has been continual speculation as to when the cash rate will be lifted, with some lenders taking their own measures through 2017 and lifting their lending rates. Media coverage of doom and gloom scenarios surrounding interest rate rises has put this issue in the forefront of mortgage holders’ minds, the recent HTW report noted.
If this scenario was to play out, the middle to the outer ring could be the first market segment to show signs of stress.
Despite these market pressures, Adelaide’s median house price reached a record high of $465,000 in the December 2017 quarter.
Agents have indicated that there has been significant interest in the inner ring from local, interstate and overseas purchasers.
The $500,000 to $1 million price bracket is considered to have had the most upwards pressure through the back end of 2017 and into early 2018.
Comparatively to the surrounding suburbs, good buying can be found in Linden Park which is located approximately six kilometres south-east of the Adelaide CBD where the median house price currently sits at $989,444.
This suburb is characterised by early to mid-1900s dwellings on allotments of 600 square metres plus with a mixture of more recent infill development.
The surrounding suburbs of Tusmore, Toorak Gardens and Beaumont have similar characteristics and have median prices at December 2017 of $1.32 million, $1.507 million and $1.012 million respectively.
The CBD apartment market has shown significant growth over the past 12 months, rising from a median of $434,000 in January 2017 to $505,150 in December 2017.
Data supplied by Core Logic indicates that 2017 had the largest number of CBD apartment transactions on record with 646 transactions.
HTW noted that a large proportion of these transactions have come from off the plan sales contracted throughout 2014 to 2016 which have now settled on completion of construction. There has been a significant amount of foreign investment in this market.
The CBD apartment market will be monitored as the government enforces increased regulations on foreign investment.
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Adelaide has a two-speed residential market: HTW

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The New Zealand's government will tighten tax rules on residential property profit taking for investors, including foreigners.
From October 1, gains on residential property sold within two years of purchase will be taxed unless it is the seller's main home, inherited from a deceased estate or transferred as part of a relationship property settlement.
The Finance Minister Bill English said non-resident buyers must have a New Zealand bank account and Inland Revenue tax identification number.
“People calling for a new capital gains tax often overlook the fact that, under existing rules, anyone buying property with the intention of selling for a gain is liable for tax on that gain,” Mr Key told the National Party’s Lower North Island regional conference in Lower Hutt yesterday.
“Everyone – whether from New Zealand or overseas – should pay their fair share of tax according to the law. So we need to ensure the existing law is enforced.”
The changes will be subject to consultation and take effect on 1 October this year.
The “bright line” test will apply to properties bought on or after that date.
“These measures will not affect New Zealanders’ main home, although existing tax rules will still apply in addition to these new steps,” Mr Key was reported as saying on the NBR website.
“They are aimed squarely at ensuring that property buyers – including overseas speculators – who buy residential property with the intention of selling for a gain pay their fair share of tax as required by the law.
“It’s not unreasonable to expect that if you buy an investment property and sell it for a gain within two years, then you should be taxed on that gain.
“This is quite different from an investor buying with a long-term view of renting their property to tenants. And it’s completely different to New Zealand owner-occupiers who have worked hard to buy their family home.”
It is expected to take some of the heat out of Auckland's housing market and sit alongside the Reserve Bank of New Zealand who will require residential property investors in Auckland to place a minimum deposit of 30% to qualify for a mortgage effective October 1.
Auckland house prices jumped 16.9% annually compared to 3.2% in the rest of the country, posing a risk to financial stability, the RBNZ said.
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NZ introduces investor capital gains tax for overseas speculators

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A report has found land values in the Gold Coast region have seen strong growth with Mermaid Waters, Mermaid Beach and Broadbeach Waters all seeing an increase in land values from between 25% to 30% through June 2015.
According to the Herron Todd White June 2015 update, official land values on the Gold Coast are reported to have increased by 10.7% over the past year, marking an upward swing in the local property market with prices "well off the bottom across all residential property categories".
The report cited the recent resale of 145 Allambi Avenue, Broadbeach Waters for $1,015,000 which sold for $760,000 in August 2013, with no additional improvements to the property made.
According to its data, purchasers still favour the sub $500,000 price bracket which accounts for 71.5% of transactions, compared to 23.5% for $500,000 to $1 million and 5% over $1 million. 
The HTW report noted the Gold Coast was one of the hardest hit regions of Australia following the GFC, with mortgagee in possession sale rates running above 6%. 
"However, that all seems to be well behind us now as the property market has recovered and turned upwards.
"Prices are well off the bottom across all residential property categories."
It nominated six reasons underpinning the recovery in positive economic changes driving the property market on the Gold Coast:
• Increasing population. Current Gold Coast population is now at 535,000 (source: Gold Coast City Council web site) with projections of a population of circa 680,000 by 2021 (source: Queensland Office of Economy and Statistical Research Population Prediction Report dated 2011).
• Tourism is back stimulated by the lower Australian dollar and strengthened by new international flights direct to China and other parts of Asia.
• Increase in building development and infrastructure projects.
• Increase in number of new homes being built and apparent increase in number of substantial renovations of dwellings.
• Increased international investors including the very influential and growing Chinese investment market and cashed up Auckland based Kiwis.
• Increased interstate buyers with many cashed up investors from the very buoyant Melbourne and Sydney markets.
• Predictions of improving employment in the tourism sector and also boosted by the impending 2018 Commonwealth Games. 
 
<a href="/images/2015/06/26/gc1.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/06/26/gc1.jpg" alt="">
The prestige market was on the improve with overseas investors, locals and those from interstate preferring waterfront property and the limited luxury units are on the market.
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 Examples of sales in 2015 include: 
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<img src="/images/2015/06/26/700_gc3.jpg" alt="">
 
 
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HTW notes strong growth in Gold Coast land values

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Building of St Kilda's new 19 level teadrop-shaped residential building Opera will commence in early 2016, with completion anticipated in 2018. 
Designed by local architects Bates Smart, the $190 million building at <a href="https://www.realestate.com.au/project-opera-vic-melbourne-600008629" target="_blank">450 St Kilda Road</a> will include 228 one, two and three bedroom apartments. One bedrooms have one car space and the two and three bedders get two each.
Some three and four bedroom apartments, ranging from $1.12 to $2.7 million for a three bedroom and $3.1 to $4.88 million for a penthouse or sub-penthouse have already been sold.
The glass curved design requires double curved glazing panels to be installed on site – a process known as cold bending – the first of its type in Australia.
 
 
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