Unit Market

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The unit markets in the northern areas of New South Wales are starting to rise, according to valuation firm Herron Todd White's latest National Property Clock.
The Ballina and Byron Bay area, as well as Lismore and Coffs Harbour (pictured above), are starting to see their unit market rise.
Ballina and Byron, as well as Lismore, had been approaching the bottom of the market last month, but have seen a quick turn around.
Coffs Harbour had been at the bottom of the market in August.
To enlarge, click here.
<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/2020/9/10/HTW%20Sept%20Property%20Clock.jpg" alt="">
Closer to Sydney and Newcastle units joined Sydney as a declining market.
Melbourne's units were also categorized as a declining market.
Broome's unit market has bottomed, while South West WA has started its recovery.
Tasmania regions continue to go from strength to strength, with Burnie and Devenport, as well as Launceston, joining Hobart at the peak of the market.
 
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Northern NSW unit markets rising: HTW National Property Clock

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When it comes to risk, off-the-plan units top the list for potential investment disasters, especially if changes to negative gearing and capital gains tax go ahead.
It’s a risk that’s compounded by a number of factors, says RiskWise Property Research CEO Doron Peleg, and includes equity risk, cashflow risk and settlement risk.
“The first, and most obvious, is the risk of oversupply which is something we’ve seen in inner-city Brisbane which has created weakness in the market leading to lower valuations, rising defaults on settlements, major discounting, falling rents and ridiculous incentives to get buyers across the line,” Mr Peleg said.
<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/2018/11/6/brisbane%20inner%20city%20unit%20market.jpg" alt="">
Brisbane City, Fortitude Valley and South Brisbane have all been named in the Top 10 of the RiskWise 2018 list of the 100 Worst Off-The-Plan Suburbs in Australia, as have other areas in Sydney (eg Zetland and Epping) and Melbourne (eg Southbank) where oversupply of units is a huge issue.
He said the widespread oversupply issue was universally acknowledged by banks which had ‘blacklists’ for postcodes suffering potential unit saturation. In addition, lenders are scrutinising loan applications much more vigorously and either require a much higher deposit as security or they may turn down the application entirely. “It must also be remembered that rental units and owner-occupier units are not fully substitute products. The dwelling types and needs of owner-occupiers are often greatly different from the dwelling types and needs of renters,” he said. “Units that are used by owner-occupiers are larger than units that are typically used as rental properties and, more importantly, the price per square metre of rental properties is higher than the price per square metre of owner-occupied properties, especially in Sydney and Melbourne. “This means that, overall, rental units in Sydney and Melbourne are significantly less affordable than units that are owner-occupied.” However, Mr Peleg said it was the potential changes to negative gearing and capital gains tax if Labor were to win the next Federal election, which was likely, that put off-the-plan units at their highest risk ever. He said should the ALP policy be implemented there would be reduced demand to purchase rental properties due to the creation of primary and secondary markets, and this would cause new dwelling prices to decline in many regions. “The transfer of the property effectively changes its status from the primary to the secondary market, from a taxation perspective, however, the same taxation benefits from a property in the primary market would not be available to a subsequent investor,” he said. “In other words, if you buy an off-the-plan unit, and there are no changes to negative gearing, when you sell the property the new investor will have the same tax benefits of depreciation etc as the original owner, and so the fair market value will remain similar to both the buyer and the seller, as the financial benefits from the property are the same. “However, if the changes go ahead, the new purchaser will not be able to claim negative gearing against their wages and the capital gains tax discount will be cut in half. Therefore, the vendor must drop the value of the property because the benefits to the buyers are lower, and it is therefore not as attractive to potential buyers.” Mr Peleg said unless there was phenomenal capital growth, the value of off-the-plan property in many regions was likely to be reduced and it would become significantly harder for investors to enjoy capital growth from many off-the-plan units, at least in the foreseeable future. “And if you consider that many of the prices for off-the-plan units include a significant commission to the marketer, between 5-6 per cent of the value of the property and sometimes even more, and with the current risks to settle the property … all of these things together make purchasing off-the-plan units in many regions in Australia extremely high,” he said.
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Brisbane off-the-plan units the riskiest property investments

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Melbourne stays firmly perched at the peak of cycle for unit markets, while Sydney remains at the start of decline, according to property valuation firm Herron Todd White’s (HTW) recent report.
“This year will undoubtedly be seen as the one where the collective boomtown mentality of Sydney took a breather,” according to HTW’s Month in Review for December.
In Melbourne, it was a very good year for property with great fundamentals and many investors still confident there’s a way to go.
Ballarat, which had made it to the peak of the unit market cycle, slipped one notch to approaching the peak.
The peak of the market position is dominated by cities or regions from NSW, with Gold Coast and Melbourne the only outsiders.
As HTW put it: “2017 was the year some of our hottest markets decided it was time to take a breather.”
The bottom of market has new entrants in Darwin and South West WA, which join an already long list led by Adelaide. Darwin was approaching the bottom in November.
Meanwhile, Brisbane, Canberra and Perth remain at the declining market position.
<a href="https://www.propertyobserver.com.au/images/2017/12/5/HTWUnitsDec.jpg" target="_blank">Click to enlarge</a>
 <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/2017/12/5/HTWUnitsDec.jpg" alt="">
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Melbourne at peak of unit market, Sydney remains in decline: HTW clock

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Shoalwater and North Coogee in Perth and Halls Head in Mandurah are the three top suburbs in Western Australia where the prices of units showed the most growth in the last five years.
The data from CoreLogic data tracks the percentage growth over a five-year period.
North Coogee (postcode 6163) grew 34% and was far ahead of the rest of the pack. Unit prices in Shoalwater grew 23.1%, while they were up 23.4% in Halls Head.
Of the 13 suburbs, 11 are in Perth.
<table border="0"><tbody>
<tr>
<td> Suburb</td>
<td> 5-year growth</td>
</tr>
<tr>
<td> 1. Applecross</td>
<td> 17.6</td>
</tr>
<tr>
<td> 2. Balga</td>
<td> 16.5</td>
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<td> 3.Busselton</td>
<td> 16.9</td>
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<td> 4. Coolbellup</td>
<td> 16.1</td>
</tr>
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<td> 5. Halls Head</td>
<td> 23.4</td>
</tr>
<tr>
<td> 6. Melville</td>
<td> 21.1</td>
</tr>
<tr>
<td> 7. Mount Pleasant</td>
<td> 17.3</td>
</tr>
<tr>
<td> 8. Nedlands</td>
<td> 22.7</td>
</tr>
<tr>
<td> 9. North Coogee</td>
<td> 34</td>
</tr>
<tr>
<td> 10. Shoalwater</td>
<td> 23.1</td>
</tr>
<tr>
<td> 11. Tuart Hill</td>
<td> 18</td>
</tr>
<tr>
<td> 12. Westminster</td>
<td> 17.9</td>
</tr>
<tr>
<td> 13. Woodlands</td>
<td> 19.2</td>
</tr>
</tbody></table>
In North Coogee, the median unit price is $670,000 as at September end, according to CoreLogic.
In the outer southern Perth suburb of Shoalwater (6169), the median price for units is $245,000.
A three-bedroom unit at <a href="https://www.realestate.com.au/property/vlla-5-16-arcadia-dr-shoalwater-wa-6169?pid=p4ep-pdp%7Csold-pdp:property-history-cta#history" target="_blank">5/16 Arcadia Drive, Shoalwater</a>, sold in February 2017 for $412,500. The unit last changed hands in 2002 for $200,000, according to CoreLogic RP Data.
<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/2017/11/30/Shoalwater1.jpg" alt="">
Another three-bedroom unit at <a href="https://www.realestate.com.au/sold/property-unit-wa-shoalwater-120085101" target="_blank">1/154-156 Arcadia Drive, Shoalwater</a> (picture above) sold in October 2015 for $355,000.
Previously, it sold in July 2014 at the same price but in June 2011, the unit changed hands for $300,000, CoreLogic RP Data shows.
Halls Head (postcode 6210) has a median price of $390,000.
 
 
 
 
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North Coogee leads WA's best price growth suburbs over past five years

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Building activity data released by the ABS showed there were more newly built units completed over the December 2016 quarter than houses, the first time on-record this has occurred.
The number of new dwellings approved for construction has recently fallen from historically high levels which will over time result in fewer commencements and completions moving forward. 
The latest building activity data for the December 2016 quarter, showed that dwelling commencements and completions were actually higher over the quarter. 
Meanwhile, the number of dwellings under construction and the number of dwellings approved but awaiting commencement fell.
Over the December 2016 quarter there were 28,690 new houses that commenced construction and 27,887 new units which commenced construction. 
While new house commencements were 3.4% lower, new unit commencements increased by 3.9%. 
Since the end of 2016 there has been a substantial decline in house and unit approvals so it is reasonable to expect that dwelling commencements will follow the lead of approvals and start to trend lower over the coming quarters.
<a href="https://www.propertyobserver.com.au/images/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.27%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.27%20pm.jpg" alt="">
In terms of dwelling completions, 28,102 new houses and 28,527 new units completed construction over the December 2016 quarter. 
This marked the first quarter on record that more new units had been completed than new houses. 
New house completions rose by 0.7% over the quarter while new unit completions surged 26.1% to a new record-high.
<a href="https://www.propertyobserver.com.au/images/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.34%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.34%20pm.jpg" alt="">
At the end of the quarter, there were 64,332 new houses under construction and 152,635 new units under construction. 
There has been little change in the number of houses under construction over recent quarters while new unit construction remains historically high but has begun to fall. 
Interestingly when you look at the individual state data, the number of new units under construction in New South Wales is continuing to climb to new historic highs while the number under construction in Victoria and Queensland, where concerns around inner city unit supply are more pronounced, is now clearly trending lower.
<a href="https://www.propertyobserver.com.au/images/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.39%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.39%20pm.jpg" alt="">
Finally if we look at the number of new houses and units approved for construction but not yet commenced, there were 9,814 houses and 29,044 units yet to start the construction phase. 
The number of new houses approved but not commenced increased by 5.0% over the quarter while the number of new units fell by 11.7% from its historic high the previous quarter.
<a href="https://www.propertyobserver.com.au/images/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.43%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/04/18/Screen%20Shot%202017-04-18%20at%202.58.43%20pm.jpg" alt="">
With dwelling approvals having fallen quite significantly from record high levels since December 2016 it is reasonable to expect that there will be fewer commencements going forward, particularly for units. 
Completions on the other hand could remain high for some time given that there are still many houses and units under construction. 
New house and unit completions have averaged 43,497 a quarter over the past five years, even if there were no additional new commencements based on this run-rate it would take almost five quarters for the stock to clear.
It is also important to note the fact that the number of units under construction has started to decline in Victoria and Queensland while it continues to rise in New South Wales. 
Commencements data shows that the number of starts have also fallen in Victoria and Queensland while they continue to trend higher in New South Wales. 
The pull-back in Victoria and Queensland for commencements is probably related to unit oversupply concerns in the inner city areas of the state capitals. 
In fact the rate of growth for units is already dramatically lagging that of houses in Melbourne and Brisbane while the same trends are not evident in Sydney.
It is clear that the market is responding to the heightened level of dwelling construction over recent years. 
While it appears that in most states commencements are now falling they have continued to climb in New South Wales which ultimately is positive given it is the state with the largest overall undersupply of housing.
Cameron Kusher is research analyst for CoreLogic. You can contact him <a href="https://blog.corelogic.com.au/about/">here</a>.
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Newly built apartments outnumber houses for the first time on record: Cameron Kusher

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Units in Brisbane are in a declining market according to the March property clock from Herron Todd White, with apartments in Canberra, Townsville and the Whitsundays at the bottom of the market.
Melbourne, the New South Wales Central Coast, Gold Coast and Newcastle are at market peak.
Apartments in Brisbane began to decline last month.
According to Herron Todd White's latest report you don’t need much coin to enjoy Brisbane, but the city does struggle to snag the sort of numbers (both in transactions and values) that Sydney and Melbourne property achieve.
"Among the major cities, Brisbane really is one that has plenty to offer the entry-level investor, but initial steps must include a realistic assessment of your finances and the ability to compromise now, in order to benefit later," HTW said.
<a href="https://www.propertyobserver.com.au/images/2017/03/5/Screen%20Shot%202017-03-05%20at%201.27.20%20pm.jpg" target="_blank">Click to enlarge</a>
<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/2017/03/5/Screen%20Shot%202017-03-05%20at%201.27.20%20pm.jpg" alt="">
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"If you’re willing to position yourself a reasonable distance from the CBD, there are a plethora of options for first time buyers and investors.
"It’s all about realising this first purchase won’t necessarily be a home on the hill in St Lucia or penthouse in New Farm.
Target something that’s had some wear and tear but still includes that key property component of location. Nearby services and facilities are major factors in price growth.
"You can renovate the improvements, but you can’t relocate the real estate.
"Locations that are worth considering for first homeowners should include those with a comparably lower median house price.
"Think about addresses such as Runcorn, Calamvale, Drewvale, Doolandella, Salisbury, Coopers Plains, Heathwood and Forest Lake. Look for housing priced at sub-$600,000 (which is the typical Brisbane median house price). Although you are competing with investors in these locations, with enough preparation, you stand a great chance of nding your first home.
"Another area to search is our western corridor through to Ipswich. This patch offers some of our region’s lowest entry-level price points, and with great access to all the facilities you’d expect of a big city. There’s also great transport options if you do need to commute into the capital’s CBD.
Check out the suburb of Camira for some of those cheaper, larger blocks. If new housing is more your bag, then Springfield and Springfield Lakes are popular suburbs for first home buyers where there is affordability and proximity to both great public infrastructure and transport. It’s also kind of nice to be living in a brand new or near new home for your first foray into residential. However if you do choose second hand, it’s possible to get a three-bed, two-bath, one-car car dwelling on a small allotment at Spring eld Lakes from $330,000 to $380,000. There’s also the option to buy a townhouses or unit, although these historically don’t achieve the same capital growth as houses.
"If you’re an entry-level investor looking to be part of Brissie, then you’re probably considering units and townhouses at the moment – but as we’ve been warning for some time now, be careful!
"Off-the-plan investor stock that has limited appeal to owner- occupiers is at oversupply and the potential for capital gain is limited.
"Many investors are also looking at detached homes. We’ve seen a trend towards housing in areas like Sunnybank Hills, Macgregor and Coopers Plains where investors buy highset housing and rent out the lower level separately to increase the return.
"In the western corridor once more, investors like Redbank Plains, Gailes and Collingwood Park. These suburbs have very low price points for established housing and while touts can be modest, rent returns are strong.
"Overall, our advice for first time buyers is to be prepared and look for smart strategies that help you get into the market. Maybe there’s the option of gaining support from the bank of “mum and dad”. Even if they don’t have the ready cash, going guarantor on a loan can be great step up from your folks."
Property Observer found a two bedroom apartment with city views, <a href="https://www.realestate.com.au/property-unit-qld-brisbane+city-124760210" target="_blank">193/18 Tank Street</a> on the market for around $500,000 (below).
It last traded for $520,000 at the start of 2016.
<img src="https://www.urban.com.au/images/2017/03/06/Screen%20Shot%202017-03-06%20at%2010.25.21%20AM.png" alt="">
 
A two bedroom, two bathroom inner city apartment with one car space, <a href="https://www.realestate.com.au/property-apartment-qld-brisbane+city-124871846" target="_blank">7026/7 Parkland Boulevard</a> Brisbane City, (below) is on the market for $649,000.
It last sold for $620,000 in 2015.
<h1><img src="https://www.urban.com.au/images/2017/03/06/Screen%20Shot%202017-03-06%20at%2010.29.10%20AM.png" alt=""></h1>
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March Brisbane apartment market in decline: HTW property clock

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Canberra is at the bottom of the unit market, according to Herron Todd White’s latest property clock. Sydney is approaching the peak, which is where Melbourne has been for some time.
The property advisory firm's November property clock says that Canberra had recently moved from approaching the bottom of the market to now being at the bottom of the market.
Apartments in Melbourne, Dubbo, the NSW Central Coast, Newcastle and the Gold Coast were at the peak of the market cycle in October.
<a href="/images/2016/11/04/Unit%20clock.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/11/04/Unit%20clock.png" alt="">
This is also the same for South West WA with Adelaide, Bundaberg, Emerald, Townsville and Whitsundays also being at the bottom of the market.
Places where the unit market is at its peak includes Melbourne, NSW Central Coast, Coffs Harbour, Gold Coast and Newcastle.
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Sydney apartments approaching peak, Melbourne at top and Canberra at bottom: HTW property clock

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Caulfield North ranks the Victoria location with fastest selling units, according to Investar’s latest market report.
The property investment firm states that an average apartment at Caulfield North can expect to be on the market for 40 days before being sold.
<table border="1" align="left"><tbody>
<tr>
<td>Suburb</td>
<td>Postcode</td>
<td>Dwelling type</td>
<td>Bedrooms</td>
<td>Days on market</td>
</tr>
<tr>
<td>Caulfield North</td>
<td>3161</td>
<td>Unit</td>
<td>3</td>
<td>40</td>
</tr>
</tbody></table>
 
 
This list was produced using live on the market sales listing data.
It is designed to identify the fastest moving suburbs based on the average days a listing spends on the market at a suburb and property type level.
Low average days on market indicates that the market is turning over stock quickly which may indicate that demand is stronger than supply.
Units sold at Caulfield North at the median price of $690,000 include a three bedroom unit at <a href="https://www.realestate.com.au/sold/property-unit-vic-caulfield+north-123255594" target="_blank">4/10 Hudson Street</a> (above) that was sold for $690,000.
Similarly a three bedroom unit at <a href="https://www.realestate.com.au/sold/property-unit-vic-caulfield+north-122339962" target="_blank">1/75 Bambra Road</a> (below) was sold for $685,000.
<img src="/images/2016/10/07/175%20Bambra%20Road.jpg" alt="">
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Caulfield North ranks as fastest selling Victoria apartments: Investar

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Naremburn is the NSW location where it takes the least time to sell a unit, according to Investar’s latest market report.
The property investment firm states that an average unit at Naremburn can expect to be on the market for 39 days before being sold.
This is followed by Kirrawee at 40 days and Greenwich at 41 days.
<table border="1" align="left"><tbody>
<tr>
<td>Suburb</td>
<td>Postcode</td>
<td>Dwelling type</td>
<td>Bedrooms</td>
<td>Days on market</td>
</tr>
<tr>
<td>Naremburn</td>
<td>2065</td>
<td>Unit</td>
<td>2</td>
<td>39</td>
</tr>
<tr>
<td>Kirrawee</td>
<td>2232</td>
<td>Unit</td>
<td>2</td>
<td>40</td>
</tr>
<tr>
<td>Greenwich</td>
<td>2065</td>
<td>Unit</td>
<td>2</td>
<td>41</td>
</tr>
<tr>
<td>Cremorne</td>
<td>2090</td>
<td>Unit</td>
<td>2</td>
<td>44</td>
</tr>
<tr>
<td>Queenscliff</td>
<td>2096</td>
<td>Unit</td>
<td>2</td>
<td>45</td>
</tr>
</tbody></table>
This list was produced using live on the market sales listing data.
It is also calculated at both a dwelling type and bedroom number level. It is designed to identify the fastest moving suburbs based on the average days a listing spends on the market at a suburb and property type level.
Low average days on market indicates that the market is turning over stock quickly which may indicate that demand is stronger than supply.
Units sold at Naremburn at the median price of $860,000 include a 2 bedroom unit at <a href="https://www.realestate.com.au/sold/property-apartment-nsw-naremburn-121747878" target="_blank">23/25a Marks Street</a> (above) that was sold for $860,000.
Similarly a two bedroom unit at <a href="https://www.realestate.com.au/sold/property-apartment-nsw-naremburn-122908430" target="_blank">25/19 Glenmore Street</a> (below) was also sold for $875,000.
<img src="/images/2016/10/07/2519%20Glenmore%20Street.jpg" alt="">
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Naremburn fastest NSW spot to sell a unit: Investar

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Hallam is the Victorian location where there has been the biggest increase in unit stock compared to last year, according to Investar’s latest market report.
The property advisory firm states that the suburb in Melbourne's south-east has experienced a unit listing growth of 204%, up from 21 to 64 over the past 12 month period.
This is followed by Yarrawonga, up from 20 to 35 and Windsor, up from 28 to 49 units on sale.
<table border="1" align="left"><tbody>
<tr>
<td>Suburb</td>
<td>Postcode</td>
<td>Current sales stock</td>
<td>Sales stock 1 yr ago</td>
<td>Growth</td>
</tr>
<tr>
<td>Hallam</td>
<td>3803</td>
<td>64</td>
<td>21</td>
<td>204%</td>
</tr>
<tr>
<td>Yarrawonga</td>
<td>3730</td>
<td>35</td>
<td>20</td>
<td>75%</td>
</tr>
<tr>
<td>Windsor</td>
<td>3181</td>
<td>49</td>
<td>28</td>
<td>75%</td>
</tr>
<tr>
<td>West Melbourne</td>
<td>3003</td>
<td>87</td>
<td>50</td>
<td>74%</td>
</tr>
<tr>
<td>Carrum Downs</td>
<td>3201</td>
<td>34</td>
<td>21</td>
<td>61%</td>
</tr>
<tr>
<td>Carnegie</td>
<td>3163</td>
<td>79</td>
<td>50</td>
<td>58%</td>
</tr>
</tbody></table>
This list was produced using historical listing data at a suburb level for units.
It is designed to identify the suburbs with the biggest increase in stock on market for the current month when compared to the stock on market for the same period 12 months ago.
A large increase in stock on market could indicate weakening demand conditions or an increase in supply from growing activity in the market.
Units for sale off the plan at around the $360,000 median in Hallam includes a two bedroom unit at <a href="https://www.realestate.com.au/property-unit-vic-hallam-122570202" target="_blank">19/20-22 Belgrave-Hallam Road</a> (above) that is for sale for $360,000.
Similarly a three bedroom unit at <a href="https://www.realestate.com.au/property-unit-vic-hallam-122998618" target="_blank">18/59-61 Belgrave Hallam Road</a> (below) is for sale for $370,000.
<img src="/images/2016/10/21/hallam%20oct%2018.jpg" alt="">
</body></html>

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