F E B R U A R Y
M A R K E T
2 0 1 8
P U L S E
C21
PUBLISHER Century 21 Australia Pty Ltd
M A R K E T P U L S E
C21
CONTRIBUTERS Charles Tarbey Tim Lawless
Sasha Karen Chris Gray
Bradley Beer
EDITORIAL ENQUIRIES Century 21 Australia (02) 8295 0600
ADVERTISING ENQUIRIES Century 21 Australia
WELCOME TO
THE FEBRUARY 2018 ISSUE OF
C21 MARKET PULSE
(02) 8295 0600
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liability in respect of any errors, inaccuracies
or misstatements contained herein. Prospective buyers and sellers should make their own
enquiries to verify the information contained herein. All information contained in the
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C F
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CHAIRMAN STATEMENT
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INVESTING IN PROPERTY Your Empire CEO, Chris Gray.
Century 21 Chairman, Charles Tarbey.
04
PROPERTY TEAM EXPERTS
Dwelling values fall across six of eight capital
Experts you should have on your property
Corelogic Head of Research, Tim Lawless.
BMT Tax Depreciation, Bradley Beer.
08-09
investment team.
cities in January.
COUNTING THE DAYS
06-07
Well-performing property portfolios.
Emerging trends in Australian real estate.
CORELOGIC NEWS - MARKET TRENDS
E
05
MAINTAINING YOUR INVESTMENT PROPERTY
10-11
Landlords urged not to skimp on maintenance.
Days on market on the up, new data finds.
Terri Scheer Landlord Insurance.
Sasha Karen, Editor of Real Estate Business (REB) Magazine.
NEGOTIATING THE BEST OUTCOME Keeping emotion out of the equation.
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CHAIRMAN STATEMENT
EMERGING TRENDS IN AUSTRALIAN REAL ESTATE
BY CHARLES TARBEY CHAIRMAN CENTURY 21 AUSTRALASIA
A new market phase and more subdued growth rates may mean there are different trends to look out for this year in the Australian property market. Most people can no longer expect
cent) while values in Brisbane were
the area may have occurred by the
itself like it has in many markets
a preliminary auction clearance
the buying activity has often taken
that a property will simply sell
in the past three years. Some may
need to re-evaluate expectations for elements such as price, how quickly a property will sell, and how an
agent will manage your transaction. In January, CoreLogic reported
that national dwelling values fell
0.3 per cent over the month, taking dwelling values 0.7 per cent lower
since their recent peak in September last year. Across the capital cities,
the softer month-on-month housing
unchanged. According to CoreLogic, rate of 69.1 per cent was recorded across the combined capital cities
over the week ending 18th February. Auctions clearance rates are lower
across all capital cities (except Perth
and Adelaide) when compared to the
hold good prospects for savvy investors.
Reserve Bank of Australia have
here are three trends to watch for over the coming year:
is found and presented, often they are no longer hotspots. All the
information communicated about
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Monetary Policy Meeting of the noted that in the eastern capital cities, a considerable additional
By the time a real estate hotspot
per cent) and Canberra (-0.1 per
attracted negative attention may
In light of these changing conditions,
also reported in Melbourne (-0.2
Perth (-0.4 per cent), Darwin (-0.2
Sometimes markets that have
For example, minutes of the
market conditions were led by
per cent), Adelaide (-0.2 per cent),
place.
same period last year.
OPPORTUNITIES THAT EXIST OUTSIDE PROPERTY HOTSPOTS
Sydney (-0.9 per cent), with declines
time the hotspot is publicised and all
CENTURY 21
supply of apartments is scheduled to
come on stream over the next couple of years.
Oversupply can drive prices lower
which in turn, may create enticing investment opportunities. Savvy
investors may wish to build their
cash reserves and be ready to act in
buying properties such as holiday
hold strong long-term prospects.
ever to define the reasons why you
falling markets that they believe still However, in the short to medium terms, it will also be particularly
important for investors to consider
the prospect of higher vacancies and
homes, it will be as important as are making the investment and
ensure that any investment works for your personal finances.
time, and a little bit more back and forth between parties.
An agent’s negotiation skills will be on display during your initial consultations, and you may be
able to assess their capabilities
based on how they negotiate their
lower rents. Investors should not
AN AGENT WHO DROPS THEIR C O M M I S S I O N TO O Q U I C K LY
they are well prepared financially for
When searching for a real estate
commission with you too quickly.
coming months, it will be important
that they may do the same when
EQUITY MARKETS IMPACTING PROPERTY Recent volatility in the equity market
the basis of a successful real estate
agents, you can assess who presents
increasingly important in a softer
fair price for their services, and in
process may take a little bit more
is the right fit for your property.
be put off by this but should ensure
lower rental income in the midst of a potential rental oversupply.
may start to influence certain types
of property. Discretionary spending
areas tend to be the first affected by
such volatility. If you are considering
commission. You should be wary if an agent offers to drop their
agent to sell your property in the
This could be a potential sign
to pay close attention to their
negotiating your property’s sale
negotiation style.
price.
Whilst negotiation has long been
By meeting with a few different
transaction, it will be a skill that is
a strong, reasonable argument for a
growth phase as the negotiation
turn, choose the agent who you feel
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CORE LOGIC NEWS - MARKET TRENDS
DWELLING VALUES FALL ACROSS SIX OF EIGHT CAPITAL CITIES IN JANUARY CoreLogic has released its January hedonic home value index results which, at a national level, revealed a fall of 0.3 per cent for the month, led by a 0.9 per cent fall in Sydney dwelling values. The national combined dwellings
index posted a modest 0.3 per cent fall in January, taking dwelling values 0.7 per cent lower since
their recent peak in September
last year. Dwelling value falls were
most evident across the capital city
BY TIM LAWLESS, CORELOGIC HEAD OF RESEARCH
with declines also reported in
results, the negative monthly
(-0.2 per cent), Perth (-0.4 per cent),
which showed a softening trend,
Melbourne (-0.2 per cent), Adelaide
Darwin (-0.2 per cent) and Canberra (-0.1 per cent) while values in Brisbane were unchanged.
Across the capital cities, while
broad-based, the softer month-onmonth housing market conditions
were led by Sydney (-0.9 per cent), with declines also reported in
Melbourne (-0.2 per cent), Adelaide
(-0.2 per cent), Perth (-0.4 per cent),
Darwin (-0.2 per cent) and Canberra (-0.1 per cent) while values in Brisbane were unchanged.
regions, with the combined capitals
According to CoreLogic head of
month, while the combined regional
market activity is generally more
see values edging higher, up 0.2
to late January; a factor which can
regional markets have now recorded
in housing market measurements
relative to the combined capital
observations. Our experience has
months. Across the capital cities,
exert much influence over the trend
on-month housing market conditions
“While January may deliver
index down half a per cent over the
research Tim Lawless, “Housing
areas of Australia continued to
sedate from late December through
per cent in January. The combined
contribute towards higher volatility
a stronger monthly change in values
due to the lower number of
cities over each of the past four
been that this seasonality doesn’t
while broad-based, the softer month-
in hedonic valuations.”
were led by Sydney (-0.9 per cent),
additional noise in the indices
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result lines up with recent months, particularly in Sydney and, to a lesser extent, Melbourne.”
“In the absence of a catalyst to
reinvigorate the market, such as
lower mortgage rates or a loosening
in credit policies, we expect to see a
continuation of softening conditions across these markets,” he said.
The Sydney housing market has
now retraced by 3.1 per cent after
dwelling values surged 75 per cent between February 2012 and the
recent peak in July last year. With a history of such strong capital gains, the fall in Sydney housing values
to date has been mild and the vast majority of Sydney home owners
remain in a strong equity position.
COUNTING THE DAYS
DAYS ON THE MARKET ON THE UP, NEW DATA FINDS While dwelling values continue to fall, days on market in Australia’s largest markets are on the increase, according to the latest Property Pulse by CoreLogic. Using days on market as a metric to
determine how fast property can sell by private treaty in an area, as of
December 2017, the latest CoreLogic data shows that properties took 45
BY SASHA KAREN, EDITOR OF REAL ESTATE BUSINESS
“In particular, this is likely to occur
42
in Sydney (where values are already falling) and Melbourne, given that
DAYS
both cities have experienced rapid
SYDNEY
UP FROM 34 LAST YEAR
DOWN FROM 43 LAST YEAR
ADELAIDE
DAYS
42
DOWN FROM 58 LAST YEAR
PERTH
DAYS
in a capital city.
states, have been holding steady over the last few months, yet is higher
compared to December 2016, which
53
DAYS
saw 44 days nationwide and 37 days
DOWN FROM 34 LAST YEAR
HOBART
DAYS
to market.
The Property Pulse notes that, for
33
will need to be realistic about their
more inclined to negotiate on asking prices and vendors may face higher competition from other properties listed for sale as inventory levels rise.”
falls, with Perth being an example,
Across each of the capital cities, the were significant changes in the days
market conditions are softening
Other markets with housing value
for capital cities.
Property Pulse has found that there
53
BRISBANE
UP FROM 47 LAST YEAR
“Vendors in those cities where
take longer to sell, buyers will be
CANBERRA
UP FROM 38 LAST YEAR
dwelling values over recent years.
pricing expectations; as properties
DAYS
days to sell nationwide and 40 days These figures, the Property Pulse
41
rates of sale and strong growth in
33
are expected to have their falls
dampened due to declining days to market numbers.
DAYS
MELBOURNE
UP FROM 29 LAST YEAR
DOWN FROM 88 LAST YEAR
DARWIN
the most part, these figures are only
DAYS
expected to rise higher.
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The story Days on market on the up around most of the country, new data finds first appeared on Real Estate Business (REB). Article Link: https://www.realestatebusiness.com.au/ breaking-news/16890-days-on-market-on-theup-around-most-of-the-country-new-data-finds
INVESTING IN PROPERTY
WELL-PERFORMING PROPERTY PORTFOLIOS Chris Gray began his property investing journey when he was 22 years old. With only $35,000, he spent the next nine years learning about investing first-hand, and applying that knowledge to his own portfolio now worth over $15m.
amounts of properties each owned
mortgage interest, giving you a loss
patchwork effect of stability. When
be offset against your salary income
by individuals, which creates a a big conglomerate enters the
market, they’d rather buy one $100 million building than manage
that’s why most average priced cannot be
vehicles. To begin with, it’s safe.
in one area.
about, that property, on average, has an annual growth rate of 7-10 per cent when averaged over a seven-
to-10-year period. This means that some properties may rise by 10-15
per cent and others by 0-10 per cent, giving an average of 7-10 per cent. You might need to tip some cash in each year to balance the rent
and mortgage payments but that’s
probably only a fraction of what you earned in capital growth.
Secondly, it’s a stable investment. Unlike the stock market, the
property market is made up of little
which means you get a tax credit
back of around 1–2 per cent, which helps fund the negative cash flow.
around a locality so
Investing in property has numerous
There is a trend people often talk
of about 0-4 per cent. This loss can
hundreds of houses
properties advantages over other investment
BY CHRIS GRAY, YOUR EMPIRE CEO
manipulated Another
advantage is
Different people
“While it’s great to buy at a discount, it’s the return I get year after year that really matters.”
that you don’t
prefer different property
investment strategies
depending on their
knowledge,
attitude to
risk and how
have to sell to
much they want
access cash. This
to be involved. If you
is because property has
are a high-income earner
greater tax efficiency than other
who wants to create passive wealth
you receive an income plus a capital
much as possible then I believe the
investments. With most investments, growth element and typically pay almost 30-50 per cent tax on any
profit. With an investment strategy that targets high capital growth
properties, you receive a 4–5 per
cent rental income and on average may pay around 4-8 per cent
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quickly while reducing your risk as best strategy is to buy properties that:
are 5-15km from major cities, as
leisure and work and the scarcity
they are close to transport,
of land underpins the value.
are within 10 per cent –20 per
are in smaller blocks, as they are
area, as that means 80 per cent
levies with expensive lifts, pools
cent of the median price for that of the population can afford to rent them.
are a mix of new off-the-plan
little deposit and second-hand
unique. Big blocks have big strata and gyms which don’t give you
any more rent or capital growth. As soon as someone else more
desperate than you knocks down
properties to get growth with
properties that can be renovated
to add immediate value.
devalued.
have two bedrooms with parking,
are likely to grow steadily for
well paid professionals. Not
at a discount, it’s the return I get
three. Also it’s easier to get two
matters.
week than it is to get one person
in proven areas of capital
a one bedroom unit or studio.
ensuring you don’t buy in the
as they are more attractive to
many professionals will live with
people each paying $500 per
paying $700–$800 per week for
have plenty of sunlight, are
distance to either shops, leisure
on quiet streets and are walking facilities or water. I avoid being
the rent or reduces their sale
price for a quick sale, every other property in the block gets
evermore. While it’s great to buy year after year that really
ABOUT THE CONTRIBUTOR Chris Gray is CEO of Your Empire, a buyer’s agency which builds property portfolios for time-poor people – searching, negotiating, renovating and managing property on their behalf. Chris’s team buys 1-2 properties a week
growth, or areas you know well, worst street in the suburb, or on the wrong side of the road.
bought for capital growth.
and often spends $5m+ a year renovating on others’ behalf, providing a unique insight into market conditions and buyer and seller sentiment. Chris hosts “Your Property Empire’ each Friday on Sky News Business channel, where he interviews various heads of property research companies and major industry figures. Chris is a qualified accountant, buyer’s agent and mortgage broker. For more information visit www.yourempire.com.au, www.chrisgray.com.
too close to industrial,
au and follow Chris on Twitter:
schools, churches and factories.
https://www.yourempire.com.au/
@ChrisGrayEmpire.
commercial or retail sites such as
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PROPERTY TEAM EXPERTS
EXPERTS YOU SHOULD HAVE ON YOUR PROPERTY INVESTMENT TEAM While property investing is one of Australia’s favourite past times, it doesn’t mean it’s always an easy ride. There are ups and down and certainly rewards to reap, but you do have to put in some ground work and planning to become a successful investor. While this can seem overwhelming at times – especially for first time
investors – the good news is that you don’t have to go it alone. There are
professionals whose very job it is to help you on your way.
BY BRADLEY BEER, BMT TAX DEPRECIATION
1. ACCOUNTANT AND/OR FINANCIAL ADVISOR A common goal of property investing
in helping you find your ideal investment.
is financial reward, but you need to use your money wisely. An
3. PROPERTY MANAGER
your money and advise of any tax
While some investors may be
well as help you claim everything
property, there are a lot of risks
is slightly different and looks at your
don’t have the knowledge or time
They can help you determine your
property manager will help you
plan to achieve them. Ideally, your
of any damage, will save you time,
may be one in the same, but both of
will help take some of the emotion
accountant will help you manage
changes you should know about, as
tempted to self-manage their
you’re entitled to. A financial advisor
involved in this approach if you
financial situation more holistically.
to manage this effectively. A good
financial goals and set a realistic
secure quality tenants, be on top
accountant and financial advisor
tell you of any requirements and
these services are incredibly useful.
away from the process. As their fees
In fact, it is recommended you have
a property investment team of sorts
requirements and be proactive
are tax deductible this shouldn’t be looked at as an unnecessary
– each player with a different role to
2. REAL ESTATE AGENT OR BUYER’S AGENT
As the team captain, you get to pick
When you’re searching for your first
4. MORTGAGE BROKER
good to have a real estate agent or
In the past year, mortgage brokers
commission should be transparent,
in Australia. The 2017 Property
help you towards investing success. the players.
or next investment property, it’s
buyer’s agent you can trust. Their
HERE ARE THE EXPERTS YOU SHOULD INCLUDE ON YOUR TEAM:
they should have a thorough
knowledge of the local market,
have a deep understanding of your
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expense.
have been gaining market share Investment Professionals of
Australia (PIPA) investor confidence survey revealed that 83 per cent of
respondents are hoping to finance their next loan via a mortgage
broker, up from 71 per cent last year. If you’re looking to purchase a new
investment property, it may be worth speaking with a mortgage broker to
help you find the best product to suit your situation and your finances.
7. B U I L D I N G I N S P E C T O R It’s essential that you get a building and pest inspection carried out
before you buy a property. The last
thing you want is to buy a property only to later find it’s actually
riddled with termites or structurally
unsound. A trusty building inspector will help you determine if you have
5. CONVEYANCER There’s a lot of complicated
paperwork involved in purchasing a property including the contract of sale, mortgage documents and other paperwork related to the
transaction. It’s best to enlist the help of a qualified and reputable
conveyancer to do this legal legwork for you. They’ll help decipher any
complicated terms and conditions
and translate the legal jargon. While you’re not legally obliged to hire
a conveyancer, it should help you
reach settlement sooner and with a lot less stress.
6. QUANTITY SURVEYOR Ensure you get a quantity surveyor that specialises in property
depreciation to prepare your tax
depreciation schedule. A specialist quantity surveyor is worth having on your team as they will ensure
you’re claiming everything you are legally entitled to. A specialist will
also keep on top of any tax changes so you don’t get on the wrong
side of the Australian Taxation
Office (ATO). The ATO recognises
quantity surveyors as one of only a few professions which possess the
required construction costing skills
to calculate the cost of items for the
a quality property on your hands and can save you from forking
out thousands on surprise repairs
and maintenance after the time of purchase.
8. A MENTOR It’s great to have someone who is an experienced investor who you can turn to for advice and learn from
their real life experiences. Investing
in property has its ups and downs so it’s nice to have an investor friend
on your side to help, even if it’s just to chat about your situation and investing plans.
9. YOURSELF While you don’t need to be an expert to invest in property, it’s important to arm yourself with some basic
knowledge of the market to keep on track of how your investment
is performing. It will also give you
more confidence when dealing with
other professionals to ensure you’re not being taken for a ride. There
are many resources out there you
could use to improve your investing knowledge from books, blogs,
magazines and online resources to information nights and investing courses.
ABOUT THE CONTRIBUTOR Article provided by BMT Tax Depreciation.
purposes of depreciation.
Bradley Beer is the CEO of BMT Tax Depreciation. Please contact 1300 728 726 for an Australia-wide service. https://www.bmtqs.com.au/
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MAINTAINING YOUR INVESTMENT PROPERTY
LANDLORDS URGED NOT TO SKIMP ON MAINTENANCE Landlords who skimp on maintenance with quick-fix solutions may find it ends up costing them more in the long run, according to leading landlord insurance specialist, Terri Scheer Insurance. Terri Scheer Insurance Executive Manager, Carolyn Parrella,
said many landlords undertake
renovations or modifications to
their rental property to generate
more profitable rental income and
potentially increase the market value of their home.
BY TERRI SCHEER INSURANCE
“While it may seem cost effective to
do the work yourself, an insufficient DIY job could mean you end up spending more
accessible during and after any construction works.
“They will be able to
money to fix repairs
advise on building
in the long run. For example;
“...an insufficient DIY job could mean you end up spending more money...”
a quick DIY fix could result in
sub-standard
workmanship or a legal
liability claim if
regulations and ensure the
work being completed meets the highest
standards. “The cost of
appointing a
there is injury or
building inspector
loss resulting from
when undertaking
a safety hazard that has
significant upgrades to the
not been attended to.”
“Landlords need to ensure they
Ms Parella offers the following
maintained for tenants,” she said.
maintain their properties:
keep their properties safe and well
help ensure the house is safe and
tips to help landlords improve and
“With the rise in popularity of
home is well worth it.
“If you have limited building
experience, hiring a qualified builder to carry out the work for you may
ensure the upgrades are completed
home renovation television shows,
SEEK PROFESSIONAL ADVICE
repair or modify their properties
“When considering renovating a
“It may also save you money in the
impression that improvements to
professional advice,” Ms Parrella
to a quality standard.”
tight time frames and with limited
“Seeking advice from a building
many landlords may be inspired to themselves. This may give the false
property, it’s always best to seek
properties are achievable within
said.
building experience.”
inspector prior to a renovation can
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in a timely and cost effective way.
long term if the project is completed
PROPERTY MAINTENANCE
LEGAL LIABILITY
“Ensuring the condition of a
“Injury or loss resulting from a
duration of each tenancy is critical
attended to may give rise to a costly
property is maintained for the
for landlords,” Ms Parrella said.
“Attending to maintenance issues
safety hazard that has not been
legal liability claim for the landlord,” Ms Parrella said.
promptly will also keep tenants
“By taking pride in your investment,
insufficient repairs can damage your
and responding promptly to
happy. Putting off maintenance or relationship with your tenants.”
“This may signal to the tenant that
you don’t care about the property or
value their concern for its condition. “Your tenant may begin to question
showing concern for your tenants
maintenance issues, you can avoid this.
“Appropriate insurance can also
protect you in the event of a legal liability claim.
their own commitment to the
“Every landlord should have a
about it, or consider vacating when
that covers them for both malicious
property and become more careless the lease expires.
“This could result in damage to the
tailored landlord insurance policy
and accidental damage, their legal liability and loss of rental income.
property or loss of good tenants and
“A standard building and contents
that isn’t generating an income.”
cover landlords for these risks.”
possibly result in an empty property
insurance policy generally won’t
ABOUT THE CONTRIBUTOR The information contained in this article is intended to be of a general nature only. Terri Scheer does not accept any legal responsibility for any loss incurred as a result of reliance upon it. Insurance issued by Vero Insurance. Read the Product Disclosure Statement before buying this insurance and consider whether it is right for you. Contact Terri Scheer on 1800 804 016 or visit our website at www.terrischeer.com.au for a copy. https://www.terrischeer.com.au/
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NEGOTIATING THE BEST OUTCOME
KEEPING EMOTION OUT OF THE EQUATION Understandably, many of us have a strong emotional attachment to our homes. However, when it comes to buying and selling property, we must try to ensure these feelings do not affect the important judgements that must be made.
HERE ARE THREE SITUATIONS WHERE YOU SHOULD AVOID LETTING EMOTION GET IN THE WAY OF NEGOTIATING THE BEST OUTCOME:
2. IT’S THE ‘PERFECT’ HOME
3. WHEN YOU ARE SELLING A HOME
It is important to avoid over-
When the time comes to sell a home
like a ‘dream home’. Before letting
emotionally detach yourself and let
extending yourself for what seems
yourself fall in love with a property, ensure it fits within the price range you have determined.
go. Be open to the advice of agents, for example, when attachment to your property may affect setting the most desirable price. Whilst
this may be hard, agents will have the best result for your property
“Before letting yourself fall in love with a property, ensure it fits within the price range you have determined.”
in mind. Now that your property
is on the market, you will start to
receive feedback from buyers. As the homeowner, you are likely
to receive feedback that perhaps contradicts what you have
loved about your home. You may
receive comments from buyers
that highlight particular negative
features that you yourself may not
1. WHEN YOU AREN’T SURE
have considered. It is important to
‘Analysis paralysis’ is a common saying, warning of the perils of
you have loved, it is important to
remember that negative feedback
overthinking. You may become
Also, ensure the right inspections
purchase, unsure about whether
for a property that may not live up
nervous about committing to a
are completed so you do not over-pay
something else is out there.
to your expectations.
can often indicate positive interest. When a buyer expresses negatives about a home, they are usually
seeking reassurance which in turn
will begin the negotiation process.
Consistent research will help you
An experienced agent is paramount
to overcome these nerves and allow
to overcoming these situations and
you to act quickly and confidently
ensure a successful negotiation.
when the right property appears.
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