The Residences Investment Brochure

I N V E S T M E N T

I N F O R M A T I O N

2

T H E

R E S I D E N C E S

C A R I N D A L E

T H E R E S I D E N C E S C A R I N D A L E

A PLACE WHERE YOU CAN WEAVE AN E N R I C H I N G TA P E S T RY OF LIFE, ONE ABUNDANT IN EVERY SENSE.

3

C A R I N D A L E R E S I D E N C E S T H E

PROJECT SUMMARY

LOCATION HIGHLIGHTS

PROJECT ADDRESS »»

370 Pine Mountain Road, Carindale

»»

Close to Westfield Carindale

»»

Walking distance to » » Fitness First Gymnasium

PROJECT DESCRIPTION

» » Pacific Golf Course

»»

26 Residences

»»

10 x 4 bedrooms, 2 cars

» » Metropol Convenience Centre

»»

2 x 3 bedrooms, 2 cars

» » Medical centre

»»

2 x 3 bedroom, 1 car and 1 car park

» » High frequency bus

»»

12 x 3 bedrooms, 1 car

»»

Close to popular parks and bike ways

RENTAL ESTIMATES

PROJECT HIGHLIGHTS »»

Bespoke architecture

»»

3 bedroom $620 - $660 per week

»»

High end specifications and finishes

»»

4 bedroom $740 - $760 per week

»»

bedroom residence features 4 a multi-function room

»»

ll residences have large A external entertainment areas with large private courtyards

4

S I M P L I C I T Y I S T H E U LT I M AT E S O P H I S T I C AT I O N – L EO N A R D O DA V I N C I

OUTLOOK

MAY 2015

A LOCATION

CARINDALE

Home to one of Australia’s Largest Shopping Centres / Pg 2

B DEMOGRAPHIC

Appealing to Young Families and Baby Boomers / Pg 3

A CONTEXT ON BUSINESS, CULTURE, LIFESTYLE AND RESIDENTIAL

C EMPLOYMENT

Carindale is an established suburb, supported by its retail infrastructure and lifestyle amenity. As trends shift towards urban living, Carindale shows strong development potential for the future.

CARINDALE IS SURROUNDED

BY AN ABUNDANCE OF RETAIL AMENITY

WESTFIELD CARINDALE SHOPPING CENTRE

CARINDALE PROVIDES PREMIUM LIFESTYLE AMENITY

Almost 5,500 new jobs projected for the catchment by 2031 / Pg 3

E

RESIDENTIAL

F

RENTAL

The catchment recorded an average annual price growth of 4.7 per cent over the past 10-years / Pg 4 The catchment is achieving rental premiums over comparable areas / Pg 4

OFFERING CONNECTIVITY THROUGH BUS TRANSPORT AND ARTERIAL ROADS

FLAME TREE BUS STOP

1

POP

2

INF

3

EMP

Carindale accommodates all three of the Urbis economics and research fundamentals that make a sustainable suburb – Population, Infrastructure and Employment.

PACIFIC GOLF CLUB

BPE0903_Carindale Outlook_4pp.indd 1

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BRISBANE CBD 10KMS / 22 MIN

WALKABILITY & ACCESSIBILITY

7

Carindale

2

METROPOL SHOPPING CENTRE

2MINS

PHARMACY

11

AUSTRALIA POST THAI RESTAURANT / FISH & CHIPS / INDIAN RESTAURANT / ITALIAN RESTAURANT NIGHT OWL

D OA KR E E CR

3

PINE MO UNT AIN

ROA D

10 CARINDALE

While offering proximity to the Brisbane CBD, Carindale also offers immediate infrastructure and lifestyle amenity including the Westfield Carindale Shopping Centre and Pacific Golf Club.

With an ease of access to major arterial roads and bus networks, luscious green space, educational facilities and an abundance of local amenity, current residents are looking to downsize within the area as increasing interest from new residents and investors supports future development.

Entertainment, Shopping & Dining 1

Westfield Carindale Shopping Centre

2

Metropol Shopping Centre

Recreation & Green Space 3

Fitness First Gym

4

Pacific Golf Club

5

Clem Jones Centre

Bus Station Infrastructure 8

Belmont Private Hospital

9

Carindale Bus Exchange

10

Medical Centre

Other 11

Blue Care Aged Care

Education 6

Carina State High School

7

Whites Hill State College

Key Legend 2

URBIS CARINDALE OUTLOOK Š URBIS.COM.AU

BPE0903_Carindale Outlook_4pp.indd 2

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pital

DEMOGRAPHIC

5

The growing demand for townhouse dwellings can be attributed to the high portion of young families and Baby Boomers (aged 51 – 69 years) residing in the Carindale Catchment. A high proportion of Baby Boomers who already call Carindale ‘home’ are looking to downsize into more affordable housing, yet maintain proximity to lifestyle and retail amenities, as their children come of age and begin to leave the family home.

6

8 9

1

Similarly, young families are looking to enter the housing market where townhouses provide a more affordabe option over houses whilst still offering suitable family amenity. Carindale provides ample local retail, transport and education options which are expected to drive future development and demand within the area.

WESTFIELD CARINDALE 3MINS SHOPPING CENTRE MYER / DAVID JONES / TARGET / BIG W

PORTION OF CARINDALE POPULATION

ALDI / COLES / WOOLWORTHS

54.2%

EVENT CINEMA APPLE 430 SPECIALTY STORES

26.2% 4

COUPLES WITH CHILDREN

BABY BOOMERS

Prepared by Urbis, Source: ABS

EMPLOYMENT With projected growth of more than 101,000 new jobs for the Brisbane Inner-City by 2031, Carindale’s prime location and connectivity puts major employment nodes within an easy commute. Also supported by a large quantity of local employment, the Carindale Catchment (comprising the suburbs of Carindale, Carina, Carina Heights, Mansfield and Mount Gravatt East) is projected to increase by almost 5,500 jobs over the same period.

JOBS GROWTH

MAJOR INFRASTRUCTURE WESTFIELD CARINDALE SHOPPING CENTRE $909 million (annual turnover)

CARINA LEAGUES CLUB ALTERATIONS $4 million

101,109 BY 2031

FORECAST NEW JOBS FOR NEARBY

BRISBANE INNER-CITY�

ge GATEWAY MOTORWAY UPGRADE $2.12 billion

BELMONT PRIVATE HOSPITAL EXTENSION $4 million

EASTERN BUS WAY EXTENSION $465.8 million

PACIFIC GOLF CLUB 18 hole golf course / restaurant / functions

5,391 BY 2031

Prepared by Urbis, Source: Cordells

FORECAST NEW JOBS FOR

CARINDALE CATCHMENT� Prepared by Urbis, Source: NEIER � Includes Brisbane City, Fortitude Valley and South Brisbane � Includes Carindale, Carina, Carina Heights, Mansfield and Mount Gravatt East

URBIS CARINDALE OUTLOOK © URBIS.COM.AU

BPE0903_Carindale Outlook_4pp.indd 3

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RESIDENTIAL ANALYSIS

CARINDALE CATCHMENT–10-YEAR UNIT SALES CYCLE

Although there was a decrease in transactions from the December 2013 quarter, the median sale price increased by 3.4 per cent during this time. With prices increasing steadily, fluctuation in the number of transactions, such as those from June 2006 to December 2007, is linked to the settlement of large townhouse developments. Price and transaction increases for the December 2013 and June 2014 periods are linked to the settlement of a number of smaller townhouse developments, with the June 2014 period recording a median sale price of $475,000. This relationship demonstrates the demand for new townhouse product within the catchment.

The Carindale Catchment has experienced long-term price growth over the past ten years, recording an average annual growth rate of 4.7 per cent. The increasing affordability of townhouses over houses, coupled with growing demand for lifestyle amenities, are expected to support future market interest.

RENTAL ANALYSIS Although the Carindale Catchment dwelling structure is predominantly separate housing, at the 2011 Census the catchment recorded 16.7 per cent townhouses, which was more than double that of the Brisbane LGA. Since the 2011 Census data was recorded it is expected that there has been large growth in this figure, based on the recent number of settled townhouses.

Increasing demand and limited supply has resulted in a steady increase in the median weekly rental price for townhouses in the Carindale Catchment. The Rental Tenancy Authority, which records median weekly rents for established products, reported a median weekly rent for three-bedroom townhouses of $450 for the Carindale Catchment at December 2014. This was $45 higher than that recorded for comparable product within the Brisbane LGA. The catchment also recorded an average annual growth rate of 2.9 per cent from December 2009 to December 2014.

Further analysis of new and near-new townhouses in the catchment revealed that three-bedroom townhouses are achieving a median weekly rent of $480. This demonstrates a premium of $30 or 6.7 per cent over existing product. This premium indicates the value added by the introduction of new stock to the market. Although the sample size for four-bedroom townhouses is too small for the Rental Tenancy Authority to report on, on-the-market rental analysis shows that four-bedroom apartments are achieving a median weekly rent of $550. This is a premium of 14.6 per cent over new three-bedroom stock. Weekly rental rates are expected to increase as new, superior townhouse product is introduced to the catchment.

NUMBER OF SALES

$460,000

140

100

$300,000

80

$200,000

60 40

$100,000

2014 DEC

2014 JUN

2013 DEC

2013 JUN

2012 DEC

2012 JUN

2011 DEC

2011 JUN

2010 DEC

2010 JUN

2009 DEC

2009 JUN

2008 DEC

2008 JUN

2007 DEC

2007 JUN

2006 DEC

2006 JUN

2005 DEC

2005 JUN

20 0

$500,000 $400,000

120

2004 DEC

Based on 84 transactions, the median sale price recorded for townhouses and units in the Carindale Catchment (comprising the suburbs of Carindale, Carina, Carina Heights, Mansfield and Mount Gravatt East) for the period ending December 2014 was $460,000.

Compared to the median house price of $702,500 for the same period, townhouses offer an affordable alternative for first home buyers looking to enter the market and retirees looking to downsize.

$0

PERIOD (HALF-YEARLY)

Prepared by Urbis, Source: RP Data Catchment includes suburbs of Carindale, Carina, Carina Heights, Mansfield, Mount Gravatt East

AFFORDABILITY COMPARISON–CARINDALE CATCHMENT DECEMBER 2014

$702,500

$460,000 TOWNHOUSE / UNIT

HOUSE

Prepared by Urbis, Source: RP Data

ANNUAL MEDIAN WEEKLY RENTAL GROWTH DEC 09-DEC 14 THREE-BEDROOM TOWNHOUSES–CARINDALE VS BRISBANE LGA $460 MEDIAN WEEKLY RENT ($)

RESIDENTIAL ANALYSIS

$600,000

MURARRIE CATCHMENT NUMBER OF SALES MURARRIE CATCHMENT MEDIAN SALE PRICE

160

MEDIAN SALE PRICE

180

$440

CARINDALE CATCHMENT BRISBANE LGA

$420 $400 $380 $360 $340 Dec-09

Dec-10

Dec-11

Dec-12

Dec-13

Dec-14

PERIOD (ANNUALLY)

Prepared by Urbis, Source: RP Data

RENTAL PREMIUM–CARINDALE CATCHMENT NEW AND NEAR-NEW UNTIS VS EXISTING PRODUCT FOUR BED

NEW AND NEARNEW CARINDALE CATCHMENT�

EST. PRODUCT CARINDALE CATCHMENT�

THREE BED

NEW AND NEARNEW CARINDALE CATCHMENT�

$550

$480 $450

Prepared by Urbis, Source: RTA & realestate.com.au � Includes suburbs of Carindale, Carina, Carina Heights, Mansfield, Mount Gravatt East � Includes suburbs of Carindale, Carina, Camp Hill

This publication is prepared on the instruction of Azure and is not suitable for use other than by the party to whom it is addressed. As the publication involves projections and assumptions it can be affected by a number of unforeseen variables. The forecasts and assumptions are a prediction and whilst Urbis has made every effort to ensure that the forecasts and assumptions are based on reasonable information, they may be affected by assumptions that do not necessarily eventuate or by know or unknown risks and uncertainties. It should be noted that past performance is not necessarily a reliable indication of future performance. The information in the publication does not represent financial advice and should not be regarded as such. It has been prepared without taking into account your financial situation or investment objectives. You should consider the appropriateness of the information in regards to your current financial situation or needs. Urbis accepts no responsibility for the accuracy or completeness of any such material. The information is subject to change without notice and Urbis is under no obligation to update the information or correct any assumptions which may change over time. This study has been prepared for the sole use of Azure and is not to be relied upon by any third party without specific approval from Urbis. This publication is subject to copyright. Except as permitted under the Copyright Act 1968, no part of it may, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise) be reproduced, stored in a retrievals system or transmitted without prior written permission. Enquires should be addressed to the publishers. / BPE0904

URBIS CARINDALE OUTLOOK © URBIS.COM.AU

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T H E

R E S I D E N C E S

C A R I N D A L E

9

C A R I N D A L E R E S I D E N C E S

+

F I X T U R E S

T H E

F I N I S H E S

GENERAL EXTERNAL AND INTERNAL CONSTRUCTION FIXTURES AND FITTINGS »» E xternal Walls: Predominantly painted render with stained timber panelling »» Walls between units: Fire and sound rated walls lined both sides with painted plasterboard »» I nternal walls: Stud walls lined with plasterboard and paint finish

» » Bulkheads: Flat acrylic paint on plasterboards as required for services » » Visitor car parking: On-site visitor car parking

ELECTRICAL » » Free-to-air television points to living and bedroom 1 » » Telephone points to bedroom 1 and kitchen or entry » » 1 phone line to each residence

»» Roof: Colourbond metal deck roof with insulation »» Doors and windows: Powder coated aluminium

AIR-CONDITIONING

frames with glazing 10

»» Internal doors: Painted flush panel doors

» » Reverse cycle air-conditioning

»» Entry door: Gloss painted solid core door or equivalent » » L inen doors and broom cupboard: Satin painted flush panel door with shelves (4 shelves to linen) »» Door hardware – front door: Designer lever handle

with privacy set to bathroom and ensuite »» Cabinet hardware: Designer handles from the

E N T RY, LO U N G E , L I V I N G AND DINING

Azure range

»» Lighting: Selected surface and/or recessed mounted

» » All townhouses prewired for NBN

and lockset

»» Door hardware – internal door: Designer chrome levers

C O M M U N I C AT I O N S

fittings. Feature lighting noted to specific residences

»» Sun/privacy screens: Powder coated aluminium framed screens (refer unit plans if applicable)

» » Floor: 190mm wide European Oak » » Walls: Washable low sheen acrylic paint » » C eilings and cornice: Painted plastering lining.

Selected cornice or trim to ceiling

»» Driveways and paths: Select features as per

» » Skirting: Paint grade splayed timber skirting

» » Architraves: Paint grade splayed timber architrave

landscape plan

»» Fencing: A mixture of metal, timber and masonry »» Hot water service: Instantaneous gas hot water » » External glass: Clear to required energy rating

T H E

+

F I X T U R E S

R E S I D E N C E S

F I N I S H E S

C A R I N D A L E

BEDROOMS AND ROBES

KITCHEN FITTINGS

»»

Floor: Wyoming Twist Carpet on hotel underlay

»»

Sink: 1 underslung stainless steel sink

»»

Walls: Washable low sheen acrylic paint

»»

Tapware: Sink mixer or equivalent

»»

eilings and cornice: Painted plasterboard lining.

C Selected cornice or trim to ceiling

»»

Under bench oven: European 60cm

»»

Cooktop: European gas 60cm

»»

Skirting: Paint grade splayed timber skirting

»»

Rangehood: European 60cm

»»

Architraves: Paint grade splayed timber architrave

»»

Dishwasher

»»

Walk in robes: 1 shelf, hanging rail

Integrated microwave

»»

»»

Built in robes: 1 shelf, hanging rail

»»

Water tap for fridge connection

KITCHEN »»

Floor: 190mm wide European Oak

»»

Walls: Washable low sheen acrylic paint

»»

eiling and cornice: Textured paint finish or painted C plasterboard lining. Selected cornice or trim to ceiling

»»

Benchtops and cupboards – 2 options

»»

Option 1 - NOBLE »»

»»

»»

Floor: Borgogna White

»»

Walls: Borgogna White

»»

eiling and bulkheads: Painted plasterboard C ceiling with bulkheads as required for services

»»

Vanity benchtop and cabinet: 2 options

»»

Option 1 - NOBLE

0mm Caesar Stone ‘Piatra Grey’ generally, 2 Laminex Impressions ‘Jericho’ Nuance Finish and Laminex Impressions ‘White’ Nuance Finish

Option 2 - OAK »»

B AT H R O O M A N D E N S U I T E

»»

»»

0mm Caesar Stone ‘Calacutta Nuvo’ with 2 Laminex Impressions ‘White Washed Oak’ Raven Finish and Laminex Impressions ‘White’ Nuance Finish.

»»

Splashback: Bronze mirror

»»

Kickboards: Brushed Stainless Steel

»»

Pantry: Laminex Impressions Finish with shelves

Option 2 - OAK »»

»»

0mm Caesar Stone ‘Piatra Grey’ generally, 2 Laminex Impressions ‘Jericho’ Nuance Finish and Laminex Impressions ‘White’ Nuance Finish

0mm Caesar Stone ‘Calacutta Nuvo’ with 2 Laminex Impressions ‘White Washed Oak’ Raven Finish and Laminex Impressions ‘White’ Nuance Finish

Mirror: Mirror to full width of vanity unit

11

C A R I N D A L E R E S I D E N C E S

+

F I X T U R E S

T H E

F I N I S H E S

B AT H R O O M A N D E N S U I T E F I T T I N G S »»

S hower screen: Aluminium semi-frameless

NOTES »» General: We may substitute items contained in this schedule as long as the substituted item is at

and pivot door

least the same quality. The location of fixtures and

»»

Vanity Basin: Semi-recessed Vitreous China

or equivalent

»»

Toilet suite: White vitreous China dual flush

»»

Tapware: Chrome mixers

»»

Accessories: Towel rail, toilet roll holder in a

material, variation in colour, consistency and fault

chrome finish

lines cannot be controlled. Builder will endeavour to

fittings may be changed (but the new location must not adversely affect the use or functionality of the residence). »»

Stone: The fact that stone is a naturally occurring

match the stone displayed on the Finishes Boards, 12

but can not guarantee the stone surface pattern and

L A U N D RY »» Wall: Ceramic tile splashback and skirting with low sheen acrylic paint elsewhere »»

C eiling: Painted plaster board ceilings with bulkheads as required for services

»»

C upboards: Selected laminate on doors, drawers and kick plate

»»

Tapware: Chrome laundry set

»»

Laundry sink: 45L stainless steel tub with

cabinet under

colour will not vary.

UNIT TYPE A1, 370 PINE MOUNTAIN ROAD, CARINDALE Indicative Tax Depreciation Schedule By obtaining a Tax Depreciation Schedule you will have the opportunity to reduce your tax assessable income, and therefore reduce the amount of tax you pay.

This in turn can significantly enhance your hard earned after tax dollars and maximise your cash flow.

Other services our Asset Services team offers:  Replacement Cost Estimates/Fire Insurance Reports  Sinking Fund Analysis  Personal Investment Analyses  Asset Registers  Capital Replacement & Maintenance Reserve Fund Reports  Due Diligence Reports

Contact:

Zac Gleeson

Phone: Email: Date:

07 3327 5000 zgleeson@mitbrand.com 15 May 2015

Please contact our Asset Services Team on 1800 808 289 for any further information.

space 1 15 May 2015

INDICATIVE DEPRECIATION SCHEDULE

Typical Unit Type A1 370 Pine Mountain Road, Carindale The table below provides an indicative 10-year Forecast of the Depreciation using the Diminishing Value Method for Calculating the Decline in Value of the Depreciating Assets and uses the Prime Cost Method to calculate the Capital Works Deductions as required by the ATO.

TEN YEAR FORECAST Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Depreciation Allowances

$5,916

$5,211

$4,021

$3,130

$2,454

$1,940

$1,541

$1,227

$981

$788

Capital Allowances

$6,558

$6,558

$6,558

$6,558

$6,558

$6,558

$6,558

$6,558

$6,558

$6,558

TOTAL

$12,474

$11,769

$10,579

$9,688

$9,012

$8,498

$8,099

$7,785

$7,539

$7,346

YR 1

YR 2

YR 3

$ 14,000.00 $ 12,000.00 $ 10,000.00 $ 8,000.00 $ 6,000.00 $ 4,000.00 $ 2,000.00 $ 0.00

YR 4

YR 5

YR 6

YR 7

YR 8

YR 9

YR10

The First Year is based on a full year, ie:- 365 days.

This is an Indicative Report, to be used as a guide only and as such cannot be used or relied upon as a Depreciation Report for Taxation Purposes.

After Settlement, please contact our Asset Services Team at Mitchell Brandtman on 1800 808 289 or email bne@mitbrand.com to finalise your Tax Depreciation Report for inclusion in your Tax Return.

Mitchell Brandtman is a firm of Quantity Surveyors and as such is not qualified to give professional advice on matters relating to taxation claims and returns. We are however qualified to advise on costs of plant equipment and building works.

The report is produced on the terms and understanding that Mitchell Brandtman is not : 1) Responsible for the results of any actions taken on the basis of information in this document or any error in, omission from this document; 2) Engaged in rendering legal, accounting or taxation advice.

Mitchell Brandtman provides independent professional advice and assistance to the construction and property industry.

space 2 15 May 2015

INDICATIVE DEPRECIATION SCHEDULE

Typical Unit Type A2 370 Pine Mountain Road, Carindale The table below provides an indicative 10-year Forecast of the Depreciation using the Diminishing Value Method for Calculating the Decline in Value of the Depreciating Assets and uses the Prime Cost Method to calculate the Capital Works Deductions as required by the ATO.

TEN YEAR FORECAST Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Depreciation Allowances

$5,347

$4,755

$3,656

$2,836

$2,221

$1,751

$1,389

$1,106

$885

$711

Capital Allowances

$6,359

$6,359

$6,359

$6,359

$6,359

$6,359

$6,359

$6,359

$6,359

$6,359

TOTAL

$11,706

$11,114

$10,015

$9,195

$8,580

$8,110

$7,748

$7,465

$7,244

$7,070

YR 1

YR 2

YR 3

$ 14,000.00 $ 12,000.00 $ 10,000.00 $ 8,000.00 $ 6,000.00 $ 4,000.00 $ 2,000.00 $ 0.00

YR 4

YR 5

YR 6

YR 7

YR 8

YR 9

YR10

The First Year is based on a full year, ie:- 365 days.

This is an Indicative Report, to be used as a guide only and as such cannot be used or relied upon as a Depreciation Report for Taxation Purposes.

After Settlement, please contact our Asset Services Team at Mitchell Brandtman on 1800 808 289 or email bne@mitbrand.com to finalise your Tax Depreciation Report for inclusion in your Tax Return.

Mitchell Brandtman is a firm of Quantity Surveyors and as such is not qualified to give professional advice on matters relating to taxation claims and returns. We are however qualified to advise on costs of plant equipment and building works.

The report is produced on the terms and understanding that Mitchell Brandtman is not : 1) Responsible for the results of any actions taken on the basis of information in this document or any error in, omission from this document; 2) Engaged in rendering legal, accounting or taxation advice.

Mitchell Brandtman provides independent professional advice and assistance to the construction and property industry.

space 3 15 May 2015

INDICATIVE DEPRECIATION SCHEDULE

Typical Unit Type A3 370 Pine Mountaint Road, Carindale The table below provides an indicative 10-year Forecast of the Depreciation using the Diminishing Value Method for Calculating the Decline in Value of the Depreciating Assets and uses the Prime Cost Method to calculate the Capital Works Deductions as required by the ATO.

TEN YEAR FORECAST Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Depreciation Allowances

$5,454

$4,841

$3,725

$2,892

$2,265

$1,788

$1,420

$1,130

$904

$726

Capital Allowances

$6,507

$6,507

$6,507

$6,507

$6,507

$6,507

$6,507

$6,507

$6,507

$6,507

TOTAL

$11,961

$11,348

$10,232

$9,399

$8,772

$8,295

$7,927

$7,637

$7,411

$7,233

YR 1

YR 2

YR 3

$ 14,000.00 $ 12,000.00 $ 10,000.00 $ 8,000.00 $ 6,000.00 $ 4,000.00 $ 2,000.00 $ 0.00

YR 4

YR 5

YR 6

YR 7

YR 8

YR 9

YR10

The First Year is based on a full year, ie:- 365 days.

This is an Indicative Report, to be used as a guide only and as such cannot be used or relied upon as a Depreciation Report for Taxation Purposes.

After Settlement, please contact our Asset Services Team at Mitchell Brandtman on 1800 808 289 or email bne@mitbrand.com to finalise your Tax Depreciation Report for inclusion in your Tax Return.

Mitchell Brandtman is a firm of Quantity Surveyors and as such is not qualified to give professional advice on matters relating to taxation claims and returns. We are however qualified to advise on costs of plant equipment and building works.

The report is produced on the terms and understanding that Mitchell Brandtman is not : 1) Responsible for the results of any actions taken on the basis of information in this document or any error in, omission from this document; 2) Engaged in rendering legal, accounting or taxation advice.

Mitchell Brandtman provides independent professional advice and assistance to the construction and property industry.

space 6 & 7 15 May 2015

INDICATIVE DEPRECIATION SCHEDULE

Typical Unit Type B 370 Pine Mountain Road, Carindale The table below provides an indicative 10-year Forecast of the Depreciation using the Diminishing Value Method for Calculating the Decline in Value of the Depreciating Assets and uses the Prime Cost Method to calculate the Capital Works Deductions as required by the ATO.

TEN YEAR FORECAST Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Depreciation Allowances

$6,587

$5,750

$4,453

$3,479

$2,736

$2,166

$1,722

$1,375

$1,100

$885

Capital Allowances

$9,239

$9,239

$9,239

$9,239

$9,239

$9,239

$9,239

$9,239

$9,239

$9,239

TOTAL

$15,826

$14,989

$13,692

$12,718

$11,975

$11,405

$10,961

$10,614

$10,339

$10,124

YR 1

YR 2

YR 3

YR 4

YR 5

YR 6

YR 7

YR 8

YR 9

YR10

$ 18,000.00 $ 16,000.00 $ 14,000.00 $ 12,000.00 $ 10,000.00 $ 8,000.00 $ 6,000.00 $ 4,000.00 $ 2,000.00 $ 0.00

The First Year is based on a full year, ie:- 365 days.

This is an Indicative Report, to be used as a guide only and as such cannot be used or relied upon as a Depreciation Report for Taxation Purposes.

After Settlement, please contact our Asset Services Team at Mitchell Brandtman on 1800 808 289 or email bne@mitbrand.com to finalise your Tax Depreciation Report for inclusion in your Tax Return.

Mitchell Brandtman is a firm of Quantity Surveyors and as such is not qualified to give professional advice on matters relating to taxation claims and returns. We are however qualified to advise on costs of plant equipment and building works.

The report is produced on the terms and understanding that Mitchell Brandtman is not : 1) Responsible for the results of any actions taken on the basis of information in this document or any error in, omission from this document; 2) Engaged in rendering legal, accounting or taxation advice.

Mitchell Brandtman provides independent professional advice and assistance to the construction and property industry.

space 4 15 May 2015

INDICATIVE DEPRECIATION SCHEDULE

Typical Unit Type C 370 Pine Mountain Road, Carindale The table below provides an indicative 10-year Forecast of the Depreciation using the Diminishing Value Method for Calculating the Decline in Value of the Depreciating Assets and uses the Prime Cost Method to calculate the Capital Works Deductions as required by the ATO.

TEN YEAR FORECAST Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Depreciation Allowances

$5,407

$4,803

$3,695

$2,870

$2,248

$1,773

$1,408

$1,122

$897

$722

Capital Allowances

$6,676

$6,676

$6,676

$6,676

$6,676

$6,676

$6,676

$6,676

$6,676

$6,676

TOTAL

$12,083

$11,479

$10,371

$9,546

$8,924

$8,449

$8,084

$7,798

$7,573

$7,398

YR 1

YR 2

YR 3

$ 14,000.00 $ 12,000.00 $ 10,000.00 $ 8,000.00 $ 6,000.00 $ 4,000.00 $ 2,000.00 $ 0.00

YR 4

YR 5

YR 6

YR 7

YR 8

YR 9

YR10

The First Year is based on a full year, ie:- 365 days.

This is an Indicative Report, to be used as a guide only and as such cannot be used or relied upon as a Depreciation Report for Taxation Purposes.

After Settlement, please contact our Asset Services Team at Mitchell Brandtman on 1800 808 289 or email bne@mitbrand.com to finalise your Tax Depreciation Report for inclusion in your Tax Return.

Mitchell Brandtman is a firm of Quantity Surveyors and as such is not qualified to give professional advice on matters relating to taxation claims and returns. We are however qualified to advise on costs of plant equipment and building works.

The report is produced on the terms and understanding that Mitchell Brandtman is not : 1) Responsible for the results of any actions taken on the basis of information in this document or any error in, omission from this document; 2) Engaged in rendering legal, accounting or taxation advice.

Mitchell Brandtman provides independent professional advice and assistance to the construction and property industry.

space 5 15 May 2015

INDICATIVE DEPRECIATION SCHEDULE

Typical Unit Type D 370 Pine Mountain Road, Carindale The table below provides an indicative 10-year Forecast of the Depreciation using the Diminishing Value Method for Calculating the Decline in Value of the Depreciating Assets and uses the Prime Cost Method to calculate the Capital Works Deductions as required by the ATO.

TEN YEAR FORECAST Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Year 7

Year 8

Year 9

Year 10

Depreciation Allowances

$5,221

$4,657

$3,578

$2,776

$2,173

$1,715

$1,360

$1,084

$867

$697

Capital Allowances

$7,729

$7,729

$7,729

$7,729

$7,729

$7,729

$7,729

$7,729

$7,729

$7,729

TOTAL

$12,950

$12,386

$11,307

$10,505

$9,902

$9,444

$9,089

$8,813

$8,596

$8,426

YR 1

YR 2

YR 3

YR 4

$ 14,000.00 $ 12,000.00 $ 10,000.00 $ 8,000.00 $ 6,000.00 $ 4,000.00 $ 2,000.00 $ 0.00

YR 5

YR 6

YR 7

YR 8

YR 9

YR10

The First Year is based on a full year, ie:- 365 days.

This is an Indicative Report, to be used as a guide only and as such cannot be used or relied upon as a Depreciation Report for Taxation Purposes.

After Settlement, please contact our Asset Services Team at Mitchell Brandtman on 1800 808 289 or email bne@mitbrand.com to finalise your Tax Depreciation Report for inclusion in your Tax Return.

Mitchell Brandtman is a firm of Quantity Surveyors and as such is not qualified to give professional advice on matters relating to taxation claims and returns. We are however qualified to advise on costs of plant equipment and building works.

The report is produced on the terms and understanding that Mitchell Brandtman is not : 1) Responsible for the results of any actions taken on the basis of information in this document or any error in, omission from this document; 2) Engaged in rendering legal, accounting or taxation advice.

Mitchell Brandtman provides independent professional advice and assistance to the construction and property industry.

PROPOSED ANNUAL BUDGET – ADMINISTRATIVE FUND Body Corporate for The Residences Carindale Community Title Scheme 370 Pine Mountain Road, Carindale First Financial Year: 2015-2016 - TBC 2015-2016 BUDGET

ADMINISTRATION FUND

REMARKS

INCOME Levies - Administration Fund

$

62,621.66

Total Admin Fund Income

$

62,621.66

EXPENDITURE Auditor Fees

$

Body Corporate Administration Management

$

4,940.00 $195.00 per lot per annum x 26 townhouses

-

Insurance Premiums – Body Corporate

$

7,578.78 2nd Year of Insurance

Income Tax Returns Preparation & Co-ordination

$

GST Compliance (BAS)

$

MyStrata/License Fees

$

Bio Basin Maintenance

$

Caretaker/ Management Rights

$

Caretaker Consumables

$

1,000.00 Fuel, Oil, lawn mower maintenance

Repairs & Maintenance - Gardens

$

1,000.00 Common areas only

Repairs & Maintenance - Building

$

750.00 If not under warranty or defect liability period

Repairs & Maintenance- Plumbing

$

500.00 If not under warranty or defect liability period

Repairs & Maintenance - Electrical

$

500.00 If not under warranty or defect liability period

Repairs & Maintenance - General

$

500.00

Council Fees

$

200.00 Backflow testing

Electricity

$

450.00 Communal areas

Water Rates

$

500.00 Communal

Pest Control & Termite Inspection

$

800.00 For Second year

750.00 1,000.00 $250.00 per quarter 510.00 3,000.00 Annual Maintenance 32,500.00 $1,250.00 per lot per annum

$

Sundry Expenses

For the first year

450.00 Signage, common seal stamp etc

SUBTOTAL GST

$ $

56,928.78 5,692.88

TOTAL PROPOSED ADMINISTRATIVE FUND EXPENDITURE

$

62,621.66

SINKING FUND

First Financial Year BUDGET

Estimated Sinking Fund

$

10,000.00

Subtotal GST TOTAL PROPOSED ADMINISTRATIVE FUND EXPENDITURE

$ $ $

9,090.91 909.09 10,000.00

REMARKS Calculated Estimate - QS required to complete formal Sinking Fund Forecast Report

Proposed Lot Entitlements for the Body Corporate for The Residences Carindale Community Titles Scheme Unit No. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Total

Contribution Entitlement

Interest Entitlement

1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 26

37 36 36 36 36 36 36 37 40 38 38 38 38 40 42 40 40 40 40 42 40 38 38 38 38 40 998

# Annual Insurance Levy $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $

Annual Admin Fund Levy

^ Annual Sinking Fund Levy

306.60 $ 2,097.37 $ 298.32 $ 2,097.37 $ 298.32 $ 2,097.37 $ 298.32 $ 2,097.37 $ 298.32 $ 2,097.37 $ 298.32 $ 2,097.37 $ 298.32 $ 2,097.37 $ $ F: 072,097.37 P: 07306.60 3361 9960 3361 9900$ $ 2,097.37 $ E: 331.46 admin@bcalliance.com.au 314.89 $ 2,097.37 $ 314.89 $ 2,097.37 $ 314.89 $ 2,097.37 $ 314.89 $ 2,097.37 $ 331.46 $ 2,097.37 $ 348.04 $ 2,097.37 $ 331.46 $ 2,097.37 $ 331.46 $ 2,097.37 $ 331.46 $ 2,097.37 $ 331.46 $ 2,097.37 $ 348.04 $ 2,097.37 $ 331.46 $ 2,097.37 $ 314.89 $ 2,097.37 $ 314.89 $ 2,097.37 $ 314.89 $ 2,097.37 $ 314.89 $ 2,097.37 $ 331.46 $ 2,097.37 $ 8,270.00 $ 54,531.66 $

384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 384.62 10,000.00

Total Annual Levies (incl Insurance) $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $

2,788.59 2,780.31 2,780.31 2,780.31 2,780.31 2,780.31 2,780.31 2,788.59 2,813.45 2,796.88 2,796.88 2,796.88 2,796.88 2,813.45 2,830.03 2,813.45 2,813.45 2,813.45 2,813.45 2,830.03 2,813.45 2,796.88 2,796.88 2,796.88 2,796.88 2,813.45

Weekly Contributions

Quarterly Levies $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $

697.15 695.08 695.08 695.08 695.08 695.08 695.08 697.15 703.36 699.22 699.22 699.22 699.22 703.36 707.51 703.36 703.36 703.36 703.36 707.51 703.36 699.22 699.22 699.22 699.22 703.36

$ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $

53.63 53.47 53.47 53.47 53.47 53.47 53.47 53.63 54.10 53.79 53.79 53.79 53.79 54.10 54.42 54.10 54.10 54.10 54.10 54.42 54.10 53.79 53.79 53.79 53.79 54.10

# This levy is based on an annual building premium that has been calculated at building costs and insurance rates estimated at the completion of building. This levy may vary if building costs or insurance rates vary from the estimated rates. The Insurance Premium will be paid by the Original Owner in the first year & recoverd from owners in accordance with the ISLE. ^ This levy is an estimate only. A Quantity Surveyor is recommended to complete a formal Sinking Fund Forecast Report to give exact figures for each annual Sinking Fund levy. * Please note, these fees are estimated as the total for all lots for 12 months for the respective agreements.

Unit 8, 156 Boundary Street, WEST END Q 4101 P: 3361 9960 F: 3361 9990 E: admin@bcalliance.com.au

D E D I C AT E D TO C R E AT I N G REMARKABLE PLACES In the crucible of the city, lifestyle and location combine with people and their dreams to create something far greater than the sum of the parts.

At Azure, the process of refining the ingredients of site, design and materials into spaces in which people can achieve their best lives is one we take great delight in.

It is also one we approach with a persistent dedication to quality. Our repertoire of core expertise across construction, design, planning and development gives the company a multifaceted skill-set that ensures our properties are an impeccable fusion of value and luxury.

A testament to the noteworthy talents of our company's directors is their previous legacy of more than two dozen award-winning residential projects, including multiple times being named HIA Home of the Year in both Queensland and National categories.

Full attention is paid to aesthetics, engineering and considering the actual lived experience of being in one of our developments, so those who invest in our properties can for many years to come, enjoy the experience of living in places that say, “welcome home”.

THE CORSO HOUSE

"Our pursuit of multi-faceted excellence ultimately has one simple aim - to say to you, “welcome home.”

Azure Developments

BESPOKE RESIDENCE

T H E ‘A’ T E A M

THE RESIDENCES 370 Pi ne Mou nt ai n Road , C ari ndale QLD 4152 PHONE THE AZURE SALES CONCIERGE ON +61 7 3227 1575

THERESIDENCESCARINDALE.COM.AU