Market Review - Fourth Edition

FIND OUT MORE ABOUT BOCCA ITALIAN ON PAGE 18 MADE BY HAND, ENJOYED BY MOUTH

THE LONG AND THE SHORT OF IT

Property fundamentals and how to succeed in today’s property market.

As we approach the normal Spring selling season, we are in new territory. After going through an unprecedented period of growth, we are now moving in to the next phase of the property cycle - the adjustment or correction phase.

We’re experiencing high inflation, rising interest rates, more economic uncertainty and the media is full of mixed messages with many people now claiming it’s a bad time to be buying a home or investment property. On the other hand, some more experienced, long-term thinking strategic commentators see it as a good opportunity to get set in the property market at a time when there is less competition. One thing is certain though, the fundamental rules for property investing don’t change and history shows us timing is very important. If we miss timing the market, we simply have to spend time in the market.

1: YOUR LONG-TERM AIM SHOULD BE CAPITAL GROWTH

Capital growth or the increase in your home’s value should be the ultimate goal for every property investor. Because it is capital growth that gets you out of the everyday rat race. Residential real estate is a high growth, relatively low-yield investment. After all expenses, your net yield may be less than 3%, but when you consider the capital growth you’ll achieve from a well-located property, the overall returns are very good, especially in today’s still low-interest-rate environment. This means for buyers in the asset accumulation stage of their journey, the more capital growth they achieve (even at the cost of lower rental income) the more wealth they will accumulate in the long term. Image of seedling growing?

2: DEMOGRAPHICS WILL DRIVE OUR PROPERTY MARKETS

Understanding demographics could and should be the final piece of the puzzle for you during the decision-making process. Following COVID, the middle class of Australia is disappearing. What does this mean? Look for areas where more affluent highly skilled knowledge workers live or rent, and you’ll often find these are gentrifying areas. In other words, suburbs where wealthier people are upgrading and moving. If you can pick an area going through gentrification, one that’s shifting from dreary to in demand, you can benefit from its accelerated growth.

3: LOCATION, LOCATION, LOCATION

As always, never forget one of the timeless rules of location. Because when it comes to capital growth, location will do 80% of the heavy lifting. Look for suburbs where wages have grown faster than the state average – these are often gentrifying suburbs or established “money belt” locations.

4: FOCUS ON CONTINUED STRONG DEMAND

Location is one thing but buying the right type of property in the correct location is also very important. Always look for a property that will be in continuous strong demand by owner-occupiers. The pandemic has changed the way we live, work and what we want from our properties.

We have our home, our workplace and now a strong focus on our neighbourhood. The restaurants, bars, gyms, houses of worship, barber shops, and other places we frequent that are neither work nor home - have never been so important. If you can walk out of your home and you’re within walking distance of, or a short trip to a great shopping strip, your favourite coffee shop, amenities, the beach, or a great park, you will appreciate the benefit of your neighbourhood.

5: HAVE A FINANCIAL BUFFER IN PLACE

Always, always have a financial buffer in place to see you through the rainy days. If the coronavirus pandemic and widespread lockdowns have taught us nothing else, it’s that some money for a rainy day is exceptionally important. A cash buffer ensures you have sufficient time to make whatever adjustments are prudent, including selling assets. This reduces unnecessary stress and anxiety and pressure to sell assets quickly.

6: BE CAREFUL WHO YOU LISTEN TO AND AVOID NEGATIVITY

As with anything, there will always be pessimists around willing to give their two cents worth of advice. And they’re usually wrong. While the Property Pessimists and Negative Nellies will tell you to avoid investing in property, there will always be people who tell you to buy property, or to buy a particular type of property or in a particular area with hidden agendas so beware.

Yes there is uncertainty, geopolitical issues in the world, rising fuel costs, high inflation and rising interest rates; and this might cause a feeling of despair for some. But as the saying goes, ‘This too shall pass’.

AN UPDATE FROM THE PRINCIPALS danelle.wiseman@bhgre.com.au

It’s important to remember we are in a cycle and the good times will return soon enough. The long-term view outsmarts short-term thinking. Over the last year or two, the residential property market has shown its resilience. People will always need somewhere to live, and homes are the true “safe haven”.

As Warren Buffet says, “Be fearful when others are greedy, and greedy when others are fearful.” In fact, these are precisely the conditions that present the best opportunities for those buyers who have a long-term plan. Now is a great time to get all your ducks in a row and take advantage of the property opportunities that markets are presenting.

How healthy is your home loan?

Book in for a home loan health check today!

With interest rates on the rise, there’s never been a better time to review your home loan.

And there’s never been a better bank to do it.

We’ll give your home loan a full check-up, making sure the loan you have is still right for you and your current needs. We’ll look at your interest rate, your term, your repayment options, and if relevant, your equity.

Then if we can add value to what you already have, we’ll talk you through:

our competitive rates

100% offset on fixed or variable loans

• how LVR (your loan to value ratio) works and of course, our fantastic customer service

Everyone’s welcome

Whether you’re an existing customer or you’re new to Bendigo Bank, we’re here to help you get the most out of your home loan. So don’t delay!

Enquire online at bendigobank.com.au/healthcheck or visit your nearest branch.

Morgan Single

Developer, Builder & Manager

Our story began over two decades ago, sprouting our humble roots as a Brisbane-based engineering consultancy group. We have been on quite a journey, growing to encompass a team of over 40 passionate personnel designing, building and managing over 20 apartment complexes in desirable locations across South East Queensland.

As an award-winning developer, each property is designed thoughtfully and specified with quality and the end-user in mind to suit exceptional liveability. Our customer focus is matched by the empowerment and care we give our employees and partners who make what we do possible. At Gardner Vaughan Group (GVG), we care how you live.

“

Our legacy is the communities we help create. We are driven by one core value at Gardner Vaughan Group; care for our people, our staff, our partners, and especially, those who live in our communities. ”

Why we care

Our purpose is to design and foster the communities we create with a sensibility of connectedness. How do we achieve this?

Our developing, building and managing platform provides a paradigm to support our people & partners, improve upon our services and successively care for our customers to live their best lives.

How we deliver

Our strategy has three key pillars:

We will continue to deliver projects on time, on cost and on quality via the trusted support of our field of experts. From a long history of engineering consultancy across the East Coast of Australia, we have forged trusted and durable long-term partnerships with a myriad of key stakeholders.

We will continually improve our unparalleled in-house practices to better serve our customer experience; a seamless end-to-end transaction.

Gardner Vaughan Group is fortunate to operate as a developer, builder & manager, affording us the ability to access services such as;

Site Acquisition,

Design & Construction,

Marketing & Sales,

Caretaking, Building & Property Management, All under one roof!

Through our community and sustainability efforts, we promise to deliver our projects with an ethical and long-term focus. Gardner Vaughan Group (GVG) is built on a culture of care. Akin to the adage “from caring comes courage”, GVG takes pride in standing together. We are proud of what we do, supporting our people and learning from the experiences and lifestyles we foster.

3630 4570

www.gardnervaughangroup.com.au

Coming

Annual Garden Competition

HOUSE MOUNTAINS

Jennifer & Michael Doherty

HOUSE MOUNTAINS

Glenda Lloyd “FOREST VIEW” MERIDAN PLAINS

Geoffrey Birch AROONA

Golden Beach State School SUNSHINE COAST

Lorraine & Stuart James PELICAN WATERS

Best Balcony Garden

Edible Garden

IN THE HOME WITH CASSY

Chicken & Chickpea Korma

Korma is not really a dish but more a technique employed in Indian cooking. It simply means 'braising'. It's a misconception to think that kormas are always rich and creamy as there are several different types. They can be light and aromatic or rich and creamy and some kormas are fiery looking with a taste to match.

We like it spicy, so feel free to add chilli if that's your zing, however, this recipe is one that the whole family will enjoy! It's a great dish to double up the ingredients to have some leftovers on hand for those busy evenings.

WHAT YOU NEED (SERVES 4)

25g blanched almonds

2 garlic cloves, crushed

3cm piece fresh root ginger, chopped

30ml vegetable oil

675g chicken breast fillets, skinned and cubed

3 green cardamom pods

1 onion, finely chopped

1 can chickpeas, drained

10ml ground cumin

¼ tsp salt

150ml natural (plain) yoghurt 175ml (light) cream

Fresh coriander sprigs to garnish

Serve with steamed rice or for a healthier option, we make cauliflower rice – it’s delicious, super healthy and easy to make!

HOW TO BLANCH ALMONDS

Place your almonds in a shallow bowl and cover them with boiling water. As they start to cool, simply pop them (peel them) out of their skins. The hot water releases their skin.

WHAT TO DO

Place your blanched almonds, garlic and ginger and a splash of water (about 30ml) in a food processor (we use a spice/coffee grinder) and blitz away – and that’s your paste. Set to the side.

Heat oil in a wok, karahi or large pan and cook the chicken through. Remove chicken and set aside.

Bruise the cardamom pods (give them a good squashing with the back of a knife or spoon) – this releases their aroma. Fry for 2 minutes – you may need a splash of oil. Add the finely chopped onion and fry for a further 5 minutes.

Add the paste to the fried cardamom pods and onion. Add cumin and season to taste with salt. Cook for 5 minutes more, stirring frequently.

Whisk the yoghurt and add it to the onion mixture a tablespoonful at a time. Cook over a low heat until the yoghurt has all been absorbed. Return the chicken and add the chickpeas to the pan, cover and simmer over a low heat for 5-6 minutes or until the chicken is tender. Stir in the cream and simmer for a further 5 minutes. Garnish with fresh coriander.

Don’t forget to add your favourite chutney when serving and treat yourself to some toasted naan bread! We love mango or eggplant chutney on this dish.

CAULIFLOWER RICE

Chop cauliflower into small chunks and place in thermomix/food processor and blitz until it looks fluffy and similar size to rice. In a thermomix, speed 7 or 8 for about 6 seconds. Place the blitzed cauliflower into a microwave safe bowl and cover with cling film. Cook in the microwave on high for 7 minutes and you have cauliflower rice cooked, ready to enjoy!

If you would like an update on your home, please contact me today. Cassy Stephan 0487 105 553 cassy.stephan@bhgre.com.au

If you love curry like we do but don't like it hot, this is the one for you.

COFFEE WITH YOUR BEST FRIEND

Coffee is something that is a part of our everyday routine. Nothing beats taking your fur baby for a walk on a Sunday morning to your favourite local cafe for a coffee and of course a puppacino.

So here are some local cafes that we love going to with our dogs that you should try too. Best of all these are in the perfect location for a walk on the dog friendly beach or just to sit back and relax in a café that both you and your pooch can enjoy.

COMMUNITY CORNER

Kairos Community College Caloundra is an independent, nongovernment Special Assistance School catering for young people for whom mainstream schooling hasn’t quite worked. Since January 2020, they have been working hard at their Caloundra campus to help young people undertaking Years 10-12 who need a flexible and supportive approach to achieve their education and training aspirations.

Kairos CC provide high quality individual learning and educational outcomes, that support opportunities for them to engage in meaningful work and leisure and that increase their capacity for resilience and wellbeing in their personal lives, relationships, families, and communities.

Specific activities include participating in the annual Kokoda Challenge together with a raft of other opportunities presented in their respective classes.

The Kokoda Youth Foundation is a cause very close to their hearts at Kairos Community College, as they understand how

important their work is, equipping young people with the confidence and mindset to tackle life post-school. Their programs provide young adults with developing skills for the workforce and potential job opportunities, as well as giving teens a safe space to explore their feelings whilst challenging them to push personal limits.

2022 saw their educators also support the foundation by completing the grueling 96km event on the Gold Coast, of which we were proud sponsors of.

Together, with the generosity of community, Kairos CC raised almost $7,000 for the Kokoda Youth Foundation.

OURS CAFE

Ours Café & Goods is a vegan/vegetarian café a short walk from Moffat Beach. They offer amazing food and coffee as well as boasting a range of delicious treats made with local produce including a selection of dog friendly treats for your fury friend to enjoy. They open from 6.30am so it’s perfect for the early morning coffee run with your dog.

THE POCKET ESPRESSO BAR

Don’t let the name fool you, The Pocket Espresso Bar has amazing coffee but they also have an incredible menu that you need to try. It’s positioned perfectly to capture the sunrise from the front and the sunset in their back garden, all while you enjoy some quality time with your furry best friend. Or why not grab a takeaway and head straight down to the beach to soak in the sun with your dog. PS They also offer Puppychino so your dog can enjoy a coffee with you.

ONE BLOCK BACK

As the name suggests, this café is only one block back from Moffat Beach. They have an amazing rustic feel throughout and provide fantastic coffee and food 7 days a week. They also love dogs so don’t forget to bring them along.

GROUNDS KEEPER WILLIE

Although not a café, what Grounds Keeper Willie lacks in food they make up for in specialty coffee roasted on site in Moffat Beach. A convenient local roastery packed with everything you could need or want when it comes to enjoying coffee on the go or in the comfort of your own home. Whether you’re after a caffeine fix or specialty coffee supplies, Grounds Keeper Willie is the place for you. They love dogs so much their logo even has a sausage dog in it.

TIPS FOR COFFEE AT HOME

If you’re like us, then you love your coffee and are always looking for ways to make it better at home. Here’s one very simple tip that will make your coffee at home even better. Buy your coffee beans fresh from a local roastery or cafe, just like Grounds Keeper Willie or Pocket Espresso. Whether you use an espresso machine, filter system or prefer cold brew they have all the beans, equipment and advice you’ll need to enjoy that perfect cup of coffee at home.

KEEPING IT LOCAL

When you think of Spring on the Sunshine Coast, the first thing that comes to mind are the beautiful flowers coming to bloom and the seasonal fruits that are ripe for harvesting. There’s just something about taking the family out to pick your own fruit from the vine that does wonders for the soul!

Our beautiful Hinterland is home to a number of strawberry farms where you can enjoy a day in the sun, pick your own fruit and learn all you need to start growing your own. With options aplenty, I thought I would share a few of my favourites for you to check out.

Gowinta Farms 205 Burys Road, Beerwah

Cooloola Berries 856 Tagigan Road, Wolvi McMartins Farm 105 Sports Road, Bli Bli

If you would like an update on your home, please contact me today. Suzie O’Neill 0498 685 818 suzie.oneill@bhgre.com.au

BOCCA ITALIAN

Renowned hospitality identity Tony Kelly recently opened his eighth dining establishment on the Sunshine Coast with Bocca Italian opening in Bokarina. We recently held our quarterly awards night in their special dining area and thoroughly enjoyed their beautiful food and drinks.

Bocca Italian is located on the ground floor of Seanna Residences and seats up to 150 guests and includes a 14 seat private dining room in what Tony Kelly describes as ‘refined casual’ dining experience. “We have some incredible local suppliers as well as traditional Italian providores from Melbourne and Brisbane so will have a strong focus on fresh produce and iconic pasta dishes as well as stunning pizzas from the stone base Moretti pizza oven which we have imported from Italy.

“This is a restaurant where locals and visitors can visit regardless of if they are celebrating a special occasion or coming off the beach with sand between their toes, they’re welcomed with traditional Italian hospitality and the same stunning flavours you would expect to enjoy in any coastal Italian town. Tony said.

Tony’s Market Bistro manager Luke Stringer and executive chef Harry Lilai, are business partners, the driving forces behind Bocca Italian.

“We have built a great team at Market Bistro and we’ll certainly be leaning on Harry’s vast experience establishing and operating a number of renowned Italian and fine dining restaurants including the 250 seat Cecconi’s at Crown Casino in Melbourne which he later opened in Hong Kong and Macau as well as Greca at Howard Smith Wharfs, Menzies at Rialto, Byblos at Prahran, Baby in Richmond and the award winning Town Hall Hotel in Fitzroy.

Bocca Italian is open seven days a week for dine in or takeaway from 11am until late. To book a table or order takeaway visit www.boccaitalian.com.au.

RENTAL MARKET SNAPSHOT

What makes a good investment property?

So your Financial Planner has suggested it’s time to buy your first or another investment property as part of your Financial Plan. The next question while researching is where, but more importantly needs to also be accompanied by “Is this an Investment Grade Property?”

It is recommended that location should be put to the ten finger test. Property commentator Michael Matusik suggests there should be 10 reasons why someone would want to live there. Almost anywhere on our beautiful Sunshine Coast will pass this test, although some areas more than others. “You can't just run out and buy any property, because not all properties make good investments!” There are fewer properties on the market than there have been for a long time, in fact the Caloundra market for example, is down by 49% compared to pre-covid days and while there are still many properties on offer, there is a shortage of quality "investment grade" properties. Of course, any property can become an investment property but that doesn't make it “investment grade”.

Investment Grade is one that offers strong and stable rates of capital appreciation, a steady cash flow, liquidity, easy management, a hedge against inflation and good tax benefits.

It is a common school of thought, that investors should invest in capital growth first. It's easier to build a substantial asset base that way and then you can eventually buy your cash flow down the road. Of course, seek professional advice first but I hope this gives you a place to start.

How the new tenancy laws affect pets in rentals

The Residential Tenancies and Rooming Accommodation Act 2008 (Qld) (the RTRA Act) which governs residential tenancies in Queensland has been amended by the Queensland Government.

Although some of the changes came into effect on assent on 20 October 2021, there are significant changes coming into effect on 1 October 2022.

One of the major changes property agents need to understand is the updated requirements for pet requests and approvals. Simply saying, “no pets allowed” is no longer permissible.

CHANGES

Below are key changes that will apply from 1 October 2022:

• lessors must have a specific reason under prescribed grounds to refuse a tenant’s request to keep a pet – they can no longer say “no pets allowed” or apply a blanket pet prohibition

• conditions for keeping a pet at a property must comply with prescribed requirements

• a new definition for pets has been introduced with a clarification about working dogs

CONTRACTUAL OBLIGATIONS

Aside from needing written consent stating whether the request has been approved or denied, the reasoning behind the decision needs to be stated using the grounds or conditions permitted under the RTRA Act.

GROUNDS FOR REFUSAL

Under the new provisions of the RTRA Act, the permitted grounds to refuse a pet request are limited to the following:

• keeping the pet would exceed a reasonable number of animals being kept at the property;

• the property is unsuitable for keeping the pet because of a lack of appropriate fencing, open space or another thing necessary to humanely accommodate the pet;

• keeping the pet is likely to cause damage to the property or inclusions that could not practicably be repaired for a cost that is less than the amount of the rental bond for the property;

• keeping the pet would pose an unacceptable risk to the health and safety of a person, including, for example, because the pet is venomous;

• keeping the pet would contravene a law;

• keeping the pet would contravene a body corporate by-law or park rule applying to the property;

• the tenant has not agreed to the reasonable conditions proposed by you for approval to keep the pet;

• the animal stated in the request is not a pet; or

• if the property is a moveable dwelling property— that keeping the pet would contravene a condition of a licence applying to the property.

Source: REIQ

Cherie Walker & Vikki Lee 0428 278 337 (C) & 0427 154 966 (V) pm.caloundra@bhgre.com.au

SOME OF OUR RECENT SALES

TYPE ADDRESS

BED BATH CAR SIZE SALE PRICE

House 31 Tiverton Place, Landsborough 4 2 2 682m2 $660,000

Unit Unit 1 'Sandy Shores' 8 Esplanade, Golden Beach 2 2 1 104m2 $849,000

House 46 Pine Camp Road, Beerwah 4 2 2 800m2 $660,000

House 9 Ardmore Court, Moffat Beach 4 2 4 678m2 $1,350,000

House 381 Diamond Valley Road, Diamond Valley 3 1 2 1.14ha $680,000

Unit Unit 2 'Joanne Apartments' 15 Esplanade Bulcock Beach, Caloundra 2 2 1 84m2 $697,000

House 12 Rutherford Place, Pelican Waters 4 3 4 848m2 $2,100,000

House 13 Tudor Court, Beerwah 3 2 3 932m2 $715,000

House 111 Pine Camp Road, Beerwah 3 1 1 650m2 $600,000

House 76 Roberts Road, Beerwah 3 1 4 881m2 $514,000

House 2a Arcadia Drive, Beerwah 2 1 639m2 $530,000

House 18 Greber Road, Beerwah 3 1 3 4,123m2 $1,150,000

Land 5 Kauri Court, Beerwah 2,553m2 $580,000

House 79 Shaws Road, Beerwah 4 2 4 2,001m2 $1,156,000

House 13 Ocean View Road, Mount Mellum 6 2 2 2,042m2 $800,000

House 12 Tudor Court, Beerwah 3 1 3 1,052m2 $738,000

House 38 Dularcha Drive, Landsborough 3 1 7 9,250m2 $940,000

House 17 & 19 Swan Street, Beerwah 6 3 3 3,570m2 $1,275,000

Unit 9 ‘Glenburnie’ 5 Orvieto Terrace, Kings Beach 2 1 1 75m2 $612,500

House 4 Tudor Court, Beerwah 3 2 2 801m2 $675,000

House 1 Ngungun Street, Dicky Beach 4 6 3 773m2 $3,870,000

House 57 Springs Drive, Meridan Plains 4 2 2 600m2 $986,000

House 171 Barrs Road, Glass House Mountains 4 1 12.37ha $1,875,000

House 32 Elsa Court, Peachester 3 1 4 2.47ha $1,006,000

MAKING THE MOST OF YOUR GARDEN

Macadamia’s

HISTORY

As Aussie as G’Day, they are native to north eastern NSW and central and south eastern QLD specifically. There are four species of the genus three of which are grown commercially.

Integrifolia (bauple nut) this has a smooth leaf and a white flower originated in QLD

Tetraphyila a prickly leaf with pink flower originated in NSW

The nut was first commercially produced in Hawaii, before Australia began propagation of varieties better suited for commercial production.

SELECTION

The best macadamia tree for the back yard is usually a propagated grafted or cutting tree. These will start to bear nuts in 5 years and produce commercial quantities of nuts in 7–10 years old, but once established, may continue bearing for over 100 years.

Macadamias prefer fertile, well-drained soils and are shallow rooted, in the back yard they required at least a 5metre spacing from other trees to allow future growth.

PESTS

Being an Australian native tree, the pests are already here, and so are the insects that prey on those pests.

Flower caterpillar, nut borer and fruit spotting bug and rats are the main pests to watch out for the flower Caterpillar and nut borer have native parasitic wasps as prey which can keep levels down. Fruit spotting bug (known commonly as stink bug) can be removed by hand on smaller trees (wear gloves) or sprayed on larger trees.. Rats will have to be managed by traps or baits.

NUT (SEED)

The delicious nut is actually the seed for the tree and if planted will grow but will not be true to form to the grafted tree.

Harvesting is done by hand, or commercially by machine on large plantations

The kernel is encased in a hard brown shell (when ripe) which is encased in a green husk and will fall from the tree when ripe.

Many people have invented machines and devices to crack the nut to gain a whole kernel, At home we use a nut cracker a lever which compresses the shell till it cracks giving a full kernel.

Another method you can use is the slated rubber door mat and hammer, beware the can fly off like bullets if miss hit Getting to the kernel can be a challenge but when opened the reward is satisfying.

TOXICITY

Macadamias are toxic to dogs. Ingestion may result in macadamia toxicity marked by weakness and hind limb paralysis with the inability to stand, occurring within 12 hours of ingestion.] It is not known what makes macadamia nuts toxic, but its effects have only been reported in dogs. Depending on the quantity ingested and the size of the dog, symptoms may also include muscle tremors, joint pain and severe abdominal pain. In high doses of toxin, opiate medication may be required for symptom relief until the toxic effects diminish, with full recovery usually within 24 to 48 hours.

Award winning Hinterland experts, Andrew and Wendy Dobbie make a formidable team and are on hand to help you make decisions about your next move. Give them a call for no obligation free chat about your next move.

Andrew & Wendy Dobbie 0429 690 182

andrew.dobbie@bhgre.com.au