The Property Book

Nerang

the

Property Book YOUR LOCAL NEWSLETTER & BUYERS PROPERTY GUIDE

HOME OWNERSHIP STILL WITHIN GRASP Tips for overcoming housing affordability

Is your rental property pet friendly?

Introducing “pet friendly” searches

Property Council Says Henry Review ‘Positive’ The Property Council of Australia’s response

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Home Ownership Still Within Home owners and buyers are once again feeling the pinch to keep their dreams of home ownership alive as housing affordability returns to the agenda.

But, Nerang First National Principal, Mike Gray says it’s a matter of rethinking options and developing creative strategies.

Tightening lending conditions and increasing mortgage stress concerns have started to take their toll on home buyers’ ability to own their own home.

According to Mike, home buyers need to take action on an individual level to tear down the wall of housing affordability in any way they can.

Recent research has found a decline in the number of home loans with a high loan-to-value ratio (LVR) of 95 per cent or above.

Did you know...?

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Mike says while lending criteria has toughened in recent months, there are still lenders willing to negotiate a better deal around a number of factors such as fees or rates or the actual LVR itself.

“There are plenty of lenders out there who are willing to do just that, if home buyers are willing to shop,” Mike said. “It’s up to the individual to take matters into their own hands and ask.”

Some key tips for overcoming housing affordability concerns include: • Time your purchase for when there is a lull in the market, such as winter, when the market generally slows and lower demand can potentially tip the balance in favour of buyers.

Grasp

• Calculate what you can afford to spend, factoring in any interest rate increases. Match this to your list of preferred suburbs and concentrate on properties that are genuinely within your range.

• Be flexible and adjust expectations as required.

You may dream of buying a home in a particular area, but consider a smaller home, or even a unit with a view to upgrading later.

Alternatively, consider an area a suburb or two away from where you would like to live.

• Start a disciplined saving strategy immediately. Set realistic savings goals and set up an achievable budget for household expenditure.

Is Your Investment Property PET FRIENDLY? the increasing number of animals being surrendered each year due to the lack of available pet friendly accommodation.

First National recently announced a pet friendly search feature for their rental properties.

Nerang First National Real Estate has received strong praise from well-respected animal welfare organization, Animal Welfare League, for its innovative Pet Friendly Search feature.

According to Mike Gray, principal of Nerang First National, the network introduced the unique search feature to its member websites in an effort to help families with pets who are searching for rental properties, as well as to reduce

JUNE $100 WINNER

Congratulations to Rebecca Forsythe, our June winner of the $100 voucher. To win, Rebecca answered 3 riddles to be in the draw. Turn to page 4 to for this months brain teasers - and win!

“With appropriate screening, tenants with good rental histories who have pets with references often take great care of their rental properties. So we believe we can help keep families and their pets together while also serving the best interests of property investors.

“Of the animals that are abandoned yearly, 23% of cats and 30% of dogs were surrendered due to accommodation issues, largely as a result of the lack of pet friendly accommodation.

The President of peak body, Australian Companion Animal Council (ACAC) had also congratulated First National on its proactive initiative, after animal welfare groups called on landlords and real estate agents to relax their “no pet” policies for rental properties and enable people to keep their pets.

“As our social demographics change and increased high density living and changing lifestyles are becoming the norm, a lack of understanding by landlords is creating an environment in which pet ownership is becoming increasingly more difficult,” Dr Kersti Seksel, President, ACAC said.

“Pets are wonderful companions and provide significant psychological and physiological benefits to owners.

“Australia has one of the highest levels of pet ownership per capita in the world with almost two thirds of Australian households currently owning at least one pet. With pets being treated more like ‘one of the family’ than ever before, First National is to be congratulated for making it easier for people and pets to find a home together.”

If you are a tenant looking for a rental property on the internet, remember to also keep an eye out for our “pet friendly” logo.

Did you know...?

l Nerang First Nationa eal (R is the REIA of te Estate Institu Australia)

an 2010 Australi l a ti Residen e Agency of th m iu ed m Year in the tegory

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Property Council Says Henry Review ‘Positive’ The Property Council of Australia has described the government’s response to the Henry review as positive for the real estate sector.

PCA chief executive Peter Verwer believes that the Henry report indicates Treasury understood the key issues. ‘‘The government’s response, on balance, has been very positive,’’ he said.

Treasurer Wayne Swan has ruled out a number of the review’s recommendations, including changes to concessions on capital gains tax and negative gearing. On the subject of changes to negative gearing,Verwer said ‘‘Swan has rejected that and Henry himself said there were more important things’’.

With respect to Henry’s recommendation of abolishing stamp duty in favour of a broader land tax base, Mr Swan said he would make further announcements on this in coming months. The review criticised property stamp duty as being

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a highly inefficient source of revenue. Deloitte tax partner Max Persson, who specialises in property, said Dr Henry had recommended expanding the land tax base as a replacement because conveyancing stamp duty was relied on by the states so heavily.

This would mean non-taxable landholders such as charities and churches would be taxed on commercially used land they owned.

Dr Henry suggested that over time, land tax should apply to all land, but Mr Swan said it would not be levied on the family home. ‘‘That would increase the land tax base, which could give the states another source of funding which would allow them to eliminate conveyancing stamp duties,’’ Mr Persson said.

Negative gearing and discounts to capital gains tax, areas where the government rejected any changes, encouraged the construction of housing stock and investment into rental properties. Dr Henry

recommended the Coalition of Australian Governments should review other impediments to construction, such as planning and zoning issues, development approval processes and the use of infrastructure charges to increase housing supply. He highlighted these measures as key issues to housing affordability.

Mr Verwer says the council would engage with the government to ensure change to inefficient state taxes was part of a second wave of reform. He said a new infrastructure fund, financed by a tax on mining profits, was also positive for the property industry, as was the increased superannuation guarantee and a reduction in the company tax rate. ‘‘This will help insure that state governments can spend money on infrastructure in a more strategic manner,’’ he said. ‘‘By increasing the superannuation guaranteed contributions, it is good for the funds manager and real estate businesses.’’

FUEL VOUCHER WITH THIS MONTH’S BRAIN TEASERS

To o be in with a chance just answer any one of the following Brain Teasers correctly. For every correct answer you will have one chance in the draw.

Submit your answers at http://blog.nfn.com.au Question 1: Question 3: It lives without a body, hears without What is it that is deaf, dumb and ears, speaks without a mouth, and is blind and always tells the truth? born in air. What is it?

Question 2: Last months answers: I am a box that holds keys without 1. A baby locks, yet my keys can unlock your 2. Coal 3. An hourglass deepest senses. What am I?

Having A Business Mentality When It Comes To Renting So many times you hear these comments: • Tenants are just a pain to deal with • Tenants wreck your properties • I am not going to do much to the property because I am only renting it • I am just going to use up the old paint, it doesn’t matter if it matches or not • I am going to get the repairs done the cheapest way possible • It’s only for the tenants, so it won’t matter You can see the obvious thread here and it doesn’t apply to all landlords or all tenants, but it is an attitude that is worth talking about.

How often do you go back to the same mechanic because he does a good job and because he respects you as the person paying his wages?

Did you know...? there Australia wide, 0 First are close to 50 ces National Offi National and that First cially Nerang is offi mber the 2010 Nu

ONE office in Queensland

How many times do you go back to the same clothing shop because they want to cater to your needs?

In the majority of cases, if a tenant feels respected by their landlord they are much more likely to return that respect and that comes through in their effort to pay their rent on time and look after the property.

If a landlord puts that little extra effort into making his rental property look attractive and giving it a professional look, then the chances are much greater that he will get a tenant that will look after his property.

Usually tenants who like to live in nicer properties are prepared to pay just that little extra so it becomes a win/win situation and really if you think about it, the landlord is the biggest winner with a tenant who will look after their property and a tenant who will want to stay in the property.

DID YOU KNOW...

On the 22nd March 2010, QCAT had ordered a lessor to decrease a tenants rent by $150 for failing to maintain the property, and the date of rent decrease order has been back dated until November 2009.

(If you would like to view the published order made by QCAT go to this web address http://archive.sclqld.osrg.au/ qjudgment/2010/QCAT10-173. pdf ) This decision is a timely reminder for all landlords to read over routine inspection reports carefully, and take care of any outstanding maintenance issues in a timely manner.

Hopefully this will help prevent you from becoming the lessor in this story.

If you want more information or would like to speak to one of our property managers, please feel free to call the office on 5596 0055.

A good tip for Buyers, Sellers and Investors

An excellent and easy way to stay “in tune” with the value of your home and the local property market is the Weekly Property Bulletin and - it’s FREE. It’s an easy to read email detailing everything that’s just listed, just sold, price changes, open homes, for rental and news articles all with quality photos and descriptions.

Join over 3000 property owners, investors, buyers and sellers that use the Property Bulletin to keep their “finger on the pulse” of the local market.

Simply call us on 0755960055 or email sales@nfn.com.au and ask to receive the Weekly Property Bulletin

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2010 Australian Agency of the Year

Nerang

VACANT LAND

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Medium Residential Agency

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Various Building Blocks Build the home of your dreams on one of our many vacant lots for sale.

Lots vary from residential sites, Price: From $268,000 prestige lots with coastal views to Contact: The sales team private acreage lots.

07 5596 0055 What are you waiting for? Call now!

HIGHLAND PARK RED HOT Value!

• Three bedrooms plus ensuite • Balcony overlooking wildlife lake • Open plan living and dining • Private landscaped courtyard • Lockup garage • Close to shops & buses

CARRARA Rare Level Homesite!

• 656m2 vacant homesite • Level and 100% usable • Minimal site preparation needed • All services connected • Public transport at your doorstep

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• Security gated complex with resort style pool Price: $265-285,000 Web ID: 1384001 Contact: Julie Morgan-Kemp 0409 870 301

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• Terrific Carrara location, central to everything on the coast Price: $270 - 290,000 Web ID: 1381298 Contact: Paul Moitzi 0423 589 958

HIGHLAND PARK

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Nest or Invest • Three bedrooms • Expansive tiled open plan living • Great kitchen with dishwasher • Balcony with coast views • Air conditioning • Front and rear courtyards

NERANG

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• Small, pet friendly, secure complex with pool • Low body corp fees Price: $285,000 Web ID: 1345165 Contact: Susie Gale 0406 901 350

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Bring An Offer!

• Security estate with resort style pool, tennis court and more • 3 Bedrooms plus ensuite • Spacious open plan living Price: $289,000 • Modern kitchen with granite benchtops and dishwasher Web ID: 1278916 • Air conditioned living area Contact: Paul Moitzi • Private yard backing to open space 0423 589 958

NERANG WOW! Talk About Style!

• Two bedrooms • Two bathrooms • Fully renovated throughout • Stylish vogue kitchen • Lockup garage • Inground community pool

quick search these properties and more at www.nfn.com.au

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• Small pet friendly complex with low body corporate fees Price: $295,000 - $310,000 Web ID: 1360644 Contact: Steven Hayes 0421 643 871

Office 55

960055

Every precaution has been taken to establish the accuracy of the above information but does not constitute any representation by the vendor or agent.

2010 Australian Agency of the Year

Nerang

HIGHLAND PARK Duplex with Yard & No Body Corp!

• Three bedrooms • Air conditioning • Lovely kitchen • Private fenced yard • LU garage plus off road parking

NERANG Best Value! Great Location!

• Three bedrooms plus study • Open plan living and dining • Large modern kitchen • Air conditioning • Rumpus with built in bar • Double lockup garage

NERANG Value Added • 3 bedrooms, ensuite to master • Open plan living with timber look flooring • Good size kitchen • Air conditioning • Covered entertaining area

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• Close to shopping complex • Walk to schools, public transport • Pet friendly Price: $319,500 Web ID: 1283688 Contact: Julie Morgan-Kemp 0409 870 301

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• Big storage room/workshop • Terrific 674m2 level lot • Covered entertaining deck Web ID: 1376589 Contact: Paul Moitzi 0423 589 958

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looking over to the pool • Lockup garage Price: $375,000 Web ID: 1301042 Contact: Andrew Davidson 0411 760 600

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NERANG

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Oh what a Beauty!

• 3 bedrooms • Open plan living • Separate dining or family room • Double LU garage • Very close to transport and schools

NERANG

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• Currently tenanted until June • Perfect first home Price: $349,000 Web ID: 1301060 Contact: Shawn Barber 0404 257 243

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Price Slashed - MUST SELL • Garage converted to rumpus • Three bedrooms • Close to everything including • Separate lounge and dining areas riverside Price: $349,000 • Air conditioning • Spacious fully fenced backyard Web ID: 1354574 Contact: Steven Hayes • Pet friendly 0421 643 871 • Big timber entertaining deck

NERANG

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Tropical Retreat • Three bedrooms • Open plan living and dining • Large undercover entertaining area at the rear of home which leads out to a glorious garden • Lockup garage

quick search these properties and more at www.nfn.com.au

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• Short walk to the huge park & local general store • 844m2 private lot Price: $379,000 Web ID: 1288580 Contact: Steven Hayes 0421 643 871

Office 55

960055

Every precaution has been taken to establish the accuracy of the above information but does not constitute any representation by the vendor or agent.

2010 Australian Agency of the Year

Nerang

TALLAI VIP:Vistas In Paradise!

• 4559m2 vacant building block • Amazing panoramic views over the coast • Underground power, water and phone • Large cut pad

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• Terrific flat, fully fenced yard backing to river • Double lockup garage Price: $423,000 Web ID: 1381283 Contact: Shawn Barber 0404 257 243

CLEARVIEW / NERANG Green Garden Wonderland • 4 bedrooms plus ensuite • Separate living areas • Big kitchen with dishwasher • Air conditioning • Massive covered entertaining area • Wrap around verandahs

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• Driveway has been cut • Cul-de sac position surrounded by quality homes Price: $399,000-$419,000 Web ID: 1280005 Contact: Shawn Barber 0404 257 243

NERANG Down by the Riverside!

• 4 bedrooms; ensuite to master • Separate lounge and family areas • Neat and tidy kitchen with dishwasher • Air conditioning • Large covered pergola

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• Stunning manicured grounds • Level lot backing to parkland • Double garage plus 2 street access Price: $439,000 Web ID: 1363839 Contact: Steven Hayes 0421 643 871

PACIFIC PINES

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Savvy Investors will Love It! • 4 bedrooms, ensuite to master • Separate living areas • Air conditioning • Great yard for the kids • Deck & covered entertaining area • Double auto garage

HIGHLAND PARK WOW! Privacy & Position!

• Four bedrooms • Beautiful new kitchen • Sunken lounge and separate family room • Air conditioning • Detached double garage

NERANG

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• Immaculate tenant in place for 3 years, willing to take 2 or more years, photos on request Price: $420,000 Web ID: 1279740 Contact: Susie Gale 0406 901 350

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• Terrific terraced yard with covered patio area • Private lot close to everything!

Price: $430,000 Web ID: 1384701 Contact: Susie Gale 0406 901 350

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Private and Central!

• Double lockup garage • 4 bedrooms plus ensuite • Minutes to schools, shops and buses • Massive open plan living Price: $425,000 • Separate living areas Web ID: 1345213 • Tall airy 9ft ceilings Contact: Steven Hayes • Covered outdoor living area 0421 643 871 • Excellent level fully fenced yard

quick search these properties and more at www.nfn.com.au

Office 55

960055

Every precaution has been taken to establish the accuracy of the above information but does not constitute any representation by the vendor or agent.

2010 Australian Agency of the Year

Nerang

NERANG

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Riverside Opportunity!

• Massive rumpus with bathroom • 4 bedrooms plus study/5th brm • Private covered outdoor living area • Huge shed plus double carport • Massive 972m2 lot with river views $479,000 • Upstairs master with study nook, Price: parents retreat & ensuite Web ID: 1336309 • Multi living potential Contact: Andrew Davidson • Air conditioning 0411 760 600

Medium Residential Agency

NERANG

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So much living space!

• Private inground pool area • 4 double bedrooms plus ensuite • Double auto lockup garage • Loft style office plus study • 855m2 fully fenced lot Price: $469,000 • Spacious formal lounge • Huge kitchen with walk in pantry Web ID: 1369278 Contact: Paul Moitzi • Huge informal living area 0423 589 958 • Media room plus separate bar

LOWER BEECHMONT One Of A Kind Acreage!

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A once in a life time opportunity to secure this stunning acreage homesite at the best location in Lower Beechmont. 2.15 acres of pristine hilltop with heavenly and breathtaking 270 degree views over the coast, Hinze Dam and Macpherson ranges.

• 8714m2 or 2.15 acre Premier hilltop position • Level to gently sloping,100% usable and cleared • Amazing panoramic views to the Ocean, the Gold Coast and the Great Dividing Ranges - that can never be built out • Ideal opportunity to build a massive acreage lifestyle home • Deep rich soil and fully fenced • Close to Village shops, cafes and parkland The most enviable vacant homesite... Ever!

Price: $569,000 neg Web ID: 1288310 Contact: The Sales Team on 5596 0055

NERANG Big and Beautiful!

• Four bedrooms plus study • Ensuite to master bedroom • 4 living areas plus teen retreat • Modern open kitchen • Rear covered entertaining area overlooking bushland

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• Double garage plus 6x6 metre 2 bay work shed • 2030m2 landscaped lot Price: $595,000 Web ID: 1288583 Contact: Shawn Barber 0404 257 243

MOUNT NATHAN Acreage - Needs Urgent Sale!

• Expansive 4 bedroom home • Ensuite with spa bath to master • Spacious separate living areas • Air conditioning & fireplace • Large kitchen with gas cooking • Massive covered entertaining area

quick search these properties and more at www.nfn.com.au

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• Very private inground pool • Elevated 2005m2 lot • Double garage Price: $599,000 Web ID: 1363871 Contact: Julie Morgan-Kemp 0409 870 301

Office 55

960055

Every precaution has been taken to establish the accuracy of the above information but does not constitute any representation by the vendor or agent.

2010 Australian Agency of the Year

Nerang

HIGHLAND PARK Will Be Sacrificed At Auction • 280 degree breathtaking Gold Coast and Hinterland views • Four queen bedrooms, ensuite • Expansive open living & balcony areas over 2 levels • Huge modern kitchen

MAUDSLAND Acreage - Hot To Sell!

• Owner wants all offers • 4010m2 landscaped lot • 4 bedrooms, office & ensuite • Separate living areas • Huge covered entertaining area • Inground pool with decking

GAVEN Acreage With The Lot! • Three bedrooms PLUS 1 bedroom relocatable building • Ensuite to master, large office • Open plan living and dining • Long covered and fully screened outdoor living area

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• Salt water pool with Fijian shellstone surrounds • Double garage plus parking bay Auction: 19th July at 5pm Web ID: 1382111 Contact: Julie 0409 870 301 Paul 0423 589 958

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• Double garage plus side access to a 2 bay shed • 5 mins to Nerang & Oxenford Price: offers over $679,000 Web ID: 1324066 Contact: Julie Morgan-Kemp 0409 870 301

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• Terrific inground pool area • Double garage plus 13x7m shed • Usable 4851m2 lot, 2 street access Price: $730,000 Web ID: 1355095 Contact: Andrew Davidson 0411 760 600

NERANG

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Enchanting City Acreage • North American western redcedar log home • 3 bedrooms plus mezzanine • Ensuite to master bedroom • Spacious lounge with tall cathedral ceilings

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• Beautiful modern timber kitchen • Huge inground pool and spa • Beautiful 5689m2 (1.5 acre) lot Price: $645,000 Web ID: 1388513 Contact: Shawn Barber 0404 257 243

GILSTON

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OWNER INSTRUCTS - SELL!!• Inground salt pool and spa • Four bedrooms plus ensuite • Massive 6x9m shed with power • Self contained studio apartment • Massive 3.99 hectare lot Price: $729,000 • Spacious lounge room • Stunning polished timber floors Web ID: 1353075 Contact: Steve 0421 643 871 • Lovely country kitchen Julie 0409 870 301 • Separate big office

GAVEN

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Acreage - Needs An Offer • 2.56 acre lot includes a big flat section of land for shed etc.

• 4 bedrooms; ensuite to master • Spacious living with tall ceilings • Separate TV or games room • Modern timber kitchen

quick search these properties and more at www.nfn.com.au

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• Fireplace plus air conditioning • Great inground pool • 2 bay shed plus 3 car carport Price: $750,000 Web ID: 1216213 Contact: Julie Morgan-Kemp 0409 870 301

Office 55

960055

Every precaution has been taken to establish the accuracy of the above information but does not constitute any representation by the vendor or agent.

2010 Australian Agency of the Year

Nerang

WORONGARY Private Family Acreage • 5200m2 landscaped lot • 4 bedrooms, ensuite to master • Formal lounge and dining room • Open plan family and meals area • Terrific big modern kitchen • Beautiful private inground pool

MAUDSLAND Acreage - Bring An Offer!

• 4000m2 lot with 2 street access • 5 bedrooms plus study • 2 ensuites plus main • Huge modern kitchen • 50 squares, 4 living areas • Giant covered outdoor area

NERANG Executive City Acreage • Four bedrooms plus large office • Ensuite plus 2 bathrooms • Stunning modern kitchen • Expansive open plan living rooms • Massive separate kids retreat Ducted air con plus fireplace

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Medium Residential Agency

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• Big 2 bay steel workshed with car hoist and added shade sail parking Price: $759,000 Web ID: 1388468 Contact: Andrew Davidson 0411 760 600

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• Inground salt pool with Bali hut • Side access to 9x7m shed & carport plus double auto garage Price: $899,000 Web ID: 1315017 Contact: Julie Morgan-Kemp 0409 870 301

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• Large poolside gazebo • Double lockup garage • 4765m2 landscaped lot Price: $978,000 Web ID: 1364641 Contact: Steven Hayes 0421 643 871

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EMERALD LAKES

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Absolute Waterfront • Double garage with golf cart storage • Resort style pool, tennis and more • Tri-level waterfront home • Pets up to 10kg welcome!

• 3 bedrooms plus 6x6 loft Price: $749-789,000 • Executive master with ensuite • Ultra modern gourmet kitchen Web ID: 1085980 Contact: Paul Moitzi • Separate lounge and dining 0423 589 958 • Ducted air con, alarm, Vaccu-maid

NERANG

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Stunning Acreage Hideaway • Separate self contained studio • Spectacular 6204m2 lot with dam style cottage • Five huge bedrooms plus study • Tropical inground pool $899,000 • 2 main bathrooms plus ensuite Price: Web ID: 1376715 • Separate living & dining areas Contact: Steven Hayes • Beautiful big timber kitchen 0421 643 871 • Triple garage plus workshop

WORONGARY

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Elegant Dual Living Acreage • 9000m2 level grassy lot • 4 large bedrooms, ensuite • Huge steel 2 bay shed • 2 bedroom to the 2nd residence • 2 double garages, double carport Price: $1,190,000 • Huge separate living areas Web ID: 1384724 • Stunning modern kitchen Contact: Steven Hayes • Ducted air conditioning 0421 643 871 • Large covered outdoor area

quick search these properties and more at www.nfn.com.au

Office 55

960055

Every precaution has been taken to establish the accuracy of the above information but does not constitute any representation by the vendor or agent.

Market Update Web Searches for "Real Estate"

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Insights. Obviously this drop off in buyer interest directly correlates with reduced sales activity as the following graph will show.

Number of Single Dwelling Sales

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Nerang

This graph represents all sales of single dwellings in the suburbs of Nerang, Carrara and Highland Park.

With current market sales activity now at such extreme lows, it is vitally important that intending sellers are particularly careful in selecting an agent to market their property, as there is only a small percentage of local agents achieving these sales. In fact, current data shows that over the past 3 months, many local agents have recorded no share at all in these recent sales results.

As many owners organise free appraisals on their property to prepare for the upcoming prime Spring selling season, its important in this challenging market to ignore claims of the biggest agency, the smallest

Carrara

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Highland Park

agency, the agency with most stock or the largest number of salespeople and so on... because at the end of the day, only one thing counts – and that is RESULTS. First National Nerang has valid claim to being the most successful local agency with records proving it consistently achieves the highest list to sell conversion rate of all local agencies, in both this current market and over the past 10 years.

As REIA 2010 Australian Agency of the Year, First National Nerang is officially Australia’s number one medium residential sales agency.

If you’re looking for an agent than can deliver results, call our sales team on 07 55960055 today.