What’s Sold!
Station Street, Nerang, 1933
Quarterly Market Report
Nerang & Surrounding Suburbs
Nerang
55960055 | nfn.com.au
Earle Plaza, Cnr Price & White Sts., Nerang
Welcome...
to your Quarterly Market Report.
We hope you find our second edition of the Quarterly Market report to be an interesting tool to help you keep in tune with local market trends and values.
In this issue...
Whether you’re planning to sell, buy a home or an investment property, timing and market conditions are important factors to consider.
What’s Sold Quarterly Sales Stats 2 Price Movements Sold Pictorials
3 4 - 10
For sellers, house values have finally recovered from the post GFC slump, having returned to their previous 2010 peaks. Interestingly, the volumes of property for sale across the market are significantly lower than normal market conditions, so with the current strong buyer demand, time on market has reduced noticeably over the previous 2 quarters. This makes it an ideal time for sellers planning to upgrade or downsize to make a move now that values have recovered. Delaying such plans until values increase further really achieves little as the purchase price for the next property will have also increased. For anyone planning to buy at the moment, timing couldn’t be better as far as interest rates are concerned, with the reserve bank holding rates at an all-time low for 15 months in a row as at the time of writing this article. With affordable values and the ability to fix low interest rates, conditions are optimal for buying or selling.
Selling Tips
Check out our tips on how to present your home for sale 11
Investment Tips
15
Win
Check out our tips on how to present your home for sale
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In summary, the best way to describe the local market is that it’s a steady stable and healthy market at the moment, certainly not a boom period and is not likely to be for some time, which is probably a good thing from an affordability viewpoint. If you’re considering selling, we’d be delighted to offer you an obligation free market appraisal along with our suggestions for presentation that will help you to secure a premium price. Even if you’re not planning to sell until well into the future, we’d be happy to give you our assessment now and later updates as the market changes. This can also be handy to know so that you can make sure your home insurance cover is adequate. With over 23 years serving the local community, First National Nerang is the longest established agency in the region with a team sharing more than 90 years of combined sales experience with the company, so you can be well assured of reliable accurate advice, sound local knowledge and professional expertise. Mike Gray Principal
Nerang Quarterly Sales Statistics 1 July - 30 September, 2014
Local Area and 4211 Postcode
HOUSE Sales Residential Homes on lots under 2000m2 Nerang
Highland Park
Carrara West
Worongary Gilston
50
21
21
11
4
Median Price
$386,000
$437,500
$455,000
$395,000
$472,500
Lowest
$255,000
$344,000
$343,500
$334,000
$427,500
Highest
$621,500
$620,000
$556,000
$620,000
$630,000
Sales
UNIT Sales Townhouses/Units/Apartments Nerang
Highland Park
Carrara West
Worongary Gilston
29
8
16
0
0
Median Price
$244,000
$255,000
$256,000
0
0
Lowest
$195,000
$188,000
$285,000
0
0
Highest
$353,000
$289,000
$316,000
0
0
Sales
OTHER Sales 4211 postcode Acreage HOUSES Lots over 2000m2
Vacant Vacant ACREAGE RES. LAND Lots over 2000m2
Lots under 2000m2
12
1
1
Median Price
$685,000
$320,000
$244,500
Lowest
$330,000
$320,000
$244,500
Highest
$1,100,000
$320,000
$244,500
Sales
108 Houses Sold
53 Units Sold
12 Acreage Homes Sold 1 Acreage Lots Sold 1 Residential Lots Sold
This information is sourced from www.pricefinder.com.au, RP Data and the records of First National Nerang. Sales dollar amounts are rounded within $500 and whilst every effort is made to provide accurate figures they cannot be guaranteed and should be deemed as indicative. Parties should rely on their own enquiries and First National Nerang will not be held liable for errors herein.
2
SALES Volumes and PRICE Movement Charts - past 10 years HOUSES
UNITS
3
1
$344,000
2
405m2
4/22 BALOO CRES
4
2
$340,000
2
167m2
5/22 BALOO CRES
4
2
2
Price Not Disclosed
165m2
30 BALOO CRES
4
1
$595,000
3
2,688m2
132 BEAUDESERT-NERANG RD 1 1 3
$360,000
777m2
9 BELTANA WAY
3
1
$360,000 26 BENT ST
4
1
$415,000
3
405m2
Nerang: Houses
Nerang: Houses
2 ACERO CRT
4
7/11 EDEN CRT
4
2
$435,000
2
371m2
6/11 EDEN CT
3
2
$385,000
2
288m2
60 EUREKA CRES
4
2
$435,000
2
848m2
2 GUM LEAF CT
3
2
$345,000
1
333m2
15 HOBAN CT
4
2
$416,250
1
869m2
4 HYDE CRT
3
1
$390,000
2
891m2
13 INVERNESS CT
3
2
936m2
2
$387,000
3
519m2
15 BUSHMEAD ST
25 KOOLA DR
$370,000
$340,000
3
1
2
809m2
33 CITRUS DR
3
1
$360,000
2
675m2
2 COLRENE CT
4
2
$450,000
4
790m2
23 COLRENE DR
4
2
$430,000
2
802m2
114 DUGANDAN ST
3
1
$345,000
1
600m2
1,025m2
9 MAROONG CRES
4
2
$455,000
2
1,252m2
53 MARTIN ST
3
1
$255,000
2
604m2
79 MCLAREN RD
4
2
$440,000
4
619m2
5 MEDELLIN PL
3
1
$359,000
2
470m2
2
$384,000
2
470m2
6 MOOYUMBIN CT
4
2
$495,000
2
860m2
20 MORTENSEN RD
3
1
$347,000
1
885m2
45 MORTENSEN RD
3
1
$329,000
1
680m2
2 ODOWD CT
3
1
$380,000
1
415m2
69 OAKDALE AVE
4
2
$386,000
2
483m2
36 ONSLOW ST
5
2
$395,000
3
600m2
24 PADAUK DR
4
2
$469,000
2
835m2
30 PADAUK DR
5
3
$483,000
2
809m2
13 PALADIN CRT
4
2
$382,000
1
845m2
6 PATRICIA CT
4
2
$480,000
2
909m2
4 POPLAR PL
3
1
$343,000
1
420m2
Nerang: Houses
Nerang: Houses
11 MIRO PL
5
14 RIVERLEA WATERS DR 2 4
3
$477,500
50 RIVERLEA WATERS DR 3 3
4
$621,500
95 RIVERPARK DR
3
2
$377,000
2
600m2
15 RIVERVIEW RD
3
1
$350,000
2
549m2
5 SEATON CRT
3
1
$372,500
2
671m2
18 TEASDALE DR
3
2
$419,500
-
857m2
22 THE MORES
5
2
$425,000
2
870m2
12 THE ZENITH
3
1
$343,900
2
716m2
22 TIRRING ST
4
3
$538,500
2
1,021m2
61 WARRENER ST
2
1
$315,000
2
546m2
4 WEDGETAIL LANE
3
2
$360,000
2
403m2
14 WINCHESTER DR
4
2
$400,000
2
1,158m2
2
$551,000
2
1,409m2
27 YOOLANTIE CRES
4
2
$436,000
2
1,012m2
A massive thanks to First National Nerang for the purchase of our first home! Professional, informative and helpful 10/10
2 ABERDEEN CT
5
2
$437,500
2
866m2
185 ALEXANDER DR
3
2
$395,000
2
749m2
2
972m2
1 ARDROSSAN PL
5
3
$440,000
2
1,156m2
98 EXPLORERS WAY
4
2
$550,000
2
1,008m2
3 GLENGARRY CL
4
2
$380,000
2
676m2
2
$380,000
2
$424,000
795m2
46 RENFREW DR
5
2
$590,000
2
1.400m2
12 MERCURE PL
5
3
$620,000
2
605m2
5 MEREWETHER CT
3
1
$344,000
2
1,016m2
2 MORAY CT
3
2
$462,500
4
783m2
17 ORLANDO CRT
3
1
2
Price Not Disclosed
2
$435,000
797m2
1
713m2
7 PAULINE PL
3
2
$365,000
2
864m2
22 RENFREW DR
5
2
$552,500
5
1,510m2
44 RENFREW DR
4
3
$577,500
6
1
727m2
22 KILMARNOCK CL
3
4
2
2,226m2
31 TARA VISTA BVD
11 ISSELL PL
3
2
$435,000
4
1
Price Not Disclosed
5 MACDUFF CT
3
42 ORLANDO CT
6 ANGUS CRT 3
Highland Park: Houses
Nerang: Houses Highland Park: Houses
33 YARRIMBAH DR
4
1
711m2
3
$550,000
2
823m2
7 TOUKLEY CT 3
1
$370,000
4
773m2
3
2
1,164m2
$556,000
13 ANCONA ST
3
1
1
837m2
$343,500
12 AVONBURY CRT
3
2
$415,000
2
753m2
16 AVONBURY CT
5
2
$500,000
2
773m2
2 BALTIMORE CT
4
2
$540,000
2
739m2
2
$500,000
2
$415,000
1,133m2
2
600m2
9 GREENBANK CRCT
4
2
$475,000
2
600m2
11 GREENBANK CCT
4
3
$550,000
2
840m2
6 JERROB CT
3
1
$455,000
2
1,024m2
6 LARK CRT
4
2
$540,000
2
909m2
8 MERCATOR CT
3
2
$382,000
1
2
$480,000
2
830m2
46 PADDINGTON DR
3
2
$430,000
2
551m2
28 PAUL CT
3
1
$355,000
1
695m2
20 PLATEAU CRES
5
2
$435,000
2
757m2
80 PLATEAU CRES
4
2
$490,000 4
2
6 GREENBANK CCT
3
22 MICHELMORE RD
3
2
786m2
96 PLATEAU CRES
5 GARNET CT
5
Carrara West: Houses
Carrara West: Houses
121 ALISON RD
4
627m2
2
$440,000
1
783m2
2 REMOUNT PL
3
1
$367,000
1
660m2
18 TARA TCE
4
3
$510,000
2
562m2
2 TIVOLI CRT
3
1
$415,000
2
716m2
2
$395,000
759m2
39 BARRINE DR
3
2
2
$408,000
750m2
6 BORMAN CRT
3
1
1
$410,000
Gilston: Houses
2
67 EXPLORERS WAY
3
1
1
$373,000
2
$410,000 1
$334,000
3
$620,000
2
785m2
4
748m2
2
750m2
15 NABARLEK DR
5
2
$420,000
2
1,221m2
17 NABARLEK DR
4
2
$360,000
4
3
2
1
1,476m2
2
$472,500
852m2
5 KAMBALDA CT
5
2
638m2
2
645m2
3
1,033m2
2
805m2
18 SILVEREYE CCT
351 HINKLER DR
4
2
$536,000
2
6 GLENN CRT
3
600m2
22 MOONDANI DR
4
4
700m2
4 GILES GR
3
2
14 SILVEREYE CRCT
2
$360,000
2
$451,050
$630,000
780m2
2
8 KOEL DR
4
4
68 EXPLORERS WAY
3
2
$467,500
12 SILVEREYE CCT
1
$367,000
21 KEITH RUDD DR
4
$427,500
677m2
Nerang: Units
Worongary: Houses
14 BARRINE DR
3
2
833m2
15/41 BELTANA WAY
3
2
1
$285,000 23/1 BOULTON DR
3
2
$353,000
2
22/4 BUSHMEAD ST
3
1
$244,000
1
320/64 GILSTON RD
3
2
$285,000
1
2/64 GILSTON RD
3
2
$260,000
1
Please note: Some sold property photos and descriptions may not appear on these pages.
2
$265,000
1
4/82 LAWRENCE DR
2
1
$237,000
1
18/86 LAWRENCE DR
2
1
$212,500
1
1/6 COLERIDGE CT
2
1
$307,000
2
1/5 ODOWD CT
3
1
$310,000
1
Nerang: Units
Nerang: Units
328/64 GILSTON RD
3
87/32 RIVERVIEW RD
3
2
$255,000
1
10/36 WEEDONS RD 2
1
$250,000
1
34/36 WEEDONS RD
2
1
$255,000
1
9/11- 13 MARTIN ST
2
1
$195,000
1
17/52 TO 54 MARTIN ST 2
1
$212,000
1
6/125 PAPPAS WAY
7/8 MYLOR ST
2
3
1
$214,500
1
43/125 PAPPAS WAY
2
1
$217,500
1
55/125 PAPPAS WAY
2
1
$215,000
1
1/8 RIMU PL
3
2
1
Price Not Disclosed
2/81 RIVERPARK DR
4
2
$350,000
1
2/32 RIVERVIEW RD
3
1
$260,000
1
73/32 RIVERVIEW RD
3
2
$251,900
1
1
$200,000 8/8 MYLOR ST
3
1
$240,500
2
5 DAHLIA COURT 67 NERANG ST
3
1
$218,000
1
1 FERN COU 67 NERANG ST
3
1
$212,500
1
5/67 NERANG ST
3
1
$218,000
1
2/84 NERANG CONNECTION RD
2
1
$210,000
1
We couldn’t be happier with you as an agent and we would (and will) go out of our way to recommend your agency to anyone who will listen.
1
$188,000
1
10/5 BALFOUR CRES
2
1
0
Price Not Disclosed
1/7 WIRTH TCE
2
1
$289,000
1
2/11 WIRTH TCE
2
1
$278,000
1
52/6- 20 BEN LOMOND DR 1 2
3
$260,000
13/11 BALFOUR CRES
2
1
$222,500
1
5/1B MCLEOD ST
2
1
$220,000
1
6/8 KILPATRICK CT
2
1
Carrara West: Units
$255,000
1
22/1A ALISON RD
3
2
$285,000
2
26/1A ALISON RD
3
2
$273,000
1
27/1A ALISON RD
2
1
$249,000
1
10
2
$316,000
51/1A ALISON RD
3
2
$285,000
2
1
31/28 TO 30 ANCONA ST 1 1
3
$246,000
70/28 ANCONA ST
3
2
$283,000
1
82/1 COELIA CRT
3
2
$310,000
1
36/38 -40 MUREV WAY 3
1
$240,000
1
41/42 MUREV WAY
3
1
$227,500
2
52/42 TO 46 MUREV WAY 2
2
$227,500
1
5/53 TO 55 PADDINGTON DR 2 1
3
$295,000
11/2 PAPPAS WAY
3
1
$265,000
2
43/125 PAPPAS WAY
2
1
$217,500
1
55/125 PAPPAS WAY
2
1
$215,000
41/1A ALISON RD
3
Carrara West: Units
Highland Park: Units
12/5 BALFOUR CRES
2
1
2/5 STORMBIRD PL
3
2
$315,000
1
Southeast Queensland market leads the way Sales activity across Queensland over the June quarter was up across all property types, according to the Real Estate Institute of Queensland (REIQ).
The REIQ Queensland Market Monitor for the June Quarter 2014 reveals increases in preliminary sales for house, units and townhouses. Vacant land sales were up an impressive 37 per cent. REIQ Acting CEO Antonia Mercorella said while the state’s total house sales were up across all price points, the upper end of the market continued to perform strongest. “Sales in the million dollar plus price point were up 28 per cent across Queensland, with an increase of 20 per cent in the $500,000-plus range,” she said. “Million dollar sales in the unit market also strengthened, with preliminary sales numbers across Queensland up around 10 per cent.” Ms Mercorella said the increase in sales activity was predominantly recorded in the southeastern corner of the state. “The Brisbane Local Government Area led the charge with an increase of 19 per cent, closely followed by Logan, which was up 18 per cent,” she said. “Brisbane’s unusually robust winter sales look set to be replicated in a number of real estate markets
11
throughout the State amid increasing demand, sales volumes and prices. “The strongest performing sectors of the Brisbane house market were at opposite ends of the spectrum, with increases in the sub-$350,000 and $1 million price brackets helping the city to its fifth consecutive quarter of growth. “On the Gold and Sunshine Coasts, sales activity remained relatively stable over the quarter amid rebounding confidence in both markets. The Gold Coast median house price rose three per cent to $515,000 over the June quarter, with median prices on the Sunshine Coast up 0.2 per cent to $468,000. “The Gold Coast’s prestige acreage market also had a strong June quarter, while the new smaller council area of Noosa recorded very strong growth, with house sales up 22 per cent.” Ms Mercorella said some of Queensland’s key regional real estate markets were also experiencing solid growth. “Toowoomba continues to perform strongly, with sales activity up five per cent for the June quarter on the back of a thriving local economy and strong buyer activity,” she said.
“Sales in Queensland’s other two major tourism centres - the Fraser Coast and Cairns - also fared well in the June quarter, with house sales up seven per cent and four per cent respectively.” Brisbane unit and townhouse sales are also rising strongly, with a steady pipeline of townhouse developments contributing to a 20 per cent rise in sales in the June quarter. “The Gold Coast saw a strong increase in unit and townhouse sales, which rose 10 per cent in the June quarter,” Ms Mercorella said. “The Sunshine Coast unit and townhouse market is also on an upward spiral, with sales up 39 per cent in the last 12 months. Noosa posted strong growth, with unit and townhouse sales up 31 per cent.”
Vacancy rates still remain tight in many parts of Queensland, Ms Mercorella said. “The vacancy rate for the Brisbane Statistical Division eased to 2.3 per cent at the end of June, compared to 1.9 per cent at the end of March,” she said. “Median rents from the RTA continue to soften in Gladstone, Rockhampton and Mackay. “Toowoomba’s rental market at the end of June recorded a vacancy rate of 1.5 per cent, up marginally from the end of March. The Gold Coast recorded a drop in its vacancy rate, down 0.5 percentage points to 1.7 per cent, while the new Sunshine Coast regional council area consisting of the Caloundra and Maroochy regions sitting on a very tight 1.1 per cent.
Whether You’re Selling, Buying or Investing... it’s one of
the most important financial decisions you will make. Talk to First National Nerang, because real estate agents are NOT all the same... two times
REIA Australian Agency of the Year four times
REIQ Queensland Agency of the Year four times
REIQ Gold Coast Agency of the Year
Choose an agent you can trust
12
Nerang
Trusted by the community, Honoured by the industry
Property Management Guru’s Experience is everything! With more than 23 years of managing investment properties, First National Nerang have more than mastered the art of delivering superior service and maximum returns for our clients • Stringent tenant selection • Effective marketing - more tenants to choose from • Lower vacancy periods • Regular routine property inspections and written reports to clients • Strict arrears control • Speedy maintenance handling • Regular rent reviews - for maximum returns
Call us for an obligation free assessment of your property’s potential rent return.
Your investment is our priority. 07 5596 0055 | www.nfn.com.au
Buying an Investment Property - Our Top 10 Tips Buying an investment property continues to be one of Australia’s favourite ways to invest. An investment property should be about increasing your wealth and securing your financial future. 1. Choose the right property at the right price Unlike buying shares where the value of a company is transparent, real estate is more difficult to price. Do your research, and you’ll know a bargain when you see it. It is also important that your property suits the demographics of renters in the area. For example, if it is near a university more bedrooms will be in greater demand than a big backyard for kids to run around. 2. Do your sums - Cash Flow is always king! Investing in property is a proven path to long-term wealth, however you should consider it a medium to longer term type of investment, so you’ll want to make sure that you can afford to maintain your mortgage repayments over the long term. 3. Find a good property manager A property manager’s job is to keep things in order for you. They can help with ongoing advice and help you get the best possible value from your property. They’ll also take care of any maintenance issues, help find the right tenant and make sure they pay their rent on time. The good news is that the cost is tax deductible. 4. Understand the market where you are buying. Consider what other properties are available in the immediate area and speak to as many locals and real estate agents as you can. Make sure you do the leg work and consult professionals you can trust. 5. Pick the mortgage to suit you. There are many options when it comes to financing your investment property, so get sound advice in this area as it can make a big difference to your financial well-being. Interest on an investment property loan is generally tax deductible, but some
borrowing costs are not immediately deductible and knowing the difference can count. 6. Use the equity from another property. Leveraging equity in your home or another property investment, can be an effective way to buy an investment property. It can be calculated by working out the difference between what your property is worth and what you owe on the mortgage. 7. Negative gearing. Negative gearing can offer property investors certain tax benefits if the cost of the investments exceeds income it produces. Australian law allows you to deduct your borrowing and maintenance costs for a property from your total income. So, while you are actually making a loss on the property, the advantage is that the loss can be used to reduce the tax on your other earnings. However don’t buy an investment property just to get a tax deduction. 8. Check the condition of the property Even with negative gearing, needing to replace the roof in the first few months of ownership could make significant difference to your cash flow. It is advisable to engage a building inspector before you purchase to find any potential problems, and use a qualified tradesperson to carry out the work. 9. Make the property attractive to renters. Go for neutral tones and keep the kitchen and bathroom in good condition. You’ll find that you will attract better quality tenants if you have a well presented property and the last thing you want is a bad tenant. 10. Take a long-term view Remember that property is a long-term investment. The longer you can afford to commit to a property the better and as you build up equity then you can consider purchasing a second investment property. Finally, remain aware that unlike shares or managed funds, you can’t just sell part of your investment property if you need money.