107 Cambridge COLLINGWOOD
Prepared by MARCH 2015 Last Updated 06/03/2015 This document has been prepared by Pacific East Coast Pty Limited (PECPL). The information including all estimates, calculations, opinions or recommendations contained in this document have been provided in good faith and have been based on information received from sources PECPL has accepted in good faith. No warranty is made as to the accuracy or reliability of any information contained in this document and neither PECPL nor any persons involved in the preparation of this document accept any form of liability for its content. All images in this document are for general information only and do not constitute any representation to be relied on. All interested parties must make their own enquiries and obtain independent advice. This document is not to be reproduced in any part without the explicit permission of PECPL and all copyright remains with PECPL. Any person or entity wishing to use all or part of this document must contact PECPL to gain permission.
TABLE OF CONTENTS
KEY POINTS OVERVIEW_________________________________________________
1-6
LOCATION________________________________________________________________
7-8
ARTIST IMPRESSIONS___________________________________________________
9-11
LEVEL PLANS____________________________________________________________
12-13
FLOOR PLANS____________________________________________________________
14
SPECIFICATIONS_________________________________________________________
15
DEVELOPER PROFILE____________________________________________________
16
DEMOGRAPHIC REPORT_________________________________________________
17-19
INDICATIVE DEPRECIATION_____________________________________________
20-22
RENTAL APPRAISAL______________________________________________________
23
GENERIC CASH FLOWS___________________________________________________
24-27
KEY POINTS OVERVIEW THE SNAPSHOT
Set in the heart of the popular Foy & Gibson heritage precinct in thriving Collingwood, 107 Cambridge is TM the latest release from prominent Melbourne developer Gurner. In collaboration with renowned architects Elenberg Fraser, 107 is inspired by the lofts of New York’s East Village and Meat Packing District with a contemporary Melbourne design. Expansive balconies feature perforated aluminium screens that can be adjusted for light and privacy and allow living spaces to extend outdoors. Each loft residence maximises space and delivers premium materials such as timber flooring, bespoke fittings and joinery and intelligent storage solutions. High end retail spaces and gourmet cafe integrate 107 providing residents with premium local produce moments from home. With it’s unique blend of designer boutiques, gourmet restaurants (125 within a 15 minute walk), latest bars and cafes, Melbourne’s best universities & hospitals, finest parks and gardens, and thriving arts precinct all easily accessed by foot or tram, the inner-urban hub of Collingwood is a true lifestyle destination.
THE MARKET •
63% of Collingwood residents are tenants
•
The median value of houses and apartments in Collingwood is $814,000 and $582,000 respectively
•
Detached and semi-detached apartments comprise 77% of all dwellings in Collingwood
•
As at February 2015, the asking rent for two bedroom apartments in Collingwood is $560.30 per week which is a 7.4% increase over the past 12 months and 4.3% increase over the past 3 years
•
Residex reports as at December 2014 the median rental for apartments in Collingwood is $520 per week
•
As at December 2014, the vacancy rate for Collingwood is 1.7% compared to 6.3% for Melbourne CBD
•
The weekly family income for Collingwood residents is $1,723 compared to the Victorian average of $1,263
•
Collingwood’s desirability as a place to live has driven up median apartment prices by 9.56% over the last 12 months and almost 35% over the last 5 years
•
The population in Collingwood is growing rapidly and is expected to increase by over 2,500 people by 2026, at an annual growth rate of 2.11%
•
The area surrounding 107 is home to a young demographic with 37% of residents aged between 25-34, creating demand for well designed and located accommodation SOURCE: Residex ,SQMresearch.com.au
PAGE 1
KEY POINTS OVERVIEW THE FINISHES
•
• • • • • • • • • • •
Ilve appliances including oven, gas cook top, range hood and semi-integrated dishwasher bronzed mirror splashback stone bench tops 2 pac custom designed joinery with perforated metal matt black taps to kitchen and bathroom timber flooring to kitchen and living (to PEC purchasers only) reverse cycle heating and cooling to living area custom designed vanity to bathroom 5 star ESD recessed down lights throughout double glazing video intercom secure car park with internal access
THE SUMMARY Investment Structure Off-the-plan
Key Dates Estimated Commencement Date Estimated Completion Date Sunset Clause: Bank Guarantee expiry date:
Estimated Depreciation Building Depreciation Rate: Building Depreciation: Equipment Depreciation:
Estimated Outgoings Council Rates: Water Rates: Owners Corp Levies:
Strata Titled Apartments
mid 2015 early 2017 60 months after the Day of Sale no earlier than 62 months after the Day of Sale
(Two bedroom apartment)
2.5% $416,145 $26,129
(per annum)
$1,100 - $1,800 $900 $1,700 - $3,000
Development Team Developer: Builder: Architect / Interior Design:
PAGE 2
Gurner To be appointed Elenberg Fraser
TOP 10 REASONS KEY POINTS OVERVIEW to INVEST in COLLINGWOOD
WHY TO INVEST IN COLLINGWOOD
Collingwood is a dynamic suburb that has enormous cross geographical and demographic appeal due to its cosmopolitan vibe and accessibility, Collingwood is a highly sought after investment opportunity. No
No
Collingwood is leading the premiership race for off-the-plan apartment buyers in Melbourne, topping the list of realestate.com.au’s New Apartment Hotspots. SOURCE news.com.au
01 RENTAL VACANCY
No
SOURCE sqmresearch.com.au
0.9% 2.7% No
Vacancy rates in COLLINGWOOD
Overall vacancy rate in MELBOURNE
02 RENTAL YIELDS
5.9%
04 DESIRABILITY
35%
Collingwood's desirability as a place to live has driven up median unit prices by 9.56% over the last twelve months and almost 35% over the last 5 years! SOURCE yourinvestmentpropertymag.com.au
No
05 LIFESTYLE
Collingwood is unique in its offering of a cosmopolitan life from restaurants, cafes, lounges, boutiques and weekend markets. Collingwood has everything at its doorstep and within walking distance to the CBD.
As a result of low rental vacancies, yields are extremely strong. Indicative rental yields of 5.9% and median weekly rental of $450. SOURCE realestate.com
- 10 -
PAGE 3
03 COOL FACTOR
Collingwood is within short public transport access to Melbourne’s most prestigious education facilities.
OURNE ERSITY
SOURCE myuniversity.gov.au
KEY POINTS OVERVIEW 10 AFFORDABILITY
No
MEDIAN HOUSE PRICES
to MCG ORTING ECINCT
CLIFTON HILL
$917,500
FITZROY
$1,026,000 JOHNSTON ST
JOHNSTON ST
MEDIAN house PRICES
N HILL
FITZROY
STANLEY ST
COLLINGWOOD
GERTRUDE ST
VICTORIA PARK STATION
JOHNSTON ST
ST VINCENTS PRIVATE HOSPITAL
$739,500
VICTORIA PDE
MEDIAN house PRICES
ABBOTSFORD Below are six of the top OLLINGWOOD $793,500 ABBOTSFORD median house price d aged suburbs in close proximity . COLLINGWOOD to the Melbourne CBD. STATION PARLIAMENT HOUSE
FITZROY GARDENS
COLLINGWOOD
Collingwood is a place where trends are born. LANGRIDGE ST This inner-urban locale is highly desired for its mix of designer boutiques, gourmet restaurants and the latest bars, galleries and cafés. HODDLE ST
PEEL ST
CAMBRIDGE ST
GARDENS
COLLINGWOOD STATION
COLLINGWOOD
BRUNSWICK ST
NICHOLSON ST
$855,000
$739,500
50
0
M
VICTORIA ST
ABBOTSFORD
Abbotsford0is a suburb of Melbourne, NORTH RICHMOND2km east 0M 8 STATION of the city's Central Business District. FITZROY
1
KM
RI
NG
HI
ST
EX
BI
NT ME IA ON RL I PA TAT S
SP
LENNOX ST
CARLTON
Below are six of the top ABBOTSFORD median house price ABBOTSFORD $793,500 COLLINGWOOD suburbs in close proximity to the Melbourne CBD.
SMITH ST
FITZROY ST
LEXANDRA PDE
WELLINGTON ST
F,50092
VICTORIA PARK STATION
EAST MELBOURNE Fitzroy has a distinct personality defined by its
$2,100,000
TI
diverse population. It has undergone significant M growth and renewal, and 2 K is a buzzing area close 1. to the CBD.
ON ST
CARLTON Collingwood is extremely attractive for inner city Carlton is a suburb of Melbourne, 2km north Collingwood is a place where trends are born. buyers who are seeking a location with allbusiness of the from the city's central district. This inner-urban locale is highly desired for its The suburb is well known for Lygon Street, benefits of Melbourne living with affordable prices. mix of designer boutiques, gourmet restaurants its Victorian architecture and garden squares and the latest bars,capital galleries and cafés. Annual growth is expected be substantial including to Carlton Gardens, where the Royal Exhibition Building is located. over 2–5 years. ABBOTSFORD
ation ingwood Station ers Street 0 80
OURNE
M
ELBOURNE 0,000
Abbotsford is a suburb of Melbourne, 2km east SOURCE realestate.com.au of the city's Central Business District. VICTORIA ST
FITZROY RICHMOND Fitzroy has aNORTH distinct personality defined by its STATION diverse population. It has undergone significant growth and renewal, and is a buzzing area close to the CBD.
1
KM
CARLTON PAGE 4
LENNOX ST
LANGRIDGE ST N ST
HODDLE ST
COLLINGWOOD
Carlton is a suburb of Melbourne, 2km north from the city's central business district. M 2K The suburb is well known for Lygon Street, 1. its Victorian architecture and garden squares HIGHETT ST including Carlton Gardens, where the Royal
- 11 -
EAST MELBOURNE
East Melbourne is home to several major cathedrals, hospitals and expansive green spaces. It has many glamorous houses and historic residences. CLIFTON HILL
Clifton Hill is a suburb of Melbourne, 4km north-east of the city's Central Business District. SOURCE realestate.com.au
KEY POINTS OVERVIEW
MELBOURNE INVESTMENT FUNDAMENTALS
AUSTRALIA
VIC
MELBOURNE
ECONOMIC FUNDAMENTALS By 2051, as Australia’s knowledge, manufacturing and innovation powerhouse, Melbourne has a vision to build Australia’s largest business and activity centre. Melbourne also has Australia’s largest population growth and the second largest residential market, with strong global business, education, cultural and sporting connections.
4.4M
700,000 JOBS IN MELBOUNRE CBD BY 2031
POPULATION IN MELBOURNE
67,000+
200+
INTERNATIONAL STUDENTS
FLIGHTS PER WEEK average of 30 direct flights a day
studying in Melbourne Universities Prepared by Urbis; Source: ABS
POPULATION GROWTH Greater Melbourne (which forms a radius of approximately 60 kilometres around the CBD) was the fastest growing Capital City in Australia during the 2012-2013 period. With population increasing by over 95,000, this exceeds the volume of growth in Greater Sydney (80,000). This strong growth is expected to continue with ABS forecasting the area of greater Melbourne to grow by an average of 92,000 new residents per annum to 2031. By 2031 almost 6.0 million people are expected to live in Melbourne.
The Melbourne population is projected to have the highest growth of any capital cities in Australia by 2031
1,766 NEW RESIDENTS PER ANNUM 2014-2031
Prepared by Urbis; Source: ABS
INFRASTRUCTURE The ‘Plan Melbourne: Metropolitan Planning Strategy’ has established an investment pipeline of development and urban renewal with an aim to make Melbourne the nation’s largest commercial and residential hub by 2050. The strategy sets out a program of infrastructure investment, with the most notable projects including:
• Melbourne Rail Link • M80 Ring Road upgrade & North East Link • Regional Rail Link connecting West Melbourne • Cranbourne-Pakenham Rail Corridor Project
EMPLOYMENT Melbourne is projected to create 1.7 million jobs by 2051, with the most significant employment growth in the City of Melbourne and emerging employment centres. With the Melbourne CBD at its core, the City of Melbourne is forecast to realise a 51 per cent growth in employment by 2031, growing to close to 700,000 employment opportunities and offering a wealth of employment options.
EMPLOYMENT OVERVIEW
Melbourne’s City Centre is set to become Australia’s largest business centre by 2051
BUSINESSES
5,800+
SQM NEW COMMERCIAL OFFICE
6M
BUSINESS SERVICE WORKERS
47,000
SQM NEW RETAIL
5.8M
Prepared by Urbis; Source: Melbourne City Council
4
URBIS MARKET OUTLOOK AUSTRALIA © URBIS.COM.AU
PAGE 5
KEY POINTS OVERVIEW
MELBOURNE RESIDENTIAL ANALYSIS
Melbourne is Australia’s second largest capital city and has been rated as the world’s most liveable city by the Economist Intelligence Unit for the fourth year in a row RESIDENTIAL ANALYSIS Melbourne was Australia’s most resilient capital city residential market throughout the Global Financial Crisis, with the median sale price for both houses and apartments rebounding rapidly in September 2008 and 2009. This has resulted in solid long-term growth trend over the past two decades. In the September 2014 quarter, the Melbourne statistical division (SD) registered median prices of $530,000 for houses and $450,000 for apartments, with respective growth of 3.9 per cent and 3.4 per cent over twelve months.
over the last 12 months, this affordability gap has increased significantly to approximately $86,500. Furthermore, the proximity to work and lifestyle amenities is also a key driver to future demand as affordable detached houses and new residential communities are located in the outer ring suburbs.
Within the Melbourne Statistical Division area, median apartment prices are lower than the median house price, and
As Melbourne continues to expand on the back of population growth and supported by quality infrastructure, a greater variety of product will reach the market. These new product types will be adaptable for an owner occupier and investor profile, adding sophistication and choice to the Melbourne apartment market.
MELBOURNE LGA 30 YEAR APARTMENT SALES CYCLE
APARTMENT VS HOUSE PRICE CAP $100,000
$600,000
10,000
$500,000
8,000
$400,000
6,000
$300,000
4,000
$200,000
2,000
$100,000
0
$90,000
Sep-84 Sep-85 Sep-86 Sep-87 Sep-88 Sep-89 Sep-90 Sep-91 Sep-92 Sep-93 Sep-94 Sep-95 Sep-96 Sep-97 Sep-98 Sep-99 Sep-00 Sep-01 Sep-02 Sep-03 Sep-04 Sep-05 Sep-06 Sep-07 Sep-08 Sep-09 Sep-10 Sep-11 Sep-12 Sep-13 Sep-14
$0
PERIOD (QUARTER)
Prepared by Urbis; Source: RPData
CHANGE $ BETWEEN HOUSE & APARTMENT MEDIAN PRICE
NUMBER OF TRANSACTIONS (APARTMENTS) MEDIAN SALE PRICE (APARTMENTS) MEDIAN SALE PRICE (HOUSES)
MEDIAN SALES PRICE
NUMBER OF TRANSACTIONS
12,000
AVERAGE OVER THE PAST 30 YEARS AVERAGE OVER THE PAST 10 YEARS AVERAGE OVER THE PAST 5 YEARS AVERAGE OVER THE PAST 1 YEAR
$86,500
$80,000
$66,179
$70,000 $60,000
$51,112
$50,000 $40,000 $30,000
$26,183
$20,000 $10,000 $0 DIFFERENCE BETWEEN HOUSE VS. APARTMENTS MELBOURNE SD REGION
Prepared by Urbis; Source: RPData Sep 2014
RENTAL ANALYSIS Melbourne has a solid rental market, particularly within the inner city suburbs, with 67 per cent of households renting within the Melbourne CBD. This is more than double the Greater Melbourne benchmark average of 27 per cent. The young professional demographic is a key factor behind the rental market within inner city Melbourne. It is driven by an increasing desire to live within proximity to amenity, education and employment. Melbourne’s inner city suburbs registered premiums in median weekly rents for apartments above the Greater Melbourne benchmark. Over the ten years to 2014,
rents have increased across Melbourne CBD apartments with an average annual increase of 4 per cent per annum. Moving forward, strong overseas immigration will remain a key population growth driver and will form a significant source of residential demand. This will be further magnified by the large number of international university students coming to study in Melbourne. These factors, in addition to strong employment growth and infrastructure expenditure, combine to create a solid foundation for local rental and investment markets.
$530K
$380
3.6%
$450K
$365
4.2%
MEDIAN SALE PRICE
MEDIAN WEEKLY RENT
GROSS RENTAL YIELD
MEDIAN SALE PRICE
MEDIAN WEEKLY RENT
GROSS RENTAL YIELD
Prepared by Urbis; Source: REIA Sep 2014, RP Data Suburb Scorecard Sep 201
URBIS MARKET OUTLOOK AUSTRALIA © URBIS.COM.AU
PAGE 6
5
11
34 36 36 34
34 36
FITZROY ST
RATHDOWNE ST
24
01
28
02 03
25 25
E RE ST RS ON I DE I N S TAT
08
29 Water Moon29 Under
Lee Ho Fook
27 27
22 22
03 04
T EE TR 21 21 S S N 05 R IO DE I N S TAT FL
06
66
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Alimentari Cutler & Co. 30 11
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YA R R A
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GARDENS
16 17
United Measures
18
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CAFES 08
SMITH ST
26
111.5Alimentari
21 Huxtable
Panama Dining
QV
The Forum
RI
VE
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MCG
13
CIBI
14
Storm in a Teacup
HODDLE ST
WELLINGTON ST HODDLE ST HODDLEST 30
HIGHETT ST
MCG
MCG MCG
Everyday Coffee
KMM
47
50 WELLINGTON PDE
LENNOX ST
BURNLEY ST
YA R R AR IV ST HIGHETT E R ST HIGHETT LANDMARKS
1.
31
Carlton Gardens
32
Fitzroy Gardens
33
State Library of Victoria
15
Modern Times
16
Douglas and Bec
5
KM
50 50
PDE WELLINGTONPDE WELLINGTON
Measures
18
Aesop
19
Tribal Rose
20
Emporium
21
QV
M KKM 22
2
KM
EDUCATION CULTURE and ENTERTAINMENT EDUCATION M CULTUREand and ENTERTAINMENT EDUCATION CULTURE KENTERTAINMENT 2
40
Modern Times
22 22
16
Douglas and Bec
23 23
UnitedMeasures Measures 17 United Measures United 18 Aesop Aesop CULTURE and ENTERTAINMENT Aesop 19 Tribal Rose TribalRose Rose Tribal 22 Royal Exhibition Building 20 Emporium Emporium Emporium 23 Melbourne Museum 21 QV QV QV 24 Federation Square
KM
1741United
12
15
22 Royal Exhibition Building 29 RMIT RMITDesign DesignHub Hub29 RMIT Design H RoyalExhibition ExhibitionBuilding Building 29 Royal 30 Melbourne Univ 23 Melbourne Museum 30 Melbourne MelbourneUniversity University MelbourneMuseum Museum 30 Melbourne
FederationSquare Square 24 Federation Square Federation 25 ACMI 25 ACMI ACMI EDUCATION LANDMARKS 25 24 24
26 26 29 27 27 30 28 28
PrincessTheatre Theatre 26 Princess Theatre Princess RMIT Design Hub 31 Carlton Gardens RegentTheatre Theatre 27 Regent Theatre Regent Melbourne University 32 Fitzroy Gardens 28 The Forum TheForum Forum The 33 State Library of Victoria
ACMI
41 41
26 Princess Theatre PAGE 7 27 Regent Theatre 28
48
KM
47
YA R R A
Regent Theatre
28
22
21
RETAIL 1. Melbourne University
Princess Theatre
27
27
25 KM
WELLINGTON PDE
5K RMIT Design Hub 15.
25
The Everleigh 22
Emporium
21
47
29
ACMI Hammer & Tong
De Clieu
20
Melbourne 47Museum
1
EAST MELBOURNE
Royal Exhibition Building Federation Square
24
10
48
HODDLE ST
WELLINGTON ST WELLINGTONST
SMITH ST
23
EAST MELBOURNE Moon Under Water 25 40
RETAIL
25
48 48
Proud Mary
27
50
T
CULTURE and ENTERTAINMENT EDUCATION 22
1
HIGHETT ST
2
MELBOURNE EASTMELBOURNE EAST
R
09
13
114
Lee Ho Fook
ModernTimes Times Modern Douglasand andBec Bec Douglas
MCG
21
NORTH RICHMOND 2 STATION
4
24
E RE ST RS ON E I D I N S TAT FL
6
29
44
RICHMOND NORTHRICHMOND NORTH 30 STATION STATION
1.
47
NORTH RICHMOND STATION
22
15
Everyday Coffee
YYAARRRRA A RRI I VVE 07 E RR
ETAIL ETAIL
48
M
29
KM
2 27
VICTORIA PDE
M KKM 11 PDE5 KM VICTORIA
49 GARDENS
K TREASURY 5 RETAIL 1
TREASURY GARDENS Hammer & Tong GARDENS
09
TREASURY GARDENS
TREASUR 5 49 PDE VICTORIA GARDEN PDE VICTORIA
49 49 49
EAST MELBOURNE
6
45
44
45 31
NORTH RICHMOND STATION
1
23
8 45 45
7M
0
26
M
R
BRIDGE RD BRIDGERD
5
25
CAFES TREASURY
0
28
3 FITZROY
Modern Times RESTAURANTS and BARSDouglas Proud Mary and Bec Saint Crispin
Cutler & Co.
04 The Everleigh 01 30 30 22 05 Huxtable 06 Panama Dining 44 02 07
1
3
FL
50
FITZROY GARDENS
4
7
37
50
45
29 30
8
CBD
LANGRIDGE ST
VE
BURNLEY ST
28
CBD
I AR
LENNOX ST LENNOXST
26
23
37
M 0M
VICTORIA PDE
FITZROY FITZROY GARDENS GARDENS
7
23 23
31 FITZROY RESTAURANTS and BARS5 26 GARDENS 5
VICTORIA PDE
0 550
42
8
CBD 31
39 88
32
YA R R
COLLINGWOOD STATION
42
14
35
39
17
18 GERTRUDE ST
ST
M
VICTORIA PDE
32 LANGRIDGE COLLINGWOOD ST ST LANGRIDGE 35
ER IV AR R 43 R YA LANGRIDGE ST ABBOTSFORD
BRIDGE RD
H
00
19
LENNOX ST
ET
5
11
42 42
13
JOHNSTON ST
46
23
39
37
CBD CBD
PEEL ST
LANGRIDGE ST AB
51
PDE VICTORIAPDE VICTORIA
IZ
42
38
FITZROY
COLLINGWOOD STATION
37 15 37
CARLTON GARDENS
EL
35
24 24
20
18
12
BRIDGE RD
WELLINGTON ST
32
GERTRUDE ST
PEEL ST
VICTORIA ST
14
16 ST GERTRUDE
QUEENSBERRY ST
18
YARRA BEND PARK
VICTORIA PARK STATION
43
41
WELLINGTON ST
14
35 35
34 36
LENNOX ST
DRYBURGH ST
ARDEN ST
GRATTAN ST
LYGON ST
17
32 32
ST GERTRUDEST GERTRUDE
SWANSTON ST
GARDENS
CARLTON
COLLINGWOOD STATION
COLLINGWOOD COLLINGWOOD STATION STATION
ABBOTSFORD 33
10
BRUNSWICK ST
MELBOURNE UNIVERSITY
14 14 1518 18
JOHNSTON ST
FITZROY ST
15 15 CARLTON
17
11
51 BRUNSWICK ST
COLLINGWOOD BRUNSWICK ST BRUNSWICKST
ABBOTSFORD ST
RD
ROYAL PDE
LYGON ST
SMITH ST
SWANSTON ST
CARLTON CARLTON GARDENS GARDENS
PARKVILLE
17 17
ST
ON
A A R RA YYA R R
ALEXANDRA PDE
46
H
GT
ABBOTSFORD
COLLINGWOOD ABBOTSFORD ABBOTSFORD
COLLINGWOOD 38
ET
IN
43 43
40
AB
13
EM
46
IZ
20
JOHNSTO
19
EL
19
15
46 46
ST JOHNSTON 13COLLINGWOOD
13 13
9
20 20 FL
SMITH ST SMITHST
41ST VICTORIA
HODDLE ST
DRYBURGH ST
FITZROY ST FITZROYST
16 16
VICTORIA PARK STATION
20
YARRA BEND ST JOHNSTONST JOHNSTON PARK CARLTON GARDENS
33
QUEENSBERRY ST
FITZROY PARK VICTORIA 16 STATION
FITZROY FITZROY
33 12
33 33
12 12 12 19 107 19 34 36Cambridge Street, COLLINGWOOD
JOHNSTON ST GRATTAN ST
41
10
10 10
FITZROY
41 41
JOHNSTON ST
ST JOHNSTONST JOHNSTON
PARK VICTORIAPARK VICTORIA STATION STATION
BRUNSWICK ST
11 11
LYGON ST
RATHDOWNE ST
ALEXANDRA PDE
LOCATION
11
16
GRATTAN ST
ARDEN ST
CARLTON
FITZ
9
99
SWANSTON ST
ABBOTSFORD S
RATHDOWNE ST RATHDOWNEST
CARLTON
UNIVERSITY
The Forum
41
4
LOCATION AERIAL IMAGE
PRICE MATRIX
*indicative figures only Prices correct at time of project release Rental source: Property X
PAGE 8
ARTIST IMPRESSIONS
One bedroom apartment
Two bedroom apartment
PAGE 9
ARTIST IMPRESSIONS
upgrade scheme
PAGE 10
ARTIST IMPRESSIONS
heritage facade
PAGE 11
showing balcony screens
LEVEL PLANS SAMPLE LEVEL 1 & 2
N PAGE 12
LEVEL PLANS SAMPLE LEVEL 3 - 5
N PAGE 13
BEDROOM PLUS STUDY, FLOOR PLANS BATHROOM
APARTMENT A01 AND A01* 1 BED + 1 STUDY + 1 BATH * INDICATES MIRRORED APARTMENT
AREA APARTMENT: 1.03, 1.04*, 1.05, 1.06*, 1.22, 1.23* 2.03, 2.04*, 2.05, 2.06*, 2.22, 2.23* 52.5 m INTERNAL AREA 7 m BALCONY AREA 59.5 m TOTAL AREA
One bedroom plus study / one bathroom
**
TWO BEDROOM, TWO BATHROOM
APARTMENT B05.1 AND B05.1* 2 BED + 2 BATH * INDICATES MIRRORED APARTMENT
AREA APARTMENT: 4.03, 4.14*, 5.13* INTERNAL AREA BALCONY AREA TOTAL AREA
Two bedroom / two bathroom YPE B05.1 1.22 1.23* 2.22 2.23*
TOTA L
59. 5 M 2
6 40 FT 2
INTERNA L
52 . 5 M
5 6 5 FT
2
L E V E L 01
08 09 10 11 12
2
13
DI S C L A I M E R
L E V E L 02
08 09 10 11 12
14 15 16 17 18
13
Any dimensions, layout, design features, views, areas, images, photographs and ar for presentation purposes and indicative only. They are also subject to change in ac contract of sale. All internal/external furniture (including study desk) and white go All area calculations are based on the Property Council of Australia method of mea and are estimates only. Any dimensions or areas may differ from surveyed areas du of measurement. Final product may differ from that described. Purchasers should c specifications included in the contract of sale carefully prior to signing the contrac
14 15 16 17 18
er contract). Issued by
ISSUED FOR MARKETING ISSUED FOR MARKETING ISSUED FOR MARKETING
SW SW SW
Rev No.
Date
Reason for issue
Issued by
EXT ERNA L
Rev No.
Date
7M2
Reason for issue
Issued by
Project Title
75 FT 2
Scale: Not to scale. All dimensions are approximate.
**
SCALE@A3 1:50
4.14*
5.13*
terior bar (optional upgrade refer contract). er floor boards upgrade shown. rored apartment. Sliding doors.
PAGE 14
Rev No.
Date
Reason for issue
Issued by
A B C
23.01.15 10.02.15 23.02.15 24.02.15
ISSUED FOR MARKETING ISSUED FOR MARKETING ISSUED FOR MARKETING ISSUED FOR MARKETING
SW SW SW SW
Rev No.
Date
Reason for issue
TOTAL
71 . 5M 2
769FT 2
I NTER NA L
63M
678FT
EXTER NA L
8 . 5M 2
Issued by
Rev No.
Date
2
Reason for issue
2
LEVEL 04
05
06
04
03
07 02
08 01
09
10 15
14
12 13
04
05 03
06
07
02
91FT 2
01
Client
ABN 97 556 188 726
DI S C L A I M E R
L E V E L 05
11
LEVEL 1, 160 QUEEN STREET MELBOURNE VICTORIA 3000 AUSTRALIA TEL +61 3 9600 2260 FAX +61 3 9600 2266 EMAIL MAIL@ELENBERGFRASER.COM WWW.ELENBERGFRASER.COM
Figured dimensions take precedence to scale readings. Verify all dimensions on site. Report any discrepancies to the Architect for decision before proceeding with the work.
A RTM EN TS
3
07 06 05 04 03 02 01 23 22 21 20 19
07 06 05 04 03 02 01 23 22 21 20 19 Reason for issue
63 m 8.5 m 71.5 m
08
09 14
10 13
11 12
Any dimensions, layout, design features, views, areas, images, photographs and artist’s impre for presentation purposes and indicative only. They are also subject to change in accordance w contract of sale. All internal/external furniture (including study desk) and white goods are NO All area calculations are based on the Property Council of Australia method of measurement g and are estimates only. Any dimensions or areas may differ from surveyed areas due to differe of measurement. Final product may differ from that described. Purchasers should check the pl specifications included in the contract of sale carefully prior to signing the contract of sale. Scale: Not to scale. All dimensions are approximate.
Issued by
SCALE@A3 1:50
Figured dimensions take precedence to scale readings. Verify all dimensions on site. Report any discrepancies to the Architect for decision before proceeding with the work.
LEVEL 1, 160 QUEEN STREET MELBOURNE VICTORIA 3000 AUSTRALIA TEL +61 3 9600 2260 FAX +61 3 9600 2266 EMAIL MAIL@ELENBERGFRASER.COM WWW.ELENBERGFRASER.COM ABN 97 556 188 726
Project Title
Dr
Client
Pr
Dr
SPECIFICATIONS
FIXTURES, FITTINGS & FINISHES SCHEDULE 107 UPGRADE COLOUR PALETTE KITCHEN/LIVING
BATHROOM
Sink: Undermount stainless steel
Basin: Solid surface basin
Sink Mixer: Mixer tap (black)
Basin Mixer: Single mixer (black)
Cook top: 60cm Ilve Gas cooktop
Vanity Cabinets: Mirror overhead cabinet
Oven: 60cm Ilve Oven
Joinery Vanity: Custom design piece
Rangehood: 60cm Ilve rangehood
Toilet Suite: White ceramic
Dishwasher: Ilve Semi-Integrated dishwasher
Master Ensuite: Handheld shower head (black)
Splashback: Bronzed Mirror
Bathroom (Other): Handheld shower head
Bench top: Stone
Shower Screen: Semi frameless glass to 2100mm
Joinery units: 2 PAC custom designed with perforated metal
Mirror: Overhead cabinet mirror
Ceilings: Painted plasterboard
Floor Tile: Selected tile to floor
Flooring: Timber flooring
Wall Tile: Feature tile to vanity wall and shower recess
(black)
Ceilings: Painted plasterboard Additional: Toilet roll holder and towel rail Washing machine taps
BEDROOMS
GENERAL
Flooring: Wool Selected carpet
Windows: Sliding doors to balconies and alfresco areas
Walls & Ceilings: Painted plasterboard
Terraces & Balconies: Tile
Skirting's: Painted timber skirting
Security: Video intercom
Lighting: Selected low voltage recessed down lights
Heating & Cooling: Reverse cycle heating & cooling to living area
Master Robes: Mirror sliding doors
Condenser unit located on balcony Car park: Secure garage with internal access
Please note: Pacific Eastcoast purchasers receive the upgrade colour palette at no extra cost
PAGE 15
162 / FV / THE TEAM
PROJECT TEAM developer “at gurner™ it’s not about folloWing a prescribed formula. We create fine homes that go Well beyond four Walls, to the streets and communities surrounding them. the result is ‘living places’, that truly feel like home.” Tim Gurner GURNER™
24-28 Stanley St, Collingwood.
PAGE 16
While cities such as London, New York and Tokyo have some of the most cutting edge urban developments, Australian cities are now becoming more sophisticated, responding to purchaser demands as Australia starts to embrace inner city living. GURNER™ firmly believes in ‘over-delivering’, enabled by their expertise in all facets of design and construction, and a clear knowledge of what makes an apartment highly desirable. Tim Gurner has developed over 1,500 apartments in the last 10 years and he has delivered the FV project with an understanding of how people want to live; making this pivotal to his vision, with global standards. As well as engaging the finest architects and consultants, from both here and abroad, each step of the development process is finely tuned; from the initial site acquisition, to the meticulous overseeing of plans and specifications through to construction. This process delivers spaces that are efficient, as well as flexible with spacious, well thought out living areas ensuring they have efficient kitchens and bathrooms with generous storage. GURNER™ attention to detail sets a new benchmark in apartment living.
DEMOGRAPHIC REPORT
Report date:Tue Feb 10, 2015
Suburb Report Collingwood 3066 VIC Median Value of Houses in the Suburb:
$814,000
Median Value of Units in the Suburb:
$582,000
No. of People who live in the Suburb (ABS data):
6467
No. of Dwellings in the Suburb:
4733
No. of Houses in the Suburb:
1776
No. of Units in the Suburb:
2957
Demographics
PAGE 17 Residex for Accuracy Š 2015
1
DEMOGRAPHIC REPORT Street Information The Number of Streets in the Suburb: 104 The Number of Streets in the Postcode: 104 Houses - Top 5 Streets by Median Value:
Houses - Lowest 5 Streets by Median Value:
Street Name
Median Dollar Value
Street Name
Median Dollar Value
Northumberland St
$1,527,899
Alexandra Pde
$666,909
Hoddle St
$1,500,159
Glasgow St
$676,226
Mason St
$1,034,843
Otter St
$686,083
Victoria Pde
$962,851
Sturt St
$686,344
Smith St
$922,289
Campbell St
$712,491
Street with Highest Value House: Smith St
Street with Lowest Value House: Little Oxford St
Units - Top 5 Streets by Median Value:
Units - Lowest 5 Streets by Median Value:
Street Name
Median Dollar Value
Street Name
Median Dollar Value
Campbell St
$1,178,404
Glasgow St
$276,606
Cromwell St
$825,621
Victoria Pde
$292,604
Rokeby St
$729,928
Mason St
$306,999
Robert St
$720,576
Vere St
$382,415
Palmer St
$710,389
Gold St
$387,694
Street with Highest Value Unit: Cambridge St
Street with Lowest Value Unit: Mason St
Market Activity Number of Properties Listed for Sale:
21
Estimated Days on the Market:
36 days
Estimated Number of Sales in the Last 3 Months:
26
Estimated Number of Sales in the Same Period Last Year:
54
Current Percentage of Properties on the Market (Collingwood):
0.44%
Current Percentage of Properties on the Market (Melbourne Metro):
0.87%
PAGE 18 Residex for Accuracy Š 2015
2
DEMOGRAPHIC REPORT A Median Value House in the Suburb
Located:
158 JOHNSTON ST Collingwood 3066 VIC
Estimated Value: $812,195
2
1
1
Statistics Houses Year
Median Value
Median Weekly Rental
%pa Growth Median Value
Capitalised Annual Yield
12/2014
$814,000
$610
4%
4%
12/2013
$783,000
$600
5%
4%
12/2012
$743,000
$630
-1%
4%
12/2011
$753,000
$540
0%
3%
12/2010
$754,000
$510
12%
3%
12/2009
$671,000
$460
9%
4%
12/2008
$617,000
$460
6%
3%
12/2007
$582,000
$370
26%
4%
12/2006
$462,000
$330
7%
4%
12/2005
$431,000
$310
6%
4%
Units Year
Median Value
Median Weekly Rental
%pa Growth Median Value
Capitalised Annual Yield
12/2014
$582,000
$520
7%
5%
12/2013
$546,000
$490
7%
5%
12/2012
$511,000
$460
-5%
5%
12/2011
$539,000
$510
-2%
5%
12/2010
$548,000
$400
12%
4%
12/2009
$491,000
$460
3%
5%
12/2008
$477,000
$430
6%
4%
12/2007
$452,000
$340
14%
4%
12/2006
$395,000
$310
6%
4%
12/2005
$372,000
$290
7%
4%
PAGE 19
Residex for Accuracy Š 2015
3
INDICATIVE DEPRECIATION
BMT Tax Depreciation
Level 50, 120 Collins Street Melbourne VIC 3000 GPO Box 4260 Melbourne VIC 3001
QUANTITY SURVEYORS
t 03 9654 2233 e info@bmtqs.com.au f 03 9654 2244 w www.bmtqs.com.au Australia Wide Service
ABN 44 115 282 392
Estimate of Depreciation Claimable Typical 1 Bedroom 1 Bathroom Unit 107 Cambridge Street, COLLINGWOOD, VIC 3066 Maximum
Comparison Yr 1-10 (Max & Min)
Year
Plant & Equipment
Division 43
Total
1 2 3 4 5 6 7 8 9 10 11 +
6,173 3,781 2,706 2,145 1,724 1,415 1,117 738 493 341 1,769
7,528 7,528 7,528 7,528 7,528 7,528 7,528 7,528 7,528 7,528 225,864
13,701 11,309 10,234 9,673 9,252 8,943 8,645 8,266 8,021 7,869 227,633
Total
$22,402
$301,144
$323,546
$12,600
Minimum Year
$14,000
$11,200 $9,800 $8,400 $7,000 $5,600 $4,200 $2,800 $1,400 $0
1
2
3 4 5 6 7 8 Years Maximum Minimum
9
10
Cumulative Yr 1-10 (Min & Max)
Plant & Equipment
Division 43
Total
1 2 3 4 5 6 7 8 9 10 11 +
5,051 3,093 2,214 1,755 1,410 1,157 914 604 403 279 1,447
6,160 6,160 6,160 6,160 6,160 6,160 6,160 6,160 6,160 6,160 184,798
11,211 9,253 8,374 7,915 7,570 7,317 7,074 6,764 6,563 6,439 186,245
Total
$18,327
$246,398
$264,725
$96,000 $86,400 $76,800 $67,200 $57,600 $48,000 $38,400 $28,800 $19,200 $9,600 $0
1
2
3 4 5 6 7 8 Years Maximum Minimum
9
10
* assumes settlement on 1 July in any given year.
This is an estimate only and should not be applied or acted upon. Depreciation of plant is based on the Diminishing Value method of depreciation applying Low-Value Pooling. The Division 43 Write Off Allowance is calculated using 2.5% depending on the property type and date of construction. This estimate is based upon legislation in force at the date of report production.
This Estimate Cannot Be Used For Taxation Purposes To discuss the contents of this report please contact Bradley Beer at BMT Tax Depreciation on 03 9654 2233
PAGE 20
INDICATIVE DEPRECIATION
BMT Tax Depreciation
Level 50, 120 Collins Street Melbourne VIC 3000 GPO Box 4260 Melbourne VIC 3001
QUANTITY SURVEYORS
t 03 9654 2233 e info@bmtqs.com.au f 03 9654 2244 w www.bmtqs.com.au Australia Wide Service
ABN 44 115 282 392
Estimate of Depreciation Claimable Typical 2 Bedroom 1 Bathroom Unit 107 Cambridge Street, COLLINGWOOD, VIC 3066 Maximum
Comparison Yr 1-10 (Max & Min)
Year
Plant & Equipment
Division 43
Total
1 2 3 4 5 6 7 8 9 10 11 +
6,871 4,148 2,962 2,331 1,680 1,615 1,253 829 561 391 2,120
9,367 9,367 9,367 9,367 9,367 9,367 9,367 9,367 9,367 9,367 280,994
16,238 13,515 12,329 11,698 11,047 10,982 10,620 10,196 9,928 9,758 283,114
Total
$24,761
$374,664
$399,425
Year
Plant & Equipment
Division 43
Total
1 2 3 4 5 6 7 8 9 10 11 +
5,621 3,394 2,424 1,907 1,374 1,321 1,025 679 459 320 1,734
7,664 7,664 7,664 7,664 7,664 7,664 7,664 7,664 7,664 7,664 229,904
13,285 11,058 10,088 9,571 9,038 8,985 8,689 8,343 8,123 7,984 231,638
Total
$20,258
$306,544
$326,802
$17,000 $15,300
Minimum
$13,600 $11,900 $10,200 $8,500 $6,800 $5,100 $3,400 $1,700 $0
1
2
3
4
5 6 7 8 Years Maximum Minimum
9
10
Cumulative Yr 1-10 (Min & Max) $117,000 $105,300 $93,600 $81,900 $70,200 $58,500 $46,800 $35,100 $23,400 $11,700 $0
1
2
3
4
5 6 7 8 Years Maximum Minimum
9
10
* assumes settlement on 1 July in any given year.
This is an estimate only and should not be applied or acted upon. Depreciation of plant is based on the Diminishing Value method of depreciation applying Low-Value Pooling. The Division 43 Write Off Allowance is calculated using 2.5% depending on the property type and date of construction. This estimate is based upon legislation in force at the date of report production.
This Estimate Cannot Be Used For Taxation Purposes To discuss the contents of this report please contact Bradley Beer at BMT Tax Depreciation on 03 9654 2233
PAGE 21
INDICATIVE DEPRECIATION
BMT Tax Depreciation
Level 50, 120 Collins Street Melbourne VIC 3000 GPO Box 4260 Melbourne VIC 3001
QUANTITY SURVEYORS
t 03 9654 2233 e info@bmtqs.com.au f 03 9654 2244 w www.bmtqs.com.au Australia Wide Service
ABN 44 115 282 392
Estimate of Depreciation Claimable Typical 2 Bedroom 2 Bathroom Unit 107 Cambridge Street, COLLINGWOOD, VIC 3066 Maximum
Comparison Yr 1-10 (Max & Min)
Year
Plant & Equipment
Division 43
Total
1 2 3 4 5 6 7 8 9 10 11 +
6,875 4,567 3,235 2,509 1,801 1,712 1,318 877 591 411 2,273
10,404 10,404 10,404 10,404 10,404 10,404 10,404 10,404 10,404 10,404 312,105
17,279 14,971 13,639 12,913 12,205 12,116 11,722 11,281 10,995 10,815 314,378
Total
$26,169
$416,145
$442,314
$18,000 $16,200
Minimum
$14,400 $12,600 $10,800 $9,000 $7,200 $5,400 $3,600 $1,800 $0
1
2
3 4 5 6 7 8 Years Maximum Minimum
9
10
Cumulative Yr 1-10 (Min & Max)
Year
Plant & Equipment
Division 43
Total
1 2 3 4 5 6 7 8 9 10 11 +
5,625 3,737 2,647 2,053 1,473 1,400 1,078 717 483 337 1,859
8,512 8,512 8,512 8,512 8,512 8,512 8,512 8,512 8,512 8,512 255,359
14,137 12,249 11,159 10,565 9,985 9,912 9,590 9,229 8,995 8,849 257,218
Total
$21,409
$340,479
$361,888
$128,000 $115,200 $102,400 $89,600 $76,800 $64,000 $51,200 $38,400 $25,600 $12,800 $0
1
2
3
4
5 6 7 8 Years Maximum Minimum
9
10
* assumes settlement on 1 July in any given year.
This is an estimate only and should not be applied or acted upon. Depreciation of plant is based on the Diminishing Value method of depreciation applying Low-Value Pooling. The Division 43 Write Off Allowance is calculated using 2.5% depending on the property type and date of construction. This estimate is based upon legislation in force at the date of report production.
This Estimate Cannot Be Used For Taxation Purposes To discuss the contents of this report please contact Bradley Beer at BMT Tax Depreciation on 03 9654 2233
PAGE 22
RENTAL ASSESSMENT
Gurner TM
Estimate of Market Rental 107 Cambridge Street, Collingwood Date:
3rd March 2015
Address of Property:
107 Cambridge Street, Collingwood
Property Type Estimate of Rental (Weekly):
1 bedrooms, 1 bathrooms, no car park $380 - $420
Property Type Estimate of Rental (Weekly):
1 bedrooms, 1 bathrooms, 1 car park $420 - $460
Property Type Estimate of Rental (Weekly):
1 bedrooms, 1 bathrooms, 1 study, 1 car park $460 - $500
Property Type Estimate of Rental (Weekly):
2 bedrooms, 1 bathrooms, 1 car park $525 - $575
Property Type Estimate of Rental (Weekly):
2 bedrooms, 2 bathrooms, 1 car park $600 - $700
These figures are based on our profession and personal opinion. Prices may vary depending on size, level, outlook and layout. Should you require any further details please don’t hesitate to contact me directly on 9629 8885. Regards, Property X
Rebecca Morano Senior Leasing Executive Please Note: This assessment is an estimate only and should not be taken in any way as a Sworn Valuation. It has been provided on the basis of available information relating to the property and available comparable sales. It has been prepared for the sole use of its recipient and not that of a third party. And is for their sole use and not that of any third party. Id the property is incomplete or unfinished this assessment has been provided on the basis that the property will be completed with a reasonable standard of finish. As the market rental provided as at this date and could very at any time.
PAGE 23
GENERIC CASHFLOW -
at 4.75% interest rate
Pacific Eastcoast Pty Ltd - South Yarra PROPERTY INVESTMENT ANALYSIS (DESCRIPTIVE) 06-Mar-2015 Prepared for: Consultant: Property: Description:
"107 Cambridge" - generic cashflow only 107 Cambridge Street, Collingwood One bedroom + Study / 1 CAR Purchase price $485,000 at 80%LVR and 4.75% interest rate SUMMARY Assumptions Property value $485,000 Investment $104,691 Gross yield 4.83% Net yield 3.39% Growth rate 6.00% Inflation rate 4.00% Interest rate 4.75% Marginal tax rate 39.50%
Projected results over Property value Equity After-tax return /yr Net present value IF SOLD Selling costs & CGT Equity After-tax return /yr
5 yrs $649,039 $261,039 22.78% $132,678 $59,410 $201,629 17.05%
COMPUTER PROJECTIONS Investment Analysis End of year Property value Purchase costs Investments Loan amount Equity Capital growth rate Inflation rate (CPI) Gross rent /week Cash deductions Interest (I/O) Rental expenses Pre-tax cash flow Non-cash deductions Deprec.of building Deprec.of fittings Loan costs Total deductions Tax credit After-tax cash flow Rate of return (IRR) Pre-tax equivalent
2015 $485,000 $5,103 $104,691 $388,000 $97,000 6.00% 4.00% $460
1yr 514,100
Projections over 5 years 2yr 3yr 4yr 544,946 577,643 612,301
5yr 649,039
388,000 126,100 6.00% 4.00% 23,442
388,000 156,946 6.00% 4.00% 24,379
388,000 189,643 6.00% 4.00% 25,354
388,000 224,301 6.00% 4.00% 26,369
388,000 261,039 6.00% 4.00% 27,423
4.75% 29.32% $-104,691
18,430 7,013 -2,001
18,430 7,293 -1,344
18,430 7,585 -661
18,430 7,889 50
18,430 8,204 789
2.50% $22,402 $2,588
7,525 6,173 518 39,659 6,406 4,404
7,525 7,525 7,525 3,781 2,706 2,145 518 518 518 37,547 36,764 36,506 5,201 4,507 4,004 3,857 3,846 4,054 Your cost /(income) per week (74) (74) (78)
7,525 1,724 518 36,401 3,546 4,335
39.50% $-104,691 22.78% 37.66%
(85)
(83)
Disclaimer: Note that the computer projections listed above simply illustrate the outcome calculated from the input values and the assumptions contained in the model. Hence the figures can be varied as required and are in no way intended to be a guarantee of future performance. Although the information is provided in good faith, it is also given on the basis that no person using the information, in whole or in part, shall have any claim against Pacific Eastcoast Pty Ltd South Yarra, its servants, employees or consultants. This document has been prepared by Pacific East Coast Pty Limited (PECPL). The information including all estimates, calculations, opinions or recommendations contained in this document have been provided in good faith and have been based on information received from sources PECPL has accepted in good faith. No warranty is made as to the accuracy or reliability of any information contained in this document and neither PECPL nor any persons involved in the preparation of this document accept any form of liability for its content. The projections and calculations provided in this document are of a general nature only and do not take into account personal circumstances of any party. Interest rates used are current standard variables only and all purchasers should talk to their Advisers about future interest rate projections .
PAGE 24
GENERIC CASHFLOW -
at 5.75% interest rate
Pacific Eastcoast Pty Ltd - South Yarra PROPERTY INVESTMENT ANALYSIS (DESCRIPTIVE) 06-Mar-2015 Prepared for: Consultant: Property: Description:
"107 Cambridge" - generic cashflow only 107 Cambridge Street, Collingwood One bedroom + Study / 1 CAR Purchase price $485,000 at 80%LVR and 5.75% interest rate SUMMARY Assumptions Property value $485,000 Investment $104,691 Gross yield 4.83% Net yield 3.39% Growth rate 6.00% Inflation rate 4.00% Interest rate 5.75% Marginal tax rate 39.50%
Projected results over Property value Equity After-tax return /yr Net present value IF SOLD Selling costs & CGT Equity After-tax return /yr
5 yrs $649,039 $261,039 21.00% $122,023 $59,410 $201,629 15.15%
COMPUTER PROJECTIONS Investment Analysis End of year Property value Purchase costs Investments Loan amount Equity Capital growth rate Inflation rate (CPI) Gross rent /week Cash deductions Interest (I/O) Rental expenses Pre-tax cash flow Non-cash deductions Deprec.of building Deprec.of fittings Loan costs Total deductions Tax credit After-tax cash flow Rate of return (IRR) Pre-tax equivalent
2015 $485,000 $5,103 $104,691 $388,000 $97,000 6.00% 4.00% $460
1yr 514,100
Projections over 5 years 2yr 3yr 4yr 544,946 577,643 612,301
5yr 649,039
388,000 126,100 6.00% 4.00% 23,442
388,000 156,946 6.00% 4.00% 24,379
388,000 189,643 6.00% 4.00% 25,354
388,000 224,301 6.00% 4.00% 26,369
388,000 261,039 6.00% 4.00% 27,423
5.75% 29.32% $-104,691
22,310 7,013 -5,881
22,310 7,293 -5,224
22,310 7,585 -4,541
22,310 7,889 -3,830
22,310 8,204 -3,091
2.50% $22,402 $2,588
7,525 6,173 518 43,539 7,938 2,057
7,525 7,525 7,525 3,781 2,706 2,145 518 518 518 41,427 40,644 40,386 6,734 6,039 5,537 1,510 1,499 1,707 Your cost /(income) per week (29) (29) (33)
7,525 1,724 518 40,281 5,079 1,988
39.50% $-104,691 21.00% 34.71%
(40)
(38)
Disclaimer: Note that the computer projections listed above simply illustrate the outcome calculated from the input values and the assumptions contained in the model. Hence the figures can be varied as required and are in no way intended to be a guarantee of future performance. Although the information is provided in good faith, it is also given on the basis that no person using the information, in whole or in part, shall have any claim against Pacific Eastcoast Pty Ltd South Yarra, its servants, employees or consultants. This document has been prepared by Pacific East Coast Pty Limited (PECPL). The information including all estimates, calculations, opinions or recommendations contained in this document have been provided in good faith and have been based on information received from sources PECPL has accepted in good faith. No warranty is made as to the accuracy or reliability of any information contained in this document and neither PECPL nor any persons involved in the preparation of this document accept any form of liability for its content. The projections and calculations provided in this document are of a general nature only and do not take into account personal circumstances of any party. Interest rates used are current standard variables only and all purchasers should talk to their Advisers about future interest rate projections .
PAGE 25
GENERIC CASHFLOW -
at 4.75% interest rate
Pacific Eastcoast Pty Ltd - South Yarra PROPERTY INVESTMENT ANALYSIS (DESCRIPTIVE) 06-Mar-2015 Prepared for: Consultant: Property: Description:
"107 Cambridge" - generic cashflow only 107 Cambridge Street, Collingwood 2 bedroom 2 bathroom 1 car Purchase price $635,000 at 80%LVR and 4.75% interest rate SUMMARY Assumptions Property value $635,000 Investment $135,219 Gross yield 4.82% Net yield 3.50% Growth rate 5.00% Inflation rate 4.00% Interest rate 4.75% Marginal tax rate 39.50%
Projected results over Property value Equity After-tax return /yr Net present value IF SOLD Selling costs & CGT Equity After-tax return /yr
5 yrs $810,439 $302,439 20.60% $144,393 $69,095 $233,344 15.00%
COMPUTER PROJECTIONS Investment Analysis End of year Property value Purchase costs Investments Loan amount Equity Capital growth rate Inflation rate (CPI) Gross rent /week Cash deductions Interest (I/O) Rental expenses Pre-tax cash flow Non-cash deductions Deprec.of building Deprec.of fittings Loan costs Total deductions Tax credit After-tax cash flow Rate of return (IRR) Pre-tax equivalent
2015 $635,000 $5,631 $135,219 $508,000 $127,000 5.00% 4.00% $600
1yr 666,750
Projections over 5 years 2yr 3yr 4yr 700,088 735,092 771,846
5yr 810,439
508,000 158,750 5.00% 4.00% 30,576
508,000 192,088 5.00% 4.00% 31,799
508,000 227,092 5.00% 4.00% 33,071
508,000 263,846 5.00% 4.00% 34,394
508,000 302,439 5.00% 4.00% 35,770
4.75% 26.82% $-135,219
24,130 8,369 -1,923
24,130 8,704 -1,035
24,130 9,052 -111
24,130 9,414 849
24,130 9,791 1,849
2.50% $26,169 $2,588
10,404 6,875 518 50,296 7,789 5,866
10,404 10,404 10,404 4,567 3,235 2,509 518 518 518 48,322 47,338 46,975 6,527 5,636 4,969 5,492 5,524 5,819 Your cost /(income) per week (106) (106) (112)
10,404 1,801 518 46,643 4,295 6,144
39.50% $-135,219 20.60% 34.05%
(113)
(118)
Disclaimer: Note that the computer projections listed above simply illustrate the outcome calculated from the input values and the assumptions contained in the model. Hence the figures can be varied as required and are in no way intended to be a guarantee of future performance. Although the information is provided in good faith, it is also given on the basis that no person using the information, in whole or in part, shall have any claim against Pacific Eastcoast Pty Ltd South Yarra, its servants, employees or consultants. This document has been prepared by Pacific East Coast Pty Limited (PECPL). The information including all estimates, calculations, opinions or recommendations contained in this document have been provided in good faith and have been based on information received from sources PECPL has accepted in good faith. No warranty is made as to the accuracy or reliability of any information contained in this document and neither PECPL nor any persons involved in the preparation of this document accept any form of liability for its content. The projections and calculations provided in this document are of a general nature only and do not take into account personal circumstances of any party. Interest rates used are current standard variables only and all purchasers should talk to their Advisers about future interest rate projections .
PAGE 26
GENERIC CASHFLOW -
at 5.75% interest rate
Pacific Eastcoast Pty Ltd - South Yarra PROPERTY INVESTMENT ANALYSIS (DESCRIPTIVE) 06-Mar-2015 Prepared for: Consultant: Property: Description:
"107 Cambridge" - generic cashflow only 107 Cambridge Street, Collingwood 2 bedroom 2 bathroom 1 car Purchase price $635,000 at 80%LVR and 5.75% interest rate SUMMARY Assumptions Property value $635,000 Investment $135,219 Gross yield 4.82% Net yield 3.50% Growth rate 5.00% Inflation rate 4.00% Interest rate 5.75% Marginal tax rate 39.50%
Projected results over Property value Equity After-tax return /yr Net present value IF SOLD Selling costs & CGT Equity After-tax return /yr
5 yrs $810,439 $302,439 18.74% $130,443 $69,095 $233,344 13.02%
COMPUTER PROJECTIONS Investment Analysis End of year Property value Purchase costs Investments Loan amount Equity Capital growth rate Inflation rate (CPI) Gross rent /week Cash deductions Interest (I/O) Rental expenses Pre-tax cash flow Non-cash deductions Deprec.of building Deprec.of fittings Loan costs Total deductions Tax credit After-tax cash flow Rate of return (IRR) Pre-tax equivalent
2015 $635,000 $5,631 $135,219 $508,000 $127,000 5.00% 4.00% $600
1yr 666,750
Projections over 5 years 2yr 3yr 4yr 700,088 735,092 771,846
5yr 810,439
508,000 158,750 5.00% 4.00% 30,576
508,000 192,088 5.00% 4.00% 31,799
508,000 227,092 5.00% 4.00% 33,071
508,000 263,846 5.00% 4.00% 34,394
508,000 302,439 5.00% 4.00% 35,770
5.75% 26.82% $-135,219
29,210 8,369 -7,003
29,210 8,704 -6,115
29,210 9,052 -5,191
29,210 9,414 -4,231
29,210 9,791 -3,231
2.50% $26,169 $2,588
10,404 6,875 518 55,376 9,796 2,793
10,404 10,404 10,404 4,567 3,235 2,509 518 518 518 53,402 52,418 52,055 8,533 7,642 6,976 2,418 2,451 2,745 Your cost /(income) per week (47) (47) (53)
10,404 1,801 518 51,723 6,302 3,070
39.50% $-135,219 18.74% 30.97%
(54)
(59)
Disclaimer: Note that the computer projections listed above simply illustrate the outcome calculated from the input values and the assumptions contained in the model. Hence the figures can be varied as required and are in no way intended to be a guarantee of future performance. Although the information is provided in good faith, it is also given on the basis that no person using the information, in whole or in part, shall have any claim against Pacific Eastcoast Pty Ltd South Yarra, its servants, employees or consultants. This document has been prepared by Pacific East Coast Pty Limited (PECPL). The information including all estimates, calculations, opinions or recommendations contained in this document have been provided in good faith and have been based on information received from sources PECPL has accepted in good faith. No warranty is made as to the accuracy or reliability of any information contained in this document and neither PECPL nor any persons involved in the preparation of this document accept any form of liability for its content. The projections and calculations provided in this document are of a general nature only and do not take into account personal circumstances of any party. Interest rates used are current standard variables only and all purchasers should talk to their Advisers about future interest rate projections .
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