UPPER MT GRAVATT AUTUMN EDITION 2019
Market overview page 4
Federal election 2019: how it affects real estate page 6
Sales for the quarter page 8
Benefits of interior styling page 10
Community news page 12
Easy retirement living page 14
Property Report brought to you by your Upper Mt Gravatt area specialist
STUART COLLINS 0488 883 938 stuartcollins@eplace.com.au
Hello
friends & family We hope you have had a great start to 2019 and you got some muchneeded time off with family as well as friends over the Easter break. It feels like a few short weeks ago we were welcoming the start of 2019 but as we continue to navigate the year, we will be looking at the end of financial year and the Queensland winter season before we know it! In this quarterly wrap up, we’ve put together some key information to keep you updated with the latest sales, developments and community news happening in your local area. The last 3 months of the financial year are often an interesting and busy time for the real estate industry as lots of home owners look to make a move on, cash in or get an update on their investment allowing them to financially plan for the forthcoming financial year. As always, we appreciate your support and feedback on our market reports and we try our best to bring you the most relevant and up to date information possible. If there’s anything in regards to real estate you would like to know about or even if you would like to feature your local business in our next issue, please don’t hesitate to get in touch. We love supporting our local community! Enjoy this issue! Your local specialist | Place Sunnybank
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Calamvale | Carindale | Drewvale | Eight Mile Plains Kuraby | Macgregor | Mount Gravatt East | Parkinson Robertson | Rochedale | Rochedale South | Runcorn Stretton | Sunnybank | Sunnybank Hills | Wishart
PLACE SUNNYBANK TEAM
Contents Page 4
Market overview
Page 5
Suburb statistics
Page 6
Federal election 2019: How it can affect real estate
Page 8
Houses sold
Page 10
Benefits of interior property styling
Page 11
RateMyAgent awards 2019
Page 12
Community news
Page 14
Brookland Retirement Village: Easy retirement living
Page 16
Your suburb specialist
2017 FINALIST REIQ Large Residential 2015 REIQ LARGE RESIDENTIAL AGENCY OF THE YEAR Disclaimer: Every effort has been made by Place Sunnybank to ensure that all information in this document is correct at time of printing.
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Statistics
UPPER MT GRAVATT QUARTER 1 2019
9
HOUSES SOLD
$940,000
64 days
$599,000
1%
18%
$415pw
HIGHEST SALE PRICE
2019 Q1 MEDIAN PRICE
5 YEAR GROWTH
4
AVERAGE DAYS ON MARKET
CHANGE IN MEDIAN PRICE
AVERAGE RENT FOR HOUSES
Market place overview Over the first quarter of 2019 in Upper Mount Gravatt we have seen almost half the sales volume compared to this time last year and the average days on market extend out.
• Local knowledge and a good understanding of who would be the perfect buyer for your house. • Actively goes out of their way to attract and bring more buyers, proactively talk to buyers, motivate and encourage them to make an offer/come for a second inspection/come to bid at the auction.
Over the last year where the real estate market has received its fair share of negative time in the media, the banking royal commission and the banks tightening lending along with the decline • Runs multiple open homes in a week in foreign demand with restrictions on to increase the chance of meeting Chinese capital outflows and tax changes more buyers and creating more on foreign investment. All this is still opportunities. causing a greater level of uncertainty. • Communicates back to you on a daily Buyers in this market are being more basis to make the selling process selective, doing more research and being seamless and transparent. more patient with their purchases. Does this mean properties aren’t selling or are not achieving great prices? Absolutely not. In fact, the supply (properties available on the market) in Upper Mount Gravatt is low at the moment and homes in the area are still seeing good activity at Open Homes. The steady demand from families wanting to buy into Upper mount Gravatt for its convenience, lifestyle and education will be some of the key buying forces. What this all means to you especially if you are thinking selling your house soon and if your goal is to sell for the best price possible it is critical to engage with an agent who has the following key capabilities:
• Identifies the key buyers, create and handle the competition as in this market the only driving factor to get a better price is for the agent to create urgency and competition. The Upper Mount Gravatt market is still positive at present. However, we are no longer in a sellers’ market but in a changing market where situations can change very quickly. If your plan is to be sell over the next few year’s it may be a good idea to understand where you sit in this market. Call me today, I would love to help you! Stuart Collins 0488 883 938
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FEDERAL ELECTION 2019 how it could affect real estate There will be a number of hotly contested topics relating to real estate at the upcoming* election including negative gearing, capital gains tax and the banking royal commission. Read on to see how this might affect you and your property. Negative gearing The way the Liberals tell it, the choice that voters face this election is: vote for the Coalition and the economy will prosper; vote for Labor and the economy will crash. Perhaps no policy debate has highlighted this messaging more than negative gearing. The LNP wants to keep the policy as it is, while Labor wants to limit the tax concession to newly constructed properties from 1st January 2020. All investments made before this date will not be affected by the changes and allow for negative gearing (this is called the ‘Grandfather Clause’). First home buyers might see this as an opportunity to get their foot in the door with a potential drop in investor activity, meaning one less buyer group in the market that they have to compete with. 6
*at the time of print
Existing homeowners might be concerned about a potential drop in investor activity. The change in policy could see less demand and buyer competition, resulting in falling prices.
Capital Gains Tax Currently, people who sell an investment property that they have owned for more than 12 months are eligible for a 50% discount on the tax, which they would normally have to pay on any profit made from the sale. As with negative gearing, the LNP wants to leave this policy as it is, while Labor wants to reduce the discount from 50% to 25%, in an attempt to tilt the playing field in favour of first-home buyers. In a similar scenario to the previous policy, this reduction in tax concession may spell good news for buyers, particularly first-home buyers as they face less competition from
investors. However for investors, without the same tax breaks it might disincentivise them from investing further in real estate or have them demand higher rental yields to make up for the lack of concession. And for that to happen, either the price of the investment property needs to go down, or the rent needs to go up, once again putting a downward pressure on house prices.
Banking royal commission Led by Commissioner Kenneth Hayne, the inquiry has dominated headlines in recent months bringing to light a range of unethical practices in the banking and financial industry. As a result, banks have already been forced to carry out more diligent checks before lending out money, making it harder for buyers to access finance. With this in play, buyers will either get finance knocked back or borrow less, therefore bidding less on houses resulting in prices falling. No matter which party gets voted in, both parties have apparently agreed to implement recommendations made by the commissioner Kenneth Hayne’s final report. For more information on this final report, visit: https://financialservices. royalcommission.gov.au/Pages/reports.aspx 7
Source: realestate.com.au, 2019
QUARTER 1 2019
UPPER MT GRAVATT Address
SPEC Bed,Bath,Car
Land m2
Sold
DOM Sale Price
1
37 Azanian St
4,4,2
599
10-Jan-19
70
$940,000
2
17 Hillgrove St
5,3,2
404
10-Jan-19
135
$885,000
3
44 Lindwall St
3,2,2
486
15-Jan-19
235
$599,000
4
61 Hillgrove St
3,1,2
521
17-Jan-19
43
$572,000
5
19 Hillgrove St
5,3,2
404
11-Feb-19
8
$935,000
6
373 Newnham Rd
3,1,2
647
21-Feb-19
116
$480,000
7
16 O'Grady St
3,2,2
1092
9-Mar-19
22
$565,000
8
19 Azanian St
2,1,1
607
12-Mar-19
53
Not Disclosed
9
106 Dawson Rd
3,1,2
486
29-Mar-19
72
$567,500
8 DOM | Days on Market
QUARTER 1 2019
UPPER MT GRAVATT 1
37 Azanian St 4 Bed 2 Bath 2 Car $940,000
4
61 Hillgrove St 3 Bed 1 Bath 2 Car $572,000
7
16 O’Grady St 3 Bed 2 Bath 2 Car $565,000
2
17 Hillgrove St 5 Bed 3 Bath 2 Car $885,000
5
19 Hillgrove St 5 Bed 3 Bath 2 Car $935,000
8
19 Azanian St 2 Bed 1 Bath 1 Car Price Not Disclosed
Information correct at time of print as sourced from RP Data and Pricefinder.
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44 Lindwall St 3 Bed 2 Bath 2 Car $599,000
6
373 Newnham St 3 Bed 1 Bath 2 Car $480,000
9
106 Dawson Rd 3 Bed 1 Bath 2 Car $567,500
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7 WAYS INTERIOR STYLING CAN INCREASE YOUR SALE PRICE First impressions are everything when potential buyers click on a property listing or walk into a home open. We incorporate these 7 vital methods into our professional styling to maximise the final selling price for our clients. 1. Decluttering Nobody wants to buy a home that’s filled with signs of someone else’s life, so be sure to tidy away keys, notepads, magnets from the fridge and everyday clutter. Having trouble finding space? Natural textured baskets and boxes provide beautiful storage options to help you easily hide things away. 2. Updating walls with fresh paint Painting is one of the simplest ways to add value to your property’s sale price. A walk through the property can help to identify areas that can be freshened up with new coats of paint, and don’t forget to look up – crisp white ceilings can make rooms feel larger and more open. 3. Adapting room purposes While it’s impossible to tap into the mind of every potential buyer, it pays to consider how your rooms can be used to their best advantage. While you might have an unused formal lounge area in a corner of your home, adapting this into a modern office space or extra bedroom could add appeal and value.
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4. Refreshing curtains or window coverings Modern window coverings are a world away from those of even a decade ago. If your property features curtains or out-dated vertical blinds, it can be worth investing in sheer blinds or sleek timber venetians to update your rooms and add a sense of privacy – particularly in front-facing rooms.
5. Hanging artwork to suit the space There’s no need to convert your property into a modern art gallery, packing away personal photos and replacing them with proportional, appealing artworks can add value. The size and location of artwork can either enhance or diminish a space, so if in doubt trust an experienced stylist. 6. Choosing the right rugs Just as with artwork, a rug can ‘make or break’ a room. A rug that is the wrong shape or size for its space can actually create a sense that something isn’t quite right. When home staging in Brisbane, our stylists carefully select rugs to define areas and add a sense of comfort to each space. 7. Thinking light and bright Properties can be transformed by the right lighting. Our property stylists employ a number of techniques to make rooms feel larger, including the use of white or light paint, updating old-fashioned globes with modern LEDs or warm fluorescent options, and – most importantly – letting natural light flood in. If you would like to know more about our services, or would simply like an obligationfree quote, contact us today.
KATRINA CUNNANE State Manager & CRM T: 1300 387 647 M: 0498 800 888 E: katrina.cunnane@furnishandfinish.com W: www.furnishandfinish.com
5 REASONS TO CHOOSE PLACE SUNNYBANK 2019 AWARDS
SUNNYBANK
QUEENSLAND
AUSTRALIA
We are extremely proud to receive the 2019 Agency of the Year award in Sunnybank from RateMyAgent. We are also incredibly honoured to land within the Top 10 Agencies in Queensland and Top 100 in Australia overall. We want to sincerely thank each and everyone of our clients for our wonderful reviews over the past year.
PROPERTY MANAGEMENT 1. Skilled Real Estate Professionals, bilingual in Mandarin and English 2. Highly experienced property managers providing exceptional customer service for all clients 3. Over 20 years industry experience across the team 4. Expertise in relevant legislative requirements to minimise unnecessary property investment risks 5. Providing Quality service and value for money Contact us today for a free rental appraisal or simply get some property management advice. T: 07 3193 8788 E: sunnybankrentals@eplace.com.au
We will strive to continually improve, so if you are seeking any real estate advice, please do not hesitate to get in touch with your local agent, we are always happy to help. 3A/531 Kessels Rd, MacGregor QLD
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COMMUNITY NEWS
PANIYIRI
GREEK FESTIVAL The 2019 Paniyiri Festival returns strong in its 43rd year. Musgrave Park will once again be the epicentre of everything Greek with authentic Greek food stalls showcasing the tastes, recipes and secrets from all regions of Greece, with the crowd favourite honey puffs, haloumi, dolmades, yiros, souvlaki, spanakopita, keftedes, moussaka, baklava and more. We see the return of The Plateia traditional Greek village, a Dance Spectacular on opening night with a stunning bouzouki tribute, and a standout cooking program headlined by internationally renowned Greek chef Dimitris Katrivesis, who will join Nostimo Restaurant’s Chef-in-Residence David Tsirekas for Brisbane’s first Greek Yum Cha. In addition, all the usual faves - Hellenic dancing displays, honey puff devouring, olive eating, plate smashing and grape stomping competitions - are back, along with the inaugural Greek Coffee Race, a contest where teams must combine speed with balancing techniques.
HIGHLIGHTS
Dance the Zorba Join Hellenic dancers as they perform the famous Zorba on the Main, or play the Zorba Musical Chairs and Zorba ‘Til You Drop
Cooking Demonstation Experience two days of food tasting and culinary indulgence, hosted by some of Queensland’s and Australia’s best Greek chefs.
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Dance Spectacular The Dance Spectacular on Saturday will see more than 60 dancers performing traditional and modern Greek dances in brilliant traditional costumes with headpieces.
Kid’s Zone Get creative at the free, dedicated Kids Zone with art, craft and games all themed around a Birthday Party. Also take part in free Hellenic dance workshops.
https://www.mustdobrisbane.com/whats-on/paniyiri-greek-festival-south-brisbane
Music Listen to traditional Greek instruments including the bouzouki, tarabuka, lira and laouto,
Greek’s Got Talent Paniyiri is seeking singers, dancers, magicians and more to enter 2019’s Greek’s Got Talent. Preliminary heats will be held at 2.35pm on Sunday with the finals at 5.35pm on the Main Stage. You don’t have to be Greek to enter.
COMMUNITY NEWS
Is soon celebrating 25 years of excellent service in the Upper Mount Gravatt community. Opened in July 1994, Scallywags is a family owned and run centre which is committed to providing a fun, welcoming and nurturing environment, so that all children develop into lifelong learners. At Scallywags Child Care – Upper Mount Gravatt, we strive to foster a sense of belonging and community between children, families and educators. We achieve this through providing a safe, stimulating and supportive environment. The early years are a time for your child to engage in the here and now; to spend time playing and experiencing life’s great wonders. By taking time to explore the present moment, children develop their sense of being, and through positive early learning experiences, children grow and foster their own identity as lifelong learners. As early childhood educators our passion is to assist children in becoming confident learners, positive and creative individuals and active participants in our community. Class Rooms: Koalas (Infant) 6 weeks – 2 years Possums (Toddlers) 15 Months – 3 years Wombats (Jnr Kindy) 2-4 years Kangaroos (Kindy) 3-5 years If you are interested in enrolling your child, please drop by for a tour at any time. Lisa and our friendly staff will be happy to show you through our facilities and answer any questions.
Our Centre
Our Adventure Garden
Our Playground
Our Class Rooms
Ph: 07 3349 2833 | admin@scallywagssccc.com.au | 53 Klump Road Upper Mt Gravatt
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18 Romulus Street, Robertson
Are you or your loved ones finding it harder to stay on top of things around the house? As we get older, maintaining a large home and garden can begin to feel more burdensome and time-consuming than it used to. If your current home is becoming a source of stress or worry, it might be time to think about a change. Retirement village living can be an ideal option for those who want to downsize and enjoy an easier, lowmaintenance lifestyle. At Brookland Retirement Village, residents can hand all home and garden maintenance over to experienced staff. Everything is taken care of, from mowing the lawn and cleaning the gutters to changing light bulbs. Even things like the oven and hot water system are maintained and replaced by the village operator, rather than the resident. With everything looked after, residents have more time for the things they enjoy, like seeing loved ones, travelling, pursuing hobbies, or getting involved in the social side of village life. At Brookland, you can participate as much or as little you choose, but many residents say moving to a retirement village helped to improve their social life thanks to the wide range of organised activities, get-togethers, functions and classes on offer.
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Most retirement villages have a community centre that play host to all these events as well as housing communal facilities. These may include a library, hairdressing salon, auditorium, swimming pool, gym, consulting rooms for visiting health professionals, and even a café.
Having all this at your fingertips is especially handy for those who don’t drive–as is the private village bus, which offers shopping trips several times a week. Another key benefit is the supportive, friendly environment. In a retirement village, unlike a residential complex, residents can feel secure and comfortable knowing they live among people at the same stage of life, which brings a strong sense of belonging and community. Brookland Retirement Village resident Ann Fletcher is enthusiastic about the benefits of village living.
“It’s great. Everyone is friendly and we all look out for one another, we haven’t looked back!” Brookland Retirement Village currently has a range of beautifully renovated independent living villas and apartments available for sale. If you think a retirement village might be right for you, call the team at Brookland on 3345 9143 or visit brookland.com.au to book a personal tour.
BRENDAN YUNG T: 0404 526 526 E: brendan.yung@bytherules.com.au
DAVID YANG
Mortgage Specialist m: 0450 088 688 t: 07 3194 0888 e: david@timehl.net.au Australian Credit Licence: 433589
“I will always be striving to provide THE MOST MEMORABLE conveyancing experience for all my clients.”
Open the door to quicker and better finance options for your client We provide real choice between lenders We do the legwork We may negotiate a better outcome We keep the competition alive We help at a time & place that suits you
Lawn Mowing Hedging & Pruning Rubbish Removal Gutter Cleans Tree Lopping Property Make Over Specialist
Interior & Exterior Renovations
TEL 0419 768 432
HANDY MAN JOBS “NO JOB IS TOO BIG OR SMALL”
peter@peterpansservices.com.au
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Stuart Collins PROFESSIONAL AGENT Stuart managed the sale of our property following us having a less than successful marketing program with another agent. Stuart was honest, professional and encouraging and worked so hard to secure us the best possible deal. He touched base almost every day keeping us up to date with the progress of our property’s campaign. Following a short marketing period, Stuart presented us with a great offer. The best decision we ever made. – Tracy, seller (a review from ratemyagent.com.au)
OVER
$100m Total Sales in 12 Months
OVER
177
Transactions in 12 Months
OVER
12yrs Selling in your area
Statistics are for Place Sunnybank and Place Sunnybank Agents in general. All information is correct at time of printing
CALL
STUART COLLINS
0488 883 938 | stuartcollins@eplace.com.au 3a/531 Kessels Rd, Macgregor