MONTROSE ESTATE CALAMVALE | WINTER EDITION 2019
Market overview page 4
Federal election aftermath: positive prospects ahead page 6
Sales for the quarter page 8
The importance of a building & pest report page 10
The ideal season to sell page 12
Our business partners page 14
Property Report brought to you by your Calamvale area specialists
JASON SONG
PETER OU
jasonsong@eplace.com.au
peterou@eplace.com.au
0433 572 868
0435 550 050
Hello
friends & family It’s been a chilly winter and the team here at Place Sunnybank are all looking forward to the warmer weather as we welcome Spring in September! Is it just us, or does this year feel like it’s flown by quickly? We are excited for what is to come for the last half on 2019, and here’s why. After a confusing and slow start to the year, anyone who follows real estate knows that the coming months and years are showing positive prospects. With unchanged negative gearing and capital gains tax laws, the recent interest rate drop as well as many other positive forces, we have seen an immediate increase in buyer activity (more on this in page 6). We are excited and have confidence on a positive and brighter outlook for the property market. As we have also just wrapped up the 18/19 financial year, we’d like to also take this opportunity to thank all our clients, buyers and landlords for choosing Place Sunnybank to represent you in real estate and look forward to work with each and everyone one of you again in the coming future. We hope our market reports continue to keep you well informed on what is happening in your local suburb. Do also feel free to call for a chat or suggest anything that you’d like to know more about. Thank you again for your ongoing support and feedback. Enjoy this issue! Your local specialist | Place Sunnybank
Algester | Calamvale | Carindale | Drewvale Eight Mile Plains | Kuraby | Macgregor | Mt Gravatt East Parkinson | Robertson | Rochedale | Rochedale South 2
Runcorn | Stretton | Sunnybank | Sunnybank Hills | Wishart
PLACE SUNNYBANK TEAM
Contents Page 4
Market overview
Page 5
Suburb statistics
Page 6
Federal election aftermath: Positive prospects for the real estate market
Page 8
Houses sold
Page 10
The importance of a Building & Pest Report
Page 12
Community news
Page 14
Our proud business partners
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.
3
Statistics
CALAMVALE Quarter 2 2019
28
HOUSES SOLD
$870,000
65 days
$617,500
-5.0%
11.6%
$460pw
HIGHEST SALE PRICE
2019 Q2 MEDIAN PRICE
5 YEAR GROWTH
4
AVERAGE DAYS ON MARKET
CHANGE IN MEDIAN PRICE
AVERAGE RENT FOR HOUSES
Market place overview The first half of the year has come and gone, and we welcome the new financial year. The biggest news from the last few months has been the election, and the property market has reacted very positively to the ruling party being reelected. During the first half of the year and building up to the election, there was a significant drop in open home attendees. It was found that 85-90% of buyers during this period were owner occupiers. This was believed to be largely due to inactivity from investors, whom previously represented a larger portion of the market. Post-election, the economy and property market has been stimulated by proposed policy changes from the Federal Government, The RBA, and APRA (more on page 6). These changes have boosted consumer confidence, which has resulted in increased buyer numbers including investor whom have re-entered the fray now there is more stability and certainty with the market. In May alone, Place Sunnybank experienced a surge of interest from the market, as shown from these results:
• Total Sales Value of $13,637,315 • 90% Auction success rate • Total 10 auctions, 2 sold prior, 5 sold at auction and 2 sold soon after The continued growth of the size and population of Brisbane, plus the return of consumer confidence are just indicators or a positive and healthy future for our property market. If the Sydney and Melbourne market serve as an indicator, it can be assumed that the worst is behind us and that we are now in a recovering market. Even in a recovering market, it is still critical to appoint an agent who knows the market and has the right strategies to achieve the best outcome for you. If you are thinking about selling now or in the future get in touch with me and we can spend 30 minutes to find out where your property stands in this current market and what we can do to achieve your dream result. Jason Song | 0433 572 868 Peter Ou | 0435 550 050 5
6
In the last 2 years, billions of dollars have been wiped from the Australian property market, but amongst the rubble Brisbane has held steady and defied the odds and influences of the downturn in Sydney and Melbourne. Year to date the Greater Brisbane median price has only fallen by -2.6%, while nationally it has fallen by -6.9% (-8.0% for combined capitals). Recent data suggests that the downturn has been slowing since January, and that most of the improvements in the last 6 months have largely been organic. However, major events in the last few months have also helped inject some life into the property market, tipping the scale towards recovery.
POSITIVE FORCES FOR THE MARKET Federal election result and mortgage deposit scheme for first home buyers Federal government will guarantee 15% of the 20% mortgage deposit for 10,000 eligible first homebuyers. Federal government tax cuts New tax packages will benefit Australians across the board and potentially help stimulate the economy and property market Interest rate reductions by Reserve Bank Interest rate at record low of 1.00% to help make home ownership more attainable and affordable.
SO, WHAT DOES THIS MEAN FOR YOU? With consumer confidence returning as a sign of stability and growth in the property market, current homeowners should start thinking about their next step. Whether it’s to upsize, downsize, upgrade, or relocate, knowing when and where you see yourself in the foreseeable future, and to consider how you want to achieve that next phase
Government infrastructure investment Federal, State, and Local government plans to invest heavily into construction jobs to upgrade infrastructure, and to stimulate the economy and job market to keep unemployment under 5% APRA relaxation of lending restrictions Borrowers will no longer be required to pass the 7% interest rate stress test and will only be assessed on their ability to repay their loans at 2.5% above their current rate. Improvements in Auction clearance rates nationally (Capital Cities) Weighted average clearance rates have been above 60% for the 4th consecutive week. Currently at 68.9% up from 52.6% this time last year.
in your life becomes an important and complex decision. As your Area Specialist, my job is to help you stay in tune with the market, and help you make the right decision at the right time. Call me anytime if you want the latest information regarding your market and your home.
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QUARTER 2 2019
CALAMVALE SPEC
Address
Bed,Bath,Car
Land m2
DOM
SOLD
Sale Price
30 Williams Way
4, 1, 2
655
154
19-Jun-19
$419,215
204 Algester Rd
4, 2, 2
804
57
3-May-19
$482,000
14 Van Wirdum Pl
3, 2, 2
468
181
24-Apr-19
$492,000
1 Perkins St
3, 2, 4
554
59
11-Apr-19
$500,000
4 Bowerbird Pl
4, 3, 2
514
86
8-Apr-19
$500,000
9 Pepper Tree St
3, 2, 2
473
20
25-Mar-19
$512,000
1 Gumnut Ct
3, 2, 4
546
28
22-Mar-19
$515,000
5 Freeman Pl
3, 2, 2
452
14
11-Apr-19
$515,000
2 Klim St
4, 2, 2
495
104
13-Jun-19
$527,000
4 Silvergum Ct
4, 2, 2
519
49
8-May-19
$540,000
24 Sunflower Cres
4, 2, 2
503
89
10-May-19
$549,999
26 Murphy St
3, 2, 2
562
20
1-Apr-19
$555,000
16 Tuberose Pl
4, 2, 2
465
24
29-Jun-19
$580,000
41 Lambert Drive
4, 2, 2
605
56
13-May-19
$615,000
SOLD
2 GULUBIA PLACE, CALAMVALE
$820,000
TOP TWO STOREY SALE
8
5 DOM | Days on Market
3
2
LAND SIZE
700m2
DOM
66
SALE DATE
11 MAY 19
QUARTER 2 2019
CALAMVALE SPEC
Address
Bed,Bath,Car
Land m2
DOM
SOLD
Sale Price
2 Clembury Pl
4, 2, 2
610
120
11-Jun-19
$620,000
7 Ayesha Pl
5, 2, 2
640
89
11-May-19
$625,000
91 Sunflower Cres
5, 2, 2
763
52
31-May-19
$662,000
3 Corypha Cres
4, 2, 8
700
65
17-Apr-19
$665,000
42 Semper Pl
4, 2, 2
800
24
13-Apr-19
$676,000
11 Hickory Pl
6, 4, 2
738
131
10-Apr-19
$690,000
13 Grevillea Cres
4, 2, 2
883
24
4-May-19
$700,000
11 Orania Cres
5, 2, 3
712
16
21-Mar-19
$725,000
1 Maywood Cres
4,3,3
800
243
3-Jun-19
$750,000
10 Tequila Ct
5, 2, 4
981
60
12-Apr-19
$750,000
12 Poinsettia Cres
4, 3, 4
800
49
1-Apr-19
$752,000
7 Tristania Cl
5, 3, 2
820
101
27-Jun-19
$791,000
2 Gulubia Pl
5, 3, 2
700
65
11-May-19
$820,000
12 Alfred Cct
4, 2, 4
846
25
13-Apr-19
$870,000
12 ALFRED CIRCUIT, CALAMVALE
SOLD
$870,000
TOP SALE Q2 2019
4
2
2
Information correct at time of print as sourced from RP Data and Pricefinder.
LAND SIZE
846m2
DOM
26
SALE DATE
13 APR 19
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BUILDING & PEST INSPECTION REPORTS are beneficial for both buyers and sellers however most people think that only buyers organize these inspections after buying the property. There is a big advantage for sellers getting their own independent building & pest inspection report prior to launching on the market. One of the main reasons for getting the report done prior to any potential buyers inspecting your property is that if there are any major structural or pest issues as the owner you will be the first to find out and will be able to rectify this ahead of time. Should these problems be found later down the track it could highly likely damage the negotiation process of getting the best price possible for your property. If there are no issues found, both buyers and sellers have the peace of mind that they can move forward making the transaction happen smoothly without any worries and stress.
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THE IMPORTANCE OF A BUILDING & PEST REPORT WHEN PREPARING YOUR HOME FOR SALE FOREWARNED IS FOREARMED Even though your property may appear to be structurally sound and there is no visible indication that termites, subsidence or mould is present, there could be hidden problems lurking in the foundations, roof, plumbing or walls that only a professional can identify. Many people are worried that building and pest inspectors may uncover some terrible truths about their property. For many, this concern stops them from having an inspection. But is that logical? If something is wrong with your property wouldn’t it be better to know before you put the house on the market? Being forewarned is forearmed and puts the power in your hands. Being aware of any issues with your property allows you to take control and have them fixed and doesn’t erode your position when you put your house on the market.
A BUILDING AND PEST INSPECTION REPORT EMPOWERS YOU While many buyers will still insist on having their own pre-purchase building and pest inspections conducted, showing them the reports you’ve had prepared shows them you have nothing to hide about the condition of your property and gives them less ammunition to negotiate. At the end of the day, building and pest inspections aren’t deal breakers. And it’s what we find out right now before the investment of marketing and Inspections and agent’s performance fees that will protect your sale price and final profit. The report will cost less than $500 yet could be the vital knowledge in a negotiation that saves your sale and protects your profits.
11
THINKING OF SELLING IN THE SPRING RUSH? Here is another option. Spring is always a popular time of the year to sell in Queensland. The basic premise is that gardens looking spectacular, and a larger pool of home buyers getting out and about. However, you won’t be the only homeowner with the same idea. Selling your home in spring comes with extra competition. Winter, while traditionally overlooked, does actually have some benefits for sellers. Gain the advantage with less properties for buyers to choose from and those buyers actively looking are usually quite motivated and only have limited choice. Winter homes can be decorated with heavier fabrics, adorned with crackling fires, and perfumed with home baking. The focus should be on feeling warm and comfy, use all the senses to make your home more inviting.
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SEASON STATISTICS Property giant, realestate.com.au has stats on the number of homes that sell in Brisbane’s four seasons, and it is not hard to find out the advantage in marketing your home during the “traditionally quiet period” – Winter.
74%
DURING WINTER
69.8%
DURING AUTUMN
61.8%
DURING SPRING
61.1%
DURING SUMMER
Source: realestate.com.au; domain.com.au; racq.com.au
FUN FACT #1
THE COPY MACHINE STUDY 1977, PSYCHOLOGIST ELLEN LANGER AND TEAM, HARVARD UNIVERSITY This is how the research study worked… A researcher would spot someone waiting at the library copy machine and walk over with the intention of cutting the person in line. Then, the researcher would look at the innocent bystander and ask them one of three questions.
VERSION 1 Request Only
“Excuse me, I have 5 pages. May I use the Xerox machine?”
VERSION 2
VERSION 3
“Excuse me, I have 5 pages. May I use the xerox machine, because I’m in a rush?”
“Excuse me, I have 5 pages. May I use the xerox machine, because I have to make copies?”
Request With A Real Reason
Request With A Fake Reason
You’ll notice that Version 3 didn’t make much sense. Using the phrase “because I have to make copies” was a fairly useless reason for skipping the line. Everyone waiting at the photocopier needed to make copies. The phrase contained no new information, but the researcher was trying to use it to justify the favor anyway. Surprisingly, this senseless reason performed well. When the researchers analyzed the data, they found the following.
60%
of people let the researcher skip the line.
94%
of people let the researcher skip ahead in line.
93%
of people let the researcher skip ahead in line.
Langer’s research, which soon became known as The Copy Machine study, was published in the Journal of Personality and Social Psychology. The study became famous because it uncovered one of the most powerful words we use to drive our behavior: because. Langer’s work proved that as long as we could justify a behavior in our brains (“I’m doing this because…”), we would perform the behavior even if the reason didn’t make sense. In his best-selling book, Influence, Robert Cialdini explained this phenomenon by saying, “A well-known principle of human behavior says that when we ask someone to do us a favor we will be more successful if we provide a reason. People simply like to have reasons for what they do.” By Jame Clear
https://jamesclear.com/
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Mortgage Specialist m: 0450 088 688 t: 07 3194 0888 e: david@timehl.net.au Australian Credit Licence: 433589
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TEL: 0419 768 432 peter@peterpansservices.com.au
We do the legwork We may negotiate a better outcome We keep the competition alive We help at a time & place that suits you
++ Quality homes ++ Real choice inclusions ++ Guaranteed start & completion dates
ANSON XU
++ One true price promise
0431 223 000 | anson@madisonhomesqld.com.au
++ Deal directly with the builder
www.madisonhomesqld.com.au
SHOWROOM Unit 3/115 Russell Street, Cleveland QLD
++ Clear and transparent building process ++ Specialising on narrow blocks (10m wide frontage)
What Landlords should be looking for in a Property Management team? • Updated market knowledge, including industry and legal compliance knowledge, appropriate trust accounting and property investment knowledge • Strength in marketing and leasing properties at the best possible price • Prompt communication response • Investing in advanced technology in providing the ultimate convenience to landlords and tenants • A thorough process for tenant selection and rent management • Solution based advice • Completion of inspections, lease renewals and maintenance on time • Low rent arrears and tenancy dispute rate • Regular training to keep the team updated with the most recent legislation, regarding tenancies to minimise risk
Our excellent achievements based on year to date statistics: Rent arrears rate over 14 days ZERO Loss of management due to poor service ZERO Current dispute lodged with QCAT ZERO
What our clients say... “The Place Sunnybank team are highly professional and have been amazing to work with in the handover of my property. My property has been managed by Place for the past 2 years and I would highly recommend their services to other landlords. They are efficient, friendly, provide great support and communicate promptly regarding any issues which is good for the tenant as well as the landlord.” Happy Landlord, Jiaqi
Speak to our friendly team to enquire about our property management services. 07 3193 8788 (Chinese & English) sunnybankrentals@eplace.com.au
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AWESOME AGENT! We are glad to have Jason to help us to sell the property. He is very proactive, responsive and very helpful in all aspect to achieve and close the deal with the buyer. His strategy and approach were excellent and we wouldn’t be able to achieve the sales price without him. Greatly appreciated with his assistance and we will definitely refer him to our friends and family.
Jason Song
- Jackyln, a review from ratemyagent.com.au
FANTASTIC AGENT Peter is a reliable, hardworking and most of all, an honest agent, who dedicates himself to getting the best outcome for his clients. As we come from Sydney, so we are not familiar with Brisbane house market. Thus, managing the sales of our property had been a great challenge for us. I appreciate that Peter did his best to get things sorted and sealed the deal smoothly. Exceptional service!
Peter Ou
- Dora, 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
JASON SONG
OFFICE
PETER OU
07 3193 8788 3a/531 Kessels Rd Macgregor Q 4109
0433 572 868 | jasonsong@eplace.com.au 0435 550 050 | peterou@eplace.com.au