How Buyer’s Agents Deliver A Competitive Edge

Working with an experienced and licenced buyer’s agent can give you the inside edge when buying in a competitive market like Sydney – but there are some red flags to look out for to ensure you don’t get burnt.

He also warned buyers to be wary of “pseudo buyer’s agents” who may be acting in the interests of a developer, rather than the property buyer.

“There can be a misconception about whether buyer’s agents are they really on your side, because there are some ‘pseudo’ buyer’s agents out there, who are effectively sales agents acting as buyers agents from time to time,” he said.

“It can really confuse the consumer about what a true buyer’s agent is, which is somebody who leverages research, relationships and expertise to find you a property that exactly suits your needs.”

Experience counts for a lot, he added; “If you’re working with a brand new buyer’s agent who has just opened up shop, then how do they know what to do and look for? I’d suggest they have to have a minimum of two years’ experience in the area you’re looking to buy in,” he said.

“Also, look at their reputation: Google their name and see if anything pops up, such as if they have written any articles. This gives you a good understanding of their reputation in the industry.”

To become a member, agents have to go through a stringent process and adhere to a strict code of conduct. They don’t accept kickbacks, only work for the buyer, and agree to act solely in your interests.

“Ultimately, you want someone who’s open and honest, who shows they’re willing to pull up their socks, roll up their sleeves and leave no stone unturned to get you what you need,” he said.

There are many other misconceptions about buyer’s agents out there, Harvey added, including that “buyer’s agents will only get you bargains”.

“Some people think that you only get the distressed sales, and only off market deals. Yes, as your buyer’s agent we build relationships and we can attempt to get those things – but overall we aim to deliver according to your needs,” he said.

“We help our clients to create a brief and from that, we pinpoint the specific area where the client should buy. We help provide clarity on what their strategy should be and where they should be looking.”

https://networthproperty.com.au/contact-us/

Do I need a buyers agent?

Who are these mystical creatures? And how can they help you if you’re buying property?
Buyers agents (also known as buyer’s advocates) are licensed professionals that specialise in searching, evaluating and negotiating the purchase of property on behalf of the buyer.

They do not sell real estate.
Buyers agents specialise in searching out, locating and negotiating the purchase of property on behalf of a buyer.
Whereas real estate agents primarily represent the seller of the property, a buyer’s agent (like it says on the tin), looks after you, the buyer.

What does a buyers agent do?

A buyers agent generally offers two types of services:

1. The full service sees them search out properties meeting their client’s criteria and negotiate the purchase of the property ultimately chosen, whether by private sale or auction. They may look for one specific property, or an entire portfolio, depending on your needs.
2. Buyers may also engage buyer’s agents purely to bid for them at the auction of a property they have found for themselves.
How much does it cost?

Some buyer’s agents charge an engagement fee before they begin the search for a home. Users of the full service can expect to pay a flat fee or a percentage of the property purchase price.
Using a buyers agent to bid at auction, meanwhile, carries a lower fee as there’s much less time involved.
Their fees may be tax deductible if you’re buying an investment property.
Investors should note that the cost of using a buyer’s advocate is generally tax-deductible when purchasing an investment property.

Why use a buyers agent?

Early and wide access
Some buyer’s agents have access to a wider range of properties that you may ordinarily be exposed to (some may not even be advertised).
They will utilise their network to connect you with focused opportunities, often ahead of others in the market.
Time-saving
Having a professional seek out a property that meets your needs can save you countless hours, shortlisting efforts and stress.
Your weekends are freed up to attend inspections and focus only on the properties with a great chance of ticking your boxes.
Though there’s an increasing array of tools and data out there to help you make an informed choice when buying, it still takes valuable time, and if you can outsource that work to someone working in your interest, why not?
Investing know-how
Buyers agents who specialise in investment properties can help you source the right type of property in locations with good prospects for capital growth.
They understand market indicators and won’t just work from your requirements, but will consider how to optimise your shortlist based on their experience.
This can save you time, money and stress in the long run – lessening your chances of making an ill-informed investment decision.
Bidding and negotiating
One of the most popular reasons people use a buyer’s advocate is to support them during the auction and negotiation process.
Bidding at auction can be an intimidating, emotionally daunting business and it helps to have someone objective to represent your needs in the heat of the moment.
It helps to have someone with the confidence, emotional detachment and tactics representing you at auction.
Buyer’s advocates implicitly understand the process, including the tricks of the trade, and bring to auctions the confidence, emotional detachment and tactics necessary for a successful bid.
Many insist they can net their clients a purchase price often below that which they are willing to pay, while saving people precious time and emotional distress.

How do you find a buyers agent?

You can also ask friends, family or others you trust if they have one they can recommend. Word of mouth is a great way to track down an agent with a good reputation. Just make sure they work in the area’s you’re looking at buying in.

Why Brisbane is hot property at the moment

A little less cosmopolitan, a little less youthful than its southern neighbours but ‘Brissy’ is far sunnier and growing hotter as an investment destination.

Last week, Brisbane set a record in residential property with the sale of a Kangaroo Point mansion for AUD18.48 million (USD14.28 million). The transaction surpasses the 2014 sale of an Aaron Avenue home to Gina Rinehart, the richest person in Australia, for AUD14 million.

The high-end Brisbane residential market has indeed seen a positive shift toward the end of last year, according to Ray White New Farm, which brokered the latter sale. Indeed, Brisbane registered a record number of transactions in homes above the AUD5-million threshold in 2016.

Asians in particular are waxing zealous for Brisbane, the third most searched state capital in Australia on Chinese property portal Juwai.com showed. Demand for Brisbane homes from international investors stem the most from China, followed by the United States, New Zealand and England, according to the Real Estate Institute of Queensland (REIQ).

“We see the gap between Sydney and Melbourne closing in the next couple of years,” said Patrick Hunt, manager at local property titan Indigo Building Group. The northern migration from an investment point of view continues.”

Brisbane enjoys far less volatility than Gold Coast, Queensland’s other large metropolis. “Gold Coast tends to suffer from a boom-bust cycle more so than Brisbane,” Hunt added.

Next to the frothy markets in New South Wales and Victoria, Brisbane’s affordability has resonated with offshore investors. For perspective, the median house price in Sydney stands at AUD867,000, while that of Brisbane is AUD635,000, per REIQ data.

“People can’t afford the yield that they’re looking for in other cities; their returns aren’t there,” said Mitch Koper, media manager at property analytics firm CoreLogic.com.au. “In Brisbane, you can buy a house for AUD600,000 and get a return of 7 or 8 percent in some cases. It’s a very reasonably priced market.”

List of Brisbane suburbs

Inner suburbs

Bowen Hills – Brisbane – East Brisbane – Fortitude Valley – Herston – Highgate Hill – Kangaroo Point – Kelvin Grove – New Farm – Newstead – Paddington – Petrie Terrace – Red Hill – South Brisbane – Spring Hill – Teneriffe – West End – Woolloongabba

Total: 18

Northern suburbs

Albion – Alderley – Ascot – Aspley – Bald Hills – Banyo – Boondall – Bracken Ridge – Bridgeman Downs – Brighton – Brisbane Airport – Carseldine – Chermside – Chermside West – Clayfield – Deagon – Eagle Farm – Everton Park – Fitzgibbon – Gaythorne – Geebung – Gordon Park – Grange – Hamilton – Hendra – Kedron – Keperra – Lutwyche – McDowall – Mitchelton – Myrtletown – Newmarket – Northgate – Nudgee – Nudgee Beach – Nundah – Pinkenba – Sandgate – Shorncliffe – Stafford – Stafford Heights – Taigum – Virginia – Wavell Heights – Wilston – Windsor – Wooloowin – Zillmere

Total: 48

Southern suburbs

Acacia Ridge – Algester – Annerley – Archerfield – Burbank – Calamvale – Coopers Plains – Darra – Doolandella – Drewvale – Durack – Dutton Park – Eight Mile Plains – Ellen Grove – Fairfield – Forest Lake – Greenslopes – Heathwood – Holland Park – Holland Park West – Inala – Karawatha – Kuraby – Larapinta – Macgregor – Mackenzie – Mansfield – Moorooka – Mount Gravatt – Mount Gravatt East – Nathan – Pallara – Parkinson – Richlands – Robertson – Rochedale – Rocklea – Runcorn – Salisbury – Seventeen Mile Rocks – Sinnamon Park – Stretton – Sumner – Sunnybank – Sunnybank Hills – Tarragindi – Tennyson – Upper Mount Gravatt – Wacol – Willawong – Wishart – Yeerongpilly – Yeronga

Total: 54

Eastern suburbs

Balmoral – Belmont – Bulimba – Camp Hill – Cannon Hill – Carina – Carindale – Chandler – Coorparoo – Gumdale – Hawthorne – Hemmant – Lota – Lytton – Manly – Manly West – Moreton Island – Morningside – Murarrie – Norman Park – Port of Brisbane – Ransome – Seven Hills – Tingalpa – Wakerley – Wynnum – Wynnum West

Total: 28

Western suburbs

Anstead – Ashgrove – Auchenflower – Bardon – Bellbowrie – Brookfield – Chapel Hill – Chelmer – Chuwar – Corinda – Enoggera – Enoggera Reservoir – Ferny Grove – Fig Tree Pocket – Graceville – Indooroopilly – Jamboree Heights – Jindalee – Karana Downs – Kenmore – Kenmore Hills – Kholo – Lake Manchester – Middle Park – Milton – Moggill – Mount Coot-tha – Mount Crosby – Mount Ommaney – Oxley – Pinjarra Hills – Pullenvale – Riverhills – Sherwood – Sinnamon Park – St Lucia – Taringa – The Gap – Toowong – Upper Brookfield – Upper Kedron – Westlake

Total: 42

How to avoid being a ‘wounded bull’ bidder

A buyers agent’s tips on how you can keep your nerve at auctions and avoid paying too much for your investment.
Real Estate Buyers Agents Association of Australia (REBAA) has issued a warning to buyers who are looking to take part in the furious auctions of Sydney and Melbourne, especially during the summer months.
REBAA president and buyer’s agent Rich Harvey said he was increasingly seeing frustrated buyers in the Sydney market paying ‘silly prices’ just to secure the property.
We call them the ‘wounded bull’ bidders. They’ve been to several auctions and they’ve probably missed out on about 10 places and they charge in at the next auction and pay whatever it takes to get the property,” said Mr Harvey.
“We are concerned that this group of buyers are overpaying on properties that they will later regret or that they’re simply paying prices that are beyond their means. Buyers need to keep a cool head and set their limit before they attend the auction. This will help keep you from overspending on a home if you get caught up in emotions of the auction atmosphere,” he said.
Mr Harvey also urged buyers to be wary of bank valuations, in the current market these are becoming more and more conservative, which can be an issue if a buyer gets caught up in auction and overbids on a property.
“You don’t want to buy a property with a 20 per cent deposit for $2.5 million only to discover later that the bank valuation is $2.2 million and you need to cough up an extra $300,000 at settlement,” he said.
“This is particularly dangerous and something many buyers don’t think about when they’re in the heat of the moment. If you’re unfamiliar with the auction process and worried you might not come out on top, working with an experienced buyers agent can be a great strategy,” said Mr Harvey.
For first time buyers, or even seasoned investors who haven’t bid at auction before, seeking a more experienced professional can result in you securing a property for a lower price, which will negate the fee involved.
“These professionals can assist you with everything from providing an independent appraisal, offering advice to bidding in your place. A buyer’s agent is emotionally detached from the process and can read the body language of the other buyers. They know how to make the right moves at auction and whether to bid fast or slow or in large or small increments to give you the competitive edge,” said Mr Harvey.
It can be hard to be patient in a high stress situation, such as a busy auction, but becoming too emotional is more likely to result in a purchase you regret once the heat has died down.

https://networthproperty.com.au/contact-us/

Top tips for property investors in 2017

(c) Steph Nash – moneymag.com.au
It has been a crazy year for the property market.
The affordability debate heated up as prices soared in Sydney and Melbourne.
Experts began to question the future of negative gearing and stamp duty as first-home buyers were pushed further out of the market. Home loan costs increased, construction numbers for apartments exploded and foreign investors were hit with big taxes.

So what’s in store this year?

Ben Kingsley, chair of Property Investment Professionals of Australia (PIPA), says investors will need to get creative to overcome affordability problems and to steer clear of areas inundated with apartments.
“With more potential downside risk in our major markets, investors need to be strategic about their investment approach,” he says.
Here are Kingsley’s six tips for tackling this year’s property investment.
Look out for higher borrowing costs
Home loan costs are starting to rise. Six lenders have recently lifted their variable rates, including all the major banks. With principle borrowing costs already high in Sydney and Melbourne, growing interest rates won’t come as good news. If you’re looking at the investment market, Kingsley says this is certainly something you should consider.
Consider co-ownership

If you can’t get into the market yourself, or you’re uncomfortable taking on so much debt, you could consider going co-borrower with someone you trust. That means you give that person equal share in the equity of the home, and as such you both have equal responsibility to repay the loan.
Go “borderless”
Kingsley recommends thinking outside the box. He encourages investors to consider opportunities interstate, outside areas they know, and investing in cheaper, more competitive markets.
Beware the apartment glut
The outlook isn’t so good for apartments. Sydney, Melbourne and Brisbane have recorded sky-high construction levels for CBD and inner-city apartments. With apartments heading towards oversupply, Kingsley recommends investors tread with caution. Bargain hunters might be able to take advantage of distressed sales further down the track.
Focus on the long term
Speculation can be bad for markets, so keep your long-term goals in mind when making decisions. Kingsley says investors should remain cool, calm and collected and avoid making irrational decisions based on fear.
Seek help
When there’s a lot at stake, it’s wise to get a professional opinion before you jump in. You should consider hiring a buyer’s agent, mortgage broker or qualified property investment adviser who can help you to find the best property at the best price.

Buyers agent

A buyers agent provides a service directly to consumers looking to buy real estate. Buyer’s agents offer a number of different services, ranging from researching a single property to undertaking a complete search of available property, even evaluating and then negotiating the purchase of property on behalf of the buyer. The key difference between a buyer’s agent and a traditional selling agent is who they represent. A buyer’s agent works exclusively for the buyer, whereas the selling agent works for the vendor or seller.

Although not everyone will want to use a buyer’s agent when purchasing a property, if you are purchasing a property in a region or category you are not familiar with or have difficulty accessing property market information, then a buyer’s agent may be able to assist you.

To ensure you are protected when purchasing your property, always deal with a licensed agent.

A ‘buyers agent’ can refer to a licensed real estate agent or their registered sales representative who undertakes real estate transactions while representing a buyer for the purchase of a property. You can use our licence search to find a licensed agent or to check your agent’s credentials.

There are circumstances where a person may provide real estate services to a buyer without needing to be licensed or registered, eg gathering a list of properties but not engaging in negotiation. We will refer to those people as ‘property finders’.

However, by using a licensed/registered person, you have the benefit of your own advocate in property negotiation, as well as abilty to claim against the Fidelity Guarantee Account, in the event of default by the agent.

It is important you consider the services you need, as this will inform you about whether you should employ a buyer’s agent or a property finder, and what protections are available to you.

There are many reasons why a buyer might engage a buyer’s agent, such as you:

do not have time to look for a property and need another party to find a property for you;
would like an objective third party to act in your best interests by negotiating a deal on a property you have found;
have limited knowledge of desirable areas or particular features a property should have;
are not aware of market value; or,do not live in the area.

Before appointing a buyer’s agent it is important to evaluate your needs. It is up to you to decide which aspects of buying a property you are willing to take on and which you would like a buyer’s agent to do for you.

The number and type of services you appoint an agent to undertake as your buyer’s agent will determine the fees you pay. A buyer’s agent may offer you the following services:

conduct research in order to prepare a list of properties that fit your criteria and arrange for you to view them;
advise on the merits of individual properties;
discuss market values;
bid for you at auction;
conduct enquiries and searches with relevant authorities to determine if any issues affect the use and enjoyment of the property;

engage in negotiation on your behalf;
assist with the wording of special conditions in offer and acceptance contracts;
explain the terms and conditions in the seller’s contract and advise if they are in your best interests (a buyer’s agent cannot provide you with legal advice unless they are a lawyer);
arrange building and pest inspections and other services;

monitor the settlement process;
liaise with selling agents, contractors and settlement agents; and oversee final inspections.

If you are an investor, you may also need advice about other matters, such as the desired rent, whether the property will attract tenants, and any capital expenses or repairs that will need to carried out in order to attract tenants at the desired rent. It is important to note under the Corporations Act 2001 the buyer’s agent cannot provide you with financial advice unless they hold an Australian Financial Services licence.

Is is useful to compare the fees and services of several buyer’s agents before making your decision, in much the same way as you would get several quotes before hiring a tradesperson. You should ask the buyer’s agent to outline the services they offer, at what cost, in writing.

The fee structure may include:

an engagement or activation fee;
a standard fee for particular services, such as bidding at auction; and/or
a variable fee, such as a percentage of the purchase price.

If you accept a contract in which the buyer agent’s fee is a percentage of the purchase price it will cost the agent part of their fee to negotiate a lower price for you. Some buyer’s agents may negotiate a set or fixed fee in advance instead, so there is no disincentive to negotiating a lower price.

If the service fee is expressed as an hourly/weekly rate, the maximum amount to be received by the agent must also be included. The publication Real estate fees – negotiating with an agent may assist you in negotiating a contract.
Under the Australian Consumer Law, an agent must provide a single price. The total amount quoted by the agent is taken to be inclusive of GST unless they have clearly stated the GST will be additional. If the GST is stated separately, a total including GST must also be provided.

If you choose to engage a buyer’s agent, you need to enter into a written contract with them in the same way a seller signs an agreement with their agent. By law, agents are required to have a written agreement that has been signed by you before they are authorised to act on your behalf. This agreement is usually known as a written authority, an appointment to act or an authority to act.

The contract you sign to authorise a buyer’s agent to act on your behalf is a legally binding contract. This means both you and the buyer’s agent are obligated to fulfil the requirements of the contract.

REIWA has developed a standard contract to appoint a buyer’s agent for their members but individual agents may have their own contract. As the terms and conditions of contracts may vary, when choosing a buyer’s agent you should read each contract carefully to ensure you fully understand the terms and conditions of the written authority.

The terms and conditions of a buyer’s agent’s contract are not set by law. This means you are free to negotiate the clauses, including fees, before you sign anything.

Brisbane Auction Sales Results Saturday 25th February 2017

Albany Creek 1 Daniel Dr 4 br h $510,000
Albion 38 Bale St 6 br h N/A
Algester 100 Laurel Oak Dr 3 br h $470,000
Annerley 3 Bower St 3 br h $730,000
Annerley 34 Clive St 3 br h $810,000
Ascot 11-15 Kidston St 6 br h $3,550,000
Balmoral 36 Belgrave St 3 br h $835,000
Bardon 35 Lewin St 3 br h $850,000
Calamvale 21 Poinsettia Cr 5 br h $685,000
Carindale 63 Kidwelly St 5 br h $1,005,000
Deception Bay 4 Windsor Pl 2 br h $389,000
Fairfield 10 Stimpson St 3 br h $650,500
Gordon Park 56 Barron St 3 br h $797,000
Gordon Park 44 Khartoum St 2 br h $665,000
Grange 183 Evelyn St 4 br h $910,000
Hawthorne 72 Beatrice St 4 br h $1,225,000
Hendra 144 Mein St 2 br h $826,000
Hendra 110 Woodville St 3 br h $753,000
Kuraby 10 Krystal Pl 4 br h $700,000
Manly West 22 Marlin Pl 5 br h $875,000
Milton 37 Gordon St 4 br h $775,000
Nundah 117 Cavendish St 4 br h $1,200,000
Paddington 59 Charteris St 4 br h $1,600,000
St Lucia 95 The Esplanade 3 br h $1,400,000
Stafford 9-11 Theodore St 4 br h $786,000
Stafford Heights 64 Redwood St 3 br h $835,000
Sunnybank Hills 15 Forestlea Pl 5 br h $1,050,000
Thornlands 5 Traminer Ct 4 br h $620,000
Toowong 6A Elizabeth St 2 br t $465,000
Toowong 11 Maraket St 3 br h $781,000
Windsor 3/27 Maygar St 3 br t $588,000
Wooloowin 63 Rose St 3 br h $600,000

Contact Us

Contact Us | Net Worth Property Buyer’s Agents Phone 1300593283 Text/Mobile 0498004474
Referrals and Conjunctions Welcomed NET WORTH PROPERTY CONSULTANTS P/L ACN 616132837 ABN 18616132837 Real Estate Agent Licence
NETWORTHPROPERTY.COM.AU

Investor advocates using a Buyers Agent

A Sydney-based investor who recently settled her sixth property has advocated the role of buyer’s agents and their placement in the investment landscape.
Katie Simpson told The Smart Property Investment Show that while she hadn’t used a buyer’s agent prior to acquiring her latest property, a main driver in her choice to bring one on board was the convenience it brought to her busy life.
“I wouldn’t have used a buyer’s agent [for] my first few properties because I started buying [in the] 2000’s when buyer’s agents weren’t really heard of,” she said.
“The main reason we used a buyer’s agent for this [property] was because the purchase is our first interstate – it’s in Queensland, in Brisbane, and we don’t know the area at all.”
Ms Simpson noted that there were a number of other benefits to working with buyer’s agents, including their access to resources otherwise unattainable to investors.
“One of the other reasons we went through a buyer’s agent is because some of them get off-market properties that don’t go online to Domain or realestate.com.au”
She added, however, that the fees associated with using a buyer’s agent to source property was an initial turn-off when she’d sought properties prior.
Ms Simpson noted that the overall process of purchasing her own home separate from her investments was a stressful one, and that in the long-run, the agent’s price tag was well worth the time and stress saved.
“Originally we didn’t go with a buyer’s agent for our previous purchases because there was a fee involved and we knew it would be probably at least $10,000,” she said.
“[But] now we’re at the point where we can afford that, and to me, it’s saving me time and stress, so I’d rather pay that money and get someone else to do it for us.”
“They’ve got the knowledge [and] they’ve got the contacts within the industry [which] makes it easier,” she concluded.

Why should I engage a Professional Buyers Agent

Are you frustrated & stressed by the process of house hunting?

Are you a bit confused about where & when to buy?

Are you concerned about paying too much?

Buy like a Professional!

• As seasoned Property Investors know, buying property “right”, is critical. Profit is made when you buy rather than when you sell.
• Yet many people take on this buying role when they are not buying professionals. A Professional, experienced Buyers Agent, can save you a lot of money on the purchase price and more importantly buy “Value” by buying a solid investment with suitable terms.

• Mistakes in buying property can be very, very costly. Research shows that 70% of people pay too much when they buy property. One of the reasons for this, is it takes on average 200 hours to research, negotiate, do suitable due diligence, inspect & purchase a property. Most people do not have that much time and get impatient & eventually settle on a property just to get it done.

• An experienced Buyers Agent can save you hundreds of hours work and thousands of dollars.

• Do you really know how to do your due diligence on a property?

• Do you know how to negotiate against a seasoned Real Estate Sales Agent?

• What’s your time worth?

Take the risk out of buying property. Save yourself hundreds of hours of frustrating work. Buy smart.

* Ask our advice today.

Buyers Agents Gold Coast Brisbane Logan City Ipswich
Email : admin@NetWorthProperty.com.au
Head Office Phone : 1300593283
Mobile Phone/Text Number : 0498004474

Auctions V Private Treaty – what to do?

https://omny.fm/shows/real-estate-with-kevin-turner/auctions-v-private-treaty-what-to-do#description

Australia’s most sought-after suburbs for renters

New year, new rental property? Rental applications peak in January and many renters see summer as the perfect time to find a better deal.

So if you are after a new rental home, here’s a look at the most popular rental suburbs.
The competition for rentals will be fierce in beach suburbs, particularly on the Gold Coast, according to the latest realestate.com.au data.

Burleigh Heads in Queensland is the most sought-after area for house renters with 2,403 online visits registered for each property listing, followed by St Kilda East in Victoria with 1,864 visits per property on realestate.com.au.

The most popular land developments of 2016

Australians searching for new land developments are flocking to the sunshine state.
Queensland dominates the list of most-clicked land developments advertised on realestate.com.au this year, taking out seven of the top 10 spots.

The number one development was Banksia Beach’s Pacific Harbour, on Bribie Island, just an hour from Brisbane’s CBD.
Marketing Manager for QM Properties, Judi Granic, says the development is the “ultimate sea change”.
“Who wouldn’t want to start the day with a morning beach walk and swim, go fishing after a stressful day, or have dinner on their deck overlooking the waterfront?

“Young families can raise their children in fresh sea air surrounded by incredible natural beauty.”
Granic says that Bribie Island has always had a reputation as a holiday destination and as a place for retirees, but young families and professionals had realised its potential more recently.
“People are realising that they can have an affordable island lifestyle and still be under an hour’s commute from Brisbane,” she says.

The development offers two different kinds of property: Waterfront/canal front homes and golf front properties.
“Our waterfront and canal front development is now 75% sold, with just 200 lots left to be released and snapped up by lucky buyers,” Granic says.
Canal front allotments start from $495,000, while blocks adjoining the golf course and country club start at $267,000.

National

Pacific Harbour, Banksia Beach, QLD
Gainsborough Greens, Pimpama, QLD
Pacific Cove, Pimpama, QLD
Sunshine Cove, Maroochydore, QLD
Jimboomba Woods, Jimboomba, QLD
Ardennes, Edmonson Park, NSW
Lightsview, Northgate, SA
Arise and Rochedale, Rochedale, QLD
Arcadian Waters, Cobbitty, NSW
Pelican Waters, Pelican Waters, QLD

Tips to negotiate a successful property purchase

HOW can I get the best price on a property? It’s a question asked by many buyers, and with more properties hitting the market in the coming weeks, now is the perfect time to prepare make a great property purchase.

For many buyers, the property sales process can be a daunting prospect — especially if you’re investing for the first time and have little experience dealing with auctioneers and real estate agents. In order to negotiate the best deal possible on a property, it’s important to understand the market and look at a variety of properties. The more knowledge you have about current property values and prices, the more likely you will be to make an informed and rational purchase decision.

Knowing the ins and outs of different sales methods like auctions and private treaties is also key to getting a good deal.
Regardless of whether you purchase through auction or private treaty, you’d be surprised just how much room there is to negotiate a lower price, the key is to be prepared and confident.

Chris’s Five tips for negotiating a deal:

1. Know a property’s value beforehand.
Having a clear idea of a property’s true worth can prevent you from paying too much money later on. Compare your desired investment with similar properties in the area and consult latest property market research. Work out the ultimate price you are willing to offer for a property
2. Have pre-approved finance.
When it comes to purchasing a property, time is of the essence. A guaranteed buy is very appealing to agents. You can often purchase a property at a lower price simply by having a deposit and contract signed and ready before another buyer.
3. Build a network of contacts. Take the time to talk with real estate agents at open homes and let them know you are a serious buyer. Real estate agents can alert you to great properties before they hit the market
4. Consider a buyers agent.
A buyer’s agent will take care of the property searching and negotiation process for you, saving considerable time and providing you with expert insight into the property market. Buyer’s agents also have valuable contacts and knowledge of off-market sales.
5. Focus on buying a good property.
Instead of searching for the cheapest property on the market, it’s better to concentrate on finding a fair priced property that ticks all your boxes. Cheaper properties will always be harder to sell later on, but a good property has a better chance of fetching a premium.

Mayor says afforadbility and lifestyle drawcards for Ipswich

Ipswich is fast evolving as one of the south east Queensland’s most sought after areas, with first home buyers flocking to the city and its surrounding suburbs.

While attending the opening of the $600,000 Thomas and Rose Woods Park at the Sanctuary estate in Redbank Plains, Ipswich Mayor Paul Pisasale said the area was evolving into one of the south east Queensland’s most sought after housing destinations.
“Ipswich has, over the years, shown itself to be an appealing option for those seeking the balance between easy access to the Brisbane CBD and an affordable family home,” Mr Pisasale said.

“With estates providing world-class amenities such as this incredible park featuring a basketball court and shaded picnic spots, Ipswich and its surrounds is increasingly rising in popularity amongst those who have simply been ‘priced out’ of the Brisbane market.”

Mr Pisasale said Ipswich’s prime infrastructure and proximity to Brisbane meant the city was headed for a transformation in the coming 12 months.

“With the launch of the government’s new regional plan heralding a boom in both economic growth and property in the next couple of years, we’re excited to have partners such as Marquee Development Partners and Urbane Homes on board to help the area evolve into one of south east Queensland’s most sought after areas,” he said.

Jon Rivera, property economist and Director at Urbane Homes, said that prospective purchasers who had previously disregarded Ipswich would be wise to take another look at the burgeoning community and lifestyle on offer.

“Ipswich hasn’t received its due recognition over the years – and unfairly so when it has so much to offer Queensland buyers,” he said.

“Compared to north Brisbane where there’s just one road in and one road out, Ipswich is in a prime position for commuters with multiple highways offering easy access to south east Queensland’s inner-city areas and regional hubs including Toowoomba and the Darling Downs,” he said.

“Urbane Homes has recognised this opportunity and we are committed to providing high quality dwellings at appealing prices for both local and interstate buyers, namely the many Sydneysiders who can’t afford to live less than an hour out of the city due to sky high property prices.”

Developed by Marquee Development Partners, the $76M, 202 lot master planned Sanctuary estate community is the developer’s fourth venture in the Ipswich LGA and its second in the Redbank Plains area.

Designed with its environment in mind, Marquee Development Partners has invested more than $600,000 in the new park at Sanctuary which also features a kick and throw area and shaded kids play-park complete with swings, climbing frames and slides.

Gold Coast beachside suburbs are the most sought after for rent in Australia

Miami, Broadbeach, Burleigh Heads and Mermaid Beach are the most sought after rental suburbs across Australia, according to flatmates.com.au.

Data from the share accommodation website revealed that out of 20 in demand surbubs in Australia, four were on the Gold Coast.
With Sydney topping the list as the most desirable place to rent, research showed Broadbeach was the sixth hottest suburb with Bondi Beach and North Sydney following closely behind.

Mermaid Beach and Burleigh Heads came in at 13th and 14th place and were ahead of Coogee and South Melbourne.
In Broadbeach, the median unit price for rent is $400 while Sydney’s median unit price is $700.
Flatmates.com.au CEO Thomas Clement said January and February were the busiest months for the website with people looking for a new home after Christmas.

“The search demand is happening earlier than we expected,” Mr Clement said.
Professionals John Henderson real estate agent Perry Brosnan is marketing 5/5 Francis St in Mermaid Beach and said units did not stay empty for long in the area.

“We find especially around the hotter months there are a lot of inquiries for people after a beachside unit,” he said.
“Mermaid Beach is a very popular area and people do pay extra to rent a beachside apartment.
“Especially when it is a stones throw from the ocean, units really take off around summer.”

At Mermaid Beach 5/5 Francis St is on the market for offers over $699,000 and Mr Brosman said units were popular for investors.
“Renting that close to the beach can usually creep up to $500 but it is still more affordable than some spots in Sydney.”

Families lured to estates where owner occupiers seek haven

Location, affordability and well planned infrastructure are drawing owner occupiers to a sprawling estate near Ipswich.
Local property professional Brett McGrath and wife Nicole recently purchased within the $500 million community which is continuing to progress, with construction underway on the $40 million first stage of its $1.5 billion Ripley Town Centre.
“It’s easy to identify the sensational value at Ecco Ripley,” Mr McGrath said.

“We have a large corner block with beautiful views of the mountain ranges.
“We considered all of the other new developments in the area and found that they were heavily investor orientated, but Ecco Ripley seemed to cater more for the owner occupier market, which is what we were chasing.”

Mr McGrath said the estate was affordably priced, had strong growth potential and offered a friendly community atmosphere.
“Residents like us will benefit significantly from services and amenities that the Ripley Town Centre and Ecco Ripley community will deliver,” he said.

“At a lifestyle level, we can already see Ecco Ripley is shaping up as a wonderful community to raise a family.”
The $500 million community, developed by Sekisui House, will feature more than 40 hectares of open space including community gardens, playgrounds, sporting facilities, picnic areas, off-leash dog parks and water play areas.
Ecco Ripley sales manager Scott Blaney said Ecco Ripley offered a range of lot sizes to suit buyers at every stage of life and budget.

“We’ve seen a diverse mix of buyers who have purchased within Ecco Ripley, from first home buyers, to downsizes and families,” Mr Blaney said.
More than 500 residents are now living within the Ecco Ripley community or have their homes under construction.
Land sizes range from 375sq m for $189,000 to 570sq m for $325,000.

Five of the top 10 most viewed properties in Queensland are from the Gold Coast

(c) Aleisha Pidgeon – RealEstate.com.au

IT’S official.
The Gold Coast has the hottest properties in the country.
It comes as a palatial Mermaid Beach mansion named Tidemark took out the number one spot of the most viewed properties on realestate.com.au
It fetched more than 445,000 clicks between January 1 to November 20, 2016.
Four other Gold Coast listings rounded out the top 10 in Queensland and cemented the Gold Coast as the property hot spot of the state.
Four Brisbane properties and one Sunshine Coast residence also made the cut.
The country’s most jaw-dropping property is a sprawling mega mansion on Albatross Ave that sold for $25 million earlier in October — the highest price paid on the Coast this year.
Prestige agent Michael Kollosche negotiated the sale of former Billabong executive Scott Perrin’s home.
Designed by architect Bayden Goddard, the house has six bedrooms, six bathrooms, a theatre, retractable roof, pool and teppanyaki pavilion among its luxury features
A Sovereign Islands mansion came in second to Tidemark in the Queensland list and was fifth on the national list with 345,000 views.
The six-bedroom home has nine bathrooms, a marina, cinema, a glass elevator, cocktail bar and a teppanyaki cabana.
But despite the interest, it has’t yet netted a buyer.
Another property in Mermaid Beach and two others on the Coast — one in Sorrento and one in Paradise Waters also made the cut.
The Paradise Waters Hamptons-inspired home at Norseman Court sold for $10.2 million in October while both the Mermaid Beach and Sorreno mansions remain on the market.
REIQ Gold Coast chair John Newlands said curiosity comes into play when dealing with properties with multi-million dollar prices.
“Some of those hits would be visitors wanting to see what that type of money would buy,” he said.
“There’s a human element and people are just curious to see what $20 million could buy.”
“People want to see what that sort of calibre of people spend their money on.”

Top 10 most viewed Queensland properties on realestate.com.au, page views

45-51 Albatross Ave, Mermaid Beach, more than 445,000
3-5 Brittanic Cres, Sovereign Islands, more than 345,000
23 Killara Ave, Hamilton, more than 345,000
10 Morgan St, Ascot, more than 290,000
27 Sutherland Ave, Ascot, more than 280,000
187-191 Hedges Ave, Mermaid Beach, more than 255,000
1 Rowes Court, Sorrento, more than 245,000
167 Simpsons Rd, Bardon, more than 240,000
46-48 Norseman Court, Paradise Waters, more than 235,000
10 Orme Rd, Buderim, more than 235,000

Brisbane’s highest median rents

LOOKING to rent a house in Brisbane?
CoreLogic’s ‘Best of the Best’ report shows Pullenvale, with a median value of $1,039,456, has the highest median advertised rent of Brisbane suburbs at $850/week.

The report lists the top 10 Brisbane suburbs with the highest median rents from the 12 months to September.
Samford Valley ranks second ($808/week), followed by Highvale ($780/week), Ascot ($773/week), Mt Ommaney ($763/week), Brookfield ($750/week), Kenmore Hills ($725/week), Kalinga ($658/week), Newport ($650/week), and Samford Village ($640/week).
Don’t be deterred by price as often the higher median rent offers bang for buck in the form of acreage, lifestyle and house size.

According to realestate.com.au data, there is average demand from people looking to rent houses in Pullenvale and here’s a pick of properties currently listed.

This Gold Coast property market is tipped to boom in 2017

THE exclusive island of Isle of Capri continues to gain momentum following a million-dollar sale under the hammer.
Eddie Wardale of Ray White Broadbeach sold a three-bedroom waterfront home last weekend in the sought-after pocket of Surfers Paradise.

“We had eight registered bidders and sold the home under the hammer for $1.215 million, which was above the reserve,” he said.
The home at 80 Gibraltar Drive is on a 612sq m block with about 16m of water frontage.

Mr Wardale tipped the Isle of Capri property market to boom next year.
“The Isle of Capri market is getting stronger by the month and I feel is going to be one of the stand out suburbs in 2017,” he said.

“Via Roma shops now has a good fix of tenants and locals and buyers are loving it.
“It is one of the main reasons why people are moving to the island.”
The highest sale on Gibraltar Drive is $3.74 million in April while the highest sale on Isle of Capri is $15.5 million in February for a sprawling waterfront mansion at 57 The Corso.
Surrounded by canals and the Nerang River and set between Surfers Paradise and Bundall, the Isle of Capri has some of the most lavish mansions on the Gold Coast from waterfront castles that have been home to Hollywood movie stars to holidaying billionaires.

Brisbane’s best value growth suburbs in 2016

AS the end of 2016 draws near, researcher CoreLogic has released a property report which dives into Brisbane suburbs to have recorded the greatest 12 month change in median values.

The data up to September only includes those suburbs which had at least 10 sales over that period of time.
East Brisbane tops the list for the greatest 12 month change in median values of houses, up 14.7 per cent, ahead of Highgate Hill (up 13.6 per cent), Seven Hills (up 13.3 per cent), Darra (up 12.8 per cent) and West End (up 12.3 per cent).
East Brisbane has a median house price of $830,629 from its 93 sales over the 12 months.

Ray White East Brisbane sales agent Madi Roche signed off on a number of deals this year including the sale under the hammer of 72 Stafford St, East Brisbane for almost $100,000 over the reserve price.

The three-bedroom, one-bathroom Queenslander was purchased by a local investor for $972,000 after bidding opened at $650,000.
At the time, Ms Roche described demand for property in the suburb as “exciting”.

“I think East Brisbane has experienced significant growth over the last couple of years because of the close proximity to the CBD, and the number of cafes and restaurants opening,” she said.

“It’s not a thoroughfare anymore but has its own identity.”
CoreLogic’s ‘Best of the Best’ report also dissected unit data showing Woody Point and Capalaba delivering the best growth over 2016, with values up 10.2 per cent in both suburbs over the 12 months to September.

Kedron comes in third for unit growth (up 9.4 per cent), followed by Browns Plains (up 8.7 per cent), and Beenleigh (7.8 per cent).

City of Gold Coast Council Divisions

Advancetown
Division 9
Alberton
Division 1
Arundel
Division 2, Division 4
Ashmore
Division 6, Division 7, Division 8
Austinville
Division 9
Benowa
Division 7, Division 8, Division 10
Biggera Waters
Division 3, Division 4
Bilinga
Division 14
Bonogin Valley
Division 9
Broadbeach
Division 10
Broadbeach Waters
Division 10
Bundall
Division 7, Division 10
Burleigh Heads
Division 12, Division 13
Burleigh Waters
Division 11, Division 12
Cedar Creek
Division 1
Carrara
Division 8
Clagiraba
Division 5
Clear Island Waters
Division 8
Coolangatta
Division 14
Coombabah
Division 3, Division 4
Coomera
Division 2, Division 3
Currumbin
Division 14
Currumbin Valley
Division 14
Elanora
Division 13, Division 14
Gaven
Division 5
Gilberton
Division 1
Guanaba
Division 5
Gilston
Division 5, Division 9
Helensvale
Division 2
Highland Park
Division 5, Division 9
Hollywell
Division 3
Hope Island
Division 3
Isle of Capri
Division 7
Jacobs Well
Division 1
Kingsholme
Division 1
Kirra
Division 14
Labrador
Division 4, Division 6
Lower Beechmont
Division 9
Luscombe
Division 1
Main Beach
Division 7
Maudsland
Division 5
Mermaid Beach
Division 10, Division 12
Mermaid Waters
Division 10, Division 12
Merridown
Division 8
Merrimac
Division 8
Miami
Division 12
Molendinar
Division 6
Monterey Keys
Division 2
Mount Nathan
Division 5
Mudgeeraba
Division 9
Natural Bridge
Division 9
Nerang
Division 5, Division 8
Neranwood
Division 9
Nobby Beach
Division 12
Norwell
Division 1
Numinbah
Division 9
Ormeau
Division 1
Oxenford
Division 2
Pacific Pines
Division 5
Palm Beach
Division 13
Paradise Point
Division 3
Paradise Waters
Division 7
Park Lake
Division 5
Parkwood
Division 6
Pimpama
Division 1, Division 3
Rainbow Bay
Division 14
Reedy Creek
Division 13
Robina
Division 11
Runaway Bay
Division 3, Division 4
Sanctuary Cove
Division 3
Sorrento
Division 10
South Moreton Bay Island
Division 1, Division 3
South Stradbroke Island
Division 3
Southport
Division 4, Division 6, Division 7
Sovereign Island
Division 3
Springbrook
Division 9
Stapylton
Division 1
Steiglitz
Division 1
Studio Village
Division 2
Surfers Paradise
Division 7, Division 10
Tallai
Division 9
Tallebudgera
Division 14
Tallebudgera Valley
Division 13, Division 14
The Spit
Division 7
Tugun
Division 14
Upper Coomera
Division 1, Division 2
Varsity Lakes
Division 11
Willowvale
Division 1
Wongawallan
Division 1, Division 5
Woongoolba
Division 1
Worongary
Division 9
Yatala
Division 1

BRISBANE CITY COUNCIL SUBURBS

A
Acacia Ridge
Albion
Alderley
Algester
Annerley
Anstead
Archerfield
Ascot
Ashgrove
Aspley
Auchenflower
B
Bald Hills
Balmoral
Banyo
Bardon
Bellbowrie
Belmont
Berrinba
Boondall
Bowen Hills
Bracken Ridge
Bridgeman Downs
Brighton
Brisbane city
Brookfield
Bulimba
Burbank
C
Calamvale
Camp Hill
Cannon Hill
Carina
Carina Heights
Carindale
Carole Park
Carseldine
Chandler
Chapel Hill
Chelmer
Chermside
Chermside West
Chuwar
Clayfield
Coopers Plains
Coorparoo
Corinda
D
Darra
Deagon
Doolandella
Drewvale
Durack
Dutton Park

E
Eagle Farm
East Brisbane
Eight Mile Plains
Ellen Grove
Enoggera
Enoggera Reservoir
Everton Park
F
Fairfield
Ferny Grove
Fig Tree Pocket
Fitzgibbon
Forest Lake
Fortitude Valley
G
Gaythorne
Geebung
Gordon Park
Graceville
Grange
Greenslopes
Gumdale
H
Hamilton
Hawthorne
Heathwood
Hemmant
Hendra
Herston
Highgate Hill
Holland Park
Holland Park West

I
Inala
Indooroopilly
J
Jamboree Heights
Jindalee
K
Kangaroo Point
Karana Downs
Karawatha
Kedron
Kelvin Grove
Kenmore
Kenmore Hills
Keperra
Kholo
Kuraby
L
Lake Manchester
Larapinta
Lota
Lutwyche
Lytton

M
Macgregor
Mackenzie
Manly
Manly West
Mansfield
McDowall
Middle Park
Milton
Mitchelton
Moggill
Moorooka
Moreton Island
Morningside
Mt Coot-tha
Mt Gravatt
Mt Gravatt East
Mt Ommaney
Mt Crosby
Murarrie
N
Nathan
New Farm
Newmarket
Newstead
Norman Park
Northgate
Nudgee
Nudgee Beach
Nundah
O
Oxley
P
Paddington
Pallara
Parkinson
Pinjarra Hills
Pinkenba
Port of Brisbane
Pullenvale

R
Ransome
Red Hill
Richlands
Riverhills
Robertson
Rochedale
Rocklea
Runcorn
S
Salisbury
Sandgate
Seven Hills
Seventeen Mile Rocks
Sherwood
Shorncliffe
Sinnamon Park
South Brisbane
Spring Hill
St Lucia
Stafford
Stafford Heights
Stretton
Sumner
Sunnybank
Sunnybank Hills
T
Taigum
Taringa
Tarragindi
Tennyson
The Gap
Tingalpa
Toowong
U
Upper Brookfield
Upper Kedron
Upper Mt Gravatt

V
Virginia
W
Wacol
Wakerley
Wavell Heights
West End
Westlake
Willawong
Wilston
Windsor
Wishart
Woolloongabba
Wooloowin
Wynnum
Wynnum West
Y
Yeerongpilly
Yeronga
Z
Zillmere

Ipswich City Council Suburbs List

The City of Ipswich includes the suburbs, townships and rural localities of Amberley, Ashwell, Augustine Heights, Barellan Point, Basin Pocket, Bellbird Park, Blacksoil, Blackstone, Booval, Brassall, Brookwater, Bundamba, Calvert, Camira, Carole Park, Churchill, Chuwar (part), Coalfalls, Collingwood Park, Deebing Heights, Dinmore, East Ipswich, Eastern Heights, Ebbw Vale, Ebenezer, Flinders View, Gailes, Goodna, Goolman, Grandchester, Haigslea (part), Ipswich, Ironbark, Jeebropilly, Karalee, Karrabin, Lanefield, Leichhardt, Lower Mount Walker (part), Marburg (part), Moores Pocket, Mount Forbes (part), Mount Marrow, Mount Mort, Mount Walker West (part), Muirlea, Mutdapilly (part), New Chum, Newtown, North Booval, North Ipswich, North Tivoli, One Mile, Peak Crossing (part), Pine Mountain, Purga, Raceview, Redbank, Redbank Plains, Ripley, Riverview, Rosevale (part), Rosewood, Sadliers Crossing, Silkstone, South Ripley, Spring Mountain, Springfield, Springfield Central, Springfield Lakes, Swanbank, Tallegalla, Thagoona, The Bluff, Tivoli, Walloon, West Ipswich, White Rock, Willowbank, Woodend, Woolshed, Wulkuraka and Yamanto.

City of Logan Suburbs

Bahrs Scrub
Bannockburn
Beenleigh
Belivah
Berrinba
Bethania
Boronia Heights
Browns Plains
Buccan
Carbrook
Cedar Creek
Cedar Grove
Cedar Vale
Chambers Flat
Cornubia
Crestmead
Daisy Hill
Eagleby
Edens Landing
Flagstone
Flinders Lakes
Forestdale
Greenbank
Heritage Park
Hillcrest
Holmview
Jimboomba
Kagaru
Kairabah
Kingston
Logan Central
Logan Reserve
Logan Village
Loganholme
Loganlea
Lyons
Maclean (North & South)
Marsden
Meadowbrook
Monarch Glen
Mount Warren Park
Mundoolun
Munruben
New Beith
Park Ridge
Park Ridge South
Priestdale
Regents Park
Rochedale South
Shailer Park
Silverbark Ridge
Slacks Creek
Springwood
Stockleigh
Tamborine
Tanah Merah
Underwood
Undullah
Veresdale
Veresdale Scrub
Waterford
Waterford West
Windaroo
Wolffdene
Woodhill
Woodridge
Yarrabilba

Unit sales push three Gold Coast suburbs into top 10 of Australia

MORE than $1.6 billion in units has changed hands in Surfers Paradise, Hope Island and Southport alone this year.
The level of sales pushed the three suburbs in the top 10 in Australia, new data reveals.

CoreLogic’s 2016 Best of the Best report, released today(((sat))), showed the inner city suburb of Melbourne recorded $739 million in sales in the past 12 months.

Surfers Paradise was second with $710 million and Hope Island third ($544 million). Both suburbs featured in the top 10 last year.

Southport ranked sixth with $347 million.
The suburb has been swept by a new wave of developments on the back of the light rail and the introduction of the Southport Priority Development Area (PDA) in 2013.
The median unit price on the Gold Coast is $390,000, up from $365,900 five years ago.
CoreLogic research director Tim Lawless said buyers were seeing great value in the Coast’s unit market despite a small increase in median sale prices.

“I think that one of the key reasons is that we haven’t seen a great deal of growth in Gold Coast unit values since 2008 really and they are now comparatively very good value for money,” he said.
Southbank (Melbourne, $470.3 million), Mosman (Mosman, $437.1 million), Manly (Manly, $342.6 million), South Yarra (Stonnington, $342.6 million), Dee Why (Warringah, $339.5 million) and the suburb of Sydney in Sydney ($330.3 million) also featured.

Top 10: Highest gross value of sale over the past 12 months (units)
Source: CoreLogic 2016 Best of the Best report
Suburb, Council area, total value of sales
Melbourne (suburb), Melbourne, $739,769,597
Surfers Paradise, Gold Coast, 710,176,104
Hope Island, Gold Coast, $544,602,701
Southbank, Melbourne, $470,392,872
Mosman, Mosman, $437,134,005
Southport, Gold Coast, $347,944,994
Manly, Manly, $342,658,098
South Yarra, Stonnington, $342,571,710
Dee Why, Warringah, $339,556,307
Sydney (suburb), Sydney, $330,362,538