The updated Residential Tenancies Act has determined what is an urgent repair, and how long is taken to arrange the repair. If a maintenance issue causes a rental home to lose the essential services of power, gas, a fridge (if one is provided), sewerage, water or hot water; or if the issue is likely to cause damage to the property or unduly inconvenience you will need to contact us as soon as practicable by calling our office on 9309 4004. If this occurs after hours’, over a weekend or during a public holiday we can be reached on our dedicated emergency maintenance number 0447 833 690. We will then contact the lessor to ensure we arrange the repairs within the required time using qualified tradespeople. We recommend that all general repairs are carried out by suitable tradespeople and all of the contractors we use are fully insured which helps protect our lessor’s investment and tenant’s safety.
Monday, August 12, 2013
Outback Splash
Excitement flows through Perth
By December this year Perth will add to its list of attractions with a new water park, Outback Splash. Its been called the most significant tourist attraction development in WA for decades.
Located next to ‘The Maze’ in Bullsbrook, its been predicted 90,000 annual visitors will experience the adventures and thrills the park has to offer. The main attraction is the three-storey-high waterslide for the thrill seekers and a whole range of interactive play features and toddler slides for families to enjoy.
The $70million water park will be built in 6 stages over a decade. Its predicted to include up to 9 waterslides, a lazy river and ‘The Maze’ will also be expanded.
State Finances
The State’s Finances will be the key driver for first homebuyers and investor markets. The Treasurers Budget’s announcement on Thursday comes soon after the Reserve Banks decision to cut rates to their lowest level since 1959 earlier this week.
The recent announcement to cut rates takes the official cash rate to 2.5%. We were pleased to see some of the big banks pass on the cuts with NAB passing on its rate cut only 3minutes after the Reserve’s announcement. This bold move by NAB was quickly followed by Westpac, Commonwealth and other lenders, which could be early indications lenders may now be prepared to be more competitive on new loan applications. This more competitive spirit by the banks will assist both home sellers and buyers into the property market.
The overall market median house price continues to trend up as the preliminary median price is projected at $525,000 for the June quarter. With the market being most active in the below median price levels, the number of first home buyer applications over the year to May rose 34% (UDIA) and the increase in grants paid for established dwellings lifted the proportion of first home buyers to 29% (REIWA) in the June quarter.
The biggest game changer is the changes the state budget will have on first homebuyers. The Treasurer announced the stamp duty exemption for first home buyers will remain but in a push to boost new construction he announced the First Home Owners Grant (FHOG) will be adjusted to $4000 for the purchase of an established home, and $10,000 for the purchase of new-build. This is a reduction of $3000 for the purchase of an established home and an increase of $3000 for the purchase of a new-build.
Although this move by over east state governments failed to produce the desired result it must be noted that WA is the only state that still offers a FHOG. An area of focus may be the availability of land supply catering to the emergence of this new market driven by new construction for first homebuyers given that the current levels of Greenfields is already low. We are hopeful an increased demand may be a catalyst for new land development releases from a state level.
The budgets move to raise land tax by 12.5% will raise an extra $338 million over the forward estimates. Unfortunately the investors will be hardest hit, which may bring some neutrality to the recent growth achieved in the rental market. The increase in first home buyer activity to May has eased pressure on rental properties, showing signs of a slow down with a higher vacancy rate and lease brakes representing on average one quarter of the current supply. Interest rates coming down may see more lessees’ opt for mortgage repayments making the Australian dream come true in acquiring a home.
But it’s not all about the hit on the hip pocket. The outlook for Western Australia remains positive despite some sectors of the market being that we are a growing state with one of the key drivers -our industrial market, responsible for the creation of employment.
NAB reports WA is the standout for income growth in Q2’13 which is expected to soften to 2%. With the Australian economy slowing and labour market pressures growing, returns are expected to be highest in WA (3%) with yields around 2 ½% forecast in all other markets.
NAB’s modeling indicates WA house prices will grow 5.1% through the year to Q2’14 and 3.1% in the year Q2’15. With the proposed urban infrastructure projects for Perth, the likely influence on local real estate markets will be evidenced over the next few years, as the projects of this magnitude will require substantial accommodation for skilled labourers.
At DQ Real Estate you can be sure whilst the market is ever changing we aim to accurately report on the market and guide you with integrity so that together we can plan for your investments to grow. We welcome to discuss with you the different categories of investment property available to meet your short or longer-term goals.
If you would like to know more about the WA property market or would like to discuss the demand for property in your area please contact one of our area representatives, whose details you will find on our website or you may call us on (08) 9309 4004. We would love to hear from you today.
Johann Dique
Licensee
DQ Real Estate
Acknowledgement of sources:
REIWA, UDIA, Sunday Times, NAB Property Index Report Q2’13
The recent announcement to cut rates takes the official cash rate to 2.5%. We were pleased to see some of the big banks pass on the cuts with NAB passing on its rate cut only 3minutes after the Reserve’s announcement. This bold move by NAB was quickly followed by Westpac, Commonwealth and other lenders, which could be early indications lenders may now be prepared to be more competitive on new loan applications. This more competitive spirit by the banks will assist both home sellers and buyers into the property market.
The overall market median house price continues to trend up as the preliminary median price is projected at $525,000 for the June quarter. With the market being most active in the below median price levels, the number of first home buyer applications over the year to May rose 34% (UDIA) and the increase in grants paid for established dwellings lifted the proportion of first home buyers to 29% (REIWA) in the June quarter.
The biggest game changer is the changes the state budget will have on first homebuyers. The Treasurer announced the stamp duty exemption for first home buyers will remain but in a push to boost new construction he announced the First Home Owners Grant (FHOG) will be adjusted to $4000 for the purchase of an established home, and $10,000 for the purchase of new-build. This is a reduction of $3000 for the purchase of an established home and an increase of $3000 for the purchase of a new-build.
Although this move by over east state governments failed to produce the desired result it must be noted that WA is the only state that still offers a FHOG. An area of focus may be the availability of land supply catering to the emergence of this new market driven by new construction for first homebuyers given that the current levels of Greenfields is already low. We are hopeful an increased demand may be a catalyst for new land development releases from a state level.
The budgets move to raise land tax by 12.5% will raise an extra $338 million over the forward estimates. Unfortunately the investors will be hardest hit, which may bring some neutrality to the recent growth achieved in the rental market. The increase in first home buyer activity to May has eased pressure on rental properties, showing signs of a slow down with a higher vacancy rate and lease brakes representing on average one quarter of the current supply. Interest rates coming down may see more lessees’ opt for mortgage repayments making the Australian dream come true in acquiring a home.
But it’s not all about the hit on the hip pocket. The outlook for Western Australia remains positive despite some sectors of the market being that we are a growing state with one of the key drivers -our industrial market, responsible for the creation of employment.
NAB reports WA is the standout for income growth in Q2’13 which is expected to soften to 2%. With the Australian economy slowing and labour market pressures growing, returns are expected to be highest in WA (3%) with yields around 2 ½% forecast in all other markets.
NAB’s modeling indicates WA house prices will grow 5.1% through the year to Q2’14 and 3.1% in the year Q2’15. With the proposed urban infrastructure projects for Perth, the likely influence on local real estate markets will be evidenced over the next few years, as the projects of this magnitude will require substantial accommodation for skilled labourers.
At DQ Real Estate you can be sure whilst the market is ever changing we aim to accurately report on the market and guide you with integrity so that together we can plan for your investments to grow. We welcome to discuss with you the different categories of investment property available to meet your short or longer-term goals.
If you would like to know more about the WA property market or would like to discuss the demand for property in your area please contact one of our area representatives, whose details you will find on our website or you may call us on (08) 9309 4004. We would love to hear from you today.
Johann Dique
Licensee
DQ Real Estate
Acknowledgement of sources:
REIWA, UDIA, Sunday Times, NAB Property Index Report Q2’13
Thursday, April 7, 2011
Take A Fresh Look At The Market
Another welcome decision earlier this week from the Reserve bank to leave rates on hold for yet another month, mortgage holders can brief a sigh of relief as the cash rate was held at 4.75.
If your considering buying here is a few “must haves” that you will require when you see your bank/broker.
Demonstrate job stability
Provide a clean credit record
Have genuine savings of at least 5%
Generally operate with good conduct
Dependents vs. Income
If you can easily satisfy all or any of the above criteria, there is a smorgas board of opportunity that awaits you. One of our preferred brokers can help you tailor an offer that is just right for you. One of our agents can help you with what you are looking for and we will make sure we find just the right property that suits what you can comfortably afford.
If you are thinking of selling or buying, you may also consider speaking with your bank or broker. Some sellers discover their second home or investment property may not be worth what it may have been in recent years. An updated market opinion will not just educate you on property values and market fluctuations it will ensure the correct strategy is employed to reach your goals in the exciting new future that awaits you with the decisions you are looking to make.
March has been an incredibly strong month for DQ with our property sales heading back on track. Earlier results indicate vendors were discounting in the first part of the year leading up to March. This means the market is crowded with fantastic buying opportunities at the moment. I heard one of my clients say just the other day “this is probably going to be one of those times, where we all look back and say the market was good back then, we should have bought a second home.
The growth in listings now at an estimated 17’799 continues to keep prices bumping along with the overall market median moving sideways at around $485,000, based on preliminary REIWA data. The proportion of vendors discounting on price is sitting at about 72% with an average discount of 7 per cent. The average selling days for the three months to February have also eased out to 81 days. At DQ we have had many properties sell in the first 8 weeks of going to market and turnover on volumes and prices achieved showing a recovery since March.
Auctions clearance rates in Perth made up 3.3 per cent of all sales last year up from 2.7 per cent in the previous year.
The rental market has showed strong improvement with a positive $10 upswing earlier this year on the median, the first time in nearly 18 months. If you are looking to build your property portfolio the property market offers some fantastic opportunities today. Speak to one of our management teams to learn what we can do for you. We have seen pend up demand building as most or our rental properties are selected early to market.
A report conducted in March by one of the banks claimed key employees are suffering to be able to afford properties in our Wanneroo area, our study in to the area reveals some very fascinating statistics.
On the evidence, it seems that several areas in Wanneroo are relatively affordable and only 9 suburbs were at or above the median price($480'000 REIWA Dec 2010) for properties in the Perth metropolitan area.
Out of the 23 suburbs that make up Wanneroo, 6 suburbs experienced positive growth on their median price, based on figures released in Dec 2010 from REIWA.
Wanneroo promises to be very affordable area with very attractive offerings starting from $330’000 in Koondoola to $2’420’000 in Mindarie based on sales records for the year to December.
Over the year to September, 5’475 people migrated to Western Australia. National population figures are down, based on a report released by the ABS however WA continues to have the highest growth rate in the nation at 2.1%. The good news is new arrivals are still making their homes here in Perth, some giving up their rentals and entering the market as first home buyers and with the abundance of choice, its little wonder the difference the right agent and client relationship can make!
Speak to us to put your property goals into action today!
If your considering buying here is a few “must haves” that you will require when you see your bank/broker.
Demonstrate job stability
Provide a clean credit record
Have genuine savings of at least 5%
Generally operate with good conduct
Dependents vs. Income
If you can easily satisfy all or any of the above criteria, there is a smorgas board of opportunity that awaits you. One of our preferred brokers can help you tailor an offer that is just right for you. One of our agents can help you with what you are looking for and we will make sure we find just the right property that suits what you can comfortably afford.
If you are thinking of selling or buying, you may also consider speaking with your bank or broker. Some sellers discover their second home or investment property may not be worth what it may have been in recent years. An updated market opinion will not just educate you on property values and market fluctuations it will ensure the correct strategy is employed to reach your goals in the exciting new future that awaits you with the decisions you are looking to make.
March has been an incredibly strong month for DQ with our property sales heading back on track. Earlier results indicate vendors were discounting in the first part of the year leading up to March. This means the market is crowded with fantastic buying opportunities at the moment. I heard one of my clients say just the other day “this is probably going to be one of those times, where we all look back and say the market was good back then, we should have bought a second home.
The growth in listings now at an estimated 17’799 continues to keep prices bumping along with the overall market median moving sideways at around $485,000, based on preliminary REIWA data. The proportion of vendors discounting on price is sitting at about 72% with an average discount of 7 per cent. The average selling days for the three months to February have also eased out to 81 days. At DQ we have had many properties sell in the first 8 weeks of going to market and turnover on volumes and prices achieved showing a recovery since March.
Auctions clearance rates in Perth made up 3.3 per cent of all sales last year up from 2.7 per cent in the previous year.
The rental market has showed strong improvement with a positive $10 upswing earlier this year on the median, the first time in nearly 18 months. If you are looking to build your property portfolio the property market offers some fantastic opportunities today. Speak to one of our management teams to learn what we can do for you. We have seen pend up demand building as most or our rental properties are selected early to market.
A report conducted in March by one of the banks claimed key employees are suffering to be able to afford properties in our Wanneroo area, our study in to the area reveals some very fascinating statistics.
On the evidence, it seems that several areas in Wanneroo are relatively affordable and only 9 suburbs were at or above the median price($480'000 REIWA Dec 2010) for properties in the Perth metropolitan area.
Out of the 23 suburbs that make up Wanneroo, 6 suburbs experienced positive growth on their median price, based on figures released in Dec 2010 from REIWA.
Wanneroo promises to be very affordable area with very attractive offerings starting from $330’000 in Koondoola to $2’420’000 in Mindarie based on sales records for the year to December.
Over the year to September, 5’475 people migrated to Western Australia. National population figures are down, based on a report released by the ABS however WA continues to have the highest growth rate in the nation at 2.1%. The good news is new arrivals are still making their homes here in Perth, some giving up their rentals and entering the market as first home buyers and with the abundance of choice, its little wonder the difference the right agent and client relationship can make!
Speak to us to put your property goals into action today!
Tuesday, September 14, 2010
State Of The Market
State of Play in a changing market.
Much has been made of the nation's two-speed economy, the have's of the resource rich states and the have nots. The Perth property market, on all accounts, has gone into a tailspin since the Reserve Bank started lifting interest rates and the Government withdrew its first home buyers' grant boost. However, there are growing signs of a two-speed economy within WA. In contrast, the mining sector continues to boom thanks to the huge increase in prices enjoyed by iron ore producers (and by coal producers on the East Coast). Last weeks balance of payment figures showed a 66 per cent improvement, driven almost solely by miners. Some lenders are positioning more attractive LVR products to attract buyers.
Off the back of the strong unemployment figures the dollar improved and regained momentum on the US dollar today. It is therefore not surprising to have witnessed the States resistance to any new proposed taxes that could impede on the resource boom with the continuation of the current government. The landscape is quite sketchy with regional areas performing with above average returns as the resources trade is developing and the availability of housing for workers are under supplied for current demand. It is quite a different picture through the metropolitan. As revealed in The West Australian last week, the Government estimates a population of 2.2 million by 2031 which will require 328,000 new homes, of which 121,000 will be in the central metropolitan area. The City’s Directions 2031 will have a positive influence to high capital growth areas and modest gains will be the outlook for some property owners who may be able to redevelop, subdivide or sell off their properties with the proposed higher density. The outlook is a more convenient lifestyle orientated buyer looking for those features that deliver on value, such as transport, access to parks, schools, beaches, neighbourhood service centres with an accent on lower costs to commute and less maintenance. Planning Minister John Day said meeting the targets would require big changes to councils' town planning schemes, but he hoped to see some projects underway in two to three years. The 20-year strategy set a target of 47 per cent for infill development, with the other 53 per cent coming from greenfields developments, new land allocated for projects.The infill target was well above the 30 to 35 per cent achieved over the past decade or so, Mr Day said." Mr Day said some people would still want larger blocks and that should be provided for, but a greater choice of apartments was needed in well-located areas.The WA government wasn't looking at 20-storey blocks, more at five- to six-storey structures along major public transport routes or highways, he said. The aim was smaller homes on average and greater use of public transport while ensuring Perth remained one of the most livable cities in the world.
Suburbs closer to the City showed evidence of larger volumes of sales in comparison to a softening in volumes of sales in recent months.The overall fundamentals for the market remain strong, although the effect of a decline in immigration figures, an oversupply of properties to meet current demand and flat lining rents have seen some vendors in the market discounting.
National building approvals as measured by the ABS also showed a surprising burst of activity, lifting 2.3 per cent through July. Approvals for private homes fell 0.1 percent. The overall improvement was driven by a 7.7 percent increase in approvals of units and apartments which, over the past year, are now up 38 percent. But WA is struggling, with house approvals down 14.4 percent while overall approvals were down 4.9 percent. Total approvals in WA have dropped a quarter since peaking in February. The right property for today is either out there to be found or could be built with the affordable house and land packages within the turn of what may yet prove to be another sound year in real estate values.
Shoppers have returned to the nation's malls, developers are building new units and the country's miners are driving a sharp improvement in Australia's trade performance, a suite of figures out last week showed. But the picture is not as good in WA with retail sales down 1.8 per cent.
The latest figures indicate spending is targeted much more conservatively with a trend line of an upswing in restaurants and food trade with a decline in more involved capital expenditure. Should the rental trend continue to flat line, it wouldn’t seem surprising for larger numbers of investors to offload properties onto the market, where buyers will have a smorgas board of opportunity to select those homes that offer something extra. Buyers are buying however select the best and plan with the prospect of a further rate rise ahead taking the average days on market for July to 66 days.
RP Data-Rismark figures, showed the median house price in Perth edged down 0.8 percent in July. The median price is now down 2.6 per cent this quarter, at $485,000, and has improved just 0.3 per cent since the start of the year. Unit prices dropped 1.8 per cent in July, 2.3 per cent over the quarter and one per cent since January. Housing Industry Association figures out yesterday showed the number of new homes sold in WA fell to a six-year low in July.The trend is not that uncommon which reminds one of the market we had seen just after the fantastic growth recorded during the November 2007 period, with a then median at $475’000 and the average rent at $460 per week we have still moved forward marginally although the market had improved in March and softened to July with 61% of vendors discounting.
The luxury property market, with vendors in the Southern districts of Dunsborough, a typical holiday rich investment area discounting prices by as much as up to 50% of the first advertised price. The trend could be some what of panic as to the fear of rising interest rates and significant drops in property values, scraping by with mortgage commitments. The local economy is fore casted to see unemployment reach 10% and interest rates hit 10% before we will even be able to contemplate drops in property values of 20% or more.
The effect will be equally beneficial for those sellers who have done something to their property such as renovation to kitchens, bathrooms, simply redecorating or with the assistance of a DQ realestate professionals’ guidance positioned their home as superior value in today's market.
Australia’s ratio of household debt to disposable income was 157 percent as of March 31, central bank data show. It was 133 percent in the U.S. before the housing collapse began in 2007, according to the Federal Reserve Bank of San Francisco. Rising borrowing costs are a “revenue headwind” and a relaxation to borrowing costs could help the market along in coming months. Australia’s increasing population and limited supply make the market very different from the U.S. and Europe although most lenders consider a 90-95% LVR healthy as it gives buyers an equity buffer.
The service professional real estate agents contribute with database markets in today's market is invaluable. Going forward we could see stabilising volumes of sales in the mid-higher end properties with the Baby Boomer generation retiring and attractive offerings for younger buyers wanting to get on to the ladder in more affordable areas.
Further Reading:
Much has been made of the nation's two-speed economy, the have's of the resource rich states and the have nots. The Perth property market, on all accounts, has gone into a tailspin since the Reserve Bank started lifting interest rates and the Government withdrew its first home buyers' grant boost. However, there are growing signs of a two-speed economy within WA. In contrast, the mining sector continues to boom thanks to the huge increase in prices enjoyed by iron ore producers (and by coal producers on the East Coast). Last weeks balance of payment figures showed a 66 per cent improvement, driven almost solely by miners. Some lenders are positioning more attractive LVR products to attract buyers.
Off the back of the strong unemployment figures the dollar improved and regained momentum on the US dollar today. It is therefore not surprising to have witnessed the States resistance to any new proposed taxes that could impede on the resource boom with the continuation of the current government. The landscape is quite sketchy with regional areas performing with above average returns as the resources trade is developing and the availability of housing for workers are under supplied for current demand. It is quite a different picture through the metropolitan. As revealed in The West Australian last week, the Government estimates a population of 2.2 million by 2031 which will require 328,000 new homes, of which 121,000 will be in the central metropolitan area. The City’s Directions 2031 will have a positive influence to high capital growth areas and modest gains will be the outlook for some property owners who may be able to redevelop, subdivide or sell off their properties with the proposed higher density. The outlook is a more convenient lifestyle orientated buyer looking for those features that deliver on value, such as transport, access to parks, schools, beaches, neighbourhood service centres with an accent on lower costs to commute and less maintenance. Planning Minister John Day said meeting the targets would require big changes to councils' town planning schemes, but he hoped to see some projects underway in two to three years. The 20-year strategy set a target of 47 per cent for infill development, with the other 53 per cent coming from greenfields developments, new land allocated for projects.The infill target was well above the 30 to 35 per cent achieved over the past decade or so, Mr Day said." Mr Day said some people would still want larger blocks and that should be provided for, but a greater choice of apartments was needed in well-located areas.The WA government wasn't looking at 20-storey blocks, more at five- to six-storey structures along major public transport routes or highways, he said. The aim was smaller homes on average and greater use of public transport while ensuring Perth remained one of the most livable cities in the world.
Suburbs closer to the City showed evidence of larger volumes of sales in comparison to a softening in volumes of sales in recent months.The overall fundamentals for the market remain strong, although the effect of a decline in immigration figures, an oversupply of properties to meet current demand and flat lining rents have seen some vendors in the market discounting.
National building approvals as measured by the ABS also showed a surprising burst of activity, lifting 2.3 per cent through July. Approvals for private homes fell 0.1 percent. The overall improvement was driven by a 7.7 percent increase in approvals of units and apartments which, over the past year, are now up 38 percent. But WA is struggling, with house approvals down 14.4 percent while overall approvals were down 4.9 percent. Total approvals in WA have dropped a quarter since peaking in February. The right property for today is either out there to be found or could be built with the affordable house and land packages within the turn of what may yet prove to be another sound year in real estate values.
Shoppers have returned to the nation's malls, developers are building new units and the country's miners are driving a sharp improvement in Australia's trade performance, a suite of figures out last week showed. But the picture is not as good in WA with retail sales down 1.8 per cent.
The latest figures indicate spending is targeted much more conservatively with a trend line of an upswing in restaurants and food trade with a decline in more involved capital expenditure. Should the rental trend continue to flat line, it wouldn’t seem surprising for larger numbers of investors to offload properties onto the market, where buyers will have a smorgas board of opportunity to select those homes that offer something extra. Buyers are buying however select the best and plan with the prospect of a further rate rise ahead taking the average days on market for July to 66 days.
RP Data-Rismark figures, showed the median house price in Perth edged down 0.8 percent in July. The median price is now down 2.6 per cent this quarter, at $485,000, and has improved just 0.3 per cent since the start of the year. Unit prices dropped 1.8 per cent in July, 2.3 per cent over the quarter and one per cent since January. Housing Industry Association figures out yesterday showed the number of new homes sold in WA fell to a six-year low in July.The trend is not that uncommon which reminds one of the market we had seen just after the fantastic growth recorded during the November 2007 period, with a then median at $475’000 and the average rent at $460 per week we have still moved forward marginally although the market had improved in March and softened to July with 61% of vendors discounting.
The luxury property market, with vendors in the Southern districts of Dunsborough, a typical holiday rich investment area discounting prices by as much as up to 50% of the first advertised price. The trend could be some what of panic as to the fear of rising interest rates and significant drops in property values, scraping by with mortgage commitments. The local economy is fore casted to see unemployment reach 10% and interest rates hit 10% before we will even be able to contemplate drops in property values of 20% or more.
The effect will be equally beneficial for those sellers who have done something to their property such as renovation to kitchens, bathrooms, simply redecorating or with the assistance of a DQ realestate professionals’ guidance positioned their home as superior value in today's market.
Australia’s ratio of household debt to disposable income was 157 percent as of March 31, central bank data show. It was 133 percent in the U.S. before the housing collapse began in 2007, according to the Federal Reserve Bank of San Francisco. Rising borrowing costs are a “revenue headwind” and a relaxation to borrowing costs could help the market along in coming months. Australia’s increasing population and limited supply make the market very different from the U.S. and Europe although most lenders consider a 90-95% LVR healthy as it gives buyers an equity buffer.
The service professional real estate agents contribute with database markets in today's market is invaluable. Going forward we could see stabilising volumes of sales in the mid-higher end properties with the Baby Boomer generation retiring and attractive offerings for younger buyers wanting to get on to the ladder in more affordable areas.
Further Reading:
(The West Australian)
(REIWA)
Thursday, July 8, 2010
A Move From the Top
Yesterdays decision by the Reserve to leave rates on hold is the first in a series required to reinvigorate a sense of urgency in the current market. The underlying factors remain strong with growth in our GPD, the gradual firming of the labour market, growth in wages, new super rates and a government that undertakes to negotiate on super taxes. These factors mainly unresolved in recent months led some of the changes with dwelling prices rising more slowly than earlier in the year.
Local infill policies under Directions 2031 look at our population with great optimism to accommodate our growing population by 2031. A move to regional urban centres, with local amenities will address the urban sprawl and services industry employment difficulties suffered by the city. The opportunity to redevelop existing residential areas looks promising towards the medium long term within reach of the all important coastal lifestyle and could address some issues around affordability.
Nevertheless with builders and developers squareling for land, it is obvious we are currently still experience strong demand for land. We could even be optimistic to think the limited availability of land could see history be repeated with the phenomenal growth experienced in 2006. With the GFC and global market uncertainties looming finance is harder to come by with more lenders requiring larger deposits.
Local infill policies under Directions 2031 look at our population with great optimism to accommodate our growing population by 2031. A move to regional urban centres, with local amenities will address the urban sprawl and services industry employment difficulties suffered by the city. The opportunity to redevelop existing residential areas looks promising towards the medium long term within reach of the all important coastal lifestyle and could address some issues around affordability.
Nevertheless with builders and developers squareling for land, it is obvious we are currently still experience strong demand for land. We could even be optimistic to think the limited availability of land could see history be repeated with the phenomenal growth experienced in 2006. With the GFC and global market uncertainties looming finance is harder to come by with more lenders requiring larger deposits.
Tuesday, November 24, 2009
WA in a Growing State of Optimism
It is refreshing to see the overwhelming support of local residents towards the City’s proposed $80 Million dollar Ocean Reef Harbour development with 95.6% of respondents being in favour of the development. The City is yet to advise the outlook for the inception of planning prior to any commencement of construction to start.
The proposed Arts and Culture centre for Joondalup is underway and is set to commence in 2010. The third project for the City will be the Edgewater Quarry development said to benefit the local residents and improve the aesthetic of the location. Capital spend in the City will also be more evident as new facilities in Joondalup are under way, such as the 9500m/2 4 storey building on Reid Promenade, the 192 unit development and the $17.7 Million car lot.
The study conducted by the City’s economists suggests a straight swap between private sector and Government spending. Production prices are said to go up with commodities base in an upswing. World Industrial markets have fallen and recovery is said to be patchy. Our economical exposure to Asia is increasing off the back of a stronger economy.
Projects underway are only 15-20% with some lenders not prepared to borrow more than 50% equity. The sentiment is still pessimistic about residential markets however the September quarter property figures (REIWA) suggest activity in the $500-$700’s properties and a increase in activity in the $700-$1’000000 properties. Properties under $500’000 performed lower than June 09 with a reduction in sales volumes. This change in first home buyer activity is largely due to the changes in interest rates rises, the changing face of affordability and the demand of first home buyer activity creating an incubator for price growth in this market.
The Recession is different to the 80’s and the 90’s in that in the 80’s oil shocks and runaway wage inflation with new residential construction now largely concentrated in the engineering, railway and urban areas.
The new resources boom could spark fears of faster rate rises than expected Shane Wright reports: David Hale, a leading economist predicts a new commodities boom could have the Reserve lifting rates to almost 8% very quickly, said to impact the home owners of Sydney and Melbourne whilst the incomes for people in WA and Queensland would soar. The Reserve is said to see sharp interest rate rises as a fear of another run-up in house prices, with Mr Battellino concerned that a boom in the resources field will fuel affected housing markets, such as Perth.
Anz’ chief executive Mike Smith warned that further moves from the Reserve bank could be a set back for the economy and urged the RBA to wait until after Christmas before it pushes ahead with its tightening policy.
The better than expected unemployment figures from the November update is equivalent to almost 250’000 people keeping their jobs but they will face higher interest rates. There are still more firms not putting on staff than employing them. The Reserve Bank took rates from their 3.25% to a more normal level with a quarter percentage rate rise at 3.5% earlier this month. The stronger growth will push inflation to a still low 2.25% over the next two years.
In articles published in The West Australian; Reserve bank governor Glenn Stevens declared, WA will be more vital to Australia’s economic health but it will bring with it greater risk due to increased dependence on China and India. Mr Stevens said the country’s long term prospects were good, with the resources sector and those States close to it. The share of the economy taken up by mining activity would grow financed substantially by overseas investment. Access Economics in its quarterly report believed unemployment will increase only marginally in coming months. Strong population growth have helped the State through the worst of the global financial crisis and will continue to aid to the recovery. Even tough it believes official interest rates will rise to 5%, by early 2011 this will do little to slow WA. Access believes the State will account for about 14.3% of Australia’s economic output within three years from just below 14% at present. Access expects inflation to pick up.
The Australian dollar regained territory opening to 92.25 to the dollar today.
According to ANZ chief economist Warren Hogan the fact that the Reserve was arguing it would “gradually” normalise interest rates meant it would not inflict quarter percentage rate rises on homeowners at every meeting in coming months.(as published in The West Australian) “ We think a gradual policy normalisation means periodic pauses in the rate hike process’ Mr Hogan said. “On this basis, we are not expecting another rate hike in December and given there is no meeting in January, the cash rate is now likely to remain at 3.5% per cent until February, Mr Hogan said.
Reserve bank governor Glenn Stevens addressing a John Curtin institute, set expectations the Reserve will lift rates to 4% by early next year.
Optimistic Michael Pascoe believes WA’s is positioned right for an opportunity to garner more commercial activity in Perth, more tertiary services and WA can capitalise on the opportunities ahead, whilst WA is going to outperform the rest of the country for a number of years. Mr Pascoe said, to what extend WA can capitalise on this opportunity depends on pricing and availability.
Housing approvals were mixed and fell 0.1%, with the sector dragged down by units and townhouses favoured by property investors. Andrew Tillett The West Australian reports. Approvals for private houses were up 3.1%. Kate Cambell The West Australian reports a report by QBE Lenders Mortgage Insurance and BIS Sharpnel said a buoyant mining sector would keep Perth’s property market rising in the short to medium term. QBE chief executive said he expected the median house price to rise to $505’000 in 2012, reportedly.
Canning Vale was the most popular suburb for first homebuyers in the three months to September with 183 properties bought. In September 2203 grants were approved compared to 1978 in August Debra Goostrey reports according to a Western Australian article.
First home buyers free up rental properties as Perth vacancy rate doubled to 4.8% (REIWA Sept figures) hitting a 14 year high. Many first homebuyers left the rental market during the first home buyer ‘storm’ fuelled by record low interest rates, REBA assistance funding and government handouts.
It would be reasonable to consider that, demand is likely to be felt by population growth, as a result of the resources boom according to a The Western Australian article earlier last month. Dr Ken Henry Treasury Chief said it now appeared Perth would be home to the nation’s current population of 22 million by 20250. Perth could have up to four million from its current one point six million.
This could mean a steady flow of properties being sold in high demand locations with relatively short days on market. A market fuelled by underlying demand. Growth could remain patchy with a renewed focus on the impact of our housing on the environment, the investment in more infrastructure rich development and a renewed confidence in WA’s economy.
The proposed Arts and Culture centre for Joondalup is underway and is set to commence in 2010. The third project for the City will be the Edgewater Quarry development said to benefit the local residents and improve the aesthetic of the location. Capital spend in the City will also be more evident as new facilities in Joondalup are under way, such as the 9500m/2 4 storey building on Reid Promenade, the 192 unit development and the $17.7 Million car lot.
The study conducted by the City’s economists suggests a straight swap between private sector and Government spending. Production prices are said to go up with commodities base in an upswing. World Industrial markets have fallen and recovery is said to be patchy. Our economical exposure to Asia is increasing off the back of a stronger economy.
Projects underway are only 15-20% with some lenders not prepared to borrow more than 50% equity. The sentiment is still pessimistic about residential markets however the September quarter property figures (REIWA) suggest activity in the $500-$700’s properties and a increase in activity in the $700-$1’000000 properties. Properties under $500’000 performed lower than June 09 with a reduction in sales volumes. This change in first home buyer activity is largely due to the changes in interest rates rises, the changing face of affordability and the demand of first home buyer activity creating an incubator for price growth in this market.
The Recession is different to the 80’s and the 90’s in that in the 80’s oil shocks and runaway wage inflation with new residential construction now largely concentrated in the engineering, railway and urban areas.
The new resources boom could spark fears of faster rate rises than expected Shane Wright reports: David Hale, a leading economist predicts a new commodities boom could have the Reserve lifting rates to almost 8% very quickly, said to impact the home owners of Sydney and Melbourne whilst the incomes for people in WA and Queensland would soar. The Reserve is said to see sharp interest rate rises as a fear of another run-up in house prices, with Mr Battellino concerned that a boom in the resources field will fuel affected housing markets, such as Perth.
Anz’ chief executive Mike Smith warned that further moves from the Reserve bank could be a set back for the economy and urged the RBA to wait until after Christmas before it pushes ahead with its tightening policy.
The better than expected unemployment figures from the November update is equivalent to almost 250’000 people keeping their jobs but they will face higher interest rates. There are still more firms not putting on staff than employing them. The Reserve Bank took rates from their 3.25% to a more normal level with a quarter percentage rate rise at 3.5% earlier this month. The stronger growth will push inflation to a still low 2.25% over the next two years.
In articles published in The West Australian; Reserve bank governor Glenn Stevens declared, WA will be more vital to Australia’s economic health but it will bring with it greater risk due to increased dependence on China and India. Mr Stevens said the country’s long term prospects were good, with the resources sector and those States close to it. The share of the economy taken up by mining activity would grow financed substantially by overseas investment. Access Economics in its quarterly report believed unemployment will increase only marginally in coming months. Strong population growth have helped the State through the worst of the global financial crisis and will continue to aid to the recovery. Even tough it believes official interest rates will rise to 5%, by early 2011 this will do little to slow WA. Access believes the State will account for about 14.3% of Australia’s economic output within three years from just below 14% at present. Access expects inflation to pick up.
The Australian dollar regained territory opening to 92.25 to the dollar today.
According to ANZ chief economist Warren Hogan the fact that the Reserve was arguing it would “gradually” normalise interest rates meant it would not inflict quarter percentage rate rises on homeowners at every meeting in coming months.(as published in The West Australian) “ We think a gradual policy normalisation means periodic pauses in the rate hike process’ Mr Hogan said. “On this basis, we are not expecting another rate hike in December and given there is no meeting in January, the cash rate is now likely to remain at 3.5% per cent until February, Mr Hogan said.
Reserve bank governor Glenn Stevens addressing a John Curtin institute, set expectations the Reserve will lift rates to 4% by early next year.
Optimistic Michael Pascoe believes WA’s is positioned right for an opportunity to garner more commercial activity in Perth, more tertiary services and WA can capitalise on the opportunities ahead, whilst WA is going to outperform the rest of the country for a number of years. Mr Pascoe said, to what extend WA can capitalise on this opportunity depends on pricing and availability.
Housing approvals were mixed and fell 0.1%, with the sector dragged down by units and townhouses favoured by property investors. Andrew Tillett The West Australian reports. Approvals for private houses were up 3.1%. Kate Cambell The West Australian reports a report by QBE Lenders Mortgage Insurance and BIS Sharpnel said a buoyant mining sector would keep Perth’s property market rising in the short to medium term. QBE chief executive said he expected the median house price to rise to $505’000 in 2012, reportedly.
Canning Vale was the most popular suburb for first homebuyers in the three months to September with 183 properties bought. In September 2203 grants were approved compared to 1978 in August Debra Goostrey reports according to a Western Australian article.
First home buyers free up rental properties as Perth vacancy rate doubled to 4.8% (REIWA Sept figures) hitting a 14 year high. Many first homebuyers left the rental market during the first home buyer ‘storm’ fuelled by record low interest rates, REBA assistance funding and government handouts.
It would be reasonable to consider that, demand is likely to be felt by population growth, as a result of the resources boom according to a The Western Australian article earlier last month. Dr Ken Henry Treasury Chief said it now appeared Perth would be home to the nation’s current population of 22 million by 20250. Perth could have up to four million from its current one point six million.
This could mean a steady flow of properties being sold in high demand locations with relatively short days on market. A market fuelled by underlying demand. Growth could remain patchy with a renewed focus on the impact of our housing on the environment, the investment in more infrastructure rich development and a renewed confidence in WA’s economy.
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