Showing posts with label quay west. Show all posts
Showing posts with label quay west. Show all posts

Sunday, January 13, 2019

Brisbane Apartment Market Update

In the downtown area of Brisbane, there are a few new apartment buildings adding stock to the market.  These include:

  • Mary Lane which is on top of the newly opened Westin Hotel in Mary Street, with many apartments sitting empty (this is the replacement for 111+222 that did not go ahead)
  • 443 Queen Street, on the Brisbane River, which is currently under construction
  • Brisbane SkyTower, which is nearing completion but with the lower floors occupied prior to completion (this is the other part of the replacement for 111+222 that did not go ahead)
  • The One Residents at Brisbane Quarter (which is where the W Hotel is located), currently under construction
  • Spire Apartments on Queen St, but not riverfront, complete but with very few new apartments available for sale

For sales of existing apartments, the trends depend upon the building (quality and location).  Ray White has recently published a report of sales from October 2018 to December 2018.  It shows:

- In some buildings, there have been no sales.  These are good quality buildings, in good locations, with large apartments and fewer apartments.  The owners don't want to sell.  There are less renters and more owner occupiers.  An example is Admiralty Towers Two, at 501 Queen St on the river.

- In some buildings, there are a few sales, and there have been capital gains over the past 10 years.  For example, in this period, a large 1 bedroom in Quay West on Alice St has increased in price from about $390,000 to $525,000.  Riverplace has also done well over the past 10 years.

- In buildings which are in second rate locations, with a poor quality build, there have been no capital gains over the past ten years, and in reality, capital losses.  Buildings by Devine (and the people who did this are now at Metro) are an example.  For example, in Festival Towers, a 2 bed, 2 bath, 1 car was selling for about $500,000 ten years ago, and one sold recently for $470,000.  In Charlotte Towers, 1 bed 1 bath no car apartments have been selling consistently in the price range of $300,000 to $330,000 for the past 10 years with no capital gain.  Unilodge (which is really student accommodation) has stayed flat at the $125,000 to $130,000 range for ten years.


Sunday, May 14, 2017

Sunland Abian Apartment Resales on Alice Street

Sunland is in the final stages of completing Abian on Alice Street, in Brisbane city.  The building is high end residential, overlooking the Brisbane Botanical Gardens.  Settlement of new, off-the-plan apartments, is planned for June.

Sunland reports that the development is sold out.  A few apartments are available for resale:
  • Apt 404, 4th floor, 1 bed, 1 study, 2 cars, 84 sqm, $695,000
  • Apt 1204, 12th floor, 2 bed, 2 bathrooms, 2 cars, 112 sqm, $1.3 million
  • Apt 1603, 16 floor, 3 bed, 3 bath, 2 cars, 225 sqm, $2.7 million
  • Apt 2703, 27th floor, 3 bed, 2 bath, 2 cars, 225 sqm, $2.7 million
The larger apartments are about $12,000 a sqm.

Next door, is Quay West, built by Mirvac about 20 years ago.  It is interesting to compare recent sales in Quay West.  For example, Lot 60, which is 1 bed, 1 bath, 1 car on about level 10, at 75 sqm, sold in January for $500,000.  Lot 102, which is the same apartment on a higher floor, sold late last year for $513,000.

Also,
  • Apt 2102 on the 21st floor is up for auction, which will be a good guide to market price.
  • Apt 1203, 12th floor, 1 bed, 1 bath, 1 car, 75 sqm is listed for sale fully furnished at $510,000
  • See also Apt 2001
The Quay West apartments are less than $7,000 a sqm.

It will be interesting to see whether the Quay West apartments increase in value or the Abian decrease in value.  Abian, being newer, should have higher values than Quay West, but nearly double the value is hard to explain.

Sunday, January 10, 2016

Response to Reader Comment regarding quality Brisbane apartments

A reader recently posted this comment, in relation to my post below:

"... you are certainly correct that there is a lot of stock under construction that will settle through the end of this year and next. However, with few exceptions most of this is small 1bd and 2bd "investor" stock targeted at the rental market. As you said, this is already leading to increases in vacancy rates and lower rents - at present, this is probably just a return to normal but it will probably over-correct and the rents/vacancy for small 1bd and 2bd stock will be worse than long term trend levels. That said, why do you see this impacting on quality owner occupier buildings such as admiralty, quay west?? The investor stock being constructed at present is vastly different to the owner occupier stock and I doubt there are many occupiers out there tossing up between admiralty and meriton's soleil. I feel the two markets will diverge and the the limited amount of quality owner occupier stock will lead to growth in this market. Do you not agree?"

This is my response.  The over-supply in Brisbane is having an impact on the rental market for the high quality, owner occupied buildings.  Note that many these buildings still have more than 40% of the apartments rented out, usually to long term tenants.  For example, in Admiralty Towers, large three bedroom apartments that rented for about $1,400 a week at the top of the rental market boom are now renting for less than $1,000 a week.  An excellent large one bedroom apartment with river views, fully furnished, has been vacant for months, at an asking rent of less than $600 a week.  This apartment would have rented quickly at about $640 a week two years ago.  For some reason, some tenants prefer smaller apartments in newer buildings.

The rental market in quality buildings is being impacted by a number of factors, and not just new apartments being completed.  These factors include:
  • the end of the mining boom, so less executive rentals
  • a rental boom, that probably caused rents to increase too much
  • short term rental apartments not achieving good returns, and so these are re-entering the long term rental market
  • lower population growth
  • no income growth
  • younger people having different views as to what is a trendy apartment
  • more choice in more inner city locations
Prices seem to be holding up at present, partly because interest rates are so low.  I recently locked in an investor loan fixed for 3 years at 4.09%.  Even at a reduced rent, this property is cash flow positive today.  So why sell?

I agree that owner-occupiers still have little choice for quality apartments in Brisbane.  If you are looking for a large two or three bedroom apartment in a quality building in a good location, there is still not much choice.  Very few of the new buildings would be suitable if you are looking for a long term residence.

Sunday, August 2, 2015

Recent Brisbane City Apartment Sales

Some example recent sales in Brisbane city apartment buildings.  Some buildings are tightly held and have few sales.

Quay West - 132 Alice Street
  • Apt 88, 1 bed, 1 bath, 1 car, park views - $512,000 in June 2015
  • Apt 50, 2 bed, 2 bath, 1 car - $705,000 in February 2015
Admiralty Towers 1 - 35 Howard Street
  • Apt 119, 3 bed, 2 bath, 2 cars, river front - $1,240,000 in February 2015
Admiralty Towers 2 - 501 Queen Street
  • Apt 78, 3 bed, 2 bath, 2 cars, river front - $1,100,000 in March 2015
Charlotte Towers - 128 Charlotte Street
  • Apt 3701, 1 bed, 1 bath - $368,000 in July 2015
  • Apt 2504, 1 bed, 1 bath, 1 car - $436,000 in July 2015
  • Apt 1702, 2 bed, 2 bath, 1 car - $545,000 in Juune 2015
Casino Towers - 151 George Street
  • Apt 2101, 2 bed, 2 bath, 1 car - $872,000 in July 2015
  • Apt 1506, 1 bed, 1 bath, 1 car - $334,000 in July 2015
  • Apt 2104, 1 bed, 1 bath - $384,750 in June 2015
  • Apt 1307, 2 bed, 2 bath, 1 car - $480,000 in June 2015
Riverplace - 82 Boundary Street
  • Apt 288 - 2 bed, 2 bath, 1 car - $740,000 in July 2015
  • Apt 38 - 2 bed, 2 bath, 1 car - $677,500 in June 2015
Soleil - 501 Adelaide Street
  • Apt 5501, 2 bed, 2 bath, 1 car - $695,000 in July 2015

Saturday, March 7, 2015

Troubles within Body Corporates

When buying an apartment, it is important to understand whether the body corporate committee is professional and sensible, and whether the building owners are cohesive.

An example of a building with major troubles in this area is Admiralty Towers Two at 151 Queen St. This is a prestigious riverfront building, with large apartments and great facilities, is in a really super location.  However, onsite management company went bankrupt a few years ago, and the receivers are trying to sell the management rights (that is, the contract for the caretaker for the building and onsite rental office).   The current body corporate is opposed to management rights as a concept -- some sort of religious like zeal.  The management rights were sold, and at an AGM the owners narrowly approved the sale to the new caretaker, but the committee is trying to block the sale.  The committee is spending owners money to engage a lawyer from Sydney to fly to Brisbane on this issue -- a lawyer who has publicly stated he is against management rights.  Fights and more fights.  Lawyers everywhere.   Uncertainty over who will be the caretaker.  This has and will impact the value of apartments in this building.

Another building where a fight is brewing is Quay West, where the management rights contract will come to an end in a few years.  Some committee members in this building are also opposed to management rights.  The committee is doing illogical things, just to make the onsite manager's life as difficult as possible.  One example:  the onsite manager offered to buy a new smoke detection system for the building at the manager's own cost to bring the building up to standard, but the committee rallied owners to vote against this.  Does this make commercial sense?

And in Admiralty Towers One, one owner keeps bring legal action against the body corporate and has been regularly unsuccessful.  See this decision and this decision and this decision for example.  This one owner is causing all the other owners to waste money on lawyers, rather than improving the quality of the building.

Another example is The Phoenician at Broadbeach.  The committee at this building has been hostile to a succession of onsite managers for years.  One example -- the committee got into a trade mark litigation with the onsite manager, and lost, having to pay the legal costs of the onsite manager!  What a waste of owners' money.

One common threat running through all this is the Unit Owners Association of Queensland.  Buildings listed above that have had internal disputes often have committee members from UOAQ living in the building or on the body corporate.  It is not uncommon for committee members in such circumstances to push the views of the UOAQ with religious like zeal, often to the financial detriment of residents and lot owners.

(Click on letter below to make bigger)




Wednesday, March 4, 2015

Quay West Brisbane Resales

Recent sales for Quay West in Brisbane, at 132 Alice Street
  • Apt 37, 1 bed, 1 bath, 1 car - 72 sqm - $456,000 in October 2014
  • Apt 134, 3 bed, 2 bath, 3 car - 172 sqm - $1,350,000 in September 2014 sold to a QC
  • Apt 68, 2 bed, 2 bath, 1 car - 126 sqm - $695,000 in September 2014
  • Apt 43, 1 bed, 1 bath, 1 car - 72 sqm - $440,000 in August 2014
  • Apt 47,  1 bed, 1 bath, 1 car - 72 sqm - $440,000 in July 2014
Rumour has it that Ken Woodley, who lives in this building, recently purchased a 1 bedroom apartment (402) in Quay West for himself or a family member, at $435,000.  Mr Woodley is an owner and managing director of developer Metro Property Group.  I wonder why Mr Woodley is not purchasing in a Metro building, but is buy an older apartment in a Mirvac building?  Does that tell you something about the market?

Sunday, September 14, 2014

Recent Quay West Sales in Brisbane

Quay West is a great apartment building, overlooking the Botanical Gardens on Alice Street.  A one bedroom apartment in this building is over 70 sqm in total.

Recent sales of one bed apartments (some of these are fully furnished when sold):

Apt 803 - $440,000 Sold in July
Apt 405 - $460,000 Sold in June
Apt 504 - $460,000 Sold in April
Apt 1603 - $510,000 Sold in April
Apt 1705 - $510,000 Sold in April

Apt 605 is currently listed at $465,000, fully furnished, which looks like a good deal.


Sunday, August 3, 2014

Recent Brisbane Apartment Sales


iStay River City - 79 Albert St

Apt 1201, 1 bed, 1 bath - sold on 27 July for $335,000

Charlotte Towers - 128 Charlotte St

Apt 2404 - 1 bed, 1 bath, no car - sold on 27 July for $340,000
Apt 1201 - 1 bed, 1 bath, no car - sold on 18 July for $365,000
Apt 4403 - 2 bed, 2 bath, 1 car - sold on 29 May for $650,000
Apt 2803 - 2 bed, 1 bath, 1 car - sold on 2 May for $495,000

Skyline - 30 Macrossan St

Apt 53 - 2 bed, 2 bath, 1 car - sold on 27 July for $603,000
Apt 193 - 2 bed, 2 bath, 1 car - sold on 2 June for $618,500
Apt 31 - sold on 16 May for $750,000

M on Mary - 70 Mary St

Apt 1205 - 1 bed, 1 bath, no car - sold on 2 July for $322,500
Apt 4302 - 5 bed, 3 bath, 3 car - sold on 31 May for $1.9M
Apt 1009  - 1 bed, 1 bath, 1 car - sold on 26 May for $365,000
Apt 506  - 1 bed, 1 bath, no car - sold on 10 May for $395,000

Festival Towers - 108 Albert St

Apt 3807 - 2 bed, 2 bath, 1 car - sold on 30 June for $516,000
Apt 1503 - 2 bed, 1 bath, 1 car - sold on 25 June for $460,000
Apt 4007 - 2 bed, 2 bath, 1 car - sold on 10 June for $541,000
Apt 704 - 1 bed, 1 bath, no car - sold on 5 June for $298,500
Apt 2610 - 1 bed, 1 bath, 1 car - sold on 3 June for $400,000
Apt 905 - 1 bed, 1 bath, no car - sold on 2 June for $319,500
Apt 2510 - 1 bed, 1 bath, no car - sold on 22 May for $350,000
Apt 2301 - 2 bed, 2 bath, 1 car - sold on 9 May for $525,000
Apt 508 - 2 bed, 2 bath, 1 car - sold on 8 May for $475,000

Felix - 26 Felix St

Apt 217 - 2 bed, 2 bath, 1 car - sold on 29 June for $580,000

Riverplace - 82 Boundary St

Apt 92 - 2 bed, 2 bath, 1 car - sold on 27 June for $645,000
Apt 147 - 2 bed, 1 bath, 1 car - sold on 23 June for $551,000
Apt 52 - 2 bed, 1 bath, 2 car - sold on 7 May for $650,000

Admiralty Towers One - 35 Howard St

Apt 44 - 2 bed, 2 bath, 1 car - sold on 8 June for $810,000
Apt 146, 2 bed, 2 bath, 1 car - sold on 12 May for $585,000

Infinity - 43 Herschel St

Apt 3807 - sold on 27 May for $400,000
Apt 4303 - 2 bed, 2 bath, 1 car - sold on 26 May for $630,000
Apt 6304 - 2 bed, 2 bath, 1 car - sold on 20 May for $640,000

212 Margaret St

Apt 82 - 2 bed, 2 bath, 1 car - sold on 26 May for $555,000

Admiralty Quays - 32 Macrossan St

Apt 137 - 3 bed, 2 bath, 2 cars - sold on 12 May for $1,100,000
Apt 34 - 2 bed, 2 bath, 1 car - sold on 2 May for $850,000

Riparian - 71 Eagle St

Apt 4302 - 1 bed, 2 bath, 2 car - sold on 8 May for $1.5M

Admiralty Towers Two - 501 Queen St

Apt 166 - 3 bed, 2 bath, 2 car sold on 28 April for $979,900

Aurora - 420 Queen St

Apt 301 - 2 bed, 2 bath, 1 car - sold on 26 April for $627,500

Quay West - 132 Alice St

Apt 103 - 1 bed, 1 bath, 1 car - sold on 24 April for $510,000

Saturday, November 2, 2013

Recent Brisbane City Apartment Sales

A list of some recent reported apartment sales in Brisbane CBD area, since June 2013.

Admiralty One
- Apt 93, 2 bedrooms, 2 bathrooms, direct river views, large 132 sqm - $880,000
- Apt 125, 2 bedrooms, side river views - $600,000

Admiralty Towers Two
- Apt 132 - 2 bedrooms, direct river views, 116 sqm - $760,000
- Apt 26 - 2 bedrooms, direct river views - $662,000
- Apt 124 - 2 bedrooms, direct river views - $705,000

Admiralty Quays
- Apt 104 - 3 bedrooms - $960,000

Riverplace
- Apt 146, 1 bedroom - $370,000
- Apt 82 - 2 bedrooms - $750,000
- Apt 165 - 1 bedroom - $500,000
- Apt 31 - 2 bedrooms - $650,000

Metro 21
- Apt 283, 1 bedroom on level 28, no carpark - $307,000
- Apt 301, 2 bedroom on level 30 - $553,500

Felix
- Apt 312, 2 bedrooms, 2 bathrooms - $555,000
- Apt 294, 2 bedrooms, 1 bathroom - $485,000
- Apt 324, 2 bedrooms, 1 bathroom - $475,000

Quay West - construction starting next door, and disharmony in building
- Apt 86, 2 bedrooms - $655,000
- Apt 129, 3 bedrooms - $1M

Saville South Bank - reports of two bedroom apartments selling above $900,000.

It appears that pricing is picking up.  In some instances, apartments are selling for record highs.  In other instances, prices are still below the 2007/2008 peak.  Volumes of sales in the period June to September do not appear to be high, although in recent weeks, this may have changed.  The high end sales appear to be to owner occupiers.

Friday, September 27, 2013

Abian Apartments on Alice Street

Sunland has cleared their site on the corner of Alice Street and Albert Street.  The old apartment building there has been demolished.  Sunland is now building a fancy display suite, for Abian Apartments.  Rumours are that there will be few apartments in this building, with no one bedroom apartments.  Most apartments will be aimed at owner occupiers, and will be large.  The building is in a great location.  It will impact the two bedroom apartments in Quay West which overlook this site.

Photo from demolition

Recent photo of display suite being constructed, from same position.

Saturday, September 14, 2013

I just don't understand

It seems to me that newer apartments are overpriced.  One example.
You can buy a year old apartment in Meriton's Soleil as follows:
  • 93 sqm internal
  • No balconey
  • Air conditioning not ducted
  • 2 bedrooms, 2 bathrooms
  • Facing West, so hot in the summer
  • General views of an ugly part of Brisbane
  • Large, impersonal building, used as a hotel
  • Your neighbour may be an Eastern European hooker or a football team on tour
  • Price = $629,000 (apartment 4403) - $6,763 a sqm
Or you could buy an apartment in River Place:
  • 113 sqm total
  • Massive balconey
  • Riverfront
  • 2 bedrooms, 2 bathrooms
  • Outdoor pool overlooking the river
  • Price - $659,000 (apartment 54) - $5,831 a sqm
Or you could buy an apartment in Quay West:
  • 130 sqm total
  • Two balconies
  • Ducted air-conditioning
  • About 130 apartments in building
  • Views of botanical gardens
  • 2 bedrooms, 2 bathrooms
  • Price - about $600,000 - $4,615 a sqm
It will be interesting to see what this apartment sells for in Admiralty One:
  • 130 sqm in total
  • Balconey
  • Direct riverfront
  • Ducted air-conditioning
  • 2 bedrooms, 2 bathrooms, separate laundry room
  • North Eastern view
  • About 120 apartments in the building
  • Auction -- there has not been a similar apartment sold in this building for years.
Why would you buy in Soleil?  Or in some of the currently marketed off-the-plan developments, when some of the "older" apartments are cheaper on the price per sqm basis, and in better locations?

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Friday, August 9, 2013

Buyers Retuning to the Market?

Real estate agents are reporting that buyers are coming back to the market in Brisbane, and that prices achieved are increasing.  For example, two bedroom apartments in higher quality city apartments that, at the height of the boom achieved above $800,000, and then dropped to the mid $600,000 range, are now selling in the $700,000 plus range, and sometimes more.  This includes a two bedroom apartment in Quay West, sold for about $700,000; a two bedroom in Admiralty Towers Two sold above $750,000 and a two bedroom in Saville at Southbank for more than $800,000.  In fact, another two bedroom at Saville is now listed for sale in the $900,000 range.

Investors appear to be returning to the market, due to lower interest rates.  Owner-occuppiers are looking for larger apartments, and there are not many high quality larger apartments available for sale (partly because developers have been focusing on building very small apartments that have been sold to foreign investors).  With interest rates low, many investors who currently own property are not selling, because these properties are now becoming positively geared -- why sell, unless the price offered is high?  There is a shortage of apartments for sale for owner-occuppiers; and a shortage of existing apartments (compared with off-the-plan apartments) for investors.

Towers like Infinity, aimed at Chinese investors, do not provide what local Brisbane buyers want in my view.

Photo of Infinity, under construction on the right.  Evolution Apartments is the smaller building in the middle of the photo.  The Supreme Court building is on the right in the foreground; the Magistrates Court building on the left in the foreground.  400 George St is the taller building on the left.

Sunday, July 21, 2013

Recent Apartment Sales in Downtown Brisbane

Evolution
  Apt 171, 1 bed, 1 bath, no car - $310,000
Grosvenor
  Apt 107 - $1.3M
Skyline
  Apt 61, 3 bed, 2 bath, 1 car - $715,000
  Apt 94, 3 bed, 2 bath, 1 car - $790,000
  Apt 363, 2 bed, 2 bath, 1 car - $587,500
Charlotte Towers
  Apt 3206, 1 bed, 1 bath, no car - $335,000
  Apt 3508, 1 bed, 1 bath, no car - $317,000
  Apt 4009, 1, bed, 1 bath, no car - $347,000
Metro 21
  Apt 3001, 2 bed, 2 bath - $553,500
Quay West
  Apt 129, 3 bed, 3 car - $1M
Riverplace
  Apt 304, 3 bed, 2 bath, 1 car - $1M
  Apt 272, 2 bed, 2 bath, 1 car - $675,000
  2 bed, 2 bath - $527,000
Festival Towers
  2 bed, 2 bath, 1 car - $457,500
  Apt 1906, 1 bed, 1 bath, 1 car - $309,000
Admiralty Quays
  Apt 78, 3 bed, 2 bath, 2 car - $920,000
  Apt 76, 1 bed, 1 bath, 1 car - $550,000
  Apt 46, 2 bed, 2 bath, 1 car - $780,000

Friday, May 24, 2013

Darkness on Alice Street

Sunland has obtained development approval for its apartment tower at 140 Alice Street, on the corner of Albert Street.  Recently, barricades went up around the existing unit block.  I suspect that demolition will start soon.

It appears that this skyscraper will contain 139 luxury apartments and will tower over and shade the Botanical Gardens.

"With apartments priced between $700,000 and $4 million, there would be a pool, gym, a 24-hour concierge for tenants, business centre and a Turkish hammam."

Sunland has branded this complex as Abian Apartments.  Have fun when dealing with Sunland:

"The Victorian Supreme Court dismissed Sunland's claims in June 2012 because their key witness was deemed untrustworthy."  Sun Herald


Thursday, September 6, 2012

Quay West Sales

There have been three recent sales of one bedroom apartments in Quay West, at 132 Alice Street, Brisbane.  These are large one bedroom apartments, about 74 sqm including balcony, which is the size of many two bedroom apartments.  These apartments have views of the Botanical Gardens.

The recent sales have been for $450,000 (two apartments) and $460,000.  It is not clear if the apartments are being sold furnished or not.  These are prices at 2009 levels.  There was a dip back to the $420,000 mark in 2011, but now pricing has recovered.

By comparison, a number of 1 bedroom apartments in Admiralty Quays have recently sold for $580,000, and one at $595,000 in August 2011.  (In September 2009, a one bedroom sold for $612,500, so not yet back at that peak.)  Admiralty Quays is a high quality building with direct riverfront.  These one bedrooms are about 76 sqm.

Sunday, June 10, 2012

Recent Apartment Sales in Brisbane

Metro 21 (21 Mary Street)
  • Apt 1701, 2 bedrooms, 3 bathrooms, sold furnished $492,500 (rents for $700 per week)
  • Apt 1003, 1 bedroom, $310,000
Quay West (132 Alice Street)
  • Lot 29, Apt 503, 1 bedroom, 73 sqm total size, sold furnished $450,000
Admiralty Towers One (48 Howard Street)
  • Lot 105, 2 bed, 2 bath, on Macrossan Street side, sold on 28 April, $532,500
  • Lot 85, 1 bedroom, direct riverfront, sold on 4 April for $562,000
  • Lot 141, 2 bedrooms, 2 bathrooms, $535,000
  • Lot 31, 2 bedrooms, 2 bathrooms, $615,000
  • Lot 5, 1 bedroom, 1 bathroom, on rear of building, for $490,000
Admiralty Quays (32 Macrossan Street)
  • Lot 83, 1 bedroom, $580,000
Felix (26 Felix Street)
  • Lot 57, 2 bedroom, 1 bathroom, large courtyard, sold for $540,000
  • Lot 152, 2 bedrooms, sold for $475,000
  • Lot 117, 2 bedrooms, sold for $465,000
  • Lot 278, 1 bedroom, no car, sold for $325,000
Casino Towers (151 George Street)
  • Apt 1503, 2 bedrooms on front/side, with river and Southbank views, settled in May for $580,000.
  • Apt 1603, 2 bedrooms, on front/side with river and Southbank views, $565,000
  • Apt 2202, 2 bedrooms, middle front with river and Southbank views, 103 sqm total size - $655,000
  • Apt 2107, 2 bedrooms, river views, 93 sqm total size - $515,000
  • Apt 2104, 1 bedroom on rear - $362,500
  • Apt 3803, 2 bedroom sub penthouse, 188 sqm in size - $805,000

Saturday, June 9, 2012

Is Median House Price Data Useful?

There are many newspaper reports that discuss rising or falling house & apartment prices by reference to the median sales price for a particular period.  For example, see this recent report from REIQ.  The median price is the middle price of all the properties sold in the defined period.  (For example, if there were 5 sales in the period, for $1, $10, $1000, $1001 and $6409, then the median is $1,000.)

If you select a different length of time to measure the median, you get a different result of course.  For example, according to REIQ, the median sales price for Brisbane apartments (all of Brisbane local government area) for January 2012 to March 2012 was $387,750.  The median for April 2011 to March 2012 was $395,000.

The median is not the average price.  (The average for the example above is $1484.)  See also here and here.

The statistics only look at the properties that were sold in the period.  If the median changes, it does not necessarily mean that the value of any particular property has changed.  For example, if in one quarter, there are many two bedroom apartments that are sold, and in the next quarter, there are mostly one bedroom apartments that are sold, then the median price is likely to decrease.  If a new off-the-plan development settles in the period, then the median is likely to increase for that period and decrease for the next period.

So how reliable are the recent REIQ statistics?  I had a look at a number of the more larger, upmarket and top end apartment buildings, and there are no or few reported sales for the relevant period (January 2012 to March 2012).  For example:
  • Admiralty Towers Two - no recorded sales
  • The Grosvenor - no recorded sales
  • Quay West - only one sale, a 1 bedroom.
  • Admiralty Quays - only one sale, a 1 bedroom
  • Riparian - 1 reported sale, a 2 bedroom
  • Metro 21 - 2 reported sales (1 bedroom & 2 bedroom)
  • Admiralty Towers One - no sales on direct riverfront side of building
  • Fresh Taringa - no sales since October 2010
  • Riva Indooroopilly - no sales in more than 12 months
  • For the above, there were no 3 bedroom sales at all.
It seems that the larger and more expensive apartments are not being sold.  Thus, the median price will be less than periods where there are more of these apartments that are being sold.  That the larger or more expensive apartments are not being sold could be for a number of reasons:  (A)  They may be listed for sale, but not selling because the owner does not want to or need to decrease price. (B) These buildings have more owner-occupiers, who do not sell as often.  (C) If rented, the rents are good, and so selling for a lower price makes less sense than renting out the apartment.  (D) An owner who needs to sell may decide to rent the apartment for a short period, until prices rise.  (E)  There may be no buyers at the high end of the market.

So it is hard to determine if the apartment values have fallen for the kinds of apartments that are not often sold, and if so, by how much.  Also, the median price decease for Brisbane may be because of a change in mix of the apartments that are being sold.

Tuesday, December 20, 2011

Mirvac Sells Hotel Division to Accor

Mirvac announced today that it is selling its hotel division to Accor.  In Brisbane, Mirvac owns the management rights for Quay West in Alice Street and Sebel Suites in Charlotte Street.  Mirvac also owns the management rights for Sebel Maroochydore and Sebel Noosa, Cairns Harbour Lights, the Sea Temples in Far North Queensland.  Mirvac is managing the Soul complex on the Gold Coast under the Sea Temple brand.

This sale received international attention, probably because Accor is a French company.

Many investors have purchased strata titled apartments in Mirvac managed buildings.  For the most part, the income is pooled, and investors receive income based on lot entitlements.  It will be interesting to see if Accor will be able to manage such complex arrangements, where each hotel has, in effect, many different owners.

A message to Mirvac staff from management said the following:


"The strategic review has today culminated in the Board of Mirvac Group approving an important transaction involving the sale of Mirvac Hotels & Resorts to Accor Asia Pacific (“Accor”) and the sale of Mirvac’s 49% interest in the Mirvac Wholesale Hotel Fund  (owner of six of our largest hotels) to Accor and Singapore based investor Ascendas.

This transaction is a transforming event for our company. It will create new opportunities for staff, our owners and our customers. There are also some critical elements to the transaction that I will explain below that should encourage staff to embrace the opportunity to be part of one the world’s largest hotel companies. I can imagine you have many questions and I will attempt to touch on what I think are some of the major items.

What does this mean for Mirvac Hotels associates?
Under the terms of the sale contract Accor is obliged to offer employment to all staff on their prevailing terms and conditions.

How will our business transition to Accor?
The transition of our business into Accor will be a gradual and considered process to ensure minimal disruption. This means key elements of our business such as CRS, web site, sales & marketing programs, national training, STARS Program will initially continue as per usual.

What is the timing for the completion of the transaction?
Completion is subject to a number of consents and regulatory approvals which means the sale will not be completed until the second quarter of 2012. Until completion, it will be business as usual. Post completion it is anticipated there will be interchange of staff between Accor and Mirvac Hotels & Resorts that hopefully will give everyone the opportunity to enhance their career path."

Sunday, April 10, 2011

Recent Sales

Some recent Brisbane apartment sales and auction results:
  • Quay West, apartment 1506, 2 bedroom, sold last week, reportedly very close to listing price of $775,000
  • Quay West, apartment 1505, 1 bedroom, sold last week, listing price $465,000
  • Arbour on Grey, apartment 2302, 2 bedrooms, sold at auction yesterday for $611,000 according to APM
  • Parklands Pinnacle, apartment 6017, 3 bedrooms, failed to sell at auction, sold after for $1.3M

Sunday, March 27, 2011

How Many Apartments for Sale in Brisbane?

There has been some press recently about the number of apartments for sale in Queensland, and the slow sales rate. This may be the case for the Gold Coast, and for overpriced off-the-plan developments. But if you look at the quality buildings in Brisbane, there are very few apartments for sale.

For example:
  • Quay West: 4 apartments for sale (two 2 beds; two 1 beds).
  • Admiralty Quays: two 2 beds
  • Admiralty Towers: one 2 bed at rear
  • Admiralty Two: one 2 bed; one three bed
  • Arbour on Grey: 2 apartments for sale (one 2 bed; one 3 bed).
  • Saville SouthBank: zero
Across these buildings, that is less than 2% of the total apartments in these buildings for sale.

Some buildings have a large number of apartments for sale: Skyline, Aurora, Macrossan, & Riparian all have a number of apartments for sale. Strangely, The Grosvenor, which usually has no apartments for sale, has about 3 for sale at present.

So there may be an oversupply in some areas and for some buildings, but for the quality buildings, there are not that many available to purchase, particularly below the $900,000 price point. And the flooding of Brisbane does not appear to have impacted pricing of these apartments at all.