Florida Foreclosures

It is interesting to see that in Florida, it is possible to buy a one bedroom apartment for less than $80,000, including whitegoods.

1)  http://searchbankproperties.com/2014/03/bank-owned-condo-in-bermuda-dunes/

2)  http://searchbankproperties.com/2014/03/bank-owned-condo-orlando/

Makes the Gold Coast look very overpriced.

Rising Market

Valuer, HTW, reports that both the Brisbane and Sunshine Coast apartment markets are currently "rising markets".

See March 2014 Month in Review.

Soda Goes Soggy

It has been reported recently that the Soda apartment development in South Brisbane did not receive development approval from the Council.  Although 129 out of 131 have sold off-the-plan, the developer had not obtained development approval to build the building.

A newspaper report states that the apartments do not have sufficient ventilation, ceiling heights are too low, and there is not enough visitor car parking.  "The only outlook of many of the habitable room windows would be to a (future) adjoining development in very close proximity."

Well-known property law David Colenso said:  "Contracting 98% of apartments without a development approval contravenes all the basis risk parameters of property development.  Judging by the extent of councils refusal, this developer may need to redesign the development which puts at risk all contracts under Queensland's disclosure regime."

When I looked at this development in October, I thought that it was expensive.  It now looks to be very expensive, due to what appears to be poor quality design.

Investors buying off-the-plan should look at the checklists and information in this book.  Ceiling height, aspect and cross-ventilation are important to consider, and are often not disclosed in the glossy sales brochures.

Admiralty One

Apartment 59 in Admiralty Towers One sold at auction this week for $585,000.  It is a two bedroom apartment, in one of the best buildings in the city.

The Next Stage of Waterfront Newstead

Mirvac is soliciting interest for the next stage of its Waterfront, Newstead project.

See www.launch2014.com.au

Often, I register on these kind of sites, and never hear back.  When the developer is setting the sales price of apartments off-the-plan, one factor taken into account is how much interest they have in the presales stages.  Developers count the number of registrations on sites such as this, and take this information into account in setting price.

Housing Market in Qld strongest in years, says real estate agents

From an REIQ press release yesterday concerning houses (not apartments):

"The numbers of house sales across Queensland peaked at the end of last year as well as recorded healthy price growth, according to the Real Estate Institute of Queensland (REIQ).

The REIQ December quarter median house price report, released today, found that the volume of house sales hit its annual peak of activity in the last three months of 2013. The numbers of sales was also one of the healthiest quarterly periods for a number of years.

REIQ CEO Anton Kardash said not only could the December quarter claim to be the third strongest in as many years, it was also firming without the aid of extraneous stimulus measures."

Warren Buffet's view of buying in the resale market

Should I buy off-the-plan from a developer, or a resale apartment?  Warren Buffet has an interesting view in relation to IPOs and stocks, from his letter to shareholders in 1992, that I have adapted below for residential real estate:

"The secondary market which is periodically ruled by mass folly, is constantly setting a 'clearing' price.  No matter how foolish that price may be, it's what counts for the holder of property who needs or wishes to sell, of whom there are always going to be a few at any moment.  In may instances, properties worth $X in value have sold at 1/2 or less.

The new off-the-plan market, on the other hand, is ruled by developers, who can usually select the timing of offerings or, if the market looks unfavourable, avoid an offering altogether.  Understandably, these sellers are not going to offer any bargains; it is rare you'll find X for 1/2 X here."

Another Pradella West End Development

Pradella has started marketing a new development on the large parcel of land it has accumulated in West End.  This development is being promoted as Gardens Riverside West End (although it is not river front, and has a road and the Waters Edge buildings between it and the river, and it is a long walk from the main shopping and restaurant street in West End).

There appear to be many more Pradella buildings planned for this plot of land in West End.

New or Resale?

I am often asked whether it is better to buy a new or resale apartment?  A new apartment can be unsold developer stock in a new building or an off-the-plan apartment for a building not yet built.  A resale is a sale from someone other than the original developer.

There is a price difference between a new and resale apartment in Brisbane.  Sometimes, this is because a new apartment is new, with no wear and tear (e.g., freshly painted, new carpet, new kitchen, new appliances, etc).  But often, the price difference is not explained by newness.  Sometimes, the price difference is due to developer profit and marketing costs.

For example, Sunland is currently marketing Abian.  A large number of people I know have received a fancy brochure mailed to them, unsolicited, by Sunland.  There is an expensive display office onsite in Alice Street, where the landscaping alone would have cost a small fortune.  There is a video of a lost rich girl wandering around Brisbane, that does a good job not showing the neighbouring Quay West building.  Buyers are paying for all these marketing costs, plus the developers profits.

Another example is Infinity, by Meriton.  2 bedrooms, 2 bathrooms, 89 sqm in total, no balcony, 7 apartments per floor, short stay and hotel guests, for $647,000 and up!

Or you can buy an apartment in Metro 21, on level 25, with river views, a large balcony, 2 bedrooms, 3 bathrooms, 113 sqm total floor area, 4 apartments per floor, no short term rentals or hotel guests.  For a price less than a Meriton apartment.   Metro 21 is a boutique residential building, with good facility, and a low ratio of residents to facilities.  Seems like an obvious decision to me.

That is $7,269 per sqm compared with less than $5,700 per sqm.

Brisbane Update

A video from RP Data regarding the Brisbane property market is here, presented by Tim Lawless.

A valuer's view of Brisbane

From the HTW Month in Review for February 2014:

"... Brisbane is often touted as the next most likely to move after Sydney and Melbourne, and there’s no denying that some of these southern states saw a boom run on many suburban market as 2013 drew to a close.  In the field, agents are telling us that things are looking good. There have been multiple lookers at open homes and some auctions are jagging prices above vendor expectation. The pick locations are, and have always been, close to the CBD. The old story of limited supply and good quality stock plus comparatively high demand mean that as long as you’re appropriately priced, there is definitely a buyer or two out there for your property."

550 Queen Street Potential Tower

Consolidated Properties has put 550 Queen Street up for sale.  It has frontages to Queen St, Ann St and Clark Lane.  The land has development approval for a 20,000 sqm tower.  The AFR reported on Thursday (8/2/14, p. 45) that there was strong interest from residential development companies.  (The article also states that 4000 residential apartments are currently under construction in Brisbane, with up to another 3000 that could complete by 2015/16.  There is a risk of oversupply.)

This proposed development will have a negative impact on Willahra Tower, at 540 Queen Street.  Willahra Tower is an apartment building that has short term rentals.  (Bad reviews on TripAdvisor.)  Small apartments, with a two bedroom less than 75sqm internal.  Apartments are advertised as "cheap", and there is a reason for this.  My advice -- avoid!

Brisbane Apartment Market is picking up

The above information has been provided by RP Data.

Botanica South Brisbane

From information provided by Aria:

Botanica will be located in a prime location at 2-4 Edmondstone Street, South Brisbane which is opposite Coles and adjacent to the renowned Boundary street retail precinct.   The building will consist of 1 and 2 bedroom units, indicatively priced as follows;

• 1 bed 1 bath with parking (50sqm internally & 7sqm balconies): high $300’s - mid $400’s
• 2 bed 1 bath with parking (65sqm internally & 10sqm balconies): high $400’s – mid $500’s
• 2 bed 2 bath with parking (80sqm internally & 10sqm balconies): high $500’s - mid $600’s

That pricing seems high to me.  I can buy a great two bedroom two bathroom apartment in a good inner city building, that is more than 85 sqm internal and more than 12 sqm external, for less than these prices.

Executive Rentals Drying Up in Brisbane?

From Bees Nees:

Worryingly, the general consensus was that the executive rental market has been hit by the slow down in the mining boom and the completion of many plants that employed large numbers of workers. The feedback we got is that there may be a gap in the market between construction tailing off and the take up of skilled workers to run these plants. How long the gap will be is hard to quantify.

Two prominent executive relocation companies have said this was the quietest January they can recall in a long time. Based on this information our client has now decided to offer the property with an unfurnished option in the hope of boosting local enquiry. Watch this space in the coming months to see if executives rents are affected by this slow down.

Brisbane in Early Stage of Growth Cycle

"Rental rates continued to grow at a slower pace than dwelling values and further eroded rental yields across the capital cities. The markets where dwelling values have shown the most appreciation, Melbourne and Sydney, are now showing gross yields for houses below 4 per cent while the typical gross yield on a Melbourne and Sydney unit are higher at 4.2 per cent and 4.7 per cent gross respectively, however, they are lower than in all other capital cities.

According to Mr Lawless, such a yield environment may potentially start acting as a disincentive to investors. 

“With gross yields low in Melbourne, and not a lot better in Sydney, together with the fact that both these markets are well advanced in their growth cycle, it would suggest that investment fundamentals in these markets are waning. It is my view that investors will start seeking out the higher yields of Brisbane where the market is also far earlier in the growth cycle,” he said.

The Brisbane apartment median price is up 2.6% for the quarter and 0.8% for the month, according to RP Data.

Recent Brisbane City Apartment Sales

Based on recent apartment sales in the Brisbane CBD area (resales, not off the plan), it looks like the market is strengthening.

Skyline, 30 Macrossan Street

• Apt 242, 2 bedrooms - reported sold at $725,000
• Apt 73, 2 bedrooms - reported sold at $660,000
• Apt 121, 3 bedrooms - reported sold at $715,000
• Apt 113, 2 bedrooms - reported sold at $602,000
• Apt 125, 1 bedroom - reported sold at $347,000
• Apt 173, 2 bedrooms - $588,000

M on Mary, 70 Mary Street

• Apt 2202, 1 bed plus study - no car - $362,500

Aurora, 420 Queen Street

• Apt 245, 2 bed, 1 bath - $620,000
• Apt 435, 2 bed, 1 bath - $556,000

Riparian, 71 Eagle Street

• Apt 4305, 3 bedrooms - $1,850,000

Riverplace

• Apt 215, 1 bed - $510,000
• Apt 37, 2 bed - $690,000

Casino Towers, 151 George Street

• Apt 2002, 2 bedrooms - $690,000

Aria's South Brisbane Bet

The AFR on Thursday (30/01/14, p.38) had a full page story about Brisbane apartment developer, Aria.  Some highlights:

• Aria has sold 188 apartments in three residential towers it has completed in South Brisbane since mid-2012.
• It has a 20 storey tower under construction on Grey Street.
• It is about to start another 20 storey tower of the corner of Edmondstone and Boundary Streets.
• Aria owns a dozen more sites in South Brisbane.
• South Brisbane is catching up to Bowen Hills and The Valley for residential apartment development.
• The change is due to construction of office towers, bring 10,000 workers to the area.
• Residential building approvals have jumped from 151 in 2010/11 to 744 in 2012/13.
• Gross rental yields are said to be 6%.
• Prices for Aria's apartments are $7,500 to $8,000 a sqm, and are likely to rise.
• Aria has lodged a DA for a 26 storey tower on Hope Street that will have over 180 apartments.
• Aria pays interest on deposits for off-the-plan apartments.
• 75% of Aria's clients are investors, with fewer than 10% being SMSFs.
• Half the buyers are from SE Queensland.
• There are more than 4000 apartments under construction in inner Brisbane.  The biggest supply potential is in Brisbane's North Eastern area, around Bowen Hills and The Valley - this is seen as a risk.

Low Growth Conditions for Property?

The Brisbane property market is somewhat uncertain at present.  There are fewer apartments on the market, with most property owners deciding to hold on to their property.  Low interest rates are good for investors.   Many of the apartments that are for sale have been for sale for a long time at an unrealistic price.  Price growth has not been magnificent in Brisbane.  And rent grown has been poor.  Currently, there is a higher vacancy rate for apartments (particularly furnished apartments).

The AFR on Thursday (30/01/14, p.3) states:

"Sydney and Melbourne house price growth is likely to slow to half the pace of last year, a leading property researcher says.  ...  But a weaker economic forecast, a lower Australian dollar, combined with rising unemployment and inflation are likely to keep a tight rein on further gains during the year."

But on the same day, Property Observer included the following:

While Melbourne and Sydney slow, Brisbane is tipped to bang.

“The Brisbane market is still in catch-up mode, but the Queensland economy is ramping up with regional centres recording growth. There will be an increase in job seekers in Queensland too, as they shift from Melbourne and Sydney where the jobless rate is higher,” Wilson says.  “Investors will be more interested in Brisbane real estate because of its potential for high yields and prospects of high capital growth.”

Vacancy Rate Increases for inner Brisbane

As the Queensland sales market kicks into gear, pressure on the rental market has eased according to the Real Estate Institute of Queensland (REIQ).

The REIQ Residential Rental Survey, carried out in December across all REIQ accredited agencies, found the majority of the State recording higher vacancy rates compared to the previous three months.  REIQ chairman Rob Honeycombe said that it was usual for one market to thrive more than the other.

“Over the past few years, it has been the rental sector which has been the better-performing segment of the market,” he said.  “Now while the sales market returns to healthy levels of activity after a period of subdued volumes, the rental market is experiencing a slight easing of vacancy rates after a long period of tight rental conditions. The rental market is also cyclical with January and February being the peak periods for demand.  While rental markets within the mining regions are struggling with both supply and demand imbalances, the outlook for the rest of the Queensland rental market remains positive as business returns to normal now the Christmas holidays have passed.”  

According to the survey data, over one third of REIQ member agencies reported an increase in investor activity which subsequently added stock to the rental pool.  In addition to this, the end of the year is historically a period of lower tenant demand with many vacating over the Christmas and New Year periods, usually in a move to another area for either work or educational reasons.  Over recent weeks, however, there has been an increase in enquiry and demand from tenants as is usual for January.

In the Brisbane City local government area, the vacancy rate as at the end of December was 3.2 per cent, up from 2.3 per cent at the end of September. A vacancy rate of around 3 per cent however is deemed to represent healthy levels of supply and demand.

Across Brisbane the results are varied. Inner Brisbane - suburbs within 5km of the CBD - recorded the highest increase, up 1.7 percentage points to 4.1 per cent.

“Local agents have reported a slight oversupply of rental properties with a number of new developments coming onto the market,” Mr Honeycombe said.  “Also at the end of the year we generally experience lower tenant demand as residents vacate for work transfers or the end of the university year. From mid-January, demand increases again as tenants begin their search for their new property.”  

Brisbane off the plan apartment prices expected to soften in 2015/2016

In an article in Property Observer, BIS Shrapnel is forecasting further strengthening of the off the plan apartment market in Brisbane over 2014 and 2015 before a period of softening.

"Senior project manager and report author, Angie Zigomanis, said that the inner Brisbane apartments are increasingly attractive with yields in many of these projects around the 5% mark and above.

“However, with many expecting that the Brisbane market has now bottomed out and the risk of further price declines is dissipating, the impetus to enter the market has increased,” said Zigomanis.

Price growth up until the 2015/2016 peak is expected to be around 5% per annum.

Walter Taylor Bridge

An interesting article about the Walter Taylor Bridge at Indooroopilly, by a real estate agent, sent to me by a reader.
See here

Selling Your Apartment

When reading a recent story in The Times (from London) titled "How to avoid house-sale hell", about a lady who went through a series of real estate agents, and taking 18 months to sell her London house in a rising market, it reminded me of many stories I have heard about bad real estate agents in Brisbane.

Some common complaints about Brisbane agents:

• Not returning phone calls and emails.  (This always amazes me.  As as cash buyer, I often have trouble having agents return my emails when I am wanting to buy an apartment that they have listed for sale.)
• Pushing expensive advertising packages on the seller.
• Pushing auction sales on the seller.  For most properties, an auction is the less desirable way for the seller to sell a property, often leading to higher sales costs and a lower sales price.
• Using a "front man" who sells the agency's services, but who is never seen again.  Young inexperienced sales agents then do the open house and deal with the buyers and sellers.
• Having an agent give a misleading impression as to how long it will take to sell the property.
• Listing the property at too high a price.
• Conditioning the seller, with unreasonably low (and sometimes fake) initial offers.

Many sellers are often surprised at how few people come to inspect, and that those who do are often completely disinterested.

Queensland Coastal Apartments - Capital Losses

RP Data recently issued is "Coastal Housing Markets - December 2013" report.

"Across the Sunshine Coast, median house values are typically most expensive in the Noosa region and most affordable between Caloundra and Maroochydore. Sunshine Beach has the most expensive median house value ($894,733) and Currimundi the most affordable at $400,631.

Median house values across the Gold Coast and Tweed Coast tend to be most expensive at the northern end of the Gold Coast. Across the region, the most expensive houses are found in Surfers Paradise ($962,563) and the most affordable are in Labrador ($392,681)."

Medium value as at September 2013 for apartments:
Noosa Heads - $528,000
Maroochydore - $323,857
Mooloolaba - $358,380
Kings Beach - $367,888
Surfers Paradise - $337,767
Broadbeach - $401,824
Palm Cove - $336,795
Port Douglas - $251,312

Number of apartment sales:
Noosa Heads - 238
Maroochydore - 404
Mooloolaba - 234
Kings Beach - 124
Surfers Paradise - 1068
Broadbeach - 418
Palm Cove - 54
Port Douglas - 270

Change in value over past 5 years
Noosa Heads -  negative 23.3%
Maroochydore - negative 17%
Mooloolaba -  negative 5.2%
Kings Beach - negative 13.7%
Surfers Paradise - negative 15.4%
Broadbeach - negative 10.5%
Palm Cove - negative 21.5%
Port Douglas - negative 13.1%

Interstate Property Buyers

The AFR had a story on page 3 on Wednesday this week: "Interstate property buyers see value in northern exposure."  Some extracts:

• Investors from Sydney and Melbourne are flocking to Brisbane's apartment market seeking better value for money after being pushed out of increasingly expensive southern cities.
• Brisbane developer Silverstone Developments reports that 72% of off-the-plan sales in its Vertice project at Dutton Park were sold in interstate buyers.
• Other developers are all reporting surging interest from interstate buyers.
• Mirvac's chief executive for residential said there was an upswing in sales of quality Brisbane properties to interstate investors due to the low rental vacancy rates and increasing rental yields in prime locations across Brisbane, as well as the price differential between Brisbane and those in southern states.
• Since 2007, the gap in prices between Brisbane and Melbourne/Sydney has slowly opened up again.
• Further interest in Brisbane will be contingent upon how may jobs the south-east of the state creates.
• There is a lot more value for money in the Brisbane market, according to Metro Property Group.

MRD Partners Book

Investment advisory group MRD Partners from the Gold Coast. has a free book, Property Investing in the post-GFC World.  It is worth reading to see MRD's positive outlook.

Are Auctions A Good Way to Sell Property?

From a recent RP Data submission to the Queensland Government:

We conducted some analysis of auction sales in each of these two States for the period 1 October 2012 to 30 September 2013 in order to ascertain whether or not there were any material differences in terms of outcomes between the states. For each of the auction sales in the respective states during that period, we compared the sale price with RP Data’s estimate of the subject property’s market value at the sale date, derived from our automated valuation model (“AVM ”) and utilising only those AVM estimates we deemed reliable. The percentages in the table below demonstrate, by relevant price band, the extent to which the sales price exceeds our estimate of market value. For example, for all properties sold for less than $500,000 in Queensland during this period, only 14.9% of homes were sold for a price we consider to be higher than the estimated market value of the property at that time, with the remaining 85.1% of properties sold at or below our estimated market value.

Brisbane home prices increasing, but are still behind

Brisbane Apartment Sales Up

According to RP Data, Brisbane unit and apartment sales (that is, the number of sales) is up 16% than the same three month period a year ago.

(click on image to make bigger)

Based on RP Data’s estimates, there were 9,639 Brisbane house sales over the three months to October 2013 and 3,671 apartment sales.

How long does it take for property to double in value?

There is a common saying that Australian property double in value every seven years.  RP Data's recent Pain-Gain report suggests that they doubling takes longer.  And this does not take into account stamp duty and real estate agent's fees.

"Of those homes sold throughout the September 2013 quarter, those held for a short period of time have been much more susceptible to loss. Despite home values having risen over the past year, 17.6% of owners who purchased and sold in the same year, sold at a loss. The greatest proportion of loss making sales has occurred across those homes re-sold after three to five years (20.2%). If an owner wishes to double their initial outlay upon re-sale they generally need to hold the home for at least a decade. 56.2% of homes re-sold between 10 and 15 years after purchase sold for double the purchase price and 94.0% of resales after 15 years were for more than double the initial purchase price."

Brisbane Apartment Capital Growth Summary - December 2013

From RP Data:

Brisbane apartment prices (to 31 December 2013):

Month of December 2013 - up 0.4%

Quarter - up 2.4%
Year on Year - up 3.5%
Year to Date - up 3.5%
Median price based on settled sales of Brisbane apartments over the quarter - $383,000.

Mr Kusher from RP Data said that it is clear that as the market enters 2014 and as values rise across each capital city, the rate of growth will vary greatly. He said that the main challenges in 2014 are likely to be the impact of a forecasted higher unemployment rate, affordability constraints for the more price sensitive sectors of the market (particularly in Sydney, Melbourne and Perth) and whether any regulatory changes will be implemented by APRA and the RBA to cool the near-record high levels of investment activity.

RP Data December 2013 Report

Highlights over the three months to December 2013

• Best performing capital city: Sydney +4.1 per cent 
• Weakest performing capital city: Canberra, -1.3 per cent 
• Highest rental yields: Darwin houses with gross rental yield of 6.0 per cent and Darwin Units at 6.2 per cent 
• Lowest rental yields: Melbourne houses with gross rental yield of 3.4 per cent and Melbourne units at 4.2 per cent 
• Most expensive city: Sydney with a median dwelling price of $655,250 
• Most affordable city: Hobart with a median dwelling price of $330,000

Each capital city housing market recorded positive home value growth in 2013, however, the cities driving the capital growth have been Sydney (14.5%), Perth (9.9%) and Melbourne (8.5%). Brisbane was the only other city to record value growth in excess of 5 per cent (5.1%) with each of the remaining capital cities recording annual value growth of 3.5 per cent or less.

Brisbane – house values have increased by 5.3 per cent over 2013 compared to a 3.5 per cent increase in unit values. Value growth has only slightly outpaced rental growth however it has resulted in gross house yields falling from 4.7 per cent a year ago to 4.6 per cent currently and unit yields easing from 5.6 per cent to 5.5 per cent.

Pradella developments

Pradella has a number of apartment developments in Brisbane that are currently being marketed.  These include:

Riverside, West End
1 bedrooms from $400,000
2 bedrooms from $540,000
3 bedrooms from $929,000
These apartments will be located behind the Waters Edge complex.  Project website.

Skyview, Kelvin Grove
1 bedrooms from $335,000
2 bedrooms from $524,000
3 bedrooms from $789,000
Settlement expected late 2014.

Canvas, South Brisbane
1 bedrooms from $346,000
2 bedrooms from $575,000
Settlement expected mid 2014.

Urban Edge, Kelvin Grove -- development completed
1 bedrooms from $429,000
2 bedrooms from $539,000

Waters Edge, West End -- development completed
2 bedrooms from $600,000
3 bedrooms from $889,000

Parklands at Sherwood - development completed
from $395,000

Infinity Brisbane by Meriton

Meriton's Infinity tower in Brisbane is now at its full height -- 81 levels -- and is now the tallest tower in Brisbane.  The internal fit out in the upper levels is not complete.  Lower levels are being occupied.  Meriton is selling apartments up to level 64.

A two bedroom, two bathroom, 1 car apartment in the middle for the building will sell for around $665,000.  These apartments are being offered for rent at $690 a week.  No balcony.  Internal size is 86sqm to 90sqm, which is not large.  I suspect many of the buyers are not Australian residents.

The Glass Factory Apartments in West End - Sold Out

CBRE was marketing The Glass Factory at West End.  It is reported as being sold out.  The current website states:

"West End’s fastest selling boutique development is now 100% SOLD.  After an incredible response from the market, the limited opportunity to purchase an apartment within The Glass Factory has passed."

Here is a price list from August 2013:

Apple Store Comes to Brisbane City

As previously reported in this blog 20 months ago, an Apple Store is coming to the Brisbane City.  It will be in MacArthur Chambers, the site of Douglas MacArthur's headquarters, and most recently a Dymocks bookstore.

Recent Sales in Brisbane's Admiralty Precinct

Admiralty Towers One (35 Howard Street)

• Apt 93, 2 bedrooms, 2 bathrooms, 2 car parks - sold in September for $880,000
• Apt 58, 2 bedrooms, 2 bathrooms, 1 car park - sold in September for $900,000

Admiralty Towers Two (501 Queen Street)

• Apt 108, 3 bedrooms - sold in September for $938,000
• Apt 132, 2 bedrooms - sold in August for $760,000
• Apt 26, 2 bedrooms - sold in July for $662,000

Admiralty Quays (32 Macrossan Street)

• Apt 100, 2 bedroom 2 bathroom - sold in October for $800,000
• Apt 12, 1 bedroom - sold in August for $590,000

Skyline (30 Macrossan Street - not riverfront)

• Apt 125, 1 bedroom, 1 car - sold in December for $347,000
• Apt 13, 3 bedroom - sold in October for $1,131,000
• Apt 172 - 2 bedrooms - sold in July for $590,000

Riverplace (82 Boundary St)

• Apt 215, 1 bedroom - sold in December for $510,000
• Apt 140, 1 bedroom - sold in November for $435,000
• Apt 316, 2 bedrooms - sold in October for $750,000
• Apt 54, 2 bedrooms - sold in October for $647,000
• Apt 146, 1 bedroom - sold in September for $370,000

Pain and Gain

RP Data has issued its December 2013 Pain and Gain report, comparing sales prices with the actual purchase price for the same property.  A summary:

"Over the third quarter of 2013 RP Data recorded 69,949 residential property re-sales nationally; of these 11.1% recorded a gross loss from the original purchase price. The gross value of the losses associated with these loss making re-sales totalled $488.1 million. Conversely, 88.9% of all September quarter re-sales recorded a gross profit relative to their original purchase price. The gross profit from these re-sales equated to $12.6 billion.

 Lifestyle regions continue to show the largest proportion of loss making re-sales, particularly within the unit markets as opposed to detached housing markets. Queensland’s Far North has overtaken the Gold Coast to record the largest proportion of loss making re-sales, with 33.9% of all September quarter re-sales transacting at a price lower than what the home was purchased for."

El Dorado Redone

A few years ago, a South African developer tried to redevelop the El Dorado cinema site in Indooroopilly.  The developer, PCN, went bust.  Now, a new development is planned, not just for the El Dorado site, but for neighbouring sites as well.

The development that has been proposed consists of two towers, as well as a podium containing cinemas, a bowling alley and possibly an open air cinema.

The first tower is 16 storeys, with 78 residential apartments.  (These will be mostly two bedroom apartments.)

The second tower is 21 storeys, with 255 residential apartments and 70 short stay suites.  There will be 135 two bedroom apartments, with the remainder being 1 bedroom or studios.  The second tower also has a round Skybar on level 21!

There will be no three bedroom apartments.

See www.eldoradovillage.com.au

300 George Street

The site of the old Supreme Court and District Court buildings at 300 George Street have been sold by the State Government to a property developer.  Three towers are planned for the site, including an office tower, a residential tower and a hotel.  There will also be a shopping mall at ground level.  The residential tower will be 82 levels high, and consist of 428 apartments.  There are two recreation decks (level 4 and level 45) that will include pools, gyms etc.

The developers are a joint venture between Shayher Group and Bao Jia Development.

38 High Street

A new apartment development is currently being marketed off-the-plan in Toowong.  It is 38 High Street, overlooking the R.E. Hotel.  It even has a floor plan painted on the side of the sales suite.  the sign says that 2 bedroom apartments are available for under $500,000.  There are a number of sites in central Toowong earmarked for development.

Sunland's Abian ready for sale

Sunland has completed a very fancy display building for Abian, on site, on the corner of Alice Street and Albert Street.  See photo below.  There was an advertisement in the AFR magazine this weekend, inviting prospective purchasers to register.  I suspect that this building will be marketed as a high end building, at very high prices.  Sunland's apartment buildings on the Gold Coast are glitzy, and the apartments are large.  In my opinion, quality is average.  Q1 supposedly has a number of problems.  Sunland's honesty (or at least, that of a key executive/owner) has been questioned in a law suit in Melbourne -- see prior posts.  It will be interesting to see how successful Abian will be.

Brisbane Apartments

A Brisbane real estate agent who sells CBD apartments (Hannah Schuhmann) produced an interesting map that shows some of the larger apartment buildings in Brisbane city.  Those buildings were designed for residents and long term tenants.  However, most of these buildings are now mixed -- the onsite manager is running a short term rental pool, and is pretending to operate a hotel.  (Oaks is the predominate manager of the listed buildings on the map.)

It is interesting that this same real estate agent, who is selling an apartment in Metro 21 states, as a feature of Metro 21:

"No hotel-style accommodation within the building".

New hotel in Mary Street

Currently under construction, but almost complete, at 103 Mary Street is a new hotel, to be branded as a Four Points by Sheraton.  It is 33 storeys.  It is impacting the views of River City and 212 Margaret, both which are neighbouring apartment buildings.  It is also adjacent to the 111+222 site in Mary/Margaret Street.

103 Mary Street is the second building from the left.  212 Margaret is on the left.  Quest River Park Central can be seen second from the right.

Rent My Estate

For landlords who do not like real estate agents, a new service -- Rent My Estate -- allows landlords to list on real-estate.com.au.  It provides a good interface for landlords to create and manage online advertisements.

Where the rent is about $650 a week, an agent will typically charge more than $4,000 a year for property management services.  Most agents, in my opinion, do a poor job on the rental side.  So if you have the time and skills, and live near your rental property, you can save a substantial amount and get a better result using Rent My Estate.