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Cromwell sells Brisbane for slim value gain but plenty of yield

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Cromwell sells Brisbane for slim value gain but plenty of yield
 Cromwell Property Group has sold two buildings in Brisbane for a mere 1.5 percent capital gain after more than 4 years, but after enjoying more than 20 percent yield every year.

The Brisbane-based group purchased the 17-story Health and Forestry House buildings on Charlotte and Mary streets for $65 million in May 2013. It has just sold the properties to Sydney-based AsheMorgan for $66 million.

Cromwell Property Group chief executive Paul Weightman said the investment in the former government-owned and leased buildings was outstanding.

“We bought them with several years of income with a phenomenal return – for four years it yielded 22 percent,” Mr. Weightman said.

Cromwell cleared almost $14 million in rent from the buildings every year since buying. Now the government tenants have vacated and Cromwell has been able to sell at a relatively strong price as well as collect a $4 million payout from the state government to “make good” the premises.

“Now we have sold it with vacant possession for just over what we purchased it for – so we have effectively doubled our money. I would be happy to have that return any day of the week.”

JLL Sales and Investments Queensland’s Seb Turnbull and Luke Billiau negotiated the sale of the properties on behalf of Cromwell.

“The properties were acquired with vacant possession by AsheMorgan, which has plans to completely reposition the assets into a prime-grade office complex called the Midtown Centre,” Mr. Turnbull said.

A development application has been lodged to redevelop the existing podium levels and incorporate additional podium levels on levels three to six, to provide activated ground-level retail tenancies and additional office space with end-of-trip facilities.

The properties have a net lettable area of 26,650 square meters and a land area of about 3500 square meters.

Cromwell had looked at converting the buildings into an alternative use such as apartments or a hotel.

Originally Published: www.afr.com

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Brisbane apartment owners take massive hits as prices hit four-year low, values plunging

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Brisbane apartment owners take massive hits as prices hit four-year low, values plunging

If you needed a sign Brisbane has an apartment oversupply, a two-bedroom unit with city views in one of the most trendy suburbs has just gone for $50,000 less than it was bought for two years ago.

Top five reasons for apartment price plunge:

  • Oversupply
  • Crackdown on foreign lending
  • Banks requiring higher deposits from domestic buyers
  • APRA cap on interest-only loans
  • Tougher lending criteria for developers

Supplied: Property economist Peter Wargent – Wargent Advisory 2018

The Paddington unit, which sold for $440,000 after it was renovated, is just one of hundreds of units that have crashed in value since an apartment construction boom created an oversupply, with no end in sight.

It is not just small units affected, either. A big three-bedroom pad in South Brisbane is now on the market for $799,000, which is what it was sold for brand new 10 years ago.

A luxury three-bedroom unit at Toowong that would have snared up to $950,000 at sale two years ago has lost about $100,000 in value because of the soft market, according to its seller.

There are also plenty of investment units in middle-ring suburbs like Lutwyche, Mount Gravatt, Albion or Kelvin Grove.

Units in Kelvin Grove’s Urban Village that were valued at $450,000 two years ago are now going for $399,000.

Agents in those areas are “submitting all offers” and taking buyers’ low bids very seriously.

Unit prices down 4.5 per cent in 12 months

The latest Domain House and Apartment Price Report found Brisbane units prices were now at a four-year low, with a decline of 2.2 per cent over the December quarter to $385,955.

Domain data scientist Nicola Powell said that was a 4.5 per cent drop compared to last year.

“The surge of new apartments in Brisbane remains ahead of the demand,” Dr Powell said.

“Although this continues to impact unit prices, population increases and a slowdown of new developments and completions may work together to help balance the market.”

Outside view from ground of 14-year-old apartment block at Toowong in inner-city Brisbane.

Owners accepting ‘cheeky’ offers from buyers

Space Property agent Nicole Devine had to break the bad news to her Paddington vendors about their city-view unit.

“Sellers really have to be honest with themselves and take feedback,” she said.

“They can still can have a dream price, but have to be realistic and listen to market as well.”

National Property Research Company director Matthew Gross said buyers had done their sums in this oversupplied market, and they were being cheeky.

“I think buyers have always been cheeky but now they are allowed to be cheeky,” he said.

“They are going in and offering that 5 per cent to 10 per cent under the price, particularly for the established market, and they are getting results.

“It certainly is a buyer’s market, but not everyone has to sell.

“What you are doing is playing a numbers game. But at the end of the day if you like the property, make an offer.”

Rental income falling, less foreign investors

Property economist Peter Wargent said there were plenty of examples of falling rents, especially in the inner-city areas. There was also quite a bit of risk in the new or off-the-plan apartment sector.

“Lending to developers for new projects has been severely tightened,” Mr Wargent said.

“We are seeing almost no lending now to offshore buyers, except to New Zealanders.”

Mr Wargent said there were also higher deposit requirements for many investors to buy in inner-city at about 20 per cent to 30 per cent.

“The regulatory crackdown by APRA, which is now limiting the flow of new interest-only loans to investors in particular, is also discouraging investors, as is falling rents,” he said.

Mr Wargent said the Queensland Government’s move to hit foreign investors with a new property tax had also significantly impacted the market.

“It sent out a strong message that was not necessarily well received, so I’d say the Brisbane apartment market will remain pretty flat this year,” he said.

Lounge room and view of three-bedroom apartment at South Brisbane.

GFC and floods impact price: agent

Position Property’s Bradley Munro is confident his three-bedroom South Brisbane unit will sell to an owner-occupier couple who are downsizing.

Mr Munro blames the stagnant 10-year old price on the fact “we have had the GFC and the floods” during that time.

“Now we are going through a slightly different market in Brisbane so it is not surprising, given the last 10 years,” he said.

“Without those things it would be a different story.”

View from ground of units at Kelvin Grove in inner-city Brisbane.

Developer incentives, saving up to $50,000

Although the number of new inner-city projects coming online have slowed to a crawl, developer incentives were still on offer.

Mr Gross said first homeowner grants of $20,000 were being matched by some developers to help keep the prices for new apartments up.

One project at Enoggera is pitching its sales at ‘”re-construction prices — save up to $50,000″, but that is not unusual either.

Coronis Agent Gerard Hawes said the investor market dried up in 2017 due to the crackdown on foreign investors.

“For those people looking for decent market value, our foreign investors did tend to push the values up on that property,” Mr Hawes said.

“So we have seen a bit of kickback of around 10 per cent across the board.”

There are always exceptions in a downturn, particularly at the top end of the market.

Boutique blocks like the London Residences at West End are selling to cashed-up buyers who have sold up in the suburbs.

As a sweetener, the 26 owners also go into a draw for a luxury car worth more than $90,000.

Originally Published: abc.net.au

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Property sales strong as Mango Hill house listed for $1.1 million

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Property sales strong as Mango Hill house listed for $1.1 million

North Lakes is one of the top three outer Brisbane areas where property prices are appealing to more homebuyers, new figures reveal.

It was one of seven suburbs within the greater Brisbane region where more than 400 houses were sold in the past 12 months, according to new figures from CoreLogic.

Caboolture leads the pack with 492 houses sold, with Morayfield close behind with 452 sales.

North Lakes recorded 436 house sales during the period and all seven suburbs had median house ­prices of less than $490,000.

Amanda Pearce from Raine & Horne North Lakes said the area’s attractiveness for families was one of the main reasons people wanted to move here.

“When I’m talking to my clients and asking them why they are looking to move to North Lakes, there is usually more than one reason,” she said.

“They have heard that North Lakes is not just a community but a family and they want their kids to grow up where they can go to school with the same friends.

“More than 60 per cent of the North Lakes population are families with children.”

Ms Pearce said some of her clients were either moving from interstate to get away from city life, or because the suburb had everything they wanted nearby.

She said more than 680 houses, units and lots had been sold since January 1 last year.

“The change in the median house price in 2017 in North Lakes was at plus 3.28 per cent compared to the Moreton Bay region, which was plus 2.73 per cent,” Ms Pearce said.

Raine & Horne’s Adam Ingram said shopping and transport facilities also added to the attractiveness of the North Lakes area.

Matt Goodall from NVRE Agents at Narangba has a house at Mango Hill listed for sale for offers of more than $1.1 million.

He said as far as he knew nothing had previously sold for the magic million-dollar mark at Mango Hill.

“It is the first of its kind at the moment,” he said.

Mr Goodall said the two-storey house was a standout in the street, as it was on a slightly elevated block.

“It has a unique design and certainly won’t suit everyone that comes through,” he said.

Originally Published: moretoninvestor.com.au

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Queensland’s million dollar club booming as home values surge

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Queensland’s million dollar club booming as home values surge

Robert Evans outside his investment property in Hendra that is for sale.Source:News Limited

MORE Queensland homeowners are now millionaires, with new research revealing a near 50 per cent jump in the number of million dollar suburbs in the past decade.

By the end of 2017, the state had 38 suburbs with a median home value of $1 million or higher — 15 more than the year before, according to property research firm, CoreLogic.

While traditional blue-chip pockets such as Ascot, Hamilton and New Farm have stood the test of time — making the million dollar club every year since 2007 — it’s the new kids on the block that may come as a surprise.

The little known Queensland suburbs of Willawong, Mount Samson and Kalinga have all cracked the million-dollar value ceiling in the past year.

And for the first time, Wilston, West End, Paddington, Hendra, Highgate Hill, Ashgrove and Auchenflower have burst through the $1 million median home value barrier.

Median home values in Paddington are now more than $1 million, according to CoreLogic.

Median home values in Paddington are now more than $1 million, according to CoreLogic.Source:News Limited

Median home values in West End and Highgate Hill are now more than $1 million.

Median home values in West End and Highgate Hill are now more than $1 million.Source:News Limited

On the Gold Coast, Surfers Paradise has made the million dollar club nine out of the past 10 years, while Bundall is a newcomer.

Further north on the Sunshine Coast, Shelly Beach in Caloundra made the list for the first time ever in 2017, joining the usual suspects of Noosa Heads and Sunshine Beach.

 

Noosa on the Sunshine Coast has long been a member of the million dollar club.

Noosa on the Sunshine Coast has long been a member of the million dollar club.Source:Getty Images

In the state’s north, Castle Hill in Townsville is the only suburb to achieve million-dollar status, while in central Queensland, the holiday resort town of 1770 has made the list several times over the past decade.

Even the Logan suburb of Park Ridge joined the club briefly for a year in 2010.

The number of suburbs in Queensland with a median home value of $1 million or more grew by 48 per cent in the past ten years.

CoreLogic research analyst Cameron Kusher said he expected that growth to continue in 2018, although perhaps not at the same rate as in the past 12 months.

“What we’re seeing in southeast Queensland at the moment is migration is picking up,” Mr Kusher said.

“I think Queensland might see more million dollar suburbs over the next 12 to 24 months as that level of migration continues to picks up.

“But I wouldn’t be surprised if the jump (in values) is not as substantial in 2018 as it was in 2017.”

Mr Kusher said it would only be a matter of time before home values in more of Brisbane’s inner ring suburbs pushed through the $1 million barrier, as well as more suburbs on the Gold and Sunshine Coasts.

“That inner ring has been quite strong for houses over the past 12 months or so and clearly lack of supply in the detached housing market and strong demand is pushing up values, which is what you’d expect,” he said.

Robert Evans saw the potential in the north Brisbane suburb of Hendra a few years ago when he bought a block of land and built a four-bedroom, two-bathroom house at 18 Harding Street.

This house at 18 Harding Street, Hendra, is for sale. Picture: realestate.com.au.

This house at 18 Harding Street, Hendra, is for sale. Picture: realestate.com.au.Source:Supplied

This house at 18 Harding Street, Hendra, is for sale. Picture: realestate.com.au.

This house at 18 Harding Street, Hendra, is for sale. Picture: realestate.com.au.Source:Supplied

Mr Evans has used the architecturally designed home as an investment property and enjoyed healthy rental returns, but is taking it to auction later this month.

“There’s no other house like it in Hendra,” Mr Evans said.

Hendra is only 6km from Brisbane’s CBD and the median house value in the suburb is now$1.00784 million.

“It’s a good area, it’s quiet, close to the airport and offers good yields,” Mr Evans said.

“That’s why we built there.”

Marketing agent Leigh Kortlang of Ray White Ascot has been selling real estate in Hendra for nearly 15 years and has seen home values rise considerably in that time.

“When I moved to Hendra 18 years ago, people said ‘what are you doing crossing the train tracks’,” she said.

“People started moving in to the area because it was a bit cheaper than surrounding suburbs (like Ascot, Hamilton and Clayfield), but now it’s on everyone’s shopping list because they actually want to live in Hendra.”

Ms Kortlang said the suburb was considered “a bit more laid-back”, with quiet, wide streets lined with Poinsiana trees and bigger blocks of land.

Between 2012 and 2017 — when the Sydney and Melbourne housing markets entered an upswing — the number of $1 million suburbs nationally increased by a whopping 243 per cent.

And by the end of last year, almost 1000 suburbs across the country hit the million dollar median value mark.

But Mr Kusher said he did not expect the surge in home values in Sydney and Melbourne to continue this year.

“With the national housing market slowing over the final quarter of 2017, we may actually see fewer suburbs with a million dollar price tag at the end of 2018,” Mr Kusher said.

“In fact, the current data points to the fact that the housing slowdown, particularly in Sydney and Melbourne, is being led by the higher value end of the market.

“As a result, this may lead to a number of $1 million suburbs slipping out of the list in the two largest housing markets over the coming year.”

QUEENSLAND’S NEW MILLION DOLLAR CLUB

Suburb House/unit Median value

Ascot House $1,639,995

Ashgrove House $1,009,882

Auchenflower House $1,106,010

Broadbeach Waters House $1,134,991

Brookfield House $1,022,382

Bulimba House $1,199,385

Bundall House $1,070,066

Burbank House $1,113,467

Castaways Beach House $1,057,405

Castaways Beach Unit $1,241,197

Chandler House $1,336,866

Chelmer House $1,183,319

Clayfield House $1,140,050

Clear Island Waters House $1,151,038

Fig Tree Pocket House $1,028,710

Fortitude Valley House $1,018,262

Hamilton House $1,417,327

Hawthorne House $1,196,229

Hendra House $1,007,840

Highgate Hill House $1,062,097

Kalinga House $1,133,852

Main Beach House $1,674,362

Mermaid Beach House $1,399,733

Minyama House $1,057,460

Mount Samson House $1,038,904

New Farm House $1,407,876

Noosa Heads House $1,004,007

Paddington House $1,077,237

Pullenvale House $1,088,506

Shelly Beach House $1,002,906

St Lucia House $1,197,301

Sunshine Beach House $1,363,637

Surfers Paradise House $1,332,778

Teneriffe House $1,589,892

Tennyson Unit $1,104,751

West End House $1,002,369

Willawong House $1,224,624

Wilston House $1,064,768

(Source: CoreLogic, data current to end of 2017)

Originally published: news.com.au

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