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Queensland’s property tax hit means some investors might have to sell

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New property taxes in Queensland – two of which were introduced by the Labor government two days before the state election – have made some owners consider selling out, with one landlord’s land tax bill doubling.

The new taxes are seen as a hit to the private sector – a move which the Labor government can afford to make with of its support coming from the unionized public sector workforce.

But for Queenslanders like Rembert Meyer-Rochow, who spends most of his time working in Singapore, the new taxes could mean more property will come onto the market at a time when there are already concerns about an oversupply in Brisbane.

“The tax department in Queensland has told me that they have received many calls and letters of complaint from similarly affected citizens,” Mr. Meyer-Rochow said.

“They are aware of the concerns, but say that this is a matter for the state treasurer, Curtis Pitt and that they are simply tasked with collecting the revenue.”

Under the state’s absentee owner tax introduced earlier this year, Meyer-Rochow’s tax bill will go from $54,356 to well over $100,000.

“I now have to consider selling some of the property,” he said, “I believe the LNP has a far more-investor friendly philosophy. I am hoping LNP wins the election.

Other property investors are also looking at a tougher environment to work in.

The tax changes include an increase in the existing transfer duty surcharge on foreign buyers of property from 3 percent to 7 percent – the same rate as Victoria.

Major Queensland developer Consolidated Properties was incensed by the new tax.

“It is ludicrous of any level of government to further increase taxes payable by offshore buyers,” Consolidated Properties’ Don O’Rorke said, “We should be actively seeking appropriate offshore investment through positive messaging, not slam dunk, xenophobic taxing!”

Another new land tax category will be introduced covering an estimated 850 large property holdings worth above $10 million at a rate of 2.25 percent for individuals and 2.5 percent for trusts, companies or absentee landholders.

Labor’s new taxes have infuriated some of the big industry leaders including the Australian chief executive of major property firm JLL Stephen Conry.

“More arbitrary government interference on property taxes equals sovereign risk which is ill-advised and a serious concern for Australia’s reputation as an investment destination,” Mr. Conry said.

The Property Council of Australia’s Chris Mountford said the government “was playing a dangerous game by upping taxes on property investors”.

Even tax experts are wary of the changes. Steve Douglas, a fellow of the Taxation Institute of Australia and co-founder and managing director of Australasian Taxation Service said foreign activity was important to maintain a balanced supply in the market.

Originally Published: www.afr.com

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Opinion

Why Brisbane property is set for great capital growth

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Why Brisbane property is set for great capital growth

Over the last 10 years, Brisbane has suffered the GFC and floods. As a result, prices are now extremely affordable for a capital city. The Brisbane market has some of the best growth prospects nationwide, so let’s explore why this market is set to take the gold medal for capital growth.

Increasing population

Since the GFC, net migration levels have been very poor for Queensland. However, net interstate migration to Queensland has tripled over the last three years. Interstate migration to Queensland fell to a low of 5,753 in 2014, increasing to 11,581 in 2016 and 15,716 in 2017.

The majority of these people are moving from Brisbane, the Sunshine Coast and the Gold Coast. This increase in migration levels is due to housing affordability compared to other states, improving employment markets and the lifestyle factors that come with those two factors.

Infrastructure

There is a surge of major development and infrastructure projects currently underway in Brisbane, to the sum of $12 billion.

Examples of these major projects are:

  • Queens Wharf ($3 billion) – Comprising of 1,000 hotel rooms across five hotels, a residential precinct of 2,000 units, a 100-metre sky deck, 50 bars and restaurants and a pedestrian bridge connection to Southbank. This will completely reshape the Brisbane’s river CBD precinct.
  • Cross River Rail ($5.4 billion) – The project will deliver a 10.2-kilometre rail link from Dutton Park to Bowen Hills, with 5.9 kilometres of tunnel under the Brisbane River and CBD, connecting to both northern and southern rail networks in and out of the CBD.
  • Brisbane Quarter ($1 billion) – This project is a mixed-use precinct incorporating office, retail, hotel and residential uses.
  • Brisbane Live ($2 billion) – A new entertainment precinct located on top of the Roma Street rail interchange hub. Facilities include a $450 million, 17,000-seat arena along with multiplex cinemas, an amphitheatre and proposed commercial, residential and hotel towers.

Jobs growth

Last year was one of the strongest years for job growth in Brisbane’s history. In the last 12 months, Brisbane’s jobs growth has increased by 7.6 per cent. As a result, unemployment has fallen across the board to 5.5 per cent.

Recent jobs growth has been driven by Queensland’s service industries. While the resources sector has cut 22,000 jobs over the past two years, four other industries each created more jobs than were lost in the resource sector over that period: health, education, professional services and accommodation and food services (which is closely related to tourism).

Affordability

The median dwelling across Brisbane cost 6.3 times higher than the median household income. As a comparison, Sydneywas ranked the second worst most unaffordable market in the world. House prices are a whopping 13 times higher than the median household income.

These factors are significant for Brisbane’s capital growth prospects over the coming years. Well-located houses (not units) are expected to be some of the best preforming sub-markets in Australian real estate.

Where else but Queensland!

Source: www.smartpropertyinvestment.com.au

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Opinion

Brisbane’s Ferny Grove Village sells for $16.2 million

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Brisbane's Ferny Grove Village sells for $16.2 million Read more: http://www.afr.com/real-estate/brisbanes-ferny-grove-village-sells-for-162-million-20180422-h0z3wp#ixzz5E7ke1wiD Follow us: @FinancialReview on Twitter | financialreview on Facebook

The Ferny Grove Village shopping centre in Brisbane’s western suburbs has changed hands for $16.2 million. Supplied

Village shopping centre in Brisbane’s western suburbs has changed hands for $16.2 million.
WA-based syndicator Kerching Capital secured the 4408sq m neighbourhood shopping centre at 51 Mcginn Road, Ferny Grove through CBRE’s Michael Hedger and Joe Tynan.

It is anchored by a 2539sq m Coles supermarket and also has 19 specialty retailers.

Rich church

A local Catholic Church group has snapped up former laboratory property on a substantial site of just over 3 hectares in south Canberra for $3.81 million.

The property at 150 Narrabundah Lane, in the semi-rural suburb of Symonston, initially accommodated the Therapeutic Goods Administration, before being refurbished for its most recent use as an IT data facility.

The purpose-built 1271sq m building is 10 kilometres from the Canberra CBD.

CBRE’s Adrian Woolgar and Michael Heather managed the sale.

Private investor deals

Private investors traded a retail investment leased to a restaurant and a karaoke lounge at 301 Clayton Road in Clayton, Melbourne, for $1.385 million.

Investors fought it out before it sold at a net yield of 4.4 per cent.

Allard Shelton’s James Gregson, Michael Ryan and Martin Huang handled inquiries.

Private investors also traded a service centre and retail property leased to Caltex Woolworths 122-134 Boundary Road in Melbourne’s Braeside for $4.15 million.

Colliers International’s Raphael Favas and Daniel Wolman negotiated the sale of the 2795sq m property.

A local investor paid just over $3 million for a shop at 321 La Trobe Street in the Melbourne CBD at a yield of 4.28 per cent.

The 108sq m property is leased to Japanese restaurant Ikkoryu Fukuoka Ramen.

CBRE’s Max Ruttner, Alex Brierley and JJ Heng marketed the property.

Investor deals continue in WA

Private owners have exchanged a newly completed medical centre at 373 Warnbro Sound Avenue, Port Kennedy in WA for $2.9 million at a 6.22 per cent yield.

Vend Property’s Jeff Klopper sold the architecturally designed, one-storey building for a private owner.

Industrial strata sell-off

Spanos Family Investments has offloaded a 280sq m industrial strata unit at 8/23-31 Bowden Street, Alexandria in Sydney’s south for $1.765 million.

Spectre Management NSW bought the property through JLL’s Tom Reesby, Charlie McKenzie and Edward Washer.

Chester Hill unit

An owner-occupier Dalou Pty Ltd has purchased a 2080sq m industrial facility at Unit 1, 171 Orchard Road, Chester Hill in Sydney’s west for $2.35 million.

Danalir Computer Services sold the property with vacant possession.

The front unit in a complex of five offers a 4.5m to 7m internal warehouse clearance, two roller doors, dual drive-through access, rear hardstand and truck manoeuvreability.

Knight Frank’s Nick Trencevski and John Swanson acted on the deal.

Small but big deal

The property partly leased to the Biggie Smalls eatery at 86 Smith Street, Collingwood, in Melbourne has sold for $3.58 million on a yield of 3.51 per cent.

The refurbished, three-level 267sq m building also has basement levels and a first-floor office.

Fitzroys’ Chris Kombi and Terence Yeh sold it to a foreign investor.

Student accommodation up for grabs

A block of 14 student accommodation studios opposite Deakin University’s Burwood Campus has sold for $3.105 million at auction.

A foreign investor bought the 216 Burwood Highway property at a yield of 4.2 per cent in a first foray into Australia.

CBRE Melbourne’s Mark Wizel, Nathan Mufale, Dylan Kilner and Leon Ma executed an international marketing campaign.

Developer flip

A Chinese developer has purchased a permit-approved 1337sq m development site in Doncaster in Melbourne’s east for $3.775 million.

The auction of 26 and 28 Bordeaux Street attracted 120 inquiries. It can yield 10 large townhouses close to the Westfield Doncaster Shopping Centre.

It was flipped by another developer and marketed by Savills’ Benson Zhou, Julian Heatherich and Dorothy He.

Source: www.afr.com

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Opinion

Property tax hikes will hit economy hard

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Property tax hikes will hit economy hard

The state government’s planned property tax increases risk wiping the state off the global investment map, warns Chris Mountford,
executive director of Property Council Queensland.Kevin Farmer

THE state government’s planned property tax increases, due to come into effect on July 1, risk wiping the state off the global investment map.
As the government begins work on the State Budget, the Property Council is ramping up efforts to highlight the hidden effects of the tax hikes.

These tax hikes will increase the cost of doing business, damage Queensland’s economic competitiveness and impact on every Queenslander.

With Queensland preparing to leverage the Commonwealth Games to attract new investment opportunities, these tax increases couldn’t come at a worse time.

Election campaign costings, released in the days prior to the November 2017 state election, revealed the government’s intention to introduce new land tax thresholds for aggregated land holdings with an unimproved value above $10 million.

Individuals, companies and trusts who are within this new threshold will be subjected to a 25% increase in the rate of land tax from July 1.

The government has also committed to increasing the stamp duty surcharge on foreign buyers of residential property from 3% to 7%.

The end result of this decision will be higher business rents, higher costs for new homes and damage to Queensland’s reputation as an investment destination.

Businesses who lease premises from larger landlords can expect additional rental and occupancy costs.

New homebuyers can expect an additional $800-$1000 added to the cost of purchasing a new home.

We once were able to lure investment from interstate and overseas with attractive tax rates, but we now find ourselves uncompetitive with our southern neighbours.

The Property Council is calling for the government to abandon the tax increases and commit to review and modernise Queensland’s property tax framework.

Our current land tax thresholds haven’t been changed in a decade, leading to significant bracket creep as property values have increased dramatically.

We need a simpler, fairer and more attractive property tax system to unlock investment and create jobs.

An all-encompassing review of Queensland’s outdated thresholds and property tax rates needs to be undertaken to put Queensland back on the investment map.

Chris Mountford is executive director of Property Council Queensland.

Source: www.sunshinecoastdaily.com.au

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