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【亚太服务】“不忘初心,方得始终”——集团资深客户经理Fiona谈如何顺利成交你的投资房!

导读

作为一家跨越澳中两国的房产投资服务平台,亚太集团一直以来都致力于为客户提供全方位的澳洲房地产投资服务。买过期房的人都知道,在整个投资过程中,签订合同并且支付10%的首付款,只是“万里长征”中的第一步。投资者一直要到项目交付,拿到钥匙,才能成为一个名副其实的房东。

而交房过程作为整个期房投资中至关重要的一步,是许多初次投资者非常容易出现差错及风险的环节,也是投资者最需要帮助的环节,如果处理不当,则有可能面对严重的财务损失。为了将交房过程尽可能地顺利进行,亚太集团近年来投入了大量的人力物力,尽全力帮助澳中两国的客户完成这一关键的步骤。在整个过程中,集团总部和分公司的客户服务部门居功至伟,功不可没。

那么期房投资的交房过程,到底是一种怎样的体验?投资者有哪些必要的工作需要提前准备?亚太集团又会在这个过程中帮助我们的客户做些什么?今天,我们就这个问题,采访了亚太集团总部客户服务部的资深经理Fiona Lau,请她来为我们讲述澳洲房产“交房的那些事儿”。

嘉宾介绍

Fiona Lau,亚太集团总部客户服务部经理,加入公司至今已经近七年的时间。Fiona拥有丰富的房地产行业经验,尤其在新房的交房流程,贷款申请手续,及客户服务领域有多年的一线经验。作为亚太集团总部客户服务部门的负责人,Fiona带领着她的团队,协调着亚太集团所有分公司的项目交房工作,尽全力保障所有客人交房过程的有序开展。

Q

你好Fiona。对于很多投资人来说,随着自己购买的房产交房日期的临近,投资者多少都会感到有一丝紧张,因为他们对于澳洲的房产的交房过程不太熟悉。你能简单地为投资者们描述一下这个过程吗?

Fiona:好的。期房和现房的交房过程,在澳洲的确有非常大的不同。以期房来说,通常当开发商在项目完工,从政府那里取得Title Registration(土地注册)和Occupancy Certificate(入住证)两张证书后,他们就会通知买家准备交房,而通常此时距离正式交房就只有14天的时间了。

 

Q

14天的时间,好像对于买家来说是太赶了吧?

Fiona:是的。如果客人等到开发商通知,再去做交房的准备,那你一定是无法按时交房的。为了避免这种情况的出现,亚太集团始终会在项目的建设过程中与我们的客户保持密切的沟通。当时间进入项目交房前六个月时,这种沟通的程度和频繁度会上升。

尤其在目前,澳洲的银行普遍对于房产投资的贷款申请要求明显上升了,不少人的贷款能力可能相较两三年前会有变化。因此,这对我们目前的工作提出了更高的要求,要保证按时交房,投资者显然更需要像我们这样的团队在背后给予支持。

(工作中的Fiona,她和她的部门经常是最后一个离开办公室的)

Q

如果我是亚太集团的客户,那么在交房过程中,你的团队会为我提供怎样的服务呢?

Fiona:首先,亚太集团的各个分公司都有自己的客户服务部门,这些同事每天都在我们客户的交房事宜忙碌着。如果您是我们的客户,那么与您投资的房产交房相关问题的咨询,可以随时打电话给您的分公司。我和我的部门作为总部的客户服务部,负责协调和处理所有分公司的交房事物。

一般而言,我们会在项目交房前的六个月和买家联系,通知你应该去找贷款经理了解你的贷款事宜了。如果你没有这方面的资源,我们会为客户推荐经验丰富的贷款经理。

由于澳洲的建房时间受到天气和政府审批等因素的影响,因此每个项目具体的交房时间或许会有一些微调。集团总部的项目部门会提供相应的工程进度报告,让客户随时了解自己投资项目的具体进展。

(Fiona和总部的客户服务团队在一起开会商讨工作细节)

Q

有不少房产投资者,投资地往往并非他们自己居住的城市。对于中国的买家来说,这套房产更是远在千里之外。这就让不少投资人多了一个交房时的担忧:不在当地的我能否顺利处理交房事宜呢?

Fiona:澳洲的期房房产交易有着非常详尽的法律法规,其过程也有许多专业人士可以为投资者提供服务。亚太集团作为全澳为数不多的在五大首府城市都有分公司的房产服务平台,为不在当地居住的投资者提供交房服务就是我们的优势之一。

除了申请贷款,在交房前,我们协助客户做的另一件事就是指定物业管理公司。由于我们的大部分客户都是投资者,因此找到一家专业的物业管理公司,将会给房产的出租事宜带来极大的便利。亚太集团在各大首府城市也都成立了自己的物业管理团队,越来越多的客户将他们的房产交给我们管理,最大程度减少了投资者对于交房过程的担忧。

 

Q

到临近交房前的一两周,要做的事情又有哪一些呢?

Fiona:到了这个时候,客户应该已经落实了贷款申请的事宜。此时,我们会联系客户的代理律师,计算好交房所需要的余款,并通知客户将余款打入相应的账号。由于此前客户只交付了10%的首付款,此时根据你的贷款比例,投资人应该要准备相应的余款和印花税,以便在交房当天顺利交割房屋。

一旦交房顺利进行,我们会马上通知相应的物业管理公司,告诉他们客户已经交房,可以开始寻找租客或者安排租客入住。

 

Q

到了这一步,你们的工作应该就差不都到此为止了吧?

Fiona:还没有。在交房后,我们依然会跟进这个项目的租赁情况,并向客户定期提供相应的报告。

(打造优秀的客户服务团队是亚太集团一站式房产投资服务的重要环节)

亚太集团交房流程图:

Q

我们知道,最近一年多以来,澳洲的金融机构对于海外投资者的贷款申请政策有了巨大的变化,许多人担心有很多中国买家会因为贷不到款而无法交房。从你的经验来说,情况是怎样的?

Fiona:首先,澳洲金融机构对于贷款的收紧并不只是针对海外投资者,本地人的贷款难度同样上升了。目前海外买家的贷款比例在60%左右,虽然有所下降,但还是有贷款的途径。

也正是因为这种情况的变化,今年以来我们的工作重心之一,就是帮助我们的海外投资者,找到相对合适的贷款渠道,帮助他们顺利交房。对于我们来说,这意味着许多额外的工作,我们要协助客户收集相应的贷款申请材料,帮助他们审核材料,还要帮他们寻找匹配的贷款机构。而对于客户来说,这些都是无偿从亚太集团得到的服务。

 

Q

也就是说,大部分亚太集团的投资者,依然可以顺利地拿到贷款,顺利交房吗?

Fiona:绝大部分。今年以来,整个亚太集团已经帮助我们的客人成交了800多套房产,到今年年底,我们还有接近2000套房子要成交。到目前为止,超过95%的亚太集团的客人,都顺利成交了自己的房产,成为了一名澳洲房产的投资者。

为此,公司投入了大量的人力物力,我们的客户服务部门的同事人数也在快速壮大中。我们也要感谢那些对于自己当初投资决定负责,选择继续坚持长线投资澳洲房产的优质客户!

(Fiona和她的同事们在一起,她们和所有分公司客户服务部的同仁们,是亚太的客户顺利交房的幕后英雄!)

Q

那么对于极个别没有成交房产情况的发生,你觉得主要的原因有哪些?

Fiona:我想首先还是提醒所有已经签了合同,付了首付的投资者们,买房是一个受法律监管的合同行为,买家是有责任去履行自己的合同义务的,准时交房也是买家在购房行为中的义务之一。

根据我的经验来看,有一小部分没有成交房产的客户,是由于买房和交房相隔了一定时间,这些投资者忘记了自己当初买房的初衷和理由,轻易改变了自己的想法,而主动地选择不去成交,这些都是非常可惜的。因为这些项目的品质,和未来能够产生的增值潜力都没有任何变化,所以我们鼓励客户不要轻易放弃。

要知道,通过房产投资实现财务自由本身就是一个长期的策略,一个成功的投资者一定是那些意志坚定,迎难而上的长线持有者。

Fiona给期房投资者的交房贴士

☑ 及时申请贷款。一般在交房前四个月左右开始提交申请,不需要过早申请,以免贷款过期。

☑ 留足一定的备用金,以便支付在交房时候产生的印花税,律师费等相关费用。

☑ 联系方式发生更改时,及时通知亚太集团的客户服务部门,以便得到最新的交房信息。

☑ 不忘初心,方得始终。交房过程中虽然可能遇到一些挑战和不确定性,但请记得这是每个成功房产投资者的必经之路。

如果您只有65万预算,又想拥有一个近城的联排别墅,能有好的投资选择吗?

如果你是一个房产投资者,手中握有65万的投资预算,打算在悉尼购买一套新房进行投资,那么你是否清楚你的选择区域大概在哪里?根据最新的房市统计数据,在2017年的第一季度,悉尼地区的独立屋中位价为109万澳元,而公寓的中位价为72.8万澳元。

因此,当你的投资预算在65万左右时,你将会去到类似以下的一些区域:
Quakers Hill,地处悉尼西北区,距离悉尼CBD行车距离大约40公里,目前的公寓中位价在63万澳元左右,区域内有现成的火车站,但并无大型基础设施建设。

Toongabbie,距离悉尼CBD距离大约38公里,区内有现成火车站,65万在这里可以买到一个三房的新公寓。总而言之,类似价位的投资选择,在悉尼基本都在距离市中心35公里以外的区域。

如果你觉得未来几年公寓市场的供给较多,考虑购买一套带地的联排别墅进行投资,那么65万的预算,在悉尼又会把你带到哪里?

通过上网查询可以发现,这个价位的联排别墅,基本位于悉尼的西区或者西北,西南新区,这些区域的增长潜力都不错,但唯一可惜的,是距离上的硬伤。

如果你觉得那些都离市中心太远,想买近城一些成熟区的项目又会怎样?没问题,让我们来看看离悉尼市中心距离在10-15公里左右的区域里,它们的联排别墅是什么价位。

悉尼内西区Burwood,著名的华人重镇,独立屋中位价200万,公寓中位价82万,火车,商场,学校一应俱全。不过对不起,要在这里购置一套全新的联排别墅,你的预算需要再提高100万。

悉尼上北区的优质区域典范Lindfield,距离CBD15公里,独立屋中位价250万,公寓中位价94万。
Lindfield居住环境一流,拥有极高的森林覆盖率及优质的教育资源,不过,要在这个区域买一套全新的联排别墅,你的预算得提高150万澳元。

看完是不是觉得很绝望?是的,悉尼的房价可负担性问题绝不是说说而已,过去四年,这里的房价平均涨了75%,绝大部分普通工薪一族已经越来越难赶上悉尼房价的快速列车,也难怪州政府要大力出台各种政策扶持首次置业者,因为,悉尼的房价真的很贵了!

“那么,回到我们最初的问题:如果你手中只有65万左右的预算,还想买一个离市中心不那么远的联排别墅,你是否还有好的投资选择?”

答案是肯定的。

与悉尼遥相呼应的墨尔本,是澳洲近几年来人口增长速度最快的城市,预计20年之内,这里的人口将超过悉尼,成为整个澳洲的第一大城市。墨尔本的房价相比悉尼依然具有较好的可负担性,对于投资者来说,“you make the money when you buy”,如果能以一个较低的价格买入房产,那对于一个房产投资的回报率来说,无疑是最佳的选择。

ORION 是由澳洲最知名的上市开发企业Stockland全新打造的联排别墅小区。项目位于Braybrook,地处墨尔本CBD以西约10公里。目前,整个墨尔本西部地区正在经历一个快速的变化期,由于距离CBD相对较近的距离和比较低的房价,这里正在吸引越来越多自住及投资买家的关注。

Braybrook区内共有8个公园及其它休闲公共区域,包括Braybrook Park,Cranwell Reserve,Skinny Reserve等。距离项目4公里之外的Highpoint 购物中心内,包含Myer,David Jones,Event电影院等各类购物娱乐设施,该商场在最近还刚刚经过了3亿澳元的升级,正以全新的状态欢迎购物者的到来。此外,项目4公里范围内还有包括Central West Plaza,Braybrook Shopping Center,Sunshine Plaza等在内的多个购物中心。

目前,Braybrook区域内居住着大约10000人口,预计从现在到2031年,该区域内每年的人口增加速度约为2.4%,强劲的人口增长,无疑将给整个区域内的房产增值带来有利的消息。而Braybrook所在的Maribyrong市,更是将在未来20年增加约80%的人口,从目前的86000人,猛增至156,000人!

去年,Braybrook区域的独立屋中位价上涨了13%,而过去十年的年均增长率大约在11%左右。目前,该区域的63%的房屋为独立屋,公寓和联排别墅分别占20%和16%,租金回报率在4.1%,而空置率则保持在1.3%的低位。随着独立屋房价的快速上涨,越来越多的人,将会选择联排别墅作为该区域内投资或者自住的选择。

ORION项目总共由422套联排别墅构成的综合小区。项目距离临近的Tottenham火车站大约1.5公里,乘坐火车到达市中心的时间为15分钟左右。项目目前一期正式对外发售,项目包含三房及四房的联排别墅,土地面积92-294平米,室内面积144-221平米,第一期预计将于2019年初竣工。

与传统联排别墅不同,ORION项目属于Freehold Title,业主将不用支付strata费用。作为澳洲最负盛名的开发商之一,Stockland将一如既往地保障项目的品质和做工,客厅2.7米的层高,分体式空调,配以全套欧式的厨卫设备,以及现代化的景观设计,将为业主和租客提供最佳的生活体验。

7 月1日之前,投资者还可享受到墨尔本印花税优惠的最后福利,总共可以节省大约5%的印花税幅度。想要了解ORION项目的更多细节,欢迎及时咨询IRONFISH的各大办公室及您的投资顾问。

亚太骑士翻山越野,挑战极限!亚太集团慷慨资助Operation Flinders $25,000!

Operation Flinders举办的Epic Impact自行车挑战赛激发了亚太员工参与慈善活动的热情,总共筹集到25,000澳元的善款用以帮助澳大利亚的青少年健康成长。

亚太员工热衷参与慈善活动

这是一次品质和意念的大考验,两名来自亚太集团阿德莱德团队的地产投资专家Julian Stevens和Michael Lawton每天骑行135公里,完成了从阿德莱德港到北弗林德斯山脉678公里的五天征程,帮助慈善基金会Operation Flinders募集善款25,000澳元,而且还支持了该组织带领青少年完成了一趟为期8天的深入北弗林德斯山脉之旅。

亚太集团阿德莱德分公司总经理Damon Nagel表示:“我们非常骄傲Julian和Mike通过他们的努力完成了Epic 自行车挑战赛,帮助Operation Flinders募集善款。同时,我们很高兴能帮助这样一个非盈利组织,为澳大利亚的年轻人带来积极的影响。亚太集团的使命是帮助人们享受更好的生活和拥有更安全的未来,这与Operation Flinders帮助人们取得成功,实现人生目标的使命是一致的,我们有共同的核心价值观。”

骑行五天只为募集更多善款

本次挑战赛从2017年5月8日开始一直持续到5月14日,参赛者从位于阿德莱德港的Operation Flinders基金会总部出发,一路行径至北弗林德斯山脉的Yankaninna站慈善大本营。

这个挑战赛培养了所有参赛者之间的友爱精神,特别是在第四天,穿越丘陵向Blinman进发的时候,其中一个参赛者在得到大家的帮助后顺利上坡并最终成功翻越山顶。与此同时,参赛者也有机会看到许多青少年在他们的帮助下参加了为期八天的Operation Flinders计划。其它的亮点还包括第二天澳大利亚板球手Wayne ‘Flipper’ Philips的参与。

另外,Stevens还说道: “和专业人士一起参与这项活动真是一次奇妙的人生体验,在这一过程中,我们可以欣赏许多平时看不到的景色,可以与袋鼠、鸸鹋或者其它动物同行,所有参赛者都可以获得一种巨大的成就感,如果你没有参与其中,是无法体会到这其中感受的,这真是令人难忘。”

最后,Epic Impact自行车挑战赛的参赛选手一共为Operation Flinders筹集到超过110,000澳元的善款。

亚太员工热衷参与慈善活动

这次骑行活动可以说是亚太集团社会责任项目的一部分,除了企业级别的赞助活动外,亚太集团的工作人员还热衷于参与许多其它的筹款活动,比如:智力竞赛之夜 、缄默拍卖以及与体育明星共进早餐等。

除了赞助Operation Flinders之外,亚太集团还是冲浪救生基金会和Sir Roden & Lady Cutler 基金会的赞助商。

空中校园,让教育更与时俱进,让环境和区域更有居住吸引力!

在Docklands新建的空中学校将会吸引更多年轻家庭在这里居住生活,同时也促进当地房产市场的兴盛和经济发展。

政府将会在Docklands建立一所新的小学,对投资者来说是一个可喜的消息,这将进一步扩大了该区域对年轻家庭的吸引力。

亚太集团公寓部门经理William  Mitchell表示:“当地居民多年来一直为了在Docklands和内西区建立一所优质的公立学校而展开竞选活动,因此建立新学校的新闻受到了公众的热烈欢迎。政府对建立一所高质量的现代化学校的投入将吸引更多家庭长期居住在这里,这将会推动当地的资本增长和降低空置率。”

Docklands小学吸引更多家庭

搬来墨尔本海滨区域

维多利亚州政府宣布将在Docklands新建一所可以容纳475名学生的小学。这所现代化的空中学校将会使这里更适宜居住,并且吸引更多家庭搬来这个墨尔本的海滨区域。

新学校位于259 Footscracy大道,Docklands和墨尔本西区的当地人可以步行到新学校。Docklands的学龄儿童人数将会在2036年增加四倍,达到1537人,由此可见,新学校的建成对当地人来说是十分必要的。

这所学校适合年龄层从学前班到小学6年级的学生,采用通用的设计形式可以满足学生的所有需要。学校的总体规划将在2017年中完成,校园设计将在2017年底到2018年初这段期间进行。

北部大都会会员 Jenny Mikakos表示:“Docklands小学将会是一个令人期待的学校,它为当地家庭提供一流的教育设施,并将推动已经是繁荣的内城社区成为更具现代化和吸引力的城区。

在Docklands新建的小学一定程度上体现出了维多利亚州政府对Docklands学校建筑规定的要求。教育部和维多利亚州学校建筑管理局正在积极争取当地社区的参与,以实现以下目标:

– 学校的设计应该把学生和学习放在首位

– 确保学校支持多样化保证学生的利益

– 使用最先进的技术让学校可持续发展

– 促使墨尔本的内城区和Docklands的社区共同参与和交流

– 确保学校可以为更广泛的Docklands的临近区域提供教育服务

Cox建筑风格—–空中学校

Cox建筑被誉为Docklands学校的一个创新设计,它的设计灵感来源于其所处的地理位置——-在多楼层中创建一所 “空中学校” 。这种方法将会最大限度地提高教育空间和户外空间。该学校的地理位置拥有良好的行人、自行车和公共交通的出入通道,并有望提高学校和社区的融合。

随着今年年初墨尔本的第一所空中学校的开放,这种类型的设计会继续朝着创新的内城学校的方向发展。高档私立学校Haileybury学院于2017年1月利用西墨尔本的一栋10层的办公大楼开设了其CBD校区。这里可以容纳800名学生从ELC (早期学习中心/幼儿园) 到12年级。学校占地面积13000平方米,拥有城市360度景观。为了解决在高层环境下对室外空间的需求,校园设计提供1500平米的户外活动空间,让孩子们可以在三个露台中穿梭。

更多空中学校计划在Prahran和Richmond区域建立,在南墨尔本,一所获奖的空中学校设计已经在建设中了。南墨尔本小学The Ferrars Street 将会是维多利亚州第一所空中政府学校,可以容纳超过500名学生。在去年的柏林世界建筑奖颁奖典礼上,该学校的设计获得了年度最佳未来项目奖。

 维州将建立更多的空中学校

项目部长Jacinta Allan总结说:“这所新学校对当地家庭来说是一个好消息,也是促使不断发展的Docklands成为一个充满活力的社区的重要因素。”

政府证实,维多利亚州目前有42所新学校在建筑筹划中,其中包括今年新开设的10所新学校。

视频来源:www.schoolbuildings.vic.gov.au

Docklands小学作为一所现代化的空中学校,不但为当地人提供一流的教育设施,而且还有助于该区域的经济发展。之后,维多利亚州也会建立更多的新学校以满足众多家庭的教育需求,同时也吸引更多年轻人搬来维州生活,促进其房产市场发展和地区繁荣。

成功实施亚太的房产投资组合系统,关键在于了解每座城市,每个州的市场基要和增长动力。出于这个原因我们将帮助您从投资者的角度对每个城市和每个州的市场有一个更加深入和全面的了解。亚太平台将会长期稳定的为房产投资者提供需要了解的相关和重要市场信息,并着重关注人口,基础设施,就业,交通,生活方式以及房产市场长期的历史表现。

您知道Ipswich创下了昆士兰州房价最高增幅吗? 惊讶吧? 给您说说。

Ipswich凭借其舒适的生活环境,和巨大的房产升值潜力,吸引着越来越多的人前来投资买房,接下来就详细分析一下该地区的房产投资情况。
 第一季度的房价报告
哪些城市别墅和公寓价格增长显著?· 1981年花10万澳元的别墅,现在价值超过200万澳元。

· 昆士兰人购买一栋别墅将花费100万澳元以上。

·  值得购买:布里斯班外最华丽的昆士兰建筑

Ipswich的房价飞涨,其增长幅度超过了昆士兰的其它地区,包括布里斯班,黄金海岸和阳光海岸。Domain的地区房价报告显示,在第一季度里,相比昆士兰州其它城市大部分房价下跌的情况,Ipswich的房价却上涨了6.3%。

在昆士兰州的14个地区里,只有四个城市在第一季度的房价上涨:凯恩斯(0.7%),黄金海岸(1.1%), Redlands(1.0%),阳光海岸(2.7%)。布里斯班的房价下降了3.2%,中位数达到635,925澳元。

在过去12个月里,Ipswich的房价也经历了昆士兰州最强劲的增长,涨幅高达11%。其它地区里,唯一与Ipswich的结果相近的是黄金海岸(12个月内增长了8.2%)和阳光海岸(12月内增长了7.5%)。布里斯班的房价在这段时间里增长了3.1%。

2011年遭受的洪灾对当地的房价产生了消极的影响,首次购房者和投资者把握住了这个投资良机,Ipswich当地的房产中介去年指出,房产市场的恢复正在推动Ipswich的经济复苏。

年轻夫妇为何选择定居在Ipswich
年轻夫妇Ashley和Priscilla Payne在今年早些时候出售了他们在布里斯班的Stafford Heights的房子之后,他们意识到Ipswich房子潜在的价值。Payne先生表示他们想拥有一个永远的家并且无法支付布里斯班的高房价。Ashley 和Priscilla Payne从布里斯班的Stafford Heights搬到了Booval一个让人喜爱的别墅里,只支付了大约30万澳元。

他说:“五年前,我们买下Stafford Heights的房子,我们获得了不错的增值,但是现在别的房价也已经上涨了。

“我的妻子在Wavell Heights长大,很难说服她离开那里。我们也与当地居民了解更多有关Ipswich的生活环境,所以我们意识到Ipswich的特色。”“我们也考虑过Logan和Redlands, 但是Ipswich凭借独具特色的房子使其更加具有吸引力,更重要的是,现在和未来都有非常大的潜力。”

这对夫妇定居在Booval French Street上一栋舒适的昆士兰建筑风格的房子里。这栋房子价值30万澳元,他们在心里萌生了“大计划”要好好装修自己的家。

Ipswich舒适的生活环境
First National Karalee Prestige的Gillian Dargusch表示,来自布里斯班的买家正在转向投资Ipswich,他们经常寻找首府城市以外的具有建筑特色的房产。Dargusch 表示“布里斯班人正在寻找更好的价值,他们可以在这里获得投资价值。”

Ray White Bundamba的Luke Buckel表示不仅是房价的原因使布里斯班的买家转移到Ipswich。

他说:”人们不会因为消极的认知而搬到这里来,但是那些新住户会发现这里非常便利,距离机场40分钟的路程,有完善的设施,有舒适的住房和优秀的学校。”

“你可以在这里找到价值56.9万澳元的华丽老房子,像Ipswich的8 Thorn Street,如果把它搬到更靠近Paddington的地方,你就会支付大约150万澳币。这一点是不容忽视的。”

Ipswich的生活环境舒适,交通便利,将来升值潜力巨大,绝对是昆士兰州房产投资的不二选择。亚太集团时刻关注着昆士兰州的房产走向,特别是昆士兰州的房价变化,随时准备为您提供最权威最专业的房产投资建议,如果您有兴趣想要了解更多讯息,欢迎关注亚太集团的微信或者直接致电投资顾问。

房产新政动了谁的奶酪? —— 全面解读维州房产变化及影响

2017年的房地产市场可谓新闻不断,新政频出。不论作为一个投资者或者是一个自住买家,如果不及时更新自己的“房产知识库”,了解最新的市场动向,那可能付出的代价将是极其严重的。

而如果要给今年以来澳洲各地房产新政的受关注程度做一个排名的话,那三月份由维多利亚州政府出台的“首次置业津贴及印花税政策修改”无疑是诸多变化中的“重磅炸弹”。目前,维多利亚州税务局的网站上,也将这一变化专门做了一个专栏,放在了网站首页的显要位置。 

(维州税务局网站首页显要位置公布了此次房产新政) 

那么这次维州房产新政的变化内容主要有哪些?哪些人群的买房大计将会因此受到影响?它的推出和执行究竟对于墨尔本和维州的房产市场会产生哪些深远的影响?今天我们就来全面解析一下这次备受瞩目的维州新政!

一 发生了什么?

此次维多利亚州发布的房产新政,执行的时间绝大部分在2017年7月1日(空置税拟于2018年1月1日起施行)。在具体分析新政内容之前,我们可以把此次的政策改变总结为以下四个方面:

1.    首次置业者的印花税政策变化

2.    首次置业补贴的变化

3.    房产空置税的推出

4.    期房Off-the-plan印花税减免政策的变化

要说我们澳洲的税务局办事态度就是严谨,在网站上,它明确表明了这些列举出的新政策在执行之前,还需要通过维州议会的批准,一些具体细节很有可能要等今年六月立法通过后才会公布,因此目前只是一个大的方向和概要。不过,你也应该懂的,这基本只是走个流程,如果你还期待六月立法通过这些政策会有什么神转折,那就是too young too simple了。

接下来,我们来逐一分析此次新政的具体内容,以及它和目前的旧政的区别。

1.    首次置业者的印花税政策

新政:在维多利亚州购买房产总价不超过60万澳元的首次置业者,将免交印花税,购买60-75万的房产,享受印花税减免。

旧政:在维多利亚州购买房产总价不超过60万澳元的首次置业者,享受50%印花税减免。

受益人群:首次置业者

受益房源:新房,二手房

政策解读:首置印花税改革的最大特点是完全免除了60万及以下的房产的印花税,并且这一政策将同时适用于新房和二手房市场。而目前新州才有的印花税阶梯式递增的优惠,也将引入到维州新政中,适用范围是60-75万的房产。下图给出了一些具体的新旧政策下这一价格范围的印花税对比,可见,价格越接近60万,印花税优惠越多。 

2.    首次置业补贴

新政:在维州边远地区(regional Vitcoria)购买价值不超过75万澳元房产的首次置业者,首次置业补贴由10,000澳元上涨到20,000澳元,大墨尔本地区的首次置业补贴依然为10,000澳元。

旧政:在维州购买价值不超过75万澳元房产的首次置业者,享受10,000澳元的首次置业补贴。

受益人群:维州边远地区首次置业者

受益房源:新房

政策解读:显而易见,这是一个很有针对性的政策改革,政府的目的旨在促进维州边远地区的房地产市场,而像墨尔本这样的首府城市的首次置业补贴额并没有变化。此外,与印花税政策的改变不同,首次置业补贴依然仅限于购买新房,或者自建新房,而二手房不在政策享受范围内。那么哪些地区在维州属于边远地区呢?下图列举出了这个范围,相信绝大部分的地方都是你没有听到过的。  

 3.    房产空置税变化

新政:维州政府拟定引入一项新的税种,对维州部分区域一年内空置时间达到或超过6个月的住宅房产征收空置税,税率为房产价值的1%。

旧政:无

影响人群:部分投资者

影响房源:维州部分地区的住宅

政策解读:首先明确一点,维州的房产空置税并不针对所有的维州房产。目前税务局网站上列举出了此政策覆盖的Council范围,大部分人投资的墨尔本市CBD半径30公里范围内的一些Council都基本在列。但是以目前墨尔本市场低于2%的空置率来说,如果没有特殊情况,一般不会出现房屋空置6个月以上的情况,因此大部分投资者应该不用担心此政策的影响。

4.    期房Off-the-plan印花税减免政策的变化

新政:7月1日起,维州新房印花税减免政策只适用于购买自住房(Principal Place of Residence)的人群,购买投资房,度假屋以及商业房产将不再享受印花税减免。

旧政:在维州购买新房off the plan的自住或者投资者均可享受印花税减免政策。

影响人群:维州房产投资者

影响房源:维州新房市场

政策解读:此次维州房产新政中,此条例的改变无疑对市场的影响最为巨大。目前包括投资者关心的是否对Nomination产生影响的一些细节还在研究中,但依然已经引起不小的市场波动。

我们举一个例子来说明新政前后对于投资者的影响。假设一名投资者在7月1日前购买了一套价值62万澳元的期房,按照目前的政策,这套房产的印花税大约是4, 370澳元,而如果在7月1日以后,同样价格房产的印花税则是32, 270澳元,两者相差27,900澳元。因此,对于有意投资维州房产的人士来说,从目前到6月30日的两个多月时间,是享受印花税优惠,进入市场的最后窗口。 

二 谁受益?谁受伤? 

根据以上的分析,此次维州房产新政的影响范围和覆盖人群无疑是深远且广大的。从短期来看,新政的受益方主要有以下一些: 

1.    首次置业者

从文章第一段的分析来看,维州的首次置业者无疑是此次新政的最大赢家,不仅印花税减免的覆盖范围扩大,减免力度扩大,同时对于部分首次置业者来说,补贴的数额也比以前翻了一倍。想必许多打算在今年置业的年轻人都是心里笑开了花。

2.    维州二手房市场

细心的读者应该发现,印花税改革新政中,将二手房市场也包括在内。这对于不少预算不高的购房者来说,会鼓励他们在7月1日之后购买二手房进行首次置业,因此或将进一步推高墨尔本目前已经非常火热的二手房市场。

3.    7月1日前入市的投资者

对于维州房产的投资者来说,在7月1日前签订购房合同意味着节省了大约5%的房价。而对于海外买家来说,7月1日之后,购买一套墨尔本的房产,印花税的总额将高达12.5%,是整个澳洲所有首府城市中比例最高的。而7月1日前签署合同,印花税大约在7%,节省额度同样非常可观。

没有对比就没有伤害,有人受益则必定有人伤心。新政出台后,最不利的受众群自然是7月1日以后入市的房产投资者,不论是本地人士,还是海外购房者。包括澳洲金融评论,悉尼先驱晨报在内的澳洲主流财经媒体都认为,这将使得投资者加重观望情绪,并最终影响墨尔本新房供应量。 

短期来看,7月1日之后,维州的房地产投资市场出现暂时的冷场,是可以预见的现象,首次置业者恐怕将成为市场上的香饽饽,而投资者则必定会采取观望保守的态度。但从长期来看,决定房地产市场走势的根本因素在于“供需关系”,而不是政府的政策。 

有着世界最宜居城市之称的墨尔本,目前是整个澳大利亚人口增长速度最快的城市,相比悉尼,当地的房价依然具有相当的可负担性。因此,对于一个聪明的投资者来说,如果未来想要在墨尔本这座魅力之城里进行自己的房产投资布局,那么抓住新政变革之前的投资机遇无疑是明智之举。

结语
2017年已过一个季度,澳大利亚的经济和房地产市场在2017年强劲,亚太集团对澳大利亚房产投资的未来充满信心。亚太集团经验丰富的投资专家能为您规划最优的投资组合, 欢迎致电咨询。

COMO The Treasury 被评为澳洲最好酒店有感

去年九月份的时候,我去参加WA Club的一个午餐会,看到我们正在做的Stirling Cross项目的开发商老板Adrian Fini也在同一张桌上。会议结束后我正往回走,Adrian Fini从后面赶上来:”Helen,你有没有20分钟?”

“什么?” 我反应过来,说:”哦,我只有10分钟,后面还有个会… “

“好,那就十分钟!  我带你去看个地方,就在前面。“

说完他几乎是拽住我就走,又看到我身边走过的小伙子(正好是我们的客户),也一道邀请了拉上,三个人一起向前急匆匆走去。

我满头雾水,这是要去哪儿啊?

转眼功夫已经到了一栋St. George Tce中心的古老建筑面前,我记得这里应该是珀斯财政局的旧址,非常有历史的文物建筑,砖墙外形坚固又古典。

珀斯财政局

这时候Adrian开口说:”看,这是我在做的酒店,马上就完工了! 今天我特别带你们进去看! “

说着我们绕过门口还在做装修收尾的工人,从边上溜进了宽敞的挑高大厅。 站定向上下左右一望,一向喜欢老建筑的我已经是满心惊叹、目不暇给了。

珀斯财政局

 

”看,Helen, 这里的每一样东西都是从意大利买的…这些家具都是手工制作的。” Adrian不时地指着一个个让人眼前一亮的陈设,墙上的画、走廊的装饰、各种古董家具…

“我特别高兴的就是我没扔掉拆下来的木地板,我把它们都重新打磨了又装回去,保持住了这种古老的感觉。你知道吗,这些地板都有140年啦。”

“走,我带你们去看酒店客房."

“看这窗户。”他边说边给我演示打开那个古老的双层窗,窗外能看到漂亮的Cathedral Square和马路对面的Council House。

从十九世纪中开始,这组建筑就被打上了数不清的历史印记,它曾经是珀斯财政局、房产局、老邮局、警署、州长办公室,直到二十年前彻底退休作为文物保护起来。

老式的房间的屋顶之高和宽敞都让人惊讶,而开放的户型设计又十分现代醒目,和我们平时见到的酒店房间完全不一样。古老、现代、极简、奢华各种感觉从不同角度冲击着我的神经,我的脚步放慢下来,不再急着赶我的”十分钟“了。

珀斯财政局 珀斯财政局

”将来那边会是一个玻璃屋顶的餐厅,现在还有一点儿没做完。 走,我们去看看咖啡厅吧。“

咖啡厅的项目负责人正好在场,他非常热情的讲解我全然没听进去,我边到处转悠边想:是不是可以在这里办我们的客户活动啊,我们应该让客户们都知道珀斯有这么美又特别的去处!(后来在为五周年庆祝会选场地时,我和办公室经理Denise专门又去考察,虽然因为场地不够大而忍痛放弃,但是又一次借机感受了酒店令人震撼的美丽。)

珀斯财政局

 

这次愉快的经历让人难忘,不过最让人印象深刻的是Adrian Fini本人。写下这些文字时我仿佛又看到他那双闪闪发光的眼睛,充满了对他的作品的骄傲和全心热爱。他那天的举动一点儿不像个身经百战的开发商,而像极了一个兴奋的小孩,热切又全神贯注地向人展示他最骄傲的作品。

珀斯财政局

我后来跟同事们讲起这段偶遇,赞叹酒店的美妙之余说:人在专注时是最美的,他一心一意地想做出一个完美的作品,为此前前后后奋斗了八年,这是多么让人敬佩啊。 现在你能理解为什么他能在他的领域做成功,因为有梦想,有坚持。说到我们在做的Stirling Cross,为什么他会第一个把澳洲顶级的设计公司Elenberg Fraser引进西澳? 为什么他会用Probuild这样的高端建筑商来建这个公寓楼? 因为那就是他心中坚持的标准。

几个月前COMO The Treasury被评为西澳最佳酒店,今天又听说它被高端旅游杂志Conde Nast评为澳洲第一、世界第二的酒店,真是开心。在这个列表上澳洲居然没有其他酒店进入前50名,可见这个世界亚军的分量之重。

 

西澳最佳酒店

 

我更是悄悄为我们Stirling Cross的客人们高兴,这个项目的两期Ironfish都是在公开开盘前提前进入,带着那么多客人早早地踏踏实实挑到了心仪的投资,因为高品质和特别适宜居住,其中很多是自住买主、包括我的同事们。 我们选项阶段做足了详尽的市场调查,等到媒体刊出附近大型配套设施全面升级的新闻时,对我们的客人们来说早已是旧闻了。

每次看到节节长高的楼越来越呈现出设计图上优雅的流线外形,我心中充满兴奋自豪和期待,希望我们的客人们、或者他们的租客们将来住进来以后,也会在漫长的岁月里慢慢体味着生活的美好。

(声明: 文中照片均摘选自COMO The Treasury网站)

 

The Treasury

Stirling Cross设计图

 

 

 

 

 

 

 

 

[Sydney] $727 million infrastructure boot to central Sydney

The City of Sydney is investing another $727 million on major projects that will transform central Sydney over the next 10 years.

Projects include safer and more accessible streets and pedestrian walkways, new and refurbished childcare and community centres, bold public artworks and revitalised parks and streetscapes, involving an investment of $1 billion over the life of the projects.

These projects are part of the $1.8 billion the City has set aside for a building and construction program over the next decade. Nearly 400 projects will provide new and renovated facilities for communities and businesses across the local government area.

City of Sydney CEO, Monica Barone, said the City had delivered hundreds of important projects including parks, playgrounds, childcare, pools, libraries, theatres and community and cultural spaces over the last 10 years, and was now working on hundreds more for Sydneysiders to enjoy into the future.

“These state-of-the-art community facilities and infrastructure projects will help create more welcoming and connected neighbourhoods that meet the needs of our growing population of families and workers,” Ms Barone said.

“From transforming George Street and its surrounding laneways and continuing development of the Green Square town centre, to creating new childcare centres and dozens of parks, the City is dedicated to enhancing the quality of life for central Sydney residents.

“Our 10-year financial plan is a huge investment that will nurture the city’s liveability, boost the economy, encourage tourism, improve sustainability, create new public open spaces and enhance our cultural life.”

More than 30 projects in central Sydney are part of the City’s capital works program and dozens more are in the pipeline for delivery over the next 10 years. They include:

  • $355 million as part of our $540 million commitment for the continued development of the Green Square town centre, including a new library and plaza, aquatic centre, creative hub, public parks and more;
  • $152 million as part of our $220 million commitment towards the transformation of George Street and surrounding laneways as part of the NSW Government’s light rail project;
  • $54 million on granite paving for footpaths in the city centre;
  • $47 million as part of our $83 million commitment on stormwater drainage improvements in Green Square and the Ashmore Estate in Erskineville, and a further $64 million as part of our $70 million commitment in asset renewal of stormwater;
  • $22 million as part of our $33 million commitment to integrate the Barangaroo development with Millers Point, including wider footpaths, more green space, improved cycle path and lighting;
  • $5 million as part of our $14 million commitment to provide a total of 156 places at childcare centres in Alexandria and Green Square, which is part of our overall $56.1 million commitment to additional childcare centres;
  • $750,000 as part of our $1 million commitment to construct a community hub as part of a permanent City Farm in Sydney Park;
  • $10 million as part of our $14 million commitment on new basketball facilities, parking, a kiosk and landscaping at Perry Park in Alexandria;
  • $380,000 as part of our $466,000 commitment to install new play equipment, pathways, fencing, seating and landscaping at the Renwick Street playground in Alexandria;
  • $2 million as part of our $6 million commitment to connect the Bourke Street and Bourke Road cycleways in Alexandria and complete a seven-kilometre corridor from Mascot to Woolloomooloo;
  • $4 million as part of our $5 million commitment to upgrade the pathways and bike link under the Western Distributor between Grosvenor and Kent streets in the city centre;
  • $2 million in Redfern to improve walking and cycling passageways at Lawson Street;
  • $4 million as part of our $7 million commitment for upgrades at Argyle Street in The Rocks and Hosking Place and Penfold Laneway in the city centre, including new stairs, improved pedestrian access, a playground, lighting and traffic calming;
  • $10 million as part of our $18 million commitment on upgrade works in Hyde Park, including the restoration of Fraser Fountain, and new pathways and landscaping in Hyde Park North; and
  • $15 million as part of our $23 million commitment on public domain improvements in Chinatown.

The 10-year corporate plan includes more than 400 projects across the wider City of Sydney area. They include:

  • $328 million for public domain improvements, including footpaths, roadways and paving;
  • $274 million to upgrade the City’s parks and green spaces;
  • $97 million on cycleways, providing cycling connections between important destinations;
  • $2 million in the next financial year to support local village economies; and
  • $2 million every year on planting new street trees – over the next year, the City will plant 700 more native and exotic street trees across the local area as part of its plan to increase the city’s canopy size by 50 per cent over the next 15 years.

Source: News Release, City of Sydney, 31st August, 2016

http://www.sydneymedia.com.au/727-million-infrastructure-boost-to-central-sydney/

[Perth] New online mapping tool makes planning easier

Public online mapping system provides interactive planning data

Up-to-date and accurate land use and development data

An online mapping tool is publicly available for the first time from today, allowing anyone to access planning data for any parcel of land in Western Australia.

Speaking at the Planning Institute of Australia’s state conference, Planning Minister Donna Faragher launched PlanWA an online interactive map that gives users access to the latest spatial planning information.

“PlanWA is a user-friendly website that helps simplify the planning system, allowing industry, local government stakeholders or any property owner to access relevant planning schemes and policies online,” Mrs Faragher said.

“Having information such as zoning and residential density codes can help them make more informed decisions, particularly in relation to any future development that may or may not be able to occur in an area.”

Users can search places of interest, enquire about specific pieces of land, access planning policies and information, tailor maps for their own use and connect to aerial imagery.

The Minister said about 100 local governments did not have an online mapping system for planning purposes and PlanWA would be beneficial.

“Those local government authorities which don’t have a mapping system on their websites will now be able to access this online resource to assist with planning for their local areas and provide more information to their communities,” she said.

PlanWA uses data from the Western Australian Whole of Government Open Data Policy and Shared Location Information Platform and will be regularly updated.

The new site can be accessed from the Department of Planning and Western Australian Planning Commission website at http://www.planning.wa.gov.au

Source: News Release, Western Australian Government, 2nd, September 2016

https://www.mediastatements.wa.gov.au/Pages/Barnett/2016/09/New-online-mapping-tool-makes-planning-easier.aspx

[Melbourne] Draft plans for $7bn commercial and residential precinct in North Melbourne released by Victorian Government

North Melbourne’s Arden precinct will be home to up to 15,000 people and up to 34,000 jobs over the next 30 years, according to draft plans released last week by the Victorian Government.

The plans to seek to create a new commercial and residential precinct across 56 hectares in North Melbourne, between Macaulay Road, Dryburgh Street and the Upfield rail line, with the proposed Metro Tunnel underground train station to form the heart of the precinct.

According to the government, the area will be developed gradually over the next 30 years and will retain North Melbourne’s industrial history. A heritage overlay is already in place to protect historic buildings and North Melbourne’s character.

The draft plans set out a vision for changing land uses, street and open space design, access for pedestrians and cyclists, and the revitalisation of Moonee Ponds Creek.

The Victorian Planning Authority created the Arden Draft Vision & Framework with the City of Melbourne, and the council is also working on a neighbouring residential precinct, Macaulay.

More information is available from the Victorian Planning Authority’s ‘Shape Victoria’ website at <http://shapevictoria.vic.gov.au/>.

Source: News Release, Urbanalyst, 6th September, 2016

http://www.urbanalyst.com/in-the-news/victoria/4131-draft-plans-for-7bn-commercial-and-residential-precinct-in-north-melbourne-released-by-victorian-government.html

[Brisbane] Brisbane’s Central Station Is Getting A New Look For A New Era

Brisbane’s Central Station is due to begin a three-year and $67 million revitalisation and modernisation of its facilities and appearance.

According to thebrisbanetimes.com.au  the project is expected to support 750 jobs and is only the second rejuvenation project the station has undergone since it was first built in 1889, following its first significant renovations in the early 1990s.

The work is said to include a new roof extending over the Edward Street end of the concourse and new lifts and stairs leading to platforms.

The station’s back of house facilities including offices, communications rooms and first aid areas will also be refurbished.

An additional escalator from the concourse to ANZAC Square is being added in order to reduce congestion during peak periods.

Arguably the bulk of the work is Queensland Rail’s intention to completely modernise all of Central’s platforms, which will involve ceiling, wall and floor treatments, new lighting, level entry boarding, an extended cover on platforms 2/3 and 3/4, new passenger information displays and seating.

The station is being left open during the work but the Brisbane Times reported that Transport Minister Stirling Hinchliffe has acknowledged that the station caters for approximately 140,000 commuters daily.

Despite there being some inevitable disruptions to people’s schedules, work will be undertaken mainly during weekends and at night with peak hour timetables remaining unaffected.

“The main disruption will be the potential for passengers to have to board and alight from their trains from different platforms.

“We’ll minimise that disruption as much as possible,” he said.

According to Queensland Rail, the upgrade to Central station is one of several major projects planned for Queensland’s train network, including the delivery of 75 new trains and $634 million invested in new signalling technology that will allow trains to run closer together and increase capacity through the CBD.

Work on the Central Station facelift will start this month, beginning with back of house facilities.

Work on Central’s platforms will follow, beginning in early 2017.

Source: News Release, Urban Developer,  6th September, 2016

https://www.theurbandeveloper.com/brisbanes-central-station-getting-new-look-new-era/?omhide=true&utm_medium=email&utm_campaign=WED%20NSW&utm_content=WED%20NSW+CID_89476939980aa8b78b481f1dc777ca65&utm_source=Campaign%20Monitor&utm_term=Brisbanes%20Central%20Station%20Is%20Getting%20A%20New%20Look%20For%20A%20New%20Era

[Adelaide] SA Government announces draft update to 30-Year Plan for Greater Adelaide

South Australian Planning Minister John Rau last week published a draft update to the 30-Year Plan for Greater Adelaide,

which he said builds on the existing Plan’s principles and recognises the significant reforms introduced in the Planning, Development and Infrastructure Act 2016.

Mr Rau said the update strengthens the Plan’s focus on creating healthy neighbourhoods where walking and public life are encouraged. The update also seeks to ensure affordable homes and a greater diversity of choice in the type of housing are readily available.

The draft plan simplifies the 89 recommendations in the 2010 Plan to six high level targets, which are:

  • Protecting valuable agricultural and environmental lands by increasing infill from 70 per cent of new developments to 85 per cent;
  • Linking to public transport with 60 per cent of new housing in proximity to quality services, up from 41 per cent;
  • Promoting active lifestyles by facilitating pedestrian and cycling corridors;
  • Increasing the proportion of residents living in “walkable” suburbs;
  • Greening the city by increasing canopy cover; and
  • Increasing the diversity of housing choice by 25 per cent.

he updated Plan will be implemented using the tools and mechanisms created by the Planning, Development and Infrastructure Act 2016.

According to the Minister, the Act is a once-in-a-generation set of planning reforms which will be invoked in stages.

Over the next five years, the government will streamline planning assessment pathways, reduce more than 20,000 pages of development plans to a statewide Planning and Design Code, facilitate greater community engagement in planning, and introduce SA’s first ePlanning system.

More information is available from the SA Government’s ‘Living Adelaide’ website at <http://livingadelaide.sa.gov.au/>. The public comment period closes on 21 October 2016.

Source: News Release, Urbanalyst, 30th August, 2016

http://www.urbanalyst.com/in-the-news/south-australia/4125-sa-government-announces-draft-update-to-30-year-plan-for-greater-adelaide.html

[Sydney] Contractors’ shortlist announced for major western Sydney road projects

WORK on the Australian and New South Wales governments’ suite of Western Sydney Infrastructure Plan projects is pushing ahead, with shortlisted contractors announced to build three major road projects.

The successful contractor will deliver The Northern Road upgrade between Peter Brock Drive and Mersey Road, The Northern and Bringelly roads interchange and the Bringelly Road upgrade between King Street and The Northern Road at Bringelly as one project.

Minister for Urban Infrastructure Paul Fletcher said the decision to build the three upgrades as a single project would pay dividends for residents.

“The projects will be delivered together to ensure a coordinated approach to construction and to help reduce the impact on local residents and traffic while work is carried out,” Mr Fletcher said.

“The resulting time and cost savings will help accelerate delivery of these vital projects, while also creating new job opportunities for residents.

“These projects are a key part of the Australian and New South Wales governments’ $3.6 billion plan to provide essential road improvements for one of Australia’s fastest growing regions before the planned Western Sydney Airport opens in the mid-2020s.”

Work is already progressing on The Northern Road between Narellan and Oran Park, and the first stage of the Bringelly Road upgrade. The first section of the upgraded Bringelly Road was opened to traffic in December 2015.

NSW Roads Minister Duncan Gay said both The Northern Road and Bringelly Road will be widened to four lanes, with capacity for six lanes in the future to meet the growing population of western Sydney, improve traffic flow, and boost road safety.

“This road upgrade will be hugely beneficial to local commuters heading to other parts of Sydney for work. Between improvements to the local public transport system to increased opportunities for residential and commercial development, these projects are a huge investment in the region,” Mr Gay said.

“Features include new on and off ramps between Bringelly Road and The Northern Road as well as turning lanes, traffic lights and shared paths for pedestrians and cyclists alongside Bringelly Road.

“The Bringelly and The Northern Road interchange will include a new underpass to separate vehicles travelling on The Northern Road and Bringelly Road, improving traffic flow.

“Once the tenders are received, Roads and Maritime Services will assess the proposals, with construction expected to start in mid-2017 and the upgrade expected to open to traffic in late 2019.”

The three companies shortlisted to submit a detailed tender for consideration are CPB BMD Joint Venture, Fulton Hogan Seymour Whyte Joint Venture and Lend Lease Engineering Pty Ltd.

Source: News Release, Urbanalyst, 15th August, 2016

http://www.urbanalyst.com/in-the-news/new-south-wales/4107-contractors-shortlist-announced-for-major-western-sydney-road-projects.html

[Perth] Changes to R-Codes released for comment

  • Proposed changes to R-Codes to improve clarity and consistency 
  • New streetscape appearance clause to consider local amenity issues
  • 60-day public comment period is open until October 10, 2016 

Planning Minister Donna Faragher today released a number of proposed changes to Western Australia’s Residential Design Codes (R-Codes) for public comment.

Speaking at the State’s second Building Summit, Mrs Faragher said the proposed changes would provide greater clarity to ensure the R-Codes were applied consistently across the State.

“The R-Codes provide the basis for residential development control throughout WA,” she said.

“The proposed changes reflect the Liberal National Government’s commitment to ensure the planning system remains responsive to local government, industry and community needs.

“The proposed changes include the introduction of a new streetscape appearance clause. This means local councils will be able to formally outline policies on aesthetics and character and these policies which must be endorsed by the Western Australian Planning Commission.”

Draft frameworks for local councils to follow are also being prepared which will set out clear criteria and parameters along with guidance notes for developers, industry and the community.

Other proposed changes include amendments to definitions and setback and wall height requirements, as well as clarification of some construction standards in line with the Building Code.

The Minister said the proposed changes were part of a broader review of policy on design matters currently being undertaken by the WA Planning Commission.

“As the primary tool for the design, assessment and approval of dwellings and lot sizes, it is important that the R-Codes, and our broader planning system in general, continue to evolve in line with community needs and expectations,” she said.

Source: News Release, Western Australian Government, 9th August 2016

https://www.mediastatements.wa.gov.au/Pages/Barnett/2016/08/Construction-starts-on-Perths-Ritz-Carlton.aspx

[Melbourne] Victorian Government releases draft apartment design standards for public consultation

New apartment design standards to improve development quality have been released for a final consultation round by the Victorian Government.

Better Apartments is part of the State Government’s reforms that aim to encourage a higher standard of development, maintain housing affordability and encouraging investment.

The draft standards address issues raised through comprehensive consultation with the community, local government and industry.

All new apartments will need to provide adequate daylight, storage, ventilation, energy and waste efficiency and minimise noise once final controls are adopted.

The standards address building setbacks, room depth, accessibility, waste and water, energy efficiency, storage, open space and noise minimisation.

Minimum apartment sizes are not included because the standards have been drafted to promote design innovation and encourage developers to provide a mix of apartment styles in developments.

Planning applications will need to meet the standards set or propose alternative plans which show how liveability will be ensured through design solutions, encouraging innovation and best-practice planning.

The Better Apartments discussion paper, launched by Minister Wynne in May last year, prompted debate from the property industry and community, drawing 1,700 survey responses and close to 150 detailed submissions.

Design guidance for Victorian apartments to-date has been minimal compared to other states, which has allowed apartments to be built which do not meet basic needs such as natural light, fresh air and storage.

Consultation on the draft apartment design standards is open for community and stakeholder feedback until 16 September 2016.

More information on the draft standards is available from the Department of Environment, Land, Water and Planning website at <http://haveyoursay.delwp.vic.gov.au/better-apartments>.

Source: News Release, Urbanalyst, 15th August, 2016

http://www.urbanalyst.com/in-the-news/victoria/4103-new-mckinnon-station-opens-after-37-day-construction-blitz.html

[Brisbane] Preferred tenderer for Herston Quarter announced by Queensland Government

The Queensland Government last week announced that Australian Unity has been selected as the preferred tenderer to develop the site of the former children’s hospital at Herston in Brisbane and create a $1.1 billion health, aged care, residential and retail  destination.

Premier Annastacia Palaszczuk said the Australian Unity proposal would deliver on the government’s aim to elevate Brisbane’s health credentials and cement the broader Herston Health Precinct as home to globally recognised health care, research, education, clinical trials and treatments.

“This project will be a milestone in Brisbane’s history and will further enhance the world-class reputation of the broader Herston Health Precinct,” Ms Palaszczuk said.

“The tradition of public health services on the site will also continue, with my government’s commitment to deliver a new 132 bed Specialist Rehabilitation and Ambulatory Care Centre.

“This redevelopment will cement Brisbane’s position as a truly international city, with a health and research precinct that will help Queensland to attract and retain the best clinicians, health workers, researchers, academics and students,” she said.

Treasurer Curtis Pitt said Australian Unity has been selected as the preferred tenderer after a comprehensive competitive process conducted by Queensland Treasury.

“That process considered how the site could most effectively be used to achieve the government’s vision for a health-focussed precinct within its requirement that it be delivered at no net cost to the State,” Mr Pitt said.

“This development, over a five-hectare site adjacent to the Royal Brisbane and Women’s Hospital, will provide significant economic development opportunities for Queensland, supporting 700 jobs annually during the 10-year development period and hundreds of jobs annually through operation, as estimated by Australian Unity.

“Queensland Treasury’s project team will continue working with Australian Unity on the redevelopment of the site that will put Herston Health Precinct on the map globally, rejuvenate iconic heritage buildings and deliver wonderful public spaces for people to enjoy.

“This redevelopment will be delivered at no net cost to the State, which is a tremendous outcome and a terrific example of how the government and the private sector can work together to achieve mutually beneficial outcomes.

“With an investment of more than $1 billion, the Herston Health Precinct is exactly the type of development we need to drive jobs and growth with real community benefits through increased health service delivery,” Mr Pitt said

Works are expected to start in 2017 and the redevelopment will occur in stages over the next 10 years with the public health facility being a priority. A small project team will be embedded in Metro North Hospital and Health service to manage delivery of the project.

Source: News Release, Urbanalyst,  15th August, 2016

http://www.urbanalyst.com/in-the-news/queensland/4108-preferred-tenderer-for-herston-quarter-announced-by-queensland-government.html

[Adelaide] Select Tender Call for Adelaide Festival Plaza Northern Promenade Works

The Northern Promenade works will include the creation of a new entrance and improved paths on the northern side of the Adelaide Festival Centre.

The east-to-west promenade on the river side of Adelaide Festival Centre will be widened to include a ‘Walk of Fame’, creating a seamless connection between the plaza and King William Road.

This improved access on the river side of the centre also supports the creation of a new Festival Centre entry point to enable easier access to performances at the Adelaide Festival Theatre.

The works also include a new landscaped external amphitheatre with integrated seating and disability access to Elder Park and an interactive arts playground.

The redevelopment will transform one of the city’s most important public spaces into Adelaide’s premier meeting hub.

Two key agreements were signed in May allowing the development to proceed, including a $430 million development by Walker Corporation – with an office building, retail area, car park upgrade and investment into the Festival Plaza – as well as the $300 million

SKYCITY Adelaide expansion.

Housing and Urban Development Minister Stephen Mullighan said ‘The revitalisation of the Festival Plaza precinct will be the centrepiece of the Riverbank Precinct, linking our premier Adelaide Riverbank attractions such as the Adelaide Festival Centre, Adelaide Oval

and Adelaide Casino.’

Together the projects are worth more than $900 million and will provide a significant boost to the state’s economy through construction jobs, tourism and ongoing employment opportunities.

More information on the Festival Plaza is available at the Adelaide Riverbank website.

Source: News Release, Renewal SA, 10th August, 2016

https://renewalsa.sa.gov.au/select-tender-call-adelaide-festival-plaza-northern-promenade-works/

Building A Truly Diverse Property Portfolio

Many people feel that buying one property can be challenging, let alone owning a property portfolio of two or more investments.  There are, however, systems that can make the process simple and in the reach of everyone.  Ironfish, one of Australia’s leading property investment and management companies, has developed a unique approach to helping people build a multi-city property portfolio over the long term.

Diversify Locations And Type Of Property

When you’re looking for your first property, or thinking of adding onto an existing investment portfolio, it’s tempting to target locations that you are most familiar with – maybe you drive past certain suburbs each day, or are knowledgeable about your own local region.   If you already own an investment you may even want to buy a property in the same suburb.  Unfortunately, this approach can leave you open to risk, especially if the local market experiences a downturn – the “putting all your eggs in one basket” problem – and may mean you miss out on better opportunities further afield.

The experts at Ironfish suggest that you consider a more geographically dispersed portfolio of property, from among the major capital cities.  This way you can spread as sensibly as possible, as it leaves you in a better position to weather any market changes specific to that region.  The same applies to the type of property you look at to grow your portfolio, as each type of property investment – houses, townhouses and apartments – will have unique advantages and disadvantages.   It is critical to look at each type of property in relation to how it will perform in a certain market, and obviously not everyone can be an expert in the variations of a property market in a different city.  This is where getting professional assistance can make all the difference.

Choosing The Right Time To Grow Your Portfolio

Part of the Ironfish Portfolio Approach is knowing the right time to invest in certain property, at certain times in the market.  As property is a 10 to 15 year investment, getting into the market at exactly “the right time” is less important than knowing what you should be investing in, and the capital city locations that are poised for growth.

When looking at building a diverse portfolio, knowing what type of property investment will perform best in which city is critical, as is aligning any purchases you make with your long term strategic investment plan.   Ironfish have the experience and expertise to assist you with developing a plan that will suit you and your needs, giving you the ability to maximise your investment for your future.

How Should I Prepare For A Property Seminar?

Doing property research can be a fairly lonely business, especially if you’re someone who wants to talk about what you’re learning or to discuss possibilities in the market with other people. This is where a good property investment seminar can be useful: they are essentially a meet up to hear from industry experts, be given the opportunity to ask questions and to talk to other like minded people about property investment. To get the most from a seminar, it’s best to think about being prepared.

Choose The Right Property Investment Seminar

Don’t just sign up to the first seminar you come across.  You’ve probably seen the ads for many property seminars over the years, and it’s important to know that not all will offer you the same levels of information or have the same outcomes.  For example, seminars that you have to pay to attend will tend to want to sell you into more expensive programs further down the track.  Free seminars, such as those offered by Ironfish, are designed as educational experiences, giving you access to the latest up to date data and analysis from experts.  If you’re interested in talking one on one with a professional at a later date, then they can also set up a no obligation meeting – the key here is that you won’t be made to feel obligated to do anything.

Have Your Questions Prepared

You can attend a property investment seminar and sit quietly in the audience.  Or you can come prepared and get the most out of the experience by asking all those questions you have when you sit and read about property investing or the market in general.  A good property seminar will include adequate time for questions, and the experts will make time to follow up with you if you need further clarification or are interested in specific aspects of investing such as off the plan property.

Don’t Forget To Take Notes

Seminars can be exciting, especially if you feel the information and analysis you’re getting is high quality.  You could hope to retain everything you hear, but you will undoubtedly find yourself wishing you’d thought of bringing a notebook or at least taken notes on your smart phone.  Many property investment seminars will provide hand outs of relevant information and contact details, however it’s best to be able to take your own notes of the session.  That way if you do want to follow up with an investment professional you’ll have all the relevant information at hand.

Ironfish is one of Australia’s leading providers of free property investment seminars, aimed at beginner, intermediate and experienced investors.  Contact them today to book into one of their convenient seminars, held in locations across Australia.

The Advantages of Low Rise Investment Properties

When you’re looking at property projects, the amount of choices you are faced with can be overwhelming.  Not only do you have to decide between locations, different features and property layouts, you also have to decide whether you choose to focus on high rise or low rise properties.  High rise developments are certainly eye catching – sometimes they can dominate the landscape – and when they’re located in prestigious locations they can be tempting for any investor.  However, there are reasons you should also consider low rise properties as a sensible investment choice.

The “Boutique Factor”

Low rise developments – generally considered to be apartment buildings with eight or less stories – can often appeal to a different type of tenant than a high rise property.  The “boutique factor” means that a certain demographic will gravitate towards more exclusive and individual apartments, and they want to be part of a smaller residential community than some of the larger high rise developments can offer.  This is particularly true amongst downsizers, retirees, families and older professionals.  Low rise developments, such as Ironfish’s exclusive projects in Waitara in Sydney’s Upper North Shore and Ascot Waters along the banks of the Swan River in Perth, are also often located in quieter, leafy suburban streets, close to schools and transport, and away from the noisy hustle and bustle of the city centre.  These attributes can make the apartments more appealing to high value tenants.

Lower Ongoing Costs

There is no doubt that tenants are generally attracted to facilities such as pools, gyms and spas, however investors need to be aware of the ongoing body corporate costs associated with the maintenance of these types of amenities.  Obviously the bigger the development, the more complex and costly the fees will become, especially as the building ages over time.  Low rise developments are less likely to offer these facilities or multiple lifts, meaning your ongoing costs could be more manageable throughout the year.

Less Competition

One important factor in securing good long term tenants is being able to attract them to your property.  There can be a scramble for apartments in a brand new or off the plan high rise property project, simply to ensure that the property that investors purchase will be the most attractive and feature-packed offering on the market when it is completed.  Once the development is available for occupation, then the scramble for tenants starts and making your property stand out from the others in the building can be a tough ask.  In a low rise development, however, there will be less apartments to have to compete with to find tenants. Of course keep in mind that this also applies to when you eventually come to sell the property.

So if you’re looking at brand new or off the plan properties, consider a low rise development as a solid investment choice for your financial future.

Should I Buy An Off The Plan Apartment Or An Established Property?

The question of whether investors should focus on off the plan apartments or established properties is a common one for people thinking about how to buy an investment property.   There is no doubt, the financial incentives for off the plan and brand new properties can be appealing, but there are other reasons first time investors should leave established properties to owner occupiers.  Let’s look at the main reasons off the plan properties are a sensible long term investment choice.

One of the most enticing aspects about buying an off the plan property is the generous tax concessions and stamp (or transfer) duty exemptions.  Off the plan buyers, for example, may be eligible for a 50% capital gains tax discount, as well as reduced stamp duty for first home buyers.  Every state has different rules and regulations surrounding stamp duty on property.  In NSW, for example, people looking at off the plan property may be eligible for a grant of $5,000 as long as the property value does not exceed $650,000.

The other financial incentive for people thinking about how to buy an investment property is that off the plan apartments generally require only a low initial deposit.  Essentially when you find an off the plan apartment you are happy with, you generally only have to pay a 10% (or sometimes lower) deposit to secure your claim over the property until it is completed.

The time between securing the property and the moment you are required to settle for the full amount on its completion can be several years.  This gives you the advantage of having time to get your finances in order, unlike an established house or apartment, where you will be required to organise a mortgage before you even choose a property.  This time can also be advantageous as it gives you breathing space to think about your rental strategy, choose suitable agents and get to grips with your responsibilities as a future landlord.

Finally, one of the overlooked aspects of looking at off the plan property as opposed to established properties is that it gives you the ability to be picky.  Imagine being able to go into a suburb and choose the best property – the one with the best layout, outlook and features.  This is exactly what you can do with off the plan developments.  Looking for an apartment near the back of the block with a balcony and a quiet outlook that might suit retirees or older professionals?  Or thinking of a large apartment at the front of the development, close to the amenities such as a pool or entertaining terrace that would suit young professionals?  With an off the plan property, you can be in the box seat when it comes to choosing the right apartment that suits your strategic investment plan.

Don’t forget to seek assistance from professionals when thinking about how to buy an investment property.  Companies such as Ironfish will be able to help you find good investment opportunities while making sure you are getting all the advantages of off the plan property investment.

[Sydney] Circular Quay Planning Proposal Approved By City Of Sydney

Lendlease’s revised planning proposal and accompanying Voluntary Planning Agreement (VPA) for its Circular Quay sites on George and Pitt streets were approved last week by the Central Sydney Planning Committee and again at Monday night’s City of Sydney Council Meeting.

Mark Menhinnitt, Managing Director, Urban Regeneration and Infrastructure Development, said the planning proposal offered an opportunity to rejuvenate an important area of the Circular Quay precinct that would promote economic growth and improve public spaces.

“With its high quality commercial tower, the proposal provides the opportunity to increase office space in the Sydney CBD, design a world class workplace and commit to sustainable development, as favoured by global organisations.

“The VPA with council would secure measurable public and community benefits in connection with the proposal, such as a community building, business innovation space in the lower levels of the commercial tower, a large public plaza, other public open spaces and laneways, and a public cycle facility,” said Mr Menhinnitt. 

The planning proposal comprises a commercial office tower (up to a maximum of 248m), a low rise public building and the remodeling of Jacksons on George licensed premises.

Significant public spaces include a large public plaza fronting George Street, a secondary plaza on Rugby Place and a network of laneways to connect and invigorate the precinct.

Under the Environmental Planning and Assessment Act 1979, the approved planning proposal will now progress as an amendment to the Local Environmental Plan and a VPA will be executed between the City of Sydney and Lendlease.

Lendlease intends to submit a development application to redevelop the Circular Quay site.

Lendlease will continue to work collaboratively with the City of Sydney and other key stakeholders throughout the planning process, and Sydneysiders will have the opportunity to provide feedback through the public exhibition period.

Source: News Release, The Urban Developer, 27th July, 2016

https://www.theurbandeveloper.com/circular-quay-planning-proposal-receives-nod-city-sydney

[Perth] Draft City of Subiaco Activity Centre Plan

The draft City of Subiaco Activity Centre Plan (SACP) and its role in guiding the delivery of mixed use and housing to meet the targets set out in Directions 2031 and SPP 4.2 Activity Centres for Perth and Peel.

We have consulted with our members to determine the impact of draft SACP. These consultations have identified improvements to make the activity centre plan more effective and better support the revitalisation of Subiaco.

The Property Council would like to put forward the following recommendations:

  • Development densities on sites capable of development be significantly increased in order to meet the density targets set out in State planning policy.
  • A strong system of incentives is included to encourage development that delivers good urban design and community outcomes e.g. affordable housing.
  • The heights currently proposed in the SACP be increased to ensure a sufficient level of employment and residential densities to support transport services to and from Subiaco. The boundary of the activity centre structure plan area should be expanded to include the Subiaco Oval.
  • Ensure sufficient density and height in key landmark sites to ensure the high frequency transit envisioned in the plan for corridors such as Hay Street and Rokeby Road.

Source: News Release, Property Council of Australia, 25th July 2016

http://www.propertycouncil.com.au/Web/Content/Submissions/WA/2016/Draft_City_of_Subiaco_Activity_Centre_Plan.aspx

[Melbourne] City of Melbourne releases plans for Queen Victoria Market renewal

The City of Melbourne last week released details on how and when it intends to revitalise the Queen Victoria Market while keeping it open for business right throughout renewal.

As part of the proposed $250 million renewal, heritage sheds will undergo necessary restoration works, below-ground facilities will be built for traders and new public open spaces will be created.

Lord Mayor Robert Doyle said all projects seek to preserve the market’s history and secure its future, attracting new customers and creating a more viable, prosperous and safer market for traders.

“Queen Victoria Market is now and will always be a functioning, authentic market, and the proposed renewal works will vastly improve facilities for traders and customers, and create new open spaces,” the Lord Mayor said.

“More than half the proposed budget will be spent below-ground, with cool rooms, storage, and dedicated delivery and loading docks to make the market safer, improve operations for traders, and create more room for customers and market trade in the long-term.

“This ambitious project would have the largest ‘reach’ in terms of economic uplift and job creation of any project the City of Melbourne has undertaken, delivering an estimated net benefit of up to $1.2 billion with an impressive benefit cost ratio of 6:1, and the potential to create around 12,000 jobs.”

An Implementation Framework will this week be considered by Council, outlining how key projects will be staged over the next five years. In recent weeks, all trader groups have been briefed on the staging approach and the commitment to work with them through the entire renewal process.

“It is expected that the renewal will take five years to complete, not up to 10 as initially thought, with many of the projects to be completed within one to two years of starting,” the Lord Mayor said.

Queen Victoria Market Board Chairman Paul Guerra said that some traders would need to relocate to enable the renewal works but new market sites would be created during the renewal program.

“We will support traders and monitor the performance of the market closely throughout the renewal program.

Queen Victoria Market management is committed to finding places for all existing traders within the market precinct during the entire market renewal program – a commitment that has been confirmed in the many conversations we’ve had with traders in recent weeks,” Mr Guerra said.

“Every trader will have the opportunity to continue trading throughout the renewal period if they choose. It is our traders that make the market so special, and we will support them throughout this renewal.

“We’ll work with traders and customers to design temporary on-site markets, and ensure they are exciting and vibrant places for customers to shop while giving our traders access to quality infrastructure.

“We know car parking is important and this is reflected in the project staging. From 1 September, we will be reducing car parking rates on market days to attract more customers throughout renewal and support our traders. The first hour of parking will be free on market days and $5 for two hours.

“We’ll also be ramping up our promotion of the day market so we can attract new customers and ensure our existing loyal customers know that we will be open for business right throughout renewal.”

Source: News Release, Urbanalyst, 25th July, 2016

http://www.urbanalyst.com/in-the-news/victoria/4084-city-of-melbourne-releases-plans-for-queen-victoria-market-renewal.html

[Brisbane] Queensland Government to index maximum infrastructure charges on new developments

The  Queensland Government last week said councils across the state will have more resources to deliver essential community infrastructure following the government’s announcement that it will index the maximum infrastructure charges on new developments.

Deputy Premier and Minister for Infrastructure, Local Government and Planning Jackie Trad said indexing the charges would assist councils to better fund local infrastructure needed to support new development and provide residents and businesses with the standard of services they expect in well planned communities.

“Councils have always been responsible for delivering trunk infrastructure like major roads, pipes and parks, but with new development arising right across Queensland – particularly in the South East corner – this can put somewhat of a financial burden on councils in supporting new communities, retail and industrial spaces,” Ms Trad said.

“Councils are able to seek contributions from developers to help fund trunk infrastructure by imposing charges on development approvals.

“Since the maximum charges were first set in 2011 they have not increased and these charges no longer reflect the real cost of construction and building, which is starting to hit the bottom line of council budgets.

“The Local Government Association of Queensland has estimated that councils would have missed out on $26 million in revenue for delivering trunk infrastructure if these charges were not indexed for another year.”

Under the current Sustainable Planning Act 2009 charges can be indexed by applying an increase based on an average of the previous three years of increases to the cost of building roads and bridges.

“Under the newly indexed amounts, councils will be able to charge developers up to $2 more per m2gfa for retail premises, $1.55 more per m2gfa for office premises, or a total $311.20 extra per house with three or more bedrooms,” Ms Trad said.

“Although this may not seem like much, when you multiply the amount by all newly approved developments in a local government area, it adds up and will go a long way in supporting councils’ bottom line.”

Ms Trad said the new Planning Act 2016, which will commence in 2017, made provision for the annual indexation of the maximum infrastructure charges to occur automatically.

“But it’s important we introduce the indexed charges now and not wait until the new Act commences next year, so that councils can continue to deliver necessary infrastructure without being unfairly compromised,” she said.

The new maximum charges will come into effect in the coming weeks.

Source: News Release, Urbanalyst, 25th July, 2016

http://www.urbanalyst.com/in-the-news/queensland/4087-queensland-government-to-index-maximum-infrastructure-charges-on-new-developments.html

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