View Full Version : Inner Sydney market is booming
Inner Sydney market is booming, but we're still waiting for top end to kick off
Sunday, 08 December 2013
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The demand for properties in inner city Sydney is at an all-time high. Properties are selling at record prices upon first inspection, and the huge influx of investors returning to the inner city property market, means there is a shortage of quality stock available – particularly for properties priced up to $1.2 million.
Many vendors are holding on tight; refusing to part with investments they bought years ago that are now yielding rental returns as high as $800 per week, on a property they purchased for just $400,000 10 years ago.
There was a time during the early 2000s that investors shied away from purchasing properties in the inner city. Banks tightening their lending requirements and only financing between 60-80% of property values meant that many investors were cut out of the market and properties under 50 square metres were very hard to finance at all.
This was a tough period for investing in inner Sydney. Hundreds of new apartments were released to the market each year, but heavy finance restrictions fuelled lots of bad press about investing in city apartments. At the time, many experienced city agents were managing 30-40 listings simultaneously, and the time-frames to sell these apartments would span up to 12 months.
How times have changed! If anything, the financial crisis has helped the city market by giving buyers the confidence to invest in property again, as opposed to other high risk investments and shares and stocks which can be volatile.
New developments have been selling out in just hours upon release, and command exuberant prices – including Barangaroo, which completely sold out in hours despite prices starting at $1 million for one-bedroom apartments, and most recently York & George, another inner city development which sold almost 90% of its apartments on the first day of release.
Self-managed super funds have also gained momentum, buying up investments in the inner city market; yields are so good with the guaranteed reward of long-term capital growth.
We’ve also seen a growing number of tenants who have chosen to buy into the market so as not to pay the ever increasing rental prices. It’s all part of the shift toward more and more local and international residents embracing our fabulous inner city lifestyle, and just wanting to be in it to enjoy it. It’s no wonder why the city of Sydney is one of the most in demand property markets in the world.
While it is encouraging to see our once tough inner city market experience such a boom, properties at the higher end of the market are still harder to move. This is particularly true for those who bought off-the-plan for properties priced over $1.8 million in the past four to five years.
These properties are still averaging 12 months on the market and there is a much smaller pocket of people who can afford to spend $2-$6 million on apartments in the city. The higher end is predominantly owner occupied and over time we look forward to this end of the market picking up.
As we say goodbye to 2013 we are excited for the year ahead and once again look forward to a buoyant inner city market place.
Carlie Ziri is the director of*Lifestyle Property Agency.
looks like affordability is still the key even in Sydney. The super ex homes are still taking a while to move.
And u can only sell to a local not foreigners. So I wonder how investment grade is that
And u can only sell to a local not foreigners. So I wonder how investment grade is that
Local only reselling is similar to absd. The different is absd is paid in front and fixed, local only reselling is paid in the end and its not fixed.
Student visa qualify to buy as a local
This the resale market is very limited.
A China Chinese van driver who had been living in Sydney for more than 10 yrs told me this. When too many non-angmohs esp China Chinese bought houses within a suburb, local OZs would move out one by one.
This the resale market is very limited.
Time value principle is still effective. The longer you hold, the greater the value. At this moment the financing part is very reasonable, thus enable a long term holding.
proud owner
08-12-13, 21:36
A China Chinese van driver who had been living in Sydney for more than 10 yrs told me this. When too many non-angmohs esp China Chinese bought houses within a suburb, local OZs would move out one by one.
they afraid it turns into CHINA TOWN...
unfortunately all China towns throughout the world are the same ... DIRTY
traditionally most original Chinese immigrants to NYC China town were from HK... as the Mainlanders moved to USA east coast ...china town was already 'packed' ... so they bought into Brooklyn.. those Italians who lived there all their lives saw these Chinese coming in wanting to buy their properties and paying in CASH...so happy and sold their houses...
guess what ... they couldn't afford to find anywhere cheaper except to move further away from Manhanttan..
problem is .. further east Long Island it becomes more expensive .. as it gets closer to Hampton...
so these poor Italians end up buying and living in Staten Island ...
they didn't expect Chinese came in in truck loads ... buying everything up...
so before their Aussie town turns into a suburb china town ..they better leave ASAP ...
A China Chinese van driver who had been living in Sydney for more than 10 yrs told me this. When too many non-angmohs esp China Chinese bought houses within a suburb, local OZs would move out one by one.
Like Meyer road ?
Time value principle is still effective. The longer you hold, the greater the value. At this moment the financing part is very reasonable, thus enable a long term holding.
they going to build a new casino in Barangaroo right...
bro, what do think of the area like chatswood?
they going to build a new casino in Barangaroo right...
bro, what do think of the area like chatswood?
Chatswood is popular among asians and well connected by train. I think its a good choice because of the vibrant business activities.
Chatswood is popular among asians and well connected by train. I think its a good choice because of the vibrant business activities.
Its a Chinese enclave. Chatswood.
Chatswood is popular among asians and well connected by train. I think its a good choice because of the vibrant business activities.
thanks bro.
i understand foreigners can only but new units.
do they have concept of sub-sale? is sub-sale consider as 2nd hand/established property?
Its a Chinese enclave. Chatswood.
not only i see many chinese, but i also see as many koreans in chatswood :D
thanks bro.
i understand foreigners can only but new units.
do they have concept of sub-sale? is sub-sale consider as 2nd hand/established property?
foreigners can only buy first-hand be it completed or new launch. Pretty hard to find any first-hand now below 1m. That said, foreign students can buy in resale mkt due to their visa.
foreigners can only buy first-hand be it completed or new launch. Pretty hard to find any first-hand now below 1m. That said, foreign students can buy in resale mkt due to their visa.
so if someone have PR.... should straight away buy 2nd hand property for better price right?
so if someone have PR.... should straight away buy 2nd hand property for better price right?
For a PR u may qualify for a first home grand of 15K if u buy building under construction.
For a PR u may qualify for a first home grand of 15K if u buy building under construction.
i see... thanks for your reply.:)
For a PR u may qualify for a first home grand of 15K if u buy building under construction.
bro, i m looking at the buc directly above chatswood station: 7 Railway St, Chatswood...
1 bedrm going for >700k....
let say rental 500 per week, gross yield = 500*52weeks / 750k = 3.7%
can briefly share with me the running cost involve? like maintenance fee, utilities, water, tax, agent fee... :ashamed1:
given the higher interest rate in AU... rental confirm cannot cover interest cost right.... do you think worth it?
bro, i m looking at the buc directly above chatswood station: 7 Railway St, Chatswood...
1 bedrm going for >700k....
let say rental 500 per week, gross yield = 500*52weeks / 750k = 3.7%
can briefly share with me the running cost involve? like maintenance fee, utilities, water, tax, agent fee... :ashamed1:
given the higher interest rate in AU... rental confirm cannot cover interest cost right.... do you think worth it?
take note of size as financing could be limited. 1br 500k only?
council, water, strata fees.
can take SGD loan or even interest only.
bro, i m looking at the buc directly above chatswood station: 7 Railway St, Chatswood...
1 bedrm going for >700k....
let say rental 500 per week, gross yield = 500*52weeks / 750k = 3.7%
can briefly share with me the running cost involve? like maintenance fee, utilities, water, tax, agent fee... :ashamed1:
given the higher interest rate in AU... rental confirm cannot cover interest cost right.... do you think worth it?
700k with downpayment 30% tenure 30 year and 5% interest = 2600 monthly payment. Maintenance 300 dollar + council 75 dollar. Total = 2,975 dollar a month.
For a 700k property monthy rental should be at least 700 per week.
I am looking at least break even in monthly cash flow. If u can get 5% capital gain each year, your 30% downpayment is actually performing very well.
take note of size as financing could be limited. 1br 500k only?
council, water, strata fees.
can take SGD loan or even interest only.
hi newbie11... 500aud per week, i m referring to the rental rate.
700k with downpayment 30% tenure 30 year and 5% interest = 2600 monthly payment. Maintenance 300 dollar + council 75 dollar. Total = 2,975 dollar a month.
For a 700k property monthy rental should be at least 700 per week.
I am looking at least break even in monthly cash flow. If u can get 5% capital gain each year, your 30% downpayment is actually performing very well.
500aud per week, i based on the current asking rental of Regency which is 3min walk to Chatswood station.
Maintenance 300 aud is not water and electricity? water and electricity is pay by tenant seperately?
Carlton student accommodation sells for $160,000, reflects 10.76% yield
Tuesday, 10 December 2013
Home > News
A one-bedroom apartment in a student accommodation building in Carlton was the weekend’s most affordable auction sale in Melbourne, according to Australian Property Monitors.
Located at 449/800 Swanston Street, the apartment sold for $160,000 through Barry Plant Brunswick.
Prior to this sale, it last sold for $237,000 in 2005, according to RP Data records.
Listing agent Troy Constantine told Property Observer that there were two people present at the auction, and the successful bidder was an investor.
He revealed that the reserve price was $160,000.
He added that student accommodation properties were in demand at the moment.
“I generally sell student accommodation and properties similar to that, and my average days on market is around 25 days,” he said.
Constantine noted that the property market in Carlton has “pulled back a little bit” in the last fortnight.
“I think that’s because of supply and demand – more supply than demand, and more choices for buyers to make,” he said.
According to RP Data records, the unit was listed for sale from Dec 2011 to January this year, at an asking price of $199,000.
Constantine added that the $160,000 price is “consistent with what’s being sold at the moment”, and that the vendor “needed to sell quickly, that’s why the reserve was set at that range”.
According to its estimated asking rent of $331 per week, the price reflects a 10.76% rental yield.
According to the latest RP Data report, the median unit price in Carlton is $270,000, down 6% on last year. The average discount required to sell a unit is 7.1%, while private treaty sales average 86 days on market.*
The median asking rent for units in Carlton is $370 per week, while gross rental yield currently stands at 7.1%.
[email protected]
Carlton student accommodation sells for $160,000, reflects 10.76% yield
Tuesday, 10 December 2013
Home > News
A one-bedroom apartment in a student accommodation building in Carlton was the weekend’s most affordable auction sale in Melbourne, according to Australian Property Monitors.
Located at 449/800 Swanston Street, the apartment sold for $160,000 through Barry Plant Brunswick.
Prior to this sale, it last sold for $237,000 in 2005, according to RP Data records.
Listing agent Troy Constantine told Property Observer that there were two people present at the auction, and the successful bidder was an investor.
He revealed that the reserve price was $160,000.
He added that student accommodation properties were in demand at the moment.
“I generally sell student accommodation and properties similar to that, and my average days on market is around 25 days,” he said.
Constantine noted that the property market in Carlton has “pulled back a little bit” in the last fortnight.
“I think that’s because of supply and demand – more supply than demand, and more choices for buyers to make,” he said.
According to RP Data records, the unit was listed for sale from Dec 2011 to January this year, at an asking price of $199,000.
Constantine added that the $160,000 price is “consistent with what’s being sold at the moment”, and that the vendor “needed to sell quickly, that’s why the reserve was set at that range”.
According to its estimated asking rent of $331 per week, the price reflects a 10.76% rental yield.
According to the latest RP Data report, the median unit price in Carlton is $270,000, down 6% on last year. The average discount required to sell a unit is 7.1%, while private treaty sales average 86 days on market.*
The median asking rent for units in Carlton is $370 per week, while gross rental yield currently stands at 7.1%.
[email protected]
wow 7% to 10% yield...
maybe chatswood properties already rose too much :D
Look at Central Park. Latest darling.
Look at Central Park. Latest darling.
i go look look liao :D
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Aust$ is weakening against other currency. Good time to review this place.:)
Aust$ is weakening against other currency. Good time to review this place.:)
wait until 1 aud = 1 sgd then buy ? :D
i go look look liao :D
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Oh u visited the site? Rental achieved is gd. But I still prefer cbd.
Aust$ is weakening against other currency. Good time to review this place.:)
Yes that's the theme to play, as well as lower int rates. Locals are buying at record prices. Add prc and the hnwi like far east CEO to the mix.
Oh u visited the site? Rental achieved is gd. But I still prefer cbd.
ya I m in Sydney... but I dont know much about the property here... what other showflats can I visit? in cbd? :D
I look at central park price vs chatswood... almost same price... then why should people buy chatswood, I mean central park is consider as city right?
Dual key at central park worth a look.
York and George at George st
Greenland at Bathurst st
Trieste at ultimo
East central at Surry hills
Harold park
Luxury got Eliza
ya I m in Sydney... but I dont know much about the property here... what other showflats can I visit? in cbd? :D
I look at central park price vs chatswood... almost same price... then why should people buy chatswood, I mean central park is consider as city right?
Central park hi flr 13k psqm. I don't think it's cheap. Quantum lower due to many below 50Sqm.
Central park hi flr 13k psqm. I don't think it's cheap. Quantum lower due to many below 50Sqm.
ok the one I look at is low floor 500k+++ one :D
Take note of limited financing options for foreigners for int size below 45-50sqm
Take note of limited financing options for foreigners for int size below 45-50sqm
oh, u mean banks here do not loan to foreigners for int size below 45-50sqm ah?... may i know what are the limited options in this case, loan in SG?
no wonder i see this type of layout - 2 studio combined with 2 doors follow by 1 main door... like that bypass the small int size rule liao :D
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Look at this 1br.
http://smh.domain.com.au/real-estate-news/sydney-homeowners-anxious-to-seal-a-deal-before-christmas-20131215-2zfcy.html
http://www.domain.com.au/Property/For-Sale/Apartment-Unit-Flat/NSW/Mosman/?adid=2010871084
Est size 44.21sqm incl 14sqm car park
Price 569k
12870 per sqm
oh, u mean banks here do not loan to foreigners for int size below 45-50sqm ah?... may i know what are the limited options in this case, loan in SG?
no wonder i see this type of layout - 2 studio combined with 2 doors follow by 1 main door... like that bypass the small int size rule liao :D
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Some shunned it, some offer lower LTV. Then what if loan is below min loan criteria?
That said, I have been working with a new bank here on small sizes financing, so far so gd
Yup, DK is worth considering IMO .. But strata hi la
Sydney is heading into a giant and unprecedented investor-led property boom
Monday, 16 December 2013
Home
If there was any residual doubt about whether low interest rates would push more investors into Australia's housing markets, well, there isn't now.
I'm not sure I understand all of the reasons why everyday Australians are more inclined to invest in residential property than, say, our counterparts in the US, but regular readers will recall that I was confident that this would be the outcome of lower interest rates (in the face of a chorus of articles and commentators suggesting in no uncertain terms that the housing markets would not respond to monetary policy, and that buyers should 'sit it out' and wait for an inevitable price correction).
It seems to be part of the Australian psyche, as well as a reflection of our tax system. Investors with surplus capital have seemingly been spooked by the share market crash rather than welcoming the wonderful buying opportunities, and instead turn to the property markets to seek returns in the low interest rate environment ("I've always done well in property").
In my opinion, and in that of others, the long-run outcome of this will be iniquitous "cones of wealth" surrounding our major capital city centres - in particular Sydney and Melbourne - just as we have seen unfolding in London and elsewhere over the past few decades. I don't expect that outer suburbs and regional centres, where the percentage of investors is much lower, will be impacted all that much.
Finance data
The Housing Finance data for October from the*Australian Bureau of Statistics (ABS)*showed a very substantial 4.1% seasonally adjusted increase in total dwellings housing finance.
Source: ABS
As you can see above, owner occupied housing finance increased by 1% through October, seasonally adjusted, and the recent data has sent the total number of owner occupied dwelling commitments well above their long run averages.
Source: ABS
The total value of dwelling commitments is in a roaring uptrend, the most recent sector of the chart almost vertical.
Source: ABS
The real driver and the real story of this release is the level of investor activity, which has increased massively over the month of October (+8%) and over the past year (+29%).
Note that this is*easily the highest level of investor activity ever recorded in Australia.
Source: ABS
Combined with other data which shows that New South Wales is leading the levels of financing activity, this clearly suggests to me that the types of property which will 'outperform' the national averages will be those favoured by investors, in particular those located in the inner/middle ring suburbs in Sydney.
Australia 'to be an energy superpower’ by mid 2017
Australia could overtake Qatar as a global force in energy production thanks to its LNG production, like this plant in Karratha
By Ambrose Evans-Pritchard8:30PM GMT 15 Dec 2013
Morgan Stanley report predicts that gas exports will help country eliminate its current account deficit for the first time in four decades
Australia is to become a global gas superpower by the middle of the decade and eliminate its current account deficit for the first time in almost 40 years, according to Morgan Stanley.
“Liquefied natural gas (LNG) exports from Australia could be the next big thing,” said the bank in a new report.
It predicted a “huge ramp-up” in LNG output that could transform the country’s economy, claiming that Australia could overtake Qatar by to become the world’s biggest exporter of LNG as soon as 2017 rather that 2030 as widely assumed.
By then Australia would be a major force in global energy production, with LNG and coal exports together matching the country’s vast iron ore shipments.
Two-thirds of the world’s entire increase in traded LNG capacity is currently from Australia. While the US has a glut of natural gas from shale sources, it will be five to 10 years before it has the export terminals and infrastructure to sell large amounts on the global market.
This gives Australia a window of opportunity. It can benefit from the shortage of LNG supplies in Asia, especially in Japan where closure of nuclear reactors after the Fukushima disaster has left the country heavily dependent on gas imports. Gas is selling in Japan at almost $19 per British thermal units (BTU), compared to just $4.3 in the US.
Once dismissed as a pipe-dream, LNG has come of age with new technology since the 1990s. The breakthrough came with gas turbine technology and advances making it cheaper and safer to transport the fuel in refrigerated hulls made of molybdenum alloy at minus 116 degrees.
“The ramp-up would be enough to see Australia record a current account surplus in 2015, the first since the second quarter of 1975. It is difficult to overestimate the long-term structural importance of this industry to Australia,” said the bank’s East Asia expert Geoffrey Kendrick.
Whether it will be that easy for Australia to boost output is a disputed subject. Chevron says the cost of its Gorgon LNG project on Barrow Island with Shell and ExxonMobil off Western Australia has jumped $37bn to $54bn. It is the latest in a string of setbacks for the LNG sector.
If Morgan Stanley is right, the export share of Australia’s economy will rise from 20pc to 22pc of GDP by 2016. Energy would jump from 10pc to 18pc of total shipments. The return to surplus would be a remarkable shift for a country that has run a current account deficit averaging 4pc of GDP for the last three decades, and is currently near 5pc.
Australia is one of the world’s last surviving AAA states, yet its position is precarious. It has built up external liabilities of $855bn US dollars and has a net international investment position (NIIP) of minus 64pc of GDP, the world’s most-stretched after Europe’s Club Med bloc. The International Monetary Fund usually regards minus 30pc as a warning signal.
The LNG bonanza may give Australia a chance to stabilise its external balances and perhaps start to reverse the slide by beefing up its sovereign wealth fund, or Future Fund. The fund is a crucial means of recycling commodity wealth out of the economy and preventing the Australian dollar from rising too high.
The country is exhibiting clear signs of the “resource curse” as other sectors of industry whither on the vine, literally in the case of struggling vineyards. The beautiful wine-growing region of Hunter Valley is being “ripped apart” by coal mines, according to local activists.
General Motors has announced that it will shut down its car plant in a blue-collar district of Adelaide, blaming the “sustained strength of the Australian dollar and high cost of production”.
what is the impact of this huh?
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Budget deficit to jump to $50bn (http://www.theaustralian.com.au/national-affairs/policy/budget-deficit-to-jump-to-50bn/story-fn59nsif-1226782895151#)
AUSTRALIA faces a blowout in the deficit to $50 billion as Tony Abbott promises to launch into a "budget repair job" next year to address the "monumental" fiscal failure of the Labor government. But the Prime Minister has pledged to keep the Coalition's promises, including the $3.5bn paid parental leave scheme, in full and delivered on time, despite the deterioration in the nation's fiscal position.
The pre-election fiscal and economic outlook released three months ago predicted a deficit of $30.1bn but sources are now tipping the $50bn figure.
Even after Joe Hockey's decision to inject $8.8bn into the Reserve Bank to bolster its financial resources, this suggests the budget deficit has been deteriorating by $1bn a week since the election.
Mr Abbott said yesterday that while next Tuesday's mid-year economic statement would expose Labor's "monumental profligacy and fiscal ineptitude", it would "draw a line under Labor's disasters" and pave the way for the Coalition's repairs.
"We will be methodically setting about the repair job," the Prime Minister told The Weekend Australian in an interview to mark 100 days since the election on Monday.
Mr Abbott conceded there had been a "snafu" over the attempt to cut $1.2bn out of the schools education budget and a series of events that had buffeted the Coalition, but he declared his new government had had a "very productive 100 days".
"We have precisely done what we said we would do and we have kept almost precisely to the timetable," he said. "If the test of the government is 'are you competent and trustworthy?' I think we have passed that test."
In the face of declining popular support in the polls and strident criticism of the Coalition's early days in government, the Prime Minister was defiant about the government's performance and critical of Labor in government and in opposition.
He said the mid-year economic statement and the May budget would be markers in the life of the Abbott government.
"I think it (the mid-year economic and fiscal outlook) will clearly indicate the former government was monumental in its profligacy and fiscal ineptitude and it will in a sense rule a line under Labor's disasters, the magnitude of Labor's fiscal disaster, and it will delineate the magnitude of the task."
He said the only "disappointment" was that the Labor Party was still in denial about the election result.
"Every day the Labor Party holds up the carbon tax repeal legislation, every day the Labor Party makes it difficult for us to implement our border-protection policy, just confirms to the public that Labor is the party of higher taxes and more boats," he said.
"It's crystal clear what Labor's tactic is: it's to blame everything that happens on us as if they were never in government themselves and to be absolutely as obstructionist as possible."
While the government has passed promised legislation to repeal the carbon and mining taxes through the lower house, it has been frustrated in the Senate by Labor and the Greens, who hold the balance of power.
Of 11 carbon tax repeal bills, only the legislation to repeal the Clean Energy Finance Corporation was voted on in the Senate before it rose for Christmas. The CEFC repeal bill was defeated.
Coalition MPs were warned this week to expect a horrific mid-year economic statement and Mr Abbott said restoring the budget would be a key focus next year.
Despite the pressure on the budget, Mr Abbott said the Coalition would still deliver on its "modest spending promises" of $11bn on infrastructure, the "signature" paid parental leave scheme, funded by a tax levy on large companies and rebadging existing paid leave, and keep to the timetable it set.
"If there is one lesson to be learned from the school funding 'snafu' it is that the public expect us to keep to our commitments letter and spirit," Mr Abbott said.
Referring to the attempt to keep a Labor cut of $1.2bn in school education funding, he said: "You can't plead the fine print; you have to adhere to the spirit of your commitments."
On falling polls and having only a short political honeymoon after the election, he said he "never thought that life in politics was a Hallelujah chorus of approval".
"I've never thought that and never found that," he said.
"There was almost nothing John Howard did when he was in government that wasn't ferociously contested.
"You have to accept that while you are there you are going to be (the) subject of fierce criticism and you can't let it put you off. You just have to purposefully, if necessary doggedly, push on with what you have said you will do.
"Obviously we can be talking about the fact Labor is standing in the way of our mandate but if on the same day Holden announce they are pulling out of manufacturing our message will be lost in the shock of the new.
"But as long as your message is clear, consistent and truthful I reckon it slowly sinks in."
Mr Abbott defended his strategy of obstruction as opposition leader and criticised Labor's refusal to agree to the repeal of the carbon and mining taxes. He said opposing the repeal of the carbon tax might give Labor "a degree of satisfaction" but would ultimately work against it.
"The fundamental difference between what they are doing and what we did in opposition is that we opposed the then government breaking its commitments. They are opposing us keeping our commitments and I think the public is more than smart enough to appreciate the distinction."
The impact of budget deficit? Open door policy for chinese money and migrant.
Already opened. Look at their census data.
visited another showflat... guess this place should be more for own stay blah...
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Dual key at central park worth a look.
York and George at George st
Greenland at Bathurst st
Trieste at ultimo
East central at Surry hills
Harold park
Luxury got Eliza
Some part of surry hills not very good, too close to poor locals. Ultimo is good. George st lagi best. One of the most busy street in sydney.
visited another showflat... guess this place should be more for own stay blah...
How much per sqm
How much per sqm
left only 2bedrm units, 2 of the cheapest units:
$647000 77(internal) 8402psm
$647000 91(total area) 7110psm
$685000 80(internal) 8563psm
$685000 94(total area) 7287psm
for psm, usually people quote for internal area or total area?
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