Brisbane council cracks down on investors operating ‘pseudo hotels’

A crack down on short-term rentals will see Brisbane property owners pay substantially higher council rates to operate holiday homes, with the local mayor lamenting ‘different tenants coming and going’. Brisbane’s lord mayor, Adrian Schrinner, unveiled the Queensland capital’s budget on 15 June, which included a steep rate hike for property owners trying to make money off the short-term accommodation marketplace. They will now pay 50 per cent higher rates than those who rent out their properties on a long-term basis. Acknowledging the pressing housing crisis facing the city during a speech introducing the new budget, he zeroed in on the rental market as an area in need of intervention. “With the rental vacancy rate now at record lows, it’s incredibly hard for tenants to find affordable places to live with six or twelve month leases. Short-term rentals may be convenient for tourists and visitors to Brisbane, but they throw up a minefield of issues,” Mr Schrinner said. “The short-term rental trend, facilitated by well-known booking apps, removes homes from the long-term rental market. To be clear – this contributes to supply shortages and increasing housing costs”.He said the 50 per cent increase in council rates would bring the levies imposed on those operating holiday rentals closer in line with what is charged to commercial operators. It will apply to whole properties (but not single room rentals) where the dwelling is available for short term stays more than 60 days of the year. The rate hike will involve the introduction of new rating categories for transitory accommodation. A property on the minimum rating level, for example, will be subject to a hike of almost $600 extra a year. Acknowledging that some might find the increase hard to take, he characterised it as a requirement for owners to “pay their fair share”. And he noted that while owners will initially be encouraged to self-identify, the council will increasingly use public reporting and its own online research to pinpoint who should be paying the increased rates. Mr Schrinner made it clear that the ultimate goal of the plan was not to rake in more money, but to encourage property owners to return their investment properties to the long-term market. “Residential streets were not meant to be home to pseudo hotels, with different tenants coming and going every weekend,” he commented. The council’s move comes just a few months after the Real Estate Institute of Queensland (REIQ) implored investors across the state to release their homes onto the long-term market, after the flooding pinched rental vacancy rates even further. “Displaced tenants and owner-occupiers are now hitting the market, desperate for alternative accommodation, adding to the already unprecedented demand for long-term rental accommodation. It is difficult to see any way that this wave of demand can be met without the support of property owners moving their properties to the long-term rental market,” Ms Mercorella commented at the time. In addition to the city’s crackdown on short-term rentals, Brisbane will also embark on a project of identifying new areas that can be unlocked to create residential and mixed-use communities. Called “Suburban Renewal Precincts,” it will look to expand the city’s residential footprint into areas that may have previously had a commercial or light industry use, according to Mr Schrinner. T

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Growth standouts over the past year have been Brisbane (27.02%), regional NSW (26.85%), and the ACT (26.4%), with regional Queensland (23.35%) also performing strongly.

Australia’s rampant home price growth slowed further in March, lifting by 0.34%, the slowest pace of growth since May 2020, according to the PropTrack Home Price Index. The PropTrack Home Price Index is an Australia-first monthly revised residential property price index just launched by REA Group’s data business, PropTrack, to deliver timely insights on home prices and market trends. The report found monthly price growth was highest in South Australia (1.03%), with Adelaide (0.84%) the top performer of the capital cities. Prices fell slightly in Melbourne (-0.02%) while larger falls have been recorded in Perth (-0.11%) and the Northern Territory (-0.13%). Findings also showed that regional areas continue to outperform the capitals in the post-pandemic market, with prices rising 25% in the past year in regional areas, compared to only 16% in the capitals. Growth standouts over the past year have been Brisbane (27.02%), regional NSW (26.85%), and the ACT (26.4%), with regional Queensland (23.35%) also performing strongly. “Home price growth has slowed considerably in 2022,” said Paul Ryan, PropTrack economist and report author. “The increase in prices across the country in March 2022 was at the slowest pace since May 2020, after national pandemic lockdowns. While price growth has slowed dramatically, it is comparing to an exceptional period – 2021 saw the fastest growth in over 30 years. In March, regional areas continued to benefit from relative affordability and preference shifts towards lifestyle locations. Regional areas in all states outperformed their capital city region.” Ryan said the easing in price growth reflects the reduced influence of lower interest rates. And with fixed mortgage rates expected to rise further as RBA increases the cash rate, probably later in the year, “the outlook for price growth remains subdued, with the speed of official interest rate hikes the big unknown for the market in 2022.” Source Broker News Best Most Recent Sale Brisbane Wide:- #VENDOR FIVE STAR REVIEW RECEIVED 10TH MARCH 2022 ⭐️⭐️⭐️⭐️⭐️ Excellent - above & beyond expectations Linda and her team have managed our investment property from Day 1. They have been totally organized, prompt and responsive to any requests during the rental period. Excellent vetting of tenants, with proactive management of the property. 12 months ago we were ready to sell, however Linda's guidance and advice suggested we should wait - which we did. Recently we decided to sell - that advice gained us an additional, yes additional, 60% over what we would have achieved previously. Very happy with her professionalism, knowledge & guidance. ⭐️⭐️⭐️⭐️⭐️ Carlos and I are very appreciative and thankful for your kind words. As a team, LJ Gilland Real Estate were privileged to look after your Investment Property, treating it as if it was our own. Please stay in touch with us for many more years as our relationship is more than just the long term business, it's a loyal trusting friendship. Thank you. https://www.ratemyagent.com.au/real-estate-agency/lj-gilland-real-estate/property-listings/26-daryl-reinhardt-st-redbank-plains-afxszs #BUYER FIVE STAR REVIEW FOR 26 DARYL REINHARDT ST, REDBANK PLAINS RECEIVED 19TH MARCH 2022 We certainly are happy customers Carlos and his wife were very helpful. I bombarded them with lots of questions and they had excellent knowledge of the property we were interested in. I am sure I was quite a complicated client . I had no experience in buying a property. Carlos is a great communicator, kept in regular touch by phone or internet and guided me through. We are very happy with the property and the process. Thank you !! Verified by RateMyAgent https://www.ratemyagent.com.au/real-estate-agent/linda-debello/reviews/26-daryl-reinhardt-st-redbank-plains-ab1eip

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Brisbane Rental demand has transitioned towards detached and lower density housing markets since the pandemic, reflecting the disruption to rental demand from overseas migration, but also the stress of changed working conditions, caused by Covid restrictions.

Westpac is forecasting 20 per cent gains in the housing market over the next two years. In a report released Monday, the banking institution’s chief economist Bill Evans said he was expecting dwelling prices to rise 10 per cent nationally in 2021, and said the pace would continue into 2022, off the back of strong economic growth. “The upturn is being supported by record low interest rates; the confident expectation among borrowers that these rates will remain low for years to come; ample credit supply; and an improving economic backdrop, as the roll-out of vaccines promises to bring the pandemic to an end and drives a sustained lift in confidence,” Evans said. “The bottom line is that Australia’s housing upturn now has strong momentum that looks to be lifting further and will remain well supported by monetary conditions and an improving economic backdrop.” Dwelling approvals surged 22 per cent in the final quarter of 2020, and new lending for dwellings lifted by 16 per cent in the December quarter, which Evans says demonstrates a robust and confident housing market. “Most tellingly, buyer demand has run well ahead of ‘on market’ supply, with sales outstripping new listings by 34 per cent over the last six months and ‘stock on market’ down to just 2.5 months of sales—[where] the long run average is 3.8,” he said. “A lift in new listings will no doubt be forthcoming but for now this is clearly a seller’s market.” House prices forecast: Westpac Average 2018 2019 2020 2021 2022 Sydney 5.1 -8.9 5.3 2.7 10 10 Melbourne 3.7 -7 5.3 -1.3 8 10 Brisbane 1.7 0.2 0.3 3.6 10 10 Perth -1 -4.7 -6.8 1.9 12 8 Adelaide 1.9 1.3 -0.2 5.9 10 8 Hobart 3.9 8.7 3.9 6.1 8 6 Australia 3.5 -6.4 3.1 1.8 10 10 ^ (as % change). Source: Westpac bulletin Unsurprisingly it was the smaller capital cities and regional towns that were most likely to capitalise on these forecast dwelling price increases. There was still concerns about lingering areas of weakness, specifically the Sydney and Melbourne high rise markets, but according to the Westpac Housing Pulse report they look to be a minor drag on the broader market surge. Evans said it was the regions that had been largely unaffected by virus disruptions and benefitted from related shifts in internal migration flows that would see the biggest boost in property prices. Evans said they were also predicting good news for the labour market. “Australia is expected to see growth well above trend this year and next. The unemployment rate is forecast to decline steadily to 6 per cent by end of 2021, and 5.3 per cent by end of 2022. “We now expect the upswing to generate stronger, double-digit, price growth near term while our expectation, back in September last year, remains that a policy response can be expected later in 2022 which will settle markets into 2023.” A high number of developers are planning to roll-out of new offices projects over the next six months as a rebound in confidence ignites financing and speculative projects, according to NAB’s quarterly commercial sentiment survey. To date, Australia has faired much better than most other countries on both the health and economic fronts, with many activities now returning close to their pre-pandemic normal. The recovery from the pandemic-driven recession is now filtering through into commercial property market sentiment, with NAB’s survey, a measure of sentiment based on expectations for capital values and rents, lifting for a consecutive quarter. “While [our] index lifted for the second straight quarter, it is still very negative and well below the long-term survey average,” NAB chief economist Alan Oster said. “However, expectations are improving for a stronger near-term recovery in economic activity and a lower peak in unemployment, which is seeing overall confidence levels in commercial property markets improve.” Sentiment continues to diverge across sectors amid ongoing travel restrictions, with office and retail sentiment lifting and CBD hotels continuing to lag, sitting as the weakest asset class. Industrial sentiment however rose sharply over the quarter, supported by ever growing demand in online retail and continued requirements for available warehouse and logistics space. Office markets Sydney aerial shot ▲ Vacancy rates in the country's two biggest office markets, Sydney and Melbourne, have already risen significantly over the last six months. On the development front, over half of property developers surveyed said they planned to commence works on new office projects in the short-term, up from 39 per cent in the previous survey. “The survey highlights a shift in emphasis among property developers planning to start new works from residential to commercial building,” Oster said. “A below average of developers said they were targeting residential developments, down from the previous quarter, but more are planning to start new works in the industrial, office and retail sectors.” Shoring-up optimism has been the post-vaccine outlook for revenue and profitability. Despite this, longer-term changes to workplace are still playing out as employers and staff seek a new balance in flexible work arrangements. Of the 370 property professionals surveyed by NAB the average expect over three in four (77 per cent) of white collar workers will return to CBD offices post-Covid. Some forecast a reduction of as much as 10-15 per cent in annual net absorption as work-from-home rates increase and firms search for 80 per cent of their existing CBD office foot print post-Covid, offset by greater workplace space ratios. NAB said it expects the national vacancy rate, which remains unchanged at 9 per cent, to climb to 9.4 per cent in the next 12 months as businesses attempt to reduce their property footprints, before easing to 8.9 per cent in two years’ time. “The outlook for capital growth for the next two years is for contraction in office, retail and CBD hotels, but at a slower rate than forecast in the third quarter,” Oster said. “Industrial property expectations were however upgraded, and raised in all states, insulated by unchanged vacancy rates of 5.8 per cent.” Property professionals also pointed to a big improvement in the ease of acquiring debt and equity to run their businesses across the fourth quarter. They also expect debt and equity funding conditions to continue improving over the next six months, bringing them back to levels not seen since mid-2015. Across the quarter, the average pre-commitment to meet external debt funding requirements for new developments in Australia fell to 63.3 per cent for residential property, but increased to 60.6 per cent for commercial. Brisbane’s housing market: policy updates The Home Builder scheme will continue until the end of March in a bid to prevent a major decline in construction activity. Read more: HomeBuilder Gains Eleventh Hour Extension Queensland faces a “hard road” over the next four years as the state recovers from the coronavirus pandemic, Treasurer Cameron Dick says. Read more: Queensland Budget Announcement The central bank, which introduced a package of measures at its latest meeting, cut the cash rate target to 0.1 per cent—the lowest in Australia’s history, in its bid to support a recovery. Read more: RBA Cuts Interest Rate in Bid to Build Economy Brisbane housing market forecasts ANZ economists forecast Brisbane house prices will rise by 9.5 per cent next year, as low interest rates and government stimulus flow through the economy while Commonwealth Bank updated its forecasts, projecting a strong rebound in prices across the second half of 2021. CBA now expects Brisbane house prices to increase by 16.6 per cent to December 2022 compared to 13.7 per cent in Sydney and 12.4 per cent in Melbourne. Westpac has also updated its property forecasts, with Brisbane real estate prices tipped to surge 20 per cent between 2022 and 2023. Brisbane Housing Market Insights: February 2021 https://theurbandeveloper.com/articles/brisbane-housing-market-update via @TheUrbDev

Good morning all, and mentally prepare yourself for maybe having the Olympics in 11 years' time.

10 things you need to know this morning in Australia (via @BIAUS) https://www.businessinsider.com.au/10-things-you-need-to-know-this-morning-in-australia-v19-2021-2

War for Water: foreign investor firepower over Australian farmers in water deals https://www.michaelwest.com.au/war-for-water-why-the-foreign-investor-advantage-over-australian-farmers-in-water-deals/

The underlying story is a rent story, not a housing story. When the rate of housing formation is low, as we’re seeing now, weakness in rents comes through, particularly in those areas affected by the shock. It’s less of a house price story. House prices are more driven by financial flows and credit.

Landlords in inner-city Melbourne have taken the biggest property hit during the COVID-19 pandemic, followed by landlords in Sydney’s inner city and eastern suburbs, according to data from CoreLogic. Between March 2020 and last month, there was an 11% drop in rents in the Melbourne CBD and a 10.8% fall in Sydney’s inner city and inner southern suburbs, according to CoreLogic figures published by the National Housing Finance and Investment Corporation. “This shows weakness in housing triggered by the pandemic is showing up in the rental, rather than the purchase, markets,” NHFIC researcher Hugh Hartigan told The Australian Financial Review. “The underlying story is a rent story, not a housing story. When the rate of housing formation is low, as we’re seeing now, weakness in rents comes through, particularly in those areas affected by the shock. It’s less of a house price story. House prices are more driven by financial flows and credit.” Rents in regional markets are also showing the impact of COVID-19. Rents in smaller cities like Darwin and Perth have spiked by as much as 11.1%, and regional centres that have seen a flood of new residents fleeing from locked-down cities have also seen rents spike, AFR reported. “That inner city story is a pretty weak one in terms of rents, but conversely, dome of the major cities – particularly Darwin, Perth – you’re seeing very tight vacancy rates,” Hartigan said. “And in places like Coffs Harbour [on the North Coast in NSW]. There’s a lot of those different and highly variant stories playing out across the country.” However, there are tentative signs of improvements in the Sydney and Melbourne rental markets, according to data published Tuesday by SQM Research. The vacancy rate fell in Sydney’s CBD, and asking rents across greater Sydney rose enough last month to lift the national average for the first time in a year. SQM said there were also encouraging signs in Melbourne’s rental market. Best Regards Linda 姬琳达珍 and Carlos Debello (LREA) LJ Gilland Real Estate Pty Ltd Debello LREA推荐书LJ Gilland房地产 http://ljgrealestate.com.au/testimonials/ Request FREE Rental Appraisal here! "Your Local Property Management & Sales Specialists" PO BOX 19 ZILLMERE 4034 电话：07 3263 6085 LJ Gilland Real Estate Pty Ltd would love your feedback. Post a review to one of our profiles i.e. https://g.page/ljgrealestate/review?gm https://www.ratemyagent.com.au/real-estate-agent/linda-debello/reviews/80-albert-st-woodridge-aauvwd A pleasure sales experience Linda and Carlos have managed my property for over 10 years. They have always handled the property so it has been kept in excellent condition and rent always paid in time. Yes there have been some difficult tenants but I didn’t have to worry about a thing because it just got taken care of. It was the effortless sale and got the exact asking price. Can’t fault them, can only recommend them. Review submitted by (Vendor) on 7 Feb 2021 Your reply - 11 Feb 2021 Hi Bolle, Thank you for your kind words. Please stay in touch with us if you should need anything such as research etc... Always happy to help :) https://www.ratemyagent.com.au/real-estate-agent/linda-debello/reviews/34-dalewood-place-moggill-aavvbf http://ljgrealestate.com.au/competitive-commission/ http://ljgrealestate.com.au/property-management/ http://www.facebook.com/ljgrealestate

Will Aussie housing market defy expectations again this year?

HomeSectionsMarket talk Submit Will Aussie housing market defy expectations again this year? by Ryan Smith | 12 Jan 2021 Increase Text Size Decrease Text Size Print RSS Email to a colleague MOST VIEWED APRA slashes liquidity available to lenders The regulator reduced the aggregate amount of committed liquidity by $46 billion, and hinted at more cuts to come ACT housing minister pressured to explain why housing units were kept vacant A report alleges that government-owned affordable housing units sat empty for over a year Experts see strong price growth in housing market in 2021 However, some warn that policymakers may need to rein-in runaway market SPECIAL REPORTS 2018 Commercial Lenders Roundtable Top 10 Brokerages 2018 2018 Brokers on Aggregators Australia’s property market defied expectations in 2020 – so what does 2021 hold for Aussie real estate? When COVID-19 locked down the country, analysts predicted a double-digit drop in the housing market. However, those dire predictions never materialized, and prices – which ended the year just 0.7% below pre-pandemic levels – are on the rise. So how will the market fare in 2020? When The New Daily asked a group of real estate experts to prognosticate, none would give a figure. However, they did talk about some key things to look out for in the property market this year. The biggest news could continue to be market growth in regional areas. Dr Sarah Hunter, chief economist at BIS Oxford Economics, told The New Daily that if local COVID-19 cases remained under control and unemployment stayed stable, regional areas and detached houses in smaller capitals could see continued growth. Hunter said that there was still significant demand from those taking advantage of buyers’ grants and stamp-duty concessions. “Falling interest rates improved affordability, which helped demand, but supply hasn’t responded all that much yet as the volume of transactions – although they are turning – have not written anywhere near as much,” Hunter told The New Daily. “In terms of long-term sustainability, there’s still demand shock around [reduced] migration, which will likely make apartments cheaper.” Anna Porter, director of Suburbanite, agreed. She predicted that prices for off-the-plan units would fall, largely due to investors whose worry about the strength of capital city rental markets will make them less likely to purchase property. Read more: Experts see strong price growth in housing market in 2021 Vacancy rates in some capital cities rose above 4% last year as the pandemic slammed tenant-heavy industries with job losses, The New Daily reported. And data from the Australian Prudential Regulation Authority showed that investors have been slow to resume repayments; one third of deferred loans at the big four banks in October were investment loans, APRA reported. “There could be a bloodbath that comes to fruition in a short, compressed time frame if people sell in quick succession in areas that don’t have undersupply issues,” Porter told The New Daily. On the other hand, the impact of loan deferrals may not be as severe as predicted. According to the Australian Banking Association, the number of deferred loans cratered over the course of six months last year – plummeting 66%, from 493,440 in June to 169,677 in November. And CoreLogic head of research Eliza Owen predicted that house prices would continue to rise in the first half of 2021, ahead of the end of loan repayment holidays. Owen also said that the RBA’s historic interest-rate cuts and programs like HomeBuilder and the First Home Loan Deposit Scheme outweighed the market’s negative factors. “The only thing worth noting when you see incentives for first-home buyers, for example, it tends to have a vacuum effect where purchases that may have happened anyway are pulled forward,” Owen told The New Daily. “Once these schemes run out, we may see demand slow a little bit, and the other thing that could slow price increases is APRA intervention.”

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Updated Australian property forecasts, expecting a serious boom in the coming years. Brisbane prices will soar 20% by 2023, Westpac say.

 

• Westpac has updated its property forecasts, expecting a serious boom in the coming years.
• The bank’s economists expect prices to fall nationwide by just 2.3% more to June before booming to 2023.
• Fuelled by low-interest rates and record economic support, chief economist Bill Evans and Matthew Hassan expect some capital cities to boom by as much as 20%. The bank's economists expect prices to fall nationwide by just 2.3% more to June before booming to 2023.
  
  
  

Sky-high Australian property prices are not only set to live another day, they’re bound to go higher still, the country’s second-biggest bank predicts.

On Thursday Westpac broke ranks with the other big four banks to lay down its latest thinking, expecting the property market to get through the pandemic relatively unscathed before booming.

Months ago Westpac predicted national prices to fall by 10% and to recover a little more than 8% by 2022. However this week, chief economist Bill Evans and senior economist Matthew Hassan noted their expectations had improved as the market showed resilience.

Instead, national prices will eventually decline 5%, or 2.3% more, to June, according to the pair. A locked-down Melbourne will lead the pack lower, shedding 12%, followed by 5% in Sydney, and 2% in Brisbane, while Perth won’t budge and Adelaide will actually lift 2%.

(Westpac, Business Insider Australia)

It’s a far more optimistic view than the ones held Australia’s other major lenders. This week the Commonwealth Bank upgraded its outlook to expect a 6% fall followed by a recovery roughly half the strength of the one expected by Westpac. ANZ meanwhile remains more pessimistic, maintaining 15% falls are still possible.

Westpac expects some capital city prices to soar by 20%

However, while price falls are expected to be more modest, it’s the resurgence that Westpac expects in the coming years that is more spectacular.

Some distressed selling will occur in June and September, the economists expect, as mortgage deferrals expire in March. But once overstretched borrowers have left the market and prices decline, especially in inner-city areas, the market is forecast to boom.

“We expect price increases over that 2021–23 period of 15% [or] around 7.5% per year,” Evans and Hassan wrote.

“This recovery will be supported by sustained low rates, which are likely to be even lower than current levels; ongoing support from regulators; substantially improved affordability; sustained fiscal support from both federal and state governments; and a strengthening economic recovery, (particularly once a vaccine becomes available, which we expect in 2021).”

Specifically, they see prices jumping 14% in Sydney, 12% in Melbourne, 20% in Brisbane, 18% in Perth and 10% in Adelaide.

In other words, if Westpac’s forecasts come to be, Melbourne prices would return to pre-pandemic levels by 2023, while the other capitals will actually be far more expensive.

“On the basis of those increases we would see affordability modestly worse than long-run averages for the nation as a whole, with the advantage enjoyed by the smaller states diminishing,” the economists wrote.

In fact, it could prove even worse for the have-nots, Westpac says, maintaining the boom could be even bigger than it expects, based on the “psychology of the market”.

In layman’s terms, if buyers believe the market will boom, by piling in they will only push prices higher still.

Its own prediction will do little to discourage that.

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AT A GLANCE
• Property management & Sales of Tenanted Investment Properties is our Speciality – Core Business.
• Individual solutions to fit our client’s needs
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• PHOTOS TAKEN ON ENTRY, tenants are shown about safety switches and water mains etc. We meet all tenants on site.
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Dedicated to implementing best practice, achieving set goals and encompassing a consistent approach to quality management and making effective use of all available technology. We recognize that tenants are customers too, treating them with any sort of disrespect would be detrimental to all property investors. It is all about Attitude. We aim to remove the hassle from Sales & Rentals.

Six Months How are House Prices Fairing

BAJO CONTRATO DE Linda 姬 琳达 珍 y Carlos

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#propertymanagement #propertymanagers #propertymarketing #competitive #commission #win #win #relationship #happyvendor #happytenant #resultdriven #gratitudeattitude LindaandCarlos Debello Linda J.姬琳达珍 Gilland (Debello) Linda-Jane 姬琳达珍 Gilland(Debello)

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