Forum Replies Created
RaymondBDM,
it was another Raymond that got me into this RHG mess in the first place-he fleeced me.
After listening to the giraffe and the hippopotamus years ago when I invested in Estate Mortgage you think i would stop following the financial recommendations of talking animals on TV.
C2,
thanks for that suggestion. This is probably what is happening-rental guarantee in place from the builder/developer to the person who initially bought the unit and is now selling the unit.
$650/week for a one bedder…would have to be a great unit (someone would pay that for point blank ocean views at Tamarama or Bondi…not for water views of Fleuve Parramatta).
Just did a search on Homebush Bay-one bedroom waterfront units. Came up with this
Says currently rented for $650/week asking $399k.
$650/week is very high rent for a one bedder-what gives?
This is a good link to save to favourites. Gives you an idea where the futures market sees interest rates in the coming months (and is updated daily)
http://www.asx.com.au/data/trt/ib_expectation_curve_graph.pdf
Its saying RBA rates around 3.195% by April 2009.
This is a good link to save to favourites. Gives you an idea where the futures market sees interest rates in the coming months (and is updated daily)
http://www.asx.com.au/data/trt/ib_expectation_curve_graph.pdf
Its saying RBA rates around 3.195% by April 2009.
Scamp,
are you even living in Australia? Were you living here in the 1992 recession we had to have. I was. Unemployment did not exceed 12% (you say 20%).
Interesting to see you call the fall of the Australian dollar by 30% the crash. I suppose it is if you are an importer or intend to travel and spend your wealth overseas or are an FX trader.
Most of us here stay put in Australia. We don't notice the rising or falling AUD that much…since 2000 its been as low as 47c and as high as 98c. The volatile AUD doesn't seem to afffect our ability to do day to day activities too much.
Scamp,
explain your logic here
"AUD has fallen 30% already over the past few months. It will drop more because of the interest rate drop. This is 30% less profit for mining. "
If the AUD has fallen by 30% and continues to fall then all other things being equal mining revenue received for contracts priced in $US commodity prices would rise by about 30% . A falling AUD is good news for many Australian mining companies.
Crashy,
your comments above do not seem to sit too well with what you have to say as a a qualified Financial Advisor on your Posigear Instiute web-site
http://www.posigear.8k.com/"
PROPERTY? BAH!
The property run is over. Property is expensive and rental yields are low. Shares are relatively cheap and we have low interest rates. There are new ways to buy shares cheaper than ever before, and high brokerage costs and excessive borrowing costs are a thing of the past.
There has never been a better time to positively gear shares. Don't wait until interest rates rise, these opportunities won't be around forever."Crashy,
I think there is real value emerging in parts of Sydney. Prices in inner Sydney will probably move first similar to inner city Melbourne prices (just 6 mths to a year behind). Prices for some inner city sydney suburbs (such as Surry Hills) have already moved 10%.
I recently settled on the purchase of a 2 bedroom unit in Auburn (16kms from Sydney cbd) and 4 train stations east of Parramatta. Gross rental retun on the unit is looking like being 7.25% pa, There are a few 2 bedroom units selling in this area for under $200k with rental yield of 6% or higher. The area seems to have been caught up in negativity over property prices similar to that affecting suburbs in the South West. I feel this negativity will change soon.
Residex predicts 9 % pa captial growth for Auburn units for the next 5 years.
Ajax
Jenwren,
if you want reassurance buy a Residex future growth budget report for QLD houses. Russel, Macleay and Lamb islands get a mention.
Am a bit uncertain as to how well a property manager would manage an IP there-maybe you could share your experience? What sort of property management fees are you being charged?
Ajax
I've invested in Gunn-a suburb of Palmerston (satellite city of Darwin). Bought in September 2005 for $250k now rents for $300/week probably worth $340-$350K at the moment.
Managing agent fees are 8.8% inclusive of gst. Trades to repair stuff are expensive. Most houses have airconditioners and these can cost to replace/repair. Rent deamnd is strong. Economy is still very strong…not looking like cooling too much.
Happy with investment in Darwin at the moment.
Ajax
P.S. Residex still say high growth for Gunn…predicting 14%pa for next 5 years and rental return at around 5%
Waiving the cooling off period but leaving the contract as subject to finance will just offer you another out…and the vendor will proabably see it as that .
If you have finance in place but have not done building and pest inspections make it subject to satisfactory building and pest inspections but without cooling off and without subject to finance clause if you believe there is another purchaser about to offer the same price.
Or offer $1000 more subject to cooling off if you really believe there is another purchaser and wish to exclude him/her but have time to consider your position.
Ajax
Hi Ogilvy,
have a read of this site
http://www.redfernwaterloo.com.au/
The NSW State governmemt has big plans for Redfern involving millions of $.
Ajax
Dulux Antique White USA low sheen on walls, white ceiling paint and Dulux vivid white semi-gloss on skirting boards and architraves.
Did this on recommendation of paint shop. Looks great.
Used a professional painter for most of the job-hard to beat with an old house which had never been painted professionally before. Lots of preparation work done by the painter (including sanding and plastering of gaps and holes). Cost $3300 incl. paint and gst for a 3 bedroom terrace. Took 4.5 days for 2 men.
Ajax
I am an NSW solicitor yet I instructed a conveyancer to act on my conveyance in the Northern Territory. Was asked the question “Do you want rent adjusted on the settlement by us or do you want to leave it as between the incoming managing agent and outgoing managing agents” (continuity of tenannts). I was told the latter is the way its usually done in Darwin.
I agreed to the latter. The tenant then prepaid quite a few weeks rent to the outgoing managing agent a few days before settlement. This money sat in the outgoing managing agents account until I queried my first rental statement from the incoming agent a month later (very little rent paid) . Outgoing managing agent was then slow to release the money.
I wonder what would have happened if I had not noticed this.
Always get your conveyancer/lawyer to adjust the rent via the settlement statement and remaining monies to be paid at settlement. If need be have this instruction to your solicitor/conveyancer put in writing so you can come come back and question the conveyancer/lawyer later.
Ajax
Just called RAMS asking about their 80% no doc loan.
Deferred establishment fees (if break the loan)
In Years 1 and 2-2%
Year 3-1.5%
Year 4 onwards-nil
$395 application fee + $300 documentation and settlement fees
$96/p.a. account service fee
Can redraw funds back out
7.24% pa interest for first 4 years then 6.9% pa
Ajax
Heron Todd White’s comparative analysis of national property markets October 2005
http://www.htwresearch.com.au/download.php?file=2722
Ajax
This property seems to meet the criteria
I’d closely check council flood plans though.
Ajax
The idea of living on equity sheets home a bit more if you have properties with high capital gains year in year out and very low rental yields. There are some areas in Sydney with this type of capital/income mix.
Living on equity is possible with even a small portffolio (as long as the properties have consistently high capital growth).
There is a living on equity calculator posted on Somersoft forums by James Gatherum-Goss. The calculator does the actuarial work for you.
Go to 8th post in this thread
http://www.somersoft.com/forums/showthread.php?t=21834&page=1Cheers Ajax
G’day Chars,
if the IP you are looking at is selling for $280k why is the rent only $180/week. I would have thought 9k+ pa in Darwin (net of all expenses) would be possible
To give you a few examples I’ve looked at recently(in Palmerston area-the area you are looking in may be completely different)
Rent appraisal on this $300-$320/week. I have this in writing from selling agent.Property still on market.
Rent appraisal $270-$280/week. I have this in writing from 2 different agencies. Property sold.
Rent appraisal $280-$290/week. Rental appraisal on web-site. Property sold.
Ajax
