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coalstar
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September 6, 2011 - 5:57 am
freehold land means the vendor owns the land outright from the ‘crown’ or commonwealth whereas leasehold land is leased from the crown for 99 years. you can apply to convert leasehold to freehold but will cost you approx 70k. that is, you have to pay the difference of what the land is worth at ‘market rate’ or the what the valuer general believes the land is worth.
coalstar
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September 6, 2011 - 1:23 am
FREE REPORTS as supplied by QLD govt. updated: 22nd AUGUST
http://mines.industry.qld.gov.au/assets/mines-pdf/CQ_mining_energy_projects_and_map.pdf
http://mines.industry.qld.gov.au/assets/mines-pdf/CQ_Gladstone_Region_mines_and_staff.pdf
http://mines.industry.qld.gov.au/assets/mines-pdf/CQ_Galilee_Basin_Projects_map.pdf
http://mines.industry.qld.gov.au/assets/mines-pdf/CQ_Bowen_Basin_mines_and_staff.pdf
listen to link as well;
http://www.abc.net.au/rural/news/content/201108/s3297514.htm
In a nutshell imo Bowen basin towns aren’t going anywhere and rents will remain high.
coalstar
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September 6, 2011 - 1:11 am
its all well and good for the blocks to be released but at the end of the day someone has to pay for the cost of the infrastructure and the house to be built, and at best at a minimum cost of 350K. 300 blocks wont be released or sold all within 12 months, most likely over a few years and this will sustain rental returns for years to come as new mines open up as well.
coalstar
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September 2, 2011 - 6:43 am
hbbehrendorff wrote:
I live in Emerald and I work in blackwater sometimes and know the area well.
I know people who live in blackwater that have been trying to sell there house for years, it seems to be a place that is a little difficult to liquidate.
You should generally find that the returns will be better in blackwater then they are in emerald, Though IMO I would not invest in blackwater because its to risky.
Have you been to blackwater ? its a hole, no one would live there for the atmosphere, there are few shops, the pubs are drives, the pizza place makes some of the worst pizza in australia and its just a red rocked dessert dive with crappy old houses.
I know the guy who owns one of the service stations there and he is closing it because he has not been able to get any employees for over 5 years !!!
Basically everyone in the town works in the mines or in some way that directly gives services to the mine.
Now, you don't need the mine to close, you just need coal demand to soften or the price to fall a bit and jobs will be lost and vacancy's will over night be very high.
I know many people personally who work in the mines and they all would prefer to live in Emerald, even though there is a 76km drive.
Emerald is a regional hub and has more then just mining going for it, There is massive industry in emerald, agriculture and the town is much much nicer, There is a huge big shopping centre being built here right now that will have stores such as harvey norman a new big wollies, ect
The newly renovated Irish pub is really nice too, they spent 3.8mill on the renno and imo its one of the best pub/clubs in qld, it rivals places down at the coast.
Lake Maraboon is the second largest lake in Qld, apparently the largest man made lake in australia and bigger then sydney harbour
who cares how pretty the lake looks, there are seven mines surrounding the town with 2 possibly being built next year. most coal around blackwater is mettalurgical and contracts are in place for around $250-$300 a tonne. now if the price drops to say $120 a tonne its still feasible to mine as it costs around $90 a tonne to extract. id be happy with a 25% return let alone 200%
coalstar
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September 2, 2011 - 6:38 am
ive said it before and i’ll say it again, for me blackwater will be the next moranbah in terms of rental prices becoming comparable. blackwater is 3 years behin, If the washpool coal project goes ahead ealry next year i reckon 3 bed highset homes will get around $1000 a week in rent and those properties will be selling around 400-450K. just a prediction though!!
spoke to my managing agent yesterday and she has over 10 corporate companies waiting for accomodation. one mob asked for 15 properties in four months time!
coalstar
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August 20, 2011 - 1:52 am
500 lots would cost over 25mil just to get the infrastructure put in place!! these will come on over a period of a few years for sure
developer would have to pay for the roads, power, water, sewage, phone, drainage…
coalstar
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August 15, 2011 - 2:39 am
projects links:
http://mines.industry.qld.gov.au/assets/mines-pdf/cq_bowen_basin_mines_and_staff_a3_may2011.pdf
http://mines.industry.qld.gov.au/assets/mines-pdf/cq_gladstone_region_mines_and_staff_a3_may2011.pdf
http://mines.industry.qld.gov.au/assets/mines-pdf/CQ_Galilee_Basin_Projects_map_A3_May_2011.pdf
coalstar
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August 1, 2011 - 8:27 am
JT7 wrote:
coalstar wrote:
my 12% return is safer than your 30% return
Still some serious downside to the US economy and I don’t there out of the woods yet by a long shot. Why go abroad when there are so many fantastic markets here in Australia!
Jack
exactly!
coalstar
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August 1, 2011 - 8:25 am
good read for sure!
coalstar
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July 31, 2011 - 2:25 am
my 12% return is safer than your 30% return
coalstar
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July 30, 2011 - 11:17 pm
gladstone
coalstar
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July 28, 2011 - 9:10 am
if you buy house and land, furnish it, get a company lease for two years and you’ll get approx $800 a week in rent
coalstar
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July 24, 2011 - 6:07 am
Hi,
never been to Emerald, good to hear that the majority of the town didn’t get flooded. If the town has high parts within then they wouldn’t get floooded. Moura is a good example of this where the dawson river is about 10km away. As you head east from the river towards the river and start heading upwards you notice the town is built high up.
why all the fuss about Emerald? I have to say though it would be a safer option than other towns as its diversified
coalstar
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July 23, 2011 - 6:32 am
how do banks go lending in emerald with the recent floods? does this affect the lvr if the property is n a flood zone? are parts of emerald flood proof?
coalstar
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June 26, 2011 - 7:20 am
Talismans wrote:
coalstar wrote:
the point is if your getting 1400pw in rent surely you cant be too pandatic about the bloody lawn, just buy the tenant a mower and get them to cut; no need to be completely greedy
Agree Thanks guys!
Do you guys notice there's been an increase of rents in dysart and moranbah as well?
A 3×1 has recently jumped from $800-$900 pw to $1000-$1300 pw and a 4×2 from $1000-$1200 pw to $1600-$1800 pw.
I reckon another boom isn't far behind (in the next couple of years, given the strong rental return is sustainable). When most of these houses are renewed with new rental contracts, the house prices will also rise, until they reach about 10 times of the yearly rental return.
Any thoughts?
This happened 3 years ago, here's one sold in Jul 2008 rented for $560pw
http://www.realestate.com.au/property-house-qld-moranbah-104767405
seems cheap now, blackwater might be next, poss. followed by moura and wandoan
coalstar
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June 25, 2011 - 4:36 am
the point is if your getting 1400pw in rent surely you cant be too pandatic about the bloody lawn, just buy the tenant a mower and get them to cut; no need to be completely greedy
coalstar
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June 25, 2011 - 12:02 am
better off buying the tenant a lawn mower!
coalstar
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June 24, 2011 - 12:43 am
with the returns your getting in moranbah it would be a good idea to spend 40 bucks 2-3 weeks and get somene to mow it for you, its tax deductible anyway and keeps your place clean and tidy
coalstar
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June 22, 2011 - 7:31 am
living in Sydneys west I wouldn’t recommend buying new units of the plan as they are priced at the top end of the market. You def. see more growth in the lower end of the market for units.
Youre looking to spend close to 400k when houses in the area go for similar prices. Its a case where the developer has to sell at at that price to make a 25% return. good chance a 400k unit will be worth the same for at least 5 more years imo, then again, who knows!!
You would be better off putting 400k in the inner west such as dulwich hill, marricville etc.. this been the average house price is 900k and units around 400k where in liverpool houses are 350k; the price youre looking to pay for a unit!
I understand the temptation of buying something new but I wouldn’t regard it a blue chip property in liverpool even though its new.
coalstar
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June 12, 2011 - 11:33 pm
1. get a depreciation report if you havent already got one,
2. see an accountant and get a tax variation done asap, hence paying less tax each week which will improve your cash flow, e.x if you were to get $10,000 back at the end of the year, you might only get $1000 back.