Hi,

I hope I don’t get anyone too hyped up in this comment, but would ask you to consider the below.

As a RE Buyers Agent who acts on behalf ONLY for the buyer, make sure you are aware of a copuple of things.

I have my roots in development, so I am aware of the way some places (eg: TOWNSVILLE, PERTH, S/E QLD etc) are recent hot spots that MANY ‘agents’ will have you believe they can find the right property for neg gearing/positive gearing or what not.

As long as you understand that there is a referral agents margin or usually between $15K – $50K (depending on their buying power) for someone to refer a property to you in one of these areas. The Sales Agents love this work and it is EASY business. Please be aware that often it WONT just be their typical margin (5% to $18K then 2.5% thereafter! – qld)

UNDERSTANDING THIS ABOVE POINT IS KEY TO UNDERSTANDING THIS TYPE OF INDUSTRY, AND HOW MUCH THE PROPERTY IS WORTH!!

Of course, I will hear from readers (my agents is good) but I am sure so is his commission.

I say this not to advertise of myself or put down any persons woth referral agents agreements, only that they exist.

I can say with integrity that much of our business finds a lot of clients into properties into these areas that we previously overpriced, and sold by a desperate vendor who purchased it 12- 18 months ago with too much of an agents commission factored in. That IS, we can still locate in these areas, just that much of what we are picking up NOW, was overpriced in the first place.

Those of you savvy with this type of investing will know what I am saying.

Key Tip: BE wary of property WITHOUT a margin, as this means that someone in the link is losing commission $$$ for every dollar that is negotiated!! Their argument will be that the place is just a darned good buy!!

Good luck in Townsville Dwong, it is a lovely place and there is some great property, it just be found through

1) getting on a plane, meeting a ‘sales agent’ and finding it in a weekend, or
2) buying it sight unseen

Regards

Gavin McPherson
Principal and Licensee in Charge
Oasis Property Buyers
1300 55 1980
0414576314
http://www.oasisproperty.com.au
[email protected]

Hi,

The criminal mind behind knowitall disguises a man / woman of logic.

The premise is still correct, don’t pay for what you don’t have to and my experience tells me I even like to make subtle changes to a plan myself even if it has been done by an architect, as they do the plans without hindsight and and without a full scale verison to look at. To say that their product (and end) is perfect would be usually, inaccurate. Change what you like about the current one.

See what you want, or draw it up yourself on a scale grid (not that hard and fun!) and give it to a drafty. All the same, if you have no creativity, and no ideas, fine, go with the arch, as they can come up with some amazing ideas.

Oh, yes, and by the way, do make necessary changes to make it differ from the copyright version.

I have also been close (it was averted at last minute) to being taken to court from archt from duplicating plans, however, as I knew from the outset that I was going to duplicate these in other developments I made sure that my communication between me and the arch was good. I logged all my plans and sent them via email (and fax) before personal presentation and made sure the premise was there that they were always MY plans, that HE had tdraw up for me. I just didn’t have the CAD program he has availability to.

That is, I DREW the plans, he just formally put them into a CAD program.

Cheers

Gavin

Hi All,

I have moved to Gladstone from Sydney at the beginning of 2004. Some would say…the beginning of the end.(someone whould tell me that)

It has been anything but, and, to be honest, the comment above about(or below..I don’t know how this will apear on site) about “passive and active’ investing is 100% correct.

To this, Gladstone has some fundamental undercurrents of success that cannot be overlooked, without the financial committment of larger capital cities. As an active investor (still with properties in Sydney and G Coast) we have been based (and here for a little while yet!) establishing a sound protfolio that has already proved more than beneficial. I still sternly believe that the price of housing in Gladstone is still too cheap, and still needs to realise this (about $50K – $75 per standrd propety in sourrounding CBD) before the market is totally corrected, and I see this happening at somestage in the near future. I say this, as, still at present building costs are too high ($1200 – $1500 sqm) and people are wanting newer and newer houses. To make the proposition at all viable for developers (and I am one!) it needs to achieve this profit at the end sale price, which IS happening. This, however is taking prop dev’s out of GLADSTONE to buy cheap land and build on, BUT it is not what they want (people are still driving 25 mins out of town) anymore and, believe me Gladstone CBD and close proximity RE is fetching a premium. They are selling slow at the moment, but prices are still moving. I would say those that are overcommitted are getting out (and underselling their property so I can’t speak for these people)

To this, most of you will have heard of the CBD development that the state and local government have invested $10M in to refurbish the waterfront and main street (Goondoon Street). Since putting in route D (an arterial route to take road frieghters off waterfront streets) has allowed for this development now to start and developers are moving fast.

I have been working with a consortium to seize a CBD property for a $20M development, and I have heard whispers (that wouldn’t leave this website) that ACCOR hotels have their due dilogence on a main street site for a 110 bedroom hotel – they don’t make these decisions lightly, and starbucks have also picked up prime waterfrontland (where the trucks used to go, but now a clear path and view to harbour and yacht club)

As such, I would say that Gladstone will come of age, it is just a matter of when, and I for one will certainly be buying up a much as I can between this gap of lull and inexperienced investors (getting out) and another declaration (or hopefully back to back) appointments of large scale local contracts. (Comalco Stage 2 and / or aldoga)

Granted, Gladstone does have a ‘roller coaster’feel to the market that goes with the new projects on order (so to speak) but in saying this, the port isn’t going anywhwere (2nd largest deepwater port in Sthr Hemisphere) the infrastructure is notgoing anywhere either, and as projects gather steam $16 Billion from 2005 – 2008 at present), it is amazing what happens when a project of 5000 people can do to a town of 30K people. That is, well over 10% of the polulation, and hey they have to be housed somewhere.

The annual income is huge comparable to brisbane and other major cities, so cash availability is definietly not a problem for these guys here, and as coffee club, new cinema complex, starbucks, etc pick up they will enjoy a higher standard of living.

As a fun search though for those that have some spare cash and feel like a risk (I cannot vouch for the degree of risk) please check out Gracemere and surrounding districts who don’t have any listings to speak of and council is begging state government for land realease. I waon’t say too much and let you do the digging on that one.

I have assisted, and still do assist investors and developers into Gladstone so any help I can give is fine. All the same, take the advice in any vain you like, as I am sure there are 50 other Gladstones out there. Mind you, before I came here I did a study of 90 Oz towns over 10 000 people and landed here, so, show me a better one and I’ll be there.

Cheers

Gavin

Director
Oasis Property Development P/L
Oasis Property Buyers

[email protected]
0414576314
[comp]