Forum Replies Created
My agency is located in Burleigh Heads. We generally specialise in properties close to the ocean or lakes.
I deal with a builder in Coomera Waters on occasion and my fiance worked in Oxenford for Metricon Homes for a time as well so between us we know the Coomera area well (it is only 20mins drive north of Burleigh Heads..).
I’d like to help you find what you are after so don’t hesitate to contact me direct on 0433 694 994
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
“I have seen many instances over the years where, purchasers had speculatively bought off the plan and then sold the property prior to settlement becoming due and in the process realising a substantial profit, often with having outlaid very little money because the purchaser has paid his or her 10% deposit by a deposit bond or bank guarantee.”
“Buying Off The Plan”, 10 May 2004
Lou Farinotti
Partner
Holding Redlich LawyersLuke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
For Queensland Investors:
The residential tenancies authority of queensland is a good place to start! Median weekly rentals and # of bonds lodged every quarter broken down by suburb for major regions.
Property Investor Magazine sometimes publishes good visual guides to this data.
Get the RTA + other useful links on our website here:
http://www.plproperty.com.au/queensland_property_links.htmlLuke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
What state/territory are you in?
If in Qld, your rental manager could have issued the tenants with a ‘notice to remedy breach’ after 7 days rental arrears or breach of tenancy T&C (dog inside)
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
Are the people sourcing the deals professional licenced real estate agents?
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
There are a huge array of questions you may want to answer for yourself:
– What is the occupancy rate of the resort (& comparable resorts) for the past couple of years?
– What is the long term tourism potential of Mildura VIC? (Try the local gov.t for research)
– What is the strength/experience of the management team running the resort?
– What happens if the resort doesn’t sell rooms? Are they obligated to pay the 8.25%?
– Have the room’s always been strata titled? If not, why are they selling them individually now?
– Are there management fee’s, body corporate fee’s etc that will need to be paid out of the ‘guaranteed’ return?
– What is the state of the building sinking/administrative funds?
– How old is the building? Are there any capital works planned & when? Will the sinking fund pay for the works or will the body corporate (owners) be slapped with a hefty special levy?
– If the mg.t can default on the 8.25% return or mg.t go bust for instance, what are your prospects of letting the room out privtely?Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
I imagine the majority of vendors worldwide wouldn’t be impressed if someone offered a $1 deposit. Get real.
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
Check the asking price against comparable properties yourself so you are not solely relying on the valuation.
Which development/area/state are you referring to?
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
TMA,
In Queensland, real estate agents are bound by law to disclose their commission to the property purchaser and property vendor.
Uninformed commentary is dangerous and best left off the forum.
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
slaurie44, I’d be interested to hear what you’ve based your statement RE: SE Qld on?
The Gold Coast has the highest residential rentals in the whole of Queensland. Plus an extremely low unemployment rate (just less than 3% at the time of my post).
It also has the largest population outside of Australian capital cities and climbing. About half a million people live on the GC.
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
Yes I agree with you resiwealth – do something different.
I think there could be a market in Varsity Lakes for Townhouses with larger than normal bedrooms (some have quite small bedrooms)…
Delboy – I would suggest visiting at least 15 residences in your preferred development area to give you an idea of what to innovate.
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
likely not TMA, but it wouldn’t relate to our business anyhow because we are professional, diligent & trustworthy.
Just like you likely wouldn’t publicise finance scandals that have nothing to do with your business.
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
Golden suburb? What a joke. Jewel I encourage you to take a drive through logan before you make any decisions. Logan needs plenty of work to put it nicely.
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
Reggie,
I would suggest that if you are seriously making a property owner an offer to purchase that you would present a written offer in addition to an inital deposit as a show of goodwill.
If you are purchasing through a real estate agency they will put forth your offer on a State-relevant contract of sale
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
Prices on the Pac. Fair side of GC hwy have pushed back a little from mid last year. However, I don’t see them dropping further.
Some more general info on Mermaid Beach:
– In development is a small commercial office building (retrofitted cinema’s)
– Walk to Broadbeach from 1 min to 45 min
– Beachside GC Hwy Broadbeach is a rather affluent holiday area
– Land on the beachside GC Hwy is quite valuable
– Largely a residential area with several small holiday complexes dotted throughoutLuke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
Tete,
I live in Mermaid Beach (MB), own property here and also sell property in the area.
Our agency generally only sells new and off the plan property. At the time of my post, we’re selling new 2 bedroom apartments in MB (holiday or permanent letting) from $413,000 (2 storey walk-up complex on beach side GC Hwy). That should give you an idea of what new apartments in the area are going for.
Capital Growth has been particularly strong on the beachside of the GC Highway. Prospects for future capital growth in the area are also promising.
The Pacific Fair side of MB is a bit run down and has a high proportion of rental properties. It is still quite close to the beach however and Pacific Fair/Casino/Broadbeach etc
RE: Consistency. check out the RTA website for median rental figures in the area and other property resources for vacancy rates etc.
Try the links here: http://www.plproperty.com.au/queensland_property_links.html
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
Yep Pegasus – I agree
Wrap it if it lends itself to this – it could be a potentially lucrative option for you Geoff.
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
Coops,
Any decent Real Estate Agent will do more than handle your sales contract.
They should at a minimum:
– provide you with a well researched estimate of your properties value
– prepare a tailored marketing campaign
– provide a visible sales office to attract prospects
– hold open & guided inspections on the property
– staff an office of well trained sales people to service inquiry on the sale of your home
– alternatively auction your home to the highest bidder
– introduce you to a network of professionals including: legal services, finance professionals if needed for your next purchase, tradespeople etc
– advise you on the presentation of your property to maximise the selling potential
– Provide a 24/7 selling service
– Professionally negotiate the best offer on your property and be prepared to obtain you the highest possible price
– Prepare a contract, when they have found a seller with a suitable offer, that protects your interests
– Guide all parties through the transaction to settlementHope your sale goes well: agent or private!
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
We’ve compiled resources for Queensland investors.
In particular, you could use the Residential Tenancies Authority median rental data to help with your decisions.
See: http://www.plproperty.com.au/queensland_property_links.html
Luke Woollard
Licensee
Pacific Lifestyle Property
http://www.plproperty.com.aucomments made are general information only. you should seek professional advice for your particular circumstances.
