Population boom in Australia ~ Fastest growing suburbs in Sydney

Canada Bay, Sydney

Canada Bay, Sydney

Sydney’s population has surpassed the 4.5 milion mark for the first time with the inner-west area of Canada Bay the fastest growing area according to figures from the Australian Bureau of Statistics.

Suburbs in the City of Canada Bay include Abbotsford, Breakfast Point, Cabarita, Canada Bay, Chiswick, Concord, Concord West, Drummoyne, Five Dock, Liberty Grove, Mortlake, North Strathfield, Rhodes, Rodd Point, Russell Lea, Strathfield and Wareemba.

Breakfast Point, Sydney

Breakfast Point, Sydney

The population of Sydney, Australia’s largest city, increased by 86,400 in the year to 30 June 2009. The areas of Blacktown, Parramatta and the Hills district recorded the highest increase in residents for the second consecutive year. The population of Blacktown increased by almost 7,000 people in the year but the fastest rates of growth were largely found in areas in the inner west, with Canada Bay and Strathfield holding the first and third positions respectively. The population centre of Sydney remains in Ermington, north-west of Parramatta, where population is equal in any direction.

Professor Bill Randolph, director of the City Futures Research Centre at the University of New South Wales, said the rapid growth in the inner west was likely to be driven by both increased densities attracting new residents and a baby boom. Despite the strong growth across Sydney which averaged 1.9%, it still fell behind Perth, which continues to be the fastest growing city in the country, with its population increasing by 52,200 or 3.2% last year, followed by Darwin, where population increased by 3.1%.

Melbourne recorded the largest increase in population of any city in Australia, where 93,500 people became residents.

The above is an excerpt from an article written by Josephine Tovey and Kelsey Munro of the Sydney Morning Herald

Related post:

Housing Shortage – extract from HIA’s Housing to 2020 report

The Housing Industry Association estimates that over the next 10 years, Australia will need to build 1.92 million new dwellings to accommodate the rapid growth of the Australian population which is projected to reach 36 million by 2050 from its current 22 million.

Australia’s current housing shortage stands at 109,200 dwellings and is expected to reach 466,000 dwellings by 2020 based on current building trends.

The Housing to 2020 report found that housing shortages exist in just under half (295) of the 669 local government areas in Australia, with the majority in and around metropolitan Sydney and Brisbane.

Extract from HIA Housing to 2020 report

Housing crisis in Australia

Related news articles:

Biggest Australian trade deal of $60 billion signed

Australia's biggest trade deal - $60 billion

Australia signed biggest deal to sell gas to China (Picture: Bloomberg)

The world’s first fully termed sales contract for Liquefied Natural Gas (LNG) sourced from coal seam gas (CSG) has been signed between Britain’s BG Group and the state-owned Chia National Offshore Oil Corp (CNOOC).

“This deal makes Australia the world leader in CSG-based LNG industry and it brings us one important step closer to opening up a new LNG province on Australia’s east coast in Queensland … this project will provide enormous wealth and employment to out country for many decades to come” said Resources Minister Martin Ferguson, who witnessed the signing in Beijing.

LNG is proving to be the resource of the future where massive investments are being planned and approved in the town of Gladstone, located approximately 550km north of Brisbane and 100km south of Rockhampton in the mid-north coast of Queensland, Australia.

The deal is expected to deliver up to 8,500 construction jobs and another 1,000 operational jobs. It dwarf’s last year’s ExxonMobil’s $50 billion sales contract with PetroChina for the supply of LNG from the massive Gorgon project in Western Australia.

CNOOC’s 20-year deal with BG Group was proposed in May 2009 and will allow CNOOC to buy 3.6 million tonnes per annum of LNG from British firm’s Quensland Curtis CSG-to-NG project in Gladstone.

Among several other large LNG projects planned in the Gladstone region is the Royal Dutch Shell’s LNG processing facility on Curtis Island.

Queensland Premier Anna Bligh said Federal and State environmental approval for the project was expected by mid-2010. Ms Bligh said the BG Group / CNOOC deal was Australia’s largest LNG sales contract between two entities and placed Queensland at the centre of the growing industry.

“We are now a leading player in the global LNG market,” Ms Bligh said in a statement.

Download an independent Special Report on Gladstone.

Related media coverage of this mega trade deal:

Metropolitan CBD vs outer fringes ~ pros and cons of city slicker vs surburbia

Sydney ferry and city skyline

Sydney ferry and city skyline

Traditional investment paradigm

I know of many investors who steadfastly insist that properties within a certain radius of an Australian metropolitan CBD will outgrow those located more than say 20km or so in the outer fringes of a capital city. This view is certainly true in the past and is rightfully founded upon traditional patterns of property growth fuelled by our obsession of living in and around Australian capital cities.

Lets face it, no matter how much Sydneysiders whinge about the state of Sydney’s trains, traffic congestion, higher cost of living and noise levels, being a harbour city, Sydney is still a pretty darn beautiful place to live in. Its lifestyle compared to many close Asian rivals are miles ahead and I believe many would-be migrants would kill for a piece of this action. Sydney is spoilt for choice – a world-class cuisine, laid-back and outdoorsy attitude as a result of the sunny and temperate climate which is taken for granted. Melbourne is elegant, perhaps the most elegant of all Australian capital cities with its cafe and emerging food culture, art and fashion and hey, the Australian Grand Prix and Australian Open tennis won’t hurt the local state economy. I love Perth for its vast open spaces, minimal fuss with traffic and its friendly locals. The presence of water views in most capital cities have an added dimension of natural beauty of its seascapes and coastal land.

Earlier migrants and established suburbs

In recent years, the global economy has dramatically changed. Technology has made the world smaller, we had a resources boom which brought many residential areas in Queensland and Western Australia to the forefront in property values. Lastly, the emergence of China and India as Asian powerhouses cannot be ignored. Migration numbers into Australia have ballooned over recent years and this has increased the demand for new housing. It may be true that migrants also prefer to stay within close range of metropolitan CBDs due to better job opportunities. However, the demographics of our capital cities are changing so rapidly that certain outer suburbs are proving to be just as attractive with good public amenities but are considerably more affordable in terms of housing. Take Sydney for example, Chinatown in the heart of the city used to be the melting pot for Chinese and Asian food in general in the early 1980s.

Today, Chatswood has become a residential, commercial and retail metropolis within the lower north shore where property values have escalated beyond imagination.  Suburbs further from the CBD like Flemington, Hurstville and Cabramatta (respectively 15km, 22km and 33km from the CBD) have a mixture of predominantly Chinese, Indian and Vietnamese migrants. Sydney Markets at Flemington is a wholesale market that provides fresh vegetables, meats, seafood, dry groceries and many other fresh produce to retailers, food businesses and the public alike at wholesale prices which give household budgets a big savings boost. These suburbs, among many others in capital cities of Australia have provided earlier migrants with literally a “new lease of life”. That is, the reality of an affordable brand new home in a country that promises the rule of law, equal opportunities and political stability. This is a potent cocktail of hope for any new arrival seeking a better future in a foreign land. In most cases, the cost of living is relatively lower compared to areas closer to the city. Public amenities such as schools and hospitals are sometimes easier to access than in the city and there is never a shortage of parklands and open public spaces.

The rise of “newer” suburbs and gentrification of the “old”

Rhodes is approximately 16km north west of Sydney CBD. Most apartments in this suburb are relatively new as a result of development over the last 5 years by Mirvac, Meriton, Billbergia and Walker Corporation. The convenience of the Rhodes Shopping Centre and train station cannot be underestimated. Investors who are buying the new apartments in Rhodes are predominantly new and young migrants from China. There is also anecdotes of auctions being dominated by Chinese bidders in recent times. In general, these migrants prefer new dwellings, the convenience of shopping and good access to the city. The table below shows that absolute price growth in dollar terms for Rhodes and Abbotsford have overtaken established suburbs like Mosman and Pyrmont which is literally in the city.

Dee Why in the northern beaches have long been the “poorer cousin” of its neighbouring Manly. However, things are about to change with the imminent Dee Why Grand, an integrated residential, retail and commercial development comprising 166 luxury apartments with all the modern conveniences. With Coles and Harris Farm taking up tenancy in this complex, Dee Why Grand is expected to transform the Pittwater road / Pacific Parade junction the same way that Pacific Square Shopping Centre has transformed Maroubra junction.

Redfern and Pyrmont have enjoyed solid growth due to gentrification, new developments around Blackwattle Bay, close proximity to TAFE and the city in general. These emerging trends have attracted young professionals who enjoy city living and all it has to offer. Renovation and upgrade of old terraces around Redfern has increased property values and brought in the hip factor in city living. On the other hand, established lower north shore suburbs like Cremorne and Neutral Bay have experienced more modest growth rates over the last 5 years. Rental yields are generally higher for CBD suburbs due to higher demand. The median price of $500,000 for Sydney city tells us something about the supply of units within the CBD and its relative potential for capital growth.

Suburb

Km from  Sydney CBD

Median unit price $

5-year growth %

Weekly median  rent $

Median Yield %

Dee Why

18

425,000

11

400

5.29

Rhodes

16

579,000

14

550

4.94

Abbotsford

11

600,000

13

465

4.03

Chatswood

11

500,664

13

500

5.19

Artarmon

9

513,750

14

450

4.55

Mosman

8

550,000

9

470

4.44

Cremorne

6

545,188

9

495

4.72

Neutral Bay

5

515,000

5

480

4.85

Erskineville

4

469,000

12

495

5.49

Redfern

3

445,000

20

450

5.26

Pyrmont

2

560,400

40

568

5.27

Sydney city

0

500,000

18

580

6.03

Source: RP Data, Your Investment Property, Issue No. 32, March 2010

Changing trends and attitudes

The argument about standard of living can be subjective. Advancement of technology has made it easier for many to work from home and there is some justification for so many city dwellers seeking a “sea change” or “tree change”. Australia has the ability to provide an alternative lifestyle in less populated coastal towns with similar oceans views at a fraction of the price which is proving to be an irresistible lure to getaway from hectic city life. Gerringong, Gerroa and Mollymook are just a few of so many coastal towns in the south coast of New South Wales which offer breath-taking ocean views without the Sydney price tag and traffic congestion. As a result, some inland and coastal suburbs which offer a more balanced work – leisure lifestyle are beginning to experience solid growth based on sustainable foundations rather than more speculative hearsay which are infamous with many CBDs developments. Dural in the north of Sydney may be one such suburb.

Untitled-2

Flowers at Sydney Markets, Flemington

Economics

Statistics like those above have proven that some so-called iconic or “high-end” suburbs have experienced at best lacklustre growth rates over the past 10 years whilst suburbs in the outer fringes are powering ahead with double-digit growth rates. Why is this so? The reason may come down to be purely economics. As Australia grows in population (currently 22 million and is tipped to reach 35 million by 2050), properties in the outer fringes are more affordable compared to the CBD and usually demonstrate better cashflow. Being more affordable, these properties are in higher demand and when interest rates are low, more first home buyers will enter the property market via these outer fringe suburbs. When interest rates increase, demand for these properties decrease due to lower affordability which in turn, increases the number of renters who provide a strong support to yields for these properties. In short, outer-fringers are relatively more recession-proof than their CBD counterparts.

On the other hand, properties in the CBD and “trendy and high end” suburbs with higher values will be the first to suffer in the event of a property downturn. Rising interest rates cripple affordability and prices of these properties and their higher values also return poor yields and discourage would-be investors to enter these markets.

Therefore, the traditional either-or choice of buying a CBD or outer fringe property is blurred by changing times and factors affecting a host of investment criteria. It is no longer a straight-forward choice because different suburbs within each precinct have different attributes depending on the investor’s goal and aspirations. It depends on the type of property you buy in a “strategic location” with a point of difference. Location is still important but scarcity and a unique point of difference which people are looking for is the key to a sound investment in the long term.

Investment strategy

From a strategy point of view, one should continue to consider investing in CBD suburbs provided  one don’t over-capitalise  and properties have sufficient upside potential in capital appreciation. Such properties are increasingly difficult to find at best of times because housing affordability in the CBDs of Australia is decreasing with dampening effects on price growth. To qualify as good investments, these CBD properties must demonstrate a distinct point of difference – convenience, transport, unique floor plan, private backyards, potential to upgrade and renovate, extra car space, valuable storage space and lifestyle choices for tenants such as a walk home from work or their favourite surf beach, pubs and restaurants.

As for the outer fringes, these suburbs must be within the radar of massive infrastructure investments and upgrades, projected population growth precincts with good public amenities and better transport routes to the CBD already inked onto paper. One such suburb is Melton, located 35km northwest of Melbourne, or the town of Gladstone, 550km north of Brisbane, but that’s another story.

Melton proceeding with $15 billion urban regeneration plan

Melton Community Hall @ wealthruproperty.com 2

Melton Community Hall, Melton South

The Melton Shire Council is in the midst of formalising a major planning initiative which involves 2,400 hectares of vacant land between Paynes road at Rockbank and Toolern Creek in Melton South, locations which are 30km and 40km from Melbourne CBD respectively.

This plan involves 2 community centres, retail and commercial precincts, a new railway station and low, medium and high-density housing which is expected to add 22,000 new dwellings and increase the current Melton population of 43,000 to 100,000 by 2026. In addition, the plan also caters for the expansion of land for Harness Racing Victoria which recently moved from Moonee Valley to a new $40 million facility in Melton.

Back in 1970, the population of Melton was 4,000. Today, the wider Melton Shire Council which includes suburbs to the east of Melton closer to the city, is one of the fastest-growing municipalities in Australia, with the current population of 103,000 forecast to reach 144,000 by 2016.

The Honourable Justin Madden, Minister for Planning is expected to approve the Toolern Precinct Structure Plan in June 2010, with a developer expected to be appointed by December 2010. Subdivision works will be carried out in the middle of next year, with construction set to start soon after. More than 35 developers, consultants and other interested stakeholders are expected to be involved in the proposal to develop the first 512 hectares of council-owned land out of which 381 hectares will be residential properties.

Among the property developers expected to be joint-venture partners include Delfin, Lend Lease, MAB Corporation, Mirvac Group and Stockland, which recently paid $57 million for a 124-hectare development site in nearby Leakes road capable of accommodating 1,300 residential dwellings.

On completion of the entire 2400-hectare redevelopment, just one Western Highway exit will divide the invisible line where Melton begins and metropolitan Melbourne ends, loosely considered the 1,996 housing estates of Caroline Springs and Burnside, which actually share the same postcode as Deer Park.

M8 Western Freeway @ wealthruproperty.com 1

Excellent drive on the M8 Western Freeway

Total development value is expected to be a massive $15 billion will be invested in Melton, spread as $9 billion and $6 billion for residential and commercial development, making this investment a larger urban regeneration than Docklands’ $12 billion to the west of Melbourne CBD.

Melton, being known as the former “thoroughbred country”, which is currently 40 minutes by car from Melbourne CBD is expected to become more accessible when the proposed outer ring road is completed, connecting the suburb to Melbourne’s Tullamarine airport and an interchange at Oakland Junction connecting outer-western suburbs to the Hume Freeway. This development is another step closer for Melton to become part of metropolitan Melbourne.

The above is an excerpt from an article written by Marc Pallisco for The Age newspaper.

Other related posts:

IMG_0069

Elm tree-lined Bacchus Marsh road

Emmadale Gardens ~ Gladstone’s new residential estate

Gladstone city

Gladstone city and port, Queensland

Emmadale Gardens is a brand new residential development located in the Gladstone suburb of Kirkwood and is approximately 6km south of Gladstone town.

Located on gently undulating hillside land, the variety of home styles include hillside sites with ocean views, courtyard sites and lakeside residences with water and bushland vista. These site plans are detailed below:

Emmadale Gardens is also conveniently located near local shops, Stockland Shopping Centre at the corner of Philip street and Dawson Highway, Gladstone Golf Club and Tondoon Botanic Gardens.

Typical land and house packages are 4 bedroom, 2bathroom with 2 lock-up garage, some with an additional study / media room. Price ranges from $415,000 to $435,000. Land sizes vary between 580sqm to larger coner plots of over 950sqm.

Some lots currently for sale:

1. Lot 154 Bottlebrush Drive – $415,000, house: 200.3 sqm, land 584 sqm

2. Lot 155 Bottlebrush Drive – $435,700, house: 218.6 sqm, land 657 sqm

3. Lot 157 Bottlebrush Drive – $432,000, house: 200.3 sqm, land 657 sqm

4. Lot 161 Bottlebrush Drive – $430,700, house: 218.6 sqm, land 584 sqm

5. Lot 162 Bottlebrush Drive – $433,700, house: 218.6 sqm, land 657 sqm

6. Lot 102 Liriope Drive – $434,500, house: 200.3 sqm, land 718 sqm

7. Lot 117 Redgum Drive – $205,000 for land only, 739 sqm

8. Lot 153 Bottlebrush Drive – $197,000 for land only, 782 sqm

9. Lot 173 Redgum Drive – $195,000 for land only, 657 sqm

Gladstone is set to become the next mining boom town in Queensland due to massive Liquefied Natural Gas (LNG) and  infrastructure development which have been announced.

There are many suburbs and locations around Gladstone where investors are looking for bargains or speculating on the imminent growth as a results of certain infrastructure announcements.

However, I would caution that speculating on a boom is fraught with danger. The elements that an investor need to ensure is to buy the right property in the right location at the right time and at the right price. wealthruproperty.com’s overriding objective is to assist readers and visitors to invest based on sound investment principles.

Download an independent Special Report on Gladstone.

Related posts


Emmadale Gardens is developed by Citimark Properties, an award-winning, privately owned specialist property group. Among Citimark’s previous developments are The Dunes, a 30-hectare beachside residential community on the northern beaches of Mackay and The Santuary, an 81-lot premium land estate in the Mount Archer foothills of Rockhampton.

Tondoon Botanic Gardens

Tondoon Botanic Gardens

Vital statistics

Kirkwood Median price $ Weekly advertised median rent $ Gross yield $ 3-year growth % 5-year growth % Average annual growth %
Apartment N/A N/A N/A N/A N/A N/A
House 458,250 N/A N/A N/A N/A

N/A

New Auckland Median price $ Weekly advertised median rent $ Gross yield $ 3-year growth % 5-year growth % Average annual growth %
Apartment 275,000 315 N/A N/A 66.7 145.5
House 385,500 330 4.5 51.2 89.0

13.7

Gladstone City Median price $ Weekly advertised median rent $ Gross yield $ 3-year growth % 5-year growth % Average annual growth %
Apartment 350,000 N/A N/A 115.4 162.3 30.1
House 355,000 N/A N/A 44.9 77.5

13.9

Source: Your Investment Property, March 2010

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

How it’s calculated:

Median price: Median price for the 12 months to November 2009

Average annual growth: Average percentage change over the past 10 years as a per annum figure

3 and 5-year growth: Median price percentage change over the past 3 and 5 years to November 2009

Weekly median advertised rent: Median price of rental listings for the 12 months to November 2009

Gross yield: Estimated rental return, based on advertised rent to median price

Rhodes – an emerging residential and business hub in Sydney

Brays Bay, Rhodes (1)

Brays Bay, Rhodes

Rhodes is a water foreshore suburb approximately 16km north west of Sydney CBD. It has water views over Homebush Bay and towards the Olympic Park. Serviced by a huge train station along Walker street, this suburb is popular with owner-occupiers and investors alike of the following key reasons:

  • The apartments along the Rhodes peninsula are predominantly new and offers modern conveniences such as reverse cycle air-conditioning, gas cooking, gymnasium and swimming pool facilities, separate security storage etc.
  • The Rhodes train station offers convenient access into Sydney CBD with 6 stops to Central station. Sydney buses (numbers 458 and 459) provide services along Concord road and Rider Boulevard.

    Homebush Bay, Rhodes

    Homebush Bay, Rhodes

  • The Rhodes Shopping Centre along Rider Boulevard provides conveniences of shopping and retail to local residents and major businesses include ANZ Bank, Westpac and Commonwealth Bank branches, Coles, Target, Harris Farm, Bing Lee, Optus, Telstra, Golden Phoenix chinese restaurant and last but not least, the largest Ikea store in the southern hemisphere. Other conveniences include post office, cinema, local butcher and seafood outlets, restaurants and cafes and a host of other fashion retailers.
  • The Rhodes Business Park has attracted the likes of the National Australia Bank, Australand, Hewlett Packard, Alcatel Lucent, Lion Nathan, Unisys and Nestle in setting up offices and headquarters in this location.
  • Local attractions include foreshore parks like McIlwaine Park, King George V Park, Bicentennial Park and the Kokoda Track Memorial Walkway along Brays Bay Reserve.

One of the major residential apartment blocks along Marquet and Mary streets in Rhodes is the Sienna By the Bay development by Meriton. It comprises approximately 300 modern apartments by the water foreshore with modern conveniences such as reverse cycle airconditioning, European kitchen appliances, gas cooking, indoor swimming pool, gymnasium, spa, sauna, secure storage and private parking and on-site caretaker and security guards.

The video below illustrates just a few of the conveniences which are available at this quality development which is also within walking distance to the Rhodes train station and Rhodes Shopping Centre.

Major public amenities for Rhodes include the Concord Repatriation General Hospital, Concord West Public School, Concord High School, Strathfield Girls High School and Homebush Boys High School.

Rhodes Shopping Centre

Rhodes Shopping Centre along Rider Boulevard

Major developers in Rhodes include Meriton Apartments, Mirvac Group, Billbergia and Walker Corporation.

More information about Rhodes which include its history, visitor information, food and dining, entertainment shopping, sports and leisure, real estate can be found at rhodesonline.com.au

Related posts


Vital statistics

Rhodes Median price $ Weekly advertised median rent $ Gross yield $ 3-year growth % 5-year growth % Average annual growth %
Apartment 579,000 550 4.94 12.4 14.1 2.2
House N/A N/A N/A N/A N/A N/A

Source: Your Investment Property, March 2010

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

How it’s calculated:

Median price: Median price for the 12 months to November 2009

Average annual growth: Average percentage change over the past 10 years as a per annum figure

3 and 5-year growth: Median price percentage change over the past 3 and 5 years to November 2009

Weekly median advertised rent: Median price of rental listings for the 12 months to November 2009

Gross yield: Estimated rental return, based on advertised rent to median price

Rhodes train station

Rhodes train station, Walker street

Recent sale of potential development sites in Melton

According to local agent Lorraine Johns of Stockdale & Leggo in Melton, properties with the potential for development such as dual occupancy have been snapped up the moment they were on the market. This could be due to investors or local builders responding to a steady increase in demand for housing in the area. Here are a few recent sale of potential development sites:

1. 4 Braewood Place, Melton West

This property consists of 3 bedrooms, 2 bathroom with 4 car spaces and is situated on a 1,000 sqm block in Melton West. It is currently under contract for $282,500.

2. 91 Kurunjang Drive, Kurunjang

This property has 3 bedrooms, 2 bathrooms and 2 car spaces. It has a timber kitchen, blackwood flooring, ducted heating, 3 split unit systems on approximately 800 sqm of land. It is currently under contract for $269,000.

3. 11 Kimburra Court, Melton

This property has 3 bedrooms,  2 bathrooms and 4 car spaces. Located in a quite street, it has an ensuite with double shower, gas heating, air-conditioning and sunroom. It is situated on a 780 sqm block and is currently under contract for $262,500.

Other related posts on Melton:

How to find a property development site

New land release off Exford Road, Melton South @ wealthruproperty.com

 

Here are some key issues when searching for a development site to build your house:

 

1. Research

It is important to determine and decide in the first instance whether your intended development is to be your principal place of residence or as an investment to either hold for the long term, on-sell upon completion or at a later date. Developing a property with the intention of owner occupier as opposed to it being an investment property has obvious tax implications.

As a general guide, I tend to look for development sites which have the following criteria:

 

i) Located in high-growth areas where there is a history of strong capital growth and is expected to continue. Areas where there is a growing population will also support demand for housing in the future.

ii) Good availability of public amenities such as convenient transport into the CBD, schools, hospitals, schools, colleges, universities and shopping.

The local council of the area you are researching will often have strategic plans and information about its future growth plans, housing requirements, infrastructure building and projections on population growth and so on. The first point of research is often the website of these councils to get a general feel and determine the economic fundamentals.

In many cases, the key is to try and identify potential within a particular site which may not be obvious at first glance. If other investors have overlooked or is not able to identify the potential, you may be able to purchase the site at a discount or in some cases, find a real bargain which will ultimately reduce your investment risk due to lower costs. Money is often made in the buying process rather than trying to achieve a high sale price at the end.

 

2. Development costs and net profit margin

Once you have identified the potential areas for your development site, you need to ensure the you do not over-capitalise on the investment cost. There are no hard and fast rules but as a general guide, the cost of the development site should be no more than 40% of the eventual market or sale value of the development. That is, if the development site costs $400,000, you need to be confident the final completed property can be sold in the open market for at least $1,000,000. This margin is to cover all other costs, the major item being the building costs, fees to council, project consultants, selling and holding costs.

The net profit margin that any proposed development should aim to achieve is approximately 15%. This 15% margin is to ensure the rewards commensurate with the risks of development because the cycle and timing of the property market determines the eventual sale price or market value of the finished product. In the event there is a downturn in the property market during the process of development, this 15% margin will act as a buffer to cushion soft prices. It is to ensure you make a decent profit in good times and at least break even or come out with a smaller profit in bad times. In this particular case above, the total development costs which include building costs, fees, selling commission and interest charges should not exceed $870,000 in order to return a net profit of approximately $130,000.

 

3. Site inspection and feasibility

A site inspection and feasibility study by an experienced town planner, land surveyor or architect can help you to minimise costly mistakes and to eliminate certain risks altogether. Often, these professionals understand the intricacies of a development site and most importantly from their experience, they are able to advise an investor about what can or can’t be reasonably done within the development site and the likelihood of your plans being approved by council.

Abuse of visitors’ parking by residents – an instant solution

Instant solution - security bollards to stop errant parking

Security bollards at Meriton's Sienna by the Bay at Rhodes

Residents abusing visitors’ parking bays is a problem experienced by occupants of most apartment blocks in major towns and cities where valuable parking space is scarce.

Some residents who have more cars than their allocated number of parking bays go as far as deliberately parking in visitors’ parking bays in priority of their own just to secure additional parking spaces at the expense of legitimate visitors to the premises. These residents are not only inconsiderate, they are also blatantly flouting By-laws by their indifferent and selfish behaviour. Many Owners’ Corporation of apartment blocks resolve to various forms of enforcement in trying to curb and minimise errant parking by residents. These actions range from issuing warnings to drastic measures such as towing away the vehicles of errant parkers.

However, the most effective measure to curb abuse of visitors’ parking is to install security bollards for each parking bay. Depending on the number of apartments within a residential block, this method is effective because it addresses the root of the problem by preventing illegitimate parking in the first place. Newer apartment blocks are now resorting to this measure as it sends a clear message to residents about zero-tolerance for errant parkers. Residents who require the use of visitor’s parking for their friends and visitors can book for the parking ahead of time through the caretaker, security guards or building manager on duty at the premises.

The Sienna by the Bay apartments in Rhodes which were developed by Meriton have recently implemented this system in response to constant errant parking by residents who choose to ignore By-laws and abuse visitor’s parking. This is another example of strong management and maintenance standards being upheld by the management of Meriton apartments to ensure the quality and upkeep of the Sienna apartments are maintained.

Related Posts Plugin for WordPress, Blogger...