Merry Christmas & Happy New Year

Hi Property Lovers

I will like to take the time to wish you all a very merry Christmas & Happy New Year.

Even though the Mack Hall & Associates office will be closed over the festive season all my properties will be available to view and I'm available to be contacted on my mobile anytime.

I Hope everybody has a very enjoyable and relaxing break and I look forward to speaking with you all in the new year.

Thinking of buying or selling in Nedlands? Call me anytime.

UNDER OFFER

Hi Property Lovers

UNDER OFFER

35a Victoria Avenue, Claremont

For Further information please feel free to contact me.

Thinking of buying or selling in Nedlands? Call me anytime.

November Report-Revamped!

Hi property Lovers

Last week I posted the November report...Please disregard that post as I have updated the months sales.

In November Nedlands had 19 sales with a total value of $26,698,000

In November Dalkeith had 9 sales with a total value of $24,435,000

Thinking of buying or selling in Nedlands? Call me anytime

For Sale 20 Mountjoy Road, Nedlands

Hi Property Lovers


Its with great pleasure to introduce to the market this instantly appealing California Bungalow. Located in the highly sort Mountjoy Road location this character bungalow features : leadlight windows,polished jarrah boards, high ornate ceilings, wide entrance,generous formal living areas (lounge & dining) and enough accommodation for the whole family!

Accommodation: 4 bedrooms, 2 bathrooms, study(or 5th bedroom), formal lounge & dining, kitchen & casual meals and family room

Located in a quiet Sth of the hwy location this home offers the perfect opportunity to renovate a large character home or build you and your families new dream home.

For Sale $1,995,000

To arrange a private inspection or for further information please feel free to contact me anytime.

Thinking of buying or selling in Nedlands? Call me anytime.

Property Investment.....

Hi Property Lovers

Investing in property can either make or break you. Research is the first major step when making the decision to finally go ahead with your purchase. I came across this article today which i think has a lot of great information for people looking to get into property investment.

The number of property renters in Australia is rising as homes become less affordable to buy. This is good news if you own an investment property because maintaining a good occupancy rate is crucial to your investment success.

During the property boom of the 1990s, investment properties were all about capital gains; properties often jumped in value whatever you bought. That’s no longer the case. Now that the boom has passed, investors need to be more selective about the properties they buy.

Step 1 - Location

For a successful investment, you must acquire the right property in the right location at the keenest possible price and with its long-term viability in mind - in both terms of good rental potential and capital growth.

Check for proximity to transport facilities, schools, shopping centres, sports and entertainment facilities and areas of future jobs growth.

The property needs to be located in a safe, clean, attractive environment and the area will have an already established high rental demand.

Step 2 - Buy quality

The quality of the property is crucial. The building must be appropriate for the market - for example, with at least three bedrooms if located in a family rental area, or with some security if inner-city high-rise.

It should be well-built (brick and tile is desirable) and have low maintenance buildings and external areas (check that the gardens and any other outdoor areas are in good order).

If it is an apartment, make sure it is large enough to meet the approval of your bank or lending institution.

Step 3 - Gross versus net returns

You’ve collected your rents (the gross return or yield) and now it’s time to pay out all your investment expenses.

You are then left with the net return or yield. This net return is this figure you need to capture regularly in order to understand how your investment is travelling.

While rents may not rise so quickly, sometimes the cost of the investment fluctuates and it is this you must keep a close eye on.

A quick way to calculate the net return is to determine the gross rental and then deduct 25 per cent (for outgoings such as rates, insurance, maintenance and body corporate levies). This gives you a rough idea of the net return before tax.

Step 4 - Coping with vacancies

Around 30 per cent of all Australians are renters, providing a huge pool of around 5.4 million people who are housed in or looking for rental accommodation.

Vacant properties can spell real trouble for the investor and are a security risk.

You should calculate on a loss of around 2 per cent of your gross possible returns for each vacant week.

However, a well kept, appealing property in good condition and in the right area should not be vacant for long periods.

If you are managing the property yourself and having difficulty finding tenants, you might want to approach some local property management agencies to see if they can help (for a fee, of course).

Step 5 - Triggers for failure

• The purchase price was too high.

• The property is in an area of low capital growth potential.

• The property is too high maintenance.

• The rent is too low.

• Vacancy periods are too long or too many.

• The loan taken out was structured wrongly.

• Some tax deductions are missed.

Step 6 - Top tips

Because of depreciation entitlements on properties (including the purchase price, the construction price and the land value), units generally provide higher depreciation and can often provide a better return than houses.

Revalue your properties every year, so that you can use your additional equity to negotiate a larger loan which you can reinvest in another rental property.

If you find the right property, buy it. Don’t be put off by the economic cycle. Even in the worst recession, there is always a suburb growing in value and producing good rent.

This information was gathered from:

http://www.news.com.au/investment-property/story-e6frfmer-1111114663260

If you have any further information regarding property investment please feel free to contact me to discuss further.

Thinking of buying or selling in Nedlands? Call me anytime

"Property investors can look forward to price growth"

Hi Property Lovers

I came across this article on Australian Property Investor which I'm sure investor's and home owners will be Happy with!

House price growth is expected to continue well into 2010, according to Australian Property Monitors.

National values are already exceeding pre-global financial crisis levels by nearly three per cent and they’ll keep growing in the new year.

Rising interest rates aren't expected to have an impact on prices until either late 2010 or early 2011 and the phasing out of the First Home Owners Boost has had little effect on the lower end of the market.

Australian Property Monitors' Matthew Bell says there are affordable options around Australia for potential buyers.

"If you're looking to enter the market, participate in the national recovery and get the best 'bang for your buck', Brisbane and Perth are the places to be looking," he suggests.

"Queensland and Western Australia's increased exposure to the downturns in both the resource and tourism sectors has meant that price recovery for both houses and units has trailed other states."

"However, it's important to move now, as prices are likely to recover in early 2010."

"There are also opportunities in regions of Sydney and Melbourne where prices still remain under late 2007 levels even after the strong growth of the last six months."


This information was gathered from:
http://www.apimagazine.com.au/api-online/news/2009/12/property-investors-can-look-forward-to-price-growth


Thinking of buying or selling in Nedlands? Call me anytime.

For Sale 16 Tyrell Street, Nedlands

Hi Property Lovers

Its with great pleasure to introduce to the market this "Chic" character family home. This renovated and extended character home is located in one of the area's most highly sought streets only minutes from the River Foreshore and cafe district of Broadway....High ceiling's and jarrah boards throughout enhance the already large and and sun lit living area's allowing a relaxed a peaceful vibe throughout this charming home.

Accommodation: 4 bedrooms, 2 bathrooms, study, formal lounge, kitchen & meals, large living area, alfresco area,family size pool, 2 car bays.

Conveniently located only 10 minutes from either the CBD or Cottesloe Beach this family home offers the chance for a family to move into a already done home with the opportunity to renovate and extend to capitalise on this already blue chip location.

For Sale $1,850,000

To arrnage a private inspection or for further information please contact me anytime on 0411 645 174

Thinking of buying or selling in Nedlands? Call me anytime.

What Is Your Home Worth?

Hi Property Lovers

Do you want to know what your home is worth? For a accurate and confidential market appraisal and a customised marketing strategy specialized for your home please contact me anytime.

I have a selection of buyers looking in:

• Nedlands
• Dalkeith
• Claremont
• Cottesloe
• Subiaco

That are looking for:

• Large family homes
• Land value properties
• Downsizes
• Contemporary or character homes
• New apartments

If you are thinking of making a move, It would be my pleasure in assisting you to do with a level of service un-matched.

Please call to discuss how I can help your transition be as easy as possible.

Thinking of buying or selling in Nedlands? Call me anytime.

Australian Record!!!!

Hi Property Lovers

It has been confirmed...Perth has the record for most expensive home sold in Australia.

MINING heiress Angela Bennett has sold her Perth waterfront mansion for an Australian record price of $57.5 million.

The Saunders Street, Mosman Park property was sold to fellow mining magnate Chris Ellison well below the original asking price of $70 million.

The selling agent for the property was Willie Porteous, husband of Rose Porteous, whose former husband the late Lang Hancock was the business partner of Ms Bennett's father, the late Peter Wright.

The property has been on the market since 2007.

Mr Ellison, the executive director of publicly listed mining contracting and engineering firm Mineral Resources, has a reported stake in the company of about $300 million.

A former managing director of the CSI Group, his company's website says he was instrumental in developing the "build, own, operate concept of contract crushing in the resource and mining sector''.

Ms Bennett fell out with the late Mr Hancock's daughter Gina Rinehart in 2001, initiating legal action with her brother Michael Wright to claim ownership of a 25 per cent stake in the $4 billion Rhodes Ridge iron tenement in the Pilbara.

The 7567 square metre riverside mansion is made up of three self-contained buildings and has its own cinema, gym, pool, boathouse, private jetty and tennis court.

Its sale price beat the record set last year by a $45 million Vaucluse waterfront property in Sydney's east.

The previous Perth record was a Claremont property sold in 2007 for $23 million.
Mr Porteous told Perthnow that he last held the record for selling Australia's most expensive house in 1980 with a sale of just $2,150,000.

"A lot of people who have been hesitant about taking positions in the market are now going to be very relaxed, knowing that investing in the top end of the market is the way to go,'' he told Perthnow.

"Also, with all the predictions about population growth, a lot of these people coming to WA are from the higher socio-economic group and will be wanting good properties, so I think it's going to have a significant effect on the marketplace over the next three or four years.''

Mr Porteous said that in his opinion, the property was the best buy in town.

This information was gathered from:

http://www.news.com.au/money/property/perth-mansion-goes-for-record-575-million/story-e6frfmd0-1225808402573

Thinking of buying or selling in Nedlands? Call me anytime.

TWILIGHT HOME OPEN

Hi Property Lovers

TWILIGHT HOME OPEN

THIS WEDNESDAY EVENING 9TH DECEMBER

42 WELD STREET, NEDLANDS

6.00-7.00pm

Thinking of buying or selling in Nedlands? Call me anytime.

"Banks increasing rates by too much"

Hi Property Lovers


I came across this article on Australian Property Investor which I'm sure every home owner with a mortgage will agree with!

There's a growing gap between official interest rates and mortgage rates charged by the major banks, according to the Shadow Minister for Housing and Local Government.

Scott Morrison says the gap has "blown out" to more than one percentage point since the global financial crisis started.

"As interest rates fell the major banks failed to keep pace and drop their rates as quickly," he says. "Now interest rates are heading back up, they're ahead of the pack."

“The difference between the movement in the cash rate and mortgage rates for the major banks since the beginning of the global financial crisis is now more than 100 basis points of one per cent.

"This represents an additional $3000 a year on the average $300,000 mortgage."
Morrison says competition for new mortgages is at its lowest level on record, with less than one in 10 new mortgages by value with the non-bank sector.

He says the argument by the banks that the increasing costs of financing makes it necessary to increase rates by more than the Reserve Bank of Australia doesn't wash with the opposition.

"When you take into account all of the other costs involved in the home lending business rather than just the net interest lending margin, the overall profitability of the bank's residential mortgage books has been rising not falling in recent times," he says.

"Commissions are reportedly down 30 per cent and there is much lesser need for big marketing budgets due to reduced competition for new mortgages, now at record lows."

"Home lending has represented a far safer and more profitable bet for banks than the alternatives. Their business banking losses are clearly being supported by their gains in the residential lending sector."

This information was gathered from:
http://www.apimagazine.com.au/api-online/news/2009/12/banks-increasing-rates-by-too-much

Thinking of buying or selling in Nedlands? Call me anytime.

COMING UP

Hi Property Lover

Coming up this week.....Single level family home Sth of the Hwy with great accommodation.

To register your interest please contact me on 0411 645 174.

Thinking of buying or selling in Nedlands? Call me anytime.

For Sale 35A Victoria Ave, Claremont

Hi Property Lovers

Its with great pleasure that I'm able to present to the market this "Sleek & Stylish" townhouse located only meter's to the river's edge. Magnificently renovated throughout this home boast style and flair in a location so highly desired.

Accommodation: 3 bedrooms 2 bathrooms, large living area, gourmet style kitchen with meals, upstairs living area PLUS mezzanine, alfresco area, pool, 1 secure lock up garage & 1 undercover car bay.

This home located only minutes to the river, beach and Claremont Town offers the perfect opportunity to live a hassle free lifestyle.

For Sale $1,650,000

To arrange a private inspection or for further information, please call me anytime on 0411 645 174

Thinking of buying or selling in Nedlands? Call me anytime.

Coming UP......

Hi Property Lovers

Coming up this week........Stylish & sleek townhouse in Claremont only meter's to the river's edge.....

To register please contact me anytime on 0411 645 174.

Thinking of buying or selling in Nedlands? Call me anytime.

PRICE REDUCTION

Hi Property Lovers

FIRST TIME OPEN & PRICE REDUCTION.......

VIEWS FOREVER...

First time open this Saturday 5th December 1.00pm-2.00pm

Price Reduced to $6,750,000

For further information on this one of a kind home please call me on 0411 645 174 anytime.

Thinking of buying or selling in Nedlands? Call me anytime.

"High house prices sustainable, RBA says"

Hi Property Lovers

I came across this article on Australian Property Investor which i think was a good read.

Australian households are able to cope with high house prices due to lower spending elsewhere, but first homebuyers may struggle to enter the market, Reserve Bank of Australia (RBA) deputy governor Ric Battellino says.

Battellino says the ratio of house prices to income in Australia is higher than it was 20 years ago and is higher than in the United States.

But he says the experience of the past few years suggests "the Australian household sector as a whole appears to have the financial capacity to sustain a relatively high ratio of housing prices to income".

Lower interest rates have given Australians more buying power over this period of time, which has been reflected in house prices, Battellino says.

"There are a couple of reasons why Australian households seem to be able to sustain a higher ratio of house prices to incomes (than in the United States)," Bettellino told the National Housing Conference in Melbourne.

"First, Australians seem to spend less of their income on non-housing consumption than is the case for US households, with a significant part of this difference explained by lower health costs in Australia."

"Australian households therefore have greater capacity to service housing loans."
"Second, the level of gearing in the United States housing market is noticeably higher than in Australia. This may reflect the fact that Australian households are more active in paying down their loans after buying a home, possibly because owner-occupied mortgage interest rates are not tax deductible here as they are in the United States."

"The faster pay-down of mortgage debt in Australia reduces the risk of borrowers subsequently getting into financial difficulty."

However, Battellino says the capacity to sustain higher house prices may not be evenly distributed through the population.

"Many 50 to 60-year-olds, having benefited from the prolonged economic expansion over almost 20 years and the accumulation of superannuation savings, are in a strong financial position," he notes.

"This has encouraged a change in financial behaviour, with many households in this group being more inclined to stay geared up later in life, using the funds to upgrade or expand dwelling investments. It's likely that this changed behaviour has been a significant factor in the housing developments we have seen over the past 10 to 15 years."

"In contrast, the typical first homeowner cohort – those under 35 years of age – has experienced a noticeable decline in home ownership over the past 10 to 15 years."

"It may be that this is being driven by demographic factors – such as the fact that young people are staying in education longer and delaying the formation of new households – but it may also be financially driven."

Australian Property Investor deputy editor Matthew Liddy says Battellino is addressing one of the subjects often cited by economists and pundits who believe Australia's house prices are unsustainably high.

"Such commentators often cite the ratio of house prices to income in Australia as evidence that house prices can't remain at current levels or continue to rise, as they believe the change from historic norms is unsustainable," Liddy says.

"Battellino's comments suggest the RBA sees things differently."

This information was gathered from:

http://www.apimagazine.com.au/api-online/news/2009/11/high-house-prices-sustainable-rba-says

Thinking of buying or selling in Nedlands? Call me anytime

For Sale 21 Hillway, Nedlands

Hi Property Lovers

Its with great pleasure that I'm able to introduce to the market this resort styled home in a prime river precinct location. This ultra contemporary 2 storey home boasts "Chic" family living....just moments from the water front, UWA, parkland, restaurants and only 5 minutes from the CBD

Accommodation: 4 bedrooms, 2bathrooms, open plan gourmet kitchen meals and living, large up stairs rumpus room, pool, double secure lock up garage.

With its prime elevated position boasting sweeping river and district views this very special home will not last.

For Sale $2,495,000

Thinking of buying or selling in Nedlands? Call me anytime?

PRICE REDUCED FOLR SALE THIS WEEKEND

Hi Property Lovers

PRIME PENTHOUSE

WITH DISTRICT VIEWS

PRICE REDUCED TO

$1,095,000

To view this stylish and sleek penthouse please call me anytime

Thinking of buying or selling in Nedlands? Call me anytime.

COMING UP THIS WEEK

Hi Property Lovers

Coming up this week.....modern 2 story family home with river views in a prime Nedlands location.

To register your interest please call me on 0411 645 174.

Thinking of buying or selling in Nedlands? Call me anytime?

"Room for RBA to ‘pause’ in December"

Hi Property Lovers

I came across this article on Australian Property Investor which I'm sure most people will want!

Macquarie Bank interest rate strategist Rory Robertson says he can see "no obvious reason" for the Reserve Bank of Australia (RBA) to lift interest rates for a third straight month in December.
Robertson says the RBA doesn't really need to end the year with a cash rate of 3.75 per cent rather than 3.5 per cent.

"No doubt the RBA is keen to reverse more of its dramatic move down to three per cent, but there's no great need for speed," he says.

"The RBA doesn't want to slow the economy. It doesn't want to nip the recovery in the bud. Three hikes in a row would open the door to serious criticism about being 'heavy handed' if the local recovery were to stall next year."

Robertson dismisses any argument that the RBA needs to hike in December to limit the risk of a bubble forming in house prices.

He says it's a "fairly far-fetched" fear given housing credit has been growing at one-third of its boom-time rate, noting also that local housing markets largely close down between December and February anyway, as Australians take their summer holidays.

"So I'm still guessing the RBA will choose to 'wait and see' in a fortnight."

"If Australia's economic recovery indeed remains on track over summer, policymakers can kick off next year with hikes in February and March, before tightening beyond four per cent soon after that."

This information was gathered from:

http://www.apimagazine.com.au/api-online/news/2009/11/room-for-rba-to-pause-in-december

Thinking of buying or selling in Nedlands? Call me anytime.

For Sale 75 The Avenue, Nedlands

Hi Property Lovers

Its with great pleasure to introduce to the market one of Nedlands most prestigious properties. Exclusively set on one of Nedlands finest streets(bordering Dalkeith), this grand two storey contemporary residence offers a luxurious "Family Haven"...only footsteps away from the Swan River,Nedlands Golf Course,Nedlands Tennis Club and the University Of Western Australia.

Accommodation:6 bedrooms, 6 bathrooms, study, formal lounge & dining, large open plan gourmet chefs kitchen meals and living, theatre room with bar, full size gym with sauna, alfresco area, pool, triple car.

No expense has been left & only the highest quality of finishes used throughout to make sure your home allows you to feel that your living in a resort everyday!

For Sale $5,250,000

To arrange a private inspection or for further information please don't hesitate to contact me anytime on 0411 645 174

Thinking of buying or selling in Nedlands? Call me anytime.

Price Reduction Week...

Hi Property Lovers

I've reduced the price of a selection of properties for immediate sale this weekend....

To get further information about these great buys please don't hesitate to contact me on 0411 645 174

Thinking of buying or selling in Nedlands? Call me anytime.

What Is Your Home Worth?

Hi Property Lovers

Are you curious to know what your home is worth? For an accurate & confidential market appraisal of your home call me anytime.

Thinking of buying & Selling in Nedlands? Call me anytime.

COMING UP THIS WEEK

Hi Property Lovers

Coming up this week.....Single level character family home Sth of the Hwy on a sprawling 1012sqm landholding.

For further information please don't hesitate to contact me on 0411 645 174

Thinking of buying or selling in Nedlands? Call me anytime.

For Sale 81 Webster Street, Nedlands

Hi Property Lovers

Its with great pleasure to introduce to the market this Grand Character C 1930 Nedlands home. Ideally situated just footsteps from Nedlands Golf Course, parklands, tennis courts and much more...This genuine antique features leadlight windows, Jarrah floor boards, wide entrance ornate ceilings and much more.

Accommodation: 5 bedrooms, 2 bathrooms, formal living & dining, kitchen, casual meals, large living area, semi-alfresco area, sprawling backyard, double secure lock up garage.

Located in the "Melvista Ward" end of Webster this single level sprawling home will not last!

For Sale $2,395,000

To arrange a private inspection or for further information please contact me on 0411 645 174.

Thinking of buying or selling in Nedlands? Call me anytime.