1/18 The Avenue, Nedlands-Expressions of Interest Closing

Hi Property Lovers

Today is the last day of our Expression of Interest campaign for 1/18 The Avenue, Nedlands.

To put forward your interest or to get any further information on this magnificent opportunity please don't hesitate to contact me.

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

Nedlands Report

Hi Property lovers

I thought id give you an update on what is going on in the world of real estate in the Nedlands area.

There seems to be a major lack of stock in the area...6 months ago there seemed to a over whelming amount of properties for sale, but no buyers at all. Since then the vendor's that have re-adjusted their prices to meet the current market have sold.

Now, its a bit of a different story, there seems to be more GENUINE buyers than suitable properties to offer. This proves that confidence has returned to property, and with interest rates the lowest they have been in 40 years, and the majority of property prices re-adjusted many people have realized that it is a great time to buy.

There also have been some significant sales in Nedlands in the last month including 10 Bostock for $3,250,000, 99 Webster Street for $2,275,000 & 25 Taylor Road for $2,250,000.

From talking to many of the buyers over the last month or so, the trend is that people are looking for land value only properties and/or larger family homes with contemporary improvements.

If you would like any further information on what is going on in the Nedlands area or surrounding suburbs, please don't hesitate to contact me anytime.

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

Property and Tax...

Hi Property Lovers

Property and tax...... the two come hand in hand! And being around tax time i have had several enquiries from people regarding their property and what tax they can claim. I came across this article this morning which gives a lot of great information on this subject.

Australians love property! Not only do we have one of the highest home ownership rates in the world but we also have one of the highest investment rates in the world.

Last year, more than 1.4 million people claimed rental deductions against their tax returns, and 200,000 first time property investors are expected to swell that number to 1.6 million this year.

While negative gearing, claiming your losses and cutting your costs are all allowed under our tax system, there are still a high number of mistakes made every year when it comes to property returns.

The Australian Taxation Office says more than $25 billion was claimed in deductions on rental properties last year, making real estate one of the largest sources of claims.

Frank Brass, a director of tax company H&R Block, says one of the biggest expenses and often the area where the most mistakes are made is claiming interest paid on borrowings.
"If you use some of the money for private expenses, then the interest amount has to be worked out pro-rata - a very expensive process to get your tax agent to do," he says.
"The goal is to have a separate loan for the investment property so that all the interest on that loan is deductible."

But property shouldn't just be about negative gearing - people need to make a positive income from their investment.

"Some people do invest in property just as a tax strategy, particularly in the bubble of the past four or five years," he says.

"However, I like to remind people they should never be afraid of paying $1 million tax because it would mean they've earned $2 million."

Chris Gray, chief executive of property consultancy Empire, says tax time is a good trigger to review your property's performance and the best time to review your accountant's performance.

Gray says many people inherit their accountant through family or friends. "Now is a good time to review your accountant. Good accountants that understand property investing will more than pay for their costs," Gray says. "Take a depreciation schedule, for example, many accountants would not even think to tell their clients to have one drawn up, at about $550 or so, it can pretty much guarantee your first deduction will be more than the cost of the report."

What you can't claim

• Interest on any portion of a loan used for private purposes.
• Rental properties not genuinely available for rent.
• Travel expenses when the main purpose is a holiday.
• Solicitor fees for the purchase of property and for loan documents.
• Stamp duty on the transfer of a property title.

All information was gathered from: http://www.news.com.au/business/money/story/0,28323,25806877-5013951,00.html

If you have any further questions regarding property and tax, please don't hesitate to contact me.

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

Street Report-Baird Ave, Martin Ave & Broome Street

Hi Property Lovers

This weeks street report will be on Baird Ave, Martin Ave & Broome Street. As per my other street reports, i will be focusing on sales from 2007 to the present.

BAIRD AVE
4 Baird sold for $1,560,000 on 8.12.2007

Martin ave
1 Martin is currently UNDER OFFER on 1.7.2009
15 Martin sold for $1,600,000 on 19.6.2008
30 Martin sold for $1,280,000 on 29.3.2008

Broome Ave
5 Broome sold for $915,000 on 23.3.2007

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

"Investors Primed to Return"

Hi Property Lovers

For the first time in a long I'm starting to notice a lot of 'GOOD news and articles on regarding the property market. I came across this article on Australian Property Investor which was a good read. Ive posted the article for your reference.

As the first homebuyer incentives get set to wind down, mortgage brokers claim that investors are now ahead in the property stakes, according to news.com.au.

"People who were serious about getting the grant made sure they bought well ahead of June 30, when it was originally scheduled to expire," said Resi Home Loans head of consumer advocacy Lisa Montgomery.

"Now it's investors dominating business. Many of them are disillusioned with the stockmarket and trust only property to provide stable returns."

While property is a solid long-term investment, and investors are moving back into the market, investors are being warned not to rush in with the expectation of making a quick buck, said news.com.au.

While property prices in the first homebuyer range have risen due to government incentives, news.com.au said there was no guarantee that growth would continue when the grant ends later this year.

"This is no time to be buying property with a short-term outlook," said Yellow Brick Road chairman Mark Bouris,

"You should buy property only if you can afford to take a minimum five-year view. You should be thinking in terms of 10 to 15 years if possible, so you can ride out any market fluctuations."
And the importance of building in rate rises to mortgage repayments is crucial, as financial markets expect the cash rate will begin to rise early in 2010, and reach 3.4 per cent in 12 months.

Bouris said prospective landlords also have to remember that the property market works in cycles, so rent hikes won't be possible each year – especially if unemployment is on the rise.
But with rental shortages continuing, longer-term prospects remain positive.

http://www.apimagazine.com.au/api-online/news/2009/07/investors-primed-to-return

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

Quiet Listings.....

Hi Property Lovers

Just to let you know that i have several 'Quiet Listings' from Nedlands to Cottesloe...

• Character Homes
• Family Homes
• 'Beach Precinct' Homes
• Single Level Homes

To get any further information on any of these magnificent homes, or to arrange an inspection please call me anytime.

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

"Australia ‘through the worst’ of global recession"

Hi Property Lovers

I came across this article this morning on Australian Property Investor. Even though this isn't entirely 'Real Estate' news, this has and does affect on what the market is doing. Ive posted the article below for your reference.


Australia looks to have made it through the worst of the global recession, thanks largely to China’s early bounce and the resilience of Australian consumers, economic forecaster Access Economics says


Nonetheless, the firm's Business Outlook report for June 2009 suggests Australia still faces tough times, with unemployment tipped to peak at 7.5 per cent. That’s down from an 8.5 per cent prediction from Access three months ago.

"Leading indicators of the job market are still covered in red ink – job vacancies are just half of what they were – but things could be much worse," the report says.
"Access Economics forecasts job levels to go sideways, leaving unemployment peaking in late 2010 at 7.5 per cent."

The report says the global economy has bought "a milder-than-otherwise recession at the cost of a milder-than-otherwise recovery".

It says long-term interest rates are already rising and short-term rates "will eventually need to lift sharply from today's emergency lows to keep inflation in check".

"The gap between where central banks want to set the cost of money and where the global banking system is setting it is looking increasingly healthy, suggesting the main impediment to global recovery is passing," the report adds.

"The risk is that a world awash in money sees inflation in the recovery. Leaping liquidity is already underpinning sharemarkets and commodity markets, and inflation risks are rising, though not as much as markets may fear."

"Both global and Australian interest rates will therefore lift during 2010 and into 2011, but we see the Australian dollar's recent gains under pressure as lower commodity prices start to hit home."


There does seem to be a light at the end of the tunnel! The real estate market has picked up in the last several months.....especially in the Western Suburbs. There are a lot of new buyers who feel with interest rates this low and prices re-adjusted it is the time to buy. There also seems to be a few more investor's out and about again.

I feel that we have now hit the bottom of the market, and though i don't see price increases for at least a good year or so, i think that if you are thinking of making a move, weather its up sizing, down sizing or investing......it really is just the PERFECT time to buy!

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

Street Report-Kinninmont Ave, Boronia Ave and Dalkeith Road (Nth of Hwy)

Hi Property Lovers

This weeks street report will be on Kinninmont Ave, Boronia Ave and Dalkeith Road Nth of the Hwy. As per usual Ill be reporting on sales from 2007 to present.

KINNINMONT AVE
1 Kinninmont sold for $905,000 on 7.8.2007
39 Kinninmont sold for $1,350,000 on 6.8.2007

BORONIA AVE
4 Boronia sold for $2,300,000 on 17.9.2007
17 Boronia currently under offer on 23.5.2009
20 Boronia sold for $2,225,000 on 10.9.2008
32 Boronia sold for $1,950,000 on 19.12.2007

DALKEITH ROAD (NTH of HWY)
5 Dalkeith sold for $1,295,000 on 15.5.2009
40 Dalkeith sold for $1,350,00 on 25.8.2007

If you have any further questions or would like any further information, please dont hesitate to contact me.

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

Comparing Prices 2008-2009

Hi Property Lovers

This week I received a request from a blog viewer asking if we could compare the amount of sales and prices from March, April, May & June last year to this year In the Nedlands area.

MARCH 2008
6 Sales with a total value of $5,948,000
MARCH 2009
16 Sales with a total value of $19,450,000

APRIL 2008
12 sales with a total value of $22,554,000
APRIL 2009
12 sales with a total value of of $12,745,000

MAY 2008
12 Sales with a total value of $15,148,000
MAY2009
18 sales with a total valueof $24,056,000

JUNE 2008
6 sales with a total value of $8,470,000
JUNE 2009
9 sales with a total value of $9,554,000

As you can see, even though we are currently experiencing a economic crises, 3 out of the 4 months this year out did last year in the amount of sales. I think that this data proves that property really is the best investment, regardless if we are in a booming market or not.

If you would like any further information about sales evidence in the Nedlands area, please don't hesitate to contact me.

Thinking of buying or selling in Nedlands? Call me anytime

What Would YOU Like To See On My Blog?

Hi Property Lovers

As you can see, my blog is all about information on the Nedlands real estate market, real estate news and property buying information......

If there is something that you would like me to report on, or like to see changed on my blog please don't hesitate to contact me on 0411 645 174 or mark@mackhall.com.au

For a confidential obligation free market appraisal on your home, please call me anytime.

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

Are fixed or variable rates better?

Hi Property Lovers

I came across this article on Australian Property Investor which i think was good information. Getting a home loan is just as big as buying your home. With so many options and factors to think about when choosing a loan, it does sometimes get over whelming. But in the current market we are in, and with interest rates the lowest they have been in 40 years....it seems that there really are some great opportunities with loans out there.

Below I've posted some quotes from the article:

"Demand for fixed rate loans has hit its highest level since July 2008, accounting for eight per cent of all loan approvals for Mortgage Choice in June 2009. But variable rate loans are still favoured, making up 86 per cent of all loan approvals."

"In order to determine whether fixed or variable is best, it's necessary to look at the individual borrower's situation."

"Although only eight per cent of all approvals for June were for fixed loans, it looks like we are over the downward trend seen during much of last year."

"Everything from lifestyle and life goals through to financial situation and investment strategy comes into play. However, if your situation sees you needing peace of mind over repayments then fixing part or all of your loan is worth considering."

If you would like to read the full article, please follow the link below to the Australian Property Investor website:
http://www.apimagazine.com.au/api-online/news/2009/07/are-fixed-or-variable-rates-better

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

Street Rerport-Portland Street, Langham Street & Smyth Road

Hi Property Lovers

Please see below for this weeks street report. As per usual ill be focusing on sales since 2007 to present.

PORTLAND STREET

5 Portland sold for $940,000 on 22.3.2009

10 Portland sold for $965,000 on 6.6.2009

14 Portland sold for $1,900,000 on 22.11.2007

29 Portland sold for $1,490,000 on 20.11.2007

36 Portland sold for $1,200,000 on 3.3.2009

LANGHAM

3 Lanham sold for $669,000 on 10.10.2007

SMYTH (Nedlands section only)

60 Smyth sold for $850,000 on 18.1.2009

61 Smyth sold for $1,220,000 on 17.7.2009

71 Smyth sold for $1,400,000 on 14.5.2009

72 Smyth sold for $1,450,000 on 25.2.2009

82 Smyth sold for $1,150,000 on 21.4.2009

85 Smyth sold for $1,260,000 on 18.8.2007

94 Smyth sold for $1,050,000 on 22.9.2008

100 Smyth sold for $1,160,000 on 7.11.2008

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

Street Report-Clifton Rd, Meriwa St, & Williams St

Hi Property Lovers

Over the last few months I've conducted all my street reports South of Stirling Hwy. The blocks South of the Hwy tend to get more value per square meter as there average block size is 1012sqm and their location is closer to the river.

Over the next few months I'm going to be focusing on properties North of the Hwy. The variety of properties to choose from this side of the Hwy is a lot more, with blocks starting at around 300sqm up 1012sqm. Price is also a major difference this side of the Hwy, Obviously your large family homes will still get top dollar, but there are some great entry point properties into the Nedlands area under $1,000,000. As per my other reports, all information are from sales from 2007 to present.

CLIFTON ROAD

19 Clifton sold for $875,000 on 26.3.2009

24 Clifton sold for $920,000 on 7.4.2009

70 Clifton sold for $820,000 on 27.5.2009

MERIWA STREET

28 Meriwa sold for $1,000,000 on 12.12.2008

42 Meriwa sold for $1,300,000 on 29.3.2009

47 Meriwa sold for $975,000 on 26.9.2009

59 Meriwa sold for $1,450,000 on 26.8.2009

62 Meriwa sold for $1,100,000 on 18.12.2008

WILLIAMS STREET

10 Williams sold for $950,000 on 17.9.2008

104 Williams sold for $850,000 on 7.10.2007

Thinking of buying or selling in Nedlands? Call me any time.

For Sale 7 Chatsworth Tce, Claremont

Hi Property Lovers

This sophisticated inner urban 2 story home on a 223sqm green title block (not Strata) is just PERFECT! Contemporary and stylish throughout this great entertainer is perfectly located only minutes to the heart of vibrant Claremont.

Accommodation:3 bedroom, 2 bathroom, open plan kitchen meals and lounge, up stairs living area, study area, front court yard, 2 car port (ROW)

This is the perfect home for the busy professional or small family, with low maintenance gardens and a lock up and leave residence, this home gives you more time to do the things YOU want to do!

For Sale $1,295,000

For more information or to organize a private inspection please don't hesitate to contact me.

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

"Want To Find A Bullet Proof Investment?"

Hi property Lovers

This week i received my monthly news letter from The Australian Property Investment Magazine and came across this really great article that FINALLY has some good news about the Australian property outlook.

"So it’s official; we’re not in recession! Data out last month shows our economy expanded in the first three months of the year, meaning Australia – the ‘Lucky Country’ – has done what other advanced economies have failed to do… avoid a recession. A recession is technically defined as two consecutive quarters of negative GDP (gross domestic product). GDP data is a measure of goods and services being bought and sold, providing an indication of how much consumers are purchas­ing and how much companies are producing.

The fact that our economy didn’t shrink in the March quarter is good news. And while we’re not out of the woods yet, we’re faring better than even many prominent economists and politicians expected.

There’s more good news to be found in the property sector. With signs of recovery in housing finance, auction clearance rates and building approvals, people are waking up to the fact that property is turning a corner.
An article in the Australian Financial Review recently quoted Macquarie Research as saying “Housing has always been the sector that led Australia out of past recessions, with the trigger being large falls in mortgage rates. This time, it appears no different.

Meanwhile, Housing Industry Association managing director Ron Silberberg believes “Evidence of an emerging recovery in the housing industry points to the strong likelihood of a rise in dwelling investment in 2009/10 rather than a flat year as contained in official forecasts…

According to CommSec economist Savanth Sebastian, “We are only at the early stages of the housing upturn, ensuring that retailers can look to continued brighter times ahead.” Yes, sentiment towards property is improving. So too is the case for property investing. One reason for this is the government’s recent changes to superan­nuation rules where concessional contribution limits have been halved. This has created a problem for investors who are trying to minimise their tax, prompting them to look elsewhere for a more tax-effective investment. Because it’s deductible and can be geared, property is an obvious alternative. Plus, housing is one area the government is less likely to interfere with, given it relies on people like us to provide the bulk of Australia’s rental accommodation."


Information was gathered from the Australian Property Investor Monthly News letter. If you would like any further information please don't hesitate to contact me.


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

House Stock is Dying up...

Hi Property Lovers

This past year has been an absolute ROLLERCOASTER ride for people buying and selling property. Currently in the Nedlands area we are dealing with a shortage of houses..... For the first time in a while i have more genuine buyers looking than i have stock to sell. The Paten seems to be that the properties that are coming on the market correctly priced are getting the sold stickers put up in no time.

What we are also noticing out in the market is that the number of properties for sale is dropping dramatically. This has made the buyers more aware that the amount of choice available say 6 months ago has gone and that finding that 1 house that ticks all the boxes a little harder.

If you are thinking of making a move, please feel free to contact me to arrange a confidential and obligation free market appraisal on your home.......Expert Knowledge, Extraordinary Results.

Coming up!

Hi Property Lovers

Coming next week......Contemporary and stylish 3/4 bedroom home is perfectly located amongst all that Claremont has to offer!

To register your interest and to be one of the first to view this before anybody else, please don't hesitate to contact me.

Stay tuned for more information.

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

Street Report-The Avenue,The Esplanade

Hi Property Lovers


This weeks property report will be on the 2 most highly sought after streets in Nedlands. Properties along these to roads can have panoramic river views and direct access to the swan river and its parkland's. The reports shows sales conducted since the start of 2007 to present.


The Avenue
43 The Avenue sold for $2,600,000 on 19.7.2009
60 The Avenue sold for $$3,500,000 on 8.8.2008
71 The Avenue sold for $4,025,000 on 1.8.2007
75 The Avenue is Currently under offer


Esplanade
45 Esplanade sold for $4,450,000 on 23.3.2009
47 Esplanade sold for $4,000,000 on 14.3.2009
(as you could imagine, there has been a significant amount of sales and re-sales at the "Steves' development, if you are interested in getting the sales evidence please don't hesitate to contact me)


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

For Sale-1/18 The Avenue, Nedlands

Hi Property Lovers

This has to be one of the best opportunities in the Nedlands area. Enjoy panoramic river views from your master bedroom & Living area, DIRECT access to sprawling parkland's to the rivers edge and a lifestyle second to none.

(view from your lounge room)

Accommodation: 2 bedroom, 1 bathroom, kitchen, lounge and 1 car bay.

This is a very special opportunity to get a real 'River Front' residence. Perfect for the downsizer/ or investor.

For Sale by Expression of Interest above $1,000,000 closing 4.00pm July 30th 2009.

To arrange a private viewing or for any more information, please don't hesitate to contact me.

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

Coming up!

Hi Property Lovers

Coming up...The Perfect downsizer, 2 bedroom ground floor apartment with mesmerizing river views, walk from your front door to the swan river foreshore and parklands and in a small complex of only 12, this is a AMAZING OFFERING!

For more information on the great opportunity, please don't hesitate to contact me.

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