The combination of low interest rates, foreign buyers, upgrader enthusiasm and investor momentum saw 2013 emerge from its property holding pattern and the market become reinvigorated.
RP Data analyst Cameron Kusher said he believes momentum in property will continue into the new year, propelled by investors and upgraders.
He also believes values will climb further, though not as sharply in 2014. Another of his predictions is that gross rental yields in Sydney and Melbourne will continue the decline they commenced in latter 2013, leading investors to look at alternative growth zones. These are good tidings for the Far South Coast of NSW. The last few months of the year had seen keen interest in the area, with properties that were priced right being snapped up, some as soon as they came on the market.
However, Mr. Kusher issued a warning about other economic wild cards, like the unemployment rate, stating “If it reaches 6.25% it will be the nation’s highest unemployment rate since September 2002. If people start to become nervous about their job security it is likely to result in a lower level of demand for housing.”
Rates are at their lowest levels since the 1960s and inflation is currently at 2.2%. Keep in mind that the Australian interest rates don’t operate in a bubble – they respond to what’s happening in the global economy. The recent fall of the Australian dollar of 2.5 cents against the U.S. dollar as a result of the U.S. winding back its stimulus is a reminder that inflation could increase if the dollar keeps falling and the cost of imports increase. If inflation increases we could see a rise in interest rates. The all important question now is whether the RBA will increase or decrease rates, or leave them as is in the new year.
With keen interest from both local buyers and those from interstate in Merimbula, Bega, Tura Beach, Eden and Cooma and the current low interest rates together with confidence in the real estate market, vendors should not delay listing their properties for sale. Now is a prime time to sell.
There’s no doubt that yield is the golden word for investors. Other things may come into play, such as lifestyle or infrastructure potential, such as the Bega Hospital and Eden Wharf developments, but the income return on the property is usually the major concern for the purchaser. The Sydney market has been hot for investment properties to the extent that Investors are crowding each other out, resulting in a slight drop in yields. That gives regional towns on the South Coast and Monaro such as Bega, Merimbula, Tura Beach, Eden and Cooma the inside track for investors looking for positive returns.
Yield is generally calculated annually as a percentage. It is based on the asset price or market value of a property. The gross yield is the income (i.e. rent) derived from the investment before expenses are taken out. The net yield is the income less expenses. These expenses could include stamp duty, legal fees, pest and building inspections, repairs and maintenance, property management fees, insurance, rates, strata management fees.
The yield is stated as a percentage and is worked out as –
Gross yield = annual rental income / property value x 100
Net yield = annual rental income – annual expenses / property value x 100
The return or total return includes capital gains. It is quoted as a percentage and is retrospective, based on the gain or loss of the investment during a particular period.
Increasing housing demand drives property prices up and this can affect the yield of an investment. The more prices go up, the lower the percentage between rents (income) to property value. According to Australian Property Monitor’s figures for the September quarter, this is exactly what is happening in Sydney right now. With the current low interest rates many investors are considering purchasing property for negative gearing. Purchasers should ask the right questions of Real Estate Agents to ensure they know the likely net yield on a property before they purchase.
Politicians make all sorts of promises in the lead up to an election, trying to convince you that they’re the best choice. We all know how often those promises fall flat! Real Estate Agents can promise you the world as well. But with a ramped-up spring selling season underway, you don’t want to make the mistake of listing with an ineffective Agent and “miss the boat”.
So let’s push the promises aside and look at some facts:
1. We won’t charge you a Marketing Fee
2. Our online marketing strategy will give your home a higher profile than other sellers
3. Your property will be on more websites than any other local agent.
4. We use Youtube and Facebook to attract more buyers
5. Qualified Buyers are emailed when you trust us to sell your home
1. We get Home Sellers more money in their pocket and we can prove it
2. Our Sales Consultants train EVERY week in negotiation, relationship-building and client care
3. Our Sales Consultants have a hotline to industry mentors which gives us the negotiation edge
4. If a Buyer asks “What will they take?” we answer “The advertised price”.
1. We won’t lie to you, “buy” your listing or ask you to accept an offer from a “tyrekicker”
2. We use hard evidence to justify the suggested selling price
3. If we don’t live up to our promises, you don’t have to pay us
Profile & Experience
1. Fisk & Nagle First Choice has been operating for 40 years
2. With five offices across the Far South Coast and Cooma, we have better exposure and bigger reach than any other agent in south-east NSW.
3. Our offices hold the most prominent position in Bega, Cooma, Merimbula, Tura Beach and Eden
4. Our signage and window displays are bigger, brighter and more noticeable than other agents
Who will you elect to sell your home?
When deciding whether to purchase real estate in the towns of Merimbula, Tura Beach, Eden or Bega in the area known variously as the Sapphire Coast, Bega Valley or Far South Coast the moniker shouldn’t really matter, it does however bring up visions of the region. The Sapphire Coast invokes images of sparkling blue waters, lakes, ocean, estuaries and all that goes with a coastal life such as swimming, fishing, boating, surfing, kite surfing and paddle boarding. The Bega Valley invites images of rolling green hills, dairy country, contented cows and delicious cheeses and other produce. The Far South Coast makes one think of coastal life once again, lazy summer days, warmer climes and a relaxed lifestyle. All of these images are within close proximity of one another – the coastal towns of Merimbula, Tura Beach and Eden are surrounded by rolling green hills, forests, farmland and great beauty whilst the town of Bega is the centre of the region, frequented by Farmers and country folk yet so close to the coastal towns that a dip in the ocean is a short drive away.
The lifestyle t throughout the region is simply great. The other deciding factors when purchasig property are the economy, availability of work, affordability and investment opportunity. The Bega Valley Shire Council report that the major industries in the area are farming, forestry, fishing and tourism. Bega Cheese is headquartered in the Shire and is the area’s largest employer with annual revenues of $931 million in 2011.
There are other agriculture and primary sector producers proudly Bega-based. On average, Bega Valley Shire receives over 820,000 visitors annually, more than half of whom are domestic overnight visitors, spending around $255 million each year.
The Shire has almost fifty tourist accommodation establishments. Local accommodation establishments received 145,288 guest arrivals in the year to December 2009, which is up 4.0 percent on the previous year. These arrivals accounted for 301,572 guest nights and 152,564 room nights, which also equate to increases of 1.5 percent and 3.0 percent respectively over this same period. Fisk & Nagle First Choice Real Estate have a good stock of investment properties suitable for holiday accommodation in Merimbula, Eden and Tura Beach.
By the end of the 2006/07 financial year there were 2,682 registered businesses in the Bega Valley Shire. Just over half were non-employing businesses (53.6 percent), while most (96.6 percent) businesses in the area had less than 20 employees. One in five local businesses sat within the Agriculture, Forestry and Fishery industry (19.8 percent). Construction (16.7 percent) and Property and Business Services (15.7 percent) also featured prominently in the area. There were numerous businesses in services sectors such as Retail (13.3 percent), Accommodation, Cafés and Restaurants (7.0 percent) and Health and Community Services (4.4 percent). Manufacturing comprised 5.6 percent of businesses.
‘Coast or Cheese’ the headlines on page 4 of the Merimbula News this week blare out. What in heavens does this mean? As Liz McCormack explains Marketing is all about image and it may be up to the ratepayers to choose whether dairying, cheese and bucolic scenes of cows grazing best fits the Bega Valley Shire or is it an image of the coast, tourism and sapphire blue seas that would have more cachet?
Councillor Kristy McBain asked at a Council meeting on January 16th for a report regarding rebranding of the Bega Valley Shire to the Sapphire Coast Council, including financial data and the effectiveness of rebranding in line with the upcoming communications strategy.
The idea of rebranding to Sapphire Coast Council has been discussed previously, originally suggested by the Imlay Shire pre amalgamation in 1980 and then again recommended to the council in 2003 by the Area Chamber of Commerce & Tourism (as it was then known).
A rebranding of the shire could have positive consequences for owners selling property, particularly those in the major tourism areas such as Merimbula, Eden, Tura Beach and Bermagui. Prospective buyers from interstate may be more attracted to purchasing a property in the Sapphire Coast Council rather that the Bega Valley Shire , with the vision of sapphire blue waters, coastal lifestyle and all it promises sea changers, emoted by the new brand.
Bruce Leaver, chair of Sapphire Coast Tourism said “The basic branding tenet is that a brand promises an outstanding experience to a desired market. It is what makes the region standout from its competitors and motivates the potential visitor to come…. A successful brand promises a distinctive and exceptional experience.” He suggests that the only way to gauge which brand will work best for the shire is through market research and that as two thirds of our domestic market comes from interstate, regular exposure to the Shire’s name may be limited. Any research should test the recognition factor in the name Bega.
Cr McBain told Liz McCormick “I think there is an emotional value attached to the name change which can’t be measured. We are trying to attract businesses; we are trying to attract industry and we are trying to attract professionals and trying to attract bigger airlines. From my point of view, Sapphire Coast is far more emotive than Bega Valley”. She wants to know if local residents want to change the name and she would gauge it through council’s social media, via Facebook, the council’s website and through the print media. So if you have an opinion on the best name for this shire, now is the time to let it be known.
The strong weekend auction clearance rate in Sydney of 61.7 per cent recorded by Australian Property Monitors on Saturday – the biggest auction day since March – took many by surprise reports Stephen Nicholls, Property Editor from Domain.com.au. He states the prospect of having more money to spend with last Tuesday’s interest rate cut may have been one factor in the improvement and he said “It’s interesting that 28.8 per cent of the auction sales reported to APM happened before the big day.”
Agent Teresa Natoli, of Ray White Surry Hills may be onto the main reason:”I think people want to get their stuff sorted before the end of the year” and Matt Lahood, the director of sales for McGrath Estate Agents, said the big jump in sold prior to auction transactions was reflective of the time of the year. “From a buyer perspective, it allows a purchaser to get set before Christmas and in some cases even move in,” Mr Lahood said.
Some believe that pre-christmas is a quiet time for real estate, but as the auctions and sold prior transactions in Sydney show it can be a good time for real estate sales. Properties purchased in tourist areas like Merimbula, Tathra Beach, Tura Beach, Pambula Beach or Eden can be immediately let for holiday rental over the peak season of January bringing in an income, which can help cover purchase costs and rates.
Vendors can be more open to offers at this time but purchasers should always make their first offer their best offer and it is advisable to seek finance prior to making an offer. Of course banks are busy at this time of year too, so time is of the essence.
A sale pre-christmas can benefit both the vendor and purchaser. A settlement for the vendor means less inspections and enquiry by tyre kickers during the busy holiday season and the chance for the vendor to relax and enjoy their own holiday knowing they have their property sold. The purchaser benefits by having the sale settled before Christmas activities take over and they can either let the property or enjoy a holiday in it themselves, or if they have purchased their family home, move in over the holidays when they have plenty of time to get settled in.
Let’s face it: selling a house on the Sapphire Coast can be difficult. Buyers know what they want, and many properties have similar features and attractions. Great views, peaceful settings, quiet neighborhoods and close to the beach. You can add value to your property yourself both easily and inexpensively, and gain that extra attention your looking for.
Space- When someone buys a property on the Sapphire Coast they are purchasing the space inside it. If you can make more space inside a house, it will be worth more to an interested buyer. This may involve knocking down some walls, but the results will astound you.
The Great Outdoors- The Sapphire Coast’s scenery and climate is ideal. Many buyers are from the city, and are searching for a private, natural hideaway. The easiest way to appeal to these buyers is to upgrade and maintain your outdoor areas. Multifunctional outdoor spaces are the key. Include seats, garden beds, and open grassy areas if possible.
Lighten Up- Lighting in a house will help make it feel bigger and more inviting. By improving the natural lighting, swapping curtains for blinds and updating light fittings, value can be easily and quickly added to a house on the Sapphire Coast.
These tips are simple to implement and can be done yourself. Remember you are selling your house in one of Australia’s most untouched and naturally beautiful areas, use that to your advantage!
Fisk& Nagle First Choice Real Estate have offices located in Eden, Bega, Cooma, Merimbula and now with we have fulltime sales staff at Tura Beach. Located in the new Woolworths Centre in Tura Beach Drive our trained team are able to meet every homesellers need.
In fact we’ll guarantee your property a number one internet listing.
We want to be your first choice in real estate especially in Tura Beach.
Property Sales, property rentals and a full homebuyers service.