Australians love to talk property and it seems a few myths are preventing consumers from entering the property market.

Property expert Margaret Lomas and realestate.com.au have combined forces to debunk four common property market myths and provide the facts to help Australians successfully navigate the property market.

Lomas has urged those looking to buy or sell not to be misled by hearsay and to take the leap into property throughout autumn.

 ‘’Autumn is definitely the most opportune time to enter the property market,’’ she explained.

Data from realestate.com.au has revealed March and May as the two most popular months of the year for new property listings in 2011, with over 7.5 million unique browsers hitting the website in May last year.

Lomas explains: ‘’Today I see many first home buyers entering the property market on a lower rung, as investors first. While many of the more exclusive suburbs of capital cities are indeed unaffordable to the first home buyer, considerable affordability can be found in outer suburbs with excellent infrastructure and in larger regional areas which offer diverse employment opportunities and an excellent lifestyle.’’, such as Noosa and surrounding regions.

So that leads to the question: ‘Are property prices overvalued’?

Lomas explains that this misconception has been perpetuated by sensational headlines that consider affordability only in relation to yearly household income –painting a largely inaccurate picture.

“We are at a time when housing is the most affordable it has been for a decade, says Lomas.

‘’From a peak of 34 per cent of the average household income in 2010, average mortgage payments on the median priced home have declined to 32 per cent and are expected to fall beneath the long term average of 30 per cent by early next year4.’’

When it comes to popular conceptions such as ‘Low auction clearance rates mean houses aren’t selling’, Lomas reasons that these days ‘’buyers are much more educated and far keener negotiators’’.

She says the connection that is placed on clearance rates and market health is misleading.

Almost three-quarters (74 per cent) of Australians believe low auction clearance rates indicate houses aren’t selling but numbers from RP Data indicate houses are selling, it’s just taking a bit longer. Across the country, there was a slight increase in days on market when comparing January 2011 to January 2012.

If you are considering entering the property market we encouraged you to see what the autumn season has to offer. This is a terrific time of year to buy and sell. Whether you’re looking to invest, upgrade, visit our website www.lagunarealestate.com.au and see what great properties are on offer

Till Next Week

Recent figures released by the ABS on dwellings financed show that the Queensland housing market is showing signs of recovery, 12 months on from the floods and cyclones of early 2011.

IT SEEMS a confidence boost was all that was needed for the property market to make a comeback on the Sunshine Coast.

Total dwellings financed for owner-occupiers were typically down slightly over the month of January, however trend figures shows that numbers are on the improve. Dwellings financed for investment purposes are also continuing to trend upwards, as more buyers begin to feel that now really is the time to buy.

Our agents have noted a marked increase in traffic through their open homes, auctions and enquiries into the offices, with a lot more activity and negotiations now happening. Recent property statistics also confirm the stabilizing of the market, with sales down just 0.6% in February compared to 4.4% in September last year which reflects solid recovery (as stated on the REIQ website) .

"Not only have we had strong sales since Christmas, but we've had a continuous stream of inquiries from investors and owner-occupiers and first home buyers. "This high level of interest indicates that the Sunshine Coast property market is definitely turning a corner.Whilst it is still a buyer’s market at present, the picture could change fairly rapidly in the coming months.

At present we have a fine and diverse collection of prestige Noosa homes for sale– from the hinterland retreats to the waterfronts offering private beaches and jetties. I believe our local prestige market offers some of the best value buying for absolute prime location property anywhere in the country. We are also lucky here in Noosa that the units available boast great architecture, affordability and lifestyle benefits. We currently have some very affordable and luxurious units/duplexes in key lifestyle locations. Our website, www.lagunarealestate.com.au showcases them to perfection. To enquire further, contact any of our professional sales agents.

Till Next Week

Olivier

After a marked increase in sales towards the end of 2011,  we have had a very sold first quarter of 2012 with  over 38 contracts written.  Our offices are reporting strong sales and listing activity with enquiries continuing to increase on a daily basis. As April is drawing to a close we can reflect on the market with Laguna reporting nearly

$25 million dollars’ worth of sales, despite the fact that the recent Reserve Bank meeting produced no rate cuts again, we believe this is a good thing which will positively impact the real estate market.

Buyers who have been sitting on the fence up to now to achieve the best possible interest rate and property prices,  will begin to be satisfied that now is the right time to be purchasing with activity across all levels of the housing/unit market. It is also reassuring to know the economy has the buffer there if required. There is also an increase in the number of properties coming onto the market for sale, so visit our website www.lagunarealestate.com.au and find out what properties we have available.

It’s a clear indication that confidence is returning to the market place with sellers meeting the market and buyers are doing their homework and are happy to purchase, so the overall consensus is one of optimism and recognition of the opportunities. As the consistency we are seeing continues to build, the correct marketing combined with expert advice will produce the desired outcomes. It’s all a part of the property cycle in motion. We are enjoying a record number of listings here at Laguna, so the stock choice is phenomenal. We have experts in every area who can report a number of buyers wanting to purchase.



Till next week,


Olivier

Noosa weather is beautiful throughout the Autumn months, so if want to be active then immerse yourself in a fun holiday of swimming, riding and running or just relax on our beautiful beaches and take in the wonderful sites the region has to offer, taking advantage of balmy temperatures and mild days, there is always plenty to see and do here. 

 The Noosa Winter Festival runs from the 5-6th May, and includes a variety of events for participants or spectators, including the Noosa Blue Water Swim, Noosa Half Marathon, Mizuno Noosa 10km Run, Subaru Noosa Century Cycle, the Noosa News 5km run/walk and the Noosa Paddle. 

The Food and Wine festival runs from 17th – 20th May with four days of superb cuisine, wine and fabulous foodie events and music from some of Australia’s top entertainers. Once you have enjoyed the various activities, then it might be time to consider the thought of permanently moving or investing in our fantastic region

Whether it is a house, unit or vacant land you are looking for this is one of the best places in Australia to live and or invest in.  A common problem people visiting come up against when they arrive here is deciding what precinct of Noosa they want to live in. My advice is to have a good look around whilst you are here and call into one of our offices and pick up the new Autumn magazine, filled with plenty of great properties to invest or live in, and while you are there talk to one of our experienced Sales Team, we know Noosa intimately and can give you the lifestyle advice to suit your needs.  Selling property in Noosa has to be one of the most satisfying jobs a person can have, hence our passion and knowledge that we offer you

Till Next Week

Olivier

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With Easter upon us, the town is buzzing. At this time of year many people are thinking of heading north to the warmer climates as the weather cools down south, and with our rainy season behind us, this is the time to be enjoying Noosa and surrounding regions.

School holidays have started and along with a few short weeks ahead for workers everything is looking great in our part of the world. Our holiday department has reported excellent occupancy rates.

With lots of people in town we are finding that our sales enquiry has also increased and this is showing in the amount of contracts our agents have written in the last few days, no holidays for them over Easter as we are expecting bumper sales

At this time of year we are welcoming family and friends and are taking time to share with them the delights of our region visit Eumundi or locally the Noosa Farmers Markets we at Laguna can highly recommend their produce. Take a cruise along the Noosa River, walk our National Park or swim in a luxurious Laguna Bay.

Maybe some of those family and friends will decide to make Noosa a permanent home or enjoy the benefits of  a holiday home if this is the case remember that we are available over the holidays to answer all your real estate enquiries. The Laguna philosophy is that of Excellence In Real Estate combining excellence in service and assisting people in achieving their own lifestyle ambitions. We can therefore offer assistance to our customers every step of the way offering valuable market advice, relocation guidelines, renovation tips, contacts to legal and financial institutes to make every step of the journey of buying or selling properties in the area an easy and very accountable process.

Give us a call, check out our website www.lagunarealestate.com.au or call in at any of our four offices conveniently located in, Noosa Heads, Noosaville, Tewantin and Gympie.

Have a wonderful break

Til next week

Olivier

The Laguna Property and Lifestyle Magazine is Laguna Real Estate’s most popular marketing tool. The publication is released quarterly Summer, Autumn, Winter and Spring to coincide with school holidays and special events.

The Laguna Property Portfolio has a large circulation and a distinctly innovative strategic target distribution strategy. This ensures the copies we print go to the right people!

22,000 of our magazines are inserted in the Noosa News with an additional 2,000 copies mailed to Laguna’s exclusive database of buyers and a further 1500 sent to Laguna’s Landlords and Tenants.  Sales agents also distribute the magazine at all open houses. The magazine is available from all four of Laguna’s high profile offices, distributed to over 50 resorts, the Noosa Information Centre, many shops, cafes and businesses and promoted on the Laguna website. The estimated readership is over 100,000 people per issue.

Included is a mix of properties for sale, business advertisements, a community component and real estate editorials. The magazine is unique on the Sunshine Coast and boasts an average 87% property clearance rate. A stellar result for Laguna’s clients, a popular advertising medium for coastal businesses and the Company’s most effective marketing tool. The publication has a long shelf life and research shows that it tends to be found sitting on coffee tables in homes and resorts long after its issue date.

Bookings for the highly popular Autumn edition are being taken now. Given its wide reaching audience and 12 week long shelf life, costs are extremely reasonable.

If you are considering placing an advertisement that reaches more people in the region than any other local magazine, make sure you book an ad that works the hardest and longest –advertise your property or business in the Laguna Property and Lifestyle Portfolio. Bookings close in the next few days.

For real estate bookings please contact the Laguna agent of your choice. To advertise you business please contact our office on 5447 3999.

Until next week.

Olivier.

Noosa is unique in that it has the holiday resort feel all year round. Noosa has grown into a region that supports local business and allows these local businesses to grow and develop. Sure there are some drawbacks to living in a small town environment, but the positives far outweigh the negatives. Noosa  and surrounding  area offers a safe environment for kids to grow and play whatever their age. I think the passion people feel our community makes this place unique. It is a famous destination whether for a superbly relaxing holiday or a new and wonderful town  to put down new roots.

There is currently a wait and see sentiment amongst some buyers. The opportunistic buyers are the ones capitalising on this, using the conditions to negotiate, as the best time to buy is when supply is there but with less demand. So I can reiterate as I have said in past columns that we are seeing a buyers’ market in Noosa overall.

We have some fabulous stock throughout the area especially with units and spacious apartments.  Low maintenance lifestyle is increasingly embraced by holiday makers and investors alike, with many downsizing and thoroughly researching our unit & duplex options.

This type of property would be the ideal investment if you work away and want a secure lock up and leave home to come to on your weeks off. This will be made more appealing when the fly in fly out starts operating from the Sunshine Coast airport.

 Or should you prefer something on the Water. We have some great waterfront stock here at the moment which will appeal to many who love the central location and proximity to schools, shopping and restaurants. Hinterland suburbs are also showing renewed energy justifying the decision of buyers making the ‘tree change’.

If you are thinking of moving to our region, have a good look at  our website www.lagunarealestate  to see what we have on offer and if you require any help please do not hesitate to contact  our experienced Sales Team to assist you in finding the ideal home or investment

Till next week

Olivier

While the Reserve bank has chosen to keep the interest rates on hold at this time, the banks made a difficult decision to increase their rates.  It is only when you look at the underlying issues the banks face, like, higher funding costs, slowing global growth and an escalation in the European sovereign debt crisis leading to high market volatility; that the true picture emerges.

The public relations fallout alone shows that increasing interest rates out of cycle is a decision that the banks have not taken lightly. Furthermore while many criticise the banks for announcing billion dollar profits, banks need cash buffers in order to be able to loan money in the first place. If they didn’t raise rates and the cost of borrowing (internationally) continued to increase, the banks might find themselves in a position of not being able to lend in the future. This would make things a lot worse for borrowers and the property market in general.

On a positive note, against the backdrop economic uncertainty there are still glimmers of hope in the property market. Successful real estate agents are reverting back to old fashioned customer service and selling techniques to win new business and get sales over the line. Laguna is achieving fantastic results from the Auction and Tender methods.

We are finding properties are still being listed and sold and an agent is more likely to succeed in this market when they are adding greater value to their clients, by providing them with professional market appraisals, suburb reports and regularly following-up. Clients appreciate this level of service. This is one of Laguna’s strong selling points to our customers, and as a result we are finding that our clients will be more likely to stay loyal when the good times return.

Till Next Week

Olivier

Property investors and home owners alike generally have a strong interest in the value of the property they are holding. Apart from it being a topic of passionate national interest, the value of a property will determine whether you choose to buy, hold, sell, or reinvest.

The lenders employ professional valuers to price properties so they know how much they can safely lend. Hence these valuations as a rule, err on the side of conservatism.

The Real Estate industry in QLD is one of the most tightly monitored in the nation there are a strict set of rules agents must follow when listing a property for sale. The seller has to sign a document called a 22a, authorizing the agent to sell the property. The agents under law have to attach what is called a CMA to the form – a comparative market analysis. The CMA is proof of the research undertaken by the agent to put the correct price on the home. It exists for the protection of the seller – who may be unrealistic about the property’s value, it also prevents agents from overpricing properties unrealistically to ‘buy the listing’. The CMA report should include a list of similar properties sold recently in the area, and the price range. It can get tricky at times because there are intangible factors in determining a property value as well as the local sales history.

The land value is a large part of determining the value of a property – often driven by location and crucial in the criteria of savvy investors. Fixtures, fittings, bathrooms, number of bedrooms and capacity of the garage also determine a valuation report.

There are a few things you can do economically to increase the value of the property. Look at the overall presentation and appearance of the property from a buyers perspective. Declutter, clear rubbish from the gardens, splash on a coat of paint and visit the auctions for some bargain tap fittings. They can all make a difference in the bigger scheme of things.

If you would like some handy hints for adding value to your property or you are thinking of selling your home, call one our experienced sales consultants for an obligation free market appraisal

Till next week

Olivier

More young Australians are now combing funds to buy a home jointly, enabling them to make a first step towards owning their own home when they would otherwise be locked out of the market

Co ownership basically involves two of more people such as friend, family or business associated pooling funds and sharing the ownership of a property, but for those choosing to buy a home this way must take important steps to make sure the pitfalls are avoided and that the process works for all parties. Make sure when entering into this type of arrangement it is with someone you can trust and who is reliable. You should seek legal advice and have an agreement in place before purchasing your investment.

A big advantage of co ownership is that the combined borrowing capacity is larger than you would have on your own. A number of lenders are promoting this type of lending and usually have a loan structure that is suited to “co-ownership” borrowing.  Some lenders also allow the loan to be structured so that while all borrowers are still responsible for the whole debt the loan can be split so each party can make separate repayments to cover their share.

Take a look on our website www.lagunarealestate.com.au  as now is certainly the right time to seriously consider getting into the property market with plenty of bargains waiting for be snapped up so whether you are considering purchasing an investment on  your own or with a friend or family member, contact one of our experienced sales team who are available to offer you advise on how best to get you into the property market.

Till next week

Olivier