Promoted Content

Tighter supply to create investment opportunities in regional cities

By Simon Pressley

Promoted by Propertyology

Many of Australia’s regional cities have supply-demand ratios which are currently more favourable for property investors than the big profile capital cities.

A couple of years ago, from ongoing analysis of the construction industry’s intentions, Propertyology formed the view that there was a period of suppressed price growth ahead for most major cities. Consequently, we turned our focus to a few lesser known locations with better potential for investors.

A more controlled housing supply pipeline and very affordable property are partly why our buyer’s agents have been actively investing in several regional cities for a while now.

One of the biggest misconceptions about the recent property boom is that there’s a severe housing shortage. The evidence says that population growth over the last few years is consistent with historical trends while residential construction has been at record levels.

Propertyology’s analysis of official residential dwelling construction and population data over two separate three-year periods suggests that Australia’s biggest cities are approaching a tipping point.

Over the past three calendar years, 676,067 new residential dwellings were approved compared to 461,383 for the three years ending 2008. Australia’s population growth over each of those three-year blocks was 1.063 million and 1.164 million, respectively.

In other words, Australia’s population growth was about 100,000 less however, we approved 200,000 more dwellings.

Strong house price growth in Sydney and Melbourne over the last four years was due to a number of factors, but a lack of supply was not one of them. While vested interest groups and some segments of the community will be quick to disagree with me, the evidence does not support their statements.

For instance, comparing new supply and population growth of 2016 to 2008 when Sydney’s median house price only increased by 0.6 per cent, population growth was the same but more than twice as many new dwellings were supplied in 2016.

Sydney and Melbourne’s stronger economy - and consumer sentiment which comes with it – at a time of record low interest rates – has created increased buyer activity to levels over and above the underlying demand of population growth. The record high volumes of housing supply will flow through to much lower rates of price growth as confidence wanes from housing affordability concerns and tighter credit policy.

We only need to look at cities like Brisbane, Adelaide and PerthPerth, TAS Perth, WA to see what can happen when consumer sentiment isn’t as strong while supply levels are high.

If there was a such a dire shortage of housing, rents would be increasing significantly every time a lease expired however, the evidence suggests nominal movement in rents for five years.


Since 2013, there has been a distinct trend in Australia's bigger cities for apartment construction. Ten years ago, 3 out of 10 properties approved in Australia were apartments, whereas today it is 1 out of 2.

During the 2016 calendar year, 80 per cent of new dwellings approved in Canberra were apartments – it was 70 per cent in Sydney, 58 per cent in Brisbane, and 54 per cent in Melbourne.

It was only 13 per cent in Hobart where housing supply volumes maintained its status quo over the past few years while factors on the demand side of the equation have improved.

Out of all of the capital cities, the official data suggests that Hobart will have the tightest level of supply over the next few years. For capital growth and rental yield, Hobart was Australia’s best performed capital city for the year ending June 2017 and Propertyology’s research suggests it’s likely to hold this mantle for a while yet.

There are several regional cities across the country where the housing supply pipeline is significantly tighter than most capital cities. With very affordable entry prices and strong yields, the annual holding costs are negligible. Taking advantage of such opportunities has meant that some of our investors have been able to comfortably afford to buy 2, 3 or even 4 investment properties.

‘Big city’ is far from a magic formula for ‘best investment’. To the contrary, 78 per cent of Australia’s record building approval volumes in the last three years were concentrated in our capital cities – home to 65 per cent of our population.

 

Propertyology is a national property market researcher and buyer’s agency who buys properties exclusively for investors in strategically-chosen locations all over Australia. The multi-award-winning firm’s success includes being a finalist in the 2017 Telstra Business Awards and 2016 winner of Small Residential Agency of the Year in REIQ Awards For Excellence. Managing Director Simon Pressley is a REIA Hall Of Fame Inductee and a three-time winner of the REIA and REIQ Buyers Agent of the Year award.

 

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podcast

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A softening market can be a difficult time for a property investor with finance approval tightening and property capital growth slowing, and while many real estate agents are also feeling the squeeze McGrath Brighton Le Sands' Bill Tsounias claims it is simply the market returning to normal.

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In this episode of the Smart Property Investment Show, Bill joins host Phil Tarrant to share his thoughts on the current Sydney property market, and to share the shifts that he has seen in house and unit sale prices following their worst quarter in the past decade.

Bill will unpack why properties are spending longer on market, share what he believes property investors are doing wrong when trying to sell their properties and share the secrets to getting the best out of a real estate agent and an auction in the current softening market.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

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AREAS MENTIONED:

Revesby
South Hurstville
Sans Souci
Strathfield

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Gavin Kemp and his now-fiancé bought their first property together after only six months of dating. They weren’t even living together at the time. Now, two years on, the pair have bought five properties, sold two and have a solid plan in place for their ongoing property journey. 

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In this episode of the Smart Property Investment Show, Gavin joins host Phil Tarrant to discuss how he chose the locations where he decided to invest and how, due to the initial lack of education (something that he now values highly), he lost money on his first two investments.

Gavin will share his thoughts on the current property market, reveal the people who he has leaned on throughout his property journey and discuss why his strategy employs a zero procrastination rule.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

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Redcliffe
Port Macquarie
Loganlea
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Raceview

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A joint property portfolio before they were even living together
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As the investment market tightens are you looking to learn something that will help you realign or readjust your property goals? In this episode of The Smart Property Investment Show, first time on the podcast Lisa Porter joins host Phil Tarrant to talk about the gems and wisdom associated with her modest portfolio of ‘only’ six properties.

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Listen now as Lisa and host Phil Tarrant discuss how her property journey started in the UK, with the purchase of a rough unit in a lower-socio suburb of South London. Lisa breaks down how that first purchase provided her greatest lesson, one she still applies today - turn off the noise, don’t worry too much about the peripheries and just get on with it.

The pair also discuss how property has given Lisa so much extra value in her life, not just building an asset base and heaps of enjoyment, but it also how it changed the trajectory of her career. Women, she says, shouldn’t be fearful of being proactive and taking control of the direction of their family’s financial future.  

 

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

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Walking and talking property investment with Lisa Porter – therapy, empowerment, education and inspiration

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