Promoted Content

Which locations are winning the property race?

By Simon Pressley

Promoted by Propertyology

If one was to have made a strategic decision at the start of 2015 to invest in property, from a capital growth perspective, the median house price has increased slightly more in Sydney (43.1 per cent) than Melbourne (41 per cent) over the 3 years ending December 2017.

With a 37.7 per cent increase in median house prices thus far, metropolitan-Hobart, where Propertyology began investing in mid-2014, is sitting very close on the shoulder of Sydney and Melbourne.

One could have purchased 3.5 houses in Hobart for the price of one in Sydney in January 2015.

As the race for this hypothetical investor continues to unfold, it’s now abundantly clear that Hobart is about to hit the lead. And not be a smidge either; it’s about to fly right past.While Sydney and Melbourne both started the 2018 calendar years with consecutive monthly price declines, data suggests that Hobart’s property market is further accelerating from the 12.3 per cent price growth in 2017.

The economy in all three capital cities looks like remaining strong for the foreseeable future. But, whereas motivated buyers who can still afford to buy in Sydney and Melbourne are now few and far between and large volumes of new supply keeps hitting the market, Hobart’s biggest challenge is insufficient stock for sale which is adding even more pressure on prices.

With Sydney and Melbourne’s bull run now officially over and the knowledge that there’s typically 6 to 12 years between growth cycles, investors might be wise to start to think about whether now is a good time to sell and recycle their profits in to other markets.

The annual holding cost on a median value house in Australia’s two most expensive cities were digestible when the asset value was roaring ahead. But the tide has well and truly turned. Back-of-the-beer-coaster calculations which take in to account the initial purchase price in January 2015, current median rents, loan interest costs at 4.5 per cent, and other standard property costs, illustrate that the hip pocket is being hit very hard.

A house purchased at the beginning of 2015 in Sydney for the median value of $1,147,433 will today set the owner back $21,440 per year, assuming they initially borrowed 80 per cent of the purchase price. The same scenario in Melbourne equates to an annual holding cost of $10,837. That’s significant coin to continue to outlay while waiting umpteen years until the next growth cycle comes along.

And those investors who leveraged against the equity in their family home to purchase an investment property, effectively borrowing 105 per cent (including acquisition costs like stamp duty), will need to find $34,000 per year in Sydney or $18,000 in Melbourne.

That same fully leveraged house in Hobart will today only cost the owner $1,800 per year; it would be cash flow positive to the tune of $1,800 if the hypothetical owner made the purchase using a 20 per cent deposit.And the capital growth just keeps coming!

If ever there was a chance of a capital city breaking Darwin’s record as the last Australian capital city to exceed 20 per cent price growth in a calendar year (22 per cent in 2007) it is Hobart, especially in the municipalities of metro-Hobart, Clarence and Glenorchy.

As Australia’s only property market analyst to pick Hobart’s remarkable transformation, I’m increasingly asked the question ‘when will Hobart’s growth cycle end?’ The answer is ‘no time soon’.

No growth cycle runs forever however, all of the metrics which shape one’s opinion point towards further growth in Hobart – lots of it!

Canberra (20.5 per cent), Adelaide (13.6 per cent) and Brisbane (12 per cent) have seen much more sedate growth over the last 3 calendar years. The median house price in Australia’s fourth largest city, PerthPerth, TAS Perth, WA, and Darwin is lower now than 3 years ago.

If we were to describe the current performance of Australia’s 8 capital cities as a horse race, Hobart is Phar Lap and it’s up against 7 donkeys!

The question that is on many investors lips right now is, ‘which horse should they back in the next race?

If you’d like to know more about Propertyology’s services, here’s how you contact them.

Propertyology is a national property market researcher and buyer’s agency, helping everyday people to invest 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 2018 winner of Buyer’s Agency of the Year in REIQ Awards For Excellence.

 

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podcast

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  string(74) "Creating equity in a falling market and a long-term view of what to expect"
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Tune in to the latest episode of Property Showcase, the podcast with the inside track on the products and businesses that will help turbocharge your portfolio, maximise returns and make your overall investment experience seamless and stress-free!

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To hear more about these services, make sure to tune into this episode of Property Showcase!

 Make sure you never miss an episode by subscribing to us now on iTunes!

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Caifu Property\u2019s Automatic Equity program is designed to add a minimum of double the value of your salary to your portfolio every 12-18 months.\u00a0The program deals with five to six figures of instant equity, helps time poor investors generate equity in the shortest time possible without compromising your lifestyle or demanding your time.\u00a0<\/p>\r\n

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    In this episode of Property Showcase, Michael Beresford joins editor of Wealth James Mitchell to unpack why recent political changes are not reason for concern for Australian investors.<\/p>\r\n

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Many investors who would have been successfully approved for finance last year are struggling now to either begin or continue their property investment journey because of the current financial climate.

In this episode of the Smart Property Investment Show, broker John Manciamelli and Momentum Media director Alex Whitlock joins host Tim Neary to discuss how APRA changes and the royal commission have resulted in a tighter lending economy and what that means for Australian investors.

They discuss what traps investors should avoid if they are trying to obtain finance, the four key growth drivers in a property market and unpacking trust structures while revealing one type of trust that you should miss.

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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How technology is changing the lending environment
Lessons from a falling market
APRA investor measures have ‘run beyond their usefulness’: industry body

 

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Hobart
Bondi
Deception Bay

 

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  ["title"]=>
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  ["introtext"]=>
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When buying property, it’s important to focus on what’s important. Investor Katarina Taurian shares just what exactly is important to her: having the mindset of looking past superficial cosmetic matters and homing in on the structural suitability and potential of a property.

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In this episode of the Smart Property Investment Show, Katarina joins host Tim Neary to unpack her entry into the property market and experiences of rentvesting, and how the Smart Property Investment Show was vital  in a number of decisions which she made along the way.

Katarina discusses about the team that she had help her along the way, why she thinks that you should never skimp on a good solicitor and accountant, and the red flags which tell her why buying a new property doesn’t necessarily mean buying a better property.

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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Why buying new property doesn’t mean buying better property

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