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30. September 2015 22:35  /  swanvalleyrealtyblog Comments (0)


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    ANOTHER Marvelous Marvel Movie – indoor theatre with outdoor and indoor pre-show entertainment. 

    Snacks, popcorn, and drinks available – movie ticket gets you a free kids pizza at CRUST GOURMET.

    4:30 pm – entertainment starts
    5:30 pm – movie starts

     
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30. September 2015 22:27  /  swanvalleyrealtyblog Comments (9)


LWP Property Group were out at Annie’s Landing, Ellenbrook this week and have posted these photos on their Facebook page stating that “the new primary school is really starting to take shape, which is super exciting to see. It is due to be opened in time for Term 1 next year”

17. September 2015 19:21  /  swanvalleyrealtyblog Comments (0)


  • Article from Ellenbrook Advocate, 16 Sep 2015

 

SALES

In the four weeks to September 7 local property sales are at 106 across land, units and houses. This represents a lift of 3 per cent over this period. Compared to the same time last year, sales have increased by 26 per cent. In the overall market sales are up 8 per cent for the four week period. Ellenbrook tops the list for the highest number of sales at 36. Properties available for sale have increased by 18 per cent over the last four weeks and are 49 per cent higher than the same time last year. Total listings in the Perth Metro Region are up 3 per cent in the four weeks but remain 36 per cent above the same time last year. The average time to sell in the local area has increased for the 3 months to August 2015 by 20 days to 84 days from 64 days at the same time last year.

31. July 2015 19:59  /  swanvalleyrealtyblog Comments (0)


 


Quarterly data suggests favourable outlook for interest rates  - reiwa.comAccording to the Real Estate Institute of Australia (REIA), the 2015 June quarter Consumer Price Index (CPI) figures support the Reserve Bank of Australia’s (RBA) July assessment that inflationary pressures are well contained and likely to remain this way. 

REIA President Neville Sanders said this was good news for home owners and should translate into a sustained period of low interest rates. 

“In the June quarter, the CPI rose by 0.7 per cent and an annual rate of 1.5 per cent. These figures are below the RBA’s target zone of two to three per cent and should not put pressure on the interest rate outlook. 

“The annual changes for the analytical series of trimmed mean and for the weighted median were 2.2 per cent and 2.4 per cent respectively, and compare to the changes for the 12 months to the March quarter 2015 of 2.3 per cent for the trimmed mean and 2.5 per cent for the weighted median,” Mr Sanders said. 

The housing group increased by 0.7 per cent for the June quarter and an annual rate of increase of 2.5 per cent. 

The main increases in the June quarter for the housing group was for new dwelling purchases, which increased by 4.8 per cent, while rents increased by 0.4 per cent for the quarter and 1.9 per cent for the year. 

“With inflation under control, combined with a slowdown in housing finance, it’s reasonable to expect that the RBA will not be increasing interest rates in the medium term, providing a stable outlook for home buyers,” Mr Sanders said. 


17. June 2015 19:51  /  swanvalleyrealtyblog Comments (0)


The following article is taken from Realestate.com.au website 

Caroline James

 
 

You’ve found a home you like and are waiting at the door. Now what?

A buyer’s first inspection of a prospective property is kind of like going on a blind date. You have almost certainly seen some photos (always showing the home in its most flattering light) but will likely have many unanswered questions.

Will you ‘click’? Will it meet your non-negotiable criteria? What will it look like? Has it had a hard life? Will its internal wall colours make you cringe – or make you smile?

What is the point of a buyer inspection?

Independent buyer’s agent Catherine Cashmore says a property inspection is a golden opportunity to educate yourself about the bricks and mortar before you spend hundreds of thousands of dollars buying it.

She strongly advises all buyers inspect prospective homes or investments more than twice if planning to purchase.

Often a property looks great online or in a glossy brochure but as soon as you pull up at the curb you know it is not ‘the one’. Perhaps it backs a smelly industrial site or is next to a busy, noisy road? Perhaps its bedrooms are too small for your double beds?

You simply cannot know some things unless you have visited the site in person.

Photos can be illusive, so always make time for an inspection.

Period home in Stephen Street ,  Yarraville VIC

 

“Remember, the property is being presented for ‘sale’ so any visible flaws will be covered over,” Cashmore says. “For example, a dab of fresh paint can obscure cracks in the wall or careful placing of furniture can divert your eye away from possible defects.”

Cashmore strongly cautions against buying property without walking through it. “Whether a buyer or investor, do not purchase a property sight unseen,” she says.

“At the least, make sure an independent buyer advocate that you have paid and works for you inspects the home on your behalf. Photos can be illusive and you leave yourself open to the potential of buying a dud that’s impossible to sell on if you buy sight unseen. Don’t do it.”

Inspect and save: Could a property inspection save you thousands?

What should you look for?

Everything that determines if this is somewhere you or future tenants want to live.  But don’t let groovy cushion covers sway you. This is your chance to probe this property, to measure, to push and to pull.

Man standing in kitchen of  Flemington VIC home

 

  • Does everything open and shut?
  • Do lights turn on and off without flickering?
  • Do taps work and is the water flow adequate?
  • Are there signs of water damage (i.e. peeling or bubbled paint work, mould, stained ceilings)?
  • Do doors close smoothly or stick?
  • Walk around the edge of each room and look up as well as down to gauge dimensions
  • Walk around the outside of the property to check fences and the condition of the building’s exterior including gutters and down-pipes

Ignore the furniture and decor – take a tape measure with you and measure the bedrooms.

“Often hired furniture is smaller than real furniture and can obscure a room’s size,” Cashmore reveals. “Bedrooms need to be at least 3m x 3m in size – otherwise the room is a ‘study’ not a bedroom.”

Ignore the furniture and decor – turn your attention to floorspace.

Common missteps: 7 first home buyer mistakes

Ask lots and lots of questions

Buyers should try and arrange a time with the agent to visit the home on a private inspection.

Use this access to find out why the vendor is selling and ask questions that will help you work out the real value of the property.

Questions to ask yourself may include:

  • Can I live with the floor plan?
  • Is the toilet at the rear of the home too far from the bedrooms?
  • Do the bedrooms run off the living area and be affected by television noise at night?
  • Is the home going to adequately cater for my needs over the next seven to 10 years?
  • Can I extend the property if I outgrow the home?

Family of three

 

“When attending an open for inspection, it’s hard to think clearly with crowds of competing buyers squashing in and out of the rooms,” Cashmore says.

Try and visit during the day and turn off the lights to assess natural light.

“Don’t be afraid to open cupboards to assess storage space. When on a private inspection try and visit during the day and turn off the lights to assess natural light. Is it too dark to read a newspaper without putting the light on? Is there anything you can do to improve the situation? i.e. – sky lights for example.

“Concentrate on the things you can’t change (orientation, location) – not those you can.”

 

 

5. June 2015 19:15  /  swanvalleyrealtyblog Comments (0)


The following article is a blog by  Kate Jones that appeared on the realestate.com.au website on 29 MAY 2015

 

Cabramatta

Rates set to remain steady in coming months

Interest rates are tipped to stay on hold for June, and possibly for the rest of the year, as the economy absorbs two earlier rate cuts.

Rates are currently at 2% after they were cut by 0.25% in February and again in May.

Market Economics managing director Stephen Koukoulas says the Reserve Bank will sit tight in June.

“There’ll be no change in June and for quite a few months,” he says.

“We’re at 2% and the economy is ok – it’s not strong, but certainly not any weaker than it was.”

Minutes of the RBA’s Monetary Policy meeting in May echoed this assessment of the economy, stating “forces underpinning developments in the domestic economy were much as they had been for some time”.

The minutes revealed the RBA had considered decreasing rates in either May or June, but opted for May to take advantage of revised growth forecasts by Reserve Bank staff.

RBA data suggests economic growth is expected to continue at a lacklustre pace for the next 12 months before picking up gradually in 2016/17.

Increased consumer confidence, a downward shift in unemployment rates and a cooling property market in Sydney are key to reviving our lagging economy, financial experts say.

Whilst he expects rates to remain on hold this year, Collins House independent financial advisor Dominic Alafaci says the RBA may consider raising rates if Sydney’s overheated real estate prices don’t get under control soon.

“Whilst we expect the Reserve Bank to maintain its easing bias for the medium term, there will be some upward pressure on the overall cost of borrowing especially for investment purposes as regulators attempt to contain a potential property bubble,” he says.

On the flipside, interest rates could be cut even further if the economy needs a boost to speed up growth.

“Rates will remain stable for the near term unless the economy falls away in the third quarter whereby the Reserve Bank may cut rates sooner rather than later to help stimulate the economy and improve employment growth,” he says.

With interest rates now at new record lows, Alafaci says there’s a good case for homeowners to stick to a variable rate or split to lock in fixed rates for part of their loan.

“As a rate rise is not on the cards this calendar year, keeping the bulk of your home loan variable would be worth considering,” he says.

“Although those who prefer to eliminate uncertainty from a cash flow perspective or who are fearful of potential increased borrowing costs for investment purposes, may wish to lock in a fixed rate loan with part of their facility.”

15. May 2015 18:51  /  swanvalleyrealtyblog Comments (0)


The Federal Budget has some incentives for the Real Estate sector as explained in this article by REIWA. The Real Estate Industry of WA also welcomed the retention of the stamp duty exemption in the State Budget. REIWA President David Airey said the exemption on stamp duty for homes under $430,000 is a huge benefit to all first time buyers.

Real estate sector comes out on top in Federal Budget

NEW

 

Wins for small businesses and the retention of key tax arrangements that benefit housing investment are the big positives for real estate in the 2015-16 Federal Budget. 

The Real Estate Institute of Australia (REIA) haswelcomed the Federal Budget, announced Tuesday, with Chief Executive Officer Amanda Lynch congratulating Treasurer Joe Hockey on listening to the real estate sector. 

“The Government is to be commended for ensuring stability within the sector in continuing the current tax arrangements as they relate to both Capital Gains Tax and negative gearing. 

“With other sectors of the economy slowing, housing will play an increasingly important role and it is pleasing to see the Government has not tampered with tax arrangements that have been proven to help stimulate housing investment in Australia,” said Ms Lynch. 

Ms Lynch said if negative gearing had been abolished, it would have resulted in a dwindling supply of properties for rent, escalating rent prices and reduced opportunities for low to middle income earning Australians to create wealth for self-funded retirement. 

The wins for small businesses included tax cuts, immediate deductibility for professional expenses, capital gains tax roll over relief for changes to entity structure, changes to the fringe benefits tax system for work related electronic devices and expanding accelerated depreciation. 

“We strongly welcome the small business package that will give business owners meaningful incentives to hire, invest in equipment and importantly grow their livelihood,” Ms Lynch said. 

REIA also commended the Federal Government for listening to the real estate industry on the issue of foreign investment. 

“We welcome the commitment of $67.2 million over four years to improve compliance and strengthen enforcement. We have long argued the Foreign Investment Review Board was caught asleep at the wheel. Compliance is now in the hands of the Australian Tax Office (ATO) to the funding needed to ensure the ATO has some teeth in enforcing the new regulations,” Ms Lynch said. 

Infrastructure was another positive out of the 2015-16 Federal Budget, with the Australian Government committing to providing Western Australia with $499.1 million towards economic infrastructure projects in WA for 2014-15. 

The Government has also pledged to establish a five billion dollar Northern Australia Infrastructure Facility that will be available for major infrastructure projects such as ports and railways in WA, the Northern Territory and Queensland. 

View the 2015-16 Federal Budget.

photo-parliament-house

2. April 2015 18:54  /  swanvalleyrealtyblog Comments (0)


The following article is by Kate Jones and was published on the realestate.com.au website on 1st April 2015;

Interest rates are widely tipped to drop again this year, but experts say it won’t happen in this month.

The Reserve Bank of Australia is likely to keep rates steady at its monthly board meeting as it takes a watch-and-see approach to the economy.

Kirsty Lamont, director of finance comparison website Mozo, says the RBA is still judging the impact of its 0.25 per cent rate cut in February.

“I expect the Reserve Bank to cut rates again in the first half of this year, but having said that April will be too early,” she says.

“The Reserve Bank is still watching how the February rate cut will flow through the economy.”

 While rates are low, smaller lenders hold more sway in the finance market. This means homeowners have a golden opportunity to secure a low home loan rate and get stuck into paying off their mortgages, says Lamont.

“Pay down as much of the home loan as possible because interest rates are at record lows,” she says.

Fierce competition in the lending market has prompted more homeowners to leave the big four banks for lesser-known lenders, Lamont says.

“There’s a real gap between the best rates on the market and those offered by the big four,” she says.

“That gap is almost 1% and that makes a huge difference. A lot of people are switching from major lenders to small lenders like challenger banks and online lenders.”

Financial planner Scott Haywood says surging property prices in Melbourne and Sydney will influence the RBA to keep rates on hold in April.

 “The Reserve Bank made it clear they’re concerned about property prices in Melbourne and Sydney with clearance rates over 80% (on the middle weekend in March),” he says.

“So to cut again now after such a high clearance rate would be too aggressive.”

The RBA remains concerned about business and consumer confidence with governor Glenn Stevens telling the American Chamber of Commerce in Australia recently: “Australian businesses and households seem to be getting less optimistic about the future”.

Lowering interest rates will stimulate the economy, but Haywood says this cannot be done too quickly.

“A rate cut of 0.25% doesn’t have the power and impact on the economy as it did, say during the global financial crisis,” he says.

“But the Reserve Bank doesn’t want to spook or scare the Australian public by doing a 0.5% cut.

“As soon as it sees business confidence pick up, the cuts will stop.”

Haywood, who tips a 0.25% rate cut in May, expects unemployment to rise this year and the Australian dollar to continue its fall against the US dollar.

mildura_blog

13. March 2015 23:31  /  swanvalleyrealtyblog Comments (0)


The following article from REIWA.com explains quite clearly what a seller can expect from a real estate agent. At Swan Valley Realty we can assure you we adhere to each and every one of the following points:

Understanding the role of your agent
10 March 2015
Author: Samantha Jones

When it comes to selling your home, understanding the role your real estate agent plays is paramount, according to owner and Director of The Property Exchange.

Ms Peinke believes the role of a good real estate agent is to help the seller add value to the property with sound preparation and presentation advice.

“The difference between good and bad presentation is about 10 per cent of the actual selling price, so on a million dollar property the wrong advice could cost you $100,000 or more,” Ms Peinke said.

Managing expectations
The other important role of a real estate agent, according to Ms Peinke, is to manage the expectations of potential buyers.

“It’s important you do not set them up for a disappointment, as this will never result in a sale. A classic example of this is overpricing.

“Another example is misrepresenting the property on the internet, by using lenses that make rooms and outdoor areas appear bigger than they actually are,” Ms Peinke said.

Listing price
Determining a listing and selling price for your home can often be difficult for sellers, agents and buyers to agree upon because it’s so subjective.

Ms Peinke said that it’s important for all parties to understand that no property has one set value because it will always be worth different amounts to different people.

“The job of your real estate agent is to elevate that value in the buyer’s eyes. This involves finding ways to overcome or minimise what are likely to be objections to the property, making suggestions to buyers as to what they can do to overcome drawbacks, and to emphasise the positive points to create a balanced view,” Ms Peinke said.

Finding the agent that’s right for you
Ms Peinke believes that real estate agents require good instincts and foresight to be able to ensure the seller is protected at all times during the process.

“Your real estate agent should not just be a middle man in the process of selling your home.

“To be at the top of their game and the greatest asset to the seller, they must be a great marketer, a top communicator, a trusted advisor, a psychologist, an interior decorator, a diplomat, and have the confidence to give their sellers the advice that they need to hear, not what they want to hear,” Ms Peinke said

 
 

11. February 2015 19:50  /  swanvalleyrealtyblog Comments (0)


I wrote a post on Monday about a group of lady’s who are over 50, who were inspired by a poem to inject a bit of fun and friendship into their lives.

Realizing how poems can inspire and be an avenue for a creative outlet The Ellenbrook Library and Ellenbrook Secondary College both embraced poetry as part of National Numeracy and Literacy week.

Students made pocket sized scrolls with poetry scrawled on the inside – these ‘Poems In Your Pocket’ were then distributed at the school, library and other places in the community for people to be able to pick up a poem on the go. What a great idea! Another great community initiative in Ellenbrook.

 

6. February 2015 18:55  /  swanvalleyrealtyblog Comments (0)


The Ellenbrook Community Library needs you!  They are after local groups or businesses that can offer a service to the local community? The Library will host free events in the library space so please contact them on 9297 9600 or email ellenbrook.library@swan.wa.gov.au with your thoughts and ideas.

5. February 2015 18:23  /  swanvalleyrealtyblog Comments (0)


A recent survey conducted by Slater and Gordon Conveyancing Works suggests that Australians are increasingly heading online to do their house hunting. 

The independent research surveyed 2000 people with 58.5 per cent saying they would head to real estate websites to do their house hunting. 

REIWA Chief Executive Officer Neville Pozzi said the trend towards online house hunting was a driving force behind the recent re-launch and upgrade of the company’s real estate portal, reiwa.com. 

“We are very aware that the internet is the first port of call for the majority of people looking for property. It’s where their research begins, which is why we completely overhauled our site last September with a new look, new features and easier navigation,” Mr Pozzi said.

The Slater and Gordon Conveyancing Works results found that of the people surveyed, 61.7 per cent of the people who would choose to hunt for a home online were women, while 56 per cent were men. 

It also found that in all age brackets more than 50 per cent of people surveyed would search online first, with 35 to 44 year olds the most likely at 68.8 per cent. 

Slater and Gordon Conveyancing Works lawyer, Robert Kern, said the results were not surprising. 

“Buying a house is a big commitment so it makes sense that people want all the information they can get; and where better than a site that is a one stop shop?” Mr Kern said.

Extracted from REIWA website, for full article go tohttp://reiwa.com.au/About-Us/News/Research-shows-trend-towards-online-house-hunting/

 

4. February 2015 23:42  /  swanvalleyrealtyblog Comments (0)


Although research is showing a trend to online house hunting (more on this in next post) research also confirms that print advertising is still influential in selling properties faster.

Research by CoreLogic RP Data through its Media Maximiser product recently confirmed that properties advertised in print and online mediums sell faster and for more money than properties offered in online media alone.

In an information release prepared and released by not-for-profit trade media publication Newspaper Works, the data shows that homes in Perth were on average 8.7% (almost $50,000) higher for properties advertised in print and online, compared with houses and units advertised on digital channels only.

Houses across the country advertised on both mediums sold on average seven days faster compared with those only advertised online.

Extracted from CoreLogic RP Data on January 30, 2015 in Marketing, Real Estate Agents

At Swan Valley Realty we focus on both print and online advertising.

14. January 2015 18:29  /  swanvalleyrealtyblog Comments (2)


In the Market Watch section of The Sunday Times real estate lift out Terry Ryder, founder of hotspotting.com.au stated that although momentum in WA has cooled, affordable suburbs were the best investment option and that these suburbs are resisting the pattern of market activity tapering off.

Mr Ryder includes the Swan local government area in his list of the strongest markets in Perth. He explains that The City Of Swan is hot due to Urban renewal, government policy and job nodes.

With regards to affordability Ellenbrook still has a median price range of $439,00 which puts in among the most affordable suburbs in Perth.

Source; Sunday Times Jan 11, 2015