Selling your home in a changing market can be challenging to say the least. You have to get your presentation just right, keep it tidy for weeks on end, be ready for viewings at the drop of a hat, and basically put all your plans on hold until the right buyer falls in love with your home. And you have no idea how long this is going to take.

Sometimes, even after doing everything right, houses just don't sell. So the question naturally becomes, "What's going wrong?"

If a property isn't selling, it generally comes down to one of three reasons: presentation, promotion, or price.

Your presentation has to be as good as can be. Repairs and maintenance should be completed where possible to maximise your chances of passing a building inspection. Any outstanding consenting issues need to be rectified. Rooms need to be clean and decluttered and it needs to be easy for buyers to schedule viewings.

But the best presentation doesn't mean much unless your promotion is right, too. You can have the coolest house in the world, but if buyers don't know it's for sale then they simply can't buy it.

This is where your salesperson comes in. Every potential buyer in your marketplace should be aware your home is for sale. The advertising should be compelling and inspire action. Ideally, your chosen real estate agent should also have a plan to reach buyers with the right budget who might not have considered your home or location directly. This can be achieved through marketing methods like databasing, print and social media and phone / SMS campaigns targeting buyers actively looking in nearby areas, or with a slightly different wish list.

Tip: If your salesperson gives you options to invest in extra promotion for your home, you should consider them, especially if those marketing channels have a decent reach and shelf-life. Leave no stone unturned!

Also considered part of the overall presentation is the service level provided by your salesperson. They need to be available to prospective buyers and respond quickly to all enquiries. Open homes should be professionally run with all key property info easily available to interested purchasers.

Above all though, the most important factor is price. You can have the best presentation in the world and the best marketing money can buy, but still struggle to sell if buyers don't see value at the price level your salesperson is quoting (which should be based on your expectations).

Let's consider a few practical scenarios.

Scenario 1. No one is visiting your home:

Answer: Your promotion isn't working. Your salesperson should proactively suggest changes to your online marketing asap. Your online presence should be reviewed on a regular basis (ie. every 2 weeks). Keep adjusting the photos, advert and/or price until the enquiry starts to improve.

Scenario 2. Buyers are visiting your home but no one is offering:

Answer: The price expectation is putting buyers off, or some aspect of your home presentation is putting buyers off once they visit. Discuss this honestly with your salesperson and agree on appropriate changes.

Scenario 3. You've been on the market for a few weeks. Buyers are visiting and making offers but you feel those offers are too low:

Answer: Price expectations could be too high and you may need to consider reducing the goal price or hanging on to your property long term.

Is it the salesperson's fault?

It's easy to blame the real estate salesperson when a property doesn't sell, but try to take an objective view before you presume the responsibility is all theirs.

Have you done everything possible to make your home attractive to potential buyers?

Are you confident your price expectation is still in line with real market value?

Tip: Visit other properties around the same price range that your potential buyers are considering to see how your home compares with the competition. Try to be objective in your evaluation. Ask your salesperson what potential buyers are choosing over your home and why.

Your salesperson should try everything possible to secure the price you want. They should promote your property to the best of their ability, and make regular changes to the marketing to increase buyer enquiry. But if the marketing is right, and the presentation is right, keep in mind...

It all comes back to price.

There's an old adage in real estate that goes like this: Every home would sell tomorrow if price didn't matter.

Of course, price does matter, and maximising the result is key. When you get your price, presentation and promotion all in sync at the same time - that's when the magic happens and you walk away with the best possible outcome.

The hardest time to buy a home is when you already own one. Financially, you need to sell your home to buy the next one, but the person you are buying off doesn't want to be tied down waiting for your home to sell in case things don't work out.

This is especially true in a popular area.

In a popular location, most properties attract multiple offers. As a result, sellers are less inclined to accept a conditional offer. Particularly one that is reliant on a house sale.

Buyers need to be in a cash position to be competitive, which is hard to achieve if you already own a home.

Faced with this scenario, buyers with a house to sell are confronted with a series of unattractive options:

Option 1: You can keep offering on properties subject to selling your own home, but it's likely you will keep missing out. As a result, you could spend serious time and money investigating properties with little chance of success.

Option 2: Secure bridging finance from your bank so you can buy before you sell. Bridging finance can be extremely expensive if your home takes a long time to sell and the approval criteria can be hard to meet.

Option 3: Sell first and take a punt that you will find a home you like once you've sold. If you don't find something fast you could end up having to find temporary accommodation and paying to move twice.

Option 4: Buy first and take a punt that you can sell your home before you need to settle. This option comes with zero backup plan and potentially puts pressure on you to accept the first offer that comes your way. You could end up selling for less than you should just to sell your home in time. Not an option for the faint-hearted!

You'd be forgiven for thinking that none of those sound particularly appealing. But there are other options...

Alternative solutions to consider

• Keep your existing home as a rental

Talk to a property manager to find out what your home might rent for. If the numbers stack up, your existing home could become your first investment property!

• Sell first with a long settlement (most popular)

One perk of a hot market is that cash buyers are often flexible on settlement dates. Sell your existing home first and ask for a 3-4 month settlement, giving you time to find your next home before you have to move. This also gives you clarity on exactly how much you have to spend on your next home and allows you to take your time and focus on securing the best possible price.

• Sell and then rent

This could be the best option if you are moving to a new location. Many families choose to rent for 6-12 months to get to know an area before deciding exactly where to buy. Explore different suburbs, check out local schools, discover your favourite local café and scope out amenities like nearby parks and walking tracks.

Getting into a new home can be challenging, especially if you already have a home to sell. Throw kids and pets into the mix and the resulting disruption can make you wonder why you ever wanted to move in the first place!

Keep in mind, there is a way through it. It might seem like an insurmountable problem, but many homeowners have successfully made the transition while also achieving a great sale price for their existing home.

We have helped many families through this exact situation and we would love to help you too. Call us today to book a free consultation to talk through the pros and cons of each option.

We can also help with advice on what to do to your home to secure the best possible price in the shortest amount of time on the market.

With so many options available, deciding on a selling strategy can be a confusing process for owners.

As real estate markets have evolved, numerous options have been tested and developed. Gone are the days of simply using an asking price. Now we have deadline sales, auctions, tenders, buyer enquiry over, price by negotiation, expressions of interest, set sale dates and many more.

Each salesperson and each real estate company will have their preferred selling strategy, but how do you, as the owner, make the right choice? How do you know which option is going to help you get the best possible price for your home and sell it in a reasonable period of time?

In this guide, we will group the various options into 4 main categories, explain the pros and cons of each and suggest situations which might best suit each option.

Asking Price (includes Buyer Enquiry Over & other variations)

If you ask any buyer what strategy they prefer, the answer will always be 'asking price'. The reason is this makes it clear what your expectations are, and buyers can decide whether it's in their price range or not. If they are interested, they can decide whether to try and negotiate you down from your price or pay around or above the price if there is strong competition.

Using an asking price is therefore a buyer-friendly strategy, which can help attract more interest to your home. But only if the price is attractive. Buyers in any real estate market are highly price sensitive, so if you set your asking price even slightly too high, it can seriously damage your selling process before it even begins.

Selling by price, you can easily end up pitching too high or too low. Pitch it too low and you end up under-selling. Pitch it too high and it's possible no one turns up.

Best uses: Properties with lots of comparable sales where likely market value is well defined. Houses that could be challenging to sell in a tough market can benefit from using a sharp asking price to generate interest. Also ideal to use in a situation where other methods have been tested but failed to procure a sale.

Tender (includes Deadline Sales)

Fixed-date selling strategies have become the norm in many real estate markets. Most buyers don't enjoy going through these processes because they usually remove the opportunity to buy the property quickly and avoid competition (hint: this is a plus for the seller). The lack of a price guide can also frustrate buyers however it allows sellers to see where the market values their property, and to secure a premium price when possible.

The fixed deadline date can provide the impetus to help bring about action, especially when potential buyers have other options to consider.

Due to the private nature of Tender or Deadline Sale processes, they can work well whether there is 1 interested party or many.

Best use: Ideal for situations where sellers are unsure where the value of their property sits, are not in a rush, don't want to limit their result and prefer a more private approach with time to review and consider any offers.

By Negotiation

Marketing with no price and no fixed deadline date essentially says to the market 'We are open to offers at any time'. This strategy can work well if the property has a limited market and you want to secure the right buyer when they come along. The lack of a price guide can frustrate buyers, but it also allows owners to potentially get a feel for where the market values their property.

Best use: Helpful if you are selling a property with very few recent comparable sales, or when a fixed-date or asking price campaign has not produced any interest.

Auction

Nothing gets the competitive spirit going like sitting in an auction room, competing against other motivated buyers to secure your dream home. If owners are confident there will be a lot of interest in their property, an Auction can be a fantastic way to maximise their selling price and produce a quick, clean sale. While the process can feel daunting and public, buyers usually appreciate the openness of the approach, where they have a chance to offer more if they are outbid.

The downside of an Auction is that it rules out conditional buyers, who can only offer if the property doesn't sell under the hammer.

Best use: The key to a successful auction is to have a property that can attract multiple cash buyers in a short period of time. Think popular homes in a high-demand price range.

In Summary

No matter which strategy you go with, choosing a real estate professional will be the decision that has the biggest impact on your final sale price.

To get a premium price, you want a real estate professional who has a database of clients looking in your area. One who understands the key target market for your property and can employ a proven strategy to attract the right buyers and encourage competition between them where possible.

We assist our clients the entire way through the moving process, from deciding which pre-sale renovations will add the most value, right through to moving day. So if you are thinking of selling in the next 3 - 9 months, get in touch today to book a consultation. We would love to help.

Minimise Risk and Maximise Your Sale Price

For many of us, our personal home is the most valuable asset we will ever own. When it comes to selling, we naturally want to maximise the value as much as possible.

What most sellers don't realise, is that there is one key step you can take to sell your home for more that goes beyond the visual presentation of your home.

While decluttering, staging and undertaking cosmetic enhancements to attract buyers are critical steps, removing finance hurdles is just as influential on your selling success.

Removing barriers to finance approval

Finding a potential buyer, attracting them to your home and having them fall in love with it is one thing. But before they can buy your home, you need the approval of their bank, insurance company, solicitor, builder and close family.

Financial and legal advisers aren't looking at what they love in a home, like renovated bathrooms, school zones, or trendy landscaping. They care about minimising risk. Therefore, it pays to think like a bank or insurance company and invest time and money in understanding and removing any potential risk hurdles before going on the market.

Example risk hurdles, a.k.a challenges that might stop a buyer from obtaining finance, include:

• Unconsented changes to the property.
• Major outstanding maintenance issues.
• Problems related to the property title.
• Subsidence.
• Design risks: cladding, drainage, flooding, water-ingress.

All of these challenges could impact your buyer's ability to secure insurance and finance. Meaning they can't go ahead with buying your home no matter how much they love it.

"It's never been an issue for us"

When it comes to light that there might be hurdles that could make insurance or finance hard for a buyer to obtain, most owners want to avoid the problem, often deferring to the position: "It was like that when we bought it, so why is it an issue now?".

The challenge with this line of thinking is that finance and insurance requirements have changed markedly over recent years. What might not have concerned a bank when you bought the home, could now be a reason to deny finance approval, even if it might not seem like a big deal to you.

Remember, banks and insurance companies are in the business of managing and reducing risk. They don't care if you've been in the home for 10 years and nothing has gone wrong with your unconsented deck, or that your roof isn't leaking even though the building inspector thinks it needs to be replaced. They only care about what could potentially happen in future, under a worse-case scenario.

We all hate spending money on things we can't see

Who wants to spend money sorting a title issue? Or chasing up your local council to issue a Code Compliance Certificate for work done by a previous owner? Who wants to spend money reinforcing piles under a house which have been performing fine for decades, but that a building inspector flags as being a design risk?

It's frustrating spending time and money on things that don't materially improve your day-to-day enjoyment of a property. Most owners would understandably think: "Why spend money on lawyers when I need a new dishwasher?". The key point to come back to here is risk.

The risk to an owner who doesn't handle these issues upfront is that your sale falls over at the final hurdle. You might do all the hard work of finding a new home, getting your home ready to sell, putting up with viewings, finding the right buyer, and negotiating an acceptable price, only for your contract to crash because the buyer's bank gets spooked. Once one buyer pulls out, future buyers tend to get freaked out too, and all this concern can end up lowering your sale price.

Removing hurdles before going on the market minimises risk. It gives buyers confidence to put their best foot forward and make an attractive offer. When you make it easy for buyers to offer, it's far more likely you will end up with multiple buyers in a competitive situation, which helps secure a premium sale price.

While removing risk hurdles doesn't offer much in a visual sense to show for your investment, doing this work upfront will positively impact your sale price and make your home far easier to sell.

In our experience, the payoff is well worth the effort.

Thinking of selling?

Call us today and together we'll make a plan to secure the best possible price for your home.

In an era where sustainability is at the forefront of global concerns, many individuals are seeking ways to live more eco-friendly lives. In this blog post, we'll explore the concept of green living in Western Australia, focusing on eco-friendly homes and sustainable practices.

Western Australia's stunning natural landscapes and unique biodiversity make it a perfect setting for embracing green living. Whether you're a homeowner or simply looking to reduce your environmental footprint, here are some key aspects of green living in Western Australia:

1. Eco-Friendly Homes:

Green living often begins with the choice of your home. Eco-friendly homes in Western Australia are designed and built with sustainability in mind. These homes typically incorporate the following features:

Energy-efficient design: Eco-friendly homes are designed to maximise natural light and ventilation while minimising the need for artificial heating and cooling. Features such as well-placed windows, insulation, and passive solar design can reduce energy consumption.

Renewable energy sources: Many eco-friendly homes in Western Australia are equipped with solar panels to harness the abundant sunlight. Solar power systems generate clean energy, reduce electricity bills, and contribute to a smaller carbon footprint.

Water-saving features: Water is a precious resource in Western Australia's dry climate. Eco-friendly homes often include water-saving fixtures, rainwater harvesting systems, and grey-water recycling to minimise water wastage.

Sustainable materials: Builders use sustainable and locally sourced materials whenever possible. This reduces the environmental impact of construction and ensures that the materials used are eco-friendly.

2. Sustainable Practices:

Green living isn't limited to the home itself; it's also about adopting sustainable practices in your daily life. Here are some ways you can live more sustainably in Western Australia:

Reduce, reuse, recycle: Embrace the "three Rs" by reducing your consumption, reusing items when possible, and recycling materials like paper, glass, and plastics.

Native landscaping: If you have a garden or outdoor space, consider planting native flora. Native plants are adapted to Western Australia's climate and require less water and maintenance.

Energy-efficient appliances: Upgrade to energy-efficient appliances and lighting to reduce your electricity consumption.

Public transportation and cycling: Utilize public transportation options or opt for cycling when possible to reduce your carbon footprint and traffic congestion.

Sustainable food choices: Support local and sustainable food producers in Western Australia. Choose seasonal, locally sourced foods to reduce the environmental impact of your diet.

Reduce water usage: Be mindful of water usage by fixing leaks, using water-efficient appliances, and practicing water conservation in daily routines.

Community engagement: Get involved in local environmental initiatives and community groups that promote sustainability. Participating in clean-up events and conservation efforts can have a positive impact.

Green living in Western Australia not only benefits the environment but also contributes to healthier and more sustainable communities. By making eco-friendly choices in your home and daily life, you can play a part in preserving the natural beauty and resources of this remarkable region.

1. Continued Demand for Lifestyle Properties:

The appeal of lifestyle properties in Western Australia, including coastal and regional areas, is expected to persist. Remote work options and a desire for a more relaxed lifestyle are driving demand for homes in scenic and recreational areas.

2. Sustainability and Eco-Friendly Features:

Eco-friendly and sustainable homes are likely to gain more traction. Buyers are increasingly interested in energy-efficient properties, solar power, water-saving features, and sustainable building materials.

3. Infrastructure Development:

Ongoing infrastructure projects, such as transport upgrades and urban renewal initiatives, will impact property values and demand in specific areas. Investors should keep an eye on regions experiencing significant development.

4. Rise of Smart Homes:

Smart home technology is becoming more accessible and affordable. Buyers may prioritize properties equipped with smart features that enhance convenience and security.

5. Investment in Regional Real Estate:

Investment in regional real estate is expected to grow, as investors seek affordability and diversification. Regional areas with strong fundamentals may see increased interest.

6. Aging Population and Downsizing:

Western Australia's aging population may drive demand for downsizing options, such as retirement villages and smaller homes. Developers and investors may explore opportunities in this market segment.

7. Shift in Housing Preferences:

Changes in lifestyle preferences may impact the types of properties in demand. Buyers may prioritise homes with dedicated home office spaces and outdoor amenities.

8. Rental Market Dynamics:

The rental market is likely to remain competitive, with a focus on property management and tenant retention. Rental demand may vary by location and property type.

9. Policy Changes and Government Initiatives:

Government policies and initiatives, such as grants and incentives for first-time buyers, may influence market conditions. Buyers and investors should stay informed about potential changes.

10. Impact of Economic Factors:

Economic conditions, including interest rates, employment rates, and migration patterns, will continue to affect the real estate market's performance.

11. Technology and Virtual Reality:

Technology will play a more prominent role in property viewings and transactions. Virtual reality tours and digital platforms for property marketing may become more widespread.

12. Sustainability and Green Building Practices:

Sustainable and green building practices will gain importance. Buyers may prioritize properties with eco-friendly features and energy-efficient design.

13. Adaptation to Global Events:

The real estate market may need to adapt to unforeseen global events, such as health crises or economic shifts. Flexibility and resilience will be essential.

14. Localised Market Trends:

Different regions within Western Australia may experience unique market trends and conditions. Localized factors, such as job growth and lifestyle preferences, will influence the market.

As the real estate market in Western Australia evolves, staying informed about these trends and predictions can help buyers, sellers, and investors make informed decisions. Working with a knowledgeable real estate agent who understands the local market is crucial for navigating the dynamic landscape of Western Australia's real estate.

Why Downsize in Western Australia?

Western Australia offers a diverse range of housing options, including smaller homes and apartments that are ideal for downsizing. Here are some reasons why individuals and couples choose to downsize in Western Australia:

1. Financial Freedom:

Downsizing often means reducing housing-related costs, such as mortgage payments, property maintenance, and utility bills. This can free up funds for other purposes, including travel, hobbies, or saving for retirement.

2. Simplified Lifestyle:

Smaller homes require less upkeep and maintenance, allowing homeowners to enjoy a more relaxed and simplified lifestyle. Downsizing can mean fewer chores and more time for leisure activities.

3. Location and Amenities:

Many smaller homes and apartments in Western Australia are located in desirable areas with convenient access to amenities, public transportation, and recreational facilities. Down-sizers can enjoy a vibrant community and easy access to services.

4. Environmental Benefits:

Smaller homes are often more energy-efficient, reducing environmental impact. Downsizing can align with eco-friendly living principles, including reduced energy and water consumption.

Guide to Downsizing in Western Australia:

If you're considering downsizing in Western Australia, here's a step-by-step guide to help you navigate the process:

1. Determine Your Goals:

Start by defining your downsizing goals. Consider what you want to achieve, whether it's financial freedom, simplified living, or a change in lifestyle.

2. Create a Budget:

Assess your financial situation and create a budget for your downsizing journey. Factor in the costs of selling your current home, purchasing a smaller property, and any renovations or modifications needed.

3. Declutter and Organize:

Before moving, declutter your current home. Sort through your belongings and decide what to keep, donate, or sell. Downsizing is an opportunity to simplify and streamline your possessions.

4. Search for a Smaller Home:

Explore the real estate market in Western Australia to find a smaller home or apartment that meets your needs. Consider factors such as location, amenities, and accessibility.

5. Sell Your Current Home:

Work with a real estate agent to sell your current home. Set a competitive price based on market conditions and complete necessary repairs or renovations to enhance its appeal.

6. Plan the Move:

Coordinate the logistics of your move, including packing, hiring movers, and scheduling utilities and services for your new home. Downsizing often involves a smaller space, so plan your furniture layout accordingly.

7. Embrace a New Lifestyle:

Once you've downsized, embrace your new lifestyle. Enjoy the benefits of simplified living, and take advantage of the amenities and activities in your new community.

8. Stay Connected:

Maintain connections with friends and family members as you transition to your smaller home. Hosting gatherings and events can help you continue to enjoy social interactions.

9. Consider Storage Solutions:

If you have sentimental items or seasonal belongings that you want to keep but don't have space for in your smaller home, consider off-site storage options.

10. Review and Adjust:

Periodically review your downsizing experience and make adjustments as needed. Assess whether you've achieved your goals and if any further changes are necessary.

Downsizing in Western Australia can be a rewarding and fulfilling journey that allows you to enjoy a simpler, more manageable lifestyle. By following this guide and carefully planning your downsizing process, you can transition to a smaller home with confidence and ease.

1. Local Expertise:

One of the primary advantages of working with a real estate agent is their in-depth local knowledge. Agents are familiar with Western Australia's neighbourhoods, property values, market trends, and the unique characteristics of different areas. This expertise allows them to provide valuable guidance to buyers and sellers.

2. Property Valuation:

Accurately pricing a property is crucial for a successful sale. Real estate agents have access to market data and can perform comparative market analyses (CMAs) to determine the optimal listing price for sellers or a reasonable offer for buyers. Pricing your property right is key to attracting the right buyers or sellers.

3. Marketing and Exposure:

Real estate agents are skilled in marketing properties effectively. They have access to multiple listing services (MLS) and can create compelling listings with professional photographs, descriptions, and virtual tours. Agents also have networks and connections that can help promote your property to a broader audience.

4. Negotiation Skills:

Negotiating the best deal is a critical part of any real estate transaction. Real estate agents are experienced negotiators who can represent your interests effectively. Whether you're buying or selling, having a skilled negotiator on your side can result in a more favourable outcome.

5. Legal and Regulatory Knowledge:

Real estate transactions involve legal contracts and regulations. Agents are well-versed in the legal aspects of real estate, including contract preparation, disclosure requirements, and compliance with local laws. Their expertise can help you avoid potential legal pitfalls.

6. Access to Resources:

Real estate agents have access to a network of professionals, including home inspectors, appraisers, mortgage brokers, and attorneys. They can recommend trusted professionals to assist you throughout the buying or selling process.

7. Time and Convenience:

Buying or selling a property can be time-consuming and overwhelming. Real estate agents can streamline the process, handle paperwork, schedule showings, and coordinate all the details, saving you time and reducing stress.

8. Market Insights:

Real estate agents are constantly monitoring the market and staying updated on industry trends. They can provide valuable insights and advice based on current market conditions, helping you make informed decisions.

9. Problem Solving:

Real estate transactions can encounter unexpected challenges. Agents are skilled problem solvers who can navigate issues that may arise during the process, ensuring a smoother transaction.

10. Personalised Service:

Real estate agents provide personalised service tailored to your specific needs and goals. Whether you're a first-time buyer, a seasoned investor, or a seller looking to downsize, they can adapt their approach to meet your requirements.

In Western Australia's competitive real estate market, having a professional real estate agent by your side is a wise investment. Whether you're buying or selling, their expertise, local knowledge, and resources can help you achieve your real estate goals with confidence.

Investing in regional real estate can be a smart move for several reasons:

1. Affordability:

Compared to major cities like Perth, regional areas often offer more affordable property prices. This allows investors to enter the market with a lower capital outlay while still benefiting from potential capital growth.

2. Rental Yields:

Regional areas can offer attractive rental yields. The combination of lower property prices and strong demand for rental properties can result in healthy rental returns for investors.

3. Diversification:

Investing in regional real estate can diversify your property portfolio. By spreading your investments across different regions, you reduce the risk associated with a single market or location.

4. Lifestyle Appeal:

Many regional areas in Western Australia boast a high quality of life, with access to outdoor activities, natural beauty, and a relaxed atmosphere. These factors can attract tenants and add to the appeal of regional investment properties.

5. Growth Potential:

Some regional areas are experiencing population growth due to factors such as job opportunities, lifestyle appeal, and infrastructure development. This growth can lead to increased property values over time.

6. Reduced Competition:

Investing in regional areas often means facing less competition from other investors compared to major cities. This can make it easier to find and secure investment properties.

7. Potential for Development:

In some regional areas, there may be opportunities for land development or subdivision, providing additional avenues for potential profit.

8. Tax Benefits:

Investors in regional areas may be eligible for tax incentives and benefits, depending on government policies and initiatives aimed at promoting regional development.

9. Long-Term Growth:

While regional markets may experience fluctuations, a well-chosen regional investment property with strong fundamentals can deliver long-term capital growth.

10. Industry and Economic Diversity:

Regional areas in Western Australia often have diverse economies that include agriculture, mining, tourism, and other industries. This economic diversity can provide stability and resilience to the local real estate market.

When considering regional real estate investment in Western Australia, it's essential to conduct thorough research, assess market conditions, and seek professional advice if needed. Working with a local real estate agent who specializes in regional properties can be invaluable in helping you identify investment opportunities and navigate the unique aspects of regional markets.

Investing in Western Australia's regional real estate can offer a rewarding and potentially lucrative investment strategy for those willing to explore beyond the city limits.

Western Australia is home to a diverse range of suburbs, each with its own unique charm and appeal. Here are some underrated suburbs worth exploring:

1. Maylands

Maylands is a riverside suburb located just a few kilometres from the Perth CBD. It offers a mix of historic homes, modern apartments, and a vibrant café and dining scene. The Maylands foreshore along the Swan River provides stunning views and recreational opportunities.

2. Mount Hawthorn

Mount Hawthorn is known for its tree-lined streets, character homes, and a thriving café and shopping strip along Scarborough Beach Road. It's a family-friendly suburb with excellent schools and parks.

3. Bayswater

Bayswater is undergoing a transformation, making it an attractive choice for buyers seeking value and potential for growth. The suburb offers a mix of older homes and new developments, as well as proximity to the Swan River and parks.

4. Spearwood

Spearwood is a coastal suburb in the City of Cockburn. It boasts beautiful beaches, parks, and reserves. The area is known for its relaxed lifestyle and diverse community.

5. Como

Como is situated on the banks of the Swan River, offering picturesque views and a tranquil atmosphere. It's a suburb that combines the convenience of city living with the beauty of nature.

6. Coolbellup

Coolbellup is a hidden gem in the southern suburbs of Perth. It has seen significant development and revitalization in recent years, making it an affordable option for first-time buyers.

7. Melville

Melville is a family-friendly suburb with a strong sense of community. It offers access to great schools, parks, and shopping centres, all while being conveniently located near major roads.

8. Kalamunda

Kalamunda is nestled in the Perth Hills and is known for its natural beauty and charming village atmosphere. It's a great choice for those who love outdoor activities and want a change of pace from city living.

9. Joondanna

Joondanna is an inner suburb that often flies under the radar. It offers proximity to the city, a range of housing options, and access to local amenities.

10. Secret Harbour

Located in the City of Rockingham, Secret Harbour is a coastal suburb with beautiful beaches and a golf course. It's a serene and family-friendly area with a strong sense of community.

These underrated suburbs in Western Australia may not always make headlines, but they offer excellent value for buyers and a chance to discover hidden treasures in the state. When searching for your next home, consider exploring these suburbs to find the perfect fit for your lifestyle and budget.

If you're a first-time homebuyer in Western Australia, congratulations on taking the exciting step towards homeownership! Purchasing your first home is a significant milestone, and it's important to navigate the process with confidence and knowledge. In this guide, we'll break down the steps to homeownership in Western Australia, making your journey smoother.

Step 1: Assess Your Financial Situation

Before diving into the home-buying process, assess your financial situation. Determine how much you can afford by considering your income, savings, and existing debts. This will help you establish a realistic budget for your new home.

Step 2: Get Pre-Approved for a Mortgage

Getting pre-approved for a mortgage is a crucial step. It involves meeting with a lender who will assess your financial eligibility and provide you with a pre-approval letter indicating the maximum loan amount you qualify for. Pre-approval gives you a clear idea of your purchasing power and helps you narrow down your property search.

Step 3: Research the Market

Research the real estate market in Western Australia. Different suburbs and neighbourhoods offer varying amenities, property types, and price ranges. Consider factors such as proximity to schools, public transportation, and shopping centres. Take advantage of online property listings, attend open houses, and talk to local real estate agents to gain insights into the market.

Step 4: Start Your Property Search

With a clear budget and market knowledge, you can begin your property search. Create a list of must-have features and preferences for your first home. Visit properties that meet your criteria and keep track of your impressions. Don't rush the process; finding the right property may take time.

Step 5: Make an Offer and Negotiate

Once you've found the perfect property, it's time to make an offer. Your real estate agent can assist you in crafting a competitive offer based on market conditions and recent comparable sales. Be prepared for negotiations with the seller, as they may counter your offer. Your agent will guide you through this process to secure the best deal.

Step 6: Conduct Due Diligence

After your offer is accepted, you'll enter the due diligence phase. This involves conducting inspections, obtaining financing, and reviewing legal documents. It's essential to thoroughly inspect the property for any issues and have it appraised to ensure its value aligns with your purchase price.

Step 7: Finalise the Purchase

Once all conditions are met, you'll move forward to finalise the purchase. This includes signing the contract, arranging for settlement, and completing the necessary paperwork. Your solicitor or conveyancer will assist you in navigating the legal aspects of the transaction.

Step 8: Settlement and Handover

On settlement day, the property officially becomes yours. You'll pay the purchase price, and legal ownership will be transferred to your name. You can now collect the keys to your new home and start the exciting process of moving in.

Step 9: Celebrate Your Achievement

Congratulations! You are now a homeowner in Western Australia. Take the time to celebrate your achievement and settle into your new home. Remember that homeownership comes with responsibilities, including property maintenance and mortgage payments, so be prepared for these ongoing commitments.

As a first-time homebuyer in Western Australia, it's essential to work with experienced professionals, including real estate agents, mortgage brokers, and solicitors, to guide you through the process. With careful planning and a clear understanding of each step, you can achieve your dream of homeownership in this beautiful region.

Selling a property in Western Australia's competitive real estate market requires a well-thought-out plan. In this blog post, we'll share proven strategies to help you sell your home quickly and at the best possible price. Whether you're a first-time seller or a seasoned homeowner, these tips will give you the edge in the market.

The Western Australia real estate market can be highly competitive, especially in sought-after areas. To make your property stand out and attract potential buyers, consider the following strategies:

1. Price Your Property Competitively

Setting the right price for your property is crucial. Research recent sales of comparable properties in your area to determine a competitive and realistic listing price. Overpricing can deter buyers, while under pricing may lead to missed opportunities for profit.

2. Enhance Curb Appeal

First impressions matter, and the exterior of your home is the first thing potential buyers will see. Invest in enhancing your property's curb appeal by maintaining the landscaping, freshening up the exterior paint, and ensuring the entryway is inviting and well-maintained.

3. Declutter and Depersonalise

Before showcasing your home to potential buyers, declutter and depersonalise the space. Remove personal items, excess furniture, and clutter to create a clean and spacious atmosphere. Buyers should be able to envision themselves living in the property.

4. Professional Photography and Staging

Consider hiring a professional photographer and a home stager. High-quality photographs can showcase your property in its best light, while staging can help potential buyers see the full potential of each room.

5. Market Strategically

Work with an experienced real estate agent who understands the Western Australia market. Your agent can develop a comprehensive marketing strategy that includes online listings, open houses, social media promotion, and targeted advertising to reach the right audience.

6. Highlight Unique Features

Identify and highlight the unique features of your property. Whether it's a spacious backyard, a modern kitchen, or energy-efficient upgrades, showcasing what makes your home special can attract buyers' attention.

7. Make Necessary Repairs

Attend to any necessary repairs or maintenance issues before listing your property. A well-maintained home gives buyers confidence that they are making a sound investment.

8. Be Flexible with Showings

Be flexible with showing appointments to accommodate potential buyers' schedules. The more accessible your property is for showings, the greater the chances of attracting serious buyers.

9. Negotiate Wisely

When offers start coming in, work closely with your real estate agent to negotiate effectively. Consider not only the offer price but also the terms and conditions, such as the closing date and contingencies.

10. Prepare for Inspections and Appraisals

Be prepared for property inspections and appraisals. Ensure your property is in good condition and provide necessary documentation to support your property's value.

11. Stay Informed

Stay informed about the local real estate market and any changes in market conditions. This knowledge can help you make informed decisions throughout the selling process.

Selling your home in Western Australia's competitive market requires careful planning, effective marketing, and the expertise of a skilled real estate agent. By following these strategies and working with a professional, you can maximize your chances of selling your property for the best possible price.

Western Australia boasts a stunning coastline that stretches for thousands of kilometres, offering a wide range of coastal living options. Here's why many individuals and families are drawn to the idea of waterfront living in Western Australia:

1. Breath-taking Ocean Views

One of the primary attractions of coastal properties is the breath-taking ocean views they offer. Imagine waking up to the sound of waves crashing and the sight of the sun rising over the water. Coastal properties provide a unique opportunity to enjoy unobstructed views of the ocean from the comfort of your home.

2. A Relaxed Coastal Lifestyle

Coastal living is synonymous with a relaxed and laid-back lifestyle. Residents often find themselves spending more time outdoors, whether it's taking leisurely walks along the beach, swimming, or simply enjoying the sea breeze. The coastal environment encourages a sense of tranquillity and well-being.

3. Waterfront Activities

Living by the water opens up a world of recreational activities. From swimming and surfing to fishing and boating, coastal residents have easy access to a variety of water-based pastimes. It's a paradise for water sports enthusiasts and nature lovers.

4. Investment Potential

Coastal properties in Western Australia have shown historically strong capital growth potential. Properties with oceanfront views tend to retain and increase their value over time, making them attractive investments for buyers.

5. Proximity to Amenities

Many coastal areas in Western Australia are not far from city centers, ensuring residents have access to essential amenities such as schools, healthcare facilities, shopping centers, and dining options. This combination of coastal serenity and urban convenience is a significant draw for families.

6. Vibrant Coastal Communities

Coastal communities often have a strong sense of camaraderie and community spirit. Residents in these areas tend to form close-knit bonds, organizing events, festivals, and activities that celebrate their coastal lifestyle.

7. Diverse Coastal Options

Western Australia offers diverse coastal living options. Whether you prefer a beachfront apartment, a coastal cottage, or a sprawling waterfront estate, there's a coastal property to suit every taste and budget.

8. Health and Well-Being Benefits

Studies have shown that living by the ocean can have positive effects on mental and physical health. The calming influence of the sea, the opportunity for outdoor exercise, and the stress-reducing qualities of coastal living contribute to overall well-being.

When considering coastal living in Western Australia, it's essential to work with a knowledgeable real estate agent who specializes in waterfront properties. They can help you find the perfect coastal home that matches your preferences and budget. With Western Australia's stunning coastline as your backdrop, waterfront living can truly be a dream come true.

For Tenants:

1. Start Your Search Early

When searching for a rental property, start your search well in advance. Give yourself enough time to explore various options and make an informed decision. In competitive markets, properties can be snapped up quickly, so being proactive is essential.

2. Set a Budget

Determine a realistic budget for your rental property. Consider not only the monthly rent but also additional costs such as utilities, maintenance, and insurance. Stick to your budget to ensure financial stability.

3. Research Neighbourhoods

Research different neighbourhoods to find one that suits your lifestyle and needs. Consider factors such as proximity to work, schools, public transportation, and amenities. Visit neighbourhoods, talk to current residents, and explore online resources to gather information.

4. Review the Lease Agreement Thoroughly

Before signing a lease agreement, carefully review all terms and conditions. Understand your rights and responsibilities as a tenant, including rent payment dates, maintenance obligations, and the process for ending the lease.

5. Communicate with Your Landlord or Property Manager

Maintain open and respectful communication with your landlord or property manager. Report any maintenance issues promptly, and seek approval for any alterations or repairs you wish to make. Clear communication can lead to a positive rental experience.

For Landlords:

1. Screen Tenants Carefully

Tenant screening is crucial to find reliable renters. Conduct thorough background checks, including credit checks, rental history, and references. A comprehensive screening process can help you avoid potential issues down the line.

2. Maintain the Property

Regular maintenance is essential to keep your rental property in good condition. Address maintenance requests promptly, and schedule periodic inspections to identify any issues early. A well-maintained property can attract and retain quality tenants.

3. Understand Landlord-Tenant Laws

Familiarise yourself with the landlord-tenant laws in Western Australia. Knowing your legal responsibilities and rights as a landlord is essential to navigate any disputes or issues that may arise during the tenancy.

4. Set Competitive Rental Rates

Research the local rental market to set competitive rental rates. Pricing your property appropriately can help you attract tenants quickly and maximise your rental income.

5. Have a Comprehensive Lease Agreement

Draft a comprehensive lease agreement that outlines all terms and conditions. Be clear about rent payment schedules, security deposits, and any rules or restrictions. A well-drafted lease can help prevent misunderstandings.

6. Consider Professional Property Management

If managing your rental property becomes overwhelming, consider hiring a professional property management company. Property managers can handle tenant screening, maintenance, and legal matters on your behalf, freeing up your time and reducing stress.

Navigating the rental market in Western Australia can be a positive experience for both tenants and landlords when approached with the right knowledge and preparation. By following these tips and seeking professional guidance when needed, you can enjoy a smooth and successful rental journey.

Investing in real estate can be a lucrative venture, and Perth offers a range of compelling reasons to consider it as your investment destination:

1. Strong Economic Fundamentals

Perth's economy is underpinned by diverse industries, including mining, resources, technology, healthcare, and education. This economic diversity provides stability and resilience, making it less susceptible to economic downturns in specific sectors. As the business hub of Western Australia, Perth continues to attract businesses and professionals, creating a steady demand for housing.

2. Population Growth

Western Australia, particularly Perth, has experienced consistent population growth over the years. This growth is driven by factors such as job opportunities, lifestyle appeal, and a strong education system. A growing population often translates to increased housing demand, making it an ideal environment for property investment.

3. Infrastructure Development

Perth has undergone significant infrastructure development, including transport improvements, new educational institutions, and urban renewal projects. These developments enhance the city's livability and attractiveness to residents and investors alike. Areas with planned infrastructure upgrades often see increased property values over time.

4. Proximity to Natural Beauty

Perth's natural beauty and outdoor lifestyle are major draws for residents and tourists alike. With stunning beaches, a Mediterranean climate, and easy access to national parks, Perth offers a high quality of life. Properties in areas with proximity to these attractions can command strong rental yields and capital growth potential.

5. Education and Healthcare

Perth is home to world-class educational institutions and healthcare facilities, attracting students and medical professionals from around the world. Investors targeting rental properties near universities or hospitals may find a stable and consistent rental income stream.

6. Affordable Entry Points

Compared to some other major Australian cities, Perth often offers more affordable property prices, particularly in certain suburbs. This affordability can provide investors with an opportunity to enter the market at a lower cost, potentially yielding strong returns in the long term.

7. Stable Rental Market

Perth's rental market has shown resilience, with steady rental yields and a relatively low vacancy rate. For investors, this stability can provide a dependable source of rental income.

8. Investment Potential

Perth has seen cycles of property market growth, and while past performance is not indicative of future results, historical trends suggest the potential for capital growth over time. A well-chosen investment property, combined with a long-term perspective, can yield solid returns.

9. Professional Support

Investing in real estate requires careful planning and expertise. In Perth, there are reputable real estate professionals, property managers, and financial advisors who can assist you in making informed investment decisions.

Before diving into the Perth real estate market, it's essential to conduct thorough research, assess your investment goals, and seek professional advice if necessary. By capitalising on Perth's economic strength, population growth, and lifestyle appeal, you can position yourself for success in the world of real estate investment.

Perth, Western Australia, offers a vibrant and family-friendly lifestyle. If you're a parent looking to settle down in a neighbourhood that caters to your family's needs, you're in the right place. In this blog post, we'll introduce you to some of the top neighbourhoods in Perth known for their excellent schools, family-oriented amenities, and a strong sense of community. Discover where your family can thrive in Perth.

Choosing the right neighbourhood for your family is a crucial decision, and Perth offers several excellent options. Whether you're looking for top-rated schools, access to parks and recreational activities, or a family-friendly atmosphere, you'll find it in these neighbourhoods:

1. Subiaco

Subiaco, located just a few kilometres from the Perth CBD, is a popular choice for families. It boasts excellent schools, including Subiaco Primary School and Shenton College. The neighbourhood is also known for its vibrant atmosphere, with a wide range of dining and shopping options along Rokeby Road. Families can enjoy easy access to Kings Park and the beautiful Subiaco Common.

2. Mount Lawley

Mount Lawley is a charming and family-friendly suburb known for its tree-lined streets and character homes. It offers a selection of excellent primary and secondary schools, including Mount Lawley Primary School and Mount Lawley Senior High School. The suburb's café culture and proximity to the Swan River make it an attractive choice for families seeking a relaxed yet vibrant lifestyle.

3. Fremantle

Fremantle, or "Freo" as it's affectionately known, is a historic port city with a unique character. Families are drawn to Fremantle for its strong sense of community and access to great schools like John Curtin College of the Arts. The suburb is renowned for its markets, festivals, and cultural events, ensuring there's always something exciting happening for residents of all ages.

4. South Perth

South Perth, located across the Swan River from the CBD, offers stunning views of the city skyline. Families can enjoy the beautiful South Perth foreshore, a range of parks, and quality schools such as South Perth Primary School and Wesley College. With easy access to the city via ferry or the freeway, South Perth is a convenient and family-friendly choice.

5. Joondalup

Joondalup, situated in Perth's northern suburbs, is a thriving family community. The area is home to quality schools like Joondalup Primary School and Lake Joondalup Baptist College. Joondalup's appeal extends to its proximity to beautiful beaches, parks, and the expansive Lakeside Joondalup Shopping Centre.

6. Canning Vale

Canning Vale is a southern suburb known for its spacious homes and family-friendly amenities. It offers a range of schools, including Canning Vale Primary School and Canning Vale College. The suburb's extensive parklands, sports facilities, and shopping centres make it an attractive choice for families seeking a suburban lifestyle.

These neighbourhoods represent just a fraction of the family-friendly options available in Perth, Western Australia. When choosing the perfect neighbourhood for your family, consider factors such as school quality, proximity to amenities, and the overall atmosphere that aligns with your family's preferences. With the right choice, you can enjoy the best that Perth has to offer while providing a nurturing environment for your loved ones.

Buying a home is a major decision and a substantial financial investment. It's crucial to approach the process with careful planning and consideration. Here's a step-by-step guide to help you navigate the process of buying a home in Western Australia:

Step 1: Determine Your Budget

The first step in buying a home is to determine your budget. Consider your financial situation, including your savings, income, and expenses. You may want to consult with a financial advisor or mortgage broker to get a clear picture of how much you can afford. Remember to factor in additional costs such as stamp duty, legal fees, and moving expenses.

Step 2: Get Pre-Approved for a Mortgage

Once you have a budget in mind, it's time to get pre-approved for a mortgage. This involves meeting with a lender or mortgage broker to assess your financial eligibility and determine the amount you can borrow. Pre-approval gives you a clear idea of your purchasing power and helps you narrow down your property search.

Step 3: Research the Market

Now that you know your budget, research the real estate market in Western Australia. Different suburbs and neighbourhoods offer varying amenities, property types, and price ranges. Consider factors such as proximity to schools, public transportation, and shopping centres. Take advantage of online property listings, attend open houses, and talk to local real estate agents to gain insights into the market.

Step 4: Start Your Property Search

With a clear budget and market knowledge, you can begin your property search. Create a list of must-have features and preferences for your dream home. Visit properties that meet your criteria and keep track of your impressions. Don't rush the process; finding the right property may take time.

Step 5: Make an Offer and Negotiate

Once you've found the perfect property, it's time to make an offer. Your real estate agent can assist you in crafting a competitive offer based on market conditions and recent comparable sales. Be prepared for negotiations with the seller, as they may counter your offer. Your agent will guide you through this process to secure the best deal.

Step 6: Conduct Due Diligence

After your offer is accepted, you'll enter the due diligence phase. This involves conducting inspections, obtaining financing, and reviewing legal documents. It's essential to thoroughly inspect the property for any issues and have it appraised to ensure its value aligns with your purchase price.

Step 7: Finalise the Purchase

Once all conditions are met, you'll move forward to finalise the purchase. This includes signing the contract, arranging for settlement, and completing the necessary paperwork. Your solicitor or conveyancer will assist you in navigating the legal aspects of the transaction.

Step 8: Settlement and Handover

On settlement day, the property officially becomes yours. You'll pay the purchase price, and legal ownership will be transferred to your name. You can now collect the keys to your new home and start the exciting process of moving in.

Buying a home in Western Australia is an exciting and rewarding journey. With careful planning, research, and the guidance of a reputable real estate agent, you can make your dream of homeownership a reality.

For sellers, a great real estate agent will communicate effectively with buyers to help get the best price for your home. For buyers, agents can help pair you with the prefect property.

Bottom line: figuring out how to work productively with real estate agents is important for all parties.

With the help of Richard Simpson, President of Real Estate Institute of Victoria (REIV), we break down the most effective ways of working with agents and how to pick the right one for you.

1. Focus on the agent, not just the agency

While as a vendor (seller) you sign an authority to sell with a property agency, it’s the salesperson and their team who will be handling the sale of your home. Therefore, selecting the right agent is crucial.

With over 7,000 real estate professionals as members, the REIV allows you to choose a qualified agent with confidence.

Richard says that the best agents are proactive and maintain positive relationships with prospective buyers.

“The days of simply opening up a home, recording buyer names and numbers and waiting for auction day are gone,” he says.

“The most important part of the sales process is performed by your agent during the weeks leading up to the sale — speaking to the potential buyers, answering their questions, encouraging them to attend auctions and bid and advising on offers received and negotiating on your behalf.”

The agency is also important as often the processes and procedures are determined by the office and not the individual. Over 2,000 real estate offices across Victoria are members of the REIV.

2. Do your research

While a real estate agent will work to get the best price for your home, it's up to you to decide what price you will accept. Assessing the current market conditions and local sales activity can help set realistic expectations for what is achievable.

Richard says it's important to perform some due diligence on your home’s likely selling price and what is a fair selling fee for a property within your area.

“If you’re thinking of auctioning your property, you may want to attend a few auctions to watch how different agencies handle the auction process and assess their auctioneers,” he adds.

3. Choose an agent that knows your area

While internet advertising has allowed agents to sell properties across any number of suburbs, nothing beats an agent who knows all the ins and outs of the local area. 

“A local agent will know the intricacies of the drivers of value in the area and are more likely to have qualified and active buyers on their databases,” Richard says.

To help find a local expert, REIV's ‘Choose a Member’ tool can help you find an agent that's in your area.

4. Develop a rapport

As a vendor, it’s important to develop a good rapport with your selling agent. You are trusting them with the future of your home, so keeping a productive line of communication will help produce the best outcome.

“You’re going to be working with your agent for a minimum of six weeks and you should be speaking to them at least two to three times a week,” Richard says.

It’s important that your chosen agent has excellent communication skills, not only in dealing with potential purchasers, but in providing you with timely and honest feedback following inspections and discussions with potential buyers.

5. Trust the experts

Selling your property is a big financial decision. It can be difficult to leave such an important task in the hands of someone else.

Remember, you chose an agent for their professional skills in marketing, negotiating and selling and their knowledge of local property legislation. REIV Members will have ways to seek the correct information as needed. Sometimes you need to know when to step back and let them take the reins, Richard says.

Plus, a great agent will we able to give you expert guidance at the critical junctures of the campaign, he advises.

“Your agent should provide practical solutions to issues that arise during the campaign, including suggestions on how to handle offers or price adjustments, that are in-line with the legislation while protecting your interests.”

Source: REA

1. The Art of Credit Card Statement Analysis

Your credit card statement is a treasure trove of information, reflecting your spending habits. Freddy Grant's perspective underscores the importance of a monthly review. By meticulously going through each expense, you can identify and eliminate redundant subscriptions or memberships. Remember, small monthly savings can culminate into significant annual financial gains.

2. Savour the Freshness of Local Markets

There's an undeniable charm in sourcing fresh produce from local markets. Beyond the allure of supporting local businesses, these markets often offer quality products at competitive prices. However, it's essential to strike a balance. Keep an eye on supermarket deals and discounts, ensuring you get the best value for your money.

3. Daily Expenditures: The Silent Budget Drainers

Routine expenses, often overlooked in broader financial planning, can have a cumulative impact on your savings. Assess these daily habits. Could you replace that daily barista-made coffee with a homemade brew a few times a week? Small changes in daily routines can lead to substantial yearly savings, allowing you to allocate funds to more pressing financial goals.

4. Structured Savings: The Path to Financial Growth

In the financial world, discipline often translates to growth. Consider investing in long-term savings accounts known for higher interest rates. These accounts, designed to reward regular deposits and discourage untimely withdrawals, can be a cornerstone in building a substantial financial nest egg.

5. Grocery Shopping: A Blend of Planning and Discipline

Groceries form a significant chunk of monthly expenses. By setting a clear budget, planning meals in advance, and resisting impromptu purchases, you can ensure quality nutrition without straining your wallet. Remember, a well-planned grocery list is both a health and wealth booster.

6. Embracing the Economies of Scale with Bulk Buying

Bulk purchases, especially for non-perishable essentials, can lead to notable savings. Whether it's cleaning supplies, pantry staples, or toiletries, buying in bulk often comes with discounted rates. However, always cross-check prices across different outlets to ensure you're making a cost-effective choice.

7. Cash Payments: The Old-School Budgeting Gem

In an era dominated by digital transactions, the advantages of cash payments are often overlooked. Paying in cash not only provides a tangible sense of expenditure but also eliminates potential interest charges from credit-based purchases.

Additional Insights for a Robust Budget

- Emergency Funds: Always allocate a portion of your savings to an emergency fund. This safety net ensures you're prepared for unforeseen financial challenges.

- Regular Financial Check-ins: Set aside time each month to review your financial status. This practice helps in identifying trends, assessing goals, and making necessary adjustments.

- Invest in Financial Literacy: Continuously educate yourself about financial trends, investment opportunities, and budgeting tools. Knowledge is the key to making informed decisions.

Wrapping Up

Financial well-being is a continuous journey, marked by regular evaluations, informed decisions, and adaptability. By incorporating the detailed tips and strategies shared above, you can navigate the financial terrains with confidence, ensuring a secure and prosperous future.

*Note: This article, initially published on 17 Sep 2019, has been elaborated upon to provide a comprehensive and in-depth guide for individuals aiming to refine their financial strategies and budgeting practices.*

Understanding the Essence of an Offer

Before diving into the mechanics, it's essential to understand what making an offer entails. A formal offer isn't just a casual conversation or a verbal agreement. It's a commitment, usually in writing, that you're serious about purchasing the property. This can be in the form of an email, a signed document, or even a contract, depending on the preferences of the vendor and agent.

A Step-by-Step Guide to Making an Offer in Australia

1. Financial Pre-approval: Before anything else, get a clear picture of your financial standing. This isn't just about knowing your savings but understanding how much a bank is willing to loan you. Engaging with a mortgage broker can simplify this process, acting as a bridge between you and financial institutions.

2. Legalities First: The world of real estate is riddled with legal jargon and contracts. Having a solicitor or conveyancer on your side ensures you're not signing something you'll regret later. They'll review contracts, highlight any anomalies, and ensure your interests are protected.

3. Market Research: Knowledge is power. By researching similar properties in your area of interest, you can gauge the market value and trends. This not only helps in making a competitive offer but also ensures you're not overpaying.

4. Initial Inspection: First impressions matter. Attending the first open house allows you to gauge the property's interest level. If there's a buzz and many potential buyers, you know you're in for some competition.

5. Deciding the Offer: This isn't just about the amount. While the price is crucial, other conditions like finance approval, building inspections, and settlement terms play a significant role. A higher price with many conditions might be less appealing to a seller than a slightly lower offer with fewer conditions.

6. The Early Bird Gets the Worm: In a competitive market, time is of the essence. If you're confident about a property, make your offer sooner rather than later. This can sometimes prevent a bidding war or even secure the property before it goes to auction.

7. Honesty is the Best Policy: When making an offer, be transparent. If you're serious about a property, show it. Lowball offers or playing hardball can sometimes backfire, especially if the property is in high demand.

8. Securing the Offer: A deposit, usually around 10% of the purchase price, is often required to formalize your offer. This shows the seller you're serious. However, remember, this doesn't mean the property is yours yet.

9. Awaiting Response: After making the offer, the ball is in the vendor's court. They can accept, reject, or negotiate. Ensure you have open communication with the agent during this period.

10. Finalising the Deal: Once all conditions are met, and both parties are in agreement, the contract is signed, and the property is yours!

Additional Tips and Considerations

- Negotiating the Price: While everyone wants a good deal, it's essential to be realistic. If you're considering offering below the asking price, have concrete reasons and be prepared to discuss them with the agent.

- Timing Matters: Especially if a property is set for auction, the closer it gets to the date, the less likely the vendor might be to accept early offers.

- Changing Your Mind: Real estate is a significant commitment. However, if you have second thoughts, it's crucial to act quickly. Consult with your legal expert and the agent to understand any potential repercussions.

Conclusion

Making an offer on a house is a blend of research, understanding the market, and strategic decision-making. With the right approach and by following the steps outlined above, you can navigate the process with confidence and secure your dream home in 2023.

1. Budgeting: The Cornerstone of Financial Planning

Understanding the intricacies of your financial landscape is the first step. Dive deep into your income streams and monthly expenditures. By dissecting your spending habits over a span of several months, you can categorise your expenses into 'essentials' and 'luxuries'. With this clarity, curtail unnecessary expenses and craft a detailed budget. Mortgage Choice broker Tim emphasises the importance of consistency, advising, "Once you work out your budget, be ruthless with it."

2. Rediscovering Simple Pleasures

Life's most memorable moments often come without a hefty price tag. While it's tempting to indulge in extravagant experiences, there's immense joy to be found in simpler, cost-effective alternatives. Organize community potlucks, explore local parks, or initiate DIY craft nights with friends. The essence lies in cherishing moments, not the money spent.

3. Diversifying Income: Beyond the 9 to 5

In today's gig economy, there are myriad opportunities to augment your income. Consider freelancing, part-time jobs, or even turning a hobby into a revenue stream. From photography to tutoring, the possibilities are endless. As Tim suggests, even a few extra shifts can substantially boost your deposit savings.

4. Visualisation: The Motivating Force

Having a tangible goal, like a picture of your dream home or a neighbourhood you aspire to live in, can serve as a daily reminder of your financial objectives. This tangible representation can be the nudge you need to resist impulsive spending and stay aligned with your long-term goals.

5. Perspective Shift: Long-Term Rewards over Short-Term Gratification

Life is filled with tempting moments that beckon you to splurge. However, as Tim aptly puts it, the choices we make now have long-term implications. Prioritizing long-term benefits, like homeownership, over fleeting pleasures can pave the way for a more secure future.

6. Embracing Technology: Your Digital Financial Assistant

The digital age offers a plethora of tools designed to simplify budgeting and savings. From apps that round up your change for savings to platforms that offer insights into spending patterns, technology can be your ally in the savings journey.

7. Continuous Learning: Staying Ahead of the Curve

The financial landscape is dynamic. Engage in webinars, read books, or join financial literacy programs like the Mortgage Choice Financial Fitness Boot Camp. Equip yourself with knowledge, ensuring you make informed decisions at every step.

8. Socialising Smartly: Building Memories without Breaking the Bank

While social interactions are vital, they don't always have to be extravagant. Host themed game nights, organize community clean-up drives, or initiate book club meetings. Such activities not only save money but also foster deeper connections.

9. Celebrate Milestones: The Journey Matters

Every savings milestone, no matter how small, is a step closer to your dream. Celebrate these achievements, be it with a small treat or a day off, to keep the motivation alive.

In Conclusion

The journey to homeownership, especially the phase of accumulating a deposit, requires a blend of discipline, creativity, and resilience. By integrating the strategies outlined above, you can ensure that while your savings grow, life remains an exciting and fulfilling adventure.

*Note: This article, originally published on 8 Apr 2019 on realestate.com.au, has been extensively elaborated upon to offer readers a holistic approach to balancing savings goals with life's pleasures.*

1. Culinary Choices: The Financial Impact of Dining Habits

Dining out, while delightful, can quickly become a major expense. The allure of gourmet meals and the convenience of takeaways can add up over time. Lauren, who began her property journey at 22, highlights the often overlooked costs of daily indulgences, such as coffee. By opting for homemade meals and limiting dining out, you can channel significant amounts into your savings without compromising on taste or nutrition.

2. Embracing the Sharing Culture: Collaborative Consumption

The digital age has ushered in a new era of sharing and collaborative consumption. From streaming services to fashion, there are myriad opportunities to share resources and split costs. Consider organising regular clothes swap events with friends or sharing subscription services to maximise value and minimise expenses.

3. Smart Socialising: Cost-Effective Alternatives for Quality Time

Social interactions are essential, but they don't always have to come with a hefty price tag. Instead of lavish dinners or expensive outings, explore cost-effective alternatives. Organise potluck dinners, opt for nature walks, or host movie nights at home. Such initiatives ensure quality time without straining your wallet.

4. Visionary Goal Setting: Charting Your Financial Future

A clear vision, coupled with actionable goals, is the foundation of successful saving. Determine your financial aspirations, set realistic timelines, and break down your goals into manageable steps. Lauren's strategy of consistently setting aside a portion of her income underscores the power of regular, disciplined saving.

5. Digital Aids: Harnessing Technology for Financial Mastery

The digital revolution offers a plethora of tools designed to streamline budgeting and expense tracking. Explore apps, online platforms, and software that align with your financial habits. Regularly updating and reviewing these tools can provide invaluable insights into your spending patterns, enabling proactive adjustments.

6. Periodic Plan Reviews: Optimising Subscriptions and Services

In the ever-evolving world of services and subscriptions, staying updated is crucial. Periodically review your phone plans, streaming subscriptions, and utility services. Negotiate with providers, explore competitive offers, and ensure you're not paying for redundant features.

7. Mindful Spending: The Balance Between Need and Want

Eddie's journey, from housing commission to owning 13 properties, is a testament to the power of mindful spending. By differentiating between needs and wants, resisting impulsive purchases, and focusing on long-term value, you can channel funds into meaningful investments.

8. The Saving Balance: Discipline Meets Occasional Indulgence

While a disciplined approach to saving is paramount, it's equally important to reward yourself occasionally. Allocate a 'treat budget' for personal indulgences, ensuring you stay motivated and enjoy the fruits of your saving efforts.

9. The Right Mindset: Cultivating a Proactive Savings Attitude

Your attitude towards money and savings plays a pivotal role in your financial journey. Adopting a proactive, can-do mindset, as exemplified by Eddie, can propel you towards your financial goals, even in challenging circumstances.

Additional Insights:

- Emergency Funds: Always prioritise setting up an emergency fund. This safety net ensures you're prepared for unforeseen financial challenges.

- Investment Opportunities: As you accumulate savings, explore investment opportunities that align with your risk tolerance and financial goals. This can provide passive income streams and accelerate your savings journey.

- Financial Literacy: Continuously educate yourself about financial trends, savings tools, and investment opportunities. Knowledge empowers you to make informed decisions.

Wrapping Up

The journey to financial success is marked by informed decisions, discipline, and adaptability. By incorporating the detailed strategies and insights shared above, you can navigate the financial terrains with confidence, ensuring a secure and prosperous future.

*Note: This article, initially published on realestate.com.au, has been extensively elaborated upon to provide a holistic and in-depth guide for individuals aiming to master the art of savings in today's complex financial environment.*

1. The Essence of a Mortgage Broker

A mortgage broker is a specialised financial advisor, adept at finding home loans tailored to their clients' needs. They meticulously analyse a client's financial situation, aspirations, and future plans, ensuring the recommended home loans align perfectly. Jeremy Fisher, managing director of Sydney-based mortgage brokers 1st Street, encapsulates the broker's role as prioritising the client's interests, ensuring they are paired with the most suitable lender or product.

2. The Broker's Modus Operandi

Acting as a bridge between borrowers and lenders, mortgage brokers assess an individual's financial health and borrowing capacity. They then curate a list of potential home loans from various lenders. However, it's essential to note that while brokers consider multiple lenders, they might not encompass all available options, as some lenders might not offer commissions.

3. Advantages of Engaging a Mortgage Broker

- Expertise in Loan Selection: With their finger on the pulse of the market, brokers can often identify better deals or interest rates than individuals exploring options independently.

- Efficient Paperwork Management: Brokers handle the intricate paperwork, ensuring loan pre-approval processes are seamless and error-free.

- Independence and Variety: Most brokers maintain affiliations with a wide range of lenders, ensuring diverse loan options tailored to individual needs.

4. Potential Concerns with Mortgage Brokers

Commission-Based Recommendations: Since lenders compensate brokers, there's a possibility that some brokers might prioritise lenders offering higher commissions, potentially compromising the client's best interests.

Impact on Credit Rating: Engaging multiple brokers or frequently switching brokers can affect one's credit rating, as each loan application is recorded by credit bureaus.

5. Key Considerations Before Engaging a Broker

- Accreditation and Membership: Ensure your broker is registered with the Australian Securities and Investments Commissions (ASIC) and holds an Australian Credit Licence. Affiliations with reputable industry associations are a bonus.

- Personal Recommendations: Seek recommendations from friends or family, as firsthand experiences can offer genuine insights.

- Transparency on Fees and Commissions: Engage in open discussions about potential fees and commissions. Brokers affiliated with the Mortgage and Finance Association of Australia (MFAA) are mandated to disclose such information.

6. Preparing for the Broker Consultation

To maximise the benefits of a broker's expertise, individuals should be well-prepared. Collate comprehensive personal financial data and have a clear understanding of your future plans and aspirations before approaching a broker.

In Conclusion

Mortgage brokers play a pivotal role in simplifying the home loan process, ensuring individuals find loans that resonate with their financial goals and circumstances. By understanding their role, potential benefits, and associated concerns, individuals can make informed decisions, ensuring a smooth and beneficial home loan journey.

*Note: This article, originally published on 17 Sep 2019, has been meticulously expanded to provide a comprehensive guide on the role, benefits, and considerations associated with mortgage brokers.*

1. The Foundation: Understanding Your Financial Health

Before diving into the property market, it's paramount to have a clear picture of your financial standing. This involves a meticulous review of your monthly income, regular expenses, outstanding debts, and potential future financial commitments. Dr. Michael Baumann from the Commonwealth Bank underscores the significance of having financial buffers. These buffers ensure that potential interest rate increases won't jeopardize your ability to meet loan repayments.

2. The Digital Advantage: Leverage Online Resources

In today's digital age, there are a plethora of online tools designed to assist potential borrowers. Online calculators, for instance, can provide a snapshot of your borrowing capacity by considering various factors, including income, potential interest rates, and loan duration. Dr. Baumann recommends tools like the [Borrowing Power Calculator](https://www.commbank.com.au/home-loans/property-report.html?ei=why_propertyreports) for a personalised assessment.

3. Debt Management: Clearing the Path

Your existing debts play a pivotal role in determining how much you can borrow. By strategically reducing or eliminating debts, such as credit card balances or personal loans, you can significantly enhance your borrowing power, making you a more attractive prospect to lenders.

4. Government Aids: A Boon for First Home Buyers

The Australian government, along with state and territory administrations, offers a range of schemes to support first-time homebuyers. From the First Home Owner Grant (FHOG) to the First Home Super Saver Scheme (FHSSS), these initiatives can provide substantial financial relief, making the dream of homeownership more accessible.

5. The Power of Conditional Pre-Approval

Securing a conditional pre-approval is akin to having a financial compass. It not only provides clarity on your borrowing capacity but also signals to sellers and real estate agents that you're a serious and prepared buyer. With a typical validity of 90 days, it offers ample time to scout for the perfect property.

6. Adaptability: The Key in a Dynamic Market

The property market is akin to a living entity, continually evolving and adapting. As a potential buyer, it's crucial to stay informed and be flexible in your property search. Regular consultations with financial experts can offer insights into any shifts in your borrowing capacity.

7. Expert Consultation: Navigating with Guidance

The complexities of the property market can be daunting, especially for those new to the process. Engaging with financial advisors or Home Lending Specialists can provide invaluable insights, ensuring you make decisions that resonate with your financial aspirations and capabilities.

Additional Considerations:

- Market Research: Stay updated with property market trends, interest rate predictions, and economic forecasts. This knowledge can influence your borrowing decisions.

- Budgeting: Implement a strict budget, ensuring you allocate funds for potential future rate increases, maintenance costs, and other unforeseen expenses related to homeownership.

- Long-Term Vision: While understanding your current borrowing power is essential, always factor in your long-term financial goals and potential life changes, such as starting a family or career shifts.

In Conclusion

Understanding and optimising your borrowing power is a cornerstone of the property buying journey. By integrating the detailed insights and strategies outlined above, potential homebuyers can confidently traverse the ever-evolving terrains of the real estate market, ensuring a seamless and rewarding experience.

*Note: This article, initially published on realestate.com.au, has been elaborated upon to provide a comprehensive and in-depth guide for individuals aiming to refine their understanding of borrowing power in the changing property market landscape.*

1. The Power of First Impressions

Every property has a story to tell, and the first chapter begins with the initial impression it leaves on potential buyers. Freddy Grant's recent selling experience in Footscray, VIC, underscores the significance of addressing even the minutest of renovations and repairs. Whether it's fixing a leaky faucet, updating old fixtures, or adding a fresh coat of paint, these enhancements can elevate your property's appeal. Mark Errichiello of Master Advocates further amplifies this sentiment, highlighting the transformative impact of professional interior styling. A well-styled home can evoke emotions, making it easier for potential buyers to envision themselves in the space.

2. Documentation: The Backbone of Transparency

In the world of real estate, transparency is paramount. Elizabeth Johnstone's experience from Newrybar, NSW, sheds light on the importance of thorough documentation. By equipping potential buyers with comprehensive reports, surveys, and approvals, sellers can foster trust and streamline the decision-making process. This proactive approach not only simplifies negotiations but also positions the property as a transparent and trustworthy investment.

3. Adapting to the Market's Pulse

The real estate market is a living entity, constantly evolving and changing. Recognising and adapting to its rhythm is crucial for sellers. Elizabeth's insights remind sellers of the transient nature of market booms and the importance of aligning expectations with current realities. With the market showing signs of stabilisation, sellers should be prepared for a more balanced playing field, where both buyers and sellers have equal footing.

4. Mastering the Dance of Negotiation

The final sale price of a property is often the result of intricate negotiations. Mark's advice to sellers emphasises the importance of early consultations with sales agents. Their on-ground experience and market insights can be invaluable in setting a realistic price and crafting a negotiation strategy. Being clear about one's bottom line and understanding potential buyer motivations can further aid in achieving a favourable outcome.

5. Auctions: The Strategic Game-Changer

Auctions have become an integral part of the real estate landscape, especially during peak seasons like spring. Quentin Kilian's expertise highlights the pivotal role of experienced auctioneers. Their ability to read the room, engage bidders, and drive up the final sale price can be the difference between an average sale and a stellar one.

Additional Considerations for Sellers

- Digital Presence: In today's digital age, a property's online listing plays a crucial role in attracting potential buyers. High-quality photos, virtual tours, and detailed descriptions can enhance online visibility and interest.

- Open House Strategy: Hosting open houses allows potential buyers to experience the property firsthand. Ensuring the home is clean, decluttered, and well-lit can create a welcoming atmosphere.

- Feedback Loop: Engaging with potential buyers and gathering feedback post-viewings can offer insights into areas of improvement, pricing adjustments, or marketing strategies.

In Conclusion

The journey of selling a property is a blend of preparation, strategy, and adaptability. By integrating the insights and expertise shared by recent sellers and industry professionals, sellers can confidently navigate the complexities of the real estate market, ensuring a successful and rewarding sale.

*Note: This article, originally published on 18 Oct 2022, has been expanded to provide a holistic guide for sellers in the ever-evolving real estate market.*

Understanding the Role of a Real Estate Agent

Before delving into the selection process, it's essential to understand the multifaceted role of a real estate agent. They are not just salespeople but are advisors, negotiators, and partners in your selling journey. Their expertise extends beyond just showcasing properties; they provide market insights, offer strategic advice, and serve as a bridge between sellers and potential buyers.

Steps to Ensure You Partner with the Best

1. In-depth Research: Begin with a thorough exploration of the local real estate landscape. Identify agents with a consistent track record in your locality. Consider their past sales, client testimonials, and their presence in the community.

2. Value Local Expertise: An agent's deep-rooted knowledge of the local area can be a game-changer. They should be equipped with information about local schools, upcoming infrastructure projects, neighborhood safety, and even cultural events. This holistic knowledge can enhance the appeal of your property to potential buyers.

3. Experience Their Approach: Attend multiple open houses or property viewings hosted by your shortlisted agents. This will give you a firsthand experience of their interaction style, presentation skills, and rapport with potential buyers.

4. Engage in Detailed Conversations: Initiate detailed discussions with potential agents. Understand their marketing strategies, their views on the strengths and weaknesses of your property, and their approach to pricing. Their responses can offer a window into their expertise and commitment.

5. Set Mutual Expectations: Clearly outline your expectations regarding communication, marketing efforts, and sales strategy. This mutual understanding will serve as a roadmap for the selling journey, ensuring both you and the agent are aligned in your goals.

6. Prioritise Comfort and Trust: Beyond credentials, your personal comfort with the agent is paramount. Trust your instincts. An agent might have an impressive track record, but if you don't feel a personal connection or trust, the partnership might not be optimal.

Potential Pitfalls and How to Avoid Them

- Overemphasis on Fees: While it's essential to consider the financial aspect, don't let the agent's commission be the sole deciding factor. An agent who offers a significantly lower commission might not invest adequately in marketing your property or might lack the required expertise.

- Overpromising Agents: Beware of agents who promise unrealistically high prices for your property. While it might be tempting, it's essential to ensure that the price aligns with the current market trends.

Wrapping Up

The realm of real estate is intricate, and having the right partner can make the journey smoother and more rewarding. The ideal real estate agent will be a blend of expertise, dedication, and personal connection. By meticulously following the steps and considerations outlined above, you can ensure that you embark on your property selling journey with an agent who resonates with your vision and values.

*Note: This article, originally published on 29 Oct 2020, has been meticulously updated to provide a comprehensive guide on choosing the ideal real estate agent in today's dynamic market.*

The Importance of Open House Etiquette

Open houses aren't just about viewing a property; they're about respecting the space of current homeowners and building a rapport with the selling agent. A positive interaction can pave the way for smoother negotiations and a better buying experience.

What's Encouraged at an Open House

1. Engage and Inquire: The agent is your primary source of information. Engage them with questions about the property's history, reasons for selling, or any upcoming developments in the area. Their insights can offer a deeper understanding of the property's value and potential.

2. Detailed Inspection: Remember, you're considering making this place your home. Feel free to inspect elements like kitchen cupboards, tap pressure, or door hinges. Such details can give you a sense of the property's maintenance and quality.

3. Capture Memories: Sometimes, a second look at photos or videos can offer new perspectives. While online listings are comprehensive, capturing your own visuals can be beneficial. Always seek the agent's permission first.

4. Experience the Space: Spend time in different parts of the house. Sit in the living room, stand on the balcony, or walk around the garden. This helps in understanding the vibe and comfort of the property.

5. Dress for Comfort: While there's no strict dress code, it's essential to be presentable. Remember, first impressions matter, both ways.

Avoiding Common Open House Faux Pas

1. Mind Your Volume: It's natural to have opinions, both positive and negative. However, voicing criticisms loudly can come off as rude. Any concerns should be discussed privately with the agent.

2. Respect the Property: Avoid bringing in food or drinks that could spill. Ensure your footwear is clean, especially if you're coming from outdoors or a potentially muddy area.

3. Maintain Boundaries: Curiosity is natural, but there's a fine line between inspecting a property and invading someone's privacy. Always be mindful of personal boundaries.

4. Cordial Interactions: A little politeness goes a long way. Engage with the agent respectfully, even if you have critiques or concerns.

Identification Protocols

While not legally required, many agents prefer attendees to sign a log for security reasons. This practice ensures the safety of the property and its belongings. If you're not keen on follow-up interactions, communicate that politely to the agent.

Deep Dive into Open House Dynamics

Understanding the dynamics of an open house can give you an edge. For instance, gauging the interest level based on the number of attendees can offer insights into the property's demand. Engaging with other potential buyers, subtly, can also provide perspectives you might not have considered.

In Conclusion

Open houses are more than just property viewings; they're a blend of social interaction, research, and envisioning one's future. By mastering the etiquette, you not only ensure a pleasant experience for all involved but also position yourself as a serious and respectful buyer in the eyes of the agent and seller.

*Note: This article, originally published on 13 Sep 2019, has been updated to reflect the latest trends and practices in open house etiquette.*

But, in today's market, how much do you really need? Do you need a 20% deposit? Or will lenders let you in the door with considerably less?

Here's what you need to know.

How much deposit do I need to buy a home?

20% used to be the minimum, but buyers often opt to purchase with a lower deposit rather than waiting as house prices will often be rising faster than they can save.

Lenders will normally expect applicants to have at least 5% of the sale price of the property they wish to purchase, but depending on the the applicant's individual circumstance they may require more.

A 5% deposit on a $680,000 loan equates to $34,000, which is far less than many prospective buyers imagine their deposits will need to be (although this doesn't take into account the hidden costs of buying a home).

Finance specialist John Tindall, from Accumulus Home Loans in Sydney says that “despite all lenders tightening their lending criteria recently, there are still lenders who require only a 5% deposit”.

Bigger deposit vs smaller deposit

Example Deposit Amounts

Not sure if your deposit is enough for the price of the home you want to buy? We've put together a rough guide for the minimum 5% deposit for various house prices.

What other upfront costs do I need to pay

Here are some other costs to consider when buying a home

·       Conveyancing and legal fees

·       Stamp duty

·       Building and pest inspection

·       Mortgage registration fee

·       Transfer fee

·       Loan application fee

Want to avoid paying stamp duty? Here are some ways to save:

·       Buy your first home

·       Buy or build a new home

·       Buy a cheap home

·       Buy a home to live in (not an investment property)

Federal government first home buyer incentives

There are a number of ways the government can assist with buying a home.

First Home Guarantee

The First Home Guarantee is designed to help first home buyers enter the market quicker by providing a guarantee on 15 per cent of a new home's value. This means eligible first time buyers can potentially purchase a property with as little as five per cent deposit without having to take out Lenders Mortgage Insurance.

In its latest budget the Federal Government announced an extension of the scheme, providing an additional 35,000 places and lifting the limits on the prices for allowable properties.

Family home guarantee

The Family Home Guarantee, first announced in the 2021 federal budget and updated in 2022, allows eligible single parents to buy a property with a deposit as low as 2%, without having to pay lenders mortgage insurance.

Under the Family Home Guarantee, single parents could build a new home or purchase an existing home with a deposit of as little as 2%, plus costs, with the government guaranteeing up to 18% of the value of the property.

Usually, buyers who haven’t saved up a full 20% deposit, on top of other upfront costs, will generally need to pay for lenders mortgage insurance.

This could help single parents to enter, or re-enter, the housing market much sooner and save thousands of dollars in LMI costs.

The Morrison government announced the number of guarantees available per year in the scheme would be increased to 5,000 places per year until June 2025, doubling the number from the previous-year's budget.

First Home Super Saver scheme

The First Home Super Saver Scheme is a government scheme that allows first-home buyers to access their super to help buy a property.

However, it pays to read the fine print here: The scheme only allows buyers to access the additional super payments they've made for the purpose of buying a home. This means they need to make extra voluntary contributions into the First Home Super Saver (FHSS) Scheme, which they can then withdraw when it comes time to buy.

This enables buyers to take advantage of the favourable tax treatment superannuation receives. The first $25,000 that goes into your super account each year is taxed at just 15% not the usual marginal rate.

Any compulsory contributions your employer makes, as well as your own voluntary contributions, are counted towards this threshold. That means you could be contributing more towards your home deposit because less will be eaten up in tax.

First Home Owners Grant

This state government grant is aimed at discounting the amount first-home owners pay depending on whether they buy property in metro or regional areas or whether it's a new or established home.

For example, in Victoria the grant is $10,000 for those buying in metro areas but doubles to $20,000 for those looking in regional areas. In South Australia the grant is only eligible for first-home buyers who build their own home or buy a brand new dwelling.

Read more about the state-by-state rules surrounding the First Home Owners Grant here.

Regional home guarantee

The Regional Home Guarantee is an expansion of the First Home Guarantee  which allows eligible buyers to purchase a new home outside of metro areas with a smaller deposit.

The Regional Home Guarantee allows borrowers to avoid paying lenders mortgage insurance (LMI) because the government acts as a guarantor on part of the loan.

Usually, borrowers will be required to pay LMI if they don’t have a 20% deposit saved. But after a period of such rapid price growth, this has become much harder to do. 

Under the scheme, eligible applicants could purchase a newly-built home with a deposit of as little as 5%.

Is a first-home buyer better off saving for a bigger deposit?

In today's rapidly-changing markets waiting a few extra months to save additional money to avoid paying mortgage insurance might mean that the properties in your price range increase in value by much more than the cost of the insurance.

Which is why mortgage broker and Port Finance Group director Anthony McDonald says you need to factor in these increases when making a decision about when and how much to borrow.

"Sometimes it's better for the customer to go into a property and pay that insurance, knowing that by the time they try and save that money to avoid paying the mortgage insurance, the market's moved another 10% or 12% and they're actually behind even further," he says.

"The more you can give the bank, the better, because the less interest you'll pay. But it does just come down to individual circumstances. How good is your income, how long have you been in your job? You might have just got a good pay rise, so you can afford to make those repayments.

"The rates and fees are what they are. It's just a matter of mining through the options to get to the loan that suits your needs."

Source: REA

When it comes to what energy efficiency ratings actually mean, and how they come into play when buying a home, many people are left feeling confused.

What is an energy efficiency rating for your property?

An energy efficiency rating is largely a basic measure of how good your home is at regulating temperature, regardless of the weather outside.

Why? Electricity or gas-powered heating and cooling methods are huge energy suckers, especially when other features can significantly reduce our reliance on these means.

In Australia thermal efficiency is rated from 1 to 10 under the Nationwide House Energy Rating Scheme (NatHERS).

Low ratings indicate a home where the inside temperature fluctuates as the weather changes, meaning occupants will rely heavily on heaters and air conditioning – thus making it inefficient.

A high rating means a home remains naturally comfortable requiring less energy to run.

To gauge efficiency an assessor will look at: design, building materials used, insulation, ventilation, and windows – and how these work with the local climate.

It’s important to note this rating system just looks at the building itself, not household appliances.

Is an energy efficiency rating important when buying a property?

Typically, buyers tend to not be fussed about energy efficiency when looking at property, instead preferring price, location and style. But the experts warn against overlooking energy efficiency.

“Energy, along with municipal rating and house insurance, is a substantial cost to house owners,” RMIT senior property lecturer, Dr Neville Hurst says. “[The latter] two we have little control over, but we can make better choices about energy performance.”

Primarily, an efficient home will have lower power bills, saving you money long-term.

But despite being important, energy efficiency hasn’t yet gained the same attention as other green features, such as solar power.

“Also, many agents aren’t across the nuances and are often somewhat disengaged from the discourse,” Dr Hurst says.

This means homeowners are left on their own to research and ask questions, especially when buying established dwellings.

Home buyers should ask the agent or developer what a home’s energy efficiency rating is.

If the property doesn’t have a rating, consider what changes can be made after purchase to bring the dwelling up to scratch. This may involve additional costs, but it will be worth it, Dr Hurst says.

Are energy efficiency ratings mandatory?

In most states, all new homes must have a minimum 6-star NatHERS rating.

But, frustratingly for home buyers, some jurisdictions have introduced their own state energy ratings, rather than relying on the national benchmark.

In Victoria there’s the Residential Efficiency Scorecard, and in New South Wales there is the Building Sustainability Index (BASIX).

Homeowners will need to scope out which system to adhere too, especially when applying for state or federal building incentives.

When it comes to disclosing an energy efficiency rating, the ACT is the only state where it is mandatory to share a home’s rating with potential buyers.

Can a property’s energy efficiency rating impact your mortgage?

The amount of interest you pay on your mortgage can be reduced if the property is energy efficient.

For example, Bank Australia offers a special clean energy interest discount of 0.20% per annum for homes built with a 7-star or higher NatHERS rating for up to five years – and other banks have hinted they may introduce green home loans.

For established homes, this discount is available if quality green upgrades have been incorporated into the dwelling in the last 12 months, equal to a minimum 1-star improvement.

Can energy efficiency ratings improve your house price?

The latest realestate.com.au Consumer Omnibus Survey found that a large number of home hunters value energy efficiency as important or extremely important. However, there’s mixed opinion on whether this translates to house prices.

One review by the Sustainable Buildings Research Centre at the University of Wollongong found houses with energy-saving features attracted noticeably higher prices – up to 10% more.

However, Dr Hurst says while awareness of energy efficiency is on the up, it hasn’t yet translated into a willingness to pay more for energy efficient homes – although this may quickly change in the future.

How much can an energy efficient home save you?

While reducing carbon emissions is the main goal of energy efficient housing, there are financial benefits for buyers to consider. Environment Victoria estimates an efficient home can cut costs for the average family home by 40%. This works out to be around $1000 a year.

Generally, the higher the rating on your home the more savings you will make. For example, homeowners with 8+ NatHERS star ratings with solar panels report very low utility costs.

How can I find out the energy rating of my property?

If you want to know your home’s energy rating, and what changes you can make to improve it then call in an assessor.

You can get a NatHERS Accredited Assessor which can be found on the Accredited Assessor Directory or the Australian Building Sustainability Association website.

Non-accredited assessors are also an option, but some state authorities won’t accept their certificates.

Moving forward energy efficient homes will be increasingly important, and it’s something many home buyers need to consider.

To learn more about sustainable design and how to make your home energy efficient visit the Australian Government’s Your Home hub.

Source: REA

The Dual-Agent System

In most home sales, two real estate agents are involved:

1. Listing Agent: Represents the seller.

2. Buyer's Agent: Represents the buyer.

These agents play distinct roles in the transaction, ensuring both parties get the best deal possible.

How Agents Get Paid

1. The Listing Broker's Fee:

Sellers hire listing brokers to represent them. These brokers charge a fee, which covers various services, including:

- Marketing the property, which can encompass a range of advertising strategies from print ads and radio spots to television and online promotions.

- Listing the property on the local Multiple Listing Service (MLS), a comprehensive database where agents can find homes for sale. This exposure ensures that agents from all over the area, and even nationally, can spot the property and bring potential buyers.

2. The Buyer's Agent Compensation:

Here's where it gets interesting for buyers. The buyer's agent, despite working for the buyer, doesn't get paid by them. Instead, they receive compensation from the listing broker. When the property is sold, the listing broker splits their fee with the buyer's agent as a reward for bringing a buyer to the table. This system ensures that the buyer doesn't bear the brunt of agent fees.

Why This System Works

This arrangement benefits all parties involved:

- Sellers get their property marketed extensively and can tap into the vast network of buyer's agents.

- Buyers get professional representation without the worry of additional costs. They can rely on their agent to navigate the complexities of home buying, from finding the right property to negotiating prices and closing the deal.

- Agents are incentivised to close deals efficiently. Listing agents aim to market the property effectively, while buyer's agents strive to find the perfect home for their clients.

Conclusion

The world of real estate can seem complex, but understanding the basics, like agent compensation, can make the process smoother. If you're a prospective homebuyer, rest easy knowing that professional guidance is available to you, often without any direct fees. With the right agent by your side, your journey to finding the perfect home can be both enjoyable and financially savvy.

Defining a Seller's Market

In a seller's market, the demand for homes surpasses the available inventory. This imbalance often results in multiple buyers interested in a single property, leading to bidding wars, higher home prices, and quicker sales. Sellers have the upper hand in negotiations, and buyers might find themselves paying more than the listed price or contending with other eager buyers.

Key Drivers of a Seller's Market:

1. Economic Factors:

A booming local economy can lead to an influx of new residents searching for homes. When more people are competing for a limited number of properties, prices naturally rise. For instance, if a city becomes a tech hub or attracts major businesses, it can lead to increased housing demand as more employees move to the area.

2. Interest Rates Trending Downward:

Lower interest rates make mortgages more affordable. This affordability often attracts a larger pool of potential buyers, especially first-timers. When more people can afford homes, demand rises, pushing prices up.

3. Short-Term Spike in Interest Rates:

Ironically, even a sudden increase in interest rates can drive demand. When buyers believe that rates will continue to climb, they might rush to purchase homes before their borrowing power diminishes. This urgency can lead to a temporary spike in demand, characteristic of a seller's market.

4. Low Inventory:

A lack of new construction or a general shortage of listings can lead to low inventory. When there are fewer homes available, each property becomes more valuable, and buyers might find themselves in competitive situations, driving up offers and, consequently, home prices.

Conclusion

A seller's market can be a golden opportunity for homeowners looking to sell, but it can also pose challenges for buyers navigating higher prices and fierce competition. Recognizing the signs of a seller's market and understanding its drivers can equip both buyers and sellers to make informed decisions. Whether you're considering selling your home or entering the market as a buyer, staying informed about market trends is crucial to making the best decisions in any real estate environment.

The Typical Timeline

1. Initial Search (Weeks 1-4):

The adventure begins with online searches, browsing through listings, and getting a feel for what the market offers. This phase can be as short or as long as the buyer wishes, depending on their specific needs and market familiarity.

2. Property Visits and Selection (Weeks 5-8):

After narrowing down choices, prospective buyers typically visit properties, attend open houses, and may even revisit a few favourites. By the end of this phase, a decision is usually made on which home to pursue.

3. Making an Offer and Acceptance (Weeks 8-9):

Once a home is selected, the buyer makes an offer. If the offer is accepted, the real paperwork begins.

4. Escrow Period (Weeks 9-12):

The average time to complete the escrow period on a home is 30 to 45 days under normal market conditions. This period involves property inspections, appraisals, and finalising the mortgage process.

Note: Well-prepared buyers who opt for cash purchases can expedite this process significantly, sometimes completing it in a matter of days.

Factors That Can Influence the Timeline

Market Conditions: The state of the market plays a pivotal role in the home-buying timeline. In a hot market with significant sales activity:

Increased Demand: A surge in home sales can lead to delays as there's a sudden spike in demand for services like property appraisals and home inspections. However, the number of professionals available to provide these services remains constant.

Lender Delays: A busy market can also mean a backlog for lenders. Underwriting a loan might take longer than usual due to the sheer volume of applications they're processing.

Multiple Offers: In competitive markets, a property might receive multiple offers, which can lead to longer negotiation periods or even bidding wars.

Conclusion

While the general timeline for buying a home ranges from 10 to 12 weeks, it's essential to remember that individual experiences can vary. Factors like market conditions, the buyer's preparedness, and even sheer luck can either shorten or extend the process. Regardless of the timeline, the end goal remains the same: acquiring the keys to your new home. With patience and the right guidance, every prospective homeowner can navigate this journey successfully.

Lenders Mortgage Insurance (LMI) is a fee banks and other finance lenders charge borrowers when they are deemed high risk. Usually, this is when their deposit is less than 20% of their property’s purchase price.

Made by the borrower at the time of the property settlement, the one-off payment protects the lender in the event that the borrower cannot make the repayments on their home loan.

Here’s what else you need to know about lenders mortgage insurance (LMI).

How does it work?

Technically, the borrower pays the LMI payment in a lump sum at settlement. However, many lenders will offer to finance LMI into your home loan, so that it is added to your monthly mortgage payments. This means you won’t need to have the funds upfront, but it also means you’ll need to pay more interest on your loan, which will result in higher monthly repayments.

Lenders require this type of insurance when a borrower has a small deposit – generally when it’s less than 20% of the purchase price – because the risk of the borrower defaulting on their loan is much higher than it would be if they had a larger deposit, as their monthly repayments are much higher.

Taking out the insurance allows lenders to make an insurance claim if the borrower defaults on the loan and the property sells for an amount that’s less than the value of the mortgage. The difference between the sale price and the value of the mortgage is known as the ‘shortfall’, and this is what the lender will seek to recover from the LMI provider should the borrower default on their loan.

However, even if the lender successfully recovers this shortfall, the LMI provider may still seek to recover the shortfall from the borrower. Which is why, if you want protection in the event of loss of income, injury or death, you need to take out Mortgage Protection Insurance, which is a different product.

When do I need to pay LMI?

Each financial institution will have a slightly different policy, but most will require you to pay lenders mortgage insurance if your deposit is less than 20% of the property purchase price.

How much does LMI cost? 

Unfortunately, there’s no simple answer to that question, as each LMI provider calculates the cost of LMI slightly differently.

That said, you can get a good idea of how much LMI you’ll need to pay by using our mortgage calculator. And we’ve also provided a list of the main factors that affect the cost of LMI below.

1. The size of the loan

As you might expect, the more money you borrow, the larger the LMI will be. That’s because the more money the financial institution lends you, the greater loss they face in the event that you default.

2. The size of your deposit

This is another very important factor. As soon as your deposit drops below 20% of the property’s purchase price, you’ll need to pay LMI. And the lower it drops, the more LMI you’ll have to pay.

This is because you’re more likely to default on your loan when you have a very high loan-to-value ratio (LVR).

3. Whether you’re buying for investment

Some LMI providers will charge different rates if you are purchasing a property to rent out, rather than to live in.

4. Your employment status

LMI providers tend to charge higher rates for people who aren’t in a regular, full-time job, as alternative forms of employment are generally considered more vulnerable.

Can I avoid paying LMI?

Yes, there are a number of ways to avoid LMI.

1. Save more

Firstly, you can avoid paying LMI by saving for a bigger deposit. Which is to say saving an amount that’s equal to a higher percentage of the property’s purchase value. This is because most banks only charge LMI if your deposit is less than 20% of the property purchase price.

2. Ask for help

Pride before a fall, right? Saving for deposit is tough, so if your parents are in the position to offer financial support, you shouldn’t feel ashamed to ask for their help. They’d likely be more than happy to help, and you can work out a plan to pay them back over time.

3. Get a guarantor

This is another way of tapping into the Bank of Mum and Dad’s reserves.

Guarantors take on some of the risk of the loan by putting forward some of the equity in their property as security. By putting forward that equity, the guarantor reduces your LVR to less than 80%, eliminating the need for LMI.

4. Consider disclosing your occupation

Generally, LMI providers are willing to lend more money to doctors, dentists and lawyers than they are to people working in high-risk industries, as these professions are consistently in high demand and are also well paid.

Consequently, people working in these well-regarded professions are generally seen as low-risk borrowers. So, if you are a doctor, dentist or a lawyer, let your lender know, and ask them to waive your LMI premiums – some might be happy to do so.

Is it better to pay LMI or save more?

There’s no right or wrong answer here, as every person’s situation is unique. Ultimately, though, you need to assess both your own financial circumstances and the performance of the market before working out which path is right for you.

Delaying your purchase so that you can save for a bigger deposit will mean you won’t need to pay LMI. But it could also mean you run the risk of having to pay more money for your home, as property prices may rise during the time it takes for you to save a large enough deposit.

On the other hand, taking out a loan with a higher loan-to-value ratio will help you get onto the property ladder far sooner, but it will also most likely mean paying more money in interest over the course of your mortgage.

Which is why you needing to take into account how the market is tracking to work out which strategy is best for you.

If property prices are stalling or falling, then it makes more sense to delay your purchase and save for a bigger deposit.

But if the market is strong, prices could rise during the time it takes to save a bigger deposit, and so paying LMI and buying a home at today’s prices would likely be cheaper than the extra dollars needed to secure a property in a year’s time.

Source: REA

But no matter how strongly your family or friends believe in a certain way of doing things, you shouldn’t take their advice at the expense of your agent’s.

With that in mind, here are four things not to do when selling your home.

1. Don’t engage your agent late in the day

The way the real estate industry works, sellers generally only pay agents one fee: a commission on the sale price.

The commission doesn’t vary depending on the amount of advice you glean from your agent, which means sellers should engage them as early in the process as possible, according to Michael Townsend, principal agent at McGrath St Kilda.

The earlier sellers engage agents, the more time agents can spend on advising how to redecorate a home in line with the tastes of the target market.

“Because they live in their house every day, sellers often need a fresh pair of eyes to identify [problem areas] that they have either just gotten used to, or just overlooked,” says Townsend.

“An agent or stylist will take a holistic market view of what’s going to work in that property.”

And they’ll also help you decide whether you need to embark on any costly renovations.

Remember: The key to a successful sale is thinking like a buyer

2. Don’t list with the cheapest agent

Armed with fierce negotiating skills and plenty of industry connections, a good agent is often the difference between your property selling above asking price and coming in just short of the mark.

And so, it pays to look past the price tag when researching potential agents.

Create a shortlist of those who have recently sold similar properties to yours, and then interview them to find out what sets them apart from the competition.

“Ask the agent to demonstrate how they’d handle the negotiation with the buyer, as that will give you some good insights into what’s probably the most important part of the selling process,” says Ashley Weston, principal and director of Ray White Frankston.

“And ask how they’re going to find buyers. While low interest rates and high demand guaranteed strong levels of interest a few years ago, today’s slowing market means it’s really down to the agent to create competition around your property.”

3. Don’t set your price too high

Price isn’t necessarily the most important factor in a buyer’s purchasing decision, but it’s one of the easiest ways to filter out properties when putting together a shortlist.

Price your property too high and Weston says you’ll scare off large numbers of otherwise interested buyers.

“Buyers will prioritise the best three or four properties that they can see on a Saturday and if they feel your price is too high, they won’t visit. You’ll miss out on that key interest wave properties experience in their first three to four weeks on the market,” he says.

You can, of course, readjust the sale price at a later date. But after your property has spent a few weeks on the market, some buyers may avoid it regardless of the price, as the longer it’s been for sale, the more likely buyers will assume there’s something wrong with it.

“It’s impossible to recreate [the initial wave of interest] if you mess it up,” says Weston.

“Once a buyer disregards a property, it’s almost impossible to get them to reconsider it.”

4. Don’t skimp on marketing costs

Buying and selling property is never cheap. But tightening your purse strings isn’t always the answer.

By exposing your property to far-reaching audiences, an effective marketing campaign is one of the best ways to drum up demand for your property. And the greater the demand, the higher your chances of securing a good sale price. Which is why Townsend believes skimping on marketing costs represents a false economy.

“$500 saved here or $1,000 saved there through cutting out certain components of a marketing schedule often have huge detrimental effects to the bigger number at the end,” he says.

“It’s much better to overpay $1,000 on marketing costs than lose tens of thousands [on the sale price] because you didn’t expose your property correctly.”

 Source: REA

If you’re like most people, you’re probably putting in your desired location and price range, then hitting ‘search’ when on the hunt for a property.

What you may not realise is, this approach will automatically bring up the most recent listings that everyone is looking at, and you’ll suddenly find yourself dealing with a lot of competition from other purchasers.

To avoid this common real estate trap and find yourself a property gem that’s not receiving a bucketload of attention, it might be an idea to manipulate your search a little to focus on all listings – not just those that have just been put up. 

Finding a property gem

In Australia, most properties sell in less than 40 days. 

However, some do take longer than average to sell. The pandemic has affected sell times in markets all over Australia. But for some of these areas – such as the apartment market in Melbourne city and Docklands – this has been a positive for buyers giving them more leverage with agents to break in.

“These listings are not necessarily bad property, as there are many reasons why an excellent property can be online for a while,” says Anne Flaherty, economist at realestate.com.au.

“The first reason that comes to mind is when a vendor has overestimated the price.

“The property ends up staying on the market until they are able to adjust their expectations downwards.”

Another reason properties languish online is due to market conditions.

“During COVID, there were some properties in regions across Victoria that were challenged because it was difficult for people to come and view them,” Flaherty says.

This results in a market where there is too much stock available, Flaherty adds.

“Melbourne city is an example. There has been a lot of apartment developments. But the population growth, which was underpinning a lot of that development, was suddenly turned off. So, there is an enormous quantity of properties that, in the absence of COVID, would have sold but now are competing against each other.”

But this is good news for buyers…

A buyer’s market

At any given time, there are literally thousands of good properties sitting online waiting to be discovered.

And, if you find one that suits your desires, you’re in a better position to negotiate on a price and settlement conditions that suit you, says Flaherty.

In some areas, there are also State Government incentives to entice buyers to choose older listings.

A Victorian initiative in inner-city Melbourne is offering buyers stamp duty savings of 100% for new dwellings that have been unsold for 12 months. For any new property in the Melbourne city region, stamp duty will be halved. The properties need to come in under $1 million in value and be purchased before June 2022.

This makes for huge savings for anyone willing to put in the effort and really hunt for their ideal property.

The smart approach

To take advantage of the buyer’s upper hand, you still need to be savvy. Properties won’t come to you.

The first thing you need to do to find your next property is tweak your online search habits. If location is high on your list of priorities, it can help to sort properties by distance to amenities and places of importance to you, such as a family member’s home.

“A fantastic feature on sites like realestate.com.au that buyers can use is the map view,” Flaherty says.

“This will show you all the properties that are available in your ideal location, no matter how long they’ve been on the market, which is much easier than scrolling through pages and pages of listings.”

Another choice for buyers is to use the filters when searching. In particular, changing the listing format from ‘most recent listings’ to ‘older listings’ first, she adds.

Next, you should buddy up with the local agents in the areas you’re interested in. A real estate agent worth their salt will not only tell you about listings you might have missed in the online search, but about listings that haven’t even made it online yet.

As the saying goes, you need to be in it to win it. Good luck!

Source: REA

How can one property have umpteen different prices? How do you know which price is right? Let’s walk through a hypothetical home and see if we can shine a light on the price confusion.

Case study example of different values for the same property

The Smith family owns a home in the city, but is keen on a sea change and plan to buy a property on the coast.

They refinance their current home loan to release the money to pay for a deposit on their next home.

They also ask for a price appraisal from a local real estate agent before listing their home online. It sells under the hammer at auction.

Meanwhile, their local council rates notice arrives in the mail and they must pay these rates before leaving their residence.

The Smiths family home now has five different ‘prices’, including her personal assessment of its real value. She wonders if she somehow sold for the wrong price.

Why do these variations exist?

1. The bank value

If your home is or will be mortgaged, your lender will almost certainly need to value it. This gives the lender confidence your asset offers ample security against the borrowed amount if, for some reason, you cannot pay your mortgage and the lender must sell the property to recoup its debt.

It is therefore unsurprising that a bank valuation will usually be conservative, sometimes 10%-20% less than the current selling prices of comparable homes.

In this case, the Smiths’ bank assesses their home and decides its value is $500,000.

2. The selling agent’s price appraisal

Real estate agents are commonly asked to assess the market value of your property. This will often help a vendor decide who to engage to sell their home.

Before being chosen to act on a vendor’s behalf, an agent will typically inspect the home and research comparable sales in the local suburb or town, before producing written feedback and a sale price estimation such as “between $X and $X” or “from $X”.

This price guide is useful to a vendor when deciding what price to advertise.

The Smiths’ agent conducts an inspection of their home and, based on the current strong demand for three-bedroom homes under 1km from the local primary school, estimates it will sell for $550,000 to $600,000.

3. The sale price

Regardless of whether the property is sold via private sale or auction, the price the successful buyer is prepared to pay on the day the contract is signed is the property’s legally binding sale price.

Hot markets, high demand in certain areas and a big turnout on auction day can all have an effect on the final sale price for a property.

In our scenario, a big crowd attends, including eight enthusiastic buyers. Bidding is active right from the start and the price quickly surpasses even the agent's optimistic appraisal. The hammer falls on a bid of $630,000.

4. The local council’s valuation

Every year, when a property owner gets their local municipal rates bill, they will see on the notice a Capital Improved Value (CIV), site value, net annual value (NAV), and/or gross rental value (GRV).

These figures are calculated using varied methodologies including comparable sales data and the bi-annual figures from the State Valuer-General’s offices.

Councils, and water and fire authorities, use these figures to work out how much homeowners owe them for using their infrastructure and services.

According to the Smiths’ rates notice, their property has a CIV of $480,000 – the value of the land and any capital additions such as a house – and a Site Value of $280,000 – land value excluding buildings.

5. The homeowners’ price

Every property owner will have a 'wish price' in their minds when they come to sell, and most will have a ‘this-is-the-lowest-I-will-go’ price, too. Both of these prices are based on a home’s location, aspect and features, but sometimes vendor price expectations are also influenced by emotion rather than facts.

Mr and Mrs Smith really didn’t know how to price their much-loved family home when they came to selling it.

They had been studying price data for their neighbourhood, which showed a median price of $510,000 for three-bedroom houses in their suburb over the past 12 months.

Mrs Smith thought their home’s sale price should reflect the median price figure, but Mr Smith thought the new pool they’d installed last year should add at least another $50,000 to their home’s sale price.

In the end, the market will usually decide a property's value by what a buyer is willing to pay for it at auction or through private sale.

What should I do if the bank valuation is lower than the purchase price?

Banks tend to err on the side of caution when valuing a property, as they need to know that they could recover their money from the sale of the property, in the event that you default on your loan.

Consequently, it's not uncommon for a bank to value a property at less than the purchase price – especially if the property was bought off the plan before the beginning of a market downturn.

When this happens, losing your hard-earned deposit is a real danger, as the bank might not lend you enough money to pay for the house you just bought.

Should you find yourself in this position, though, there are a number of things you can do to save the deal.

1. Challenge the valuation

Some lenders will let you challenge their valuation if you think that it is too low, but you'll need to provide evidence to support your claim, such as records of recent comparable sales in the area.

Ask your lender for a copy of the valuation report to check for errors, and, if the valuer didn't inspect the inside of the property, ask for a more thorough valuation, on the basis that the quality of the interiors add significant value to the property.

If your lender isn't particularly open to the idea of a second valuation, offering to cover the costs of one might convince them to reconsider.

2. Apply to another lender

This option is typically more successful than the first, as there's often a fair bit of variation between valuations.

3. Borrow more money from your current lender

If the bank values the property at less than the purchase price, you should still be able to go ahead with the deal, so long as you don't need to lend more than 95% of the property's lender-assessed value.

However, if the low valuation means that you now need to borrow more than 80% of the property's lender-assessed value, you will have to pay for lenders mortgage insurance (LMI).

For example, let's say you save a $180,000 deposit, agree to buy a house for $600,000, and the bank values this home at $500,000. In this case, you'd need to borrow $420,000, which would mean your loan to value ratio (LVR ($420,000/$500,000) was 84%.

Consequently, you would need to pay LMI, and so it might be worth cancelling your finance application and applying with another lender.

4. Use the equity from another property

If a second valuation comes back with a similarly disappointing result, putting forward equity in another property as security could be a good option, as it will reduce your LVR. In some cases, this could save you from paying LMI; in others, it could be the difference between buying a new home and losing your deposit.

If you are a first-home buyer, you could ask a family member to put forward equity on your behalf, as a guarantor for your loan. Doing so could save you tens of thousands of dollars, but you need to make sure that you have a strong enough relationship with your guarantor to manage the stress of risking their home.

Source: REA

If you’ve made the decision to buy into a new community, you’ve picked an ideal time to make the move. There are great masterplanned developments with a compelling mix of house and land, townhouses, or just land to purchase.

The challenge is, with so much on offer, finding what’s right for you can be confusing. Each has its benefits when it comes to factors such as location, size and design options. If you’re weighing up your decision, here are some considerations that might help.

Start with the big picture

To begin, there are a handful of ‘big picture’ considerations that will steer you in the right direction. Anne Jolic, Head of Victoria Lendlease Communities, says location usually tops the list.

“Everyone prefers to live in an area where they can access important everyday essentials like shops, schools, transport or parks,” Jolic says.

Jolic says technology should also be a high priority – in particular, fibre-to-the-premises internet to facilitate work or study from home.

Another factor is finding a like-minded community to live amongst.

“We know the small things like benches, paths and parks are actually the important things,” she says. “This is where people spend so much of their recreational time, it’s where families play and relationships develop.”

House and land

With these fundamentals set, it’s time to think through the right type of purchase for your needs.

For those prioritising size, value and convenience, house and land is a popular option.

Jolic adds that buying a house and land package means that you have access to experts, where things like site inspections, surveys and council building approvals are managed for you.

“There are also the structural guarantees offered by builders that come with a new build or renovations, that you do not have with an established one, which means your future home is built to the best standards,” says Jolic.

By purchasing a house and land package now, Jolic says that you can lock in your price upfront to secure your desired land size and home design combination.

The development timeline also means that you have more time to save while your home is under construction, as opposed to buying an established property where the loan repayments start sooner.

Anne Flaherty, economist, realestate.com.au, says one of the advantages of a house and land package is being able to see what you're getting when you buy.

At many new communities, you can visit a display village to compare and contrast the different options to pick out the one best for you.

“That way, you can have more confidence in the end result,” Flaherty says.

Townhouses

If you’re looking for a more budget-friendly option that still has great access to shops and transport, then a townhouse could be for you.

Jolic says townhouses are designed to maximise smaller land sizes, with many offering spacious two-level floor plans that are perfect for singles, couples, downsizes or investors.

“Without compromising on a sense of space, a smaller footprint generally means less maintenance, less mowing — and more time to live life,” she adds.

“It’s also even easier to lock-up and leave with peace of mind that your home is safe and secure.”

A new townhouse offers the best of new home design, community amenities and affordability, Jolic says.

“For example, the Harpley townhouse floorplans are also oriented to maximise airflow and natural light, ensuring they are enjoyable to live in.”

Land only

Buying land only means you have a ‘blank canvas’. By partnering with a builder of your choice, you have freedom to create your dream home in the exact way you want, as well as enjoying flexibility and planning of timelines.

However, with builders in high demand, Flaherty cautions buyers to make sure they have their finances in order and work out a construction schedule that includes a level of flexibility — particularly ahead of the busier months.

All bases covered   

Whichever option you choose – house and land, townhouse or land only – Jolic says there are great communities around Melbourne to cater for all buyers' needs.

“Our communities such as Harpley, Averley, Aurora and Atherstone are in Melbourne’s growth corridors,” she says. “Buyers can enjoy the best of both worlds with convenient access to the city and regional areas.”

Source: REA

Experienced property investors know that deductions are often the difference between a negative cash flow and a positive one. 

With that in mind, here are the top tax deductions for investment properties:

Expenses you can immediately claim on a rental property

1. Agent fees (including advertising costs)

• Landlords need to find tenants or re-let properties and do so through a range of advertising.
• If you market your property using online, print media, brochures and signs, you can claim these advertising expenses against your income in the same year that you paid for them.

2. Body corporate fees

• If your property is on a strata title, you can claim the cost of body corporate fees. 
• If the fee includes maintenance and garden expenses, you cannot claim these expenses separately.

3. Loan interest 

• Investors can claim the interest charged on a loan for an investment property and any bank fees for servicing that loan.
  For example, if you incur $20,000 interest on your loan and $200 in loan fees, you can claim these on your personal tax return. You can't, however, claim your repayments on the principal sum, and you can't claim interest on the entire size of the loan if you refinanced a portion of the loan for private purposes, regardless of whether equity in an investment property was used as security in that loan. 

3. Council rates and taxes

• Rates can be deducted in the year that they are paid, although you can only claim them during periods in which the house was rented.
  For example, if your investment property was only rented for 180 days of the year, then you can only claim your rates for that period. This means you would claim 49.3% (180/365) of the total amount you paid in council rates for your investment property that year. 

4. Council rates and taxes 

• As long as you have a rented dwelling on your investment property, you can use land tax as a deduction. 
  However, the levy differs significantly between states; as does the timing of when you can claim the cost. This is why you should consult a tax advisor or the appropriate state government department to ensure you are claiming the correct amount in the right year.

6. Repairs

• You can claim repairs as an immediate deduction if they relate directly to wear and tear. This is to say, if you replace a few broken roof tiles after a storm or repair an appliance, you can claim the costs of hiring a professional to make these repairs as an immediate deduction.

7. Maintenance

Maintenance includes ensuring objects in the property that are in otherwise good working order so that the property remains tenantable, such as:

• Cleaning costs
• Painting costs
• Servicing electrical appliances that remain at the property
• Oiling exterior decks
• Lawn and garden maintenance
• Ensuring trees on the property are safe
• Maintaining pipes and plumbing on the property
• Maintaining a swimming pool
• Rental providers in Victora are under new obligations to undergo gas and electricity safety checks every two years. These must be done by licensed professionals and evidence of these checks must be kept on record until the next one is done.
• Smoke alarms must also be checked regularly, as required by law. Depending on the age of the building and the state it's in, these may also need to be hard-wired with a battery backup.
• 8. Insurance
• You can claim the cost of insuring a rental property. Refer to your quarterly statements for the amount, or request an annual breakdown from your provider.

9. Pest control

• Depending on who paid for the service, either the tenant or landlord can claim an immediate deduction for the cost of hiring a professional pest controller. 

10. Quantity surveyor

• When a property owner needs to get information about the site they will often hire a quantity surveyor who can estimate the cost, scope, opportunities and risks of either existing structures or future structures. The cost for this service can be claimed immediately.

11. Education

• Property owners wanting to learn more about property management can claim back fees for courses they attend.
• Costs to attend seminars around acquiring more properties and property investment, in general, cannot be claimed.

12. Utilities

• Utility charges such as water rates can be claimed immediately.

16. Legal expenses

• Costs for legal advice and documents that relate to rental activities are tax-deductible. 

For example, if you are evicting a tenant or going to court over unpaid rent, then you can claim the costs of doing so, as well as the costs of preparing all relevant legal documents. 

Expenses that can be claimed over time

1. Borrowing expenses

Investors can claim costs associated with borrowing money to purchase the property over five years. This includes

• Loan establishment fees, including title search fees and valuations
• Lender's mortgage insurance (LMI)
• Cost of completing mortgage documents

2. Improvements

According to the ATO, you cannot claim the costs of improving your property in the same tax year of incurring them. Improvements could be anything that:

• Provides something new
• Improves the income-producing ability or expected life of the property
• Goes beyond just restoring the efficient functioning of the property
• In some states, such as Victoria, rental providers are required to replace old items with more efficient versions. Read more here about the full list of rental reforms in Victoria.

3. Depreciation 

Appliances and other asset depreciation

• When offering a rental, landlords often install dishwashers, washing machines, air conditioners, stoves and other assets. Just like the building itself, these appliances decline in value and landlords can claim this depreciation over several years, usually in line with each asset's "effective life". 
• However, landlords can only claim depreciation on assets when they meet certain criteria.
• You can only claim deductions on both brand-new and second-hand depreciating assets in residential rental properties if you bought the property before 7:30 pm on 9 May 2017 and installed the asset before 1 July 2017. Otherwise, you can only claim depreciation on an asset's purchase price if the asset was brand-new, or if no one had previously claimed depreciation on the asset because the property was either newly constructed or recently significantly renovated. 
• If you replace an appliance, you will need to claim this cost as a depreciation deduction, over the course of the asset's lifespan.

Capital works deductions

• If you replace an old fence or install new carpets purely in a bid to increase the value of the property, then you will need to claim these costs as a capital works deduction, at 2.5% a year for 40 years.
• Depending on when your investment property was built, you may be able to claim a deduction on the depreciation of the building's structure and any renovations you make to the property.
• If the property was built before 16 September 1987, you won't be able to claim depreciation on the original construction costs; if it was built after that date, you can claim a depreciation deduction on these costs of 2.5% a year for 40 years. This would mean that, if the building was built for $100,000 in 1990, you could claim a depreciation deduction of $2,500 a year until 2030.
• Similarly, you can't claim depreciation deductions on renovations that took place before 27 February 1992, but you can claim depreciation deductions on structural improvements that took place after this date, at a rate of 2.5% for 40 years.
• You can only claim deductions for the period in which the property was rented or available for rent.
• Improvements can be either capital works where it is a structural improvement or capital allowances where the item is a depreciating asset.
• Capital works, such as a bathroom or kitchen renovation, can be claimed as capital works or a capital allowance.

4. Bookkeeping costs

• You can claim the costs of advice, preparation of tax returns and expenses incurred for the management of your rental accounts in the same year the costs were incurred.
• Be aware that you cannot claim a deduction against your rental property for the cost of preparing your personal tax return. However, you can submit this as a write-off when doing your own income statement for the year.

5. Stationery and phone costs

• Serving as a landlord is similar to running a business, and so the ATO will allow you to claim deductions for stationery, phone contracts, internet and electricity usage – as long as you only claim for the portion of these expenses that relate to your investment property. 
  
  Bear in mind that, if your claim for this deduction is higher than the average for property investors, this could raise a red flag to the ATO.

Investment property deductions you can't claim on tax

1.     Costs incurred in acquiring the property (including legal fees)

2.     Stamp duty (this is a capital expense)

3.     Bills that have been paid by tenants

4.     Any proportion of borrowing costs where you've used funds for personal use

5.     Expenses incurred when using the property for personal use

6.     Insurance costs where the loan will be paid out in the event that you die, become disabled or are unemployed.

Recent changes

1. Deductions for vacant land

• Costs incurred to hold vacant land on or after 1 July 2019, even for land held before that date, are no longer able to be claimed unless the land has been used for business purposes or if there are exceptional circumstances.

2. Travel costs 

• A mum and dad property investor can no longer claim the costs of travel to inspect a rental property or carry out repairs. 
  The exceptions to this rule are excluded entities and landlords who are carrying out a business of property investing.

Negative gearing

Under the current government, investors can offset any losses they make on an investment property against their assessable income, also known as negative gearing.

Capital gains discount

• If you make a capital gain on the sale of your investment property, you need to pay tax on this profit.
• If you bought and sold your property within 12 months, your net capital gain is simply added to your taxable income, which, in turn, increases the amount of income tax you pay.
• However, if you held onto the property for more than a year before selling it, you're eligible for a capital gains discount of 50%, which means you only need to incorporate half of the capital gain into your personal tax return.

Source: REA 

Tiny homes look so much fun on TV. However, there are a few things to consider before taking the plunge yourself because, truthfully, tiny homes are not for everyone.

Find out the pros and cons of tiny house living and consider these factors before moving in.

Pro: Master your storage space and live more efficiently

Portable tiny houses are all about small spaces that maximise storage. Stairs pull out and become drawers, your dining table will fold up and down from the wall, and sofas cushions can lift up to store things in the base. Every cupboard or hollowed-out cavern will be put to use, forcing you to get organised.

If you aren’t into multi-purpose furniture, tiny house living is not for you. Everything has to do double duty.

But if you're up for the challenge, this is an excellent way to de-clutter and put those strategic planning muscles to good use!

Con: You will be downsizing - a lot!

We’re all happy to ride the Marie Kondo bandwagon until we actually have to throw out 90% of our existing furniture.

If you’re considering moving into a tiny house, be aware that most of your belongings will not fit. In fact, Aussie tiny homes can be no wider than 2.5m in order to be legally transported by a trailer on the road. So prepare yourself for an intense sense of cosiness.

Pro: Tiny homes cost less to build

Feeling unable to secure that million-dollar mortgage? I feel your pain! The upside to getting involved in the tiny house movement is how cheap they are.

Canstar reports the average tiny house costs less than $100,000, with some 'flat pack' or pre-built models costing much less. (Note: of course, this is depends on your level of extravagance when it comes to both style and function.)

You can even rent the land it’s parked on as opposed to buying it. Sounds like a dream life to me.

Con: Say goodbye to luxuries

Yes, tiny homes can be cheaper to build but you will be foregoing a lot of luxuries.

Indoor space is the first luxury you will farewell - but most tiny home enthusiasts are prepared, nay eager, to make this change. However, you will also have to budget for extras like air conditioning, good heating (including proper insulation), even hot water, depending on your energy situation.

Pro: Spend less on your utilities

On the upside, you will also save on your utility bills.

Smaller homes typically cost less to run, no matter where you live. You just don't tend to use the same in lighting, heating, cooling, water and all the other amenities that come with a big home.

If you play your cards right, you can live off natural resources. Power your home from the sun and have a rain capture tank for water.

Con: Your home will be more basic - especially your plumbing

Toilets in tiny houses can be situated right under the shower head due to the small footprint of the bathroom.

Further to that point, some toilets will be the kind you’ll have to empty every six weeks as you would with other types of sewerage tanks that aren't connected to major plumbing systems.

Finally, think about whether you can handle a toilet that's close to every other area of your home. It’s extremely intimate.

Pro: Tiny homes are mobile, giving you more freedom

The upside to owning a tiny house is that generally you can hook it up to your vehicle and hit the open road. There’s nothing quite like the freedom of not being tied down to one location, so travelling types who love moving often will enjoy the portability.

What’s better than sitting on the roof of your tiny house knocking back a few drinks among nature?

Source: REA

1. Energy-Efficient Windows: Modern windows come with features like Low-E coating and Argon-filled panes which not only insulate your home but also maximise natural lighting. By opting for energy-efficient windows, you can often do away with heavy blinds or draperies, allowing more sunlight to pour in without the associated heat.

2. Light and Bright Decor: The colours you choose for your interiors play a significant role in reflecting light. Lighter and brighter paints on walls and ceilings can amplify the natural light. Additionally, consider installing skylights, especially in darker areas of your home, to pull in more sunlight.

3. Garden Maintenance: The outdoor space surrounding your home can significantly impact the amount of light entering your interiors. Regularly trim trees, bushes, and climbing plants that might be obstructing your windows or doors. This not only enhances the natural light but also improves the view from inside.

4. Maintain Your Privacy: While maximising light, it's essential to ensure your home's privacy isn't compromised. For areas like bathrooms or spaces alongside the front door, consider using textured clear glass. This type of glass obscures the view from the outside while allowing all the beautiful natural light to filter in.

5. Bigger is Often Better: One of the prevailing trends in home design is large windows and doors. These expansive glass features allow maximum light to enter and offer a seamless transition between indoor and outdoor spaces. If you're considering renovations before selling, think about enlarging your windows or installing sliding glass doors.

6. Skylights with Tinting: Skylights are a fantastic way to introduce more sunlight, especially in central parts of the home that might not have windows. However, to prevent spaces from becoming too bright or hot, consider adding tinting to your skylights. This will filter out excessive heat and harmful UV rays while still brightening up the space.

7. Mirrors and Reflective Surfaces: Placing mirrors opposite windows can effectively double the amount of perceived natural light in a room. Similarly, using reflective decor items or furniture can also help bounce light around, making spaces feel brighter and more open.

8. Open Floor Plans: If you're considering more significant renovations, open floor plans can greatly enhance the flow of natural light throughout your home. Removing unnecessary walls or partitions allows light to travel freely, illuminating more areas of your home.

9. Clean Windows: It might sound simple, but ensuring your windows are clean can make a significant difference. Dust and grime can filter and block a surprising amount of light. Before listing your home for sale, you should ensure ALL windows are clean. If necessary, hire a window cleaner to come and do the job for you. That small investment will pay off big when your home goes on sale.

10. Light Curtains and Blinds: If you do use window treatments, opt for lighter materials that allow sunlight to filter through. Sheer curtains, for instance, can provide privacy while still letting in a good amount of light.

In conclusion, maximising natural light is not only about making structural changes but also about smart decor and maintenance choices. A bright, sunlit home can significantly elevate a potential buyer's first impression, leading to quicker sales and better offers.

So, before listing your property, take the time to ensure you're showcasing your home in the best light possible! Your real estate agent is an excellent resource for advice on what YOUR home needs most.

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

1. Create Curb Appeal:
   The first impression starts from the outside. Ensure your home's exterior is inviting by adding a fresh coat of paint to the front door, cleaning the driveway, and beautifying the garden with seasonal flowers. Consider adding outdoor seating on the porch to showcase additional ways buyers can enjoy the property.

2. Enhance the Entryway:
   The entryway sets the tone for the rest of the house. Add welcoming touches like a coat rack, flowers, and a candle on a table to guide visitors into the home.

3. Minimise Furniture:
   Less is more when it comes to furniture. Remove excess pieces to make rooms appear larger and more spacious. If your furniture looks worn out, consider renting pieces temporarily for a fresher look.

4. Define Each Room:
   Every space in your home should have a clear purpose. Transform any unused or storage rooms into functional spaces, like a guest bedroom or study, so buyers can see the potential.

5. Set Up a Home Office:
   With the rise of remote work, showcasing a dedicated office space can be a major selling point. Even if you don't have a separate room, designate a quiet corner with a desk and chair.

6. Declutter the Kitchen:
   Clear kitchen counters of appliances and utensils. This not only makes the space look cleaner but also larger. Consider updating cabinet handles and adding a modern backsplash for a refreshed look.

7. Maximise Lighting:
   Bright homes are inviting. Open all curtains and blinds, and turn on every light. If some areas of your home are dim, consider updating the light fixtures or adding lamps.

8. Showcase Storage:
   Storage is a premium feature for many buyers. Organise your closets with coordinated hangers, shoe racks, and bins to demonstrate the space's potential.

9. Depersonalise Your Space:
   Buyers should be able to envision themselves in the home. Remove personal items like family photos and children's artwork to create a neutral canvas.

10. Incorporate Pleasant Scents:
    Engage buyers' senses with appealing scents. Use candles or diffusers with subtle fragrances like vanilla in the kitchen, jasmine in bedrooms, and eucalyptus in bathrooms.

By implementing these staging tips, you're not just decorating your home; you're strategically positioning it to attract and resonate with potential buyers. Remember, the goal is to make your home memorable, inviting, and a place where buyers can envision building their future. Happy staging!

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

As homeowners, we often infuse our living spaces with memories, personal tastes, and unique touches that make a house truly feel like a home.

However, when it's time to put your property on the market, these personal touches can sometimes hinder the sale process.

Enter the art of depersonalising.

Why Depersonalise?

Depersonalising is the process of making your home a blank canvas. It's about allowing potential buyers to envision their own lives, memories, and personal touches in the space, rather than seeing a reflection of yours. In today's digital age, where most property searches begin online, it's even more crucial to present a neutral, universally appealing home in listing photos.

Steps to Depersonalise Your Home:

1. Emotional Preparation: Before you start the physical process, it's essential to mentally and emotionally detach from your home. Understand that depersonalising is a strategic move to attract the best offers and sell quickly.

2. Remove Personal Photos: This includes family portraits, holiday snaps, and even the kids' artwork on the fridge. If walls look too bare, consider replacing personal images with neutral artwork or scenic pictures.

3. Pack Away Trophies and Awards: While these items are a testament to you & your family's achievements, they can be distracting for potential buyers. The same goes for any collections you might have, be it stamps, coins, or antique plates.

4. Limit Toys and Sporting Equipment: While a child's bedroom can have a few toys, avoid cluttering common areas with personal items. The same goes for exercise equipment in non-designated spaces.

5. Avoid Controversial Items: Any artwork, books, or decor that could be deemed politically or socially sensitive should be packed away. Remember, you want to appeal to the broadest audience possible.

6. Neutralise Your Bathrooms: Clear away personal care products, toothbrushes, and bathrobes. Aim for a spa-like feel with minimal items on display, perhaps a decorative hand towel or a candle.

7. Declutter Closets: While buyers expect to see clothes in a wardrobe, try to make it look organised and spacious. A jam-packed closet can give the impression of limited storage space.

Additional Tips:

• Go through each room and critically assess its contents. Ask yourself, "Would this item appeal to the majority of potential buyers?"

• Seek external opinions. Whether it's your real estate agent, a friend, or a professional home stager, sometimes an outsider's perspective can spot things you might miss.

• Remember, depersonalising also aids in decluttering. The process not only makes your home more appealing to buyers but also gives you a head start on packing for your move.

In Conclusion

Depersonalising your home might feel counterintuitive, especially when we've always been told to "make a house a home." However, in the real estate market, a neutral, depersonalised space is a canvas upon which potential buyers can paint their own future memories.

By following the steps above and embracing the art of depersonalising, you're not only increasing the appeal of your home but also taking a significant step towards securing that top dollar sale.

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

Here are some do's and don'ts to ensure your home shines in the best light:

Do's:

1. Declutter & Clean Before Home Opens: A tidy home is more appealing. Ensure all rooms, including storage spaces, are decluttered and clean. This gives potential buyers a chance to visualise themselves in the space without distractions.

2. Turn On All Lights: Especially if the open is in the evening, having all lights on makes your home feel welcoming and can highlight its best features.

3. Boost Your Curb Appeal: The exterior of your home is the first thing buyers see. Maintain your lawn, enhance the landscaping, and ensure windows and doors are clean to make a lasting first impression.

4. Let Natural Light In: Open blinds and curtains to allow natural light to flood in. It not only brightens up your space but can also make rooms appear larger.

5. Make Your Bed Every Day: A neatly made bed can transform the look of a bedroom. It's a simple task that can make a significant difference.

6. Set a Comfortable Temperature: Ensure the temperature inside your home is comfortable for visitors. This might mean adjusting your thermostat settings during showings.

7. Stage Your Home Again: If you've been living in your home after staging it, some items might be out of place. Before an open, ensure everything is back in its designated spot.

8. Check the House Before You Leave: Do a quick walkthrough to ensure everything is in order and nothing is out of place.

Don'ts:

1. Don't Be at Home When the Buyer Arrives: Buyers need space to explore and discuss the property freely. Plan to leave at least 20 minutes before the scheduled showing. Your agent will handle the job from then on.

2. Don't Forget About Curb Appeal: First impressions matter. Double check the exterior of your home is as impressive as the interior before leaving.

3. Don't Leave Your Pets at Home: Even if they're in a kennel, pets can be a distraction or concern for potential buyers. Make arrangements for them during opens.

4. Don't Cook Anything with a Strong Scent: While you might love the aroma of certain foods, overpowering scents can be off-putting to visitors. Avoid cooking pungent foods before a showing.

5. Don't Leave Doors Open: While buyers will open doors to explore, it's best to start with all doors closed, especially storage spaces, to present a tidy appearance.

6. Don't Turn Away Home Inspections: Be as flexible as possible. The more people see your home, the higher the chances of receiving an offer.

7. Don't Let Your Home Get Out of Hand: Maintain a level of cleanliness and organisation, as you never know when a last-minute inspection might be scheduled.

In conclusion, presenting your home in the best possible light is essential for attracting potential buyers and securing the best price. By following these do's and don'ts, you'll be well on your way to making a successful sale. Remember, it's all about allowing potential buyers to envision themselves in your space, so make it as inviting and neutral as possible. Happy selling!

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

Neutral colours, in particular, have the power to transform your space, making it more appealing to potential buyers.

So let's delve into the reasons why neutral colours are so effective and how to choose the right shades for your home.

Why Neutral Colours?

1. Creating a Blank Canvas: Personal style is wonderful, but when selling your home, it's essential to present a space that potential buyers can envision themselves in. While your aqua kitchen or pale purple bathroom might resonate with your tastes, it might not be everyone's cup of tea. Neutral colours provide a blank canvas, allowing buyers to imagine their own belongings and style in the space.

2. Appealing to Modern Buyers: Today's buyers, especially millennials, are often looking for turn-key homes. They want to move in without the hassle of immediate renovations. By painting your home in neutral shades, you're offering a ready-to-live-in space that many buyers will appreciate.

3. Enhancing Home Staging: Neutral colours create a beautiful backdrop for home staging. With neutral walls, home stagers have more flexibility in choosing furnishings and décor, ensuring that each room looks its best.

4. Maximising Open Floor Plans: Open floor plans are a sought-after feature in modern homes. Neutral colours, especially when used consistently across open spaces, can make areas feel larger and more cohesive.

Choosing the Right Neutral Shades

While the term "neutral" might sound boring to some, there's a wide array of neutral shades that can add depth, warmth, and sophistication to your home.

Here are some tips for selecting the perfect neutral paint:

1. Consider the Undertones: All neutral paints have undertones, which can be warm (yellow, red, or orange) or cool (blue, green, or purple). It's crucial to choose a neutral with undertones that complement your home's features and furnishings.

2. Test Before Committing: Before painting an entire room, buy sample pots of your chosen neutrals. Paint swatches on different walls to see how the colour looks in various lighting conditions.

3. Popular Neutral Paints: Some tried-and-true neutral paints that have gained popularity include:

   • Alabaster: A warm, soft white.
   • Perfect Greige: A blend of beige and grey, offering sophistication.
   • Agreeable Gray: A warm gray with a hint of beige undertone.
   • Mindful Gray: A warm shade of gray, perfect as a main wall shade.

In Conclusion

Choosing the right neutral paint for your home can make a significant difference when selling. Not only does it make your home more appealing to a broader range of buyers, but it can also potentially increase the sale price. Remember, the goal is to allow potential buyers to see the possibilities in your home, and neutral colours are the key to achieving that.

As always, if you're planning a bigger task like painting before selling, you should speak to your real estate agent first to get their feedback on what colours are popular in today's market.

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

While a lot of the advice your real estate agent would normally give you is suited for those selling in the next 3 months or less, here are some tips that you can start implementing NOW to maximise your final sale price, even though you are not going to be selling for more than a year.

Selling your home can be a daunting task, especially if you're aiming for top dollar. However, with the right preparation and a strategic approach, you can significantly enhance the appeal of your home and attract potential buyers.

If you're considering selling your home in the next one or two years, now is the perfect time to start preparing. Here are some top tips to ensure your home stands out in the market:

1. Spring Clean and Declutter: A clean and decluttered home allows potential buyers to envision themselves in the space. Remove personal items and ensure every corner of your home is spotless. Consider hiring professional cleaners, especially for larger homes or if you're pressed for time. They can help steam clean carpets and ensure key areas like the kitchen and bathroom shine.

2. Freshen Up with Paint: While you might adore your vibrant wall colours, neutral shades like whites, tans, and greys are more universally appealing. A fresh coat of paint can rejuvenate your home, making spaces feel larger and more inviting.

3. Maximise Natural Light: Bright, light-filled rooms can transform small or narrow spaces, making them appear more spacious. Ensure windows are clean, and consider adding lamps or new lighting fixtures to dim areas.

4. Update Fixtures and Fittings: Small changes can make a big difference. Consider replacing outdated fixtures like door knobs, tapware, and handles. Even minor updates in the kitchen and bathroom, such as new taps, can refresh the space.

5. Rethink Room Purposes: Sometimes, a fresh perspective can reveal new potential in your home. Consider repurposing rooms or rearranging furniture to showcase the versatility of your spaces. For instance, style a small bedroom as a home office or rearrange the living area to highlight its potential.

6. Boost Curb Appeal: First impressions matter. Ensure the exterior of your home is as appealing as the interior. Mow the lawn, plant flowers, and consider painting fences or facades if needed. A neat and tidy exterior sets the right tone even before buyers step inside.

7. Add Warmth with Finishing Touches: While you want your home to be a blank canvas for potential buyers, it shouldn't feel cold or sterile. Add soft furnishings like cushions and throws to living areas and bedrooms. Real indoor plants can also enhance the ambiance, offering a cost-effective way to style rooms.

8. Consider Minor Renovations: If you have the budget and time, think about making minor renovations that can increase the value of your home. This doesn't mean a complete overhaul, but updating areas like the kitchen or bathroom can be beneficial.

9. Seek Professional Advice: Speak with your preferred real estate agent, who can provide insights tailored to your property and the current market conditions.

10. Plan Ahead: If you're considering selling in a year or two, start your preparations now. This gives you ample time to address any repairs, make necessary updates, and ensure your home is in the best possible condition when it's time to list.

In conclusion, preparing your home for sale is a strategic process that requires careful planning and attention to detail.

By starting early and focusing on key areas that resonate with potential buyers, you can position your home for a successful sale and maximise your return on investment.

Remember, it's not just about selling a property; it's about showcasing a lifestyle. Make your home a place where buyers can envision their future, and you'll be well on your way to achieving top dollar.

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

Understanding Curb Appeal

Curb appeal refers to the attractiveness of a property when viewed from the street. It's the initial impression that a home gives off, encompassing everything from the state of the lawn and garden to the condition of the roof and exterior paint. A home with excellent curb appeal will look inviting and well-maintained from the outside, enticing potential buyers to see what's inside.

The Significance of Curb Appeal

1. First Impressions Matter: Curb appeal is essentially a form of marketing. It sets the tone for what buyers can expect once they step inside. If they're impressed with the exterior, they're more likely to be interested in viewing the interior. On the other hand, a neglected or unappealing exterior can deter potential buyers from even considering the property.

2. Digital Age Home Buying: In today's digital age, almost 90% of homebuyers start their property search online using portal sites like REIWA, RealEstate.com.au and Domain. High-quality photos showcasing your home's exterior are crucial. If your home looks appealing in these photos, it's more likely to attract potential buyers to view it in person.

3. Value Addition: A well-maintained exterior can add significant value to your property. While it's challenging to quantify precisely how much curb appeal adds to a home's value, properties with well-kept exteriors and professional landscaping often sell for more than similar homes with less appealing exteriors.

4. Avoiding Negative Impressions: Poor curb appeal can deter potential buyers. If your property doesn't match up to neighbouring homes or appears neglected, it can be a significant disadvantage, especially in competitive markets.

Enhancing Your Home's Curb Appeal

1. Landscaping: Start with the basics. Ensure your lawn is mowed, green and free from weeds and patches. Consider adding fresh mulch, trimming overgrown bushes, and planting flowers for a pop of colour.

2. Roof Maintenance: The roof is a significant part of your home's overall look. Ensure it's in good condition. If it's nearing the end of its lifespan, consider replacing it before listing your property.

3. Exterior Maintenance: A fresh coat of paint can do wonders for your home's exterior. Additionally, consider power washing the exterior walls, siding, decks, and pathways to give your home a clean, fresh look.

4. Driveway: Ensure your driveway is free from weeds and cracks. A well-maintained driveway can significantly enhance your home's overall appearance. Also get rid of ugly oil stains with products like CLR Grease & Oil Remover from Bunnings, etc.

5. Front Door: Your front door is one of the first things people notice. Ensure it's in good condition. If it's old or worn out, consider painting or replacing it.

6. Additional Touches: Consider adding exterior lighting, upgrading your mailbox, replacing old house numbers, and ensuring all equipment like bins and hoses are neatly stored away.

In conclusion, while the interior of your home is essential, the exterior is what draws potential buyers in. Investing time, money and effort into enhancing your home's curb appeal can result in a quicker sale and a better price. So, before you list your property, take a step back, view it from the street, and consider what improvements can be made to make that all-important first impression a positive one. Your real estate agent is usually an excellent source of advice on what improvements will best help sell your home for top dollar, so be sure to talk to them before getting started on any big jobs.

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

1. HVAC Conversion: Transitioning from a fossil-fuel-burning furnace to an electric heat pump can be a game-changer. This eco-friendly and energy-efficient renovation reflects the growing interest in sustainable living. Although it might seem like a significant investment upfront, the ROI is impressive, with homeowners recouping over 100% of the costs.

2. Garage Door Replacement: A visually appealing garage door can significantly enhance your home's curb appeal. By simply replacing old garage doors with new, modern ones, homeowners can expect an ROI of over 102%. This is one of the few renovations where you might get back more than you invested.

3. Manufactured Stone Veneer: Stone veneers can transform the exterior of your home, giving it a classic and elegant look. Even applying it to just a section of your home, like the entryway, can make a significant difference. This renovation offers an ROI of over 102%.

4. Entry Door Replacement: Swapping out your old front door for a new steel one can enhance both the appearance and energy efficiency of your home. Steel doors fit more snugly, reducing drafts and subsequently, energy bills. This renovation has seen a jump in ROI recently, offering nearly 103% return.

5. Siding Replacement: Old or worn-out siding can make a home appear aged, regardless of its actual condition. Replacing it with high-quality materials like fiber-cement or vinyl can rejuvenate your home's exterior. While fiber-cement offers an 88.5% ROI, vinyl siding provides a slightly higher return at 94.7%.

6. Minor Kitchen Remodel: A minor kitchen makeover can significantly boost the appeal of your home. This could include replacing old appliances with energy-efficient ones, refacing cabinets, installing new countertops, and repainting walls. Such cosmetic changes can offer an ROI of up to 85.7%.

7. Window Replacement: Windows play a crucial role in the aesthetics and energy efficiency of a home. Replacing old windows with new vinyl ones can offer an ROI of 68.5%. Opting for wood frames, which are more suitable for traditional homes, might result in a slightly lower ROI of 61.2%.

Other Noteworthy Renovations:

• Bathroom Remodel: Upgrading the bathroom can be a strong selling point. Simple renovations can offer an ROI in the range of 68% to 71%.

• Deck Additions: An outdoor living space like a deck can be a significant attraction for potential buyers. The material chosen can influence the ROI, with wood decks offering a higher return than composite ones.

• Hardwood Floors: Timeless and versatile, hardwood floors are always in demand. Installing them can recover up to 118% of the project cost.

Conclusion: When considering renovations before selling your home, it's essential to focus on those that will offer the best ROI. While the figures mentioned are national averages, it's crucial to remember that costs can vary based on regional factors and the quality of materials and services chosen. Always research and plan thoroughly before undertaking any renovation project to ensure you maximise your home's value.

And, the best place to start before spending even one cent on any renovations is to talk with your real estate agent. They have a MUCH better feel for what's popular and in demand in your area, and whether it's actually going to return a positive ROI or not.

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

Conveyancing: This intricate legal process is the linchpin of property ownership transfers, an indispensable step in the home buying and selling journey. At its core, it is the legal mechanism that facilitates the seamless transition of property ownership from one party to another. This may involve transferring ownership from an individual to another person or entity. While the idea of conveyancing may seem straightforward, it is a multifaceted process with numerous stages that require meticulous attention to detail.

The Stages of Conveyancing: The conveyancing process typically unfolds through three distinct stages:

1. Pre-Contract: This initial phase sets the foundation for the transaction. It involves the preparation and examination of a plethora of legal documents, including but not limited to the contract of sale and memorandum of transfer. At this juncture, in-depth research is conducted to scrutinize the property's title and gather vital information, such as easements or specific title types.

2. Pre-Completion: As the transaction progresses, this stage comes into play. Here, deposit funds are securely placed in a trust account to ensure the financial integrity of the deal. Additionally, this phase involves intricate calculations to adjust for various rates and taxes. It is also during this stage that the conveyancer steps in on behalf of the buyer to oversee the settlement process, liaising with financial institutions as final payments are made.

3. Post-Completion: The final leg of the conveyancing journey sees the completion of crucial legal documents. The conveyancer's role extends to managing interactions with the buyer, fielding queries, and ensuring that the handover of property ownership goes smoothly and according to plan.

The Role of a Conveyancer: A professional conveyancer is an indispensable ally in this process. While some conveyancers may be solicitors, not all solicitors are conveyancers. Conveyancers are specialists with a deep understanding of property transactions, versed in the intricacies of property law. Solicitors, on the other hand, possess a broader legal scope, encompassing various areas of law. Solicitors who focus on property law may identify themselves as conveyancing solicitors.

Buyers and Conveyancers: For buyers, a conveyancer's role is multifaceted. They prepare, clarify, and submit crucial legal documents, such as the contract of sale and memorandum of transfer. They meticulously scrutinize the property's title, researching for any encumbrances, easements, or other pertinent information. A vital task is to secure the buyer's deposit in a trust account, ensuring its safekeeping. Conveyancers also conduct intricate calculations to adjust for rates and taxes, culminating in the seamless settlement of the property. Throughout the process, they represent the buyer's interests in negotiations with the seller or their agent, ensuring a fair and smooth transaction.

Sellers and Conveyancers: On the seller's side, conveyancers play a pivotal role in compiling all necessary legal documents, including assembling the Contract of Sale. They act as intermediaries in dealings with the buyer, managing requests for date extensions and responding to inquiries about the property title, among other responsibilities.

Cost of Conveyancing: The cost of conveyancing services can vary substantially, depending on factors like the complexity of the transaction and whether a conveyancer or solicitor is engaged. For a typical single dwelling transaction, the fees typically range from $800 to $2,500. In cases where the transaction is more intricate, involving unique circumstances, or if additional legal expertise is necessary, hiring a solicitor may be advisable.

When to Engage a Conveyancer or Conveyancing Solicitor: It's prudent to engage a conveyancer or solicitor when buying or selling a property, subdividing land, updating a title (e.g., registering a death), or addressing easements. Their expertise ensures that the legal intricacies of these processes are handled professionally and efficiently.

Finding a Conveyancer: The search for a conveyancer should be meticulous, much like the process itself. Seek recommendations from friends, family, real estate agents, mortgage brokers, accountants, and lawyers. Create a shortlist of prospective conveyancers and interview them to gauge their suitability for your needs. Ask about their specialization, fees, communication methods, and the expected duration of the settlement process.

Tax Considerations: Unfortunately, conveyancing fees are not tax-deductible in Australia. The Australian Taxation Office (ATO) categorizes these fees, along with stamp duty and other buying-related costs, as "capital costs," and they are not eligible for tax deductions.

In essence, conveyancing is the pivotal bridge that connects property buyers and sellers legally. It demands expertise, attention to detail, and an understanding of property law to navigate successfully. Whether you're on the buying or selling end of a property transaction, enlisting the services of a qualified conveyancer or solicitor is a wise investment to ensure a smooth and legally sound transition of property ownership.

To outsiders, real estate agents might seem like they have a straightforward job. In reality, each day can be as diverse as the people they represent. A good agent knows that a property is more than just bricks and mortar, it’s about people. They’ll understand that while the sales process can be complex and trying at times, it’s their job to act as a support, an impartial expert and always be trying to get towards a great outcome for all parties. The top performers are comfortable talking to people from all walks of life, possess a deep understanding of the area in which they operate, and have a strong sales history to back up their claims.

With that in mind, here are eight qualities to look out for when searching for the perfect agent.

1. They communicate well and regularly with their clients As a seller or buyer, it can be stressful dealing with an agent who’s not a great communicator. The real estate market is time-sensitive, so you need an agent who constantly keeps you in the loop about your current buying or selling situation. Otherwise, you end up wasting precious time on opportunities that offer a limited chance of success. In fact, Jean Gordon from Estate Agent Stars says that poor communication from agents is one of the biggest frustrations for buyers and sellers. “It’s so important that agents stay in constant contact with their clients and customers. What seems like insignificant information to an agent who’s been in the business for years can be really important to clients who are new to the real estate game,” she says.
2. They’re proactive with the sales process Ben Hatch from Harcourts Real Estate in WA says a good agent should be proactively calling potential buyers, communicating with existing customers and constantly chasing new leads. The key element of being proactive is keeping the client well informed. “If your clients keep calling you, you’re not giving them enough information,” says Hatch.
3. They listen Most good agents will tell you to be wary of an agent who talks too much. Hatch says that, if you can’t get a word in when communicating with your agent, then you’ve got a problem. “As a client or customer, you’re the one who should be doing most of the talking and making sure that your agent understands your special requests and needs. A good agent should be asking all the questions, not the other way around,” says Hatch. An agent must also be able to ‘read’ their client, and adapt their approach accordingly, according to Lucy White from David Murphy Real Estate in Mosman. “Some clients like to communicate via email, some prefer a quick text message, and others like to receive a phone call so that they can have a chat about what’s happening with their sale,” she says. “It’s the responsibility of a good agent to suss out the clients preferred method of communication, so that they don’t feel ignored by silence, nor pressured by too much communication.”
4. They’re client-motivated Put simply, if the customer gets a good deal, the agent gets a good deal. Which is why it’s so important to choose an agent who puts their vendors first. White says a good agent will always have their clients needs as their top priority. “Buying and selling houses can be stressful and it’s important for the agent to make sure that the client is feeling supported and happy.”
5. They know the local area Real estate agents are selling more than a home; they’re selling the life that comes with it, which requires a deep understanding of the local area. So, make sure that you ask your prospective agents a handful of curly questions before deciding which one’s right for you. (Think train and bus routes, nearby activities for kids, and local planning regulations.) That way, you’ll be able to distinguish between those who can sell the local lifestyle and those who can’t.
6. They know their clients time frame Jean Gordon says that understanding urgency is essential to a good client-agent relationship. “You need to know if the client is in a hurry to sell. If they need to settle soon, the agent should know this, and should be working to a tighter time frame. If the client isn’t in a rush, the agent can shop around and advise the client to wait for a better market so they get a decent price on their house,” says Gordon.
7. They know their customer’s motivation for selling Ben Hatch says a good agent always knows why their clients are selling, and will ask themselves the following questions: • Is my customer selling to buy? • Are they looking for an investment property? • Are they going to live in this home and later knock it down? “These are all things that good agents need to think about,” he says. “It also helps to know if there’s a sentimental attachment to a home. A client who’s selling one of five investment properties will have very different needs to a client who’s selling their family home. A good agent will know the difference and will adapt accordingly.”
8. They aren’t afraid to give you their last 20 clients as references Jean Gordon says the easiest way to find a good agent is to use their past clients as references. “If you’ve lined up a new agent and you want to make sure that they’re the best fit for you, ask them for testimonials or statements from their last 20 clients,” she says. “Not selected clients, literally the last 20. A good agent should be able to give you a positive reference from any of their past clients.”

When it comes to purchasing your first home, the options in today's real estate market are diverse and exciting. Gone are the days when the classic detached house in a new suburban neighborhood was the only choice for first-time buyers. Now, you have a range of property types to consider, each with its own advantages and drawbacks. Let's explore these options to help you determine which one suits you best.

1. Large Detached House on an Outer Suburban Block:

Potential Upsides: This traditional Australian dream home offers a lot of space and value for your money, often featuring three or four bedrooms, multiple bathrooms, and dual garages.

Potential Downsides: You may face a longer commute to city jobs, limited access to public transport and local amenities, and potentially slower capital value growth.

2. Small Home on a Subdivided Lot:

Potential Upsides: If you're willing to trade size for a location closer to the city center, a duplex or terrace in a row might be a great choice. You'll enjoy a more convenient commute and an affordable entry point into middle-ring suburbs.

Potential Downsides: Sharing a wall with neighbors could lead to noise issues, and you might outgrow your first home quickly if your family size increases.

3. Townhouse or Villa Unit:

Potential Upsides: These properties offer modern interiors and amenities such as gyms, pools, and tennis courts. They are relatively affordable for first-time buyers.

Potential Downsides: You'll be in close proximity to many neighbors, which may impact your privacy and quiet. You'll also have ongoing body corporate fees and potentially slower long-term capital value growth.

4. Apartment in a Small Block:

Potential Upsides: Living near the city's action is a priority for some. A small block apartment within 10km of the CBD offers easy access to amenities, public transport, and potential for capital growth.

Potential Downsides: While you won't have garden maintenance costs, you'll still need to pay body corporate fees. Additionally, if the building needs repairs, you'll share the cost via special levies, and this option may not be suitable if you plan to have children or pets.

5. Apartment in a High-Rise Block:

Potential Upsides: If you enjoy urban living, a modern apartment in a skyscraper may be perfect. Buying off the plan could lead to stamp duty savings, and you'll have access to various amenities.

Potential Downsides: High-rise buildings often have a lot of available units, which can affect value growth. Moreover, weekly body corporate fees can strain your finances, and this option may not suit those with a fear of heights or a love for gardening.

In conclusion, the best property type for your first home largely depends on your priorities, lifestyle, and financial situation. Consider your commute preferences, space requirements, and budget carefully. Each property type has its own set of advantages and disadvantages, so take the time to assess which aligns best with your goals and needs as a first-time homebuyer.

Work with your real estate agent to implement some tried-and-true tips to ensure your open house stands out and attracts the right audience.

1. Warm Welcome at the Door When potential buyers walk into a stranger's home, it can be intimidating. Your agent should greet them warmly at the door, making them feel at ease. Offer a brief information sheet about the home, highlight a couple of its standout features, and then allow them to explore at their own pace.

2. Engage the Neighbourhood Before the open house, work with your agent to engage and invite the neighbourhood. Consider distributing lolly boxes or door hangers with details of the open house. Not only does this create a buzz, but the neighbours might know someone looking to move into the area.

3. Timing is Everything Work with your agent to choose the right time and day for your open house. Weekends, especially Sundays, are often the best times as most people are off work and free to house hunt.

4. Highlight the Property's Best Features Every home has unique features that make it special. Whether it's a renovated kitchen, a beautiful garden, or a spacious living area, make sure these are well-presented and highlighted during the open house.

5. Offer Virtual Tours In today's digital age, offering 3D and 2D virtual tours can be a game-changer. It allows potential buyers to explore the property online before deciding to visit in person. Discuss having a virtual tour with your agent on their website.

6. Use Social Media Your agent should promote your open house on platforms like Facebook and Instagram. However, you can also help by sharing his or her posts with your contacts. Geotag the listing, post virtual open house teasers, and engage with your audience through comments and messages.

7. Provide Refreshments Offering food and entertainment can make your open house more memorable. Discuss this with your agent before going wild and cooking something exotic. It doesn't have to be extravagant – simple snacks, beverages, and some background music can create a welcoming atmosphere.

8. Signage is Key Ensure there's plenty of signage directing potential buyers to your property. This not only guides them to the location but also generates curiosity among other locals. Agents are usually on top of this so you won't typically have to do anything to get it happening.

9. Create an Image-Heavy Blog Post Consider creating a blog post that highlights the best features of your home with high-quality images. This provides potential buyers with a detailed look at what makes your property unique and marketable.

10. Don't Abandon Virtual Tours Even if your agent is hosting a physical open house, continue to offer virtual tours. This caters to a wider audience, especially those who might not be able to attend in person.

In Conclusion An open house is a fantastic opportunity to showcase your property to a wide audience. However, to truly make the most of this event and attract potential buyers, it's essential to have a well-thought-out strategy in place. By following the tips mentioned above, you'll not only make your open house stand out but also increase the chances of selling your home for top dollar. Remember, it's all about creating a memorable experience for potential buyers, making them envision your property as their future home.

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

The Power of Scent in Selling a Home

The sense of smell is intricately linked to our memories and emotions. Marcel Proust, in his novel "In Search of Lost Time," highlighted the concept of involuntary memory, where certain scents can trigger vivid recollections from our past. This phenomenon is backed by modern science, with studies showing that pleasant aromas can elicit positive memories and emotions. For a homeowner, this means that cuhoosing the right scent can make potential buyers feel at ease and even associate the property with positive feelings.

Scents That Can Enhance Your Home's Appeal

1. Citrus: Citrus fruits, especially lemons, are synonymous with cleanliness and freshness. Consider placing a bowl of lemons in the kitchen. Not only will real lemons provide a subtle aroma, but even faux lemons can offer a visual cue of freshness.

2. Vanilla: The scent of vanilla is universally loved for its warmth and comfort. It's reminiscent of freshly baked goods and can even help reduce stress and anxiety in some individuals.

3. Pine or Cedar: These woody scents can promote feelings of well-being. However, it's essential to use them sparingly to avoid associations with overused cleaning products.

4. Jasmine or Green Tea: Jasmine, in particular, is known for its calming properties and can be a subtle yet effective scent to introduce into your home.

5. Cinnamon: This spice not only evokes positive feelings but can also mask unpleasant odours. Its warm and comforting aroma can make potential buyers feel right at home.

Odours to Avoid

While the right scents can enhance your home's appeal, certain odours can be off-putting to potential buyers:

1. Cigarette Smoke: This can significantly reduce your home's market value and appeal. If you're a smoker, consider smoking outside and thoroughly cleaning and airing out your home before home opens.

2. Strong Food Aromas: While some food scents like vanilla or freshly baked bread can be inviting, others, especially from potent spices or fish, can be off-putting. Ensure your kitchen is clean and free from strong food odours during showings.

3. Garbage: Always take out the trash before potential buyers arrive.

4. Dirty Laundry: Ensure laundry, especially items like sports equipment or shoes, is stored away and doesn't contribute to any unpleasant smells.

5. Pets: While we love our furry friends, their scent can be off-putting to some. Regularly clean litter boxes, give pets baths, and consider storing away old pet beds during opens.

In Conclusion

When selling your home, it's essential to consider all the senses, not just sight. An inviting scent can make all the difference in creating a positive and lasting impression on potential buyers. By focusing on pleasant aromas and eliminating any negative odours, you can enhance your home's appeal and move one step closer to securing a top-dollar sale. Remember, subtlety is key. The goal is to complement the home's features, not overpower them.

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

Pre-settlement inspections, as opposed to pre-purchase inspections, are to make sure the house is in the same condition as when contracts were exchanged.

What is a pre-settlement inspection and do you need one

Undertaken in the days leading up to settlement this is when the new owner(s) tour a purchased property to make sure it's in the same condition as when they signed the contract of sale.

These are especially important if the property hasn't been vacant since purchase as it's more likely that there may be additional damage or wear and tear, above what may be reasonable.

Remember that settlement periods can be anywhere between 14 and 120 days, although between 30 and 60 is most common, so the property's condition can change in that time.

Check with your conveyancer if you're not sure what your settlement period is.

Importantly, this inspection is to make sure that the property is in the same condition as when contracts were exchanged - not better and not worse.

Buyers cannot demand that repairs are made on things that were broken during the first inspection.

If, however, the property is in a worse condition than when contracts were exchanged – for example, if there's a new hole in the wall, broken window or burst water pipe – you can ask the vendor to make repairs accordingly.

If the vendor is doing a simultaneous settlement they may be in the process of moving out, so buyers should not expect the property to be completely empty.

When should you do a pre-settlement inspection?

It's best to do this inspection close to when keys are handed over but with enough time (at least a few days) to allow for repairs, if necessary, as it may take time for the necessary work to be done.

Legally, each state has different rules regarding pre-settlement inspections.

Some, like Victoria, stipulate that buyers are entitled to inspect the property at any reasonable time during the week before settlement; others, like South Australia, stipulate that buyers are only entitled to one if they specifically stated in the contract that the sale was subject to one.  

However, whichever state you live in, you'll be expected to carry out this inspection at a "reasonable time" during the week before settlement.

Who can inspect the property?

Buyers should undertake the inspection themselves along with a witness, such as the real estate agent, and organise the visit in advance at a time that suits the vendor.

It's not legal to turn up without notice and demand entry to a premise that's not yet theirs.

What should be checked during this inspection

Things to check for during a pre-settlement inspection include:

Lights and electronics

Test each room's light switch to ensure it's working. If it doesn't then be sure to follow up with the vendor to ask why.

Electronics that are attached to the house, such as CCTV, in-room speakers etc should be tested also.

Anything that's not attached, such as TVs and un-attached speakers, will be moved out before settlement.

Plumbing

Turn on each tap and check that it's operating as it was when contracts were exchanged.

Be sure that drains are clear and running free, if that's how they were previously.

Water heaters

Test the water heater by making sure the hot taps and shower(s) are working normally.

Air conditioners and heaters

Be sure that each heater and air conditioner is functioning and has a working remote, if required.

Door handles and locks

Open and close each door to ensure they're in working order.

Exterior door locks should also be functional if they were previously.

Appliances

Appliances such as stoves and dishwashers come as part of the sale as they're considered fixed to the premises.

Other appliances such as fridges, toasters and coffee machines are generally taken away by the vendor on moving day.

Ensure anything that's staying is working as expected.

Curtains and blinds

Blinds and curtains are considered part of the sale so make sure they're working as expected.

If they're dirty or damaged (and they weren't previously) then you can request they be cleaned.

Windows and glass

Ensure all windows and glass isn't newly broken or cracked and that windows that have a lock are working.

Flooring

Ensure that there are no new stains on the carpets or damage to the flooring such as cracked tiles or holes in floorboards.

The vendor isn't under any obligation to steam clean the carpets, as some renters are required to do when they leave, but they should be cleaned to a reasonable level.

Pool and spa filters

Another 'fixed' item, pool appliances should be in working order if they were previously.

Check for pests

Check for evidence of pests such as mice droppings, possum damage etc.

Smoke alarms

Ensure the property has adequate smoke alarms and that they're in working order.

General cleanliness

Ensure that all rubbish has been removed including from sheds, under the house and in cupboards and wardrobes.

The property should still be generally clean, tidy and free of additional damage.

Special conditions

If the conveyancer has negotiated special conditions on the buyer's behalf then you need to be sure that these are met.

These could include removal of sheds, pest and soil inspection reports, ending tenancy agreements, inclusion of specific non-fixed items etc.

If you're not sure about these then it's best to speak to your conveyancer.

What to bring to a pre-settlement inspection

While it might be fine to turn up empty handed, depending on the complexity of the purchase agreement, buyers may find it handy to turn up with a few items just in case.

Contract of sale

You should bring the contract of sale with you, so that you can make sure the property contains all the items the vendor agreed to leave (inclusions) and is free from all the items the vendor agreed to take away (exclusions).

Camera

Buyers should also come prepared to take photo evidence of anything that needs attention so that they can be formally passed on to the vendor.

If you find something is broken or in a worse condition than it was during the first inspection, you should raise it with your conveyancer immediately.

They will try to negotiate it as a special condition on the contract, which means the vendor must fix it before settlement.

If it cannot be patched up in time, the sale price can be reduced to cover the cost of repairs.

You may be dying to move into your new house, but it's best to stay clear-headed and carry out a pre-settlement inspection to ensure the property is in the same condition as when you first inspected it.

Source: realestate.com.au

1. First Impressions Matter The first time most buyers will see your property is online. High-quality photos can make your listing stand out amidst a sea of other properties. It's not just about having great photos; it's about showcasing the property's unique features, layout, and potential. A professional photographer understands the nuances of lighting, angles, and composition, ensuring that the property is presented in the best possible light.

2. Faster Sales and Higher Visibility Studies have shown that listings with professional photographs receive more online views. One such study by the [Wall Street Journal] found that listings with professional photos garnered 61% more views than those without. This increased visibility can lead to faster sales. Moreover, properties with professional photos tend to spend fewer days on the market compared to those with amateur photos.

3. Command a Higher Sale Price A well-photographed property can command a higher asking price. When potential buyers see a property presented in its best light, they're more likely to perceive it as valuable. According to [Redfin], professionally photographed homes can ask for a 47% higher price per [square foot]. This means that investing in professional photography can yield a significant return on investment.

5. Utilise Advanced Tools and Techniques Professional photographers bring a suite of tools and techniques to the table. From wide-angle lenses, drones, 3D tours, to floor plans, they have the equipment and expertise to showcase a property from multiple angles and perspectives. This comprehensive approach ensures that potential buyers get a holistic view of the property, increasing the chances of a sale.

6. Focus on What You Do Best Real estate agents are experts in property sales, negotiations, and client relations. While some may have a knack for photography, it's a field that requires specific skills and equipment. By hiring a professional photographer, agents can focus on what they do best, leaving the task of capturing the property's essence to the experts.

Conclusion Professional photography in real estate is not just a luxury; it's a necessity. In a competitive market, it's the finer details that set listings apart. By investing in high-quality photos, agents can ensure that their listings not only attract more views but also command higher prices. Whether you're an agent looking to elevate your brand or a homeowner aiming to get the best price for your property, professional photography is the key to achieving your goals.

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

A well-priced home can attract potential buyers quickly, leading to a faster sale and potentially a higher profit.

On the other hand, overpricing can deter potential buyers, causing your property to sit on the market for an extended period.

Here are some strategies to help you set the right price for a quick sale and maximum profit:

1. Understand the Current Market Conditions:

   • The real estate market is influenced by various factors, including economic conditions, interest rates, and local supply and demand. Research recent sales in your area to understand the current market trends. Are homes selling quickly? Are they selling above or below the asking price? This information can guide your pricing strategy.

2. Get a Professional Valuation:

   • While online tools can give you a ballpark figure, nothing beats a professional valuation. Real estate agents or professional valuers can provide an accurate assessment based on the specifics of your property and recent comparable sales.

3. Consider the Unique Features of Your Home:

   • Every home is different. Perhaps you've recently renovated the kitchen, or maybe your property offers a stunning view. These unique features can add value, so ensure they're considered when setting the price.

4. Avoid Emotional Pricing:

   • It's natural to have an emotional attachment to your home, but it's essential to remain objective when setting the price. Overpricing based on sentimental value almost always hinders the sale process.

5. Factor in Negotiation Room:

   • Buyers often expect to negotiate the price. By setting your price slightly above your minimum acceptable price, you can give yourself some wiggle room for negotiations without compromising your desired profit.

6. Monitor and Adjust if Necessary:

   • The real estate market is dynamic. If you notice limited interest or few offers after listing your property, it might be time to reconsider your asking price. Regularly review market conditions and be prepared to adjust your price if necessary.

7. Seek Feedback:

   • After inspections or open houses, seek feedback from your real estate agent. This can provide insights into how your home is perceived in terms of value and can guide any necessary adjustments.

8. Highlight Value-Adding Features in Marketing:

   • When advertising your property, emphasise the features that add value. Whether it's a newly renovated bathroom, a large backyard, or proximity to local amenities, make sure potential buyers are aware of these selling points.

9. Consider Time on Market:

   • If a quick sale is a priority, you might consider pricing your home slightly below market value to attract multiple offers. This strategy can create a sense of urgency among buyers and potentially lead to a bidding war, driving up the final sale price.

10. Stay Informed:

    • Stay updated with the latest real estate news and trends. Our website (stageproperty.com.au) offers valuable insights and advice on selling properties in Perth.

In conclusion, setting the right price for your home requires a combination of research, professional advice, and a clear understanding of your priorities. By implementing these strategies, you can position your property for a quick sale and maximise your profit. Remember, the goal is not just to sell but to sell at the best possible price in the shortest amount of time.

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

1. Address Any Pet Damage Before listing your home, it's essential to repair any damage caused by your pets. This might include:

• Fixing chewed stair railings, steps, or scratched doors.
• Replacing torn draperies or scratched window screens.
• Repainting walls or doors that have been scratched or stained.
• Addressing bald spots in the yard or replenishing flower beds.

2. Eliminate Pet Odours Pet odours can be a significant turn-off for potential buyers. While you might have become accustomed to these scents, they can be quite noticeable to visitors. Consider:

• Having your home professionally cleaned, focusing on areas where your pets spend the most time.
• Using enzyme cleaners to tackle stubborn smells.
• Avoiding over-reliance on air fresheners, which can sometimes merely mask odours.

3. Highlight Pet-Friendly Features If you've made pet-related improvements to your home, be sure to highlight them. These might include:

• A securely fenced-in yard.
• Laminate flooring, which is more resistant to pet damage than hardwood.
• A dedicated animal washing station, especially beneficial for those with active pets.

4. Remove Pets During Home Opens While you love your pets, not all potential buyers will feel the same way. To ensure your home appeals to the broadest audience:

• Consider boarding your pets or leaving them with a friend or family member during opens.
• If that's not possible, secure them in carriers or a specific room and inform visitors.

5. Declutter Pet Items Just as you'd declutter personal items when staging your home, do the same for pet-related belongings. This includes:

• Keeping litter boxes clean and out of sight.
• Storing away food dishes, toys, and crates.
• Removing photos or other personal items that prominently feature your pets.

6. Consider Flooring If your pets have caused significant damage to your carpets or floors, consider addressing this before listing. This might mean:

• Replacing or cleaning carpets.
• Refinishing hardwood floors.
• Highlighting the durability of laminate or other pet-friendly flooring options.

In Conclusion Selling a home with pets requires a bit of extra effort, but with the right strategies, you can ensure your home appeals to a wide range of potential buyers.

By addressing any damage, eliminating odours, and highlighting pet-friendly features, you can showcase your home in the best possible light.

Remember, while pets are a beloved part of many families, it's essential to present a neutral and inviting space to potential buyers. With these tips, you'll be well on your way to securing a top-dollar sale for your home.

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

Decluttering is not just about making your home look good; it's about showcasing its potential and increasing its market value.

So let's dive into the art of decluttering and how it can transform your home into a buyer's dream.

The Importance of Decluttering

When preparing to sell your home, decluttering becomes a crucial step. A clutter-free home not only looks more appealing but also feels more spacious.

Potential buyers can better envision their life in the space, imagining where THEIR furniture and belongings would fit.

According to a survey by Consumer Reports, decluttering and depersonalising your home can increase your sale proceeds by 3%-5%.

Some of the benefits of decluttering include:

• Receiving higher offers
• Making the house feel larger and more open
• Helping buyers visualise it as their home
• Simplifying your move
• Highlighting your home's best features
• Assisting in marketing and photography

Room-by-Room Decluttering Guide

1. Entry: First impressions are vital. Clear out-of-season coats, shoes, hats, and other items. Ensure the entrance is welcoming and free from piles of junk.

2. Kitchen: The kitchen is often considered the heart of the home. Clear surfaces, drawers, and cupboards. Remove items from countertops and ensure the space looks clean and functional.

3. Living Room: Remove excess furniture and personal items like family photos. A decluttered living room feels more spacious and allows buyers to imagine their own belongings in the space.

4. Bedrooms: Create open spaces in closets, drawers, and under beds. Ensure that the bedroom feels calm and serene, a place where potential buyers can imagine resting peacefully.

5. Bathrooms: Organise towels, storage areas, and clear personal items from showers and vanity tops. A clean bathroom suggests a well-maintained home.

6. Home Office: With the rise of remote work, a functional home office is a significant selling point. Clear away unnecessary paperwork and ensure work surfaces are open and organised.

7. Children's Rooms: Reduce the number of toys, furniture, and artwork. A neutral children's room allows potential buyers to imagine it for their own kids.

8. Hallways and Windows: Ensure walkways are clear and window sills are free from clutter. This enhances natural light and the feeling of space.

9. Garage: Organise and declutter the garage. Buyers should be able to see the potential for storage or parking.

10. Garden: A well-maintained garden can significantly boost curb appeal. Aim for the "less is more" look rather than the overgrown jungle look. Trim bushes, mow the lawn, and consider adding fresh flowers or plants.

Conclusion

Decluttering might feel overwhelming, but it's a temporary step towards a significant goal: selling your home quickly and at a higher price. Remember, potential buyers want to envision themselves in the space. By decluttering, you're not only showcasing the best features of your home but also providing a blank canvas for buyers to imagine their future.

Lastly, if you're unsure where to start or how to declutter effectively, consider seeking advice from a top real estate agent. They can offer a fresh perspective and provide insights into what buyers in your market value most. Remember, the effort you put into decluttering now can yield significant rewards when it's time to close the sale.

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

NOTE: Before spending 1 cent on any upgrades, you should first speak with your real estate agent. Have them provide a detailed appraisal of the current market value of your home, and then you need to weigh up the cost (and hassle) of any major upgrade against the increase in final sale price you are likely to see. Major renovations for selling purposes tend to be cost-negative, so having great professional advice from your agent is vital before proceeding with spending big bucks.

That being said, if you're preparing to sell your home and want to ensure you get top dollar, consider these tips for upgrading your kitchen and bathroom.

1. Understand Your Buyer's Needs: Before you start any renovation, think about the potential buyers. Are they young families or empty-nesters? For families, a kitchen with direct sight to the backyard might be essential, while empty-nesters might prefer high-end fittings and low-maintenance features. Always ensure that your renovation appeals to the broadest range of potential buyers.

2. Stick to a Budget: One of the most crucial aspects of any renovation is budgeting. It's easy to get carried away with upgrades, but it's essential to ensure you're getting a return on your investment. Engage a professional valuer to help estimate costs and craft a disciplined budget. Remember, the goal is to increase the value of your home, not to create a money pit.

3. Simple Upgrades Can Make a Big Difference: You don't always need a complete overhaul to make a significant impact. Sometimes, small changes can offer the most substantial returns. Consider fresh paint, new light fittings, updated bathroom fixtures, and modern door handles. These minor upgrades can refresh the look of your spaces without breaking the bank.

4. Avoid Overcapitalising: While it's tempting to make your home the best on the street, it's more strategic to aim for the second- or third-best. This ensures you're not spending more than you'll get back in the sale.

5. Consult with Your Real Estate Agent: Real estate agents have a pulse on what buyers are looking for and can provide valuable insights into where you should invest your renovation budget. They can also connect you with potential buyers even before you list your property.

6. Invest in Quality Tradespeople: The quality of work in your renovation can make or break your sale. Ensure you have a competent team of professionals, from plumbers to electricians, who can deliver top-notch work. Remember, shoddy work can deter potential buyers.

7. Maximise Space: Australians love spacious homes. If possible, consider enlarging rooms or adding new ones. If you have larger areas, think about creating multiple rooms within these spaces, especially if it increases the number of bathrooms or bedrooms.

8. Stay True to the Home's Character: If you're upgrading an older home, consider retaining some of its original charm. Engage a design expert to advise on finishes that stay true to the home's period, ensuring a blend of modern functionality with classic aesthetics.

9. Focus on Natural Light: Bright, airy spaces are always in demand. Ensure your kitchen and bathroom benefit from plenty of natural light. Consider installing larger windows or skylights to brighten up these spaces.

10. High-Quality Fixtures: Invest in high-quality fixtures for both the kitchen and bathroom. Not only do they last longer, but they also add a touch of luxury to the spaces. Think about taps, sinks, showers, and cabinetry.

In conclusion, preparing your home for sale requires strategic planning and investment. By focusing on the kitchen and bathroom, two of the most used and valued spaces in a home, you can significantly increase your property's appeal and, consequently, its sale price. Remember, it's not about how much you spend, but where and how you spend it. Happy renovating!

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

1. Prioritise Lawn Maintenance: A lush, green lawn is a universal sign of a well-maintained property. Regular mowing, watering, and fertilising, especially in the spring and autumn, can keep your lawn looking its best. If you're starting from scratch, consider planting fast-growing trees and ensure they're well-watered in their initial growth phase.

2. Incorporate Native Plants: Perth's unique climate means that native plants thrive best. They're not only drought-resistant but also add a touch of local charm to your garden. Plus, they require less maintenance and water, making them eco-friendly and cost-effective.

3. Use Hardscaping Wisely: Hardscaping, which includes elements like pathways, patios, and retaining walls, can add structure and depth to your garden. Ensure these elements complement your home's architecture and are proportionate to the size of your yard.

4. Highlight the Pathway: A clear, inviting pathway leading to your front door can guide visitors and create a welcoming atmosphere. Consider using stepping stones, pavers, or even a gravel path, and line it with low-maintenance plants or solar-powered lights.

5. Play with Colours: While neutral tones might be best for your home's exterior, your garden is a place to play with colours. Seasonal flowers, shrubs, and even ornamental grasses can add pops of colour and make your garden look vibrant.

6. Invest in Outdoor Lighting: Proper lighting can transform your garden at night, highlighting key features and adding a touch of magic. Consider solar lights for pathways, spotlighting for trees or features, and even fairy lights for a whimsical touch.

7. Refresh with Mulch: Mulch not only conserves moisture and suppresses weeds but also gives garden beds a finished look. Opt for organic mulch like wood chips or bark, which will break down over time and enrich the soil.

8. Prune Regularly: Overgrown shrubs and trees can make your garden look unkempt. Regular pruning ensures plants remain healthy and your garden looks tidy. Remember to remove any dead or diseased branches to promote new growth.

9. Add Potted Plants: Especially near the entrance, potted plants can provide versatility and a burst of colour. Choose pots that complement your home's style and consider plants that are both beautiful and hardy.

10. Clean All Hardscapes: Over time, pathways, patios, and driveways can accumulate dirt and algae. A high-pressure wash can rejuvenate these surfaces, making them look brand new.

In conclusion, preparing your Perth home for sale goes beyond the interiors. A captivating exterior can make potential buyers fall in love even before they step inside. By investing time and effort into landscaping, you not only enhance your home's curb appeal but also increase its market value. Remember, in the competitive real estate market, it's the small touches that can make a big difference. Happy gardening!

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

Be sure you discuss any options that might require a decent financial investment with your real estate agent first though. They can guide you as to which investments are not worth proceeding with vs those that are.

Here are some insights into what home buyers are really looking for:

1. Emotional Connection Buyers want to envision themselves living in a home. They're looking for a space where they can create memories, raise a family, or enjoy their retirement. Ensure your home evokes a sense of warmth and belonging. Depersonalise the space by removing personal photos and items, but maintain a welcoming atmosphere with neutral decor and comfortable furnishings.

2. Move-In Ready Condition Most buyers are looking for a home that requires minimal or no work. They want to move in and start enjoying the space immediately. Address any repairs, big or small, before listing your property. Freshen up the paint if needed, fix leaky taps, and ensure all appliances that are staying behind are in working order.

3. Modern Amenities While classic homes have their charm, modern amenities can significantly boost a property's appeal. Features like updated kitchens and bathrooms, energy-efficient appliances, and smart home systems can make your home stand out in the market.

4. Natural Light and Open Spaces Bright, airy spaces are high on the wishlist for many buyers. Ensure your windows are clean, and consider removing heavy drapes to let in more light. Open floor plans are also popular as they offer flexibility and a sense of spaciousness. While it might not be practical to change your room layouts to create an open plan, moving (or even removing) some furniture can increase the perceived space in certain rooms.

5. Location and Neighbourhood Appeal Location remains a top priority for buyers. They're looking for homes in safe neighbourhoods, close to amenities like schools, parks, shopping centres, and public transport. You can't physically move your home, but you can highlight the benefits of your location in your listing and during viewings.

6. Storage Solutions Ample storage is a feature often overlooked but highly desired by buyers. Maximise the storage potential in your home by decluttering closets, adding shelving, and showcasing the storage possibilities in areas like the garage or basement.

7. Outdoor Spaces A well-maintained garden or outdoor space can be a significant selling point. Whether it's a backyard for children to play, a deck for entertaining, or a garden for relaxation, ensure your outdoor spaces are tidy and inviting.

8. Energy Efficiency With rising energy costs and increased environmental awareness, energy-efficient features are becoming more important to buyers. Consider upgrades like double-glazed windows, solar panels, or efficient heating and cooling systems. Again, discuss these more expensive upgrades with your real estate agent first, just to be sure you don't overinvest in your home.

9. Flexibility of Spaces The recent shift towards working from home has made flexible spaces more crucial than ever. A spare room that can double as a home office or transformed into a home gym can be significant selling points.

10. Transparent Pricing and Information Buyers appreciate transparency. Ensure you provide all relevant information about your property, including any potential issues or upcoming maintenance. Being upfront can build trust and streamline the selling process.

In conclusion, understanding the home buyer's perspective is essential for a successful sale. By addressing their needs and desires, you can make your property more appealing and increase its value. Remember, it's not just about the physical features of the home but the emotional connection and potential lifestyle it offers. By focusing on these aspects and staying updated with current market trends, you can ensure your home sells quickly and for top dollar.

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

1. Clear the Clutter

A cluttered entrance can be off-putting for potential buyers. Begin by decluttering the area, removing any unnecessary items. Retain only the essentials such as a coat rack or hooks for jackets, a shoe rack or mat, and perhaps a small table or console for keys and mail. Especially if your entryway is compact, remember that less is more. A tidy space is synonymous with a welcoming atmosphere.

2. Illuminate with Ample Lighting

Good lighting in the entryway enhances both safety and aesthetics. Consider installing a chic pendant light or wall sconce that aligns with your home's design. If your entryway lacks natural light, a strategically placed mirror can reflect light, creating an illusion of a more expansive space. A well-lit doorway sets a pleasant and captivating ambiance.

3. Add a Personal Touch

While you're aiming for a universally appealing look, it doesn't hurt to add a touch of personality to your entryway. Consider displaying artwork that resonates with the home's overall theme. A small vase of fresh flowers or a potted plant can introduce a touch of nature, conveying warmth and a sense of belonging.

4. Opt for Warm Colours and Textures

The choice of colours and textures can profoundly influence the welcoming vibe of your entryway. Opt for warm and inviting shades like soft neutrals or earthy tones, which are often favoured in Perth homes. Introduce textures through rugs, curtains, or even wallpaper to add depth and visual intrigue. The right blend of colours and textures sets a comforting and inviting tone.

5. Invest in Functional Storage Solutions

An organised entrance is not only visually appealing but also practical. Consider investing in functional storage solutions such as baskets, cubbies, or cabinets to store shoes, umbrellas, and other essentials. Hooks or a coat rack can be handy for jackets and bags. By designating spaces for belongings, you ensure an organised and welcoming environment.

In conclusion, designing a welcoming entryway is an art that can significantly influence a potential buyer's perception of your home. By implementing these tips, you can ensure that your entrance not only looks appealing but also feels inviting. Remember, in the real estate market, it's often the little details that make a big difference. So, invest some time and effort into your entryway, and you might just find it pays off in the form of a top-dollar sale.

Your real estate agent can look at your entryway and give you tips on what to change, if anything.

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

1. Where to start?

The first step is to determine your requirements and preferences. Ask yourself questions such as, what are your must-haves? What is your budget? Which location would you prefer? What type of apartment are you looking for? Once you have a clear idea of your requirements, you can start your apartment hunt.

2. How much can you afford?

It’s important to determine your budget before starting your apartment search. You can use online mortgage calculators to calculate how much you can afford, including the down payment and monthly mortgage payments. Make sure you factor in additional costs such as stamp duty, legal fees, and other miscellaneous expenses.

3. Where to buy?

Consider the location of the apartment carefully. Do you want to be near public transportation, shopping centers, or schools? Do you want a quiet residential area or a vibrant neighborhood? Once you have determined your preferences, start your search in those areas.

4. Buying a new vs established apartment

New apartments offer the latest design, modern amenities, and minimal maintenance. Established apartments may offer more character, larger living spaces, and better value for money. Consider your priorities and preferences when making this decision.

5. Research

Before making an offer, conduct thorough research on the apartment and its surroundings. Check the building’s history, strata fees, and any ongoing maintenance issues. Also, research the surrounding area, including local amenities, crime rates, and infrastructure developments.

We hope these tips will help you in your apartment buying journey. If you have any further questions or would like to discuss your requirements, please feel free to contact us. We’d be more than happy to assist you.

The choice between investing in an apartment or a house is a significant decision that can have a profound impact on your financial future. Both options come with their own unique set of advantages, challenges, and considerations. To shed some light on this critical topic, we had the opportunity to sit down with real estate expert Vera Zhang. Here are the factors Vera advises our investors to consider and compare while making the decision about what to buy:

Cost

Question: How do the costs of investing in an apartment compare to a house?

Vera Zhang: "Apartments generally tend to be more affordable upfront, though associated fees like strata can add to ongoing expenses. Houses usually require a higher initial investment but may offer more potential for long-term value growth."

Location

Question: How important is location when choosing between an apartment and a house?

Vera Zhang: "Location is crucial. Apartments are often found in urban centres, providing access to amenities and possibly higher rental demand. Houses in desirable suburban or rural areas may offer more space and potential for appreciation."

Maintenance

Question: What are the differences in maintenance between these two types of properties?

Vera Zhang: "Houses typically require more maintenance, from the garden to the roof, while apartments often have shared common areas maintained through fees. It's a trade-off between personal control and convenience."

Rental Income

Question: How does rental income potential vary between the two?

Vera Zhang: "Apartments in high-demand urban areas might offer higher rental income, while houses in family-friendly neighbourhoods may provide stable, long-term tenants. Analysing local tenant demand is vital."

Appreciation

Question: Can you elaborate on the appreciation prospects for apartments compared to houses?

Vera Zhang: "Houses, particularly those with land, often appreciate more over time. However, well-located apartments can also offer substantial appreciation. It's all about understanding market trends and location-specific dynamics."Let's look at the historical data to see how apartments have performed compared to houses over the past 30, 10, 5 and 1 years respectively."

Over the past 30 years, with dwelling values rising by 409% and 294% respectively across each of the combined capital city and rest of state regions. The higher growth rate across the capital cities probably reflects a combination of higher demand and greater scarcity of supply compared with regional markets, along with more diversified economic conditions within the capital cities.

From the above graph, we can see the average property price has increased in value from 2011. with the recent spike of value during 2020-2021

During the past 5 years, we can see the unit price for all capital cities has risen with an average over 7%. 

From the above graph, we can see the during the last 5 years, Sydney, Perth, Melbourne and Brisbane recorded a positive grow of hosue price. However, the trend seems to picking up for all capital cities.

During the past 12 months, we see dwelling values has increase for Adelaide and Perth. Whilst other capital cities has a correction. 

For Apartment value, during the past 12 months, we can see that Brisbane, Adelaide and Perth see a rise of value, where, other capital cities has declined in value.

Tenant Demand

Question: How does tenant demand influence the decision?

Vera Zhang: "Different areas attract different tenants. Urban settings may favour apartments, while suburban areas may favor houses. Aligning your investment with local demand ensures consistent rental returns."

Flexibility and Control

Question: How do these properties compare in terms of flexibility and control?

Vera Zhang: "Houses offer more flexibility for renovations and modifications, while apartments may have limitations due to strata laws. Consider what level of control and responsibility aligns with your investment goals."

Diversification

Question: What are the diversification opportunities when investing in apartments vs. houses?

Vera Zhang: "A diversified portfolio can mitigate risk. Investing in both types of properties offers exposure to different market segments, helping to create a balanced investment strategy."

Financing Options

Question: How do financing options differ?

Vera Zhang: "Some lenders may have stricter criteria for apartments, particularly in high-density areas. Houses often have more flexible financing options. Consulting with a financial advisor is key."

Exit Strategy

Question: How should an exit strategy factor into this decision?

Vera Zhang: "Consider your long-term goals and how each property type aligns with your exit strategy. Planning this upfront helps ensure that your investment aligns with your future plans and market trends."

Conclusion

The decision between investing in an apartment or a house requires careful consideration of various factors, from cost to exit strategy. Vera Zhang's expert insights emphasize the need for an informed, strategic approach tailored to individual goals and market dynamics.

Whether a seasoned investor or just beginning, keeping these factors in mind will guide you in making the investment choice that aligns with your financial future. Reaching out to a real estate professional like Vera Zhang can further personalize and refine your investment strategy.

What are the Key Differences Between Investing in an Apartment and a House?

Vera Zhang: "When considering apartments and houses, the initial investment can be quite different. Apartments generally have lower purchase prices but might come with additional fees like body corporate or strata fees. Houses, on the other hand, offer more space and potential for customization but often require more maintenance. Location, rental yields, and capital growth are also crucial factors to weigh."

What Should Potential Investors Consider Before Making a Choice?

Vera Zhang: "It's vital to align your investment with your personal goals and risk tolerance. Apartments may provide a more hands-off approach, suitable for those looking for consistent rental income. Houses, however, often offer better long-term capital growth. Market trends, local regulations, and individual preferences must all be taken into consideration."

How Do Financing Options Vary Between Apartments and Houses?

Vera Zhang: "Financing might vary slightly between these two types of properties. Some lenders might have stricter criteria for apartments, especially in high-density areas. Understanding your financing options and working closely with a trusted financial advisor is key to navigating these differences."

What are Vera Zhang's Personal Insights and Recommendations?

Vera Zhang: "In the ever-changing real estate market, flexibility and informed decision-making are paramount. I often recommend a diversified approach, considering both apartments and houses, depending on the market conditions, location, and investor's financial situation. While apartments can be a great entry point for new investors, houses often offer more control and potential for value addition."

Conclusion

Investing in either an apartment or a house can be a rewarding venture if done with careful consideration and proper guidance. Vera Zhang's insights shed light on the complexities and opportunities inherent in both options.

For those looking to take the next step, it's essential to conduct thorough research, consult with professionals like Vera, and align your investment with your unique financial goals and lifestyle preferences. Remember, the choice between an apartment or a house isn't necessarily a one-size-fits-all answer but rather a personal decision that should be tailored to your individual needs and aspirations.

Should you have any questions in regard to buying apartment or house, please do not hesitate to contact us on (08) 9325 9888, email to [email protected]

Note: Your real estate agent will handle all the negotiations with potential buyers, but it's well worth you discussing the below options with them ahead of time to ensure you both end up on the same page before listing your home for sale.

1. Understand the Current Market Conditions Before entering negotiations, it's crucial to have a clear understanding of the current real estate market in your area. Are you in a buyer's market, where there are more homes for sale than buyers? Or is it a seller's market, with more buyers than available properties? Knowing this will help you gauge how much room you have for negotiation.

2. Set a Realistic Asking Price Your asking price sets the tone for negotiations. If priced too high, you might deter potential buyers. On the other hand, if priced too low, you might not get the value your property deserves. Research recent sales in your area and have your agent provide an appraisal to help you set a competitive and realistic price.

3. Be Prepared for the Initial Offer More often than not, the initial offer will be below your asking price. Don't be disheartened. This is a common strategy used by buyers to test the waters. Evaluate the offer, but don't feel pressured to accept it immediately if it's much lower than you wanted.

4. Consider All Aspects of the Offer While the price is a significant factor, other elements of the offer can also be beneficial. This includes flexible settlement dates, fewer contingencies, or a larger deposit. Sometimes, a slightly lower offer with better terms can be more advantageous than a higher offer with numerous conditions.

5. Maintain Open Communication Ensure your agent maintains clear and open communication with potential buyers or their agents to make the negotiation process smoother. Understand their motivations for buying and any constraints they might have. This knowledge can give your agent an edge during discussions.

6. Stay Calm and Professional Negotiations can be emotional, especially when it involves your cherished home. However, it's essential to stay calm and professional. Avoid making hasty decisions based on emotions. Instead, take your time to evaluate offers and make informed choices.

7. Know Your Bottom Line Before negotiations begin, determine the lowest price you're willing to accept for your property. Having a clear bottom line will ensure you don't make compromises that you might regret later.

8. Use Time to Your Advantage If you're not in a rush to sell, use time as a negotiating tool. Sometimes, waiting out a low offer can lead the buyer to reconsider and come back with a better proposal.

9. Be Willing to Make Concessions While you aim to maximise profit, be prepared to make some concessions to close the deal. This could be in the form of minor repairs, leaving certain appliances, or adjusting the settlement date to suit the buyer.

10. Seek Expert Advice Your real estate agent is an invaluable resource when selling. Their experience and knowledge of the market will be invaluable, ensuring you get the best possible deal for your property.

In conclusion, selling your home for top dollar requires a combination of market knowledge, patience, and strategic negotiation. By understanding the market, setting a realistic price, and being prepared to negotiate effectively, you can ensure that you maximise your profit when closing the deal. Remember, every negotiation is unique, so be flexible, stay informed, and always keep your end goal in mind.

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

1. Provide Open Access to Inspection Areas:

   • Ensure that all areas of your home, especially those that need thorough checking, are easily accessible. This includes attic, utility rooms, and crawl spaces.

2. Clear the Perimeter:

   • The exterior of your home is as crucial as the interior. Ensure that the perimeter of your house is clear from any obstructions like overgrown lawn, debris, or stored items. This allows for a thorough inspection of the foundation and exterior walls.

3. Roof Check:

   • The roof is one of the most significant selling points. Ensure it's in good condition, free from leaks, and missing or damaged tiles or shingles. Clean gutters and downpipes are also a must.

4. Maintain a Clean House:

   • A clean home not only makes a good impression but also allows the inspector to do their job without hindrance. Ensure floors are clean, and there's no accumulated dust on surfaces.

5. Lighting Matters:

   • Replace any burnt-out bulbs. Proper lighting can help in identifying issues and also showcases your home in the best light.

6. Functional Toilets:

   • Ensure all toilets in the house are functioning correctly. A continuously running or leaking toilet can be a red flag.

7. Fresh Air Conditioning Return Filter:

   • A clean Air Conditioning filter indicates good maintenance of the HVAC system, which can be a significant selling point.

8. Pilot Lights On:

   • If you have gas appliances, ensure all pilot lights are on. This allows the inspector to check the functionality of these appliances.

In addition to the above, consider the following general tips:

1. Documentation:

   • If you've had any repairs, maintenance, or upgrades done, keep the paperwork handy. This transparency can build trust with potential buyers.

2. Depersonalise Your Home:

   • While it's your home now, potential buyers need to visualise it as theirs. Remove personal items and declutter spaces.

3. Check for Pests:

   • A pest infestation can be a deal-breaker. Ensure your home is free from pests like termites, rodents, or cockroaches.

4. Functional Smoke Alarm:

   • Safety is paramount. Ensure all smoke alarms are in working condition and replace batteries if needed.

5. Check Windows and Doors:

   • Ensure all windows and doors open and close smoothly. Check for broken seals or damaged frames.

6. Plumbing:

   • Check for any leaks, ensure all taps are working, and drains are clear.

7. Electrical Systems:

   • Ensure all switches and outlets are functional. Check the main electrical panel for any irregularities.

8. Landscaping:

   • A well-maintained garden can add significant value. Trim bushes, mow the lawn, and ensure there's no stagnant water.

9. Odours:

   • Bad smells can be off-putting. Ensure your home is well-ventilated and free from any unpleasant odours.

10. Flooring:

    • Check for any damaged tiles, creaking floorboards, or stained carpets.

11. Walls and Ceilings:

    • Look for any signs of water damage, cracks, or peeling paint.

12. Garage and Storage Areas:

    • These areas are often overlooked. Ensure they're tidy, and there are no signs of water ingress or pests.

In conclusion, a pre-sale home inspection is an invaluable tool in the home selling process. By following this checklist and ensuring your home is in top condition, you're not only increasing the chances of a smooth sale but also ensuring you get the best possible price for your property. Remember, first impressions last, and a well-maintained home speaks volumes to potential buyers. Happy selling!

If you're considering selling your home sometime in the future, why not get a free Instant digital market report on the estimated price of your property in today's market. Just click here to get started: Instant Digital Market Report

Synthetic turf is increasingly popping up in Aussie yards, and while it can be an excellent low-maintenance alternative, some are questioning its impact on the planet.

Find out the effects of artificial grass and why some are concerned with its environmental negatives.

What are the negatives of artificial grass?

There are some cons to synthetic grass, particularly when it comes to the environment.

Speaking with Lawn Solutions Australia Technical Manager, Joe Rogers, these are the main three:

Con: More landfill

It’s a common misconception that fake grass lasts forever. Lawn Solutions Australia Technical Manager, Joe Rogers, says it gets damaged and worn like any surface and will need to be replaced.

The bad news is that synthetic grass can’t be recycled.

“The thing is, you can’t dispose of it anywhere. It’s black rubber. So, if you want to get rid of it, it goes straight into landfill,” Joe warns.

Con: Litter in our waterways

Alarmingly, plastic from fake grass and bits of black rubber are ending up in our waterways.

Research by the Australian Microplastic Assessment Project (AUSMAP) found micro plastics from astroturf contributed to waste entering stormwater drains near sporting fields.

This is washing into our oceans and adding to the micro plastic that is increasingly becoming a problem in marine environments.

Con: Heat issues

This isn’t necessarily an environmental issue, but a con for those considering synthetic grass is that it can get dangerously hot under foot.

“The main con to synthetic turf is it gets incredibly hot,” Joe notes. “People think the answer in the middle of a shopping centre or around buildings is synthetic turf, but the heat effect is massive.”

Unnervingly, fake grass trapped so much heat it actually gets hotter than asphalt on warm days, according to a UK study.  

What are the positives of artificial grass?

It’s also important to recognise that a faux lawn in your backyard does have some eco-friendly upsides too.

Pro: Saves water

Real grass needs water, a resource that often needs to be conserved in Australian homes – especially in summer.

The upside is artificial grass obviously doesn’t need water live, and only needs to be occasionally rinsed free of dust, dramatically reducing water wastage.

Pro: No mowing and other maintenance

Lawns need to be mowed, watered, weeded and fertilised – and a synthetic lawn can cut down this time and effort, and the environmental impacts associated.

For instance, unless you have an electric lawn mower, most are fossil-fuel guzzling monsters. Some fertilisers and weed killers can also provide risks to soil and wildlife.

Pro: Sustainable alternatives

It is early days, but new eco-focused players are entering Australia’s market and creating synthetic grass that is better for the planet. This includes grass made from sugar cane and other more bio-degradable materials.

While, still not “real grass” it cuts down pollution risks of plastic synthetic grass.

Is real grass better than artificial grass?

It’s widely acknowledged that synthetic grass does have a place in our urban landscape, especially when it comes to small, shaded areas and patios. There is also some cases that could be made for the environmental benefits of synthetic grass – in some cases.

But ultimately, Joe finds synthetic turf has more negative impacts on the environment and the liveability of homes. Here are the reasons why real grass might be the best alternative.

1. Carbon reducing

“Grass is a natural carbon sequester, so it absorbs carbon and emits oxygen,” says Joe.

He says even a small lawn will help lessen a household’s carbon footprint over the long term.

2. Naturally cooling

Grass acts as a natural air conditioner, making a lush green backyard a very pleasant place to be on a hot day.

Studies show grass stays up to 30 degrees cooler than asphalt or concrete, and much cooler than fake grass, Joe says. It also stops water from evaporating from the soil.

3. Bushfire protection

Lawns can be a natural firebreak. When mowed to under 10cm many types of green grass are highly resistant to fire and can play a role in stopping the spread of flames.

4. Traps Dust

Dust and loose soil get trapped by blades of grass and eventually become sealed under the roots, helping to compact the soil and keep it out of the atmosphere. This can help reduce dust storms, which are becoming more common in more recently developed neighbourhoods.

5. Wellbeing

Having a stunning green lawn in your backyard can potentially contribute to better mental and physical health.

Joe says studies are currently underway to see exactly what types of green space are necessary for better health. But he says anecdotally real lawns prove to be better, partially because real grass increases the amount of time you spend in outdoors.

“It’s just nicer,” he says. “It’s nice to touch and feel and we want to see natural areas where the kids are able to safely get outside and play.”

Source: realestate.com.au

First Home Owner Grant:

• The grant offers up to $10,000 for the purchase or construction of a new home, or the purchase of a substantially renovated home.
• Unlike some other grants, it is not means tested, meaning that you may be eligible regardless of your income level.
• To qualify for the grant, you must not have previously owned a residential property anywhere in Australia before certain dates (1 July 2000, 1 July 2004, etc.).
• For more details informaiton, please visit: First Home Owner Grant Fact Sheet

Home buyers assistance account:

A grant from the Home Buyers Assistance Account reimburses some of the incidental expenses incurred when purchasing a first home in Western Australia, provided the applicants meet all criteria. Eligible applicants receive a grant of up to $2,000.

• The price of the dwelling must be within the maximum price limit for dwellings purchased in Western Australia. The price limit relates to the total price of the dwelling and not the percentage of the applicant’s purchase. The current prescribed limit is $400,000.
• The applicant(s) must not own or have previously owned a dwelling in Western Australia. If one of the applicants owns or has owned a dwelling in Western Australia, then a partial grant may be made to the first home buyer applicant(s) equal to the percentage of their interest in the dwelling (provided all other criteria are satisfied).
• The dwelling must have been purchased through a licensed real estate agency carrying on business in Western Australia.
• The dwelling purchased must be financed by a lending institution which is also required to lodge the application on behalf of the applicant.
• For more information, please visit: Home buyers assistance account

First Home Owner Rate:

• In addition to the First Home Owner Grant, the First Home Owner Rate of Duty program offers a concession on transfer duty for first home owners. This can provide significant savings, with exemptions for property values up to $430,000 and reductions for values up to $530,000.
• Importantly, this program can be accessed in addition to the First Home Owner Grant, meaning that you may be able to benefit from both.
• For more information, please visit: Duties Fact Sheet - First Home Owner Rate

Keystart Home Loans:

• Keystart is a WA Government initiative designed to help get you into your first new home faster and easier by lowering the entry costs.
• With Keystart, there’s no lender’s mortgage insurance. And instead of saving a minimum 5% of your home as a deposit, you can save as little as 2%.
• For more information, please visit: Keystart

Shared Home Ownership:

• Under this unique initiative, the State Government (through the Department of Communities) acts as a silent partner, co-owing the home with you.
• They fund up to 3-% of the purchase price, which means you only need a loan for the remaining share, so your mortgage repayments will be lower.
• For more information, please visit: Shared Home Ownership

Off-the-plan duty rebate

• A rebate is available for people who enter into a pre-construction contract to purcahse a new residential unit or apartment off the plan. Or for people who enter into a contract for purchase of a new unit or apartment under construction.
• The rebate for eligible buyer is up to a $50,000.00 for property price up to $650,000.00
• For more information, please visit: Off-the-plan duty rebate

Regional First Home Buyer Guarantee (RFHBG)

• Under the RFHBG, part of an eligible regional home buyer’s home loan from a Participating Lender is guaranteed by NHFIC. This enables an eligible home buyer to purchase a home with as little as 5% deposit without paying Lenders Mortgage Insurance. 
• Any Guarantee of a home loan is for up to a maximum amount of 15% of the value of the property (as assessed by the Participating Lender).
• For more information, please visit: Regional First Home Buyer Guarantee

We hope that this information is helpful to you as you navigate the process of purchasing your first home. Please don't hesitate to reach out to us if you have any questions or need further assistance.

But while these so-called "sister suburbs" may share a similar location to the aspirational suburb nearby, their housing offering may vary vastly, said PropTrack's director of economic research, Cameron Kusher.

"Sometimes you're comparing an acreage suburb with large homes on large blocks to a residential suburb where the housing offering is really different. Sometimes you're comparing suburbs that are adjacent to the beach or the water to those that aren't."

"Sometimes the substitute suburb for you isn't the one next door."

But in an inflationary environment, sister suburbs can offer a cheaper alternative for buyers with more limited budgets, Mr Kusher added.

"If people can't afford to be in these main suburbs and they really want to be in that location, maybe they will look at the price difference in the next-door suburb and think, 'sure it's not the same, but everything I want from that main suburb is five minutes away.

"For buyers, it really depends if it's the location or the type of property that's the most important thing."

Here are the sister suburbs 10 to 20 kilometres from our CBDs with the biggest difference in median sales prices to their surrounding suburb for houses over the 12 months to March 2023, according to PropTrack data.

Sydney

In Sydney, the small Northern Beaches suburb of Duffys Forest boasts some of the most expensive property in the nation, mainly rambling equestrian homes on acreages that fetch a median sales price of $5.23 million.

Next-door Terrey Hills, a quiet residential suburb, has a median property price of $2 million, 161% cheaper.

On the North Shore, buyers considering a home in leafy and affluent Warrawee could consider Thornleigh, which is 118% cheaper with a median price of $1.56 million.

In the Inner West, those dreaming of a home in the trophy suburb of Strathfield could look at Enfield, which is 99% cheaper with a median price of $1.7 million.

Agent Jackson Cox at Richard Mathews Real Estate Strathfield said Enfield has been attracting significant interest in the last few years as prices in Strathfield have "gone nuts".

"There's a lot more demand in Enfield for more entry-level homes that can be knocked down to build ones that are comparable to those in Strathfield. The compromise is usually a bit smaller on the land size, but they're getting essentially the same position for a lot cheaper."

Melbourne

In Melbourne, buyers looking in the semi-rural suburb of Plenty northeast of the city, where the house median is $1.85 million, will find similar amenities in nearby Mill Park, where the median price is $770,000, a whopping 140% cheaper.

Agent Daniel Nardella at Ray White Mill Park said while residential Mill Park is so close to Plenty, it attracts a very different type of buyer.

"Buyers priced out of Plenty tend to look towards the more leafy suburbs of Greensborough and Watsonia."

But he added that Mill Park benefited from its proximity to Plenty.

"With the price of Plenty so high, buyers and property owners in Mill Park hope that will impact the price of their suburb as well. We expect the time will come when its prices will start to rise very quickly."

Meanwhile buyers looking bayside but priced out of Black Rock, where the median property price is $2.38 million, could look at Cheltenham, which is a staggering 98% cheaper at $1.2 million.

Brisbane

The semi-rural suburb of Chandler is one of Brisbane's most exclusive, where properties boast a median of $2.5 million.

But neighbouring Capalaba, which also sits on the shore of Tingalpa Reservoir, is a staggering 233% cheaper, with a median price of $750,000.

"Chandler is a niche acreage suburb where the smallest block is 2.5 acres, whereas Capalaba is a residential suburb so house prices are massively different," explained agent Bianca Stubbs at First National Cleveland.

"There are acreage pockets in Capalaba but they don't fetch anywhere near the price tag of Chandler. But both suburbs are close to the city and close to the water. They both have the same attributes."

Similarly, Bridgeman Downs, an acreage suburb north of the city, enjoys a median property price of $1.28 million, while the nearby residential suburb of Brendale presents a median of $407,500, a huge 213% difference.

Adelaide

In Adelaide, buyers seeking beach proximity could look at Dover Gardens where the median property price is $673,500, 74% cheaper than beachside Seacliff, where the median price is $1.17 million.

Agent Paul McGrath at McGrath Real Estate Group Glenelg said Dover Gardens enjoys a flow of buyers priced out of Seacliff but says there's a big difference between the two areas.

"Seacliff is luxurious while Dover Gardens used to be a housing trust area but it's now enjoying a fantastic rise. We're definitely seeing a semi-circular ripple effect from the beachside suburbs."

Meanwhile buyers looking in the Adelaide Hills who can't afford the large, bushy blocks and views enjoyed in Teringie, where properties command a median of $1.52 million, could consider nearby Rostrevor,  where the median is $895,500, 70% cheaper.

Perth

In the Western Australian capital, buyers priced out of the affluent suburb of Peppermint Grove on the northern bank of the Swan River, where the median property price is $4.8 million, could consider Mosman Park.

The suburb enjoys a similar riverside location and a median property price 167% cheaper at $1.8 million.

Hobart

On the Apple Isle, buyers looking for a slice of rural heaven in Tasmania's Southern Midlands with proximity to Hobart may do well to look in Gagebrook.

The pleasant suburb lines the Jordan River and offers properties at a median of $390,000, a whopping 127% cheaper to those in more pricey Tea Tree next door, where the median is $885,000.

Canberra

In Canberra, buyers seeking a peaceful place to live in the city's northwest fringe but unable to afford Weetangera, where the median property price is $1.29 million, could look at nearby Scullin, where properties enjoy a median of $825,000, 57% cheaper.

PropTrack’s latest Market Insight shows that if national home prices continue to grow at the same pace as they have during the past quarter, they could not only return to positive annual growth by July but could surpass their prior peak by January 2024.

“That could see home prices lift by 4% over 2023,” PropTrack senior economist Eleanor Creagh said.

“The housing market has so far avoided the steep falls many expected.

“After five months of price growth, stronger market conditions are becoming more widespread in 2023.”

Housing demand was stronger, likely bolstered by the surge in net overseas migration, as well as very tight rental markets, Ms Creagh said.

“Given limited new stock is coming to market, buyer interest is being concentrated, which is underpinning home prices and offsetting the downward pressure from interest rate rises,” she said.

However, several other factors could weigh on the pace of price rises ahead, she added.

“Price growth may wane if stronger market conditions improve seller confidence and spark a boost in stock coming to market. Interest rates also rose again in June and may rise further, which could slow the recovery,” she said.

“Though, interest rates are closer to their peak than not, and the shock of rate rises has lessened.”

Population growth, tight rental market conditions and a housing shortfall are also expected to remain, she said.

“If stronger demand holds up against the expected slowing of the economy, most capital city markets would return to positive annual price growth in the coming months,” she said.

Sydney

In Sydney, prices have quickly rebounded this year, up 3% from a November 2022 low.

“If home prices continue to grow at the same pace as over the past quarter, they could return to positive annual growth by the end of June and surpass their prior peak by December 2023,” Ms Creagh said.

Raine & Horne Lower North Shore director Stuart Bourne said house prices were definitely on the up, with reserves being surpassed, which was a marked change from six months ago where they were being reduced, or just met.

“I would say buyers’ mentality is they’re comfortable with the rates where they are now,” he said.

“So what I mean by that was when it was first coming up to (rises of) half a per cent, half a per cent, half a per cent, buyers were in a bit of shock each time.”

However, Mr Bourne said with commentary from the experts predicting there will likely be another 0.5% to 1% rise, many buyers were assessing their options.

“I think a lot of buyers in the current market look at that and go well, ‘Is that going to change our lifestyle?’ It's only going to penalise them on terms of borrowing capacity,” he said.

“So, therefore they're caught in this do we buy now with what we want? Or do we lose our capacity? We might save a few thousand but we're going to be buying in an area that we don't really want to buy in. So it’s a catch-22.”

Melbourne

PropTrack data suggests Melbourne property prices will potentially return to positive annual growth by October.

Scott McElroy, Belle Property Carlton principal, said buyer and seller sentiment within the owner-occupier market remained stable.

“There hasn't been really any major reductions in values,” he said.

“Sub 500 ($500,000), there's plenty of buyers. We just sold a one bedder in West Melbourne as big as a shoebox for $325,000 and it had 100 inquiries on it.

“So, there's a lot of people who just want to get their name on a title and don’t want to pay rent and don’t want to move into a property and find out 12 months later they’re going to move out.”

Brisbane

Home prices in Brisbane are up 2% so far this year and could be on track to return to positive annual growth by July 2023, surpassing their prior peak by September 2023, Ms Creagh said.

Adelaide

Adelaide prices reached a fresh peak in May, up 2.6%.

“Home prices have hit fresh price peaks for the past eight consecutive months,” Ms Creagh said.

If the growth is maintained, Adelaide will continue to reach new price peaks throughout 2023.

Perth

Perth property prices have bucked the falling price trend and prices reached fresh peaks in May, up by 3.1% so far this year.

Sean Hughes, Realmark Coastal director, said he expected prices will skyrocket over the next few years.

“I think WA could see 40 or 50% growth in the next three years,” he said.

“We have a massive undersupply…even if we had numbers where we are at the moment, and we just had a localised demand, we would have an increase in prices.

“But the demand is coming not just from locals. Such a big portion is east coast and overseas based (buyers). In 25 years of selling real estate, I've never seen as much inquiry from east coast and internationals.”

Canberra, Hobart, and Darwin

Canberra has recorded a rapid turnaround in prices, with home prices possibly returning to positive annual growth by October 2023. In Hobart prices could reach positive annual growth by March 2024, while in Darwin, prices could experience annual growth by August this year.

Source: realestate.com.au

This combination of high demand, low supply and relative affordability compared to east coast markets makes Perth a clear opportunity for prospective investors – and local experts advise WA buyers to get in first.

According to Adrian Johnson, Ewan McConnell and Quentin Lau of Summit Developments, investors who are ready to enter the market are in a good position as Perth is still massively undervalued.

“Perth’s property market remains the most affordable in the country, yet it’s poised for continued growth,” said Johnson, Summit Developments’ senior development consultant.

He said now is the perfect time to consider subdivision or strata lots as a wealth creation strategy, which will also contribute much-needed supply to the market.

“For anyone starting out in property investment and who lacks the ability to take on a large scale project, front and rear strata projects are an ideal strategy,” Johnson said.

Summit Developments senior development architect Lau advised that while there’s hesitation around the current climate, “the bigger picture is that Perth is still undervalued and other markets are starting to muscle in.”

“As I remind my clients, we know inflation is going to be high – so as long as interest rates are lower than the inflation rate, you’re still going to be in front,” he said.

Top Perth suburbs for subdivision and investment potential

The option to subdivide, develop and build a duplex, rear or front strata is often overlooked by property owners but can free up capital while kickstarting a pathway into property investment.

With more than $500 million of successful unit developments to its name, Summit Developments can talk you through the process from start to finish, including building codes, site works and home designs.

Summit Developments’ senior development consultant, Ewan McConnell, recommends looking at “infill areas in close proximity to the Perth CBD with infrastructure or proposed activity centres such as universities, shopping centres or nearby public transport”.

“Consider Perth’s older suburbs where you are paying land value only and the existing house has no intrinsic value or property with an existing house that has redevelopment potential on the vacant portion,” he said.

Such suburbs include:

• Alfred Cove
• Ardross
• Attadale
• Como
• Dianella
• Doubleview
• Inglewood
• Kardinya
• Karrinyup
• Melville
• Morley
• Mt Lawley
• Nedlands
• Noranda
• Riverton
• Palmyra

For example, Attadale currently has a median house price of $1,460,000 and a median weekly rent of $795, with its rental price going up by 22.3% in the last 12 months. With many older houses still on large blocks, the suburb is primed for exploring development opportunities.

“Property is not a speculated, short-term investment,” Lau advised. “It’s a long-term, stable growth strategy and investors have the potential to maximise their potentials and make the most of historic low vacancy rates.”

Part of this approach is understanding a suburb’s rental yield, which will give an idea of your expected return on investment.

What is a rental yield?

Rental yield is the percentage difference between the cost of an investment property and its annual rental income.

To work out a gross rental yield, add up the weekly or monthly rent to get an annual rental income, then divide by the property’s cost and multiply by 100.

For example, if a house rents for $400 per week ($20,800 a year) and cost $500,000 to buy, the rental yield would be 4.1 per cent.

Essentially, the higher the rental yield, the higher the expected return on investment. Using suburb data insights can help.

How to start subdividing and developing your property

McConnell said engaging a developer early in the process was key to maximising investment and preventing pricey mistakes.

“The type of development you can build on your block will be determined by residential design codes. Knowing what’s possible for your site and the rules and regulations involved is vital,” McConnell said.

“For example, something as simple as a sewage connection may have added complications that could prove costly down the track, so it is crucial to have the right people around you from day one.”

The next step is to conduct a feasibility study.

“Your developer will analyse your project to maximise the potential returns and minimise the risk of any cost blowouts,” Johnson said.

“Following this, they will order a feature contour survey to allow them to correctly assess your block and create detailed home designs.

“Once all of this is complete, your developer can then accurately recommend what type of strata development will best suit your site.”

Source: www.realestate.com.au

That's why doing some research before starting the process can go a long way.

Here are some essential things to ask yourself before embarking on the journey.

1. Should you buy a house and land package?

When it comes to new homes, there are two standard pathways.

The first is purchasing a vacant block of land and then finding a builder at a later date.

This allows more time to save money before starting the build, but the downside is you'll have to do a lot of legwork independently. This option works well for those looking to build on a block of land with titles that are not yet available or those that are interested in building a bespoke home.

House and land packages are great for buyers who want a simpler process.

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Those looking for a more streamlined option tend to go for a house and land package where a developer offers up lots with suitable house designs and an approved builder at an agreed price.

Ben Rosser, Cedar Woods' WA State Manager, says packages make the process easier and faster.

Buyers also still have room to create the home of their dreams.

"Flexibility is important in terms of the customisations you can make to the home and inclusions within to suit your way of living," he says.

"Every package is different with what is included, so ask your build team about this and decide what is worth upgrading to suit your lifestyle."

2. Is the location right?

Location is one of the most critical features of good real estate.

For Melbourne buyers, Rosser points to the idyllic Mason Quarter, a rural sanctuary 25km from the CBD, which is perfect for families with a proposed primary and secondary school within the estate, numerous pocket parks, and nature spaces all within walking distance of the future town centre.  

"In WA, our Bushmead estate, located 16km from Perth CBD and surrounded by 185 hectares of retained bushland, has a strong focus on sustainability and building community connection," he says. 

In Queensland, Sage Burpengary, a new community in the heart of the Moreton Bay Region, offers an affordable lifestyle with close proximity to the water.

Cedar Woods has a whopping 15 estates across Victoria, Queensland and Western Australia that offer house and land packages.

Getting the right location should be top of mind for buyers.

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3. Is it an easy block to build on?

Selecting a block of land to accommodate a new house isn't always about price; it's about finding the best block for you.

Firstly, consider the size. Anyone building a sprawling home with four bedrooms and a media room will want to go bigger.

Also, look at the fall of the block and whether that will pose challenges.

Consider orientation with a north-facing block able to capture more sun in winter, where it's situated within the new community, and how close it is to the parks and shops.

"Walkability is obviously beneficial," says Angus Moore, realestate.com.au economist.

"It's very convenient to stroll to cafes, shops, and restaurants and not have to drive to access your everyday needs." 

Selecting a block that's easy to access and won't be challenging for build teams is a great start.

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4. What are the rules you need to abide by?

Its true building gives you the flexibility to dream big, but often there are still guiding principles to factor in.

"It is crucial to discuss whether there are any restrictions placed on the lots that can potentially increase construction costs as soon as possible," suggests Rosser.

These could include council rules around noise, fire ratings or building restrictions.

You may also need to factor in outdoor space, car parking requirements and any design covenants that are in place.

Being across council laws and restrictions will go a long way to avoiding headaches down the track.

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5. What incentives are available? 

With a big focus on housing affordability in recent years, governments across Australia have introduced grants and funding programs to help Australians buy a home.

"For first-time buyers in most states, they potentially have stamp duty concessions," Moore says.

"These cap out at roughly $800,000 but we've seen some states raise the caps recently."

Federally, the First Home Guarantee Scheme is designed to help first-home buyers buy their first property sooner with a deposit of as little as 5 per cent.

Additionally, there are programs that differ from state to state.

For example, in Western Australia, on top of land tax concessions, some buyers can also apply for low-cost loans through the Keystart initiative.

The HomeSeeker program offers eligible buyers streamlined access to properties valued below $479,550 in South Australia. 

In Victoria, the HomeSeeker initiative makes a financial contribution of up to 25 per cent towards the purchase of your property, which will be paid back later. 

It pays to know the incentives available for those building a new home.

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6. How does the financing work?

When approaching a bank or lender, it's important to realise that a new build differs from an established home purchase, as you'll need to secure financing in two separate components.

The first part is the land purchase, and the second is for the house construction.

"With a house and land package, you'll typically know upfront what the total cost will be," Rosser shares.

"This can be invaluable for first home buyers when securing finance and to downsizers or investors with specific budgets. Another thing to know is that payments are made in instalments to match the build's progress onsite. 

"This means you're only making repayments on the portions of work actually completed."

Also, remember to factor in extra costs, including site preparation, groundwork, landscaping, finishings and furnishings as well as council permit fees.

Having the right team around you when navigating the finance process will make life easier.

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7. How long does the new home journey really take? 

While every house is different, it generally takes between than 19-24 months to build from when the land is purchased and the design is locked in.

PropTrack data shows that, on average, the home-building journey in Australia is currently taking around 22 months.

However, the time it takes to build is influenced by various factors, from design, size, location materials and weather.

Buyers can be sure that the journey takes time, so starting the journey sooner rather than later is recommended.

Source: realestate.com.au

A Tenant/Landlord relationship is a 2-way street.  Like any relationship, there has to be some give and take.  How you start the relationship often plays a huge bearing on how a Tenant perceives you and how they will treat the property.

The best idea to foster a good Tenant/Landlord relationship is to “seal the deal” early.  Set the precedent of how you want the property to be maintained by how you present it to the Tenants from the first time they view the property.  If a property is inspected before it is clean and ready for a Tenancy, this can send a negative message that tidiness and cleanliness are not important.  Make sure the garden (if there is one) is well maintained and that the house is in a condition that you want the new Tenant to leave it in.

The size, style of the property and the location will all determine who your ideal Tenant is.  If you are looking to attract a professional working couple – what would be important to them?  Good internet connection, cable?  Can you ensure that these elements are available? If it is a family – are there sufficient safety features?  Would you consider a pet?

Some Landlords leave a welcome pack for their new Tenants.  This may include a list of recommendations on local restaurants, cafes, take-away menus and a bus/train timetable.  A card wishing the Tenant a happy stay in their new home can set the scene for the Tenant feeling thankful and less likely to be complaining about minor issues.

If you have beautiful polished floor boards, how about leaving a pack of sticky felt for the Tenants to put on the feet or base of any furniture to help them prevent damaging your floors?  Make sure that each door has a doorstop to stop door handles from denting walls if the door is flung or blown open.

If you have a lovely garden, make sure that you leave a good, working hose for the Tenants to use so it can be easily watered and maintained.

History is the best indicator of the future when it comes to a Tenant.  Your Property Manager will go through thorough stringent reference checks to ensure that the person you are allowing into your property has good credentials.

And lastly, before you say no to requests for hanging pictures or having a pet, consider the difference that these things make to making a rental property feel like home and what impact this has on the length of the Tenancy. People who have pets are less likely to be flighty and change Tenancies, and if someone wants to stay – they will generally do the right thing.

Professionals Real Estate Group has welcomed predictions by Moody’s and CoreLogic of a recovery in the Perth housing market later this year.

Moody’s and CoreLogic believe Perth house prices could rise by 3 per cent and apartments by 5.5 per cent this year, following a downturn in property values since 2013.

Professionals CEO Shane Kempton welcomed the positive predictions for the Perth property market.

“These predictions confirm our belief the Perth property market has bottomed and is entering a recovery stage,” he said.

“This recovery is being driven by an improving economy, especially in the resources sector.

“A rebound in commodity prices has resulted in renewed investment in the Western Australian resources sector, with Rio Tinto announcing 1000 new construction jobs.

“Overall, construction work totalling billions of dollars is expected to deliver 30,000 new construction jobs throughout WA over the coming year.”

“Improving employment prospects will help to rebuild consumer confidence, which is a driver of the property market in WA.”

Mr Kempton said a correction in property prices in Sydney and Melbourne over the coming year would encourage investors from the eastern states to buy into the Perth property market.

“Moody’s and CoreLogic, for example, are predicting the Sydney property price growth would moderate to 7.2 per cent this year before falling slightly over the next two years,” he said.

“These positive predictions for the Perth property market underline the fact that now is the time to purchase a home before Perth house prices start to rise.

“Perth property prices are now at rock bottom and if you are considering buy a home in Perth over the next year then you should act now and reap the benefit of rising property prices over the coming year.”

West Australian 24 April 2017

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And yet, among all the drama, there are some very happy, house-trained pets living peacefully in some of Australia’s great apartments.

I spoke to a few pet owners to find out what all the fuss is about.

The good, the bad and the ugly

Bird eating spiders

Michelle confessed to renting and owning apartments in several of Melbourne’s ritziest suburbs, with two cats and a bird-eating spider the size of her hand. She never asked permission for any of them. The spider was confined to a secure tank. But it would put you in a coma given half the chance.

Cats on Prozac

Another renter, Caroline, told me about a cat who was prescribed kitty Prozac to stop it from crying all day. Unfortunately the prozac didn’t work, so Caroline tried letting the cat run around in communal areas. That didn’t work, either. Now the cat is leaving the apartment to stay somewhere else – hopefully in a happier home.

‘Cat’ napped cats

Some animals take full advantage of the communal aspect of apartment living and break the ice with other residents on behalf of their owners. Nick regaled me with tales of Figaro, a cat so loved by his neighbours, they would kidnap him and take him in during the day while Nick was at work. Figaro was also a regular visitor to the youth drop-in centre and local drug rehab.

Run rabbit run

Sarah reminisced about Chichi the rabbit, who had free run of her rented Sydney apartment. Chichi created a lot of stink – both literally, and in the form of protests from the real estate agent.

Do landlords mean ‘pet-friendly’?

When it comes to pets, renters seem to have it particularly tough, but those living within the confines of a body corporate also suffer.

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Kristie, who has an exemplary 15-year rental record, says pet-friendly rental properties in Sydney are few and far between, and most are poor quality. She wanted her mum to be able visit once a month with her very well-behaved, toilet-trained dog Coco. So she put in 11 rental applications on pet-friendly properties, all of which were rejected, many in favour of renters without pets.

She was advised to put together a pet resume by one real estate agent.

After a fruitless nine-month search, she changed tactics and went to inspections for anything with an outdoor area, and asked the agent to approach the owner to see if they would consider a pet, on a visiting basis. On two occasions, the owner said yes, but the body corporate wouldn’t allow it.

Finally, after weeks of negotiation between a tenant who was sub-letting, the owner, the body corporate and the agent, she was approved for a rental property.

They’ve passed three rental inspections and the owner says the property looks better than ever.

“I wanted to do things the right way, legitimately,” Kristie says. “But I have many friends who have not, as it is just too difficult to find somewhere for them and a pet.”

Keeping a pet secret

It’s not advisable to go behind your landlord’s back when it comes to pets.

Melanie, who rents a two-bedroom apartment, is doing just that. She asked for permission to have a dog to help with her daughter’s mental health, but permission was declined.

Melanie decided to get the dog anyway, but goes to a lot of effort to hide the existence of the Labrador-Kelpie-cross. The dog is rarely left alone in the apartment. Instead, Melanie drops him at her parents’ house every time they go out. She’s been going along with this routine for many years now, and the landlord and agent are none the wiser.

“Having a large dog in an apartment is a lot of work. He requires exercise and any time he needs to go to the toilet we need to take him out to the street,” Melanie says.

“But having our dog in our life far outweighs the additional work and effort required on our behalf, especially the change he made to my daughter.”

Pets can get evicted too

The difficulties of gaining approval for a pet also extends to owners. While they’re spared from dealings with hostile landlords, they have to deal with strata committees.

John and Kate lived in their own apartment, and had put in an offer on a house before bringing a small dog to live with them.

“There were other pets in the building, but we didn’t get official approval before getting the dog because we thought we’d be gone in a month,” says John.

Times are changing

Developers are catching onto the demand for pet-friendly apartments.

For instance, Ocean in Sydney’s Narrabeen is pet-friendly and was crowned Best Australian Apartment Complex at the Australian Housing Awards in 2014.

Springbank Urban Village in Townsville also markets itself as pet-friendly – and even has a strict policy to ensure the health and wellbeing of any pets in the building (so a large active dog is unlikely to be approved in a small apartment).

Springbank also has more than 0.4ha of fully secured parkland in the middle of the complex, giving animal lovers who live there somewhere to walk their pets.

Francesca Church, the development’s Onsite Property Manager, says around 30-50% of current tenants in the 202 units have pets, including cats and dogs, a turtle, a couple of parrots and even a snake.

The dos & don’ts

Strata laws govern most apartments and, when it comes to pets, they vary greatly from state to state. Unless it’s a guide dog, most require residents to seek permission first. Some are quite draconian, allowing no pets. Others, like NSW, are trying to move towards more relaxed bylaws permitting pets in apartments as a default. In September 2018, Victoria’s state parliament approved reforms to the Residential Tenancies Act that would ban landlords from including “no pets clause” in rental agreements without having to justify their decision”, from July 2020.

The golden rule for owners and tenants alike is to seek permission from anyone with any say – whether that’s just strata, or both strata and your landlord – before bringing a pet to live in an apartment.

Tips from the RSPCA for getting your pet approved:

• introduce your pet to neighbours
• be upfront and honest with your landlord about any accidents
• have a plan to deal with any pet waste
• minimise noise from your animal by regular exercise.

A friend you haven’t met yet

Finally, it’s worth noting that it’s not just pet owners who might benefit from the companionship a pet can bring. In apartments, pets have the bonus of doubling as friends to more than one family.

I once lived in an apartment where a neighbours cat would visit us nightly for milk, and meow to be let in the window at dawn for a snooze on the end of our bed. We’d just let him out to visit someone else when we were sick of having him around. He was the perfect shared pet – and we never had to pay a vet bill.

Exterior

This is your chance to make a great first impression.

* The lawn – It should be well-kept.

* The garden – It should be well-tended. Consider adding a few colorful plants to cheer things up. Prune trees and shrubs, and get rid of old leaves.

* Fencing – All the fencing around the property should be in good repair and freshly painted.

* Fresh-looking blacktop – Your driveway should look well-tended and not be stained.

* A great garage – De-clutter your garage so people get a sense of spaciousness. Consider donating, selling or storing items you rarely use. Ask the neighbors if they will be willing to stow things for you to help make things less cluttered. Also consider investing in a stand-alone tool shed.

* A fresh paint job – The entire house should be painted a bright, clean color like white.

* A fresh front door – Consider painting the front door, or replacing it.

* New numbers – Add bright and shiny new door numbers for your address.

* Check any siding – Make sure your siding is in good repair.

* Roofing – Replace all broken roof tiles. Be sure to also clean the guttering of leaves and other debris.

* A new welcome mat – Put out a new welcome mat to make your place took more inviting.

Interior

There are lots of things that can help buyers picture what life will be like in this house.

* De-clutter – Now is your time to sort out what to keep, sell, donate to charity, or pass along to someone who could really use the item. Be ruthless. Remember; whatever you keep will have to be put in storage or moved to your new home, when you eventually find one.

* Paint every room – Once you have de-cluttered, it will be a lot easier to paint the house. Choose neutral colors, not ones that make a bold statement. Strong colors might put off buyers, or give them the impression that they will have to put a lot of work into the house to get it just the way they want it.

* De-personalize – Remove all the family photos, knickknacks and so on from the house. Again, you want them to feel that the house could be theirs. They wonít be able to do that if they see the stamp of your ownership all over it.

* Organize all storage space – Donít think you can hide anything from prospective home buyers. They want to make sure they are getting the best deal and will have no qualms about going into your closets, kitchen cabinets or drawers.

* Hire a professional cleaner – A professional cleaning service can work wonders to make every surface in your home shine. While they are working, you can be focusing on other things, such a packing up things to put in storage.

* Get rid of the rugs – Hardwood and vinyl flooring are cheap, durable, pet-proof and allergen free. They are far better than your mildewy old carpet full of pet soil.

Follow these tips to make sure prospective buyers see your home in the best possible light.

With vacancy rates at record lows, making it harder and harder to find rental houses, a notice to vacate can be a stress-inducing situation.

As with most change, though, it’s a lot less frightening when you know what to expect.

Here are five rules to remember when your landlord decides to sell.

Jump to each section:

• Is the landlord allowed to sell?
• Is my lease still valid?
• What are the rules around inspections?
• What are they allowed to photograph?
• Can I get compensation?
• What are the rules around the pandemic?

Jump to the specific rules around each state:

• NSW
• VIC
• QLD
• SA
• Tas
• WA
• NT

1. The landlord is allowed to sell at any time

In all states and territories, landlords are legally allowed to sell their property whenever they like. But this doesn’t change the status of your existing lease if you’re on a fixed-term agreement.

In some states, like Victoria, if a landlord is already planning to sell before you enter into a fixed term lease, then they must tell you.

2. Your lease is still valid

Your current lease remains valid when your landlord puts their property on the market. And it remains so after the sale, which means you don’t automatically have to move out of the property if it changes hands.

“A landlord cannot terminate a fixed-term agreement for the sale of the property,” explained Amy Sanderson, LJ Hooker’s head of property investment management.

The tightening rental market is being felt across the country, with low vacancy rates, high demand and rising rents leaving many tenants feeling frustrated. Here’s our latest coverage on the crisis being felt around the country.

And so if the property is sold to an investor who a tenanted property, it’s possible you will experience very few changes.

However, Sanderson explained that it can also lead to a termination of the lease, if mutual consent is reached.

“If you are on a fixed-term agreement, but you want to move out because the property is being sold, you may be able to end the tenancy agreement early by a mutual consent with the landlord,” she says.

If the new owner wants you to move out, they must comply with the terms of the existing lease.

3. The tenancy provider must give tenants notice before an inspection and they can be present

The landlord must give the tenants 14 days’ notice before the first viewing and it must take place during reasonable hours.

Meanwhile, Sanderson says tenants “are obliged to make all reasonable efforts to agree on a suitable time and day for the showing” and must also get the property ready for the inspection by making sure it’s in a “reasonable state of cleanliness”.

“If an agreement isn’t reached to show the property, the landlord is only able to show the property a maximum of two times per week, and must give the tenant at least 48 hours’ notice each time.”

Renters also have the right to be at the property when it’s opened for inspection.

The landlord must give the tenants 14 days’ notice before the first viewing. Picture: Getty

4. Renters have a say when it comes to photography and signage

The outside of a rental property can be photographed without permission. But if the landlord wishes to take photos inside the property, they must obtain permission from their tenant and give reasonable notice.

The tenant must also give their consent to signage and on-site auctions.

The tenant can deny permission for any photography that identifies them personally in some states.

5. Renters can get compensation

Rental providers sometimes offer their tenant compensation to encourage them to move out of the property as soon as possible.

In some states there is now a default amount of compensation, for example in Victoria tenants are awarded half a day’s rent or $30 (whichever is greater) for each inspection that takes place.

“In some states, a tenant may give notice, even if they are on a lease, once the property is listed for sale,” explained Ms Sanderson.

“Many property owners offer tenants a compensation for the inconvenience, and this avoids the complaints.”

6. Can you deny a home inspection during a lockdown?

No, in general terms you cannot. However, due to the pandemic most states have introduced health guidelines still to be met if an agent or landlord request to bring people through you home during this time.

For specific guidance, check you the current public health order and guidelines in your state

7. Can repairs and maintenance be carried out during the pandemic?

Yes, repairs and maintenance can be carries out during the pandemic. The landlord, agent or authorised person can still carry out repairs during this time, they will, however, need to ensure they follow the local health guidelines in your area.

Tenants’ rights in different states

It’s perfectly reasonable to assume that the sale of a property might foreshadow changes for the tenant, but it often doesn’t play out that way.

And that’s because there’s a healthy amount of legislation specifically designed to protect the rights of the tenant in this situation – laws that differ slightly from state to state.

Here’s a location-specific breakdown of the relevant laws.

Australian Capital Territory

• Landlords must provide tenants a minimum of 24 hours’ notice before showing a prospective buyer around the property. Tenants must grant these buyers “reasonable access to the premise” but can refuse access if they weren’t previously informed of the landlord’s intention to sell.
• Neither the new or old landlord can evict the tenant if a fixed agreement is in place, unless the tenant violates the terms of the lease, or the two parties reach an agreement by mutual consent.
• If the agreement is periodic, the state’s Residential Tenancies Act states that a landlord can evict you on eight weeks’ notice, if they “genuinely intend to sell the premises”.

New South Wales

• Landlords must provide tenants two weeks’ written notice before the first inspection, and a minimum of 48 hours’ notice for subsequent inspections, which cannot amount to more than two a week.
• Neither the new or old landlord can evict the tenant if a fixed agreement is in place, unless the tenant violates the terms of the lease, or the two parties reach an agreement by mutual consent.
• Landlords must also give you 30 days’ notice if they wish to terminate the lease at the end of the tenancy agreement.
• If the agreement is periodic, a landlord can evict you, as long as they give you 90 days’ notice, or 14 days’ notice if you breach your tenancy agreement.

Northern Territory

• Landlords must provide tenants 24 hours’ notice before an inspection. And, according to the state’s Residential Tenancies Act, they are only allowed to enter the property between 7am and 9am and must be “reasonable about the number of showings sought”.
• Neither the new or old landlord can evict the tenant if a fixed agreement is in place, unless the tenant violates the terms of the lease, or the two parties reach an agreement by mutual consent.
• Landlords must also give you 14 days’ notice if they wish to terminate the lease on the end date noted in the tenancy agreement.
• If the agreement is periodic, landlords can evict tenants on 42 days’ notice.

Queensland

• Landlords must give renters written notice of their intention to sell the property and provide 24 hours’ notice before the first inspection. And they need to provide 24 hours’ notice before any subsequent inspections.
• Neither the new or old landlord can evict the tenant if a fixed agreement is in place, unless the tenant violates the terms of the lease, or the two parties reach an agreement by mutual consent.
• If the agreement is periodic, landlords can evict tenants on four weeks’ notice, once a contract of sale has been signed.

South Australia

• Landlords must provide tenants 14 days’ notice before they advertise the property for sale, and “reasonable notice” before each inspection. They must also specify a time between 8am and 8pm, on any day other than a Sunday or public holiday, and cannot conduct more than two viewings every seven days, unless the tenant gives them permission to do so.
• Neither the new or old landlord can evict the tenant if a fixed agreement is in place, unless the tenant violates the terms of the lease, or the two parties reach an agreement by mutual consent.
• If the agreement is periodic, landlords can evict tenants on 60 days’ written notice if a contract of sale has been signed; on 90 days’ notice, if a contract hasn’t been signed.

Tasmania

• If they have written permission from the tenant, landlords can show prospective buyers around the property at any time; if not, they may only conduct inspections between 8am and 6pm, no more than once a day, and no more than five times a week. They must also provide 48 hours’ written notice before each inspection.
• Neither the new or old landlord can evict the tenant if a fixed agreement is in place, unless the tenant violates the terms of the lease, or the two parties reach an agreement by mutual consent.
• If the agreement is periodic, landlord can evict tenants on 42 days’ written notice.

Victoria

• Landlords must provide tenants with 24 hours’ notice before showing around a prospective buyer.
• Neither the new or old landlord can evict the tenant if a fixed agreement is in place, unless the tenant violates the terms of the lease, or the two parties reach an agreement by mutual consent.
• If the agreement is periodic, landlords can evict tenants on 60 days’ written notice.
• Rental providers must compensate renters for each sales inspection – either half a day’s rent or $30, whichever is more. Read more about landlord’s rights and responsibilities on the Victorian Consumer Affairs website.

Even if your landlord is selling the property, they can’t evict you without giving the proper notice. Picture: realestate.com.au/rent

West Australia

• Landlords may only conduct inspections between 8am and 6pm on weekdays or between 9am and 5pm on a Saturday, unless the tenant gives them permission to conduct one outside these hours. Before each inspection, landlords must provide “reasonable written notice,” according to the state’s Residential Tenancies Act.
• Neither the new or old landlord can evict the tenant if a fixed agreement is in place, unless the tenant violates the terms of the lease, or the two parties reach an agreement by mutual consent.
• If the agreement is periodic, and the contract specifically mentions handing over vacant premises, the selling landlord may evict tenants on 30 days’ written notice.

reiwa.com data showed Bunbury’s median house price rose 2.3 per cent to $420,000 for the quarter, and 9.1 per cent for the year. Busselton recorded 1.5 per cent growth to $660,000 for the quarter

and was again the top performer annually with 20 per cent price growth. 

REIWA President Joe White said there had been a lot of interest in ‘old’ Bunbury recently. 

“What has been selling lately are older homes on good-sized blocks near the beach, such as in Usher, Withers and Carey Park,” he said. 

“These are cheaper areas and offer good value – it’s a case of the worst house in the best street. These properties offer opportunities to renovate or build close to the coast, in areas that are likely to see some rejuvenation in future. 

“Overall, Bunbury is a robust area offering a range of employment opportunities. It is good to see more young people buying in the area and the education facilities appeal to families, while we’re seeing older residents stay as the available health care improves.” 

The northern centres of Karratha and Port Hedland were the next best performers in the December 2022 quarter with 1.9 per cent and 1.8 per growth respectively. 

Most regions showed moderate price growth or remained stable over the quarter. All regional centres saw median house prices increase over the year. 

“Like Perth, the regions are showing resilience in the face of interest rate rises,” Mr White said. 

“A strong economy, low unemployment, affordable housing and ongoing population growth, which will be further boosted by the State Government’s recruitment drive, will continue to support the WA market. 

“It won’t just be Perth that benefits from the push to attract workers from the UK, some migrants will move to the regions, which will support those property markets as well.” 

Mr White said the State Government’s investment in ports would also benefit regional centres. 

“The McGowan Government is investing $332 million to optimise growth at Geraldton Port and $10.7 million to improve Bunbury and Esperance Ports. The Federal Government has just announced a $565 million funding boost for Pilbara Ports,” he said. 

“Infrastructure upgrades like this are extremely beneficial for regional areas – look at the effect the Busselton airport redevelopment had on Busselton, Dunsborough, Margaret River and Bunbury. 

“Investment in ports, particularly those that export a variety of goods, will have a flow-on effect to local economies and employment, to continue the population growth in regional centres.” 

When it came to the rental market, the results were mixed. Five centres saw their median rent price increase, while it decreased in four. 

The best performers over the quarter were in the North-West, with Broome recording 19.3 per cent growth, followed by Port Hedland with 12.9 per cent. 

Forbes Magazine worked with Virtuoso to create the list, which ranks Perth at number 9, the only Australian destination to be recognised.

City of Perth Lord Mayor Basil Zempilas said this was exactly the type of recognition the City deserved and was thrilled to see the rest of the world discovering what locals already know about Perth.

“We all know how fantastic our City of Light is and now we’re being recognised on the world stage as one of the top 10 places to visit next year,” Mr Zempilas said.

“This is exactly why we held a Brand Perth forum last year, where we workshopped our identity, settled on a theme, developed a new brand, the City of Light, and sold it everywhere.”

Mr Zempilas said the recognition also reflected the changing face of the City, with major redevelopment projects in the pipeline and an exciting events calendar.

“Perth is truly a city for everyone – a city which is alive with art, culture, events, festivals and our emerging alfresco and dynamic bars and dining scene.

“The City of Perth has worked tirelessly over the past two years to ensure a clean, safe and vibrant environment, particularly to support businesses impacted by COVID.

“We are delighted that Perth has been recognised this way and that when you come and visit any of the great parts of Western Australia our Capital City captures people’s imaginations.”

Why you should care about the condition of your rental

No matter what city, county, or state you live in, renters have some degree of responsibility for the upkeep and maintenance of the property. Overall, it’s in your best interest to care for the place where you live. Here’s why:

• You live there: Let’s start with the apparent consideration. You have a vested interest in keeping the apartment, condo, or home nice because you’re going to be living there for the rest of your lease. While no one expects you to go out of your way to make upgrades, some degree of upkeep and care for the rental are expected.
• Your rental deposit: In most typical rental agreements, the property owner holds a specific amount of money in the reserve to cover the cost of any needed repairs due to the wear-and-tear put on the property by the renter. In other words, the less wear-and-tear you cause, the less your landlord has to spend fixing up the place, and the more you get back. You have a financial incentive to keep the property in good shape.
• Your reputation: Most property owners now ask prospective renters for a list of references to prior places they’ve lived. If you have a history of not taking care of your rentals—or, worse, actively damaging them during your lease—you may find it challenging to get into the best properties in the future.

Care for the countertops

From stains and discoloration to accident knife gouges, kitchen countertops commonly get damaged by renters during their lease. The good news is that such accidents are easy to avoid if you understand how to clean and care for the countertops.

Cleaning granite and quartz countertops

Use the right cleaning products on your stone counters. With granite, avoid using acidic or citrus-based cleaners, as these can do long-term damage to the sealant and cause etching on the countertop surface. Instead, use a combination of warm water and dish soap to gently wipe clean the countertop with a soft rag. This procedure should ensure a clean surface without harming it.

In addition to acidic cleaners, you should also avoid cleaning your granite or quartz countertops with:

• Steel wool – scratch the stone.
• Certain bleaches – cause discoloration.
• Cheap oven cleaners – lead to staining.

Avoid stains and burns

Granite and quartz countertops are famous for their durability and resistance to stain, heat, or knife damage. However, that doesn’t mean these counters are impervious to all forms of damage. Here are some things to watch out for:

• Granite: Granite has superior heat resistance, but we recommend playing it safe and not pushing its boundaries. Use hot pads and trivets under dishes coming right off the stove or directly out of the oven. You should also note that anything acidic—such as lemon juice or vinegar—can lead to “etching” on the countertop. Quickly clean up any spills to avoid stains.
• Quartz: Unlike granite countertops, the resin sealant in quartz can be damaged by high heat. It would be best if you use trivets or hot pads when placing hot pans or dishes on the surface. Quartz is stain-resistant and durable against cuts and scrapes. However, it’s far from invulnerable: spilled wine needs to be cleaned as fast as possible, and you should always use a cutting board when slicing and dicing veggies for dinner.
• Butcher Block: The wood of butcher block looks great, but is vulnerable to water damage, stains, and cuts. Use this section of countertop only for light, non-liquid food prep to avoid damage. Never use the butcher block as a substitute for a cutting board.

Keep the kitchen and bathroom cabinets in great shape

All kitchen cabinets have nicks and scratches that come from the wear of everyday use. In your rental, you can and should take proactive steps to protect the kitchen and bathroom cabinets. Here are a few places to start:

Use cabinet liners and organization tools

As kitchen and bathroom cabinets get used, they experience significant wear-and-tear. As a renter, you can limit the extent of this damage and keep the cabinets in great shape with just a few quick precautions. First, consider putting disposal liners inside of the cabinet drawers and shelves. These will prevent cooking grease from pans and moisture from freshly washed dishes from damaging the wood.

Organization tools and inserts can also help protect cabinets from damage. These tools make it easier to retrieve items from the depth of the cabinets without having to rummage around or move items out of the cabinet regularly. In the pantry, they also make finding cans and other food items more convenient for you.

Watch for leaks and spills

The presence of water can cause substantial damage to the kitchen and bathroom cabinets. Most often, this occurs underneath the bathroom or kitchen sink when a pipe or drain begins leaking. As water accumulates, it begins to either warp the shape of the wood (as is the case with hardwood cabinets) or cause the material to start falling apart altogether (which occurs to particleboard).

The first step is to address the source of the problem – have the leak fixed as soon as possible. As soon as you notice it, talk to the property owner about the leak and what you’ve observed. Dealing with leaks and water damage promptly can help minimize any damage, cleanup, and interruption to your life inside the home. Cabinets that are deeply damaged may need to be replaced, but—in most cases—cabinets can be cleaned, refinished, and restored to like-new condition.

There are perks to being a good tenant

By caring for the rental, you’ll not only keep it in great shape for the remainder of your lease, but you’ll also have a much better chance of getting your entire deposit back when you move out. When the next renter moves in, they’ll be happy to see that their predecessor took care of the property.

Here are some things to consider:

Renter s insurance is sold by traditional insurance companies. You can likely find a policy with the same company you have an auto insurance policy with. And financial advisors and planners often sell this type of insurance.

Renter s insurance is generally very affordable. Not at all like a home owner s policy which can be quite expensive. This is because renter s insurance covers the cost of replacing your belongings, not the home or exterior.

Even though renter’s insurance is easy to find and generally inexpensive, it still makes sense to compare policies, coverage, and rates. You can find a competitive rate with a few minutes of research.

Most policies cover the total replacement cost of your belongings. Take a look around your home and consider what it would cost to replace them if the home burned down. Probably more than you want to lose, right? Your items are covered for a small annual premium or a monthly payment.

Policies generally cover theft, fire, vandalism, and electrical damage. They typically exclude flood and hurricane damage; however, you can often purchase extra coverage or a rider if you’re concerned about these issues.

Many people don t know about renter s insurance because personal or family liability coverage is generally also part of a renter s insurance plan. This means you don t have to deal with the financial cost of civil liability cases that stems from injuries on the rental property premises.

Before you apply for renter s insurance, take an inventory of what you have. Take photographs and list each item with replacement costs. You can also take a videotape if you don t want to take hundreds of photographs. This will help you estimate how much coverage you need, and it will undoubtedly come in handy if anything ever happens and you need to file a claim.

Once you choose a policy and file an application for insurance, make sure to review the policy when you receive it in the mail. Make sure everything is stated as you expect it to be, and be sure to ask questions now. It s better to have the answers before anything happens.

Renter s insurance is an important step to take to protect your belongings and your assets. It s relatively inexpensive and easily available.

High demand had listings in the southern suburb of Winthrop selling quickly, sometimes before a property even hit the market.

The area is popular with families. Traditional blocks in Winthrop range from 700-900sqm, providing good-sized backyards where the kids can play. There is strong demand for four-bedroom, two-bathroom homes, preferably fully renovated.

Families also like the proximity to numerous schools including Winthrop Primary, All Saints College, Kennedy College, Corpus Christi College, Applecross Senior High, Melville Senior High and Santa Maria College.

In addition, Winthrop has plenty of open space with five large parks and is adjacent to Piney Lakes Reserve.

Salter Point was the most expensive suburb on the top 10 list, with its median house price increasing 18.6 per cent from $1,400,000 to $1,660,000 during 2022.

Waikiki was the most affordable suburb. It recorded 18.4 per cent growth, bringing its median to $450,000 from $380,000.

Explore the Suburb Profiles on reiwa.com to find out more about the top 10 and other suburbs, including the latest market data, demographics and maps. You can also use the Compare Suburbs tool for an easy side-by-side list of key data, to help you decide where to live or invest.

Perth’s top 10 suburbs for median house price growth

Here are ten must-see shows at next year’s Fringe World Festival.

A NIGHT AT THE MUSICALS 3: SUMMER LOVIN TOUR

Perth Cultural Centre

Musical lovers rejoice! Cabaret stars Le Gateau Chocolat and Jonny Woo present a raucous night of singalongs to their favourite musical numbers – from Grease to Little Mermaid, complete with fabulous wigs, crazy costumes, questionable dance moves and plenty of laughs.

LASER KIWI

The Rechabite

Expect high-level circus, bizarre ideas and a bloody good night out from the world’s only, unabashed, olive-fueled, award-winning comedy circus power-trio.

ROSS NOBLE – ON THE GO

Liberty Fringe

He’s no scientist, but stand-up comedian Ross Noble is setting out to prove that laughter is not only the best medicine, it is the key to self-enlightenment.

SECRETS AND CLUES, WITH STUART LIGHTBODY

Belgian Beer Café

Join Stuart Lightbody for some world-class sleight-of-hand and curated curiosity as he tests the very limits of logic in an immersive mystery of magic and illusion that even breaks outside the boundaries of the theatre: a once-in-a-lifetime experience.

WERK IT

The Pleasure Garden

Celebrating spandex, high-vis, vitality and vigour, Werk It is an epic acrobatic riot with more sass and swagger than a TLC video clip.

MYRA DUBOIS “BE WELL”

Connections Nightclub

Graham Norton calls her “bust-a-gut funny”, need we say more? Comedian and drag queen Myra DuBois lays her healing hands on the masses in this hilarious ‘wellness sermon.’

CHARLIE CAPER – MAGICAL

The Pleasure Garden

The winner of Sweden’s Got Talent brings us his incredible, nostalgic, and beautiful magic show, complete with magnificent sleight of hand, oodles of charm and lots of laughs.

OTTO & ASTRID PLAY THE GREATEST ROCK ‘N’ ROLL CONCERT YOU’VE EVER SEEN!

State Theatre Centre of WA

Utterly dysfunctional siblings Otto & Astrid from the cult band Die Roten Punkte are a lipstick-smeared sonic collision between The B-52s, The Pixies, Kraftwerk and early Ramones.

COLOSSAL

Perth Cultural Centre

Patrick McPherson’s one-man play begins its world tour at the Perth Fringe World Festival. Combining sketch comedy, original music, gig theatre and spoken word, Colossal is a bold and original comedy play about love stories, and how we tell them.

LARRY DEAN – FUDNUT

Comedy Hub @ Johnny Fox’s

Stand-up comedian and triple Edinburgh award-nominated, Larry Dean brings his hilarious and zeitgeisty show FUDNUT (a Scottish word for idiot) to Perth audiences.

Today, people have realised that the future is digital. The biggest advantage of online house hunting is access to an extensive pool of properties and the convenience of finding the dream house in the comfort of your couch or the office. You don’t lose any time since you don’t have to drive/walk the neighborhood from one open house to the next, hoping to land a great rental.

Here are the top 5 effective ways to find a perfect house for rent online. Let’s dive in!

1. Do Research on Social Media

Social media platforms are the easiest gateways to virtually any online activity. The platforms allow users to connect with billions around the globe and discover places miles away.

Whether you are active on Facebook, Instagram, Twitter, or any other social media platform, you have a chance to gather as much information as you need about rental properties: connect with landlords or find out details such as the going prices, features, and trends. This makes your search easier and more productive.

So, what kind of information should you consider as you browse social media? Geotags, for starters, are excellent. You’ll see the most frequented spots in a given neighborhood and what they stand out. If they include what tickles your fancy, you know where to head to once you move into that area.

The neighborhood’s photos from users are real. I mean, they aren’t posting to generate marketing leads. This can provide you with a vibe of the area. The actual pictures make it easier to narrow the online listing. It is an especially vital indicator since marketers can stage properties, making them look like your futuristic dream home, only for you to find an old and tired building as you move in.

Check out the geotags and see what the other users say; you can even join the discussion and sneak in a few questions of your own. Don’t shy away from browsing through the comments; you are not stalking anyone, just doing some research. While there, don’t overlook those promotions either. Social media platforms are a major marketing tool and could be your gateway to a perfect rental house.

2. Use a Trustworthy Real Estate Platform

Online real estate platforms are much like an agent, but they are more convenient since you work within your schedule. An easy-to-use platform featuring great filters based on the location, type of rental you need, and price range, to name a few, makes the search hassle-free.

What’s on your checklist? A pet-friendly 3-bedroom apartment, two bathrooms, spacious kitchen, hardwood floor, open layout; name it, and you’ll find it online through the listing. The best real estate platform like Rentberry provides a wide array of filters. You can even find housing for Ukrainian refugees. As a result, it feels like you are working with a personal real estate agent.

Want to know the best part? You don’t just get a chance to find a dream rental house, but you can also use a trustworthy platform to learn rental hacks, make your everyday life at home more comfortable, and access a rich information pool to help you keep up with the emerging trend. The best real estate platform is a gift that keeps giving; you’ll bookmark it and use it long after you’ve found the best property as you work to supercharge your rental quests.

3. Get in Touch With Potential Neighbors

What beats word-of-mouth? Living in the era of paid posts, people trust peer recommendations more than ever. You hardly know anyone in the area, but it’s still a good idea to communicate with people who live within the same neighborhood and ask them to share their experiences.

Knocking on several doors is one way, but there are other ways to connect with neighbors without sacrificing their privacy.

With a variety of contact finders, contact information like social media platforms or phone numbers is easy to find. Those tools are amazing and can help you find those numbers, talk to the neighbors, and learn more insight info to make an educated decision. Potential neighbors might not initially be as forthcoming, especially since many are used to marketing calls. Don’t give up, though; a few calls, and you’ll catch a friendly and helpful neighbor who’ll furnish you with loads of valuable information.

But why go through the trouble of contacting potential neighbors? They are not landlords, agents, or associated with the properties. This means that their input is not biased. They share their experiences as-is; no cosmetics to lure you in. This arms you with reliable information to make a sound decision, improving your chances of landing a perfect rental house. What is more, you might just make your first friend who’ll help you settle in your new neighborhood.

4. Ask for a Virtual Apartment Tour

When looking for a house online, you rely on your eyes. The majority of people (65%) are visual learners, so they consume visual information better. You don’t have to step into your new home to take a look at it or sign a rental agreement. Landlords know the importance of visual content, so they upload photos and videos, but they rarely capture every detail — only the gems to make the house irresistible. Luckily, you can ask for a virtual apartment tour.

Before settling for a rental house you found online, it is important to see it from all sides. That’s what virtual tours facilitate; ensuring you pick a place that’s not just aesthetically appealing from the front door but also has all the features to meet your needs efficiently.

What is more, don’t hesitate to use virtual phone numbers to ask questions about your potential rental. The more you know about your house, the better. VR technology continues to change the real estate landscape, a field you can’t afford to ignore as you search for your dream rental house online.

5. Protect Yourself from Rental Scams

Rental scams are a lot more common than you might anticipate. Whether you’re about to sign up a rental agreement, make a rental payment, or just want to find a roommate, renters should pay attention to the details to rent a perfect house, but not waste money on scams.

First, never pay a dime without a detailed rental agreement. Second, ensure you read and understand every clause in the contract. Follow the general safety rules:

• Designate enough time to manage the search. It ensures you don’t settle since you’ll have enough time to compare many units. Inspecting the property photos and videos is not enough. As noted above, ask for a virtual tour, and ensure you see all the sides.
• Due diligence is crucial. Not everyone marketing online is who they claim to be. Start by using reputable platforms, and vet the landlords before making the final pick.
• Follow your gut. It doesn’t get things wrong as much as you would want to think when trying to do contrary to what you feel.
• Talk to a pro. If you don’t understand a clause, talk to a property lawyer. They can help you ensure you don’t enter into a rental agreement that’ll take you through hell.
• Stick to your checklist. Compromising one thing leads to the next. Before you know it, you could be in a property you can hardly afford or a cheap option that can’t scratch the surface of your needs.

The Bottom Line

With the popularity of online shopping, when people search for services in their cozy PJs, finding a perfect house for rent online is easy, provided you take the right steps. It isn’t that different from the traditional approach, only better since it is convenient.

Looking for a perfect house for rent online, choose 2-3 tips we’ve gathered and make the home hunting pleasant. After all, it can be a cost-effective way to find the rental of your dreams without leaving your apartment, saving your time.

1. Painting the outside

This will make the whole house look clean and fresh.

2. Repainting or replacing the door

A fresh lick of paint could be just what you need to perk up the front of the house and make it look more welcoming. But if the door is very weathered, or looks old-fashioned, consider a modern new door with upper glass panels to help let light in, and modern locks that can help your home stay secure.

3. New numbers for the door

If the numbers are old and look weather-beaten, or you want something to stand out more, new numbers are a cheap way to perk things up.

4. New windows

This is a bigger investment that will require pros, but modern new windows that are energy- and security-conscious can really update a home. They can also save on the cost of heating in winter and air conditioning in the summer. Windows that have narrow top openings will ventilate the home and can be left open with little risk of burglars breaking in.

5. A new desk

A new desk can add to the beauty, value and desirability of a home.

6. Landscaping

Landscaping can perk up any lawn or garden. Get rid of weeds, bald spots on the lawn, and more.

7. Perk up your patio

Clean the tiles and get rid of any weeds. Add some inexpensive furniture or arrange what you have, to make it inviting.

8. Consider fencing the property

This is a good idea if there might be any issues with boundaries, or there are some tricky neighbors.

9. Outside lighting

You will have buyers coming at all hours of the day and night. An inviting garden path and home entryway that is well lit and looks welcoming can help them feel like they are coming home.

10. Stupendous storage

Every homeowner will want to make the most of whatever storage areas are available. The first step is to declutter your home as much as possible. Donate, dump or put into commercial storage anything that you havenít used in the past couple of years. Clean out the garage and add shelving around the walls. Consider buying a free-standing tool shed to store all your gardening implements, mower and so on.

If you have a basement or attic, make sure they can be accessed easily up and down, with storage space. Donít cram kitchen cabinets and closets. Consider asking neighbors if you can borrow space in their garage for anything you really need to have to hand until the house finally sells.

11. A finished basement

Adding a whole new room to any house can add considerable value.

12. A finished attic

This is another way to add another room to the house and increase its value. In both cases, make sure the space is multi-purpose, such as with a sofa bed and shelves, rather than turning it into a bedroom.

13. An all-purpose master bedroom

Consider furniture, fixtures, fittings and color schemes to create a master bedroom that is warm and inviting for both genders. Get rid of flowers, frills and lace in favor of a more modern look.

14. Update the kitchen

Replace old appliances with new Energy-saver models. Give your cabinets a facelift, such as new handles or doors. Update appliances with stainless-steel look stick-on film.

15. Update the bathroom

A new toilet seat, shower curtain, and matching linens and mat can give the room a whole new look. Consider replacing an old vanity unit in a small room with a pedestal sink. Paint over any ugly, old-fashioned tiles.

These repairs are really worth it in terms of cost and effort, and will make your home easier to sell.

“Perth’s median house price rose 2.86 per cent to $540,000 in 2022, up from $525,000 in 2021 – this was despite the eight interest rate rises which have seen east-coast markets go into decline,” REIWA CEO Cath Hart said.

“Perth remains the most affordable capital city by median house price, and while prices have risen in the past two years, in many areas they are still below the previous peak in 2014/15.

 “Perth’s forecast price growth in 2023 will be supported by ongoing low supply and strong demand.”

Perth sales market

Sales activity remained strong in Perth in 2022, with the average weekly reported sales figure in sitting at 895 – up from 870 in 2021.

“We anticipate sales volumes to remain at about this level in 2023,” Ms Hart said.

“Current listing levels are 10 per cent lower than they were this time last year and almost 34 per cent lower than what they were three years ago.

“As building completions increase over the next 12-18 months we anticipate listings will start to increase, however they will remain below historic averages.”

Demand for housing in WA is expected to stay relatively strong, supported by population growth.

“Any increase in new listings will be offset by population growth,” Ms Hart said.

“WA’s population grew 1.3 per cent in the year to June 2022 and the State Government’s recent Mid-Year Budget review forecast further growth of 1.5 percent in 2022/23.

“As more people arrive in WA, this will maintain the demand for housing and keep listings low.”

Based on current market expectations, interest rates are anticipated to have a minimal impact on the WA market, in contrast to other states.

“WA buyers have become more cautious and price sensitive following eight consecutive interest rate increases in 2022,” Ms Hart said.

“But so far, the local market is weathering interest rate changes well, supported by a strong economy, low unemployment and continued population growth.

“In addition, housing affordability has allowed buyers and mortgage holders to absorb interest rate rises.

“We are closely watching what the RBA does but are cautiously optimistic for the outlook in WA over 2023 based on current conditions.”

With buyers starting to adjust their expectations and budgets in response to reduced borrowing capacity, REIWA anticipates greater sales activity in the low-mid price brackets in 2023.

Perth rental market

Ms Hart said 2022 had been another challenging year for tenants.

“Rental listings hit a 12-year low at the end of September and while they improved in the last few months of 2022, they remain nearly 17 per cent lower than this time in 2021,” she said.

“The vacancy rate lifted slightly during the year before dropping back to 0.7 per cent and the median weekly rent was $500 at the end of November, which was $60 higher than a year ago.”

Similar conditions are expected in 2023.

Positive net migration will maintain demand and REWIA anticipates upward pressure on rental prices.

However, Ms Hart said there are some positive signs for the coming year.

“After seeing investors leaving the market in the past two years, with more than 18,000 fewer rentals in the market now since the peak in January 2021, we are starting to see some improvement in investor interest, particularly from Eastern States investors who see value in WA’s house prices and the potential for strong rental returns,” she said.

“This is a positive indication in regard to boosting rental stock levels but will take some time for the impact to be felt.

“Rental listings will remain low in the medium term but are expected to improve over the next 12-18 months, as both building completions and investor activity increase.”

The proposed changes to the Residential Tenancies Act (RTA) remain a concern for 2023

“The rental shortage is a critical issue,” Ms Hart said.

“We desperately need more investors in the market to help provide housing and keep rental prices affordable.

“Changes to WA’s tenancy laws that discourage existing owners and would-be investors will make an already tough situation worse.

“REIWA has been working with the State Government to achieve a sensible outcome to the RTA Reivew that is fair and equitable for all parties.”

Regional WA

Market conditions across regional WA are expected to remain strong in 2023.

“All regional centres saw median price growth in 2022, with Busselton the top performer,” Ms Hart said.

“It has been a consistently strong performer over the past few years, both quarterly and annually, which is driven by population growth.

“There are three mining companies that fly out of Busselton, so the area is attracting FIFO workers who come down to enjoy the lifestyle.

“Regional areas have also benefited from an increase in the work-from-home/micro business trend; the idea of having to live where you work has changed significantly post-COVID.”

Lifestyle is expected to remain a driving factor behind where people choose to live in 2023, especially if there are local employment opportunities in regional areas.

“We have some of the most affordable housing in the country, especially in our regional towns,” Ms Hart said.

“They offer enviable lifestyle opportunities and are likely to attract strong demand from buyers as WA’s population continues to grow.”

Here’s what you need to know to find the best investment properties.

Build a network of support. Make friends with real estate agents, mortgage brokers, bankers, and property managers. This network of people will help you find the best deals. Stay in touch with them, connect and share information, and offer tips for getting the best deals. They can also be a valuable source of information and expert advice once you find the property you want to buy.

Make sure your finances are ready to go. This way, when an excellent investment opportunity presents itself, you can jump on it. On the other hand, you may miss the opportunity if you have to get your finances in order, get approved for a mortgage, and gather the capital to make a down payment.

Know how much you have to spend and assess the value of a property quickly. Know that depending on your goals for the investment property; the value may change. For example, suppose you’re planning to own the property for decades and rent it out. In that case, you can make repairs and rental profits into your consideration when evaluating where a property is worth the investment.

Make sure you also have your legal ducks in a row. For example, if you’re buying a foreclosure home, you’ll probably want to have an attorney help you, a real estate agent, and a mortgage broker because there will be some negotiating with the bank. This is a different process than buying from a traditional seller. And while it offers financial benefits, it requires some additional expertise.

Become an expert at scanning the for sale ads, searching the real estate websites, and for sale by owner ads. Knowing what to look for will help you quickly assess the value of a property. Make a list of what you’re looking for, your investment goals, and how much you have to spend. This will help you quickly narrow your search to only the best properties.

Finding the best investment properties requires patience, persistence, and firm knowledge about what you’re looking for and why. Make sure your goals are outlined in advance, so you’re buying an investment property that meets your needs.

What’s in a name, anyway? When it comes to naming a city or town, the name is usually related to the original founders. Sometimes, the origin of the town name has to do with the landscape, the natural resources or the animals, too.

We hopped on our sleigh to find different cities with Christmas town names. Which begs the question: Is Santa real if these 10 places across the country have festive names? If you want to feel the magic of the season year-round, consider checking out these ho-ho-holiday cities.

1. Santa Claus, IN

Known as “America’s Christmas Hometown,” this quaint rural town in southwestern Indiana evokes holiday charm year-round. Everything is Christmas-themed in Santa Claus — you’ve got the Santa Claus museum and village, Holiday World theme park and many different restaurants and shops to check out.

Originally called Santa Fe, the town changed its name to Santa Claus when Santa Fe was already taken. Nowadays, the town of 2,579 people fully embraces the festive theme 365 days a year.

2. Snowflake, AZ

Snow in Snowflake? Well, not really. But, this city does have a fun Christmas town name! The town of Snowflake is actually a great place for people to go if they are looking for a sunny retreat in the winter. You can still have all the Christmas feels in this town while enjoying mild weather.

The town of Snowflake is home to roughly 5,500 people and was named after two Mormon pioneers — Erastus Snow and William Jordan Flake — who settled the town in 1878.

3. North Pole, AK

Located in Alaska, the city of North Pole is a real place to live with a Christmas town name. The small city is home to 2,285 people who keep the season of Christmas alive all year long. In North Pole, you’ll see candy cane lights adorning the streets, Christmas stores, Santa Claus statues and even street names like Kris Kringle Drive.

If you’re a Grinch and don’t love the holidays, don’t fret! You can still be on the nice list because there are plenty of outdoor activities you’ll love, too. This Alaskan city with a Christmas town name offers beaches, hiking trails and the beautiful scenery Alaska has to offer.

4. Rudolph, WI

Rudolph is everyone’s favorite reindeer and those who live in this tiny town with a Christmas town name seem to love the area, too. Home to about 450 people, this rural place is actually famous for its cheese. Perhaps the reindeer stop here on Christmas Eve for a dairy snack?

5. Holladay, UT

Holladay is a medium-sized suburb in Salt Lake City with a festive Christmas town name. Home to approximately 31,000 people, this town makes the holidays festive by lighting a tree in the city center throughout the season.

6. Noel, MO

Noel is a holiday term that means “to be born.” It’s also a Christmas town name for a city in Missouri. This city lives up to it’s holiday-sounding name and has special postage stamps for any mail addressed to it. All holiday mail is stamped with their renowned postmark.

Aside from the Christmas tree and red wreath stamps, the town of Noel is a destination for people who want to enjoy the amazing scenery of the Ozarks. So, if you’re looking for a festive place to visit, check out Noel: The Christmas City of the Ozarks.

7. Holly Hill, FL

Have a holly, jolly Christmas in Holly Hill. This place with a Christmas town name is a great place to be year-round. It’s a lovely seaside village and is home to about 12,000 people. The city name was derived from Holy Hill but through the years has morphed into Holly Hill.

8. Garland, TX

While this city with a Christmas town name wasn’t named after festive holiday greenery, it still has a Christmas-y sounding name. Located near Dallas, Garland is a large suburb that over 200,000 people call home. It’s a great place to live, plus, it has a festive name to keep Christmas alive all year long.

9. Bethlehem, PA

The city of Bethlehem capitalizes on its Christmas town name and is known as a Christmas City because it really plays up its holiday events, light displays and shops full of holiday magic.

The Pennsylvania city’s name was chosen by German Moravians, who settled the land in 1741 on Christmas Eve.

10. Christmas, MI

This little town in the upper peninsula of Michigan is a charming place year-round. Home to only 400 people, the residents of Christmas have transformed the city into a resort destination for snowmobilers. This town was named after a resident who made a holiday gift factory here. While the factory no longer exists, people in Christmas, Michigan, keep the spirit of Christmas alive 365 days a year.

Enjoy the magic of the season year-round in these places with Christmas town names

Each town listed has a holiday-sounding name. While some of these towns live up the Christmas theme year-round, others leave Christmas behind come January.

Regardless, all of these places have magic to offer residents and tourists alike. Each city has beautiful scenery, great food and shopping options and friendly people who are on Santa’s nice list.

Changes to a tenancy are a minefield if you’re flying blind, or straightforward for those in the know!

Learn how to add a housemate or partner to your lease so you can avoid a rental breach notice, protect yourself if the other party doesn’t pay the rent, and maintain your sacred rental reference.

Add a housemate or partner to your lease so everyone’s happy

Changing Who Lives At Your Rented Property 

You may want to change co-tenants for any number of reasons.

You (or a housemate) may have a new partner. A co-tenant may move out, and you need to replace them. Your financial situation may change, and you want more people contributing rent.

Understandably, many tenants think these life-changes are no-one else’s business, provided they pay their rent! But that’s not necessarily the case.

So what are my rights?

First, check your lease. Relevant sections are:

MAXIMUM NUMBER OF OCCUPANTS: This states how many people may live at the property.

The number of occupants cannot increase without written landlord consent.

RIGHT OF TENANT TO ASSIGN OR SUB-LET: In this section, landlords have three options:

• give tenants the right to assign/sublet
• refuse to allow assignment/subletting
• only allow tenants to assign/sublet with written consent. 
• Usually, landlords choose Option 3.

TRANSFER OF TENANCY OR SUBLETTING BY TENANT: If assignment/subletting are allowed, landlords must not withhold consent unreasonably.

They can pass on reasonable costs incurred because co-tenants changed, for example outgoing property condition report costs.

Why Does the Landlord Care Who’s on the Lease?

When you originally applied for the property, your landlord reference-checked you and your co-tenants.

They’re also entitled to do this with anyone new who wants to move in!

Why Should You Care?

Your residential tenancy agreement is a legal agreement.

If your lease requires written consent, moving someone in without consent is a breach.

Cons of Breaching the Lease This Way

Possible serious consequences of this type of breach include:

• a formal breach notice, giving unapproved occupants 14 days to move out
• a Notice of Termination —  this can potentially end your tenancy if unauthorised occupants have not left 14 days after the first notice 
• difficulty renewing your lease
• a breach recorded on your tenancy record, making applying for future rentals harder.

Pros of Getting New Occupants Approved 

Approval helps maintain good landlord relations.

Formal reference checking means less risk of being left liable for someone else’s unpaid rent!

The person moving out is accountable for damage/cleaning.

So What Should You Do If You Need to Add a Housemate or Partner to Your Lease? 

If your lease requires consent, talk to your property manager/landlord first. Avoid dramas!

Seek Permission in Writing

Ask the new co-tenant for the same identity documents/references you provided for your original application.

Remember, the landlord can say “no” — so get approval before anyone moves in!

What Else Should You Consider?

Changing the Tenancy Agreement

If the landlord agrees to the change, the tenancy agreement is re-signed,  removing any outgoing tenant and adding any incoming tenant.

When a Co-tenant Moves Out

A co-tenant moving out before the lease end-date usually negotiates to be taken off the lease. Otherwise they remain legally liable for tenancy obligations.

An outgoing property condition report is needed. Their bond is returned, unless they’re liable for damage/cleaning.

The regulator recommends adjusting bond monies among yourselves. Sign a Variation of Security Bond form. Your landlord/property manager lodges this.

When a Co-tenant Moves In 

The new co-tenant becomes jointly liable for property condition when they move in.

They must receive copies of the:

• current property condition report
• updated lease showing them as co-tenant
• Security Bond form.

When Someone Leaves Due To Family Or Domestic Violence

In this case, different rules apply. For details, visit the DMIRS guide to safe tenancy.

Making repairs might also be a legal requirement before the sale of the house goes through. The mortgage lender will want to make sure the house is a valuable property with as few problems as possible.

Here are a few of the main areas to fix up so you can cash in.

Exterior

The exterior, garden, driveway and garage will all be the first things people see when they come to view your home. You never get a second chance to make a good first impression. Paint the exterior a neutral, clean color like white. Freshen up fascia boards and soffits. Clean out all the guttering. Replace any broken roof tiles. Get someone in to give the garden the professional touch.

The driveway should look clean and well-kept, not covered in oil. The garage should not be crammed to the rafters. In fact, you should be able to fit your car in it. If you are struggling with stuff, de-clutter, donate to charity, or stick things in storage.

Interior

* Throughout the house – Paint is one of the easiest ways to make your home look fresh and clean. It can also help you remove any of the more extreme decorating you might have done in the time youíve been in the house, like terracotta walls. A few coats of white should soon make even the darkest rooms dazzling.

* Remove wallpaper – Wallpaper is a matter of personal taste and preference, but it seems a bit old-fashioned compared to the sleek lines of a painted room. Remove the old paper, smooth the walls to get rid of any pitting, and apply a couple of coats of paint.

* Modern flooring – A lot of people have allergies these days, and are aware of the fact that carpeting can be pretty unhealthy, collecting mold, mildew, pet odors and dirt, and more. Consider taking up all the carpets and installing hardwood flooring, or vinyl hardwood.

* Update the kitchen – Everyone is looking for the latest stainless steel appliances, even if they can barely boil water, so plan on replacing them before you show the house.

Consider how old the cabinets look. There may be ways to modernize and refurbish them without having to gut the entire kitchen. Check out countertop options, including granite. Make sure the sink and the faucets look modern. Everything should be immaculately clean.

* Update the bathroom – A clean bathroom is also a must. It should be exceptionally clean, with everything in good working order, faucets, sink traps, the toilet handle, and more. Replace the toilet seat and hang new towels. Check the grout to make sure it is white and there are no gaps in it.Attend to these areas and you will find your house easier to sell.

CoreLogic Research director Tim Lawless said the Perth and Darwin property markets were yet to record any signs of a material reversal in housing prices.

The Perth property market is proving resilient, with home values remaining steady in November. 

“A comparatively healthy level of housing affordability, along with tight labour markets and relatively strong economic conditions, have helped to insulate these cities from the downturn so far,” he said.

Across the capital cities, Brisbane and Hobart (both down 2 per cent) led the monthly rate of decline in November, while at the other end of the spectrum, Perth values held firm and Darwin nudged 0.2 per cent higher over the month.

Sydney remains the only city where housing values have fallen by more than 10 per cent from their peak.

The 10 statistical regions in Greater Perth with the highest 12 month growth in value were Kwinana (10.1 per cent) followed by Rockingham (9.7 per cent) and Mandurah (8.7 per cent). Wanneroo, Serpentine-Jarrahdale and Armadale all recorded gains of around 7 per cent. Mundaring, Gosnells, Swan and Fremantle rounded out the top 10.

Strategic Property Group director Trent Fleskens said it was good to see the national data houses finally recognising the strength of the WA housing market.

“As has been forecasted for months now by local experts, despite the negative commentary coming out of the east, Perth’s market has shown exceptional resilience in wake of the current interest rate cycle,” he said.

“Perth will continue to lead the nation in that resilience for the fundamental fact that, contrary to the overheated markets in Sydney and Melbourne, these rate rises make Perth’s property less affordable, but nowhere near unaffordable.

“Until rates rise to a level that makes WA property unaffordable, the fundamentals of rising demand and chronic under supply will prevail.”

The RBA will meet for the last time this year on December 6, where it is expected to lift interest rates to a 10-year high of 3.1 per cent as it seeks to rein in inflation, forecast to reach 8 per cent by year’s end.

Lawless said the trajectory of interest rates remains the most important factor for the outlook of house values.

He said although the RBA could revert to a more aggressive policy stance, there is a good chance Australian interest rates will peak in the first half of 2023, if not in the first quarter.

“In December we are likely to see the cash rate reach 3.1 per cent, if the RBA lifts the cash rate a further 25 basis points, taking the cumulative increase to three percentage points,” he said.

REIWA chief executive Cath Hart said the Perth home value index has hardly changed since May when interest rates started rising.

“The increases have added $760 per month to a $500,000 mortgage since May, while those on a mortgage of $1 million have seen repayments increase $1,520 per month,” she said.

“Rising interest rates have clearly impacted prices and borrowing capacity in the Eastern States.

“Perth, on the other hand is very well-placed to weather the changes in interest rates.

“The Western Australian economy and finances are among the strongest in the world. The population continues to grow and WA has one of the lowest unemployment rates in the country.

“At a recent RBA meeting they noted there were currently more ads for jobs in WA than active candidates.” The top performing suburbs for house price growth in November were Bentley (up 3.1 per cent to $500,000), Subiaco (up 2.1 per cent to $1,675,000), Bayswater (up 2.1 per cent to $720,000), Dawesville (up 2.0 per cent to $520,000) and Falcon (up 1.9 per cent to $453,500).

The other suburbs to record strong house price growth were Sorrento, Parmelia, Kelmscott, Heathridge and Tapping.

Source: The Sydney Morning Herald

If you do have a slow payer as a Tenant then it is worth preparing yourself for the worst and thinking about how you will cover the mortgage in the event that they let you down over the Christmas period.  Putting away a few extra dollars every week for this purpose will help reduce the negative impact that this has on your own finances over Christmas.  If your Budget is tight – let your Property Manager know well in advance and get them to pay particular attention to staying on top of rent arrears in the months leading up to Christmas.

If you are not already one of our Landlord clients, another option is to talk to your own Property Manager and see if you can come up with an arrangement to allow your Tenant to pre-pay extra rent for the months leading up to Christmas to help them avoid the burden on their end-of-year expenses.  It may even be worthwhile to think about offering a small discount off December’s rent to encourage them if they opt to do this and pay their rent on time.

Sometimes a Tenant may not pay any rent at all unless they can pay the full amount – an “all or nothing” mindset.  If they don’t pay on time – speak to your Property Manager about establishing a payment plan as soon as possible.  Owing a small percentage of the rent will be easier to remedy than owing the full amount.

In all Landlord/Tenant matters – the key to preventing this type of situation is good communication. Tenants need to know how imperative it is for you to get your rent on time and you need to know if there are any issues or matters that arise that prevent them fulfilling their obligation.

Anticipating issues can help you pre-plan and prepare.

A review of your Tenant’s payment history can help highlight if there are any patterns to their slow payment and you can take remedial action of your own to prevent you from defaulting on your mortgage payments.

The good news is that MOST Tenants continue to pay their rent on time thanks to the efforts of your Property Manager in managing any rent arrears quickly and efficiently.

If we can be of assistance to you or if you have questions about how we help to manage rent payments with Tenants, please contact us. We’re here to help.

It was the ancient Babylonians that are credited with making the first New Year Resolutions some 4000 years ago.  This was a March celebration linked to when they planted their crops and an event that lasted for 12 days.  The key focus of this event was to reaffirm their loyalty to the King and make promises to their Gods.  If they kept their promises – they would receive favours.

For early Christians, the first day of the New Year became an occasion for thinking about one’s past mistakes and resolving to be better in the future.

Nowadays News Year’s Eve and New Year’s Day has changed to be a day of celebrating hope and promise without the religious connotation.  For many of us – it is a chance to say Goodbye to the Year that was and reflect on things both good and bad.  We make our resolutions as promises to ourselves rather than any Gods or Kings and these tend to focus on achieving our goals and aspirations.  They tend to be aspirational in nature and the “how to” is very rarely incorporated into the plan.

Getting healthy, losing weight are not small things – they involve substantial changes to our habits and require lots of self-motivation.  Because they are inward focussed, we are more likely to give up on them and re-prioritise our focus of attention.  It is estimated that a mere 8% of resolutions made will see any degree of success or completion.

However – what if we look at our New Year resolutions in a different way?  What if we stop making New Year Resolutions about OURSELVES and resolve to do things for other people?  Will we be more motivated to keep our promises?

So – instead of trying to lose weight, become more successful and be super-fit – let’s think about goals in other areas of our lives.  How about a resolution like:

• Playing a game with my son/daughter at least once a week
• Doing something to make my partner smile every day
• Giving a friend or family member a baby-sitting pass every month
• Treating my colleagues kindly and being more patient

Re-focusing your goals for the benefit of someone else will impact very positively on your own life too.

But – there are extra household costs that come with this glorious warmth.  More and more families rely on air-conditioning to see them through the hot Summer and houses and apartments are being built with air-conditioning units as standard inclusions.  We are programmed to use air-conditioners to keep cool and we can become acclimatised to live in near arctic conditions even when the outside temperatures are soaring.

Depending on your Air Conditioner’s wattage, the average cost per day could be anywhere from 0.25c – 0.35c per kW per hour.  The other consideration to factor in is the size of the room you are trying to cool.  A medium sized room can increase the cost to an average of 60c per hour and a large area (50sqm) can see this climb to about 80c or more an hour.

If you are fortunate to have the luxury of a reverse cycle air-conditioning system throughout the whole property – this may be costing you as much as $2.45- $3.45 per hour.  It does not take long to have a significant impact on your energy bill with costs like this.  An average cost of $2.95 per hour for 10 hours a day is $29.50 per day that adds up to $206.50 per week and a whopping $3304 per month!

Some families continually turn their air cons on and off in the hope that they are reducing electricity costs when the units are not on.  But, having a consistent temperature maintained throughout the day may actually save you money.  The most economic temperature to set your air-conditioner to is 24 degrees in Summer.  This will ensure that your air-conditioning unit is not working too hard and impacting on your energy bill.

Keeping the vents and filters clean on your air conditioner will also help you reduce the cost of the energy your air-conditioner uses.  A dirty air-conditioner has to work that much harder – and it all takes energy!

If your property has ceiling fans – consider using these in place of the air-conditioner – at least for part of the time.   The cost of a ceiling fan is only between 0.2c and 0.5c per hour (depending on the speed). Portable fans come in about the same price – but be careful not to leave these on unattended as they can be a potential fire hazard.

There are also some things that you can do to reduce your property heating up, and therefore reduce the amount of energy you use to cool it down.

Shade is your best friend when it comes to reducing your reliance on air-conditioning.  If you don’t have the luxury of nice big trees blocking out the sun streaming in through your windows, consider closing your curtains or blinds during the heat of the day.  If you have to leave the house closed up all day while you are at work, try opening up windows and doors when you get home to allow any cross-breeze to take the majority of heat out of the house before you close up and put on the air-conditioner.  And – once you have the air-conditioner on, keep the doors and windows closed!

Simple measures like using a tray to carry out bulk items if you are having a Barbeque outside will prevent you from having to open and close the door multiple times and stop all that hot air coming inside and undoing your air-conditioner’s hard work.  If you are part of a family with children – get them involved in a competition to see if you can beat your energy usage from the previous year.  Set family rewards for reaching your targets to help motivate young children to close doors, switch off fans and use energy more efficiently.  Less money spent on your energy bill, means more money to go around on things you will enjoy!

REIWA CEO Cath Hart said the Perth property market continues to be resilient compared to other states and credits the strong Western Australian economy, resources sector and housing affordability.

“It is pleasing to see Perth home values were relatively stable in October. To put things into perspective, Brisbane’s home value index declined 2.0 per cent and Sydney’s declined 1.3 per cent,” Ms Hart said.

“The main drivers for this are the low level of stock and our affordability, with Perth median house prices the cheapest of any capital city – there is nothing in the Perth property market right now indicating that house prices will fall drastically any time soon.”

The top performing suburbs for house price growth in October were Quinns Rocks (up 3.6 per cent to $570,000), Warnbro (up 2.5 per cent to $410,000), Hamilton Hill (up 2.2 per cent to $595,000), Currambine (up 1.9 per cent to $655,000) and Butler (up 1.9 per cent to $420,000).

The other suburbs to record strong house price growth were Pearsall, Rockingham, South Perth, Stirling and Padbury.

Listings for sale

There were 8,169 properties for sale on reiwa.com at the end of October. This is almost identical to last month’s figure of 8,155 and is 5.9 per cent lower than levels seen a year ago.

“We are still experiencing a housing and labour shortage concurrently, which is resulting in good outcomes for sellers but competitive conditions for those wanting to buy,” Ms Hart said.

“With the population continuing to grow this is adding pressure on an already strained housing market, and it will remain this way until we have more housing stock. This demand for housing is expected to keep market conditions strong.”

Time on market

The median time to sell a house was 15 days during October.

reiwa.com data revealed the fastest-selling suburbs in October were Camillo and Golden Bay (five days), followed by Safety Bay, Warnbro, Langford, Orelia, Carlisle, Huntingdale (six days) with Seville Grove and the only north of the river suburb Padbury recording a median of seven days to sell.

“We are still seeing Perth houses being snapped up at a remarkable rate, with no indication of it slowing down despite interest rate rises,” Ms Hart said.

“In a balanced market the median time to sell a home would be 30-40 days, so a median of 15 days really means prospective buyers should have all their ducks in a row to avoid missing out,” Ms Hart said.

Perth rental market

Median rent price

Perth’s median rent price was $500 per week during October, which is $5 more than September.

“Rents will continue to rise in Perth while there is a rental shortage. We urgently need more investors in the market to help provide housing and ensure we keep rents affordable,” Ms Hart said.

Median leasing times

It took a median of 15 days to lease a rental during October.

Suburbs recording the fastest median leasing times were Hamilton Hill and Hammond Park (seven days), followed by Quinns Rocks (eight days), then Port Kennedy, Coolbellup, Carlisle, Aveley, Beckenham, Applecross (10 days) and Nollamara (11 days).

Listings for rent

There were 1,658 properties for rent on reiwa.com at the end of October, down 3.8 per cent from September, and 23 per cent lower than October 2021.

“The rental shortage remains a critical issue for the WA rental market. We have been working with the Government to achieve a sensible outcome to the RTA Review that updates the legislation without scaring off existing owners and would-be investors, as this would add even more pressure to the WA rental market at the worst possible time,” Ms Hart said.

“Whilst the rental shortage continues to produce significant challenges for many West Aussies, we must not forget how resilient our property market is. We have one of the strongest economies in the world, and the most affordable housing market in the country. These strong demand factors coupled with the low supply suggest that any large price falls predicted for the east coast will just not be the case for WA.”

However, there are things that you can start to do NOW that will have you breeze into Christmas day looking and feeling like you have already been on holiday…  The trick is to pre-plan, and most importantly, pre-budget!

Last minute shopping is always more expensive and can contribute to unintended spending blowouts. Make a list of who you need to buy Christmas presents for now.  Many families are having discussions early to help each other reduce the burden of Christmas by electing to either only buy presents for young children or having a family Secret Santa.  Having a Secret Santa is an excellent idea to cap your spending and reduce huge amounts of time.  You can set the budget as high or as low as you like.  A budget of $100 is usually less than what you would end up spending on 4-6 presents if buying for parents, in-laws and siblings and gives everyone a worthwhile gift.  If you start to think about gifts now, you will also give yourself time to source the best deal – either online or at your favourite shop.

The other big cost at Christmas is food.  Snacks and treats are always needed whether you are hosting Christmas or going to family.  Start a Christmas treat box now and start adding treats to it weekly to help reduce the burden at Christmas time.  The trick is not to dip into the box beforehand!

Stock up the freezer with things that you and your family are likely to want/use over the holidays – ice-cream, frozen fruit, etc.  It is also worth stocking up on mixers, standard pantry items, wine, beer and other goodies when they are on sale.

If you have spare time on the weekends, think about starting to bake some of your special Christmas goodies ahead of time.  You might want to also think about doubling up on some of the family meals that you cook now and popping them in the freezer so that you free up your time for more holiday fun around Christmas.

Do an inventory of Christmas cards, decorations and wrapping paper well ahead of time.  And if you can – buy these goods immediately after Christmas when they are on sale for the following year.  No-one is going to know if they have last year’s Christmas card!

One of the most important things to do is to save yourself from going into debt.  Make a list of all the expenses that must be paid over December and January and then work out what you have left to allocate to Christmas spending.   Pre-paying rent will save you from accidental over-spending and help you budget even better.  Once you know what you can allocate to your Christmas spending, look at the categories of items that you need to spend money on – gifts; food/drink; travel; days out and things like kennel fees or holiday care/excursions for school holidays.  Small amounts put away incrementally leading up to Christmas can relieve a lot of pressure and stress and make your Christmas holidays something to look forward to.

Here are a few ideas to make Christmas even more special and put a smile on the faces of everyone in your family….

Make your own Christmas bon-bons.  Various craft shops stock kits for this purpose, or you can be extra creative and store up toilet roll inserts to use for this!  Making your own bon-bons means that you have full control over what is in them.  None of the cheap and nasty gadgets that normally come with the bought-variety and that get thrown out with the Christmas day lunch scraps.  You can tailor your own bon-bons to suit the age-group and interests of your family and friends.  Some ideas for inserts include:

o   Sample size perfumes and after-shave (These can be collected throughout the year from Department stores)

o   Foil-wrapped individual liqueur chocolates

o   Rolled up lottery tickets

o   Finger puppets

o   Stationery items

o   Lipsticks/Lip glosses or small bottles of nail polish

o   Keyrings

o   Costume jewellery

You may also want to wrap the bon-bons in different coloured wrapping paper to identify who the contents are most suited for – males, females, young children, etc.  Or – you can personalise each one so that they get to keep their own special gift.

• Have a “Make a Decoration for the Tree” competition and hang all entries on the tree to culminate in a vote for first prize.
• If you are having Christmas lunch outdoors – decorate caps for wearing over Christmas lunch.  Much more useful (and probably more flattering than those awful paper crowns!).  Tinsel, Christmas decorations and pictures cut from last year’s Christmas cards can all be glued on to make your own unique creations.
• Get everyone to contribute ideas for inclusion in a special family Christmas playlist that you can have on rotation during Christmas day.

And a special treat for the Adults…why not try this delicious Traditional Christmas punch on the eve before Christmas to get into the Christmassy mood? And if it’s too hot – crank up the air conditioning!

• 750 ml bottle dark rum
• 750 ml bottle dry red wine
• 3 cups strong brewed black tea
• 2 cups sugar
• 1/2 cup orange juice
• 1/2 cup lemon juice
• 2 cups seasonal fruits (for garnish)

Heat all the ingredients in a saucepan (but do not allow to boil).

Stir well until all the sugar is dissolved, pour into punch bowl and serve garnished with fruit.

Before you go rushing off to your local nursery – take a look at your close friends and neighbour’s gardens.  If they have plants that are growing well – there is a good chance that you may have the same soil conditions and that these plants will grow well in your garden too.  Better still – hit them up for a few cuttings!

You don’t have to be an expert to grow beautiful plants from cuttings.  Some plants that are easy to grow are:

• Most native plants
• Most succulents
• Azaleas
• Camelias
• Impatiens
• Hibiscus

Succulents are particularly good for Tenanted properties – they are super-hardy and make a very attractive ground cover.  They also come in a variety of colours ranging from silver green to dark purple and some are quite beautiful when they flower.  You could try planting different coloured and textured succulents in patterns to create even more interest.

Gardens don’t have to be traditional to be attractive either.  You can make a stunning garden bed by filling it with different coloured stones and rocks.  This is particularly good under large trees where shade makes it difficult to grow other kinds of plants.  Dark wood pavers over rocks or stones creates a very modern and contemporary look and is perfect for small backyards or in areas where the soil is not that good for growing plants.

If you have a fence that is looking a little worse for wear, why not consider a hedge?  Hedges can hide a multitude of sins and add real impact to a garden.  Most hedging plants also grow well from cuttings, so this can help your budget even further.  In comparison to flowering plants, hedges are also relatively low maintenance and suit tenanted properties very well.

Buying small plants in bulk and planting them together can not only save you money but also be an excellent way of creating a colourful focal point for your garden.

And lastly – don’t overlook interesting objects that you find on your travels.  Flower beds can be edged with all manner of items from old glass bottles to tiles, recycled timber and even old bricks that you might have left over from a previous renovation.  Keep a lookout on your travels and walks too, a beautiful piece of driftwood could make an excellent addition to your garden!

REIWA President Damian Collins said now was a challenging time for tenants, with rental supply struggling to keep up with Perth’s growing population.

“Perth’s population has increased by 20 per cent since November 2010, which highlights how low the current rental stock is,” Mr Collins said.

“Construction delays and labour shortages means families are renting for longer while they wait for houses to be built, which is contributing to the tight rental market.

“Mum-and-dad investors who have rental properties to offer to tenants in WA are critical for ensuring rents remain as affordable as possible.

“Our research shows that 72 per cent of people who own investment properties only own one, and are most likely working as school teachers, nurses or other health care professionals.

“Any changes to WA’s tenancy laws that discourage investors from buying residential property in WA will make an already tough situation worse. That’s why REIWA is working hard to keep tenancy laws fair and equitable for all parties,” Mr Collins said.

CoreLogic home value index

CoreLogic’s Perth home value index declined 0.4 per cent in September, however Perth remains better positioned than other Australia jurisdictions, with strong buyer demand and many properties still selling quickly.

“Despite the decline in overall home values, our data revealed there were a number of Perth suburbs to record strong house price growth,” Mr Collins said.

“WA is still in an excellent position for price growth with our strong economy, growing population and limited stock levels.”

The five suburbs to record the biggest increase in price during September were Singleton (3.9 per cent to $535,000), Ocean Reef (2.8 per cent to $915,000), Beckenham (2.7 per cent to $467,500), Bibra Lake (2.7 per cent to $610,000) and South Perth (2.5 per cent to $1.55 million).

Other suburbs to perform well were Falcon, Safety Bay, Dawesville, Bullsbrook and Melville.

Listings for sale

There were 8,040 properties listed for sale on reiwa.com at the end of September, which is 1.8 per cent lower than August.

“Low availability of properties to buy continues to be a key reason why WA is not seeing the significant fall in prices like the eastern states are,” Mr Collins said.

Time on market

The median time to sell a house declined to 15 days in September, which is two days faster than August.

“We are still well-below a balanced market which is about 30 – 40 days, with quick selling times and low stock for sale fueling buyer competition,” Mr Collins said.

“These market conditions still point towards a seller’s market.”

The suburbs to record the fastest selling times were Cooloongup (three days), Palmyra (five days), Warnbro (six days), Tapping (six days) and Success (six days).

The other fastest selling suburbs were Clarkson, Butler, Nedlands, Darlington and Seville Grove.

Perth rental market

Median rent price

Perth’s median rent price was $495 per week in September, which is $15 more than August.

“It is not surprising that rent prices have increased given that listings are at a 12-year low,” Mr Collins said.

“Unfortunately, rents will continue to rise until we see more rental properties come on to the market.”

Median leasing times

It took a median of 16 days to lease a rental during September, which is the same as August.

The fastest leasing suburbs were Maddington (seven days), Tapping (eight days), Byford (nine days), Tuart Hill (nine days) and Piara Waters (nine days).

Other suburbs to record fast leasing times were Greenfields, Warnbro, Yanchep, Joondanna and Gosnells.

“There are clearly challenges in the rental market, however we have the most affordable housing climate in the country, an enviable lifestyle, plentiful job opportunities and a strong economy making our state a very attractive option for people wishing to move here,” Mr Collins said.

1. Gas cooking versus electrical

Gas cooking wins hands down when it comes to the general consensus. Tenants love gas stoves! If you are about to invest in a new one or renovating, consider gas top and electric stove combination. You may not be able to change the size of your kitchen, but quality appliances are a winner when tenants are looking for their next rental.

2. Dishwasher

Another winner is a dishwasher. Tenants are just like everyone else, wanting to spend minimal time in preparation and cleaning up from cooking. Even if your kitchen is small, invest in a mini dishwasher. This small item will add approximately $20 to your weekly rent.

3. Air conditioning or ceiling fans

Reverse air-conditioning is often a non-negotiable for many tenants. Especially through our hot Perth summers and our long winters. If the expense surpasses your budget, go for air-conditioning in the living areas and fans in the bedrooms. A study was done whereby tenants were asked would the $420 for a property without air-conditioning or fans or $450 with air-conditioning and you guessed it…..they would rather pay an extra $30 and have air-conditioning

4. Internal laundry flexibility

Convenience and comfort are top priorities for tenants. Installing a dual washing and drying machine if you have a unit with a common laundry will definitely add value to your investment. Hanging your dryer on a bracket to maximise space is a must. This can add another $30 to your weekly rent.

5. Internal storage

There are so many clever ideas to create maximum storage space with Ikea and other storage stores. “You can never have enough storage!” Isn’t that how the saying goes… It’s very true, often linen cupboards are nearly non-existent in small units and often astute tenants will look for a property which has ample storage for them.

6. Built in robes

Another important feature and need from tenants. Again, you can even build your own to make the cost cheaper. Ikea and the likes have many DIY robes you can install. Another clever idea is securing a sealed pole from one end of the room to the other, ensuring you make the space wide enough for coat hangers, then have sheer curtaining to cover the hanged clothes behind. Still functional and can look aesthetically pleasing.

7. Parking or Storage Cage

Where possible, a lock up garage is the perfect parking space and or off-street parking. A small storage shed is surprisingly high on most tenants list if they can find one. Also, if you have a parking permit and you hand to the tenant they will probably be willing top pay more as well. Added value to your property means added rental income.

It’s 2015 and the rank outsider was a horse called The Prince of Penzance.  This is a horse who had only won once at Flemington in his six previous starts and was at 100:1 odds in the Cup. No-one gave him a chance, particularly against the international favourite – Japan’s Fame Game.  But – despite the odds – the Prince of Penzance stole victory – much to his trainer, Darren Weir’s delight.  But that’s not the only remarkable story about this Melbourne Cup.  This was the race where Michelle Payne became the first female to ever win a Melbourne Cup.  The victory all the sweeter due to the derision and scorn she endured after Darren Weir named her as the jockey. The detractors certainly got their due come-uppance though – one of the most amazing and thrilling victories and one that will live on in our hearts for a very long time.  To make the story even more special, it was her young brother, Stevie who suffers from Down’s Syndrome who was chosen to draw the Barrier. He drew a very handy Barrier 2 and although it didn’t look good in the early stages of the race, fate and good fortune triumphed.  The Prince of Penzance was sitting back at 10th on the fence and things looked hopeless.  But, coming around the turn, Payne saw a gap and waited for her moment.  She urged her horse on and he responded brilliantly.   A truly remarkable effort and one that is still talked about.  If you are feeling lucky this Cup…a dollar on a 100:1 shot may be the best bet of all…

When we think of memorable Melbourne Cup winners it’s hard to go past our favourite mare – Makybe Diva.  She became the only horse in the history of the Melbourne Cup to claim victory an amazing three times – and she did it with the top weight of 58kg too.  As one of the commentators aptly said on her win “A Champion just became a Legend”.  Even more remarkable was that she was well back coming to the turn, and given the heavy weight she was carrying, there would have been very few people who believed she could make the hat-trick. But, Makybe proved them all wrong.  Jockey, Glen Boss, found a gap at the 400m mark and expertly guided her through it.  She kicked into another gear, and nothing could stop her.

On a slightly different note, Greg Hall’s victory on Doriemus in 1997 serves as a reminder to never count your chickens before they hatch.  Coming into the Melbourne Cup that year – Might and Power was the clear favourite having won the Caulfield Cup by a staggering 8 lengths.  Jim Cassidy, one of Australia’s best jockeys was riding him and got a wonderful start.  He was leading at the turn and broke clear with a healthy lead of a couple of lengths.  Doriemus was coming up very strongly and the two were head-to-head.  Greg Hall on Doriemus was convinced he won and waved to the crowd in triumph…however the photo showed Might and Power as the winner – albeit by a nose.  A memorable event for Greg Hall for all the wrong reasons.

And – here we are again with the Melbourne Cup looming.  No doubt there will be more drama, excitement and stories to come.  Wishing you all the best if you, like the majority of Australians, choose to have a flutter on the race that stops the nation.

Professionals will usually be more selective in the type of property that they choose.  They are also less likely to have large families and their impact on a property will generally be less.

Of course, you cannot expect to attract a professional person or couple unless you have a property that falls within the scope of what they are looking for….

Some things to consider:

• The location of the property – Is it in commutable distance to central business districts or other places where Professionals may work, e.g. hospitals, universities, etc.
• The neighbourhood facilities – Are you in a precinct that has good restaurants, bars, cafes and speciality shops, delis, etc.
• Is your asking rent in the band of rent that a Professional person may use as a filter when looking for a property online?
• The features of the property – Most professionals will not look to rent a property that doesn’t have all the mod cons – particularly a good kitchen and bathroom.
• Well maintained and stylish outdoor areas for entertaining
• Good amount of storage
• Secure parking for one or more cars

It is also worth considering allowing pets as many professional singles and couples have, or want to have, a pet.

Many professionals will also want to personalise the property during their tenancy.  So – are you open to allowing a Tenant to hang pictures or change a light fitting?  Of course – this doesn’t exclude them from returning the property to it’s pre-Tenancy condition, but it may make a property more appealing to rent.

It is also worth considering the peak times for renting to professionals – i.e. putting your property on the rental market around traditional transfer periods for academics, teachers and public servants.  If you are unsure about the make-up of people who live in the suburb – take a look at the ABS website – you will be amazed at the kind of information that you can glean from this…. http://www.abs.gov.au/websitedbs/censushome.nsf/home/communityprofiles

Occupational type, average salary, age demographics, etc.  All things that will help inform you of any improvements or changes you make to your property to help you rent it to the best possible Tenant!

• The Tenancy ends, and the Tenant owes more than the bond money held by the Bond Authority
• The Tenant abandons the property with unpaid rent and/or damages
• The Tenant does not comply with a direction from the Tribunal
• The Tribunal has terminated the Tenancy Agreement on the basis that the Tenant has multiple repeated and unresolved breaches or has behaved in an objectionable manner

The National Tenancy databases work in much the same way as a credit check.  You can only be put on the database for a legitimate reason and you can access these databases to find out if you are blacklisted.  You also have an opportunity to have yourself removed from the database if the listing was unfounded. Regulations require anyone on a Tenancy Database to be erased after 3 years.  You may be able to get off the Database earlier by remedying the breach – e.g. if you owe rent for the period of the Tenancy and this is paid in full, then you may apply to be removed.

Of course, the best way of not getting onto a database is to comply with all of the requirements of your Tenancy Agreement.  It is also important to note that only those people listed on the Tenancy Agreement can be named on the database.

The main Tenancy Databases in Australia are:

• TICA – You can opt to get a subscription to access your Tenancy files for one year or a once-off report for a smaller fee
• NTD (National Tenancy Database) – this site can be accessed at no cost for Tenants to check if they are listed. However, if you need it urgently – there is a small fee.
• Trading Reference Australia – they will provide a free copy of your file, but it may take up to 21 working days, or you can opt to have it instantly for a small fee.

If you, like the vast majority of Tenants, do the right thing, these databases are nothing to fear.  They are there to protect the rights of Landlords who invest heavily in property and who want to see a return on their investment.  Stopping people who do not do pay their rent or who damage their rental property, means more rental accommodation for those people who do the right thing.

REIWA President Damian Collins said a minor dip in the home value index was always a possibility given the interest rate environment, but that Perth was holding up very well overall – particularly in comparison to other capital cities around the country.

“We anticipate there will be fluctuations month-to-month in the overall Perth figure as buyers adjust to interest rates rising, however Western Australia’s strong economy, growing population and housing shortage point to the current growth cycle continuing.

“At a suburb level, reiwa.com data reflects feedback from REIWA agents who continue to report fierce competition for properties and good outcomes for sellers on the ground. This is evidenced by the 56 suburbs that saw median house sale price growth during the month,” Mr Collins said.

The five suburbs to record the biggest increase in price during August were Maida Vale (up 3.1 per cent to $593,750), Cooloongup (up 2.6 per cent to $370,000), Hillarys (up 2.5 per cent to $1.005 million), Southern River (up 2.2 per cent to $625,000) and Orelia (up 1.9 per cent to $327,500).

Other suburbs to perform well for median house sale price growth were Stirling, Seville Grove, Woodvale, Yanchep and Girrawheen.

Listings for sale

There were 8,391 properties for sale on reiwa.com at the end of August, which is 1.8 per cent lower than July.

“The housing shortage that has gripped the state for the last couple of years continues to affect the residential sales market and is a key factor behind the strong competition buyers are experiencing,” Mr Collins said.

Time on market

The median time to sell a house was 17 days during August, which is one day slower than July and one day faster than August 2021.

“Properties are still selling very quickly across the Perth region, which is not surprising given listings for sale are still low. Buyers need to act quickly and present a competitive offer in order to secure a property,” Mr Collins said.

reiwa.com data shows the fastest-selling suburbs in August were Orelia (six days), Greenfields (seven days), Merriwa (seven days), Parmelia (seven days) and Cooloongup (eight days).

Other suburbs to record fast median selling times were Kingsley, Warnbro, Kinross, Carramar and Clarkson.

Perth rental market

Median rent price

Perth’s median rent price was $480 per week during August, which is $10 more per week than July.

“Rents will continue to rise in Perth while there is a rental shortage. We urgently need more investors in the market to help provide housing and ensure we keep rents affordable,” Mr Collins said.

Median leasing times

It took a median of 16 days to lease a rental during August, which was the same as July and three days faster than August 2021.

The suburbs that recorded the fastest median leasing times were Seville Grove (10 days), Balga (11 days), Golden Bay (11 days), Piara Waters (12 days) and Ellenbrook (12 days).

Other suburbs to experience fast median leasing times were Thornlie, Greenfields, Dianella, Morley and Wellard.

Listings for rent

There were 1,907 properties for rent on reiwa.com at the end of August, which is 15 per cent less than July.

“The fact is there are not enough available rentals in Perth to keep up with demand. This is creating an extremely competitive and challenging rental environment for tenants,” Mr Collins said.

“Unfortunately, this situation will only worsen if major changes are made to WA’s residential tenancy laws that would remove an owner’s right to make decisions about their property. We need to focus on addressing the rental shortage and housing supply issues, not introducing legislation that would further discourage investors from buying in WA.”

Depending on the type of property that you are renting out, and the type of Tenant that you are trying to attract, you could also give some consideration to supplying select white goods.  For instance, if you are renting out an inner-city apartment it may be worth considering adding in a refrigerator, microwave, washing machine and dryer.  Including a refrigerator and washer/dryer are also a good idea if the property has a confined space for them to fit into.

But what are the advantages and disadvantages of supplying these items?

Pros

• You will attract Tenants who are possibly prepared to pay a premium rent for not having to go out and purchase appliances themselves
• You will save on the wear and tear of moving these appliances in and out of the property after each Tenancy
• You may be able to get a tax advantage for maintenance of these products (check with the ATO and your Accountant)
• Your property will be more attractive to short-term renters

Cons

• If you supply the appliance, you are generally responsible for the maintenance of this and this can add to your costs
• Modern appliances don’t have the lifespan that they used to, and you can expect to have to replace things like washing machines, dryers and fridges every 8 or so years
• These inclusions may add a cost to your Landlord insurance premiums

Given that Landlords have an obligation to provide a safe environment for their Tenants it would also be wise to have the included appliances tested and tagged by a qualified electrician.  This would also incur additional cost.

There are some companies that specialise in the rental of white goods and this is one way to negate the issue of repairs. If the appliance breaks down, rental companies will generally replace with another one at short notice.  Appliance rental fees could be included in the rent so that your expenses are offset.  It is also worth looking at offering to include these items as an option for the Tenant.  The fee of the rental of these appliances can be added to the rent depending on what they opt to have you provided.  For example:  The property could rent out at $350 per week as is or at $380 per week if a fridge, washing machine and dryer are included.

Speak to your Property Manager about whether your property would benefit from including appliances and do your sums before making any decision.  One word of caution though – it makes far better commercial sense to buy new goods with a warranty that second-hand goods that could fail at any moment and need replacing.

The Entry Condition Report is a formal document identifying the condition of the property, it’s fixtures and fittings. It notes the condition, cleanliness of items, whether items are in good repair and in working order.  It is completed by the Property Manager of your Real Estate Agency and must be provided to you before you take possession of the Property.  You have a set period of time to go through this and make your own comments and notes before returning a copy to the Agency.  If you fail to do this, the Agency’s original document will be deemed to be accepted.

Ideally you should take the Entry Condition Report to the property before you move in your furniture. Go from room to room noting the comments made by the Property Manager, adding any notes of your own.  Pay particular attention to things like marks on walls, scratches on floor boards, cracks in windows, missing light fittings, etc.  Where possible also take photographs backing up the comments that you make.  Property Managers may not always see everything depending on the time of the day that they did the inspection.

This is also an opportunity to check that everything is in working order.  Turn on the oven, check that all the taps work, flush the toilet, check the power points, etc.

The Entry Condition Report is the document that will be used to determine if any of your Bond needs to be retained at the end of the Tenancy.  The Property Manager uses the Entry Condition Report to compare with the Exit Condition Report that they undertake under the same criteria.

Where there is a discrepancy between the Entry and Exit Condition reports, the Agency can request compensation from the Tenant on the Owner’s behalf. If you have completed a detailed report, this can also help your Property Manager advocate on your behalf, particularly if the owner has a distorted idea about what the condition of their property was before you moved in.  Fair Wear and Tear is exempted.  Fair Wear and Tear is what you would expect from normal day to day living given the period of your Tenancy.  It could be things like fading of the curtains, yellowing of the paint, wearing of hinges on cupboards and doors, etc.

So – time taken at the commencement of your Tenancy in getting your Entry Condition Report done well is well worth it in the long run.  And if you come across something early in your Tenancy that you did not notice on your first inspection – note it down and report to the Property Manager by email.  Some things are not immediately evident and may take a while to find.  The aim is to be fair and reasonable to all parties and help you get your Bond back!

• Real Estate Sales Agents
• Property Managers

But, there are other new and emerging roles that offer excellent career options.

A real estate sales career is suited to people who are strong influencers with confident communication skills and who have a background in customer service.  The big question is whether it is possible to start in the industry as a complete newcomer and achieve success.  In some cases – yes, but it is not an easy task and most people will take a good year to find their feet, build their networks and master the art of obtaining listings before they start to earn a decent income.  If you are interested in a career in real estate sales, it may be worth considering starting out as a Business Development Manager (BDM) or as a Sales Associate.  Both of these roles will require inherent sales and communication ability, but they generally don’t have the same level of pressure.  As a BDM you are selling the Property Management services of an Agency rather than selling yourself.  This makes it easier for someone new to the industry who does not have a track record of real estate sales.  Stepping into this role will allow you to become familiar with Agency practice, terminology, compliance requirements AND help you build a network of investors that could become your future clients if you transitioned into a sales role.  A Sales Associate is someone who supports a lead Sales Agent and works on their behalf in a team.  Again – this is a great training ground before stepping up into a Sales Agent’s role in your own right.

Other career options in Real Estate include:

• Buyer Agent – someone who is commissioned by Buyers to help identify, advise on and negotiate properties for purchase.
• Property Manager – a person who looks after an investor’s asset. Property Management roles can differ from Agency to Agency.  Some Property Managers look after the whole cycle from listing the property to finding tenants, leasing and managing the Tenancy, while others might only perform selected tasks.
• Marketing – working with Agency Principals to develop marketing collateral for all Agency Departments. Writing copy, co-ordinating printing, web-design and press releases.
• Administration – preparing contracts, keeping and maintaining databases, monitoring compliance and dealing with accounting matters including trust account reconciliation.

If you are considering a career in Real Estate go to your State Real Estate Institute’s website and check out the legal and educational requirements to work in the industry.  In most States in Australia Sales Agents and Property Managers need to have a base level of education and gain a certificate of Registration from the industry regulator prior to commencing work.  You will also find an array of Career information nights run by different Agencies, colleges and Franchise groups that can help inform you of the best career options.

If you do decide on a career in Real Estate – Good Luck!  It’s a great industry that will keep you challenged and engaged.

REIWA President Damian Collins said the Perth market was still tracking along well, with a significant number of suburbs recording price growth during the month.

“The Perth market typically slows in winter, so it’s pleasing that when we drill down to suburb level, a large number are still seeing growth – especially considering the three recent interest rate rises,” Mr Collins said.

The five suburbs to record the biggest increase in price during July were Brabham (up 10.1 per cent to $333,750), Alkimos (up 4.6 per cent to $371,250), Lakelands (up 4.1 per cent to $385,000), Banksia Grove (up to 3.7 per cent to $420,000) and North Perth (up three per cent to $865,500).

Other suburbs to perform well were Gosnells, Hammond Park, Southern River, Kelmscott and Langford.

CoreLogic home value index

CoreLogic’s Perth home value index increased 0.2 per cent in July.

“Perth is one of the few capital cities in the country that has seen continued growth in home values since the Reserve Bank of Australia made the decision to increase the cash rate,” Mr Collins said.

“Western Australia’s strong economy, growing population and affordable housing mean we are in a much better position to manage the increased costs of servicing a loan than our east-coast counterparts.

“We’re also experiencing a housing and labour shortage simultaneously. We have low stock levels and properties are not being built quick enough. For as long as this remains an issue, competition amongst buyers will remain high and prices will continue to rise.”

Listings for sale

There were 8,592 properties for sale on reiwa.com at the end of July, which is similar to last month.

“Listings volumes across Perth are very low and remain a key driver for why we expect Perth’s current growth cycle to continue,” Mr Collins said.

Time on market

The median time to sell a house was 17 days during July, which is one day slower than June and two days faster than July 2021.

“We’ve seen a slight increase in the number of days it takes to sell a home over the last couple of months. This figure for July is still significantly faster than the 30 to 40 days we would see in a balanced market,” Mr Collins said.

reiwa.com data shows the fastest-selling suburbs in July were East Cannington (four days), Parmelia (five days), Orelia (five days), Erskine (six days) and Padbury (six days).

Other suburbs to record fast median selling times were Stratton, Scarborough, Greenfields, Merriwa and Cooloongup.

Perth rental market

Median rent price

Perth’s median rent price was $475 per week during July, which is $5 more than June.

“Rent prices experienced a slight increase in July following a stable month in June. We expect rents will continue to grow throughout the second half of the year due to strong competition amongst tenants to secure a rental,” Mr Collins said.

Median leasing times

It took a median of 16 days to lease a rental during July, which was the same as June and four days faster than July 2021.

The suburbs that recorded the fastest median leasing times were Dudley Park (eight days), Seville Grove (nine days), Piara Waters (11 days), Ellenbrook (11 days) and High Wycombe (11 days).

Other suburbs to record fast leasing times were Merriwa, Thornlie, Meadow Springs, Quinns Rock and Rivervale.

Listings for rent

There were 2,277 properties for rent on reiwa.com at the end of July, which is stable compared to June and 14.7 per cent lower than July 2021.

“The rental shortage remains a critical issue for the WA rental market, which is why it is essential that no major changes are made to our tenancy laws that would remove an owner’s rights to make decisions about their property,” Mr Collins said.

“Sixty-one per cent of investors say they’ll sell their rental property if some of the key proposed changes are made. This is deeply concerning and would push the rental shortage into a rental crisis if adopted.”

The origins of the game hark back to the 1850’s when it was devised as a sport suitable for Australian conditions based on the founders’ experience of playing a variety of football codes in England.  Whilst rugby was a game predominantly played by upper middle-class, there was also folk or mob foot-ball played amongst the working class.  The people who brought this element to the game in Australia were predominantly from Scotland and Ireland.  This ad-hoc conglomeration of codes was the start of Australian Rules Football, known initially as Melbourne Rules Football.  It was a pretty rudimentary game with little or no rules.  The fields were rectangular and often with trees that were used as goal posts.  Fighting on field was encouraged and time-keeping was non-existent too.  Umpires?  They were not considered necessary!

A Women’s League began in February 2017 with 8 teams.  The game is slightly different to the Men’s League.  There are only 16 per side compared to the 18 on a men’s side and the quarters are slightly shorter – 15 minutes as opposed to 20 minutes.  The ball is also slightly smaller and lighter.

People unfamiliar with the sport are often most intrigued by the passing of the ball.  Unlike in many ball sports, the ball cannot be thrown.  It must be either kicked or punched (“hand-balled”) to another player.  It is also one of the few sports that gives you a second chance at scoring – if you don’t quite manage to get it through the main goal posts, you can still score a point if it misses and goes through the outer posts.

Whilst the winners are held up in glory – there is also recognition for the team at the bottom of the competition ladder – the Wooden Spooners.  Though perhaps not quite as welcome!  The term is derived from when early 19th century students at Cambridge University were given a wooden spoon when they achieved the lowest possible exam mark but still managed to pass.

If you are not lucky enough to be one of the adoring fans who pack into the Melbourne Cricket Ground (MCG) on Grand Final day you can still watch it from the comfort of your armchair or favourite pub.  But – make sure you wear your club colours!

It may not be surprising to note that around 34% of Australians do not have a landline at home anymore.  We just don’t need them.  The last 20 years has seen a revolution in personal tele-communications.  Some of us may remember the first mobile phones – great big bricks that required a few gym workouts to be able to carry around.  Nowadays we all have a mini computer in our pocket or handbag that does so much than our bulky phones could ever do.

The Australian Communications and Media Authority (ACMA) produced a report in 2015-2016 that identified that 49% of Australians used an online App to communicate.  Most of this was through messaging (Text, Messenger, What’s App) and a smaller percentage via App voice calls (Skype, Facetime and What’s App calls).

Older Australians are still a little reluctant to use mobiles as their primary phone and are the only demographic that still prefer using landlines.  Interestingly this has caused a change in policy and methodology for companies that undertake phone surveys.  They realised that they were getting very skewed results from using landline numbers and have had to change their methodology to collect data so that they get a more accurate sample of opinion.

The Australian Communications Consumer Action Network thinks that the trend away from landline phones into mobile-only devices is a trend that will most definitely continue to grow.  There is some concern that this will impact negatively on consumers where mobile coverage is sketchy.

There are some Telecommunication companies that still offer landline services in their phone/internet bundles, and this is often the only reason that someone may take up the offer of a landline.  When renting properties, the number of people that enquire about landlines has dropped dramatically.  The biggest concern these days is access to the internet.  Not having a landline has certainly decreased the number of arguments about how to apportion the phone bill in shared households!

Dial-up access to the internet using a landline is slower and less appealing to consumers who are increasingly expecting speed and reliability.  Most households are now using fibre or cable as their preferred access to the internet.

Connection to the new National Broadband Network does not require an active telephone line although these can be provided to consumers who want one without the need to pay for line rental. NBN and other internet access is now through fibre or cable networks.

Just as young children are now totally bewildered by record players and tape-to-tape machines, they will no doubt be just as bemused by an old-style telephone in the not too distant future.  It may be a good time to squirrel a few away to bring out as antiques in a few years’ time!

Tenants are no different.  Even the best Tenant with a stable job, good income and good habits can fall victim to bad luck.  Losing a job, contracting a debilitating illness or falling victim to domestic violence can all be reasons for someone not being able to keep up with their obligation to pay rent on time.

Each case needs to be looked at individually.  There is no blanket solution to dealing with these problems.  Before you can identify what action to take, consider the following:

• Is this a temporary situation that will resolve itself readily in the very short term?
• Will the Tenant be able to catch up on unpaid rent without causing further undue hardship?
• Is it better to keep the Tenant and resolve the issue or apply to have the Tenancy terminated?

No-one wants to kick anyone when they are down, and a decision to evict a Tenant who is going through a tough time (especially if it is no fault of their own) can be a very difficult decision to make.

What action you take is dependent on the set of circumstances.  If your Tenant has lost their job and there is a strong likelihood that they will be in another one soon, then the decision can be an easy one.  It is a short-term hiccup that can be solved with implementing a payment plan for un-paid rent to be caught up in a reasonable timeframe.  If they have been a good Tenant – you can be reasonably assured that things will get back on track relatively soon.

Issues that are more personal, like chronic illness or a deteriorating family situation are more difficult.  As a Landlord you also need to pay your bills/mortgage.  A lack or reduction in rent payments can have a flow-on effect of putting you in financial hardship.  Because of this, the quicker you act, the better.

In most States you can apply to a Tribunal to terminate the lease agreement early based on financial hardship.  This application does not have to come from the Tenant and can be made by the Owner or their representative.

Having good communication with your Tenant throughout the Tenancy is a good way of monitoring when things go off the rails.  If your Property Manager is in regular contact with your Tenant, keeps on top of rent arrears and undertakes their routine inspections regularly – you are less likely to receive an unexpected surprise.

If you agree to implement a Payment Plan for rent arrears, it is important that this plan is structured and very clear on the following details:

• Tenant details for all Tenants named on the Lease
• The amount that is owing at the date the Payment Plan is written
• The amount (over and above the normal rent) that will be paid to the Landlord and the date of the first payment
• The number and dates of each payment that need to be made in order to recover the full amount owing and the date of the final payment
• The consequences if the Payment Plan is not upheld – example: If the Tenant misses any of the prescribed payments as listed above, then the Landlord will proceed with a request to Terminate the Lease.
• The Payment Plan should be signed and dated by all parties and a copy provided to each person listed in the document.

The June figure brings Perth price growth for the 2022 calendar year to four per cent.

REIWA President Damian Collins said the Perth property market had experienced solid price growth in the first six months of 2022.

“Our members have reported strong market conditions throughout Perth and across all price points over the last 12 months, and that has particularly been the case for the first half of 2022,” Mr Collins said.

“At the midway point of the year, REIWA’s 2022 calendar year forecast of 10 per cent price growth is tracking well. As we move through the winter months, it is likely some heat will come out of the market, however, not enough to impact Perth’s overall growth trajectory.”

Median house sale price

The suburbs to record the biggest increase in median house sale price during June were Edgewater (up 3.3 per cent to $620,000), Riverton (up 3.3 per cent to $736,500), Kalamunda (up 2.8 per cent to $735,000), Jindalee (up 2.4 per cent to $640,000) and Padbury (up 2.3 per cent to $655,000).

Other suburbs to perform well were Alkimos, Mullaloo, Seville Grove, Shenton Park and Dawesville.

“Perth’s median house sale price is still the most affordable median of any capital city in the country. While increases to the cash rate will have some impact on affordability, West Australians are very well positioned to manage these costs,” Mr Collins said.

Listings for sale

There were 8,541 properties for sale on reiwa.com at the end of June, which is 2.6 per cent higher than May.

“Listings for sale remain low. Until listing volumes reach that 12,000 – 13,000 balanced market figure, competition amongst buyers will be high – especially as the state’s population increases,” Mr Collins said.

Time on market

The median time to sell a house was 16 days during June, which is two days slower than May and three days faster than June 2021.

“While the median selling time was a couple of days slower than May, the June figure is still much lower than the 30 to 40 days we would typically see in a balanced market,” Mr Collins said.

reiwa.com data shows the fastest-selling suburbs in June were Orelia (three days), Parmelia (four days), Meadow Springs (six days), Kingsley (six days) and Medina (six days).

Other suburbs to record fast median selling times were Merriwa, Waikiki, Wanneroo, Safety Bay and Kinross.

Perth rental market

Median rent price

Perth’s median rent price held at $470 per week during June.

“While the median rent price has risen over the last year, we are not seeing month-on-month unsustainable growth rates,” Mr Collins said.

Median leasing times

It took a median of 16 days to lease a rental during June, which was the same as May and four days faster than June 2021.

The suburbs that recorded the fastest median leasing times were Yanchep (eight days), Atwell (nine days), Yokine (10 days), Perth (11 days) and Queens Park (11 days).

Other suburbs to experience fast median leasing times were Alkimos, Balga, Duncraig, Seville Grove and Tapping.

Listings for rent

There were 2,296 properties for rent on reiwa.com at the end of June, which is 0.5 per cent more than the end of May and 17.5 per cent less than at the end of June 2021.

“The housing shortage is the biggest issue facing the WA rental market. Whilst we have one of the most affordable rental environments in the country, there simply is not enough available rentals to meet tenant demand,” Mr Collins said.

“WA desperately needs an influx of investors to help improve the supply of rentals. It is imperative that no major changes are made to residential tenancy laws during the Residential Tenancies Act review which would discourage investors from buying properties in WA.”

Airbnb acts as an introduction agency that puts people who have a property to lease in touch with people that who are looking to lease a property.  They charge a small commission to the person renting out the property.  Someone can rent a room in their house/flat or the whole property.  This can be from 1 day to any length of time.  There are over 80,000 Airbnb listings in Australia at any given time and over 2 million properties listed over 191 countries across the world.

Whilst obviously popular – there are some Councils in Australia that have imposed regulatory by-laws preventing people from being able to advertise their homes for short-term accommodation.  Depending on which State you are in will depend on whether the local Council has the authority to interfere in this process.  For example, in New South Wales local Councils can determine whether an individual can let a property as a holiday rental.

The question many Landlords have is whether their Tenants are able to offer a room or their property to third parties on Airbnb.  To answer this, a Supreme Court case in Victoria considered whether Airbnb was a sublease or a licence.

In this particular case, the Landlord, owned a two-bedroom apartment in Melbourne which she leased to two Tenants on a 12-month Lease.

The Tenants then listed the apartment on Airbnb for short-term stays. The Landlord initiated proceedings against the Tenants based on the fact that they had sublet the apartment unlawfully to third parties without her consent.

At first instance, the Victorian Civil and Administrative Tribunal (VCAT), held that the Tenants had only granted licences, and not Leases to their Airbnb clients. As such, the Victorian Consumer Affairs Tribunal (VCAT) ruled that the Tenants had not sublet the apartment.

However, the Supreme Court overturned the original VCAT decision, deciding that the Tenants had let the whole apartment and that it was a sublease rather than a licence. As the Tenant’s Lease prohibited sub-leasing, this was considered a breach of their Tenancy Agreement.

Some of the complexities around Tenants offering a property for short-term accommodation is how this impacts on Landlord insurance.  It also raises the question of who is responsible for any complaint caused by the action of short-term visitors.  When properties are in communal residential buildings, the issue of security also needs to be considered.  Airbnb guests are being provided with copies of keys and access to resident-only sections of the building.  Understandably, this causes concern for other residents.

If you are concerned about whether your Tenant is able to sub-lease or offer your property to third parties through Airbnb or any other website, speak to your Property Manager and ensure that it is included in your Tenancy Agreement.

REIWA President Damian Collins said market conditions during the first five months of 2022 had been strong, with the Perth property market outperforming Sydney and Melbourne for price growth.

“May was another solid month of growth for the Perth property market, which is an encouraging sign that the recent increase to the cash rate has not stifled demand.

“Based on what we’ve seen so far this year, Perth is on track to achieve REIWA’s forecasted 10 per cent price growth by the end of the year,” Mr Collins said.

Median house sale price

Perth’s median house sale price was $525,000 during May, with reiwa.com data showing 64 Perth suburbs recorded price growth during the month.

“Price growth is widespread across Perth, with REIWA agents from Mandurah to Joondalup reporting strong market conditions. Despite the fact prices are rising, Perth continues to have the most affordable median house sale price of any capital city in the country,” Mr Collins said.

The suburbs to record the biggest increase in median house sale price during May were North Perth (up 4.5 per cent to $1.1 million), Wembley Downs (up 2.7 per cent to $1.31 million), Langford (up 2.6 per cent to $380,000), Wilson (up 2.5 per cent to $610,000) and Bedford (up 2.3 per cent to $750,000).

Other suburbs to perform well were Meadow Springs, Yanchep, Brabham, Kardinya and Attadale.

Listings for sale

There were 8,519 properties for sale on reiwa.com at the end of May, which is six per cent higher than April and 11 per cent lower than the end of May 2021.

“We saw a notable increase in listings for sale during May, which is pleasing, however stock levels remain well below the 12,000 to 13,000 figure that we’d expect to see in a balanced market,” Mr Collins said.

Time on market

The median time to sell a house was 13 days during May, which is the same amount of time as April and one day faster than May 2021.

“Properties continue to sell fast. Perth is firmly in a seller’s market and buyers need to ensure they act quickly and present their best offers first to avoid missing out,” Mr Collins said.

reiwa.com data shows the fastest-selling suburbs in May were Cooloongup (six days), Bedford (seven days), Heathridge (seven days), Melville (seven days) and Waikiki (seven days).

Other suburbs to record fast median selling times were Woodvale, Kingsley, Piara Waters, Butler and Camillo.

Perth rental market

Median rent price

Perth’s median rent price increased $10 to $470 per week during May.

“This is the second month in a row that the median rent price has increased. While market conditions are challenging for tenants, we continue to have the most affordable rental environment in the country,” Mr Collins said.

The suburbs to record the biggest increase in median rent during May were Como (up $40 to $545 per week), Butler (up $15 to $420 per week), Dianella (up $15 to $465 per week), Secret Harbour (up $15 to $475 per week) and Armadale (up $10 to $350 per week).

Other suburbs to record notable increases were Midland, Girrawheen, Waikiki, Thornlie and Belmont.

Median leasing times

It took a median of 16 days to lease a rental during May, which was the same as April and two days faster than May 2021.

The suburbs that recorded the fastest median leasing times during May were Seville Grove (10 days), Harrisdale (12 days), Butler (12 days), Success (12 days) and Alkimos (13 days).

Other suburbs to experience fast median leasing times were Bassendean, Clarkson, Gosnells, Balga and Duncraig.

Listings for rent

There were 2,322 properties for rent on reiwa.com at the end of May, which is seven per cent less than at the end of April and 18 per cent less than at the end of May 2021.

“The rental shortage will not go away without a significant uplift in private investment. We need to ensure property investment is encouraged in Western Australia so that there are enough available rentals to keep up with tenant demand,” Mr Collins said.

The key to solving any conflict is to act swiftly and calmly.  Start with the presumption that whatever caused you to be concerned is not intentional (even if you suspect that it is).  This will help you save face when making the first approach in a friendly and constructive way.  Dealing with a conflict calmly and objectively gives you a greater possibility of resolving the issue without incident.  If you start out with a “win at all costs” attitude – things can quickly spiral out of control.

Disputes amongst residents are most commonly over noise, rubbish, pets, car-parking or general lack of consideration.

Here’s a list of suggestions that may help you resolve conflict before it escalates:

• Meet your neighbours face to face in a friendly manner. Introduce yourself.  Let them know about your situation and what is causing you a problem.  Do this in a non-accusing manner.  Be clear, matter of fact and calm.  If you can – offer help.  For instance, if they have a dog that barks incessantly when they are not home, they may not know.  Say something like “I think your dog is uneasy when you go out – it seems to bark a lot.  I would hate you to lose such a nice pet.  Do you want me to call you if it does that?  Or – is there anything I can do to help stop the barking?”
• Focus on the issue at hand and speak to them directly. You will never win friends by writing long, angst-fuelled letters or calling the Police unless it is necessary.
• Don’t wage a war of gossip and engage other neighbours in the issue.
• Keep notes of what action you take to resolve an issue and the response and outcome of each interaction in case you need it later.
• Try and have empathy for someone else’s situation. A family might be battling with a whole range of issues.
• If constant partying is a problem – approach your neighbour and ask them to let you know in advance if they are going to have a party so that you can try and make arrangements to get the sleep you need for work. This will alert your neighbours to the fact that they are impacting on your life without you accusing them of being insensitive.  Most people will respond positively in these situations.
• If your neighbours are also renting, try and find out who they are renting through. You may be able to address the issue with the Agency if the problem cannot be personally resolved.

At the end of the day you are entitled to quiet enjoyment of the property that you rent.  Living in harmony with neighbours is important to us all as the alternative is to be continually on-edge, stressed and anxious.  Make your neighbours friends, not foes!

Conversely – ice-cream can have the opposite effect and actually help your body become warmer.  This is because of the high fat and protein content which make your body work harder to digest.  When your body has to work harder, it naturally increases your temperature.

Brown rice is a good addition to your menus in winter.  It is full of complex carbohydrates that are difficult to digest.  This which makes your body warmer than if you were to eat processed foods like white rice or cereals.

Some of the other foods that can boost your winter warmth are:

Ginger:  Not only is this wonder food very warming, but it also does a lot to boost your immunity.  A great double act for colder weather to help to ward off colds and flu.

Parsnips:  So tasty when roasted and a great addition to casseroles and stews.  They not only warm you, but they are excellent for lowering blood pressure and reducing stress on your heart.

Beef: Beef is higher in fat than most other types of meat and whilst this may not be good news for anyone on a weight-loss diet, it is a great meat to eat during the colder months.  The extra fat helps insulate your body to keep you warm.  It is also very high in iron which is necessary for improving your blood flow and creating warmth in your body.

Leeks:  They can be used in place of onions and add a wonderful taste to most winter dishes.  They have an impressive concentration of anti-oxidants that really help with circulation to reduce coldness in your extremities.

And let’s not forget everyone’s favourite – a delicious mug of delightful hot chocolate… There is nothing better than curling up in front of the TV or with a good book with a mug of steaming hot chocolate to keep you warm and smiling on the inside.  If made with squares of dark chocolate, the flavonoids (a type of antioxidants) really help reverse the damage done by free radicals and give your health a good boost too.

Try this Parisienne Hot Chocolate next time you need some warmth and comfort…  Be warned though – it is rich and luscious!

You will need:

• 2 cups of low fat milk
• 85 grams Quality dark chocolate
• ¼ cup Processed Cocoa powder
• ¼ cup Sugar
• 1 Tblsp Cream

Whipped cream and chocolate shavings for decoration (if desired)

How to make it:

Place a glass bowl over a pot of simmering water making sure the water doesn’t touch the bowl. Put in the milk, chocolate, cocoa and sugar and mix with a whisk until the chocolate is melted and the mixture is smooth.  When it is hot enough – stir in the cream and heat through.  Pour into mugs and top with cream and chocolate shavings.  Serve and enjoy.

Hint: Make double the mixture – everyone will want seconds!

Many people are confused as to how the teams are made up.  You see New South Wales players playing for the Queensland Maroons and vice versa.  So – how are these teams compiled?  It all comes down to where they played their very first senior rugby league game.  This would account for the name “State of Origin” and has nothing to do with where the player currently plays or even where they were born, as many people think.

It was a former Queensland Captain – Jack Reardon who first suggested that Sydney-based Queensland players should be able to represent their home state, although there was some reluctance on behalf of a number of NSW clubs to release players for this type of contest.

The State of Origin battle pitting Queensland against New South Wales has raged since 1980.  For the first two years (1980 and 1981) only one game was played, but from 1982 onwards the contest became the “best of three” and State of Origin, as we know it, was born.

How much do you know about State of Origin?  You can test your knowledge here (answers at the end…)

1. Who won the very first State of Origin match in 1980?
2. Who has been the youngest player ever in State of Origin?
3. Who is the longest serving coach in State of Origin?
4. When was the first ever tie between Queensland and New South Wales?
5. Who was NSW’s first coach?
6. In what year did NSW break the drought of an 8-year consecutive Qld winning streak?

This year the series will kick-off in Melbourne on Wednesday the 6th of June at the MCG. The second game is scheduled to be played in Sydney at the ANZ Stadium (24 June) with the nail-biting final set for Brisbane at the Suncorp Stadium on 11 July.

No matter who you barrack for, it’s bound to be a nail-biter and full of the passion and fervour that makes it one of the most watched sporting spectacles in the Australian sports calendar.

Now – the answers to the quiz above:

1. Queensland – the score was 20-10
2. Ben Ikin – 18 years of age
3. Mal Meninga – Captain of the Maroons for a decade 2006-2016
4. 1999 – One game all and then 10-10 in the third game
5. Ted Glossop – 1980, 1981 and 1983
6. 2014

Good luck to you and your team!

If you are going to rent for an extended period of time, always consider the colour of items that you buy and how these might fit into another property.  If you move into a house with burgundy curtains in the main bedroom and then buy doona covers to match the curtains, you may have difficulty in matching this in future rental properties.  So, the trick is to buy neutral colours and then change minor things to fit your décor.  For instance, you might go for white bed linen and then change cushion covers to suit the property’s colour scheme.

Most people have a few items that they treasure, mementos that bring back good memories or special gifts or knick-knacks that they cannot part with.  Having somewhere to put these items is a sure-fire way to make you feel happy and at “home”.

New properties can have an eerie echo and feel empty.  Some of the things that absorb noise and create a better atmosphere are rugs, pictures and plants.  Having pot plants in nice pots can transform a room from feeling bare and uninhabited to one that is full of life and good energy.  Always make sure that the pots are leak-proof and not likely to leave marks in a carpet or on tiles.

Pictures on the wall can completely transform a space.  Always check with the Agent that you are allowed to put up pictures and have this included in your Tenancy Agreement.  In most cases a Landlord will permit a few picture hooks provided they are placed in reasonable positions that can be used by future Tenants.  Always use good quality hooks and if you are not an expert picture hanger, get some handyman help.  You do not want to crack or damage walls.  If you are not able to hang pictures, consider buying an art easel and using this to display your favourite paintings.  Before you hang any pictures, place the pictures on the floor up against the wall that you are thinking of hanging them on and wait a week or so.  This will give you a chance to change them around depending on where you finally decide to place your furniture.

Rugs can make a room as well as providing the benefit of absorbing noise. These can be coordinated to match your furniture and make a room feel complete.

Whilst you might not have any say on the fixed light fittings – you can have a say on the lighting.  If the property you are moving into does not have very nice light fixtures, why not choose lamps to light the room and create a better atmosphere?

Colourful accents from throw-rugs, scatter cushions, flowers and decorative ornaments can inject your personality and make your property feel more like home.

Having a place for everything and everything in its place will create a more orderly and liveable environment.  Very few people thrive in chaos and spending some time and effort on sorting out the storage of items will help make you feel more settled.

Smell is also important.  If something smells nice, it is inviting.  Using linen sprays on your sheets or room deodorisers.  This can make a big difference to how your home feels – not just to you, but to your guests too.

It won’t take long before your rental property will be filled with new memories and start to feel like home!

REIWA President Damian Collins said with another solid month of price growth recorded, the Perth property market was firmly on track to achieve 10 per cent price growth during the 2022 calendar year.

“The Perth property market remains in a very good position for continued price growth. Even with interest rate rises expected soon, REIWA does not anticipate this will adversely impact our local market.

“With low levels of stock for sale and building completions still sluggish, continued strong demand from buyers suggest the Perth residential sales market will be buoyant for some time. However, the good news is that WA has some of the most affordable housing in the country, which means most buyers will be able to afford price increases and the looming interest rate rises,” Mr Collins said.

Median house sale price

Perth’s median house sale price was $525,000 during April, which remains the most affordable median house sale price in the country.

The suburbs to record the biggest median house sale price growth during April were Wembley Downs (up 2.9 per cent to $1.305 million), Maddington (up 2.8 per cent to $360,000), Waikiki (up 2.7 per cent to $407,125), Carramar (up 2.7 per cent to $565,000) and City Beach (up 2.5 per cent to $2.325 million).

Other suburbs to perform well were Wanneroo, Thornlie, Ballajura, Karrinyup and Mosman Park.

Listings for sale

There were 7,920 properties for sale on reiwa.com at the end of April, which is one per cent higher than March and 11 per cent lower than the end of April 2021.

“Listings for sale remain low across Perth, which is fuelling competition amongst buyers and putting upward pressure on prices. We expect to see more properties come to market as interest rates rise, but not enough to dampen demand,” Mr Collins said.

Time on market

The median time to sell a house during April was 13 days, which is one day faster than March 2022 and the same as April 2021.

“Median selling times in Perth are back below two weeks which is exceptionally fast. In this market, buyers must be very prepared and willing to act quickly when they see a property they want to purchase,” Mr Collins said.

reiwa.com data shows the fastest-selling suburbs in April were Cooloongup (six days), Tapping (seven days), Waikiki (seven days), Woodvale (seven days) and Bedford (seven days).

Other suburbs to record fast median selling times were Coolbellup, Currambine, Brabham, Heathridge and Bayswater.

Perth rental market

Median rent price

Perth’s median rent price increased $10 to $460 per week during April.

“This is now the highest median rent price Perth has recorded, however it’s important to note that it’s been seven years since we last saw a new peak price. While it has been a challenging time for tenants, we still have the most affordable rental market in the country,” Mr Collins said.

The suburbs to record the biggest increase in median rent during April were Wilson (up $18 to $438 per week), Southern River (up $20 to $500 per week), Mount Lawley (up $25 to $625 per week), Hammond Park (up $13 to $473) and Warnbro (up $10 to $390 per week).

Other suburbs to record notable increases were Scarborough, Victoria Park, Canning Vale, Wellard and Forrestfield.

Median leasing times

It took a median of 16 days to lease a rental during April, which was the same as March and three days faster than April 2021.

The suburbs that recorded the fastest median leasing times during March were Hamilton Hill (12 days), Hammond Park (13 days), Alkimos (13 days), Butler (13 days) and Clarkson (13 days).

Other suburbs to experience fast median leasing times were Success, Willetton, Harrisdale, Spearwood and Byford.

Listings for rent

There were 2,446 properties for rent on reiwa.com at the end of April, which is three per cent more than at the end of March but 14 per cent lower than the same time last year.

“The rental shortage remains a significant challenge for the Perth rental market. There is no quick solution for this problem, which is why it is imperative that the WA Government does not make major changes to the Residential Tenancies Act that will discourage property investment in WA at a time when we desperately need more rental stock,” Mr Collins said.

Given the intensity of current market conditions, many buyers opt to put in private offers ahead of scheduled auctions. Other homes are selling without price guides, increasing the range of offers as agents bet on a hot market to provide a top-end sale price.

Whether you’re purchasing at an auction or making an offer on a home for sale privately, the process is similar.

Making a formal offer

Firstly, your offer needs to be made formally for an agent to take it to the seller; this means it needs to be done in writing and given to the agent, who will then take it to the seller to review.

While verbal offers can be made, agents don’t value these as highly. A written offer is the way to ensure it makes it to the vendor for their consideration.

Formal written offers can come in a variety of ways, including an email, a signed form or a signed contract. The offer method depends on the agent’s preference (and the seller).

Preparing to make an offer

To maximise your chances of your offer being accepted, there are several steps you can take in preparation before submission. The work you put in at the start of your purchasing process will equip you to be in a position to make offers quickly, supported by your borrowing capacity and an understanding of the process ahead.

Secure pre-approval

The first step on your quest for homeownership – the bank.

Pre-approval is a valuable tool in understanding whether or not you’re likely to receive the loan you need to match your intended purchase price. You can speak to your bank of choice directly or with a mortgage broker to start this process. Mortgage brokers are helpful for those who are new to the property market or who may have a complex borrowing position. They’re able to work with a wide panel of lenders to evaluate who may be most likely to lend to you on the terms that suit your financial position.

It’s important to remember that pre-approval isn’t binding. Specific requirements will still need to be met for the lender to approve a loan, so pay close attention to your pre-approval status.

Speak to a solicitor or conveyancer

The easiest way to set yourself up for pain is to sign a purchase contract without reviewing it by your conveyancer or solicitor. Conveyancers will identify elements in a purchase contract that can be modified to suit your specific financing position. For example, if you’ll need longer to work with a lender to secure finance, they can negotiate the ‘subject to finance’ window to fit in with your timeline.

It’s worth noting that many conveyancers will only charge you for their review work on an offer that’s been accepted. While you may have your heart set on the first home you make an offer on, in reality, you may likely make multiple offers before having one accepted. By working with a conveyancer who only charges on successful offers, you can save yourself additional costs.

Do your research

If you’re purchasing via a private sale, your lender will require an evaluation. This evaluation process gives them peace of mind that the price you’re paying for the property is equivalent to the property’s value. You can firm up the strength and validity of your offer by researching trends across recent sales in the area you’re looking to purchase.

Keep an eye on what’s happening week to week. By getting to know your local market as intimately as possible, you’ll be in a position of strength when it comes to offering an appropriate price for the property.

Go to the open for inspections

Not only will you get a sense of your competition, but attending the first open for inspection could give you the opportunity to make an early offer. If you’re the only one at the inspection and it’s scheduled for an auction, the odds are high that the seller will be more likely to consider an offer from you ahead of the auction itself.

This is also a great chance to form a relationship with the agent. This is someone you want on your team, as they represent you to the vendor. By having a serious conversation with them that demonstrates your genuine interest, they can get a sense of your engagement.

Know your budget

Yes, it’s tempting to offer above your budget and cross your fingers that you’ll somehow make it work. In reality, this is one quick way to set yourself up for failure.

Know the hard limits of your budget before you start to attend open homes. This can save you the emotional pain of falling in love with a home that’s hundreds of thousands of dollars above what you can afford. By sticking to this budget, you’ll be able to review properties within your price range, evaluate their strengths and weaknesses, and build a more objective understanding of what a realistic offer should look like.

Don’t waive crucial clauses

While it may be tempting to waive the clauses that protect you in order to get an offer accepted, they are there for a reason. Building and pest inspections can turn up any major issues in the home that could impact your ability to safely live in it over the years to come. Finance clauses give you time to communicate with your lender and complete the application process. By keeping these clauses in, you’re ensuring a smoother process.

After you’ve made an offer

Once you’ve made your offer, paying the deposit is another way the agent and vendor know you’re serious. This deposit is held in the real estate agent’s trust account in order to formalise your offer. If the offer isn’t accepted, the deposit is returned to you.

You’re within your rights to ask for a timely response to your offer once it’s on the table. If the seller accepts the offer, you’ll have a window of time to action the conditions you’ve listed within the contract. Finance approval commonly takes a few days, but the offer becomes unconditional once this window is closed and the conditions are met. If you’re falling short of meeting these conditions within the defined window, you can request an extension.

If all conditions are met, finance is granted, and you’re ready to move forward, the seller will sign the contract. At this point, you’ve bought a home!

Last year saw a change in tax legislation and this impacted on an Investor’s ability to claim travel expenses relating to the inspecting, maintaining or collection of rent for a residential rental property.  As of 1 July 2017, this type of claim will no longer be permitted.

The exception to this is if you are carrying on a property investment business or if you are an “excluded entity”.

The Australian Taxation Office (ATO) defines an Excluded Entity as:

• A corporate tax entity
• A superannuation plan that is not a self-managed superannuation plan
• A Public Unit Trust
• A Managed Investment Trust; or
• A Unit Trust or a Partnership, all of the members of which are entities of a type listed above.

The changes to taxation are not retrospective and any travel claims incurred for periods prior to 1 July 2017 may still be able to be made.

The ATO website describes allowable travel expenses for periods prior to 1 July 2017 as:

• Preparing a property for rent for new tenants (not for the first tenants)
• Inspecting the property during or at the end of a Tenancy
• Undertaking repairs where those repairs are as a result of wear and tear when renting out the property
• Maintaining the property while it is rented or genuinely available for rent (cleaning, gardening, etc.)
• Visiting your Agent regarding the property
• Collecting rent if self-managed

Travel expenses for repairs and maintenance carried out on investment properties are not claimable before 1 July 2017 if the property was not genuinely available for rent at the time the repairs or maintenance was undertaken.

These travel claims are only applicable to those who have an ownership interest in the property.

Under no circumstances is the information included in this newsletter meant to provide legal or taxation advice and you are urged to seek your own professional advice from a taxation accountant or from the ATO.

Further information can also be found on the Australian Tax Office website:  www.ato.gov.au

It’s also recommended to refer to your Accountant for advice related to your circumstances.

Mother’s Day is celebrated on different days around the world. In Costa Rica, Thailand and Samoa it has the added luxury of being a public holiday as well.  If your Mum lives overseas – check the date before you call!

Flowers, gifts and cards are how most Mum’s are rewarded around the world.  In Mexico celebrations are started the night before Mother’s Day usually with a visit to your Mother and/or Grandmother.  Drawing your Mother and entering an Art competition is the way many Japanese children mark the occasion.

Whatever you do to show your Mum that you care about her, why not start the day off on a wonderfully sweet note and make a breakfast tray with these delicious pancakes.  Easy for cooks of any level to make and a sure-fire way to make your Mum smile…

Mother’s Day Pancakes

You will need:

Ingredients:

• 1 Egg
• 1 Cup Flour
• 1 Cup Milk
• Pinch of Salt
• 1 Tblsp Baking Powder
• 2 Tblsp Castor Sugar
• Cooking spray

Utensils:

Frying Pan (preferably non-stick), spatula, mixing bowl, hand whisk and a large serving spoon.

Method:

• Combine the egg, flour and milk and then add all the other ingredients. Whisk until smooth.
• Heat frying pan and spray cooking oil to cover the surface. Be careful not to spray the oil over a naked flame if cooking with gas!  Use a ladle to spoon out the mixture evenly over base of pan.
• When bubbles appear all over the pancake surface and the sides look a little golden – slide the pancake slightly and then either flip or use a spatula to turn over. Cook for a minute or two more, and then remove to a resting plate and keep warm.  Sprinkle with cinnamon sugar or maple syrup and serve with fresh berries for an extra treat.

Don’t forget to pick a flower, make your Mum a tea or coffee (just the way she likes it) and – most importantly – tell her how much you love her!

One of the better things about Winter is that the grass needs less mowing!  This is the time of the year that the grass growth slows.  To make sure that your lawn keeps looking good through Winter and bounces back looking beautiful and lush in Spring – it pays to give it a little bit of extra care now before Winter really hits.  A sprinkling of lawn fertiliser is all you need – preferably in May.  This will really help keep it healthy throughout the colder months.

Winter is also a great time to plant some flowers and Winter vegetables.  There is really nothing better than being able to eat your own produce – not only for the sense of achievement, but to experience the enhanced flavour!

A few things you can do to help your garden through Winter:

·       Use a thick layer of mulch on your vegetables and plants to protect them from the cold

·       Aerate the soil as much as possible and use organic compost

·       Move potted plants to more protected areas

·       Make sure that you rake up fallen leaves regularly and put them on your compost pile or use as mulch

If you have a pool:

Winter is a time to save money on chemicals and power.  You can reduce the hours that your swimming pool pump runs.  4-6 hours per day is usually sufficient for most pools in Winter.  Speak to your pool servicing company about this though.  Pool filtration is based on the size of the pool and climate and you don’t want your pool turning green.  Some sand and chlorinated filters have a “Winter setting” so you can switch to this.

And lastly, and most importantly – your health!

News reports are talking about Australia expecting their worst Winter with many areas experiencing their worst and largest flu outbreaks.  The Australian Medical Association President, Bill Boyd, warns that the current flu epidemic in Europe could be on its way here and encourages everyone to speak to their GP about being vaccinated.

Many of us regard flu as part of life and an inconvenience rather than dangerous.  However – what is inconvenient and a nuisance to you, can be extremely dangerous to others.  So – staying safe from flu is not just about ourselves, but also protecting the more vulnerable people in our communities.  There are now 2 new flu vaccines available to cope with the varying strains of flu now evident.  Young children (under five) and the elderly can obtain free vaccines.

Simple things like proper hand-washing, covering your mouth when coughing, and staying home when you are sick all help prevent the spread of the virus.

REIWA President Damian Collins said the Perth market was showing no signs of slowing down, with reported weekly sales back to levels last seen in March 2010.

“The appetite for property is strong in Perth. If this sales trajectory continues, we are very likely to see another solid year of price growth,” Mr Collins said.

The 10 suburbs to record the biggest increase in sales during March were Joondalup, Banksia Grove, Merriwa, Treeby, Southern River, Beckenham, Wannanup, Nollamara, Iluka and Yangebup.

CoreLogic home value index and median house sale price

CoreLogic’s Perth home values index increased one per cent in March, bringing total growth for the first three months of the year to 1.9 per cent.

“Perth is firmly on track to achieve the 10 per cent price growth forecast by REIWA last year,” Mr Collins said.

“Even with interest rates tipped to increase later this year, WA is in a very good position. We have the most affordable housing in the country and one of the strongest economies in the world.”

reiwa.com data shows Perth’s median house sale price was $525,000 in March, which is the most affordable median house sale price of any capital city in the country.

The suburbs to record the biggest median house sale price growth during March were East Fremantle (up 4.8 per cent to $1.376 million), Mount Hawthorn (up 4.3 per cent to $1.16 million), Treeby (up 3.8 per cent to $577,000), East Victoria Park (up 2.8 per cent to $705,000) and Waikiki (up 2.6 per cent to $390,000).

Other suburbs to perform well were Yangebup, Craigie, Lakelands, Spearwood and Swan View.

Listings for sale

There were 7,796 properties for sale on reiwa.com at the end of March, which is two per cent higher than February and six per cent lower than the end of March 2021.

“We saw a slight increase in for sale stock over the month, but listings remain very low – especially when compared to historical averages,” Mr Collins said.

Time on market

The median time to sell a house during March was 15 days, which is one day faster than February 2022 and the same as March 2021.

“Properties are still selling very quickly in Perth, with buyers needing to act quickly and competitively in order to secure the property,” Mr Collins said.

reiwa.com data shows the fastest-selling suburbs in March were Merriwa (six days), Woodvale (six days), Tapping (seven days), Carramar (seven days) and Currambine (seven days).

Other suburbs to record fast median selling times were Cooloongup, Harrisdale, Kingsley, Atwell and Floreat.

Perth rental market

Median rent price

Perth’s median rent price held at $450 per week for a fourth consecutive month during March.

“It is quite remarkable that the median rent price has been unchanged since December given how fierce competition for rentals is. Despite the rental shortage, WA tenants continue to enjoy the most affordable rental environment in the country,” Mr Collins said.

The suburbs to record the biggest increase in median rent during March were Applecross (up $90 to $740 per week), Canning Vale (up $20 to $520 per week), Maylands (up $15 to $475 per week), Willetton (up $15 to $495 per week) and Armadale (up $10 to $340 per week).

Other suburbs to record notable increases were Como, Spearwood, Byford, Banksia Grove and Secret Harbour.

Median leasing times

It took a median of 16 days to lease a rental during March, which was the same as February and three days faster than March 2021.

The suburbs that recorded the fastest median leasing times during March were Wellard (10 days), Piara Waters (11 days), Parmelia (12 days), Willetton (12 days) and Alkimos (13 days).

Other suburbs to experience fast median leasing times were Butler, Canning Vale, Harrisdale, Innaloo and Maylands.

Listings for rent

There were 2,364 properties for rent on reiwa.com at the end of March, which is nine per cent more than there were at the end of February.

“Whilst it’s pleasing listings for rent increased during the month, we are still a long way off rectifying the rental shortage. We need to entice investors back to the WA market to help house tenants and keep our rental market affordable,” Mr Collins said.

Why not try our delicious recipe that combines the concept of Lamingtons and Iced VoVos to treat your family and friends?

Anzac Day Iced VoVos

Ingredients

Sponge:                                     Raspberry Frosting:

¾ Cup of Self Raising Flour            2 Egg Whites

½ Cup Plain Flour                        1/3 Cup Castor Sugar

¾ Cup Castor Sugar                      2 Tblsp Raspberry Jam

125g Butter – room temp               Rose Pink food colouring

1/3 Cup Milk

2 Eggs – room temp                      Topping/Decoration:

1 Tsp Vanilla Essence                   Fresh Raspberries

1 ½ Tblsp Raspberry Jam              Shredded Coconut

Preheat oven to 180 C or 160C Fan Forced

Grease a 12 x 80ml friand tin

Method

Beat together flours, sugar, butter, milk, eggs and vanilla until well combined and pale in colour.

Spoon half the mixture between the friand pans.  Smooth with the back of a spoon and then place a tsp of raspberry jam in the centre of each friand.  Top with remaining cake mixture, smoothing the top before placing in the oven and baking for 20-25 mins.  Cool for 5 mins before transferring to a cake rack to cool completely (about 30 mins).

Make frosting by placing a heatproof bowl over boiling water in a saucepan.  Once the water has boiled, reduce heat to minimum and place egg whites and sugar in the bowl.  Stir with a spatula until sugar is dissolved.  Transfer mixture to another bowl and use an electric beater to whisk for 3-5 mins.  This will be very thick and glossy.  Whisk in the jam and add 2-3 drops of rose coloured food colouring. Set aside.

Spread shredded coconut on a flat tray in a single layer.

Spread the frosting over the sides and top of each cake and dip the sides of the cakes onto the shredded coconut to coat.

Decorate by placing fresh raspberries down the centre of the top of each cake.

Enjoy!

Before you begin to think about what savings you might be able to achieve – you need to understand what your current consumption habits are.  Electricity bills have two components – a fixed cost for providing the service to your home and a variable charge that is directly linked to what you use and when you use it.  By reducing your consumption at peak times, you will help reduce your bill and the drain on the electricity networks.  It is the network costs that are predominantly responsible for driving our charges up so high.

Some quick and easy things to do that will have a positive impact are:

Do your laundry in cold water. Cold water detergents are very effective.

If you have a second fridge – turn it off when not in use.

Dry clothes on a clothes line rather than using the dryer.  If you like your towels nice and fluffy – try line drying them first and then only using the dryer for a few minutes at the end to soften them.

Switch off appliances at the power outlet when not in use. Many appliances continue to draw on stand-by power even when switched off. For example – a computer games console left on could be costing you nearly $200 per year.  Microwaves are another appliance that continually draw power.  So, if you can – turn your microwave off at the wall.

Do a load of washing overnight – some machines have a delayed start that you can use for this.

Have different bedding for different seasons so that you don’t rely on cooling and heating.

Close doors of rooms that you are not using so that you contain your cooling and heating to the rooms that need it.

In winter – keep curtains open in the day to let in the sun.

In summer – draw curtains to keep the sun out and your rooms cool.

Get into the habit of turning off lights when you are not in a room – establish a jar (like a swear jar) for when you and your family forget and use the money that is collected to go towards the energy bill.

Where possible, and if in your budget, upgrade your key appliances to ones with high energy saving ratings.  Energy efficient appliances can literally save you $100’s a year.  A fridge alone can contribute about 18% of all your energy appliance costs.

Think about prepping your food for the week on the weekend when your energy costs are lowest.

Cook in bulk and freeze your meals.

Instead of relying on your microwave to defrost things from the freezer – defrost things throughout the day in your fridge.

Electric fry-pans and pressure cookers use less energy than electric ovens – so use when you can.

Lastly, take note of when your tariff charges apply.  A tariff means that your electricity is charged at a different rate depending on the time of day or the day of the week.  For instance:

Peak rates are when the cost is highest and usually in the evening Monday to Friday.  This is when you are most likely to be cooking, cooling or heating the home after coming home from work, using computers for homework and watching the evening news on TV.

Off Peak rates are when the cost of electricity is at its lowest – overnight and on weekends.

Check with your energy provider when these rates kick in so that you can adjust your energy consumption habits to optimise your savings,  or ask them about swapping to a different tariff structure to suit your family and lifestyle habits.

Some facts to consider:

• We have an ageing population in Australia. People over 65 years of age are set to more than double by 2056.
• 2 million Australians have a disability and of these, 78% are physical disabilities.
• In a 2014/2015 study 2 out of 3 older Australians opted not to use Aged Care facilities.

It makes sense to evaluate if the property you are trying to rent would suit either an elderly person or a person or family member with a disability.   Some of the benefits of attracting these types of Tenants are:

• They are not transient
• They often have rental support
• In some cases, the government may provide financial assistance for private renters to renovate the rented property to meet their needs. These renovations add to the property value and appeal.
• They are low risk of complaint from other neighbours, etc.

There are a limited number of properties on the rental market at any given time that cater for this pool of people and properties that are user-friendly for the elderly, or those that have some physical impairment, are sought-after.  This means less time on the market for rent and added attraction and appeal for when you sell the property. Research indicates a 60 percent chance that a house will be occupied by a person with a disability at some point during its existence

Some of the key factors to consider are:

• Properties on one level and with easy access. Entrances should not have stairs.
• Wide doorways to allow for walkers or wheelchairs (750mm wide)
• Flat thresholds – even a ½ inch threshold can be challenging to someone with a disability
• Lever style mixer taps rather than traditional ones that require a firm grip
• Pedestal sinks in the bathroom rather than closed vanity cabinet sink that allows someone in a wheelchair to get close to the basin
• Raised toilets with wall rails for people on wheelchairs and also the elderly with hip problems
• Lowered benchtops with empty space underneath for wheelchair accessibility
• Shower and bath rails
• Step-in baths
• Good security
• Car spaces with wide berths
• Switches and handles to be at wheelchair accessible height
• Is the property Assistance-Dog friendly?

There are some excellent suggestions on how to make a property more liveable for people at all stages of their lives in the Liveable Housing Design Guidelines – Australia online booklet: http://livablehousingaustralia.org.au/library/help/Livable_Housing_Design_Guidelines_Web1.pdf

A few simple alterations could change someone’s life and help you find a wonderful, reliable and long-term Tenant.

The last thing you want to do whilst you are away is worry about home and what you have left behind, so here’s a little list of things to tick off before you go.

• Consider whether you get a house-sitter or leave the property empty. House-sitters can be found through reputable websites, but always check their testimonials.  They are an excellent idea if you have pets and, because you don’t pay them a fee – much cheaper than a cattery or kennel.  If you do engage a House-Sitter remember to let your Property Manager know their name and contact details and the dates you will be away.  Also provide your Property Manager’s details to your house-sitter should anything go wrong.
• Speak to your neighbours and let them know the dates you are away and provide them your contact details should they have any concerns. You may like to ask them to take out and bring in your bins too if they are collected whilst you are away.
• Cancel any deliveries or services that you get on a regular basis – e.g. Newspapers, cleaners, food deliveries, etc. It may be best not to cancel your lawn mowing – but do advise your gardener and arrange how you will make payments while you are away.
• Take photographic copies of all your important travel documents if you are going overseas and store them on your devices (preferably on the Cloud) in case you misplace them.
• Think about the regular bills that you get and organise to get these online so that you can pay whilst you are away or make a payment before you go to ensure that none of your essential services are cut off whilst you are away. There would be nothing worse than walking back into a dark house with a very smelly fridge/freezer!
• Tell your Property Manager – even if the house is going to be vacant.
• Leave a key with a trusted friend or family member in case you lose your keys whilst away.
• Clean out your fridge and freezer and throw out anything that will perish while you are away.
• Bring in all your outdoor furniture or settings that could blow away or be damaged in a storm.
• Turn off all electrical items at the plug (apart from the fridge and freeze) – this will help you save on electricity and also protect your items if there is an electrical surge.
• Think about investing in a timer for a lamp in the house so that it appears you are home.
• Before you leave check that you have sufficient stocks of any medications that you take and that you have all your emergency contacts uploaded into your phone in case you need them.

Have a wonderful break and enjoy your time with family, friends or just relaxing and getting some “me” time!

REIWA President Damian Collins said the Perth property market was on track for another solid year of price growth.

“REIWA members across Perth are reporting strong market conditions. We don’t anticipate the demand for property changing any time soon, especially with borders set to open this week,” Mr Collins said.

Median house sale price