The Buying of Perth Real Estate for Wealth, Part Two: Location

In our recent blog, we discussed the importance of property investment as an integral part of growing wealth. 

We also wrote about the potency of appointing Buying Perth Real Estate as your Buyer’s Agent. How it can be a fast track way to building a personal property portfolio; a portfolio comprising of chosen properties with the most favourable terms and potential.

Location, Location, Location

Some properties make better investments than others.

The goal for any buyer should be to get the right price for the right property, not just the lowest price on any property.

To achieve this goal, an accurate assessment of the market value and the rental potential, together with a valued opinion of the location are just a few of the ways a Buyers Agent works in Perth.     

Whether you’re a first home buyer in the Perth area or a seasoned investor if buying real estate in Perth, it requires the attention to areas such as rentals and sales activity.

Whether you are a first home buyer or downsizing or upsizing in the Perth real estate market, it becomes increasingly important to use an experienced buyers agent in Perth.

Location and selection.

As experienced Buyers Agents, we are continually reviewing all areas of the real estate market in Perth and regional areas for our clients. We see the areas where the best property buying in all of Perth are located.

Because of our coveted relationship with so many real estate agents, we find that up to 30% of properties sold aren’t even advertised to the public.

“Why? you may say.” There are plenty of reasons.

Some sellers require a quick sale; others don’t want the expense and inconvenience of going through a lengthy auction process, others  wish to protect their privacy and don’t want weeks of having home opens.

Agents look forward to hearing from Buying Perth Real Estate as they know us as the experienced buyer’s agent in Perth.

They know our clients are genuine buyers and have their finance arrangements organised well in advance to enable a quick and trouble-free sales process.

The agent works and is paid by the seller and they are their top priority while we as a buyers agent work exclusively for the buyer.

we receive no payment from the agent, this way there is no conflict of interest  

Buyers Agents/ Buyers Advocate Fees

Without exception, our clients report that the dollars we save them from our years of experience in negotiating real estate contracts, save them the cost to use our services – sometimes many times over.

Next, we will go through the negotiation process and how it works in your favour. Look out for this blog.

By reading the signs and using our experience, you can tell when the real estate downturn has ended, and when the upturn begins (or began)!

Don’t delay. Contact us for a free consultation. https://buyingperthrealestate.com/buyers-agent/

Why property is an essential way to build and hold wealth

Property investment is an integral part of growing Wealth, and there are many areas to explore before diving into or adding to your investment portfolio.

Appointing Buying Perth Real Estate as your Buyer’s Agent is a fast-track to building a Personal Property Portfolio – a portfolio comprising your chosen properties with the most favourable terms and potential. Perth property prices to go upMarket analysts have reported that Perth rentals and sales will represent the best property buying in Australia in 2020. (Core Logic, RP Data)

How a Buyer’s agent works here in Perth 
First, you engage us, selecting us to work for you. We discuss your medium and long-term goals in the purchase of the home of your choice; be it to live in, keep for investment or renovate and flip. 

It is here that the experience of a buyer’s agent in Perth can save you real time and money. 

As a buyer’s agent, we are looking at potential properties every day, continually reviewing investment opportunities for our clients. We have access to off-market properties because of our association with so many agents. Further, we’ve built up a multitude of relationships over the 45 years we’ve operated in the Perth Real estate market. We do all the property hunting and bring to you the prize properties that will fit your budget and criteria.

You may be considering doing all of this yourself. If you’re going solo, here are some of the areas that you will need to cover:
> What to buy
> Where to buy
> When to buy
> Talking to mortgage brokers
> Selecting a settlement agent
> Viewing a range of properties sometimes up to 50 to 60 or more 
> Writing the most effective special conditions on your contract  
> Getting inside knowledge to assist in your negotiation strategy
> Getting building inspections done                                                                                                                                               

These cover a number of the obvious things you must take into account.        As a result, many people delay and watch the market go down. They think it will go even further.                                                                                                                                         

By reading the signs and using our experience, you can tell when the downturn has ended, and when the upturn begins (or began)!

Don’t delay. Contact us for a free consultation. https://buyingperthrealestate.com/buyers-agent/

Are you aware that most people when purchasing real estate very rarely buy at the best price possible?

Why not buy at the best price possible? 

The reason for this is that most people are not good negotiators – and furthermore, they’re rarely aware of what the true value of a property is in relation to its asking price.

This is why it pays to use the services of a buyers’ agent.

We’re here to save prospective buyers time and money.

In using the services of a buyers’ agent, you simply need to give us a brief as to what you’re seeking and an indication of  your budget.

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With our extensive knowledge of the property market over the last 50 years, we then create a list of possible properties that fit your criteria for you to evaluate.

After you have chosen one that you would like to view, we then make plans for you or your elected representative to view.

 Once you totally agree on a property, we then set to work to purchase the property for you at the best price possible.

Our service and research help to protect you against overpaying for the property – and in fact what we can save you is likely to more than cover our service fee.

Many property buyers do not fully understand the role of a real estate agent.

You may think that, that friendly agent will get you the property at the best price possible. That is not the case – as they are a representative of the seller, the agent’s role is to get the maximum sale price they can for their property.

Our job is exactly the reverse – to get you the property at the best buying price that we possibly can – a very big difference! 

The end result is that our clients often save 7-9% or more off the property price, (based on comparable sales and the current market)

Our question to you is simply: What’s the cost of not using our services?

In addition to this;

We can often gain access to what is sometimes termed as the ‘non- disclosed market’ or off the market properties.

There is always a number of these properties available in most areas provided you know where to look for them. These are properties that aren’t publicly listed because sellers did not want the sale of their property to be known.

The reasons for this can range from marriage breakdowns to financial problems, to wanting to avoid real estate agency selling fees.   Sometimes sellers directly approach a buyers’ agency rather than going the route of a selling agent to avoid their property being publicly listed.

Its important to make a sound offer on the property.

An offer that covers all the purchasing details relevant to the Western Australian Transfer of Land Act.

We ensure that you add in the correct conditions in your offer and walk you through the settlement process and hand over.

Even those who have purchased before with no problems often discover from our experience that the process and conditions could have been prepared in a way that was much more in their favour rather than take the advice of the selling agent.

Most property buyers are unaware!

Many people purchase properties themselves without using the services of a buyers’ agency.

We can tell you, however, that most people are simply unaware as to how much better they could have fared – if they had used our services.

When engaging Buying Perth Real Estate as your Buyers agent, our clients realize the benefit and saving they receive by trusting an experience real estate negotiator to act on their behalf.

Consider the benefit of engaging a person who has negotiated 1000’s of property deals over a lifetime of 50 plus years as a licensed real estate agent, against the limited experience obtained by asking friends, reading books, internet research or even perhaps purchasing or selling one or 2 plus properties during their life.



What is the cost ?

As it is only after open discussions that we can determine your needs and the exact cost, may we invite you to call us for a chat. Tell us what you’re seeking and we will give you a clear understanding of what the fee will be.

There’s no obligation… simply call us on 08 62150200 or 0412 926 190.

Our mission is to facilitate exciting and lifetime memories for our clients by securing the right property in the right location at the right price!

If you are confident in your ability to negotiate, and the special conditions you should add to your contract, then you probably don’t need the services of a buyer’s agent.

Whether you are buying a house, renovating your kitchen or doing your taxes, you always have the option to do the work for yourself,

But remember the lack of expertise can end up costing you more than you think it will.

The buyer’s agent Buying Perth Real Estate ensures you are purchasing the right property to suit your purpose, as well as making sure you are not overpaying for a particular property.

Contact us for consultation now and find out how we can help you with all your property buying needs.

Click Here or Call us at 08 62150200 or 0412926190

3,2,1 Blast Off 2020 For Perth !!

Perth Property Prices Goes Up!
Perth Property Prices.. 3 .. 2 .. 1 .. Ignition !! Up! Up! Away!

“Perth has been waiting since 2014 to hear this positive forecast for Perth real estate prices from prominent market forecasters. “

Perth property prices to rise by 6% says prominent forecaster

We don’t expect a Blast off  of rocket proportions but we do expect that we have turned the corner and  a selective property purchase and investment will be a wise choice if you’re looking to get in at the bottom of the market while there is still some good bargains available.” Contact us

House prices in all capital cities across Australia are expected to surge in 2020 – and according to some forecasters, 2020 is likely to be the beginning of a lengthy period of price rises.                                                                

While Sydney and Melbourne are expected to rebound by double-digit figures next year, it is interesting to note that Perth prices are expected to turn from the dour period it has had since 2014, to enjoy a 6% increase. According to CoreLogic’s head of research, Tim Lawless, the 6% increase following the 0.4% in 2019 will add $27,204 to the median value currently sitting at $453,393.

Much of the increase is expected to be driven by expectations of the Reserve Bank of Australia cutting the cash rate in the first half of 2020 to a new record low of 0.5%.

Mr Lawless is predicting that a reduction in standard variable mortgage rates, following the RBA’s adjustment to the cash rate, will result in investor landlords being able to service a loan with rental income and in some cases make a cash flow profit.‘As a result of this, investors are likely to be motivated by prospects for capital gain, as well as the fact that gross rental yields, although generally low, are likely to be higher than the cost of debt,’ Mr Lawless said.

From our observations there is already a gradual resurrection of interest in investing in property in Perth.

This has been fuelled by an increase in demand for rental property to the point that the Perth vacancy rate has been hovering around 2.5 – 2.3% for much of 2019 and as a consequence rental prices have increased in many of the tightly held suburbs.

As buying agents, Buying Perth Real Estate sees its role to seek out the best investment property opportunities that the market offers.

In undertaking this, we stress to our clients that we always look for property that has potential for long term capital growth as well as having an immediate ‘rentability’ factor.

Sometimes it can take a fair bit of searching to find the ideal investment opportunity – but that’s how we earn our keep – finding property that the average punter either hasn’t the time or possibly sufficient knowledge of the local market. In addition to investors, first home buyers, home upgraders, home down sizers, Australians working overseas and overseas buyers can all benefit from our services.As a footnote we strongly urge those who are interested in buying in the near future to contact us because the sooner you make your purchase, the more you will save.  

In other words, prospective purchasers who snooze for much longer are highly likely to lose by having to pay more in a rising market than what they would have by acting promptly.

“We don’t expect a Blast off  of rocket proportions but we do expect that we have turned the corner and  a selective property purchase and investment will be a wise choice if you’re looking to get in at the bottom of the market while there is still some good bargains available.”

For more information feel free to visit our website (Click Here) or contact me on 0412926190                                                                                                            

~ Clive Elliott, CEO at Buying Perth Real Estate

First Time Buyers for West Australia Beware !!!

First Time Buyers for West Australia Beware

West Australia’s First Time buyers should be getting a better deal

In a number of states across the country including Western Australia, First Time Buyers are being encouraged to build or buy new.  A question arises, is that really the right move for them to make?

The First Home Buyers Grant, only available if First Home Buyers build or buy new is obviously skewed towards helping the home building industry – but is it in their interests?

I don’t think so!

As a professional in the real estate industry for over four decades, I strongly agree with Damian Collins, President of the WA Real Estate Institute.
He recently made the point that, “The first home people buy is the most important.”
This is because it is capital growth from their first home that will enable them to afford the trade up to their next home.
 

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The reality is that better capital growth generally occurs in established suburbs rather than outer suburb localities where new housing and subdivisions are being established.
So to this degree the First Home Buyers Grant is pitched, and it is not doing First Home Buyers many favours at all.

As a Buyers’ Agent I strongly advise First Home Buyers purchase their property extremely selectively.
If they wish to build new, I go out of my way to find a block in a locality that has potential for capital growth.
 
Unfortunately First Home Buyers are not being given the guidance they should.
 
If a First Home Buyer is able to purchase without recourse to the First Home Buyers Grant they’re best advised to buy an established property.
The reason for this, particularly when using a Buying Agent is that prices on established homes are almost always negotiable.
People selling an established home are often motivated to sell and will consider offers if the offer is presented professionally.
 

The seller could be keen to upgrade, move to another location or be forced to sell because of circumstances; this means the price could be negotiable.
Whereas unless builders and developers are desperate to sell in abnormal market conditions, it makes it unlikely to be able to negotiate on a new build.

In saying that, the discount obtained through a professionally negotiated offer could well be equal to or more than the First Home Buyers’ Grant.
A perfect reason to use the services of a Professional Buyers Agent.

As a person who has been in the real estate industry for a considerable number of years. It surprises me that more of Western Australia’s First Home Buyers aren’t using the services of a Buyer’s Agent.

It takes years of experience in the real estate industry to know what the right price of a property is, within a particular market.
It is not necessarily the asking price or what the selling agent is asking for it.

Buying Perth Real Estate is a buyer’s agency dedicated to finding the right property for its clients and to save them money by negotiating the best deal possible on their property of choice.

Let us Help you, click here or give us a phone call:  0412 926 190 – you’ll be pleased for having made the call.

~ Clive Elliott, CEO at Buying Perth Real Estate

Perth Rental And Sales Activity On The Rise

While Perth’s property prices have continued to fall throughout 2019, green shoots are appearing which suggest West Australian property slump could be close to its long-awaited end. Activity improved across both sales and rentals in Perth throughout October with the Real Estate Institute of Western Australia (Reiwa) data revealing Perth rental and sales activity on the rise by 2% in sales transactions and 16% in leasing transactions.

While WA’s housing fortunes aren’t rebounding as quickly as the Eastern States, REIWA Deputy President Lisa Joyce said it was encouraging to see the market activity lift across both sectors as well as improvements on all aspects of the rental market as well.

 

Perth residential sales market

Core Logic’s latest home value index shows the rate of decline in dwelling values in Perth at 0.4% in October representing a slowdown in the rate of price decline as Perth trends towards a more stable property market.

Core Logic research director Tim Lawless said it was becoming increasingly clear the housing market was gathering pace off the back of lower mortgage rates and improved access to credit.

Demand for housing is responding to stimulus measures, including mortgage rates which are now lower than anything we have seen since the 1950’s and improved mortgage serviceability test following the recent reductions in interest rates.

 

Perth Real Estate

Perth Real Estate on the rise

In terms of a rolling three-month trend, Perth values recorded their smallest decline in 14 months according to the Core Logic data.

Lisa Joyce said this was pleasing to see and that in the coming months, Perth could expect to see a gradual improvement similar to the other capital cities in Australia.

She went on to say that although overall prices remained the same as the previous month, reiwa.com data showed that 26% of suburbs saw improvements in the median sale price.

She said there had been a lot of uncertainty surrounding the property market this year. While we are not seeing the significant shifts in levels we experienced during peak times, it is a positive sign to see the increase in sales and rental activity.

Perth remains favourable for buyers and investors at the moment. Joyce’s advice for those thinking of purchasing their first home, or trading up or investing, is to act soon. With indicators beginning to move, the opportunity to take advantage of the current conditions may be short. 

For more information on Buying Perth Real Estate, contact Clive Elliott on 0412 926190 or enquire here.

When will the local market gain again?

In their recent analysis of the real estate market across the nation’s capitals, domain.com.au put Perth under the microscope with the following insights.

Perth

To buy property in Western Australia is totally different to other parts of Australia and in fact throughout the world.

Perth’s rental market has strengthened over the year, reflected in rent price increases and a falling rental vacancy rate.

Median asking rents for houses in Perth were up 5.7 per cent in the year to September, to $370 per week. This marks a recovery from a rental price trough of $350 in September last year. It is also the strongest annual growth rate in house rents for more than six years, when the mining investment boom was ending. Nonetheless, Perth remains the cheapest capital city to rent a typical house.

Perth units saw a similarly strong rise in rents year-on-year, at 3.3 per cent (although unit rents remained unchanged over the quarter, at $310).

Rents increased the most in Perth’s inner suburbs over the past year, while rents were unchanged in Mandurah.

Perth has seen the second steepest annual decline in the rental vacancy rate behind Darwin. The rental vacancy rate fell by 70 basis points to 2.7 per cent in September 2019.

These figures point to a tighter Perth rental market. While this is not good news for renters, it may be a sign of a broader turnaround in the Perth property market. Stronger population growth, combined with a slowdown in new housing construction, is seeing vacant properties being slowly absorbed. The WA economy is also rebounding, driven by improving conditions in the mining sector.

Republished from domain.com.au, October 2019

Who’s on your side when you purchase a property?

If you’re buying property, you may fare better with a Buyer’s Agent on your side.

Using a buyer’s agent to assist in purchasing a property has not been well used in Western Australia to date, but in the Eastern States, using a Buyer’s Agent is becoming increasingly popular.

‘Having a registered buyer’s agent on your team can be a brilliant move because we can invariably buy at a better price than the average home purchaser can do,’ says Clive Elliott from Buying Perth Real Estate.

Clive Elliott is a seasoned real estate agent having operated his own agency for many years. These days, he works primarily as a buyer’s agent.

“The days of real estate agents taking prospective buyers around to homes offered by other agents when their listings don’t match what the buyer wants, have virtually gone,” he says.

“It concerns me that in many cases people who are time-poor settle for a home below their expectations while other people are not strong negotiators, so they end up paying more than they could have,” he said.

A buyer’s agent’s job is to find properties that match the brief from a buyer.

The search made by a buyer’s agent considers the offerings of numerous agencies and sometimes off-the-market properties.

“Many people forget that a real estate agent is paid by the seller to get the best price possible whereas a buyer’s agent, knowing this and having worked in price negotiations, is motivated to work on behalf of the buyer,” Mr Elliott said.

“We can often cover our entire fee and more by having the knowledge of current property values and knowing how to negotiate accordingly,” he said.

With more extensive knowledge than most people of the property market, a buyer’s agent can also source a property for investors with better prospects for capital growth or rental yield and seek out properties being sold off-market’ (sometimes known as ‘silent sales’) which never appear publicly.

“We also help our buyers to ensure they have included the correct conditions in their offer to purchase and when needed, assist them in obtaining suitable finance brokers and conveyancers,

“All up, a buyer’s agent removes a lot of stress from property purchasing, saves the buyer a huge amount of time in searching for the right property, and we invariably save the buyer quite a lot more than our fee for service,” Clive said.

To learn more about how a buying agent works, you can visit buyingperthrealestate.com.au

The Best Property Buying Opportunities in Australia Are Right Here in WA!

Every now and again we’re asked by purchasers whether it’s best to buy now, or wait, in the hope that prices will drop further.

They’re mindful of the real estate adage: ‘timing is everything’.

The answer varies, but it’s fair to say that 2019 represents a good time to enter the West Australian property market – whether as a first home buyer, a homeowner upgrading to a more substantial home, or as an investor.

Some key factors lead us to think that 2019 represents a great opportunity.

1) Affordability
Several months ago, it was announced that WA had become the most affordable state for property in Australia.

According to a housing affordability study produced by the Real Estate Institute of Australia and the Bank of Adelaide, only the Northern Territory and the ACT were more affordable.

The report also found that the proportion of income required for meeting loan repayments in WA improved to 22.7% in the September 2018 quarter, a decrease of 1.2% from the June 2018 quarter, while the average loan size reduced 4.6% to $339,943.

By comparison, the proportion of income required to meet loan repayments in NSW is 36.6% with an average loan of $469,589.

Further, rental vacancies across Perth are down to 2.6% – a significant decrease from 9% a few years back.

Rental vacancy rates have decreased dramatically in quite a few locations, and if the common trend ensues, rental yields will begin rising when the vacancy level falls below 2.5%.

2) Massive new mining investment forecast
It seems set to happen all over again!

2014 saw the end of a property boom in WA driven predominantly by massive spending from the mining industry on mine site expansion and large scale construction.

Forecasted investment in upcoming projects in the Goldfields and Pilbara regions totals around $75 billion.

This spending on infrastructure and mine site expansion includes projects related to Iron ore, Lithium, Liquid Natural Gas, Mineral Sands, Gold Mining, Urea production, and a Nickel smelter.

As these projects get underway, there will be considerable demand for workers.

Already, demand for skilled professionals has risen dramatically, leading to an increase in the tempo of top-end property sales with median prices of exclusive localities experiencing substantial gains.

The Western suburbs have fared nicely as well as the Canning Riverside suburb of Mt Pleasant.

The median price of homes in Mt Pleasant has increased by 26% in the 12 months to March 2019.

People who purchased while the prices were low have fared very well, and there is little doubt that the next few years they will see further capital growth.

According to reports, around 40% of Perth suburbs experienced price growth over the year. We believe this represents an opportunity.

By contrast, quite a few suburbs – particularly those in the outer areas – have seen decreases in the median price as supply has consistently exceeded demand.

The question arises: how long will it be before they see a turnaround as well?

Massive demand for tradespeople and semi-skilled workers will likely follow the current demand for professional workers.

This influx of people will likely generate a significant increase in business confidence and, as a result, rental vacancies will decrease markedly to follow a similar pattern as the previous mining construction boom.

As the cycle goes, the property market will strengthen across the board, making 2019 a golden opportunity for people to buy in areas where prices are at their lowest.

3) The Election!
If the Labor Party wins the upcoming election, we can expect them to take action on negative gearing in the 2020 budget.

Their current platform is to allow negative gearing on established homes purchased before its budget. From then, negative gearing will only apply to new property purchases.

Timing is everything, so we make a point of monitoring the prices of established suburbs with strong investment potential.

These investments will have excellent long term rental potential, and if you hold for the long term, there is potential for strong capital growth.

Opportunity
The current market presents an excellent opportunity. We would urge prospective buyers to act soon rather than leaving their move to the point where everyone is trying to get in for Fear Of Missing Out. FOMO is real, but it’s not quite a reality. Yet.

Buying Perth Real Estate are experts at helping investors and homeowners to find properties that best suit them – saving them time and money.

If you’re considering a move, call us for a chat. There’s no obligation, and you will be surprised to discover what BuyingPerthRealEstate.com can do for you.

Clive Elliott – Principal

The Right Time to Buy Your Home is When You Find The Right Home

There’s an expression in real estate for prospective home buyers: ‘The right time to buy your home is when you find the right home’.

An interesting conundrum can arise for home buyers in Australia is when the very first home we find for them perfectly matches what they have described as being their ideal home.

Was it too easy? Are there better ones? An even more perfect fit?

It can be a problem, and the thought has crossed our mind that it might be better to hold off from presenting a buyer with the perfect match to their property requirements because of this dynamic.

While we’ve never done things this way, it can come as a surprise to buyers who have searched unsuccessfully only to have us come up with what they were seeking, first up.

Our recommendation is just this: while we are happy to keep a search going, there is one strong recommendation: ‘the right time to buy your home is when you’re presented with the right home’.

We recommend following your ‘gut instinct’ – if the home feels right, it probably is and, on that basis, it’s the right time to buy.

It can be a tragedy to put it a property on hold when a property feels like it is the perfect fit and then find it sold to someone else. Particularly if we only put it on hold because its discovery appeared to be too easy.

Our job is to find you a home that best matches what you describe to us – within your budget and in a locality desirable to you.

Sometimes the ideal home happens to be found very quickly; other times the task is a challenge.

Whichever it is, when you put us to the test, we take the task seriously and leave very few stones unturned in our search.

First home buyers, home up-graders, home downsizers, investors, Australians working overseas and overseas buyers can all benefit from our services.

Visit us at BuyingPerthRealEstate.com or call us on 0412 926 190 and we’ll let you know what we can do for you.