Tis the Season to Make a Great Start to 2018

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December’s strong focus on fun, family and Christmas cheer takes nearly 80% of the buyers out of the market, placing pressures on agents and vendors keen to close sales. Combined with the holiday mood on banking and financial institutions, smart investors can often buy up to 10% cheaper than other times of the year due to lack of competition. This statistically-proven deep sales trough is critical to investors whose swift action can lead to major gains for their property portfolios when they’re cashed up and ready to buy.

To be a successful investor, you need to take an anti-status quo position – that is, be prepared to move against the tide. If everyone else is going to be out of the game, you need to be physically located where you can best take advantage of the situation. This may mean being ready to jump on a plane and inspect a potential new property interstate if that’s what it takes to find your new investment. Agents throughout the nation will be motivated to sell in December, all seeking completion before year’s end. Get ready to make your move and enjoy some of that Christmas cheer for yourself.

Our Expertise @ljgrealestate.com Is Your Peace Of Mind!  Property Management

& Sales! Spanish, Chinese Speaking.

Our reputation lays in high-performance property sales, and we take great pride in our excellence in property and asset management as well as body corporate management.

We find individual solutions to fit our clients’ needs.  Being property specific rather than area specific because confining ourselves to one area simply wouldn’t be giving you what you need.L J Gilland Real Estate is a prestigious boutique agency specializing in Property Investment Management Services and the Sales of Investment Properties with tenants in place. Proudly serving Property Investors in Queensland.

Benefits of the Christmas shutdown

From the middle of December onwards, many businesses slow right down from anywhere up to 4-6 weeks, taking much-needed momentum out of the market. From banking institutions to conveyancing firms and real estate agencies, there’s a rush to dispose of as many properties as possible before the end of the year. Keeping a property for longer means banks and lending institutions risk leaving a property vacant for two to three months, directly increasing holding costs and even attracting break-ins. Hence December can also become the month of mortgagee auctions.

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Get your finance ready in advance

It’s not ideal to start looking for finance just as your lender is heading out the door for Christmas holidays. Have your borrowing capacity calculated beforehand, seek approval in principle from your broker and have your deposit in place. Start looking at properties a couple of months in advance, so you’re in the know as regards to local pricing and then in the position to negotiate. Don’t be scared to submit a hard offer as you need to know where the vendor stands. Without discovering their actual position or motivation, it is next to impossible to get a bargain.

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New Year settlement” = February or later

Everything takes that bit longer to move through the system over the festive period, so be prepared to be patient once you’ve successfully purchased. While it helps to be aware of when each of your individual team members takes leave, ultimately you won’t be able to persuade them to stick around for the sake of your new investment! Take advantage of this extra time towards settlement and finalise your property management team, seeking out quality tenants in the meantime who’ll be ready to take up residence as soon as possible.

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When looking to buy a home, one question buyers face is whether to purchase an established prop… https://ljgillandrealestate.wordpress.com/2016/11/09/when-looking-to-buy-a-home-one-question-buyers-face-is-whether-to-purchase-an-established-property-or-to-buy-land-and-build-a-home-from-scratch/ via @GillandDebello

http://ljgrealestate.com.au/buyers-agent/

Catchment zones are changed to take into account new housing developments and changes in road n… https://ljgillandrealestate.wordpress.com/2016/11/23/catchment-zones-are-changed-to-take-into-account-new-housing-developments-and-changes-in-road-networks-they-are-created-by-the-queensland-government-statisticians-office-using-special-mappin/ via @GillandDebello

The following bullet points of criteria we ask our clients to answer so we can start the ball rolling on your assisting your further with finding an investment property strategy:-

 

  • PRICE RANGE ??
  • AREA??
  • LAND SIZE??
  • TYPE OF CONSTRUCTION EG BRICK/TIMBER/RENDERED??
  • TYPE LOWSET/HIGHSET; T/HOUSE; UNIT??
  • NUMBER OF BEDROOMS??
  • NUMBER OF BATHROOMS??
  • NUMBER OF GARAGES??
  • AIR CON/ CEILING FANS??
  • DISHWASHER
  • SECURITY ACCESSORIES
  • SCHOOLS
  • TRANSPORTATION SERVICES
  • SHOPPING FACILITIES
  • PARKS AND RECREATION AMENITIES

 

ABN (if Applicable)  

You need to own the right type of property; one that will be in continuous strong demand from both owner occupiers and tenants, because the former push up market prices, whilst the latter help to pay your mortgage

 

These 8 specific and calculated criteria can be summarised as follows: 1. Capital Growth Rate >7.5% 2. Population Growth >2.7% 3. Residential Vacancy Rate4. Established and Planned Infrastructure 5. Median Property Price +15% 6. Rental Yield ~4.3% 7. Tax Effectiveness 8. Added Extras

 

Priority has been given to the economics of the area FIRST and then to the specific property criteria SECOND. The reason for this relates to an old real estate belief that suggests that one should buy ‘the worst house in the best street’ indicating that it is not the physical house that increases in value, but rather, it is the land in the area that achieves and experiences capital growth. Therefore, going from a MACRO to a MICRO level in the selection criteria would indicate a logical process by which one should select a specific property as an investor.  Once a suitable area has been identified, it is then important to select a property within that area that will represent both a logical and tax-effective investment opportunity.

 

As an added dimension, an area that it is in strong demand is also more likely to experience a stronger capital growth rate as many of the factors that attract tenants to the area will more than likely be the same factors that attract owner occupiers to that same area.

 

Some of the specific elements that influence demand within an area are the degree to which established infrastructure is readily accessible to tenants and, as such, it is important that the existing infrastructure surrounding a property be properly assessed and identified.

 

At LJ Gilland Real Estate, we recommend that a property investor invests at a price point that is no greater than 15% MORE than the median property price for that particular area on any one particular property

 

This means that within that +15% price range, an investor is able to obtain an ‘above average’ property that is in stronger demand by both purchasers and tenants than at any other price point. This is, quite simply, a property that the majority of people can afford to buy and/or rent. By avoiding the ‘cheaper’ or the more ‘expensive’ properties you are able to supply a product for the largest population percentile and therefore are able to achieve the greatest level of demand when choosing to rent OR sell the investment property.

 

An area that has a high rental yield will, generally speaking, have a low capital growth rate and alternatively, an area that has a low rental yield will, generally speaking, have a higher capital growth rate. The reason for this, we believe, is that the property investment market is always striving to reach a state of equilibrium or balance. When rental returns are high (that is, greater than a 5% rental yield) investors are willing to accept a less than average capital growth rate. On the other hand, when the rental yield is low (that is, less than a 3% rental yield) investors need to be compensated by achieving a greater than average capital growth rate. The market always strives for balance and the investor needs to make a choice between a little more money now (higher rental yield & lower capital growth rate) or a lot more money later (lower rental yield & higher capital growth rate). That is the reason why we recommend a rental yield range between 3.9% to 4.7% as being the most ideal. This range, which fluctuates around an average of 4.3%, would indicate an area that is achieving a moderately solid growth rate, is relatively balanced and has an acceptable cash flow income stream by which to assist in the servicing an maintenance of the investment property.

 

The level of depreciable allowance should be assessed prior to making a specific property recommendation to an investor.

 

Tenants today are faced with a multitude of options and choices, i.e. do we rent this property or do we rent that property? There are, however, certain elements that make a particular property unique and therefore more desirable to a prospective tenant. They quite simply represent any element that may give a particular property an edge over another when looking through the eyes of a potential tenant. For example, if an investor was looking at acquiring a house and land package as their preferred investment choice, an added extra could include: • an additional living area within the home, or • an air conditioning unit, or • an outdoor ‘alfresco’ dining area, or • an extra large garden. If the preferred choice for an investor was a townhouse or unit, extra’s could include features such as: • a security estate operated via a remote controlled entrance • open gardens or parklands with barbeque facilities, • a swimming pool, or • a gymnasium, or even • a tennis court. Added extra’s are exactly as the name suggests and are explored and identified only after the property has satisfied all the preceding criteria.

 

Your preparation starts now

To be a successful investor, you need to take an anti-status quo position – that is, be prepared to move against the tide. If everyone else is going to be out of the game, you need to be physically located where you can best take advantage of the situation. This may mean being ready to jump on a plane and inspect a potential new property interstate if that’s what it takes to find your new investment. Agents throughout the nation will be motivated to sell in December, all seeking completion before year’s end. Get ready to make your move and enjoy some of that Christmas cheer for yourself.

Our Expertise @ljgrealestate.com Is Your Peace Of Mind!  Property Management

& Sales! Spanish, Chinese Speaking.

Our reputation lays in high-performance property sales, and we take great pride in our excellence in property and asset management as well as body corporate management.

We find individual solutions to fit our clients’ needs.  Being property specific rather than area specific because confining ourselves to one area simply wouldn’t be giving you what you need.L J Gilland Real Estate is a prestigious boutique agency specializing in Property Investment Management Services and the Sales of Investment Properties with tenants in place. Proudly serving Property Investors in Queensland.AT A GLANCE: WE OFFER:-

 

  • Property Management – BRISBANE WIDE
  • Sales of properties with tenants in place
  • Body Corporate Management
  • Competitive Commission Rates
  • LET FEE FOR REFERRALS, We are a business built on 20 years of Referrals.
  • NO Lease Renewal & Comparable Market Analysis’ Fees/Charges
  • PHOTOS TAKEN ON ENTRY, tenants are shown about safety switches and water mains etc.
  • We meet all tenants on site.
  • A hands-on approach to all Property Investment Management Matters.

 

我们的专业@ ljgrealestate.com是你的和平心!物业管理

&销售!西班牙语,中文演讲。

我们的声誉在于高性能的物业销售,我们非常自豪在物业和资产管理以及机构企业管理的卓越。

我们找到适合我们客户需求的个性化解决方案。由于将自己限制在一个区域,因此将自己限制在一个区域不会给您所需.L J Gilland房地产是一家着名的精品代理公司,专门从事房地产投资管理服务和投资物业销售。诚挚地为昆士兰州的房地产投资者服务。A A GLANCE:我们提供: –

 

  • 物业管理 – BRISBANE WIDE
  • 出售带有租户的房产
  • 机构公司管理
  • 竞争佣金率
  • LET FEE FOR REFERRALS,我们是一个建立在20年推荐的业务。
  • 无租赁续约和可比市场分析的费用/收费
  • 我们在现场会见所有租户。
  • 接手所有物业投资管理事宜。

 

Wǒmen de zhuānyè@ ljgrealestate.Com shì nǐ de hépíng xīn! Wùyè guǎnlǐ
&xiāoshòu! Xībānyá yǔ, zhōngwén yǎnjiǎng.
Wǒmen de shēngyù zàiyú gāo xìngnéng de wùyè xiāoshòu, wǒmen fēicháng zìháo zài wùyè hé zīchǎn guǎnlǐ yǐjí jīgòu qǐyè guǎnlǐ de zhuóyuè.
Wǒmen zhǎodào shìhé wǒmen kèhù xūqiú de gèxìng huà jiějué fāng’àn. Yóuyú jiāng zìjǐ xiànzhì zài yīgè qūyù, yīncǐ jiāng zìjǐ xiànzhì zài yīgè qūyù bù huì gěi nín suǒ xū.L J Gilland fángdìchǎn shì yījiāzhe míng de jīngpǐn dàilǐ gōngsī, zhuānmén cóngshì fángdìchǎn tóuzī guǎnlǐ fúwù hé tóuzī wùyè xiāoshòu. Chéngzhì dì wéi kūnshìlán zhōu de fángdìchǎn tóuzī zhě fúwù.

Happy-merry-Christmas-day-photo-cards-Merry-Christmas-greeting-cards-Photos-merry-Christmas-greeting-cards-13

 

 

Seasons Greetings from the LJ Gilland Real Estate Team

http://ljgrealestate.com.au/property/3-30-tamar-street-annerley-qld-4103/

Aiming to make it easier for first home buyers to save for their first property and for people over the age of 65 to downsizeThe federal government has successfully passed legislation that will allow first home buyers to access their tax-exempt voluntary superannuation contributions when saving for a deposit.

Narrowing the gap and driving some demand back into the market.

bunder under contract

https://youtu.be/ryqweJS6QPo

#under #contract in 2 days #above #vendors #asking #price by Carlos and Linda http://www.ljgrealestate.com.au 70 Bunker Rd, #Victoria #Point QLD 4165 #property #manager #ljgrealestate #unconditional in 7 days #ljgrealestate at just 2% #discounted #sale #commission Call us (07) 32636085 to find out how we can achieve the #best #results for your #investment #property We aim for #maximum #results for our Clients #removing the #hassle from #sales and #rentals #brisbane #wide 
@ljgrealestate #property #sales #property investor #manager

 

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About ljgrealestate 据联大

Removing the Hassle from Sales and Rentals across South East Queensland. Aim to Empower other like minded Property Investors. L J Gilland Real Estate is a prestigious boutique agency specializing in Property Investment Management Services and the Sales of Investment Properties with tenants in place. Comprised of a top performing group of handpicked specialists, our Agents proudly serve Property Investors in Queensland. Since 1996 our Agency has demonstrated a genuine enjoyment of working with people, developing long-term relationships and delivering on the promise of great service. Carlos and Linda Debello offer property investor's the confidence to sell and lease in any market. We provide comprehensive market appraisals, exclusive multimedia marketing campaigns, and knowledgeable, highly personalized counsel on all aspects of real estate. Our Property Management Team is equally considerate, offering investors with in-depth advise, well-researched rental valuations, and highly professional rental management services. http://goanimate.com/movie/0M4bvcZzgIbI?utm_source=linkshare&uid=0u6RGtWsmlVc Carlos’ direct mobiles are 0400 833 800 & 0413560808. Linda’s mobiles are 0409995578 & 0414978700 (prefer email contact for Linda). Office 07 3263 6085. http://www.ljgrealestate.com.au http://www.yellowpages.com.au/qld/aspley/lj-gilland-real-estate-pty-ltd-14091356-listing.html http://au.linkedin.com/in/lindajanedebello http://twitter.com/GillandDebello http://www.facebook.com/pages/ljgrealestate
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