Thursday, 28 May 2015

INNER WEST LOCAL AGENT -ANNA MENDONCA - MARRICKVILLE REAL ESTATE

Anna Mendonca @ Marrickville Real Estate

A licensed Real Estate agent who started with The Professionals Real Estate Dulwich Hill/Marrickville back in 1994, Anna truly has the Real Estate experience and knowledge to obtain the very best results.

Regarded amongst her peers as one of the best Real Estate agents within the industry!

Anna Mendonca has returned to the industry that she loves and has joined the Onside brand.

Committed to delivering a high level of service and a lethal sales approach that had regarded her as one of the best agents, with her taste for sales and grand smile she truly is a sales talent.

Her areas of experience are Marrickville, Dulwich Hill, Petersham and Earlwood and surrounding Inner West suburbs.

Highly professional and trustworthy with a unique approach to her clients, is what makes Anna the stand out sales talent.

Making the transition to Marrickville Real Estate was a move to increase her market share and join the future agency that has a significant technology advancement within the Real Estate sector.

Anna Mendonca is contactable on 0433 569 933/1300 938 931 or

www.marrickville-realestate.com.au

Tuesday, 19 May 2015

INNER WEST REAL ESTATE AGENT - ANNA MENDONCA- MARRICKIVLLE REAL ESTATE

Keep up to date with property prices, call me for FREE market appraisal on your property.

Regarded amongst her peers as one of the best Real Estate agents within the industry!

Saturday, 16 May 2015

LOCAL INNER WEST REAL ESTATE AGENT - ANNA MENDONCA - MARRICKVILLE REAL ESTATE

Anna Mendonca @ Marrickville Real Estate

Regarded amongst her peers as one of the best Real Estate agents within the industry!

Thursday, 14 May 2015

housing affordability left off Budget agenda? WHY??? by Anna Mendonca - Marrickivlle Real estate

housing affordability left off Budget agenda? WHY?? SMH 13/5/15

First home buyers are borrowing more than ever before, yet the 2015 Budget failed to tackle housing affordability.

First home buyer numbers fell to 14.7 per cent in March, from 15.1 per cent in February, and the average loan size is up $5,200 to $326,300, according to the Australian Bureau of Statistics, yet the Federal Government did not deliver any relief in the Budget.

In fact, the Federal Government may have "given up" on first home owners grants, according to AMP Capital head of investment strategy and chief economist Shane Oliver.

One of the main factors driving the booming market at present is low interest rates. Photo: Fiona Morris.

Giving more money to first home buyers pushes prices up and affordability had become an "issue for the states to handle", he said.

States and territories currently offer grants for new property only, yet it is often more expensive to buy brand new properties to qualify for the grant.

PRDnationwide national research manager Diaswati Mardiasmo hoped an established property grant would be on the agenda.

"I was hoping the federal government would realise this and thus put out a policy that addresses it – maybe something like the state government is providing an amount to first home buyers for new homes so we will provide an amount to first home buyers for current stock," Dr Mardiasmo said.

"It's unfortunate that there is nothing really targeted at the property industry, though the budget does acknowledge that property is probably going to be one of the few industries that is going to prop up the economy for a while," she said.

Mr Oliver expects momentum in Sydney's housing market to slow over the year, with the main factor driving the market at present "being low interest rates."

Over the long term, these rates may actually increase, with the Budget suggesting signs of positive economic growth in the future, said Domain Group senior economist Andrew Wilson.

"With the deficit decreasing over four years and unemployment expected to be down, it's a question of when interest rates will rise over that time," Dr Wilson said.

This won't be any time soon, according to Mortgage Choice chief executive John Flavell, who expects low rates to be maintained for some time.

"With interest rates set to remain at historically low levels throughout 2015, the housing sector remains positive for both current mortgage holders and those looking to enter the property market," Mr Flavell said.

However, rising prices may be cancelling out the benefit of low interest rates for first time buyers.

The government didn't touch the Real Estate Institute of Australia's pre-Budget submission to allow first home buyers access to superannuation to fund a deposit and there were no changes to the axed First Home Savers Accounts (FHSAs).

Account holders can withdraw funds without restrictions in July 2015.

The 40 recommendations made by the Senate Housing References Committee affordability report released in May, included creating a new version of the FHSAs.

It recommended that state and territory governments maintain the first home buyer grants, but consider introducing means testing, as well as maintaining appropriate value limit caps.

Sell your property today with Anna Mendonca!

Anna Mendonca 0433 56 99 33
www.marrickville-realestate.com.au

Tuesday, 12 May 2015

Granny Flats have increased by 24.1% in Western Sydney by Anna Mendonca- Marrickivlle Real Estate

A gold mine in your own backyard

Increasing property and rental prices have forced many Australians to start looking for alternative living arrangements. This has caused a surge in demand for secondary dwellings or granny flats.

In response to this demand, data collected from thousands of BMT Tax Depreciation Schedules suggests construction of granny flats has increased by 24.1% in Western Sydney suburbs and 9.3% across Australia over the last two financial years. This dramatic increase in construction can be attributed to state-level legislative changes regarding secondary dwellings, aiming to boost housing affordability in capital city areas.

2009 saw the Affordable Rental Housing – State Environmental Planning Policy (SEPP) come into force in NSW. In August 2013, WA followed suit with its State Planning Policy 3.1 Residential Design Codes. With these legislative changes, NSW and WA join the NT, ACT and TAS in allowing property owners to rent a secondary dwelling to those other than family members or friends.

While renters are often attracted to granny flats for their affordability, many property investors are keen to capitalise on this recent demand for secondary dwellings due to the high rental yields often achieved.

Our data suggests that on average a granny flat will cost $121,000 to construct. Property owners have found that they are usually able to achieve annual rental yields of 15% on this investment.

In order to maximise the benefit of this yield, all granny flat owners should understand their depreciation entitlements.

When a secondary dwelling is income-producing the owner is entitled to substantial deductions, even if they are currently occupying the primary residence on the property. Research conducted by BMT has shown that the average first year depreciation deduction for a granny flat is $5,288, accumulating to $23,713 in deductions over the first five years. Shared areas between the granny flat and owner-occupied property such as patios, pools and barbecues may also entitle the owner to additional depreciation deductions, claimed based on the tenant’s usage percentage.

To understand the viability of using a secondary dwelling as an additional source of income on a particular property, the table below illustrates the differences in regulations between states as well as the first-year depreciation deductions a property investor would be able to claim.

When evaluating the cash flow potential of a secondary dwelling on your property, we can provide an estimate of the tax depreciation deductions that would become available. Complete this form today and one of our depreciation experts will be in contact.

Sell your property today with Anna Mendonca!

Anna Mendonca 0433 56 99 33
www.marrickville-realestate.com.au

Friday, 8 May 2015

CONSTRUCTION COSTS IN AUSTRALIA by Anna Mendonca - Marrickville Real Estate

report by BMT contructions

Average Costs of Construction in Australia

The BMT Construction Cost Table is a useful guide to the cost of construction for a variety of building types including, houses, townhouses, residential apartments, office blocks, industrial warehouses, supermarkets, shopping centres, hotels and motels.

Choose your finish then multiply by the regional variations table below to find out the approximate cost per construction type per square metre in your area.

All prices below are quoted exclusive of GST.

Construction Cost Table

Construction Type

Level of Finish

House

Low

Medium

High

3br weatherboard project home, level block, single level,shelf design

$1,035

$1,235

$1,590

3br brick veneer project home, level block, single level, shelf design

$1,065

$1,270

$1,630

3br full brick project home, level block, single level, shelf design

$1,090

$1,305

$1,670

4br weatherboard project home, level block, single level,shelf design

$1,540

$1,715

$1,910

4br brick veneer home, level block, single level, unique design

$1,570

$1,750

$1,950

4br full brick home, level block, single level, unique design

$1,640

$1,810

$2,010

3br brick veneer project home, level block, two level, shelf design

$1,110

$1,310

$1,710

3br full brick project home, level block, two level, shelf design

$1,130

$1,400

$1,790

4br brick veneer home, level block, two level, unique design

$1,700

$1,900

$2,050

4br full brick home, level block, two level, unique design

$1,780

$1,970

$2,250

Architecturally designed executive residence

$2,160

$3,250

$5,050

Townhouse

2br, single level brick veneer townhouse, including allowance for common property

$1,250

$1,490

$1,740

2br, 2 level brick veneer townhouse, including allowance for common property

$1,350

$1,580

$1,900

3br, single level brick veneer townhouse, including allowance for common property

$1,235

$1,475

$1,725

3br, 2 level brick veneer townhouse, including allowance for common property

$1,340

$1,610

$2,270

Units

3 level walk-up unit complex, concrete structure, ground floor parking

$1,650

$1,820

$2,320

3 level walk-up unit complex, concrete structure, basement parking

$1,615

$1,785

$2,285

4-8 level walk-up unit complex, concrete structure, ground floor parking

$1,720

$1,950

$2,650

4-8 level walk-up unit complex, concrete structure, basement parking

$1,650

$1,920

$2,615

8 or more level unit complex, including lift and basement car parking

$1,710

$2,280

$3,030

Commercial

1-4 level open plan offices, including A/C & lifts, excluding fit out

$1,480

$1,760

$2,290

4-8 level open plan offices, including A/C & lifts, excluding fit out

$1,620

$1,850

$2,400

8 levels and over, including A/C & lifts, excluding fit out

$1,880

$2,064

$2,770

Industrial

High Bay Warehouse, standard config, concrete floor, metal clad

$810

$885

$980

High Bay Warehouse, standard config, concrete floor, pre-cast concrete wall clad

$1,050

$1,110

$1,250

Retail

Suburban shopping mall area including A/C

$1,590

$1,810

$2,100

Supermarket, including A/C, excluding fit out

$1,380

$1,500

$1,670

Hotels/Motels

Single level boutique motel, including A/C, guest facilities

$2,650

$3,200

$4,500

Single level tavern/hotel, including A/C, excluding loose item fit out

$1,980

$2,350

$2,650

Regional Variations

Cairns

115 %

130 %

Brisbane

105 %

115 %

Sydney

100 %

Canberra

96 %

104 %

Melbourne

98 %

108 %

Hobart

87 %

97 %

Adelaide

98 %

110 %

Perth

100 %

120 %

Darwin

110 %

120 %

BMT Tax Depreciation Quantity Surveyors Australia-Wide

If your development is not located in Sydney, you can still use these rates as a guide by applying a regional variation percentage. Simply multiply the construction cost by the regional variations opposite. This will give you an approximate cost for the construction type per square metre in your area.

The Calculation of Construction Costs

The above costs are calculated based on a Gross Floor Area (GFA) rate. Typically GFA can be defined as the sum of the fully enclosed covered floor area and the unenclosed covered floor area of a building at all floor levels, measured in a square metre rate. GFA consists of two elements:

FECA: Fully Enclosed Covered Area
UCA: Unenclosed Covered Area

FECA: Includes items such as:

Basements
Attics
Garages
Penthouses
Lift shafts
Staircases
Columns and piers

UCA: Includes items such as:

Roofed balconies
Open verandahs
Porches and porticos
Attached covered walkways
Usable space under buildings

Costs provided are an average price for typical buildings as at the date of publication, allowing for preliminaries, builders profit and overheads. Costs can provide no more than a rough guide to the probable cost of building, as costs can vary significantly based on site conditions, level of fitout and design.

Disclaimer:
The construction cost information above is provided as a general guide to allow you to estimate the potential construction costs for a building type. However, the Cost Information is based on assumptions concerning construction type, quality and condition of inclusions which may differ from your personal circumstances. You acknowledge and agree you must undertake your own analysis and obtain independent construction, legal, financial and taxation advice before using, relying or acting on the Cost Information.

Sell your property today with Anna Mendonca!

Anna Mendonca 0433 56 99 33 OR 1300 938 931
www.marrickville-realestate.com.au