no vacancy at town & country real estate

attention landlord

we are not going on long holidays
we have young families looking for rent before Christmas and early new year, upto $550 p/w for good unit, and $750 for 4 bedroom single or double story house.

这个圣诞假期我们公司租赁物业全满,业主们无需担心假日期间没有收入。

业主们请注意!
对目前你的房屋管理代理公司满意吗?
你的投资物业至今还是空置吗?
经验丰富的物业管理公司可以产生巨大的变化!

服务承诺。
我们公司的服务项目之一是对我们的业主客户提供物业每季度定期检查。

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1. 李嘉诚来了,房子能不涨嘛?

《澳洲人》7日报道,亚洲首富,香港商界巨鳄李嘉诚决计在澳洲房地产市场大战拳脚。目前,李嘉诚旗下新加坡上市房地产企业泓富资产(ARA Asset Management)正经过本人的“高峰开展基金”(Summit Development Fund)配置资本,规划澳洲与东南亚房地产市场。

正积极为开发项目选址

泓富资产基金总裁Ng Beng Tiong表示,该公司主要目的是悉尼和墨尔本的房地产市场。他暗示泓富资产可能在澳洲停止一系列房地产项目开发,称该公司目前正在为写字楼,批发,居民及工业房地产项目选择适宜的开发地址。

Ng Beng Tiong指出:“我们曾经做好准备,事实上也不断寻觅签署开发协议的时机。”但他并未透露该公司方案在将来几年会在澳洲购置多少土地。“没有方案量,这要视详细情况而定”。此外,就泓富资产能否会收买澳洲工程和基建集团莱顿控股(Leighton Holdings) 在售的莱顿地产,Ng Beng Tiong也未置评,但他称该公司“乐于”与澳洲外向开发商协作。

拓展澳洲基建范畴幅员

除涉足房地产外,李嘉诚的澳洲商业幅员还拓展至澳洲能源范畴。据《澳洲金融评论》7日报道,澳洲自然气管道运营商APA Group已宣布,将把旗下自然气分销商Envestra的全部控制权售予李嘉诚旗下的长江实业集团。长江实业集团也是泓富资产的母公司。

 

 

2. 各大银行开出5年固定利息的大单,推动房价继续升高

澳大利亚联邦银行7月23日宣布,将降低五年期房贷固定利率,以协助更多人购置私人房产。

据理解,澳大利亚联邦银行最新的五年期房贷固定年利率为4.99%,是有史以来的最低利率程度,较之前下调了0.7%。这个也是澳联邦银行初次将五年期固定利率降低至5%以下。

澳联邦银行表示,新利率即日起生效,新老贷款客户均可享受此最低利率,且该利率规范也适用于财富产品及按揭贷款产品。

继澳联邦银行下调5年期房贷利率几个小时之后,历来以“保证澳洲最低利率”的国民银行NAB疾速跟进,宣布5年利率也调低到4.99%,并下调了3年和4年的利率;另一家大银行西安定洋银行Westpac同时宣布5年利率调整到4.99%.

目前,除了澳纽ANZ之外,四家大银行中的三家都下调了利率。据预测,澳纽银行和其他众多的小银行和金融机构都不能幸免。为了抢夺客户,澳洲的金融市场必然开端一场利率大战。

澳联邦银行批发产品部执行经文科布利(Lyn Cobley)称,对客户而言,其五年期贷款利率极具竞争性,辅之以联邦银行提供的其他融资支持及金融工具,将使得贷款人在购房时享有更大的资金活动性,整个过程愈加便利。他称,“联邦银行是在用另一种方式协助澳洲居民具有本人的房产”。

能够看出,五年息的下调显现银行对长期利率的自信心倍增。银行有望借助当今世界金融市场的低廉融资本钱,来降低本人的运作开支,因此能够降低贷款利率。而银行首先降落的5年期利率,显现银行估量储藏银行在将来几年中不太可能上调利息。

有业内剖析人士以为,利率大战将会把房价冲向新高。澳洲目前昂扬的房价相当局部得益于低廉的贷款利率。新一轮的贷款大战会为房屋市场提供更强的购置力,完整可能会保证目前的房价继续炙热。

 

 

3执政党要员手中有大量房产,房价会跌嘛?

澳洲的政治精英们属于最高最爱投资的人群,国度党的参议员Barry O’Sullivan是堪培拉具有最多房产的政客,有50处房产,另外一位国度党议员David Gillespie则具有17处。

联邦政客均匀每人具有2.5处房产,或者价值约300万的土地。

亿万富翁Clive Palmer名下有12处房产,独立参议院Nick Xenophon有8处,而高调的联邦通讯部长Malcolm Turnbull也差不多。

议会成员里只有13位,也就是6%名下没有房产。

这项剖析的背景是澳洲的房产价钱达新高,最近的数据显现悉尼,墨尔本和堪培拉的房子又涨价了。

RP Data的数据显示,到7月的12个月里,悉尼房产升值了14.8%而墨尔本房产升值了11%。

 

 

4政府大力基建投入,所到之处房价节节飙升

贝尔德政府公布了一份大肆兴建基建的选前预算,这主要是因为州府的金库在印花税收入增加近10亿元以及租赁两个港口后充盈了不少,新洲财政厅长康斯坦斯预计州府财政在2014-15财年赤子将缩小至2.83亿元,并在2015-16才年实现盈余。

政府还为帕拉玛打轻轨项目(Parramatta Light Rail)拨款4亿元。基本意味着帕拉玛打市府耗资20亿元建设到Macquire Park和Castle Hill的轻轨梦想将成为现实。

此外,贝尔德政府似乎言出必行,除了兴建基建以外,还兑现了保护弱势群体的承诺,预算将在未来四年为儿童保护工作拨款5亿元。

在2013-14财年,得益于房产繁荣—州府预算文件称“住宅房产市场增长了35%”,州府的印花税收入暴增了9.38亿元。

州府在明年三月份的州府大选前显然对西悉尼用心良苦。贝尔德称:“西悉尼在过去数十年来一直被工党政府视为理所当然,但我们将为这个富有活力的地区提供他们需要的,也是值得拥有的基建和服务”。

“实际上,州府的交通基建投资款中,有一半投在了西悉尼”。

列车与道路预算基建开销包括:

  • 帕拉玛打轻轨列车,4亿元。
  • West Connex,未来四年拨款38亿元,其中15亿元为联邦政府资金。这条高速路的总成本现在预计为149亿元。
  • 悉尼西北列车连接线,未来四年将获得52亿元,总成本为83亿元。
  • 下一代列车租(Next Generation Rail Fleet),2024年将获得28亿元。
  • 从环形码头(Circular Quay)到Randwick和Kingsford的情归线路,在2019年前拨款16亿元。
  • 澳宝卡系统,在未来15年内耗资12亿元。
  • Pacific Highway重大升级工程,58亿元(包括联邦政府拨款)。
  • Princes Highway, 6.81亿元。
  • 西悉尼Growth Roads, 5.57亿元。
  • Great Western Highway和Bells Line of Road道路升级, 3.59亿元。
  • 西悉尼到Badgerys Creek悉尼第二机场的支持性道路,14亿元。

政府在悉尼化的每一分钱,都会体现在房产的增值上面。

 

 

5悉尼拍卖市场火爆平均房价年增12%

悉尼目前均匀房价为69万元,比2013年6月份的61.3万元膏了12.6%。在冬季房产销售日渐走俏之时,破纪录的清盘率已经使得悉尼均匀房价在一年中猛增了12%.

来自房产拍卖服务的Rocky Bartolotto称,这是他参与房产拍卖行业11年以来见过的最繁忙的冬季。“这是我见过的最强劲的冬季活动。”“今年我们拍卖的房产数量比去年多了一倍。”“这很令人惊喜,由于大多数人冬季都不想卖房,他们普遍会等到春季,但今年的状况却不是这样。”

数据证明最近的方式活动的确与往年的冬季趋向不同。悉尼上周的清盘率达75.9%,之前一周是76.4%,均高于15年均匀的66%。

RP Data的剖析师库舍尔(Cameron Kusher)称:“目前为止,这看起来是自全球金融危机以来最强劲的冬季拍卖市场。”

库舍尔称,冬季待售房产通常比以往少,潜在买家也会减少,但今年确实反其道而行之。“相比于去年冬季,今年有更多的房产停止拍卖,而且清盘率也比以往高。”

最新使用消息:目前澳洲房贷浮动利率可低至4.63%*(CPR4.82%),带100%对冲账号,5年固定利率新低4.99%*(CPR:5.52%)。对新贷款或转贷者,部分银行提供

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a lack of regulation of asian developers building apartments in australia could see more cheap housing built than the country actually needs.

this is the concern of daviddevine, founder of metro property group, which was aired on channel nine’s financial review sunday at the weekend and covered in the fairfax press.
mr.devine expressed concerns that unregulated developers from asia could lead to an oversupply of cheaper housing, namely apartments, in pockets on the east coast.

he cited evidence that overseas developers had already targeted areas of sydney and melbourne and, he believed, they will probably come to brisbane.

developers who have survived the financial crisis, who understand what is required to be a developer, they are the ones who should be developing, mrdevine told fnancial review sunday.

new people coming in oversupply the market because they don’t understand what is going on. mrdevine urged the foreign investment review board to take a closer look at the activities of overseas developers – primarily from china, singapore, hongkong and malaysia and regulate where necessary.

screen-shot-2014-08-04-at-12-01-16-pm

 

as noted in the fairfax article, there is a perception that foreign developers are prepared to heavily outbid local developers for blocks of available land and deliver a cheaper end product that may not be to the standard of local constructors.

however, it should be noted that it is not illegal for foreign firms to compete with local developers for projects.

The federal government is presently investigating foreign ownership and investment in the local market, with the results of the inquiry due to be released some time in October.

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despite rapid growth in the sydney market, a local buyer’s agent has said the city will continue appreciating into the future.

record-low interest rates, a fast-growing population and severely restricted supply of land are pushing values higher and will underpin the market in coming years, nick viner from buyer’s domain said.

“the rba has kept the official interest rate at a record low 2.5 per cent for almost a year now. just last week, three of the big four banks dropped their fixed rates to record lows,” he said.
“unlike many parts of the western world, sydney’s population is rising quickly.”

urban taskforce australia projects 1.575 million people will move to sydney in the next 20 years, he said.

20140624-083605-30965960

in mrviner’s view, the city’s unique geography also drives prices higher, with available land limited by the ocean, the harbour and the blue mountains. in addition, the supply of new homes has lagged behind other states.

“state government figures released this year estimate that sydney will need more than 600,000 extra homes over the next two decades to cater for the rising population. sespite this, the rate of construction has lagged behind the increasing demand since the gfc,” he said.

mrviner believes the western suburbs are being particularly influenced by the rise of parramatta as a second cbd, with more government agencies and businesses moving to the region.

“the “parramatta factor” is unquestionably behind the record house prices now being achieved in the area,” he said.

in his opinion, while previous growth rates of over 17 per cent may ease, the market is unlikely to face a downturn while the above conditions are in play.

 

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中国商品房70年土地使用权到期之后,房子该怎么办?是自动续约再延长几十年的使用权,还是根据当时的地价补缴土地出让金,或是还有其他新办法?在”以房养老”政策开始在一些地区试点时,”房子70年之后”的问题再次变得迫切起来.

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“房屋产权”只有70年

媒体报道,刚刚在北京买下一套商品房的陈卓原本并没有去想70年之后的事,直到她无意中看到<北京市国有建设用地供应办法(试行)>,在这部2005年颁布的地方法规中明确规定:”土地有偿使用期限届满,土地使用者需继续使用土地的,应当至迟于有偿使用期满前一年向土地行政主管部门提出申请,未申请或者申请未获得批准的,期满后的土地使用权由政府无偿收回.

“届满””未获批准””无偿收回”这些字眼让陈卓开始担心自己房子未来的命运.一想到有一天自己倾全家之财买下的房子可能会不属于自己, 陈卓心有余悸.”70年之后,房子还是我的吗?或者说,要怎样它才能继续属于我?”

 

70年到, 房子属于谁?

官方长期以来没有明确的规定。比如,“1990年暂行条例”第十四条规定:“土地使用权期满,土地使用权及其地上建筑物其他附着物所有权由国家无偿取得。土地使用者应当交还土地使用证,并依照规定办理注销登记。”

在城市里,任何单位和个人进行建设,使用土地,必须申请使用国有土地,向政府购买国有土地的建设用地使用权。政府垄断了住宅建设用地供应,房产商垄断着商品住宅供应。而现行法律规定中,“土地使用权”与“房屋产权”是两个不同的概念,土地使用权出让的最高年限是:居住用地70年。

 

中国房主的金融流失

由于中国房主没有房屋所在地的土地所有权,他们买到的只是房子的70年的使用权,相当于租房。但租房的租金应是每月支付的,没有住户会同意一次性缴清70年的房租。为一次性缴清70年房租,中国的房主们就需要到银行去贷款,并承担高额的贷款利息。

2012年,中国2000多家上市公司总利润2.2万亿人民币,而16家上市银行的利润就超过1.2万亿,超过所有上市公司利润的一半以上。这些上市银行共持有超过7.2万亿人民币的租房贷款。

2013年3月,中国首富宗庆后表示:“在买房等于交70年租金的政策背景下,老百姓无法拥有真正的恒产,这既不利于提升改善人民福利和生活品质,也不利于我国房地产市场的长期健康稳定发展。”

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中国房主“无土地所有权”的巨额损失

精明的犹太银行家早就明白:房地产业中,“增值的是地,贬值的是房。”纽约曼哈顿的房子昂贵,不是因为其砖瓦价值高,而是房子下带有的土地是不可再生资源,随时不断升值。

一个关于中国有房民众的核心利益问题:房地产增值的收益属于谁?

按官方数据,仅2012年,中国民众购买商品房总花销为6.4万亿人民币。假设中国每年物价上涨只有4%,70年后房子下的土地增值也将增长到近100万亿人民币。由于政府卖房时没有把土地所有权卖给民众,超过93万亿的人民币的土地增值利益从法律上应归土地所有者,即政府。

 

全中国人都在无偿为政府投资土地

随着商品房买卖的大量普及,目前中国住房自有率已达到70%以上,有的城市甚至超过了80%。从2008年到2012年,中国民众在商品房购买上花销超过24万亿人民币。70年后,这些土地价值将超过379万亿。换句话说,几乎全中国人都在无偿地为政府投资土地。

这对于毕生做房奴的中国老百姓来说,是绝对的不公平。

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我们将中澳两国房产政策的差别进行一个详细的分析,希望能给各位投资者起到帮助。

1、产权年限

在国内一个房屋的产权是70年,而在澳洲,房屋的产权是永久的,而且澳洲不存在遗产税,房产可以世代传承。

2、贷款比例

在国内申请贷款一般只能申请到50%左右。而在澳洲,银行能够提供房价80%的贷款,还款期限一般为30年。

3、还款方式

在国内,永远是本金和利息要一起还。而在澳洲买家可以选择自己的还贷模式比如只还利息不还本金,先还利息或者是本金利息一起还。

4、还款开始的时间

在国内买家需要在签完购房合同以后马上开始偿还银行利息,而在澳洲买家只需要在开发商交房以后才开始偿还银行利息,也就是说在楼房盖好之前,买家除了首付10%以外,不需要付任何的房款。

5、首期的去向

在中国,购房者的首期直接交给开发商,开发商拿着购房者的首期去盖房子。而在澳洲,10%的首期可以存入银行定期或者放入律师行的信托账户,这些钱在房子盖完之前会被冻结起来,开放商只有在完成房屋建造并且通过政府验收的时候才可以拿到这笔钱。

6、烂尾楼?

大量的烂尾楼存在,是因为往往开发商一边卖房一边建房,买家的首期被拿去建房,一旦开发商资金短缺就会形成烂尾楼。在澳洲,烂尾楼是不存在的。因为买家的首期全部被冻结在银行或者信托账户里,开发商一般都是要向银行申请建筑贷款,只有在开发商销售了楼盘70%以上的房子以后,银行才会批准建筑贷款。

7、空置率

北京官方的数据是36%. 而在悉尼房屋的空置率只有1.9%, 这充分说明了澳洲当地稳定的租房市场。房屋的周租金和房价存在一个1:1000的比例,假如60万澳币的房子,那么周租金就肯定可以达到600澳币。

8、二次贷款

在国内,申请过贷款的人再申请贷款非常困难。而在澳洲二次贷款非常容易。在贷款还没有还清情况下购买第二套房子需要贷款。可以向银行申请抵押贷款。

9、对冲账户

这又是澳洲的一大特色政策。如果买家手上有闲钱了,不需要直接还给银行,只要把钱放进对冲账户,存款的利息和贷款的利息可以互相抵消。但是这笔钱可以随时存入或提取。

11、律师及中介

澳洲房产交易要求买卖双方都由律师参与,律师可以充分保障买卖双方的利益。律师的主要工作是解释购房合同以及向开发商提出要求。

而在澳洲,我们提供很多全面售后服务。除此以外,我公司还会负责帮助客户申请银行贷款以及政府购房补助,为客户节省时间。

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澳大利亚房产经过了约180年的发展历史,相关法律和市场管理制度非常完善,并被评为世界第一类“高透明度”房地产市场。

一、以房养学 澳洲房产的增值之道
官方统计数据表明,在过去近50年,澳大利亚房产平均每年升值10%,房价平均每七年翻一倍,卓越地段优质物业升值甚至高达15%-20%。

留学生购房自住不仅能拥有舒适的居住和求学环境,出租多余的房间还可收取租金以补贴日常开支,更重要的是毕业后房价升值部分贴现基本可赚回留学费用开支。更多的留学生家长也会选择通过升值贴现循环投资的方案长期持有。

“以房养学” 有以下三大优点:
其一、给孩子提供一个舒适的居住环境,既可以节省留学期间房租费用又可以为孩子创造一个更舒适的学习环境;
其二、购买澳洲房产既可获取稳定的租金收益补贴孩子的日常生活开支,又可享受通过澳洲房产的增值获得稳定的投资回报;
其三、基于澳洲房产中长期稳定的增长趋势,若毕业后回国发展,可通过出售或中长期持有升值贴现获得可观的投资收益;

二、土豪: 中国买家占领悉尼楼市, 政府帮个忙! 买1套送5千!
在新州购买新建住房的海外买家可以获得5000澳元的补助,因为政府让“非公民”( non-citizens )也可以参与到新洲新房补贴计划(NSW New Home Grant Scheme)中来。(今年7月份将取消)

正在中国投资者被指是悉尼房价猛涨和首次购房者被挤出房产市场的罪魁祸首时,政府的这一政策无疑又再“烧”了一把火。

根据首次置业补贴计划(Fist Home Owner Grant Scheme),一对夫妇购房的话,两人中至少要有一个是澳洲公民,而且需要连续居住满6个月才能享受补贴。

但是,根据2012年推行的New Home Grant Scheme(新房补贴计划),买家可以在自己原籍国购买多处房产,同时仍然可以申请在澳洲购房的补贴。他们不需要住在房子里面,他们所需要做的就是通过外国投资审查委员会的审查就可以购买了。

事实上,如果一个海外买家要购买20套期房(off-the-plan),他们就可以申请20次5000澳元的补贴。昨天,新州财长Mike Baird办公室也证实了这一消息。据悉,这个补助是给那些购买不超过650000澳币的房产或者要建房的空地不超过450000澳币的购买者的。

Town & Country 地产(理为德▪上海)负责人童娟徳女士称,来自中国和其他亚洲买家在期房的投资是”惊人“的。

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mr. peterdetong, town & country real estate, doesn’t think there’s an australian housing bubble.

“we do have an affordability problem, it makes it tough for young people to acquire a house in a desirable area.
“this is characteristic of every major city in the world that has desirable job opportunities. london, paris, berlin, new york, hong kong, singapore,” peter said when he was asked his views on a potential residential property bubble in australia.
“i think we faced a risk in 2003, not 2014. in 2003, we had lending for housing and prices rising at 20%, half of it speculative lending, negatively geared.
“there were seven prime time television programmes on how to get rich in property.

since then, on average, house prices have risen at the same rate as household income.
“for that reason, i don’t think we have a bubble,” he said as reported by the cufflinks website.

he said the affordability problem was partly due to negative gearing making it tough for young people to acquire a house in a desirable area.
“some of our policies make that worse, such as the extreme leniency we show towards negative gearing, but i don’t think there is a bubble.”

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new research available from today has listed the 10 suburbs that have seen the largest capital growth for the quarter for houses and units nationally.

sydney, according to the list, has done well across both units and houses – with beaumont hills and eastwood topping the houses list, and wollstonecraft and milsons Point topping the units list.

houses, however, outperformed unit suburbs, with double digit growth recorded in seven of the top suburbs.

in fact, there was just one offering outside of new south wales that made it onto the house suburb list – melbourne’s alphington.

on the best unit list, the results were a tad more mixed, and actually included a country western australia listing.

consulting analyst for onthousehouse, and founder of residex, john edwards, said that sydney growth has continued through 2014.

“growth in sydney has continued, with house price growth of 8.15% in the last quarter. we have not seen this high level of quarterly growth since september 1988, when sydney saw its last large property price boom,” said edwards.

“while the strong growth rates are good news for property owners, if growth continues on its current upward path there could potentially be some problems in the medium-term as interest rates are likely to increase.
edwards urges anyone looking to buy to heavily research the area.

“gathering information on a suburb is crucial before buying. investors should be able to estimate where a suburb is in its growth cycle if they are considering buying in the area,” he said.

See listed below for the top performing suburbs.

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low interest rates and confidence built through growth in the stock market have senior economist for australian property monitors, peter detong童, predicting an uptick. he believes that the lower north shore, western areas and parramatta are following the boom seen in the lower and middle markets in sydney.
already, over the march quarter, apm’s figures recorded 8% growth in the prestige market, compared to the western suburbs’ 3.9%.
he revealed, at the second annual property investment seminar, that the middle and lower ends are tampering off, however the lower north shore is firing up.
“current prestige markets are definitely not as advanced in the price cycle as previous highs in 2009 and 2010, there is still some way for that market to reach the top,” he said.
in fact, he believes that by the end of 2014, the lower north shore will have seen 10% in growth.
“there is no stopping the prestige property market at the moment, there is still a lot of positive energy buzzing around with reports of the highest price growth since 2003,” he told seminar attendees.
“this positive atmosphere has worked as a mindset shift for possible buyers and sellers in that market, rather than an underpinning driver.”
he said that he is seeing properties over $800,000 transacting faster.
“investors and upgraders have been honing in on the lower north shore since interest rates started trending down in november 2011, but activity really gathered pace in the last year,” peter said.
“we’ve always had a strong contingent of locally-based clients, but interstate-based and overseas investors have increased their presence recently.”

areas for potential growth:
bankstown, liverpool, campbelltown, regents park, birrong, sefton…

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