最新政策:澳大利亚政府和中国政府近日达成双边协议,从下月起执行对等90天免签证条约,国内的同学们可以不签证到澳洲玩耍啦!!在澳洲的中国同胞回国也不用再多花钱签证咯。想去澳洲玩的朋友们准备好了吗!

澳洲常常在世界各种排名中名列榜首或前茅,如人类发展指数排名、最富有、最宜居国家等排名。到底是什么原因让澳大利亚广受各国的欢迎,用11大理由来告诉你吧:

一:爱上那宽阔自由的感觉

澳洲是世界七大洲之一,面积为 7,682,300平方公里。其大小与美国(阿拉斯加除外)相近,粗略等于东南亚所有国家领土面积之和,或者大约是中国领土面积的四分之三。澳大利亚有 2,300 万人口,你知道世界最大的牧畜场在南澳大利亚Stangeray Spring吗?面积跟比利时国家面积相等。

二:全年都是理想的旅游地点

碧蓝的天空和明媚的阳光、气候怡人。这里从未出现过极端温度,所以,无论在什麽时候,澳大利亚都是个理想的旅游地方。不论是六月至九月在澳大利亚的亚尔卑斯山滑雪抑或全年任何时候在昆士兰的海滩渡假,都是上佳的选择。澳大利亚的冬天气候温和,在悉尼(Sydney),典型的冬日气候在摄氏16度左右。

三:全年精彩节目接踵而来

不管你是在什麽时候游览澳大利亚,必定会有一个节日、庆典或特别活动正在举行。有些活动是国际性的,接受全球转播的新闻报导。这些活动包括一年一度的墨尔本杯赛马和在墨尔本举行刺激的澳大利亚世界一级方程式赛车、壮观的阿得莱德节、缤纷多彩的坎培拉花展、一年一度的悉尼至荷伯特帆船赛、达尔文的”啤酒罐 赛艇会”和两年一度的巴罗沙谷葡萄酒节、同性恋大游行等。

四:比较经济的旅游景点

由于许多大航空公司都提供多个从亚洲的主要城市到澳大利亚的定期航班,现在到澳大利亚旅行比以前方便及便宜。与一些亚洲城市相比,在澳大利亚食、住、行等方面的花费也较相宜。从最高级的五星级酒店到在营地搭帐篷,澳大利亚提供各种不同的住处可满足各种不同的旅游预算和个人喜好。你将惊讶地发现你的金钱在购物 时是如此的丰盛有余。

五 :全天然的自然风光

沙漠巨石(例如:北领地的艾雅斯岩),到珊瑚礁(例如:昆士兰海岸的大堡礁),美丽的海岸线(例如:维多利亚海岸的十二使徒岩),到白色的沙滩(例如:西澳大利亚柏斯附近罗塔纳斯岛),令人目眩的山色风光(例如:新南威尔斯的蓝山),到景色优美的河谷(例如:南澳大利亚的穆理河)。被列入世界遗产的热带森林(例如:塔斯曼尼亚荒原),到雪原(例如:新南威尔士的科修斯科国家公园)。

六:许多世界闻名的建筑物

这些壮观的建筑物包括悉尼海港大桥、悉尼歌剧院、AMP 了望塔(324.8米高)、昆士兰的阳光农场、大菠萝园(16米高)和坎培拉的有五十三口钟的钟楼(世界上最大的钟楼 )。你知道澳大利亚有世界上直线段最长的铁路,长达478.4公里吗?这段铁路位于西澳大利亚的Ooldia和Nurina两镇之间。

七:友善的人民

澳大利亚人十分友善,他们热爱大自然,懂得如何享受空闲时间。他们在运动方面亦非常优秀,从他们在世界橄榄球、板球和游泳比赛中占主导地位可知。当地的土着已在那儿生活了五万多年,他们有着丰富多彩的文化。他们的艺术、他们关于土地的知识以及他们关于地球是如何形成的神话都值得我们去探索。在澳大利亚,你可以在大型购物中心、街道和铁路月台上看到街头艺人的免费表演。你还可以欣赏到土风舞联欢会,当地土着庆祝的舞蹈晚会。

八:独一无二的动植物

袋鼠是世界上最大的有袋动物,其体重可达65公斤。(有袋动物的胎儿不是在子宫而是在育儿袋中发育的)在澳大利亚发现了世界上只产蛋的哺乳动物针鼹和鸭嘴兽。它们是2000年悉尼(Sydney)奥运会的三大吉祥物中的两种。前者被称为Millie,而后者则被称为Syd;第三种吉祥物是笑翠鸟,叫做 Olly.考拉也是澳大利亚的一种本土动物。在澳大利亚,你会看到骆驼在内地自由地闲逛。这儿的骆驼比世界上任何地方都要多。

九:国际化的佳肴和土产鲜果

不管你来自何地,你都能从林林总总的食物中找到喜爱的菜肴。那些较胆大的人还可试试袋鼠肉排、鳄鱼汉堡包和木蠹蛾幼虫汤(木蠹蛾是某种或其它品种长角甲虫类似蛆状的幼虫)。对于海产爱好者而言,澳大利亚有大量新鲜肥美的土产鱼类和贝类出售,保证比任何地方都便宜。澳大利亚较出名的海鲜有鳟鱼、龙虾、螃蟹、悉尼(Sydney)硬壳生蚝、小龙虾、鲍鱼、澹水螯虾(龙虾的一种) 和塔斯曼尼亚(Tasmania)的烟熏三文鱼。还有,你可以立刻品尝由自己亲手捕捉的着名昆士兰(Queensland)泥蟹,这是一段独特而难忘的经历。全年供应的水果有香蕉、葡萄柚、硬皮西瓜、哈蜜瓜、蜜瓜、木瓜、西番莲子、菠萝和草莓。应节水果有芒果、油桃、蜜桃、酪梨、绿色无核葡萄、苹果、橙、奇异果、荔枝和柑橘。要为你的菜单加添情趣,你还可以挑选那些在国际上屡获奖项的各式澳大利亚葡萄酒。

十:澳大利亚是名符其实的购物天堂

在这里你会找到露天市场、百货公司和名设计师服装店,还有其它可让你尽情享受购物乐趣的一切。此外,找寻及购买独特商品的过程也很有趣。除了从服装和家居用品到精美的葡萄酒和各种美食这些选择之外,你还能找到许多一流超值的商品。这里极具特色的纪念品有土着的工艺品、澳大利亚本土的服饰、阔边帽子、用当地木材制成的木刻工艺品、沙滩服装、顶尖澳大利亚设计师设计的流行服饰、猫眼石和颜色钻石、宝石、珠宝、羊毛服装、羊绒制品、皮革制品、产自澳大利亚酿酒场的葡萄酒、玻璃制品和陶瓷制品。

十一、气候宜人

澳洲东南沿海是澳洲人口主要分布带,这里四季温和终年绿意盎然。除北昆州外,这里的居民大部分不用空调,冬季亦无需供暖。四季蔬果、海鲜不间断应市,无污染且价廉物美。由于气候宜人,澳洲东南沿海地区成为世界最优秀的旅游,度假胜地。

 

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for those selling their homes – remember that buyers will see the front of your property first.

Standing out in your street – preparing your home for sale

guest observation
buyers will naturally see the front of your home first.
impressions are quickly formed and many potential buyers will make up their mind before even setting foot inside your house.
look at your property from the footpath or across the street. ask yourself whether your home seems inviting. Be honest and consider:
• are there any problems that can be easily and cheaply fixed?
• is there any chipped paint?
• would planting flowers or shrubs improve the garden?
• is the garden tidy? do i need to mow the law, clear the doorstep or weed the garden?
lets go and think like a buyer
selling a home is an emotional process, particularly for people who have been forced to sell. however, it is still possible for you to let go of your home emotionally. imagine handing over the keys to the new owner. allow potential buyers to picture themselves living in the house by:
• removing your personal photographs
• allowing them to park in your driveway
clear the clutter
you’re not just selling your home – you’re selling the image of a comfortable lifestyle so you want your house to look as clean and clear as possible.
often we get so used to our own clutter that we can’t even recognise that it needs to be moved. ask a friend or family member who does not live at the house to help identify unnecessary clutter.

be sure to:
• clear benches
• remove excess books from bookcases.
• place everyday items in a box so when the potential buyers visit, you can quickly put the box in a cupboard.
• ensure the entrance and walkways are clear
• throw out broken and damaged items
• dispose of unnecessary paperwork
• store bulky furniture and sporting equipment offsite
make your home look new
make minor repairs and clean your house. you’ll be surprised how much these improvements will lift your home.
• patch any holes in the walls
• replace cracked flooring and old light bulbs.
• shine the floors
• replace your bathroom towels and soap
• wash your windows and doors
clean your cupboards
rearrange the inside of your cupboards. buyers are often interested to know how you use the cupboard space and will look inside.
if everything is tidy, they will trust that you look after the house.
you also want to communicate that the house has enough storage space that they can live comfortably – so make sure that your cupboards are not filled to the brim.renovate wisely
home improvements can be very expensive. focus on value-for-money improvements which will generate a higher selling price. while major renovations may make your home more saleable, you may not recover the costs when you sell. remember you want to maximise your profit!
cosmetic improvements such as touching up paintwork or planting flowers in your front yard are usually good value for money. when choosing paint colours, try to be objective. you may love your bright orange kitchen but there’s a fair chance that most buyers won’t. consider painting your walls in neutral colours in a matt finish.

impress the senses
for many, buying a home is an emotional choice. for that reason, a home that feels comfortable is likely to sell for more.
consider:
• putting out vases of fresh flowers
• heating the house in winter
• leaving several windows open in the summer
• ensuring that your house has a pleasant aroma
• leaving lights on in dark areas
• opening curtains and blinds
• however much you love your dog, potential owners may not. keep pets outside or away from your home during inspections.
when you feel that your property is ready, walk around your home and ask yourself if it feels welcoming. does your house look like nobody lives there? If so, you’re ready!

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the confidence report – 7 habits of a highly effective market

the latest report reveals 7 reasons vendors should be confident in 2014. everyone knows it’s a buoyant market; here are the reasons why.
if confidence had a cash value, consider the current market, here in the first quarter of 2014. overall, buyer confidence is up nearly 10%. we crunch some numbers and explore why spirits are so high.

# 1. it’s an active market
buyers are more active now than they have been in a while – bidding, sometimes failing. There are fewer tire kickers. People are actively throwing their hats in the ring, rather than just testing the waters. there are more disenchanted buyers as well; people who have bid repeatedly at auctions and failed.
# 2. predictions of a market rise are on the upswing
we all know that confidence is contagious and there’s plenty of it going around. Across the board, both buyers and sellers believe property values will continue to rise. While that’s impressive, shown against last year’s numbers it’s actually astounding: this is a major increase to 51% overall, up +34%. Yes, thirty-four! If that were depicted in a line graph, it’d look like one side of a little mountain of consumer confidence. amongst those respondents, 37% were simply brimming with optimism, believing values would rise between 5% and 10%, up +12% from last year.
# 3. contributing factors are favourable
reasons behind the perceived lift in market values were varied, but 53% indicated the key reason behind the value rise was due to investors returning to the market, an increase of +14%. Other positive respondents credited their confidence to interest rate changes at 52%, up +15%. lastly, 42% of respondents cited the shortage of properties on the market, up +10%.
# 4. vendors are selling in higher price brackets
no doubt you’ve noticed, but vendors are asking for more than they did 12 months ago. and you might say the million club is growing. vendors are placing properties in higher price brackets to the point where 16% of sellers are now operating within a $1 million+ bracket, which, in the last 12 months has risen by a massive +7%, nearly double the previous single-digit 9%. On the other side of the coin, around half respondents were selling or had sold properties valued less than $500,000 (down -7 and -8% respectively).
# 5. buyers are willing to pay
we’ve said it before; buyer spending has increased. in fact, the number of buyers considering moving up to a higher price bracket between $500,000 and $1.5 million rose 9% within the last 12 months to a very healthy 39%.
# 6. offers are higher
of those buyers who placed an offer, 41% had bid more than the asking price, and of those who had placed a bid, 52% had bid more than the reserve price, both up +18% and +16% respectively. it’s definitely a poor time for picking up a bargain, but for the vendor there couldn’t be better news.
# 7. online enquiring are up
if anyone ever doubted online listings, doubt no longer. a whopping 76% of sellers cited on line as generating the most enquiries (up +2%). and 60% of those advertising on line rated their satisfaction levels as being up between 8 and 10 out of 10.

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agent and vendor: it’s a special relationship, and goodness knows, when it comes to agents it’s a competitive market. so it’s understandable that whenever anyone sells a home at a great price, a common question is often “how did you find your agent?” we reveal what makes vendors and agents ‘click’ and how sellers found the agent of their dreams.

based on the latest study, we reveal exactly what a vendor looks for in an agent, how long they spend looking, and what factors influence their decision.
agent and vendor: it’s a special relationship, and goodness knows, when it comes to agents it’s a competitive market. so it’s understandable that whenever anyone sells a home at a great price, a common question is often “how did you find your agent?” we reveal what makes vendors and agents ‘click’ and how sellers found the agent of their dreams.
revelation 1: the way to a vendor’s heart is customer service
professionalism sits right where it should, at the number one spot, accounting for 44% of respondents choosing an agent. if you’re an agent out to win some hearts, superb customer service and a professional approach is the chief consideration.
revelation 2: vendor’s don’t need a know-it-all
it might be saturation of information through smartphones, but expecting an agent to have excellent local market knowledge has dropped from 51% to 41% as a factor in choosing an agent. However, your list of schools and transportation will still be valuable.
revelation 3: previous experience matters less than it used to
a hefty 39% of respondents said they selected a specific agency because they had worked with them previously. while seeming sizeable, this number was a significant drop from 48% the year before – therefore every new contact is valuable to generate new listings and referrals.
revelation 4: an impressive marketing plan helps
here the rule is, ‘if you’ve got it, flaunt it’. 27% of sellers cited an agent’s marketing plan as a means of including – or excluding – the agent on their shortlist.
revelation 5: reputation is key
and there’s no better way this can spread than via word-of-mouth. just under a quarter of vendors first heard about their agent through friends, family or other contacts.
revelation 6: ofi(s) are still effective places to meet the right agent
15% of vendors reported meeting agents of choice organically at inspections. call it serendipity, if you will.
revelation 7: it takes time
it is rare to find an agent that has you at hello. when vendors are looking for that perfect match, naturally it’s a process that takes time. most people make a choice within the first three months of looking, with 48% of sellers choosing an agent comfortably within that time. 34% of sellers opt to wait a little longer, between four and 12 months. however, there’s a grow

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What is a 'deposit guarantee'? Property investment terms explained

a deposit, regardless of the value of the property, can be a hefty sum that you might not have on you straight away. for those dipping their toes into particularly competitive markets, when the cash isn’t readily available, a deposit guarantee might suit you.

however, it’s easier to describe a deposit guarantee as what it is not, rather than what it is. it’s not a replacement for your actual deposit, and it’s also not attainable if you can’t afford the deposit in the first place.

instead, it’s an option for those who are perhaps asset rich but cash poor, or whose cash is being used elsewhere.

for instance, you’re still waiting for the settlement on a property that is being sold, or you have a fixed term deposit account that you’d rather hold onto while you wait until settlement. instead of using a cash deposit, you can use a deposit guarantee as an alternative.

another benefit is for first home buyers who may not be able to afford the deposit without an applicable government grant, that cannot be accessed until settlement. while proof of eligibility for the grant will need to be provided, this is certainly a highly advertised way of accessing these funds early.

you may have seen a deposit guarantee referred to as a ‘deposit protect bond’ (st george bank and westpac) or even a deposit bond (anz).

the market for deposit guarantees was established in 1989 by deposit power, of cbl insurance ltd, a company that operates today. deposit guarantees are legal in every state and territory, and deposit power notes that they have assisted in over 750,000 transactions. they refer to the product as a deposit power guarantee.

what are the limits?

the commonwealth bank notes that they are usually available, in short term form, for up to six months – and they note they’re particularly useful as deposits for properties you win at auction.

there are also long term versions available from six to 48 months, that they note suit better for those purchasing off the plan. This means you don’t have your cash held up, unable to be used by yourself for other short-term investments, while the property is built.

unconditional loan approval is usually required to get a deposit guarantee, and you will usually only be allowed up to 10% of the purchase price, often to a total property value limit determined by the individual provider, such as $750,000 (cba).

applications tend to be fairly quick – provided the right paperwork, there can often be as short as a one working day turnaround.

can everyone use them?

not everyone can have access to a deposit guarantee. you still need to pay the full purchase price at settlement, so you must be able to afford it. a deposit guarantee is not a substitute for having enough funds to purchase, and you will need to prove that you can afford it.

you will be required to bring along a copy of the contract of sale for the property you are interested in, a copy of a loan approval, evidence of the funds that will be used (such as, a copy of the contract of sale from another property) and a copy of any grant letters.

some deposit guarantee offerings exclude different types of property, usually rent to buy and private finance, however some allow and some disallow properties such as commercial and vacant land to be granted a deposit guarantee. it’s worth shopping around to check eligibility before determining on a provider. anz, for instance, requires the property to be zoned residential.

similarly, different asset tests are undertaken. for instance, long term guarantees from ommonwealth bank require substantial equity in a current property or property portfolio. short term guarantees require evidence of funds to complete the purchase and, usually, an unconditional loan approval.

they can usually be obtained in trusts, individual names or as a corporate entity, including first home buyers and retirees. however, non-australian citizens cannot apply.

 

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Seven ways to detect if your investment property is being used as a drug lab

illegal drug labs set up in rental properties can cause fear for property investors, particularly as the clean up costs can be significant, not to mention a hefty repair bill in some instances.

while it’s uncommon for tenants to be engaged in this type of activity, it’s worth every property manager and investor (particularly self-managing landlords) to be keeping an eye out for any suspicious activity.

mr. peter detong from town & country real estate 理为德地产 explains that whether it’s cannabis, methamphetamine or ecstasy, illegal drug cultivation has specific signs that astute investors can look for.

“temporary drug laboratories in rental properties can be difficult to detect if you do not know what to look out for,” said mr. detong, even though tenants will go to significant lengths to hide this type of activity.

for those who do find evidence of a drug lab, investors should first contact their property manager, and also the police.  obtaining insurance coverage often requires a police report. a tenant will be required to vacate, after which time insurance assessors can determine the damage.

in the meantime, here are the five things to watch out for:

  1. regularly inspect 
    there’s no way to figure out whether illegal activity is being undertaken if you are not regularly inspecting.detecting temporary drug labs can save you money, particularly if they’re found early, as this will help mitigate loss and will allow you to lodge an insurance claim as soon as possible, said mr. detong.“it takes three months to cultivate a hydroponics crop so carrying out quarterly inspections will increase the chances of detecting any illegal activity as soon as possible,” he said. ensure you undertake routine inspections.
  2. neglect or lack of furnishings 
    t
    he first thing you should be looking for at an inspection is a lack of furniture, and/or signs of neglect.while some certainly live with the bare minimum, it’s unusual to see a rental that has a lack of personal effects.“when conducting an inspection look for signs that the property is being lived in. illegal drug manufacturers generally do not live at the properties they use to cultivate drugs, therefore the premises may appear under furnished or neglected,” he explains.it is always worth asking the tenant if they’ve been away, and looking for another reason before assuming they run a drug lab (a stretch if this is the only suggestion can see).
  3. look for modifications 
    creating a drug lab isn’t exactly a simple task. as anyone who watched breaking bad can tell you, it requires some specific equipment, materials and products.“some hydroponic systems or temporary drug laboratories require specific modifications to the property,” he said.you want to be on the lookout for tampering with the property. pipes and hoses are often required in hydroponic setups, that filter through the roof or a man hole. Holes in the ceiling can be a signal of a drug lab set up.“it is also a good idea to check whether the meter board has been tampered with or rewired. holes in nearby walls or built-in cupboards are common in order to feed wires to a power source,” he advised.
  4. look for specific items 
    we can’t all know what every item is that someone else owns, however an abundance of unusual items may suggest that something untoward is happening.“certain items are commonly used to manufacture illegal drugs, including glass flasks, beakers, rubber tubing, gas cylinders, chemical containers, drums, drain cleaner, acid garden fertiliser and cough, cold or allergy medicine,” mr. detong said.a portable air conditioner is also frequently a key part of kit when cultivating hydronic crops, she said. again, don’t jump to conclusions – similar items have been owned in children’s chemistry sets – however, use your common sense. some of these items in combination may set alarm bells ringing.
  5. sealed/covered windows 
    windows that are constantly covered or sealed during the day may also be a small suggestion that these tenants are looking for an extra level of privacy.windows covered in aluminium foil, in particular, however should have you concerned.
  6. bills
    if you’re seeing unusual signs in the property, then it’s time to turn to the bills.“a dramatic spike in water consumption could signal drug manufacturing as more water is generally needed to cultivate drug crops,” notes mr. detong.
  7. unusual wear and tear 
    temporary drug labs can leave signs in unusual ways. colour variations on the walls, such as behind hanging pictures or artworks, after a short-term period is worth a second look.“if there are intense lights being used as part of a hydroponics set up it may visibly fade paintwork,” notes mr. detong.
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doubling the height of sydney’s skyscrapers by 2050 is a necessity to retain its position as australia’s number one city.

in fact, melbourne, brisbane and “even Parramatta” have plans for taller buildings than sydney, said peter detong童 from town & country real estate. he noted that this step is required if sydney wants to stay on par with other australian cities, and with shanghai, hong kong and singapore.

“Sydney needs to take a strong pro-growth position as recent data from a report that sydney’s annual economic growth over the last 10 years was half that of melbourne and brisbane. sydney grew economically each year at 2.2% while brisbane grew at 4.4% and melbourne at 4.7% each year,” said peter detong童.

“he world now has dozens of high-rise towers planned or built that are double the height of sydney tower. across asia many cities are building towers that are symbols of the prosperity and the optimism of that city’s economic growth,” he said.
is this what sydney will look like in 2050?

as part of this debate on pushing sydney into the future it needs, we have collected three top architects’ vision for what the city could look like in 2050.

  1. ‘sustainability, economic development, amenity’
  2. a’symbiotic’ city’
  3. keeping, restoring,
  4. creating’urban taskforce

 

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broken hill has been tipped as the country’s most affordable regional area, according to rp date.

an analysis by the research company identified 10 country towns where houses have the lowest median price.

broken hill, located in the far west of new south wales, took out the top spot with a median value of just $149,811.

according to the figures, the resources-driven town has seen a strong performance over the past decade with average annual growth coming to 11 per cent per annum.

meanwhile, in the rental market, investors can see gross rental returns of over 9.2 per cent.

with 353 sales in the 12 months to March, the property market is fairly active given the town’s population of just under 18,500 people.

victoria’s gippsland region also rated highly in rp date’s ranking, with the towns of morwell and moe slotting in at spots two and three.

both towns have a median house price of under $179,000.

over the past decade, morwell has seen annual growth of 5.4 per cent per year, while Moe recorded yearly growth of 6.5 per cent.

stawell and Ararat rounded out victoria’s entries in the list.

new south wales also offers bargain buys in the towns of leeton, deniliquin, cowra, forbes and junee.

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Property Management is so much more than just rent collectors.

物业租赁管理不仅仅只是收租那么简单

 

how long has your property been vacant?

we can guarantee that your rental property will be rented to qualified tenants within 2 weeks of being on the market.

property management is so much more than just rent collectors.

our advanced property management system has developed and arrived in your local area at no extra cost.

our service commitment

one of the services that town & country real estate理为德地产provides to its landlord clients is frequently periodic inspections of their properties.

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there is an increasing level of dissatisfaction among landlords in suburban sydney who feel they are being ripped off by their property managers when it comes to the cost of repairs, says  town & country real estate 理为德地产principal mr. peter detong.

according to mr. detong, many landlords are fed up with the unjustifiably high cost of property repairs and ineffective property management service.

“we are getting numerous inquiries on a weekly basis, people literally walking in straight off the street, and asking what they can do to ensure returns from their investment property aren’t being eaten up by high repair costs,” says mr. detong.

“there is a view that tradespeople often over-charge purely because they know property managers don’t have time to compare prices.”

“the answer is simple. Switch to a property manager that you can trust, one who understands your investment needs and will go the extra mile when it  comes to protecting that investment,” he says.

town & country  real estate理为德地产 ensures its properties under management are serviced by numerous reputable tradespeople in the relevant fields, negotiates prices on behalf of the owner and liaises with the owner to ensure there are no surprises in the final cost.

“increasingly, property owners are seeking some accountability from their property manager. they want the comfort of knowing all repair work is dealt with promptly, is undertaken by a professional, and is completed at a fair and reasonable price,” says mr. detong.

property management is so much more than just
rent collectors.

 

物业租赁管理不仅仅只是收租那么简单
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