Creating wealth & securing your future through property-IPPA

MANGO HILL
3bed 2.5 bath 1 garage
+ 1 car space
Townhouse
Distance from CBD
26km
Contract type
Single
Title
Strata
House size 127.8m2
Total Price $363,900
Stamp duty $11,162
Estimated rent yield 5.14%
Estimated completion April 16
Body Corporate
$2058pa
ANALYSIS PROPERTY COMMENTS/REFERENCE
Transport
2 new stations at Mango Hill
Moreton Bay rail extension operational end 16
Whereis.com.au
Nearmap
Employment hubs
North Lakes a major commercial and retail centre
within short distance and easy access to Airport
Whereis.com.au
Nearmap
and Trade Coast, Brendale industrial park
Schools 36 schools within a 5km radius goodschools.com.au
Median House Price $457,000 RP Data
Vacancy rate 3.7% (Nov 15) DSR Data
Median rent $340pw RP Data
Online Search index Very good DSR Data
Rental sample verified YES RP Data
Renters % 27.1% RP Data
Demographic suitability YES 59% couples with children (RP Data)
Median income $1678 Census
Population 6687 Profile.id
Population within a 10km radius 168,033 Freemaptools.com
Population Projections Highest level QLD Govt Statisticians Office
Demand to Supply Ratio Above standard DSR Data
Stage of cycle Rising Market (Brisbane) Heron Todd White Month in Review Dec 15
Long Term Growth Index Above standard DSR Data
Unemployment rate 4.6% (below average) ABS
Top occupational category Professionals 19.1% Profile id
Flood map NIL RISK Brisbane Council Flood Awareness Mapping
Important considerations
‣ Statistics for an area vary considerably from one source to another depending on the time of collection (eg Census 2011 is nearly 5 years old now) the size of the sample and definition of property type.
Median prices and rents take into account the lowest price and the highest. Sale price data lags in the case of off plan purchases where settlements are not scheduled to take place for extended time
frames despite being unconditional contracts. Buying under the median price for an area increases the chances of experiencing growth in capital value.
‣ Tenants and buyers on resale will pay a premium for properties that are close but not too close to public transport and arterial roads.
‣
‣ Body corporate of $2500pa or less is desirable. Another advantage of selecting smaller developments with minimal maintenance and in particular avoiding multiple lifts and and gyms etc.,
‣ Increasingly tenants and buyers are considering the locations of top performing schools. As we move to higher density living more families with school age dependents will be looking for suitable
catchment areas.
‣ 3% vacancy rate is considered to be a market in balance- less than is tightening and under 2% is ‘tight’. Vacancy rates can also vary within suburbs for different types of property.
‣ 100,000 population within a 10km radius is minimum acceptable benchmark - these people constitute your tenant pool now and market on re sale.
‣ Rental estimates are provided at the time of sale. Rents are market determined and can vary from the estimates. You need to be prepared for the fact that when your property comes to market the
rent may be lower than first estimated (it may also be higher). Also when a new multi dwelling development comes to market all at the same time it may take a while for the market to absorb the new
listings and or the initial rent may need to be lowered to secure the first tenant. You should be prepared to service the mortgage for a month or two between settlement and first earning rent.
‣ Cashflow estimates are calculated on assumptions accurate at the time of purchase. Interest rates can vary as can achievable rents. Therefore it is wise to ask your advisor to run the figures allowing for
variations in rent and interest rates to make sure you are still comfortable with the bottom line.
‣ Tax rebates are also assumed to be collected pay by pay. PAYG tax payers can submit an income tax withholding variation form to their paymaster to have their tax reduced each pay by the estimated
rebate amount. If you don’t wish to do this the out of pocket cost will increase –ask your advisor to show you this on the cashflow worksheet if you need to.
‣ Completion dates are provided in good faith by the vendor at the time of purchase. For reasons outside of their control completion can stretch out beyond the anticipated date- reasons include
inclement weather, material supply issues and council regulations etc., Once a property reaches the stage of practical completion it then needs to be certified and registered in the land titles office
after which the vendor will call for a settlement date, normally 14-21 days later. Please allow a 4-6 weeks from practical completion to settlement