Northam suburb review

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After a long period of stagnation, the Perth property market has started to show green shoots of recovery. Will the Western Australian capital be able to sustain growth long enough to benefit investors in the long term? Perth, along with Brisbane, garnered the highest level of interest from investors based on the survey conducted by property investment consultancy Momentum Wealth, which collected responses from over 400 investors across Australia. Overall, 68 per cent believe that it is still a good time to dive into the housing market right now – a significant increase from last year’s 53 per cent and the year prior’s 44 per cent. Investor interest remained highest in Perth and Brisbane, with 37 per cent and 26 per cent of respondents respectively choosing the capital cities as the best locations to invest in the next 12 months. Team leader of Momentum Wealth’s buyer’s agents Emma Everett said that the relative affordability and growth opportunities in both Brisbane and Perth are likely to be the primary drivers of continued interest in their property markets. “While Brisbane’s property market has been recording steady growth for some time, continued improvements in rental conditions and a significant tightening of stock in Perth’s housing sector are now driving the consensus that the property market is moving into recovery phase, with savvy buyers realising the counter-cyclical opportunities at hand,” Ms Everett highlighted. “Investors are also recognising the value for money these markets offer, especially in comparison to places like Sydney where prices remain significantly overvalued and affordability constraints are pushing buyers out of the capital city market in favour of regional or state alternatives.” Further, Perth is considered as the capital city market with the best long-term prospects – 61 per cent of respondents ranked the Western Australia capital as the location with the highest three-year growth potential. According to Ms Everett, a number of factors are contributing to a strong long-term outlook for Perth’s residential housing sector, including growth in population and the mining sector. “While we’re already seeing early improvements across Perth’s rental and capital markets, rising activity in the mining sector, increased infrastructure spending and early signs of accelerated population growth are providing strong indicators for the market’s future performance,” she said. Moving further into 2020, Perth’s median house price of over $500,000 should be able to provide investors and owners with value gains of 5 per cent in 2020, based on Domain’s Property Price Forecasts for February 2020. In 2021, the Western Australian capital may experience a further 3 to 5 per cent improvement to prices. Still, Right Property Group’s Victor Kumar reminded investors to be cautious and do due diligence before investing in the Perth property market. “We have been buying strategically in Perth for a little while, but it is not a market for the uneducated, given prices remain more than 20 per cent below their peak, with different suburbs all at different phases of recovery, with some still falling,” he said. Property values CoreLogic’s February 2020 Home Value Index has found a rebound in the pace of capital gains across the Australian housing market throughout the month, seeing the national index rise by 1.1 per cent. The strongest capital gains were recorded in Sydney, at 1.7 per cent to $872,934 and Melbourne at 1.2 per cent to a median house value of $689,088, followed by Brisbane ($503,265), Canberra ($631,862), Hobart ($488,968) and Adelaide ($439,453). For Perth, a 0.3 per cent increase in dwelling values reported for the month is being flagged by CoreLogic as “evidence that the long-running downturn is over”. It’s the Western Australian capital’s fourth consecutive month without a value drop, bringing values to a median of $442,691. However, despite values now trending higher, “the recovery period is likely to be a long one, with Perth housing values remaining 21 per cent below their peak”, according to CoreLogic’s head of research Tim Lawless. Supply and demand The week ending 1 March 2020 saw Australian capital city auction volumes reaching their highest levels since late November 2019, according to CoreLogic’s latest auction market preview. With over 3,000 homes taken to auction, a success rate of 73.9 per cent was achieved. “The last time the final weighted average clearance rate maintained [such] strength across such a high volume of auctions was back in early 2017,” it revealed. Breaking down the results by capital cities, Melbourne recorded its busiest week since March 2018, with 1,612 auctions reported. It returned a final clearance rate of 74.8 per cent. Growth outlook Money has started to move from the east coast to the west as the western property market witnesses recovery, according to a previous Domain study. According to the study, Perth is likely to see its fastest growth since the mining boom in 2014, which is welcome news for investors who have bought and held during the boom. The median house price should be $564,000, which, while higher than the current median value, is still 8 per cent below its previous peak. To take advantage of the potential for future upswings, Property Club president Kevin Young encouraged investors to buy homes in areas where new schools are in the pipeline. Details inside:x Property market update: Perth, February 2020 After a long period of stagnation, the Perth property market has started to show green shoots of recovery. Will the Western Australian capital be able to sustain growth long enough to benefit investor... www.smartpropertyinvestment.com.au

Perth’s property market has experienced a roller-coaster ride throughout the past 10 years. Will investors see stability and growth for the Western Australian capital at the start of this new decade? The Perth property market saw a small but steady gain in January, sparking positivity that the sector will see continued growth for the rest of the year. According to CoreLogic, dwelling values in Perth posted a minimal increase of 0.1 per cent over the month. A 0.4 per cent gain in housing values was also recorded in the last quarter, marking the first quarterly increase since May 2018. Property investors in Western Australia have experienced several ups and downs over the years. From 2000 to 2014, Perth has seen sporadic growth as property prices tripled. However, after the said period, the capital city saw a 30 per cent slump in growth and a significant amount on cash flow. Most experts believe that 2020 is definitely going to be better than 2019 in terms of movements in the property market, primarily due to international relations and government policies. Pure Property Investment’s Paul Glossop said the Perth market is transforming. Mr Glossop said that several factors are now coming into play that could bring some changes to Perth’s property market. During the third month of 2019, Perth recorded a 5 percent growth in the rental market. Data released by Corelogic in November 2019 showed the capital city recording its first month of growth in a very long time in capital gains perspective. Mr Glossop added that big infrastructure projects (including transportation and healthcare) and other major developments closer to the CBD will likely result in jobs creation and unemployment declining and create a new wave of demand for properties in the West Australian capital. Not only experts are optimistic for Perth at the beginning of this new decade. Investors have a positive outlook regarding the capital city’s property market as well. According to a survey by Momentum Wealth, property investors have highest interest in Perth and Brisbane, with 37 per cent and 26 per cent respectively naming the capital cities as the prime locations to invest in the next 12 months. Perth is also now seen as the capital city market with the best long-term prospects, with 61 per cent of respondents ranking the Western Australia capital as the city with the biggest three-year growth potential. Team leader of Momentum Wealth’s buyer’s agents Emma Everett said several factors including “early improvements across Perth’s rental and capital markets, rising activity in the mining sector, increased infrastructure spending and early signs of accelerated population growth” are giving strong indicators of the future performance of Perth’s property market. Property values For Perth property owners, the latest monthly housing value data bears positive news. Housing values climbed in January across every capital city in the country, according to Corelogic. The CoreLogic Hedonic Home Value Index increased by 0.9 percent over the month, with Sydney and Melbourne posting the biggest gains at 1.1 per cent and 1.2 per cent respectively. Read more:x Property market update: Perth, January 2020 Perth’s property market has experienced a roller-coaster ride throughout the past 10 years. Will investors see stability and growth for the Western Australian capital at the start of this new decade... www.smartpropertyinvestment.com.au

While there are multiple facets to successful investing — from asset selection to portfolio management — without doubt one of the most important determinants of success or failure is your relationship with debt.  The reason? Well, if you’re looking to build a better life through acquiring assets, then appropriate borrowing and responsible loan servicing are part of the equation. But awareness of how you think about and manage debt is crucial to your outcomes. There are those who know what they’re doing and are set to reap rewards. Conversely, some stay in a sour relationship with debt and eventually come undone. Understanding good v bad You see it all the time in movies — the bad guys are sexy. They’re always living on the edge, stirring up trouble and leaving broken hearts in their wake. It makes for great drama — particularly when seemingly smart people are drawn into their orbit by their charismatic charm. This is how it works with debt as well. Bad debt has a magnetic power because it offers the promise of immediate gratification. It means easy money that’s on tap to fulfil your whims, and often with an easy justification for your purchase as part of the package. Think about: Do you want a luxury car? Why not lease that thing and simply enjoy the longing looks from pedestrians as they admire your symbol of success? Feel like you need a holiday? Let the credit card carry you off to exotic lands and live like royalty. The bill won’t fall due for weeks. Yes — these scenarios are appealing and thrilling, but like all no-good characters, bad debt will, in the end, break your heart. Bad debt is where borrowed money is sunk into depreciating assets or some kind of “experience”. The types of purchases that will never yield a rising return in value. And bad debt is often a gateway problem. Miss the payments and interest starts increasing the outstanding balance. Compounding debt begins to spiral out of control until you begin to disassociate yourself from it as being actual money that you are responsible for paying back. Solutions such as getting another credit card to pay off the previously maxed-out credit card become desperately viable. It’s a vicious cycle. The other problem with a bad debt relationship is that it has long-term implications. Even if you can escape its grasp, bad debt plays out in your credit rating. Defaulting on a car loan in your 20s may well come back and haunt you when you apply for a mortgage in your 30s. A silver lining The flipside of the equation is good debt. Good debt is where borrowed funds are used to buy wealth-building assets that grow in value (and provide an income) that not only offsets, but exceeds, the costs of the loan facility over time. So, if you borrow money at an interest rate of 4.5 per cent and buy a property that sees capital growth of 5.0 per cent per year plus earns a net rental yield of 3.5 per cent, you are boosting the ledger. The upsides are even better when compounding and leveraging are taken into account. Borrowing money for growth assets with adequate rental income means you can accumulate a larger investment portfolio. Certainly, much greater than you ever hope to acquire without using borrowed funds. Best of all, if you’re a sit-and-wait investor, the value gains keep compounding upon themselves. Before you know it, the asset has gone through a property price cycle and doubles in value! Mend your debt relationship Every person who has a plan to build wealth through investing needs to use debt, but it’s so often unreasonably demonised. Sometimes it’s fallout from a bad experience your parents had during financially tough times. Or it could be a cultural perspective about the evils of debt. Certainly, debt is bandied about in media and conversation like it’s a thing to be avoided. Source:x What’s your relationship with debt? While there are multiple facets to successful investing — from asset selection to portfolio management — without doubt one of the most important determinants of success or failure is your relation... www.smartpropertyinvestment.com.au

Data compiled by realestate.com.au shows the suburb 12km north of Perth, which was annexed from Balga in 1994 after lobbying from residents, had the cheapest median weekly rent at $300 last year. Perth’s northern and eastern suburbs were heavily represented in the top 10 most affordable rental suburbs within 30km of the city, with Ashfield, in the east, the second cheapest at $315 a week. Kewdale, Nollamara and Osborne Park were also in the top five affordable rental suburbs with a median rent of $320 a week in 2019. Cloverdale, Embleton, Balcatta, Belmont and Bentley rounded out the top 10. Elysha Caines, licensee of Leaf Asset Real Estate – Morley, says there is heavy competition for cheaper rental properties due to affordability issues. “We are based in Morley so most of our properties are around that area, but we do have quite a few in Westminster and Balga,” Caines says. “We are finding that they are starting to move. Everything seems to have picked up this year, so rents are starting to increase slightly and there are more people out there looking and at home opens. “Last year we were doing home opens and having no one (attend). That’s not the case this year. 10 cheapest WA suburbs to rent within 30 km of the CBD in 2019 Westminster $300pw Ashfield $315pw Kewdale $320pw Nollamara $320pw Osborne Park $320pw Cloverdale $330pw Embleton $330pw Balcatta $350pw Belmont $350pw Bentley $350pw Read details:x Cheapest rental suburbs in WA in 2019 - realestate... Westminster is Perth’s most affordable suburb to rent within 30km of the CBD, new data has revealed. www.realestate.com.au