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Posts Tagged with property management Brisbane

Posted by admin on 14 October 2011

New data on Brisbane’s rental housing market shows tenants are not moving as often, staying longer in their homes to save money. And it seems landlords are keeping a lid on rent rises to keep them there. Bees Nees’ Annie von Rudzinski says the Residential Tenancies Authority’s latest stats showed the turnover of tenancies is lower than during 2010.

“Tenants know that moving house is expensive and if their rent increases are fair they’ll stay put. The RTA stats show that over the past year Brisbane’s median rents rose just 4% and that’s been accepted by the market,” Ms von Rudzinski said. “Landlords have become more cautious too and many are reluctant to have an empty property. We saw the same conservatism during the GFC in 2008 and this means tenants currently have less pressure on them,” she said.

 But the supply of rental homes is rising slowly and without new construction rents will increase again. “Across Brisbane the total rental pool grew by just 1,253 properties in the September quarter. That’s half the number we added in the June quarter – we’re just not bringing a lot of new rental housing onto the market.” 

September’s RTA stats showed no increase in rents on the June quarter. A 3 bedroom Brisbane house rent remained at $390 per week while a 2 bedroom apartment is $380.

Posted by admin on 21 July 2011

Rents rose strongly in the June quarter, our median 2 bed apartment rising $40 to a record $580 per week. The downturn in international students at the start of 2011
had slowed the market but a resurgent corporate demand has seen us achieve some great results for landlords. The supply of rental homes in this postcode is slowly starting to rise again, but we’re still below the levels of 2 years ago.  The CBD’s record rents are steadily encouraging tenants to look up the hill and, while affordability is affecting some tenants, Spring Hill landlords are benefiting.

Note: RTA stats quoted here cover all of postcode 4000 including Spring Hill and Brisbane CBD

If you would like  a rental appraisal for your property just give our head of Property Management – Annie von Rudzinksi a call on 07 3214 6899.

For median rent information visit www.whatrentmyhome.com.au



Posted by admin on 21 July 2011

We like to use the 2 bed apartment rents as our benchmark and across inner-Brisbane they rose 4% in the 3 months to June 30th. Across wider Brisbane City they rose just 1% and there’s no doubt some pockets are witnessing stronger demand than others. Rents in Woolloongabba and Dutton Park area rose a very strong $40/week to $440, but local 3  bedroom houses dipped $20. So while the trend is up the market is still finding its way. There’s still some catch up on neighbouring suburbs happening and tenants are recognising the good value the suburb offers.

Note: RTA stats quoted here cover all of postcode 4102 including Woollongabba, Buranda and Dutton Park

If you would like  a rental appraisal for your property just give our head of Property Management – Annie von Rudzinksi a call on 07 3214 6899.

For median rent information visit www.whatrentmyhome.com.au


Posted by admin on 18 July 2011

We like to use the 2 bed apartment rents as our benchmark and across inner-Brisbane they rose 4% in the 3 months to June 30th. Across wider Brisbane City they rose  just 1% and there’s no doubt some pockets are witnessing stronger demand than others. Rents in this 4101 peninsula dropped $20 to $480 after a $30 rise in the March quarter. So while the trend is up the market is still finding its way. We added just 31 homes to the local rental pool in the June quarter, and while some new apartment projects are underway there’s good reason to expect rents to grow further.

Note: RTA stats quoted here cover all of postcode 4101 including South Brisbane, Highgate Hill and West End

If you would like  a rental appraisal for your property just give our head of Property Management – Annie von Rudzinksi a call on 07 3214 6899.

For median rent information visit www.whatrentmyhome.com.au


Posted by admin on 21 June 2011

There’s an often forgotten key to the growth of Brisbane’s inner-city property market over the past 10 years. Those people we love to beat in rugby league have played a huge role in driving the development of many Brisbane apartment projects, especially during the early 2000’s. And the latest national house prices show New South Welshmen and women may soon be looking to spend their dollars north of the border again.

Sydney’s median house price stands at $515,000 and the graphs are fairly stable for Australia’s largest city. Their market has been solid. In Brisbane we’ve had a big slowdown in sales numbers and our median price is down to $430,000 – now a 24% discount on Sydney. After the busy sales market of 2007-2008 Brisbane was only 6% cheaper than the Cockroach Capital. We’re starting to look cheap.

Many of the Brisbane’s big apartment buildings really only proceeded during 2001-2004 due to strong sales to southern states’ investors. Local agents and developers will argue they had broad appeal – and many did once the market got going. But Sydney-siders especially got our wheels turning. They saw something in Brisbane that locals often couldn’t. Strong population growth, jobs creation through economic strength, the start of a more cosmopolitan and modern (Sydney-ish?) style of living, a sense of optimism and of course better weather.

And now that our prices are so much lower than their own we should expect renewed interest once again. Brisbane’s median house price is cheaper than every capital except Hobart and Adelaide. Yes, even Darwin is dearer. Dig a little amongst the recent sales in some new Brisbane projects and there’s already a pattern of interstate interest. Not all the moons are aligned as they were a decade ago, but with our rents rising and the resources boom driving our employment, NSW investors will find us more and more attractive. 

Even if we beat them in the football!

Posted by admin on 15 June 2011

Over the past couple of weeks we’ve surveyed tenants living in Brisbane’s inner city, asking them to rate the importance of 22 features of rental homes. Tenants were reminded that extra features in a home do cost them more in rent, so the survey responses are a collective ‘shopping list’ – the items they’d like to have as their budget affords. It gives landlords a better insight into buying and improving their investment properties.

The most important item in a rental home:
Outdoor living space. Even with a dose of cold weather during the survey tenants say they want an area to get outside. Balconies, decks and courtyards are a bit hard to retro-fit in your rental property but it’s food for thought when you’re buying your next one. And it follows that improvements you make to those outdoor areas, for example adding a roof over a deck or even some simple privacy screening, would be welcomed by your tenants.

Clean and modern:
You’d expect tenants to want a modern home and they do. Three of the top 7 features they seek relate to the condition of the home with “a modern home or one in great condition” scoring a close 2nd on their overall list. Tenants are prepared to put their hand in their pocket to have modern fittings. We regularly hear tenant feedback that rental homes need fresh paint, new carpets and other simple updates. As a landlord it can be hard to keep an eye on these things but they have a clear impact on your rental return.

And the features tenants won’t pay to have:
The wooden spoon goes to gymnasiums, closely followed by swimming pools. Those of you forking over big body corp fees to maintain these items might be feeling a little frustrated with this finding but it didn’t surprise us. We’ve been surveying tenants since the late 1990’s and both items consistently rate amongst the least important in a rental home. Buyers and re-sale interest in them might be another story.

If you’d like a copy of our full report for landlords just email info@beesnees.com.au and we’ll forward it on. How tenants choose their rental home’s location and plenty more info is included. Keep in mind the surveyed tenants mostly live in apartments in suburbs within a 5 kilometer radius of the CBD so the findings should be read in that context.

Posted by admin on 15 April 2011

A new report shows Brisbane tenants are paying $10 per week more in rent.

Bees Nees Research Managing Director, Rob Honeycombe says Brisbane’s rents rose for both apartments and houses during the March quarter. Residential Tenancies Authority stats released today show upward pressure on rents right across Brisbane’s suburbs.

“People will point to the January floods as the reason for rents rising, and some heavily-effected suburbs did have spikes in their rents. A 2 bedroom apartment in St Lucia for example jumped $20 per week, with many apartments still damaged at the start of the University year. But other flood-impacted areas like Rosalie, Milton and Paddington actually saw a drop of $5 per week.” 

“We’d argue the trend was already in place for increases to rents. Without new construction in recent years the market was always going to catch up and we now have a rental housing shortage. Brisbane tenants have had pretty flat rents for over 2 years but their rents are now definitely on the rise”.

A median 3 bedroom Brisbane house now rents for $390 per week, while a 2 bedroom apartment is $375.

“One clear impact of the floods was that unless tenants had to move, they stayed put. Turnover was lower than for the same period in 2010, especially in inner-city suburbs where there were 7% less new bonds lodged this past quarter.”

Posted by admin on 3 December 2010

Did you know 70% of home buyers seek the assistance of a real estate agent to help them find the right property?

The Real Estate Institute of Queensland has just completed a fairly comprehensive study of consumer behaviour in our industry and our team has spent long hours digesting it to ensure we’re marketing our clients’ properties to the best of our ability!

So where do buyers come from and what attracts them to an area?  Aside from investors, buyers are more influenced to an area these days because they are able to achieve the lifestyle they desire over the potential for future growth. Interestingly they also tend to purchase within their local area.   They’re inspecting a greater number of properties in their search for the property they finally purchase.

Not surprisingly today’s buyers are time poor and real estate websites are overwhelmingly the preferred method of searching for a property. We know buyers are more likely to contact your agent and view your property if your advertising campaign contains the information and detail they expect to see. We also now know that in 30% of cases buyers report having paid more than they had originally budgeted.

So a great agent can make a big difference to your sale’s bottom line!

It’s equally important for landlords to have some insight on the impact their property manager has on tenant experience. A little over half of tenants are satisfied with the real estate agent or property manager they are dealing with. The main reason is the level of communication. Those that aren’t satisfied give a lack of professionalism as the main reason. Interestingly landlords tell a very similar story.

So chances are if you, the landlord, are confident in the professionalism and level of communication of your property manager, then so is your tenant.

Posted by admin on 26 November 2010

It’s not like you needed another reason to appoint a property manager to handle your Brisbane investment property!

A self-managed landlord at Greenslopes has had a black snake thrown at him by a cranky tenant. Facing court today the tenant pleaded guilty to assault, the incident occuring when the landlord issued another tenant a breach notice.

Turns out the snake was dead. It’s not known how far the landlord ran before he found that out…

Posted by Rob Honeycombe on 23 March 2010

Brisbane homeThe kitchen benchtop was red, the window frames were a metallic red, the tap handles were red, the curtains red and yes, even the toilet seat was red. This lady had a definite favourite colour!

Unfortunately we were trying to sell the house and despite a fair price and vigorous ad campaign no-one could see past the red. It was pretty much impossible to. And that’s why your selling agent or property manager will recommend “real estate beige” for your wall colours pre sale or leasing. It’s safe, it can be dressed up with darker and striking furnishings, it offends no-one and of course you can “move straight in” as the ads say.

But here’s the new twist.

White. The ceilings usually are, but now it’s the benches, the wall tiles, the vanities, the appliances, the curtains, the coffee table. Even the fluffy little almost-dog that’s lying in a corner (on a white rug). The white floor tiles are massive (who will win the ‘biggest tiles’ title and be done with it?) and have that impossible sheen to them.

Agents love these properties because they can use words like “crisp, canvas and clean-lined” in the same sentence. Their photos look like the pages of a designer magazine. And they don’t have to apologise for red toilet seats.

But is it just us or do you have trouble imagining yourself living in a home like that?

Of course plenty of good property advertising is about aspirational marketing, showing what life  can be like if you just buy this home. Couples start holding hands again, the man wears a tux and his wife looks longingly at him over the flute of impossibly expensive champagne. But we digress!

Home buyers do have a desire to live in a magically clean, clinical and ordered world. But what about some personality too? To me a favourite chair, even a slightly worn and out of fashion one, says “I like sitting here”. A rubble of toys (tidy!) says “This is a family home” and a sauce-spotted recipe book says “this is a kitchen where you’ll love cooking”.

One agent we know tells sellers to put away personal photos, trophies and similar so buyers can more easily picture themselves in the home. What rubbish.

Clean and tidy, yes. Uncluttered and with a sense of space, definitely. But for our money we say a home is a home. When you go to sell or rent your property don’t be afraid to show some of your personality.

Unless of course you love red…