Stamp Duty

Recently, the REIV has made a call for the reduction – if not outright elimination – of stamp duty charges. Whenever you buy property in Victorian, you pay stamp duty on it.

Fair? Maybe.

A slug to your pocket? Definitely.

And stamp duty isn’t going down – it’s increasing. Ten years ago, you paid just short of $10,000 in duties for a median-priced house. Now, you’ll pay almost $30,000. That’s an increase from 4.15% to 5.13%.

While house prices have increased, if you were charged 4.15% instead of 5.13% on a median priced property, you would save $5,000.

This increase doesn’t just affect established buyers – it can make it even harder for first home buyers to enter the market. In fact, we’re seeing just that. First home buyers have dropped by 45% over the last year alone. While the first home buyer’s grant is still active, house prices have doubled since its introduction.

There is some good news though, as older Victorians can be exempt from stamp duty. Look here for more information.

So before you buy, don’t forget to check out the ‘hidden costs’ associated with your purchase. Sometimes, it will make a big difference between the price you want to spend, and the one you can actually afford.

For more information on stamp duty costs, check out the State Revenue Office of Victoria's site.

Presenting Your Home For Sale

Rightly or wrongly first impressions count, and in the world of impressing potential real estate buyers, there has never been a truer piece of advice.

You are presenting your house to find someone to love it, so spruce it up.

The good news is you don't have to spend a fortune to achieve results. Here are a few points to consider when selling your home:

1. Avoid overcrowding the rooms – if necessary, re-arrange furniture to give the feeling of spaciousness. You may need to de-clutter by putting things into storage. When a room is clear, a prospective buyer can visualise where their furniture could be placed.

2. Your home should feel light and sunny – pull back drapes, open blinds and prune trees that may be blocking light. Check that all the lights are working.

3. Bathrooms and toilets – need special attention and should be sparkling clean and odour free. Fresh towels are also inviting.

4. Kitchen – It is always important to make a woman feel comfortable in the house and for a lot of women, this means the kitchen has to be appealing. Tidy the kitchen and bench tops and remember to remove fridge magnets and personal notes.

5. The garden – should be tidy, lawns should be freshly cut, weeds removed, trees and bushes trimmed. The addition of new shrubs in tubs will enhance any home and you can take them with you when you leave.

Lastly add a vase of fresh flowers, some colourful cushions, throw rugs and the warm glow of a fire in winter, open windows in summer and you will be well on your way to achieving a better price for your home.

I should include a post script in regards to the use of oil burners and plug in fragrances…Subtle is okay, but over-powering is offensive and may cause buyers to wander what odour /problem you are trying to disguise.

For any further information on property styling or real estate advice call me.

Roz Moran

Senior Sales Consultant

0417 307 441

Units - The Pros and the Pros!

ESTABLISHED UNITS

Are you intrigued by the cost effectiveness of the various styles, plans and sizes of units? Let’s take a look at the prices, targeted markets and unit styles commonly found in Langwarrin.

The humble unit has proven to be a worthy investment or home to hundreds throughout Langwarrin and their popularity doesn’t appear to be slowing any time soon. Their attractiveness to purchasers stem from their ability to target the three main buyer demographics:

• Investors;
• First Home Buyers;
• Couples downsizing.

Prices vary from the very affordable two bedroom unit with single car accommodation starting from $270,000 to the 3 bedroom townhouse/villa with cutting-edge design priced up to $350,000.

Prices over the past 4 years have seen a steady average growth of approximately 10% per annum.

OFF THE PLAN!

Buying off the plan only adds to the cost effectiveness of buying a unit. The ability to buy before the structure is physically built yields greater savings in stamp duty. Stamp duty is calculated on the value of the land plus improvements at the time a contract is signed by both the seller and buyer – if the unit has not been built, the buyer will only pay stamp duty on the value of the land, netting up to a 2/3 saving on stamp duty. There is often also the opportunity to choose color schemes, floor coverings and window furnishings.

The popularity of units in Langwarrin continues to grow from strength to strength with various new complexes currently being started and completed. These unique properties offer entry into the property market for young buyers seeking their first home, an affordable investment property for the average house-hold planning for the future, and the ideal way to downsize with minimal maintenance for the couple who don’t want to lose those creature comforts.




















Steven Wilson
Sales Consultant

Harcourts Industry Night - Be There!

Thinking of a career in real estate?
Check out the full information here http://victoria.harcourts.com.au/99,Industry+Night.aspx.

Negative Gearing

Baffled by finance terms like negative gearing - what does it mean and how can it work for you? Peter Mussared has taken the time out to explain the process for us.

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Investors are entitled to tax deductions for their investments. Knowing what those deductions are and how you can claim them can save you from paying more than you should.

Some rental property expenses can be claimed right away by the owner as an immediate deduction. These include:

• Repairing guttering, windows or fences damaged in a storm;
  
• Maintaining plumbing, painting, oil brushing or cleaning something that is otherwise in good working condition or repairing electrical appliances or machinery;


• Preparing a lease agreement with the tenant, evicting a tenant, interest on a loan to purchase a rental property or the purchase of land to build a rental property;


• The purchase of a depreciating asset for the property like an air conditioner;


• Finance a renovation like a deck or;


• Make maintenance repairs or repair damage to the property.

Of course, when you purchase a rental property you also purchase depreciating assets such as stoves, air conditioning and hot water systems. These can be claimed over a number of years as a decline in value deduction.

And it is not just depreciating assets relating to the rental property that can be claimed over a number of years. Borrowing costs that are part and parcel of purchasing a property can also be claimed, including stamp duty charged on the mortgage, loan establishment fees and valuation fees for loan approval. Building construction and costs for improvements to the property made by you or the previous owner are also among the deductions that can be made (usually over 25 years).

The ATO website has useful and easy to read fact sheets that explain exactly what can and cannot be claimed as a tax deduction, including some useful examples.

Visit www.ato.gov.au/rental or call 13 28 61.

Peter Mussared

Licensed Estate Agent

0409 937 862

Introducing the Agents - Our Finance Team!

Buying a home is probably one of the largest financial investments you will ever make. Selecting the right home loan is a fundamental part of the process and that's where Amie can help.

Amie has over 5 years experience with Harcourts Finance and now looks after 10 offices employing 65 sales consultants.

As Harcourts #1 Mortgage Consultant nationwide in 2010, you can be confident she will source the best value home loan to help you own your dream sooner - and always with her signature five-star service with a smile.

"I love helping my clients reach their dream of purchasing a first home, next home or investment property, and saving them money."

With access to over 30 lenders and 300 mortgage products, Amie’s specialist knowledge will help you advance through the stages of your life using your mortgage as a tool to build equity, wealth and financial security.

With Amie, choosing the right home loan is straightforward and stress free. From comparing lenders and interest rates to finalizing the paperwork with a minimum of fuss, Amie’s friendly, dependable and unstinting support means you get more than just a mortgage.

Amie insists on keeping things simple while making sure her clients understand each step of the process. At a time to suit you, she will sit down, answer your queries and go through the fine print until you feel confident that you understand every detail. Few mortgage consultants are as dedicated or accessible as Amie, who is only too happy to take your call 24/7. In fact, her mobile is never switched off!

"My clients mean everything to me and I want to give them the best customer experience. I’m offering a long-term relationship, not just a home loan."

Introducing the Agents - Our Admin Team!

Amanda Goldfarb aka “The Rock Doctor”, has been a member of the Harcourts team for 9 years (she’s almost a relic, which is ironic), and has experience in the property management and administration sectors of real estate.

Amanda is the full time sales administrator of Harcourts Langwarrin and earned the title “Rock Doctor” as she is currently completing her Masters Degree in Archaeology. (Unfortunately, it’s not because she’s a Rock Star).

Amanda is constantly striving to achieve higher results in all her work (she’s a nerd, no – she really is, she wears glasses) and spends far too much time in front of her computer. Amanda was the No. 1 Office Administrator for the January-March quarter 2010 throughout Harcourts Victoria.

“Harcourts has been extremely supportive towards me throughout my time with them. They are a people-orientated company, and it shows both through their dedication to staff and clients.”

(Amanda doesn't really raid tombs, although she has worked on a cemetery site.)