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.)

Introducing the Agents - Our Admin Team!

Well, this was just going to be dedicated to the sales and rental staff, but the beleaguered administrators do deserve a mention or three, as they may or may not write for this blog (much like Schrödinger’s cat).

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Kylie Helbig joined the team at Harcourts in 2001 and has worked here ever since (true story, she can’t get enough of us). She began as a receptionist and quickly undertook studies to complete her Agent’s Representative course. Kylie then went to the dark side (property management) before transferring to sales and administration.

Kylie now limits herself to just the administrative department as the assistant to the Director and works on a part-time basis, after welcoming her first child into the world (he’s a cutie!).

Kylie has always been committed to all aspects of her role and goes well beyond her job description to help the office. As a true team player and more importantly, a friend amongst her peers, Kylie is always willing to lend a hand (or foot, if the case requires it).

Introducing the Agents - Our Rental Team!

The aim of this blog is to help make the real estate market easier to navigate – in order to achieve this goal, our staff members will contribute some of their kernels of hard-earned wisdom.

Firstly though, we’d like to introduce you to our sales and rental staff, so that you can learn a little about them.

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I’m firmly convinced that Sara Burke knows everyone in Langwarrin. Maybe even a few in Frankston, too.

Sara started her real estate career in 2002 in sales and marketing, but went over to the dark side of property management to forge her long-term career. She’s organised, efficient and friendly, and is renowned for her service orientated approach (remember, she knows everyone, maybe even you).

Sara recently welcomed a new addition to her household (a baby, for those of you who were wondering), but has been unable to stay away from our office. She’s now back on a part-time basis.

"As a Property Manager, I believe in making a point of difference by maintaining a high level of communication with all parties involved in the leasing & management of a property. Communication is the key to ensuring an enjoyable experience for all concerned."

Sara may or may not have been present at a red carpet even where she was interviewing celebrities. Sara unfortunately didn't invite any of us along to vouch for her.

Introducing the Agents - Our Rental Team!

The aim of this blog is to help make the real estate market easier to navigate – in order to achieve this goal, our staff members will contribute some of their kernels of hard-earned wisdom.

Firstly though, we’d like to introduce you to our sales and rental staff, so that you can learn a little about them.

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Selinda “Tinkerbelle” Lempick is the newest addition to the Harcourts Langwarrin team. She worked for 4 years in the customer service industry before transferring to real estate (from one frypan into another!).

She is the assistant property manager and believes that friendliness and honesty are some of the best policies. “People like a friendly face, and the rental market is so dynamic at the moment, I try to help where and when I can.”

Selinda is constantly trying to increase her knowledge base and attends Harcourts seminars in order to keep up-to-date with the market. As a member of the beleaguered administration team, as well as the property management team, she is able to help you in all areas of your real estate experience (just remember to say only positive stuff about Collingwood and Eddie McGuire or things might go badly for you).

For service with a smile, Selinda Lempick is your agent.

Introducing the Agents - Our Rental Team!

The aim of this blog is to help make the real estate market easier to navigate – in order to achieve this goal, our staff members will contribute some of their kernels of hard-earned wisdom.

Firstly though, we’d like to introduce you to our sales and rental staff, so that you can learn a little about them.

_________

Angela Staker has been part of the Harcourts Langwarrin property management team since, well, forever. Alright, maybe not quite that long, but for over a decade, and in this industry, well, we may as well prop her up against the wall, call her a relic and leave it at that. (I really hope she doesn’t read this post...)

Angela has always been keen to undertake further studies (but she isn’t a nerd, that title is reserved for someone on the admin team), keeping up-to-date with new procedures and Residential Tenancies Act legislation. She has also attended the Australian Real Estate Conference and the Australasian Residential Property Management Conference, thoroughly enjoying the experience.

Angela has proven to be a very successful property manager by providing long term (relic, remember!) commitment to Harcourts, and by her continued efforts to improve the management systems within her office and through convincing the poor, beleaguered administrative staff to ‘swishify’ (yes, it’s a word – since when? – since now) rental documents.

"Buying a rental property is one of the bigger decisions a person can make, it is a huge financial investment and choosing the right property manager for it is equally important."

Disclaimer: Neither Angela or the Mona Lisa were harmed in the production of this image. I cannot vouch for any smurfs, though.

Introducing the Agents

The aim of this blog is to help make the real estate market easier to navigate – in order to achieve this goal, our staff members will contribute some of their kernels of hard-earned wisdom.

Firstly though, we’d like to introduce you to our sales and rental staff, so that you can learn a little about them.

_________

With a surname like ‘Sell’, it was seems inevitable that Joy would enter into real estate. Having spent, what some would say, far too long in hospitality, Joy is firmly of the opinion that the customer should get what they want. Whether that’s a good coffee or the best price for their house, it doesn’t matter.

“I’ve worked in customer service for almost two decades; I really do care about my clients.” That is, when she doesn’t want to cosh them over the head and leave the body where it will never be found again. Oh wait, I wasn’t meant to write that.

Joy has lived in Langwarrin for almost a decade and has strong family and social ties to the area. She’s a keen gardener (with over 2.5 acres to maintain – that means she’s really ‘keen’), loves to travel and enjoys being out and about around her local area.

Joy’s no stranger to hard work; she’s won awards, secured grants and has introduced new ideas and strategies to her old workplaces. What will she do to us next?!

Joy’s also not afraid to sweat a little, having walked on hot coal. Dedication, friendliness and attention to detail are just some of the special touches that Joy brings to her work.

Joy was not harmed during the creation of this photo. In fact, she's so fresh to the real estate scene she's too busy to sit still for a picture.

Introducing the Agents

The aim of this blog is to help make the real estate market easier to navigate – in order to achieve this goal, our staff members will contribute some of their kernels of hard-earned wisdom.

Firstly though, we’d like to introduce you to our sales and rental staff, so that you can learn a little about them.

_________

Peter Mussared doesn’t know when to say no. Okay, that’s not exactly true – but he should have said no when asked to walk across a bed of hot coals. Instead, the crazy man said yes and waltzed his way across with nary a mark to show for it afterwards.

It might come as no surprise that in Peter’s exciting career with Harcourts, he has never failed to achieve impressive results. “I feel that my customers are entitled to only the best. I believe in treating people with honesty and integrity, and I make a personal commitment to ensure my clients are happy with their real estate experience.”

Peter understands the importance of being a good listener (the perfect man!) and following up with each client. “It’s the small details that are often the big issue for clients. I’ve lived in Langwarrin, my kids to go school here, and I’ve worked in and around the area for ten years. My vendors know that I’m passionate about Langwarrin and this enthusiasm is passed onto potential buyers who are looking to live in the area.”

He is strongly focused on personal development – he does Boot Camp and a bunch of other things that insane folk do when they’re early-morning people – and his positive, upbeat attitude is an inspiration to others. “I want people to walk away feeling like they’ve had a great experience and I enjoy knowing I’ve helped them achieve a dream.”

Introducing the Agents

The aim of this blog is to help make the real estate market easier to navigate – in order to achieve this goal, our staff members will contribute some of their kernels of hard-earned wisdom.

Firstly though, we’d like to introduce you to our sales and rental staff, so that you can learn a little about them.

_________

Luke Smith can’t stay away from real estate. He’s addicted. (Alright, that might be pushing it a bit far...). He’s the Jack-of-All-Trades in the office – excluding the wonderful author of this blog – and if you need anything nailed into a wall of the office, he’s the go-to man.

Luke began his real estate career in 2001 with a brief stay at our Hastings branch before moving to the Langwarrin office. He then departed for a very short while to drive hither and thither all over the countryside before returning to Harcourts (clearly a smart man).

Luke is well-known to the sporting community of Langwarrin, namely through the Langwarrin cricket & football clubs, where he has not only served as a player but he also works behind the scenes as an active committee member. Luke has taken his teamwork skills, competitiveness & a desire to succeed from the sporting field and applied it to his sales career.

It remains possible that his years yelling at helping his teammates over the sporting field encouraged Luke to apply for the extensive auction training course offered by Harcourts...but nothing has been confirmed. He is now an accredited Auctioneer within the Harcourts group and is “one of the best auctioneers I’ve ever seen”, according to the captain of the dry-docked ship, Michael Spring.

Introducing the Agents

The aim of this blog is to help make the real estate market easier to navigate – in order to achieve this goal, our staff members will contribute some of their kernels of hard-earned wisdom.

Firstly though, we’d like to introduce you to our sales and rental staff, so that you can learn a little about them.

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Roz Moran is a Senior Property Consultant and has almost three decades (but she’s still a spring chicken, make no mistake) worth of experience in selling in several highly competitive market places, before she forged a very successful career in – guess what? – real estate.

Roz isn’t afraid to get her hands dirty and as the former president of the Friends of Boggy Creek Inc., she has been spotted weeding in the reserve and cleaning up on Clean Up Australia Day. She’s also the president of the Langwarrin Township Committee and a retired past President of the Rotary Club of Langwarrin. She has strong interests in community projects involving youth, senior citizens, the environment and the underprivileged.

Roz’s professional, honest and courteous approach is a winning combination, and her awards are testimonials of her commitment to service.

Spot the agent! (Hint: She's the one on the right - your right).

Introducing the Agents

The aim of this blog is to help make the real estate market easier to navigate – in order to achieve this goal, our staff members will contribute some of their kernels of hard-earned wisdom.

Firstly though, we’d like to introduce you to our sales and rental staff, so that you can learn a little about them.

_________

STEVEN WILSON is a mover and shaker and has a weakness for LOLcats (if you don’t know what this is, shame on you! Go here to learn about the wonders of funny cat photos highlighted by horrible spelling). He’s also at his best when travelling at 200kp/h plus on a race track.

Steven has lived and breathed the Mornington Peninsula all his life and his love of real estate led him to the team at Harcourts Langwarrin. While Steven appears bright-eyed and bushy-tailed – metaphorically speaking – he’s no newbie. He’s refreshing (not just to look at) and has an honest approach that makes the buying and selling process as rewarding and easy as possible.

Steven may very well be the Wunderkind (“Wonder Kid”) of Langwarrin real estate and he even has his own LOLcat photo that he’s too ashamed of proud to leave on display.

Introducing the Agents

The aim of this blog is to help make the real estate market easier to navigate – in order to achieve this goal, our staff members will contribute some of their kernels of hard-earned wisdom.

Firstly though, we’d like to introduce you to our sales and rental staff, so that you can learn a little about them.

_________

MICHAEL SPRING is the captain of the ship here at Harcourts Langwarrin (okay, we’re dry-docked at the moment... beach is about 7 km that-a-way). He’s been a Langwarrin resident for over two decades and is a well-known figure within the community: Harcourts Langwarrin donates to local clubs and societies.

Michael has witnessed the rapid development of Langwarrin’s thriving community and understands its growing needs. With real estate trends ever changing, Michael's honest, no nonsense approach - some would say ‘blunt’, but they don’t count - assures vendors and purchasers alike, providing current and reliable information in a competitive market place.

Michael is an excellent negotiator (don’t play poker with this man), and an accomplished auctioneer, and some would say his list of attributes is endless.

Disclaimer: Captain Jack Sparrow was not harmed during the creation of this blog post. He may be slightly affronted, though.

Twitter

You can now find us on Twitter!

Our username is HarcourtsLangy (very original, we know).

The link is here.

Finding a Rental Property

For tenants, the rental market at the moment is tough. There is no way to soften the truth. With a vacancy rate of just 1.7% in the outer suburbs and 1.5% in Melbourne itself, finding a house to rent has become a near-Herculean task.

At our agency, we only have a vacancy rate of 1%. Miniscule, we know.

Many of our recent open for inspections have been inundated with prospective tenants - the hoards that were once restricted to the city are moving southwards.

If you're searching for a rental property, there are a few handy hints that could make your search easier and your application more appealing. However, it isn't really up to the agent to decide who moves into where - at our agency, it's our landlords who give the final tick to approving a tenant.

Tips:

1. The ideal time to begin searching for your rental property is around 1 month in advance. This is because most tenants provide 28 days notice to vacate and the rental is then advertised soon after.
2. Check large websites like Realestate.com.au and Domain.com.au as they have listings from multiple agencies - it will save you time.
3. When you fill out your application form, provide all the information the agency requests. We know it's time consuming, we know they can be difficult to complete, but it's to your advantage to do so. We rely on the information you provide - if you don't fill out the forms correctly, then we can't reference check you fully and your application may suffer.
4. Provide photocopies of your 100 points of identification. This isn't optional. You must provide your ID. If you're unsure about meeting the 100 points, just call the agency and check. (You will get Brownie Points for photocopying them yourself - at least from me - but that doesn't mean you're assured a property.)
5. It's normal to be anxious about your application, but please don't call every day to check its process. Your application is probably not the only one sitting on the desk for that particular property. Each application has to be submitted to the NTD (National Tenancy Database), reference checked and presented to the landlord. This takes time.
6. And finally, remember to be courteous. We're people too (despite what's said about real estate agents).

Welcome!

Harcourts Langwarrin plans to help prospective buyers, sellers, landlords and tenants, as well as our existing clients, by keeping an up-to-date blog that discusses the real estate marketplace.

Stay tuned, this blog will be growing!