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Hot Property of the Week Upper Coomera Queensland

Written on the 23 September 2016 by James Cagney

James Cagney of Australia Hot Property applies his stringent criteria when it comes to featuring properties on his website. James is not interested in listing properties of owners, developers and builders who have unrealistic expectations of what their properties are worth or are after the quick buck.  James provides each vendor with a Market Comparative Analysis which shows the vendor what the property is worth. If the vendor is not happy with that price James tells the vendor to wait. Making money in property is often more about TIME in the market than TIMING the market. Therefore you never wait to buy a property you buy a property and wait. If you are eager to buy a property right now you need to take into account these three important factors to make sure sure you are buying well:

  1. Property Cycle
  2. Demographic Trends
  3. Location   

If these factors are not presently in the favour of the buyer James will not list the property.  The vendor must meet the market price or go to another real estate agency. Over the years James has learned the most important rules of growing a real estate business:

  1. If the buyer does not make money within a reasonable time on their property they will never buy from you again.
  2. If you do not give your clients extraordinary service they will never give you referral business.

Now this may sound so simple but the stark reality is that most real estate agents are more interested in making their commission on a single sale than making future sales. James wrote an expose on the unethical practices and tactics of real estate agents.  To be smarter than the agents are when buying and selling property you need to be aware of these practices and tactics. Click >>> HERE to get the full article and learn to be wiser than they are. Contact James Cagney on 0416 137 645 to find out more about the property listed below or click >>> CONTACT ME.

Sought after location, Great views - Now Priced to Sell!

4 Bed: 2 Bathroom: Double Garage: Open Plan Kitchen & Dining; Separate lounge; Large Block 644 sq.m

This is an elevated four bedroom newly established home in a quiet cul-de-sac and ideal for families. Close to private and state schools, kindys, and a large shopping precinct. Only 50 meters from a park, 5 minutes to the M1 motorway and 12 minutes to the Coomera train station. Ideal if you work in Brisbane or the Gold Coast.

The home is tiled with quality fixtures and fittings and the bedrooms have been newly carpeted. Main bedroom en-suite with walk-in robe, separate comfortable lounge, bright modern open plan kitchen and dining area, double garage and spacious outdoor patio with views, All other bedrooms have built in cupboards and fans. Terraced, manageable, fenced garden with potential for the enthusiast. View by appointment Monday to Saturday and open day on Sundays

Be quick - keen vendor who has purchased out of State.

9 Isetta Court Upper Coomera, Gold Coast, Queensland, Australia


Great Views to the East towards the Broadwater

 

 

   

On-suite bathroom  

 

Research on the Gold Coast Northern Corridor

Over the past 10 years, Queensland's average infrastructure spend per capita was 75% higher than the average of other states and territories combined. Queensland's commitment to the delivery of infrastructure, estimated at $134 billion is in place to manage the ongoing economic and population growth over the long term. This program represents the largest public infrastructure spending initiative in Australian history. Net Interstate migration is one of the fundamental drivers of demand for new residential property. Queensland's rate of interstate migration increased in 2015 to be the highest in the country.

When property prices are too expensive in other major capitals like, Sydney, Melbourne, ACT, Darwin and Perth it forces people to move to find more affordable houses. Take a look at the expected migration graph below from 2014 - 2017. pubished by  BIS Shrapnel "Residential Property Prospects August 2014. More and more people are looking to South East Queensland with its warmer climate and more affordable property prices which means families can afford to live close to fantastic and growing employment hubs.

Real Estate expert John McGrath said:

"After a major increase in property values over 2013/14, Sydney is becoming less affordable for investors in terms of purchase price and yields. Latest RP Data figures put Sydney's typical house yield at 3.7 per cent. A year ago, it was 4.1 per cent.

The typical apartment yield today is 4.5 per cent. A year ago it was 4.9 per cent. Yields of 3.7 per cent and 4.5 per cent aren't terrible, but let's compare them to QLD where investment buying has ramped up over the same period in which NSW has declined. When you put affordable property values next to high yields and perfect timing in the cycle, that's an ideal time to buy and investors are noticing. AFG says investment activity in QLD has jumped from 33.5 per cent in January to 38.7 per cent in June. If you're looking for Australia's next hotspot for investing, look no further than Brisbane and South-East Queensland". Published: Wednesday, August 06, 2014

Coomera Town Centre

First stage of Coomera Town Centre retail development given go ahead by Jaydan Duck on March 19, 2014

THE first retail stage of the Coomera Town Centre was today given the green light by the City Planning Committee with limitations. The committee recommended a development permit and preliminary approval be granted for the major commercial and retail site, which will form the foundation of the future integrated $500 million town centre.

However, the State Government has put a condition on the approvals, requiring the upgrade of the Foxwell Road Interchange (Exit 54) on the M1 to prevent further traffic congestion from occurring. The entire retail project covers a total of 93,320 square metres and, when complete, will comprise of a department store, two supermarkets, two discount department stores, a nine-cinema complex, six major tenancies, 123 specialty shops, a fruit and vegetable market, 61 food outlets, 22 kiosks, a nightclub and a tavern.

Described by the applicant, Westfield, as a "retail and commercial centre", the 18 hectare site on Foxwell Road sits opposite the Coomera railway station and future transport hub. Divisional Councilor Cameron Caldwell said he now hoped to see construction on the centre begin quickly. "This is one of the most significant planning approvals we have seen lodged for quite some time. It's also been a long-awaited project, so I hope we see some early works commencing as soon as all the necessary approvals have been ticked off," he said.

Future development stages include a range of residential and commercial uses that will be guided by the proposed Coomera Activity Centre North Structure Plan, which is the subject of a separate development application. The master plan for the Coomera Town Centre, declared by the State Government in December 2009, covers 680 hectares and will allow for 25,000
properties providing homes for about 50,000 residents.

What is the vision for the Coomera Town Centre? The Coomera rail station will become the heart of the town centre with surrounding development encouraging people to live, work and play in the area. This will contribute to an emphasis on walking, cycling and using public transport to access the town centre. It is envisaged that the Coomera Town Centre will become an active and vibrant town centre accommodating a mix of uses in close proximity to the rail station.

Coomera Town Centre Precincts:

Precinct 1 - Coomera Activity Centre
Precinct 2 - Showroom and Bulky Goods
Precinct 3 - Government
Precinct 4 - Medium Density Residential
Precinct 5 - High Density Residential
Precinct 6 - Low Impact Industry
Precinct 7 - Education
Precinct 8 - Dreamworld
Precinct 9 - Open Space

Infrastructure under construction:

The interchange at Exit 54 of the Pacific Motorway at Coomera is being upgraded to cater for continued growth in the Coomera area.

Key milestones:

Mid-2015: detailed design complete: Mid to late 2015: construction commences: Late 2016: construction complete.

Funding:

The state government has committed $47.4 million in addition to a $10 million commitment from the Australian Government and $17.3 million commitment from the developers (Westfields & Qld State Treasury) of the Coomera Town Centre.

The Coomera Indoor Sports Centre - Under construction for the Commonwealth Games April 2018 (Funding $40 million)

This will provide an important piece of community infrastructure for one of the Gold Coast's fastest growing regions. Only 3minutes from the off ramp Exit 54 on the M1 and adjacent to Dreamworld and located within Coomera Sports Park, this new multi-purpose facility will accommodate a range of elite and community sports such as netball, volleyball, basketball and gymnastics. The venue has been designed to world-class competition standards with potential for elite training and competition use. Key features of

the venue design include a gymnastics arena, mixed-use sports courts, meeting room facilities and a kiosk. The Coomera Indoor Sports Centre is scheduled for completion around  2016/2017 and will host the Gymnastics competition and Netball finals for the Gold Coast 2018 Commonwealth Games.

The Coomera Indoor Sports Centre features eight mixed-use sports courts and a gymnastics arena. Other ground floor facilities include change rooms, public amenities, meeting rooms and a kiosk. The upper level will accommodate meeting rooms, a function room and spectator seating.

"Gold Coast is back in a BIG WAY" March 2015

The Phenomenal surge in rental applications for Northern Gold Coast property that has seen some properties attracting as many as 150 applications appears to have resulted in a "severe shortage in listed stock coupled with a noticeable increase in buyer activity putting upward pressure on values" according the Herron Todd and White property valuers (HTW).

HTW statistics reveal that there are now 25 sales more every week compared to 12 months ago. The volume of sales within price bands has also shifted: Most notably 72% of current sales are below $500K compared to 80% 12 months ago, suggesting a degree bracket  and a severe shortage of stock under $500K.

Majority are local and Chinese and also a notable increase and return to market of interstate and foreign investors including New Zealanders. Real Estate Institute of Queensland (REIQ) state the strong signs of recovery, with median house values increasing by 5%. So this is great news for all of us now as we can ride the wave to increase our values finally.


"Sun set to shine on Gold Coast property market"  by Simon Pressley | 6 January 2015

I expect the Gold Coast market to surprise many pundits and become one of Australia's best performers during 2015-2017. The storm clouds are gone, the sun is due to shine and quite brightly. However, there is still some turbulence in the waters.

Tourism drives the Gold Coast's economy. So, when the global financial crisis (GFC) hit in late-2008, consumer sentiment disappeared, jobs were shed and its property market suffered.
The Gold Coast's only other industry of note is construction and a significant pre-GFC over-supply compounded things for its property market. In spite of having population growth (3.1% per annum during 2003-2013) of almost double that of the national average (1.7%), the Gold Coast was the worst performing market in Australia for a few years.

"Hundreds applying for Northern Gold Coast properties as renters bid to cut Brisbane commute" by: JACK HOUGHTON From: Gold Coast Bulletin February 03, 2015 12:00AM

Prospective renters Michael Laitinen and Sirirat Ratsoongnern are among many trying to lock down a rare rental property in the Upper Coomera area. Source: News Limited
The Gold Coast's northern corridor is in the grip of a rental crisis, with properties attracting hundreds of applications from residents who are wanting to live closer to Brisbane.
Houses in Upper Coomera are attracting more than 150 applications each while one in Helensvale received more than 20,000 hits online from prospective tenants.

Senior property manager Jye Thomas said there had been an "extraordinary" leap in rental demand from families looking for cheap rent close to Brisbane. "One of our properties in Helensvale got 21,000 hits online and anything in Coomera is getting about 146 official applications," he said. "To put it in perspective, we normally get around 20 applications. "Everyone wants to live there because rent is affordable and it is close to the beaches and Brisbane for work."

"Investors are flocking to the Gold Coast to secure affordable stock" by: JACK HOUGHTON From: Gold Coast Bulletin September 14, 2014 12:00AM

Wayne Wilson and Janine Wilson who are selling their Oxenford home to move into the booming Coomera region. Photo by Richard Gosling Source: News Limited
PROPERTY-hungry investors are flocking to the Gold Coast to snap up affordable stock in the wake of significant development announcements.

Real estate agency owner Teresa Foster said Brisbane investors had returned to the northern Gold Coast to claim a slice of the high-growth corridor. Ms Foster said sellers were bracing for an influx of buyers as political forces took another step towards building the long-awaited $1 billion Coomera Town Centre. "We have been waiting for the new town centre for almost a decade but now that the upgrade of exit 54 has become a reality, it is only a matter of time," she said. "There has already been massive growth in Coomera but this project is set to bring even more. "Brisbane investors have already returned to the area because property is so affordable. It is right on the rail line and only a 40 minute drive from the Brisbane CBD."

"Gold Coast land prices could jump to half a million" by  Hannah Sbeghen, Gold Coast Bulletin, August 6, 2016 (Extract)

THE price of Gold Coast house blocks will double in just five years, according to two leading property figures.Leda Holdings acquisition manager Richard Duce and REIQ Gold Coast chairman John Newlands said a land shortage was driving the price growth.A new Housing Industry of Australia and RP Data report shows the Gold Coast and Tweed are ranked in the top-four most expensive regional housing markets in Australia. With the current population on the Gold Coast and Tweed Heads edging towards 600,000, residential land is drying up, with the city hemmed in by undevelopable swamp land and mountain ranges.

Mr Duce said home buyers would struggle to buy residential land for under $500,000 in five years. "Land prices are already going up by $2000 a month, which has accumulated to $48,000 in the past two years," Mr Duce said. "Over the past two years the Gold Coast has been increasing in prices and it is no surprise that it is now one of the most expensive regional markets in the country. Mr Newlands said the creation of smaller lots would go some way towards meeting buyer demand. "Prices will double but as far as land goes, the Gold Coast will see a big trend of subdivision on larger blocks," Mr Newlands said. HIA says the median lot price on the Gold Coast is $229,800.

Contact James Cagney on 0416 137 645 to find out more about the area OR about 9 Isetta Court, Upper Coomera, Cold Coast, Queensland OR click >>> CONTACT ME.

 


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