The Ipswich Story just keeps getting better! Those in the know have labelled the city of Ipswich in Brisbane’s west as “Hot and Happening”! Ipswich, one of the key urban growth fronts identified by the Queensland Government’s South East Queensland Regional Plan, is set to grow almost three times faster than the rest of Queensland in the coming years.

As reported by Simon Johanson in The Age newspaper 24/07/10 – BIS Shrapnel’s chief economist, Dr Frank Gelber, who was speaking in Melbourne at a Real Estate Institute of Victoria lunch, said the global financial crisis had done the Australian economy a ”huge favour” by crimping risks in the market.

”We’re not over-geared, we’re not overvalued and we’re not oversupplied,” Dr Gelber said.

”I can’t remember in the last 30 years a time when I have been more comfortable and optimistic about investment in the market.”

A recent article in Brisbane’s Sunday Mail newspaper stated that Ipswich could become The Seattle of the southern hemisphere after winning support for a plan to make the city a national aerospace and aviation hub. The full article appears below.

Further recent newspaper articles support Ipswich’s lower than average unemployment, strong demand for housing and continuing development of the aviation industry.

Raceview Terraces

The Suburb of Raceview is located on the east of Ipswich city, less than ten minutes drive from the Ipswich CBD & close to the Cunningham Highway and Brisbane Road, which provide direct access to Brisbane.

This quality townhouse development, located in Briggs Road Raceview, is poised as an ideal residential property investment due to the continued growth in the population of Queensland and Ipswich in particular. This growth will drive demand beyond supply.

Sales in the Raceview Terraces development have been relatively strong considering the current up and down residential market. Latest indications from the developer are that construction will commence on site toward the end of September 2010, then following a 7 month construction schedule, settlement should be occurring in late May or early June 2011.

Raceview Terraces, a quality development consists of 26 three bedroom townhouses, selling at just $324,900 and with an expected rental return of $320/wk, are certainly an affordable quality development presenting an ideal opportunity in a standout south east Queensland capital growth area.

19^th April 2010

A well researched, residential property investment on the Gold Coast  is a positive step forward in securing your financial future and today in 2010 this is proving true even more so, as Queensland’s South East continues to develop and flourish at a rapid pace. The ‘Rush’ Townhouse Development at Coombabah is a shining example of such a well researched positive residential investment step forward.

As part of its record $18 billion building program, the Queensland Government is investing more than $1.9 billion in the Gold Coast region this year – 2010 / 11. This is one of the primary reasons why Queensland’s economy is still performing better than the national average and it’s helping build the infrastructure needed to support the Gold Coasts rapidly growing population.

Recent development, progress & activity on the Gold Coast included:

• Continued population growth – current population at 30^th June 2009 was 515,157. This figure represents a change from the previous year of +3.13% (Gold Coast City Council).
• The continuing population growth creates a demand for 100 new dwellings per week (PRD Nationwide)
• $68.68 billion worth of residential, commercial, retirement, refurbishment, tourism and infrastructure development was proposed or under construction at October 2009 on the Gold Coast and northern New South Wales, including:

1. The new Gold Coast University Hospital at Southport. Due for completion in 2012, the $1.76 billion health facility will provide complex care, research and teaching opportunities on the Gold Coast and will play a key role in training the clinical leaders of the future.
2. The Gold Coast Rapid Transit System, the largest transport infrastructure project ever undertaken on the Gold Coast, is set to deliver a modern, reliable and affordable public transport solution for the community.
3. Continuing improvements and expansion of the Gold Coast Airport Terminal.
4. Recent completion of Southern Cross University Gold Coast Campus at Bilinga. Planning is now underway for another 10 storey development on the Bilinga site.
5. Continuing work on the Robina Hospital expansion due for completion at the end of June 2012
6. Recent completion of the railway extension from Robina to Varsity Lakes.
7. Upgrading of the M1 Motorway between Brisbane & Tugun, including the section of motorway between Nerang South & Varsity Lakes which incorporates the new Mudgeeraba Interchange.

Construction work on the Rush Development is well underway with completion of the project scheduled for the end of July 2010.

Summarising;

• Site retaining walls are complete
• Concrete slabs have been poured
• Swimming pool has been concreted in
• Timber framework is all but complete (about 5% to go on last few townhouses)
• Water service & waste drainage “rough-in” has been 85% completed on the development
• Electrical “rough-in” cabling work is presently underway to individual townhouses & supply mains to the development have been run in & installed to the main switchboard location
• Scaffolding has been erected
• Delivery & installation of the roofing material is about to commence
• Bricks have been delivered & distributed around the site, as required
• “Bricking-in” of the individual townhouses is preparing to commence

Recent photos of construction progress on the Rush Townhouse Development

Australia came out of the ‘Global Financial Crisis’ relatively unscathed considering the potential impact, had our financial system been in a similar state as some other countries around the world.

Already the fundamentals that carried us through and kept us afloat on what seemed like sinking sand are beginning to thrust our property market forward.  As a nation we have seen a median house price growth of 11.3 per cent over the first 11 months of 2009 across most capital cities.  Certainly the combination of the Government’s stimulus package (First Home Owners Grant) and the lowest interest rates in 50 years helped, with the result that housing was at its most affordable since 2002.

Population Growth

Supply and demand is still the forceful factor in the whole equation.  Population growth and strong overseas migration…. is still at record highs and supply has taken a dive due to the increased difficulty for developer’s to obtain funding.

These are the driving factors that will continue to support and drive Cairns forward after being hit probably the hardest with the fall out of the GFC.

17% Growth

Cairns had seen a sustained boom between 2002-2007 with a 17% increase in the year to September 2007. Developers staked their ground and released a large number of residences to meet the increasing demand of the strong population growth.  As interest rates began to rise price growth slowed as fewer people entered the Cairns market although rents were rising as the vacancy rate tightened.

As the Global Financial Crisis unwound, the tightening criteria for finance to investors and the fear perpetuated in the media saw a strong slow down of sales in Cairns.  This placed a couple of developer’s in Cairns under immense pressure that resulted in their demise.

On top of this, developer’s funding has been increasingly difficult to obtain and the level of pre-commitment required is extremely difficult to achieve.  This has created a stranglehold on the supply side with new unit development trend approval level at zero.  Just two new units have been approved for construction in Cairns thus far in this financial year.

What Does This Mean For Cairns Now?

Like many other cities throughout the country, the GFC  has had an impact on employment in the construction and tourism industries and thus Cairns as a region. Today Cairns is rebalancing and moving forward with the negatives from the last 12 months,  now becoming positives for investors prepared to look deeper than the surface facade.

Change Is In The Wind

Cairns is projected to be the third largest growing LGA (local government area) outside SEQ in the 2006 – 2016 period according to the Queensland Governments Department of Infrastructure and Planning Report 13 August 2009.

Cairns Regional Council population sat at 147,538 in 2006 and is expected to be 168,297 by 2011 and 182,684 in 2016 reaching 222,640 by 2031.  A total of 75,102 new people in the region.

Based on the projected demographics of Cairns eg. ageing population and smaller household sizes, the underlying demand for construction of new dwellings between 2006-2031 is 41,923 with 8,327 of those needed between 2011-2016.  The report concludes the changing demographics of our current society will result in couples without children and lone person households will become the most common household type in Cairns.

As the current supply of housing is absorbed the sting of today’s situation will become apparent.  The demand will outweigh the supply and prices will again move forward.  Even now  demand in the unit and townhouse market strengthened over the September 2009 quarter with sales numbers up by more than 10 per cent.

Boost To First Home Owners Grant

Again as untimely as it was, a large number of units were released onto the market at the same time as the onset of the GFC flooding a stalled market.  The FHBG saw a lot of tenants leaving the rental market to buy their first home.  This saw residential vacancy rates reach high levels and result in decreased rents.  However the residential vacancy rate in Cairns decreased from 5.1 per cent in March to 3.9 per cent in September ’09.

We are expecting a stabilising of the rental market as Cairns continues to move forward.

Jetstar

Jetstar has recently announced it will be re-commencing its four weekly flights between Cairns and Osaka on 1 April 2010, which together with new domestic flights from Melbourne, will mean an extra 300,000 international and domestic seats for the Tropical North.

ABS figures released in January show that the average accommodation occupancy rate within Cairns staged a modest trend rebound in the September quarter of 2009 with average occupancy rising to a trend rate of 59% per cent.

Employment

Job advertisements in the Cairns Post is continuing to show a slight trend rise showing a 16 per cent turn around from April 2009.

New construction activity will emerge this year from stimulus projects such as the Building Education Revolution, new social housing and other initiatives such as the Cairns Base Hospital Redevelopment, water and sewerage facility improvements and road infrastructure developments.

Enormous new mining and resource projects for Papua New Guinea were announced which comes on the back of renewed and new interest in Cairns from existing mining operations from the region.  Significant opportunities will emerge for Tropical North Queensland from these developments including procurement of goods and services, fly-in-fly-out labour deployment and R&R opportunities for ex-pats and other incoming staff.

Read a full report on Advance Cairns and its New Deal with the Federal and State Governments here – >>> Here

Confidence is slowly returning to Cairns as the economy continues to mend from the tough year experienced during 2009.  Herron Todd White expect conditions to improve gradually over the next six months – which is normally a quiet time for Cairns anyway – but with some acceleration possible mid this year as the increased flights and the new tourist season start to kick in.

We believe that mid to long-term will see Cairns not only stabilise but become a solid economy, attractive place to live and a fantastic city to own property as it was always destined to be.  The past year has seen a shaking that will turn out to be the seed of a greater opportunity as that which is not solid is cleaned out and the foundations of new connections, new businesses and a diversifying industry base is established.

For us as the investor, it is all good news.  Cairns is getting back on track and will be a strong and sound investment as all the research previously pointed to.

Click image below to enlarge.

Happy Investing,

Katrina Lockhart
mrd Customer Care… because investing is personal

Please keep reading; we have fantastic news to share with you

As an investor in the Waterside Residential Project in Cairns, you will have either (or soon will) receive a letter from the developer, Udo Jattke of Glencorp. We apologise that this letter may be a little confusing – so here is a clarification.

All Glencorp require from you at this time is confirmation that you still want to proceed… as the project now has funding and as such is back on track. This confirmation is required within 30 days.

Anyone NOT intending on proceeding needs to carefully rethink such a decision as the deal on offer is one I have never heard of before, nor do I expect I will ever see again.

Once Glencorp knows who intends to proceed they will:

1. Provide clients with a deed of variation to the original contract covering relevant issues (sunset date to be changed).
2. Proceed with all necessary paperwork.
3. Require you to pay your deposit; not within 30 days but within two to three months… perhaps even a bit longer.

NB. Deposit Bonds are acceptable on this project.

Waterside Residential Stakeholders Webinar

This Thursday night I invite you to join in on a webinar that we are putting together between Udo, mrd and all Waterside Residential purchasers. This will give mrd clients the opportunity to ask Udo their questions as well as listen to the question and answers from others. Because a number of clients are in Western Australia we will hold this event at 7:00 pm their time. That means for those on NSW/Vic time it will be 10:00pm, 9:00pm in Qld, 9:30pm in SA.

>>> Webinar Registration

Why You Should NOT Let Your Waterside Contract Fallover

During the Global Financial Crisis, ‘development funding’ came to a complete halt. This of course has now strangled the supply side of new residential property to the market for months and years to come, a situation that will continue until the balance returns and rights itself. The Waterside Residential Development was greatly affected by the disappearance of development funding and looked like it would be shelved for a very long time.

Recent interest rate rises in Australia have now changed the game. Developed countries around the world have interest rates at historical lows, some down near 0% whereas here the official RBA cash rate (today) stands at 3.75%. With our stable & relatively strong economy, Australia is attracting finance from overseas lenders chasing the better % return on their money.

The availability of funds is now returning for reputable developers with solid projects on their books and as such, Glencorp now has the necessary funding required to make Waterside Residential Cairns a viable development subject to them being able to verify to their financiers that (1) they have contracts in place and (2) those parties in the contracts are prepared to sign a deed of variation to push out the sunset date (i.e. acknowledgement that they still intend to proceed to settlement).

Udo visited our office and met with the mrd team  last Wednesday 10th February, 2010. He surprised us all when he said that he would honour the original sale prices that all our clients signed up for as far back as mid 2007!

Udo incurred many costs when this project stalled as developer funding dried up during the GFC. He intends recouping some of these costs by reselling at a higher price those units that existing buyers do not continue with. This will be fantastic for valuations and assist you in having some great equity in your property from the time of settlement; still another two years away for Stage 1.

Summary

• Waterside Residential units were sold off the plan from mid 2007
• At that time they were considered great buying and accordingly were snapped up very quickly
• The GFC put the viability of the whole project in question
• Almost three years on the developer has managed to secure funding
• We expected prices would have to rise
• Developer has agreed to hold/honour your original contract price, even though settlements are still two plus years away
• You will settle (probably) in late 2012 and pay only 2007 prices (remembering they were considered great buying at that time too).
• There is very little new construction coming on line due to developers not being able to secure developer funding. This will have a big impact on future supply.
• Being able to hold a property for five years… with no tenants to worry about, no council rates, no body corporate, no maintenance and no bank interest to pay… and then settle on a brand new property for an amount that was good buying five years earlier… IS AMAZING!!!

The Catch

You have perhaps had a cash deposit tied up or have been paying the premium on a deposit bond during this time… and yes, any deposit bonds will need to be renewed and there will be a cost involved. That’s it… a VERY small price to pay for five years of capital growth and a property that is still brand new and will attract 2012 rents!

Seriously, I am over the moon on this deal and so very happy I get to announce a fairytale ending to what was a real saga just last week! I know of NO other developer who would have agreed to hold these prices… for five plus years!

Almost A Property Doubling Cycle

If you expected an eight year doubling cycle and our last real boom on the East Coast ended in mid 2003, then these next two years (while Waterside is under construction) could see some massive growth in values. Even if you assume a ten year doubling cycle (and I don’t), we are seriously due for some significant increase in property values during 2012 and 2013. Again, all this for simply the cost of holding a deposit bond.

This whole situation which started out looking like it could be a complete disaster for some, has now turned full circle to become a real windfall for investors who bought well & secured property for between $230K and $482K.

mrd maintains full support for your investment in Waterside Residential, Cairns and encourages all of those investors who are able to continue on with this exciting development, to do so and take full advantage of the fantastic opportunity that the development continues to offer.

mrd Research Department – Latest Cairns Update

Please click the following link to read our latest Cairns Update. From that report is a link to another that you won’t want to miss either.
>>> Latest Cairns Update

Unsure Or Confused

The two best things to do if you are unsure of what your best option right now is would be to:

1. Register for this Thursday night’s webinar:
   >>> Webinar Registration
2. Speak with an mrd Property Mentor about your individual situation:
   >>> Financial Health Check Request

We look forward to continuing our support for you in any way possible.

Happy Investing,

Nick Lockhart
mrd Customer Care… because investing is personal

In our opinion, these townhouses represent seriously good value!

Ripe For The Picking!

To view the property page for this project and to download our property report >>>here

YES PLEASE, I would like to discuss this investment opportunity with an mrd Property Mentor to determine what impact it would have on my situation >>>more

I would like to participate in a complimentary & no obligation Personalised Retirement Options Plan (PROP) with an mrd Property Mentor… to assist me in creating a workable financial plan for my future >>>more

I want to upgrade to VIP (at no cost) and receive 48 hour advanced notification of future new property releases >>>here

Happy Investing,

Nick Lockhart
mrd Customer Care Program… because investing is personal

Centenary:

The Beaches:

City Park:

Clifton Waters:

Clifton Views:

UNBEATABLE VALUE

DEVELOPER SLASHES PRICES BY $20,000

PLUS

A LIMITED OFFER TO FIRST 6 BUYERS

Throughout the Global Financial Crisis, mrd has successfully negotiated with ‘hurting developers’ and achieved some great deals for our clients

Two of these have been absolute doorstoppers

Now we have secured the third!

NB: This offer was made available 48 hours ago to those on our clients base registered as a VIP. If you are seeing this for the first time it means you are not on our VIP list. To receive 48 hour advanced notification on all future projects and/or special offers, upgrade (at no cost) to a VIP today >>> more

For more information or to request a complimentary (no obligation) Cash Flow Analysis for RUSH, please let us know. Simply send us an email or call on (07) 5580 8888

RUSH

‘RUSH’ is a boutique development of just fifteen (only) 3 bedroom (plus study nook) luxury town homes.

RUSH boasts an accent of comfort, space, security; close to the beautiful waterways of the Gold Coast

For more information or to request a complimentary (no obligation) Cash Flow Analysis on this property:

• Call mrd on (07) 5580 8888 or
• Email Enquiry

Location, Location, Location

In the hub of the Gold Coast

• Close to the modern dynamic Southport business district
• Adjacent to Coombabah Wetlands Conservation Park
• Surrounded by nature and the beautiful Coombabah Lakes
• Ideal for tenants who will be able to work, learn, relax, live and play in this centrally located tree studded parkland
• With the accent on location, the astute will appreciate the full value of this unique community development with its lush green environment

Quality Finishes

• High quality fixtures & finishes throughout with all Town Homes to include:
• 3 Spacious Bedrooms (Air conditioned or Ceiling Fans)
• Large Open plan Air conditioned Living Areas, Fully Tiled
• Bathroom, Ensuite and Powder Room
• Walk-in and Built-in Robes
• Study Nook
• Modern Kitchen with High Quality Stone Benchtops, Glass Splashbacks, Stainless Steel Appliances, Dishwasher, Gas Cook Top
• 50% Wool-Blend Carpets
• Internet and Pay TV Facilities
• Intercom and Security Gates
• Remote Controlled Garage Door & Entry Gates
• Private Covered Terraces and Individual Fully Fenced Courtyards
• Pool and Barbeque Gazebo
• Extensive Landscaping

For more information or to request a complimentary (no obligation) Cash Flow Analysis on this property, please let us know. Simply send us an email or call on (07) 5580 8888.

We are very excited to see the completed construction of The Wharf… and it looks fantastic!

Settlements are set to commence 26 August, as those contracted to buy would be aware through communications with Wendy and the team.

Located in not only the fastest growing region of Australia – South East Queensland, but also the fastest growing business region in Queensland, the Gold Coast.

The Wharf sits next door to The Rocket; a striking 16-story office building that sets the tone for the future of the Robina Business district.

The ingredients for a successful investment are all found at The Wharf:

• People
• Access
• Opportunity
• Workforce
• Sport
• Arts
• Medical
• Shopping

Now is the time for those purchasing in The Wharf  to be in close contact with Wendy. She will guide you step by step through your settlement process.

If you have any questions or concerns please do not hesitate to call Wendy or your Property Mentor.

The most recent photos of The Wharf (street scape and water scape) are now available for you to download >>>click here

There are a still some fantastic two and three bedroom apartments available at The Wharf.

To download our complete property report >>>click here

To make an enquiry >>>click here

Happy Investing,

Katrina Lockhart
mrd Customer Care Program… because investing is personal

(Click image to see a larger version)

Coomera has changed very rapidly over the past few years. High density housing east of the Motorway in and around the old Coomera Township brought many new families to the area. New shops opened and activity in the area has increased. This activity confirmed to many people that Coomera was finally on the move. Meanwhile, the acreage precinct along Foxwell Drive (which is also the middle of the new Coomera Town Centre) has seen developers, investors and speculators buying up rural land for future redevelopment…

The pace of investment in land in the Town Centre precinct and along Foxwell Drive has outstripped all expectations. The volume of investors in the area has led to a steep rise in asking prices. Consequently, the area has many land parcels currently under contract with an eye on future development. This activity has been fuelled by constant media attention regarding the new Town Centre and this has attracted developers and investors from all parts of Australia. Today Coomera is the fastest growing suburb in Australia.

Billion Dollar Town Centre gets the go ahead

After more than a decade of planning and controversy, the billion-dollar Coomera Town Centre has been given the green light, with the State Government signing off on the Gold Coast City Council master plan.

Coomera’s New Town Centre is planned for, and has approval for, an area of approximately 60 hectares located around the Brisbane-Gold Coast Rail link and centred on the Coomera station. Once completed, this new city will be as large as Southport with over 100,000 square metres of retail space that will cover an area four times larger than Pacific Fair.

The ‘New Town Centre’ plan will be a true ‘city centre’ with retail areas forming part of the streetscape, similar to Southport, rather than a single major shopping centre. The whole of the Coomera Town Centre area, including the residential component, is about the same size as the Brisbane CBD. The town centre will be surrounded by local satellite centres, along with neighbourhood centres. Also planned, are a number of Local, State & Federal government service offices .

These include a library, community hall to host 1000 people, council branch offices, a medical precinct including a possible new hospital and new public & private schools. Higher education will feature a campus for Griffith University and a new TAFE located close to the train station. Town planning has indicated that the core of the Town centre will see development up to 14 storey buildings.

Coomera Town Centre is strategically positioned between the Robina and Beenleigh Principal Activity Centres with convenient access to both the Gold Coast rail line and the Pacific Motorway. Its location and expected growth will make it a key driver of the Gold Coast economy.

According to the “Gold Coast City Coomera Town Centre Structure Plan – Final – January 2009”, the Coomera Town Centre will become a transit oriented community relying heavily on highly accessible and diverse employment opportunities in proximity to the Coomera Transport Hub. The format of the Town Centre’s core, the Coomera Activity Centre Precinct, will serve to position it as part of the next generation of true city centres, with a focus on street life and activity on an interconnected city grid of public streets.

The Government is also considering a proposal to double the size of the neighbouring marine precinct, potentially generating an extra 1000 jobs.

Deputy Premier and Infrastructure Minister Paul Lucas signed off on the city council’s structure plan for the Coomera town centre.

“This is a plan to create a new community at Coomera, providing thousands of jobs and injecting money into the local economy,” he said yesterday.

“In time, the Coomera Town Centre will become a destination in its own right and the city council expects about 20,000 people will work there by 2026. “This will be a transit oriented community, with about 10,500 dwellings supported by retail, tourism and commercial uses.

“The plan is designed to help protect the local environment with an open space corridor to preserve the ecological value and scenic beauty of Oakey Creek, which frames the town centre.”

He said the town centre would offer a range of dwellings, from detached houses to units, to encourage diversity and affordability. Residential densities will be highest in the areas nearest to the transport hub, to gain the maximum use of public transport.

“Thanks to QR’s upgrade of the Brisbane-Gold Coast Rail Line, including a second track from Ormeau to Coomera, train services on this route are more frequent and comfortable,” said Mr Lucas.

Development of the Town Centre is expected to begin in the next twelve months.

To view the following map in more detail, download the Town Centre Structural Plan and go to page 47.

To see the Coomera Town Centre Structure Plan click here (53 Pages – 1.8Mb PDF)

(Click image to see a larger version)

Predicting the next ‘hotspot’ for property can be speculative unless it is supported by key fundamentals to an area’s future growth and development. This is exactly the position Varsity/Robina is in right now. Major infrastructure changes amount to $2.6 billion in projects either underway or planned and over $2 billion of commercial and residential development either under construction or in the planning stages.

The new $324 million rail extension from Robina to Varsity is on track to be completed by the end of this year.

With the concept of transit-oriented communities being a major thrust for planning and development, Varsity Station Village has been designed featuring residential, retail and commercial buildings providing services, shops, employment and apartment style living – all in close proximity to high quality public transport.

The South East Qld Draft Master Plan allows for up to 50,000m² of commercial space in the village that could potentially contain large corporate head quarters and small and medium size leasing opportunities.

This could generate up to 2,500 office jobs and up to 350 retail jobs

The precinct could also contain between 600-900 residences in the form of townhouses or apartments, accommodating between 1,250-1,900 people.

We are excited about this project amongst the many others being developed right now,  as the investment many of us have made into this area has positioned us for a solid return in the future.

To enable you to gain a better picture of how your investment is placed please click here to view the “Village Guide – summary of the Master Plan, Queensland Transport”.

If you would like to look at what opportunities are available for you to invest into this area visit our available property page here and ready to settle property here.

Finance Structure and Cash Flow Health Check:

We have assisted many people to better structure their financial arrangements, save interest and pay off their homes quicker. If you would like us to prepare a complimentary Finance Structure and Cash Flow Health Check send your request, along with your best contact time to us