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Since the government’s announcement about changes to the way the real estate industry operates, including the ban of in-person auctions and open houses, real estate agents across the country have had to pivot the way they do business and get creative.

Now more than ever the online channels are essential to promote your properties and get the most possible exposure for your landlords and vendors. And the portals are simply not enough anymore.

We’ve put together our top tips on how we can leverage the online platforms during COVID19.

<h2>Virtual Inspections</h2>

With the government recommending people stay at home other than for essential activities, reducing the need to <a href="https://www.urban.com.au/guides/home-inspection-checklist-step-by-step">inspect properties</a> and qualifying serious buyers or tenants prior to in-person appointments is even more important. Not only will it save time taking unsuitable parties through properties, but it will also reduce the risk of spread for all involved, including you.

Virtual inspections are a great alternative for a <a href="https://www.urban.com.au/guides/first-home-buyer-guide-24-simple-steps">first-time enquirer</a> and we’re seeing many real estate agents doing this. From simple video tours taken on a smartphone showing all the vital features of the property to adding music, voiceovers and captions to heighten the experience. The beauty of video is it can be viewed multiple times whenever each client wants.

There are also some great products on the market for 3D tours and other tools that allow you to add furniture to a floor plan and plan your layout online, now is the time to harness these services.

<h2>Live Video Walk Throughs</h2>

Another option to view a property remotely is to do a live <a href="https://www.youtube.com/watch?v=SchiZqyYFt0">video walk through</a>, you can do this on your Instagram or Facebook channels as a ‘live’ video posts or if you are working with a qualified, hot buyer you could do a Facetime or Zoom walkthrough with them one-on-one prior to an in-person private appointment.

A one-on-one Facetime inspection allows you to still offer a very personalised service to buyers. We believe this is so important during this COVID19 period, all businesses need to find new ways to offer more value to their customers in order to retain them and keep them engaged so that when this period is over, they will be ready to get started doing business with you. It will also give your buyer more time to <a href="https://www.urban.com.au/guides">ask you questions</a> regarding the property, they may have specific needs that you can address during this live virtual inspection.

<h2>Social Media Ads</h2>

If you aren’t already offering your vendors and landlords a social media advertising component as part of their marketing package now is certainly the time to implement this and quickly. 

There is mixed feedback received from multiple agents on how the market is being impacted by COVID19. Generally, prices are dropping, and buyers are expecting a bargain. 

Driving as much enquiry as possible is imperative to maintain competition amongst buyers on your properties. <a href="https://www.chroniclerepublic.com/2020trends/">Social media</a> advertising is a great way to promote your property to potential buyers, especially in the surrounding areas of the property.

With Facebook and Instagram, you can create targeted social media ads that promote your listing and drive enquiry. We recommend an advertising budget of at least $50 per week for each property listing for social media ads, keep your targeting niche and use property videos for your creative where possible. These tend to be more interactive than simple images.

<h2>Using Ephemeral Content (AKA Stories)</h2>

Now is a great time to use Stories on Instagram and Facebook to showcase your listings and get more exposure for your properties. Most professional property photo shoots will only include 5 images/angles of your listing (bonus hot tip: speak to your photographer ASAP about doubling that number and include as many images as possible on your online listing).

The great thing about Stories is that you can tell a story about the home, share its history and showcase the lifestyle that is possible, in this property and in the local area. The important thing with Stories is that you actually tell a story, so use multiple photos and videos and create multiple Story slides for each property listing. 

Importantly, you want to save these to your highlight reel, so they appear at the top of your Instagram profile. Create a highlight reel called ‘Current Listings’ and add your new Stories to this each day. Get creative here and don’t be afraid to do something a little bit fun or different.

Stories is also a great place to share ‘coming soon’ posts to build excitement about the property before it goes live online.

<h2>Get Creative with Your Social Media Content</h2>

With social media you can get more creative about your property marketing. Think about the benefits for buyers looking at this property and how you can communicate that in an entertaining and fun way through videos and imagery on social media.

Now is the time to make your listings stand out from the rest. One idea is to interview the owner/s about the home and what they loved about living there, this will allow you to connect with the buyers emotionally through the power of storytelling. You can do this via Zoom and record the session if you need to. 
Encourage your buyers to ‘DM’ or direct message you about a property, make it as convenient for them as possible to ask questions and adapt the way you do business to respond to them quickly.

Social media can also be used to showcase the ‘normal lifestyle’ of the area such as the surrounding facilities and local amenities such as parks, walking tracks and businesses. At some point the world will return to normal and buyers inspecting your properties right now won’t be able to get a good gauge of the true vibe of the area pre-COVID19.

If you already have some local imagery, then you are one step ahead, but if you don’t a great hack is to use ‘user generated images’. Search Instagram and Facebook for photos of your area taken by locals before COVID19, be sure to credit the photographer in your post.

For videos, use the IGTV feature on Instagram to upload content longer than 60 seconds. Caption your videos to cater for people watching on mute, which is around 85% of people. 
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Melvie

How to Get More Online Exposure for Your Properties Amidst Current Events

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It is generally accepted that there are two strategies for building wealth via property. One strategy favours property that will grow in value – capital growth.  The other focuses on properties that produce more income than they cost to own. These properties are positively cash flowed or geared. 
   “The holy grail of <a href="https://www.urban.com.au/guides/how-to-invest-in-property-in-2020-the-ultimate-guide-">property investment</a> is a property that increases in capital value AND provides a predictable positive cash flow.”

<h2>Capital Growth – The Power of Compound Interest</h2>

The success in long term investment strategies lies in the power of compound interest. As properties continue to grow in value, the debt remains the same or reduces, which in turn skyrockets the net value of the assets. The key to this strategy is to buy as early as possible and allow inflation and capital growth to drive the value of your assets over time.

“It is not so much your timing of the market but your time in the market that matters”

Properties bought over a 10-year period and allowed to grow naturally in value will be worth more in 20 years than perhaps twice as many properties bought over a shorter time frame close to the end of the 20 years.

<h2>High Yield – Cash is King</h2>

A rental yield strategy is very different to a Capital Growth strategy. 

This strategy is based on purchasing properties that have predictable and positive cash flows. The rent or income received from high yield properties more than covers the interest, maintenance and <a href="https://www.urban.com.au/guides/18-ongoing-rental-property-costs-and-which-ones-are-tax-deductible">other costs associated</a> with holding or owning the investment property. These funds can be redirected into reducing home loan debt or funding further investment.

<h2>“The Holy Grail” … Combining Capital Growth with Positive Cash Flow Investment Strategies</h2>

An investment strategy that combines capital growth and cashflow offers the best of both worlds to investors. Given enough time, it can set you free. That said, you should try to avoid financial burdens that sacrifice your current standard of living for a comfortable lifestyle down the road.   
  
The answer for some, and the most exciting investment opportunity I have seen in more than 20 years, is the government-backed National Disability Insurance Scheme (NDIS), Specialist Disability Accommodation (SDA) program.

The objective of the NDIS SDA program is to house disabled Australians.  The SDA program offers investors capital growth and positive cash flows.

<ol>
<li>The NDIS SDA scheme is Government-funded for 20 years via an increase in the Medicare levy, so from the perspective of capital growth, people investing with SDA do so on a Government-secured long-term basis. This allows investors to take advantage of a low risk approach to capital gains over the long term. </li>
	<li>Depending on the investment property configuration, investors can enjoy a predictable and government-backed rental yield of 12% to 18%. </li>
</ol>
This powerful combination of capital growth and positive cashflow, supported by the Federal Government for the next 20 years, well and truly sets a new standard for the <a href="https://www.urban.com.au/guides/how-to-invest-in-property-with-no-money">“The Holy Grail of Property Investment"</a>. 

 
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The Holy Grail of Property Investment: Capital Growth and High Yield

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<h2>Common mistakes developers make</h2>

Often the environment is one of those distant factors you don’t think of first when <a href="https://www.urban.com.au/guides">purchasing a property</a>. In some cases, an after-thought. This could be a hugely costly mistake and one that isn’t considered until you’re in the thick of it.

The location is spot on, the market is ideal and the timing is perfect. Sounds too good to be true. Maybe it is.

Consider your due diligence of the site and make sure you know what you’re buying and what you’ll be up for.

Contaminated sites can be some of the most lucrative assets when managed correctly. It is important to understand your environmental exposure before and during acquisitions, transactions and construction.

Types of potentially contaminated sites include the following:

<ul>
<li>Service stations</li>
	<li>Market gardens</li>
	<li>Drycleaners</li>
	<li>Automotive and engine workshops</li>
	<li>Manufacturing workshops</li>
	<li>Landfills</li>
	<li>Quarries</li>
	<li>Gasworks</li>
	<li>Timber preservation and tanneries</li>
	<li>Rifle ranges</li>
	<li>Abattoirs</li>
	<li>Airports</li>
	<li>Railway yards</li>
	<li>Cattle dips</li>
</ul>
Before you purchase a site

It’s good practice to engage an environmental consultant to conduct an environmental due diligence (desktop study) to assess for potential risk of soil or groundwater contamination prior to purchasing a site. This is also known as a Preliminary Site Investigation or a Phase 1.

This is a relatively cheap way to find out potential risks at the site and will help you make an informed decision.  A Phase 1 covers such things as:

<ul>
<li>What was the site historically used for? </li>
	<li>Is there an environmental audit overlay or a planning condition? </li>
	<li>What is the potential environmental liability and potential engagement with the EPA? </li>
	<li>What are the potential cost requirements? </li>
	<li>What are the clean-up, damages and business risks?</li>
</ul>
Moving ahead with your purchase

If purchasing a suspected contaminated site, you need to understand the extent of contamination issues and factor this into your budget for assessment (Detailed Site Investigation), potential remediation and auditing.

We recommend you choose a consultant that is a Certified Environmental Practitioner (CEnvP) for the assessment/testing and remediation to give comfort that the scope of work proposed is appropriate and will survive scrutiny.

Most developers factor in an environmental consultant, but many are surprised to find out they will likely also need to consider an environmental auditor.

What’s the difference between a Consultant and an Auditor?

The consultant undertakes the physical sampling, assessment, remediation and management plans to then provide to the auditor for verification. 

Environmental auditors are appointed by a regulating state government body (such as EPA) and are highly qualified and skilled individuals who have met strict criteria and guidelines. 
  
An auditor is independent and accountable to the EPA for verifying that the consultant’s findings are in accordance with the guidelines, and ultimately assists in “lifting” planning restrictions and deciding if the intended use of the site is suitable.

The environmental consultant cannot be the auditor at the same site as this would be seen as a conflict of interest – like marking your own homework.

What would trigger an Environmental Audit?

An Environmental Audit may be required when:

<ul>
<li>you are redeveloping a potentially contaminated site to a more sensitive use (e.g. from a former petrol station to residential or a childcare centre);</li>
	<li>you are developing land that is covered by an Environmental Audit Overlay;</li>
	<li>there is a planning permit requirement relating to a site located in a landfill buffer zone;</li>
	<li>it is requested by local council as a condition in your development application;</li>
	<li>you are wanting to assist in reducing future risk and understand potential contamination management measures (due diligence);</li>
	<li>EPA requests to understand the risk of harm caused by an activity; or</li>
	<li>compliance is to be demonstrated with a regulatory licence.</li>
</ul>
Can an auditor add value?

Experienced auditors can add value by providing advice prior to purchasing a site to point out any environmental liabilities and potentially avoid or minimise ongoing financial costs.

When you engage an auditor early in the process you can save on time and costs associated with investigations, avoiding unnecessary re-work. The auditor can help guide you from the start.

Auditors can also offer creative ways to manage issues that pose a potential threat to human health and the environment. For example, methods of vapour intrusion ventilation in a basement carpark of a multi-storey residential apartment.

Additionally, auditors interact with the many stakeholders and understand the processes and legislation to help move things along quickly and effectively.

What do I need to consider when appointing an Auditor?

Auditors are a key part of the development approval process and careful consideration should be exercised in appointing the right auditor. 

Each auditor is different as they come with varying experiences and areas of expertise. Whilst they all try to enforce and uphold the same rules, regulations and practices, matching an auditor’s experience and/or area of expertise with the project is typically beneficial.

Experience, communication, outcome-focused, integrity, quality; these are qualities that form a good, reliable auditor.

Don’t get caught out

<ul>
<li>Choosing the right consultant and auditor can “make or break” your project. </li>
	<li>If you get an audit quote for as little as $10k, expect variations. This can blow-out, so make sure you carefully evaluate the scope of the audit that has been costed.</li>
	<li>Audit the auditor. If an audit has been triggered, ask for similar case studies from the auditor and examples of where they have assisted the client and provided timely pragmatic advice.</li>
	<li>Be prepared if your design plans have to change to suit environmental requirements.</li>
	<li>Site investigations and results may take a while; the sooner you start testing the more the likelihood to meet your project timeline.</li>
	<li>Engage the auditor before you start site assessments to avoid unnecessary re-testing. </li>
	<li>Choose an auditor who has a good working relationship with the consultant as this will reduce time and interaction issues between them.</li>
	<li>Factor in a contingency cost for unforeseen environmental issues. A “just in case” fund.</li>
	<li>Don’t get stuck in the “it won’t affect me” bubble. We have seen this many times. It’s smart to conduct due diligence before purchasing the site, no matter what.</li>
</ul>
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Don’t make the same mistakes as your competitors

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There has been an easing of restrictions on open homes and auctions across Australia, with agents noting an increase in buyer activity. On the <a href="https://www.urban.com.au/developments/gold-coast-qld">Gold Coast</a>, agents have reported a healthy increase in the number of buyers at open homes, and interstate buyers are becoming more comfortable with Video/FaceTime inspections.

Since the beginning of the COVID19 crisis, regional areas such as the Gold Coast have not suffered the significant falls in prices seen in capital cities such as <a href="https://www.urban.com.au/developments/sydney-nsw">Sydney</a> and <a href="https://www.urban.com.au/developments/melbourne-vic">Melbourne</a>. Regional Queensland did not see the exponential growth experienced in the southern capitals over the last few years, and that has meant that housing values have remained steady throughout the crisis in regional centres such as the Gold Coast.

The same cannot be said for rental growth. Rent has dropped 0.2% on a month on month basis in regional Queensland according to the Head of Research Tim Lawless from CoreLogic.

Lawless predicts that a combination of improved consumer sentiment associated with the lifting of restrictions imposed during the COVID-19 virus pandemic, and record low interest rates  - expected to be on hold until 2023 - will result in a rush of properties coming onto the market in the Spring/Summer season. Natural churn will resume driven by buyers needing or wanting to relocate.

There is considerable pent up demand as there has been a substantial drop in listings available to buyers. However Lawless does not expect buyer numbers to increase to the same extent as listing volumes in the coming months.

<a href="https://www.urban.com.au/news/how-are-real-estate-agents-assisting-during-the-covid-19-crisis">Real estate agents</a> who have been active over the last 6 weeks have noted that buyers currently in the market are qualified and committed to purchasing. As buyers have been required to book private inspections, casual inspections by neighbours who are ‘just looking’ have fallen away. 
  
In terms of demand drivers, the move to ‘<a href="https://www.urban.com.au/guides/covid-19-how-to-adapt-to-working-from-home">Working From Home</a>’ as a preferred option for employees is likely to sweep through most workplaces nationwide with far-reaching impacts on the commercial and retail property sectors. Lifestyle destinations with relatively low house prices such as the Gold Coast are set to reap the benefits of these workplace policy changes. 
  
The Gold Coast is uniquely placed to cater for the influx of sea-changers working from home as it has an international airport (with upgrades well progressed), easy rail and road access to Brisbane for commuters, and infrastructure improvements under way to cope with an increasing resident population. Gold Coast City Council widened roads and bridges in preparation for the Commonwealth Games and since then has continued its decongestion program.

Locals, investors, and holiday homeowners already know that the Gold Coast represents great value for money when it comes to property investment. A fabulous waterfront home close to the beach can be purchased for a fraction of the cost of a Sydney property.

With improved market conditions driving demand, it is worth considering speaking to your preferred agent about an appraisal with a view to selling in the near future rather than waiting for the busy Spring/Summer selling season.

Take advantage of the pool of committed buyers available right now rather than selling into a crowded market when other economic conditions may begin to deteriorate. Both Westpac and ANZ have reported improved consumer sentiment and buyers are taking the opportunity to get out and about with the gradual lifting of restrictions on movement.

With listing volumes at a record low point, buyer enquiry improving and interest rates on hold, now is the time to get your property on to the market if you are located in a sea-change or tree-change accessible regional centre such as the Gold Coast.
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Navigating an uncertain market  - Report from the Gold Coast

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It is on everyone’s mind, the most obvious choice for tax reform at the state level: <a href="https://www.urban.com.au/guides/the-state-by-state-guide-to-australia%E2%80%99s-off-the-plan-stamp-duty-concessions">stamp duty</a>. The Victorian Treasurer, together with his New South Wales counterpart have both recently made public comment on the need to consider reform to stimulate activity in the property market. 

The only problem is: while politicians, real estate agents and potential buyers and sellers are all talking about it, but there is no action. The rumour of change is paralysing the market that is craving reform since wholesale changes were made in 2017 with limited industry consultation. 

Ever wondered what came first – the Chicken or the egg? Which was the cause, and which was the effect? At the moment we are witnessing dramatically reduced sales volumes which are leading to reduced stamp duty collected revenue. However, if we had reduced stamp duty levies, this would likely lead to increased sales volumes. Rather than the government focusing on the consequence of Stamp Duty reform – focusing on the outcome, might be more prudent.

Why do we need increased sales volumes? Without sales…. the wheels stop spinning and not just for developers. As no more evident during the Covid-19 restrictions – over 10% of Australia’s workforce work within the industry identified as construction / property. The activity of transactions, be it established or off the plan property creates many offshoots of activity – but it always – always, starts with a transaction which then stimulates economic activity, which should be a government priority.

Want to develop a building? Highly likely you will need sales to satisfy your lender. With current stamp duty levies and the trend towards higher value owner-occupier <a href="https://www.urban.com.au/lifestyle/decluttering-experts-share-effective-downsizing-advice-for-apartment-living">downsizer focused developments</a> – there is no stamp duty saving in place, such as at Samuel Property’s Edition Toorak, Caspian Hampton, and upcoming Willow Brighton developments. No financial motivation from a tax relief advantage, like there was pre 2017 changes for a buyer to commit to that purchase.

Then we are back to the Chicken or the egg? Want to downsize to an apartment. It won’t happen without sales, but sales will be considerably slower without <a href="https://au.finance.yahoo.com/news/how-home-buyers-can-save-100000-dollars-004719318">Stamp Duty reform</a> providing an impetus for a buyer. With sales at a 30 year low nationally, state governments are all looking at historically low revenues from stamp duty, at a time when all other taxation revenue, from payroll to casino taxes are all threatened from lower trading volumes. 

If changes are made to Stamp Duty, what changes should be considered ? For starters – revert to pre 1 July 2017 conditions where there was no cap on the dutiable value and owner’s status – be it principal place of residence, investor or <a href="https://www.urban.com.au/guides/first-home-buyer-guide-24-simple-steps">first home owner</a> are no longer taken into consideration. This alone would provide a jolt to those considering <a href="http://purchasing%20property%20off%20the%20plan">purchasing property off the plan</a>. If changes were considered to established property – then that would only further stimulate, but typically those buying off the plan will then be selling an established property or creating a rental property (that previously was not available) – so there are still benefits.

Ultimately - the market needs certainty and it needs confidence. Uncertainty is the bane of decisiveness. Property and construction are enormous contributors to our economy, indecisiveness when it comes to a policy that affects every buyer is putting the brakes on the industries millions of people nationwide depend upon. A brave government will decide they’d prefer less of more, rather than more of less and lead from the front.
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What Do We Want? Stamp duty Changes. When Do we want them? Now. 

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With the bar for innovative design constantly being raised to dizzying heights, it can be an exhausting exercise to be repeatedly reaching to move it higher.

While forcing innovative thought can be counter-productive, the COVID-19 pandemic has resulted in property businesses needing to <a href="https://www.urban.com.au/expert-insights/buying/post-covid-19-we-need-to-bend-the-rules-and-create-new-deals-for-small-businesses">reinvent the wheel</a> at a pace never seen before.

After all, when innovation is a fundamental factor in the property game, it’s important to realise that all we really mean is having the nimbleness to adapt and evolve to the demands of our clientele in both stable and challenging times.

To do so, developers can hone in on a number of key areas as they endeavour to weave a thread of innovation throughout the fabric of their business.

<h2>Design innovation</h2>

Innovation in floor plan and living design is essential, and developers and architects alike should be constantly trying to evolve this in a considered, practical way.

This has become particularly prevalent in adapting and appealing to the <a href="https://www.urban.com.au/news/is-australia-ready-for-smaller-footprint-apartment-living">downsizing market</a>. For instance, ensuring there’s a bedroom on the ground floor of a home and facilitating a maximum level of lighting for potential older residents, developers and designers have had to work symbiotically to respond to growing demand.

Design inspiration can be drawn from a range of outlets — the cogs of an idea can start turning while glaring over your breakfast cereal or driving to the office — there’s no single catalyst for the rumbling engine of an idea being shifted into gear.

More traditional sources of influence take root from things we see online, global design publications, conversations with other developers and generally browsing overseas leaders, but the key to innovation is straining to keep your eyes open for such stimulus while your competition sleeps.

<h2>Innovating presentation</h2>

The way in which projects are presented is rapidly progressing. We need to be acting smarter in order to acclimatise to the various ways buyers are consuming media, thus we must be constantly improving on the quality and relevance of our displays.

A Mount Waverley warehouse has recently exemplified such adaptations, with their projections of floorplans onto the floor of their space allowing furniture to be added and moved around, thus affording clients the opportunity to plan out their fittings in a conveniently hassle-free way.

<h2>Communication and community</h2>

Streamlining and succeeding at the everyday operations is what allows those in real estate the key to a reputation of innovation.

This can simply mean continual communication, bi-monthly construction eDMs (including progress updates), or just providing an opportunity to <a href="https://www.urban.com.au/community-discussion">respond directly to customers through a developer- to-customer portal</a>.

It can also mean putting your ear to the wall and listening to the needs of the surrounding community. By investing a deeper understanding into the needs of local residents, developers enable themselves to deliver a product that’s reflective of the wants and needs of those who care most.

An innovative mindset when approaching such discussions facilitates the most revolutionary methods of supporting a project’s surroundings.

<h2>Sustainability and low-maintenance living</h2>

Pressing your lips to the cup of sustainability is the only way to survive as a business in 2020 and beyond.

From use of materials, through to energy outlets, solar panels and battery storage, purchasers and the public now have a taste for the flavour of eco-conscious consumption.

An increase in low-maintenance properties is also symptomatic of an innovative property market. Convenience marks the key philosophy of almost all clients, with sustainability even taking a backseat where ease is concerned.

The use of synthetic products, water sprinkling systems, digital integration (pin code access) and a smart home system connected to heating and cooling are prerequisites for organisations attempting to reach that high bar of innovative offerings. If you want to jump over it, remember that an adaptive outlook always adds a spring to your leap.
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What does innovation in property really mean? 

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According to Australia’s Society for <a href="https://www.shrm.org/hr-today/trends-and-forecasting/research-and-surveys/pages/shrm-globoforce-employee-recognition-2015.aspx">Human Resource Management</a>, around 90 per cent of the 823 HR professionals surveyed stated that a rewards and recognition programme had made their workplace more engaged, with 86 percent claiming that it had made their workers happier. 
  
Globally, it’s been proven that alongside wanting to achieve a certain title or salary, feeling a sense of purpose and meaningfulness at work contributes heavily to staff productivity, commitment, retention, and career progression. When people feel good about what they do, they want to do more — recognising and celebrating everyone’s achievements is a no-brainer if you’re looking to improve your business. 
  
Every team contributes to the success of the company in different ways, so it’s important for each of us to celebrate and share in our achievements. It not only builds a sense of camaraderie, but also provides an insight into what each team does and how they do it, ensuring that everyone is cognisant of what each department brings to the table.

Rewarding hard work helps support team building and strengthens relationships, trust, and bonding between departments who might otherwise not often interact or work together a lot. For instance, when our development team at ICD Property has a major win they’ve been working on for months, the accounting team can equally share in the victory.  
  
It’s all about acknowledging that the cogs of each department play a vital role in the company’s mechanics, and encouraging transparency between staff to allow for a more cohesive and efficient engine to propel your organisation forwards. 
  
People are willing to work harder and for longer, think creatively, take risks, and give their all when they experience a tangible feeling that their employer genuinely cares about them and gives back. It’s a two-way street. Reassuring staff means them, in turn, giving back to employers by creating an environment that supports and fulfils the high-level staff — they then feel a stronger buy-in to the company and their role in it.  
  
Recognition is one of the keys to unlocking employee satisfaction — if you know what you’re doing is appreciated, you feel part of the bigger picture.
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Understanding the importance of staff recognition

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There has been speculation whether trades are permitted to work on <a href="https://www.urban.com.au/new-apartments">apartment buildings</a> during the <a href="https://www.urban.com.au/news/the-future-of-the-australian-property-market-post-covid-19-according-to-icd-propertys-sal-quah">current restrictions</a>. Trades are considered essential services so yes, they are permitted. It is vitally important that repairs and maintenance are still carried out during this period, so buildings remain safe and in good condition for residents. It would be a tragedy if an accident occurred due to cancellation of repairs or maintenance work.

Residents should also feel at ease that trades people have strict protocols and risk assessment and management plans in place to deal with <a href="http://COVID-19">COVID-19</a> to ensure safety of both the building tenants and their own staff. Postponing essential repairs should not be considered an option. The risk of putting work off could create bigger problems and expense in the long term. Essential services may include fire compliance, lift maintenance, security, plumbing, essential safety lighting plus, keeping the building insurance paid and current.

Ash Gilbert from Balmoral Fire has still been running at full capacity over this period “As an essential service we have been maintaining the scheduled program for fire maintenance for all buildings during this time. To remain legislatively compliant, all <a href="https://www.urban.com.au/expert-insights/buying/what-is-an-owners-corporation-oc">Owners Corporations</a> understand the requirements for fire safety and our teams have been visiting buildings as per the contracted scheduled program.”

Scott Robinson from Gallant Plumbing tells a different story, “Our calls are down nearly 50% from the same period last year. We still receive calls for emergency work, but the preventative work has slowed. We are concerned that this lack of maintenance may cause larger and more expensive jobs in the future for Owners Corporations but understand when committees meet, they need to consider all costs and unfortunately make budget decisions they didn’t need to consider previously.    

<a href="https://www.urban.com.au/expert-insights/buying/an-owners-corporations-response-to-dealing-with-covid-19">Owners Corporation Managers</a>, during this unusual time, should strive to provide the best support and service while keeping the safety of their clients and staff at the forefront. They should work closely with committees to not only keep the Owners Corporations financially viable by applying stringent financial modelling but also looking to the long term to ensure there are no further repercussions if building maintenance was not maintained. 
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Is Building Management proving tricky during this crisis?

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The world is no longer as we once knew it, property markets across Australia are beginning to feel the ever-increasing weight of Covid-19. 
  
From the top, companies are ceasing their operations due to not having enough customers to purchase their products or services, landlords are put in compromising situations and not being able to lower rents due to current financial structures in place with their lenders and property investors who are geared to their maximum may all be feeling the heat at the moment. 
It’s no lie that things are getting tough &amp; the divide between the rich &amp; the poor will only grow more evident as time proceeds.

The truth is until we know how long this pandemic will last, we really don’t know the full effect of Covid-19.

We do know that The Australian Market has always remained victorious, recovering very well from past global economic situations, over some 120 years, property prices in Australia have risen at an average compound rate of 10.4% and property prices have doubled every 7 years or so despite droughts, wars, changes of government, interstate and overseas migration. It’s important to take into account that when we take a short-term view of property price movements, we can become anxious by contradictory statistics. However, if you understand that property prices move in 7-10-year cycles, the picture becomes a lot clearer.

Is it a good time to buy?

It’s no doubt that property transactions across Australia have dropped. On one hand we have Vendors calling their Sales Agents requesting to take their properties off the market, while distressed sellers who are facing financial hardship from job loss are forced to sell their family homes or investment properties at the fear of not being able to keep their family afloat.

Has this all happened to make us rethink the way we are living, saving, and investing……? 
That ever so precious financial security or pot of gold at the bottom of the rainbow that we all strive for. Have we done everything in our power to ensure we are in a are safe position? 
What if this ever happened again, are we protected? 
  
The question we should all really be asking is – WHERE is it a good time to buy?

Owning a property is one thing but paying it off is another….

Australia is made up of many different property markets, understanding how these markets work, may be beneficial for people who want to secure their future and build a property portfolio. 
In a declining market the premium luxury locations are usually the first to see the impact, that large 5 bedroom bayside home that was originally selling for 4.5milion could all very well come down to a price of 3.8milion if it’s on the market for too long or have a distressed buyer needing to cash out. 
  
Then at the other end of the spectrum we have the savvy investors looking for affordable/discounted positively geared properties, chasing high rental yields so they are not putting too much stress on their cash flow position.

When purchasing property, it is important to focus on what your strategy is, the 6 most common strategies are:

<ul>
<li>Capital Growth</li>
	<li>Positive Cash Flow Investments</li>
	<li>Developer Discounts/Rebates</li>
	<li>Renovate</li>
	<li>Subdivide</li>
	<li>Development – Large scale</li>
</ul>
It’s important to pick a strategy according to your financial situation &amp; stick to it as many people get caught up in the emotional side of things &amp; they blow their budget.

How resilient is the Australian economy?

It’s always a good time to buy if you know where and what to buy with the correct financial structure in place. Being proactive in an uncertain market can have its advantages. 
Property prices may fluctuate around 5% - 10% over this period, but this may not be in all cases. 
It’s a great time to take advantage of the established real estate market, however inventory is so low it may not actually change the value of the property at all. 
  
The Inventory available in brand new construction is also low due to the changes that took place in 2017 with Foreign Investment restrictions &amp; Banks tightening their belts. 
Many Developers were put in compromising situations, most deciding to hold off or delay the start of construction; big and small, as a result, today we have a lack of new properties available to purchase which may have actually helped keep our property market from falling even further today as it’s all about supply Vs demand. 
  
The brand-new construction market is what will also keep prices from lowering as Developers know that “this is just a phase &amp; it too shall pass”, They will not lower their prices and risk losing profits which would impact their current investors &amp; purchasers.

For a Developer to change prices he would expose his current purchasers and they would face valuation issues &amp; compromise all their future settlements for the project. 
  
If a Developer does want to sell due to financial need or if they just want to move on from the project, they will most likely offer a generous rebate, furniture package or holiday incentive to sweeten the deal. 
In brand new construction we need to take into account, The Developer has most likely paid a premium for the land in today’s pricing, hired a “state of the art team” consisting of architects, designers, builders, contractors and so on, lowering prices may not even be a possibility.

Trouble in today’s world.

We are living in a world where relying on capital growth may be a questionable approach when investing, over the last 5 years we know that growth in all the capital cities have certainly been slow, this could have been due to the rush of the rising property prices after the Global Financial Crisis when prices climbed to their highest, we may still be waiting for it all to catch up. 
Over the last 10 years we have seen the most growth in regional areas close to the capital cities. 
  
Investors who took this “Capital Growth” approach and purchased Apartments, Townhouses and Homes at premium prices across city locations happily organised finance on “interest only” loans and never questioned to pay off the principle in anticipation that capital growth would kick in &amp; their loan to value ratio would increase and they would have equity in their properties which would allow for a rental increase and options to refinance or borrow against. 
The issue is that over the past 5 years the capital growth never kicked in, their “interest only” period expired and loans switched to  “Principle &amp; Interest” and they are now up for an additional $1000 - $1500 per month.

This can be a scary place for an investor, especially if you have 2 or 3 properties in the same position or a mortgage…… 
  
Today, one of the safest ways to ensure you don’t get stuck in a scenario that you are cash poor is to invest in high yielding properties. 
Properties should be paid off as soon as possible to ensure you start to see the benefits of what investing in a property actually means, the goal is to purchase property that will provide you an income - not cost you money.

Slow &amp; steady wins the race.

In today’s environment it is important that we now take action and plan ahead. 
It’s important to start planting seeds now so our future selves are in a sound position to take care of the ones we love tomorrow.

The easiest way we can start to invest is to locate areas which have strong forecasts for future growth, career opportunities that can sustain strong population increase with efficient transport systems, elite schools and universities with a proactive government who are invested in increasing all of the above and evolving with the changing times. 
  
Given the economic challenges caused by coronavirus, if you are in the position to invest, you should. Right now, it’s more important than ever that we protect our future and we continue to support our building and development industry and the thousands of people it employs.

It’s a buyers’ market so now is the time to discuss a purchase on your own terms rather than sticking to the vendor demands.

Right now, you won’t have an influx of other buyers competing with you &amp; you will most likely have a little extra time on your hands that you can sit down &amp; speak to an investment specialist about what your goals are, and set an achievable plan to move forward with and continue to assess each year.
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The future ahead in Property & how can I ensure I am protected? (The question of the moment)

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The investment world is ruthless, unforgiving, and volatile, in addition to being rewarding. If you are not smart, diligent, and analytical, you are unlikely to see its positive side. Property is complex and there are any number of risks involved with potentially far-reaching and devastating effects. 

In a technological age with thousands of data points available at our fingertips, now more than ever, statistics have given a valuable insight into the metrics behind what makes a successful investment in property. 

Analysing <a href="https://www.urban.com.au/news/real-time-market-data-property-utopia-for-buyers-sellers">property data</a> removes a large portion of the guesswork associated with investing in property. However, data in isolation is dangerous and easily misinterpreted so it’s important to consider a number of different sets of statistics in order to accurately predict a <a href="https://www.urban.com.au/guides/9-ways-to-tell-if-you%E2%80%99re-buying-a-property-in-a-rising-suburb">suburb’s investment potential</a>. So, what are those points?  
  
Before we get into the intricacies of each data set, it’s important to acknowledge that knowing when to invest will tell you where to invest. We’ve heard the saying time and time again in relation to real estate, location, location, location. However, most first time investors will look to the suburbs surrounding where they live and that’s the wrong strategy. In order to have exposure to the best investment markets, it’s imperative to take a nation-wide approach, this way you’ll have access to opportunities in markets that are in more favourable stages on the property cycle to the suburbs in the immediate vicinity around your local area.  
  
In order to identify these suburbs, it’s important to look at a number of micro-economic factors, these include population growth, infrastructure investment, employment growth, wage growth, future housing supply versus underlying demand, affordability, GDP for the LGA, etc. These factors will reliably indicate where to invest, looking further into the data will indicate when to enter this market.  
  
For example, looking at the construction of a train line, when will it result in price growth? When there is an announcement, when construction begins, on completion, or two years later when locals are raving about the shortened commute to work?

<h2>So, how do you know when it’s the right time to invest in a particular suburb?</h2>

In its most simplistic form, the <a href="https://www.urban.com.au/news/how-will-the-coronavirus-impact-australias-property-market">property market</a> is either a buyer’s market, seller’s market or an equilibrium as it transitions between the two. Purchasing in the transition between a buyer’s market to a seller’s market still allows for a potential investor to negotiate a substantial discount and secure position in the market, while then subsequently benefit from the price growth that follows as demand increases and the market becomes more favourable for sellers. This transition window will never last longer than 10-12 weeks. What are the data points to look for when trying to identify a transitioning market?

Days On Market:  
The suburb’s days-on-market metric’s rate of change has stabilized and then decreased, quarter on quarter when analysing 90-day rolling averages over the last 4 periods. This is an indication of increased buyer demand as it is taking less time for properties to sell once they come to market. Moreover, an insight into the relationship between vendor expectation and market expectations. In very simple terms it is demand outstripping supply.

Vendor Discounting:  
The suburb’s average discounting metric rate of change has stabilised and is beginning to decrease, quarter on quarter when analysing 90-day rolling averages over the last 4 periods. This is an indication that vendors can be less negotiable on their asking prices as there is a healthy level of buyer demand

Sales Volumes:  
The suburb’s sales volume metric’s rate of change has increased consistently, quarter on quarter when analysing 90 day rolling averages over the last 4 periods. During a buyer’s market, listing volumes decrease as most vendors will wait to sell when market conditions are more in their favour. Movement in this trend in combination with positive movements in the aforementioned factors indicates an increase in sellers putting their property to market in order to capitalise on the level of buyer demand. 

Gross Yields: 
The suburb’s gross yield metric’s rate of change has increased when analysing its 90-day rolling average and also its 365-day rolling average. When this happens it generally means that tenants' interest is increasing in an area. Typically speaking they are future buyers, so this is a lead indicator of future buyer demand. 

Vacancy Rates:  
The suburb’s vacancy rate is below the long term (last five years) trend line’s median value. This demonstrates tight rental demand, an important factor for investors as the property needs to be easily leased. Demand outstripping supply is an indication of this. 

For each criterion above, a potential investor should apply a weighting to each score. If a suburb is weaker in one particular category, it may still be a very sound place to invest so it’s important to consider the data set above in context and in its entirety. 

Ultimately, by harnessing the power of the data available to us now it is possible to remove a substantial portion of risk from property investing. By analysing key sets of data and statistics, it’s probable to identify markets that are in the correct stage of the cycle to invest, this in turn will indicate to an investor <a href="https://www.urban.com.au/guides/how-to-invest-in-property-in-2020-the-ultimate-guide-">where to invest</a>. Timing is the lead indicator to location. 

Buying and holding still remains the safest and most proven method for successful investing, in which case timing the market is less relevant when compared to time in the market.
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Melvie

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