Albury

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<p><span>The property market in Albury-Wodonga and surrounding region on both sides of the border appears to be holding quite well, according to the latest Herron Todd White (HTW) residential report. </span></p>
<p><span>The valuation firm suggest in locations across the nation, the downtime delivered by isolation has spurned on owners looking to improve their assets through maintenance and upgrade. This month’s HTW report highlights where renovations are on the rise and the price points and outcomes those markets can expect.</span></p>
<p><span>"The cases of COVID-19 have been very, very low and the community has been adhering to all pandemic measures.</span></p>
<p><span>"Most agents are reporting a hold and wait type behaviour across the board, which resulted in significantly reduced sales activity for April and May, with an uptick in this third week </span>of May as restrictions ease and the reopening of schools is now approaching for both New South Wales and Victoria," the valuation firm said. </p>
<p>"With the number of final inspections on new homes and construction reports on proposed new dwellings increasing, we will continue to observe and analyse the likely effects on the tourism industry and the investor market in our region." </p>
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<p><span>If the carpark at Bunnings is any indication, home improvement has been front of mind for many with the expected result surely being property of all types receiving TLC, running second only to the amount of extra dog walking being witnessed across the country.</span></p>
<p><span>"Pre-pandemic vendors making the extra effort in property presentation were certainly reaping the rewards, so post-pandemic we might be set for a very good looking property offering in spring with gardens spruced, DIY updates of bathrooms and painting refreshes creating the longest lines at home improvement centres," the valuation firm said. </span></p>
<p><span>Overall the renovation market in our area is quite targeted, due to property owners’ mobility in the market created by our housing affordability, the report noted. </span></p>
<p><span>The risk of over-capitalising property is real if the price point and location are not spot on.</span></p>
<p><span>The house flippers are mostly purchasers with skill sets to renovate on </span>a budget and this has been very evident in North Albury reaching further north now to Lavington and also parts of south Albury.</p>
<p>A renovated three bedroom unit in Lavington has recently been sold for $226,000.</p>
<p>The <a href="https://www.realestate.com.au/sold/property-unit-nsw-lavington-132385398" target="_blank">2/585 Heathwood Avenue </a>home (pictured below) comes with open plan living, contemporary kitchen and three bedrooms.</p>
<p>The unit is located in a well-maintained complex of only two. </p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/6/15/lavington.jpg" alt=""></p>
<p>The report suggests the other active market segment for renovations are high end additions and renovations of character dwellings in central, small pockets of North Albury and all of old East Albury.</p>
<p>A three bedroom house located in Albury's iconic Jones Street is currently on the market with a price guide of $649,000.</p>
<p>The <a href="https://www.realestate.com.au/property-house-nsw-albury-133673950" target="_blank">722 Jones Street home </a>(pictured below) comes with renovated bathroom, update kitchen, and open plan dining and lounge. </p>
<p>It also features enclosed sunroom, triple length single garage and undercover carport. </p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/6/15/albury%201.jpg" alt=""></p>
<p>With only a select few master builders available, waiting times for these projects can be expected, up to two years for some builders, so substantial planning and patience is required in these good locations.</p>
<p><span>Renovation is not for the faint-hearted and the decision to renovate may sit below upgrading to a </span>newer home, moving to a better location, building from scratch or demolishing and rebuilding.</p>
<p>The rewards are there for the very astute home owner or investor, however regional cities do not enjoy the same capital growth as the metropolitan property markets, so often a smart update rather than a full renovation can assist owners to enjoy some uplift to take the next property step or secure a better tenancy.</p>
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<p><span>"On inspection, we often hear the lamentation that home improvement takes money and time and striking that balance can be challenging.</span></p>
<p><span>"Hopefully over the past couple of months property owners have had the time and been able to save some money by taking on projects themselves or calling in the professionals," the valuation firm said. </span></p>
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Smart update or full renovation in Albury-Wodonga? HTW residential 

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<p><span>The Albury-Wodonga region boasts around 110,000 people, enjoying one of the most vibrant cross-state regions combining all the Murray River has to offer and beyond north and </span>south of the New South Wales and Victorian borders, according to the latest Herron Todd White (HTW) residential report. </p>
<div><span>The current COVID-19 epidemic is going to have a negative impact on key drivers, so it will be interesting to see what impact this may have on the property market in the short to medium term, the valuation firm said.</span></div>
<p>"The drivers of the property market are affordability, access to finance, lifestyle, tourism and the buoyancy or otherwise of the Melbourne property market. Different purchasers behave and benefit accordingly," the valuation firm said. </p>
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<p><span>First home owners have options due to a good supply of existing entry level stock and competitive house and land packages from a range of builders in new suburbs on both sides of the border. </span></p>
<p><span>Similarly the upgrading or relocating family in the region can buy existing stock, build or in many cases buy to occupy and also purchase an investment property, often positively geared, the report noted. </span></p>
<p><span>As the regional property market has proven to be a long game, the downsizers, whether local or relocating, receive the benefit of long term growth and a good choice of lower maintenance homes with room for the van or golf buggy.</span></p>
<p><span>Over the past few years, both Albury City Council and Wodonga City Council have undertaken large scale redevelopment projects aimed at revitalising city centres and involving the community in local events, the idea being that the cross city vibe should be complementary rather than us and them.</span></p>
<p><span>The report notes Wodonga is certainly gaining ground with strong sales activity and good growth as locals and visitors alike tap into the north-east offering. </span></p>
<p><span>"The local outlook is much the same as the attitude of the region, positive, proactive, productive and steadily more diverse. </span>It is all here bar the beach and people tend to focus on the things they can change, which from a property perspective is the ability to move within the market and invest further in the market.</p>
<p><span>"No one external big picture factor dominates as low volatility goes hand in hand with stable markets, however as we reach submission deadline, the </span>effects of the emerging COVID-19 pandemic may reach and influence all drivers of all markets," the valuation firm said. </p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/5/4/albury%201.jpg" alt=""></p>
<p>A Californian bungalow inspired townhouse in Albury has recently been sold for $675,000.</p>
<p>The three bedroom, two bathroom house is situated at <a href="https://www.realestate.com.au/sold/property-townhouse-nsw-albury-132951854" target="_blank">692 Jones Street </a>(pictured above). </p>
<p>It features open plan living, dining and kitchen, oak timber flooring and ample storage. </p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/5/4/albury%202.jpg" alt=""></p>
<p>A current listing is a 1940s family home located just moments from the Albury CBD.</p>
<p>The <a href="https://www.realestate.com.au/property-house-nsw-albury-133379730" target="_blank">717 Jones Street</a> home (pictured above) has been offered for sale with a price guide of $895,000 - $915,000.</p>
<p>Set on a 1,076sqm allotment, it comprise four bedrooms, formal lounge, renovated kitchen, and separate dining room. </p>
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<p><span style="text-decoration: underline;"><em>Note regards COVID-19</em></span></p>
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<span><em>This edition of Month In Review had its topic defined in late February with submissions from our offices collated through to late March. During this period, shifts in the social and economic landscape due to COVID-19 became increasingly dramatic, as demonstrated by the varied information provided by offices over the course of three weeks.</em></span><em><br></em>
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<div><span><em>This month’s residential theme on baseline property market drivers remains a common thread, and provides an indication of what influences to monitor as the property sector recovers post-crisis.</em></span></div>
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COVID-19 pandemic may influence all drivers of Albury property market: HTW residential 

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<p>Complete with its sloping walls, balconies and staircases, the famous Ettamogah Pub at Table Top has been listed for liquidation sale about a year after its closure.</p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/stories/2012/09/ettamogah1.jpg"></p>
<p>The iconic original pub has been listed through Angus Macleod of Ray White Rural Wagga in conjunction with Ray White Hotels, acting under instructions from Andrew Bowcher, the official liquidator at RSM Bird Cameron.</p>
<p>It's been listed, along with the Ettamogah concept licence, after entertainment industry entrepreneur Leigh O'Brien, its owner, encountered financial difficulties.</p>
<p>It was reported in 2011 that O'Brien <a href="https://www.theage.com.au/victoria/ettamogah-publican-pursued-for-9-million-20110528-1f9rh">owed creditors about $9 million</a>.</p>
<p>The pub dates back to 1987 when built by Albury businessman Lindsay Cooper, based around the famous cartoons published by Ken Maynard.</p>
<p>The cartoons were published in the now defunct<em> Australian Post </em>magazine.</p>
<p>Maynard, who passed away in 1998, created the comic strip featuring the Ettamogah Pub and a motley bunch of characters, including koalas, kangaroos, kids and Struth, the boots-wearing cockatoo.</p>
<p>The original pub in Table Top was a faithful re-creation of the distinctive lopsided architecture and has since become an iconic tourist attraction. </p>
<p>It is 15 kilometres out of Albury.</p>
<p>The timber watering hole, a replica of Ken Maynard's long-running Ettamogah Mob cartoon in the <em>Australasian Post</em> magazine, is set on 10 hectares.</p>
<p>The complex attracted about 1 million people a year at its peak when owned by a De Bortoli Wines subsidiary.</p>
<p>Another Ettamogah Pub was opened in 1989 in Queensland and then a further two pubs constructed, most recently in 2003, in Rouse Hill, Sydney and in 2001 in the town of Cunderdin, Western Australia, 156 kilometres east of Perth.</p>
<p>In 1992, both the original pub in Table Top and the one on the Sunshine Coast were put up for sale, with the buyer acquiring worldwide trademark and licence rights to the Ettamogah Pub “intellectual property”. It was bought in 1994 by current owner Leigh O'Brien.</p>
<p>Offers close on October 26.</p>
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Ettamogah Pub at Table Top, Albury, in liquidation sale

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<p>A Village Cinema building in Geelong and another in Albury have been listed for sale with expectations of $14 million each.</p>
<p>The 11 screen cinema offering at 194-204 Ryrie Street in Geelong is the refurbished art deco Geelong Theatre, operating as Village Cinemas. </p>
<p>It is being marketed by CBRE’s Justin Clarkson and Jamus Campbell with the Albury Village Cinemas, a large scale cinema and retail complex at 450-460 Dean Street. The Albury building (pictured above) was originally constructed in 1926.</p>
<p>Clarkson noted the stable investment opportunity presented by both properties.</p>
<p>“With long term leases attached, these two assets provide an attractive opportunity to acquire secure income streams underpinned by profitable businesses in two established and growing regional cities,” said Clarkson.</p>
<p>“These iconic buildings also benefit from a central location in the heart of their respective retail and commercial centres.”</p>
<p>Clarkson expects that strong yields and rental growth will drive demand for the buildings. Currently the Albury property is returning $1,374,829 per annum in rental income, setting rental yield at 9%. The Geelong cinema brings in $1,214,981 each year, with a yield about 8.5%.</p>
<p>“Both leases have generous annual built-in rental growth provisions throughout their respective terms, providing an annual additional uplift in returns,” Clarkson said.</p>
<p>The properties are being offered for sale separately or together via an expressions of interest campaign until 8 May.</p>
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Double pass: Two Village Cinemas hit the market

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<p><span>Investor activity from out-of-towners chasing returns underpins the residential property market in the Albury/Wodonga region according to Herron Todd White's February Month in Review.</span></p>
<p><span>HTW reported good back-to-back ski seasons, strong events and promotional programs for the region, the area’s move towards the gourmet food and wine industry and proximity to Melbourne all strong factors, with suburbs Bright, Porepunkah and Beechworth worth keeping an eye on.</span></p>
<p><span>"In addition Wodonga and Thurgoona are also seeing some growth with new development… the Wodonga CBD is currently undergoing a multimillion dollar redevelopment since the railway diversion and is currently seen as one of the fastest growing Victorian regional towns.</span></p>
<p><span>"Thurgoona is also rapidly developing into a large suburb with more land being subdivided and infrastructure continuing to be improved. </span></p>
<p><span>"Affordable residential housing is still available in the surrounding towns of Howlong, Jindera, Holbrook and Tallangatta. They are an easy commute to Albury and provide a relatively inexpensive option, particularly in the $200,000 to $300,000 range. </span></p>
<p><span>"In Albury, the suburbs of Lavington, Springdale Heights and Hamilton Valley continue to remain good value along with parts of North Albury and some of the older established areas of Thurgoona."</span></p>
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Hamilton Valley shines in Albury: HTW

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<p><span>Melbourne-based developer Hudson Conway has appointed CBRE to sell its Somerset Rise project in NSW's Albury, with offers expected to exceed $10 million. </span></p>
<p><span>The developer wants to exit the project to focus on those closer to its base in Melbourne.</span></p>
<p><span>Spanning nearly 42 hectares, the project has already delivered 76 houses across stages one, two and three.</span></p>
<p><span>The land holding has been developed over the past few years into a development for house and land buyers, underpinned by its location just minutes from Albury Airport and reputed educational facilities nearby.  </span></p>
<p><span>"There are 51 lots ready to be sold or developed as well as 288 undeveloped lots in future stages. We are selling the project as a whole, with the buyer to benefit from the work completed by the vendors to date," said Wizel. </span></p>
<p><span>Wizel expects offers from a range of local developers, from South Australia, Victoria and greater New South Wales.</span></p>
<p><span>The average block in Somerset Rise has sold for around $132,500 in the past 18 months.</span></p>
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Hudson Conway to sell remainder of Somerset Rise land holding in Albury

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<p>The regional city of Albury in New South Wales was a rising market for houses while for units, it was at the start of recovery, according to valuation firm Herron Todd White's property clock for both April/May. </p>
<p>The clock is a simple broad brush means of suggesting where property prices are and the direction they are headed.</p>
<p>Over the past few years there has been an increasing trend for people to purchase land on the outer edge of the two cities in the suburbs of Thurgoona, Glenroy, Killara and Baranduda and construct a new dwelling.</p>
<p>The outer edges of the two cities are generally a maximum of 10 kilometres from their respective CBD’s and are therefore not far to commute.</p>
<p>We are also seeing an increase in demand for vacant rural lifestyle and general residential allotments and in the towns surrounding Albury/Wodonga, such as Tangambalanga, Kiewa, Ebden, Howlong, Jindera and Ettamogah, as once again people are preferring to build a new home rather purchase one that may require renovating.</p>
<p>The twin cities have no real areas to avoid with the exception of some government housing areas, although demand for these areas is reflected in their relative low value overall compared to other parts of the twin cities.</p>
<p>We see an ongoing trend for the outer markets to continue to perform and grow because of opportunities of development with large tracts of englobo residential land.</p>
<p>There has however been a recent increase in prices being achieved for vacant land and as such we see these markets as a long-term proposition. </p>
<p>Property Observer looked up some recent sales in Albury's fringe locations such as Thurgoona and Baranduda on www.realestate.com.au. </p>
<p>1. The median price of a house in Thurgoona was $340,000 while for units, it was $215,000, according to CoreLogic RP Data. A three-bedroom house at <a href="https://www.realestate.com.au/property-house-nsw-thurgoona-120707105" target="_blank">4 Charolais Court Thurgoona NSW 2640</a> fetched $330,500.</p>
<p><img src="/images/2016/05/25/700_main1.jpg" alt=""></p>
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<p>2. The median house price in Baranduda was $335,000, according to CoreLogic RP Data. No data was available for units. A three-bedroom house at <a href="https://www.realestate.com.au/property-house-vic-baranduda-122000690" target="_blank">10 Paterson Avenue Baranduda Vic 3691</a> traded for $300,000.</p>
<p><img src="/images/2016/05/25/main-1.jpg" alt="" width="672" height="504"></p>
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Albury's fringes show long-term potential: HTW

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<p>The former federal health minister Sussan Ley has upgraded from North Albury to West Albury.</p>
<p>The Member for Farrer who fought doggedly to hold on to her cabinet portfolio in January has recently settled into her new home with her Gold Coast businessman partner Graham Johnston.</p>
<p class="selectionShareable">The charming residence, set in her enormous southwest NSW electorate of Farrer, cost $850,000.</p>
<p class="selectionShareable">It was settled within just 12 days of signing the paperwork. The price well above the $362,000 median house price for the suburb, according to CoreLogic.  </p>
<p class="selectionShareable"><span style="font-size: 12.16px; line-height: 1.3em;">Set on 2100 sqm, her new family home was marketed by Chapman Gould Estate Agents as "epitomising period elegance and beauty while incorporating contemporary luxury and style."</span></p>
<p><span>It comes with four bedrooms plus office n</span>ot far from the Botanic Gardens, the Murray River and the Albury CBD.</p>
<p class="selectionShareable">Ley was caught up in a summer scandal when details emerged of her so-called off-the-cuff 2015 purchase Main Beach, Gold Coast apartment on Johnston’s Gold Coast and her associated travel expenses.</p>
<p class="selectionShareable">Ley has now reportedly rented out her former Albury residence as has Johnston done so with his.</p>
<p class="selectionShareable">Ley, now on a backbench salary, has signalled she will probably sell her old house to fund her new residential mortgage with the local lenders, Hume Bank. </p>
<p class="selectionShareable"><em>This article first appeared in the Sunday Telegraph.</em></p>
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Sussan Ley upgrades Albury homes

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<p><span>First home buyers are significantly active in Albury-Wodonga, according to the valuation firm, Herron Todd White.</span></p>
<p><span>Its first home owners appear to be enticed by their first home being a new home and often this is achievable if they have been living at home or renting affordably whilst saving a deposit. </span></p>
<p><span>However, recent increases in vacant land prices may have given rise to first home owners reconsidering existing dwellings as their starting point, HTW noted.</span></p>
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<p>It noted the detached dwelling sub $200,000 market diminish significantly, in most part due to investors rather than home owners.</p>
<p><span>"First home owners appear reluctant to buy the basic starter house despite a good supply of dwellings available sub $300,000. </span></p>
<p><span>"Upgraders seem to be on the move with better prices being achieved for basic housing stock and they are paying more as a result for the next home or trying to keep the first home as well."</span></p>
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<p>First home owners have options in Albury-Wodonga and a budget of between $280,000 to $350,000 will secure a detached dwelling in a new housing estate or sub $300,000 budget gives options in the existing dwelling market.</p>
<p>A three-bedroom unit at <a href="https://www.realestate.com.au/sold/property-unit-nsw-albury-126207782" target="_blank">1/300 Norfolk Street</a> (above) in Albury has just sold for $285,000 through Steam Nicholls.</p>
<p>A four-bedroom house at <a href="https://www.realestate.com.au/sold/property-house-nsw-albury-126171606" target="_blank">427 Schubach Street</a> in Albury was snapped up for $315,000. The estate agent was Tom Sanderson of Wodonga Real Estate.</p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/10/24/Albury2.jpg" alt=""></p>
<p>The upgraders’ budget is around $350,000 to $450,000 depending on the property they are jumping up from and can be spread evenly between new and existing stock.</p>
<p><span> The forever home owner has the largest budget range of between $500,000 to $800,000 which may be a build or fully renovated dwelling. </span></p>
<p><span>The downsizer’s budget may also be dependant on where they have divested and is usually between $400,000 and $600,000 - low maintenance, central, all done or ready to tackle major renovation in prime locations with cash to spare. </span></p>
<p><span>HTW noted the last two categories are experiencing competition from many cashed up ex-Sydney or Melbourne relocators and the lower end of market is facing competition from out of town investors. </span></p>
<p><span>Around Albury-Wodonga 85% of dwellings are detached, with the remainder semi-detached with very few units. </span></p>
<p><span>The new housing </span>stock is predominantly 3- to 4-bedroom, 2-bathroom detached dwelling on varying allotment sizes.</p>
<p>There have been some new developments completed with small allotments with a mix of homeowners and renters occupying these dwellings.</p>
<p>HTW noted there was also a recent spike in duplex construction usually with configuration of 3-bedrooms and 1- or 2-bedrooms, although the majority were marketed and sold to the investor market.</p>
<p>"Overall, probably due to the expectation of living in the country, a detached dwelling is preferable, in plentiful supply and still top of mind for most home buyers." </p>
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Albury-Wodonga's affordability attracts first home buyers 

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<p><span>Manenti Quinlan &amp; Associates, in conjunction with John Hannigan Real Estate Services, have listed the renowned, Ettamogah Pub, Albury.</span></p>
<p><span>The Australian icon </span>is located off the Hume Highway, just 16 kilometres north of Albury on a 4.81ha site.</p>
<p><span>The original creator of the Ettamogah Pub was Ken Maynard who started drawing images of the Ettamogah Pub in 1959. </span></p>
<p><span>It was made famous through his regular cartoons in The Australasian Post. The Ettamogah Mob cartoons, an iconic series of weekly cartoons, were published in the national magazine for nearly 50 years.</span></p>
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<p><span>As a boy Ken would cycle around a water hole called Ettamogah, an Aboriginal word meaning 'place of good drink'. This struck Ken as an ideal name for a pub and hence the infamous Ettamogah cartoons were born.</span></p>
<p><span>The actual pub dates back to 1987 when built by Albury businessman Lindsay Cooper.</span></p>
<p><span>Albury Ettamogah was used as the base to bring the Ettamogah brand into a themed restaurant and pub chain across Australia. </span></p>
<p><span>Continual development has turned the Albury Ettamogah into a well- known tourist destination.</span></p>
<p><span><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/5/9/albury%202.jpg" alt=""></span></p>
<p><span>In addition to hotel trade, the Ettamogah site offers a village with five retail shops, a reception centre, and large dining barn with structures close to completion. L<span>ease negotiations are currently underway with a hairdresser and supermarket operator.</span></span></p>
<p><span>Leonard Bongiovanni of Manenti Quinlan and Associates said it best suited</span><span> a hands-on operator</span>.</p>
<p><span>The property has a mid-$3 million price guide with expressions of interest closing June 7.</span></p>
<p><span>It has been listed by</span> Leigh O’Brien, who now has projects overseas, with the pub currently operating under management.</p>
<p><span>The sale includes Ettamogah memorabilia and a 25-year licensing agreement for the Ettamogah Pub name, with a further 25-year option, operating under a royalties scheme.</span></p>
<p><span><span>O’Brien previously held other Ettamogah pubs including one at Kellyville Ridge, in Sydney’s north west, now owned by Woolworths’ ALH, to which he licenses the Ettamogah name.</span></span></p>
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