Australian Capital Territory

<p>The ACT government has scrapped stamp duty for off-the-plan apartment and townhouse purchases up to $500,000 from July 1.</p>

<p>The stamp duty abolition will apply to first-home buyers and other owner occupiers who exchange purchases for off-the-plan in the territory from July 1.</p>

<p><a href="https://www.urban.com.au/developments/act">Buyers of newly built apartments or townhouses at $500,000 will save $10,360 in stamp duty.</a></p>

<p>The eligibility criteria includes satisfaction of residency requirements, that at least one buyer must live in the home continuously for at least one year, starting within 12 months of the date of completion/settlement date.</p>

<p>Since 2012 the ACT has been reducing stamp duty.</p>

<p>&ldquo;This is a further step in our tax reform program and one that encourages an increased supply of housing below the $500,000 threshold,&quot; ACT Chief Minister Andrew Barr said.</p>

<p>The announcement is part of the territory&rsquo;s 20-year plan to phase out stamp duty and replace it with an annual land tax.</p>

<p>The plan has been underway since 2012.</p>

<p>Stamp duty has also beeen reduced by $1040 for any owner-occupier established property purchase between $200,000 to $1.455 million in 2021-22.</p>

<p>As part of the ACT tax reform program, average general rates have increased to offset revenue that would otherwise be lost due to the abolition of stamp duty.&nbsp;</p>

<p>This did not occur in 2020-21 as part of the Government&rsquo;s response to the COVID-19 pandemic.</p>


The ACT government has scrapped stamp duty for off-the-plan apartment and townhouse purchases up to $500,000 from July 1

jchancellor

ACT stamp duty scrapped for owner occupier off the plan purchases up to $500,000

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<p class="post-title entry-title">EXPERT OBSERVER</p>
<h3 class="post-title entry-title">
<a href="https://petewargent.blogspot.com/2019/01/hows-act-land-tax-going"></a><strong style="color: #333333; font-family: Tahoma, Helvetica, Arial, sans-serif; font-size: 12.16px;"><span style="text-decoration: underline;">Canberra rents surge</span></strong> </h3>
<div id="post-body-7598088234210480051" class="post-body entry-content">
<div><span>I've been consistent on this point (often wrong, but never in doubt!): taxes in the Australian Capital Territory (ACT) are far too high for landlords to invest there <em>en masse, </em>which will lead to a rental shortage as the population steadily grows. </span></div>
<div><span> </span></div>
<div><span>There are a lot of 'well, in theory...' type comments made about this point, however, including by me, so let's stick to the hard data for today.</span></div>
<div><span> </span></div>
<div><span>Rental vacancy rates fell from 2½ per cent in 2014 when rate rises were first introduced to 0.6 per cent in October 2018. </span></div>
<div><span> </span></div>
<div><span>Rental markets are seasonal in the ACT and often tighten through the early months of the calendar year, and in turn Canberra could take out Hobart in Tasmania for title of most undersupplied capital city rental market in 2019, which is is some feat (click to expand): </span></div>
<div> </div>
<div class="separator"><a href="https://3.bp.blogspot.com/-vT1xNQ-Dd80/XDbv-FMFELI/AAAAAAAAt3c/cYKMVTIhmYgYm33-es2Bb-k5EyZiZE-ygCEwYBhgL/s1600/SQM2.jpg" target="_blank"><img src="https://3.bp.blogspot.com/-vT1xNQ-Dd80/XDbv-FMFELI/AAAAAAAAt3c/cYKMVTIhmYgYm33-es2Bb-k5EyZiZE-ygCEwYBhgL/s640/SQM2.jpg" width="640" height="350" data-original-height="797" data-original-width="1453"></a></div>
<div> </div>
<div>Asking rents for houses in Canberra are now up by more than 26 per cent over the past three years alone. </div>
<div> </div>
<div>A major issue is that rates are often far too high on units as well, despite the relatively low land value content of this property type. </div>
<div> </div>
<div>The asking rent for 2-bedroom units in Canberra is also up by more than 23 per cent over the same time period!</div>
<div> </div>
<div>In Canberra! </div>
<div> </div>
<div class="separator"><a href="https://4.bp.blogspot.com/-qPJMlBBFvq8/XDbv93SNgdI/AAAAAAAAt3g/ybb9rzPeXyQohtoeTKB8Ta16YaZc7WzGACLcBGAs/s1600/sqm1.jpg" target="_blank"><img src="https://4.bp.blogspot.com/-qPJMlBBFvq8/XDbv93SNgdI/AAAAAAAAt3g/ybb9rzPeXyQohtoeTKB8Ta16YaZc7WzGACLcBGAs/s640/sqm1.jpg" width="640" height="188" data-original-height="229" data-original-width="777"></a></div>
<br><div><em><span style="text-decoration: underline;">Source: SQM Research</span></em></div>
<div> </div>
<div>
<span>If you don't like asking rents - and you may not - then Domain's actual rental report figures this week were similar.</span><br><span><br></span><span>Domain reported that Canberra is now a more expensive city in which to rent a home than even Sydney, with rents spiralling as high as the Black Mountain Tower. </span>
</div>
<div> </div>
<div>Dr. Nicola Powell:</div>
<div><span> </span></div>
<div><span><strong><em>"With investors slugged with higher rates and land taxes, it is likely landlords are passing on the additional costs to tenants, or opting for high yielding short-term leases in order to recover costs."</em></strong></span></div>
<div> </div>
<div>On the plus side there have been some significant apartment projects approved for construction, but one questions which landlords are going to buy them and rent them out. </div>
<div> </div>
<div>Politicians seeking tax deductions, perhaps.<br><br>Foreign investors won't supply the rentals any longer, having already been taxed out of the market.<br><br><div class="separator"><a href="https://4.bp.blogspot.com/-SLAOdeLo-_w/XDb2yteH7-I/AAAAAAAAt38/-gvstrSWvQgPXqqff-6uw_xnFupyVf8EwCLcBGAs/s1600/China.jpg" target="_blank"><img src="https://4.bp.blogspot.com/-SLAOdeLo-_w/XDb2yteH7-I/AAAAAAAAt38/-gvstrSWvQgPXqqff-6uw_xnFupyVf8EwCLcBGAs/s640/China.jpg" width="640" height="128" data-original-height="146" data-original-width="729"></a></div>
</div>
<div>Some people are even campaigning for high land taxes, <em>and</em> the ALP negative gearing reforms, <em>and</em> a doubling of capital gains tax (all of this on top of the changes made to foreign investment, interest-only lending, restrictions on Division 40 depreciation, disallowance of travel expenses etc etc.). </div>
<div> </div>
<div>There's nothing much to say but best of luck with that!</div>
<div>
<br>It's a small city, which grows in population by less than 10,000 per annum. Way to go!</div>
<div> </div>
<div><em>PETE WARGENT is the co-founder of AllenWargent property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>.</em></div>
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pwargent-M4siyDbqQY

How's the ACT land tax going? And what it means for property investor supply: Pete Wargent

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<p><span>The ACT residential property market continues to be driven by high wages support by strong government employment and low general unemployment, according to a recent Herron Todd White (HTW) residential report. </span></p>
<p><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></p>
<p><span> The public service accounts for 42% of the ACT’s total workforce which is heavily responsible for the strong $108,000 per year median income in the ACT. </span></p>
<p><span>The report suggests the high median income keeps property prices on the high comparative to the rest of Australia. </span></p>
<p><span>The median house price in Canberra currently sits at $691,000 (January 2020) compared to the national average of $809,000 (January 2020) making it the 3rd most expensive Australian city behind Melbourne and Sydney.</span></p>
<p><span>A four bedroom house in Gordon has recently been sold for $685,000.</span></p>
<p>Set on 525sqm, the <a href="https://www.realestate.com.au/sold/property-house-act-gordon-133438178" target="_blank">21 Rollins Place home</a> (pictured below) comprises formal lounge, informal living area, kitchen, four bedrooms and study nook.</p>
<p><span>It is located within walking distance to Point Hut Pond, playgrounds, schools, shops and transport. </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/2020/5/28/gordon%20.jpg" alt=""></span></p>
<p> </p>
<p><span>Property under the $600,000 mark continues its popularity among first home buyers, which is likely to continue.</span></p>
<p><span>A current listing is a Harrison townhouse priced at $410,000.</span></p>
<p>The three bedroom, two bathroom home is situated at <a href="https://www.realestate.com.au/property-townhouse-act-harrison-133514782" target="_blank">159/22 Kings Canyon Street</a> (pictured below).</p>
<p><span>The townhouse features courtyards, galley style kitchen, large under stair storage and double enclosed garage.  </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/2020/5/28/harrison.jpg" alt=""></span></p>
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<p><span>The weakening economy due to the Coronavirus pandemic makes short term conditions unpredictable.</span></p>
<p><span> Strong government employment suggests that the ACT’s unemployment rate will </span>remain low and the ACT local economy will remain stronger than other economies relying heavily on private sectors.</p>
<p>However market conditions are unpredictable and the unprecedented circumstances provide little guidance in what may happen in the near future.</p>
</div>
</div>
</div>
</div>
<div><span style="text-decoration: underline;"><em>Note regards COVID-19</em></span></div>
<div>
<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>
</div>
<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>
</div>
</div>
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j.ballantyne1990-6AQqhLzZaK

ACT property market continues to be driven by strong government employment: HTW residential 

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<p><span>Canberra dwelling values dropped 1.1% last month, the weakest property market among Australia's capital cities.</span></p>
<p><span>It also ranked the weakest in dwelling values across the capitals during the past three month, with a 0.2% quarterly gain against a combined 2.6% gain across all capitals.</span></p>
<p><span>It also ranked as the weakest over the past year.</span></p>
<p><span><img src="/images/2014/05/12/JC-may-12-two.jpg" alt=""></span></p>
<p><img src="/images/2014/05/12/JC-may-12-one.jpg" alt=""></p>
<p><em>Source: RP Data-Rismark Index</em></p>
<p><span style="line-height: 1.3em;">With an estimated 40%<span> of the country's public service located in Canberra, the city is understandably on edge on budget eve.</span></span></p>
<p><span style="line-height: 1.3em;"><span><span>BIS Shrapnel economist Angie Zigomanis forecasts cuts will have a very negative influence on the Canberra/ACT property market for the next few years, including investors who will be hit by departing tenants in its</span><span> sizeable rental market. </span></span></span></p>
<p><span style="line-height: 1.3em;">There were points to the current emerging scenario last July when the then</span><span style="line-height: 1.3em;"> Shadow Treasurer, Joe Hockey suggested that then might be a good time to sell Canberra housing, noting that home prices could be pushed lower by a Coalition government. </span></p>
<p><span style="line-height: 1.3em;">“There is a golden rule for real estate in Canberra – you buy Liberal and you sell Labor,” he said.</span></p>
<p>He did not specify that this result would be due to cuts to the public sector that were being promised by then Opposition leader Tony Abbott after the September election.</p>
<p>House prices in the territory eased when John Howard made big cuts to the public service in his first term of government<span style="line-height: 1.3em;">, falling by around 7% over two years on the back of the lower employment and confidence.</span></p>
<p><span style="line-height: 1.3em;"><em>Property Observer</em> uncovered a dozen resales during the early years of the Howard government which were lower than their prior </span>purchases, many of which were bought during the Hawke-Keating recession. John Howard's government was elected in March 1996 with the first Peter Costello budget delivered in August 1996.</p>
<p>12 property sales in Canberra in 1997 showing price drops:</p>
</div>
</div>
</div>
</div>
<ul>
<li><span style="line-height: 1.3em;">3 Mialli Place, O'Malley sold in 1995 for $561,500 and resold in 1997 for $520,000.</span></li>
<li><span style="line-height: 1.3em;">27 Mawson Drive, Mawson sold in 1993 for $402,000 and resold in 1997 for $379,000.</span></li>
<li><span style="line-height: 1.3em;">1 Blaxland Crescent, Griffiths sold in 1994 for $345,000 and resold in 1997 at $308,000.</span></li>
<li><span style="line-height: 1.3em;">17 Harkness Street, Monash sold in 1992 for $165,550 and resold in 1997 for $155,000.</span></li>
<li><span style="line-height: 1.3em;">8 Hedley Street, Hackett sold in 1992 for $177,000 and resold in 1997 for $173,500.</span></li>
<li><span style="line-height: 1.3em;">7 Discovery Street, Red Hill sold in 1991 for $202,500 and resold in 1997 for $189,000.</span></li>
<li><span style="line-height: 1.3em;">11 Traynor Court, Melba sold in 1994 for $149,950 and resold in 1997 for $143,500.</span></li>
<li><span style="line-height: 1.3em;">8 Hunter Street, Yarralumba sold in 1994 for $607,500 and resold in 1997 for $605,000.</span></li>
<li><span style="line-height: 1.3em;">39 Jackie Howe Crescent, Macarthur sold in 1992 for $285,000 and resold in 1997 for $275,000.</span></li>
<li><span style="line-height: 1.3em;">19 Novar Street, Yarralumba sold in 1993 for $290,000 and resold in 1997 for $278,000.</span></li>
<li><span style="line-height: 1.3em;">21 Beagle Street, Red Hill sold in 1992 for $385,000 and resold in 1997 for $330,000.</span></li>
<li><span style="line-height: 1.3em;">55 Archibald Street, Lyneham sold in 1992 for $152,500 and resold in 1997 for $143,500.</span></li>
</ul>
<p><span style="line-height: 1.3em;">Of course the silly spin this year is that politicians are expected to share the burden, no doubt arising from last October when the departing former Prime Minister Kevin Rudd joined the loss takers.</span></p>
<p><span style="line-height: 1.3em;">The former Prime Minister Kevin Rudd and wife Therese Rein paid $2.175 million for their home in leafy Yarralumla, Canberra in 2010.</span></p>
<p><span style="line-height: 1.3em;">Listed for sale at $2.25 million through the Peter Blackshaw agency in May, it sold at $2 million.</span></p>
<p><span style="line-height: 1.3em;">Set in the prestige suburb </span><span style="line-height: 1.3em;">behind electric gates, with double lock up car accommodation, the house (pictured below) was described as sophisticated and luxurious.</span></p>
<p><span style="line-height: 1.3em;">{yoogallery src=[images/stories/2013/05/may31rudd]}</span></p>
<p><span style="line-height: 1.3em;">The contemporary Mueller Street house was bought after departing The Lodge so as their son, Marcus, could finish his schooling.</span></p>
<p><span style="line-height: 1.3em;">The five-bedroom, four bathroom house is set on 936 square metres which traded at $778,000 in 2005.</span></p>
<p><span style="line-height: 1.3em;">Back in 2011 Canberra was within cooee of again matching Sydney’s median house price, according to the RP Data-Rismark index.\</span></p>
<p><span style="line-height: 1.3em;">The 2011 gap for houses was $12,625, with Sydney’s house median at $561,625 and Canberra’s house median at $549,000.</span></p>
<p><span style="line-height: 1.3em;">Sydney's median house price is now at $802,000, and Canberra house price median at $560,000, so the gap is now $242,000.</span></p>
<p><span style="line-height: 1.3em;">Much of Canberra's then strength came as household incomes in Canberra are among the highest in the nation.</span></p>
<p><span style="line-height: 1.3em;">Canberra’s average equivalised disposable weekly household income was put at $1,101 in recent ABS data - about 30% above the national average.</span></p>
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jchancellor-FAypfDUnLy

Howard government era Canberra property price falls tipped in Abbott budget fallout

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<p>A light rail network from Gungahlin to Civic, which was promised in 2012, has seen work commencing on the first stage with contruction to begin in 2016, according to Minister for the Environment and Sustainable Development, Simon Corbell.</p>
<p>Consulting firms Arup, CBRE, Tract, Brown Consulting and Purdon Associates have been appointed to undertake the project, with eight submissions received during the tender process from both national and international companies.</p>
<p>"It is also important for us to begin investigations on where future stages of this network will go, which includes Russell, Canberra Airport, the Parliamentary Triangle, Kingston, Woden, Erindale, Tuggeranong, Belconnen, Kippax, Lanyon, Weston Creek and Molonglo," said Corbell.</p>
<p>Options will be explored in the master plan for the citywide light rail network, and public consultation will also be heavily explored later in the year.</p>
<p>Capital Metro Agency currently are focusing on the Capital Metro Stage One, from Gungahlin and the City, with the ACT government investigating the future potential extensions.</p>
<p>The draft light rail masterplan will be completed by early 2015.</p>
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jduke-EHk3XBmHkn

Canberra light rail construction commences but future stations still up for debate

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<p>It's been billed as the biggest Canberra commercial property asset to hit the market in years.</p>
<p>The ACT government is preparing to sell the Campbell section 5 development sites in the city’s north - the biggest auction in Australia's capital city since 2007. </p>
<p>The sites have the potential to accommodate development projects with an end value of about $350 million.</p>
<p><img src="/images/2014/04/30/campbell%20april%2027%20twoe.jpg" alt=""></p>
<p>The government’s Land Development Agency has appointed CBRE and Raine &amp; Horne Commercial to separately auction the five sites which have masterplan approval for residential, retail and commercial uses plus a boutique hotel, parkland and walking paths.</p>
<p>The sites will go under the hammer on June 11.  </p>
<p>"We have already fielded strong preliminary interest from local and interstate developers in what is one of the most significant Canberra development offerings to be listed for sale in decades”, CBRE’s Canberra managing director Andrew Stewart.</p>
<p>The five sites, some with frontages onto Constitution Avenue, have a total land area of 6.4 hectares. They range in size from 2,095 square metres to 7,020 square metres, and offer opportunities for mixed use, residential and commercial development, with two sites identified as suitable for a hotel.</p>
<p><img src="/images/2014/04/30/campbell%20april%2027%20three.jpg" alt=""></p>
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kjiminez-eaYKfU7qd2

ACT government to sell Campbell section 5 development site

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<p>A new variation to the Territory Plan in the ACT, commenced recently, has reduced the potential building heights proposed for some areas.</p>
<p>This includes land around Allawah Court, Currong Apartments and Bega Court, which Minister for the Environment and Sustainable Development, Simon Corbell, notes is now reduced to 12 storeys from the original 15 storeys, as a result of the potential negative impact on nearby residents. This is under Variation 308.</p>
<p>It also looks to revitalise aged public housing stock in Braddon and Reid. Much of the area under the change is occupied by public housing stock.</p>
<p>"This redevelopment will reduce reliance on the motor vehicle for new residents and promote the use of public transport, cycling and walking as alternative transport," he said.</p>
<p>"As well as higher density residential development the variation includes a requirement for a minimum of 5,800 square metres of space for community facilities to be provided on the site," he said.</p>
<p>"Variation 308 also contains provisions to encourage small scale community uses on the site to meet the convenience needs of residents and to ensure the street frontages are active and vibrant."</p>
<p>This came after much discussion in the local community over fears that the higher level residential developments could cause anti-social behaviour in public housing properties.</p>
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Variation to ACT plan sees some areas' proposed maximum heights reduced

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<p>The chilly Canberra dwelling price conditions were officially confirmed with <span>the capital city's home values recording the only drop across the nation during the first quarter of the year.</span></p>
<p><span>The latest data shows from the Australian Bureau of Statistics’ Residential Property Price Index (RPPI) shows Canberra prices were down by 0.1%, with t</span><span style="line-height: 1.3em;">he mean price in Victoria ($557,100) overtaking the ACT ($553,900) which was back in fourth place.</span></p>
<p><span style="line-height: 1.3em;"> The lowest mean price in the March quarter was in Tasmania ($309,400) and t<span>he mean price of residential dwellings in NSW ($643,300) remaining the highest in the country followed by WA ($597,700)</span></span><span style="line-height: 1.3em;">.</span></p>
<p><span style="line-height: 1.3em;"><span>The index, which includes houses and attached dwellings, had </span><span>Sydney heading residential property price increases, up by 2.3% in the first quarter. </span><span>Melbourne followed with 2.1</span><span>% growth while </span><span>Brisbane recorded an increase of 0.8</span><span>%</span><span>.</span></span></p>
<p><span style="line-height: 1.3em;">The d<span>irector of RPPI at the ABS, Robin Ashburn, said while the quarterly growth in Sydney had slowed by around half from the December quarter, throughout the year house prices in Sydney had risen 16.6% and attached dwelling prices had risen 13.7% - both the largest annual rises of all cities.</span><br><br><span>"For the weighted average of the eight capital cities, the RPPI rose 1.7% in the March quarter 2014. The index rose 10.9% over the previous year, the largest annual increase since the June quarter 2010. </span></span></p>
<p><span style="line-height: 1.3em;"><span>"Canberra was the only city to record a fall in the RPPI (–0.1%).</span><br><br><span>"The rise in prices has contributed to a rise in the total value of residential dwellings to $5.1 trillion in the March quarter 2014. The average value of Australia's 9.3 million residential dwellings was $546,500," said Ashburn. </span></span></p>
<p>The average price of a residential dwelling across Australia is $546,500, up 8.8% annually, with Westpac senior economist Matthew Hassan saying the housing market was moderating after its very strong 2013 finish.</p>
<p><span style="line-height: 1.3em;">"Momentum has softened a little bit in early 2014 and we expect the market to slow over the course of this year," Matthew Hassan told AAP.</span></p>
<p><span style="line-height: 1.3em;">His comments came as h</span><span style="line-height: 1.3em;">ome prices grew by 1.7% over the March quarter, with 10.9% growth over the past year, according to the</span><span style="line-height: 1.3em;"> ABS index.</span></p>
<p><span style="line-height: 1.3em;">Meanwhile the Real Estate Institute of Australia (REIA) says the latest housing finance figures reflect a stabilising market.</span></p>
<p><span style="line-height: 1.3em;">The figures for March 2014 show, in trend terms, that the number of owner-occupied finance commitments decreased by 0.1%, following increases of 0.1% in both February and January and this is the first fall since May 2012.</span></p>
<p><span style="line-height: 1.3em;">If refinancing is excluded, in trend terms for March, the number of owner-occupied finance commitments fell by 0.2% – again the first drop since May 2012.</span></p>
<p><span style="line-height: 1.3em;">REIA President, Peter Bushby noted increases were recorded in Queensland, Western Australia, the Australian Capital Territory and the Northern Territory with ACT having the biggest rise, up 1.2%. </span><span style="line-height: 1.3em;">South Australia’s fall of 0.5</span><span style="line-height: 1.3em;">%</span><span style="line-height: 1.3em;"> was the country’s largest.</span></p>
<p><span style="line-height: 1.3em;">“In trend terms, the number of commitments for the construction of new dwellings climbed 1.7%,” Bushby continued. “However the purchase of new dwellings fell by 1.4% and the purchase of established dwellings decreased by 0.3%.”</span></p>
<p><span style="line-height: 1.3em;">The value of investment housing commitments again increased but by a more moderate rate of 0.4% in March, following three years of consecutive monthly increases.</span></p>
<p><span style="line-height: 1.3em;">“The proportion of first home buyers in the number of owner-occupied housing finance commitments increased marginally to 12.6% compared to 12.5% in February and the low point of 12.3% in November 2013. This is still dramatically lower than the long-run average proportion of 19.9% and continues to be of concern.”</span></p>
<p><span style="line-height: 1.3em;">“The March 2014 lending figures indicate a stabilising market, which together with a Budget tonight which is expected to cut government spending, signal a period in which interest rates should stay low,” concluded Bushby.</span></p>
<p><em style="line-height: 1.3em;">Picture courtesy of Simon Yeo/Flickr/<a href="https://creativecommons.org/licenses/by/2.0/" target="_blank">Creative Commons</a>.</em></p>
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