Sell Your Property Fast and Simple

Everyone has heard about that lifestyle that seems to be fairytale-like. People were born in a certain town, they got married, purchased a house close to their parents, or even move in the house where they grew up in after their parents passed away. There was no rush, especially since people would already know where they would spend and work for the rest of their lives. Without Internet and without a well-developed real estate market, people didn’t feel the need to sell or advertise their houses the way they do it today.

Nowadays, things have changed, and few people remain satisfied with this kind of life. Everything is changing so fast that it’s hard to keep up. Many people lose their jobs or have to relocate because of their work. Kids and parents no longer live together, let alone in the same neighborhood. Many couples know that, due to a military transfer or a change in one’s job, they can be forced sell their property fast and move away.

A recommended manner to ease the way in which these things can be done is by preparing for this in advance. You should learn the best way to encounter a buyer when the urge to sell your property holds no delay. You have to be familiarized with your choices and the ways in which you can get a good price and an efficient selling. There are lots of sites that display information of this type, and which can be of assistance in preparing you for what might come next.

It would be a great thing to have the time to investigate and check all the offers for your house, but this is not always doable. Most of the time there are only a few buyers, especially if the economy is rough. If you move due to the relocation of the factory, you can expect more families to go through the same experience. This means more offers and less buyers. Those who will manage to move fast will be the ones that have done their research and have alternatives for multiple situations. They will be in control and they won’t have to fear the unknown or the unexpected.

Brokers seem like a good choice especially since it is their job to sell or buy houses, but believe it or not, they don’t have that many resources all the time. It is always more comfortable to them to work with people who’ve they met before. This can easily be done when you are doing research. Ask questions and listen carefully to the answers. Explore the benefits or the downsides to all the options that you come across. This will help you move very fast when you have to sell a property because you will have done already most of the work, and the sale will finish in a fast and rapid manner. You will end your selling easy, fast and without any troubles. Everyone will want to do business with you!

Tips From Realtors for First-Time Homebuyers

Being a first-time homebuyer can be challenging to say the least, but realtors help demystify the process and help make sure you get the house that best fits your needs.

Determine Your Long-Term Goals

The first thing that most realtors would recommend you do is to determine your long-term goals and how owning a home will fit into those plans. You may be tired of spending your earnings on rent and would rather put your money toward something that could actually turn a profit down the road. Or, you may simply want to be your own landlord for a change. Whatever your goals may be, get a clear idea of them before you start shopping around.

Finding the Home You Want

Once you have committed yourself to becoming a homeowner, you can expect the process to be a bit chaotic. More than likely, you’ll make a lot of offers and get a great many counter-offers in return. But don’t be intimidated or allow yourself to get frustrated. A professional can walk you through each and every step so that you’re not overwhelmed.

Financing

You will more than likely have a wide range of financing options, even if you don’t have the best credit. You may be able to find a loan backed by the federal government or get financing that doesn’t require the standard 20 percent down payment. In addition, the state you live in may provide special incentives for first-time buyers. Realtors can provide you with easy-to-understand information on all your options so you can feel confident while shopping around.

Making the Offer

Once you have honed in on the house that meets your needs, your real estate agent can help you decide how much you should offer, as well as any conditions you should request before signing on the bottom line. For example, you could ask the seller to pay your closing costs. Your agent will then take your offer to the seller’s agent, who will then either accept your terms or reject them and make a counter-offer. This back-and-forth will continue until you reach a deal or decide to move on to another option.

When you reach an agreement with a seller, you may be asked to put down a good-faith deposit. The transaction will then move into escrow, which is a period of time (about 30 days, typically) that the seller takes the house off the market. He or she will do so with the expectation that you will buy the home – provided that an inspection does not uncover any serious problems.

Realtors can help you find homes in the neighborhoods you prefer at prices that fit your budget. Once you’ve made your decision, they can help you through the entire purchasing process, from making an offer to getting a loan and wading through the seemingly never-ending paperwork. Realtors can provide invaluable assistance through a trying time.

3 Steps For Securing Equity Capital For Your Real Estate Project

I previously shared the steps for creating a professional plan for a real estate project; the importance of obtaining third-party validation; advice in how to find the right financing sources; and suggestions on presenting the project professionally, then closing the deal. This approach will enable you to obtain financing term sheets, letters of intent and/or financing commitment letters from lenders if your project is financially feasible and falls within the lending parameters of the financing institutions that you approach. Nevertheless, financing always requires a cash contribution, as 100% financing is not realistic in today’s market.

Lender requirements for cash equity contributions, deposits or down payments, typically fall between 15% and 40% of the total project cost (85% to 60% Loan-To-Value ratio). A portion or all of the equity value in the property can sometimes help reduce the cash deposit requirement, but it is very unlikely for a conventional lender to completely eliminate the cash contribution requirement because lenders want to ensure that the principal(s) are vested in the project, or have “skin in the game”. The cash deposit is necessary to close the loan and obtain financing.

So, where does the cash deposit come from? There are several potential sources:

  1. Your pocket
  2. Your partner’s pocket (if you have one)
  3. Equity from another property you may own (if any)
  4. Private investors

There are many advantages to infusing the cash equity requirement yourself, including the fact that you retain all profit and full control of the project at all times. This can often be the most advantageous funding structure because it maximizes your profit and control. However, there are also advantages to securing equity participation from investors, including:

· Less cash out of pocket enables you to be more liquid, retain more cash reserves and/or diversify your investments to earn profits from other projects or endeavors simultaneously

· Reduces your risk and exposure in the project

· Enhances your financing capabilities

There are 3 basic steps for securing equity capital for your real estate project:

  1. Prepare an investment proposition
  2. Source like-minded investors and private investment organizations
  3. Investment negotiations and agreement

1) Investment Proposition

There are many ways to formulate an investment proposition. I’ve seen an investment proposal written on the back of a napkin… and the deal was funded! (This was a developer seeking an investment from his grandmother). I’ve seen verbal agreements get funded by family members. I’ve also seen very intricate, elaborate and lengthy investment proposals not get funded. How you document your investment proposal is extremely important. The first two examples were appropriately prepared for their intended audiences; the third was not. If your project is financially feasible and can demonstrate reasonable gain for investors, securing investment capital becomes a function of proper documentation, sourcing, presentation and negotiation.

Regardless of whether an investment proposal is intended for a family member or a sophisticated investment organization, proper documentation always enhances your ability to secure funding. Your proposal should be professional, clear and concise. Following are some basic suggestions for documenting your investment proposal:

1. Provide a brief executive summary describing the project and the investment proposition. Within the executive summary, outline the investment amount required, return on investment, time-frame of the investment, and discuss the security, collateral and/or equity value that can help protect the investor.

2. Provide a financial summary of the uses of funds, sources of funds, operating projections and cash flow of the project.

3. Discuss the funding structure and capitalization plan.

4. Attach term sheets, letters of intent, financing proposals, and/or commitment letters from prospective lenders.

5. Attach the project plan.

Source Like-Minded Investors and Investment Organizations

Where do you find investors that would be interested in participating in your project? If your project is financially feasible and you’ve prepared a professional plan and a concise investment proposition, then you’re only steps away from finding your equity investor(s). It takes time and determination, but it can be a worthwhile effort that can last beyond a single project. Here are some suggestions for obtaining sources:

  • Contact local and regional mortgage brokers, real estate brokers, title companies, real estate attorneys, and other real estate professionals. Offer a finder’s fee.
  • Place ads online and in local and regional newspapers.
  • Prepare a project web page where prospective investors can find the project and review/download pertinent documents, including your investment proposition.
  • Hire a consultant or financing broker that specializes in securing equity participation.
  • Review your own contacts and business cards – You’d be surprised at how fruitful this effort may be.
  • Attend networking events and or conferences for private investors in your area and/or region, then collect business cards and make follow up calls and meetings.

Dedicate time to making calls, setting up appointments and engaging in meetings to present your project to prospective investors. Become an expert at presenting your project. Prepare a multimedia presentation to help them focus on the points you want to stress. Don’t stop until you get it done. If your project is feasible and profitable, it can get funded with proper determination and effort.

Investment Negotiations and Agreement

How much should you offer an investor? Depending on the nature of a project, perceived risk, profitability, location, your experience, competition, demand, supply and numerous other factors, I’ve seen investors require from 5% to 95% of the project and/or profit. Most investors want to see that you have “skin in the game”, generally 10% to 50% of the amount you ask them to invest in the project. Demonstrating that you have invested in the project or that you will invest into the project is adds value to the deal. You should document this clearly and provide evidence of the time and money you have invested in your project.

Other items that are open to negotiation include the percentage of control in the project, roles of the parties, reporting procedures for the investors, etc. You should provide benefit and value to the investors, but at the same time you don’t want to lose all control or receive minimal gain for your efforts. Finding the right balance is extremely importance. This is accomplished through open dialogue and effective communication between the parties.

There is no global formula for this, so it’s impossible for me to provide accurate advice on what to propose investors for your specific project. I would strongly recommend getting advice from a savvy attorney who can assist in preparing the investment agreement and structuring the investment terms. Meet with your attorney first so that you have an original structure for the deal; then use your attorney when negotiating any modifications with prospective investors.

If you have a history or recently completed real estate projects, document this clearly and share with potential investors during your presentations and meetings. If you don’t have a track record of successfully completed real estate projects, raising your first equity investment can be more challenging, but if you follow the above suggestions and you are determined, the sky is the limit!

Why Is Chennai an Ideal Realty Investment Destination?

Being on the list of the 12 most preferred cities in the world for realty investment, it doesn’t come as a surprise to see a wave of positive buyers’ sentiments flowing. Potential home buyers and property seekers are now showing a keen interest in purchasing properties in Chennai for its high ROI (Return on Investment). The appreciating capital values of homes are luring many local and national real estate developers to create many state of the art residential ventures.

The steady housing demand has resulted in creation of many active residential catchment areas. Recent reports suggest that regions along the western side of the city have recorded a high absorption rate. With the affordable segment selling more inventories, builders are now creating an array of homes that meet the needs and demands of MIGs (Middle Income Group) individuals. Peripherals along the East Coast Road, OMR and Poonamallee are bustling with construction activities. Factors like steady infrastructure and the growing IT (Information and Technology) sector have lured many white collared professionals to invest in smaller apartments in Chennai.

With infrastructure being a major element that is roping in a lot of investment, the city has many projects in the pipeline. The Chennai Metro and Mono Rail and the proposed ORR (Outer Ring Road) on National Highway 4 have brought the city on the global map. Renowned real estate developers are now purchasing land in large parcels along these projects only to build extraordinary living spaces. They are now wooing potential home buyers by offering generous living spaces at relatively economical prices.

Neighbourhoods like Oragadam, Ambattur and Sriperumbdur have documented an escalation of 25 percent in the past few years. Depending on the amenities and facilities offered by the builders, an apartment for sale is expected to hover anywhere between Rs 4,000 and Rs 4,500 per square feet. Similarly, realty prices of plots and villas too have seen an appreciation of 18 percent in the past two years. For instance, an individual house for sale in Chennai especially in areas like Oragadam and Ambattur is cited to fall under the price bracket of Rs 2,900 and Rs 5,300 per square feet depending on the facilities offered by the builder.

Apart from being an ideal investment destination, the city fast transforming into becoming a rental hub. The growing IT sector has attracted a fair share of the floating population and migrants are now showing a keen interest in renting out spaces close to their office spaces. Investors and second time home buyers are now tapping into this demand and are purchasing properties only to rent them out on a later date. A 2 BHK apartment in ECR is easily capable of churning out rental yields anywhere between Rs 12 and Rs 22 per square feet per month making the market a haven for many investors.

Utilize this opportunity at your best and invest in properties in Chennai as they not only promise high return on investment but they also generate high rental returns making this market a hit amongst many investors and property seekers.

Advice To Homeowners Who Turn Their Homes Into An Investment Property

There are many different ways you can do to make money and wealth from property investment. Real estate experts say that there are a lot of possibilities, and if you already own a home and still have a few dollars to invest to improve the appearance of the place, and if you are truly a business-savvy, then you will have many more options.

There are instances wherein we move home just like when we transfer to a bigger home in order to provide more space to the family or take up a smaller home just to stay nearer a particular area. During these instances, we are presented with an opportunity to turn our main place of residence into an investment property. It is important that in such cases, you will be able to carry out a decision carefully because a wrong decision could mean the loss of future wealth.

However, real estate professionals point out that most property owners turned out to be satisfied with their decision because they are able to prevent the problems from happening through proper preparation and careful selection.

If you are planning of putting your property for rent, instead of selling it, it would help if you are aware of the usual considerations. Listed below are several of these considerations.

Knowing about Tenancy law and policies – It is important that you know about these in order to protect your asset. Get some advice on the common rules that you can implement and which tenants need to adhere to. This is to ensure that when the contract terminates, you will not be disappointed for renting out your property because the tenants were allowed to do just about anything they wanted to the place.

Your responsibilities as the landlord – It is your responsibility as the landlord to do the repairs and other maintenance on the property. This is important to ensure the steady rental returns aside from increasing the value of your investment property. It would be wise if you allocate an amount of money that will go to the purchase of worn out things as well as for the general maintenance of the property.

Setting the right rental rate – Determining the right rental rate will help you in presenting your property as an attractive choice to renters. The rental rate is not all about you getting enough returns to cover the holding costs. Aside from getting a positive yield, you should also consider the requirement of most renters and what they look out for when choosing a place. Do research on your local market in order to have an idea of the ideal rate you will set for your property. Then, do a conservative cash flow analysis; outline the income you expect to get against the financial obligations for the property for each month which includes maintenance costs, taxes, utilities, insurance, mortgage, and others.

And so, instead of selling your home why not consider turning it into an investment property? This might just be a smart investment advice you can take.

How to Search for Real Estate in Singapore

Being a modern country, the search for and identification of desired property in Singapore are accomplished by having access to website portals, agencies and exchanges, guides and classifieds.

Different ways to locate and identify properties

With the great strides made in the tech and telecommunications the search for real estate, like everything else has been highly automated.

Website portals

This is perhaps the easiest and primary method that people in Singapore use when searching for property. With a click of the cursor an untold number of sites can be browsed to provide an unending stream of information on real estate bargains, sites and prices that boggles the imagination.

One website alone may itemize literally thousands of apartment entries.

The most sought after website in Singapore is STProperties (owned by the local newspaper) which has been known to list an astounding 24,856 real estate of all shapes, sizes and prices.

R.E. guides

The Singapore R.E. Guide is a popular reference aid to Singaporeans.

The guide is surfed on the internet and it provides a wealth of information.

It itemizes a fine collection of available apartments, condos, flats and houses for potential buyers and also provides an extensive array of available properties in their classifieds section.

Some searchers also refer to the Top Condominium in Singapore for prestige condos and family condos.

Expats in Singapore usually browse the web for choice condo apartments in Orchard, River Valley, Bukit Timah, Tanjong Rhu and the East Coast.

Estate agencies

In Singapore, new undertakings in real estate are eagerly sought and people seek the help of the Singapore R.E. Exchange (SRX) to secure information on recently sold properties and validated lists of property. They also have recourse to PropNext with its thousands of agents and consultancies that provide property market updates, trends, policies and a lot more.

Classified advertisements

Gone are the days when the radio and newspaper were the only sites for viewing classified advertisements where items were grouped together by type.

People in Singapore approach countless websites and portals to select their favorite site where they can look for real estate or advertise their own condo, flat, car or even a house for selling them.

Searching for house in Singapore is relatively simple as laws are vigourously enforced and it is highly unlikely that anything will go wrong… Your budget will largely decide where you buy and as transport is so good your commute is unlikely to be a problem…

Kenya Real Estate: Buying/Selling Laws and Procedures

A process that should be straightforward as it is guided by comprehensive property and land laws, buying and selling real estate in Kenya is far from straightforward, however. Instead, buyers have to deal with slow documentation processes that are marred by corruption, where buyers either have to know the right people or have to offer bribes to quicken the processes.

All hope is not lost, with extensive implementation of new reforms such as the new land reforms, buying and selling property in Kenya will improve and existing laws will be applied to the letter.

To ensure you abide to Kenyan laws guiding real estate transactions and to avoid pitfalls such as being fleeced, it is advisable you seek legal representation when buying/selling property in the country.

Land Registration

In Kenya, land is registered under:

  • The Land Act
  • National Land Commission Land
  • Land Registration Act; offering registration in all districts

Land Control Act

  • Formulated under the Land Control Act, land control boards are forbidden by law to award assent to transfer agricultural land to companies and people who are not eligible to hold it.

Foreign & local investment of real estate in Kenya: the process

Under the new Constitution, non-citizens and companies with shareholders who are non-citizens are barred from owning property on freehold tenure. The law allows them to own property on lease for a period that does not exceed 99yrs.

  • Both local and foreign property investors are allowed by law to purchase residential and commercial real estate situated in towns and within municipalities without any restrictions so long as they adhere to the legal procedures put in place.
  • However, foreigners and private companies with shareholders who are non-citizens of Kenya are barred by law to buy agricultural land except where such purchase is exempted by provisions of Land Control Act, SEC 24.

Property identification

Once an investor has searched for and identified a suitable property, he or she should strive to visit and assess the real estate to ensure that:

  • It actually exists
  • It meets your needs and expectations such as physical location and access to infrastructure
  • Its conditions are favorable and worth in investment

Note: there is a viewing fee applied when visiting properties for sale. Fees vary by type and size.

Conducting requisite search

A lawyer or the buyer must then obtain copies of the National Identity Card and property title from the seller and carry out requisite searches at lands office and Registration of Persons Bureau.

  • This step is very important to verify that the said owner is truly the titleholder of the property.
  • To carry out the search, you are required by law to file a copy of the title deed and a search application form and lodge it at the registry.
  • The charges for requisite search are Ksh500.
  • Land registry obtains the results within 2-3 days.

Results from the search should show

  • The registered title holder of the property
  • Property size
  • Any pending issues registered against the property such as court orders, caveats and prohibitions, etc.

Additionally, it is important to:

  • Verify whether the property is illegal or irregularly acquired as contained in Ndung’u Land Report filed by Commission of Inquiry on Illegal and Irregular Allocated Land.
  • Procure a registered surveyor to not only establish the beacons of the property but also check out the land at the Survey Office.

Negotiation and sale agreement

Satisfactory preliminary checks should be followed by negotiations about terms of sale between the buyer and seller with the presence of their respective legal team.

  • Negotiations entail discussions about the price of property and terms of payment
  • 10% of the total amount is paid upfront as down payment and the balance is paid when the sale transaction is complete
  • Agreement of terms by both parties set ground for preparation of a sale agreement by the seller’s advocate, who then seeks approval from the seller.

A sale agreement contains

  • Terms of sale
  • Purchase price
  • Terms of payment
  • Payment completion period
  • Completion documents that facilitate the property transfer
  • Law Society Conditions of Sale are often included

When both parties accept the sale agreement, they execute it with the buyer signing first followed by the seller. Finally money changes hands.

  • A stamp duty costing Ksh200 is then obtained from lands office as required by law to ensure that in case of a dispute, the signed documents are admissible to court.

Transfer of property ownership and stamp duty

Once the buyer’s advocate has prepared the transfer, both parties approve and sign.

  1. The seller is responsible for acquiring every requisite completion document needed to effect property registration to the buyer.
  2. The buyer is then liable for the stamp duty fees payable to the Kenya Revenue Authority in line with Chapter 480 in the Stamp Duty Act of laws of Kenya.
  3. Prior to determination of duty, the seller must apply for property valuation by lodging signed valuation for stamp duty form and transfer of property form to the Land Office.
  4. A stamp duty declaration, assessment and pay-in slip is then filled at Lands Office.

Once stamp duty is obtained and transfer process is complete, law requires that transfer documentations together with the following documents are booked for registration:

  • Original title deeds
  • Stamp duty declaration
  • Assessment and pay-in slip form
  • Land rates clearance certificates
  • Transfer consents
  • Valuation for stamp duty form

Property registration: the final stage of property transfer

When the buyer obtains the registered property transfer, the law advises verifying registration of the same by conducting a property search.

Permission to develop

In case the property owner intends to develop the purchased property, he or she is required to go to relevant local authority and get requisite development authorization.

Often, the owner will be requested to:

  • Commission an environmental impact assessment report to determine if the intended development has adverse environmental effects
  • Get an environmental license from environmental body-NEMA.

4 Things That Will Help Fetch the Right Resale Value for Your Property

So, you have decided to part with your home. Wondering how to get the best deal that will justify holding it is an investment property until now. Before you put up a notice for sale, or start passing the news to your near and dear, consider the fact that the reality market is some parts of the country has been sluggish.

Hence, it is worthwhile to put in a little bit of effort that will make your property look a lot more attractive to potential buyers. Here are some expert tips that will help enhance the resale value of your home by tens of thousands if not few lakhs.

Pep up the exteriors

As soon as a home is bought, homeowners spend time, money and energy in designing the interiors to their whims and fancy. What they miss to see is that, the exteriors play a major role in creating an impression in the minds of a potential buyer than the interior. It is the exterior that is first seen before they take a walkthrough of the interiors. Hence, pay attention to pepping up your exteriors in equal measure to the interiors to get a better resale value.

Creating additional space

An extra room is fine, but what if it serves no purpose? Moreover, what if that extra room does not fit into the ergonomic layout of the home properly? Instead, think of ways to increase the space inside the home. There are plenty of architect firms with interior designers and vasthu consultants who help altering the physical dimensions of any home to make it appear spacious and airy. A spacious home will fetch a higher resale price than one which boasts about a tiny and ill-fitting extra room.

Setting right minor repairs

Like drops of water that collect together to form a messy puddle, a number of unattended minor repairs can wash away a significant portion of your property’s resale value. A prospective buyer will be more interested in knowing the present physical condition and the expected longevity of the house before making a final decision.

The scene of leaking walls, falling patches and plumbing problems can definitely take a hit on the property’s sale worthiness. Hence, make sure all minor repairs are attended to on a regular basis.

Keep a cushion for price negotiation

Indians are ruthless negotiators. We love to bargain for the best deal in every transaction. Especially when it is about buying a new home expect the negotiation process to be fiercer than what you can imagine. Hence, make sure you price your property with some cushion for reduction during the negotiation process.

You might want to take into consideration the existing market rate of similar properties and how the deals have ended before fixing the price or agreeing to the price offered by the buyer.

The resale value for a property is highly dependent on various factors. Location, floor space, number of rooms and furnishings all play a major role in determining the resale price. However, other factors like well-maintained exteriors, perfectly functioning plumbing and sanitation, additional space for storage, etc. can help further increase the resale value to a higher denomination.

Sparkling Future For Estate Agency

These days the growth factors have been taking a very vast and quick turn which is entirely leaps and bounds and coping with these immediate changes is something very challenging for the different industries. Every industry has its own setup and this may move according to the demands made and the changes evolving. The technology industry needs a very quick response if a business needs to be in the market for a future intent. However, the property and estate agent industry has now been on a steady position and there are bright chances for it to remain income generating in the future. On the other hand, the internet service providers which used to offer the card system have become extinct.

When it comes to focusing on the real estate business specifically one may expect the brightness of future for a number of reasons a few of these reasons may include the following:

Boom of Residential Spaces

These days at every point what we see is the construction of a new residential space which may be a bungalow or a huge building. The population is increasing day by day and with this the demand of residential properties is also increasing with the same pace. Therefore the future of estate agencies here may prove being a very outstanding one because when it comes to the sales and purchases of these residential spaces there is a major chance of the business of real estate to take a boom. The relation between the real estate and the residential properties is a direct one because people need a home for shelter and real estate may give a perfect deal.

Trend of Shopping Malls

Another very commonly increased concept all over the world is the prevailing concept of shopping malls. Previously people accustomed to run after the differed shops in different corners but with the passage of time these malls are taking very significant place in the lives of every individual. In this regard, the development of malls may leave out numerous shops and stores on individual basis which may need a selling agent and here the role of the real estate is something essential. Many builders may approach different agents for the purpose of either purchasing the individual shops left out or the builders working over the mall projects may move towards real estate agents for huge lands. In every case, the future of the real estate agency is a brighter one.

These two factors add a lot to the future of real estate agency and with this the reliability possessed by the agents makes people prefer professionals who are also a plus point for the business of real estate and this is why estate agent jobs are growing.

Candidates can search a range of estate agent jobs, throughout the UK & Ireland at estateagentvacancies.com

Australian Property Forecast 2016

We will remember 2015 as the year when the Australian Prudential Regulation Authority (APRA) stepped in to try and slow down the investor frenzy, introducing guidelines to major lenders that resulted in capping the growth rate of their residential investment loans. 2015 saw an end to the lowest auction clearance rates in a decade, agents listing and selling property like it was candy encouraging and vendors accepting pre-auction offers, more buyer than properties for sale.

2015 will also go down in Australian history as the year of falling rental yields, rising house prices, rising investment loan interest rates and declining buyer confidence. 2015 could go down in history as the year the property boom in Sydney and Melbourne came to a whimper.

• Brisbane performing the best at 1.30 per cent positive growth along with having the highest unit rental yield of 5.3 per cent.

• Sydney performing the worst at -2.3 per cent negative growth

• Hobart is still the most affordable capital city to purchase property along with having the highest house rental yield of 5.4 per cent.

It’s not all bad news for property owners and investors as prices have been steadily rising since June 2012. The complete year results for Australian Property is a positive growth of 7.8 percent. Both Sydney and Melbourne recording over 11% capital growth in 2015, not to forget the rental yield all investors have been receiving in addition to the capital growth. Is this the top of the market? Personally I don’t think so but I do believe that the sellers’ market that we have been in for the last 2 years is over. The next 6 months will provide us with a buyer sentiment so it will be imperative to watch the auction clearance rate, capital growth, and rental yield numbers.

RP Data had this to say about 2016:

“If, like many, you were outbid on your dream home in 2015 by a buyer with deeper pockets, then this could be your year.

Property Forecast 2016

Property markets will not crash altogether. There will only be selectively healthy price growth. Foreign investors will be paying a little more than what they did for Australian properties they amassed in the past three years before these investor lending changes.

Despite their 2015 performance, Sydney and Melbourne property markets still top the growth rate due to strong economic, jobs, and investment growth as well as massive population and immigration growth. Around 60% of immigrants come to these two cities for business and employment. Many property investors are still targeting these two cities for their capital growth. Rent rates fell over the year in Brisbane, Perth and Darwin, and other major cities have seen rents rise by less than 1.5% over the year.

Home prices have continued to rise across most of Australia, particularly in Sydney where they have jumped about 40% since the past year. Investors dominated new lending. The Reserve Bank of Australia reduced interest rates in February to 2.25% and again in May to 2%. The lowest RBA cash rate in our history and are not in a rush to increase them. Earlier this month, Reserve Bank of Australia Gov. Glenn Stevens said the bank was working with other regulators to assess and contain risks that could arise in the property market.

Despite arguments around the effectiveness of these APRA policies, the new guidelines have made investors and borrowers more calculating. They seem to have adjusted their expectations in seeking investment property loans.

Mortgage brokers, financial planners, and property investment experts are still digging up more data to dissect global figures and movements that are affecting the Australian Market, housing prices, and the overall property market to forearm their clients.

The last quarter of 2015 has certainly shown us again that the Australian Property Market is not immune to negatively finishing the turbulence with capital dwelling values declining by 1.4%.

As we move into 2016, it is clear that the strong housing market conditions of 2015 have softened over the final months of the year, setting the scene for more sedate conditions in the New Year.

Interest rates are likely to remain at their current historically low setting, which will continue to stimulate housing demand, however migration rates are continuing to taper which will offset some of this housing demand, particularly in the mining regions, which were previously benefiting from strong rates of migration from both overseas and interstate.

Clearance rates in Sydney and Melbourne slipped from the high 80% mark around the middle of last year to the low 60% range in December. Listing numbers are rising, homes are taking longer to sell and value growth has slowed sharply in Sydney and Melbourne, which were the primary drivers of growth over the recent growth cycle.

Throughout 2016 we may see further moderate value declines in Sydney and Melbourne, however considering population growth has remained strong in these areas and economic conditions are very healthy in these cities, we would be surprised if dwelling values fell materially before conditions start to level. The city that is showing the most promise for capital gains in 2016 is Brisbane, or for that matter, the broader South East Queensland region. Yields are much higher compared with Sydney and Melbourne, the rate of capital gain has been moderate but sustainable to date, and affordability is far superior to the two larger cities as well. Interstate migration remains positive into Queensland and may start to improve with the higher rate of job creation over the past year. The Canberra housing market has also been showing tentative signs of growing values along with Hobart however, market conditions have been more volatile from month to month in these areas.

The regions that are likely to underperform are those associated with a higher degree of economic uncertainty. The Darwin and Perth housing markets peaked in late 2014 and both home values and rental rates have fallen over the past year.

The rate of decline may start to ease in these cities; however growth prospects are likely to be at least a year away in these markets. The Adelaide housing market has remained relatively steady over the year, with values virtually unchanged in 2015. However, as the automobile manufacturing sector continues to wind down in the region, coupled with the soft resources sector, the economic outlook for the city isn’t likely to have a positive influence on housing market conditions in the area.

Along with the many other economic variables and factors, the changing regulatory environment is yet another factor likely to influence the market in 2016, particularly proposals released just prior to Christmas by the Basel Committee to levy higher capital on investment loans.

However you see it, 2015 was still an exciting year in the property climate, and signs point to an, even more, interesting yet different 2016. The greater the challenge, the more positively engaged we can become. If you are local or a foreign investor thinking of buying, investing, or building in Australian property, find out what you need to know from your trusted brokers.