Victorian property investors hit with land tax, stamp duty increase in state budget


Victorian Treasurer Tim Pallas says next week’s state budget will include tax increases and public sector savings as the government takes the “hard and necessary actions” needed to rebalance the books.

Mr Pallas said $2.7 billion would be raised by a suite of measures including an increase to land tax for taxable properties worth more than $1.8 million.

The Treasurer said the “modest” increase would only affect a fraction of the 10 per cent of Victorians who pay land tax, which is not paid on owner-occupied homes.

“All up, we invested $49 billion in the last budget to support families and businesses through the pandemic using our balance sheet,” Mr Pallas said.

The changes will see the land tax increase by 0.25 per cent for taxable land holdings between $1.8 million and $3 million, and 0.30 per cent for taxable land holdings in excess of $3 million.

Fines set to rise again after pandemic freeze

A new windfall gains tax will be also introduced for properties whose value is boosted by a council rezoning.

The tax will only apply to properties where the value is boosted by more than $100,000, with a 50 per cent tax on windfalls above $500,000.

Mr Pallas said the move would claw back around $40 million a year from developers and speculators who made huge profits after a local council’s “stroke of a pen” to rezone industrial land for residential use.

“There needs to be a balance between those wanting to buy their first property and large property investors who continue to profit from soaring property values,” he said.

A premium stamp duty will also be introduced, with property transactions above $2 million attracting a $110,000 duty plus 6.5 per cent of the dutiable value in excess of $2 million.

After a freeze during the pandemic, fines and penalties will begin to rise once again.

Mr Pallas said the fine for using a mobile phone while driving would increase by $49 to $545, while the first level speeding fine will rise by $20 to $227.

Public sector facing an overhaul

The government will also revoke land tax concessions for private gender-exclusive clubs such as the Melbourne Club, which has all-male membership.

Mr Pallas said the concessions were intended for not-for-profit societies, rather than “increasingly anachronistic” elite clubs.

“We’re not saying that they’re illegal, we’re simply saying you shouldn’t get the gift of the taxpayer to conduct these bodies and certainly from our point of view the idea of male-only clubs, their time is well and truly passing,” he said.

He said there were not expected to be large savings made in that move, which was more about sending a message to the community.

Mr Pallas also flagged part of the budget would involve measures to cut back-office public sector costs as well as spending on consultants and contractors.

When asked if public sector workers would lose their jobs, he said there would be some “workforce transition” and the government would work closely with the public sector and unions.

“It doesn’t mean a smaller public service but it does mean we will be redirecting the effort of the public service to the areas and priorities that the government sets,” he said.

Government lays out private partnership to boost public housing

The government has also laid out how a private-public partnership will create hundreds of social housing units as part of its $5.3 billion public housing build.

Under the plan, 1,110 new homes will be built on government-owned land in Brighton, Flemington and Prahran — which the government said would replace 445 “outdated” social housing units at the sites which had already been demolished.

The homes will be a mix of 619 social housing dwellings, 126 affordable homes and 365 market rental homes, including 52 specialist disability accommodation dwellings.

The government will put in $50 million while a private consortium will provide $465 million upfront to construct the homes.

The consortium will have a lease on the sites for 40 years, collecting income from the rent and maintaining the properties.

An aerial view of public housing towers and a green highlighted zone of vacant land beside them where a build is planned.
Planning Minister Richard Wynne says he hopes to have construction at the sites underway before the end of the year.(

Supplied: Victorian government

)

The state government will repay the $465 million to the consortium during that 40-year period.

Planning Minister Richard Wynne said after that time, all the property and homes would return to government hands to become social housing.

“This is the first time that a government has implemented what is called a ground-lease model,” he said.

“It’s a very innovative proposal and one that I think changes the way that we in fact deliver social and public housing.”

Mr Wynne said there would be “full consultation” with local communities on the design and he hoped to have construction underway before the end of the year.

Managing director of the Australian Housing and Urban Research Institute, Michael Fotheringham, said the model was “international best practice for increasing supply of social and affordable housing”.

“This is a really good way to approach large-scale development, mixed-tenure development,” Dr Fotheringham said.

But he said it was important to note that there was still a substantial amount of work required to meet the national demand for social housing.

“We have enormous unmet demand for social housing in this country,” he said.

“Over the next 20 years we need hundreds of thousands of properties, social housing properties, so the Victorian government’s approach is leading the nation at the moment … it’s the sort of investment we need to see across the country, not just over the next four or five years, but for the next 20.”

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SES search Brisbane property after woman’s death


State Emergency Service personnel were searching a Brisbane property on Wednesday after a woman’s death at the weekend.

Police are investigating the death at the home in Taigum, on Brisbane’s northside, after emergency services were called to the Muller Road property just after midday on Saturday.

Police said the 53-year-old woman was found collapsed inside the home by a relative.

Emergency services responded and tried to revive the woman, but she died at the scene.

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Property Unpacked podcast: Why are sellers copping losses of up to 40% in some cities?


One sector of the property market particularly hard hit by the effects of the pandemic is the inner city apartment markets in our biggest cities.

Border closures and international students unable to get into the country has been highlighted as the cause of high vacancy rates in the rental market, but recent reports have shown how tough owners of these apartments are finding it to offload their investments. 

Joining us this episode of Property Unpacked to break down what’s happening and how apartments are faring compared to other parts of the market is Elizabeth Redman, Domain’s deputy news editor.

Also in this episode, Domain Advice editor Daniel shares what unexpected costs can arise when purchasing a home.

Hear the full episode of Property Unpacked on Apple PodcastsSpotify and everywhere else you find your podcasts.

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Prestige property price growth picks up pace in March quarter: Knight Frank report


Prestige property prices are picking up as well-heeled home-buyers take advantage of low interest rates to upgrade their living arrangements.

Spacious homes with every amenity are in hot demand as buyers plan to work from home and prepare for the chance of having to quarantine again.

Prices rose at a faster pace in the March quarter than the December quarter for each of the prime property markets – defined as the upper 5 per cent of the market – included in Knight Frank’s latest Prime Global Cities Index.

Sydney prime property prices rose 1.9 per cent in three months, up from 1.1 per cent in the previous three months, Knight Frank said.

The Melbourne prime market lifted at a more modest 0.4 per cent in the March quarter, still double the 0.2 per cent in the prior quarter, the report found.

Growth was even stronger in Perth (up 4.1 per cent, from a prior 3.6 per cent), Brisbane (up 3.8 per cent, from 2.5 per cent) and the Gold Coast (up 3.5 per cent, from 3.2 per cent).

“We have recently witnessed some incredible record sales at the very top end of the market, although when charting annually, the prime market price growth is coming off a much higher base than the mainstream market,” Knight Frank head of residential research Michelle Ciesielski said.

“More prestige property buyers are leveraging the low interest rate environment encouraging them to diversify their portfolios with alternate assets.”

A string of trophy homes have changed hands as buyers and sellers look for the right home for their new normal.

Marshall White’s Marcus Chiminello has sold about $200 million worth of Melbourne prestige homes in seven weeks, more than half of which was sold off market.

9 Whernside Avenue, Toorak
Boost Juice founders Janine and Jeff Allis sold their Toorak home. Photo: Marshall White Stonnington

“We have seen an unprecedented amount of turnover in Toorak in that $20 million-plus price point,” Mr Chiminello said.

“They are not buying these homes to show off. They are buying them to make sure they have got every conceivable amenity within their home.”

After Melbourne’s extended lockdown last year, owners were less willing to tolerate shortcomings in their accommodation, and looked for somewhere they could live, work and educate their children in the case of future stay-at-home orders, he said.

His sales above $20 million include the Toorak mansion of Boost Juice founders Janine and Jeff Allis, as well as houses sold by celebrity chef Shannon Bennett and the wealthy Stamoulis family in the same suburb.

Mr Chiminello expects the fast pace of transactions could ease a little from now, with the market to become more balanced.

Another recent sale of about $20 million was the grand family home at 7 Towers Road, sold by Kay & Burton’s Michael Gibson and Robert Fletcher.

7 Towers Rd Toorak
7 Towers Rd Toorak Photo: Kay & Burton

The sellers were downsizers, while the buyers were moving in the other direction, Mr Gibson said.

The agency also handled the sale of a whole-floor penthouse at 29 Washington Street, which traded for between $14 million and $15 million after interest from three parties, to a buyer looking to live on one level.

“The price movement in 2021 has been significant,” Mr Gibson said. “The prices that we are achieving this year would not have been achieved last year.

“There has been an enormous amount of money go into lifestyle decisions.”

Some buyers have been spending more time on the Mornington Peninsula and downsizing in the city, he said, adding that, with stock levels low, quality homes were attracting multiple buyers.

Sydney’s prestige market has been busy, from the ritzy eastern suburbs to the traditional holiday home market of the northern beaches.

Media mogul Bruce McWilliam sold a Point Piper investment mansion for more than $32 million, and another in Bellevue Hill for more than $9 million, before turning up to bid on a three-storey house in Woollahra and missing out.

42a Wolseley Road Point Piper
Bruce McWilliam sold his Point Piper investment.

His real estate agent, Brad Pillinger of Pillinger, said prestige property in Sydney had been highly sought-after compared to cities elsewhere in the world during the coronavirus pandemic.

“We have the perfect storm for price growth, particularly at the prestige end,” he said. “It is simply low supply and high demand. Money is cheap and easily obtained, stock levels are low as business recovery has been rapid and mortgage stress is minimal.”

Not to be outdone, expat lawyer Sarah Cooke sold a Point Piper trophy home for about $40 million, while Sydney Football Club chairman Scott Barlow and his wife Alina sold their non-waterfront home in Point Piper for about $40 million.

Even a boat shed in the exclusive suburb sold for close to $40 million within just a few weeks.

Ray White Double Bay’s Craig Pontey described Sydney’s top-end market as being “on fire”.

“Prices have been quite strong, there’s been big activity out there, there’s not been a lot of stock around and people are paying premiums for good properties,” he said.

Although buyers are always willing to pay a premium for quality, at the moment they seem to be paying a little more, he added.

“I think the market’s going to continue to be strong.”

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Is now a good time to buy property? Nearly 40 per cent of people think so, despite record house prices


House prices are at historical highs, records tumble every weekend at real estates auctions around the country and price growth rates continue to rise.

Despite those facts, nearly 40 per cent of Australians believe that now is a good time to buy.

According to new research from the financial comparison website Canstar, 38 per cent of those surveyed believed that it was a good idea to buy property now.

Canstar group executive financial services Steve Mickenbecker said that of those who thought it was a good time to buy, many were expecting prices to continue to rise. They also cited low interest rates as another reason.

“Either way there will be no shortage of buyers as sellers come out,” he said.

“Today the market is overwhelmed with buyers, auctions are intensely competitive, open houses crowded, and unconditional contracts are becoming the norm. Low housing supply on the market has intensified the fear of missing out. We are in a low interest rate frenzy.”

Of the 39 per cent who said they didn’t think now was a good time to buy, 45 per cent said the market was currently in a bubble, inflated or under-supplied.

Mr Mickenbecker said the almost-equal number of respondents who said it was a good time and a bad time to buy indicated the rapid growth was slowing down.

“The Reserve Bank and APRA are likely to welcome a leading indicator of a return to balance, tempering growth and discouraging bank excess, but at the same time strong enough to support sustainable economic growth that won’t implode,” he said.

“The Reserve Bank doesn’t want to hurt the broader economy with higher interest rates and currency and is hoping for healthy property prices to support spending, but at a slower pace, so first-home buyers can afford to stay in the race.”

The latest quarterly Domain House Price Report, released last week, found price growth had hit a 32-year high in March.

Sydney’s median house price for the last quarter was $1.3 million, and Melbourne’s reached a record high of $975,000. Hobart’s was just above $600,000, and prices in Canberra grew 20 per cent in a year to a median of $930,000.

Brisbane and Adelaide’s median house prices were at their highest ever, and Perth’s was at its highest since December 2015. Darwin’s median house price was at its highest since December 2017.

CoreLogic figures released this week showed the rapid growth had started to slow, but prices continued to grow in every capital city and regional market in April.

“First-home buyers have been anything but deterred from the market and have leapt in with gusto, encouraged by government incentives,” Mr Mickenbecker said. “They are increasingly competing with investors able to make unconditional offers and blow them away at auctions, and would clearly welcome a more stable market.

“The market continues unabated for now, but a slow and steady future is hopefully ahead of us.”

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Property price growth outstrips rents, especially for inner-city apartments, data shows


Property price growth is outstripping rent growth in Australia’s largest cities as the housing market booms, with the gap most pronounced in the weakened inner-city apartment markets.

And if international students are unable to return to Australia soon after more than a year of closed borders to slow the spread of coronavirus, CBD unit values could take a hit, a top economist warns.

Sydney house prices soared a stunning 8.5 per cent in the March quarter, while house rents stayed flat over the same timeframe, according to Domain data.

Apartment prices across the harbour city rose 2.2 per cent in three months while unit rents were flat.

But Sydney CBD unit prices showed a bigger gap, rising 6.5 per cent over the past year, while CBD rents dropped 17.2 per cent.

Melbourne figures paint a similar picture, with house price growth (up 4.8 per cent) in the March quarter outstripping house rents (down 2.3 per cent), and overall unit price growth (up 2.2 per cent) faster than unit rents (down 2.6 per cent).

In the Melbourne CBD, hit hard by the city’s extended lockdowns, unit prices rose 3.9 per cent in a year even though rents plunged 29.1 per cent.

“Normally it suggests there’s something unsustainable about it, because the price of a house should reflect the value of the services it provides, and the best measure of those services is the level of rents,” AMP Capital chief economist Shane Oliver said.

“The decline in average yields will tell that property is becoming more and more expensive and potentially overvalued.”

He said this was more of an issue for units than houses as international border closures bite. Sydney house rents are still higher than a year ago despite not increasing in the March quarter.

And he noted that rent growth had not kept pace with property price growth over decades, with investors in the 1980s receiving higher rental returns than now.

But he said despite a drop in new supply as the building boom ends, inner-city areas are dependent on the return of international students and immigrants.

“If that doesn’t happen too soon, we may see continuing high vacancy rates in Sydney and Melbourne and continuing weakness in rents, which would eventually weigh more substantially on inner-city, multi-dwelling property values,” he said.

“That’s the risk an investor needs to allow for.”

Not all capital cities are seeing the same effect.

Brisbane and Perth rents performed slightly better than sale prices in the March quarter, across both houses and apartments.

Canberra unit rents also outstripped unit price gains, but house rents lagged as the national capital’s house prices shot up.

CBA senior economist Kristina Clifton said the main driver of soaring house prices had been low interest rates. The Reserve Bank cut rates last year to support the economy, which prompted banks to offer ultra-low fixed mortgage rates.

“Interest rates won’t have the same impact on rents,” she said.

“Rents are under pressure … [because of] borders being closed and students not coming into the country.”

Although the timing of any international border reopening is uncertain and depends on the vaccine rollout, she said borders would reopen, and student numbers would pick up again.

“Some of these effects underway at the moment will unwind when borders reopen,” she said. “Expect to see stronger demand for apartments when that happens.”

The bank’s internal data is already pointing to a pick-up in rents, she said.

Westpac chief economist Bill Evans was less optimistic, saying he does not see the border closure changing any time soon.

“Low interest rates support house prices, but the concern about vacancies in high-rise [units] is putting a brake on that sector, although their prices are still going up,” he said.

“[Vacancies] are much higher in Melbourne than elsewhere … that’s the high-rise effect.”

He was more upbeat about the prospects of the rental market in detached housing as city residents look for more space to work from home.

“I’d be surprised if vacancy rates in detached housing don’t start to come down,” he said.

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Property Unpacked podcast: How to negotiate property purchases like a pro


The art of the deal is the cornerstone to property transacting. Real estate agents are masters of the art and regularly utilise their skills. For the humble home buyer, it’s new territory and requires patience, knowledge and perseverance – especially for one of the biggest deals of your life.

Negotiation is key – so how can you master it? Joining us this episode of Property Unpacked is Nicole Jacobs, co-founder and managing director of Whitefox Advocacy, who shares her insider info on negotiating property purchases.

“It is an art form but in property it is incredibly strategic,” Jacobs told Property Unpacked. “I believe that you need to have empathy to negotiate well in any instance but you need to understand the motivation behind all of the parties involved.”

Also in this episode, Domain’s editorial director Adrian Lowe and national news editor Ellen Lutton unpack Domain’s House Price Report for the March quarter.

Hear the full episode of Property Unpacked on Apple PodcastsSpotify and everywhere else you find your podcasts.

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Bondi Beach property sells for $1 million over reserve in hot auction



Bondi Beach property sells for $1 million over reserve in hot auction

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Sydney property owners test market with ‘unrealistic’ prices


With Sydney property prices rising so rapidly, and stock on the market so tight, a number of “opportunistic” sellers are trying to cash in on buyers’ desperation to find a home.

“Yes, you could call them greedy,” said PPD Real Estate partner Debbie Donnelley. “This is where it gets hard – people are throwing property onto the market and saying if I get x million then I’ll sell, which is totally unrealistic in some cases.

“These are people who don’t have any real motivation to sell but they think they might as well chance their arm on getting too high a price. And if it doesn’t happen, then they’ll take it off the market again. Some of them are setting ridiculous prices … but sometimes they then sell for those ridiculous prices.”

The number of vendors dipping their toes into the market with “stupid, silly figures”, according to Ms Donnelley, has grown massively in the past few weeks, encouraged by the way so many homes have been selling for well above their reserves.

This April, one house in Marsfield that sold for $1.72 million in November sold again just five months later for $2.74 million. Another in Balgowlah, with a reserve of $1.9 million, sold for $2.624 million.

6 Julie Street, Marsfield fetched an extra million dollars when it sold for the second time within five months.
6 Julie Street, Marsfield fetched an extra million dollars when it sold for the second time within five months. Photo: Belle Property Ryde

Then a house in Malabar sold for $1 million above its $1.6 million expectation, while another in Maroubra reached $2.9 million under the hammer – way above the $2.1 million the owners expected.

On the Lower North Shore, Geoff Smith of Ray White said some vendors were trying to take advantage of such inflated prices.

“I think there are opportunistic vendors that are out there now,” he said. “If they can get a certain price, they’ll sell, but otherwise they’ll stay where they are. They’re just chancing their arm.

“Some people are genuinely putting their property up for sale and are happy to meet the market and others are trying to take advantage, and if they can get a big enough premium, they’ll sell. There are always vendors around like that, but with the strength of the market at the moment, their numbers are bigger.”

Charles Tarbey, chairman and owner of C21 Australasia, said this kind of calculating seller had been on the market for months now, and sometimes no one called them out and told them, ‘You’re dreamin’!’

“You could see them adding 10 per cent or 15 per cent onto the prices they’d been considering – but then in some cases they’ve been getting them,” he said. “There’s always an opportunity to get a better price where FOMO and low interest rates combine to persuade people to push themselves to the max. You can call it greedy, or people taking advantage of what is a very rare situation.

DSC_3183_gze1ni
There will be a point in the market where buyers simply won’t be able to stretch themselves to the prices vendors are asking, agents say. Photo: Peter Rae

“But what’s happening now is that it’s not so much a question of how greedy they are, but other people now can’t afford to pay that extra, and go so high. We’ve reached the point at which rising prices and falling affordability have met.”

There are also reports of some vendors, in this surging market, being tempted to put up their reserve prices too high to be met at auction, in the hope of negotiating an even better deal afterwards.

Ray White NSW chief auctioneer Alex Pattaro counsels against this.

“My advice is that if the competition on auction day is above the feedback of the four-week campaign, then you should take the highest bid, rather than chasing a ‘dream price’ post-auction that may never come,” he said.

“With the market so buoyant, it’s still critical to ensure you choose an agent who will stick to the auction process to ensure you get the best price, as properties don’t sell themselves.”

The shortage of stock on the market is exacerbating the situation, most believe, ensuring prices remain high. Graeme Hennessy, chief auctioneer of Premier Property Auctions, said he was often having as many as 30 registered bidders attending a single auction these days.

“With that many bidders, you’re bound to get the best price under the hammer,” he said. “Reserves are regularly being beaten.”

And with so much property being auctioned at the moment, high prices are often the result of over-enthusiastic buyers desperate to buy since they don’t know when something as suitable will next come up.

“So the kind of prices we’re seeing aren’t the results of owners being greedy,” said Veronica Perez of PRD Maroubra. “Buyers have to understand that the prices reached are the result of the bidding process.

“For us, in this market, it’s important to manage the buyers’ expectations. Some of them are bidding far beyond what they should.”

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WWII anti-tank gun among weapons seized at Far North Queensland property, police say


Police say they have seized dozens of weapons, explosives and ammunition during a raid on a property in Far North Queensland.

Detectives allegedly found 24 unregistered firearms at the property at Eubenangee, south of Cairns last week, including military and semi-automatic guns, explosives, detonators, fireworks and a silencer.

A 72-year-old man is due to appear at the Innisfail Magistrates Court next month on more than a dozen weapons-related charges.

Police searched the rural property last week after receiving a tip-off.

Explosive experts were called in and it took specialist police and fire crews four days to secure the property after liquid mercury was detected on the floor of a shipping container.

Acting Inspector Kevin Goan said much of the cache had been located in shipping containers.

“It’s apparent to us that [the accused] has been an avid collector and has been for many decades,” Inspector Goan said.

“He has provided an account for how he came into possession of the firearms and that occurred two or three decades ago, prior to the weapons licensing requirements we have currently.”

Police said one of the weapons they found was a World War II-era .55 calibre anti-tank gun.

“It would be frightening to think that these weapons, particularly being of such high calibre, if they were to get into the hands of the wrong people, would pose a significant risk to police, the public and the broader community,” Inspector Goan said.

Some weapons found at the property were World War II-era bolt-action rifles, including a Russian Mosan Nagant, an Italian Cacarno and a French MAS36.

Inspector Goan said police were still considering the future of some of the weapons, particularly those with significant monetary and historical value.

“We may be able to see them returned to someone like an RSL club or similar to keep the actual heritage of the weaponry alive,” he said.

The 72-year-old man is due to appear at the Innisfail Magistrates Court on May 3.

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