my property review 71

ISSUE 71

FREE YOURS TO KEEP

TUESDAY, DECEMBER 29 2009

A SPECIAL SNAPSHOT EDITION

A look at the year that was and a preview of whats to come

Page 1.indd 1Page 1.indd 1 23/12/2009 10:44:22 AM23/12/2009 10:44:22 AM

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REAL ESTATE AGENT INDEX

Welcome to our annual edition of Snapshot. As promised, this issue features just that a snapshot of the property market both what we saw during 2009 and what we can expect moving into 2010. And its not just about residential property. Th eres information on commercial markets, investment and rental markets, along with expert industry analysis from leading property commentators such as Julie Ryan, Mike Heff eran and Tim Lawless. Local agents also off er their predictions for the property market next year, with some handy advice for those considering buying or selling as the new year approaches. With myriad economic events aff ecting the property market during 2008-2009, it looks as though 2010 should be a more stable, less tumultuous year for real estate. However, this issue has all the information, statistics and expert advice you need to make your own informed decision.

Contributors: Jemma Pearson, Pauline Clayton, Jessica Ainscough

My Property Review is locally owned and published by Sunshine Coast Alliance Publishing Ltd. ABN 13 124 476 142Distribution Enquiries: 1300 367 352 General & Sales Enquiries: (07) 5443 8866PO Box 6362, Maroochydore BC, Qld 4558Editorial: [email protected]: [email protected]: [email protected]

Jade Harrison

94my hinterland

contents

Editor

Publishers Anarr HigginsDarryl OlsonMichael Kramer Noel Olson

Editor Jade Harrison

Sub Editor Jemma Pearson

Art Director Noel Harris

Production Co-ordinatorKara Taylor

Graphic DesignerKath Hawkins

Editorial AssistantJarna Baudinette

All Winners Realty

Brown Realty Buderim

First National

Go Gecko

Harcourts

Henzells

Henzells Commercial

Kings Beach Realty

Leading Edge

Mooloolaba Real Estate

Next Property Group

Platinum Properties

RealWay Buderim

RE/MAX

RE/MAX

Steve Hay Real Estate

Commercial FN

Whittington Ellis

Classifi eds

Rental

Directory

78

76

26

80

83

72

103

89

97

88

45

37

84

12

95

94

104

96

101

102

111

Please dispose of My Property Review responsibly, by recycling it after use.MPR is printed on paper manufactured from recovered paper & fi bres from sustainably managed forests, produced in ISO 14001 certifi ed mills. Our supplier, MYLLYKOSKI, strongly supports forest certifi cation based on independent third party verifi cation to ensure ongoing environmental compliance.

6 Cover StoryA review of the 2009 market

10 My Interest RatesTh e history of the cash rate

11 My Expert OpinionRP Datas Tim Lawless

23 My Expert OpinionProfessor Michael Heff eran

24 My RentalsForecasting the 2010 rental market

32 My Market TrackerTh e latest property sales at a glance

34 My Expert OpinionReal estate guru Julie Ryan

36 My Commercial Reviewing the 2009 market

40 Auction ActionResults from the latest auctions

41 My SustainabiltyNew legislation aff ecting sellers

90 Accommodation GuideWhats on this holiday season

94 HinterlandWhats to love about our hinterland

101 Classifi edsEasy-fi nd listings at a glance

104 CommercialLease or buy local commercial

105 My HomeTips for around the home

106 My BuildingGirls take over the job site

107 My RetirementRetirement feature

111 DirectoryProperty-related products & services

105my home

ACCOMMODATION & HOLIDAY ACTIVITIES GUIDEHHHHOOOOOOLLLLLLLIIIIDDDDDAAAAAAAYYYYYYYY AAAAAAAAACCCCTTTIIVVIIT GGGGUIIDDEEHHHHHHHHHHHHOOOOOOLLI TTIIVVVVVIIITTTTTIIIEEEEEEEESSSSSSSSSSSS GGGGGGGGGGGUIIDDDDDDEEEEEEEEEEEA guide for your Christmas holiday activities and the best places to stay across the Sunshine Coast.See page 90-93


6 My Property Review | December 29, 2009

cover story

A year in the spotlight

Its been quite a year. Economists, home owners and investors started 2009 with trepidation about the state of the economy and the state of the world. Th e global fi nancial crisis had hit, and it hit hard. Called by many of the globes leading economists as the worst fi nancial crisis since the Great Depression of the 1930s, it had everyone nervous.

Th e USs housing bubble, which peaked in 2006, collapsed, causing housing prices to tumble, stock markets to crash and fi nancial companies and banks to go bust. In Australia, we watched on nervously, as news of the losses hit home and our economy slowed.

Th e newly elected American president, Barack Obama, warned of tough times ahead. And he wasnt wrong. Many citizens of the worlds most powerful nation lost their homes, their livelihoods and their savings due to the subprime crisis, and the rest of the world watched on to see how it would aff ect them.

Europes all nations felt the squeeze, though in varying degrees. Icelands economic crisis, involving the collapse of all three of the countrys major banks, was felt around Europe, and Chinas economy slowed aft er a worldwide decrease in demand for that nations exports caused business closures and job losses.

Not long aft er Barack Obama moved into the oval offi ce, our Prime Minister, Kevin Rudd, announced a stimulus package in an attempt to calm fears over a looming recession in Australia. Th e package included a one-off payment for low- to middle-income households. It was the fi rst in a series of Labor Government measures to stimulate the economy. Importantly for the property market, the measures included a helping hand for those climbing on the property ladder.

Th e First Home Owner Grant, introduced in 2000 to off set the eff ect of GST, is a one-off payment of $7000, and has been helping young buyers get a foothold into the market since it was introduced. But back in October 2008 the grant was boosted by a further $7000 for established homes and a generous $14,000 for new dwellings.

Th e boost worked. As we have reported throughout the year in MPR, its been the lower end of the market that has best weathered the fi nancial storm. Th e boost (in its reduced form of $3500 for existing and $7000 extra for new homes) continues until the end of the year. Come 2010, new home buyers will have to be satisfi ed with the original $7000 grant.

So how did we fi nd ourselves in this position?

Aft er a long period of mediocre activity in the Australian property market in the 1990s, early in the decade we experienced a boom, and then another peak in 2007. It left investors nervously awaiting a bust and when the international crisis hit in 2008, the stock market plunged. Th e top end of the property market was the fi rst to feel the pain, and prestige home sales throughout the nation, and on the Sunshine Coast, slowed.

But Australias economy proved more robust than the nations of Europe and the US. We rode the wave and with the governments help, never quite saw the big recession that many thought we had coming.

Michael Matusik, in an interview with MPR last month, said our property boom of 2001 to 2007 wasnt followed by a bust because the fundamentals were supportive of price, which eff ectively placed a fl oor under our market during the crisis. Unlike the US, Michael said, our subprime lending in Australia is on a minor scale, our high rate of immigration boosted the underlying demand and there was not a build-up in unsold dwelling stock. Our economic downturn was relatively mild, helped by lower interest rates and the fi scal stimulus.

Still, the demographic of the average Sunshine Coast home changed. Michael said,

In march 2008 the of cial cash rate was

7.25%

By April 2009it had plunged to

just 3%

As the worlds nancial markets dived, Coast investors, developers and home owners held tight to see where our market would go. MPR takes a look back at a tumultuous 12 months.

by Jemma Pearson



In Australia, weve got a large percentage of stock thats unoccupied, its not rented out or its holiday use. In the past 12 months, Australians have become more frugal and theyve actually said were going to rent that out. Th ere are 840,000 such dwellings in Australia and we wouldnt have to build anything for 30 years if we used those houses. Household size is increasing. Its increased on the Sunshine Coast and its gone from 2.5 to 2.6 [people].

Household dynamics are changing. As the stock market took a dive, taking with it the savings of many older Australians, baby boomers held off retirement to wait out the fi nancial storm. Th eir children, those who didnt take up the fi rst home-buyer boost, returned home or delayed moving out.

Its a good thing then, that the Sunshine Coast Regional Council (SCRC) has got some grand plans of its own. Back in September, we reported on a massive project that is now underway to create a Coast that we all want to live and invest in. What this means for residents, investors and developers remains to be seen, but if the council can create a workable planning scheme we will all be better off .

Th ey have a big task ahead of them. Th e Sunshine Coast has 330,000 residents, all subject to one council that was formed by the amalgamation of three separate local government systems Noosa, Maroochydore and Caloundra. And more people are coming. Our population is growing fast, placing a strain on existing infrastructure.

To deal with a ballooning population,

the SCRC is forming a new planning scheme that will determine land use and development in our region. Council project manager Simon Kinchington said back in September, Th is council wants to provide a clear framework so people will invest in our economy, providing jobs and services.

Th e councils objectives are noble. No one disputes that a workable planning scheme is vital for the future of the region. But for mum and dad investors, fi rst-home buyers and families upgrading, what really matters is housing aff ordability. Th e councils preliminary scoping document for the new scheme states that it will ensure

clear direction to meet the current and future needs of residential development, undertake a housing needs assessment and prepare a housing strategy.

Its about diversifying housing stock to match the Coasts changing demographic not everyone wants a four-bedroom detached

house with pool and media room, and the councils aim is to provide accommodation for those people.

But the housing aff ordability issue goes beyond providing cheaper homes. Back in February, while the government was introducing boosts and stimulus packages to encourage more spending to counter the GFC, the Reserve Bank was continuing to drop interest rates. In March 2008 the offi cial cash rate was 7.25 per cent. By April 2009 it had plunged to just three per cent. Mortgage rates in Australia were at their lowest levels in 40 years.

Dan Molloy, REIQ managing director

It would have been preferable for the centralbank to adopt a wait-and-see approach

In Australia, weve got a large

percentage of stock thats

unoccupied, its not rented out or its holiday use

The Reserve Bank lifted rates by 25 basis points in each of its last three meetings in October, November and

December, taking the of cial cash rate from its historic low of

three per cent up to the current rate of 3.75%

Cameron Kusher, RP Data senior research analyst

The 25 basis point rise is likely to takethe average variable rate up to 6.55%. This is still well below average levels

continued over >

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3 Sep 2008Interest rate drops 25basis points to 7%

5 Nov 2008Interest rate drops 75basis points to 5.25%

4 Feb 2009Interest rate drops 100basis points to 3.25%

3 Dec 2008Interest rate drops 100basis points to 4.25%

8 Apr 2008Interest rate drops 25basis points to 3%

8 Oct 2008 Interest rate drops 100 basis points to 6%13 Oct 2008 First Home Owner Boost started. Existing home increased by $7000 to $14,000. New home increased by $14,000 to $21,000.

1 Oct 2009 First Home Owner Boost reduced. Existing home decreased by $3500 to $10,500. New home decreased by $7000 to $14,000.7 Oct 2009 Interest rate climbs 25 basis points to 3.25%

4 Nov 2009Interest rate climbs 25basis points to 3.5%

2 Dec 2009Interest rate climbs 25basis points to 3.75%


snapshot

Housing aff ordability improved. Back in February it was the most aff ordable time to buy a house in the previous fi ve years. On the fl ipside, scarred by the GFC and the mistakes made by US and European banks, our money lenders tightened their conditions.

Despite the unstable global conditions, for many the great Australian dream was within reach. And those already paying off a mortgage were also striving for something better. But upgrading to a bigger home is not always the way to achieve this. As we reported earlier this year, many home owners, rather than pop their house on the market and look for something bigger and better, were calling in the renovators to improve the old family home. With local tradespeople looking for work, due to a weakening building industry, there are plenty of willing hands. Humble homes in tightly held pockets those established beachside suburbs were in short supply and high demand. Renovating or rebuilding the old family home made

much more sense than selling and buying somewhere new.

So the nation, and our region, weathered the worst of 2009. At least our central bank seems to think so. In a show of confi dence in the strength of the Australian economy, the Reserve Bank lift ed rates by 25 basis points in each of its last three meetings in October,

November and December, taking the offi cial cash rate from its historic low of three per cent up to the current rate of 3.75 per cent. But it was not a popular decision with all market commentators. REIQ managing director Dan Molloy said aft er the most recent rise, that given unemployment is still high, infl ation is within the RBAs target band and global conditions are still shaky, it would have been

preferable for the central bank to adopt a wait-and-see approach.

RP Data senior research analyst Cameron Kusher was not as concerned. He said at the time, Th e 25 basis point rise is likely to take the average variable rate up to 6.55 per cent. Th is is still well below average levels.

Cameron believes home owners should not be too concerned about the rate rises, and the latest round of fi gures from RP Data show that while interest rates might be rising, so too are house prices. Over the fi rst 10 months of this year, Australian home values rose by 10 per cent following the falls of 2008. According to the property data provider, vendors selling right now are achieving close to asking price and during October, home values rose in every mainland capital city except Darwin.

Each week in Queensland our population increases by 1500 people. We have a housing shortage and an increasing number of new residents demanding the stock that is available. With this in mind, the Real Estate Institute of Queensland predicts that investors will drive the market in the fi rst half of 2010. Earlier this month the REIQ reported that the median house price on the Sunshine Coast increased by 3.4 per cent to $460,000 over the September quarter. REIQ Sunshine Coast chair Jean Hamer says aft er fi rst-home buyers stimulated demand in the early part of the year, demand from up-graders characterised the latest quarter. Th e market is moving with pent-up demand from buyers who have realised that prices arent going to get any lower, she says.

Th e outlook for the next 12 months is that rising interest rates and a winding down of government support will aff ect the lower end of the market. RP Data reports that the focus of developers, lenders and sellers is now the investor. With consumer confi dence strong and unemployment rising at a slower rate than predicted, as a nation we face 2010 in a more optimistic mood. Th e GFC didnt cause

the recession that we all feared, many fi rst-home buyers are now paying off a mortgage, investors are returning to the market, even top-end properties have regained some ground. Th e Reserve Bank is lift ing rates always a sign that the economy is on the up and our council is tackling the problems of infrastructure and access that will make or break the Sunshine Coast in years to come.

But we live in a complicated world globalisation has aff ected our local property market and if you believe Michael Matusik, we can no longer rely on the old seven- to 10-year property cycle to predict what our real estate will do next. Th e ups and downs of the worlds larger economies do aff ect our own and on the Sunshine Coast, our market is vulnerable to slight peaks and troughs, because we rely on discretionary spending, particularly in the top end.

Whether its a peak or a trough, a recession or boom time, the advice of property experts remains the same buy and hold property for the long term, dont get caught up in trying to predict the cycles and its not about timing the market, but time in the market.

< from overleaf

Michael Matusik, market analyst and director of Matusik Property Insights

Unlike the US, our subprime lending in Australia is on a minor scale, our high rate of immigration boosted the underlying demand and there was not a build-up in unsold dwelling stock. Our economic downturn was relatively mild, helped by lower interest rates and the scal stimulus

In a show of confidence,

the Reserve Bank lifted rates by 25

basis points in each of its last three meetings

Earlier this month the REIQ reported that the median house price on the Sunshine Coast increased by

3.4% to 460,000 over the September quarter

Projected Resident Population

Source: PIFU 2008

Average annual change (residents) 8,244 87,319

Average annual growth rate 2.1% 1.7%

Estimated Resident Population

2006 295,084 4,090,908

Projected Resident Population

2011 339,663 4,567,7132016 381,458 5,040,3252021 421,343 5,478,7152026 460,862 5,884,4392031 501,179 6,273,885

Year QueenslandSunshine Coast



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snapshot

2 010 what will it bring for property? Reviewing the past 12 months, the residential market has been quite varied with the entry-level market experiencing a mini boom due to fi rst-home buyers stepping into the marketplace and government grants being made available.

The higher end, especially the waterfront home market, on the other hand, suffered a lack of buyer activity. If we remove the higher end market from the equation, we come down to the supply and demand factor. Supply of house listings has been relatively short and demand, although not strong, remains ever present. This has resulted in house prices being very stable and in some areas increasing.

For example, our offi ce has just sold a house that breaks the record price for a non-waterfront home in Mooloolaba. My predication is that 2010 will follow 2009 in a similar manner.

The residential investment market, such as apartments, has been a little different in that we have seen off-the-plan sales completely drying up and little activity in the resale area. As a result, prices for the few sales that have been made have retreated, especially in high-rise apartments. The rental market has been quite interesting where we experienced little demand for rentals in the fi rst half of the year as the economy slowed, resulting in large numbers of vacancies. The high vacancy rate put pressure on weekly rental values, resulting in rent reductions in most cases. In the past couple of months demand for rental properties has increased considerably due to the overall improvement in the economy. Today our offi ce has 98 per cent occupancy. I see this trend continuing for the next six months at least. As rent levels are basically governed by the affordability factor, 2010 rent levels should plateau at todays levels.

The commercial market has been affected the most by the global fi nancial crisis and we have seen very little borrowing for new projects and new purchases. Some fi nancial institutions have opted to exit the commercial real estate market completely which has resulted in calling in outstanding loans, leading to a fl ood of receiver sales. As the saying goes cash is king in todays commercial market.

The commercial leasing market has been very similar to the residential rental market where mid-year we experienced very little activity with large increases in vacant shops and offi ces appearing. The past couple of months we have seen an increase in new tenants taking up some of these vacancies. This again is directly related to the strength of the economy. If the economy picks up in 2010, so too will the confi dence of new tenants.

In summary, 2010 will be very similar to 2009 with a leaning towards an improving market, however, this will be largely governed by the future strength of the nations economy.

Greg Young,Henzells Mooloolaba

What goes up must come down especially when it comes to the offi cial cash rate in 2009. We take a look back at the year that was in interest rates.

Rate and see

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What were you doing 20 years ago? If you owned a home, you were probably doing what you are doing now. Watching interest rates rise. But thankfully today, unlike the early 90s, we have a much lower rate to start with. Australians welcomed in 1990 with interest rates hovering around 17 per cent. At the same time, the national property market was experiencing mediocre activity. But as the decade wore on, the rates dropped and we began the noughties with a much more manageable rate (the Reserve Bank set the offi cial cash rate at 5.5 per cent in February 2000).

Th e property market peaked in 2003 and 2007 when rates were hovering around the fi ve and six per cent mark, but it was towards the end of 2008, when the international fi nancial crisis hit, that things got really interesting.

Th e year that was has been a busy time for fi nancial pundits, mum and dad investors, the Federal Government and the Reserve Bank. Early this year, as the Rudd Government got busy formulating and implementing its stimulus package to help save the local economy, the Reserve Bank did its bit easing offi cial rates until they hit the historic low of just three per cent back in April.

While lower house prices were a bad thing for sellers and investors, mortgagees and fi rst-home buyers must have been asking, fi nancial crisis what fi nancial crisis?

Back in October and then in November, the cash rate was lift ed from three to 3.25 and then 3.5 per cent. At the RBA boards most recent meeting on December 1, rates

were lift ed again, another 25 basis points to 3.75 per cent. In a media release right aft er the meeting, RBA governor Glenn Stevens explained the reasons for the rise. Th e global economy has resumed growth, he explained. In Australia, the [economic] downturn was relatively mild, and measures of confi dence and business conditions suggest that the economy is in a gradual recovery.

He added that labour market conditions showed signs of improvement, infl ation had declined, share markets had shown signifi cant recovery and credit for housing is expanding at a solid pace, and dwelling prices have risen signifi cantly this year.

Even if you are paying off a mortgage, thats got to make you fell pretty good.

But not everyone was happy with the RBAs decision. Aft er hearing about the December 1 rate increase, Dan Molloy, the managing director of the Real Estate Institute of Queensland said, While it is fair to say that economic conditions in Australia havent been as dire as previously predicted, unemployment is still at its highest level in nearly eight years. Infl ation is also easily within the Reserves target band and global conditions remain patchy, so it would have been preferable for the central bank to adopt a wait-and-see approach.

If Dan is worried about higher interest rates having an impact on the property market, he perhaps shouldnt be aft er reading a new report from RP Data about housing aff ordability. Earlier this month RP Data crunched the numbers and it looks good for Australian home owners. When looking at the average Australian home owners disposable household income, our price-to-income ratio is not overly expensive by international standards. Th e report adds, Australia has an internationally high rate of home ownership Yet we also have amongst the lowest mortgage default rates in the world. Th ey are surely signs that our homes are aff ordable.

So while rates are rising, they are not rising much, and they are starting at a very low benchmark anyway. As for where they will go in 2010, as always, thats anyones guess. With the risk of serious economic contraction in Australia having passed, said Glenn Stevens, the [RBA] board has moved at recent meetings to lessen gradually the degree of monetary stimulus that was put in place when the outlook appeared much weaker.

So rates will probably rise, but slowly. Housing is strong but aff ordable, and unemployment doesnt seem to be as bad as predicted. Th e new year is looking better than the last.



Th e big risk, of course, is that the worlds larger economies will falter the much feared W-shaped recession. Economic data fl owing from the US has been scattered there, unemployment has broken the 10 per cent mark, which is likely to keep consumer spending in the doldrums. Although growth has returned to the economy, it remains lower than expected. US housing markets have improved slightly, as has consumer confi dence.

Without doubt, Australias housing market turned a corner in the fi rst month of 2009. Fuelled by rapidly falling interest rates and an aggressive government stimulus package aimed at fi rst-home buyers, Australian property values started trending upwards in January with a 0.8 per cent increase over that month and a 2.8 per cent increase in home values over the March quarter.

Th e gains in Australian property values came as, from peak to trough, Australian home values had fallen by just 3.8 per cent. Th e modest falls were in stark contrast to the US and UK, where home values were down almost 25 per cent, and New Zealand, where values fell by about 10 per cent.

Since the beginning of 2009, home values have surged ahead by 8.1 per cent at a national level. Darwin, Melbourne and Sydney have been the standout performers with dwelling values increasing by 14.1 per cent, 12.6 per cent and 9.2 per cent respectively.

Such a soft landing can largely be attributed to several clear factors:

Australias fi nancial sector remained relatively strong due to a history of comparatively responsible lending practices; Our Reserve Bank was much more able to infl uence mortgage rates than the central banks of other western nations; A chronic under-supply of housing supported property values in the face of increasing demand from population growth. Th e improvement in the property market conditions

could arguably have heralded a housing-led recovery in the Australian economy. Australias economy slipped backwards in the December quarter and was followed by a level GDP growth fi gure for the March quarter. Undoubtedly the renewed level of confi dence in the property sector contributed to the improvement in economic conditions.

Not surprisingly, the fi rst stage of Australias real estate market turnaround was led by fi rst-home buyers. Demand amongst prospective fi rst-home buyers had been building since 2004 when this segment of the market fell to just 14 per cent of all market transactions. Historically, fi rst-home buyer numbers have sat at about 20 per cent of the market.

Th anks to a dramatic improvement in aff ordability on the back of interest rates falling from 9.6 per cent to 5.75 per cent and a signifi cant government stimulus, fi rst-home buyers rocketed to just below 30 per cent of all home loan approvals in May 09.

Home values in the most aff ordable suburbs of Australias capital cities increased by 4.5 per cent over the fi rst four months of the year, much more than the middle or top end of the market, fuelling speculation that a fi rst-home buyers bubble was developing. Th ose arguing the case for a bubble suggested that such rapid growth would push prices too high and that when interest rates started rising, the thinly stretched fi rst-time buyer market would collapse under mortgage stress and falling values.

Th ese commentators overlooked the fact that fi nance was exceptionally tight banks were being extremely risk averse and prudent about who they would and would not lend to. A demonstrated track record of savings was required, as was a minimum deposit of fi ve per cent (most would require 10 per cent without using the grant before obtaining fi nance) and the notion that interest rates would eventually rise was certainly a clear reality.

More importantly, the commentators ignored the history of the fi rst-home buyer market. Most mortgage belts around Australia have at best recorded below average growth since 2004. In the worst cases, such as the western suburbs of Sydney, many regions are still recording values

lower than what they were in 2004. With this in mind, the improvement in values within the fi rst-time buyers market was well overdue.

To date, a bubble hasnt eventuated and this is unlikely to take place. In fact, the most aff ordable end of the market was rapidly outpaced by the middle of the market and later in the year, by the premium property market. Over the year to September 09, it has actually been the premium property sector that has experienced the largest gains, with values increasing by 8.8 per cent compared with eight per cent in the middle market and 7.7 per cent in the most aff ordable end of the market.

It is likely that over the fi rst half of 2010, growth rates will moderate from what was achieved over the fi rst nine months of 2009. Th e month of September was virtually fl at in terms of property value growth despite a strong quarterly result. Rising interest rates combined with a wind-back of government stimulus will aff ect the more price-sensitive sectors of the market the most. First-home buyers demand will continue to abate, probably levelling around the historic average of 20 per cent of all transactions.

In balance, we are likely to see investor numbers continuing to grow in the market, driven by reasonable rental yields, the prospect of consistent capital gains and a preference of many investors to place their funds in an asset class that has proven its stability. Th e focus of many developers, mortgage lenders and home sellers has already turned to the investor market, with marketing campaigns and product designs targeting these buyers.

While consumer confi dence remains strong, so too should property sales. Unemployment is moving upwards much slower than most economists expected and the Federal Government has recently revised its peak unemployment forecasts down from 8.5 per cent to 6.75 per cent in mid next year. At the same time economic conditions continue to improve domestically, thanks to an improving resources sector and general improvement in business conditions.

RP Data national research director Tim Lawless takes a look at where the Australian housing market is heading.

Change is good

The focus of many developers, mortgage lenders and sellers has

turned to the investor market

Change in dwelling valuesYear to date (September 09 - indicative)

expert opinion

Source: RP Data

Quarterly change in national home values

Source: RP Data

Change in property values Australia, US, UK & New Zealand

Source: RP Data


26 Atherton Close BUDERIMTOTALLY PRIVATE - LUXURIOUSLY ELEGANT -TRANQUIL Overlooking 8 acres of Tropical Sanctuary, this unique 46 sq. luxurious retreat is situated in one of the best private lo-cations of Buderim and close to the best schools, University and Buderim Village shopping centre. Upon entering the huge driveway, you leave the world behind you, and as you step through the large pivot doorway, a private world of elegance envelops you, emphasized by the brilliant overhead crystal chandelier. Large picturesque windows render an incredible panorama to the completely private outdoor living areas and beyond, giving a feel of being in a luxury resort, with a fully automated heated pool. Stunning Executive Gourmets Dream kitchen with black pearl granite bench tops and splash backs. 5 indoor/outdoor living/dining areas. Built-in large screen TV with a harman/kardon theatre surround sound system . Billiard/games room with bar. Huge laundry with 2 pac cabinetry, washing machine and dryer. Under roof entertaining area with built-in BBQ wall. Front/rear water features & large double garage with full width storage space. Full security system. Optional purchase of all uniquely customised furniture. Only due to very serious health reasons, this magnifi cent property will be sold now! Offers invited prior to Auction late January.

The great secret of Buderim


BED 5 BATH 3.5 PARKING 2

PROUDLY PRESENTED BY

John D Cooper 0404 390 049Wim Bannink 0411 748 822Prestige Property ConsultantsINSPECT Saturday 11.30pm & 66.30pmPRICE For immediate sale with Auction pending late JanWEB www.remaxproperty.com.au ID# 1304641

Your Luxurious Lifestyle in Privacy 46 sqs of luxurious and elegant living

Buderims most popular & convenient location

Totally Private north facing , overlooking Tropical

Sanctuary

Huge master with his & hers walk-in robes

Total of 4 large bedrooms & 3 bathrooms plus a

large home offi ce with its own en-suite

Billiard room with bar

Extremely low maintenance garden

Luxurious acreage style private living

Australias Premier RE/MAX Agents Wim Bannink & John D Cooper

The Wise Guys


24 Eucalypt Way COOTHARABAWALK IN WALK OUT - FULLY FURNISHED - AS NEWIncludes Import business and stock - Absolute giveaway (stock in excess of $100,000).

Will sell at hundreds of thousands of $$ below replacement cost.

Owners joining the Grey Brigade - ready to travel Australia and the World. Unbelievable? See for yourself - a chance of a lifetime.

Absolutely unique and irreplaceable fully animal proofed fence, electric gated Country Estate, with a 2 acre spring fed lake and approved for private lake fi shing for tourists. This business is also included and has huge potential if desired. This property is truly a private world in its own right with its 4 bedrooms plus offi ce, 2 bathrooms and extra large garage plus a large 4 bay size workshop/factory. The indoor living areas as well as the huge master bedroom all fl ow to the massive under roof entertainment area with a full BBQ kitchen, overlooking the magnifi cent private lake and garden complete with a lakeside pavillion. The large formal lounge incor-porates a massive 84 inch! Plasma TV with a surround sound home theatre system. The secluded water tanks have a capacity of 60,000 ltrs and the eco friendly private sewerage treatment system supports the auto watering system.

Offers invited prior to Auction late January.

Noosa Acreage Paradise - Sale Of The Century


BED 4 + St BATH 2 PARKING 6


John D Cooper 0404 390 049Wim Bannink 0411 748 822Prestige Property ConsultantsINSPECT Saturday 3.30-4.15pmPRICE For immediate sale with Auction pending late JanWEB www.remaxproperty.com.au ID# 1304622

A Lifestyle Opportunity of a Lifetime Open plan living and dining

Huge master with spa and walk-in robe

Guest suite with 2 way ensuite, separate toilet and

powder room

Full BBQ kitchen in huge outdoor living area

Lakeside pavillion for private entertaining

Private toilet bordering bush track and lake fully

approved for visitors and tourists

Massive 2 acre lake suitable for swimming,

canoeing, rowing and fi shing

Just mins to Noosa, Lake Cootharaba and the

famous Kabi Organic 18 hole golf course

Australias Premier RE/MAX Agents Wim Bannink & John D Cooper

The Wise Guys


BED 5 BATH 4 PARKING 2


Dianne Swan 0418 194 439 Prestige Property Consultant

www.remax.com.au ID# 1301286

INSPECT By Appointment

PRICE $3,150,000

52 Grandview Drive COOLUM BEACH20KM OF SANDY COASTLINE VIEWS! Expansive ocean views all the way to Noosa and Moreton Island. Excellent design elements and efcient superior inclusions. Formal living and dining. HIA Award winning kitchen with Granite bench tops, GE fridge with ice/water dispenser, Kleenmaid dishwasher, Kleenmaid commercial oven/gas cooktop and rangehood, frosted glass panels, 2-pac cupboards, walk-in-pantry, double bowl sink and preparation sink. 5 bedrooms, 2 with ensuite and 2 extra bathrooms. Master suite with sitting area, dressing room and ensuite with spa. Ofce/computer nook.

Entry foyer presents at least 5 focal points of interest that immediately catch your eye with numerous recessed wall displays and downlights and curved corners.

Family room with library, 42 inch plasma and serviced wet bar looks over indoor/outdoor solar heated pool and spa to southern ocean. Private sun protected BBQ deck. 512m living space over two levels. Tiled oors & wool carpets. DLUG. Functional laundry. Ample electrical outlets, phone and TV points. Electronic security systems. 2 gas hot water systems. Electronic pump heating system. Ducted air-con plus 5 air-con wall units. Lush sub-tropical gardens full of native bushes.




BUDERIM 5445 672239 Main Street

CALOUNDRA 5438 522279 Bulcock Street

MOOLOOLABA 5452 4555103 Brisbane Road

COOLUM 5455 16005/21-37 Birtwill Street

NAMBOUR 5470 7000 Cnr Currie & Howard StsExceed Expectations - Everybody Wins

www.michaelknights.com.au

Australias Premier RE/MAX Agent Michael Knights

THE PERFECT HOME TO DOWNSIZE TO s ,IKENEWPRESENTATIONTHROUGHOUT"ETTERTHANBRANDNEWs ,ARGERTHANAVERAGEWITHHUGEBEDROOMSs -ASSIVEOPENPLANKITCHENANDFAMILYROOMs COVEREDENTERTAINMENTAREASs -ANYLITTLEEXTRASTODISCOVERWHENYOUBUYITs 5NBEATABLEVALUESTARTSHEREDONTMISSTHISBEAUTYs 0RIMEHIGHLYELEVATEDLOCATIONCENTRALTOTHEBEACHs 7ALKINGDISTANCETOEVERYTHINGs /NEOF-AROOCHYODORESFAVOURITESTREETS

INSPECT :: Saturday 2.00 - 2.30pm

PRICE :: Sale By Negotiation

WEB :: remaxproperty.com.au ID# 1302581

CONTACT :: Michael Knights 0409 018 778

3 2 2MAROOCHYDORE7ARUNG!VENUE

BIG, BOLD, BEAUTIFUL $VERY AFFORDABLE$s.ORTHERLYAND3OUTHERLYOCEANVIEWS

s$ONTMISSTHISUNIQUEHOMEINTHE0RIME!LEXANDRA(EADLANDLOCATION

s0OSITIONEDHIGHONTHEHILLBOASTSTHISLIKENEWDREAMHOME

s4HISSPECIALHOMEHASEVERYTHINGYOUDESERVEANDISAREALBARGAIN

s3ELLINGFORWELLBELOWREPLACEMENTCOSTnUNBELIEVABLEVALUE

s4HESELLERSHAVEBOUGHTELSEWHEREANDNEEDASALEREALQUICK

INSPECT :: Saturday 1-1.30pm

AUCTION :: On Site 9th January at 3.30pm



4 2 3ALEXANDRA HEADLAND4ANTULA2OAD7EST








www.michaelknights.com.au

Australias Premier RE/MAX Agent Michael Knights

NAMBOUR 21 Bailey Street 3 1 2

NEAR NEW BIG BRICK BARGAIN $$$ SLASHEDs&IRSTHOMEBUYERSSMARTINVESTORSNEEDTOBUYTHISBEAUTYs0OSITIONEDONAHIGHLYELEVATEDPOSITIONWITHARURALTREETOPPEDOUTLOOKs,IKENEWPRESENTATIONTHROUGHOUTnNEATASAPINs"IGBEDROOMSLOVELYKITCHENANDAHUGEFRONTCOVEREDDECK

INSPECT :: Saturday 11-11.30am

PRICE :: Sale By Negtotiation



AROONA3EAGULL!VENUE 4-5 2.5 2

ULTRA MODERN BEACHCOMBER WITH GREAT SEA VIEWS s(UGELIKENEWBEACHHOMESELLINGFORWELLBELOWCOSTs(IGHHILLTOPPOSITIONWITHFANTASTICVIEWSTOTHENORTHANDEASTWITHLARGEDECKSsLEVELSOFPURELUXURYANDSPARKLINGINGROUNDPOOLs%XTRALARGEBEDROOMSPLUSASTUDYSETUPTOWORKFROMHOMEPLUSMEDIAROOMs'OURMETKITCHENlNISHEDWITHGRANITEBENCHTOPS





ALEXANDRA HEADLAND!LEXANDRA0ARADE 1 1 1

VERY TRENDY SUPER CHEAP WATERFRONT UNITs(EADLAND4ROPICANA2ESORTTHE3UNSHINE#OASTSMOSTPOPULARRESORTSRIGHTONTHEHILLON!LEX"EACHs4HISLARGERTHANAVERAGEUNITHASBEENFULLYRENOVATEDTHROUGHOUTs'ROUNDmOORUNITOVERLOOKS""1ANDPOOLWITHPRIVATECOURTYARDs,IVEINFULLTIMEORKEEPASAHOLIDAYUNIT

INSPECT :: By appointment




MINYAMA7ANDOO3T 4 2 2

MINYAMA MAGIC WITH BEAUTIFUL INGROUND POOLs"EQUICKTHISBEAUTYWONTLASTATTHISPRICEs,ARGEFAMILYHOMEWITHFORMALLOUNGEANDDININGs,OVELYCOVERED""1AREAOVERLOOKINGACOOLPOOLs7ALKINGDISTANCETOTHEBEACHSHOPPINGCENTREANDTHERIVERs#URRENTLYRENTEDFORPERWEEKs0ERFECTLYPRICEDFORANIMMEDIATESALE











AUCTION STRICT INSTRUCTIONS SAY SELL!t4FUJOBRVJFUDVMEFTBDQPTJUJPOXJUIBMFBGZPVUMPPLUISPVHIUIFUSFFTUPUIFDPPMCMVF1BDJmDUIJTCFBVUJGVMMZQSFTFOUFEQSPQFSUZJTQFSGFDUGPSCVZFSTXIPXBOUUPTJNQMZNPWFJOBOEFOKPZUIFMJGFTUZMFt4IPSUESJWFUPCFBDIDBGFTBOETIPQTt8JEFDPWFSFEFOUFSUBJOJOHEFDLTtNBMMPUNFOUXJUIMBOETDBQFEHBSEFOTt"DDPNGPSGPVSWFIJDMFTBOETUPSBHFBSFB

INSPECT :: Sat 11-11.45am / Wed 5.30-6pm

AUCTION :: 23rd January


CONTACT :: Peter Hill 0418 879 885

BUDERIM#VOZBSSB$PVSU 3 2 4

OWNER SAYS SELL TODAY!4FUJOBRVJFUDVMEFTBDQPTJUJPOUIJTOFBSOFXIPNFJTQFSGFDUGPSUIFGBNJMZXIPBSFXBOUJOHUIFQFBDFBOERVJFUPGBTNBMMDPVOUSZWJMMBHFBOEZFUBSFDMPTFUPBMMGBDJMJUJFTJODMVEJOHMPDBMTIPQTTDIPPMTBOEUSBOTQPSU$PNNVUFUP#SJTCBOFPOUIFUSBJOPSUBLFBTIPSUmGUFFONJOVUFESJWFUPUIFCFBDIPS4VOTIJOF1MB[B

t 5ISFFCFESPPNTTUVEZFOTVJUF


PRICE :: Low $400,000


CONTACT :: Peter Hill 0418 879 885 Fiona Louie 0401 222 150

WOOMBYE#VOZB1JOF1MBDF 3 2 2

BEACHFRONT POSITIONt8BMLBDSPTTUIFTUSFFUUPUIFTVSGt8BMLUPTVSGDMVCTIPQTBOEDBGFTt3BSFPQQPSUVOJUZUPCVZTVDIBQPTJUJPOt5XPTQBDJPVTCFESPPNTBOEFOTVJUFt8FMMBQQPJOUFEHBMMFZTUZMFLJUDIFOt-PVOHFEJOJOHSPPNTFQBSBUFGBNJMZSPPNt*OHSPVOEQPPM##2MPDLVQHBSBHFt*OWFTUJOZPVSESFBNIPMJEBZMPDBUJPO


PRICE :: Offers considered



MAROOCHYDORE6$BNBSHVF"MFYBOESB1EF 2 2 1

LAST CHANCE THERE WILL BE NO MORE LAND LIKE THIS!4FUJOBRVJFUQPTJUJPOBUUIFNBHOJmDFOU5XJO8BUFSTSFTJEFOUJBMDPNNVOJUZXJUIBQBOPSBNJDWJFXPWFSUIFXJEF.BSPPDIZ3JWFSUP.BSPPDIZEPSFBOECFZPOEUPUIFHSFFOSPMMJOHIJMMTPG#VEFSJNBOEUIFIJOUFSMBOE%VSJOHUIFEBZZPVXJMMFOKPZUIFQFMJDBOTPOUIFXBUFSBOEJOUIFFWFOJOHXBUDIUIFTQBSLMJOHMJHIUTSFnFDUJOHPOUIFXBUFS


PRICE :: Low to Mid $400,000 offers



TWIN WATERS.PPSJOHT$JSDVJU Land

OVERSEAS OWNERS TO CUT THEIR LOSSES AND WANT OFFERS/FXTQBDJPVTBJSDPOEJUJPOFEVOJUXJUIBDPSSJEPSWJFXPGUIFPDFBOJTPOPGGFSGVMMZGVSOJTIFEBOEFRVJQQFEGPSJOTUBOUIPMJEBZJODPNF1MVTJUTKVTUBRVJDLTUSPMMBXBZGSPNBMMUIFBDUJPOJO.PPMPPMBCB4UFQJOUPZPVSOFXIPMJEBZFYQFSJFODFXIFSFFWFSZUIJOHJTXJUIJONJOVUFTGSPNCFBDISFTUBVSBOUTTIPQTBOEFOUFSUBJONFOU.645#&40-%

INSPECT :: Sunday 1-1.30pm



CONTACT :: Jenni Laughlin 0407 439531

MOOLOOLABA6OJUi$PDPw'JSTU"WFOVF 2 2 1

www.remaxproperty.com.au









A COASTAL GEMs3OUGHTAFTER#OTTON4REEPOSITIONs&EATURESGOODSIZEDBEDROOMSWITHMODERNKITCHENTILEDTHROUGHOUTs'ROUNDmOORUNITOVERLOOKINGTHERESORTSTYLEPOOLWITHITSOWNDIRECTACCESSs3MALLFRIENDLYCOMPLEXOFNINEUNITSs!DJACENTTO#OTTON4REE#ARAVAN0ARKs/NLYMETRESTOSHOPSCAFESAND-AROOCHYBEACHs0ARKTHECARTHISISWHATLIFESTYLEISALLABOUT

INSPECT :: By Appointment

AUCTION :: On-site Saturday 23rd January @ 12pm


CONTACT :: Grant Cheatham 0411 467 917

COTTON TREE#OTTON4REE0ARADE 2 1 1

PRIVATE AND LEAFY BUDERIM BEAUTYsBEDROOMSWITHBUILTINSBATHROOMSs,ARGESEPARATELIVINGAREAWITHRAKEDCEILINGSs,OUNGEROOMWITHLOVELYBRICKlREPLACEs,IGHTANDAIRYKITCHENs,ARGEBACKDECKOVERLOOKINGPRIVATEBUSHYBACKDROPsMBLOCKATENDOFQUIETCOURTs#URRENTLYTENANTEDATPWs%NTRYLEVEL"UDERIMIDEALFORALLBUYERS


AUCTION :: On-site Saturday 23rd January @ 12pm


CONTACT :: Bevan Horsnell 0412 512 257 or 5456 0220

BUDERIM+IMBARRA#OURT 3 2 1

RELAX IN COMFORT & WATCH THE CAPITAL GAINS GROWs/CEANVIEWSHUGEPOTENTIALTOBUILDUPCASHUPsBEDROOMSBATHROOMSGARAGESs3PARKINGINGROUNDPOOLWITHOCEANVIEWENTERTAININGs3TUNNINGKITCHENANDDUALDININGAREASs3ECURITYGATEAIRCONDITIONINGANDSURROUNDSOUNDs-ASTERSUITEWITHWALKINROBEENSUITEBATHROOMs%ASYCAREMBLOCKINSOUGHTAFTERSCHOOLZONEs4IMBERmOORSLEADOUTLAUNDRYAMPLESTORAGE


AUCTION :: On-site Friday 29th January @ 5.30pm


CONTACT :: Michael Kettle 0419 728 807

AROONA!LEXANDER3TREET 4 3 4

RENOVATE TO THESE VIEWS FOR LESS THAN YOU THINKs(IGHSETRENOVATORSDELIGHTINELEVATEDPOSITIONs6IEWSOVER0UMICESTONE0ASSAGE(INTERLANDsBEDROOMSWITHBUILTINROBESANDSINGLEBATHROOMs,ARGERUMPUSUTILITYROOMDOWNSTAIRSs/PENLIGHTlLLEDLIVINGAREALOOKINGOUTTOTHEWATERs3INGLELOCKUPGARAGEEXTRASTORAGEANDWATERTANKs3HORTWALKTO"ULCOCK"EACHAND+INGS"EACHs3OLIDTIMBERmOORINGTHROUGHOUT


AUCTION :: On-site Thursday 21st January @ 5.30pm


CONTACT :: Michael Kettle 0419 728 807

CALOUNDRAA!RTHUR3TREET 3 1 1










ALEXANDRA HEADLAND U238 Windsor Shores At Seaforth, 9 Wirraway Street 2 2 1

BEACHFRONT RESORT LIVINGsNE facing 2nd oor unit overlooking l/scaped lagoons-ODERNSPACIOUSUNITWITHQUALITYlNISHESs'REATINTERNALLAYOUTENSURESPRIVACYs&ULLUSEOFPOOLSGYMSAUNA""1SANDGARDENSs3ECURECOMPLEXWITHLIFTACCESSTOUNITANDCARPARKs7ALKTOBEACHCAFESANDSHOPPINGs3UITBOTHOWNEROCCUPIERANDORINVESTOR


PRICE :: Low to mid $400,000s


CONTACT :: Fiona Louie 0401 222 150

PALMWOODS0ALMWOODS3CHOOL2OAD 4 2 2

QUIET BUSHLAND SETTING, BUT STILL CLOSE TO SCHOOLsSQMBLOCKSQMHOUSEDUCTED!#SOLAR(73sBEDSTUDYPLUSTEENAGERSRETREATsLIVINGAREASWITHROOMFORPOOLTABLEs4RANQUILENTRYWITHWATERFEATUREnGREATFENGSHUIs)NGROUNDPOOLPLUSHARDSTANDFORBOATORTRAILERs.OTHROUGHROADMEANSSAFEPLAYINGFORCHILDRENs/7.%23!2%3%2)/53n-!+%!./&&%2./7


AUCTION :: Saturday 23rd Jan, 2010 @ 2.30pm


CONTACT :: Fiona Louie 0401 222 150

FAST TRACK GUIDE TO OPEN FOR INSPECTIONS

(/53%3Alexandra Headland

63 Tantula Road West SATURDAY 1 - 1.30PM BDRMSBTHRMSCARSQMBLOCK Michael Knights 0409 018 778

Aroona7 Seagull Street SATURDAY 11 - 11.30AM BDRMSBTHRMSCARSQMBLOCK Michael Knights 0409 018 7783 Alexander Street SATURDAY 1 - 1.30PM BEDBATHCAROCEANVIEWSAuction Michael Kettle 0419 728 807/5438 5213

Buderim7 Bunyarra Court SATURDAY 11 - 11.45AM "RMSENSUITEOCEANVIEWSCARACCOM Peter Hill 0418 879 88526 Atherton Close SATURDAY 1 - 1.30PM & 6 - 6.30PM ,UXURIOUSBEDBATHCARPRIVATE John D Cooper 0404 390 049 Wim Bannink 0411 748 822

11 Kimbarra Court SATURDAY 11 - 11.45AM BEDBATHCARPRIVATEANDLEAFY Bevan Horsnell 0412 512 257

Caloundra12A Arthur Street SATURDAY 12 - 12.30PM "EDROOMBATHANDGREATVIEWS!5#4)/. Michael Kettle 0419 728 807

Cootharaba24 Eucalypt Way SATURDAY 3.30 - 4.15PM BEDSTUDYACREPARADISE Wim Bannink 0411 748 822 John D Cooper 0404 390 049

Maroochydore10 Warung Avenue SATURDAY 2 - 2.30PM BDRMSBTHRMSCARSQMBLOCK Michael Knights 0409 018 778

Minyama31 Wandoo Street SATURDAY 12 - 12.30PM BDRMSBTHRMSCARSQMBLOCK Michael Knights 0409 018 778

Mount Mellum69 Lower Mount Mellum Road (Landsborough) SATURDAY 11 - 11.45AM $UALHOMEACREAGEBEDBATHCAR Wim Bannink 0411 748 822 John D Cooper 0404 390 049

Nambour21 Bailey Street SATURDAY 11 - 11.30AM DOUBLEBDRMSBTHRMDOUBLECARPORT Michael Knights 0409 018 778

Palmwoods64 Palmwoods School Road BY APPOINTMENT POOLSERIOUSVENDORS Fiona Louie 0401 222 150

Woombye71 Taintons Road SAT 2ND & SUN 3RD JANUARY 2010 11 - 11.45AM BEDBATHCARMUSEABLELAND Paul Becker 0401 024 020 Donna Danger 0412 152 6767 Bunya Pine Place SATURDAY 1 - 1.45PM BRMSTUDYENSUITEDLUGM Peter Hill 0418 879 885

5.)43Cotton Tree

1/15 Cotton Tree Parade Inspection by appointment BEDBATHCAR Grant Cheatham 0411 467 917

Maroochydore Unit 54 Regents Landing 19 Arwen Street SAT & SUN 2.30 - 3PM COURTYARDBED,5PETFRIENDLY+ Jenni Laughlin 0407 439 531

MooloolabaUnit 403 Coco 79 First Avenue SUNDAY 1 - 1.30PM .EWBEDENSFFURGENTSALEOFFERS Jenni Laughlin 0407 439 531

Nambour50 Aspland Street SATURDAY 2nd & 9th Jan 12 - 1PM BEDTOWNHOUSESFROM+ Russell Dell 0400 409 000



is similarly no reason to believe there will be signifi cant falls either.

One might suggest that at least in the short term, interest rate increases for the residential sector may be held at manageable levels and increases in population and shortages of supply in places like the Sunshine Coast will cause modest increases in values and prices.

Th e advice I have for those considering purchasing property on the Sunshine Coast in the near future is the same for any market at any time dont rush into things and always take a long-term view. Remember that quality especially in location always holds and enhances value best, and this will be particularly the case as the costs and inconvenience of commuting ramps up in the near future. Where possible, closer-in and better-located properties, particularly when they are close to transport, even if this involves smaller allotments or multiple dwellings, are safer bets.

Another matter that is oft en of concern in acquiring funding is whether to lock in interest rates for a period of time. Locking in has the inherent advantage of giving a level of certainty at least for the fi rst few years. It appears that at the moment most opt for a variable rate. At the end of the day, it is a personal decision based on the borrowers particular circumstances and at least for a year or so, one is unlikely to do too much damage either way. Borrowers should be aware, however, of any penalties that may apply to attempting to exit a fi xed-rate arrangement ahead of time. If considering locking in rates over a longer period, borrowers are basically attempting to guess interest rates better than the banks very sophisticated forecasting and modelling and it may be diffi cult to see where the upside of that could be for an individual borrower.

Australias ability to avoid the worst of the global economic crisis has been quite remarkable much better than most had been predicted. In part, the Federal Governments stimulus package assisted, though it is really impossible to say exactly how important that was. Certainly it added to confi dence, but the fact that Australia is not a signifi cant exporter of manufacturing goods and has sound fi nancial governance, combined with the continued demand for our raw materials, really underpinned more than favourable outcomes, under the circumstances.

In particular the First Home Owner Grant and the maintenance of relatively low interest rates for home loans assisted in keeping the residential market stable.

Overall, median house prices on the Sunshine Coast fell back a little compared with a rise nationally. But certainly the free fall that some predicted never occurred, and for a number of reasons, is unlikely to occur in the future.

All that sounds very positive and everyone wants to see the good times return, but recessions have a long tail particularly in relation to unemployment here, coupled with upward pressure on infl ation and interest rates. Th e wind back of the First Home Owner Grant must have a dampening eff ect on that the lower end of the residential market.

Other sleeper economic issues particularly rapid increases in the price of energy, and even more particularly petroleum will rapidly emerge as the world economies recover and start to grow.

On the positive side, especially in South-East Queensland and the Sunshine Coast, net population increases and continuing shortages of housing stocks will be important forces underpinning value for the foreseeable future.

All of this sounds, and is, a pretty complex and volatile picture, and that will remain the case for some time to come.

Many commentators have said that 2009 was a tumultuous year, but it perhaps was not as bad as many predicted. Th ere are, of course, badly hit sectors. In the

development sector, the debt raising that is necessary for activity eff ectively dried up and that will remain the case for some time to come. Th e residential market held pretty well, and the dramatic fall predicted by some did not materialise. It is not correct, however, to try to compare 2009 directly with any other year cycles in economics are very complex and multi-faceted and can really only be considered in long-term analysis not as a year-to-year, month-to-month thing.

Th e trend to higher interest rates and the succession of rate increases over recent months (the Reserve Bank has raised the rate at its last three meetings) are obviously not great news for the property market, as is the wind back in the First Home Owner Boost. Th ese will obviously impact more on the lower-value part of the market, but also critical in this is the issue of confi dence. As important as interest rate changes are, lag indicators such as unemployment and other pressures on cost of living should not be underestimated in determining levels of residential property demand.

Recent fi gures released by RP Data/Rismark show an increase in median property prices across the nation in October and some might see this as a sign of recovery. What we must remember, though, is that month-to-month fi gures are volatile and should not be overly relied upon. Trend data is more important, and this data has indicated a remarkable resilience in the domestic property market and therefore in their values. Given the likely continued volatility of the economy and therefore the property sector in the foreseeable future, there is little to suggest that prices are somehow going to boom, but, as noted above, the market has generally held on better than expected and there

Professor Mike Hefferan, from the University of the Sunshine Coast, looks back at 2009 and offers some advice for property investors heading into 2010.

Making sense of a complex picture

On the positive side, population On the positive side, population increases and shortages of increases and shortages of

housing stocks will be important housing stocks will be important forces underpinning valueforces underpinning value

T owards the end of 2010 the news has all been good for this central part of the Sunshine Coast with the REIQ median price gures showing good price growth for both houses and units.

I anticipate these positive results to continue into 2010. Numbers of rst-time buyers will reduce while second- and third-home buyers as well as investors will step into the breach. The pent-up demand from would-be buyers who have waited on the sidelines has now been released as they recognise that the bottom of the market has passed.

With the scares and downturn of the share market

over, more cashed-up buyers are returning to the waterfront, beachfront and near-beachfront units and houses. Given the scarcity of these positions from Kawana right through to Maroochydore, this demand will continue. Buyers will return to buying

lifestyle living properties. It is great to see a local developer, Aria, releasing a new development, Alba, in Mooloolaba to the off-the-plan market.

These units will be attractive to the more active investor market, which will take over rst-home buyers

as the ones who will be buying up properties on the Sunshine Coast in the coming year.

Jean Hamer Jean Hamer Prime Properties

Numbers of fi rst-time buyers will reduce while second- and third-home buyers as well as investors will step into the breach

snapshot



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Its been a mixed year for renters and investors, but 2010 will change all that.

Time to investrental market

The Reserve Bank of Australias decision in the last few months of 2009 to lift interest rates has many implications for the residential property market. Its a sign that our central bank believes our economy and property market are recovering and the RBA has indicated that more interest rate hikes will come if the recovery continues. But what does this mean for rental properties?

Government stimulus for fi rst-home buyers caused a strengthening in the lower end of the market during the year. In the third quarter of 2009, median asking rents in Australias capital cities remained pretty fl at from the previous quarter.

Matthew Bell, from Australian Property Monitors, says, While the median asking rental prices for houses and units in Sydney and Perth continued to decline, a small rise was seen in other capital cities, including Brisbane. Th e declines have been helped along by low interest rates and the First Home Owner Boost, giving tenants more accessibility to alternative options to renting.

On the Sunshine Coast, it wasnt just the fi rst-home boost that had tenants leaving the rental market. Angie Johnson, from My Rental Management in Mooloolaba, says, In 2009 April and May were particularly low on the number of enquiries we were receiving, mainly, I feel, due to lack of employment and the First Home Owner Grant. Th e tenants we had vacating were leaving the area and we obtained management of quite a few new properties that were previously owner-occupied. In general, throughout the year we have seen extended vacancy periods even in the normally sought-aft er areas close to the beach.

Kelly OBrien, from Next Property Group agrees. She says, Th e 2009 rental market was very unpredictable. I believe that this was due to the economy and there being no stability, but this has changed in the last couple of months.

I found that most of the year, there were more properties available than prospective tenants and this meant that tenants had the negotiation power.

Tamara Wrigley, from Carolans First National had a diff erent experience. Her rental properties didnt stay empty for long, but she adds, Pricing your investment property at the right rental amount eliminates weeks and weeks of vacancies.

Kelly now sees signs of improvement. Aft er the last couple of months and especially what we are experiencing in December, I believe that the 2010 market will be strong.

I believe that prices may increase a little and

occupancy rates could be lower than this year. I am fi nding that people are a little more stable with their employment and this means that tenants are starting to spend more on rental properties and getting what they want instead of settling for something less as they are no longer as worried about the economy as what they were this year.

Population growth, a more stable economy and job security will all contribute to a better rental market for investors. Tamara says, With interest rate rises coming into play, you will see a lot more people going back to renting as they cant aff ord to purchase a home. Also, says Angie, Traditionally January and February have been good letting months with new people moving to the area.

As for the outlook for 2010, Kelly says, Th is is a great time to buy investment properties and even better time to secure a tenant for it.

Angie agrees and off ers this advice. Buy mid range, to suit the wage levels that a lot of Sunshine Coast renters earn. Th is should assist in optimal occupancy. Th e property needs to be well presented and maintained to help in securing a long-term tenant.

If you are buying an investment property, the advice is clear do your research, buy what renters want, and take a long-term approach.

Entry-level properties up to $500,000 and in particular houses have done quite well with the support of the First Home Owner Grant. With low interest rates and shortage of supply coming into 2010, the market will still remain strong, though there may be a slight reversal in strengths as the grant is reduced and the possibility of interest rate rises may see some properties come and stay on the market a bit longer, in turn increasing supply.

The $500,000 to $1 million price range properties have been a bit slower. Some good buying opportunities still exist but with tightening stock and more buyers with extra cash (from missing share markets and greater confi dence in the economy), this area of stock may experience a bit of a lift from previous year lows.

Investors and fi rst-home owners will still push the low end price brackets as rents are still sustainable, and even though interest rates are rising, they are still quite low.

Buyers coming into retirement will still be looking at the Sunshine Coasts quality apartments and houses near the water and in newer suburbs like Pelican Waters. Large apartments will also do well, which may still be seen as value compared to the past highs of years ago. Any developers that get off the ground with fi nance and pre-sales will provide good buys. There is not much around but we will have some coming up in 2010 with expected completion in 2011, so buying off the plan will be a wise decision again as there will be some price growth due to shortage of supply.

The lower end will continue to be strong. The mid to high end will see some improvements in conditions still dependant on confi dence in the economy, but this will be a buyers market, so get in early as this will not always be the case.

Doug Wilson Henzells

Median weekly rents for the Sunshine Coast

2 Bed fl ats/units Sept Qtr 07 Sept Qtr 08 Sept Qtr 09

Caloundra (coastal region) $260 $290 $285

Caloundra (inland region) $190 $250 $265

Maroochy (coastal region) $260 $280 $285

Maroochy (inland region) $220 $250 $240

Noosa (coastal region) $280 $295 $300

3 Bed houses





Noosa (coastal region) $340 $360 $380

4 Bed houses





Noosa (coastal region) $390 $440 $440Sour

ce: R

TA


C A L O U N D R A I S U N S H I N E C O A S T

An opportunity of a lifetime with ocean views forever

Caloundra

C A L O U N D R A I S U N S H I N E C O A S T

www.monacocaloundra.com.au

6 NEW

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NOW OPEN

MONACO THE PERFECT BLEND OF COASTAL URBAN SOPHISTICATION

Live the ultimate Sunshine Coast lifestyle. Monaco Caloundra offers you choices each day. Just steps away from Monaco and you can be on the beachfront Esplanade for a morning jog or leisurely stroll, or sipping coffee in the heart of the cosmopolitan Caloundra CBD.

Enjoy the expansive views of Bribie Island National Park, Pumicestone Passage, Pacic Ocean, shipping channel and the Glass House Mountains all from your spacious Monaco apartment.

Monaco features heated swimming pools, spa, sauna, gym, BBQs, entertainment/games room, conference room, caf and shops.

STUNNING 1, 2 AND 3 BEDROOM APARTMENTS ARE NOW COMPLETED

Prime position apartments selling from $335,OOO.

Come and view our 6 new display apartments. Open Saturdays and Sundays from 1Oam-12pm, (also by appointment outside these hours).

12 Otranto Avenue, Caloundra. Contact Bev Caldwell or Chris Alles about your Monaco apartment today.Sales Ofce (O7) 5491 1824 Hours 1Oam till 4pm 7 days a week


Beerwah - 5494 6444Caloundra - 5499 5600Cooroy - 5447 6888

Kawana - 5477 5107Maroochydore - 5479 6600Mooloolaba - 5444 3455

Nambour - 5441 1344Pacific Paradise - 5448 8088Palmwoods - 5445 9666

AUCTION Friday 22nd January from 11am at The Events Centre, Maroochy RSL

INSPECT Saturday 11-11.45am COASTAL 5477 5107 WARREN SELVAGE 0411 433 500 WEB realestate.com.au/106210723

Must be sold! This opulently nished home in the Quays, complete with a marina berth and pontoon, features uninterrupted northerly water views.

s!BSOLUTEWATERFRONTs-ARINABERTHPONTOONsBEDROOMSBATHROOMSGARAGEsFTRAKEDCEILINGSINGROUNDPOOLsSQMALLOTMENT

Stunning Waterfront Entertainer

(KAWANA QUAYS), BUDDINA AUCTION35.")2$#(!3%

KAWANA ISLAND AUCTION

9OUMAYNEVERGETTHISCHANCEAGAIN"OASTINGSQMOFLIVINGAREATHISAPARTMENTISLOCATEDATTHENORTHERNTIPOFTHE3T+ITTScomplex.s.ORTHERLYWATERVIEWSsLARGEBEDROOMSWITHPRIVATEBALCONIESs$UCTEDAIRCONDITIONINGs0OOLANDGYMNASIUMs$UALSIDEBYSIDECARPARKSs3TROLLTORESTAURANTANDCAFESAUCTION Friday 22nd January from 11am in room

at The Events Centre, Maroochy RSLINSPECT Saturday 1-1.45pm COASTAL 5477 5107 WARREN SELVAGE 0411 433 500 WEB realestate.com.au/106212748

Waterfront, Luxurious and Furnished5.)4@34+)443'2!.$0!2!$%

KAWANA ISLAND AUCTION

Only metres from the water, this beautifully appointed unit boasts ALARGESQMBALCONYOVERLOOKINGLANDSCAPEDGARDENSPOOLANDentertainment area. s!IRCONDITIONEDBEDROOMSBATHs3ECURECOMPLEXs@0ETFRIENDLYs4ENNISCOURTs,OCKUPSTORAGE


INSPECT Saturday 12-12.45pmCOASTAL 5477 5107 WARREN SELVAGE 0411 433 500 WEB realestate.com.au/106212750

So Close To The Water5.)4@#!2)""%!.!0!24-%.43'2!.$0!2!$%

MULTI AUCTIONEVENT


INSPECT Saturday 10-11am COASTAL 5477 5107 CONON BEGLEY 0413 257 247WEB realestate.com.au/106215838

&ORSALEBYPUBLICAUCTIONTHISBEDROOMHOMEINORIGINALcondition, provides a once in a lifetime opportunity to enter INTOTHE-INYAMAMARKETATTHEENTRYLEVELPRICEs&IRSTTIMEONTOTHEMARKETINYEARSsMOF@BLUECHIPREALESTATEs#ANALFRONTAGEWITHDEEPWATERACCESSs3URROUNDEDBYPRESTIGIOUSHOMESs"ASICBRICKANDTILEnRENOVATEORREDEVELOPYOUCHOOSEs%STATEEXECUTORSNEEDARESULTONTHEDAY

Deceased Estate Provides Huge Waterfront Opportunity

MINYAMA AUCTION!7).9!#/524

MINYAMA AUCTION

,OCATEDWITHINTHELUXURIOUSWATERFRONTh"LUEWATER!PARTMENTSvCOMPLEXWITHRESORTFACILITIESINCLUDINGLANDSCAPEDPOOLSPAANDGYMANDONLYALEISURELYSTROLLTOMARINARESTAURANTSANDSHOPPINGTHISLUXURIOUSBEDROOMBATHROOMNORTHFACINGUNITOFFERSEVERYTHINGTHATTHE#OASTHASTOOFFER3TUNNINGGOURMETKITCHENBOASTSGRANITEBENCHESWITHQUALITYSTAINLESSSTEELAPPLIANCES3ECUREPARKINGWITHEXTRASTORAGESPACE


INSPECT View strictly by appointment COASTAL 5477 5107 DIANA STEWART 0411 442 114WEB realestate.com.au/106216193

Spectacular Water Views 3 Bedroom Waterfront Apartment

5.)4@",5%7!4%20/).4.)#+,).7!9

GLENVIEW AUCTION

&ORSALEBYPUBLICAUCTIONTHISBEDROOMMODERN1UEENSLANDERISnestled on almost an acre of your own private sanctuary, elevated TOPROVIDESWEEPING(INTERLANDVIEWSs!LOWMAINTENANCEECOFRIENDLY@LIFESTYLESETUPs$ESIGNEDFORENTERTAININGWHILESTILLFUNCTIONINGASAPRACTICAL

family homes!DIPPINGPOOLFORTHOSEHOTDAYSs#OVEREDENTERTAININGDECKSLOOKINGOUTOVERTHETREETOPSTOWARDSTHE#OAST


INSPECT Saturday 2-3pm COASTAL 5477 5107 CONON BEGLEY 0413 257 247WEB realestate.com.au/106215672

Escape To The Glenview Lifestyle&)2%4!),0,!#%







MULTI AUCTIONEVENT


INSPECT Saturday 12-12.30pm MAROOCHYDORE 5409 9918 ADAM BOND 0404 211 281 WEB www.mfnre.com.au/1240979

This stunning, two-bedroom apartment offers the ideal beachfront lifestyle, where you can stroll just 50 metres and be on the sand. Situated in the heart of central Maroochydore with a perfect north-eastern aspect, this modern apartment is in close proximity to all the Sunshine #OASTLIFESTYLEHASTOOFFERsBDMMEDIARMs-ASTERWITHENSUITEAND7)2s&ULLYFURNISHEDWITHDUCTEDAIRCONDs3INGLECARACCOMs'ENUINESITUATIONFORCESTHESALEsResort-style facilities: pool, steam room, BBQ area and spas

Interstate Owners Situation Forces Sale

MAROOCHYDORE AUCTIONAPARTMENT 306 THE SEBEL, 14 AERODROME ROAD

MAROOCHYDORE AUCTION

Investor insists on selling this large executive apartment. This will be a protable investment or a wonderful home which ever you choose.s&ULLYFURNISHEDANDAIRCONDITIONEDs3PACIOUSBEDROOMGENEROUSBATHROOMWITHQUALITYlXTURESs1UALITYKITCHENlTOUTLARGEOPENPLANLOUNGEANDDINNINGAREAs3ECURESINGLELOCKUPCARSPACEs%XCEPTIONALRENTALRETURNSs-AKENOMISTAKETHISWILLBESOLDPRIORTOMONTHSENDAUCTION Friday 22nd January from 11am

at The Events Centre, Maroochy RSLINSPECT By Appointment MAROOCHYDORE 5409 9917 CHRISSY HAMLEY 0409 575 361 WEB www.mfnre.com.au/1199336

Investor Liquidates A1 investment!!0!24-%.4!@(/24/.!0!24-%.43-5.'!2342%%4

ALEXANDRA HEADLAND AUCTION

0ERFECTINVESTMENTLIFESTYLEWEEKENDER/NEBEDROOMAIRconditioned unit7ITHFULLYTILEDLIVINGAREAEFlCIENTKITCHENANDSPACIOUSBEDROOMwith excellent wardrobe space. This unit is in a convenient location. You can relax around the resort style pool, enjoy a meal in one of the restaurants close by, explore the shops in the Cotton tree precinct or just spend the day at the beach which is only 300m away.


INSPECT Saturday 11-11.30am MAROOCHYDORE 5479 6600 MARY YATES 0407 657 330 WEB www.mfnre.com.au/1143558

Beachside Unit!0!24-%.4@35.#/!342%3/247)22!7!9342%%4

MAROOCHYDORE AUCTION

4UCKEDAWAYINAQUIETSTREETANDONLYMETRESTOTHESHOPSANDCafes of Cotton Tree as well as the pristine Maroochydore Beach this home offers convenience as well as lifestyle.sBEDBATHHIGHSETHOMEWITHLOADSOFSPACEs,ARGEFULLYFENCEDBLOCKOFSQMWITHAHUGEBACKYARDs2IPEFORRENOVATIONANDREPRESENTSAGREATOPPORTUNITYs3TRONGLONGTERMINVESTMENT2ARELYDOESAHOMELIKETHISINTHISLOCATIONBECOMEAVAILABLEDONTmiss out cause the property will be SOLD!!


INSPECT Saturday 11-11.30am MAROOCHYDORE 5479 6600 KIM BOURGOIS 0416 237 484 WEB www.mfnre.com.au/1240767

Remove Or Renovate, Its Your Choice45 MEMORIAL AVENUE

ALEXANDRA HEADLAND AUCTION

s3PACIOUSFULLYFURNISHEDONEBEDROOMAPARTMENTs&ULLKITCHENWITHQUALITY3MEGAPPLIANCESs&ULLSIZEBATHROOMWITHSPABATHs&ULLRESORTFACILITIESHEATEDLAPPOOLTROPICALLANDSCAPEDGARDENS

and pool, spa, barbecue area, gym and saunas3ECURITYPARKING s3ITUATEDCLOSETOPATROLLEDSURFBEACHESSURFCLUBSRESTAURANTS

cafes and sports bar


INSPECT By Appointment MAROOCHYDORE 54796600 KAREN BARKER 0418 572 676 WEB www.mfnre.com.au/1240908

A Window Of Ocean Views!0!24-%.4@#!3#!$%3!43%!&/24(7)22!7!9342%%4


INSPECT Saturday 1-1.45pm COASTAL 5477 5107 PETER COX 0413 134 884 WEB realestate.com.au/106118522

)DEALLYLOCATEDMTOTHESURFBEACHANDOFFERINGAbrilliant oor plan for our relaxed coastal lifestyle, this exclusive apartment creates a seamless transition of indoor and outdoor living.sMassive alfresco entertaining area with views to Moreton Iss4HREEBEDROOMSMASTERWITHSPABATHINENSUITEs3TUNNINGGOURMETKITCHENMARBLEANDTWOPAClNISHs3ECUREDOUBLELOCKUPGARAGEANDLIFTACCESSs2ESIDENTIALCOMPLEXNOHOLIDAYLETTINGWITHHEATEDPOOL

and serviced barbecue facilityThis will be a brilliant buying opportunity!

Luxury Apartment Living, Ocean Views

KINGS BEACH AUCTION5.)4@-!()!!0!24-%.43-!()!4%22!#%





MULTI AUCTIONEVENT

LANDSBOROUGH AUCTION

This unique property of open forest country rising to the highest point overlooking the Ewan Maddock Dam and views of surrounding areas. Offering a lot of potential for the new owner e.g. Landsborough Kart Track is right next door so a complimentary tourism pursuit would seem a possibility, however all ideas would need to comply with Council guidelines. s(IGHWAYFRONTAGE3TEVE)RWIN7AYs7$TRACKSnVARIEDTERRAINs!DJOINS+ARTTRACK!USTRALIA:OONEARBYAUCTION Friday 22nd January from 11am

at The Events Centre, Maroochy RSLINSPECT By Appointment GLASSHOUSE COUNTRY 5494 6444 DENISE PINWILL 0410 649 905 WEB www.beerwahrealestate.com.au/1229659

Landsborough 66 Acres34%6%)27).7!9

PEACHESTER AUCTION

This block is prime for development as it is one of only 3 local business zoning sites in Peachester.The property is worthy of your inspection, situated on the main ROADFROMWESTERN1UEENSLANDTOTHE3UNSHINE#OASTPLUSAthriving local supportive community.s$EVELOPMENTPOTENTIALGROWTHHOTSPOTsMPRIMEPOSITIONnZONEDLOCALBUSINESSs-AINTOURISTROUTEs@/LD0OST/FlCEBUILDINGAUCTION Friday 22nd January from 11am

at The Events Centre, Maroochy RSLINSPECT By Appointment GLASSHOUSE COUNTRY 5494 6444 DENISE PINWILL 0410 649 905 WEB www.beerwahrealestate.com.au/626257

Development Opportunity#//#().342%%4

GRIFFIN AUCTION

3ITUATEDIN3%1SNEXTGROWTHCORRIDORNORTHOF"RISBANE2IGHTNEXTDOORTOTHE"RUCE(IGHWAYMVACANTLANDCURRENTLYLEASEDONTWELVEMONTHLEASETO-"2#FORPAOUTSCurrent zoning permits the following uses:s,OCALSHOPPINGAREA s&OODOUTLETSs/FlCES s.EIGHBOURHOODFACILITIESs#OMMUNITYFACILITIES s#OMMERCIAL3ERVICESs3HOWROOMS s)NDOORENTERTAINMENTANDSPORT


INSPECT By Appointment CAROLANS 5441 1344 PETER WRIGLEY 0407 374 349 WEB www.carolans.net/1242891

Grifn Commercial Opportunity,/4$/(,%32/#+32/!$

AROONA AUCTION

s&OURBEDROOMSnENSUITETOMASTERs/PENPLANKITCHENFAMILYROOMANDSEPARATELIVINGROOMs,ARGEENTERTAININGDECKSOVERLOOKINGINGROUNDPOOLs,OWERGROUNDCOMPRISESOFOPENPLANLIVINGBEDROOMCOMBINED

bathroom and laundry sSQMBLOCKOVERLOOKINGRESERVEWITHOCEANGLIMPSES


INSPECT Saturday 12-12.45pm WEBBERS 5499 5600 JAMES REYNOLDS 0413 413 720 WEB www.rstnat.com.au/1242218

Your Own Private Resort With Dual Living Potential

3!.$0)0%20,!#%


INSPECT Saturday 2-2.30pm WEBBERS 5499 5600 PETER MORRISON 0400 023 169JAMES REYNOLDS 0413 413 720 WEB www.rstnat.com.au/1242189

s4WOLEVELHOMELARGELIVINGWITHOPENPLANs(UGEKITCHENSUNROOMYARDs2OOMDOWNSTAIRSTOCONVERTINTOEXTRALIVINGPOSSIBLE

place of businesss0ROPERTYISZONED#OMMERCIAL2EGIONAL"USINESS#ENTREs-USTBESOLD$ONOTMISSOUT

Its Got To Go!!

CALOUNDRA AUCTION"%!53!.'342%%4

KUREELPA AUCTION

This spacious well presented lowset brick four bedroom home is complimented with an ensuite, functional kitchen, formal dining, LOUNGEROOMWITHlREPLACEANDRUMPUSROOM"EDROOMSAREEXCELLENTSIZESWITHFANSANDAIRCONDITIONINGINTHREEROOMS.ORTHfacing the property allows you to sit on your verandah overlooking THEBEAUTIFULGARDENSANDLARGESALTWATERINGROUNDPOOLONSQM7ORKFROMHOMEINAWELLlTTEDOUTTWOROOMOFlCEwhich forms part of the large lock up two car garage.


INSPECT By AppointmentCAROLANS 5441 1344PETER WRIGLEY 0407 374 349WEB www.carolans.net/1219615

Retreat To The Hinterland!(%!4(,!.%

ROSEMOUNT AUCTION

Opportunities come along only so often and this is one of them. 3ITUATEDINACLASSYPRECINCTOF2OSEMOUNTONLYASHORTDISTANCEFROM.AMBOURSCITYCENTRESITSTHISHECTAREACRESPROPERTYZONED2URAL4HEOPPORTUNITYALLOWSTHEDISCERNINGBUYERTORENOVATETHECURRENTHOMEWHICHCONSISTSOFlVELARGEbedrooms plus study, two bathrooms, large galley style kitchen, large combined dining and lounge areas with a wide verandah looking .ORTHWARDSOVERANORCHARDOFMANGOTREESANDPLENTYOFLANDTOEXPANDnDAMONSITEAUCTION Friday 22nd January from 11am

at The Events Centre, Maroochy RSLINSPECT By AppointmentCAROLANS 5441 1344PETER WRIGLEY 0407 374 349WEB www.carolans.net/1212514

Rosemount Lifestyle Retreat!0!./2!-!$2)6%







INSPECT Saturday 11-11.30am MAROOCHYDORE 07 5409 9910SHANE PURSSELL 0402 012 142WEB www.mfnre.com.au/1224956

s6ERYNEATANDHOMELYLOWSETBRICKHOMEs0RIVATEEASTERNPATIOAREAs(IGHCEILINGSs/PENPLANLOUNGEDININGPOSITIONEDINNORTHEASTCORNERsDOUBLEBUILTINBEDROOMSs2ICHCOLOUREDTIMBERKITCHENs3POTLITWITHASKYLIGHTs,OCKUPGARAGEs&ULLYFENCEDs7ALKTOBEACHSHOPSANDTRANSPORTsSQMBLOCK

Wa

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