Archive for February, 2012

Investors advised to buy now

Wednesday, February 29th, 2012

Australians that are happy to put their money into property for the long term, are being advised to buy now. Housing Industry Association says investors with adequate savings would do well to invest in property as it is a real “buyer’s market” at the moment. Now is definitely a good time to get into the market. There is a lot of competition between vendors at the moment, which is putting the bargaining power firmly in the hands of the buyer. On top of that, the interest rate environment is very kind, thanks to the 50 basis point rate reduction we saw at the end of last year.

If you have the funds to make a financially responsible decision to buy property, then now is definitely a good time to buy.  Of course any investors entering the property market should bide their time before selling. We are not seeing the yields we saw 10 years ago. In many instances, this makes the buying environment even better.  If you want to see a good  return on your investment, you have to be in it for the long haul.

Interest Rates to Fall

Friday, February 24th, 2012

I believe the RBA now looks set to stay on hold for a few months.  I think there are another two rate cuts still to come but May and July now look to be the most likely timing.  Will the consumer see these rate cuts in full? I very much doubt it as the big four hold the market share they will dictate the terms to suit their shareholders.

Private Sale or Auction

Thursday, February 23rd, 2012
Selling your home via auction or private treaty is never an easy decision to make.

Your real estate agent may have a strong opinion about which is the better option so be sure to quiz them about the reasons for their preference. It might also help to look at auction clearance rates in your area as market conditions can influence the success of either sales method.

The style of property, its location and the time-frame in which you wish to sell are other factors that should influence your choice. Here are some of the common reasons why sellers choose one method over the other.

Reasons to choose auctions

  • Quick sale. The fixed date of an auction and fast turnaround of the marketing campaign gives buyers a definite time limit in which a decision must be made.
  • Market price. The market decides what the property is worth rather than the seller.
  • Competition. An auction is an emotionally charged event and if you have two buyers battling it out, they may end up pushing up the sales price well in excess of the seller’s expectations!
  • Convenience. A short campaign means fewer times you have to open your house for inspection.
  • No cooling off. Unlike a private treaty sale there is no ‘cooling off’ period, so a buyer can’t change their mind after they have signed the contract under auction conditions.

Reasons to choose private treaty

  • Less pressure. There is no official sale date until an offer is accepted, which reduces the sense of urgency.
  • Predetermined asking price. The owner nominates the asking price based on market research and in consultation with the agent.
  • More time. There’s the luxury of time both to attract more interest and to consider offers.
  • Test the water. You can dip your toe in the water and see if someone will make you an offer you can’t refuse.
  • Negotiation. More opportunity to work with interested buyers to come to an agreed sales price.

Did you know?
You can add value to your property with the following features:

  1. Good-looking facade – fresh paint, tidy garden, roof/fences/window frames in good repair.
  2. Landscape – presentable from the street and privacy from neighbours.
  3. Deck/terrace – an outdoor living space that leads off from the indoor entertainment area.
  4. Updated kitchen – new fixtures, open-plan style and quality appliances.
  5. Bathroom – an added or remodeled bathroom.
  6. Additional bedroom – only if you can add it without overcapitalising.
  7. Green features – solar hot water, energy efficient lights, energy efficient fittings, grey water system, drip irrigation.

ANZ Ignore RBA & Increase Rate

Friday, February 10th, 2012

ANZ today announced it will increase interest rates for variable rate mortgages and small business lending by 0.06%pa.

This is the first time the bank has moved to increase its rates independently of the RBA’s cash rate since it announced its split with the central bank’s pricing in December last year.

According to a statement from the bank, the decision follows ANZ’s monthly interest rate review which considered:

  • the intense pressure on retail and business margins in recent months being sustained following:
  • increased competition among banks for consumer and business deposits that has provided higher relative returns to ANZ’s 2.9 million deposit customers;
  • higher costs paid by ANZ for $8 billion in long-term wholesale funding raised since October 2011 as a result of the economic and financial crisis in Europe which has made money more expensive for all banks to borrow.
  • the stable monetary policy setting announced this week by the Reserve Bank of Australia following successive reductions in the cash rate in late 2011.
  • the competitive environment, the impact of higher rates on customers and on loan growth, and also the need to act in a considered way with growing pockets of weakness in the Australian economy.

Effective 17 February 2012, ANZ’s new standard variable mortgage rate will be 7.36%pa (7.46%pa comparison rate). New small business rates are effective from 17 February.

ANZ will also cut its three year fixed rate mortgage by 0.15% to 5.99%pa as part of its Breakfree banking package.

ANZ say this month they faced a serious dilemma in their review, balancing the rising cost of bank funding including deposit customers’ interests in receiving highly competitive rates, and the expectation of borrowers that we keep lending rates as low as possible.

In December and January the bank says it absorbed the additional funding costs in the hope that funding pressures would ease and that no change in lending rates would be necessary.

ANZ are still beating the drum that  margins in retail and business banking have now been squeezed for a number of months and they have taken the difficult decision to pass on part of the higher costs to customers.

The new monthly interest rate review process recognises that the Reserve Bank’s cash rate alone is not an accurate reflection of bank funding costs, particularly since the global financial crisis which has left all banks with the task of raising funds in volatile global markets and through stronger competition for deposits.

This change comes with a duty to explain to customers what drives the decisions and provide greater transparency about funding costs.

ANZ want to assure customers that they are committed to providing competitive products and we hope there will be an opportunity to lower rates in the coming months as greater confidence returns to global funding markets.

There has been much debate on banks in recent days,  ANZ will no doubt leave some customers frustrated and even angry.

Why they couldn’t just reduce the massive discounts on offer is a mystery. Clearly the profit is higher using this method. if you are a borrower it is a sad day if you are a shareholder things are looking up.

Banks likely to withhold rate cut

Wednesday, February 1st, 2012

While industry stakeholders remain at odds over whether or not the Reserve Bank of Australia will drop the cash rate when the Board meets next week, it is becoming increasingly unlikely that Australia’s banks will pass on any rate cut in full.

The banks have gone to great lengths to forewarn borrowers and brokers that any rate cuts delivered by the RBA may be withheld.

At the end of last year, ANZ  said the bank’s funding costs were now largely unrelated to movements in the Reserve Bank’s official cash rate.

As a result, the lender decided to align its mortgage rates more closely with its funding costs and review its rates on the second Friday of each month – independently of the RBA.

Less than one week later, Westpac said that the lender had decided to follow ANZ’s suit and review its mortgage rates independently of the Reserve Bank.

We are probably going to see the RBA drop the rates. But, the big question will be whether or not the banks pass on the rate cut in full and I don’t think they will.

All borrowers would really benefit from another 25 basis point rate cut, but I do not think we will see the rate cut passed on in full.

If the banks withhold some or all of the rate cut, it would really hurt the level of housing activity.

Given the weak housing numbers we saw this month, I think there is a good chance we will see another rate cut in February. But, will it be passed on? I don’t necessarily think that will be the case, which will ultimately limit the amount of people coming back into the housing market.