|
|
此文章由 木偶先生 原创或转贴，不代表本站立场和观点，版权归 oursteps.com.au 和作者 木偶先生 所有！转贴必须注明作者、出处和本声明，并保持内容完整
Prepare, prepare, prepare: the smart buyer's mantra
另一篇个人认为有用的文章，重点都已经highlight/bold了，这样大家节省点时间。
Date: March 17, 2008
As Melbourne moves into a change of season, so too does the city's residential property market.
The recent interest rate rises, combined with rapidly rising property prices, are prompting homebuyers to hold back. Would-be first homebuyers are staying in the rental market, while many home-owners are choosing to renovate or extend their current properties, or (if finances are particularly tight) simply making do with what they have.
At the same time, investors - always a cautious bunch - are also cooling their heels. Some have pegged back their activities in the flagging sharemarket but haven't yet decided whether property will be part of their next move. Others, who may already hold an investment property on tight margins, may feel it is financially unwise to gear into another asset.
As a result, demand is lower than it has been for the past two years. Melbourne is experiencing a transition in which the balance is shifting from a vendors' market to a buyers' market.
This is good news for those who are still in a position to buy. When demand from would-be competitors is increasingly subdued, more properties fail to reach the reserve at auction and are passed in to the highest bidder. This bidder then has first right of refusal at the reserve price.
When a property is passed in, it is a clear indication that the reserve is higher than the market is prepared to pay. This puts pressure on the vendor and gives the highest bidder a degree of leverage. As property professionals, we've seen an increasing proportion of bidders in recent months successfully negotiating to buy passed-in property for less than the reserve price.
How can homebuyers and investors take advantage of the transitional market and buy at a competitive price? First, it's vital to do your research and understand the underlying factors that influence prices all year round.
Look for locations where buyer demand has consistently outstripped supply over a number of years. You can do this by researching median house values through the Real Estate Institute of Victoria or the State Valuer-General. If the median value in a particular location has consistently exceeded Melbourne's overall median figure for that period, you're probably on the right track.
This method will also help ensure you identify the locations that may represent good value in the market's current transitional phase, rather than simply being "cheap". Prices for some locations are experiencing a short-term cooling down in an otherwise healthy environment of demand, while others suffer from a long-term demand deficit.
Even in a location with long-standing high demand, some pockets and property styles don't perform as well as others. After you've narrowed your search to certain locations, focus on sales results for different types of property (e.g. two-bedroom units; unrenovated semi-detached versus renovated semi-detached houses) over the past six months.
Doing your homework puts you in the box seat to take advantage of reduced demand in a transitional market.
When you're bidding, don't undo all that preparation by getting carried away in the heat of the moment. Be prepared to walk away if the bidding goes beyond what you believe is the property's market value.
Mark Armstrong and David Johnston are directors of Property Planning Australia.
www.propertyplanning.com.au.
At a glance
· Melbourne is moving from a vendors' market to a buyers' market.
· When buyer demand falls, more properties are passed in to the highest bidder.
· Track sales results for locations and property styles with consistently high demand.
· Apply for pre-approved finance at a realistic level.
· If bidding goes over the top, be prepared to walk away. |
|
关于milkbar (2005-3-24) 西边雨 
发表于 2008-3-19 09:39
发表于 2008-3-19 09:44
