Independent Valuer

...you'll get more than just a valuation... 

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AskTheValuer is an Independent Valuer with a Difference

Independent Valuer

...you'll get more than just a valuation... 

Independent Valuer

What's involved in a standard valuation by most valuers?

A standard property valuation typically involves the following steps from the initial inquiry to the submission of the valuation report:

  • Initial Inquiry and Consultation: The process begins with the client reaching out to the valuer, either through an online inquiry, phone call, or in-person visit. This stage includes discussing the client's needs, the purpose of the valuation, and any specific requirements or concerns. 
  • Scope Determination and Quote: The valuer determines the scope of the valuation based on the initial discussion, including factors such as property type, location, and valuation purpose. A quote or fee estimate is then provided to the client.
  • Property Inspection: The valuer conducts a thorough inspection of the property. This involves examining the property's condition, size, features, and any other relevant attributes that could affect its value. 
  • Research and Analysis: Post-inspection, the valuer conducts detailed research and analysis. This includes reviewing recent sales data, current market trends, and other relevant information to accurately assess the property's value. 
  • Report Preparation and Submission: The valuer compiles their findings into a comprehensive valuation report. This report includes details of the property, the methodology used for valuation, and the final valuation figure. The completed report is then submitted to the client.

More than Standard

What the Independent Valuer at AsktheValuer gives you at no extra cost:

  • Your property valuation will be conducted by the independent valuer at AskTheValuer, who is the very experienced  principal valuer. <About>
  • The principal independent valuer who is a Certified Practising Valuer has the advantage of a Civil Engineering background (degree) and hence can "see" more than the usual value drivers and value destroyers than most other CPVs. <About>
  • You'll learn more about your property's defects like wall cracks, water seepage, sinking foundations, damp, etc. but not all of them are value destroyers.  
  • You will be enlightened by how hidden value could be unlocked to boost the value of your property. <Hidden Value>
  • You will receive a sound valuation report tailored to your property and purpose of valuation that is easy to comprehend, completed on or before the promised deadline.
  • Fair and reasonable fees due to low overheads.
  • AskTheValuer will patiently discuss any questions you may have about the property valuation even after the report has been sent to you.

AskTheValuer, the Independent Valuer, can provide you with a FAIR, RELIABLE and ACCURATE property valuation for the following purposes:

PURPOSE OF VALUATION

Pre-Purchase

Pre-Sale

Stamp Duty /

Transfer Duty

SMSF / Super Fund

Family Law

Deceased Estate /

Probate 

Partnership Dispute

Litigation / Court

Insurance

Rent Review

Financial Reporting

Capital Gains Tax

TYPE OF PROPERTY

Residential

Offices

Retail

Industrial

Vacant Land

Rural Land

Development Sites

Off-The-Plan

Properties

Specialist Properties

AREA OF COVERAGE

Melbourne

Eastern Suburbs

Melbourne

Western Suburbs

Melbourne

Southern Suburbs

Melbourne

Northern Suburbs

Mornington

Peninsula Suburbs

Melbourne

Fringes

10 Property Investment Myths: Don't Believe Everything You Hear / Read About the Australian Property Market

Introduction

The Australian property market is often seen as a monolith of constant growth and surefire investment. However, beneath the surface lies a complex and nuanced landscape. It's essential for buyers, sellers, investors, and homeowners to navigate this terrain with accurate information, rather than relying on prevailing myths. Here are 10 common misconceptions:

Myth 1: The Australian Property Market is Always a Safe Investment

Contrary to popular belief, the property market isn't a guaranteed win. Like any market, it experiences cycles of growth, stagnation, and sometimes decline. Historical data reveal that certain areas have seen periods where property values didn't just plateau but dipped. Investing in real estate requires careful consideration of location, timing, and market trends, not just an assumption of inevitable profit.

Historical Trends and Misconceptions

  • While it's true that Australian property markets have seen significant growth, especially in major cities like Sydney and Melbourne, this trend isn't uniform across all regions or time periods.
  • There have been instances, particularly during economic downturns, where property values have stagnated or even decreased. The Global Financial Crisis of 2008, for instance, saw a drop in property values in many parts of the world, including Australia.
  • The assumption that property values always go up ignores the cyclical nature of real estate markets. Periods of rapid growth often lead to affordability crises, which can then result in market corrections.

Understanding Market Dynamics

  • Property markets are influenced by a complex interplay of factors such as interest rates, economic growth, consumer confidence, and government policies.
  • Regional variations are significant. For example, mining towns in Australia have experienced boom and bust cycles based on the health of the mining industry.
  • Urbanisation trends, infrastructure developments, and population growth also play a critical role in determining property values in specific areas.

Risk Factors

  • Over-leveraging: Borrowing heavily to invest in property can be risky, especially if market conditions change and values drop.
  • Liquidity: Real estate is a relatively illiquid asset, meaning it can take time to sell a property, particularly in a downturn.
  • Market Timing: Entering the market at its peak can result in negative equity if the market subsequently cools.

The Importance of Diversification

  • Just like with other forms of investment, diversification can help mitigate risk in property investment. This can mean investing in different types of properties, different locations, or even spreading investments across different asset classes.

Conclusion

Investing in the Australian property market can be profitable, but it's not a guaranteed success. Understanding the market's complexities, recognising the risks involved, and making informed decisions are key to a successful investment strategy. It's essential to do thorough research, perhaps consult with property experts, and consider personal financial circumstances before diving into the property market.

Myth 2: You Should Always Buy in Capital Cities for Best Returns

While capital cities have traditionally been investment hotspots, this isn't a one-size-fits-all rule. There have been instances where regional markets have shown more robust growth than their metropolitan counterparts. Diversification in property investment can sometimes yield unexpected benefits, and a well-chosen property in a regional area might outperform a mediocre choice in a capital city.

Capital Cities vs. Regional Areas – A Comparative Look

  • Capital cities, particularly Sydney and Melbourne, have been the traditional favorites for property investment due to consistent population growth and robust infrastructure. However, this has often led to highly inflated property prices. For instance, the median house price in Sydney has consistently been one of the highest in the country, surpassing AUD 1 million in recent years.
  • In contrast, regional areas have shown impressive growth, often outpacing capitals. CoreLogic data revealed that during certain periods, regional markets like Ballarat and Launceston experienced year-on-year growth rates that exceeded those in the nearest capital cities.

Examples of Regional Success Stories

  • The ‘sea change’ and ‘tree change’ phenomena, accelerated by the COVID-19 pandemic, saw a surge in demand for properties in coastal and rural areas. Towns like Byron Bay and the Sunshine Coast saw significant price increases as more people sought lifestyle changes.
  • Infrastructure developments, such as improved transport links, have made certain regional areas more attractive, subsequently boosting property values. The upgrade of the Pacific Highway, for instance, has enhanced connectivity to regions in Northern NSW, positively impacting property prices.

Diversification Benefits

  • Investing in regional areas can offer diversification in a property portfolio, reducing risk and potentially providing a buffer against market fluctuations in capital cities.
  • The lower entry cost in many regional markets also means that investors can often achieve higher rental yields compared to capital cities.

Risks and Considerations

  • While regional markets can offer high returns, they also come with their own set of risks, including potentially lower liquidity and higher sensitivity to local economic conditions.
  • It’s crucial for investors to research thoroughly, considering factors like local employment drivers, population growth, and planned infrastructure.

Conclusion

The assumption that capital cities are the best option for property investment in Australia is too simplistic. While they offer stability and long-term growth, regional markets can provide high returns and affordability, especially for those looking to enter the market. As with any investment, diversification and careful research are key. Potential investors should consider both capital and regional markets, assessing each based on their individual investment goals and market conditions.

Myth 3: Renting is Throwing Money Away

A prevalent belief in Australia is that renting a property is akin to 'throwing money away,' suggesting that buying a property is always the superior financial decision. This myth fails to consider the complexities of the housing market and individual financial situations.

Renting vs. Buying – Financial Implications

  • Renting offers flexibility and can be more financially viable in the short term. According to a report by the Australian Housing and Urban Research Institute, the upfront costs and ongoing expenses associated with buying a home, such as stamp duty, maintenance, and interest on a mortgage, can often outweigh the benefits of capital growth in the short to medium term.
  • An analysis by CoreLogic in 2020 found that in some high-priced areas, monthly mortgage repayments can be significantly higher than rental payments for a comparable property, challenging the assumption that paying rent is less economical than paying a mortgage.

Scenarios Where Renting Makes Sense

  • In markets where property prices are highly inflated, such as in Sydney where the median house price exceeded AUD 1 million in recent years, the financial burden of a mortgage can be substantially higher than renting.
  • Renting also provides the flexibility to move, which is beneficial for individuals with changing job locations or life circumstances.

The Cost of Home Ownership

  • Owning a home comes with hidden costs that renters don't face. A study by RateCity showed that homeowners can expect to spend an average of 1% of their home's value each year on maintenance alone.
  • Property value appreciation is not guaranteed. The Australian property market has seen periods of stagnation and decline, as during the post-GFC years, where some areas saw a decrease in property values.

Benefits of Renting

  • Renting allows for investment diversification. Renters can invest money saved from not buying a property into other investment vehicles, potentially yielding higher returns.
  • The flexibility of renting can be advantageous for those who prioritize mobility or are not ready for the long-term commitment of a mortgage.

Conclusion

The decision to rent or buy is complex and dependent on personal circumstances, market conditions, and long-term financial goals. While homeownership is a goal for many Australians, renting can be a strategic financial decision, offering flexibility and potential savings. It's important to evaluate both options carefully, considering all associated costs and benefits.

Myth 4: Property Prices Always Double Every 10 Years

A widely held belief in the Australian property market is that property prices double every 10 years. This myth simplifies the reality of the property market, which is influenced by a complex mix of economic, social, and political factors.

Historical Price Trends and Variability

  • While there have been periods in Australian history where property prices have doubled in a decade, this is not a consistent trend across all regions or time frames. For instance, according to CoreLogic data, while Sydney and Melbourne saw significant price increases from the early 2000s to 2010, other areas did not experience the same level of growth.
  • The decade following the Global Financial Crisis in 2008 presents a different picture. Certain areas, particularly those outside the major capital cities, saw much slower growth or even stagnation in property prices.

Factors Influencing Property Prices

  • Economic conditions, including interest rates, employment rates, and GDP growth, significantly impact property prices. Periods of economic downturn can lead to slower growth or declines in property values.
  • Government policies, such as changes in taxation or first-home buyer incentives, can also influence market dynamics.
  • Demographic trends, like population growth and urbanization, affect demand for housing and subsequently property prices.

Case Studies of Varied Growth

  • In regional areas like Hobart, Tasmania, property values saw remarkable growth in the past decade, driven by factors like lifestyle appeal and affordability compared to mainland capital cities.
  • Contrastingly, areas in Western Australia, particularly in mining towns, experienced a decline in property prices after the mining boom, challenging the notion of consistent growth.

Market Cycles and Timing

  • The property market is cyclical, with periods of rapid growth often followed by phases of correction or stagnation.
  • Timing plays a crucial role in investment returns. Purchasing at the peak of a market cycle can result in lower returns compared to buying during a market lull.

Conclusion

The expectation that property prices in Australia will always double every 10 years is an oversimplification of the real estate market. While property can be a valuable long-term investment, it is subject to market cycles and varying regional dynamics. Potential investors and homeowners should approach the market with realistic expectations, informed by current data and trends, rather than historical averages.

Myth 5: All Properties in the Same Area Have Similar Value Growth

A prevalent belief among Australian property buyers and investors is that all properties in a particular area will experience similar value growth. This overlooks the nuanced differences between properties that can significantly impact their appreciation rates.

Factors Influencing Individual Property Growth

  • Property values are influenced by a variety of factors beyond just location. These include property type (e.g., house vs. apartment), land size, architectural style, and state of maintenance.
  • For instance, in Sydney, a report by Domain showed that detached houses in certain suburbs experienced higher growth rates compared to apartments in the same area, highlighting the impact of property type on value appreciation.

Case Studies of Varied Growth within the Same Region

  • In Melbourne, suburbs like Brighton and Toorak have shown varying growth rates for properties just streets apart. Properties closer to the beach or with unique architectural features in Brighton have appreciated more rapidly than those further inland.
  • Similarly, in Brisbane, character homes in suburbs like New Farm and Paddington have seen higher growth compared to more modern developments, due to their unique charm and limited supply.

Impact of Local Developments and Amenities

  • Local developments can also play a crucial role. For example, the introduction of new infrastructure like the Sydney Metro Northwest has had varying impacts on property values in affected suburbs, depending on proximity to stations.
  • Amenities such as schools, parks, and shopping areas can add to a property’s appeal. In Perth, properties within the catchment area of top-rated schools often command higher prices and experience faster growth.

Impact of Local Developments and Amenities

  • A study by the Real Estate Institute of Victoria (REIV) revealed that homes within 1 km of top-rated schools in Melbourne saw an average price growth of 10% more than those further away, over a five-year period.

Conclusion

The assumption that all properties in a given area will appreciate at a similar rate is misleading. Property value growth is influenced by a complex mix of factors, including type, condition, local amenities, and even specific street appeal. Buyers and investors should assess properties on a case-by-case basis, considering these various factors, to make informed decisions in the Australian property market.

Myth 6: Newer Properties Always Offer Better Investment Returns

A common assumption in the Australian property market is that investing in newer properties guarantees better returns compared to older properties. This perspective, however, overlooks the unique advantages and potential of older properties.

New vs. Old Property Investment Dynamics

  • New properties, often featuring modern designs and amenities, appeal to a segment of renters and buyers. However, they don't automatically translate to higher investment returns. Depreciation, particularly in the first few years, can impact the value of new properties.
  • For instance, a report from BIS Oxford Economics highlighted that in Melbourne and Brisbane, some new apartment complexes saw a depreciation in value of up to 10% in the first few years after completion.

The Charm and Potential of Older Properties

  • Older properties, especially those with heritage features or in established neighbourhoods, can offer significant capital growth potential. These properties often sit on larger land parcels and are located in well-regarded areas.
  • In suburbs like Paddington in Sydney and Carlton in Melbourne, older Victorian and Federation-style homes have shown robust appreciation due to their architectural character and scarcity.

Case Studies Highlighting the Value of Older Properties

  • A study by CoreLogic found that in certain Sydney suburbs, older homes underwent significant value appreciation due to the demand for their unique architectural styles and potential for renovation and extension.
  • In Adelaide, character homes in suburbs like Unley and Norwood have consistently outperformed newer properties in terms of capital growth, as reported by the Real Estate Institute of South Australia.

Renovation and Value-Adding Opportunities

  • Older properties often present opportunities for renovation, allowing investors to add significant value. This aspect can be particularly appealing in a market where buyers are looking for homes with character and modern amenities.
  • For example, in Perth, renovated character homes in suburbs such as Fremantle have achieved high sale prices, reflecting the value-adding potential through renovation.

Conclusion

While newer properties offer certain advantages, such as lower maintenance costs and modern amenities, they don't always guarantee better investment returns. Older properties, with their potential for renovation and unique charm, can often provide strong capital growth and appeal to a different market segment. Investors should consider the attributes of individual properties, including location, property type, and potential for improvement, rather than generalizing based on age alone in the Australian property market.

Myth 7: The Bigger the Property, the Better the Investment

In the Australian property market, there's a common belief that larger properties are inherently better investments. This view, however, overlooks key factors such as market demand, location, and practicality that can significantly impact investment outcomes.

Size vs. Market Demand Dynamics

  • The notion that bigger is better doesn’t always align with market demand. In densely populated urban areas like Sydney and Melbourne, smaller properties like apartments or townhouses may be in higher demand due to affordability and lifestyle preferences.
  • Data from the Australian Bureau of Statistics (ABS) indicate a trend towards smaller household sizes, suggesting a shift in housing needs, potentially favoring smaller properties in certain areas.

Case Studies of Smaller Property Success

  • In inner-city areas, such as Melbourne’s CBD or Sydney's Surry Hills, smaller properties have shown strong rental yields and capital growth, driven by demand from young professionals and students.
  • Conversely, larger properties in these areas might face challenges in terms of affordability for the average buyer or renter, impacting their investment viability.

Maintenance and Upkeep Considerations

  • Larger properties typically incur higher maintenance costs and greater effort in upkeep. This can affect the net return on investment, especially if the property does not appreciate in value at a rate that offsets these costs.
  • In suburban areas like Brisbane’s outer suburbs, larger properties with extensive gardens or pools might appeal to families but come with increased maintenance responsibilities and costs.

Location and Lifestyle Factors

  • The location of a property often plays a more significant role in its investment potential than size. A smaller property in a highly sought-after location can often yield better returns than a larger property in a less desirable area.
  • Lifestyle trends, such as the increasing desire for proximity to city centers, public transport, and amenities, can favor smaller properties in well-located areas.

Conclusion

The belief that larger properties are always the better investment in the Australian property market is a misconception. Investment success depends on a combination of factors, including market demand, location, maintenance costs, and changing lifestyle trends. Investors should consider these aspects and conduct thorough market research to determine the best investment choice for their specific situation and goals.

Myth 8: You Should Always Invest in the Fastest Growing Suburbs

There's a popular belief in the Australian property market that the best investment strategy is to target the fastest-growing suburbs. While growth indicators are important, relying solely on this criterion can be misleading and potentially risky.

The Draw of Fast-Growing Suburbs

  • Fast-growing suburbs often attract investors due to their rising property values and demand. For instance, suburbs in Melbourne's outer west and Sydney's southwest have seen rapid growth in recent years, driven by new developments and population influx.
  • According to a report by CoreLogic, some of these suburbs experienced double-digit annual growth rates, outperforming the broader city averages.

Risks and Oversights

  • Rapid growth can lead to market saturation, where the supply of new properties exceeds demand, potentially leading to a slowdown in price appreciation.
  • Such suburbs may also lack established infrastructure and amenities, which can limit rental demand or future price growth.
  • The Australian Housing and Urban Research Institute has noted that infrastructure often lags in rapidly developing areas, affecting the long-term liveability and appeal.

Case Studies of Varied Investment Outcomes

  • In Perth, some rapidly growing outer suburbs experienced a decline in property values following the mining boom due to an oversupply of housing and a downturn in local employment.
  • Conversely, some inner-city suburbs in Brisbane, which had moderate but steady growth, have proven to be resilient investment choices, with consistent demand and rental yields.

The Importance of Holistic Research

  • Successful property investment requires looking at a range of factors including local employment markets, infrastructure development, rental yields, and community amenities, not just growth rates.
  • Long-term trends are often more indicative of a suburb's potential than short-term spikes in growth.

Conclusion

While investing in the fastest-growing suburbs can be tempting, it's not a foolproof strategy. In the Australian property market, a well-rounded approach that considers diverse factors including growth potential, infrastructure, community amenities, and economic stability is key. Investors should conduct comprehensive research and consider the long-term prospects of a suburb rather than just short-term growth statistics.

Myth 9: It's Better to Wait for Perfect Market Conditions to Buy or Sell

A common myth in the Australian property market is that one should wait for the perfect conditions to buy or sell property. This idea suggests that timing the market precisely can maximise profits or minimise losses. However, the reality of market unpredictability makes this approach less feasible.

The Challenge of Timing the Market

  • The property market is influenced by a myriad of factors including interest rates, economic trends, government policies, and even global events. Predicting how these elements will align to create 'perfect' conditions is extremely challenging.
  • For instance, during the uncertainty of the COVID-19 pandemic, many experts predicted a market downturn, but instead, many areas in Australia saw significant growth in property values, defying expectations.

Missed Opportunities & Real-Life Examples

  • Waiting for the ideal market conditions can lead to missed opportunities. As the market shifts, prices can rise, and affordability can decrease. The long-term growth trajectory of Australian cities like Melbourne and Sydney has shown that those who waited for a significant downturn often missed out on capital gains.
  • In areas like Hobart and Canberra, where the market was previously quieter, those who entered early have seen substantial growth compared to those who waited for clearer signs of a boom.

Personal Circumstances Over Market Timing

  • The decision to buy or sell should be more about personal circumstances, financial readiness, and long-term goals rather than trying to outguess the market.
  • For buyers, factors like job stability, lifestyle needs, and long-term financial plans are crucial considerations. For sellers, the timing should align with life changes, equity goals, or investment strategies.

Diversification and Long-Term Perspective

  • A diversified approach to property investment can mitigate the risks associated with trying to time the market. This means investing in different types of properties, in varied locations, or spreading investments over time.
  • Viewing property investment as a long-term strategy rather than a quick win can alleviate the pressure of timing the market perfectly.

Conclusion

The myth that one should wait for perfect market conditions to buy or sell in the Australian property market overlooks the complexity and unpredictability of real estate dynamics. A more effective approach is to focus on personal financial readiness, long-term goals, and a diversified investment strategy, rather than attempting to time the market with precision.

Myth 10: Auctions Always Get the Best Sale Price for Your Property

In the Australian property market, there's a prevalent belief that auctions are the best way to achieve the highest sale price for a property. While auctions can be effective under certain conditions, they are not universally the optimal selling strategy.

The Appeal of Auctions

  • Auctions create a competitive environment that can drive up the price of a property, particularly in high-demand areas or for unique properties. In markets like Melbourne and Sydney, where demand often exceeds supply, auctions have successfully garnered high sale prices.
  • According to the Real Estate Institute of Victoria, auction clearance rates in Melbourne have historically been strong, often exceeding 70%, indicating a high level of buyer competition.

Limitations & Risks of Auctions

  • Auctions may not always be suitable, especially in quieter markets or for properties that appeal to a niche market. In these cases, the sense of urgency and competition necessary for a successful auction may be lacking.
  • A study by the Real Estate Institute of New South Wales found that in regional areas or certain property segments, private treaty sales were more effective, as they provided more time for buyers to consider the property and secure financing.

Cases of Varied Outcomes

  • In Sydney’s high-demand suburbs like Surry Hills and Bondi, auctions have achieved record-breaking sale prices, showcasing their effectiveness in hot markets.
  • However, in less competitive markets, such as some suburbs in Adelaide or Perth, properties have achieved better outcomes through private sales, allowing for more negotiation and flexibility.

Choosing the Right Sales Strategy

  • The decision to go for an auction or a private sale should be based on various factors including the type of property, the current state of the market, the seller’s circumstances, and the advice of a knowledgeable real estate agent.
  • Properties that may benefit from a private sale include those requiring significant renovation, those in quieter locations, or higher-end homes where the buyer pool is more limited.

Conclusion

While auctions can be a powerful method to achieve high sale prices in certain conditions, they are not a one-size-fits-all solution in the Australian property market. Sellers should consider their specific situation, market conditions, and professional advice to choose the most appropriate sales strategy, be it an auction or a private treaty.

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What they say

We never knew an independent valuer could be so chatty until we met Joseph from AskTheValuer. He explained various issues affecting our house that we never thought about before. The valuation report he provided was also easy to read.  

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I could see that Joseph the independent valuer I found from AskTheValuer was extremely thorough in his work. He spent almost an hour inspecting the property and discussing matters related to it. He completed the valuation report ahead of time.

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Anyone wanting to sell their home should first insist that the agent arrange for a Hidden Value Property Check-Up by AskTheValuer. I wished I had done it because I just found out that I could have sold my home for an extra $150,000!

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I wondered why someone with a Civil Engineering background is a property valuer. Now I know. Joseph from AskTheValuer is so knowledgeable not just in valuation but also in other matters that impacted my property such as ground settlement, water damage and structural matters.  

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Wow! I can now buy properties below asking prices. Thanks to AskTheValuer we can now "see" hidden value in properties before making an offer.

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The Difference

AskTheValue Difference

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Property valuation and civil engineering credentials. You'll get much more value for your money!

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More than just an Independent Valuer

"Seeing" your property beyond the usual value drivers. You'll be surprised!

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Discover strategies to unlock hidden value in your property. You'll be excited! 


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