Q1 FY23 BLS Apartment Insider : simplebooklet.com

WELCOMEHello,As our highly valued Broadbeach residents, our investors and/or prospective purchasers -welcome to the first quarter Broadbeach Luxury Sales ‘Apartment Insider’ report for the '22/'23Financial Year.Once again - we’ll be sharing with you not only the sales numbers but also lots of excitingupcoming events, insights and changes to the market that only your number one, local,Broadbeach apartment sales specialists can provide.Life in general appears to be getting back to some normality now that we seem to be in a ‘post –Covid’, recovering society around the world. Overseas and interstate travel, however still appearsto be presenting challenges as airlines struggle with low staffing numbers and rising fuel costsmade worse by the impact of the deeply unpopular war in the Ukraine and all of its negativeconsequences. Interest rates are certainly on the move upward and add to this the incredibly rapidrise of the cost of living [ highlighted by the surging prices of fuel and electricity ] and many punditsare now anticipating our economy tipping into a recession. There is no doubt that the apartment market in Broadbeach has slowed a tad - but only in terms ofbuyer enquiry in general. Many investors are ‘fence sitting’ at present as successive interest rate rises now seeing the RBAcash rate at 2.6%. The flow on effect to buyers is likely to cause more delay in decision making andoffers as many of them believe that there will be a significant drop in prices as vendors realignthemselves to the market. We don’t think that is the case however as stock levels remain very tight throughout Broadbeachand whatever correction was going to happen has already occurred. Sales for the quarter totalled 103 versus 207 for the same period last year - a drop of 42% overall asgood stock that is well priced sells quickly and our sellers have been pleased to see that mostoffers, they received were cash and not conditional upon finance. As always - ‘cash is king’ and our expectation is that this trend will continue as we move quicklytowards Xmas and the New Year when the influx of southern holidaymakers once again ‘ignites’the market.Broadbeach Luxury Sales had a very solid quarter with 18 sales being recorded by our team overalltotalling over $38,000,000 with a number of records set for $ paid per m2 proving once again thatbuyers will ultimately pay what is required to secure the property that they want !As always - if you are considering selling or would simply like an updated appraisal on yourapartment here in Broadbeach please contact us at your earliest convenience.We trust that you find this report informative and helpful in deciding whether to hold, sell orexpand your lifestyle asset portfolio and move forward with new and exciting opportunities.Happy reading,KylieAnthony&

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Disclaimer: We have in preparing this information, used our best endeavours to ensure that the information contained herein is true and accurate butaccept no responsibility and disclaim all liability in respect of any errors, omissions, inaccuracies or misstatements that may occur. All recipientsshould make their own enquiries to verify the information contained herein. This Broadbeach Apartment Insider Report provides an overview of salesthat have taken place from the 1 July 2022– 30 September 2022 by all agents. Broadbeach Luxury Sales is simply reporting the sales activity. We have sold over 12 properties in our time, and it goes without question that Kylie, and herteam at Broadbeach Luxury Sales are many many levels above the rest. Kylie is professional,very sharp, forward thinking, understands the market, and has clearly built a strong clientelebase both on the buy and sell side to make a transaction like this pleasant. A descriptive wordwe would not use for our other 12 sales! We strongly recommend using her and can't thank herenough. Great experience. David & Yvonne Callan - Seller

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PROPERTY VALUES HAVE BEGUN TO DECLINEFalling property values may make it easier for some to access a home loan, enabling buyersto provide a larger deposit than they may have needed at the peak of the market. Lower property prices also reduce transition costs, such as stamp duty, and see moreproperties qualify for first home buyer schemes that have price caps. PROPERTIES ARE TAKING LONGER TO SELL As properties take longer to sell buyers have more time to organise their finance, completedue diligence on properties and check out what other properties are on the market. Similarly, as homes take longer to sell, vendors typically become more flexible on theirpricing expectations. LENDERS ARE OFFERING COMPETITIVE RATES FOR NEW CUSTOMERSMortgage rates are higher, and are likely to continue rising further, however, average newvariable rates are typically lower than what existing mortgage holders are paying, with ratesstill lower than they were in 2019. GETTING OUT OF THE RENTAL MARKETIt's an undeniably tough time for renters at the moment with rent listings at around one thirdbelow the previous five-year average. Australia's rental vacancy rate is a record low 1.2% and CoreLogic's rent value index rose arecord 9.8% in the past year, meaning upcoming lease renewals could spell higher rents. REASONS WHY NOW IS AGOOD TIME TO BUY APROPERTY DESPITE RISINGINTEREST RATES ...LOOKING FOR FINANCE OPTIONS - GET IN TOUCH WITH JACINTA TODAY ON 0449 875 811

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We are constantly asked for advice as to what provides the best return on lifestyle apartment investmentshere in Broadbeach.When Covid began Short Term Holiday Rental and Hotel guest traffic almost completely disappeared -investors swung across quickly to permanent tenants as a source of some income albeit at much reducedrates. Now that things are returning to comparative normality investors are moving back to the higherincome levels afforded via Short Term Holiday Rental (STHR) particularly in light of rising interest rates.As always it essentially comes down to two factors … [1] Owner usage and [2] Expected or required Returnon Investment (ROI).Many investors like the surety that a tenant provides as they don’t seek to stay in the apartmentthemselves for holidays. The banks also will ask for potential rental income appraisals as part of thelending process and it is these numbers upon which they will determine loan to value ratios andrepayment capability as long as the initial valuation stacks up as investing in an apartment in the heart ofBroadbeach in an apartment building complex is typically a long-term lifestyle investment.Accordingly, you need to consider first and foremost if you would like to use the apartment just for familyvacations or eventually move into the apartment as a second or primary residence. The answer to thisquestion will ultimately impact your ROI – the more owner usage the less the expected gross returns willbe. Owners who do not use the apartment themselves will sometimes opt for the surety of having apermanent tenant in place which gives a consistent income. However, returns can be much, much higherunder STHR agreements even though management fees, cleaning costs, linen hire, insurance and councilrates may be higher. Add this much higher rate of return to the other positive factor – that your investmentapartment is cleaned between each guest changeover allowing damage to be picked up quickly and youhave a ‘win, win’ scenario for investor owners.As interest rates move upwards along with either interest only or principal and interest loan repaymentsinvestors are seeking the very best potential returns in order to meet their commitments. In this case thereis no doubt that STHR is the way to go ! If you are re-considering your investment options then best to check the By Laws for your building re :STHR and then speak to your building manager. You can then email us and we will forward you ourrecommendations for property managers in Broadbeach to contact for your apartment.[ * Indicative average returns only by bedroom segment provided by Broadbeach Luxury Stays . Actual income potential will bedependant on market conditions, plan type and condition, level in building, ocean views and aspect / direction etc. ]HOW DO WE GETTHE BEST ROI ONOUR LIFESTYLEINVESTMENT ? HOLIDAY LETTING VS PERMANANT TENANTUsing The Oracle as guide below aresome * approximate gross incomenumbers per annum ... ONE BEDROOM $70,000 to $90,000 TWO BEDROOM $80,000 to $120,000 THREE BEDROOM $125,000 to $160,000

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TIPS TO PREPARE YOUR APARTMENT FOR SALESET THE SCENEHire a property stylist and giveyour apartment extra appeal.CLEAN AND BRIGHTKeep balconies and windowsclean inside and out.FRESHEN UPnew carpet, lighting and freshlypainted walls add value andreduce the number of days onmarket.NEUTRAL VERSUS COLOURAdd a pop/accent colour withaccessories to go from drabto fab.CUT THE CLUTTERLess is more. Start packing early.FIX ITFrom leaking taps to a brokenlight bulb, make sure minorrepairs are taken care of. When showcasing your property to the market, it is important topresent it in ‘sell’ mode rather than ‘live’ mode. ‘Live’ mode refersto your property right now, as you enjoy living or staying in it. Thisincludes your photos and memorabilia, the cushions and throwsyou like and your favourite artworks and ornaments etc.‘Sell’ mode is presenting your home to your ideal buyer. It is ahome that is decluttered, spacious and styled in line with the typeof property and the target buyer (families, professionals, ordownsizers)To engage the buyer’s interest and attract the best price, aproperty must be presented in ‘sell’ mode because it allows themto imagine living there and envisage how their furniture andhomewares will look in the property. It’s no longer your propertybut theirs.We have an extensive network of property stylists and tradespeople available to assist in getting your property prepared forsale should the property need a little mini makeover or extra TLC.IS YOUR PROPERTY 'SELL' MODE READY ?

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DID YOU HAVE YOURSAY LAST MONTH? We did! Over many years we havelistened to feedback from buyersand sellers about the area and wetook the time to share this feedbackwith the Gold Coast City council onbehalf of our clients. Below is a brief breakdown of somechanges we could expect to seeover the coming years in particularareas of Broadbeach. Multi-purpose open lawn areaPop jet water feature includingdecorative lighting with outdoordining area and event spaceopportunityNew covered stage with sound andlighting, including ramp accessbetween levels and change roomsbehindUpdate existing children'splayground Add a second Sculptural children’splay area / public art / screenprojector / lighting elements /public seating including featureswinging seatingBROADBEACH MALL Review the full plans by visiting https://gchaveyoursay.com.au/broadbeachpmpBROADBEACH PLACE MAKING PLAN UPDATE

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Multi-purpose hardstand areafor activations including eventpower, relocatable umbrellas,tables and chairs, decorativelighting, public art and eventoverflow space.Upgrade to all pathwaylighting with CCTV & Wi-Fi. .Irrigation updated.Feature mature palm plantingwith colourful understoryplanting to road median withdecorative lighting.VICTORIA AVENUE ANDVICTORIA PARK Proposed multi-use hardstandactivation space / basketball courtwith seating, bins, trees, lightingNew public amenities toilet blockSecondary Oceanway / bicyclepath with additional new Norfolkpines plantedAdditional BBQ’s, shelters, seatingand bins Inclusive all ages fitness equipment/ parkour areaFeature high end interactive artworkUpgrade to all pathway lighting withCCTV & Wi-Fi. Possible added pedestrian crossingsKURRAWA PARK AND PRATTEN PARK

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Our favourite hangout has moved to a largerspace at Oasis Broadbeach and is offering avery simple tasty coastal European menu.Give it a try and enjoy simple, delicious foodwith your favourite people.OUR FAVOURITES: CLASSIC MARGHERITA, FAMOUS BREAD,ZUCCHINI FLOWERS AND PRAWN LINGUINE NEW IN BROADBEACHRESERVATIONS | 07 5504 6985 Now open at 89 Surf Parade in Broadbeach,Yo Chi is the perfect treat any time of day.The Frozen yoghurt and toppings we haveever had. Keeping Kylie's kids away from hereis daily challenge. OUR FAVOURITE MIX : VANILLA PROTEIN AND SALTEDCARAMEL WITH SPICED CRUMBLE TOPPING, WARM WHITECHOC GANACHE AND LYCHEE PEARLS. Located under the Phoenician Resort on SurfParade, The Vault Bar & Tapas is GC's newestpremier bar offering a curate selection ofhigh-end Whiskey, Cognacs, Rums andspeciality cocktails. A laidback yetsophisticated venue for all to enjoyWednesday through to Sunday. DON'T FORGET TO ENQUIRE ABOUT THE MOST EXCLUSIVEWHISKEY MEMBRSHIP ON THE GOLD COAST.

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5Want more great tips – visit www.broadbeachluxurysales.com.au to downloadyour free copy of our ‘Tips to Selling’ booklet with all you need to know aboutselling your Broadbeach, Queensland apartment. Create competition amongstbuyers early to reduce thenumber of days on market. THINKING OF SELLINGConsider these five vital steps to selling your Broadbeach apartment for a premium price. 1234Understand the Buyer’sperceptions of value and beopen to negotiationsAppoint experienced sellingagents who specialise inBroadbeach sales for the bestchance of selling at thehighest possible price.Take a proactive and engagingapproach to marketing … ‘cast anet not just a fishing line.’CONSIDER BLS ...RESULTSLOCALSKNOWLEDGERESPECTEXPERIENCEDATABASECONNECTIONOver $240,000,000 in Broadbeach apartment sales alone.Anthony currently owns multiple apartments in Oracle and Kylie lives in theheart of Broadbeach in Air on Broadbeach with her young family. We intimately understand the Broadbeach and broader Gold Coast marketwhich gives buyer and sellers confidence and trust.From both buyers and sellers due to our upfront and honest approach.We have more than 20 years experience in real estate sales.We have a fast-growing buyer database due to our presence, dominance,SEO and focus in Broadbeach. Strong relationships with onsite building managers and other managementcompanies, meaning ease of access to managed apartments for sale.

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OUR APPROACHAt Broadbeach Luxury Sales we are proud to doreal estate differently. From our team-basedapproach to our targeted selling plan, we willensure the move toward your next chapter ismemorable and profitable. In selecting Broadbeach Luxury Sales you willengage our entire team of dedicatedprofessionals, working together to support youall the way. This means you have access to morethan just your dedicated sales team but alsofinance specialists, property stylists, licensedtrades, legal professionals and marketingexperts. Whether you are selling a property for $400,000or $4million, the high level of service is the same. We value all properties and every clientequally.At Broadbeach Luxury Sales it’s all about youand your property. We go out of our way tounderstand exactly WHY each apartment inBroadbeach is as unique as it’s owner. The morewe know about the property the better placedwe will be to sell it for a premium price. With ourlocal knowledge and expertise [ we actually livehere ] we will take your property from ‘for sale’ to‘sold’ with the most effective marketing methodsavailable to ensure a premium result. We are a TEAMWhen you list with us you get experienced, localsales professionals committed to achieving thevery best result for you by selling buyers on theBroadbeach lifestyle and not just by pushingyour price down. Our proven track record shouldgive you confidence.We are a MULTIMEDIA AGENCYTargeted marketing is our specialty atBroadbeach Luxury Sales. As your sales team itis our job to generate energy and interest aroundyour property. We invested an enormous - 0 2 -amount of time, money and professional trainingto migrate from a traditional real estate businessto a modern multimedia marketing agency. Weare trained to find and market the hidden dollarsthat are easily overlooked to the untrained eye.We know excellent property marketing movespurchasers. If a movie can make people cry, agreat video will make them share on social andbook an inspection.We know how to use technology to highlight allthe warm and fuzzy emotional triggers in yourproperty to enhance engagement withprospective buyers.We use the right words, images, videos, audio,floor plans, interactive technology andengagement tools to attract, involve and commitpurchasers. Our combination of digital andtraditional tools and techniques creates thecomplete marketing package. We have a rangeof innovative marketing tools such as interactivefloor plans and virtual tours.

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ALL PROPERTIES MATTERAll properties matter, no matter which propertywe sell, be it a $400,000 property or a $4millionproperty. Every client receives our complete process andsecond-to-none attention to detail, generatingthe very best outcome.Our understanding and commitment to findingand marketing every feature of your propertyand its location (we call this ‘liveability’) alsoincreases the value in the eyes of the purchasingcommunity. It all adds up to finding your bestbuyer and achieving the best possible price foryou. Together as one team supporting you all theway!There are no freelancers or agents competingwith each other in our business, just career-based real estate professionals looking afteryour asset and best interests.As an independent, team-based business, we allwork as one to achieve the best outcome andmake the entire process smooth, stress-free andrewarding for you.Every service you could possibly need, fromfinance and conveyancing to property stylingand trades is at your service.Our ACTIVE BUYERS WAITLISTOne of the golden rules of real estate is thelonger your property is on the market, the lessbuyers expect to pay. At Broadbeach LuxurySales the last thing we want to do is leavemoney on the table. We have established an active and current‘buyers wait list’ for owners who want to test themarket and discover the price engagement levelbefore hitting the button to go live. We call thisan ‘off-market property listing’. - 0 2 -Here’s how it works. We contact confirmedregistered buyers if their property wish listmatches the property. They will then receive anexclusive link to access our off-marketproperties section of our website. It gives them aheads up on properties before the rest of theworld sees them. For many an outstanding saleis achieved off market.Selling with discretion is another reason to usethe service. This is for owners who, for whateverreason, don’t want others to know they areselling their home.Whatever your reason, the Broadbeach LuxurySales buyer wait list is proven to create intensecompetition among target buyers, which isexactly what you want when selling yourgreatest financial asset. CLIENT LONGEVITY ...At BLS we are about client longevity not just thefastest transaction.We understand that selling a property can be acomplex and emotional journey for both sellersand buyers. For us, it's not just about getting theproperty sold - we are there with you from startto finish whatever you choose to do. If you arelooking to upgrade, downgrade or buy multipleproperties again on the Gold Coast, we will dothe research for you and help you to sell orsecure your next asset or that ‘forever home.’We also have an extensive, connected networkof experienced real estate agents over thelength and breadth of the Gold Coast and arealways happy to conjunct and refer to get oursellers and buyers a great result.TO SELLING ... A clear view of the market, seamlessorganisation, provided a profession viewand help to present the property in a waythat generated a rapid sale.Pat Bowen - Seller

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CONCIERGE PARTNERSWhether you're looking for your next solicitor, conveyancer, financier, interior decorator,property manager or a window cleaner in Broadbeach, below is a list of the mostreferred and shared businesses by our clients. PRESTIGE PROPERTY LAWYERSSanju ModiP: 07 55 922 222M: 0408 927 250E: sanju@prestigepropertylawyers.com.auW: www.prestigepropertylawyers.com.auGOLD COAST CITY SOLCITORSMatthew WilliamsP: 07 55 926 999E: matt@gccsolicitors.com.auW: www.gccsolicitors.com.auREFRESH CARPET CLEANINGJason ConyardM: 0481 707 422E: refreshgoldcoastcarpet@gmail.comJACKSONS - JUST CLEAN ITJackson PerksSpecialises in Window and Pressure CleaningM: 0431 710 506W: www.justcleanit.com.auPARADISE INTERIORSKylie KimberleyE: kylie@paradiseinteriors.com.auM: 0451 512 151W: www.paradiseinteriors.com.auLOOK INTERIORS / STAGINGClaire BallM: 0419 643 290E: claire@lookinteriors.com.auW: www.lookpropertystyling.comBROADBEACH LUXURY STAYSChristine QuinnShort Term Holiday Management Alternative in Oracle BroadbeachM: 0433 608 900W: www.broadbeachluxurystays.com.auWALKER FINANCIALJacinta WalkerM: 0449 875 811E: jacinta@walkerfinancial.com.auW: www.walkerfinancial.com.auGOLDIE WINDOW CLEANINGIsaacSpecialises in Window CleaningM: 0424 101 106W: www.goldiewindowcleaning.com

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Anthony has been in sales for over 35 years after beginning hisworking career as a school teacher and consultant.His qualifications and experience have helped him to developexcellent communication and interpersonal skills and to becomea top agent after an extensive career with international brands.Anthony and his wife, Cristine, own numerous properties in TheOracle where they live and also run a very successful Short TermHoliday Rental business - Broadbeach Luxury Stays.ANTHONY QUINNCO -DIR E CTO R | L REA Kylie is a real estate professional of rare integrity, passion anddedication delivering outstanding results for her clients over thepast 15 years. Compassion and genuine empathy work in harmonywith her exceptional sales and negotiation skills to consistentlyexceed client’s expectations.Complimenting her extensive experience guiding clients throughthe purchase and sale of properties, her architectural awarenessand marketing expertise add value and essential knowledge to anycampaign. Confident and ethical with a superb attention to detail and a localresident in Air on Broadbeach, Kylie is an outstanding asset toanyone selling their apartment.KYLIE DOWSECO -DIR E CTO R | L REAChloe heads up our buyer and seller interaction network.Having worked as a guest relations officer and accounts managerfor a leading holiday apartment building in Broadbeach, Chloe hasdeveloped exceptional customer service skills and a drive to furtherher career in Broadbeach through real estate. Her youthful, calming, energetic and professional nature combinedwith her ambitious, confident and positive attitude make her avaluable asset to our business and our clients.CHLOE WAREEX ECUT I VE S ALES ASS O CIA T E | LREA

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NEAREST STATE SCHOOLS:Broadbeach State School – 1km (2 minutes)Merrimac State High School – 3km (6 minutes)Surfers Paradise State School – 4km (10 minutes)Miami State High School – 4km (10 minutes)Miami State School – 4.2km (11 minutes)NEAREST PRIVATE SCHOOLS:Saint Vincent's Catholic Primary School - 4.1km (11 minutes)Emmanuel College - 8.6km (15 minutes)The Southport School (Boys) - 8.7km (17 minutes)Saint Hilda's (Girls) - 9.8km (19 minutes)All Saints Anglican College - 10km (18 minutes)Kings Christian College - 13km (20 minutes)Somerset College - 11km (20 minutes)NEAREST SHOPPING:Oasis shopping centre – middle of Broadbeach Pacific fair shopping centre – 900m (4 minutes)Harris Farm Markets – 3.7km (8 minutes)Homemaker Bundall – 5.9km (12 minutes)ENTERTAINMENT:Star Casino – 800m (3 minutes)Gold Coast Convention & Exhibition centre – 600m (3 minutes)Dracula’s – 1km (4 minutes)Home of the Arts (HOTA) – 5.8km (14 minutes) Sea World – 8.9km (19 minutes) Dreamworld – 31km (34 minutes)Wet'n'Wild - 24km (27 minutes)Movie World, Outback Spectacular and Top Golf - 23km (28 minutes)HOSPITALS:Pindara Private Hospital - 6.4km (14 minutes)Gold Coast University Hospital – 12km (24 minutes)Gold Coast Private Hospital – 12km (24 minutes)AIRPORTS:Gold Coast Airport – 19km (31 minutes)Brisbane Airport – 91km (1 hour & 10 minutes) DESTINATIONS:Brisbane CBD - 84km (1 hour & 9 minutes)Mount Tamborine - 36km (45 minutes)Byron Bay - 86km (1 hour & 9 minutes)LOCATION LOCATION From the centre of Broadbeach to...

Q1 FY23 BLS Apartment Insider

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