12 July 2018
With Australia’s major supermarkets banning the plastic bag it’s a good time to get on board #PlasticFreeJuly.
The initiative, whereby people pledge to reduce plastic from their lives for a month, is a great opportunity to learn about plastic-free eco alternatives beyond the tote bag.
Founder of the Plastic Free July Foundation, Rebecca Prince-Ruiz, says while plastic is an extremely useful material the fact it’s designed to last forever causes problems for the environment.
One of the biggest impacts is, of course, on wildlife. But plastic is a huge problem for humans too. Plastic bags contain a cocktail of chemicals that leach into the environment and increase up the food chain. “The UN Environment said it’s one of the greatest environmental challenges of our time,” Prince-Ruiz says.
Images of the Great Pacific Garbage Patch might suggest it’s a problem happening elsewhere. “CSIRO research found plastic in every beach in Australia,” Prince-Ruiz says. “And because we have high concentrations of wildlife, we’re the area in the world where seabirds are most at risk.”
Only 9 per cent of all plastic we’ve made on our planet is recycled, according to Prince-Ruiz. “This is a problem we can’t recycle our way out of. We need to rethink our use of this material.”
She suggests eliminating all single-use throwaway plastic such as plastic lollypop sticks, bottle caps, drink bottles and bags. “These are what we’re finding in our environment. It’s not about being perfect, or a competition. It’s about saying ‘hey, I’m going to try’.”
Frustration with sourcing plastic-free products led Sydney-based Lottie Dalziel to found an online marketplace where consumers can purchase plastic-free products all in one place. Launched in March, banish offers more than 460 products across 22 eco-friendly and cruelty-free brands, and is part of a growing movement to rein in the problem of plastic waste.
From the quirky and old-fashioned, to the funky and plain brilliant, here’s a glance at what’s out there to help you replace plastic in the home in July and beyond.
Use to replace cling wrap. “It comes in funky colours and is a piece of fabric coated in beeswax,” Dalziel says. “Using the heat in your hand, it moulds. You just unwrap and rinse in cold water and use again.”
Beeswax wraps can replace cling wrap. Photo: Beeutiful.com.au
The lightweight fabric bags come with a velcro closure and replace plastic lunch and snack bags.
Reusable produce bags
“Take these shopping with you and put your fresh produce into them, Dalziel says. “Keep them in their bags and it helps separate them in your crisper.”
Knitted and fabric cleaning cloths
Washable and re-usable, these replace your Wettex or Chux.
Coconut fibre scourers
A trendy accompaniment to your au naturel wooden chopping board.
Choose from bamboo or stainless steel options.
Reusable bamboo straws. Photo: Banish.com.au
Combine the old-fashioned metal tea strainer with loose-leaf teas to banish plastic from your morning cuppa.
Bamboo takeaway cutlery
Chuck these in your lunchbox or buy in bulk for parties instead of the plastic variety.
Add a tablet to your dishwasher compartment and use as normal. Lil Bit sells a Cajeput-scented, Himalayan salt tablet.
Eco-Max offer a handmade and biodegradable recycled timber and coconut fibre dust brush.
Himalayan salt dishwashing tablets. Photo: Lil’ Bit
Bathroom & personal hygiene
Shampoo and conditioner bars
Handmade, full of yummy ingredients and sure to start a trend. Get them at Lush and Beauty and the Bees.
Scent up with this option from Good & Clean. A portion of profits goes to your conservation project of choice.
“Cut off the bristles and the bamboo is completely biodegradable,” Dalziel says.
Made from Mulberry silk and mint-flavoured, it comes in it’s own refillable glass and stainless steel container. Get it at Ecostainable.
Built to last, you probably have one in your cabinet. For something new and nifty try the Parker Safety Razor.
100% natural deodorant paste. Photo: Good & Clean
Made with soft, medical-grade silicon, menstrual cups are used like tampons. Find them at Banish and other stockists.
Biodegradable cotton buds
Go Bamboo sell biodegradable bamboo cotton buds.
Tooth and gum powder
Natural ingredients mean this is also better for you. Buy it online at Banish.
Soap nuts/soap berries
The saponin-rich shells of the Sapindus Mukorossi tree nut produce foam when mixed with water. “Add about seven nuts to your washing load in a bag,” Dalziel says. (Micro-plastics in traditional detergents end up in the world’s waterways).
Pop one in the toilet for five minutes, scrub and flush away. Get them at Lil Bit.
Biodegradable trash bags
Hurrah. These do exist! Find them online at Biotuff and Flora & Fauna.
Biodegradable cotton buds. Photo: Shop Naturally
06 July 2018
Image Source: A House in the Hills
If there are rules that you as a renter must follow, make it these 10 commandments. Because, while paying your rent on time is important, so too is making sure your place is personalised and stylish. Working within the boundaries of your landlord, it’s little things like a new light fixture that will make an impact without costing a lot of time or money. And, the best part about this entire list is that you’ll leave with your security deposit intact once it’s time to move up and on.
- Thou Shalt Add Storage
Let’s get real, custom cabinetry is not an option if you don’t own the place. Since rentals usually lack storage, add your own with affordable Ikea bookcases, simple shelves, or these organising solutions.
- Thou Shalt Change the Hardware
Rental hardware is basic . . . your style, not so much. Switching out cabinet pulls and bathroom hardware will make a huge difference. Just remember to keep the original pieces to swap back in before moving out.
- Thou Shalt Ditch Vertical Blinds
Image Source: Dana Miller for House*Tweaking
They are the ultimate decorating sin! To prevent your space from looking like a hospital room, take them down or hide them under curtains. Again, don’t toss — they’re essential if you want your security deposit back.
- Thou Shalt Line Cabinets
This might seem trivial and a bit annoying, but lining your cabinets is a must. Not only will it make your kitchen look clean, but also it will mask worn and grungy cabinets without having to paint. Adhesive liner works, but a softer grip liner is better because it’s easy to install; it will also prevent glassware from chipping.
- Thou Shalt Accessorise Like Crazy
It’s true, and that’s the only way you’re going to get a truly personal space. Go to town with throws, pillows, and accents that reflect your style.
- Thou Shalt Avoid Wallpaper
Well, in most cases. Sure it’s stylish, but in all honestly, wallpaper is really inconvenient to remove, especially if you won’t be in your place for long. If you love the patterned look, consider the removable wallpaper seen in this studio or these alternative wallpaper ideas.
- Thou Shalt Hang Art
Image Source: Love Grows Wild
No excuses — get your art on the walls! Patching up a tiny hole come move-out day is nothing compared to the impact it will make on your space. No need to create a full-blown gallery wall either. Try hanging one statement piece and resting photos on a mantel or shelf, similar to this home.
- Thou Shalt Invest in Rugs
Especially if your place has carpet! Rugs are an easy way to cover up that not-so-cute carpet and can be packed up with you come your next move. Rugs are also a necessity to keep noise down, especially in older apartments with wood floors.
- Thou Shalt Emphasise Lighting
Image Source: POPSUGAR Photography
This is another trick that many renters often overlook. Take it from HGTV stars Anthony Carrino and John Colaneri who suggest you use lighting to set the tone and make an impact in a rental. Get creative with floor and table lamps that can easily be moved from place to place.
- Thou Shalt Make the Most of Plants
No yard? No problem. Pots are a great way to achieve the bohemian jungalow look or even have your own urban garden. The best part is you won’t have to fret about leaving any of them behind.
18 June 2018
Buying and selling property in WA has traditionally been by way of a conventional private treaty arrangement, however buyers and sellers are missing out on a more pure form of transaction, and that’s the auction.
Granted, auctions are becoming a more accepted selling method and the numbers of weekly auctions in WA has increased significantly over the past five years, but still lag a long way behind private treaty sales and the Eastern states. So why is that we’ve been slow to jump on the auction bandwagon?
Firstly, WA’s law for property transactions using the current “Offer & Acceptance” method protect both buyer and seller and in the majority of cases are easy to follow. The system works effectively for all parties to the transaction including the buyer, seller, settlement agent/conveyancer and banks. The downside of this system is that is can be time consuming and in many cases is conditional upon buyers obtaining finance, property inspections, having to sell their current home, etc.
More importantly, the system has a major flaw in it and that’s the asking price is disclosed and typically buyers knock the price down to where they feel comfortable – so it’s not good for sellers.
So why should we look to auctions? The auction system is the most pure form of selling and buying as there are no “secrets” surrounding price or selling terms; all terms are provided in the marketing campaign and the buyers set the price on where they see value. Selling by auction in most cases is quicker than private treaty. And the seller has three bites of the cherry; sell before auction day, on auction day or usually within 30 post auction day.
There are two main misconceptions surrounding auctions:
1. They cost too much. The cost of the auction is merely the auctioneer’s fee for calling the auction and working with the seller, buyer and agent to achieve the desired result. Typically, an auctioneers’ fee is in the vicinity of $700 to $1000. All other costs are associated with the marketing campaign to promote the property.
2. Auctions only “work in expensive areas”. That’s just a suburban myth. There’s many examples of properties below the current Perth median price of $510,000 selling at auction.
WA is one of only two states, the other being Tasmania, that don’t have a cooling off period in our property contracts. A cooling off period allows the buyer to “break” the Offer to Purchase usually between 2 to 5 business days after the offer has been signed. In other words, if the buyer changes their mind for whatever reason they can legally break the offer and walk away for a very small consideration to the seller, usually between 0.2% – 0.25% of the purchase price.
As WA doesn’t have cooling off provisions in our property contracts, this makes it far too easy for sellers and agents to default to Private Treaty transactions. If cooling off provisions were introduced to our property contracts, I’d predict a huge increase in the number of property auctions taking place in WA.
Finally, too few real estate agents embrace auctions and the auction process with vigor. They lack confidence and in some cases, the ability to explain the different marketing options available to sellers and automatically default to Private Treaty. This is a marketing injustice to sellers and the sooner we can demystify and legitimise the auction process for both buyers and sellers, the better.
11 June 2018
Buying your first property is hard, so let’s make it easier for you.
Congratulations! You have decided to take the plunge, you have done some reading on what the various responsibilities when it comes to being a homeowner, you have spoken to the bank and have an idea of how much you are able to afford.
These steps take some time so we are here to encourage you to take the next step in home ownership. We know it’s a little bit nerve wrecking and a little bit scary, but we have compiled some advice from our in house experts to help you with this exciting time!
Looking for affordability without compromising on location
For many of us, your first home is not going to be your forever home. We recommend taking a holistic approach to purchasing property. Even if you are going to be living in that property, look at it as an investment as well.
For those first homebuyers who do not want to compromise on space, you may have to look further out depending on your budget or look for townhouses or terraces. If you are looking to keep more of your lifestyle, an inner city apartment may be the apt living situation for you.
What we emphasise is buying smart and seeing your home purchase as more than just a living situation but a step in growing your portfolio. You might want to ask yourself “How much rent will I get for this apartment?” or “What has been the capital growth in the area over the last few years?”.
We think asking these questions will not only give you peace of mind if you have to move out and rent or sell your property, but it is also how many people start their property portfolio. The first one does not have to be picture perfect, but it helps if it is a sound investment.
Location and amenities
The building, home or internal features are not the only things that you should consider when you buy. Are you in a desirable school catchment zone, are there amenities or transport facilities planned in your area or has a new shopping centre been planned?
Looking at the amenities and area around you is particularly important, as they are great financial health indicators that the area you are looking to buy in has infrastructure and amenity to attract people to live there.
Look on suburb out from your dream location
Looking for undervalued suburbs next to the pricier areas is always a something we recommend to our first home buyers – over time, population growth and gentrification will mean that there will be capital growth in your area.
It’s always good to also look at areas with employment growth as this will increase demand for homes in that area. Finally, do your research. It takes time to go through all the listings in the area you love and view the various prices they get sold for but it’s all worth it when you know you are on to a great purchase.
06 June 2018
The latest REIWA Curtin Buy-Rent Index for the March 2018 quarter has revealed it’s the best time to buy in Perth since 2013.
The Index, released quarterly, assesses whether it’s better to buy or rent in Perth based on past and current trends in the economic and property market climate.
REIWA President Hayden Groves said the March 2018 quarter index showed the annual rate of house price growth required over 10 years to break even in the Buy-Rent Index had declined from 3.3 per cent to 3.1 per cent over the quarter, suggesting an improvement for prospective homebuyers weighing up the decision.
“To put that into perspective, Perth’s annual house price growth rate has been 5.9 per cent for the last 15 years. Based on the March 2018 quarter Index, house prices in Perth would only need to grow by more than 3.1 per cent annually for buying to be considered more financially beneficial than renting,” Mr Groves said.
“This improvement in buying conditions can be attributed to the Perth median house price softening by 1.9 per cent during the March quarter, while the median house rent price increased $5 to $360 per week. We also saw the 10 year average mortgage rate drop to 6.43 per cent, which means home owners are paying less on their mortgage repayments.
“This is the most affordable buying environment we’ve seen in Perth for some time, so if you’ve been weighing up whether to buy, now is the time to take advantage of favourable market conditions,” Mr Groves said.
Mr J-Han Ho, a Property Researcher and Senior Lecturer in the School of Economics and Finance at Curtin University, said the data indicated a continued improvement for the home buyer in the near future.
“Our analysis shows home buyers gaining an advantage, largely due to the low interest rates for home loans, home ownership costs continuing to be affordable and the median rents stabilising,” Mr Ho said.
View the March 2018 quarter Buy-Rent Index.
28 May 2018
One of the most widely misunderstood elements of real estate is what condition a property should be in at settlement or possession.
What does ‘buying as inspected’ really mean?
In short, a property is sold “as inspected”. If there was dust on a ceiling fan when you first inspected before contracting to buy then the fan can be dusty at settlement. The same goes for a dirty oven, a blown light globe or a squeaky laundry door. If it was dirty, blown or squeaky at inspection before purchase then so it should be at settlement.
Buyers will typically expect that the property is handed over to them spick n’ span and thankfully most house-proud sellers leave their homes in an appropriate condition when moving out, however legally there is no obligation for them to do so.
What should you expect at settlement?
If you’re buying a home, it’s smart to have a realistic expectation of what to expect at settlement.
Unless otherwise specified in the contract, the seller is under no obligation to have the property professionally cleaned for settlement and it is surprising how few buyers ask that such a condition be included.
The seller’s only obligation under the contract (Clause 6.1(b) 2 of the General Conditions) is to “…remove from the Property, before possession, all vehicles, rubbish and chattels, other than the Property Chattels.”
Many modern contracts to purchase include provision for essential plumbing, gas and electrical components to be working at settlement. Hence, if at settlement the toilet cistern leaks then the seller ought to make good because the contract says so.
It is trickier when, for example, a telephone jack doesn’t work at settlement. It is not strictly electrical but it is probably reasonable for a buyer to assume that it was functioning at inspection. This is partly because, caveat emptor (buyer beware) has all but disappeared according to some legal practitioners. The onus is probably on the seller to disclose (in this case) that the telephone jack didn’t work.
How to ensure you’re happy with the property at settlement
My view is that buyers need to take reasonable steps to ensure the property they have bought will be presented to them in a condition they are satisfied with.
This can be achieved by either contracting with the seller to guarantee it and/or being more thorough when inspecting the property in the first instance. Ask the agent if it’s ok to turn on taps, flush loos, flick switches, open and close doors, open the oven, turn on the dishwasher and so on before making an offer to purchase.
Buyers ought to have a realistic expectation of what to expect at settlement when buying an established home and acknowledge that opinions of presentation are subjective.
Speak to our market experts on 9475 9622 to discuss about your property concerns
21 May 2018
First home buyers are active in Perth’s property market, with data for the March 2018 quarter revealing an increase in sales for properties priced $500,000 and below.
REIWA President Hayden Groves said after observing subdued first home buyer activity during the December 2017 quarter, it was pleasing to see the lower end of the market strengthen early in 2018.
“The final quarter of 2017 saw the composition of the Perth market shift. Last quarter there were significantly more sales in the higher priced end of the market and less in the first home buyer price range. It’s been a different story this quarter, with the balance of sales shifting back to the lower end of the market,” Mr Groves said.
Median house and unit price
Perth’s preliminary median house price is $510,000 for the March 2018 quarter.
Mr Groves said once all sales settle, this figure was expected to increase to $517,000, which would put the March 2018 quarter median marginally lower (by 0.6 per cent) than the December 2017 quarter.
“Although Perth’s median house price experienced a minor adjustment during the March 2018 quarter, the median house price is up 0.4 per cent when compared to the same time last year, which shows prices are stable,” Mr Groves said.
Perth’s preliminary median unit price is $401,000 for the March 2018 quarter.
“This is expected to lift to $410,000 once all sales settle, which would put it equal with the December quarter median.
“These results are in line with REIWA’s 2018 forecast, which expects stable conditions throughout the remainder of this year, with moderate price growth during the next 12 months,” Mr Groves said.
Preliminary Landgate data shows there were 5,865 dwelling sales during the March 2018 quarter.
“We expect around 6,603 sales for the quarter overall, which is marginally lower than volumes recorded during the December quarter,” Mr Groves said.
There was a 5.7 per cent increase in house sales in the sub-$500,000 price range during the March 2018 quarter.
“Increased activity in the lower end of the market is usually a sign first home buyers are active. We are fortunate the dream of home ownership is more attainable for West Australians than it is on the east coast. After seeing activity drop off last quarter, it’s good to see first home buyers are increasing their presence in the market,” Mr Groves said.
Listings for sale
There were 14,413 properties for sale in Perth at the end of the March 2018 quarter.
Mr Groves said listings had increased 10.2 per cent over the quarter, but were down 2.9 per cent when compared to the March 2017 quarter.
“While it is pleasing listings have declined on an annual basis, the increase over the quarter is not cause for alarm. With overall sentiment in WA improving and all signs indicating the market has begun to turn, sellers are feeling more confident than they have been and therefore more inclined to put their property up for sale.
“We’ve also seen a sharp decline in rental listings over the past year which has had a flow-on effect to the established market. With some investors choosing to sell their rental property instead of lease it, this has contributed to the rise in the number of properties for sale in Perth,” Mr Groves said.
Average selling days
It took 67 days on average to sell a house in Perth during the March 2018 quarter.
Mr Groves said although average selling days increased over the quarter, it was still two days quicker to sell than it was during the March 2017 quarter.
“With more listings on the market, buyers now have more choice, which has had an impact on the time it takes to sell. It’s very encouraging though, that on an annual basis, we’re seeing average selling days decrease,” Mr Groves said.
07 May 2018
In an ideal world, property developers should have a graceful exit from each project, whether they are selling or holding the properties.
Of course, life is rarely graceful, and many newbies fail to even consider the end at the start. This is important as there are a number of exit strategies that you must consider long before you begin any development.
Exits plans aplenty
The first exit is when you transition out of a construction loan, which is when you’re moving from a high interest loan to a more affordable one. Clearly you must be financial enough to still qualify for the new loan – even though it’s cheaper. The thing is the goalposts could have changed dramatically in the length of time it has taken for the project to complete and many a novice has come unstuck because their numbers no longer stacked up in the bank’s eyes. Another exit strategy is out of a joint venture, which I’ll explain in more detail below.
The next strategy, which is also the easiest but not necessarily the best, is selling up and moving on. In my experience, joint ventures (JVs) are a great way to develop property but everyone must agree on what happens at the end. My preference with JVs is to both sell or hold instead of buying the other party out. The reason for that is that you don’t want any recriminations in the future, say, if the property you buy off your JV partner increases in value spectacularly, especially where family or friends are involved. Soon, the green-eyed monster will rear its ugly head, and your former JV partner might even accuse you of short changing them.
I had a situation once where I had the opportunity to buy my JV partner’s property but it made me feel uneasy because I knew that it would likely increase in value significantly in the years ahead and I didn’t want any bad blood between us. We ended up selling & splitting the profits. It’s not all about money.
Even though that waterfront property is now worth about $1 million, I believe I made the right decision because we mix in the same circles so there was never any finger pointing later down the track. So with joint ventures, my recommendation is that both parties agree to either hold or sell to keep everything simple.
The biggest mistakes
The biggest mistake with exit strategies is not having one at all!
The next one is selling prematurely or holding for too long thinking the market will shift, without taking into consideration holding costs.
The best exit strategy is the one that suits your own unique situation, but sometimes making a smaller profit by selling and moving on is better because of the reduced holding costs as well as opportunity costs, too. My exit strategies have been a mix of selling and holding and even though I’m not afraid to sell I usually regret it when the values go up!
One I don’t regret, however, is the property I sold to pay for my father-in-law’s medical bills because he got very sick here and he was here only on a tourist visa. He had no insurance so each day in intensive care was $4,500 plus myriad other medical costs. I sold that property for $340,000 but today it’s worth about $650,000.
Financially and personally it was the best and easiest thing for me to do to fund his medical treatment and it also an important point. At the end of the day, property investment and property development is all about improving your financial position and being in a better situation when the chips are down.
Too much too soon
Another major mistake is newbie developers using the profits from their first projects leasing flashy cars to show off their newfound “wealth”. While that’s just silly if you ask me, that lease also kills their borrowing capacity which impacts them financially for any future developments. I have 20 years of investing and developing experience under my belt, but I have never undertaken a large multi-unit development or housing subdivision.
I could if I wanted to but I’d rather be a big fish in a small pond than a small fish in a big pond. That’s because if things go wrong, there are more potential buyers for the project. If you’re a small fish in a big pond and things go wrong, you’ll likely be eaten by the top-end of town and there’s nothing graceful about that!
One of the most common stumbling blocks for new developers is their egos get in the way. As soon as they start supposedly making “big money”, they splash it out on fast cars and various other things that aren’t overly helpful to their future success. Often these cars are on leases, which, of course dramatically reduces their borrowing capacity. And that’s because they’re not mentally ready for the money.
If I look back at many of the mistakes in my life, I can drill it down to three simple things: greed, ego, or plain old stupidity. Some of those you can do something about but you have to be honest with yourself to do so.
Property development can be a vehicle to vastly improve your wealth, but you have to take your time to learn the ropes – and be prepared to learn plenty about yourself along the road, too.
26 March 2018
Image Source: Studio McGee
Sure, graduation and your first job are huge steps towards adulthood, but what’s the true sign that you’ve officially made it? When you get the keys to your very own apartment. Moving into your first (or second) place is a big deal, but we all know it can come at a high price. It was a rude awakening the day we realised our Pinterest-fuelled dreams didn’t exactly fit our budget. But don’t give up hope! Having an apartment that’s chic and affordable is totally possible. The key is knowing the tricks and hacks that will help you save money without skimping on style. That way, you’ll save your money for what’s really important . . . the housewarming party.
1. Upgrading your wall art? Don’t spend a fortune
Image Source: Domino
Building up an art collection doesn’t have to be crazy expensive. If you can’t bare white walls, there are plenty of websites that specialise in affordable art.
2. Add Something Old
Image Source: Melanie Acevedo for Domino
Add character and save cash by buying your decor secondhand, a trick from former Bachelorette star Jillian Harris. Local thrift stores and flea markets are all full of fun and practical finds that won’t cost a fortune.
3. DIY When You Can
Image Source: Dana Miller / House*Tweaking
If you’re up to the challenge, take on a DIY project — the beautiful results might surprise you. This bar cart is actually an inexpensive Ikea kitchen cart that was repurposed with green paint, wood stain, a bottle opener, and a towel bar.
4. Think Long-Term, Not Just For Now
Image Source: POPSUGAR Photography / Adrian Busse
Since it is likely you’ll be moving around for the next few years, pick items that can travel with you. Avoid oversize furniture and be sure to invest in pieces you’ll love for years to come.
5. Master the Art of Paint
Image Source: POPSUGAR Photography / Adrian Busse
Even the grungiest flea market piece has potential to be beautiful. A fresh coat of bright paint can make all the difference and will help your space look dressed up, even though you’re on a budget.
6. Do Double-Duty
Image Source: Matthew Williams via LABLstudio
Short on space and money? Make sure the few pieces you do invest in can serve more than one purpose. This coffee table doubles as extra seating when guests come to visit.
7. Make the Mattress Your Splurge
Image Source: POPSUGAR Photography / Adrian Busse
Money is tight when you’re moving into a new place, but the one thing you should never skimp on with quality is your mattress. Not only will it get a lot of use, but going cheap can lead to back pain and health issues. Check out these tips for buying a quality mattress.
8. Raid the Garage
Image Source: POPSUGAR Photography / Lisette Mejia
If you have relatives nearby, get busy exploring the garage or attic for handy items you can commandeer for yourself. Things like silverware, old furniture, or art could make their way into your stylish studio.
9. Get Creative With Storage
Image Source: POPSUGAR Photography / Adrian Busse
Yes, your first apartment is probably pretty tiny, but use organisation to your advantage. While you can keep big items tucked away in a box under the bed or in your closet, keep jewellery, makeup, and other small collectables stored out in the open.
10. Buy Budget-Friendly Essentials
Image Source: POPSUGAR Photography / Adrian Busse
No adult should have to live with paper plates and sheets for curtains, but if you’re worried about all the little things adding up, there are ways to get what you need while staying on budget. Shopping for affordable apartment essentials means that you can squeeze everything you need into your budget.
19 March 2018
Getting your foot into the door isn’t cheap, but sometimes it’s where the money is spent that comes as a shock to first-home buyers.
It’s not over once the deposit has been saved and the winning offer made. Experts have identified five areas where hidden costs might be lurking, and how a buyer can avoiding paying more than they need to.
1. Pre-purchase research
Anna Porter, a property valuer and principal at strategic property investment company Suburbanite, said budgeting for pre-purchase inspections is important.
“There’s a whole range of reports you can get – you can spend $5000 just on due diligence,” she said.
What could look like a minor issue may cost more in the long run.Photo: Erin Jonasson
Not doing the research can prove costly. Mortgage Choice CEO John Flavell said it was vital to conduct proper pest and building inspections.
“It is a small amount to pay for peace of mind and it can help you to avoid buying a property with structural faults or insect infestations,” he explained.
CM Lawyers head conveyancer Alex Sapounas said that trying to avoid buying quality building reports was also a common error.
“Unfortunately there’s no fallback position with major structural flaws.”
Strata reports were also very important, he said, particularly regarding special levies and changes to the standard bylaws.
2. Conveyancing fees
Some first-home buyers are surprised to discover they need to engage a conveyancer, or are alarmed by the price.
Rules around conveyancing vary from state to state, but Mr Sapounas said first-home buyers should be talking to a conveyancer at the start of the buying process.
Mr Sapounas said some buyers didn’t even have the contracts reviewed prior to bidding at auction.
He said it was common to see first-home buyers making mistakes that could cost far more in the long run than the $1500 to $2000 conveyancing fee.
Many did not understand the difference between pre-approval and actual approval, how much of a deposit they need, and when they could pull out of the purchase of a property.
“A lot of first-home buyers don’t even have the contract reviewed prior to auction,” he said.
3. Government and bank fees
Mr Flavell identifies stamp duty, the property transfer fee, and mortgage registration fee as government costs new buyers need to know about.
When it comes to home loans there’s the loan application fee, ongoing bank fees and the lender’s property valuation to consider.
A slowing market might impact whether on not a buyer opts for LMI, or a 20 per cent deposit. Photo: Dominic Lorrimer
Another potential expense is Lender’s Mortgage Insurance – LMI – which protects the lender from losing money if the borrower defaults on their loan, and the sale of the property doesn’t cover the money owed.
Generally, it’s a condition of borrowing with less than a 20 per cent deposit, and the cost can be included in the loan amount.
Analysis from financial comparison site Canstar shows that first-time buyers who opt for a 10 per cent deposit and LMI as opposed to taking longer to save a 20 per cent deposit could also wind up paying more overall.
It depends on the growth in property values, with 3.83 per cent annual growth being the break-even point for a $500,000 purchase. If growth is slower, buyers could be better off saving the 20 per cent deposit, but if the market moves faster, LMI is outweighed by capital gains.
4. Moving in, and moving tenants in
Ms Porter said first-time investors often don’t plan for professional cleaning fees.
“When a vendor moves out, there’s not a requirement for how clean the apartment has to be,” she said.
If the property is left in a passable condition, but not clean enough to meet the standards of a rental property, it might require a professional cleaner, and a $500-plus outlay.
Dixon Advisory’s head of advice Nerida Cole explained there could be quite a big “gap in expectation” for new buyers, in terms of what they’re prepared to live with compared to what a tenant expects.
“If you want to have a good tenant, you want to make sure property is presented well.”
New homeowners may be left to foot the cleaning bill when the vendor moves out. Photo: Steven Siewert
She added that the early period can be a pressure point for investors who expect to receive rent straight away.
“There can be a bit of a delay in the cash flow coming in from the rent. Up front there’s the property manager costs, the campaign to get a tenant – but you are paying interest from day one.”
Owner-occupiers also need to manage expectations and expenses. “It might take you two years to furnish the house properly, rather than racing in and trying to make it look like a Vogue magazine.”
5. Landscaping and repairs
Ms Porter recommends keeping aside $4000 for $5000 as a maintenance slush-fund.
“You can buy a property and suddenly the hot water dies, or the airconditioning dies and you have to replace it,” she said.
Ms Cole said the cost of upkeep for a backyard can come as a surprise for buyers upgrading from an apartment.
“Plant trimmers, lawnmowers, it does add up. When you’re a new home buyer, you don’t have much cash up your sleeve.”
There can be some surprises in moving from an apartment to a free-standing house with a backyard.
Landscaping can also be costly, especially for new builds. Ram Venkatagiri, from Financial Quotient, says that the price of structures like retaining walls can come as a shock to some buyers.
“Sometimes they cannot be determined by the builder at outset, until they perform site works after the building contract has been entered into,” he said.
He noted that blinds, curtains and security grilles aren’t always included in the price of a house and land package, adding thousands to the overall cost.
09 March 2018
Image Sources: Laura Metzler and Homepolish
The way Shannon Smith transforms a bare apartment into a cosy home might cause you to confuse her for a magician, or an interior design fairy godmother at the very least. The Homepolish interior designer can do wonders to a space no matter how tight the budget or small the square footage.
The secret to creating a stunning home, she says, is to focus on three things when decorating. “I am a firm believer that you don’t need a lot of stuff to make your space feel finished. If you consider these three things — texture, colour, and scale — you can make any space feel cosy.”
Keep reading to hear what Shannon has to say about approaching each.
- Texture: The More The Merrier
Image Sources: Laura Metzler and Homepolish
“Add texture with area rugs, drapery, vintage pieces, or natural fibers,” Shannon advises.
- Colour: Layer Three
Image Sources: Laura Metzler and Homepolish
“Layer colour in your space to add depth, even if it’s neutral,” she says. “I always try to choose three colours — a light colour, a dark colour, and something in between — and scatter them throughout the space.”
- Scale: Go Big, or Go Home
Image Sources: Laura Metzler and Homepolish
“Large art pieces, leaning floor mirrors, and big area rugs accentuate the height of the ceilings or the width of a room,” explains Shannon. “If you are worried about living in a small space, focus particularly on this tip as it will usually make your space feel larger.”
26 February 2018
We are proud to announce that we won 2 awards as the “AGENCY OF THE YEAR” in the RateMyAgent 2018 Agent of the Year Awards. The awards, which are the largest real estate awards in Australia, recognise those agents and agencies that have ranked the highest based on customer reviews and feedback.
RAVEEN LIYANAGE WON THE THE AWARD FOR THE “AGENCY OF THE YEAR FOR MADDINGTON”
HASI KODAGODA WON THE THE AWARD FOR THE “AGENCY OF THE YEAR FOR BECKENHAM”
NICK MITCHELL WON THE THE AWARD FOR THE “AGENCY OF THE YEAR FOR FORRESTFIELD”
The RateMyAgent Agent of the Year Awards compare over 32,000 agents and agencies across the country. They highlight the leading real estate agents and agencies in each suburb, city and state across Australia, and on a national level.
“The RateMyAgent Agent of the Year Awards are the only awards which use verified customer reviews and feedback, so they’re an honest gauge of the customer service an agent has provided,” said RateMyAgent CEO & Co-Founder, Mark Armstrong. “These awards are the only industry awards to put sellers’ needs first, using customer reviews as a leading indicator of an agent’s success over 2017.”
Our team was also,
- David Quadros – No 1 agent by recommendation in Ascot
- David Quadros – No 3 agent by recommendation in Belmont.
- Greg O – No 1 agent by recommendation in Belmont.
Click below to find out
View our RateMyAgent profile here.
26 February 2018
Image Source: GIA Bathroom & Kitchen Renovations
In 2018, interior style is all about rejecting conformity to a particular “look” and embracing imperfections. Individual touches have never been so big and anything with a touch of whimsy gets full marks. Basically, 2018 is bringing about the death of monochrome and minimalism and the rise of eclectic hygge-ness.
Here Houzz Australia zone in on what that all means exactly — with a community of 1.5 million design and reno professionals, they seemed the right people to ask.
1. Handcrafted Wall Treatments
Image Source: Suzi Appel Photography
Image Source: Space Craft Joinery / Jonathan VDK
Whether tribal or handmade-looking, tiles that add a handcrafted touch to an otherwise sleek and modern kitchen are on the rise. It takes modern kitchens, which were on the verge of looking like spacecrafts, back to that “heart of the home” space. Bang on for the hygge trend.
2. Cabinetry With Personality
Image Source: Woods & Warner
Image Source: Kyal and Kara and Wideline Windows & Doors
Houzz has seen a rise in cabinetry and handles that give a room character. Oversized and elongated wooden knobs work in kitchens or bedrooms.
3. Anti Mass-Manufactured Furniture
Image Source: Decus Interiors / Justin Alexander
Linen bean bags, curvy lines and puffy sofas culminate to make a non-uniform, more organic living space. This means mixing an eclectic selection of seating and tables in your living areas.
4. Brass Is Still the Metal of Choice
Image Source: GIA Bathroom & Kitchen Renovations
Image Source: GIA Bathroom & Kitchen Renovations
Houzz are seeing no signs of the metallic trend abating. Copper and gold will still be coveted in 2018, but they predict brass will take the cake.
5. Dual-Material Benchtops
Image Source: Art of Kitchens Pty Ltd.
Kitchen counters and islands that are a mix of marble, concrete or wood rose to popularity on this season of The Block, and that was just the beginning.
13 February 2018
More Perth properties may soon be sold under the hammer. Photo: Peard Real Estate
With the Perth property market in a state of recovery, agents are predicting auctions will rise in popularity in favour of the traditional offer and acceptance sales method.
While latest Domain Group auction data revealed there were 180 auction listings in Perth in November, with a clearance rate of 30 per cent — in comparison to Sydney data for the same month of 4,187 listings with a clearance rate of 55 per cent — there were signs more homes will be sold under the hammer in Perth in 2018.
Domain Group data scientist Nicola Powell said a seasonality effect was obvious when looking at auction data for Perth, where there tended to be more homes for auction in the spring months.
Auctioneers expect to be busier in Perth this year. Photo: Dan Soderstorm
She said auctions were ingrained in the Sydney and Melbourne vendor market, and as the Perth property market began to recover, auction conditions might improve.
JLL buyers advocate Lachlan Delahunty said “auction” seemed to be a foreign word in WA.
“However, we should start to get comfortable with the process, as it will soon hit our shores,” he said.
“Properties sold under the hammer signify only three per cent of Perth property. Unfathomable when comparing that to the likes of Melbourne and Sydney with clearance rates of 80 to 90 per cent.
“Hot markets attract auctions – like bees to honey, as we have seen in Sydney in the early stages of last year.
“However, this form of selling is certainly no place for a soft market, which Perth has experienced in recent years, recording clearance rates as low as 30 per cent in the final parts of 2017.”
Mr Delahunty predicted if the WA market continued to improve during the first few months of this year, properties in coastal and blue chip suburbs would start to see the benefits of a bidding frenzy.
LJ Hooker national auction manager David Holmes said auction volumes in Perth remained steady and almost unchanged: 1973 in Perth last year, compared to 1964 in 2016.
“Perth is still a long way off the auction volumes of the eastern states – Melbourne recorded more than 50,671 auctions last year (a 19 per cent increase year on year) with Sydney notching 40,281 (a 16 per cent increase),” he said.
“However, at the end of 2017 and already in 2018, our offices have fielded more inquiries from sellers about the opportunities to auction their properties. LJ Hooker Kalamunda Foothills auctioned four times as many properties in 2017 than they did the previous year and expect to hold even more in 2018.
“Data has indicated a shift in the Perth market, with the first positive price recorded in the last quarter for a long time. When markets begin to recover, that’s when auctions rise in popularity as buyers openly compete to determine what new market value is.”
Rob Druitt, First National Real Estate Druitt and Shead principal and auctioneer, said auctions were on the rise in Perth, with buyers becoming more savvy in their understanding of the process.
“It’s unlikely in the short to medium term that we will catch up to the like of Melbourne or Sydney, however, as our market improves we are likely to see more auctions,” he said.
Mr Druitt said there were many benefits to selling and buying at auction.
“For the sellers, it is a quicker sale process and if the property is worth more than we all think, they will achieve it,” he said.
“For the buyers, in what is becoming a more competitive market place for certain types of properties, if they are organised, they have a genuine opportunity to buy the property in an open fair forum as opposed to properties selling off the market or quickly with multiple offers.
“For the market, it is good as it helps to genuinely set the market value of property and provides immediate feedback to the market on sales evidence and interest.
“Also, if the property doesn’t sell on the day of auction it will come on the market post-auction and is available to conditional buyers.”
Acton auctioneer Boyd Fraser said the benefits of auctions included a compressed campaign for 21 days and a 50 per cent chance of selling under the hammer on the day.
“Both buyers and sellers are in the same forum so transparency in the process is guaranteed. There is a significant difference in the number of days on market,” he said.
Western suburbs were popular areas for auctions, but other standout areas included Spearwood, Hamilton Hill and Coogee, Mr Fraser said.
08 February 2018
Parliament has passed the legislation allowing first home buyers to save for a deposit inside superannuation through the First Home Super Saver Scheme (FHSSS) and also allowing older Australians to ‘downsize’ and then contribute the proceeds of the sale of their family home into superannuation.
From 1 July 2018, a first home buyer will be able to withdraw voluntary superannuation contributions they have made since 1 July 2017(up to $30,000 each, with individuals being able to contribute up to $15,000 a year within existing caps), along with a deemed rate of earnings, to help buy their home.
Also, from 1 July 2018, when Australians aged 65 and oversell a home they have owned for at least 10 years, they may contribute up to $300,000 from the proceeds into their superannuation accounts, over and above existing contribution restrictions. Both members of a couple may take advantage of this measure, together contributing up to $600,000 from the proceeds of the sale into superannuation.
30 January 2018
Author: REIWA President Hayden Groves via reiwa.com.au
After a solid couple of years of subdued conditions in the Perth property market, we can look back on 2017 as a transitional period that brought about the bottom of the market.
Coming off the back of a very soft 2016, the Perth property market regained its foothold in 2017, with stable listings, sales and median house price levels observed.
The stability we are now witnessing across key market indicators is a welcome change.
What to expect in 2018
The forecast for 2018 is that the Perth market will moderately and steadily improve, however REIWA cautions against expectations of rapid growth in either the established housing or rental markets over the coming year.
In 2017 there was an average of 489 property sales recorded each week, which REIWA forecasts will lift to approximately 500 sales per week over the next six months. If sales volumes continue to trend at current levels, listing volumes will begin to fall, creating upward pressure on prices as demand builds.
We saw listings for sale start to level out and decrease last year, peaking at just over 15,000 in early 2017, before reaching a low of just over 13,000 in September.
With new dwelling activity set to decline in 2018, REIWA forecasts the number of properties for sale in Perth to remain at current levels over the next year, a level commensurate with market parity.
Perth rental market
Perth’s rental market also appeared to turn a corner in 2017, with listings declining from 11,000 in January to just over 9,300 by December.
Over this same time, leasing activity levels were strong, with approximately 1,180 rentals leased each week. If this trend persists, the balance between supply and demand of stock will continue to improve in 2018.
In a welcome change for investors, Perth’s median rent price has stabilised at $350 per week since April last year. While we don’t anticipate there will be significant growth to median rent prices in 2018, they’re not likely to fall either with quality family homes in particular in strong demand.
The Perth market is no longer experiencing significant declines in median house and rent prices, nor are we seeing listings for sale and for rent increasing at the rate they once were.
As market conditions improve and confidence returns, competition among buyers will inevitably increase.
If you’re thinking about purchasing your first home, trading-up or investing in property, my advice is to act sooner rather than later and take advantage of the stable and favourable market conditions.
To discuss your valuable investment with our Business Development Manager Sarah Morgan, give us a call on 9475 9622
25 January 2018
Welcome to our new series, ‘3 Things I Wish My Clients Knew’, where we’ll be asking a range of experts in the design world to reveal three things they wish every client understood, whether it’s answers to questions they’re commonly asked, practical considerations that would speed up the design and installation process, or knowledge gaps they’d love us to fill… plus a useful golden nugget for you to store away in your memory bank.
We kick off with interior designer Stephanie O’Donohue from smarterBATHROOMS+, who talks us through the things she wishes every client knew before starting a new bathroom.
1. Minimalism is (almost) never cheap
‘Clean, sleek lines’ is what my clients ask for – think single sheets of material, no joins, no handles and no grout lines. The most common misconception I come across is that this is a cheap look to achieve. People are fooled by the apparent simplicity of the aesthetic. But to achieve a truly beautiful, minimalist look the detail in the build needs to be precise.
Some of the simplest-looking spaces I have worked on have been the most expensive, due to the immense detail and meticulous planning required.
Specifying no cabinetry handles often means expensive opening mechanisms or hand-cut joinery. No joins in stone means buying oversized slabs and having an expert stonemason on hand to book-match the ends perfectly. And no grout lines means either huge, expensive tiles that take two tilers to lay (which doubles the labour cost) or porcelain sheets that can only be cut and installed by a stonemason – onto a wall that most likely has to be straightened instead of just packed.
2. Don’t DIY your tiling – ever
It’s just not worth it. Planning the tiling and tiling itself are both art forms. I have seen far too many new bathrooms that only look good when you’re not wearing your glasses. Once you see a crooked tile or uneven grouting it cannot be unseen.
A tiler who plans the space, tile by tile, to ensure the placement of cuts and grout lines will be perfect is worth their weight in gold. You may be tempted to tackle a job that seems straightforward, but don’t do it. Especially if you have contrasting grout.
A good tiler will work more quickly than you could ever hope to, and they will be able to correctly use epoxy grout, giving you a superior and longer-lasting finish than you’d achieve yourself with a regular cement-based grout. They will also be able to disguise an uneven wall or an unsightly edge to a degree.
The tiles and grout are your first defence against water damage. Inferior tiling puts your whole room and subfloor at risk. Step away from the tiles and call an expert.
3. Tight budget? Stuck for a design idea? Go big!
This is one of my favourite tricks. Sometimes you can’t afford the Rolls Royce of every element in your space. But if you can distract from your more economical, practical design decisions with a wow feature, you can save yourself thousands in upgrading everything unnecessarily.
Oversized handles, for example, can add a touch of drama and interest to an otherwise plain bathroom. Have you got a high bathroom ceiling? Find the biggest pendant light your electrician can lift and fill the bathroom with an object so demanding of attention that it develops a personality of its own. You’ll find it gives your bathroom a real designer edge and detracts from the cheaper elements in the space.
You could also distract the eye with repetition, where you take one design idea and use it several times over in a space. Do you love penny round tiles? Pick a round basin, rounded tapware, a round mirror and towels with a circular pattern. Repetition of a theme will give the space a cohesive, thought-out feel where every design decision is deliberate.
It will also help you shop better as you won’t fall into the trap of picking 10 things you love and finding none of them work together.
The one thing I always get asked is…
‘How long does a bathroom renovation take?’ Many people are surprised when they hear that a quality bathroom renovation takes about four weeks. Renovation shows are not reality!
Many people don’t have a spare bathroom they can use while the renovation takes place. If that’s the case for you, plan ahead. Hire a portable toilet or shower from a reputable builder, join a nearby gym (there are often free trials you can take advantage of), or consider renting elsewhere for a month while the job is done.None of these are ideal, but if you’re going to build a bathroom to last 20-30 years, that month of inconvenience will quickly be forgotten when you step inside your gorgeous new space.
My golden nugget…
Unless it’s a colour other than chrome, a tap is a tap. Something basic will be fine, so don’t spend your hard-earned cash there. Funnel your money into custom cabinetry instead. Having a smart drawer that fits your lipstick collection perfectly, in a colour you love and with a concealed bin, will be worth so much more than the bragging rights for Italian taps.
16 January 2018
Image Source: A Beautiful Mess
So what if size isn’t on your kitchen’s side? You know the old “fake it ’til you make it” saying? Well, it applies to kitchen design, too! So, if your cook space’s dimensions have got you down, try these easy, foolproof tricks to make your kitchen feel and look bigger than it actually is.
1. Install a Vertical Backsplash
Image Source: Annie Schlechter for Domino
Want to visually increase your room’s dimensions? Simply turn subway tile on its head. Laying out the tiles vertically (rather than horizontally) draws the eye upward, making a kitchen ceiling appear taller than it actually is.
2. Open the Room Up With Open Shelving
Image Source: Jeremy Liebman for Domino
Too many upper cabinets can make a tiny kitchen look top-heavy. Try removing a few and replace them with open shelving instead. Not only will your kitchen instantly open up, but you can show off prized cookware and accessories, too.
3. Lengthen With a Runner
Image Source: House*Tweaking
For a quick and inexpensive way to make a kitchen look longer, simply add a graphic runner. Occasionally changing out the runner will give your kitchen a new look with little effort.
4. Save Space With Stools
Image Source: domino
No room for a spacious kitchen table and chairs? Choose a narrow dining table with stools or benches that can tuck under the table. This set-up allows for better traffic flow while avoiding over-crowding your kitchen.
5. Get Your Shine On
Image Source: domino
Even if you are shine-inclined, subtly reflective materials can help a kitchen feels larger by bouncing around natural light. Our faves: lacquered cabinets and reflective backsplash tiles.
6. Work With What You Have
Image Source: domino
Studio living can be tricky, especially since your living and sleeping quarters are limited to one room. This kitchen makes the most of the space with open shelving, a gallery wall, and even a TV! With clever arranging, you can cook and have your cable too!
7. Think Up
Image Source: hoto by Ditte Isager. Courtesy of Martha Stewart Living. Copyright © 2010.
Short on space? Think up! Pot racks are a great way to free up limited cabinet and counter space. If you’re on a budget, consider this affordable option.
16 January 2018
As an auctioneer, clearly, I’d prefer that every auction made it to the big day. Sometimes, however, vendors opt to sell beforehand because of their unique financial or personal circumstances.
Can you really buy beforehand?
There has always been some skepticism amongst buyers whether properties are really for sale prior to auction or whether it’s just a price fishing expedition.
In my experience, vendors who are open to selling before auction, generally are committed to the idea if an appropriate offer is made on their property. I generally find there are two types of buyers who make offers before auction.
The first is the buyer who is dipping their toe in the water, so to speak, and hoping to learn the seller’s price expectation. The other type of buyer is one who genuinely doesn’t want to bid at auction perhaps because they’ve missed out on a few properties already and want to learn sooner rather than later whether they’re in with a shot.
Selling before auction happens more often in specific market conditions, of course, but also at particular times of the year like before Christmas.
Some sellers just don’t want to have their properties still on the market over the holidays and for them certainty is more important than going to auction.
So, for those sellers, they are chasing peace of mind more than the best price. Selling before auction can happen in rising and falling markets in my experience. When a market starts to shift to the positive, more buyers tend to make solid offers before auction because they don’t want to run the risk of missing out on the day.
In southeast Queensland at present there are more sales before auction than usual for this time of year, because the market appears to be strengthening. In fact, I don’t think it’s increased this sharply for a number of years. If we use history as a teacher, it may be indicating that the southeast Queensland market is shifting into another gear as we head into 2018. Conversely, when a market starts to cool off, sellers think that they don’t have the same security blanket so they opt to accept offers beforehand.
What are the pros and cons?
Buyers must understand that buying before auction is an opportunity so you really must make your biggest and best offer if you’re serious about securing the property. You can’t try and buy prior by putting your toe in pool – you can only buy prior to auction by diving into the pool.
Don’t make an offer with the expectation that the seller or the agent is going to come back and tell you exactly what their lowest selling price is going to be, because that just doesn’t happen.
They’ll either say you’re close or you’re not even in the same ball park. Also, if a seller is prepared to accept offers prior, it’s unlikely that you will be the only buyer in the running so you must put your best foot forward.
Likewise, if you’re buying a property prior, you almost have to compensate the seller for the risk of them not taking the property to market on auction day. That means that quite often you have to pay a premium because you’re compensating the seller for not going through the campaign that they’ve been advertising for three or four weeks.
For vendors, selling before auction has to involve what I call a #noregretsprice. So it’s the figure that they’re not going to look in the rear view mirror and regret that they didn’t go to auction.
Going to auction could produce a spectacular result on the day if there are a number of competing bidders, backed up by a thorough marketing campaign. The reality is that sellers won’t know what the result will be until auction day – and for some peace of mind is more important, which is fine.
At the end of the day, buying or selling before auction can be a sound strategy as long as the vendor is prepared to accept that a higher price may have been achieved on the day and the buyer understands that they’re unlikely to get a bargain.
01 December 2017
Our office is closed from Friday 22nd Dec and reopening on Thursday 4th January 2018.
During this time, If you have a query in regards property management please email your Property Manager.If you have a query in regards to a sale please ring or leave a message with your selling rep.
In the meantime, you may want to visit our website www.pmmetro.com.au for more information