November 2016 Edition Inside This Issue Office Locations Out & About! Whitsundays Mackay/ Commercial/ Industrial Gladstone Rockhampton Wide Bay Hervey Bay Wide Bay Bargara Biloela Mackay Rural Contact us Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton
Opteon Property Group (OPG) is a national provider of valuation and property advisory services. With 75 office locations nationwide we have a team of over 800 staff including more than 500 valuers. Our specialist team can assist with all manner of valuations, from residential mortgages to more complex valuation assignments. Our integrated valuation and property advisory services are built across eight national business units: Commercial, Residential, Government Services, Agribusiness, Plant & Equipment, Advisory, Tax Depreciation and Quantity Surveying. The extensive reach of our valuation and advisory network enables us to provide fast, reliable and independent valuation and advisory services for any property type. Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 2
Opteon CQ Out & About! Breaking News! November 2016 Rural Specialist Valuer Murray Davis, gained two cadets when Adam Bray from our Rockhampton office and Victoria Gracie from the Mackay office headed out on his farm for some cattle work and rural training. Murray Davis owns and runs his own farms whilst covering the Central Highlands and Central western regions of Queensland for the Central Queensland business. Murray values everything from large scale grazing, irrigation lots and agriculture. Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 3
Opteon CQ Out & About! Breaking News! November 2016 Adam Bray (on left) was selected to join the OPG Youth Leadership Team (YLT) for 2016/2017 and recently attended a workshop in Melbourne. The YLT features emerging youth leaders from throughout Australia. Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 4
Whitsunday/ Collinsville The announcement in October that Glencore, the joint venture owners of the Collinsville coal mine, was to recommence operations and would hire up to 200 workers would be a welcome response to property owners in one of the oldest coal mining towns in Queensland. A little over a year ago in December 2015 the company cut 180 jobs from the 230 workforce due to the declining price of coal. The rally in coal prices since 2015 has been encouraging with spot prices for coking at US$75 per tonne in December 2015 and the current price is heading towards US$200 per tonne. The price of coal goes up and down due to cycles and as a single industry town employment and investment can be volatile. Tim Adams 07 4948 2966 The Australian Renewable Energy Agency (ARENA) announced funding for construction of 12 new solar plants in September 2016. This included Ratch Australia project to construct a solar farm in 2017 on the site of the disused power station that they purchased in 2011. Ratch s project has an estimated cost of approximately $100,000,000. Edify Energy has also received funding from ARENA to construct the Whitsunday solar farm at Collinsville at an estimated cost of $122,000,000. With over 300 days of sunshine per year and more than $1 billion of pre existing electrical transmission infrastructure, the town could become a prime location for further large scale renewable solar energy installations. House sales in Collinsville have shown significant peak and troughs over the past 5 years with 12 of the 24 sales to date in 2016 being sale by Mortgagee. During the period from September 2012 September 2016 the medium rents for a 3 bedroom dwelling in Collinsville fell from $450 per week to $170 per week and 4 bedroom dwellings declined from $600 per week to $250 per week. Collinsville Year 2012 2013 2014 2015 2016 No. of Sales 71 11 10 21 24 Average Sale Price $244,366 $198,773 $154,050 $93,476 $58,500 A move in a new direction by introducing solar to the local economy could help stabilize the peaks and troughs in the Collinsville property market. Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 5
Mackay Commercial/Industrial Well this will be my last contribution for the year of 2016 with the market setting us some challenges to deal with. I will try to focus on what the future has for the region and try to put some positivity out there in the run up to Christmas!! We are aware of and have been involved with some industrial sales which, when settled, will offer some good signs for the people of Mackay. All transactions are sizeable and have been acquired by local people with local banks being involved in the funding of the projects. This is a shot in the arm for the local economy!! Paul Krause 07 4957 2821 Underlyingly, this will flow across into the job sector and will offer job security to many local families. Industrial rentals are still offering up some challenges for our industry as there is a lack of consistency within the market. Some landlords are opting to collect some cash flow in an effort to offset their holding costs. Some approved developments that will be new to the Mackay skyline in 2017 will be: - 3 new Childcare Centres to be developed at Mt Pleasant, Rural View and fringe Mackay CBD. A new unmanned service station at Paget. Several major industrial developments including the new Rimex facility which is under construction as is the new JJ Richards site in Dozer Drive. On the commercial front it is good to see the return of Forty Winks back to Mackay. They have taken premises within the Northpoint Retail Precinct in a premises with good street exposure. Another topical move was Chemist Warehouse moving from Sydney Street in the main CBD area to the roundabout near Caneland Central. The premises were slightly larger, but has excellent exposure for the business. We look forward to 2017 and moving on from what was a very challenging 2016...enjoy Xmas!! Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 6
Gladstone - Residential The residential dwelling market in the Gladstone region remains slow with employment opportunities very limited and people being forced out of the area, thereby continuing to have a negative effect on the local property market through the first half of 2016 but signs appear that it might finally be entering the bottom of the cycle. Local agents have been reporting in the last few weeks that some investors are starting to re-enter the market in a positive sign for the Gladstone residential property market that it may be close to bottoming for residential dwellings. Mark Galway 0404 020 221 Examples of recent sales in the Gladstone Region include: Toolooa Under Contract $148,000 The property comprises a circa 1970 built, detached high set to low set single fronted dwelling, of fibre cement construction with a corrugated metal sheeting roof. Accommodation comprises 3 bedrooms, 1 bathroom, hallway, lounge/dining, kitchen, separate toilet, laundry, store room, porch, landing and carport under main roof line for 1 vehicle. The property provides no significant views. Average quality fit out and security screens. Ancillary items include basic lawns and gardens, full boundary timber paling & chain wire fencing, concrete driveway, concrete paths, garden shed and clothes line. Living area 96 sqm, car area 17 sqm, outdoor area 5 sqm and other area 5 sqm. Site area 748 sqm. Boyne Island Under Contract $162,300 The property comprises a circa 1975 built, detached two storey conventional dwelling, of vinyl cladding (upper level) and concrete block (ground level) construction with a corrugated metal sheeting roof. Accommodation comprises 3 bedrooms, 2 bathrooms, hallway, lounge, dining, kitchen, rumpus room, kitchenette, separate toilet, laundry, pergola, porch, front deck, rear deck, attached garage and garage under for 2 vehicles. The property provides mountain/valley views. Ancillary items include retaining walls, basic lawns and gardens, boundary fencing of mixed materials, concrete driveway, concrete paths and clothes line. Living area 95 sqm, car area 55 sqm, outdoor area 42 sqm and other area 56 sqm. Site area 607 sqm. Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 7
Gladstone Residential (cont d ) West Gladstone Under Contract $222,000 The property comprises a circa 1970 built, detached low set to high set single fronted dwelling, of vinyl cladding construction with a corrugated metal sheeting roof. Accommodation comprises 3 bedrooms, 2 bathrooms, hallway, lounge/dining, kitchen, study area under, separate toilet, laundry under, storage area under, sunroom, balcony, landing and carport for 3 vehicles. The property provides extensive elevated mountain/valley and district views. Average quality fit out. Ancillary items include retaining walls, average lawns and gardens, chain wire fencing, concrete driveway, concrete paths and clothes line. Living area 132 sqm, car area 64 sqm, outdoor area 38 sqm and other area 78 sqm. Site area 870 sqm. Mark Galway 0404 020 221 Clinton Under Contract $540,000 The property comprises a circa 2000 built, detached two storey single fronted dwelling, of weathertex and concrete block construction, with a corrugated metal sheeting roof. Accommodation comprises 4 bedrooms, 3 bathrooms, entry/foyer, hallway, lounge, dining, lounge/dining, kitchen, family room, rumpus under, separate toilet, store room, patios (2), storeroom under, decking and garage under main roof line for 3 vehicles. The property provides extensive elevated mountain/valley and district views. Average quality fit out, remote garage door, security screens and insect screens. Ancillary items include outdoor spa, retaining walls, well maintained and presented lawns & gardens, timber paling fencing, exposed aggregate driveway and brick paving. Living area 265 sqm, car area 88 sqm, outdoor area 240 sqm and other area 85 sqm. Site area 1234 sqm. Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 8
Gladstone Residential (cont d ) Kirkwood Under Contract $277,000 The property comprises a 2013 built, detached slab on ground conventional dwelling, of brick veneer construction with a corrugated metal sheeting roof. Accommodation comprises 4 bedrooms, 2 bathrooms, entry/foyer, hallway, lounge/dining, kitchen, meals, separate toilet, laundry, alfresco, porch and garage under main roof line for 2 vehicles. The property provides no significant views. Average quality fit out, security screens and remote garage door. Ancillary items include retaining walls, rain water tank, basic lawns and gardens, timber paling fencing, exposed aggregate driveway and clothes line. Living area 138 sqm, car area 38 sqm and outdoor area 13 sqm. Site area 829 sqm. Mark Galway 0404 020 221 Kin Kora Under Contract $260,000 The property comprises a circa 1980 built, detached two storey single fronted dwelling, of fibreplank and masonry block construction with a metal sheeting roof. Accommodation comprises 3 bedrooms, 2 bathrooms, entry/foyer, hallway, lounge, dining, kitchen, rumpus room, separate toilet, laundry (in bathroom), patio, verandah and garage under main roof line for 2 vehicles. The property provides no significant views. Average quality fit out and insect screens. Ancillary items include in-ground swimming pool with safety pool fencing, well maintained and presented lawns and gardens, colorbond fencing, concrete driveway, concrete paths, brick paving, 2 garden sheds and clothes line. Living area 170 sqm, car area 44 sqm and outdoor area 14 sqm. Site area 730 sqm. Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 9
Gladstone Residential (cont d ) West Gladstone Under Contract $165,000 The property comprises a circa 1950 built, detached high set single fronted dwelling, of fibre cement construction with a terracotta tile roof. Accommodation comprises 3 bedrooms, 1 bathroom, entry/foyer, hallway, lounge, dining, kitchen, sleep out, separate toilet, laundry, storage area under, verandah and garage under residence for 1 vehicle. The property provides mountain/valley, city skyline and district views. Ancillary items include basic lawns and gardens, full boundary chain wire fencing, concrete/concrete strip driveway, concrete paving and clothes line. Living area 121 sqm, car area 25 sqm, outdoor area 10 sqm and other area 75 sqm. Site area 751 sqm. Mark Galway 0404 020 221 Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 10
Rockhampton We have made a comparison of the reported dwelling sales in Rockhampton Regional Council area for the periods 1 September 2015 to 31 October 2015 and 1 September 2016 to 31 October 2016* which revealed the following:- Mark Craig 07 4927 0893 2015 period 160 reported sales with prices ranging from $65,000 to $910,000. Median price was $285,000 and the average price was $300,000. Total turnover was $47,934,000. Included in this were 7 sales in Mount Morgan with a range from $65,000 to $162,000. Gracemere recorded 9 sales from $295,000 to $465,000. There were 12 sales reported as being third party sales or 7.5%. 2016 period 86 reported sales with prices ranging from $67,000 to $791,000. Median price was $267,500 and average price was $283,620. Total turnover $24,391,600. There were 2 Mount Morgan sales at $67,000 and $87,000. 10 Gracemere sales ranged from $208,000 to $338,000. As most of the sales advised for this period are still unsettled, we are not aware of how many are third party sales. Based on these figures Median values in Rockhampton Regional Council area fell 6% over the 12 months, however turnover is well down (provided the majority of the sales have been reported). *Not all transactions may yet have been reported. Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 11
Wide Bay Hervey Bay Aged care is one of Hervey Bay s leading employment sectors. Several aged care facilities are in place with Ozcare currently constructing a new facility in the Hervey Bay suburb of Kawungan. In 2013 Ozcare purchased a 5.39 hectare site and then in 2014 they purchased the adjoining 1.52 hectare site. The combined purchase price was around $3,250,000 excluding GST, or $470,033 per hectare. The land was zoned low density residential and was purchased from a defunct land developer who intended to develop the property with residential blocks. Eva Schmidt 07 4123 2499 The complex is to house 150 beds and has a state of the art design. There will be a secure wing for residents suffering with dementia. The single rooms have ensuites and private balconies and there will be on site 24 hour nursing care. The build project is estimated to cost $30 million and is due to be completed in June 2017. This project is offering jobs throughout construction and will also offer good care for residents and ongoing jobs for aged care staff. Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 12
Wide Bay - Bargara Unit update: Unit 2, 45 Woongara Scenic Drive in Bargara has been the highest settled unit sale in Bargara for 2016, the 5 bedroom, 4 bathroom property which has direct access to the beach sold in June for $1,200,000 after 277 days on the market. Alexandra Marles 07 4123 2499 There have been 46 settled unit sales in Bargara so far for 2016 with a median price on $312,250 with 3 sales over the $1,000,000 mark. Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 13
Biloela Over the last month we have noted a slight increase in the level of residential transactions in Biloela. These have been for the medium to lower end of the market with well-presented dwellings selling to a narrow and generally selective market segment. Even some of the smaller resource towns around the district have noted some sales including Baralaba and Theodore that have seen a very low number of sales for several years. Murray Davis 07 4957 2821 We continue to see some limited enquiries in the town of Moura but these appear to be local workers who are currently renting and are now looking at taking advantage of the multiple Mortgagee sales. With modern four bedroom dwellings selling below $200,000 and standard miner s cottages selling below $80,000 this does represent good buying for anyone planning to live in Moura for some time. The commercial market within Biloela has been slow with only one property under contract that we know of. As this has not settled we will provide more details next month. The movement in rural properties has also been steady. We are aware of several sales that are again not settled of smaller (<200ha) parcels near Thangool that appear to support the sound demand for quality grazing properties. We are also aware of some farming country that will be coming on the market over the coming month that will be interesting to see how this is received by the market with some farmers having the benefit of a good winter crop on the back of some record high Chickpea prices. Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 14
1990 1993 1996 1999 2002 2005 2008 2011 2014 Mackay Mackay Residential 2016 Recap: After a slow start into 2016 the residential market has shown various positive signs throughout the year with an increase in high range sales with 7 sales this year over $1,000,000 and the highest of these sales being $1,925,000 in the Blacks Beach area which has shown good investment in the region. Victoria Gracie 07 4957 2821 Vacant land has finished the year more positively, with a total of 71 vacant land sales recorded for the year at an average price of $173,544. This positivity was generated on the back of a $20,000 first home buyers grants, and various incentives being offered from local estates and competitive building contracts. $250,000 Mackay Vacant Residential Land Sales Average Sale Price $200,000 $150,000 $100,000 $50,000 $0 Average Sale Price Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 15
Mackay (cont d) We also noted the construction of a display village showcasing more affordable style homes in Plantation Palms and more recently the construction of the Richmond Hills display village. We consider it a fantastic time to build in the market. Victoria Gracie 07 4957 2821 Top Tips when ordering On Completion Valuations: Clear specifications outlining all UPGRADES and NON STANDARD inclusions to allow the Valuer to clearly identify additional costs involved in the associated build contract. Landscaping and external works specifications. Elevation plans of dwellings where available. Third party quotations where applicable. Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 16
1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Mackay (cont d) There have been 502 settled home sales this year within the town parameters (Bakers Creek, Walkerton etc.) up to 2,000 sqm. There are another 150 unsettled sales that have occurred in the last 3 months in these parameters that are yet to settle but are unconditional. We note that there has been an increase in activity in the last 2 months on the back of positive media releases regarding local projects. Victoria Gracie 07 4957 2821 4000 Mackay Residential Dwelling Sales Sales Volume 3500 3000 2500 2000 1500 1000 500 0 Opteon Property Group (CQ) Research Sales Volume In addition to an increase in sales volume in the Mackay region we also note an increase in activity across the Moranbah township. There are approximately 60 sales that have occurred for the 2016 year in this area with 25 of these being unconditional contracts that have occurred in the last 2 months. This is again a result of positive media around projects. Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 17
Mackay (cont d) Projects & Positives in the Region: Town planning scheme has gone back out to consultation. Mackay Regional Council Library under construction. Mackay Showground upgrade including Equestrian arena approved. Continuing advocacy around Adani Headquarters to be located in our Region. Proposed solar plant by Adani outside Moranbah being discussed. Proposed mine near Glenden $1.7 billion project by Japanese investors. Local mining and service companies beginning to advertise local job opportunities again. Continuing advocacy around the Bowen Basin Service Link or Walkerston Bypass road as a matter of urgency for our region. Victoria Gracie 07 4957 2821 In addition to these larger scale projects in Mackay, the local business and advocacy groups are making inroads putting Mackay on the map from a Tourism perspective. Further diversification of the local economy will produce good business opportunities in the future and further support our local economy. The people involved in this movement should be commended on their efforts and time. We are encouraging everyone to get out and involved with the 101 Things to do in the Mackay Region over the Christmas period: http://www.mackayairport.com.au/101things/ Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 18
Rural Dry weather conditions have enabled the majority of winter crops across Central Queensland to be harvested with most areas reporting above average yields and record tonnages are expected for the region. Inkerman Station 15 kilometres south of Home Hill has sold for $11,125,000. The property covers 16,665 hectares and has an estimated carrying capacity of 3,500 breeders. The sale included 2,000 females and plant and equipment. The property was purchased by local Bowen small cropping family, the Dobe s. Woonton Vale located 50 kilometres south of Home Hill has sold for $6,000,000. The property covers 18,039 hectares and sold with 2,000 mixed aged females ranging from weaners to 10 year old cows. The estimated carrying capacity was 2,500 breeders. Justin Robert Smith 07 4957 2821 Longreach property Glenthomson has sold for $8,400,000. The sale was bare of stock and plant and covers 31,486 hectares. The parcel is located 30 kilometres south of Longreach and was reportedly running 20,000 sheep and 1,800 cattle before sale. justin Inkerman Station Glenthomson Central Queensland cotton property Lynora Downs has sold for $26,500,000. Lynora Downs covers 4,880 hectares and was purchased by a rural fund. 780 hectares was irrigated with further irrigation expansion available. Woonton Vale Lynora Downs Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 19
Central Queensland Airlie Beach 7/400 Shute Harbour Rd Airlie Beach QLD 4802 Ph: (07) 4948 2966 Wide Bay 5 March Lane Maryborough QLD 4650 Ph: (07) 4123 2499 Contact your local valuation & property advice expert today. Biloela 54 Callide St Biloela QLD 4715 Ph: (07) 4995 6690 Mackay 14 Victoria St Mackay QLD 4740 Ph: (07) 4957 2821 Gladstone Ph: (07) 4972 1656 Rockhampton 3/145 East St Rockhampton QLD 4701 Ph: (07) 4927 0893 Offices: Airlie Beach Biloela Emerald Gladstone Wide Bay Mackay Rockhampton 20