In an internet report by domain.com.au, the median price of apartments in the last 12 months to October 2009 is $432,000 and a long tend trend of 6.7% growth per annum.

Ranked one of the most liveable suburbs in Victoria, South Yarra has outperformed many other suburbs within the 4km radius as the ‘preferred suburb’ to live in for professionals in Melbourne. In a report published on the 20th August 2005 to rank suburbs in Melbourne, fourteen indicators, from crime to entertainment, were used to rank each area, writes Martin Boulton.

According to Melbourne 2030 — the State Government’s strategy for accommodating an extra million people in Melbourne in the next 25 years — sustainable housing, shops and access to services will shape the future of our suburbs.

But while affordable housing is the key factor in where people live, other factors including crime, access to schools, restaurants and entertainment help explain why people move to, or away from, a particular suburb.

The authors of the Liveable Melbourne report, commissioned by The Age, looked at the characteristics that help define our suburbs and developed 14 indicators to try to quantify what constitutes liveability.

“As you move around Melbourne, the ability of the place to provide all things that are important to people — shops, schools, parks — varies considerably,” said co-author Dr Daniel Terrill.

So how did each suburb perform across transport, proximity to the CBD and the coast, culture, traffic congestion, education, shopping, open space, tree cover, cafes and restaurants, topography and crime?

Raw data in the form of Australian Bureau of Statistics findings, crime figures, bus routes, etc was collected for the appropriate indicator and then collated to give each suburb a ranking from one to 314, with one being the highest ranking for each indicator. If a suburb had no crime at all, for example, it was judged the best performing suburb on the crime indicator, making it number one on the list of all 314 suburbs for that indicator.

Once each suburb had a ranking for each indicator, the ranking was converted into a score between zero (lowest) and five (highest) to produce a total indicator score. South Yarra, for example, scored a five on seven of the indicators, for a  total indicator score of 53.

The lower ranking suburbs were mostly on Melbourne’s outer-suburban fringe and scored poorly on most of the indicators, particularly access to public transport.

These included, in no particular order, Hallam, Sydenham, Lysterfield, Kilsyth South, Cranbourne North and Bayswater North. A condition of the survey was that suburbs outside the top 150 would not be ranked.

Terrill said it was “implicit in the scoring methodology” that each indicator had equal weighting in the total score.

“Liveability is a subjective term … but having decided upon the indicators the rest of the process has been highly objective,” he said.

Iain Butterworth, a senior lecturer in the School of Health and Social Development at Deakin University, welcomed the findings but said a liveability survey should ideally include an analysis of the social values built into those environments.

“Going ahead we need to build liveability into our suburbs,” he said.

“South Yarra is No.1 because it happens to be close to the city, is close to trams, trains, entertainment (and) wealthy people can afford to live there, but is it a healthy suburb?

“Just because Rosanna came in at 150 doesn’t mean it’s a less healthy place, or the people there care less about each other than a suburb ranked somewhere near the top.”

Whilst there’s no prefect investment property in any location in this world, I found an interesting development lately which I thought was reasonably ideal for investors looking to build or grow their property portfolio. ‘Ruby’ apartments consists of 116 residential apartments over six levels with a combination of 1 and 2-bedders in the development. Located in Richmond, a suburb 3km to the east of Melbourne CBD, this development presents an opportunity for investors to add something unique to their portfolio.

Home to the MCG and the Rod Laver Arena(venue for the annual Australian Open), Richmond is the sporting hub for Melbourne. Best known for its bargain designer and seconds shopping along Bridge Road and Swan Street, vibrant Richmond is also the place to go for Greek or Vietnamese food, languid all-day breakfasts and great live music.

Richmond is one of the Melbourne’s earliest settlements and these days is where many of Australia’s finest fashion designers have their factory outlets and seconds stores – pick up bargains at Mimco, Country Road and Atelier. Stop on Swan Street or Bridge Road for lunch in a restaurant or café, many of which offer a genuine taste of Greece. Church Street is the place to go for designer furniture and objets d’art. Try for a booking and savour the tastes at stylish mod-Oz restaurant, Pearl.

Nearby Victoria Street, or Little Saigon, is the heart of Melbourne’s Vietnamese community. Wander among the long stretch of eateries, bakeries, butchers, fishmongers and grocers and grab a bite along the way. Don’t expect white linen tablecloths and hovering waiters – Victoria Street is about the hustle and bustle of fast, fresh and exceptional Asian food at a bargain price. Bars and live music thrive in Richmond, the Corner Hotel being one of Melbourne’s most famous intimate live-music venues, hosting big-name bands alongside obscure newcomers. Just across Swan Street, Dizzy’s Jazz Club is known for its quality acts. Sip a cocktail in refined surrounds at Der Raum, or celebrate the hops and tour the Carlton & United Breweries’ brewhouse in Abbotsford.

From the city, you’re just 10 minutes from Richmond. Take the number 70 tram from Flinders Street to Swan Street or number 109 from Bourke Street to Victoria Street, number 48 or 75 from Flinders Street to Bridge Road. Alternatively, jump on the  train and travel just one stop from Flinders Street Station.

‘Ruby’ apartments(yellow shaded area) are located just across the road from Victoria Gardens Shopping centre, one of the regional shopping centres in Victoria under the Centro Properties Group. There’s Ikea, Coles, Cinemas and Kmart within the shopping centre and a hosts of restuarants and cafes that go along with it.

With all these fundamentals in place, one can be forgiven for overlooking the fact that Richmond used to be a Vietnamese dominated community and had a stigma for not being one of the most desirable areas to live in. However, the community is changing rapidly, being close to some of the most expensive suburbs like Kew, Hawthorn and East Melbourne, it is no wonder this suburb has become more popular with young professionals working in and near the city.

If you would like to find out how this development is going to fit into your property portfolio, don’t hesitate to email me. Have a great weekend ahead!

Elm is a 22-storey development by Fridcorp. Launched early last year, construction has already started on this development located along 18-24 Dorcas Street. I visited the site in June 2008 and back then there was a display unit being constructed under the old building for the purpose of marketing the units. Essentially, the development consist of 1 and 2-bedders, and the first four levels are parking lots for residents and visitors to the development. The fifth floor is where the pool and the gym are located together with eleven 1-bedders and six 2-bedders. The building has similar floor plate for levels 6,8,9,11-15; apparently the floor plates were somehow improved and they are a little different from the time they were launched last year.

I can only say that more 1-bedders were created in these levels, and being close to the city it is quite a sensible thing to do. On the east of the development is a 18-storey building (you can quite easily verify that on google earth) so if you are after the views of the Domain Oval next to the Botanic Gardens, you will have to go higher up(at least above 19th floor). On the western side of the building, it is literally unblocked. So if you go higher up (15th floor and above), you will get bay views. The southerly aspect of the building (facing Dorcas Street) will have views to the Albert Park Lake (famous Australian Grand Prix circuit) while the northerly aspect looks back to the city with nice city views. However there might be a chance that some of the older buildings around it might be demolished for a new tower.

I have a fairly good understanding of the development; the latest update from the developer is as such:

Construction works are proceeding on schedule.
Piling is complete, the basement slab and walls have been poured.
Part of the ground floor tenancy slab has been poured and the jump form is being erected to the lift core.
At this stage, the project is on completion for late 2010.

For some of you who are in Singapore and wants to have a chat with me for a more independent view of the development and the original price list, you may contact me at 98344408 or email me at info@pagreal.com.

Have a great weekend ahead!

Since I posted an earlier article on 460 Victoria Street, there has been quite a bit of enquiries asking for more information about the development. From an investor’s perspective, the idea of acquiring a 1-bedder makes good sense. A check with various portals shows 1-bedders currrently asking for $340 per week within the vicinity. Assuming there’s no increase in rental within the next 24 months(which is highly unlikely as developers stopped building because of credit squeeze and record levels of migrants into Melbourne), the cashflow analysis is as such:

Property value: $320,000

Rental Income:   $17,680 (52 weeks)

Outgoings:
Interest on a $256,000 loan: $10,240 (Indicative fixed rate @4% per annum)
Indicative Body Corporate: $885.55
Council Rates:   $1,200
Water Rates:   $250 (estimated)
Contents Insurance:  $250

Cashflow:   $4,854.45 (+ve)

So if you are seeking to improve the cashflow of your property portfolio or expand your property portfolio, a 1-bedder in this development with low body corporate would suit. Needless to say, we have not taken into account non-cash deductions which will increase the tax credits for investors if you hold for the long term.

There are not a lot of 1-bedders left in this development, so drop me an email if you are interested.

Over the last two weeks, I have got calls from investors who asked if there were any projects worth investing in. Here’s something that I think would suit an investor who are looking at the following:

1. Portfolio builders looking at settlement time of about 24 months
2. You have average to good BC and looking to expand your portfolio
3. A great deal - prices quoted in this development are as if they are completed today! (drop me a line or two if you don’t believe!)

Situated on the southern side of Victoria Street and surrounded by famous Victorian reserves, this development consist of 4 four storey buildings of which only 2 are released at the stage. All units have sensible floor plans and are bigger than normal specs of 1 and 2 bedders that are seen in the market.

In my opinion, it’s a development where prices are spot on (at today’s completed prices) and the combination of good usage of space and sensible layout make it even more attractive for investors and own-occupiers alike.

For more information, you may drop me an email.

Sydney road is one of the most prominent roads in Brunswick, a suburb next to Princess Hill, Fitzroy North and Parkville. It is populated by yuppies who embraced the Australian coffee culture. Sydney road has been designated by its LGA as one of the roads to be converted to a promenade - a pedestrain walking strip with trendy cafes, restaurants and also shopping outlets. It is set to be the ‘chapel street’ of the North.

There’s a limited opportunity to get into a boutique development along union street, beside the RMIT(Brunswick campus). With a 2-minute walk to Jewell train station, and being close to Barkley SC coupled with its proximity to Sydney road, this is as good as you can get being close to ‘action’.

There will be no lack of tenants wanting to rent close to the city. The lure of Italian restaurants along Lygon street is hard to resist; and if you wish, take a tram along Sydney road to the city. It only takes 10 minutes and you will be swarmed by more restaurants at the Crown Casino. Walk along the Yarra river and look back to the city; it is a stunning sight in a class of its own.

Opportunities are limited! It may or may not suit your portfolio requirements. Call me today for a no-obligation consultation…

I had the opportunity of viewing Chevron Green when I was down in Melbourne last week. I couldn’t understand the reason why it has taken longer than usual for the project to sell out, considering the fact the project is located along St. Kilda Road and with close proximity to the city and to the famous and highly popular fitzroy street where restaurants and cafes are located.

The project was marketed over the weekend in Singapore by another marketing company. I have gotten the price list directly from the developer and the developer is paying full stamp duties for purchasers.

If anyone wants to have developer’s price, contact me at 98344408 immediately.

Smith Street is one of Melbourne’s oldest shopping strips. It is located at the boundary between the suburb of Fitzroy and Collingwood. The street is filled with cafes, restaurants; a lifestyle street welcomed by Generation Y who loves action and wants to be close to the Melbourne CBD. Perpendicular to Smith Street is Johnston Street where nightlife is prevalent with hip pubs spanning almost the whole street.

Smith Street is analogous to Lygon street of Carlton where countless Italian restaurants are located. Collingwood is often touted as the poor cousin of Fitzroy and Carlton because of its older style developments and its ‘industrial’ looks. Its proximity to the CBD prompted numerous residential developments over the year. Gradually, warehouses are being renovated and converted to residential units to meet the growing demand of inner-city suburb living.

Watch this space!