South Perth

Located along the banks of the Swan River, South Perth real estate is consistently ranked as some of the most desirable real estate in Perth. Sitting only 4km away from the CBD, this suburb boasts some of the best views to be had south of the river. This proximity also allows for easy commuting to and from the CBD, putting Perth’s heart at resident’s fingertips. That being said, many locals have little reason to leave, given all that is available in this affluent suburb.

What It’s Like to Live in South Perth

If you are seeking a lifestyle suburb then look no further than South Perth. This is a suburb where work and social life are given even weight. Professionals and students enjoy South Perth for its easy access to the city, and short commute home. Couples and families enjoy the clean village feel of the neighbourhoods. Everyone can find a place in this sophisticated suburb.

Mends Street is a regular favourite for breakfast, with cafes and bakeries providing ample choice for a breakfast with friends. Angelo Street is another popular location, offering numerous chic cafes, bars and restaurants mixed amongst boutique fashion and jewellery outlets. If you are after an indulgent meal, treat yourself to dinner at Coco’s, the iconic South Perth fine dining restaurant that has been impressing patrons for years.

A compact suburb maximising its location, South Perth balances its many medium and high-rise apartment blocks with open grassy spaces. Many residents enjoy low maintenance living in units with gorgeous city views. Others enjoy a bit more space and reside in lovely brick mansions or villas with only a grassy park framing their view of the river.  The South Perth foreshore is an expansive destination enjoyed by locals daily, and a popular must-see destination for any visitor to Perth. Offering river access for activities like sailing and kayaking, the park is popular with all. Public BBQs and picnic tables, as well as waterfront cafes, make the location suitable for any gathering. A day at this park is a staple of any South Perth resident’s summer. Don’t forget about the Perth Zoo – established in 1898, a day here is happily spent by any animal lover.

Shopping, Schools, and Transport

Meadowvale Shopping Centre and South Shore Plaza are the local shopping points, offering many premium options for homewares, fashion, and dining. South Perth Primary, St Columba’s, and Wesley College make up the three schools in the suburb, offering excellent education options for families. Buses regularly service the area along the several main streets, and there is additional ferry access to and from the city via the Mends Street jetty.

One of the closest suburbs to Perth CBD but with a character of its own, South Perth provides an enviable lifestyle for its residents. Boutique shopping, trendy restaurants, and open outdoor spaces combine in this high demand suburb. M Residential specialises in South Perth Real Estate and can help find your dream location.

Como

Only 5km south of Perth CBD, and with its western border defined by the banks of the Swan River, Como real estate offers gorgeous views and close proximity to the city. This is an ideal location for professionals who seek a short commute, be it by car or public transport. Students also find Como a welcoming suburb, with plenty of activities and prestigious Curtin University located in the adjacent suburb.

What It’s Like to Live in Como

Residents in Como can attest to the suburbs laid back vibe. Wide, tree lined streets create a relaxed atmosphere where locals walk their dogs. Head west down towards the edge of the suburb to find residents going for a jog or bike ride along the Eastern edge of the Swan River. If you are seeking a bit more activity, Como is home to the South Perth Tennis Centre, an outstanding facility open to members and guests. Golf enthusiasts are fortunate to have the esteemed Collier Park Golf Course in this neighbourhood, offering 27 holes on a well maintained course.

Property options in Como are varied, with a selection of houses, villas, units and apartments available. Large mid-century family homes line many streets, made of brick and tile, giving Como that established timeless feel as you walk the streets. Newer two- to five-story apartment blocks dot the suburb as well, offering accommodation options suitable for all. Como is a suburb with a large population of independent residents. From single university students and professionals, to independent older residents who have called Como home for decades, this is a suburb that embraces both singles and families.

Nearby Shopping, Schools, & Transport

Como offers plenty of shopping opportunities within walking distance for many residents. In addition to the cafés and restaurants that call Como home, Waterford Plaza shopping centre provides all the essentials. The Cygnet Cinema adds a distinctly art deco vibe and is easily spotted by its pink walls.

There are many top quality schools for young and older children in Como, including the private girls’ school Penrhos College. Neighbouring suburbs offer additional choice for schools, making Como a haven for top tier education.

Canning Highway runs centrally through Como, making this suburb easily to reach from all parts of Perth via close freeway access. Additionally, several bus lines run throughout the suburb, giving residents the ability to catch a bus from their doorstep. Canning Bridge Station is a central bus exchange, offering several bus routes as well as the train which travels directly to the city. No matter how you prefer to travel, Como keeps you close to it all.

With lots to offer in an ideal location, Como is a suburb not to be overlooked. This is a welcoming neighbourhood, embracing singles, couples and families into its relaxed lifestyle. Combining outdoor activities with ample shops, schools, and transportation makes Como real estate some of the most desirable in Perth. Be sure to Contact M Residential today and let our experts help find your Como home.

Kensington

The suburb of Kensington is well situated only 6kms south of Perth, surrounded by the lifestyle suburbs of South Perth, Como, and Victoria Park. This small suburb is home to many couples and families, who benefit from the quiet and safe streets, and close proximity to good local schools. Kensington real estate is mainly composed of single family homes, and offers good value given the enviable location.

What It’s Like to Live in Kensington

Kensington itself is a small suburb, and as such, affords residents a quiet tranquil lifestyle. Single family homes comprise most of the property in the suburb, with units and villas making up the remaining 15% of properties. Established couples and families abound in this safe suburb, with ample parks and outdoor space to pass the time enjoying the good Perth weather with other friendly locals. The South Perth Tennis Club and the 27-hole Collier Park Golf Club are located just on the edge of Kensington, offering top notch facilities for those who enjoy their sports. The Technology Park Conference & Function Centre is located at the southeast corner, and offers elegant indoor and outdoor spaces for many events.

Kensington is walking distance to café strips and the Swan River, which makes it easy for residents to enjoy the fresh air, whether it be for coffee catch ups with friends or jogging and bike rides with the family. Great city views are to be enjoyed throughout the suburb, and for those headed to the city for work, a short commute via car or public transport makes it easy to call Kensington home.

Nearby Shopping, Schools & Transport

This small suburb has one local supermarket; however, most residents visit the nearby shopping centres in South Perth or Victoria Park.

Kensington Primary and South Kensington School make up the two schools in the suburb itself. Additionally, close proximity to nearby Como, South Perth, and Victoria Park offer plenty of options for families to find themselves with top quality education.

Bordered by Canning Highway to the west, this main road connects Kensington to the rest of Perth quite easily. Several buses run along Canning Highway, giving residents on foot easy access either directly to the city, or to the Canning Bridge station with access to the train. The suburb is located close to the city and the freeway, making commuting by car an easy option.

The small suburb of Kensington is well situated close to Perth, and provides a safe quiet environment for established couples and families. Surrounded by suburbs with ample cafes, restaurants, and shops, a short walk finds residents with easy access to the offerings of larger suburbs. Kensington real estate is the ideal choice for those seeking a friendly tranquil suburb that is still close to all the offerings of modern city life. M Residential specialises in Kensington real estate. Our property agents are familiar with the suburb and can help you find your next home. Contact M Residential today to start your search in Kensington.

Salter Point

Surrounded by the Canning River, Salter Point is an affluent suburb located 8km south of Perth CBD. This peninsular suburb occupies an enviable natural position, surrounded by the river on its east, south, and west borders. This location has created a tranquil and safe suburb that benefits from stunning water views. Established families and older couples call Salter Point home, enjoying tree lined streets and lovely well maintained homes. This suburb offers peace and quiet without being too far from the city.

What It’s Like to Live in Salter Point

Salter Point residents have the best of both worlds. This small suburb is quiet, offering residents a breath of fresh air. Surrounded by the river, locals can take advantage of access to cycle paths that extend along the Canning River, in addition to the numerous parks that dot the suburb. Natural beauty is maintained and can be enjoyed at the Mt Henry spit, located on the eastern edge, and the Salter Point Reserve, on the western edge. Both of these reserves offer quiet paths and stunning views, with opportunities to see some of the local bird life.

Though the suburb itself is small, its location close to other bigger suburbs means residents still have easy access to cafes, restaurants, and all the essentials. Applecross is only a few minutes across the river and offers lovely boutique shops and vibrant dining options. Homes in Salter Point are occupied mostly by older couples and established families. This is one of the most affluent suburbs in Perth, and as such, the Salter Point real estate is some of the most exclusive. Large single family homes make up nearly 80% of the property in Salter Point. These luxurious homes offer privacy for residents, and give the neighbourhood its exclusive, upmarket feel.

Nearby Shopping, Schools & Transport

The Waterford Shopping Centre is situated nearby for all local shopping needs. However, with Salter Point’s proximity and easy access to larger suburbs such as Applecross or South Perth, many residents will frequent any one of the other nearby shopping centres.

The only school located in Salter Point itself is Aquinas College, a Catholic boys school. Nearby suburbs offer many top quality schools, including St Pius X Catholic School in Manning, and Wesley College in South Perth.

Public transportation is outstanding in this area. Buses take residents to the nearby Canning Bridge Station – a main hub where one can catch the train, or continue directly by bus towards the city. Located centrally in Perth, this suburb offers close access for residents to almost all other suburbs in Perth.

Conclusion

Salter Point is an outstanding suburb, offering a tranquil lifestyle for families and older couples. This neighbourhood provides safety and tranquillity, combined with a central location and easy access to all the essentials for modern life. M Residential specialises in Salter Point Real Estate. Our team of professional property agents can help guide you towards your ideal home. Contact M Residential today and let us help you find your Salter Point property.

Victoria Park

Victoria Park is perhaps one of the most overlooked suburbs in Perth. The neighbourhood is situated in an enviable location, close to Perth CBD, and sharing the foreshore with South Perth for amazing city views. The vibrant community is bolstered by ample shops, cafes, and a strong restaurant scene with truly international offerings. Home to independent individuals as well as families, with real estate in Victoria Park spanning from new units to turn of the century houses, this suburb offers ample choice for those seeking the ideal Perth lifestyle.

What It’s Like to Live in Victoria Park

Victoria Park is home to a largely younger population, with the majority of residents being under 50 years old. These are students and professionals, taking advantage of the close proximity of Victoria Park to the city for an easy commute. Combine this with the thriving café and restaurant scene on offer, and you have a vibrant suburb brimming with life and positive energy. Albany Highway is home to the majority of the popular cafes, restaurants, and pubs in this well trafficked suburb. Close enough for locals to walk and offering a staggering array of choice, Victoria Park locals have little reason to eat elsewhere.

When not enjoying the buzz of cafes, locals of Victoria Park have several parks available at their doorstep. McCallum Park is an always popular choice, located on the foreshore offering large open spaces and uninterrupted views of the city skyline. Charles Paterson Park is perfect for family get togethers, offering large grassy fields, public BBQs and picnic tables.

Homes in Victoria Park include new townhouses and riverside units, offering stunning views of the city skyline. Additionally, there is no shortage of heritage homes, creating a classic timeless feel to the suburb. These Victorian, Edwardian and 1920s homes dot the suburb and lend a charming sophistication to the neighbourhood.

Nearby Shopping, Schools & Transport

This suburb is serviced by two shopping centres, Victoria Park Central and The Park Centre, giving residents little need to leave for daily essentials. There are 3 schools within Victoria Park, and several nearby schools in neighbouring suburbs, offering plenty of choice for families.

Victoria Park gets high marks for its ideal location and public transport access. The Victoria Park train station and the Victoria Park bus station are both walking distance and offer direct access to Perth CBD or Curtin University. Albany Highway is a main road easily connecting the suburb to the rest of Perth for those driving elsewhere.

Conclusion

Victoria Park is one of the most affordable inner city suburbs in Perth. Offering a fantastic location, vibrant café and dining scene, ample shopping, and accessible public transport, there is little to be found lacking in this gorgeous suburb. If you are considering moving to or investing in Victoria Park real estate, be sure to call M Residential. M Residential specialises in Victoria Park real estate, and has a team of property experts who can help you find your next home. Call M Residential today for all your real estate needs.

Maximise your investment property income

Investing in real estate is a great investment which virtually ensures profit through capital growth and of course the tax advantages associated with owning an investment property.

There are many ways in which the investor can maximise the income derived from their investment property. Most investors think that the only way to do this is by asking for or achieving the highest possible rent.

There are a number of invisible ways in which the property investor can maximise the income of their investment property.

First is to have an annual program of reviewing and increasing rents to a figure just below market rent. This ensures not only a growth in rental income, but by setting rent just below market rates, you ensure that your tenant’s perceived value and interest in your property and is more than likely to remain for an extended time, therefore reducing the chance of vacancy and real loss of income of minimising the chances of having a non income producing asset.

Another invisible way that investors maximise their investment property income is to tailor the lease term around the peak letting times of the year. Rather than having the standard six month lease term in place, savvy investors steer clear of standard lease terms and ensure that a lease term expires in the better letting periods of the year. In these instances, should the tenant vacate the property it will be on the market in a better reletting period which in turn reduces days vacant and increases the opportunity of achieving a higher rental.

By tailoring the lease term, the investor is taking advantage of market place conditions to ensure a better continuity of income and ability to have a greater chance to increase cash income via a higher rent achieved in a peak letting period.

Your property manager is pleased to assist you in tailoring your lease term to assist in maximising the income you derive from your investment property.

How we assess the rental achieved on your property

When reviewing rents and tenancy agreements the question often arises “Should the rent be increased and if so, by how much?”

When we review your rent, the first thing we do is determine the nature of the tenancy and then do a comparative market analysis to assess the rent the property may achieve on the current market. This is how the market rent is determined.

Many investors are reluctant to increase rents at properties where they have retained a good long standing tenant and although this is sometimes a good practice where vacancy rates are high and the rent has only marginally risen, it is important to refrain from consistently choosing this approach.

It is also important to move with the market as conditions do not always reflect increases in costs. When these costs occur, as income is not being maximised, the costs can have a negative effect on the performance of your investment.

If an investor is put in a position where they need to sell their property, having the rent at less than market value can have a negative impact on securing a sale at a reasonable price.

EOFY is looming

Well, the End of the Financial Year is only three months away!

Now is the time to review your property investment to ensure that you have got all your financial documentation in order such as all rental statements and invoices for expenses.

It is also a wise time to be undertaking preventative repairs and maintenance to your property, not only to improve the amenity of the property but also to maximise the tax deductions that you can achieve.

Have you invested in a tax depreciation schedule which could save you thousands of dollars a year in tax deductions? Please call your property manager who can arrange this for you.

The last quarter of the financial year is also a good time to review the insurances on your property. Are they adequate and do they offer a full array of landlord protection insurance features to protect you and your investment? Once again, your property manager is pleased to arrange a quote for you

By getting your paperwork in order now and doing some reviews as outlined, you can save tax dollars for this financial year rather than leaving it to the last minute and then having to wait another year to get the benefit.

Dressing up your property for lease

It has long been accepted that the styling of a property for sale optimises the sale value and reduces the period of time in which a property is on the market.

The same holds true for rental properties.

Careful thought and consideration should be made when marketing your property for lease. The first consideration is professional photography.

For Lease marketing is littered with properties with poor quality photographs which do not show the true advantages of the property.

By investing in professional photography, your property instantly becomes more appealing to prospective tenants who will be more inclined to click and enquire upon your property. As with sales, statistics show that rental properties with professional photography lease quicker and a achieve an optimal rent.

Styling your property may mean “staging” for the property to be furnished with modern fittings for promotional purposes. Styling also includes clearing cluttered areas prior to photography. By removing clutter from benchtops and living areas you are making the area more attractive and making it appear larger.

By investing in professional photography and a little thought into styling and presentation prior to marketing for intending tenants does make a difference in attracting the right tenant in the shortest period of time.

Article and research on behalf of LPMA (Leading Property Managers Australia)

Take an interest in your Strata affairs

We often hear from our investor clients that they don’t know why their quarterly levy contributions have risen or why a special levy is payable.

In such instances, we ask if the client attended the strata meeting or obtained the agenda and minutes of their strata plan’s meetings to gain an understanding of the changes in strata contributions.

Often our clients tell us they don’t have the time to attend meetings or simply are not interested – feeling that participation in strata affairs could be a burden on their time.

The purchase of an investment property is the largest investment other than the family home that most people will make, hence it is imperative to be aware of what is happening within the strata scheme and to become involved in the decision making processes of the strata plan, otherwise others can be affecting the expenses that you incur which ultimately determines your immediate outgoings and the profitability of your investment.

Becoming strata aware does not mean that you are tied to decision making processes or are in constant need to attend meetings. However, it does mean that you are involved in making sure that your money is being used effectively and that you know where your levy contributions are being spent.

To protect your investment, we suggest:

– You attend strata meetings and committee meetings so you are part of the decision-making process

– Become familiar with how your strata plan operates and who are the committee members and your strata manager

– Ensure that your building is adequately insured and that the appropriate budgets are being prepared for current and future expenses.

By being strata aware you are protecting your investment and at the same time saving yourself dollars.

Article and research on behalf of LPMA (Leading Property Managers Australia)

Increase your rental returns

As a property investor now is the time to think about making the ultimate new years resolution, and that is to increase your rental returns.

Take the time to review the past rental year. Did you have a vacancy and if so how long was the property vacant and did you get a rent increase and secure a long term tenant.

Resolution number one: When does your current lease expire? Does it expire during a low demand season? Your property manager can inform you of the high demand periods of the year. So, upon renewal of the current agreement tailor the lease term so it expires in peak letting season of the year. This way should your tenant vacate your property will be available during a premium reletting period resulting in a shorter vacancy and the chance of achieving a higher rental.

Resolution number two: Have you revisited your investment loan terms? Rates are very competitive at present and many lenders are now offering incentives to property investors to switch and to enter into new loan terms. This is a great opportunity to fix your loan at a historically low rate.

Resolution number three: Review whether you need to update any fixtures and fittings to enhance the rental and capital value of the property. Now is the perfect time to plan this value-enhancing exercise. Firstly we are entering into the final six months of the financial year so such works are advantageous from a taxation perspective. Secondly, undertaking improvements be it installing a built in robe, or new blinds, even new tap fittings is often enough to show your tenant that the property is definitely worth staying in for the long term.

Article and research on behalf of LPMA (Leading Property Managers Australia)

The highest rent is not always the best option

Our role as your property manager is to maximise the rental return on your investment property – however, obtaining the best rent per week is just one component of ensuring that your investment delivers the expected returns.

The term “best rent” refers to the optimum rent that your property can achieve without causing your tenants to vacate the property due to the rent being above market or; if vacant – the rent is above market, which in turn creates extended days of vacancy and lost income.

A consistent income stream is vital to ensuring the financial success of your investment property.

We have found that properties that have a rent slightly below market levels have a higher occupancy rate which means lower vacancy and fewer nil income days.

Another important factor that is often overlooked by investors is that, each time a tenant vacates and another moves in, there will be inevitable wear and tear on the property, which again adds to the financial burden of a vacancy.

When we suggest a rent increase or suggest that the rent remains the same, both due to market conditions, we make the recommendation on the above grounds to maximise the financial return on your investment.

While it is often tempting to squeeze an additional few dollars per week from your tenant, it is important to remember that today, tenants are far better educated due to the growing ease of access to information of all properties on the rental market. In attempting this squeeze, many property investors are causing increased vacancy and loss of rental income – all for the perceived benefit of achieving above market rent.

To discuss achieving the “best rent” for your investment property, please contact M Residential.

(Article and information thanks to LPMA)