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string(121) "How the post-lockdown period will influence property, what the soaring NFT market means, and defining financial wellness "
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string(118) "how-the-post-lockdown-period-will-influence-property-what-the-soaring-nft-market-means-and-defining-financial-wellness"
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In this episode of The nestegg Podcast, host Maja Garaca Djurdjevic checks in with our three experts to talk through the biggest stories regarding property, financial wellness and investing.
" ["fulltext"]=> string(1170) "Steve Waters, director of Right Property Group, chats about the end of lockdowns in Sydney and Melbourne and the impact on property. Steve admits to being pleasantly surprised by Victoria’s recent record-breaking house price growth and gives his thoughts on possible tax changes ahead of the federal election.
Meanwhile, RMIT’s senior lecturer of finance, Dr Angel Zhong, chats about the soaring NFT market and what measures might be required in the future to create a robust and efficient system for NFTs.
Lastly, our regular tax and super expert, Timothy Munro, discusses the meaning and importance of financial wellness and why young people in particular may need to alter their financial behaviours.
Have a question for our experts? Get in touch at [email protected] and you might get featured on the next episode.
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string(108) "What does the NSW regional permit mean for property investors? Who really wins from the BHP-Woodside merger?"
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On this episode of The nestegg Podcast, guest host Fergus Halliday checks in with our three experts to discuss this week’s biggest conversations about super, property and investment.
Write comment (0 Comments) " ["fulltext"]=> string(1295) "Steve Waters, director of Right Property Group, unpacks the implications of the NSW government’s new regional permit system and what it means for the near term within the state’s property market. What should potential buyers and sellers expect from Sydney’s spring selling season, given the ongoing lockdown restrictions?
Meanwhile, RMIT’s senior lecturer of finance, Dr Angel Zhong, breaks down what the BHP-Woodside merger deal means for both parties, plus investors. Could the move make it easier for ESG investors to get a foot in the door on one of the biggest oil and gas giants?
Last but not least, tax and super guru Timothy Munro talks us through whether the Future Fund can cut it in the superannuation space, and what the rise in calls to Australia’s biggest debt hotlines can tell us about the ongoing impacts of the pandemic on everyday consumers.
Have a question for our experts? Get in touch at [email protected] and you might get featured on the next episode.
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"Promoted by ThinkTank
Write comment (0 Comments) " ["fulltext"]=> string(6986) "Those thinking that life for the retail sector will return to normal after COVID need to think again. E-commerce has a 26-year track record – Amazon sold its first book online in 1995 – and globally the online retail market is expected to total nearly $US5 trillion in 2021. All COVID has done is accelerate the pace and sophistication of growth.
What began with books has now spread across almost the entire the retail sector. With product and service choice growing exponentially, enhanced customer service (including returns) and delivery times slashed with consumer protections enhanced, sales have flocked to the web. Smartphones and tablets are integral to this e-commerce revolution as major brands ensure their websites are mobile-adaptive to better capture the Generation Z and Millennial markets.
Although this e-commerce revolution, when combined with COVID lockdowns, has adversely impacted on the bricks and mortar retail sector – “Thinktank’s Property Market Focus” August report notes that department stores and clothing and footwear have been the hardest hit – it has been a boon for industrial property.
A report by JLL, a global real estate services firm specialising in commercial property and investment management, estimates Australia’s industrial property sector will reach $120 billion by 2025 – a 25% increase on today’s $96 billion. Warehouses and other logistics facilities are springing up all over metro and non-metro locations as major property players such as Charter Hall, Goodman Group, Dexus and Mirvac carve a slice of the action.
According to the research, an extra 70,000 sqm of warehouse space is needed for every $1 billion increase in e-commerce sales. Even factoring in the COVID “sugar hit” on online sales, the $14 billion jump in e-commerce spending in the past year simply underlines why demand for industrial property is growing.
The latest National Industrial Report from Frank Knight simply amplifies the JLL message. It says: “The pandemic has catalysed e-commerce growth, further bolstering demand for industrial logistics. More than 1.3 million new households began shopping online since the start of the pandemic, and, according to Australia Post, almost half of this contingent have become regular online shoppers.
”At the height of the pandemic, online’s share of the total retail spend peaked between 11.1% and 16.3%. Since December (2020), retail has retained a share of total spend of around 9.2%” – a figure that’s almost certain to have grown due the current lockdowns in NSW and Victoria.
Frank Knight puts it succinctly: “Businesses are having to invest in their supply chain management and partner with suppliers, be it tech, distribution or storage capability to mitigate future capacity pressures. There has also been a significant in growth in suburban last-mile freight tasks due to the rise in online shopping.”
So, the message to investors in commercial property is clear cut – the industrial sector deserves serious consideration. At Thinktank, we certainly think so, having 29.2% of our loan portfolio as at 31st July 2021 in this asset. Yields are falling in most markets with Frank Knight expecting demand to remain robust. “With vacancy at record low levels, investors will increasingly be anticipating rental growth in coming years, leading to further downward pressure on yields in the near term.”
For those investors who are new to the sector, there are some commonly accepted guidelines for how to either invest directly or via a fund manager in this market. In many respects, the principles governing other commercial property sectors apply to industrial, although there are some nuances particular to this sector.
There are commercial property investment specialists who can identify and present relevant factors for investors to consider. Location remains paramount: which state or capital city? And which precinct in that city? Remember it’s crucial the area chosen has good access to major arterial roads and transport links to allow trucks easy access.
Genuinely understanding the leasing market is critical with every precinct having different tenant demand and lease profile. So, for your asset to appeal to the widest segment of the market, know those tenant characteristics before investing in an industrial property. In this respect it’s no different to other commercial property investment fundamentals: understand the vacancy rates and market rents alongside the broader macro themes prevailing in any given precinct.
Tenancy profile is important, with a strong performance history and operating sustainably through varying market conditions is essential while having a national and/or international presence is a bonus.
Typical industrial property lease terms range from three to 10 years, with annual rent increases either in line with CPI or a fixed percentage, often 3-4%. Rent should reflect the benchmark level for that precinct and set accordingly. An independent property valuation will offer essential insights on this among other factors pertinent to the property, location and typical tenancy profile.
Other considerations include tenants requiring specialised equipment (the appeal to a niche market must be offset against a smaller pool of potential tenants), meeting tenant needs (i.e. significant roof and gantry height) and gentrification, meaning the precinct could be evolving towards a different property classification which is precisely what we have observed with swathes of urban B and C Grade office buildings being converted to medium density residential living.
Investing in industrial property is no different to any other investment – good research will pay dividends (no pun intended) and, for investment novices in particular, getting specialist advice should be high on the agenda.
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"the-sea-and-tree-change-norm-square-s-acquisition-of-afterpay-why-you-should-think-twice-before-turning-to-tiktok-for-advice" ["introtext"]=> string(462) "On this episode of The nestegg Podcast, host Maja Garaca Djurdjevic and three experts discuss property price movements, Square’s Afterpay acquisition and the soaring price of advice.
Write comment (0 Comments) " ["fulltext"]=> string(1037) "Steve Waters, director of Right Property Group, chats about the ongoing lockdowns and how they’re shaping property. The property expert also dives into the sea and tree-change trend, and whether it’s becoming a new norm, especially among residents of Sydney and Melbourne.
RMIT’s senior lecturer of finance, Dr Angel Zhong, delves into Square’s Afterpay acquisition and what it means for investors.
And lastly, tax and super guru Timothy Munro talks about the soaring price of advice and why young Aussies should think twice before turning to TikTok for their financial tips.
Have a question for our experts? Get in touch at [email protected] and you might get featured on the next episode.
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Write comment (0 Comments) " ["fulltext"]=> string(6277) "The numbers are revealing. According to the consultancy firm Plan1, the non-bank lending sector’s slice of the commercial real estate debt market is set to grow rapidly over the next three years to an estimated $50 billion by 2024. As the banks, especially the Big Four, step back from commercial lending (at its peak they had 85% of the market and currently have about 72%), non-bank lenders – any lender that isn’t a bank, credit union or building society – have been stepping up the plate to service this market.
Nowhere is this lending phenomenon more evident than with limited recourse borrowing arrangements (LRBAs) where the Big Four, as well as Macquarie Bank, have vacated the market to the non-banks. The big end of town has essentially decided this market sector is too time-consuming and challenging, with a nimbler non-bank sector better suited to this lending product. [Besides, the Big Four provide much of the funding to the non-bank sector, especially senior debt, a far more efficient use of their capital without having to manage the compliance aspects at a retail level.]
Even the Federal Government has recognised the importance of this market trend in providing credit, especially to SMEs. It’s not just moral support. During COVID-19, the Australian Office of Financial Management advanced $2.3 billion to the non-bank sector to keep it well supported through the pandemic with most of this sum since repaid.
So, while the simple answer as to why LRBAs, which reached $59 billion at 31 March 2021, are the preserve of the non-bank sector is that the Big Four and Macquarie don’t offer them, the correct answer is far more nuanced than that.
LRBAs, especially when it’s related to commercial property, are often part of a borrower’s total financial situation. A husband-and-wife SME can use an LRBA to facilitate their self-managed super fund (SMSF) buying their business premises (it’s called a business real property transaction) to give them long-term lease security – it must be at the market rate – as well as their SMSF having an appreciating asset that will contribute to their retirement savings in a highly tax effective environment.
All this is both time-consuming and requiring a diversity of skills within a tightly disciplined process that simply makes it a sphere of business activity that the Big Four and Macquarie don’t want to pursue. After all, for SMEs to pursue a LRBA and all that involves in terms of their business, it is likely to involve a mortgage broker, financial planner, lawyer and accountant. Certainly, any SME and/or SMSF considering an LRBA should get informed specialist advice.
Consequently, the non-bank lenders, which have extensive commercial property underwriting skills in the SME space, have carved out strong relationships with these differing professional advisers to ensure the borrower gets the correct advice. It’s a highly competitive market and that’s helping to further underpin best practice across the sector.
There’s another factor at play. With LRBAs for business real property transactions, the loan terms can be up to 30 years. For SME borrowers, it means they have lower monthly loan repayments, with the cash flow savings better utilised to grow their businesses. For mortgage brokers, it is another way in which they add greater value to their SME clients and remain preferred as a professional financial resource taking over the traditional place of the bank manager.
Recent regulatory and legislative changes are also expected to facilitate non-banking lending to SMSFs. First, from 1 July 2021 tax-concessional superannuation contributions rose to $27,500 (they were $25,000) and non-tax-deductible contributions increased to $110,000 (previously $100,000). This will give SMSFs more financial scope to service an LRBA.
Second, SMSFs can now be six-member funds (previously the maximum number of members was four). Although the industry is not expecting a huge uptake of this legislative change (remember the bulk of SMSFs have two members), what might be interesting is whether business partners who share an SMSF might be inclined to increase their membership to six to allow other business partners to join enabling the purchase of larger or multiple properties.
The advantages are obvious. It would give an SMSF looking to execute a business real property transaction more financial muscle, both in terms of its equity contribution and the capacity to meet mortgage repayments. Remember, though, an existing LRBA cannot be renegotiated to increase the debt level. Once they are signed, they are set in stone. But an expanded fund could undertake to set up another LRBA to acquire a different property.
One final point is worth making. Despite all the media comment about LRBAs and the impact they are having on the residential market, the fact is SMSF investment in this asset class stood at $44 billion at 31 March 2021, or, as a percentage of the $5.5 trillion residential market, 0.76%. Hardly market moving, which has been a long-held concern by many, particularly those not close to the sector.
What’s far more significant is the $82 billion in commercial property that SMSFs have in their portfolios. Much of this property is business real property such as factories, industrial units, shops, strata offices and child care centres, demonstrating that LRBAs are not only helping these SMEs/SMSFs better manage their businesses but giving them a means to finance an asset that will make a substantial contribution to their retirement income strategy.
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host Maja Garaca Djurdjevic and three experts discuss the ongoing NSW lockdown, the ins and outs of the COVID-19 Disaster Payments, and how Brisbane’s successful Olympics bid could impact equities and property.
Write comment (0 Comments) " ["fulltext"]=> string(1014) "Steve Waters, director of Right Property Group, chats about the impact of the lockdowns on the property market, what the 2032 Olympics could mean for Brisbane’s market, and whether APRA might need to pull the handbrake to cool house price growth.
RMIT’s senior lecturer of finance, Dr Angel Zhong, delves into how the Olympics and other major events affect stock returns and what the implications are for investors.
And lastly, tax and super guru Timothy Munro talks about the near-record super returns, the COVID-19 Disaster Payments and what they mean for your super.
Have a question for our experts? Get in touch at [email protected] and you might get featured on the next episode.
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["label"]=> string(14) "Embedded Video" ["description"]=> string(0) "" ["required"]=> string(1) "0" ["language_title"]=> NULL ["language_image"]=> NULL ["editor"]=> NULL ["access_level"]=> string(6) "Public" ["author_name"]=> string(18) "Jeremiah Sebastian" ["group_title"]=> string(22) "Summary points + video" ["group_access"]=> string(1) "1" ["group_state"]=> string(1) "1" ["group_note"]=> string(0) "" ["value"]=> string(0) "" ["rawvalue"]=> string(0) "" } } ["link"]=> string(107) "/resources/podcast/the-olympic-effect-on-property-and-equity-investors-covid-19-disaster-payments-and-super" ["image"]=> string(65) "images/podcasts/090321_Angel_Zhong_Steve_Waters_Timothy_Munro.jpg" ["image_alt"]=> string(0) "" } [5]=> object(stdClass)#6237 (56) { ["id"]=> string(5) "17060" ["title"]=> string(120) "Do lockdowns boost property prices? Are short-sellers levelling the playing field? Did you lodge your tax returns early?" ["alias"]=> string(117) "do-lockdowns-boost-property-prices-are-short-sellers-levelling-the-playing-field-did-you-lodge-your-tax-returns-early" ["introtext"]=> string(458) "On this episode of The nestegg Podcast, host Maja Garaca Djurdjevic and three experts discuss the ups and downs of online auctions, the power of activist short-sellers, and tax time 2021.
Write comment (0 Comments) " ["fulltext"]=> string(1111) "Steve Waters, director of Right Property Group, chats about online auctions and why they resemble “a bad Zoom meeting”, the growing resilience of the property market, and how Sydney’s lengthy lockdown could shake things up.
RMIT’s senior lecturer of finance, Dr Angel Zhong, delves into short selling – the original trade that sent GameStop stock soaring – and how activist short-sellers are impacting markets.
And lastly, tax and super guru Timothy Munro talks about those early tax lodgers and possible ramifications, as well as detailing the temporary shortcut method, which you may be able to use this tax time.
Have a question for our experts? Get in touch at [email protected] and you might get featured on the next episode.
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