Residential Investment

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<div style="text-align: left;" align="center">GUEST OBSERVER</div>
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First time real estate purchasers in Australia are increasingly entering the property market as investors rather than as owner occupiers.
Data has found the number of first time buyer investors has skyrocketed over the past two years.
Since 2014 the number of first home owners who are buying through iBuyNew to invest has increased by 188 percent.
The findings by iBuyNew, which specialises in off-the-plan properties, follows a warning by outgoing Reserve Bank Governor Glenn Stevens that the entry hurdles for first home buyers “may be getting worse”.
Mr Stevens said “almost the only way” first home buyers can enter the property market in real estate hot spots such as Sydney is through parental assistance.
Despite record low interest rates, the first time buyerowner occupier sector has collapsed with many who do choose to buy property now doing so as investors.
Even though property in most cities is very affordable with interest rates set to stay at historical lows, young Australians have been put off entering the market and they prefer to rent.
The reality is that the great Australian dream of owning your own home is fading and the goal of being a home owner is diminishing.
It’s an issue for state and federal governments with the current schemes to entice first home buyers out of the rental market either out of date or ineffective. 
We have also found that stamp duty which can add many thousands of dollars to the cost of a property purchase is also a major deterrent to first home buyers.
 
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<div style="text-align: left;" align="center">Mark Mendel is chief executive officer of iBuyNew and can be contacted <a href="https://www.ibuynew.com.au" target="_blank">here</a>.</div>
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First home buyer investors on the rise

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<img src="https://counter.theconversation.edu.au/content/82763/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Big Chinese companies have been on an overseas buying spree in recent years, spending more than US$1.6 trillion scooping up businesses, property and “trophy assets” like football clubs.
But a directive from the Central Committee of the Chinese Communist Party puts some of this investment in Australia at risk. The directive specifically restricts outbound investments in real estate, hotels, entertainment, and football clubs. 
One of the big reasons for the crackdown is how these investments are funded. China’s financial system is dominated by banks and bank loans are the major source of corporate funding. But this is also risky - if one of these projects fails it risks the entire banking system.
The changes won’t affect large Chinese holdings in the Australian agriculture and metals sector, or personal investments in Australian property. But there will be an impact on the Australian property market - Chinese developers bought 38% of all residential property development sites in Australia last year. 
As Chinese investment in the Australian property sector will now be curtailed, we should expect money to be diverted elsewhere - into sectors that are still looked on favourably by the Chinese government. Most notably resources, agriculture, and possibly new energy technologies.
<a href="https://www.propertyobserver.com.au/images/2017/08/24/Screen%20Shot%202017-08-24%20at%208.43.36%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/24/Screen%20Shot%202017-08-24%20at%208.43.36%20AM.png" alt="">
Chinese companies have also been active in the Australian hotel and entertainment industries - Fuwah Group recently purchased the Park Hyatt in Melbourne (among others), and Dalian Wanda bought the Hoyts cinema chain. 
Over the past few years, Chinese companies have splashed out on many prominent properties - China Investment Corporation bought several office buildings in Sydney and Brisbane, and Aqualand purchased waterfront property in Sydney. Dalian Wanda currently has billion dollar developments underway in Sydney and the Gold Coast.
The motivations for these large investments in Australia and elsewhere are mixed. Earning a profit and other commercial goals are undoubtedly behind some of the moves, but others are strategically important for China - such as investing in agricultural land. But we shouldn’t overlook that many of these investments are “trophy assets”, and are about bringing prestige to the companies themselves.
<h2>Why is China cracking down?</h2>
In China, according to People’s Bank of China’s data, bank lending constitutes the vast majority of total financing. Therefore, it is more than likely the bulk of these recent overseas purchases by Chinese companies is bankrolled by Chinese banks. This compares to countries like Australia, where bond markets and sharemarkets play a larger role in financing big projects and investments.
The reliance on bank loans adds risk to the financial system. Should these projects fail, or the Chinese companies be unable to repay their debts, it could destabilise the entire banking system. And as Chinese banks remain state-controlled entities, the state has effective power to direct bank lending.
<a href="https://www.propertyobserver.com.au/images/2017/08/24/Screen%20Shot%202017-08-24%20at%208.44.53%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/24/Screen%20Shot%202017-08-24%20at%208.44.53%20AM.png" alt="">
The Chinese government’s directive doesn’t just restrict investment in real estate, hotels, entertainment and football. It also encourages investment in other areas - new energy, technology, resources and agriculture. The stated purpose is to ensure that investment aligns with China’s national interest and to set up procedures for monitoring and supervision of the investments.
The Chinese banking regulator, the China Banking Regulatory Commission has also started investigating five huge conglomerates - Anbang, Dalian Wanda, HNA, Fosun, and Zhejiang Rossoneri Investment which have been very active overseas. The Chinese banking regulator has askedmajor banks to provide details of the borrowing position of these companies and the risk associated with their loans.
On paper, all five conglomerates are apparently predominantly privately owned, with the possible exception of Zhejiang Rossoner Investment which was only incorporated in June 2016. Although directly or indirectly, the Chinese government will have some stake and it is hard to trace the ownership structure of large Chinese companies. 
<h2>What comes next?</h2>
There will definitely be an impact as Chinese investment dollars move away from property and prohibited other sectors. This investment currently constitutes a large proportion of Australian property development.
However, it also remains to be seen how else the Chinese government will try to achieve the “national interest”. Whether through regulatory control or through its direct control of the Chinese banking system, the Chinese government might try to influence or direct the operations of the overseas assets of these conglomerates. 
The Australian government has previously shown nervousness about enterprises in areas of national “strategic” importance, passing into the hands of Chinese businesses with connections to the Chinese government, with some acquisitions being blocked by the Foreign Investment Review Board. Increased Chinese interest is only likely to provoke increased Australian apprehension.
<a href="https://theconversation.com/profiles/he-weiping-163918" target="_blank">He Weiping</a> is lecturer in Law, Monash University and author for <a href="https://theconversation.com/au" target="_blank">The Conversation</a>.
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Why China is cracking down on overseas investment

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GUEST OBSERVER
A few short years ago, locations like Port Hedland in Western Australia or Emerald in Queensland were offering returns of up to 15%.
Well, that was then, this is now and the dive in commodities prices has been mirrored in property investment returns.
Adding to the slowdown, most lenders have dropped the LVRs on higher returning investments such as student accommodation and serviced apartments to levels that would have left many investors scratching their heads and wondering if the extra deposit required was really worth the returns.
This raises the obvious question of whether cash flow positive investments are dead or at least, needing urgent resuscitation.
Having owned several cash flow positive properties in both Queensland and WA, I know firsthand how much it can hurt when rentals start to fall.
Yet, despite this, I am still adamant that positive cash flow is the right investment strategy for most investors.
So, that means the next question is where in the current market can you find cash flow positive properties?
The answer is quite simple. You have to create them rather than hold off in the hope they find you.
Duplexes and dual key properties are the best and safest cash flow positive property an investor can acquire, particularly in today’s tough economic climate.
They can be developed in most metropolitan locations which means you don’t run the risk of fluctuating returns based on local industry plus there’s the opportunity for two rental incomes under one roof which generally shows a profit rather than a loss.
Duplexes also have the added benefit of a potential development profit through subdivision.
And this potential for development is really worth considering because instead of sitting back and waiting for capital growth you can create and drive equity, in turn, becoming a master of your own destiny.
Here’s a checklist of issues to consider:
Location due diligence is still just as important as any other property investment so narrow your search to growth areas with high rental demand for three bedroom dwellings.
Make sure the land is subdividable before you purchase. It’s too late once you’ve signed so think about enlisting the services of a town planner.
Find an experienced builder that has undertaken these types of build before and don’t over pay. Sure, it’s a bigger build but it’s all under one roof.
If you’re thinking about planning and subdivision always refer to local professionals who know the intricacies of the council with whom you will be dealing.
Finally, remember that you don’t need to sell the property to make a profit.
When you factor in things like agent’s fees and capital gains tax, you can actually access the same, if not more, equity by simply revaluing the property and increasing your mortgage.
This type of  “equity release” can then be used to move onto the next project and the duplex could still be cash flow positive, depending on the rental income.
This is a very sound strategy as the property can still create an income and gain capital growth while you continue to build your portfolio.
Paul Bieg is the founder of <a href="https://www.bigpropertyinvest.com.au/" target="_blank">Big Property Investments</a>
<a href="https://www.bigpropertyinvest.com.au" target="_blank" style="font-size: 12.16px; line-height: 1.3em;"> </a>
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Are cash flow properties dead?

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GUEST OBSERVER
I imagine if you are taking the time to read what I have to share with you, that you want more from life. To have more in our modern first world economy, it really helps to have money.
People who have more money, tend to focus on a few key factors towards generating wealth. They know that making money is not a sometime thing – it’s an every day journey that can take many years. There are few shortcuts, even for those who are lucky enough to win the lottery. Studies show that many of the winners have little or nothing to show after five years of winning their money. That is because they never learned about money and on which key factors tofocus upon.
There is no time limit on these factors – you can share them with school aged children or commence after you have retired from a lifetime of work. They will work just as well. They will however only work as well as you work them.
You are likely to have heard seen or even tried some or all of them before and may be tempted to dismiss the power of these factors when combined in to a single-minded focus point. They could be a timely reminder for you. And something else for you to consider – thesearen’t my points – they are distilled from lessons taken from some of the richest and most successful people on the planet.
So here they are.
1.     Set goals and visualize achieving them
If you want to make more money, you have to have a clear goal and then a specific plan for how to achieve that goal. Money won’t just appear – you have to work at it. If you have never set a goal before, Google “goalsetting” and find out how to do it.
Rich people choose to commit to attaining wealth. It takes focus, courage, knowledge, and a lot of effort. The main reason most people don’t get what they want is that they don’t know what they want. Rich people are totally clear that they want wealth.
2.     Invest in yourself
Probably the safest and best investment you can make is in your own future. Read at least 30 minutes a day, listen to relevant podcasts while driving and seek out mentors vigorously. You don’t need to be a master in your field, just well-rounded and knowledgeable – able to talk about any relevant subject whether it is financial or otherwise. Consume knowledge like air and put your pursuit of learning above all else. It is said that Warren Buffet spends 80% of his day reading – there’s a clue.
3.     Increase your income
Since it is incredibly difficult to save your way to being a millionaire, the logical thing to do is increase what you are earning now so that you have extra money to put aside. Studies have shown that the wealthyhave multiple streams of income – the most effective is usually three. This could be your day job, a part-time business, a business in which you have full or part-ownership, cash at bank earning interest, share dividends, real estate rental or capital profits from investments.
4.     Save to invest
The only reason to save money is to invest it. Your saved money needs to go into secured, sacred (untouchable) accounts. Never use theseaccounts for anything, not even an emergency. This will force you tocontinue to follow step three (increase income). When you have enough to make an investment, do so and then work to refill that investment account.
The key to consistently setting aside money is to make it automatic. You can start by having your bank account automatically shift a percentage of your income in to a separate untouchable savings account. That way, you’ll never even see the money you’re contributing and you’ll learn to live without it.
5.     Delay gratification
It is vitally important to control your expenditure while you are building your wealth. You might want to spend $20,000 on a holiday or $100,000 on a new car, maybe even a $5,000 suit or $2,000 pair of sunglasses or shoes. And these are all good things to have and do. But not before you have made it and have the kind of wealth and income that make the purchase of these things readily possible. The people who don’t succeed financially are those who have to have it all now. Imagine what you could do with the cash you would spend on thesethings – you could invest in a property or shares that might double in value in 5-10 years and throw off enough income to pay for the luxury things you want. And you would still have the asset.
Warren Buffet lives in the same home he always had and drives a modest ute that he loves. He invested his savings in to solid assets for the long term. Sometimes I wonder why he doesn’t spend some of his wealth on the fun things in life, but I guess he must have made theseconscious choices.
6.     Surround yourself with successful people
There is a long held school of thought that you become like those you associate with and tend to have a similar income to the average of that group of people. So if you want to increase your wealth and income, find others who are already doing that.
Andrew Carnegie has described this principle as the “Mastermind Group.” The idea is to surround yourself with talented people who share your vision, because the alignment of several smart and creative minds is exponentially more powerful than just one.
7.     Aim higher
I wrote my first book – “It’s Easy to Be a Property Millionaire” in 2001, when a millionaire really meant that you had sufficient wealth togenerate a high quality of living and you could choose to work or live your days out in pursuit of things you loves to do and people you wanted to be with. These days that same sum, while not insignificant, just won’t cut it any more. I think you need to aim for $2M or more – since $2M net worth – outside your family home, could reasonably provide you an income of about $100k per year, which is sufficient toprovide a reasonable standard of living.
Of course I encourage you to aim much higher, if that is your choice – it’s up to you.
What you do with these focus points is of course up to you.
But now that I have put them in front of you (again?) what will you do?
Craig Turnbull is an author, property developer and real estate investor. He can be contacted <a href="https://www.craigturnbull.com/" target="_blank">here</a>.
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Want to be wealthy? Focus on these 7 things

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GUEST OBSERVER
The debate on negative gearing ahead of the budget and looming elections has only added to the confusion among property investors as the ultimate aim from buying property is to make money, not to lose.
It’s an outdated way of investing to focus solely on negative gearing to build a property portfolio.
To put things in perspective, Labor recently said if elected, it would restrict negative gearing deductions to only new property. The federal government opposes this, asserting that negative gearing should remain with caps being placed on its use.
All of this debate surrounding gearing and lending as the Budget looms has only highlighted the need for diversity in any property strategy. There are a lot of opportunities out there, people just need guidance.
It is important to tailor strategies on a case-by-case basis, rather than a blanket reliance on negative gearing and depreciation because any changes in circumstance, such as sudden unemployment, can turn the property into a burden.
The consulting firm says it employs a range of tactics on behalf of buyers, with opportunities including capital growth, high yield, cash-flow positive, add value, renovations, granny flats, developments and buying new or established properties in regional or capital cities.
We find this approach gives our clients the confidence to build a strong and balanced portfolio that is adaptable to changes and opportunities in the market. Regular portfolio stress checks are also important to ensure ultimate security.
In its first year, Crave has helped clients with property deals worth more than $55 million.
We just purchased a $325,000 property on behalf of a client, a corner block spanning over 790 square metres with rental return of $340 per week. They also have the opportunity to add a granny flat.
Another client recently landed a development block for $825,000, with similar properties now selling for $1 million.
Investors are also starting to look beyond local or usual purchase areas to areas that not only better suit their own financial situation but offer affordability and growth potential.
Now is the ideal time for home owners to check whether the impacts of recent government changes could increase the equity on their existing properties.
We are seeing a lot of opportunities being unlocked, with government rezoning key areas and adding infrastructure such as roads, transport and community facilities.
Debra Beck-Mewing is founder of consulting firm Crave Property Advisory and can be contacted <a href="https://www.craveproperty.com.au" target="_blank">here</a>.
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Negative gearing strategies outdated: Debra Beck-Mewing

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<img src="https://counter.theconversation.edu.au/content/62630/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Negative gearing was one of the federal election campaign’s fiercest battlegrounds.
While the Labor opposition claimed that the major beneficiaries of the tax policy were almost all in the very highest earnings bracket, the Coalition attacked any proposed changes, saying they would “smash” house prices and unfairly punish “mum and dad investors”.
The fact is, negative gearing can have surprising outcomes.
Using game theory, senior lecturer in mathematics Stephen Woodcock constructed four scenarios that demonstrate exactly who benefits from negative gearing.
You can watch a video explaining it <a href="https://www.youtube.com/watch?v=x2PTCQ2j1mQ" target="_blank">here</a>.
<h2>What happened</h2>
The game maximised the desirability of occupying the best house they could afford, whether this was by buying or renting.
The ultimate outcome was that richer players used negative gearing to keep purchasing multiple houses – forcing others to buy progressively inferior houses and/or rent from others. Some missed out completely and were forced to rent.
At the end of the game, one buyer owned all the houses, with all other players forced to rent from them.
And interestingly, in this game, negative gearing increased prices.
<h2>What does the future hold?</h2>
“It is easy to see how curious (and less than ideal) ownership patterns can arise when tax policies incentivise speculation in the property market. What is less clear is what can, or should, be done now,” says Dr Woodcock.
Dr Woodcock points out that both Sydney and Melbourne rank in the world’s five least affordable cities to buy a house. Despite record low interest rates, first home buyers are at the lowest level in years. First home owner grants have done little to help this and, arguably, have only served to increase prices further.
Instantly scrapping negative gearing would almost certainly cause a huge drop in prices, which would be manifestly unfair to people who made investment choices assuming that tax advantage would be available.
Labor’s proposed restriction of the benefit to newly built properties onlywould provide some relief. It has been argued, though, that this would encourage speculation in certain areas.
“A tax policy which avoids incentivising curious outcomes for society, yet retains basic fairness for existing investors would require subtle measures and crossbench support. Albeit by the narrowest of margins, the Coalition’s retention of power might mean that any such reforms are several years away.”
Interestingly, it was noted earlier this year that federal politicians – from both major parties – averaged more than two investment properties each.
Charis Palmer is deputy business editor, The Conversation and can be contacted <a href="https://theconversation.com/au/team#charis-palmer" target="_blank">here</a>.
Georgina Hall is editor, The Conversation and can be contacted <a href="https://theconversation.com/au/team#georgina-hall" target="_blank">here</a>.
Helen Westerman is business and economy editor, The Conversation.
Jenni Henderson is assistant editor, Business and Economy, The Conversation and can be contacted <a href="https://theconversation.com/au/team#jenni-henderson" target="_blank">here</a>.
Wes Mountain is deputy multimedia editor, The Conversation and can be contacted <a href="https://theconversation.com/au/team#wes-mountain" target="_blank">here</a>.
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Property 101: The curious incentives and consequences of negative gearing

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GUEST OBSERVER
Housing finance approvals continue to point to subdued conditions in April with a further softening in investor activity.
The headline figure – the number of owner occupier finance approvals – posted a 1.7 percent rise, more or less in line with expectations (market +2.5 percent, Westpac 2 percent).
The detail was a touch softer including additional data on the value of investor loans.
Ex refinance, the number of new owner occupier loans was up just 1.1 percent, only reversing part of March’s 1.5 percent decline. Overall, the monthly moves are slow and suggest owner occupier demand is drifting around rather than strengthening or weakening.
Within the owner occupier segment, the number of loans of housing-related loans posted a solid rise but are still down significantly on a year ago (+4 percent mth, –5.9 percent yr on a combined basis).
By state, gains were a bit firmer in Vic and Qld but softer in the other main states.
The value of investor loans fell 5 percent to be down over 20 percent yr.
Notably, the weakness in the investor segment outweighed the gain in owner-occupiers with the total value of loans ex refi down 3.7 percent mth, 9.2 percent yr.
Overall, the numbers suggest conditions remained soft in April ahead of the RBA’s May rate cut.
The Bank’s moves should draw more buyers into the market although that will take a few months to become apparent in finance approvals and may continue to be offset by weak investor activity. Details  Owner–occupiers (no.)   1.7%mth, 4.6%yr          
– ex-financing (no.)        1.1%mth, 0.7%yr          
Construction of dwellings (no.)               4.4%mth, –5.6%yr        
Purchase of newly built dwellings (no.)   3.3%mth, –6.7%yr        
Value of loans:             
Owner-occupiers ($bn)   0.1%mth, 7.8%yr          
Investors ($bn)              –5%mth, –20.8%yr       
Total ($bn)                    –1.8%mth, –4.4%yr      
Total ex refi ($bn)          –3.7%mth, –9.2%yr                      
 
Matthew Hassan is senior economist with <a href="https://www.westpac.com.au/" target="_blank">Westpac</a>.
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Number of owner occupier housing finance approvals up in April: Westpac's Matthew Hassan

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GUEST OBSERVER
Recently, tax residency has become a contentious and difficult issue. Tax partner Fletch Heinemann from Cooper Grace Ward explains below. 
Q1 – 0:15 – Am I a tax resident of Australia?
Q2 – 1:05 – What does it mean to ‘reside in Australia’?
Q3 – 2:19 – What is a ‘permanent place of abode overseas’?
Q4 – 3:35 – What if I still have a property in Australia?
Q5 – 4:40 – What about if I pay tax outside of Australia?
Click below to watch 
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<a href="https://www.youtube.com/watch?v=LMiZ5ks3u2M" target="_blank"><img src="/images/2016/07/06/Screen%20Shot%202016-07-06%20at%201.11.25%20PM.png" alt=""></a> 
For more information, <a href="https://www.cgw.com.au" target="_blank">click here</a>.
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Property 101: Fast facts on residency for tax purposes

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GUEST OBSERVER
The CoreLogic RP Data Home Value Index of capital city home prices rose by 0.5 percent in February after a 0.9 percent lift in January. Home prices were up by 7.6 per cent over the year to February.
Dwelling prices rose in six of the eight capital cities in February.
The Performance of Manufacturing index rose by 2 points to 53.5 in February – a near six year high. A reading above 50.0 indicates that the sector is expanding. Production, new orders and exports lifted in February
The economic data continues to surprise on a positive note. The manufacturing sector is now expanding at the fast pace in almost six years. And when it comes to home prices it is a case of modest strength – but more encouragingly price growth is more spread out and not just Sydney and Melbourne centric.
Dwelling prices rose in six of the eight capital cities. But the lift in home prices in Hobart, Adelaide and Brisbane was the icing on the cake. In fact home prices in Hobart have now lifted by 8.5 per cent in the past three months. It seems investors and home buyers are shifting away from the traditional growth markets of Sydney and
Melbourne and looking for more attractively-priced property in other cities.
It is still early days but the perfect outcome would be if the majority of regional areas recorded a lift in dwelling values. The “Rest of State” price index lifted by 0.6 per cent in February, although annual growth is still subdued at 2.2 per cent. This highlights the issues facing policymakers in attempting to manage a very diverse housing market. What we would expect to see is the lift in capital city house prices continues to filter out across the regional towns over the next 12-24 months.
The consolidation in home prices is unlikely to see home building dry up. There is a record pipeline of dwelling approvals that suggest a lot of building work will take place over the next two years - supportive of a lift in activity levels over the medium term.
The rebalancing effect across the economy continues to take place. Manufacturing activity has now expanded for eight consecutive months – marking the longest streak in ten years. More importantly the sub-indices like, production, new orders and exports, are showing a credible lift. No doubt the weaker Australian dollar will continue to support the sector. In addition low resource prices – particularly for oil - are keeping down input costs and also providing a boost to the sector.
<a href="/images/2016/03/Screen%20Shot%202016-03-01%20at%2011.50.38%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/Screen%20Shot%202016-03-01%20at%2011.50.38%20AM.png" alt="" width="814" height="591">
The latest data should ensure that the Reserve Bank continues to remain on the interest rate sidelines. If a rate cut was to take place it would be as a result of a downturn in the global economy rather than domestic economic conditions.
What do the figures show?
Home prices
The CoreLogic RP Data Hedonic Australian Home Value index of capital city home prices rose by 0.5 percent in February after a 0.9 per cent lift in January. Home prices were up by 7.6 per cent over the year to February.
House prices rose by 0.6 percent in February while apartment prices fell by 0.1 percent. House prices were up 7.8 percent on a year ago and apartments were up by 6.2 percent.
The average Australian capital city house price (median price based on settled sales over quarter) was $572,000 and the average unit price was $480,000.
Dwelling prices rose in six of the eight capital cities in February: Hobart (up 2.9 percent), Adelaide (up 1.9 percent, Brisbane (up 0.8 percent), Sydney (up 0.5 percent), Darwin (up 0.4 percent) and Melbourne (up 0.3 percent). Prices fell most in Perth (down 1.1 percent), followed by Canberra (down 0.2 percent).
Home prices were higher than a year ago in six of the eight capital cities. Prices rose most in Melbourne (up 11.1 percent), followed by Sydney (up 9.5 percent), Hobart (up 6.2 percent), Brisbane (up 5.5 percent), Canberra (up 4.5 percent) and Adelaide (up 2.8 percent). Prices fell in Perth (down 3.1 percent), and Darwin (down 2.9 percent).
Total returns on capital city dwellings in the year to February rose by 11.5 per cent with houses up 11.6 percent on a year earlier and units up 10.9 per cent.
 Performance of Manufacturing
The Performance of Manufacturing index rose by 2 points to 53.5 in February – its highest level since July 2010.
AIG notes “February was the eighth consecutive month in which the Australian PMI has been above 50 points (net expansion). This is the longest continuous run of expansion since 2006.”
Across the sub-indices; production (60.1 points), new orders (52.4 points), stocks (52.5 points), deliveries (53.5 points) exports (53.7 points) and sales (53.0 points) were positive in February. Employment (47.4 points), remained in contraction.
What is the importance of the economic data?
The CoreLogic RP Data Hedonic Australian Home Value Index is based on Australia’s biggest property database. Unlike the ABS Index, which excludes terraces, semi-detached homes and apartments, the CoreLogic-RP Data Hedonic Index includes all properties. Home prices are an important driver of wealth and spending.
The Australian Industry Group and PricewaterhouseCoopers compile the  Performance of Manufacturing Index (PMI) each month. The Australian PMI is the Australian equivalent of the US ISM manufacturing gauge. The PMI is one of the timeliest economic indicators released in Australia. The PMI is useful not just in showing how the manufacturing sector is performing but in providing some sense about where it is heading. The key ‘forward looking’ components are orders and employment.
What are the implications for interest rates and investors?
Sydney and Melbourne drove the gains in home prices in 2015. But the two largest cities are likely to come back to the pack over 2016. Overall, we expect returns on home prices across Australia to lift by around 7 per cent in 2016. CommSec expects no change to rates over 2016.
Savanth Sebastian is an economist for <a href="https://www.commsec.com.au/" target="_blank">CommSec</a>
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Regional towns to get boost, as Hobart leads higher home prices: Savanth Sebastian

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<img src="https://www.urban.com.au/images/2016/10/14/image001-4.png" alt="">
Depreciation is basically a tax deduction available to property investors across Australia.
Depreciation allows you to claim a tax deduction for the wear and tear on an investment property over time.
This tax deduction recognises the fact that the building itself, as well as its plant and equipment will become worn out over time and eventually need to be replaced.
It doesn’t matter that these items were paid for by someone else – the developer or prior owner – as you, the current owner, can claim deductions as they continue to depreciate in value.
To learn more about depreciation, download our handy guide.
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