澳洲Australia property "mansion" packages for


在澳大利亚 The pool at of an IP needs to be resurfaced (or so the pool doctor says), the cost was estimated to be $10K ($10,000), after recoverying from my impresssion of a cat coughing up a fur ball, it just seems far too much. Its just a standard poo I need some advice regarding a property purchase. Property - semi-detached house Bedrooms - 2 Condition - average needs internal reno to modernise Street - one of the best in suburb Location - excellent Close to schools - yes Transport - 50m


Hi all.

What are peoples thoughts about paying the extra cash to get the up-spec fittings for an IP.
I originally decided against it as its a rental and figured it would be a waist. Also a ducted vacum system is included and things like that are bound to be blocked up by tennants and i would have to fix.

Flip side is they are generally good value. i know i regret not paying for it with my PPOR.

Dont have the list in front of me but the inclusions are somewhat standard across most project builders.

better tile and brick selection
Stainless appliances
Gas hot water system
Ducted vac
Stone bench tops
Better fittings
Panel lift garage door.
Stuff like that.

What are peoples thoughts. In my situation its about an extra $3,000.

Cheers  

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What is the opinion of your property manager?

What are similar properties for rent kitted out with in the immediate area?

Are you sure its a long term rental? These extra's probably make it easier to sell, but Im not sure they will increase the rental return.

That said, $3000 of deductable, and mostly depreciable costs may not be that big a deal one way or another in the scheme of things.....  

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Good point. I didn't think of the depreciation side of things.
The property is located 1 klm from the city center so most homes are older stock. The occasional new property that pops up in the area is generally up-spec due to the end value more than anything. This is a long term hold . 20 years at least.
Property manager thinks it would make it more attractive to rent although vacancy atm is below 1% and renting is no problem.  

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PMs always want stuff chucked in because they aren't making the business decision  

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In my experience $3000 is a small price to pay when you take into account tax write offs and ease of renting to quality tennants. We had a unit once upon a time that was run into the ground renting for 120pw that usually took 2-3 weeks to rent to absolute scumbags. I renovated it (new tiles, paint, bathroom, carpets, lights/fans, gardening) in 6 weeks for the grand total of $2200 and we would have the choice of several prospective tennants and it would rent instantly for $170pw (not bad, broke even in a year :)).

Just because rental vacancies are low now doesn't mean that they will be in the future, and also, there is the quality of tennant aspect to consider that might make it very much in your interest to do.

Plus, some of the more expensive items (porcelain tiles particularly) are a lot better when it comes to wear and tear in future, and imo are a good investment wholistically  

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i can't believe those items are extra over east - and you STILL have an affordability problem.

all those items are standard inclusions on even the most povo-spec first home builder's spec sheet here in WA - except the ducted vac which is pretty dumb IMPO.  

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maybe its something to do with WA only having one builder to choose from?  

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The mansion style packs are a standard game played over here. You may get it all standard in the west but you won't be getting it free.

My house is a lower spec project builder and luckily the only house that fit my block straight of the plan.
End result is a 4 bedroom house 100% finished ready for tenants for under $170,000.

I may have to give the package a miss because I'm not paying for site costs. Its a one or the other kinda thing.
I'll have to try and negotiate further.

If I can't get the package does anybody have any ideas for items that add punch for tenants. I'm doing the aircon and dishwasher as expected.
I'm talking small style changes to grab people( yes I know you keep thing neutral with IP)
I'm talking maybe some flashy splashback tiling in the kitchen.
Same with bathroom tiling.

What I'm saying is what would grab you when walking into a new house?  

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As a (current) tenant, I got excited about remote control garage, airconditioning and an alfresco area. Fixtures and fittings don't do it for me - it's not something I noticed too much when on the rental prowl.  

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beachgurl said: ↑
As a (current) tenant, I got excited about remote control garage, airconditioning and an alfresco area. Fixtures and fittings don't do it for me - it's not something I noticed too much when on the rental prowl.Click to expand...
It's funny you mention the auto G/door. The garage I'm building on my existing house will have them. Tennants very happy.  

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tobe said: ↑
maybe its something to do with WA only having one builder to choose from?Click to expand...
it would be funny if it were true, but alas, we have so many builders they're all on <15% now...

great time to be building.  

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for $3k personally i think it is a bit of a no brainer. might not give you more rent but i suspect it'll either make your house easier to sell in the future or sell for more

to replace just the benchtop in the future would eat up all of that $3k  

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I would agree for the $3k it should be easy, just do it

The better quality fittings, benchs etc should also last better and hopefully will mean less maintainance down the track

In some places I've seen the standard 'builders fittings' i.e. cheap, have been total cr*p and you'd be replacing tap washes (non ceramic) and broken fittings on a regular basis. Minor perhaps but possibly a pia.  

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devo76 said: ↑
If I can't get the package does anybody have any ideas for items that add punch for tenants. I'm doing the aircon and dishwasher as expected.
I'm talking small style changes to grab people( yes I know you keep thing neutral with IP)
I'm talking maybe some flashy splashback tiling in the kitchen.
Same with bathroom tiling.

What I'm saying is what would grab you when walking into a new house?Click to expand...
Personally, I would go with the package - minus the ducted vac (for the reason you previously stated).

The biggest thing that would 'grab me' as a tenant is the gas hot water - much cheaper than electricity and would be . But then, that's just me, ie. a cheapskate, lol. I couldn't agree more with a previous poster who said that the benchtop alone would cost inexcess of $3000 to replace in the future so I'd definitely go with that. As far as the more expensive fancy feature tiles in the kitchen and bathroom go , no way - I'd simply stick to very plain and neutral (white is best). Tiles are things that really date a property.

Are you able to pick just 'some' of the package items and get them for less than the $3000?  

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