804 投资昆士兰州地区：阳光海岸、伊普斯维奇及下一个增长点

显然，它使用了一些现有的轨道和一些新建的轨道。

Obviously, it's using some of the current tracks and some of the new tracks.

我认为，前往市区的路上，伊普斯维奇将设有两个站点。

That's actually going, I think, two stops is going to be in Ipswich on the way into the city.

目前也已经有通往外郊的火车线路。

There are already currently train lines as well that head out.

而且，你知道，在布里斯班和图翁巴之间有很多我称之为卫星城镇的地方，它们规模很小，你可能会觉得作为投资者，它们的人口不够多，但它们有直达市区的火车线路。

And, you know, there's a lot of satellite, I call them satellite towns in between Brisbane and Toowoomba that are just small and you'd go, they don't have the population that you might like as an investor, but they have the train line that goes straight into the city.

如果你再考虑到，你可以花大约60万澳元买到一块1000或2000平方米的土地，住上一栋漂亮的砖砌四室两卫房子，价格依然合理，所以很多年轻家庭确实更喜欢这种生活方式，而不是住在城市里，被繁忙喧嚣所困。

And if you again, you're you're out sort of you can have a thousand square meter block, 2,000 square meter block, beautiful brick house, four bed, two baths, and at a reasonable price still at, you know, around 600 So a lot of, you know, young families definitely prefer that than, you know, living sort of in the city, yeah, stuck in hustle and bustle.

是的。

Yeah.

而且说实话，60万到70万澳元仍然是首次投资者或首次购房者进入市场时普遍考虑的价格。

And I mean, really, 6 to 700,000 is still a really common price that either a first time investor or a first home buyer is looking to get into the market at.

他们在哪个区域以这个价位购房？

Where are they buying at that level?

如果你在考虑60万到70万之间的话。

If you're thinking in between 6 and 700,000.

是的。

Yeah.

我觉得现在，大多数人会往土地方向考虑，就是那种地块。

I think these days, that's that's sort of where we do mostly see them heading is you're heading sort of in land.

伊普斯维奇仍然在这个价格范围内。

So it's Ipswich is still in that price range.

我的意思是，你仍然可以找到低于这个价格的郊区，这算是额外优势。

I mean, you can you can still get suburbs which are under that, which is the bonus.

你只需要确保选对了位置，避开洪水和火灾风险区域。

You just have to be you know, make sure you're you're in the right location so you're away from, you know, floods, fire.

要靠近购物中心、主干道，以及公共交通设施，如果你需要经常乘坐公共交通的话。

You're you're within good locations to shopping centers, all those sorts of things, arterial roads into public transport if you need to be catching public transport regularly.

所以，那里的价格点依然非常可及。

So the, you know, price points there are still very achievable.

正如你所说，除了图恩巴，周边还有一些其他地区城镇。

You've as said, if you got Toonba, there's there's other regional towns in and around.

沃里克是另一个例子，是的。

Warwick is another one that, yeah.

同样，那里仍然有多个产业支撑着城镇的发展，确保房地产增长不会大起大落，而且我认为那里的中位数价格仍然远低于60万，我说的是70万澳元。

That, again, they still have multiple industries that boosted the the town's profile to make sure that they don't have peaks and troughs in their property growth, but a very, yeah, very you know, I think the median price down there is still under well under 600 I said 700,000.

所以价格大概在60万左右。

So it's more around the sixes.

再往北，沿着阳光海岸，可以到达吉姆皮。

Again, even further north of Sunshine Coast, can get up to Gympie.

那里的房价仍在60万澳元区间。

That's still in the 600 k's.

你仍然可以买到品质不错的房产，是的。

You can still buy, yeah, good good quality of property.

而且我认为那里距离努萨不到一小时车程。

And I think that's only an hour north of Noosa or or under that.

所以每个人都知道诺萨一直是度假的热门目的地，因为它就在海岸边，是个美丽的小镇。

And so everyone knows Noosa has been sort of the the go to spot for holidays and whatnot because it's right on the coast, beautiful little town.

你只需要离那里四十到六十分钟车程，就能花六十万到七十万澳元买到房产。

You can be, you know, forty five minutes to an hour away from that for 600, you know, 6 to 700 k.

是的。

Yeah.

哇。

Wow.

你刚才谈到投资者，特别是那些想在区域市场、以特定价格点购房的投资者，他们不想买公寓。

And so were you talking about investors and just specifically investors and specifically talking about if somebody was gonna go more regionally to, I guess, for a certain price point, they didn't want to buy a unit.

他们想买带土地的独立屋，不知为何。

Wanted to get a house and land for some reason.

你提到了图翁巴和伊普斯维奇。

You spoke about Toowoomba and Ipswich.

我们能详细聊聊这两个地方吗？说说你在这些地区会关注哪些方面。

Can we dive into a little bit about those two and just give us a little bit of, I guess, what you'd be looking for in those sorts of areas.

为什么投资者会选择在那里投资？

Why would an investor invest there?

我猜这两个地方最近都增长了很多。

And I guess they've both grown a lot recently.

有哪些因素让你觉得它们还有更大的潜力？

What what's in place to to make you think that they might have a little bit more in them?

是的。

Yeah.

是的。

Yeah.

我们先说说伊普斯维奇吧。

Let's start with Ipswich.

抱歉？

Sorry?

或者

Or

它们有长期规划。

a long term plan in them.

长期。

Long term.

是的。

Yes.

我觉得是的。

I think yeah.

再说伊普斯维奇，如果你回顾过去五年，那个地区的增长幅度实际上在100%到140%之间，有些区域甚至更高。

Again, with Ipswich, if you look back and saw the, you know, past five years, the growth in that area has been literally between a 110 to a 140,000 sorry, percent 100 in in some areas.

所以如果你看这一点，再对比其他州，你会发现这个地区在过去五年里增长了将近150%。

So if you look at that and you you know, if you look from other states and you go, this this area in the last five years has grown almost, you know, 150%.

它还没有达到顶峰。

It hasn't reached its peak.

但说实话，那时候一些地区的房价只有30万到40万美元。

But to be honest, back then, the house prices were 300 to $400,000 in some areas.

所以房价实际上只涨到了60万到70万美元，因此仍然非常实惠。

So really it's only gone to $600,000 or $700,000 And so it's very affordable still.

在过去十二个月里，房价仍保持两位数增长，达到13%、14%。

In the last twelve months, they're still seeing double digit growth, 13%, 14%.

所以它并没有放缓的迹象。

So it's not like it's slowing down.

我之前提到过，它靠近布里斯班的地理位置优势。

Again, I've talked about the proximity to Brisbane for your switch just before.

这一地区有大量主干道基础设施，连接各个郊区，直达公共交通，让你在十分钟内就能到达任何一条地铁线路。

There's a lot of infrastructure in regards to arterial roads to and from different suburbs to get them straight to public transport so that you can get you can be anywhere within the city to a train line within sort of ten minutes.

所以你可以住在你换乘站的另一边，或者任何你想住的地方，依然能在十分钟内到达地铁站，然后快速进入市区。

So you can live on the other side of your switch or you can wherever you want and still get get the train line ten minutes and then shoot into the city.

你一小时内就能到达市中心。

You'll be in the city within an hour.

甚至目前布里斯班及其周边的一些重大基础设施项目，都是为了支持布里斯班的发展，这些项目也将影响伊普斯维奇。

Even some of the major projects in and around Brisbane at the moment, which are to support Brisbane's growth, they're going to impact Ipswich as well.

还有横河铁路，大多数人还没真正理解，但在布里斯班，我现在不确定

There's the Cross River Rail, which most people haven't really understood yet, but in Brisbane at the moment I'm not if

我不太明白横河铁路。

I don't understand the Cross River Rail.

是的。

Yeah.

所以，这目前是正在进行的最大基础设施项目。

So it's it's pretty much the biggest infrastructure project going on at the moment.

是的。

Yeah.

目前，如果你从南部或黄金海岸等地乘坐火车进入布里斯班，只有一条铁路线或铁路桥能通入市区。

So currently, if you catch a train into Brisbane, anywhere from the Southern End or, like, from the Gold Coast, anywhere that's South Of Brisbane, there's only one train line or rail bridge that goes into the city.

因此，所有这些交通、所有这些列车都必须汇聚在一起，然后安排时间进入市中心的中央车站，这在南部如此庞大人口的情况下简直太疯狂了。

So all that traffic, all those trains have to converge and then, you know, time their trip into the city to make go to Central Station, which is crazy with all that, you know, all that population down south.

所以他们现在正在修建第二条线路。

So what they're doing, they're obviously they're building a second line now.

所以将会出现两条进入城市的路线。

So there's gonna be, you know, two two routes into the city.

这样就能释放大量列车运力，可以增加班次，而不是每半小时一班。

So a is gonna free up a lot of lot of the trains and so they can have more put more trains on, be more regularly rather than once every half an hour.

在某些地方，每十分钟就有一班列车开往市中心。

In some locations, you can have a train line every ten minutes heading into the city.

所以这将大大缓解那里的压力。

So that's that's a big one that's gonna free up there.

他们还计划增加大约六个新站点，这些是新的地铁线路和车站，将成为基础设施的一部分，但最关键的是新增了第二条进入市中心的线路。

They're adding like, I think half a dozen stops as well that that are, you know, new train lines, new new train stops, which is is gonna be part of the the infrastructure, but the the big factor is gonna be the second line into the city.

因此，这意味着人们可以住在任何地方，而不再依赖每半小时一班的列车时间窗口。

So, again, it's gonna mean that he can live anywhere and not be sort of reliant on a half an hour window between trains heading in the city.

还有别的吗？

What else is it?

哦，就连市中心的地铁升级项目，听起来似乎影响不大，但实际上它增加了地下新站点，并扩展了周边的线路。

Oh, even the metro upgrade in the city, again, it doesn't sound like it's gonna impact, but it's adding additional train stops underground, it's adding extra lines in and around.

所以你不必非得先到市中心，然后步行二十分钟去你上班的地方。

So again, you don't have to rely on getting to central and then walking twenty minutes to wherever you work in the city.

会有更多的站点。

There's going be a lot more stops.

所以即使你住在伊普斯维奇或郊区，可能之前也被迫住得远一些。

So even if you are living Ipswich or on the outskirts, more or less you might've been pushed.

你本可以住得更靠近市中心，就像你提到的，有些客户希望住在布里斯班。

You might've lived closer and you wanted to in the city, as you said, like some clients, they wanted to live in Brisbane.

过去五年房价的增长使得现在根本买不起了。

That price growth in the last five years just meant that it's unaffordable now.

所以他们不得不搬到了距离城市三十到四十公里的环形区域。

And so they've had to move out sort of on that thirty, forty ks ring of the city.

他们仍然可以到达布里斯班。

They can still get into Brisbane.

他们可以到达市中心，换乘另一条地铁线，直达地下站点，无论工作地点在哪栋楼，都能在进入城市后五分钟内到达。

They'll be able to get to central, jump on another train line, shoot to underground to wherever they work and whatever city sorry, building they're at and be at work within five minutes of being in the city.

所以这类增长肯定会带来帮助。

So those sorts of growths are definitely going to help.

更具体地说，沃里加高速公路在图翁巴地区已经进行了升级。

More specifically, there's there's been an upgrade to the Warriga Highway, which is out in Toowoomba.

这同样是为了改善交通和通行方向。

So that's, again, just making transport, you know, and direction.

此外，你还得考虑到那里有大量的工业区。

There's a lot of industrial area, I should say, for your switch as well.

如今，这些大型配送中心规模庞大，覆盖了科尔斯、伍尔沃斯，甚至亚马逊等大公司。

Huge these days, those distribution centers for all the big companies, Coles, Woolworths, even the Amazon.

那里有巨大的仓库，所有货物都在那里卸货。

There are massive warehouses out there where all the goods get dropped off.

然后，当人们进行在线购物时，商品就从这些仓库发出配送。

And then when people are doing their online buying, it gets delivered from there.

因此，那里有大量的工业工作。

So there's a lot of industrial work.

伊普斯维奇也有很多工作机会。

There's a lot of job opportunities at Ipswich as well.

所以，是的，这使得它对工人来说更具吸引力。

So, yeah, again, makes it more appealing for workers.

你可以搬到那里，住大房子、大院子，而且那里会有工作机会。

You can move out there, have that big house, big lot, and there's going be job opportunities.

所以这在一定程度上省去了你去布里斯班的麻烦。

So it sort of saves you having to do anything with Brisbane.

百分之百。

100%.

我知道，在这一集中，我是以房产投资者的身份在说话，但我忍不住想到，因为我接触了大量首次购房者，他们正在努力理解这个5%担保首付计划，他们在寻找自己真正买得起的房子，想知道到底能负担得起什么。

And I know that I have my property investor hat on for this episode, but I can't help but think because I speak to an incredible amount of first time buyers that are trying to get their head around this 5% guarantee deposit scheme, and they're trying to find where they can actually afford a house and they're looking for what can I afford?

当你提到像60万到70万这样的价格，以及能够通勤到市区、在一个发展中的城镇生活这样的优势时，作为首次购房者，你必须考虑这些因素。

When you say these sorts of things like 600 to 700,000 and all of this sort of ability to be able to commute into the city and a, like, a a growing town, you'd have to consider that if you're a first time buyer.

是的。

Yeah.

我觉得100%。

I think a 100%.

即使我自己有投资者背景，当我购买自住房时，也总是不自觉地戴着投资者的眼光。

And and even myself having, you know, that investor background, even when I'm buying, you know, a principal place residence, I'm always still, you know, got that investor hat on the background.

我妻子很讨厌这样，但你知道的？

My wife hates it, but you know?

所以我会告诉人们，这真的很棒。

And so I would say to people that, you know, it's great.

你知道，伊普斯维奇是这样，图旺巴也是如此。

You know, Ipswich, again, Toowoomba the same.

地理位置很棒。

Great location.

住在那里很好。

It's good to live there.

但即使你只想在那里住五到十年，它也完全符合投资物业的所有条件。

But even if you think, oh, we're only gonna live there five, ten years, it's gonna tick all the boxes for an investment property anyway.

所以在这一时期，你会看到显著的增长。

So you're gonna see great growth in that period.

希望你能利用房产净值，在十年左右搬到更适合你生活方式或家庭需求的地方——如果你有这样的计划的话。

Hopefully, you'll just be able to use the equity and move to a location maybe in ten years' time that might suit your lifestyle or your family if that's your plan.

但那时你可以把房产租出去，或者如果需要出售，也能获得一个不错的高价。

But then you can just rent your property out or if you need to sell, going to have that price, that great price.

这简直是双倍的好处。

It's a double whammy.

当然，作为自住房还能享受税收优惠，同时房价也会持续上涨。

Obviously the of the tax benefits of being a principal place of residence halls, that price process is going happen.

但说实话，我觉得这些地区目前几乎没有负面因素，而且势头似乎还在持续。

But yeah, I can't see that there's not a lot of negatives to these areas at the moment and it doesn't seem to be slowing down.

是的，伊普斯维奇有更多空置土地，但还是远远不够。

Yeah, Ipswich has a lot more, I suppose, vacant land, but it's just not enough.

而且当地缺乏足够的建筑商和建筑公司来开发这些区域。

And then there's not enough builders and construction companies in the area that are going to fill out these areas.

我得再说一遍，洪水显然是那个地区及其周边的一个重大问题，所以我不知道我们是否可以稍后讨论一下如何缓解这类担忧。

Again, I should say, flood is obviously a big concern in and around there, so I don't know if we can touch on that a bit later on how we mitigate those sorts of concerns.

是的。

Yeah.

你必须得聪明一点。

Is, again, you just got be smart.

你得知道如何应对这些风险，但这并不是决定性的，仍然有很多机会可以买到没有这些重大风险因素的优质房产。

You got to know how to mitigate them, but it's not the be all end all, there's definitely plenty of opportunities to still buy great properties that don't have those huge risk factors.

对。

Yeah.

所以，如果你正在收听这一期节目，并且认识某个年轻人或首次购房者——他们不一定非得年轻——正在说房子可能不在他们的考虑范围内，

So if you're listening to this episode and you know a young person or a first home buyer that don't have to be young, that is saying they're you know, that a house might not be, you know, in their, you know, in the realm of possibility for them.

在昆士兰州，有些地方你仍然可以买到三十分钟车程内的不错住宅。

There are some places in Queensland that you can still buy a nice home thirty minutes.

你说的是距离布里斯班三十到四十分钟吗？

Did you say thirty forty minutes from Brisbane?

大概是四十分钟。

Probably forty forty minutes.

是的。

Yeah.

四十天。

Forty days.

好吧，假设距离布里斯班四十五分钟，如果你住在维多利亚州或新南威尔士州，对这样的距离根本不会觉得远。

Well, let's say forty five to Brisbane, which, you know, if anyone who lives in, you know, Victoria or New South Wales wouldn't flinch at that kind of distance.

而且如果确实如此的话。

And if yes.

你觉得艾普斯威奇正在变得更加中产阶级化吗？

It's would you say it's becoming more gentrified at Ipswich?

是的。

Yeah.

百分之百。

100%.

100%。

100%.

是的。

Yep.

预计在未来二十年里，该议会区域的人口增长将是所有区域中最快的。

It's projected to be the largest growing population growth for the for that council region over the next twenty years as well.

所以有很多，嗯。

So there's a lot of yeah.

他们正在获得大量州政府资金，用于建设新的购物中心。

They're getting they're getting a lot of state government money to put in new shopping centers.

你们的道路也在升级。

You guys get upgrades to roads.

这些新建区域确实设计得相当不错。

It's it's really and the benefit of these newest states that are getting put in, they they do design quite well these days.

它们拥有美丽的公园。

They they have beautiful parks.

比如，你开车经过那里。

Like, you drive through them.

你知道的，那些地方很漂亮。

They're, you know, they're beautiful areas.

即使是一个较小的购物中心，他们也会规划好，让你附近就有伍尔沃斯、尼科尔以及几家特色商店。

They do plan to have even if it's a smaller shopping center, you you got your Woolworths and Nicole's and a couple of specialty stores all nearby.

你根本不需要离开。

You don't have to leave.

你不必开车去伊普斯维奇那样的大城市，只是为了买一周的杂货。

You don't have to drive into Ipswiches and to go to the major centers just to do your weekly shop.

所以如今的规划确实做得很好。

So it do design quite well in this day and age.

而且，我觉得这是一个很好的观点。

And again, I think it is good point.

很多人会感到沮丧，无论你住在哪里，都得花上一百万，你就会想，你到底怎么买得起一百万的房子？

A lot of people do get frustrated that wherever they live and you have to spend a million dollars and you just go, how do you even buy a house for a million dollars?

你需要有10万美元的储蓄，再加上印花税或其他额外费用。

You need a $100,000 in savings and plus this stamp duty or additional costs maybe on top.

你就会想，在当今这个物价不断上涨的时代，你怎么可能存下这么多钱？

And you just go, how do you even save that money with this day age with the prices of everything growing up?

但你确实需要考虑一下这些选择，比如560万美元左右的房价。

But it is you need your it is worth, you know, considering these options where $5,600,000 or, you know, something like that.

你可能只需要存5万美元，就能先买房，踏入房产市场。

You you might only need to save 50,000 and get your foot in the door, buy a property.

然后你再卖掉。

And then you cancel.

是的。

Yeah.

没错。

Exactly.

然后你就能增值了，大概能涨到六七倍，具体要看情况。

And then you get to grow, know, sort of 6 to seven, depending on this different Yeah.

你每天看到的租金回报率大概是多少？

Kind of rental return are you seeing on the daily?

因为你还处于这个阶段，所以你的租金回报率应该仍然在4%到4.5%之间。

Because you're still yeah, so you should still be getting anywhere between the four we were sort of four to four and a half percent.

所以你大概能拿到每周5.50澳元的租金，具体取决于购房价格。

So you're looking probably $5.50 a week rents give or take depending on obviously the purchase price.

如果你的房产价值在70万左右，租金可能达到6到6.50澳元。

If you're in the 700,000, you might get your 6 to $6.50.

我通常建议你关注那些质量好、不需要太多维护的房产。

I always sort of recommend looking obviously, you want a quality property that doesn't require a lot of maintenance.

归根结底，昆士兰州是个不错的选择。

If you can it's Queensland at the end of day.

如果你有投资者的思维，就选那种可以加装空调、风扇这类设施的房产。

Want something if you had some investor mindset, you want something, put in maybe air cons, fans, those sorts of things.

这些设施会影响你的租金收益率。

They're going to impact your rental yield.

租客会争相租住这些房产，甚至愿意支付稍高的租金。

Tenants are going to fight over those properties or be willing to pay slightly more.

所以，不妨花上几千块给整个房产安装空调，因为这里没有这些基本的舒适设施简直太奇怪了。

So be willing to spend maybe a couple of grand on putting some air cons throughout the property it's it's just too odd up here not to have those sort of luxuries.

此外，空置率无论你去哪里看，大多都在0.4%到0.5%以下，这确实太疯狂了。

And, yeah, vacancy rates again, no matter where you look there, they're well under sort of 0.4 to 0.5% in most areas, which, yeah, it's it's crazy.

这些房产一上市，一两周内就会被租出去。

They're gonna rent out within a week or two of of being on market.

百分之百。

A 100%.

如果你住在伊普斯维奇，但还没进入房产市场，那就赶紧入场。

If you if you live in Ipswich and you're not in the property market yet, get in.

百分之百。

100%.

实地看房时，你每天都在这些区域参加开放日，为买家看房，我知道你也是代表投资者去的。

Now on the ground, when you're at open homes, you're at open homes in these areas every day for buy for buyers, and I know you're there on behalf of investors.

我前几天和马库斯聊过，他谈到新南威尔士的地区市场，说他参加的看房活动里，每三个首次购房者对应着十七个投资者。

I was talking to Marcus the other day, and he was talking about regional New South Wales, and he says, you know, there's opens he's going to, there's 17 investors for every three first home buyers.

你每天看到的情况是怎样的？

What are you seeing every day?

在这些地区，首次购房者和投资者的比例是多少？人们面临哪些困难？

You know, just in those sorts of areas, first home buyer to investor ratio and what what are the struggles that people are having?

目前我们这里的比例可能更接近五五开，这很好。

We're probably slightly more we're probably even closer to fifty fifty at the moment, which is good.

十二个月前，很多地区投资者还很少，但现在投资者又回来了。

Twelve months ago, was actually about more iron rocks in a lot of these areas, but it and investors are coming back in.

所以现在情况有点平衡。

So it is a bit of a balance.

显然，投资者非常注重数据，如果房价超过他们的预算，他们就会离开。

Obviously, investors are very number driven and so that their price and if the property goes over that, they they move on.

而自住买家一旦看中了房子，就会非常喜欢。

And whereas the owner op, if they go through it, they love it.

他们可能愿意出更高的价格，因为那将是他们的永久家园。

They might be willing to pay more because they you know, that's gonna be their forever home.

是的。

Yeah.

我的意思是，昆士兰州东南部的大多数地区楼市依然非常火热。

It's I mean, there's still a lot of there's a hot market in most most Southeast Queensland.

所以有很多人感兴趣。

So you're a lot of interest.

一旦上市，就会在realestate.com上举办开放日活动。

If it has gone to market, it's having open homes on markets on realestate.com.

对。

Yeah.

而且都是高品质的房产。

And it's good quality property.

每次开放日通常会有二三十组人来看房。

You're likely going to have twenty, thirty groups through each open home.

所以要做好心理准备，你可能需要在价格区间的高端出手，这正是我总是提醒客户去寻找那些有一定潜力、但外观可能不太起眼的房产的原因。

So be willing to Yeah, you're probably going to be paying on the top end of the price range, which is where I always try and educate my clients is look for those properties that have a bit of potential that might not look the prettiest.

它们可能已经有租客住了。

They might have tenants in there.

我的意思是，有租客住着，这很好。

I mean, tenants are in there, great.

他们可能支付的租金略低于市场水平，因为当前的卖家没有跟上市场租金的涨幅。

They they might maybe they're paying slightly under rent because the current, you know, seller hasn't been keeping up with market rates.

所以你可能会接手一个租金收益率约为3.5%或3.8%的房产。

So you might be buying in and say the property, the rental yield is about 3.5% or 3.8%.

你会想，哦，接下来四个月我得每月多掏100美元，直到租约到期。

You go, Oh, I'm going to have to pay $100 extra out of pocket for the next four months until the lease comes up.

归根结底，这可能只是多花一千美元而已。

At end the of the day, that might be an extra thousand bucks.

你知道，你买的是一个70万美元的房子。

You know, you're buying a $700,000 home.

如果你能以比另一套空置房屋低2万美元的价格买下这套房子，那么为四个月的租金多付一千美元也是值得的。

If you can buy 20 ks under what another house is selling because that house is vacant, you'd rather pay a thousand dollars extra in rental contributions for four months.

等到新租约生效时，你就可以把租金上调到市场水平。

And And then when that new lease comes over, you bump it up to the market rent.

这样一来，你就入手了一套非常好的房产，还能获得4.5%的收益率。

And then, you know, you've you've gotten yourself a great property and you're getting a four and a half percent yield.

所以，是的，愿意考虑其他选择。

So be, yeah, be willing to look at alternatives.

一套房子可能看起来过时了，比如是七十年代或八十年代建造的。

A property might look dated, so it might be a seventies or eighties build.

瓷砖看起来有点旧，台面也不怎么样。

And and so the tiles look a bit dated or the benchtops don't look great.

只要没有损坏，而且整体状况良好，作为投资就没太大关系。

You know, it doesn't really matter if it's gonna be invested as long as there are no damage and and they're in it's good quality condition.

这对我来说不是什么大问题。

That's not a huge factor for me.

我是说，我宁愿去买一个能谈下折扣或者找到好房子的，而不是因为房子刚被前卖家全面翻新就多花三万块。

Like, it's I'd be rather buying and going and trying to get a discount or trying to get a great property rather than spending 30 k over because the place has just been fully renovated by the the, you know, the previous seller.

因此，每个买家都希望买一个已经装修好的、可以直接搬进去、无需再动手的房子。

And therefore, you know, every owner of that wants to buy something that's finished and they can just move straight into and and don't have to touch.

他们愿意为这种房子支付额外的价格。

They're willing to pay that extra price.

所以，对房屋的状况要保持一定的灵活性。

So try and be flexible on the condition of the property.

我不是说要去买白蚁成灾、屋顶快塌掉的房子。

I'm not saying buy something that's termite ridden and and the roof's about to fall in.

但就外观而言，我觉得还是可以接受的。

But, yeah, cosmetically, yeah, I think be open to it.

再说一遍，如果你能买到一个可能具备某些优势的房产，比如在昆士兰州，三室一卫非常普遍，但这让人头疼，因为只有一个卫生间，而如今人们都希望有独立卫浴，或者为孩子准备第二个卫生间之类的。

Again, yeah, if you can buy something that's potentially has, you know, the property location allowed maybe maybe, again, common thing in Queensland, three three bed, one bath is very common, which is frustrating because they don't often go great yield because it's only one bath and people like to have an en suite these days and have a second bath for the kids or whatnot.

但我看到很多六七十年代、八十年代建造的房产，都有一个超大的洗衣房。

But a lot of properties I see that are built in the sixties, seventies, eighties have a huge laundry.

不知道为什么，那时候大家都喜欢搞个超大的洗衣房。

Don't know why, but that was the thing back then of having massive laundry.

你看看房产平面图，浴室可能只有两米半见方。

And you look on the property plans and the bathroom might be two and a half by two and half square meters.

再看房子另一头的洗衣房，可能有三米乘三米大。

And then you look at the laundry at the other end of the house, other side of house, and it might be three meters by three meters.

你觉得这挺有意思。

And you go, that's interesting.

太完美了。

Perfect.

这是个湿区。

It's a wet area.

已经做好了防水。

It's already waterproofed.

铺了瓷砖。

It's tiled.

它已经有管道了。

It's got plumbing to it.

我心里想着，我可以花大约15.2万美元把它改造成一个浴室。

In my head, I'm thinking I can convert that into a bathroom for, you know, $15.20 grand.

根据管道的布局，你可能还能花得更少。

You could probably do it cheaper depending on the layout of the plumbing.

如果你突然有了三室两卫的配置，也许你就买得起这套房子了。

And suddenly, if you've got a three, three bed, two bath, you might've been able to buy this.

三室两卫和三室一卫，市场上的价格差可能达到30.4万到50万。

Three bed, two bath to a three bed, one bath, price difference might be $30.40, 50 k on the market.

所以你可能会买到更便宜的。

So you might be getting cheaper.

你得在几个月后或几年后，等你有能力的时候再花这15万美元。

You have to spend that $15 in a few months' time or in a few years' time when you have ability to do so.

你不仅增加了房产价值，还获得了不错的租金回报。

You've added value plus now you're getting a great rental yield.

所以这满足了大量需求。

And so it's just ticking a lot of boxes.

所以，如果你能灵活一点，我 definitely 推荐走这条路。

So, yeah, if you can be a bit flexible, I definitely recommend going down that route.

以折扣价买入，增加价值。

Buy at a discount, add value.

是的，没错。

Yeah, exactly.

没错。

Yep.

我认为我得说，如果你住在其他州，要进行翻新，听起来可能让人望而生畏。

And I think I should say like a lot of it might sound daunting if you live in other states of having to do a renovation.

如果你根本不在房产所在地，也不了解情况的话。

If you're not even at the property, don't know.

如今，许多房产经理都提供这项服务。

A lot of property managers offer it as a service these days.

可能会有额外的费用，但找一位瓷砖工、一位水管工，再找一位木工并不难，让他们都来评估一下，给出三个报价，选一个你最喜欢的，然后直接说好，好。

It might be a slightly additional charge, but it's not hard to get a tiler, you know, a plumber, and maybe a carpenter in to do and get, you know, get three of them in there, do three quotes, pick the quote you like, and then just say, yes, yes.

然后一切就都安排好了。

And then it gets handled.

房产经理可能会对项目管理收取额外服务费，但总体来看费用可能并不高。

The property managers might charge additional service for property project managing it, but it might not be a huge cost overall.

所以你不需要亲自到场，去检查或协调这些工作，别人会替你处理好。

And so you don't have to be on the ground, you know, in person inspecting it and and coordinating it or, you know, someone else does it for you.

所以，是的，这依然是一个值得考虑的方向。

And so, yeah, again, it's a worthwhile avenue to to go down.

我知道我确实在阳光海岸做过一次翻新，那边的房产经理把整个事情都包了。

Do know that I've actually done a renovation on the Sunshine Coast, and my property manager there did the whole thing.

他对待这件事就像自己的事一样，而且没有向我收费。

He treated it like his own, and he didn't charge me anything.

我无法想象在新南威尔士州的房产经理会这样，但他的表现真的让我大吃一惊——他居然以普通的管理费就承担了项目经理的全部工作，不过这可能只是个特例，我真的很幸运。

And I can't imagine I I haven't ever seen that from a New South Wales property manager, but they I it just blew me away how much he did like a project manager for a normal management fee, but that's just something that that might be a one off that I was really No.

我确实见过这样的情况。

I definitely have seen yeah.

是的。

Yeah.

我确实见过一些专业的房产经理完全免费提供这项服务。

I definitely have seen pro property managers do it not charge a fee at all.

但我觉得现在这种情况越来越普遍了。

But some I think now it's because it becomes more common.

他们会觉得，哦，我可以收取5万美元的项目管理费。

They go, oh, I can, you know, probably make $50,000 you're charging like a project management fee.

所以他们会加上这项费用。

And so they add that costing.

但同样，在整体来看，只要他们没有过度收费，这仍然是值得考虑的。

But again, in the overall scheme of things, as long as they're not overcharging, it's still worthwhile considering.

太棒了。

Amazing.

好吧，我们最好休息一下。

Well, we better take a break.

回来后，我会问你一些关于风险以及你如何为客户规避这些风险的问题。

And when we come back, I'm gonna ask you about some risks and how you mitigate those for your clients.

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点击“获取帮助”，我们很乐意为你引荐一位我们信赖的专业人士。

Click get help, and we'd be happy to introduce you to one of our trusted professionals.

那是 moneypodcast.com.au，点击获取帮助。

That's moneypodcast.com.au, and click get help.

欢迎回来。

Welcome Welcome back.

我们今天邀请到了来自 Envisage Property 的 Luke Aldridge。

We are with Luke Aldridge from Envisage Property.

他是一位实地工作的买方代理，为我们带来所有关于昆士兰州的信息。

He's a buyer's agent on the ground every day and telling us all things Queensland.

我们之前聊了一些话题。

Now we talked about a few things.

你之前提到一些可能在昆士兰州比较特殊的情况。

You touched on a few things that might be a little bit specific to Queensland earlier.

我听到你说到了洪水，还听到了火灾。

And I heard you say floods and I heard you say fires.

是火灾吗？

Was it fires?

是的

Yeah.

正确

Correct.

对

Yep.

是的

Yeah.

自然

Nature.

自然因素很多，抱歉。

Nature is a lot Sorry.

主要

Mostly

在昆士兰州为客户购房时，这些风险具体有哪些？

for clients when you're buying for them in Queensland specifically and what some of those risks are?

是的。

Yeah.

我认为，不幸的是，当东南昆士兰在新闻中出现时，尤其是在全国范围内，通常都是因为发生了大规模的洪水事件。

I think, again, most of the time when unfortunately Southeast Queensland comes in the news on the global sorry, on on the national stage, it's it's for a flood big flood event.

因此，我经常遇到很多担心的客户。

And so I get, again, a lot of clients that are concerned.

这是他们最关心的问题。

It's about their major concern.

他们会在网上搜索一个城镇，而最先出现的结果往往是去年或前年的一次洪水，于是他们立刻感到警觉。

They They Google a town and the first thing that comes up is a previous flood from a year or two ago and they go, Oh, this is ringing alarm bells straight away.

所以，确实有一些简单的方法可以减轻这种风险。

So again, there's definitely ways, easy ways to mitigate it.

那就是建在山坡上，或者建在洪水区之外。

It's by up an hill, built up by well out of flood zones.

这确实是降低这种风险的一种方法。

That's a way to definitely mitigate that risk.

但归根结底，作为人类和群体，我们喜欢靠近海滩，喜欢靠近河流，而这恰恰带来了风险。

But I think at the end of the day, we as humans and as population, we love to be close to beaches, love to be close to rivers, and that brings that risk into play.

所以我们使用几种不同的软件程序，它们能为我们提供不同区域的略微重叠信息，并显示你的风险等级。

So we use a couple of different software programs that does give us bit of a slight overlay of different areas and shows you your risk levels.

但如今，地方政府深知这是个巨大的因素和风险，它们自身也拥有相当完善的地图系统和交互式地图。

But again, the local council these days, knowing that it's such a huge factor and it's such a huge risk, they themselves have pretty good mapping systems and interactive maps.

所以你只需输入一个地址。

So you can just type in an address.

你可以进入市政府或莫顿湾市政府网站，找到洪水地图，输入地址，它就会显示该地址的洪水风险。

You go into the City Council or Moreton Bay Council, you go to flood map, type in an address and it'll show you the risk of that specific address to floods.

它甚至可能显示该地曾经历过2022年的大洪水、2011年或1975年的特大洪水。

It might even show you did this flood in the huge floods in 2022 or the big ones in 2011 or in '75.

它会追溯历史，告诉你这个房产是否曾经受过洪水影响。

Like it will go back through history and show you if this property has ever been impacted.

因此，这是一个非常有用的建议。

And so that's a very helpful tip.

这可是个轻松查找的方法。

Mean, it's an easy way to go and find it.

如果从未被淹过，那对于像2022年这样的特大洪水来说，倒是个小小的利好。

If it's never been flooded, again, is a slight positive to having these massive floods, for instance, 2022.

我认为有些地方遭遇的是千年一遇的洪水。

I think in some locations, was a one in one thousand year flood.

在其他地方，可能是四百年一遇、一百年一遇。

In other locations, it was one in four hundred years, one in one hundred years.

所以在我看来，如果软件显示某地在洪水风险区内，是因为它处于特定海拔或靠近河流之类的原因，但若它连千年一遇的洪水都没淹过，那我就不担心了。

And so to my mind, like, if it didn't flood if it even if it is in maybe in the software, it's saying it's in a flood overlay zone because it's at a certain sea level or it's in a certain proximity to a river or whatnot.

如果连千年一遇的洪水都没淹过，那我完全不用担心这块地产在未来三十年内会被淹，毕竟我活不到一千年以后，我的洪水风险其实很低。

If it didn't flood in a one in one thousand year flood, I'm and only projecting to hold this property in the next thirty years because I'm not gonna be alive in a thousand years, my risk level's pretty low that this is at risk of flooding.

还有另一个快速检查的方法。

Still another quick way of checking.

最谨慎的行业是保险公司，因为洪水发生时，是他们来赔付的。

The industry that's going be most risk averse is the insurance companies because they're the ones that pay out when the flood does occur.

所以，当你看到一个房产时，如果不确定它是否有洪水风险，可以在线快速获取保险报价，输入地址并填写一份大约十分钟的问卷，然后查看保费。

And so it's very simple to, you see a property come up, don't know if it's going to be in a flood risk, do a quick insurance quote online, put the address in, fill out the ten minute survey asks, and then look at the premium.

系统会立即给出一个保费金额。

It'll shoot out a premium.

如果保费是标准水平，大约每年1500到2500美元，当然这取决于房产的价格。

If the premium is standard sort of 1,500 to 2 and a half, around that sort of premium per annum, depending obviously on property price.

如果你在看一栋价值数百万美元的房产，保费自然会高很多，但如果保费在几千美元左右，对他们来说就属于低风险。

You know, if you're looking at a multimillion dollar property, it's gonna be a lot more, but you stand in that sort of if it's a couple grand, that's to them, they're considering it low risk.

如果保费突然高达56美元，或者远高于这个水平，那对他们而言就是高风险，意味着他们认为该房产在业主居住期间很可能发生洪水。

If it's suddenly $56 or, you know, well above, then for them it's a high risk and they're considering the high likelihood it's going to flood at some point during this person's occupancy.

因此，这是一种筛选房产的简便方法。

So it's an easy way to filter through properties.

如果保险公司认为风险低，而他们才是最终赔付的一方，那么我们对在该区域购买房产也会更有信心。

If the insurance company think it's low risk and they're the ones that are paying out on it, then again, we're more comfortable with still purchasing a property in that area.

此外，如果房主长期拥有该房产，我也会和他们聊聊，或者和房产中介交流一下。

And again, having chats with the owners if they've owned it for a long time as is the place, I'd have a chat with the agent.

你知道，你总得弄清楚他们为什么卖房，因为他们肯定会尽量把房子说得很好。

You know, you've always gotta try and work out that they're selling their property, so they're gonna try and make it sound as good as possible.

但你通常能看出来，比如电线杆上会有标记，显示这个地区过去的洪水历史，你就能看出水位曾经涨到多高。

But you can generally tell, you know, there's markers on telegraph poles that say, you know, the history of floods in this area, and you'll be able to see how high it come up to.

你可以去看看那栋房子。

You can look at that property.

如果墙只是石膏板，或者踢脚线附近有底层损坏的痕迹，那就说明它可能曾经淹过水，他们可能在试图掩盖这一点。

Does it have if it's just plaster walls or, you know, it's got lower level damage in and around skirting boards and stuff, go, okay, it's probably flooded at some point and then, you know, they're trying to hide it or something.

所以确实有一些方法可以缓解洪水带来的担忧。

So there's definitely ways to mitigate flood concerns.

所以我不会因为洪水风险区就直接排除整个区域，因为莫顿湾大部分地区都被划为洪水影响区。

So I don't just rule out areas because again, most of Moreton Bay, proxy me to water, puts it in a flood overlay.

但每次发洪水时，也不会有五千栋房子都被淹。

And so you'd rule out the whole area, but every time it floods, you know, 5,000 houses don't go underwater.

这种说法并不完全准确。

It's not quite accurate.

我可以告诉你，这显然没有阻止那些在纽波特码头建造豪宅的人，对吧？

I can tell you, it's certainly not deterring any of those people building those mansions at Newport Marina, is it?

是的。

No.

没错。

Exactly.

完全正确。

Exactly right.

他们就建在海湾边上。

They're they're right on the bay there.

如今政府在审批这些项目时，自2011年那场洪水给各方敲响警钟以来，几乎都变得谨慎多了。

And the governments have to they when they're approving things these days and pretty pretty much ever since the twenty eleven ones was a bit of a kick up the bum for a lot of governments.

你知道，现在他们在审批这些区域时，必须进行大量的风险评估，找出哪些地方可以允许开发，哪些地方不行。

You know, when they're doing approvals for these areas now, they they have to do a lot of risk assessments and and working out ways to you know, where they can allow developments and where they can't.

而且如果允许建设，就必须按照特定标准建造——我见过一些地方是建在一米厚的混凝土基座上的。

And and if they are, they have to be built to a certain I've seen places that are built on a meter slabs of concrete.

所以整个地产项目可能都抬高了一米，这对开发商来说是一笔巨大的成本。

So the whole, you know, the whole estate might be a meter raised off the ground, and that's been a huge cost for the developers.

但这确实彻底消除了它们的洪水风险。

But it just puts it well and truly out of, you know, flood risk for them.

因此，在你购买之前，风险就已经被缓解了。

And so, again, it's been mitigated before you even buy it.

现在，对房产做些调查，获取一份保险报价。

Now, do your research on the property, get an insurance quote.

如果它位于任何洪水易发区，就要弄清楚持续了多久，了解历史情况。

If it's in any sort of flood zone, find out how long, get the history.

所以，就像在任何州一样，要了解相关问题，在对房产出价之前做好充分了解。

So just really, like you would in any state, be aware of the issues and be informed before you make an offer on the property.

是的。

Yeah.

正确。

Correct.

是的

Yep.

务必做好尽职调查。

Do do your due diligence.

同样，还有其他类似的风险因素，比如火灾，我们这里会发生丛林大火。

Again, it's a similar other risk factors fire up, but we have bushfires up here.

不过，不像维多利亚州或者那些其他州那样常见，它们那边有些非常严重的火灾。

Not as, you know, I suppose common as maybe Victoria or Victoria and some of those other states have some really bad ones.

但同样，火灾的

But, again, it's it's What's the fire

昆士兰州叫什么评级？

rating called in Queensland?

我们称之为防火等级。

So we would call it a baler rating.

什么是

What's what's

是的。

the Yeah.

我们用的是同一个。

We use the same one.

是的。

Yep.

对。

Yeah.

我觉得是丛林火灾等级。

Bushfire level, I think it is.

而这同样取决于与丛林地带的接近程度等各种因素。

And so which again, it's it's that can be based on proximity to bushlands and all that sort of stuff.

因为，你知道，这里是个湿润的地方。

Because, you know, it's a moist moist area up here.

很潮湿。

It's humid.

很多生长区域，尤其是更靠北的地方，更加偏向热带气候。

A lot of the growth, it's you know, especially up further north, it's a lot of more more tropical.

所以北部的山火风险确实很低，但我们并没有像南部一些州那样大量干燥的灌木丛。

So definitely not much bushfire risk up up north, but we don't have that real a lot of time, we don't have that real dry brush that can be down in some of the southern states.

那么，当发生火灾时呢？

So when fires you know?

此外，我们现在设计的房产通常都远离那些风险较高的区域。

And then, again, we we try and just design prices, and this newer state these days are well away from, you know, the riskier areas.

但当然，作为投资者，你得更聪明一些，确保不要紧邻灌木丛地。

But, yeah, you gotta be, you know, you're be smarter as an investor and and make sure you're not backing onto bushland.

如果你能亲自查看，或者有购房代理或当地人士帮忙，可以看看那片灌木丛是否得到妥善管理？

And, if you can look or if you have a buyer's agent or have someone on the ground, is that bushland being managed?

如果那里长着一米高的杂草和茂密的灌木，而且市政部门从不定期清理，那风险就很高。

Is it a metre high grass and thick brush all through it that's not being regularly maintained by council, then it's a high risk.

如果树线清晰，中间有防火隔离带，面积不大，且维护良好，那就是低风险。

If the tree line's good, there's a bushfire breaking between it, it's not a huge area, it's been well maintained and low risk.

我们显然也面临更北部地区飓风的风险。

We obviously have, again, cyclones are at risk further north.

稍微复杂一点。

A bit more trickier.

你可以考虑在更多地方建房

You you can sort of, you know, house more

凯恩斯当你

Cairns when you

前往凯恩斯下坡时。

to Cairns downhill.

是的。

Yeah.

偶尔在沿海地区向南一些，比如靠近你的落基山脉等地，但 definitely definitely 是昆士兰远北地区。

Some the the occasional further south on the coast towards, you know, your Rockies and stuff, but definitely definitely Far North Queensland.

那里风险很高，这让很多人望而却步。

You've got to be risk up there, which puts a lot of people off.

鳄鱼？

The crocodiles?

抱歉？

Sorry?

更多的是

More than

鳄鱼？

the crocodiles?

是的。

Yes.

是的。

Yes.

我曾在这些地区待过很长时间，当地人根本不在乎鳄鱼。

I've spent plenty of time up in these areas and locals do not care about crocodiles.

对他们来说，鳄鱼就跟鱼没什么区别。

It might as well be a fish to them.

你能看到它们，确实是这样。

You see them yeah, it is.

确实是这样。

It is.

我很幸运。

I'm lucky.

对。

Yeah.

它们很聪明。

They're smart.

任何事情你都可以聪明地应对。

You can be smart about anything.

但它们知道什么时候在不同区域游泳，以及在哪里。

But they know when to swim in different areas and where.

如果发生洪涝，你就不能在某些河流的特定时间游泳，而要待在淡水区域。

If it's been flooding, then you don't swim in certain rivers at certain time, you stick to fresh water.

对他们来说，淡水鳄根本不用担心，因为体型小且不具攻击性。

To them, the fresh water crocs are nothing to worry about because it's smaller and less aggressive.

但对我们其他人来说，还是宁愿待在游泳池里。

But to the rest of us, it's like, I'll stick to my swimming pool.

但说到飓风，关键还是确保建筑结构稳固，并且按照飓风等级标准建造。

But yeah, for cyclones, again, it's just making sure the building's structurally sound and that they're being built to cyclone ratings.

当然有办法来减轻影响。

There's ways to mitigate it for sure.

现在，在此之前，我想问你一些案例研究。

Now, just before, I want to ask you some case studies.

我知道这集已经很长了，但昆士兰州实在太大了。

And I know that it's been a long episode, but Queensland's such a big place.

很高兴我们能深入探讨几个案例。

I'm glad that we got to deep dive into a few.

但在深入讨论几个购买案例之前，跟我聊聊昆士兰州吧。

But before we deep dive into a couple of case studies of of purchase, tell me about Queensland.

我知道，因为我曾在昆士兰购房，我有一些客户也在那里买房。

I I know because I bought in Queensland, I have clients that buy there.

这和其他地方有点不一样。

It's a little bit different to everyone else.

所以为了那些没在昆士兰生活过、没在那里买过房的人能明白，昆士兰的购房流程和其他州有什么不同？

So just for the benefit of anyone who isn't in Queensland, you know, hasn't bought there before, what what what are the differences in the process from Queensland to other states?

是的。

Yeah.

我们有时候确实会做一些反常规的事情，这让来自其他州的买家感到困惑，甚至有些担忧。

We do do things that tend to be a little bit backwards sometimes, and it and it is confusing and a bit concerning for interstate buyers when they get put in the position.

例如，当你提交购房报价时，房产中介通常会要求你填写一份合同表格。

So for instance, a lot of the time when you're putting offers in to purchase a property, the agent will actually get you to fill out the offer on a contract.

所以在你还没开始谈判之前，可能已经有多个买家提交了报价。

And so before you've even done any negotiation, there might be multiple buyers.

他们也在同时提交自己的报价。

They're putting in offers as well.

他们会把每一个报价都填在合同上，然后将合同提交给卖家。

They'll they'll put every offer on a contract, and that contract gets presented to the seller.

所以是的。

And so which is yes.

签署合同。

Signing the contract.

你签署合同是为了提交报价。

You are signing the contract as an offer getting put towards them.

所以他们可能刚签完字，你就立刻买下了这套房产。

So they could literally sign it, and then you bought the property straight away.

因此，这看起来确实很奇怪。

And so, yeah, again, it seems strange.

对于中介来说，这样做的理论目的是为了筛选出不认真的买家。

The theory behind it for agents, I suppose, is to try and weed out non serious buyers.

你知道，有些买家整个周末到处提交十份、十五份报价，只是为了能拿下一套房。

You know, the buyers that go along and put out ten, fifteen offers on different properties throughout the weekend, just trying to secure something.

然后突然间，可能是周日下午或周一早上所有看房结束后，中介们开始打电话说：恭喜你。

Then all of a sudden, maybe Sunday afternoon or Monday morning after all the opens, the agents are calling around and saying, Oh, congratulations.

你已经成功购得该房产。

You've secured the property.

但他们实际上已经接受了另一份报价。

And they're, Oh, actually I've accepted another one.

因此，中介那边也有些情况要处理。

And so there's stuff around for the agents.

但如果你多次提交了合同要约，而卖家突然签了多份合同，你就陷入了一个尴尬的境地。

But if you've put an offer on a contract and you've done that a few times and suddenly the sellers have signed multiple contracts, you're in bit of a sticky position.

但这样做很正常。

But it's normal to do

在那边很常见。

up there.

在那边很常见。

It's normal to do up there.

不过，当我签署合同时，我签的是附条件合同吗？

When I sign a contract though, am I in a conditional contract?

我有冷静期吗？

Do I have a cooling off period?

我已经签了这个。

I've signed this.

我提交了

I've put

这份报价还有另外五位买家在竞争。

this offering with five other buyers.

如果我是成功的买家，如果我改变主意，我该怎么办？

If I'm the successful buyer, what's my out if I change my mind?

是的。

Yeah.

所以，在昆士兰州的每份合同中，买方通常有五天的冷静期，除非是要拍卖的房产。

So there's there's a five day cooling off period in the buyer's favor, which is standard in every Queensland contract unless it's going to auction.

我知道在其他州，这个冷静期有时会被用作谈判工具，因此会被取消，以使你的报价看起来更有优势。

I know in other states sometimes that cooling off period can be a bit of a negotiation tool and so it gets withdrawn to make your your offer look a bit favored.

在昆士兰州，通常不是这种情况。

Typically in Queensland, that's not the case.

它始终包含在内。

It's always in there.

因此，从卖方签署合同之日起，你有五天时间可以退出。

So you have five days from the contract getting signed by the seller that you can bail.

这样做的风险是，如果你退出，买方需支付25%的罚金。

The risk is, to that, there is a point 25% penalty to the buyer if you do so.

所以可能是一两千澳元。

So it might be a couple grand.

因此，仍然存在这种风险。

So there is still that risk.

所以我不建议在房价大约50万澳元的房产上提交报价。

So I wouldn't suggest putting in a contract sorry, putting in an offer on a property year sort of 5050.

如果你对这个价格不够认真，想买这处房产，而卖家或中介要求你签合同，那就别提交报价了。

If you're not serious, you know, at the price you're at to buy that property and the, you know, the sellers sorry, the agent's asking to put on contract, don't put it forward.

如果你使用了建筑和虫害条款以及贷款条款，还有其他途径，但如果房产反馈良好，建筑和虫害报告没问题，你的财务状况也理想，那你就是真正承诺了。

You you will you know, if you're using building and pest clauses and finance clauses there are other avenues, but the property comes back and the building and pest report's great and your finances are great, you're committing.

但归根结底，你是想买下这套房产的。

But again, at the end of day, you want to buy that property.

我不会试图

I don't try

去获得

and get

客户或者说是让人拖延

clients or sorry, people putting off

是的。

the Yeah.

费用50？这会让我却步。

Fee 50 So if it it would deter me.

所以我认为，如果他们想要认真的买家，这是一个不错的方法。

So I think and if they want serious buyers, that's a good way to do it.

但如果我出价并被接受了，而房子却到处都是白蚁，或者我的贷款因为某些原因没获批，我还能不用支付百分之零点二五的定金就退出吗？

But if I put in an offer and I'm accepted and the place is full of termites or my finance doesn't get approved for some reason, can I get out without the point two five?

是的。

Yes.

没错。

Correct.

对的。

Yep.

所以，如果你有建筑和白蚁检查条款以及贷款条款——我始终建议加上这些条款，即使你的贷款已经很稳固，即使他们已经做过建筑和白蚁检查，或者你觉得房子很棒，我仍然建议你加上这些条款。

So if you have your building a pest clause and your finance clause, which I would always recommend doing, even if your finance is solid and even if potentially, yeah, they've done their own building of pest or you think the property is great, I still recommend putting that clause in.

是的。

Yes.

如果在这两个条款中发现任何问题，你可以退出交易，并获得已支付定金的全额退款。

You get if if there's an issue identified in either of that avenue, can get a you can you can pull out and you get a 100% refund of any deposit paid.

没有任何惩罚。

There's no penalty.

所以这就是你的安全保障。

And so that's your your safe safeguard there.

是的。

So yep.

别被吓到，也不要被施压。

Don't don't be and don't be pressured.

我经常看到一些中介试图施压买家，有时我就坐在那里旁观。

I do see a lot of agents trying to pressure buyers, and then sometimes I'm sitting there in the open.

我看到中介施压，说：‘如果你有大量虫害条款或融资条款，你的报价就不会那么有竞争力了。’

I'm seeing agents pressure and saying, Oh, your offer's not gonna look that great if you've got a billion pest clause or if it's got a finance clause.

那就这样吧。

So be it.

尤其是如果你是个投资者，你关注的是数字。

Especially if you're an investor, you're there for the numbers.

你的目标是确保房产符合要求。

You're there to make sure the property's right.

你不希望陷入被动局面。

You don't wanna be stuck in a position.

我不希望这样。

I don't

我觉得这完全不落后。

think it's backward at all.

实际上，我觉得对于那些可能缺乏这方面经验的人来说，这听起来像是一个非常好的系统。

I actually think that's a as someone who's just probably doesn't have a lot of experience in that, that sounds like a really good system.

因为如果你在新南威尔士州购房，并进入冷静期，做了害虫检查，结果发现房子严重存在混凝土癌问题，即使卖家明知此事，你也不会拿回那百分之二十五的定金。

Because if you're in New South Wales and you buy a property and you go into a cool off period, you get a pest report done and the place was full of concrete cancer, you don't get your point two five back even if the vendor was well aware of that.

所以我认为，至少这五天的冷静期，刚开始时可能有点奇怪，但它的优势在于，如果贷款没通过，你可以退出。

So I guess at least that five day con that five day cool off, a little bit weird at the start when you're doing that, but the the upside is finance doesn't come through.

或者害虫和建筑检查发现了问题。

There's something wrong with the pest and build.

你可以无成本地退出。

You've got an out without a cost.

是的。

Yep.

我认为很多买家在突然拿到合同时都会感到压力，他们想仔细审阅合同。

And I think a lot of again, a lot of buyers do stress out when they're suddenly finding a contract, and they wanna convey and sort of review it.

在昆士兰州，律师在双方签署合同前审查合同的情况并不常见，这又是一个不寻常的流程，因为很多开放日都安排在周日上午。

And it it's it's it's kind of it's it's not all not that common for conveyancers to review contracts before they get signed by both parties in Queensland, which is, again, it's it's an unusual process because a lot of the times, the open home will be on a Sunday morning.

你提出报价后，如果在周日当天下午成功了，中介会通过DocuSign把合同发给你。

You put your offer in, and by Sunday afternoon, if you've been successful, the agent will send a contract to you DocuSign.

他们会说，好的。

They'll say, yep.

如果你能在今天下午之前签好，卖方就会签字，合同就完成了。

If you can sign it by this afternoon, the seller will sign it, and then it's done.

显然，周日下午没有律师办公室开门，所以这些合同要到周一才能得到审查。

Obviously, no conveyances are open on a Sunday afternoon, so those contracts don't get reviewed till till Monday.

再说，他们的论点是关于冷静期和相关条款。

Again, that's the the the argument is that the cooling off period and and clauses.

但我们的合同其实非常简单。

But, again, our contracts are pretty straightforward.

基本上就是填空形式：你填写房产信息、出价细节，然后勾选适用于该房产的选项。

They're more or less a checkbox of you put in the property, you put in the offer details, and then it's just tick boxes of what's applicable for this property.

通常只有两个真正需要注意的地方，代理人或卖家可能会添加一些特殊条款，这些条款很容易被发现，你知道的，条件一加就很明显。

There's, you know, there's only two real areas that's, you know, can certain additives can be added by the agent or by the seller that might get you called out, and it's it's very straightforward to see those, know, conditions get added.

所以这并不难。

So it's not hard.

阅读合同并弄清楚‘这到底是什么？’并不复杂。

It's not a tricky thing to read through the contract and go, actually, what is this?

这个条款很奇怪。

This is a weird clause.

我不太愿意签署这个。

I'm not comfortable in signing this.

而如果这些部分留空，合同本身并不复杂，很容易审查。

Whereas if those, you know, those sections are left blank, there's there's not a you know, it's not a very complicated contract to review.

我甚至建议，如果你在购买房产前仍感到不安，可以联系一名产权过户代理人，请他们帮你审阅一份合同草稿，告诉你需要注意哪些地方。

And I would even suggest if you are still a bit nervous, before you are going out and buying properties, contact a conveyancer, get them to run through a draft contract with you and show you what to look out for.

这样当你看到一份合同摆在面前时，就知道该检查哪些内容，从而能安心签署，而无需先让律师在交易会上审核。

And so you know when you see a contract put in front of you, you know, exactly what to check, and so you you're comfortable signing it without it getting reviewed by a contract at the convention first.

然后，是的，合同签署后，直接提交给交易会处理。

And then, yeah, again, once it's signed, you shoot it straight through your convention.

他们会在周一早上第一时间审核，并告知你是否存在任何问题。

They review it first thing Monday morning and and, you know, they'll let you know of any issues if there were any.

是的。

Yeah.

我觉得这个建议非常好。

I think that is a really good tip.

我其实觉得如果你嗯。

I actually think if you yeah.