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Property investors refocus on cash flow

With prospects for capital gains now much weaker than at any time in the last five years, landlords are expected to be much more focused on the income stream generated by their investments.

Tuesday, April 1st 2008, 12:00AM

by The Landlord

Infometrics says that in some areas where house prices are relatively low, like Southland, property investors are still looking for houses with reasonable cash flow potential.

Infometrics’ index of rental inflation shows that rental growth was near a four-year high of 6.9% pa in February 2008, pushing yields up to their highest level since September 2006.

It says that over the next two to three years, static supply of rental accommodation will be accompanied by ongoing strength in tenant demand, as prospective first-homebuyers have generally been priced out of the market by a substantial margin.


Landlords are likely to be able to increase rents faster than both house price and consumer price inflation, and probably faster than income growth as well.

It is expected that cashed-up property investors will look to rejoin the market, benefiting from lower house prices and higher rental returns.

In the meantime, however, more expensive regions have definitely been affected by a lack of investor demand, given high interest rates and low rental yields currently prevailing.

Figures from Barfoot & Thompson indicate that the number of properties available for sale is now a massive 60% higher than a year ago. After a 19% drop in sales volumes between the June and September quarters of 2007, nationwide house sales activity has now stabilised at an annualised rate of around 80,000 sales.

The biggest drop in turnover has occurred in Auckland, while the Waikato/Bay of Plenty market is also going through a significant downturn.

Crockers latest market research report says it is likely that people whose property has been on and off the market over the course of some months will eventually sell at a lower price than they might have initially hoped for.

In some cases, vendors will have no choice but to sell, as they are unable to meet increased mortgage payments.

Over 2008/09, Infometrics is forecasting four quarterly price falls totalling 3.4%.

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  • a2: could the milk be starting to turn?
    “Great Fundemental look.I guess in the ASX50 . as long as Aussies still love buying the Dip..its no worries Graeme Adams...”
    2 days ago by Graeme33
  • It starts with governance
    “Hi David and thanks for your words also. I did read the FMA stuff before the post and also in my first response mention...”
    2 days ago by gavin austin adviser business compliance
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    “Sadly, AMP is becoming less and less relevant. Apart from this tiny blip of positive cash inflow, they've been bleeding clients...”
    2 days ago by Contrarian
  • It starts with governance
    “Good words Gavin - might also mention the FMA publication - https://www.fma.govt.nz/compliance/guidance-library/corporate-governance-in-new-zealand-principles-and-guidelines/...”
    2 days ago by dcwhyte
  • It starts with governance
    “adviser1 - go talk to Partners Life. they have a great tool to help with this sort of stuff. ...”
    2 days ago by Tash
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Lender Flt 1yr 2yr 3yr
AIA 4.55 2.55 2.69 2.79
ANZ 4.44 3.15 3.25 3.39
ANZ Special - 2.55 2.69 2.79
ASB Bank 4.45 2.55 2.69 2.79
Bluestone 3.49 3.49 3.49 3.49
BNZ - Classic - 2.55 2.69 2.79
BNZ - Mortgage One 5.15 - - -
BNZ - Rapid Repay 4.60 - - -
BNZ - Std, FlyBuys 4.55 3.15 3.29 3.39
BNZ - TotalMoney 4.55 - - -
CFML Loans 5.50 - - -
Lender Flt 1yr 2yr 3yr
China Construction Bank 4.49 4.70 4.80 4.95
China Construction Bank Special - 2.65 2.65 2.80
Credit Union Auckland 5.45 - - -
Credit Union Baywide 5.65 3.95 3.85 -
Credit Union South 5.65 3.95 3.85 -
First Credit Union Special 5.85 3.35 3.85 -
Heartland 3.95 2.89 2.97 3.39
Heartland Bank - Online - - - -
Heretaunga Building Society 4.99 3.85 3.95 -
HSBC Premier 4.49 2.45 2.60 2.65
HSBC Premier LVR > 80% - - - -
Lender Flt 1yr 2yr 3yr
HSBC Special - - - -
ICBC 3.69 2.55 2.65 2.79
Kainga Ora 4.43 ▼2.93 ▼3.07 ▼3.24
Kiwibank 3.40 3.30 3.54 3.54
Kiwibank - Offset 3.40 - - -
Kiwibank Special 3.40 2.55 2.79 2.79
Liberty 5.69 - - -
Nelson Building Society 4.95 3.45 3.49 -
Pepper Essential 4.79 - - -
Resimac 3.39 ▼3.35 2.99 3.35
SBS Bank 4.54 3.05 3.19 3.25
Lender Flt 1yr 2yr 3yr
SBS Bank Special - 2.55 2.69 2.75
The Co-operative Bank - Owner Occ 4.40 2.55 2.69 2.79
The Co-operative Bank - Standard 4.40 3.05 3.19 3.29
TSB Bank 5.34 3.35 3.49 3.79
TSB Special 4.54 2.55 2.69 2.99
Wairarapa Building Society 4.99 ▼3.55 ▼3.49 -
Westpac 4.59 4.15 4.09 4.49
Westpac - Offset 4.59 - - -
Westpac Special - 2.55 2.69 2.79
Median 4.55 3.05 3.13 3.12

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