ASHLEY HALL: For the past year, the high cost of renting, and the lack of affordable housing, has been a major national issue.

But today, a key economic forecaster is warning there's worse to come.

A survey by BIS Shrapnel says the cost of renting will rise by an average 10 per cent over the next year, as demand continues to outstrip supply.

The report's author, Angie Zigomanis, has been speaking with our business editor, Peter Ryan.

PETER RYAN: Angie Zigomanis, rents are already spiralling across Australia, but how tougher is it going to get?

ANGIE ZIGOMANIS: We think it will get significantly tougher, at least over the next couple of years. One of the results, I guess, of the weak property markets. We've seen in the last two years has been the investors aren't in the market at the levels they need to be to actually meet the demand from new tenants.

Population growth has been very, very strong, and that's led to very strong tenant demand. But ultimately without investors in the market at levels needed, we're suffering a rental shortage and this has been reflected in the record low vacancy rates and the strong rental growth that has been coming through.

PETER RYAN: How much do you expect rents to spike by over the next year?

ANGIE ZIGOMANIS: Well we think nationally on average around 10 per cent per annum probably not be out of the question. And in some capital cities, we may even see stronger growth than that.

PETER RYAN: What level do you think you might see in some capitals?

ANGIE ZIGOMANIS: Say Sydney, I think, we could be seeing anywhere from around 15 per cent growth in the next 12 months.

PETER RYAN: So, Sydney remains pretty much the epicentre of this crisis?

ANGIE ZIGOMANIS: It is. It's the toast market for a couple of reasons. One was the Sydney market back in the early 2000s boomed a lot more strongly than the other markets. And that also resulted in an oversupply in rental stock. So we saw an extended period through the early 2000s where rentals didn't move too much in Sydney. So, what we're seeing now is a period of catch up in rental growth as well as the growth we'd normally be expecting.

PETER RYAN: Parts of Sydney have been hit very hard by mortgage stress, particularly in western and south-west Sydney. So, you might expect that there would be a lot of houses available as banks foreclose, but is that the case?

ANGIE ZIGOMANIS: From what we understand, there has been a higher level of repossession out in outer Sydney then they've historically been. But it's probably not at a really high level, partly because employment has been very, very strong. Unemployment rates have been pretty low and at least people still have their jobs to pay their mortgage, strained as they may be. It's not like we saw in the early 1990s where we had very high unemployment and a lot more forced sales coming back onto the market.

PETER RYAN: Your latest report says 155,000 new homes were built last year in the face of growing demand, heading around 180,000. That's quite a significant problem now, isn't it?

ANGIE ZIGOMANIS: Exactly. You know, it's a big discrepancy between what's required and what's been built and it's really showing up right now in vacancy rates being at record low levels. And the effect of that, I guess, is also those pressures that are building up, will come to the fore when the affordability situation starts to improve.

PETER RYAN: So with demand outstripping supply, we can see what the problem is, but what's the solution?

ANGIE ZIGOMANIS: The solution is ultimately to make adding supply as easy as possible. Unfortunately, even if you'd moved all impediments for adding to new stock in the market now, it would still take at least one to two years for all that stock to be completed and come online. So, in the short-term, there's really no, there's no way of getting around the rising rent situation.

PETER RYAN: This has been a major national issue over the past 18 months or so, and a range of solutions have been proposed. But, is this all about incentives for investors or landlords, or is there something more dramatic required?

ANGIE ZIGOMANIS: I think you probably need more dramatic intervention in other ways as well. Part of it is not jut getting investors to come back into the market, but also to making it easier for new construction to take place.

PETER RYAN: There's a growing prospect that interest rates could fall in 2009 if inflation comes under control, and that would lower borrowing costs. But do you think those savings would necessarily be passed onto renters, easing the pressure that they're facing?

ANGIE ZIGOMANIS: They don't necessarily get passed onto renters unless the supply situation provides investors with the incentive to actually discount rents to get renters into their properties. In 12 months to 19 months, we still think there will be a lot of tightness in the rental markets. So it would be a seller抯 market, I guess, from the point of view of being a landlord.

ASHLEY HALL: Angie Zigomanis of the economic forecaster BIS Shrapnel, speaking with our business editor Peter Ryan.

From: The World Today

SUMMARY: In Australia the 2 most common methods of property purchase are "off-the-plan" (before construction has commenced or has been completed) or "established" (property that is already existing and complete at time of purchase).

Buying "off-the-plan" is becoming more common in Australia. Both methods offer a number of advantages. This page explores the benefits and disadvantages of purchasing off-the-plan. Buying property "off-the-plan" in Melbourne offers a number of advantages not necessarily available in other Australian capital cities.

1. Stamp Duty.

Stamp Duty is a State Government tax on the transfer of property and is charged in all Australian States.

The simple rule applies, that if you purchase an established property, full stamp duty is payable on the total purchase price of the property. However, stamp duty payable is calculated proportionately on the level of construction completed at time of purchase. Therefore if you purchase halfway through construction you will still receive roughly half the maximum saving. The earlier you buy the less Stamp Duty you pay and the more you save.

Purchasing off-the-plan means purchasers can typically SAVE between $4,000 and $24,000 on apartment purchases ranging between $150,000 and $500,000.

This saving is ONLY AVAILABLE IN VICTORIA and has been a powerful incentive for people from all over the world to invest in Melbourne property before construction has commenced. The maximum saving is not available on refurbished or existing buildings.

2. Only 10% deposit, delayed settlement. Off-the-plan provides for delayed settlement. You initially only pay 10% deposit which is held in a legislated trust account. The full balance is paid on completion, often giving you at least 12 months to maximise and organise your financial affairs.

3. 1st Home buyer can save up to $26,000 (check the details in previous article)

4. Tax Savings.

Off-the-plan purchases qualify for significant depreciation tax savings that are greater than those available on existing buildings if purchased for investment purposes.

5. Opportunity to customise the design and finishes.

Modifying an existing property to meet your needs and tastes can be an expensive proposition. Purchasing "off-the-plan" provides the opportunity to customise your apartment design (within the structural constraints of the building) to suit your individual needs. You can also select from a range of various fittings, fixtures, appliances, internal colour schemes and latest designer finishes.

6. No guarantee of completion.

When purchasing off-the-plan there is no guarantee that your apartment will be completed. For this reason it is vital to do your homework about any developer who is selling property off-the-plan. Do they have a strong track record? Can you inspect their completed properties.

7. No guarantee of quality workmanship.

An advantage of purchasing an established property is that you can see and touch the finished product. This is not always possible when purchasing off-the-plan. Once again you must do some research on the developer to ensure your confidence on their ability to deliver a highy quality product. Do they have an experienced quality control team, do they offer a maintenance warranty, etc

from: Melbourne Real Estate Guide

To be eligible to receive the grant, the following criteria must be satisfied:

You and your spouse/partner must not have received a grant in any State or Territory of Australia. You and your spouse/partner must not have owned residential property, either jointly, separately or with some other person prior to 1 July 2000, in any State or Territory of Australia

You and your spouse/partner must not have occupied for a continuous period of at least 6 months, a residential property in which either of you acquired a relevant interest on or after 1 July 2000 in any State or Territory of Australia.

You must be a natural person (not a company) and at least 18 years of age at the time of settlement or completion of construction

(Note: the Commissioner of State Revenue (the Commissioner) has a discretion under the Act to exempt an applicant from the age requirement where the home will be occupied as the applicant’s principal place of residence).

You (or at least one applicant) must be a permanent resident or Australian citizen at the time of settlement or completion of construction of the home

(Note: A permanent resident includes the holder of a permanent visa under section 30(1) of the Migration Act 1958. New Zealand citizens holding a special category visa under section 32 of the Migration Act 1958 also satisfy this requirement).

You (or at least one applicant) must occupy the home as your/their principal place of residence for a continuous period of at least 6 months, commencing within 12 months of either settlement or completion of construction.

(Note: The Commissioner may approve a lesser period if he is satisfied that there are good reasons why you cannot comply with the 6-month requirement. The Commissioner also has a discretion to extend the 12-month period if satisfied that you cannot occupy the home within 12 months of settlement or completion of construction due to circumstances that were unforseen and beyond your control. If you wish to have the Commissioner exercise his discretion, you should contact us in writing as soon as you are aware that you may not be able to satisfy the residency requirement and provide reasons.)

If you are a first home buyer, you may be eligible for additional support from the Australian Government through the First Home Owners Boost.

To be eligible for up to $21,000, you must enter into a contract to purchase or construct a home between 14 October 2008 and 30 June 2009 inclusive.

If you are a first home buyer who purchases an existing home, you may receive a total payment of $14,000 ($7000 First Home Owners Scheme Grant + $7000 First Home Owners Boost).

If you are a first home buyer who constructs or purchases a new home, you may receive a total payment of $21,000 ($7000 First Home Owners Scheme Grant + $14,000 First Home Owners Boost).

The First Home Owners Boost is not means tested and can be used to buy a property of any value.

To be eligible for the Boost, you must enter into a contract to purchase an existing home, construct or purchase a new home or buy ‘off the plan’ between 14 October 2008 and 30 June 2009 inclusive, and:

be at least 18 years of age

be an Australian citizen or permanent resident

not have previously received the First Home Owners Scheme grant, or have a spouse (or de facto) who has previously received the grant

not have previously owned a home, or have a spouse (or de facto) who has previously owned a home in Australia and

live in the home for a continuous period of at least 6 months, commencing within 12 months after completion or settlement.

You can apply for the First Home Owners Boost through your state/territory revenue office.

结束

终于还是把杂志社结束了，没想到结束比开一家公司还复杂：（ 很多朋友听说以后都觉得很可惜，说杂志一期比一期好，第五期已经很专业了，为什么要结束。很感谢这么多朋友对我的关心和支持，我也觉得很遗憾。但是要办好一家杂志社每个月成本太大，本来已经是在最大限度的利用现有的资源了，但还是不够。加上现在经济情况不好，我跟投资伙伴都看不到钱途，虽然在资金短缺的情况下有几个朋友想要投资进来支持我，但想到与其每个月烧更多钱，朋友短期也得不到回报，最终决定“割爱”。心痛！不舍！压力！生活上面临的困难全都压过来。我为自己投资失败付出了代价，不过我没有后悔，反而很庆幸自己在这个年龄经历到这么大的打击。让我上了一堂人生中难得的课程！让我的生活这么丰富多彩！让我尝试过实现梦想！虽然失败，但是至少我尝试过了，没有遗憾：）

开始

生命中新的一页RE/MAX Real Estate，我的房产中介生涯从此开始。之所以在这个经济环境下选择做房产中介，是因为我本身喜欢销售，如果能在这个经济下磨练的话，应该是能学到不少东西。而且工作比较自由，能给我很大的发展空间。今天是工作开始的第四天，我很开心，感觉对房产充满热情，很喜欢很享受这份工作。生活的压力成为我工作的动力，我相信我会成功！我相信这份工作可以带给我想要的生活：）