When we moved from Sydney to Adelaide for work reasons in August this year, we had no immediate plans to buy a house because at that time we had a visa for less than a year. Under Australian law, we could not buy a second-hand home (temporary resident visa, for example, student visa). A job visa, valid for more than one year, can buy a second-hand house for which you live, but when you leave the country, you need to sell a new house without restrictions, even if you can buy it without a visa), you can only buy a new house, and the new house is usually not very cost-effective, with the same price. Second-hand housing can buy a much larger house than the new house, the only benefit of a new house is that everything is new, what kind of good this is different. So originally intended to wait to get the PR and then buy the house, but because the landlord rent is too strange, living really uncomfortable, but also chance to see a still satisfied new house, calculated it is better to rent the rent to return to the month to provide the rent, but also the opportunity to see a new house is still quite satisfactory, but it is not as good as to return the rent of the rental house to the monthly supply. After all, it was my own house, and I decided to buy it on the spur of a moment.
Because we want to move in as soon as possible, so the selection range is already built or is about to build a house, in fact, there is another option for new houses is to buy land housing Plan, is when you buy a piece of land or a piece of open space. The seller tells you what the house will look like, what the cycle is, and how much the total price is. The advantage of this Plan is that you can make your request during the design phase and make the house as much as you want, but the disadvantages are also obvious. It's slow and painstaking. In general, sellers promise to be able to complete their homes in about 20 to 30 weeks, but the efficiency of Australians is about 50% more or less, and the total cost is not necessarily cheaper than buying off-the-shelf ones, because of his original design. You usually go to change things, add things, these are money, and not small money. So we don't choose Plan, but friends who have time to wait can think about it.
Accustomed to Sydney's high housing prices, Adelaide's house prices immediately feel good pleasure, basically in the same area of the same type of housing prices, Sydney is about 2. 5 times Adelaide's. What we are buying is House (a house with independent land), and the whole land area is about 300 square meters (which is a very scary number in the north, in Guangzhou and deep, which is really nothing in Australia, especially in Ade, where 1000 square meters is only medium. It's a single-story house with three bedrooms, two bathrooms, one hall with an open kitchen, a garage, and a small garden about 50 square meters, about 8 kilometers from City in the southern district of Marion,. About 3, 4 kilometers from Flinders University, but foreigners don't like Marion, very much. I Google, a few of the surrounding Suburb scores are not very high in the eyes of foreigners. Foreigners are of the view that many of the land in these areas have been split into small houses for sale, greatly reducing the level of the entire community. But we feel fine, traffic is convenient, security is also good, anyway, also live on their own, just fine.
In Australia, whether it is rental or purchase, the concept of a lot or a very important lot is completely different from that of the mainland. The distance from the city centre is the most important factor in the domestic lot, but not in Australia. The city centre (CBD,City) of Australian cities is very small. For example, Sydney and Melbourne are not as big as the 1/4 in the inner ring of Shanghai, and the number of people living in them is very limited. The vast majority of people live in the Suburb around the city. This concept of Suburb is difficult to explain. The dictionary literally means suburbs, but it is actually different from the suburbs in Chinese. Basically, you can understand that Suburb is the administrative division of the smallest unit in Australia, which is equivalent to the concept of streets in domestic cities. For example, Sydney has hundreds of Suburb, and a certain Suburb is good or bad, it has little to do with the distance from it to CBD, but the environment here, public security, transportation, employment rate, education level, per capita income, and so on, are determined by a combination of factors. So choose which Suburb living life is very important, do not easily listen to the intermediary said here is good, there is good, must be their own online check.
Let me cite a few examples. For example, the Elizabeth, of Auburn, Adelaide in Sydney is a notoriously poor area, and the distance from these districts to CBD is not far away, but security is poor. Auburn is a Middle Eastern area, and Elizabeth is Vietnamese, not racial discrimination. But it is true that security in these areas is much worse than in the surrounding areas. Choosing which Suburb to live in is crucial, renting is better, and even if you find it easier to change places, it's even more prudent to buy a house. Some Suburb seem to be close to City, and house prices are cheap. But living in the house only found a lot of problems. Such examples abound in the past when information was not developed, but now the Internet is so well-developed that all kinds of information can be found as long as they want to find it, and then they will be somewhat sorry to themselves if they just close their eyes and choose. Before choosing Suburb, you can refer to the Suburb ranking of Australia's major cities. This ranking is based on the official data of the Bureau of Statistics, and the rating is a combination of data and residents' evaluation, which is basically objective. There is a certain reference value and the score is the result of comprehensive data and residents' evaluation, which is basically objective and has a certain reference value. Generally, 9 or more points are good areas, 8 / 9 points are acceptable, and less than 8 points are avoided as far as possible. Of course, field visits are also essential.
As I said earlier, new houses are not cost-effective in terms of land area. The same lot and the same price are because second-hand housing can buy a house with a land area of 500-600 square meters. Of course, the new and the old second-hand houses also have an impact. A well-maintained, new-looking house, and a shabby house that looks crumbling, will cost a lot less. Australian houses can also be countered, and Australia is different from China in that private individuals can build and sell their houses. Unlike the large-scale openers in China, Australia certainly also has some big openers, but there are also lots of people who have bought lots of land. We started to build the house and sell it, and so did our house. The seller was a small ghost developer, bought a piece of land, split it into three pieces with goverment, built three houses and started selling (which is where foreigners don't like it.) They think that if a Suburb splits too many houses, it will affect the grade of the area), the seller offers 490000, we return 10, 000, and we are satisfied with the price.
After the price is negotiated, there will be a two-day cooling-off period after signing the contract with the intermediary. According to Australian law, in these two days, both buyers and sellers can cancel the contract without reason. After the cooling-off period, after paying the deposit, the buyer and the seller can cancel the contract without reason. You need to find (Conveyancer), to buy a house in South Australia all matters, is the registrar to help you operate, of course, it also requires a fee, the entire process charges about a few hundred Australian dollars. The registrar will first look at our contract to see if there are any problems, what risks there are, and once they have confirmed that they are correct, they will need to help us apply for the FIRB (Foreign Investment Review Board, Board for Foreign Investment approval). Because we do not have PR status, we need FIRB approval before we can buy a house, there is no need for PR, the application fee is 5000 Australian dollars, this fee is still not necessary in 2015, ah, the IRB application is a one-bedroom and one-room application. Even if you apply for a house you want to buy somewhere, when the application is submitted, it will never be refundable. Even if you later decide not to buy this house, it will not be refundable, and you cannot change the application into another house. So be sure to consider clearly. The approval process of FIRB is about two weeks. After the approval, the registrar notifies us that we can contact the loan. We are directly looking for a bank, because it is recommended by an intermediary, and we can also find a Broker, that specializes in making loans. They will offer you a number of different banks to choose from, because there is competition between Australian banks. Different banks offer different conditions, such as interest rates and loan amounts, and you can choose one that you are most satisfied with.
When I was lending, it happened to happen that Australian banks had very strict checks on overseas income. If you do not have Australian local income and can only provide proof of overseas income, it is very difficult to borrow money. In the past, banks were blind to their eyes. Fortunately, I work in Australia and have local income, so there is no big problem in this regard, but because I am not the only 60% PR, loan, and this 60% is not 60% of your house price, but 60% of the value of the bank's assessment of housing. In general, the valuation would be lower than the actual house price. When it comes to loans, Australia is a bit more humanized than at home. The contract can be executed on the premise of whether or not the loan is approved for (Subject to finance). That is, if your loan bank does not approve the loan, the contract can be automatically cancelled. No one is in default (of course, if you have already applied for an FIRB, the application fee is not refundable), but at home, hey, you can borrow money and wait for the seller to sue for default if you can't borrow it.
Loan the part of the house to complain about, the entire purchase process was dragged to 2 months because of the loan. When we had the materials ready, the loan manager told us that they would be available in 1 to 2 weeks, which is also the usual time, because the bank needed time to review the applicant's materials, to evaluate the housing (Valuation), and so on. We waited at home at ease. We did not expect that two weeks later, he called me and said that before the banking system problem, no one had seen the material handed in, and now it was resubmitted, and it was helpless to speak, so he had to continue to wait. Every day on the bank's official website to see if the progress has been updated, the result was almost a month later, long ago exceeded the time agreed upon in the contract, we and the sellers are very anxious, can not help but complain about them, and finally approved it. After getting the approval, it is simple to confirm it in the bank's internet bank, and then sign a document that mortgage the house to the bank. The original procedure will come by mail, sign it and send it back to the bank, but it will take several days for this process to be sent back to the bank. We called the bank and asked them if we could sign it directly at their door. The people in the bank served well, and they didn't need us to come to the door. They said we were looking for us with the documents. We were shopping at the supermarket that day. He said he came to the supermarket to find us, we at the supermarket door like an agent to sign the document, so that the final process is complete.
After about three working days, our registrar informed us that we could transfer an account to (Settlement). For buyers, the transfer process is really much simpler than at home, putting all the money that needs to be paid in my bank account. These costs include surplus housing other than loans, stamp duty (Stamp duty on Transfer,20330 (A $), land title transfer registration fee (Land Titles Office Transfer Registration Fee,3655 A $), fees for registrars, There are also various annual fees that have been paid by the seller before, such as the Council fee, etc., according to the remaining days of the transfer day, settlement to the seller, the bank will deduct on the transfer day, and the buyer himself does not need to appear at all, and after the deduction of the fee, The deal is over, the house is ours, and it's important to note that Australian houses don't have property certificates.
The whole purchase process, from looking at the house to finally get to the house, a total of more than 2 months, the writing is not good just to record a flowing account, to the friends in need of reference. Finally, we should remind you that Adelaide is a small place, do not consider Adelaide with house price increases such as Sydney and Melbourne, the price increase here is quite slow, especially the Unit and Apartment, I have consulted a set of Unit before. Landlord bought 6 years ago, six years later is almost the original price in the sale, so if you want to invest, be careful.
Put some pictures of our house. It was taken more than half a year after we moved in.
The front of the house, too lazy to push the trash can into the garage
The backyard, the whole backyard is about 50 square meters, the lawn plus green space is about 30 square meters, the Garden Bed on the right is built by ourselves, all kinds of chili peppers and tomatoes and so on, and some of them are eaten all year round.
Garage is relatively small, because also put a row of shelves and piles of debris, every time in, I do not drive into the garage, usually spring, autumn and winter I do not drive into the garage, direct parking roadside, but not summer, the sun is too big, the car temperature can be 60 degrees.
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