ValcRos CiRcuit, dunsboRough

Transcription

Questus Residential Investment Fund
Dunsborough Lakes Dual Occupancy
Valcros Circuit, Dunsborough
MENT INCE
RN
NT
VE
O
E
HEM
SC
NA
L
RE
ILI
T
Y
N AT I O
National
Rental
Affordability
Scheme
NRAS
E
IV
AG
Western Australia
NT
B
AL A
FF O R DA
IMPORTANT NOTICE:
This document is not a
product disclosure statement or prospectus and
should not be read and construed as a disclosure
document under the Corporations Act. This document
is for information purposes only and prior to completing
any contract you must read the Product Disclosure Statement
(PDS) to which this offer relates, along with any other contracts
that will be made available to you before you proceed to purchase.
What is the National Rental
Affordability Scheme (NRAS)
NRAS is a long term commitment by the Australian Government to invest
in affordable rental housing. The Scheme seeks to address the shortage
of affordable rental housing by offering financial incentives to build and rent
dwellings to low and moderate income households at least 20% below market
rates for ten years.
The primary focus of NRAS is to:
increase the supply of affordable rental dwellings;
reduce rental costs for low to moderate income households; and
encourage large scale investment and delivery of affordable housing.
The National Rental Affordability Scheme Act 2008 and the National Rental Affordability Scheme Regulations
2008 (the Act) passed the Senate in November 2008.
NRAS Overview
The National Rental Affordability Scheme is an initiative by the Federal
and State Governments to encourage the construction of new
housing in Australia.
The Federal Government has contributed $4.5 billion and State
Governments $1.5 billion towards NRAS to create up to 50,000 high
quality new affordable rental properties across Australia.
The Government Incentives are tax free incentives1, available each year for
10 years to owners of NRAS Approved Properties.
For an Investor to be eligible for the Government Incentives, NRAS requires you to rent your Approved
MENT INCE
RN
NT
VE
O
E
HEM
contribute $10,917 per annum for each Approved NRAS Property.
SC
NA
L
RE
Under NRAS, the Federal, State and Territory Governments will currently
ILI
T
Y
N AT I O
National
Rental
Affordability
Scheme
NRAS
E
IV
AG
NRAS Property to an Eligible Tenant at least 20% below the market rate for a period of 10 years.
NT
B
AL A
FF O R DA
1 The State component of NRAS is paid as a non assessable, non exempt income (NANE). ATO rulings have determined that
expenditure associated with deriving the NANE is non-deductible.
Page 2
Questus
Residential
Investment
Fund
Dunsborough Lakes Dual Occupancy, Dunsborough WA
Investment Benefits
Security of Real Property
Your Approved NRAS Property may be a house and land package or a
completed apartment or townhouse not previously resided in. Questus
Funds Management Limited has already made application to the Department
of Social Services (DSS) to have approved NRAS properties available for sale and
participation in the Questus Residential Investment Fund.
Increase in Value
of Property
Other Taxation Benefits
The value of many asset classes
is that the Government Incentives are a refundable tax offset
and investments may fluctuate over
(RTO) and non assessable non exempt income (NANE), which
time. Investments in direct property
means the income is tax free.
A significant taxation benefit of an Approved NRAS Property
have generally showed consistent
returns and have demonstrated to
be less volatile than other asset
classes and investments such as
listed equities.
As your underlying investment is
direct real property, you will benefit
in any capital growth. Any increase
in the value of property has taxation
implications.
All property investments enable the investor the ability to deduct
associated costs with managing their property, including but not
limited to property management fees, insurances, rates, interest
costs, as well as specific taxation benefits such as depreciation.
By owning an Approved NRAS Property all these taxation
benefits are available to you. However, recent taxation rulings
have determined that expenses associated with deriving the
NANE are non-deductible. As a result, the portion of expenses
able to be claimed by an investor is limited to the proportion of
assessable income. You should seek your own independent
tax advice to find out what tax benefits are available to you.

No Property Management Hassles
Questus has sourced property approvals from the Government to provide an
alternative in affordable rental housing. To maintain compliance with NRAS,
it is necessary for the Approved NRAS Properties to be managed by an
approved Property and Tenancy Manager appointed by Questus Funds
Management Limited, so there is no need for you to worry about rent
collection or tenancy management.
Questus
Residential
Investment
Fund
Page 3
Questus Residential Investment Fund
The QRIF
The QRIF was established as a means to allow investors who acquire an
Approved NRAS Property to receive the various Government Incentives
provided for under NRAS.
Questus recognises the underlying
demand and absolute need for
affordable
in
a
housing
socially
Key
features
developed
responsible
and
For the current 2015/2016
sustainable manner, which allows
NRAS
for
provides for Federal, State
complementary
integration
and
within community frameworks.
year,
the
Territory
scheme
Government
incentives of up to $10,917 per
By investing in an Approved NRAS
annum
Property and agreeing to the
Approved NRAS Property.
to
an
investor
in
an
terms and conditions contained
in the QRIF Product Disclosure
The QRIF has been structured to allow investors who want
Statement (PDS), you may receive
to invest in new residential housing, to also access the
the Government Incentives. Once
Government Incentives available through NRAS.
you have made your decision on
which Approved NRAS Property
you will acquire, simply complete
the application in the QRIF PDS to
access the Government Incentives
Hassle free investment as your Approved NRAS Property will
be managed on your behalf to ensure compliance with the
NRAS legislation and regulations.
Government Incentives are indexed annually and available
for a period of ten years for each Approved NRAS Property
available through NRAS.
QRIF will receive the Government
The Commonwealth Government Incentives are a refundable
Incentives for Approved NRAS
tax offset. This means that the offset will reduce the amount
Properties on behalf of investors
of tax you are required to pay in any year. This amount is
to ensure compliance with the
required to be claimed through your Income Tax Return.
NRAS legislation and pass on
the
Government
Incentives
to
investors.
The State Government Incentives are non assessable non
exempt income2. This means that the amount is not included
in your income in your income tax return (no tax payable).
* The PDS issued by Questus Funds
Management Limited should be read in
its entirety before making any decision
to apply for an interest in the QRIF.
Approved NRAS Property managed by professional property
and tenancy managers (Property and Tenancy Managers).
This is a summary of the Key Features. You should read the entire PDS and
seek your own independent advice before deciding to invest.
2 The State component of NRAS is paid as a non assessable, non exempt income (NANE). ATO rulings have determined that
expenditure associated with deriving the NANE is non-deductible.
Page 4
Questus
Residential
Investment
Fund
About
the
Builder
BGC
BGC is a Western Australian based group of companies with an interest in
residential and commercial building, and building and construction products
manufacture to name a few.
From modest beginnings over 50 years ago, BGC has grown to become one of
the most respected companies in Western Australia.
For the last ten years, BGC has built more homes than any other builder
in Australia, proving that more West Australians trust them with their
most important asset – their dream home.
BGC has invested heavily to develop integrated building supply
and manufacturing businesses, providing a diverse family of
new home builder brands with direct access to the top quality
products and materials needed to build your new home. From
brick makers to window manufacturers, from cement making
to roof tiles – sourcing these products from within allows BGC to
control the quality of materials and build superior homes, without the
potential frustration of supply shortages and delays.
All of the building brands within BGC are passionate about sustainable construction. They are consistently
looking for innovative materials and construction methods to ensure that modern construction has less
impact on the environment, and allows clients to enjoy the benefits of an energy efficient home.
Outside of the 30 BGC companies involved in building homes, they always choose local suppliers wherever
possible. And because BGC is a West Australian company, they understand the importance of supporting
the local economy.
Questus
Residential
Investment
Fund
Page 5
Dunsborough, Western Australia
The Location
The coastal town of Dunsborough is located in the South West of Western
Australia on Geographe Bay and is less than an hour from the regional city of
Bunbury, and an easy two and a half hour drive south from Perth. Nearby towns
include Busselton, Yallingup and Margaret River, which along with Dunsborough
form the City of Busselton.
The City of Busselton had a preliminary estimated resident
population of 31,767 in 2010 according to the ABS,
however it is estimated that visitors increase this to
over 60,000 on any one day during peak tourism
periods and prior booking of accommodation is
essential at these times. The City of Busselton’s
average annual growth rate over the past 20 years
has been one of the highest sustained growth
rates for a regional area in Australia in excess of
4%. Approximately 67% of the total population is
located in the town of Busselton.
The
Dunsborough
urban
area
has
achieved
healthy population growth in recent times and has
a permanent population of approximately 4,000.
The City of Busselton’s current population structure
reflects a broadening of the area’s economy and increasing
employment opportunities with a corresponding reduction in the
significance of the area’s ‘retirement’ function. This is highlighted by the
reduction in the percentage of residents aged over 55 from 25.1% in 1996 to 23% in 2001 while
the percentage of residents aged 5-54 increased from 67.5% to 69.9% during that time. Extract
from the City of Busselton.
Dunsborough has grown from its humble 1950’s origins as a series of modest
beach shacks, to its present position as a highly desirable lifestyle location,
boasting a vibrant arts scene with live music, widely-renowned art galleries
and bustling summer markets.
It is surrounded by some of the Margaret River region’s 100 plus wineries
and the tasting rooms of award-winning boutique breweries.
The Dunsborough region is fully serviced and has excellent road access to
Perth and surrounding locations. New freeway extensions have reduced travel
time between Perth and Dunsborough to approximately two and a half hour. There
are bus services connecting Dunsborough with Perth, Bunbury, Busselton and Margaret River.
Page 6
Questus
Residential
Investment
Fund
Dunsborough, Western Australia
The Location
Dunsborough and neighbouring Margaret River share an international reputation
for wine making, beaches and world class surfing. The region is a popular
destination for both local and international holidaymakers of all demographics, and
the region boasts some of Western Australia’s most impressive natural attractions.
To service the holiday market (and to provide the highest possible return for the owners) a
significant proportion of Dunsborough accommodation is designed to maximize the number of
bedrooms and bathrooms. This has resulted in an ongoing shortage of affordable, suitably configured dwellings to
service the local residential rental population.
Questus
Residential
Investment
Fund
Page 7
Inverness Dual Occupancy
Valcros Circuit, Dunsborough (formerly Inverness Avenue)
The Inverness Dual Occupancy townhouses will be located on the southern
boundary of the Dunsborough Lakes Golf Course, a championship level a 18 hole
course with excellent fairways and greens, and attractive water features on most
holes.
With substantial frontage to the 15th fairway and green, and the adjoining water feature, there
will be a discreet access point to the Dual Occupancies with suitable parking and amenities storage for the
occupants.
Estate masterplan
Sports precinct
School precinct
Dunsborough
town centre
RIVE
Tourist precinct
with clubhouse
and tavern
R
O
A
SE D
ES
H OU
CA
V
CLUB
D
Golf Course
1st Hole
Retirement
living
Golf Course
18th Hole
CO
M
M
Beach
Employment
precinct
AN
AG
E
RO
AD
DUNSBOROUGH
L A
Page 8
Questus
K E
Residential
S
Investment
Fund
DUAL OCCUPANCY HOUSING
Dual Occupancy townhouses are double storey dwellings containing two
independent apartments and tenancies on one lot and title.
The Dual Occupancy NRAS Model is specifically aimed at assisting the Federal and State
Government to deal with housing affordability.
As the owner of a “Dual Occupancy” NRAS Property, you will receive two NRAS Incentives every year for
10 years. Assuming 4.35CPI per Annum with two NRAS Incentives, this equates to over $250,000 TAX
FREE over 10 years.
Under the Building Code of Australia, conventional townhouses are classified as either a Class 1a or 1b
building. A Dual Occupancy townhouse is considered be two (2) multiple dwellings (apartments), and is
therefore classified as a Class 2 Building (a building containing two or more sole-occupancy units each
being a separate dwelling) under the Building Code of Australia.
NRAS DUAL OCCUPANCY HOUSE AND LAND PACKAGES FEATURES
Full ‘Turnkey’ quality designed and built ‘Dual Occupancy’ Townhouses
Air-conditioned to Ground Floor and First Floor living areas
Fully Landscaped and Fenced
Separate covered outdoor living area
Each independent apartment includes its own kitchen, bathroom, laundry, living area and bedrooms
Fire rated and constructed to Class 2 Building Classification
Questus
Residential
Investment
Fund
Page 9
.
233
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257m²
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scription
22.
NESS
Site Plan
AV
EN
UE
SCALE 1 : 750 @ A3 - 1 : 375 @ A1
7.5
0
PLANNER'S DESIGN SOURCE for Rev
Planner :Received date:File name:-
30
ALL DISTANCES ARE IN METRES
ENGINEER'S DESIGN SOURCE for Rev
Engineer :Received date:Data purpose:-
For a true to scale reproduction of this plan, plot it to A3 with the Paging Scaling set to None.
SDW
11/04/2014
WSG
Drawn
Date
Checked
Page 10
The contents of this plan are current
and correct as of the date stated within
the revision panel. All consultants and
persons wishing to utilise this data should
satisfy themselves of this plans currency
by contacting the McMullen Nolan Group.
FILES
Cogo Job : 93278
mapCOGO:- Plan007 (98412)
Ustation:- 98412pr-007a.dgn
Questus
PRECAL LEGEND
2 7 S ta tio n R o a d
M a rga re t R ive r, W .A . 6 2 8 5
T e l: (0 8 ) 9 7 5 7 2 4 9 9
F a x: (0 8 ) 9 7 5 7 3 1 2 0
See below Lot Stats table for further information
15
Stage Boundary
Vehicle Access Restriction
Potential Dwellings / Lot
Residential
in fo @ m cm u lle n n o la n .co m .a u
w w w .m cm u lle n n o la n .co m .a u
ABN 90 009 363 311
H e a d O ffic e : Ja n d a ko t
O ffices in : P o rt H e d la n d , B ro o m e , K u n u n u rra
Investment
D U N SB O R O U G H LA K E S
Lo t 1 1 8 0 C o m m o n a g e R o
D u n sb o ro u g h
All areas and dimensions depicted on this
plan are subject to survey and Landgate
registration. All cadastral information
external to the stage/s which form the
subject of this plan are not guaranteed
and are supplied as a guide only.
Fund
CLIENT:
Project Mngr. William G
Q U E S T U S LIM IT E D
98412 Jo b
Num ber
Dual Occupancy Design
DUAL OCCUPANCY FLOOR PLAN - TYPE DK1
Apartment A (2 bed / 2 bath)
GROUND FLOOR PLAN
Apartment B (1 bed / 1 bath)
FIRST FLOOR PLAN
NOTE: Floor plans shown are for illustration purposes only and are subject to change without notice.
Questus
Residential
Investment
Fund
Page 11
Dual Occupancy Design
DUAL OCCUPANCY FLOOR PLAN - TYPE DK2
Apartment A (2 bed / 2 bath)
GROUND FLOOR PLAN
Apartment B (1 bed / 1 bath)
FIRST FLOOR PLAN
NOTE: Floor plans shown are for illustration purposes only and are subject to change without notice.
Page 12
Questus
Residential
Investment
Fund
Example Investment -
two nras
2 bed / 2 bath PLUS 1 bed / 1 bath Dual Occupancy
Unit 11 / Valcros Circuit, Dunsborough
Purchase Price
$515.000
Fitout & Fittings for depreciation purposes
$34,832
Total Investment
$515,000
Stamp Duty on Sale
$3,705
Settlement Fees & Loan Establishment
$2,500
Total Investment & Costs
$521,205
Amount of Loan 100% Geared
$521,205
Capital Growth
4%
YEAR ONE
Weekly Rental Income after 20% Discount for NRAS
$512
Annual Rental Income (50 weeks)
$25,600
Plus Government Incentives
$21,834
Gross Income (before tax allowances)
$47,434
Property Expenses:
Management Fees 10% on Market Rent
$3,200
Tenancy Selection Costs
$1,210
QRIF Scheme Fee 5.5% on Incentives (includes GST)
$1200
Allowance for Rates, Body Corporate Taxes, Insurance & Repairs, etc
$3,700
Total Property Expenses
$9,311
Interest Payable on Borrowings
$38,123
Pre - Tax Cash Flow
$9,311
Tax Position
Assessable Rental Income (excludes NRAS incentives)
$25,600
Less:
Interest on Loan
$27,363
Depreciation on Building, Fitout & Fittings (DIV 40)
$7,713
Capital Works Allowance (DIV 43)
$7,257
Property Expenses (less QRIF fee)
$8,110
Total Tax Allowances Available
$50,443
Less: Proportion of NANE costs
($8,863)
Taxable Income (Loss)
($15,980)
Tax Benefit
$7,830
Net Cash Surplus After Tax
$17,141
Capital Growth
$14,395
Return on Total Investment - First Year
$31,536
The information included in this example is provided as a guide only and all potential investors should consult their professional advisor.
Assumptions: Gearing Level on Property 100%. Interest rate at 5.25%. Consumer Price Index 2.5% PA. Capital Growth 4% PA.
Market Value Weekly Rent of $350 per week for 2 bed / 2 bath component or 1 bed / 1 bath of $290 (before NRAS discount). Investor
Marginal Tax Rate 49% (including Medicare Levy and Temporary Budget Repair Levy). Two Weeks Rental Vacancy. NRAS incentive
indexed based on 2015/2016 NRAS year.
Note: The State component of NRAS is paid as a non assessable, non exempt income (NANE). ATO rulings have determined that
expenditure associated with deriving the NANE is non-deductible which has been included in the calculation above.
Questus
Residential
Investment
Fund
Page 13
General Inclusions
EXTERNAL FEATURES
BATHROOM/LAUNDRY/WC
•
BlueScope Custom Orb roof, gutters downpipes and cladding
•
200x200mm ceramic floor tiles
•
200x100 gloss white wall tiles
•
Brikmakers facebrick - Contemporary collection
•
Laminex Square form vanity top
•
Sand render with painted finish
•
Laminex Natural finish cupboards
•
BGC Stratum Duo cladding painted
•
Stainless steel T Bar door handles
•
BlueScope Custom Orb Carport
•
Stylus Symphony Semi Recessed Basin
•
BlueScope trimdeck boundary fencing
•
•
Pool fencing to golf course boundary
Caroma Elegance multi-function showerhead and rail
•
Ceramic tiles to balcony
•
Caroma basin, laundry and shower mixer
•
Pavers to patio, driveway, carport
•
Clark 42lt Laundry trough unit white
•
Waterwise Landscaping
•
Caroma Cameo Viteous China Toilet Suite
•
Fold down clothesline
•
Framed glass shower screen with pivot door
•
Brass garden tap
•
Caroma Toilet roll holder
•
Precast Letterbox
•
Caroma double shower rail
•
Rinnai continuous flow hot water system
•
Ceramic soap dish
•
Electric Meter-box plus sub meter for separate •
Framed Vanity Mirror – polished silver
upstairs tenancy.
INTERNAL FEATURES
•
Daikin Split Cycle air conditioning to living areas on each floor.
•
Slimline Venetian Blinds throughout excluding wet areas
•
Painted throughout
•
300x300mm ceramic tiles to living, kitchen, dining
•
Carpet to bedrooms
•
Vinyl wrap sliding door robes – White
•
NBN connection ready
KITCHEN FEATURES
•
Laminex Square form kitchen bench tops
•
Laminex under counter and overhead cupboards with white melamine internal shelves
•
Stainless steel T Bar door handles
•
200x100mm gloss white tiles to splashback
•
Stainless steel Technika Electric Oven 600mm
•
Stainless steel Technika Gas Cooktop 600mm
•
Stainless steel Technika slideout rangehood 600mm
•
Clark Vital 1.75 stainless steel kitchen sink
•
Chrome sink mixer
INCLUSION CONDITIONS: Due to the continual development and improvements, the developer reserves the right to alter the
specifications at any time without notice. (All alterations and substitutions will be of similar quality and standard.)
Page 14
Questus
Residential
Investment
Fund
Approved NRAS Property Reservation Form
(Request
Please
for
Questus Residential Investment Fund PDS)
return completed form via email to: [email protected]
PURCHASER CONTACT & ADDRESS DETAILS
Proposed Purchaser #1 - Given name(s), Surname, Company or Trustee (i.e. for SMSF)
Split %
Split %
Proposed Purchaser #2 - Given name(s), Surname, Company or Trustee (i.e. for SMSF)
Street Number
Street
Suburb / Town
State
Business Telephone
Mobile Phone
Postcode
Contact Name
Email address
RESERVATION OF APPROVED NRAS PROPERTY - DUNSBOROUGH LAKES DUAL OCCUPANCY, DUNSBOROUGH, WA
I / We would like to reserve the Approved NRAS property being described as:
Purchase Price
$
q
Option 1 - CHEQUE
I / We enclose payment in the amount of $1,000 for the Property Reservation Deposit made payable to
“Questus Asset Management Pty Ltd - NRAS Reservation Account”
q
Option 2 - CREDIT CARD (Mastercard/Visa)
I authorise Questus to charge my credit card the Property Reservation Deposit of $1,000.00
Card Type
Card Number
Expiry Date
CVC # q q q q
q Mastercard q Visa
qqqq qqqq qqqq qqqq
Cardholder Name
Cardholder Signature
/
CONDITIONS OF PROPERTY RESERVATION
The purchase of an Approved NRAS Property is subject to the purchaser reading and completing the following:
1)
2)
3)
Approved NRAS Property Reservation Form (this form).
Application Form contained in the Product Disclosure Statement (PDS) for the Questus Residential Investment Fund and
payment of the $11 Application Fee.
Contract of Sale documents (Sale by Offer and Acceptance and Building Contract as applicable) within 7 days of receipt.
SIGNED BY: Purchaser 1
SIGNED BY: Purchaser 2
Signature
Signature
Date of Signing
Date of Signing
Adviser Details
Solicitor Details
Adviser / Agent Name
Solicitor Name / Company Name
Address
Address
Questus Limited
Questus Limited (Questus) is an Australian Securities Exchange
listed funds and investment management company. Questus is
one of the largest NRAS Approved Participants and deliverers of
NRAS dwellings in the country. Founded in 2003, Questus has a
wealth of experience and an established reputation in developing
innovative property based investment products for the wholesale and
retail investment markets.
Questus Funds Management Limited (QFML) holds an Australian Financial Services Licence
(No. 286318) and is a wholly owned subsidiary of Questus Limited. QFML is the responsible entity
that manages and oversees the Questus Residential Investment Fund (QRIF), a registered managed
investment scheme with the Australian Securities and Investments Commission (ARSN 135 720 339).
Enquire today:
Telephone 1800 234 410
[email protected]
105 Railway Road, Subiaco WA 6008
Tel 08 9489 4444
| Fax 08 9381 4963
Questus Residential Investment Fund ARSN 135 720 339
Managed by Questus Funds Management Limited ABN 52 111 325 556 | AFSL 286318
Issued June 2015
*DISCLAIMER:
The particulars contained herein were prepared for the purpose of the sale and do not form part of any agreement.
The Government Incentives for the 2015/2016 NRAS year are $8,188 per annum and $2,729 per annum from the
Federal, State and Territory Governments respectively.
Any information regarding the properties which have or may in the future be made available to the prospective
purchaser, have or will be supplied on the clear understanding that whilst every care has been taken with its preparation,
no responsibility is accepted by Questus, Questus Funds Management Limited, the developer or the selling agent or any
person employed by or engaged by them for the accuracy or completeness of such information. Prospective purchasers
are advised to make their own enquiries and to satisfy themselves in all respects. The seller reserves the right to alter the price
and specifications at any stage.
The information provided in this brochure relates to the various properties which may be available as an Approved NRAS Property.
Should you have any questions regarding the PDS contact Questus Funds Management Ltd on 1800 234 410.
** Photographs and plans are shown for illustrative purposes only. Floor plans are subject to change without notice.