RESIDENTIAL RESEARCH - Knight Frank
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
RESIDENTIAL RESEARCH LIVING & STUDYING BUYING PROPERTY WHY INVEST?
Contents
1. Perth—The lifestyle city
page 2
2. Living in Perth
page 4
3. Studying in Perth Whilst fortunate to tap into world-class
page 7 reserves of natural minerals and energy Knight Frank City Wealth Index
resources, Perth has evolved to grow an 2018, Perth
4. Housing in Perth
equally important highly educated, skilled 314 international cities ranked in each category
page 10
and productive workforce strengthened
5. Renting in Perth by innovation and cultural diversity. This Ranking
page 11 guide focuses on living, studying and
buying residential property in Perth. Wealth 63
6. Buying in Perth Investment 88
page 12
Liveability Lifestyle 142
7. Buying as a First Home Buyer Perth ranked in 12th place of the World’s Future 56
page 13 Most Liveable Cities in 2018, according
OVERALL 53
to the Economist Intelligence Unit, as
8. Buying as a Foreign Investor
shown in Table 1. The index is based on
page 14
30 factors spread across five areas:
9. Owning in Perth stability, infrastructure, education, health
page 19 care and environment.
10. Selling in Perth
page 20 Perth was also 13 places higher (63rd)
than Brisbane for ‘wealth’. The two
Feature:
Most Liveable Cities 2018 elements that contributed to this
Index of 140 global cities based on Stability,
10 reasons to invest in Perth category include the number of
Infrastructure, Education, Health Care
page 22 & Environment households earning US$250,000 in 2017,
and the other being how fast this price
1. Vienna, Austria
bracket is expected to grow over the next
2. Melbourne, Australia five years.
3. Osaka, Japan ‘Investment’ was the third category with
double-digit ranking for Perth, at 88th
12. Perth, Australia
place. This was based on the annual
average private investment into property
over the two-year period to the end of
2017 and the average number of
nationalities investing. This is likely to
increase in the 2018 results given the
recent increased investment in WA. The
City Wealth Index ‘lifestyle’ category, ranked Perth in 142nd
Perth ranked in the top quintile of the position. This was based on cities with
cities that matter to the ultra-wealthy in the most top 100 universities, the number
the Knight Frank City Wealth Index 2018, of five-star hotels and the highest
ranking in 53rd spot. average spend per overnight visitor. With
strong future prospects, and several
The best performing category for Perth hotels under construction due by 2020,
was ‘Future’ (56th place), ranking higher this will boost tourism opportunities for
than Brisbane (57th), based on the the city, and Perth’s global ranking in
forecast of economic performance. future years.
2
FOCUS ON PERTH Q1 2019 RESEARCH
International be found at the intersection with
Murray Street.
Visitors FAST FACTS
The balmy climate of Perth allows for a One of the largest diamond mines in the
laid-back environment with locals soaking world—the Argyle Diamond Mine—is PERTH
up the weather in the many cafés along located in the far north-east of Western
vibrant shopping strips, down at the Australia (WA), close to the border of the Perth is the state capital of
beach, bushwalking or riding bikes with Northern Territory. The mine is the largest Western Australia (WA).
the family amongst the native flora and diamond producer in the world by
volume, and is also the only known Australia’s fourth largest capital
fauna or relaxing in one of the local
city, with approximately 2.04
parklands. Most prominent is Kings Park significant source of the elusive pink
million residents estimated
adjoining the city skyline, with a high diamonds. Due to Perth’s proximity to the living in the Greater Perth
vantage point over the Swan River and mine, diamonds are often discounted and region in 2017.
Perth CBD. Watching unrivalled sunsets abundant in local jewellers.
is very picturesque, being the only Located on the West Coast,
International visitors to WA increased by with a geographic area of
Australian capital city to enjoy the sun
6,400 sqm.
setting on the ocean. 0.6%, to reach 954,800 visitors, in the
year ending September 2018. Perth weather in the summer
Perth accommodates a vast array of months is a hot, mean
restaurants, fashion brands, independent The most number of international visitors maximum temperature of 31°C,
retailers, as well as, shopping malls. In came from the United Kingdom (16%), while the cooler winters have a
Malaysia (11%), Singapore (10%), United mean minimum of 8°C.
the Perth CBD, Hay Street Mall and
Murray Street Mall both comprise States (8%), New Zealand (7%) and
Most daily sunshine is 13 hours
pedestrian-only shopping districts, while China (6%) as shown in Figure 1. in the month of January. Perth
retail strips and arcades feature a diverse generally has more sunny days
range of traders. Looking at the top 10 ranked international than other Australian capital
markets to WA over this time, there was cities over the year.
Traditional department stores like Myer strong growth in the number of additional
Perth operates under the
and David Jones are also found here. visitors from India (10.6% or equivalent to
Australian Western Standard
King Street, Perth is known as the ‘start 2,900 additional visitors), Japan (7.4% or Time (AWST) time zone at all
of West End’, famed for international 2,000), Germany (6.9% or 2,300), and the times of the year. Perth falls
luxury brands. Many cafés and bars can U.K (4.2% or 6,000). into the same time zone as
capital cities such as
Singapore, Hong Kong, Kuala
Lumpur, Jakarta, Beijing and
Shanghai.
International Visitors to Western Australia, by Country of Residence
% of total, year ending September 2018 From Perth, current average
flying travel time is
approximately four (4) hours to
U.K
Jakarta, five (5) hours to
Malaysia Singapore, six (6) hours to
Kuala Lumpur, eight (8) hours
Other Asia
to Hong Kong, nine (9) hours to
Singapore Shanghai and 10 hours
Other Europe
to Beijing.
U.S Perth is the closest major
Other Countries
Australian capital city to Asia,
allowing easy connection
New Zealand
towards the European
China continent.
Germany
Indonesia
Japan
Hong Kong
Switzerland
0% 3% 6% 9% 12% 15%
3
Perth’s
Language
Demographic Other than English, Mandarin (2.3%) was
Profile the most common language spoken in a
Perth household. Other typical languages
Population include Italian (1.4%), Vietnamese (1.0%),
Population has been steadily rising in Cantonese (1.0%) and Arabic (0.7%).
Perth. Over the year to 30 June 2017, an
increase in the estimated resident
population was recorded at 1.0% to 2.04 Education
million. This is slightly below the overall
PERTH ANNUAL Australian population growth of 1.6%.
Perth is a skilled city. A higher proportion
of people are educated at university level
EVENT CALENDAR (22.9%) compared to the Australian
According to the Australian Bureau of
average (22.0%). In Perth, 16.5% of the
JANUARY Statistics (ABS), the Perth population is
Perth Chinese New Year Fair
local student population were studying at
projected to grow annually by 2.5% to
Perth Cup, Ascot Racecourse university in the 2016 Census, compared
3.6 million persons by 2036. This is
Hopman Cup to the national average of 16.1%.
Australia Day Perth Celebrations based on the assumption of a strong
depth of mining activity in WA.
FEBRUARY
Rottnest Channel Swim Work
Perth International Arts Festival
Age Distribution The most common occupation of Perth’s
MARCH
Sculptures by the Sea, Cottesloe residents are in professional services—at
Age distribution in Perth is relatively
Mandurah Crab Fest 22.2%—on par with the national average.
comparable with the national average—
Technicians and trades workers (15.6%),
APRIL however, the 20-29 age group trends
Perth Comedy Festival clerical and administrative workers
higher at 14.6% against the national
Fremantle International Street (13.6%) and managers (11.5%) were the
Arts Festival
average at 13.8%.
next most common occupations.
MAY
Jazz by the Bay Despite WA being known as a mining
Pipeline Challenge Multiculturalism state—the city of Perth is not classified
SunSmart Busselton Festival of as a ‘mining town’. Only 5% of Perth’s
Perth is a true multicultural city, with
Triathlon
42.7% of residents being born outside of population in 2016 worked in the mining
JUNE Australia. The most prominent countries industry, with most miners living in
Albany Classic Motor Event
of birth include England (8.6%), New remote towns closer to the mines and
JULY Zealand (3.2%), India (2.4%) South Africa commuting each day.
Revelation Perth International
(1.8%), and Malaysia (1.5%). Almost 46%
Film Festival
Manchester United Friendly of parents of the residents in Perth were Of all the employed people in Perth, 3.8%
Game born overseas, exceeding the national worked in hospitals. Other major
average of 34.4%. This wide diversity has industries of employment included cafés
AUGUST
Good Food & Wine Show encouraged many international and restaurants (2.5%), primary
Kings Park Festival restaurants, schools and cultural education (2.5%) and supermarket and
activities established within communities. grocery stores (2.4%).
SEPTEMBER
IGA Perth Royal Show
Perth Fashion Festival
OCTOBER Religion Travel to Work
Cape to Cape MTB
The Catholic religion was practiced by In Perth at the time of the Census 2016,
NOVEMBER 22% of Perth residents at the time of the the most common methods of travel to
Perth International Jazz Festival Census 2016, this was followed by work for employed people were by car,
DECEMBER Anglican at 13.8%, then Christian with as a driver (64.1%) and car, as a
Swan River New Year’s Eve 3.4%. No religion was the most common passenger (4.6%). Other common
Fireworks responses were worked at home (3.9%),
response in Perth with 32.1% of the
population. bus (3.7%) and train (2.8%).
4
FOCUS ON PERTH Q1 2019 RESEARCH
On the day, 10.3% of employed people The CBD is surrounded by open
used public transport (train, bus, ferry, parklands enjoyed by workers at
lunchtime including Kings Park, Langley
Industrial
tram/light rail) as at least one of their
methods of travel to work and 71.3% Park, Wellington Square, Queens Industrial areas are more spread across
used car (either as driver or as Gardens, Stirling Gardens, Supreme the metropolitan area varying from
passenger). Court Gardens and the Esplanade distribution centres to warehouses and
Reserve. industrial estates.
North: Balcatta, Malaga, Osborne Park,
Key Employment The redevelopment of Elizabeth Quay
accommodates further office space for Neerabup, Gnangara.
Hubs the CBD and an array of restaurants and
vibrant outdoor spaces overlooking the East: Perth Airport, Kenwick,
The distribution of employment
Swan River. Accessible by: train, ferry, Maddington, Hazelmere, Welshpool,
opportunities are wide across Perth,
bus and car. High Wycombe, Kendale, Bassendean,
although there are key concentrated
Forrestfield, Belmont, Bayswater,
areas for office and industrial workers.
West Perth accommodates the next South Guildford, Forrestdale,
largest office market bound by Kings Beckenham.
Commercial Park Road to the south, Thomas Street to
Perth CBD is the largest office market in the west, Roe Street to the north and South: Jandakot, Canning Vale,
Perth. The CBD extends the length of St George Street to the east. Bibra Lake, Yangebup, Kwinana,
Georges Terrace through Adelaide O’Connor, Henderson, Hope Valley,
Terrace to Plain Street in East Perth, To the south, the precinct skirts the Fremantle, Rockingham.
bound by Wellington Street to the north, Parliament of Western Australia, the Old
Elder Street to the west and the Swan Observatory, Dumus House and Kings Mostly the suburbs are accessible by:
River to the south. Park. Accessible by: bus and car. bus, truck and car.
Perth
Major infrastructure network
5
6
FOCUS ON PERTH Q1 2019 RESEARCH
Schools Universities single student visa regardless of their
chosen course of study and the Student
Schools in Australia generally comprise a Most universities have a main campus Guardian Visa—Subclass 590 where
mix of local and international students. with several smaller campuses located student guardians can apply for the new
The education system is broadly divided across multiple states and territories; in Student Guardian Visa.
into primary (aged 5-12) and secondary CBD, metropolitan and regional areas.
(aged 13-18). There are two main types This provides a wide range of options All students and student guardians will
of public and private schools: when studying in Australia with many generally be required to lodge their visa
universities also setting up campuses application online by creating an
based in major international cities. ImmiAccount.
Public Schools
Public schools are financially and
administratively operated by the State
Government and provide free education
International
to domestic students. First preference is Students
normally given to those living within a Reflecting the good reputation
particular catchment area from the internationally, universities in WA APPLICATION
school. Student visa holders must pay a accommodate a large international PROCESS FOR
fixed fee for each year of education, student base. Enrolments in WA Higher
dependent on the type of visa held.
INTERNATIONAL
Education had the largest share of
international students at 21,200—an
STUDENTS
Selective public schools are financially increase of 2.1%. While enrolments in
and administratively operated by the Schools were up 6.7%—to represent 850
State Government. Selective public international students. Across all
TO SCHOOL
schools are regarded as more prestigious education sectors, the largest group of Expression of interest form: must
due to the academic selective nature. international students in Western be completed prior to the school
Students must sit academic examination Australia have enrolled from India (7,950), year in order to guarantee a
and excel in order to be offered a China (7,950) and Malaysia (3,600). Other position for the student.
position from the respective school. high-ranking Asian countries include
Taiwan (2,200), Vietnam (2,050). South Wait for offer: If all requirements
Additionally, these selective public Korea (2,000), Hong Kong (2,000), are met, the school will offer a
schools do not usually limit their intake to Singapore (1,450), Indonesia (1,200) and formal placement in writing.
catchment areas. Due to their public Japan (1,100).
nature, student visa holders must pay a Apply for a Student Visa: With the
fee for each year of education. The application process for international formal school offer, students can
students applying to Australian then apply for the SSVF online.
Private Schools universities is similar to local students.
The length of the application process can
Independent schools are financially and
often be longer than local students, as
administratively privately operated.
more information is required before
TO UNIVERSITY
Independent schools therefore hold more Apply directly online: through the
acceptance. Most universities will require
control over the quantity and quality of university website and provide all
an IELTS (International English Language
teachers, classroom sizes, amenities and required evidence. In most
Testing System) examination conducted,
co-curricular activities. Fees for instances this is prior education,
an internationally recognised education
independent schools are usually high, but financial and English language
qualification and a portfolio of previous
can be considered to provide an competence.
work experience where applicable.
investment for superior education and
amenities to students. Wait for Offer: If all requirements
The Simplified Student Visa are met, the university will offer a
Religion-based schools hold faith at the Framework (SSVF) formal placement in writing.
core of their education—however they The Simplified Student Visa Framework
continue to follow the state government (SSVF) is designed to make the process Apply for a Student Visa: With the
education curriculum. These religion- of applying for a student visa in Australia formal university offer, students
based schools are usually non- simpler to navigate via two subclasses: can then apply for SSVF online.
government, and thus often have higher
fees than government subsidised Student Visa—Subclass 500 where
schools. international students can apply for a
7
Private Schools for International Students, Perth Sample of private schools registered to accept international students, 2018 Suburb School Religion Gender Year Levels Attadale Santa Maria College Catholic Girls 5-12 Beaconsfield Christ the King School Catholic Co-ed K-7 Bedford Chisholm Catholic College Catholic Co-ed 7-12 Bull Creek All Saints' College Anglican Co-ed K-12 Burswood Perth Montessori School Montessori Co-ed K-12 Carmel Carmel Adventist College Seventh Day Adventist Co-ed 8-12 Churchlands Newman College Catholic Co-ed K-12 Claremont Christ Church Grammar School Anglican Boys pre-K-12 Claremont Methodist Ladies' College Methodist Girls K-12 Claremont St Thomas' Primary School Catholic Co-ed K-7 Como Penrhos College Uniting Girls K-12 Darch Kingsway Christian College Protestant Co-ed K-12 Duncraig St Stephen's School (Duncraig) Uniting Co-ed pre-K-12 East Perth Trinity College^ Catholic Boys 7-12 East Victoria Park Ursula Frayne Catholic College (Balmoral Street) Catholic Co-ed K-6 Fremantle CBC Catholic Boys 7-12 Guildford Guildford Grammar School Anglican Boys 7-12 Joondalup Lake Joondalup Baptist College Christian Co-ed pre-K-12 Joondanna St Denis School Catholic Co-ed K-7 Karrinyup St Mary's Anglican Girls' School Anglican Girls K-12 Kenwick Rehboth Christian College Christian Co-ed K-12 Koondoola Mercy College Catholic Co-ed K-12 Landsdale Landsdale Gardens Adventist School Seventh Day Adventist Co-ed K-7 Langford St Jude's Catholic School Catholic Co-ed K-7 Leederville Aranmore Catholic College Catholic Co-ed 7-12 Lesmurdie St Brigid's College Catholic Co-ed K-12 Mandurah Mandurah Catholic College Catholic Co-ed K-12 Middle Swan Swan Christian College Christian Co-ed K-12 Mindarie Quinns Baptist College Baptist Co-ed K-12 Mosman Park St Hilda's Anglican School for Girls Anglican Girls K-12 Mount Lawley Perth College Anglican Girls K-12 Mt Claremont Moerlina School Non-denominational Co-ed pre-K-7 Murdoch Kennedy Baptist College Baptist Co-ed 7-12 Murdoch Murdoch College Non-denominational Co-ed 7-12 Murdoch Winthrop Baptist College Baptist Co-ed 8-12 Peppermint Grove Presbyterian Ladies College Presbyterian Girls pre-K-12 Perth Mercedes College Catholic Girls 7-12 Queens Park St Norbert College Catholic Co-ed 7-12 Salter Point Aquinas College Catholic Boys K-12 Samson Seton Catholic College Catholic Co-ed 8-12 Scarborough St John's School Catholic Co-ed K-7 South Perth Wesley College Methodist Boys K-12 Southern River Thornlie Christian College Christian Co-ed K-12 Swanbourne Scotch College Presbyterian Boys K-12 Tapping St Stephen's School (Carramar) Uniting Co-ed K-12 Thornlie Australian Islamic College Islamic Co-ed K-7 Victoria Park Riverside Community School Seventh Day Adventist Co-ed K-7 Victoria Park Ursula Frayne Catholic College (Duncan Street) Catholic Co-ed K-12 Wembley Downs Hale School Anglican Boys 1-12 Wilson Rehboth Christian College Christian Co-ed K-7 8
FOCUS ON PERTH Q1 2019 RESEARCH
Universities, Western Australia
Universities accepting international students
Annual Average
World Australian Number of International
Adjusted International
University Name Ranking Ranking International Students % of
Graduate Salary Student Fees
2017 2017 Students Total Students
University of Western Australia 128 26 $58,809 5,207 20% $34,000
Curtin University 294 20 $48,383 15,205 31% $29,000
Murdoch University 601 32 $47,855 9,961 43% $27,000
Edith Cowan University 807 25 $47,572 4,009 16% $25,000
Central Queensland University 861 26 $53,112 4,437 25% $23,000
University of Notre Dame 1,826 17 $53,662 320 3% NA
Definitions
World Ranking is calculated by averaging the ranking produced by QS World University Ranking, the Shanghai Academic Ranking of World Universities and Webometrics web publishing
rankings.
Australian Ranking is calculated from the combined score for World Ranking (reputation), Graduate Satisfaction (ratings) and Adjusted Graduate Salary (results).
Adjusted Graduate Salary is a measure of how well students are doing in the job market some months after graduating based on graduate salaries, rates of unemployment and the
proportion of students who go onto further study.
Annual International Student Fees are an estimate only. It is highly recommended to engage directly with the Australian university for information on the course and fees applicable.
Further information is available at univeristyreviews.com.au
9
Across Greater Perth, the ‘Great lived in were owned outright, whilst 42% Midland
Australian Dream’ - a house standing on were owned with a mortgage. The
Midland
a ‘quarter acre block’, is still relatively remainder (27%) were being rented from
affordable and within close proximity to a landlord. Armadale
the city. Armadale
Wungong Urban
Although with our fast-paced lives, many
are now choosing low maintenance living Scarborough
Distribution of Tenure, Perth
and opting for apartments in complexes % of private dwellings Scarborough
with high amenity. This is becoming
particular popular with downsizing Further metropolitan planning initiatives
households. This reflects the changing by the WA Planning Commission (WAPC)
demand across the metropolitan area for and Department of Planning, Lands and
public parklands and shared facilities. Heritage have been established.
These include:
Dwelling Types Bentley-Curtin Specialised Activity
Centre structure plan project
Standalone houses (also known as
Canning Bridge precinct vision
landed) continue to be the most dominant
Cockburn coast district structure plan
dwelling type in Perth, representing 77%
of all dwellings. This is trending higher
East Parade urban regeneration
than the national average of 73% given East Wanneroo District Structure Plan
the greater volume of lower density Future planning for Mandogalup area
property in Perth. Kwinana intermodal terminal
Murdoch Specialised Activity Centre
OWNED WITH MORTGAGE
OWNED OUTRIGHT
Following suit, semi-detached, row or
RENTED
NOT STATED
Stirling city centre structure plan
terrace houses and townhouses, with a OTHER
Swan Valley
compact backyard, comprised a 16%
share; trending above the national share
of 12.7%. Prime properties
Prime properties, considered the top 5%
Although more people are moving
of the residential market by value, are
towards higher density living, there still
remains a little under 7% of all dwellings Growth precincts mostly close to, or dotted around, the
Swan River. Well-respected private
are flats or apartments, compared to the The WA government has identified key schools located in these prestige
national share of 13.1%. locations across Perth suitable for suburbs attract many local and
rejuvenation with new homes and jobs. international families alike.
Ownership The Metropolitan Redevelopment Areas in the Western Suburbs can
In Australia, most residential dwellings Authority (MRA) is transforming places in command some of the most picturesque
are purchased as freehold property, that and around five redevelopment areas: river or ocean views. South of the River,
is, the land and building are owned South Perth across to Applecross
outright, in perpetuity, under the Torrens Central Perth
capture uninterrupted city skyline views
Title system. Claisebrook Village in the one frame.
East Perth Power Station
The same exists for Strata Title, although Elizabeth Quay Peppermint Grove is considered the
ownership allows individual ownership of New Northbridge most expensive suburb by value,
part of a property (or ‘lot'), combined with Perth City Link according to the Real Estate Institute of
shared ownership in the remainder, or Perth Cultural Centre WA (REIWA) for those suburbs with more
common property, through a legal entity Riverside than 20 transactions. This is followed by
called the owners corporation (see further Dalkeith, Cottesloe, City Beach,
information on page 19). Subiaco Applecross, Nedlands, Swanbourne,
On the night of the Census 2016, 28% of Subi Centro Churchlands, Claremont and
Perth residential private properties being Subi East Mt Claremont.
10FOCUS ON PERTH Q1 2019 RESEARCH
The process of renting (also known as upfront by the tenants as security before
leasing or letting) a residential property moving into the property. This lump
can vary in each state, but generally the sum—is four (4) weeks rent—is held in
main factors for a tenant to consider are trust by the WA Bond Administration.
outlined below.
At the termination of the tenancy
agreement, if the property is vacated and
Tenancy Agreement left in a suitable condition, the bond will
A tenancy agreement (property lease) is a be repaid in full to the tenant.
contract where one party conveys
property to another for a specified period
of time, in return for a regular payment. Utility & Service Charges
When leasing out a property, the owner Utility usage charges are the
receives an income, but there are responsibility of the tenants and will be
maintenance costs and responsibilities detailed in the lease agreement. Service
for the landlord. charges and taxes are paid by the owner
and cannot be passed onto the tenant.
Before signing a tenancy agreement, a
tenancy application must be submitted to
the real estate agency (property manager)
Inspections & Repairs
with proof of identity, ability to meet Throughout the tenancy, the property will
rental payments and good references. be inspected quarterly by the landlord or
property manager. A minimum of seven
(7) days notice will be given with the
Rent purpose of these inspections being to
As stipulated in the tenancy agreement, check the maintenance of the property.
the tenant agrees to regularly pay rent to
the landlord (most times this is Repairs to the property that are due to
conducted via a property manager and the normal wear and tear of the property
rent can be paid weekly, fortnightly or must be paid for by the landlord.
monthly). Repairs classified as ‘urgent’ must be
completed as soon as possible, while
Any future increases will be stated within ‘non-urgent’ repairs must be taken care
the tenancy agreement. The rent can be of before the 14 days of notification.
increased every six (6) months, even
during the fixed term lease.
Furniture
Generally, residential properties do not
Term come furnished, however it is common
The length of a tenancy agreement can for inner city apartments to be fully
vary, however the standard term is furnished and equipped. This will be
usually six (6) or twelve (12) months for clarified in the tenancy agreement.
the initial agreement although alternate
periods may be negotiable dependant on
the requirements of the landlord and/or
Terminating the Tenancy
tenant. A tenancy can be terminated at the
conclusion of the tenancy agreement.
Once a tenancy agreement expires, the However, both landlord and tenant can
tenant can request a new fixed term, or request to end the tenancy for a variety of
alternatively the tenant can stay in the reasons. Certain conditions must be met
premises at the same rent and conditions before it can be terminated, including
until advised. days of notice, number of notices and
reason for termination.
Bond For further information, contact WA Dept.
A bond is a lump sum payment paid of Mines, Industry Regulation and Safety.
11The Process inspection to guarantee the quality of It’s wise for this type of investment,
the building and be aware of especially with smaller and unknown
The process to purchase a residential
maintenance required. developers, that contracts are reviewed
property can vary widely but the most
by legal representation and the ‘sunset
common steps are outlined below. For
Negotiate by private treaty the highest clause’ explained, which places a
further information and clarity, consult
price willing to be paid for the property deadline for the registration of Title. This
with your legal representative.
with the vendors (via the selling agent) or ensures construction is completed within
alternatively bid at public auction. a timeframe. Should a development not
Finance Representation proceed, deposits will be returned. But
Before starting the journey to purchase a A deposit is required for a private treaty could be at (rarely) the expense of
residential property, carry out due until formal finance is approved; at this missed interest.
diligence of the subject property and time the full deposit (say, 10%) is paid. If
surrounding area to ensure the price bid was accepted at auction, the full There can also be more tax depreciation
expectation can be achieved with the deposit is payable at this time (say, available on new properties, meaning
allocated budget. 10%). The deposit is generally paid by maximising benefits and improving after-
cheque or electronic transfer (private tax cash flow for investment properties.
The lending environment has become treaty only).
challenging in recent years, when seeking
a loan from a financial institution. Many Contracts are signed and exchanged
by both parties and it’s time the solicitor
General Costs
local banks will only lend if 20% of the When buying property in Australia, there
purchase price has been saved and there (or conveyancer) finalises the formal
are both federal and state taxes and a
is good evidence the property loan can paperwork with the lender. Loan
range of fees that are implemented.
be repaid regularly with the property loan documents are signed.
based on market value. Shop around as
mortgages and deposits can vary Settlement occurs when the property Transfer Duty
significantly between providers. officially changes ownership, following
Transfer duty (also known as Stamp
one final inspection on the day and the
Duty) is levied by the state government
locks are changed.
on the purchase of property.
Legal Representation
Engaging a solicitor or conveyancer prior
Buying Off-The-Plan Legal Fees
to purchasing the property is highly
recommended so they can review the In most cases, buying off-the-plan (OTP)
Legal fees will vary between legal firms
contract before signing, and then stay is the commitment to buy a property
and may be dependent on property
engaged throughout the process until the that’s not yet built.
value. Generally fees range from $1,000
property settles (when the property to $3,000 plus GST.
officially changes ownership). An OTP property can be better priced
than established stock as developers are
keen to secure sales in the project so Land Transfer Fee
Buying Established Property lenders will provide funding and When a property changes ownership, a
Search for a property priced to match construction can commence. There is document known as a Land Transfer is
requirements for location, proximity to also the potential flexibility at this time to lodged and registered with the WA Office
transport, work and education and the make design changes to an apartment or of State Revenue, and a fee is charged. It
quality, size and age of the dwelling. house prior to turning sod. is this document that records the change
Staying abreast of comparable sales will of ownership. The cost to register the title
assist in the negotiation process. In most cases a deposit, typically 10%, is varies in each state of Australia. A
paid to the developer and the remaining solicitor or conveyancer will perform this
Inspect the property at an open house or is paid on settlement of the property, task on your behalf.
by private appointment. Request a copy allowing more time to save throughout
of the contract and have solicitor (or the construction period. Through this
conveyancer) read over the document. time, market forces may push market Mortgage Application Fee
values up, at an advantage to the buyer, A fee charged by the state government
Gain pre-approval for loan from lender at the same time consideration must be for the registration of a mortgage. A
and confirm qualification from FIRB if made should the market slow over this lender will perform this task on your
required. Arrange a pest and building time. behalf.
12FOCUS ON PERTH Q1 2019 RESEARCH
Both the Australian and state Since 1 July 2018, individuals can apply
governments provide incentives for to release these voluntary contributions, First Home Owner Grant Eligibility
Australian first home buyers. along with associated earnings, to assist Criteria
in purchasing their first home. First Home Owner Grant (FHOG)
Incentives for The scheme allows Australians to make
Western Australia; including Perth
First Home Buyers voluntary contributions of up to $15,000 Threshold (the property must valued less than)
in any one financial year, to a maximum
in Australia $30,000 across all years. This includes
Located south of the 26th parallel $750,000
undeducted (non-concessional) personal Located north of the 26th parallel $1,000,00
First Home Super Scheme contributions, deducted (concessional)
The Australian Government, from 1 July personal contributions and salary Conditions
2017, has allowed individuals to make sacrifice contributions. These Dwelling must be new, unless specified;
voluntary concessional (before-tax) and contributions, which are taxed at 15%,
non-concessional (after-tax) contributions along with deemed earnings, can then be Persons must be a minimum age of 18 years;
into superannuation funds to fast-track withdrawn for a deposit if the eligibility
At least one applicant is a natural person;
the time taken to purchase a new home criteria is met.
under the First Home Super Scheme At least one applicant is an Australian permanent
(FHSS). Concessional contributions and earnings resident or citizen;
that are withdrawn will be taxed at
The contract date must be on or after 1 July 2017;
marginal rates less a 30% offset.
Contributions made under this scheme No persons to have held a relevant interest in any
are not a new type of contribution. They residential property in Australia prior to 1 July 2000;
on or after 1 July 2000 and occupied that property
are voluntary contributions made to your
as a place of residence before 1 July 2004; on or
First Home Super Scheme Eligibility superannuation fund. As a result, a after 1 July 2004 for a continuous period of at least
Criteria, Australia separate special account doesn't need to six months;
First Home Super Scheme (FHSS) be established nor does the fund need to
be notified. Must live in new home as principal place of
Conditions residence continuously for at least 6 months within
the first 12 months of settlement.
First home buyer – never owned property in Australia
For further information, contact the
– this includes an investment property, vacant land, Australian Taxation Office.
commercial property, a lease of land in Australia or a
company title interest in land in Australia;
Must live in the premises you are buying, or intend
Incentives for First
to as soon as practicable;
Home Buyers in
Must intend to live in the property for at least
six months of the first 12 months you own it, after it
Western Australia Stamp Duty Concessions
is practical to move in; A first home owner concessional rate on
First Home Owner Grant transfer duty (stamp duty) is available if
Superannuation contributions can be from any age
The First Home Owner Grant (FHOG) is the first home is valued at less than
but persons must be a minimum age of 18 years to
request for funds to be released; currently available in WA once an $530,000 in WA.
eligibility criteria is met.
Not previously requested the Commissioner to issue
The transfer duty will be exempt if the
a FHSS release authority;
first home is valued below $430,000.
Eligibility is assessed on an individual basis—so
multiple persons can access their own FHSS
For vacant land in WA, if valued at less
contributions to purchase the same property;
First Home Owner Grant Available than $400,000, a concessional transfer
First Home Owner Grant (FHOG)
If any persons have previously owned a home, it will duty is available.
not stop any other persons being eligible to apply; Western Australia; including Perth
Transfer duty will be exempt if the
Don't sign contract to purchase or construct the Grant
home until money is released or there may be FHSS vacant land is valued below $300,000.
tax liability; this may take up to 25 days. One-off $10,000
For further information, contact the WA
Office of State Revenue.
13Current
regulations for
foreign investors
purchasing
residential Must apply and gain approval from
the FIRB prior to purchasing
property in Perth property in Australia.
A temporary resident is a person
Applications are generally approved who is residing in Australia and
if the property purchased adds to holds a temporary residency visa
the housing stock, including new which permits them to stay in
dwellings that are yet to be Australia for a continuous period of
occupied or sold, off-the-plan more than 12 months (regardless of
properties under construction or yet how long remains on the visa); or
to be built. This includes vacant has submitted an application for
land for residential development permanent residency and holds a
where ongoing construction begins bridging visa which permits them to
within 24 months. stay in Australia until that application
has been finalised.
Non-permanent residents are
forbidden to purchase established Are required to notify FIRB prior to
dwellings as investment properties purchasing property in Australia,
or as homes. Although there could including an established dwelling, a
be an exception if the established new dwelling that has been
dwelling is being redeveloped into purchased directly from the
multiple dwellings, and as a result, developer and has not been
For further information: there is an increase in the dwelling previously occupied for more than
count. Over the development 12 months in total and vacant land
period, the house must remain for residential development where
unoccupied. ongoing construction begins with 24
Foreign Investment Review months. Temporary residents are
Board [FIRB] Foreign buyers can purchase an off not permitted to buy established
-the-plan dwelling, when another dwellings as investment properties.
firb.gov.au buyer has failed to reach
settlement—reverting to its previous May acquire one established
status as a new dwelling. An dwelling only and it must be used as
apartment or house that has just their main residence (home) in
Department of Immigration been built, or is still under Australia. Such proposals normally
and Border Protection construction and for which the title meet with no foreign investment
has never changed hands, is not objections subject to conditions;
border.gov.au considered an established dwelling. such as, that the temporary resident
sells the property when it ceases to
be their main residence.
Non-Permanent Temporary Resident
Resident (Temporary
(Foreign Investor) Residency Visa)
14FOCUS ON PERTH Q1 2019 RESEARCH
The Australian Government welcomes foreign investment into Australia’s residential property market. The current rules around foreign
investment in residential property aim to direct investment into new housing, increasing the housing supply and support local
economic activity.
Acquiring second-hand dwellings for
the purpose of providing housing for
their Australian-based staff normally
meet with no objections subject to
the conditions set by FIRB. Investment migrants under this
Investment migrants under this scheme are required to invest at
The company must sell the property scheme are required to invest at least AUD$15 million into complying
if it is expected to remain vacant for least AUD$5 million into complying investments in Australia for a
six months or more. In remote and investments in Australia for a minimum of 12 months before
rural locations foreign companies minimum of four years before becoming eligible for permanent
may rent out dwellings acquired becoming eligible for permanent residency; a more expeditious
under this category only where they residency. pathway than the SIV.
are unable to sell the property.
The SIV scheme is intended to The PIV scheme is aimed at
Whether a company is eligible, and target the migration of high net- attracting applicants with business
the number of properties it may worth individuals to Australia with and entrepreneurial skills and capital
acquire under this category, will the longer-term aim of transferring to enhance investment into
depend upon the scope of the wealth of international businesses innovative Australian businesses
foreign company's operations and and individuals to benefit Australian and the commercialisation of
assets in Australia. businesses and the broader Australian ideas, research and
economy. development.
Foreign companies would not be
eligible under this category where The SIV scheme was introduced on The PIV scheme was introduced on
the property would represent a 24 November 2012 and is operated 1 July 2015 and is operated by the
significant proportion of its by the Department of Immigration Department of Immigration and
Australian assets. and Border Protection. Border Protection.
Significant Investor Visa (SIV) Premium Investor Visa (PIV)
Foreign Company Investment Migrants
with Australian (High Net Worth Individuals)
Business
15Additional Costs for
Fees payable by Foreign Investors,
Foreign Buyers Residential property
Based on Property Value, AUD
All foreign persons — that is, temporary
residents and non-residents — can apply $0 - $1,000,000 $5,600
to purchase vacant residential land for
development and newly constructed $1,000,001 - $1,999,999 $11,300
dwellings in Australia.
$2,000,000 - $2,999,999 $22,700
Non-resident foreign persons are $3,000,000 - $3,999,999 $34,000
generally prohibited from purchasing
$4,000,000 - $4,999,999 $45,400
established dwellings in Australia.
However, temporary residents can apply $5,000,000 - $5,999,999 $56,700
to purchase one established dwelling to
use as their residence while they live in $6,000,000 - $6,999,999 $68,100
Australia, although on the condition the
$7,000,000 - $7,999,999 $79,500
property is sold when it ceases to be
their principal place of residence. $8,000,000 - $8,999,999 $90,900
$9,000,000 - $9,999,999 $102,300
Once a property has been identified to
purchase, an application must be made $10,000,000 or more tiered per million
to the Australian Foreign Investment
Review Board (FIRB).
It is highly recommended that an
application is submitted prior to the
advance of any transaction—to ensure
complete legality of the purchase.
Additionally, approval from FIRB is
property-specific—one application per The FIRB provides an interactive fee
property. estimator.
When the application is submitted, the
government investigates to ensure that
Duty Surcharge
the purchase of the property will be in the The Western Australian state government
country’s best interest. imposes a duty surcharge for foreign
investors, payable in addition to general
A decision on the application is made state-based transfer duties.
within 30 days—unless complications or
alterations occur, in which it may take up Since 1 January 2019, foreign purchasers
to 90 days. are required to pay an additional 7% of
the sale price.
Foreign Investor Application Other states with foreign investor duties
Fee include New South Wales (8%) as of 1
July 2017, Victoria (7%) as of 1 July 2016
All foreign investors must pay a fee
and Queensland (7%) as of 1 July 2018.
before their foreign investment
application will be processed.
Foreign investors are required to pay Duties payable by Foreign
$5,600 to purchase a new property if Investors, Residential property
valued under $1 million, with additional Based on Property Value, AUD, Payable in
addition to general state-based transfer duties
fees payable per million in the value of
the property. Western Australia; including Perth
This fee does not provide any assurance Duty Surcharge on Purchase Price 7%
of securing the property and strict
penalties are applied for those who
breach the rules.
16FOCUS ON PERTH Q1 2019 RESEARCH
Estimated Property Purchase Costs, Perth
All costs represented in AUD, As at 1 January 2019
Purchase Price 350,000 500,000 750,000 1,000,000 1,250,000 1,500,000
Transfer Duty 10,740 17,770 29,740 42,620 55,500 68,370
Land Transfer Fee 250 270 330 370 430 470
Legal Fee (includes GST payable) 1,500 1,500 1,500 2,000 2,000 2,000
Mortgage Application Fee 180 180 180 180 180 180
General: Estimated Total Costs 12,670 19,720 31,750 45,170 71,020 71,020
Foreign Investor Application Fee* 5,600 5,600 5,600 5,600 11,300 11,300
Foreign Investor Duty Surcharge @7% 24,500 35,000 52,500 70,000 87,500 105,000
Foreign Investor: Estimated Total Costs 42,770 60,320 89,850 120,770 156,910 187,320
Estimated Property Purchase Costs, Perth
All costs represented in AUD, As at 1 January 2019
Purchase Price 1,750,000 2,000,000 2,250,000 2,500,000 5,000,000 7,500,000
Transfer Duty 81,250 94,200 107,000 119,900 248,620 377,370
Land Transfer Fee 530 570 630 670 1,170 1,670
Legal Fee (includes GST payable) 3,000 3,000 3,000 3,000 3,000 3,000
Mortgage Application Fee 180 180 180 180 180 180
General: Estimated Total Costs 84,960 97,950 110,810 123,750 252,970 382,220
Foreign Investor Application Fee* 11,300 22,700 22,700 22,700 56,700 79,500
Foreign Investor Duty Surcharge @7% 122,500 140,000 157,500 175,000 350,000 525,000
Foreign Investor: Estimated Total Costs 218,760 260,650 291,010 321,450 659,670 986,720
1718
FOCUS ON PERTH Q1 2019 RESEARCH
WHAT IS THE
In Perth, costs and taxes associated with
the ownership of a property can vary
Additional Costs as ROLE OF AN
dependent on the services the building a Landlord OWNERS
provides. CORPORATION?
Property Management Fees
General Costs Letting Fees are usually equivalent to
two (2) weeks rent paid to the agent as a
The rights and responsibilities of
both the owners corporation and
Land Tax fee for finding and securing a tenant. its members is different in each
Management Fees cover any costs state but generally comprise:
Land tax is an annual state tax that is
associated with managing the property,
calculated based on the aggregated
taxable value of all land owned (or jointly
typically 8.5% plus GST. Maintain and repair the common
owned) by an individual. Land Tax is not property of the strata scheme;
applied if the property is your principal Utility and Service Charges Manage the finances of the
residence.
The owner must pay for the use of strata scheme;
utilities (electricity, gas, oil and water
Council Rates supply). Although if the owner leases the Maintain required insurances
property to a tenant, some of these can including public liability and
This varies across the states and local building insurance where
be passed on but this must be stipulated applicable;
government areas. This is the tax the
within the tenancy agreement. However,
council charges owners for the services
to the property—generally paid quarterly
the owner must pay for the actual Keep records of all details of
installation and initial connection costs. notices given under the relevant
or annually.
state strata management
legislation;
Income Tax Landlord Insurance
Landlord insurance is designed A strata register must be
Income tax is payable on gross rental established and maintained,
specifically to cover rental properties.
income, less any allowable deductions detailing the owner’s name or
Depending on the insurance provider, it agent’s name and address for
incurred in earning that income. As there
protects the home from damage, theft, each lot within the strata
are a number of potential allowable
severe weather or rent default in some scheme;
deductions, it is recommended that an
cases. To decrease risk, landlord
Australian Tax advisor is consulted.
insurance is highly recommended. Administration of any by-laws for
the strata scheme;
Owners Corporation To provide a grievance register.
If the purchased property is Strata Titled Additional Costs for
(a building with common areas and
facilities for the use of all occupants of Foreign Owners
the building), an owners corporation will
be established for the building. A regular Foreign-Owned Vacant
fee (strata levy) must be paid to the Residential Property Levy
Owners Corporation to maintain these The Australian government charges an
common areas. This can include annual levy for foreign-owned vacant
elevators, foyers, swimming pools and residential property (ghost tax). The levy
spa, gymnasiums, plants and foliage, is equivalent to the FIRB application fee
lighting, staircases, fences, visitor car imposed at the time the property was
parks and security. purchased if they fail to occupy or lease
for at least six (6) months of the year.
A group of elected people manage the
operations and decision-making of the Land Tax Surcharge
common area of the property. A land surcharge is currently imposed on
In most states, the owners corporation foreign owners in NSW (2%), Victoria
comprises of an executive committee (1.5%) and Queensland (1.5%). The WA
(generally individual owners of the government has not followed suit, so a
apartments) who make decisions on the foreign owner is only required to pay
behalf of their owners. general land tax for their property.
19There are costs and taxes to consider
when selling residential property in Additional Costs for
Australia.
Foreign Owners
General Costs Capital Gains Tax Clearance
Legal Fees Certificate
Foreign and temporary tax residents are
Legal fees include, but are not limited to,
no longer entitled to access the CGT
the costs for preparing a contract for
main residence exemption from 7.30PM
sale. The solicitor or conveyancer fee
(AEST) on 9 May 2017.
could be dependent on value of property,
and may vary between state and territory
Although, existing properties held prior to
as well as the particular solicitor chosen.
this date will be grandfathered until 30
The cost may range between $2,000 and
June 2019.
$4,000, plus GST.
A CGT withholding rate for foreign
Real Estate Agent Fees investors is applicable for all contracts
An agent fee is the commission paid by with a market value over $750,000 when
the owner, to the agent, for selling the signed on or after the 1st July 2017.
property—either tiered rate or a fixed
rate. Do ensure you understand the This requires 12.5% of the purchase
breakdown of the fee structure as price to be withheld by the purchaser and
commissions will vary between states, remitted to the Australian Taxation Office
and price point. Fees often range (ATO) unless a clearance certificate has
between 2% and 3% of the value of the been provided by the vendor. The money
property sold. withheld is a portion (not in addition to)
from the agreed sale price.
Marketing Costs If a purchase price negotiated between a
When an agent is selected to sell the purchaser and vendor is on an ‘arm’s
property, the fee breakdown will often length basis’, then the purchase price
DOWNSIZER stipulate the budget associated to the may be used as a proxy for market value.
INCENTIVE marketing and advertising of the
property. Additionally, there may be a The ATO can only grant a clearance
Downsizers (aged 65+ years) period allocated to marketing with certificate to a vendor who is considered
can make a non-concessional
multiple open house inspections over to be an Australian resident.
(after-tax) contribution into their
Superannuation account of up several weeks. Budgets for marketing,
to $300,000 from the sale of media, as well as length of advertising Do note a residency status for tax
their family home. should all be discussed with the agent to purposes is not necessarily the same as
ensure maximum advertising potential. that for immigration purposes; or for the
Introduced from 1 July 2018, FIRB. It is recommended to seek
the legislation states the
professional legal advice to further clarify
property sold must be the Capital Gains Tax the residency definition for this
person’s home (main residence
Capital gains tax (CGT) is a federal tax legislation.
and be eligible for the main
residence exemption for capital levied on the gain or loss upon the sale of
gains tax) and held for at least an investment property. The foreign resident CGT regime for
the past 10 years. withholding tax applies to taxable
The tax is implemented on the difference Australian property including vacant land,
This will increase their tax-free between the cost of acquiring the buildings, residential and commercial
fund limits. Couples will be able property, and the value when sold. The
to contribute up to $300,000 property, leaseholds and strata title
difference is then added to the income schemes.
each, giving a total contribution
per couple of up to $600,000. tax for the individual or company for that
financial year, and taxed accordingly with For further information, contact the
those rates. Australian Taxation Office.
20FOCUS ON PERTH Q1 2019 RESEARCH
In recent years, the federal and state governments have introduced foreign investor fees, tax surcharges and levies. Below is a
summary of the current process for foreign buyers when purchasing, owning and selling Australian residential property.
The Process for Foreign Buyers when Purchasing, Owning and Selling Residential Property, Perth
As at 1 January 2019
BUYING
Check if the Applies to all
Property-specific;
Must be made Developer has a Australian
APPLY TO FIRB one application
prior to purchase Exemption residential
per property
Certificate properties
+ PAY FIRB Above If within several
APPLICATION FEE Below = $11,300 + fees Contact ATO if categories the
based on AU$1M = $5,600 are tiered per over $10M highest fee
value million applies
Decision is Must be in the Approval or fee
AWAIT FIRB Strict penalties
normally made best interest of does not secure
APPROVAL occur if in breach
within 30 days Australia sale
TRANSFER DUTY WA
SURCHARGE (incl. Perth)
on market value = 7%
OWNING
AUSTRALIA > Equivalent to
not genuinely on
VACANT Applicable if application fee
Annual levy rental market for
RESIDENTIAL vacant or paid at time of
6 months of year
PROPERTY purchase
No additional
WA > surcharges
payable
SELLING
A clearance Clearance
CAPITAL GAINS TAX 12.5% of the Applicable to all
certificate must certificates
(CGT) on market purchase price contracts over
be provided by granted to Aus.
value withheld $750,000
the vendor residents
21Perth is placed well for liveability when measured against other cities around the
world. In 2018, the Economist’s Intelligence Unit ranked Perth in 12th position from
140 global cities based on stability, infrastructure, education, health care and
environment. Mercer placed Perth in equal 21st position, with Montreal, from 233
cities in their Quality of Life index. At the last Census, the ABS ranked Perth’s
Cottesloe and Peppermint Grove in the top five Australian advantaged local
HIGH RANKING government areas according to the relative socio-economic conditions of people
LIVEABILITY. and households.
The total value added to the WA domestic economy (GSP) is projected to grow to
2.5% in 2017-18 and 3.3% in 2018-19 according to the WA State Budget, following
the first annual contraction on record (-2.7%) in 2016-17. The major short term
drivers being the export of LNG, iron ore, gold and lithium; while the medium term
drivers are household consumption on the back of improving consumer confidence,
population growth and a strengthened labour market. The Government is spending
an additional $1.1b towards Metronet rail projects, $184m on the Social and
GOVERNMENT
Affordable Housing and Jobs Package delivering 1,390 new homes and eight high-
INVESTMENT.
density Metronet orientated developments.
Business confidence has rallied in WA, reaching its highest level in more than seven
years in the March quarter 2018, to sustain +8pts in August 2018, according to the
NAB Monthly Business Survey. In the property sector, WA was considered the most
stable in Australia and the only state to record an increase in the ANZ/PCA
Sentiment Survey in September 2018 quarter. This improved confidence has flowed
BUSINESS through to the labour market with internet job advertisements reaching a three year
high in 2018. In August 2018, WA saw highest increase in full-time workers across
CONFIDENCE
Australia securing 24,000 jobs with 2.6% growth between March 2018 and August
GROWS.
2018 —the highest since 2015.
Perth is the closest major Australian capital city to Asia, allowing easy connection to
the European continent, and falls into the same time zone as capital cities such as
Singapore, Hong Kong, Kuala Lumpur, Jakarta, Beijing and Shanghai. International
departure capacity at Perth Airport expanded by 24.7% between 2012 and 2017 as
reported by OAG Schedules Analyser. Each year since 2012, Tourism Australia has
ON THE ITINERARY calculated international visitors to Perth has grown on average by 5.1%. This is
expected to grow further now Qantas has raised the benchmark to become the first
FOR INTERNATIONAL
direct airline operating a regular passenger service between Perth and London
VISITORS.
Heathrow—the second longest flight in the world at 14,498km.
The number of international students enrolled to study in higher education facilities
in WA grew 2.1% in the year ending June 2018 according to the Department of
Education and Training. International school-aged students grew 6.7%. The SSVF
has made the process of applying for a student visa in Australia easier to navigate.
While more recently, the WA Government released a new pathway for permanent
GROWTH IN residency via the Graduate Occupation List (GOL). It’s designed for students who
INTERNATIONAL have studied for at least two years at a WA university and have a full-time job offer
STUDENTS. for more than 12 months (from the GOL) and can prove ‘proficient English’.
22You can also read
