So that's good, Brisbane Property Pulse, your weekly Brisbane property investment podcast. Back again, episode four. I'm Curtis. I'm Trent. And today we are talking new versus established.
I know this: houses, yes, houses. Dwellings. Units- yes, townhouses, the lot. The lot.
Yeah. Since budget night, I think this is the first question that everyone asks me when I chat to them for the first time, and I don't think that will change any time soon until that policy changes. So obviously new versus established, what's better? What are we talking about?
I think it's pretty obvious that you're never comparing apples with apples, particularly given the lending implications that the budget put in place as well. And the tax is different, so it's yeah. They're two different situations even for the same purchaser or investor. The budget and the negative gearing changed how much you can borrow, whether you're doing new build or established. And as a result of that, you're never comparing two identical properties in the same suburb, just new versus established. Yeah.
You're talking about different areas with the same money, or different product types with the same money in the same area. So I think the better question becomes, like, what are you actually trying to achieve, and which property and which area is gonna- yeah- you achieve that for your circumstances, right? So I think throughout this next episode we'll talk about it, the pros and cons of both, um, what to look out for, and um, yeah, hopefully provide some insight and some clarity around that when it comes to you. But of course, reach out if you wanna talk about your situation and what your money gets you in Brisbane for the two.
Yeah. But um, obviously there's a lot of changes, Trent. Maybe you wanna summarise a bit what's happened for those who have been living under a rock. Yeah, well, no more capital gains or negative gearing benefits for investor buyers if you're buying a house that's already sitting there on the ground- yeah, um, that's been lived in previously.
So that, that disappears. So that, as you said, with the lending, it's gonna change where investors can, um, purchase in terms of what their spend's gonna be, what the expectation is on return. Yeah, so different budgets are gonna have to pay close attention to dollars and cents. Not that you don't normally- but it just places some restrictions on things. Yeah.
So that's obviously the reason why a lot of investors in particular are gonna look at the new products now or see that as the more attractive option. I mean, traditionally, a lot of investors probably have the sentiment that, "Hey, established is better," and that's where you're gonna get better capital growth long-term. But again, I think it's important to understand that you're not comparing apples with apples under the new environment that we operate in. Yeah, just because your budget for one is gonna be different from the budget for the other. Yeah.
And one thing- and the reason that it becomes a, people are probably a little bit more reluctant with it- is that figures show that most single, um, investment owners, so if you own one investment property, it's reasonably close to your principal place of residence. Yeah. They like, they like a familiar area. They're used to what's, what's there.
So your opportunity of buying new near your own house, if you're in a well-established suburb, becomes less and less, so then you're buying into an area that you're not familiar with. . So it takes a little bit more time to build up the confidence to invest in, those areas. Yeah. And when making those decisions, fundamentals are everything.
We talk about good employment in an area, good infrastructure, good amenity, ticking those boxes. 'Cause a new property in the right location will definitely- yeah- and an established property in a poor location definitely won't. Won't work. Yeah. Yeah, so again, it's more about understanding the client's situation or your situation and what'sactually within your realm given the budget of what you can, what you can go and purchase, and then identifying the best opportunity that fits in with your strategy, with your budget. Yep. Between, um, investor buyers, first-homebuyers, um, and the, and the new.
So experience with first-homebuyers, having dealt with a couple recently, um, you know, there's obviously a number of different government programs that help them out, so some arestate-based and some are federal-based that help them get into the marketplace. Stamp duty, um, concessions for them as well, so that's an, that's anadvantage. so if it's a first-home buyer looking at buying new, um, having a daughter that's been a recent first-home buyer, I sort of ee what most oftheir requirements are, and the fact that it's gonna be low maintenance for awhile- would probably tick one of their boxes in, in terms of one of the major things that they're looking at, and that's a new home will, will provide that..
You've got the builder warranties built in as well. You've got brand-new products in there. All the appliances are new, so they're not gonna have to replace those for a while. So in terms offor them, instead of buying an established house where the oven or the hot water system may need changing within 12 months sometimes- unexpected expenses.
Yeah. It's, uh-- Which can be significant to change a hot water system over. That's a cost that they don't, don't need to worry about because it's gonna be under warranty, so they can get that done straight away. So the security there in terms of budgeting for the next couple of years with things is, is good for 'em. I find most young first-home buyers like what's on trend. . And most developer builders, they put in the property what is on, on trend. . 'Cause it makes it sell easier. So they get something that's got the, the current palette in terms of colors insidand, um, an advantage with what layout they get as well. Well, they're doing it as a two-part contract.
They're getting to really choose everything down- yeah, the flooring types and the colour types. Yeah, the type of stone bench top or whatever it might be. They can really make it theirs. Yeah, so they don't have to worry about changing things with that as well. They're buying exactly what they, they want. Another thing with it is, you know, most of the newer developed areas, you know, your lot sizes are decreasing, whereas people of my age and generation see that as like having a whinge about it and a complaint that, "Hey, you know, you don't get 600 square meters anymore." That's the last thing some first-home buyers want. If it's a young couple, they're both working, they don't have time for yard maintenance-looking after established gardens and trees.
They want their downtime to be themselves. I think a part of that land size argument now as well is that construction prices have gone up so much that that's a fixed- yeah, you can't change it regardless of the suburb. Yeah. But the land value is the one thing that you can choose by going to different areas. 'Cause if you build a house, a low-set four bed, two bath in Carina, it's gonna be the same price as building a low-set four bed, two bath as it is in Burpengary.
Yeah, pretty much. You'll just have a difference in your appliances. Exactly, that goes in, and there's a different budget there, but yeah, you're right. It'So if they're restricted by budget, they have a smaller lot size; maybe it's $200,000 less. Yeah.
And that makes them get in themarket. And that gets them into the market. Exactly, yeah. Yeah.
And as I said, they don't like mowing or looking after it on the weekend anyway. No one likes mowing, I don't think. So, so in that part of it, they just see less downtime with that. It's, it's an advantage for them. Yeah.
They see more time for themselves. We were chatting earlier; the younger people today seem to be, they're out walking, they're out running, they're going to the gym. Yeah. it gives them more time to do those types of things. Yeah, for sure.
On the flip side, when an investor's looking at stock, there's obviously a lot of different things they're looking at. You already touched on it: land component. Investors love the idea of owning land- yeah, bigger blocks of land. I do think we are starting to see a little bit of a shift in really established markets, like any capital cities, like your Sydneys, Melbournes, Brisbanes, Adelaides, where investorsare willing to compromise on land size to be in the better location because,again, you're not really comparing apples with apples saying, "I've got600 square meters in, I don't know, Bardon compared to 600 square meters inMorayfield." Yeah.
Like it's, or Slacks Creek or something like They're two totally different stories. Yeah. And it's not about the land size, it's about the value of the land ultimately. Yeah, how much is it gonna increase?
Yeah, exactly. Yeah. And you'regonna get good growth. If you bought a 300 square meters in Bardon, it's gonna get, a certain amount of growth that's probably gonna outstrip surrounding suburbs with a larger block.
Yeah. And, and like first-time buyers, they, they wanna live where they wanna live, but they're also dictated to where they can afford. I think with investors, a few, and then homeowners should be looking at this too when, especially when they are buying on the, on the fringes of town, but buying in estates where there's as limited amount of supply possible to come through to the market. 'Cause whenever you're buying a property, you wanna think about, like, who's gonna be the person that buys this off me. Yeah.
Like, 'cause again, that's what'sgonna drive your value. You want to, you want to appeal to the right buyer when it comes time for you to sell, right? So if you're buying in a more established product, Pocket Pocket, yeah, there we go. I got there.
Yeah. And Estate type thing there. Yeah. Well, if you're buying in an established suburb in a good pocket where maybe there's only 10 lots getting released- yeah, for a new build- and maybe you're 5, 6 K's closer to town compared to the new estates where you've got your big land leases and all those huge thousand- Yeah, they do subdivisions going on. Yeah.
And you're just one of the many out there. Again, who are you gonna appeal to more down the line when it comes to capital growth on that new build? It's gonna be in the established suburbs still, in the yeah, 'cause they're partly sort of suburb. Yeah, 'cause some of the bigger estate areas, so your Spring Fields and North Lakes- yeah, they take10 to 15 years for completion.
Exactly. So, so slower capital growth over that time, whereas they might compare that. Yesterday I was having a look at some land at Everton Park, so there's a little, um, subdivision done there where there's 10 lots. So you might be better off buying one of It might be better advantage to buy at Everton Park and pay maybe just a little bit, but you're in a more established area with already all the network built around you.
You're gonna get better growth. And you touched on it, again, 10, 15 years for those big development sites to get completed. If you need to sell within 10, 15 years, like there's a lot of people that will need to In that timeframe in that timeframe for one reason or another, but it's like, who are you competing with at that time? Are you competing with the older style homes in the established suburb? Yeah, are you on that fringe where you're competing, you're still competing with the new stock that's new stock 600 meters down the road?
Yeah, 'cause you can't beat the new stock price when you- yeah, to sell an established- exactly, or something that's been there for 10 years. And you're competing with all the government incentives of the day too, because the reality is new builds are always gonna be incentivised. Yeah. So I, it's, it always comes back to then, you know, as we continually talk about what's, what's the fundamentals driving your purchase?
Yeah. We've gotta satisfy your need for what you wanna buy now and where you forecast yourself going. Yeah. And again, it doesn't become a new build v old build.
It becomes a new build in the right location versus an Yeah an established home, again, in the right location. And as well as you can within, yeah, budget, comparing those two options against each other. 'Cause just getting a new build for the sake of a new build can be a wrong decision 100%; it can cost, yeah, a lot, and a lot of opportunity, yeah, in making those wrong decisions as well. Other things to consider with the, with the new build are a choice between a one-part and a two-partcontract. So for people to understand, Curtis, do you want a quick briefing on the difference?
Yeah, sure. So a single-partcontract is basically a turnkey solution where you're signing, again, one contract. It's the house and land combined. There's a single price.
You're getting keys at the end of the process, and it, and it's essentially done. Yeah. A lot of the time on those single-part contracts, the builder might… It, it might be their personal project, and they're already, they're already under construction. They'renearing completion.
It's a lot shorter timeframe. There's no holding cost before settlement. You're getting a finished product on settlement and ready to go. So you're not financing a construction andtimelines Yeah are involved with that. You're just getting it ready to go at the end.
Whereas a two-part contract, your build and your land are separated into two. You're buying and selling the land first. You obviously need to finance that with the bank while the construction's happening. You're financing the construction and the build contract in a separate contract with the builder, and then at the end of that period, 6 to 12 months typically, depending on the type of build, you're, you're finished with your house then.
So it's a little bit more complicated. There are pros and cons to both. But we're about to dive into that, I suppose. But in a nutshell- yeah, single contract, you get the keys at the end, settle, start paying your mortgage repayments. In two-part, you settle on the land first and then go through the build process with a build contract.
Yeah. Mm, now preference? For me, I like the two-part contracts. You have more choice with land. You're securing your site at the price that makes sense for you, and then you have a selection for who you want to be the builder afterwards. You're not tied into that builder developing that product, so.
Yeah, which is one of the things that can be a big advantage- Yeah choosing, choosing your builder. And at the end of the day too, like a builder that's delivering a single-part contract, they're a developer at the end of the day, right? So they're making- Yeah amargin on their build, which, and rightly so. They've carried the interest expenses.
They've held that property for the period to add value to it by completing the build themselves. So there is, I find, a bit more of a premium on the single-part contract, again, because it's cost the developer more to get it to that stage. Where, if you do a two-part contract, you obviously wear a few of those expenses, but it's also reflected in probably paying a little bit less at the end of the- yeah, assuming you can wear the costs- going through the cost of the build. And you get probably, you, with the two-part contract, you get some choice in what goes in the house- yeah, as well.
As you said, with a one-part contract, the house can already be under construction, so colours are already in place, um, design's already done, and you don't get… You may not have the opportunity to change a couple of things here and there- Yeah that may, that you may see as an advantage. And less choice for location as well, right?'' Cause- yeah, not every Dev-- not every house and land builder, for example, is gonna take those projects on basically on speculation of being able to sell it at a price. So you're gonna have more access to, to land lots, um, and then obviously, yeah, more customisation to the actual build itself. And what it's gonna look like on the outside.
Yeah. Yep. Hmm. Suppose a few other key considerations in that, the customisation is the big one, and we-- I mean, we speak about it all the time- is like who's gonna be the buyer at the end of the day? If you're buying something where thedeveloper's just doing the stock standard to keep costs low, to sell low, it'stypically gonna look like an investment product- yeah, when it's done.
Yes. And then who are you appealing to when you buy? Especially in some of the fringe estates that get developed. We spoke about it, we touched on it earlier already, but like you're competing against potentially thousands of other new homes in 10 to 15 years' time when the time for you comes to sell. So if you just look like one of the hundreds or one of the thousands, what makes your property special?
Yeah. Even though I probably would never lean into buying in an area like that for that exact reason, at least if you can customise it a little bit, you can stand out a little bit. Yeah. And, you know, I think having the choice of appliances that go in are, ar good, are--is a big advantage as well. as you said, the builder-developer type, um, builder for the house- Main, they've, you're a fixed price there and they maybe making reasonable margin out of some of the product that goes in, and the choosing product that might have a lower warranty or guarantee on them as well. And you don't wanna be in a position where you might have to change, have garage door maintenance required within 18 months and the warranty on it's only12 months. .
So if you're doing a one-part contract, I, I would always be advising my clients, let's have a very good, thorough read of what's actually going on and do a bit of research on what, what appliances and products you're getting in the, in the house. Yeah. And to touch, I know we're talking two-part versus one-part here. I think the single-part contracts, there's gonna be more opportunities for those in those bigger estates on the fringes as well, just by sheer numbers.
Yep. Typically, again, you wanna lock down your location for the, the land obviously being the most important thing. Yeah. And in established pockets where you are in small-lot subdivisions, typically you hope-- we tend to think they're gonna perform better over time as an investor, right?
When it comes to capital growth.Yeah. Being able to customise your build in those areas to make them a real premium product in an established area is, is gonna bode you well as well, especially when it comes to the rental. If you are an investor, if you are making it a rental, if you're a new build in an estate- in a big estate- again, a lot of rentals on the markets out in those areas. So… Yeah.
And they finish at the same time. Yeah. If the builder/developer's doing them, they may finish five houses side by side at the same time. . And then as you're trying to find a tenant or an investor, you're competing against, say, four houses beside, or there could be 25 houses around you that finish at the same time.
And the pricing is very clear. Like for example, if they rent for 850, they all rent for 850. 850. If you buyin a smaller land subdivision in a more established suburb- You're the premiumproduct in that suburb because you're the, one of the few new builds You're oneof the few new builds. Yeah.
All the older stuff in there might go for 750, and all of a sudden you're 950 because you're just head and shoulders above what other rental stock is in that market. Yeah. So you can…They typically rent easier; they rent better if you secure the right land.
And it's, and within those estates sometimes depends- depends who the developer is. You may have a developer that's doing the channel sales- and selling internally and to investors only. So you may have 95% of the immediate stock around you going to investors. So again, it's gonna be harder to get a premium rent or a good rent at the start, and rent increases as you go through, compared to someone that might be just a land developer and they, they let you choose your own build.
A lot of them have covenants in terms of how many investor purchasers can come into their estates.. And they may limit it to, I know one on the north side of town- so he limits it to; he doesn't want more than 10% investors in his estates. He wants predominantly to be drawing the owner-occupied build. So as a, if you happen to be able to, as an investor buyer, get one of those 10%, you've got less competition against you continually for your rental property.
:Yeah, the renewal bit is interesting there too, 'cause they're all gonna be up for renewal every 12months. Yeah, it's the same time. Every 12 months competing against them, andyou're all tied to the same price because you're all the best comparables at the end of the day. Yeah.
And you're all stuck on the same cycle, so getting those increases on the rents is hard in those pockets. Yeah.Definitely. Yeah.
So sometimes the land release, the, if you're doing the two-part contract, just ask is, is there a covenant- yeah, you know, in terms of how many investors versus owner-occupiers are going into the area. Yeah. But back to the original, I suppose, for me, the two-part contract's better. Yeah.
More flexibility. Better control of what's happening, better control of the project. Yeah. Which you're still gonna get the same warranties, you're still gonna get the same Yeah warrantyperiods and whatnot when it comes to the actual build.
But again, controlling what's actually going in the build, real upside to that, and more flexibility of where you choose the site, which is ultimately what's gonna deliver capital growth for you. That's the most, one of the most important things that we talk to clients about. Yeah, for sure. Cool.
So now we know the nuts and bolts, I suppose, of, of the new build. Yeah, considerations how that cuts a bit. Yeah. Again, the original question again, which I get with every person I speak to now that comes through the doors or calls up, is new versus established. Yeah.
It comes down to price points and what we're actually comparing here. So straight off the bat, in GreaterBrisbane, which makes up obviously Brisbane City Council, Moreton Bay Regional, Ipswich, Logan, and the Redlands- yeah, under a million bucks, you're basically not getting a new-build house and land, that much. No, virtually impossible.Virtually impossible. So if your budget's under a million, you're either looking at new townhouses or new units potentially.
Yep. Just town… It, Yeah you justget a townhouse now in most of those areas. Exactly. And new units, there'sactually not a lot of projects turning dirt or coming to completion either, within that price range, no, exactly.
So it really becomes at that price point- we've gotta find you something already on the ground. Exactly, unless you start looking further afield in sub-prime regional locations ultimately, which again- yeah, that becomes another discussion of where's your money's best allocated. Yeah. Because you're not comparing apples with apples.
It'No, that's completely different: new build in Woop Woop or an established- yeah, in one of the major- Yeah capital cities of the country, right? Further to that, once you get above one, you start looking at those opportunities in this market. So say, for example, I had a client that's just done the new build route in, um… We've, we found a site for them in Petrie, so gone under contract there the other week, and currently finalising the inclusions and whatnot with the builder. But doing that in Petrie at around 1.2 versus the established. It's like, okay, what are we doing established at 1.2?
What were the other options? I mean, there's obviously a number of other options, but he was pretty dead set on the house and land. Yeah. So it's like, okay, well, are we looking at ' 80sand '90s builds on the peninsula, um, that are gonna need a lot of maintenance?
Are we looking at like, three bed, one bath shacks in Manly West, for example? Yeah. Great, great properties and great areas, but for him, in this particular situation- the lending became the thing. Again, not apples to apples. 1.2 wasn't 1.2 for the established; it was one for the established. Yeah. And reality was he was out of those markets, and it made more sense for him with the, with the new changes to go to the new build, to go to the new build.
It felt like a less of a headache. He was happy with the location that we'd secured a site in, but again, apples for apples with the money, it wasn't there in the other suburbs for him. Yeah. And that's what it's gonna be, looking at the established- yeah, you know, it's, um… 'cause we quite often, you know, most buyers will, you know, as an investor, they've gotta stick within their budget.
So then it's about finding a good established Exactly that's gonna satisfy their needs. And it's the, it's always the trade-off because the lending scenario has changed so much where the budget is generally different between the established and the new build. Okay, so even if you go higher, say you got 1.5 for the new build, you might be 1.3 for the established. It's like, okay, well, the 1.5 for the new build, you're out. Yeah, and the 1.3 established, you might prefer the area, but that cash flow mightCash flow is gonna make a difference.
oneAnd then in the established areas, one of the things is, you know, if you're buying an established house, how old is it? Yeah. How much maintenance is it gonna need? All those things have to be taken into consideration. Yeah.
And again, back to fundamentals, like assuming you can hold the cash flow in both scenarios, for me personally, you're probably, you're always going for the better fundamentally located area. Yeah. But that's not reality, too, right? And being able to carry the cash flow hit and the maintenance when it comes up, that's really a case-by-case with most people.
Yeah. So that's where the discussion becomes personalised and tailored to what you're actually willing to take on and what's a good investment for you. Yeah. Each individual measures their case.
Yeah. So following on from that, I suppose, like again, key takeaways on a few different points when juggling between the two, new versus established. So, so maintenance-wise. Maintenance-wise, you know, the new, you, you would imagine you're not gonna have much maintenance for a while. Yeah.
There's always maintenance to do toa house- um- but you, you should be right for quite a while, so it's gonna keep your expenses down in that area. Yeah, stuff always comes up. Yeah. But more warranty periods, yeah, you'd hope to get through in the first few years without too much.
Yeah. Established is obviously very case by case. A lot of older homes probably will need some stuff off the bat, or things will pop up more regularly. It's funny, though, it comes down to a lot with the established. I find some, like the older Queenslander homes, typically don't need as much as some of like the the homes that were built in the '90s and early 2000s, for example- yeah, where the quality of construction actually probably dropped off compared- Dropped off to Yeah of the classic stuff they built back in the day.
Yeah. So it's not so much just a how old is it thing, but like really periods of time of construction as well. Of constru- And then it's also up to our inspections as buyer's agent when we're going through a property, is to make sure that we identify what ay becoming in terms of expected maintenance costs and ensuring that our our buyersare well aware that this may occur, or are we picking one where we can walkthrough an established house and say, "I, I don't think you're gonna have any maintenance to do here for a little while." Yeah. On some of those spends as well, it ties into depreciation as a key consideration between the two, newly established.
Yeah, so new, most developers nowand, hat are selling a house and land package have, provide you with the depreciation schedule that you can take straight to your accountant, and it helps come tax time. Yeah. On the established, obviously, it's gonna vary again, case to case. You're gonna have a lot less of that benefit at the end of the day.
If it's been newly renovated, there might be a bit more upside, or if there's new ACs or new appliances added in, a little bit there, but it's fractional compared to the new build at the end of the day. Yeah. So you have to weigh up the cost of getting a quantity surveyor in to do the depreciation schedule for you. Is that gonna be money well spent?
Exactly. When it comes to, to rental payments for investors, obviously there's a, there's a timing issue or difference between the two. Yeah, your new house is ready to go as soon as you get the keys, so you can do a single-part contract. So you can get a, you can ge tpre-advertised for tenants and have them sitting and waiting.
Yeah. There is obviously, on the two-part contract, there's obviously some period where you're carrying all costs, um, on a two-part contract over that build period. You're not paying the interest on the full amount from day one, 'cause the construction'sdrawn Correct over time. Yeah. But there is a cash flow implication on thetwo-part contract while that build's happening as well.
On the established, obviously, you're ready to rent day one. If you can buy an already tenanted property- even better, money's coming in day one. Yeah. But vacancy rates are so tight- nationwide, but particularly in South East Queensland at the moment, where we're renting things within the week.
Yeah. And then on the established, you may do some after settlement; you may spend a little bit of time, whether you change carpets out. Yeah, give it a paint and things like that. But you'rewell aware of that when you've chosen that house to buy. Yeah, exactly. Talking about choosing location choice between the two, yeah, location on the newbuilds.
Uh, you have to go where the new land is. Yeah. Getting ready to lease, so your choice of getting something in a more established area is is much harder, um, price point driven. It's doable, but harder.
It's doable, but harder, so you might have to be a little bit more patient- yeah, in, in that regard. Whereas you know, most of the time it's gonna be in newly developed estates. Yeah. And obviously with the established, the choice is only limited by budget. Only limited by budget.
Yeah. Again, to choose, proven demand for the two products. So particularly on the, on the resale, I suppose, but yeah. Yeah. The the demand is, um… You know, it's gonna be interesting to see.
I think that'll be an evolving thing with the changes to the tax requirements- that came out of budget. So it'll be interesting to see how investors, um, channel themselves moving forward, whether they steer towards keeping on buying the established properties or whether there's a higher percentage of them now going to the new house and land. Yeah. And demand on resale too, I think, is important because as an investor buying or, or coming in for all these benefits, you don't get to sell with those benefits, um, if you, if you've held it for more than a few years.
Like, yeah, those benefits then go to the next buyer. So to see if that's where location comes so important on those new builds. If you can get it in a smaller- Smaller estate smaller estatein a in an established suburb- yeah, you're gonna have more demand come sale time. Yeah.
Obviously, established, you know the demand's there because you're choosing an area for those- yeah, demand factors. Again, is there employment locally? Is there good infrastructure to that area? Yeah.
Is there amenity? Is it an area where people wanna live? You know that coming into it. You don't particularly know that if you are doing the new build on the city fringes.
Yeah. Not quite sure what's gonna happen, and sometimes- yeah, the amenities are behind the house construction. Yeah, exactly. But that is basically new versus established in a nutshell.
Yeah. Solved all the world'sproblems. Yeah. Good.
Yep. Okay, that's good. So once you've understood your situation, and you're at that time where it's do I go anew build or established, obviously we're here to help in either scenario. Experienced in both across the field. Yeah, if you have any questions, happy to obviously expand on what we've discussed today.
But I think it's important to understand is, again, comparing… You're not comparing apples with apples and whatever your situation dictates and what your goals- Goals are are. Yeah, and as Kurt has said, we've got access to builders, house and land packages that, you know, others may not be able to provide to you. Yeah, we can, we can solve both issues. Yeah.
And really, as buyer's agents, trying to find the best locations possible. Best locations, best outcome, meet the person's individual needs. Exactly. Cheers.
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