A NEW wave of optimism has hit the housing market, with Aussies singling out 2018 as the year they’ll finally chase down their dreams of property ownership — and Millennials are leading the charge.
A national poll has revealed two in five people believe it is a good time to buy a home amid rock bottom interest rates, less competition from foreign buyers and a national cooling in house prices.
Nearly a third of those surveyed plan to buy property this year, whether upsizing, investing, moving to a new area or buying their first home, according to the YouGov Galaxy Poll commissioned by Realestate.com.au.
Millennials have driven much of the new-found optimism, with more than half of those born between 1983 and 2000 planning to pull the trigger on a home purchase.
Realestate.com.au head of home loans Andrew Russell said the increased optimism was the result of a shift to more stable price movements amid a low interest rate environment.
“With a lot of the recent commentary talking about a slowdown, some buyers may be looking at the market and thinking it will be a good time to buy,” Mr Russell said.
Activity on Realestate.com.au’s home loan platforms showed confidence was at a high among one group in particular, he added.
“Excitement is coming from all categories of buyers, but especially first homebuyers,” Mr Russell said.
“It shows that the dream of home ownership has continued to grow and first homebuyers are more confident they can achieve that dream than perhaps they were in years past.”
Canstar financial services expert Steve Mickenbecker said some homebuyers may had spotted a rare gap in the market.
“Rates are at rock bottom, are likely to stay low for some time and prices are down in some areas so you’ve got a lot of people saying ‘now’s our chance’,” Mr Mickenbecker said.
“Investor participation is down too and there are less foreign buyers in the market so some (house hunters) may feel there’s more space for them.”
Brisbane couple Matt Brandon, 31, and Alice Tidmarsh, 27, have just bought their first home together and are feeling positive about their decision.
“With interest rates low and the first homeowners grant still available, I think it’s a great time to get in to the market,” Mr Brandon said.
The Millennials have purchased a new townhouse in a residential development in Cannon Hill and will be paying only $25 more a week than they currently are renting.
“Our plan was to buy something new and live in it for one to two years,” Mr Brandon said.
“We would like to build a portfolio in the future.
“This isn’t going to be our last home — it’s a stepping stone.”
Aaron Woolard of Place Estate Agents said about 80 per cent of his clients were Millennials renting in the trendy, Brisbane inner-city suburbs of New Farm and Teneriffe, who were now looking to buy there.
Mr Woolard said Millennials were willing to spend up to $1 million to get into those suburbs, even if it meant taking on a bigger mortgage.
“Most people I talk to want to get into the market and invest wisely,” he said.
“They have drive and ambition to reach their goals, and one of those is property.”
Mr Woolard said he had also noticed an increase in the number of young people wanting to take advantage of the extension of the Queensland First Home Owners’ Grant to June 30 this year.
The research surveyed more than 1000 people across the country under age, gender and regional quotas reflecting ABS demographics estimates.
The survey also included a mix of renters, adult children living with their parents, mortgagees and those who owned their properties outright.
With less barriers to potentially shut buyers out of the market, those with property ambitions said lofty prices would likely be their biggest obstacle.
More than half of respondents (53 per cent) said high prices would be the factor most likely to derail their property goals for the year, followed by not being able to borrow as much as they would like (30 per cent).
To combat those challenges, 84 per cent of Australians were prepared to make sacrifices to get into the market.
That percentage rose to 94 per cent for Millennials, who were more likely than Baby Boomers and Gen Y buyers to forgo luxuries such as a new car, overseas travel and new clothes, among others.
“Young people are determined to get into the housing market,” Mr Russell said. “They realise how much a home loan will impact their lives and they’re willing to make sacrifices.”
WHAT MILLENNIALS WOULD SACRIFICE FOR HOME OWNERSHIP:
— New car 62%
— New clothes 58%
— Eating out/going to movies 56%
— Domestic holidays 50%
— Overseas holidays 68%
— Private health insurance 36%
— No sacrifice 7%
(Source: YouGov Galaxy poll)
Originally published: brisbaneinvestor.com.au
Negative gearing changes will affect us all, mostly for the better
Don’t have a negatively geared investment property? You’re in good company.
Despite all the talk about negatively geared nurses and property baron police officers, 90 per cent of taxpayers do not use it.
But federal Labor’s policy will still affect you through changes in the housing market and the budget. Here’s what you should know.
Labor’s negative gearing policy will prevent investors from writing off the losses from their property investments against the tax they pay on their wages. This will affect investors buying properties where the rent isn’t enough to cover the cost of operating the property, including any interest payments on the investment loan.
Doesn’t sound like a good investment? Exactly right: negatively gearing a property only makes sense as an investment strategy if you expect that the house will rise significantly in value so you’ll make a decent capital gain when you sell.
The negatively geared investor gets a good deal on tax – they write off their losses in full as they occur but they are only taxed on 50 per cent of their gains when they sell.
Labor’s policy makes the tax deal a little less sweet – losses can only be written off against other investment income, including the proceeds from the property when it is sold. And investors will pay tax on 75 per cent of their gains, at their marginal tax rate.
Future property speculators are unlikely to be popping the champagne corks for Labor’s plan. But other Australians should know that there are a lot of potential upsides from winding back these concessions.
Limiting negative gearing and reducing the capital gains tax discount will substantially boost the budget bottom line. The independent Parliamentary Budget Office estimates Labor’s policy will raise about $32.1 billion over a decade.
Ultimately, the winners from the change are the 89 per cent of nurses, 87 per cent of teachers and all the other hard-working taxpayers who don’t negatively gear. Winding back tax concessions that do not have a strong economic justification means the government can reduce other taxes, provide more services or improve the budget bottom line.
Labor’s plan will reduce house prices, a little. By reducing investor tax breaks, it will reduce investor demand for existing houses.
Assuming the value of the $6.6 trillion property market falls by the entire value of the future stream of tax benefits, there would be price falls in the range of 1 per cent to 2 per cent. Any reduction in competition from investors is a win for first home buyers.
Existing home-owners may be less pleased, especially in light of recent price falls in Sydney and Melbourne. But if they bought their house more than a couple of years ago, chances are they are still comfortably ahead.
And renters need not fear Labor’s policy. Fewer investors does mean fewer rental properties, but those properties don’t disappear – home buyers move in, and so there are also fewer renters.
Negative gearing would affect rents only if it reduced new housing supply. Any effects will be small: around 90 per cent of investment lending is for existing housing, and Labor’s policy leaves in place negative gearing tax write-offs for new homes.
All Australians will benefit from greater stability in the housing market from the proposed change. The existing tax breaks magnify volatility. Negative gearing is most attractive as a tax minimisation strategy when asset prices are rising strongly. So in boom times it feeds investor demand for housing. The opposite is true when prices are stable or falling.
The Reserve Bank, the Productivity Commission and the Murray financial system inquiry have all raised concerns about the effects of the current tax arrangements on financial stability.
Negative gearing would affect rents only if it reduced new housing supply.
And for those worried about equity? Negative gearing and capital gains are both skewed towards the better off. Almost 70 per cent of capital gains accrue to those with taxable incomes of more than $130,000, putting them in the top 10 per cent of income earners.
For negative gearing, 38 per cent of the tax benefits flow to this group. But people who negatively gear have lower taxable incomes because they are negatively gearing. If we look at people’s taxable incomes before rental deductions, the top 10 per cent of income earners receive almost 50 per cent of the tax benefit from negative gearing.
So you shouldn’t be surprised to learn that the share of anaesthetists negatively gearing is almost triple that for nurses, and the average tax benefits they receive are around 11 times higher.
Treasurer Josh Frydenberg says aspirational voters should fear Labor’s proposed changes to negative gearing and the capital gains tax.
But for those of us who aspire to a better budget bottom line, a more stable housing market and better opportunities for first home buyers, the policies have plenty to find favour.
Property Experts Reveal Surprising Areas Investors Are Snapping Up
We all know Sydney’s property market has taken hit after hit recently — but there are other lesser-known areas that are experiencing a sudden property boom.
That’s according to Australian real estate experts, who claim that while investors may have deserted Sydney and Melbourne, their attention has turned to other regions across the country.
According to Daniel Walsh of investment buyer’s agency Your Property Your Wealth, investment activity has now firmly shifted to Queensland.
“Net migration has now overtaken Melbourne due to the affordability that Brisbane has to offer,” he explained.
“We’re also seeing rising demand particularly in the housing sector in southeast Queensland where yields are high and jobs are increasing due to the amount of government expenditure around infrastructure which is attracting families to the Sunshine State.
“With Brisbane’s population growth at 1.6 per cent and surrounding areas like Moreton Bay at 2.2 per cent, the Sunshine Coast at 2.7 per cent and Ipswich at 3.7 per cent, we are forecasting that Brisbane will be the standout performer over the next three to five years.”
Realestate.com.au chief economist Nerida Conisbee agreed, saying Sydney investors especially had started to turn their attention north.
“Interest is strong in the Gold Coast across the board although there’s more action on the south side in places like Tugun and Burleigh Heads,” she said, adding there was also a notable trend towards Tasmania, Adelaide and pockets of NSW.
“In Tasmania, most activity is definitely taking place in Hobart, but it has shifted — a lot of the action was in the inner city, but it’s now happening in the middle and outer ring suburbs, as well as in Launceston.
“Tweed Heads and Byron Bay (in NSW) have also had strong price growth at the moment,” she said, adding that in Sydney, trendy inner-city suburbs like Paddington, the premium end of town and areas like Winston Hills in the city’s west were defying the downward trend.
Ms Conisbee said long-neglected Adelaide was also finally booming after recently hitting the highest median house price ever recorded, largely driven by jobs and economic growth off the back of defence contracts, the announcement of the new Australian Space Agency and other investment in the area.
“Inner Adelaide, beachside and the Adelaide Hills tend to have the most activity but there’s also quite a lot of rental demand in low-cost suburbs so we’re expecting to see a bit more investment there in those really cheap suburbs over the next 12 months,” she said.
“There you can get houses for $250,000 so for an investor, it’s a relatively low cost in terms of outlay and the area is seeing really strong rental demand which means you’re more than likely to get tenants, so for investors it’s a really attractive area.”
Mr Walsh said Sydney still remained a solid investment option in the long term — but stressed it was just not the right time to buy in the city due to its market cycle as well as lending constraints.
“While property prices in Sydney have softened by about 9 per cent this year, they are still high, which means it’s not an affordable option for many investors,” he said, noting the city’s high buy-in prices coupled with relatively low rents made the yields quite unattractive.
“At this point in time, the high costs of entry as well as holding costs make it a location that should be avoided — but not forever,” he said.
“The thing is, Sydney is still Sydney, which means that it will always be in demand.
“Its population is forecast to grow by some three million people in the decades ahead, plus it remains our nation’s economic engine room.”
He said the entire NSW economy remained “robust” with unemployment falling to 4.4 per cent last year, with Sydney’s major infrastructure program also proving there was “much to be positive about” in Sydney.
“Sydney homeowners and investors who bought a number of years ago are still well ahead because they chose the optimal time to buy and they remain focused on the future,” he said, adding the optimal time to re-enter the market probably wouldn’t be for at least another year or two.
Ask the experts: Where to buy a home in southeast Qld in 2019
THE verdict is in.
These are the top spots across the state’s southeast to buy a home in 2019, according to those who know the market best.
Some of the industry’s top heavyweights have shared their picks for first home buyers, families and luxury buyers exclusively with The Courier-Mail.
Those key players are Ray White Queensland’s Tony Warland, Harcourts Queensland’s Jason Jaeger, Belle Property Queensland’s Jon Iceton, Property Pursuit Buyers’ Agency director Meighan Hetherington and Place Estate Agents’ Sarah Hackett.
FIRST HOME BUYERS — under $500,000
North Lakes: It’s perfect for first home buyers if you are looking for a newer home in an area with high infrastructure and good schools and shopping. It is one of the fast growing areas by population in southeast Queensland. TW
Banyo: It’s close to Nudgee Beach, the airport, the M1, the CBD and the newly developed Banyo Village. JJ
Carseldine: Only 15km from the CBD, with great schooling, parks and recreation areas.
Also access to rail and motorways. JI
Geebung: Along the Kippa Ring train line, this suburb was developed mostly in the post-war period. In the mid to high $500,000 range you can find solid, three-bedroom highset post-war houses to renovate. Local employment is available in the industrial areas surrounding the suburbs and the commute to the CBD is approximately 11km. Nearby Chermside Westfield shopping centre is easily accessed. Houses in this area are being upgraded and we expect to see more renovations and new builds in the coming year, improving the attractiveness of the area. MH
Albion: Still comparatively cheaper than neighboring suburbs, Albion is located between two new entertainment and residential hubs in Newstead and Hamilton. There are now plans to spread the gentrification to Albion, which will transform the suburb. SH
Marsden: I like Marsden for the speed of its market. It has a lot of good affordable stock with opportunities for renovation. There’s a lot of new buyers applying their tastes on older homes. TW
Springwood: While still close to the CBD, it’s an easy access suburb with all that the Gold Coast has to offer. JJ
Sunnybank Hills: Only 15km from CBD. For the lucky buyer, as it’s harder to find in this price range, an excellent opportunity exists here to buy a good house on smaller block in this very strong growth corridor, where the median age group is 34.JI
Upper Mount Gravatt: This suburb was developed largely in the post-war period and has been home to a high percentage of State Housing properties. Over time, the older homes have been sold off to private owners who are progressively upgrading or demolishing to build new homes. MH
West End: This suburb has been heavily transformed, with many new apartments during past years. However, that is quickly coming to an end with this segment of the property market having stabilised. The suburb offers everything from restaurants, a beach, a river walk, a library, bars, parks, and is within walking distance of the CBD.SH
Capalaba: It’s a terrific, established centre with plenty of good services and shopping, where our members have a lot of good stock in four-bedroom brick and tile homes. It’s also a comfortable commute for inner city workers. TW
Murrarie: A nice mixture of old, charming houses and new, move right in options.JJ
Wynnum: Only 14kms from the CBD, situated next to the bay and only minutes from bustling Manly. Great value can still be found in this modern, progressive suburb. JI
Carina Heights: About 8km from the CBD, this suburb was mostly developed in the post-war period. Westfield Carindale services the area and properties are slowly being upgraded. The $22m Eastern Transitway will vastly improve public transport in the area when government funding is secured. MH
Morningside: This suburb has definitely strated to see some gentrification occur, with renovations and new builds beginning to lift the suburb’s standing. There are, however, some great buys in the market for the first home buyer. SH
Ipswich: The Ipswich region is my pick of the regions for first home buyers in all of southeast Queensland as it’s a big city where you can buy big classic Queenslanders and new homes under $500,000. It has great schools and a good lifestyle, plus it’s an easy commute to the Brisbane CBD too. TW
Oxley: Good transport with the train station there, a wonderful family feel and terrific coffee cafes. JJ
Richlands: Located 16kms from the CBD, with rail and motorway access and a median age group of 29. There is a great blend of new and existing houses available.JI
Keperra: Along the Ferny Grove train line, this suburb is approximately 10km from the CBD. The Great Western Shopping Centre provides amenities and employment opportunities. The old quarry between the shopping centre and the retirement village has been rezoned for residential development. We look for post-war houses in walking distance to the train station. MH
Red Hill: Its location next to Paddington and the CBD ensures demand is always high for these properties. As the market continues to improve, demand is expected to create strong competition for well presented real estate in the suburb. SH
Nerang: This long established Gold Coast sweetheart suburb is well loved by first home buyers for its handy highway access and affordability. TW
Upper Coomera: Has the location of living on the Gold Coast without the big price tag for properties. JJ
Pacific Pines: This northern suburb of the Gold Coast, between Helensvale and Nerang, has a mix of new and modern homes in new estates and ample schooling — all within striking distance of the Gold Coast beaches. JI
Oxenford: Houses with larger, 700 sqm-plus blocks within 22 minutes of the Broadwater and beaches. MH
Nambour: This suburb is a very affordable and well established community in as elevated part of the Sunshine Coast. TW
Aura: The new suburb has terrific value-for-money homes, a new school and a bike/walking path that connects the community. JJ
Caloundra: With multiple developments in and around this growth area, Caloundra and Caloundra West are certainly suburbs to watch. Good schools and great new infrastructure. JI
FAMILIES — $500,000 to $1 million
Albany Creek: This suburb is perfect for family homes and its easy lifestyle. It’s a great place to throw a ball or create your own cricket pitch in the backyard. TW
North Lakes: Central to everything, great value for money in one of the biggest growth corridors in southeast Queensland. JJ
Bridgeman Downs: 12km northwest of the CBD, this suburb is ideal for families, with the average median age around 40. With new subdivisions and rebuilds in high demand, this is a great destination for the growing family. JI
Kedron: This suburb has been on our radar for many years and still has a long way to go with price growth. Character houses abound and young families have been transforming them into lovely grand homes. Schools in the area are well regarded and the commute to the CBD is about 15-20 minutes. MH
Alderley: A perfect suburb for families with many house options in this price range. The suburb has a large shopping centre and main road access direct to the CBD. SH
Springwood: Offering great value for families, Springwood is a well established community within very close proximity to the CBD via the freeway. TW
Macgregor: An established area with still some capital growth to be had. JJ
Tarragindi: Just 6kms from the CBD, this city fringe suburb has generous sized blocks, perfect for families, and modern contemporary builds. With a cafe lifestyle and local shops and only a short commute to city. The median age group is 37. JI
Greenslopes: This suburb has character cottages in flood free positions. MH
Highgate Hill: With recent development in surrounding South Brisbane and West End adding amenity within walking distance of Highgate Hill, a house for families here and the land they are on is becoming even more valuable and scarce. SH
Wellington Point: This is a genuine choice when it comes to value for families and their needs in a home. TW
Carina/Carindale: Everyone loves the area, it has one of the country’s best Westfield shopping centres and it’s central to everything. JJ
Morningside: 5kms east of the CBD, Morningside is an in-demand suburb that benefits from the surrounding suburbs of Balmoral and Hawthorne. Shopping, quality schools and amenities are at your fingertips such as great recreation areas make this an ideal family suburb. JI
Camp Hill: This family-friendly suburb will also eventually benefit from the Eastern Transitway development. With a mix of character Queenslanders and post-war houses on large lots, the area has been undergoing renovation and transformation over the past few years. Some properties also enjoy city views. MH
Coorparoo: Still possesses great value compared to surrounding suburbs and has experienced strong demand for properties. Its location so close to the CBD and affordable prices will see this suburb continue to experience strong demand. SH
Ashgrove — You cannot go past Ashgrove for its classic Queenslanders.
It’s such a well established, blue-chip suburb in Brisbane and there’s still good buying in this price bracket. TW
The Gap: Great schools and near the Army base, Mt Coot-tha and the nature reserve. JJ
The Gap: 8kms west of the CBD, this is a modern suburb nestled in between Mt Coot-tha and Enoggera Hill. Creeks, bushland and wildlife areas add to the attraction of this family orientated suburb. JI
Ashgrove: This is one of the leafiest suburbs in Brisbane and largely character residential. With one of the most sought-after state primary schools in Queensland, plus four private schools, this suburb is ideal for families. Only 5km from the CBD, it is a well established blue chip area. In 2019, we expect demand will continue to outstrip supply, pushing prices up. MH
Indooroopilly: An employment and entertainment hub of Brisbane’s west region. This suburb is central to everything and will always be in strong demand. SH
Robina: Ticks every box. It’s got great schools, transport, shopping and the lifestyle close to the beach. TW
Coolangatta: Awesome beaches, cafes, laid-back lifestyle and good value property.JJ
Mermaid Waters: The resurgence of this iconic Gold Coast suburb continues, with the renovation and architectural redesign of some of the original canal front homes. Still providing exceptional value and embracing everything the coast lifestyle has to offer. JI
Burleigh Waters: Close to the Burleigh Heads action, but without the price tag. MH
Caloundra: It has long been the favourite for people who work in Brisbane and for families who love the Sunshine Coast lifestyle. TW
Caloundra: A country town with epic surf beaches and homes that won’t stretch the bank account. Big city amenities. JJ
Coolum: Still a favourite location for the adventurers, this beachside suburb is still worth a look. With a racecourse, cafe strip and pristine coastline that parallels the relaxed clean-living atmosphere that is on offer, along with great surfing, hiking and golfing at your door, many experts agree this suburb has yet to yield its full potential.JI
LUXURY — $1 million-plus
Wilston: B uyers looking for renovated classics and modern luxe over $1 million cannot go past Wilston for its village vibe and tight-knit community. TW
Ascot/Clayfield: Stunning architecture and a strong community with trendy developments set among Queenslander homes — a great scene. JJ
Ascot: In demand for its highly sought-after tree lined streets, and the offerings of racecourse rd. Cafe lifestyle, this picturesque suburb has a perfect blend of community, heritage aesthetics and entertainment culture, home to some of Brisbane’s top-tier villas and large estates. JI
Wilston: Plenty of elevated family homes. MH
New Farm: A consistently strong performer due to its enviable location along the Brisbane River and next to the CBD and established amenity, this suburb has plenty of luxury properties that will be a first option for those that can afford it. SH
West End: Hands down, West End offers a wonderful opportunity for buyers, with a myriad of high quality property.
It’s close to the CBD and always sought-after for its lifestyle. TW
Taragindi: A hot area at the moment due to its location to the city and stunning city views. JJ
Hawthorne: A premium riverside location with an enviable selection of refurbished homes and colonial Queenslanders capturing river and city views. Within easy reach of the CBD and Oxford Street cafe district, Hawthorne’s style and quality can’t be disputed. JI
South Brisbane: Houses in the new Brisbane State High School catchment area will do well. MH
Yeronga: Despite being a little further from the CBD, the suburbs in front of it generally have a high proportion of apartments. Yeronga’s hidden pocket of luxury properties remain scarce and in hot demand due to their waterfront location. SH
Carina: This suburb is one of the fastest moving for stock in all of Brisbane. It’s highly sought-after for post-war style property on very big blocks and it’s got some great schools. TW
Bulimba: Who doesn’t like Bulimba? The one place north siders will go to on the south side, with the draw of Oxford Street shopping. JJ
Gumdale: Only 14km from the CBD, making it one of the closest acreage homesites to the city, the demand for these quality larger acreage residences never diminishes. The freedom of space and a semirural existence surrounded by other quality homes, and only minutes from all amenities, just sets this suburb apart. JI
Bulimba/Hawthorne: Demand continues to outstrip supply for flood-free and elevated properties in this area. With its peninsular-like feel and strong community orientation, families love these suburbs. MH
Hawthorne: This suburb has some of the most appealing properties in Brisbane along its waterfront. Aussies love to live as close to the water as possible, which will see these scarce properties continue to be in high demand. SH
Indooroopilly: Everyone loves Indooroopilly in the leafy western suburbs of Brisbane. It’s always been popular with prestige buyers from the river out to Kenmore. It’s only a short distance for professionals working in the city and has some of the best schools in Brisbane. TW
Brookfield: Nice big properties with big blocks up to small acreage.
A country feel close to the city. JJ
Chelmer: This leafy, river-lined neighbourhood is never going out of style. With its relaxing, yet, changing demographic towards younger families, its cafes and eateries are at your disposal. Architectural new-builds in keeping with the suburb’s tradition and charm, plus ongoing renovations of traditional Queenslanders are now the focus.JI
Paddington: Interstate buyers continue their love of this inner-city suburb. With an eclectic mix of cafes, restaurants and character houses, demand for prestige property in the $2 million to $3 million range is strong. MH
St Lucia: This iconic, blue chip suburb offers some of Brisbane’s most exclusive waterfront properties — some boasting amazing easterly views of the CBD. Close to the CBD, it will remain in high demand. SH
Sanctuary Cove: Has established its reputation firmly as a priority suburb for luxury property buyers with plenty of activity in recent sales. TW
Hope Island: Canal living, with easy access to the water for boating and fishing.
Not as hectic as the rest of the Gold Coast. JJ
Palm Beach: This is one of the last remaining beachside promenades on the Gold Coast to be fully developed. It still embraces the laid-back living of the Coast with superbly renovated beach houses and new, contemporary residences on million-dollar lots and conservative residential homes lining its numbered avenues. A fabulous blend of community on the beach. Only minutes from the airport and the heart of Surfers Paradise. JI
Mermaid Beach: Everyone loves being so close to the Nobby’s Beach village, cafes, bars and local beaches. MH
Alexandra Headlands: This suburb has always been popular with luxe buyers. It’s firmly in the heart of the Sunshine Coast, which offers sea views. Plus, it’s very close to sought-after Mooloolaba. TW
Noosa: Luxury living, celebrity chefs, and the holiday vibe to match. JJ
Sunshine Beach: The sea and tree change is certainly on, as the old makes way for the new. A relaxing beachside location, with pristine beaches and national parks for the semi-retired and for those wanting larger blocks of land. There is a renewed focus on prestige new-builds and renovations in this highly desirable location. JI
Originally published as Where to buy a home in 2019
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