**3. Conclusion**

The aim of this paper was to define risk and risk management in terms of real estate investment thus demonstrating the in depth nature and complexity of the process. Another aim was to conduct risk analysis of the Australian real estate market in particular, in terms of the global financial crisis – pre GFC, during GFC and post GFC. The review shows that risk analysis involves a number of steps with each step in turn involving another set of procedures. Risk analysis is a process that it is often ignored by investors particularly by the individual or smaller investors who tend to be more vulnerable. Similarly, risk management involves a number of processes and stages with steps and these have been outlined in the paper. A risk analysis is conducted here for investors in Australia real estate market. The results are rather interesting in that several conditional differences exist between Australia and the rest of the world. The factors identified that influence Australia's house price are different from the rest of the world; including for example the rather stricter and well regulated lending practices of Australia's financial institutions. A tight financial system regulation in Australia means a highly disciplined financial sector. The tougher regulation of the industry therefore prevents financial institutions from taking on excessive risks, contrary to the US counterparts. In fact, increasing house prices was identified in Australia after the crises of 2007-8; and this was associated with the changes in mortgage lending rates, rising family income, increasing overseas migration demand, government incentives to name a few. Together the market situation suggests that Australia is unlikely to face a US style housing bubble. The results of the risk analysis show that:


 foreign exchange rate changes have been favorable, making property purchase in Australia a valuable option; that in turn driving property prices higher. This has changed in 2011-12 when the higher Australian dollar has posed interesting challenges for the Australian investments.

The findings are in line and relate to that of the Australian housing and urban research institute's findings [29], which further suggest:


In summary, Australian housing industry continues to experience significant housing shortages in major cities due to a rapidly growing population; in particular, the growth has been fueled by strong overseas migration during 2004-2007, but the Australian current government immigration laws suggest that the strong levels of immigration will continue for some time due to the lack of skills in the labor market. The housing demand is further supported by the fact that the size of the Australian household appears to be shrinking adding to the pressure on housing both in rental and investment. The demand of rental housing together with somewhat lower house prices in recent times (buyer marker) has lured many new investors in the market. This aspect, the negative gearing benefits, and the first home ownership schemes supported by significantly lower interest rates have all led to a favorable and stronger real estate market in Australia. All of this has occurred within a framework of a stronger, tightly regulated financial sector that has been more-stricter than most advanced economies including the US. Such a regulated real estate market appears to have kept the mortgage repayment failure and housing related bad debts at a minimum in Australia.
