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For some (inexperienced) property investors, it’s often a burning issue: where is the next property hotspot going to be? It’s also a popular media topic and property spruikers love to claim to know where the next one will be.
Yet despite the hype around hotspots, they’re actually often irrelevant when it comes to property investment.
That’s because property investment is a long-term strategy requiring a 10-plus year view, while so-called hotspots are, more often than not, a short-term phenomenon.
To assess a suburb’s long-term investment potential, it’s crucial to know what factors will affect its value over time. Here are 5 features you can incorporate into your assessment of a suburb’s potential: 
 - Activity centres
Look for smaller local centres or larger shopping complexes that feature food and beverage offerings, retail stores and service providers, which can be utilised by local residents. This type of amenity will be valued by owner-occupiers and renters alike, meaning demand for suburbs that feature good activity centres will be higher. 
 - Close to major employment centres
Given the continued urban sprawl of many Australian capital cities, people want to live closer to the area where they work (such as city CBDs) to reduce their commutes. Suburbs closer to major employment hubs will typically be in higher demand. Furthermore, investing in suburbs on the urban fringe can limit capital growth as there is typically an abundance of land that can be developed, which adds extra housing supply that puts downwards pressure on prices. 
 - Public transport links
Growing capital cities are facing increasingly congested roads.  Public transport is therefore an important benefit to any suburb. Being in walking distance to good public transport links such as a train station or bus interchange is a highly sought-after feature. 
 - Parks and other recreational amenities
Parks, activity centres, playgrounds and other recreational amenities not only make suburbs looks more family friendly, but they also provide locals with some great lifestyle options, making the area more attractive and highly valued.
 - Schools and child care facilities
Many families want to live in specific catchment zones that feature high-performing public schools. Our research has uncovered as much as a 12% difference in prices for similar stock on 2 nearby streets, where the higher-valued street was in a catchment zone for a top-performing school whereas the other was not. You can check the performance of public schools on the NAPLAN website.  
Investors looking to invest in property in the coming years should take a long-term view rather than rely on hot-spotting. By focusing on the fundamentals, such as the above 5 features, you will be better positioned to find an outperforming property.
For more insight into the do’s and don’ts of property research, download your free copy of our latest ebook: <a href="https://wvw.momentumwealth.com.au/ResearchEbook?utm_source=Property+Observer&amp;utm_medium=Ebook&amp;utm_campaign=Ebooks" target="_blank">”How to find investment-grade properties using professional research principles”. </a>
 
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abarclay-WPE22ytcZC

Forget the hotspots – the 5 suburb features for long-term property success

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Baby boomers are guinea pigs in many ways. They are Australia’s first generation to retire on superannuation. It is an experiment designed to relieve the public purse of the burden of Centrelink pensions.
One of the side effects of an experiment is mistakes. And there have been plenty of those. The problem is that trial and error with a lifetime’s worth of earnings isn’t a mistake you’d want to make, and one that many people can’t recover from.
Noel Whittaker said that one of the ways people can be undone, is by attending a free property investment seminar. “The seminars always follow the same pattern,” says Whittaker. It starts by illustrating the growing strain on government budgets along with the pressure of longer life expectancies. Attendees are encouraged to take action to avoid certain poverty. The message is a pity one, rooted in essential truth. It’s the spruiker’s solution to the problem that’s often skew-whiff.
“The killer blow is that the spruiker then convinces the victim that the best property for them is one that the spruiker, or its associates, will build on their behalf,” says Whittaker.  
Warning signs abound with dodgy property investments. Although, obviously not all investments touted at seminars are sour, Noel Whittaker has seven warning signs that you’re dealing with a questionable investment:  
1. You haven’t initiated the contact
Whether it be an offer or phone call for a “free” property seminar, you usually won’t have sought out the contact, they’ll have found you. Once you’re in, they’ll draw you in and ramp up the pressure for the sale.  
2. They claim they are the only one who can find the deal for you
The spruiker’s aim is to sell you a property at well above its value so they can make a large profit for themselves. Contrast this with the common trait of successful property investors — who almost always search for properties themselves, or through a buyer’s agent they’ve contacted.    
3. A building contract is involved
From the outset, you’ll be told that having a building contract in place is great as you won’t have to pay stamp duty costs. But this can give a spruiker the chance to extract more profit out of you by loading the building costs with their own commissions and profits.
4. They manage all the aspects of the process
A dodgy investment will have the one salesman who has a solicitor, mortgage broker, builder and property manager all working for him. This way it is hermetically-sealed environment with no independent advice reaching the client.    
5. The property is in a different state
Your own backyard is the one you’re likely to know best. When you’re taken from your knowledge zone, you rely on the information provided by property spruiker. This is where their powers of persuasion (and deception) can paper-over a dodgy investment.  
6. Your property is used as security
A spruiker will try to get you to use your own property as security for any home loan. This is a sleight of hand which is an attempt to avoid you getting a valuation for the investment property (which clearly won’t be worth nearly what you’re told it is — or will be when finished). Valuations are required when the investment property itself is used as security for a home loan.  
7. A flashy website with plenty of testimonials
Good looking websites create trust, and no one knows this better than a spruiker. Expect their websites to be flash, with plenty of success-story testimonials.
Adrian Barclay is a finance journalist from <a href="https://www.finder.com.au/" target="_blank">Finder.com.au</a>
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Seven warning signs of a questionable property investment: Adrian Barclay

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A study on borrowing with a friend by HomeLoanFinder.com.au has found that 83.5% of Aussies wouldn’t even conceive buying a property with on of their mates.
Of the 83.5%, 57.2% said they would worry that buying a place with a friend could ruin the friendship, while 26.3% wouldn’t dream of trusting a friend to make this high level commitment.


A surprisingly large 16.5% of Aussies think that purchasing a property with a friend is a great idea.


Buying a property with a friend will take the relationship to extremes normal friendships aren’t meant to endure. Which is why the rules of purchasing a property with a friend must be established early, with the ground rules of the process and relationship clearly spelled out.
1. Use a co-ownership agreement

Establishing the ground rules from the start will communicate very clearly to your friend what your expectations are and seriousness of the commitment. As a co-ownership agreement is a legal document, there will be clear steps to follow in a disagreement.


2. Decide how costs will be shared

Does your friend have a realistic expectation of some of the ongoing costs with property? Are they good with their money? How would you deal with a situation where your friend always says ‘I’ll get the next one’ when the bills start rolling in?
Managing a mortgage together takes maturity and strict budgeting skills. If your friend lacks self-restraint, your joint-venture could be doomed from the start.


3. Have an exit strategy

When buying property, it is worth using Murphy’s law to plan — whatever can go wrong will go wrong, in the worse possible way.


This shouldn’t be approached in a way that scares people out of borrowing, however buyers should plan properly for the many various troubles that could occur:
- one of you dies or becomes seriously ill or disabled

- a cut in pay or loss of job

- bankruptcy

- relationship changes with your friend or issues with spouses and families become harmful

- the property is sold at a loss


Have in mind your desired outcome from the beginning and how this can be realistically achieved and managed amicably.


4. Choose the correct title on the property

A word to the wise, if you ensure that you get the correct title on a property, it will make any future legal issues much easier if death, illness, debts or breakdown in a relationship occur.


There are two types of title to use which have very distinct implications in the case of death.


A ‘joint tenants’ title means that, following the death of one of the borrowers, the property will automatically transfer to the co-owner and not those specified by the deceased in a will.


Tenants-in-common is the other type of title whereby the death of a co-borrower results in the property rights passing onto those nominated in their will. This is the better situation for passing on assets to a spouse, relatives and dependents.


Each borrower should seek independent legal advice on this matter.


5. Know how it could affect your borrowing power

In the eyes of lenders, each co-borrower is liable for the full debt on the property, and with that, the possibility of servicing the loan individually may be used as the basis for your current expenses when you seek to borrow for another property.


Therefore, borrowing with a friend could reduce your future borrowing power. It is worth talking to a trusted financial planner or mortgage broker as to how this could impact the growth of your property portfolio in future.


6. Get adequate insurance cover

As your assets and financial commitments are about to dramatically increase, it is worth considering insurance cover to close this gap.
Further, if you are binded by a co-borrowing agreement, it is important that you are covered if the conditions are proscriptive during times of financial stress.


It is worth considering <a href="https://www.lifeinsurancefinder.com.au/insurance-types/life-cover-death-benefit/">different l</a><a target="_blank" href="https://www.lifeinsurancefinder.com.au/insurance-types/life-cover-death-benefit/">ife insurance options</a>, health cover, <a target="_blank" href="https://www.google.com/url?q=http%3A%2F%2Fwww.lifeinsurancefinder.com.au%2Finsurance-types%2Fincome-protection-insurance%2F&amp;sa=D&amp;sntz=1&amp;usg=AFQjCNFYYmH4qliEzgNpgBV_En2GfeEYqw">adequate income protection</a> and home and contents insurance are all worth considering.


Lets face it, buying a property with a friend is not a decision to be taken lightly. Do it with some careful thought and it could be a savvy move, but be prepared to face friendship tests along the way. With proper preparation, you may just find yourself gaining memories rather than losing friends in the long run.


Adrian Barclay is a personal finance writer for the comparison website <a target="_blank" href="https://www.homeloanfinder.com.au/">HomeLoanFinder.com.au</a>
 
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Six important rules for buying a property with a friend

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Choosing between a three-year or five-year fixed-rate home loan is an important decision. Fixed-interest loans are great for your security, allowing you to lock in a predictable home loan repayment amount for the years ahead. The drawback is inflexibility. If you want to sell, renovate or make additional repayments in the near future, a fixed-interest loan may not be the best option.
Below are the considerations for choosing a fixed interest rate loan:
1. How long do you expect to hold the property?
Homeowners seem to be lulled into a false sense of permanence with bricks and mortar. While homes and units are there for the long-term, your financial commitment to it need not be. According to finance expert Noel Whittaker, “the average house changes hands every seven years and often people’s circumstances change and they are forced to change and incur exit costs.” So, if you lock in a five-year fixed home loan three years into your homeownership, on average, you may sell it before. This can be an extremely costly way to handle home ownership. The table below highlights an example of early repayments costs. The below is an example of the early repayment adjustment costs alone, before break fees are taken into account: Fixed-interest loan basic early repayment adjustment example:
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td valign="top" width="156">
Original loan amount
</td>
<td valign="top" width="156">
$400,000
</td>
</tr>
<tr>
<td valign="top" width="156">
Loan term
</td>
<td valign="top" width="156">
25 years
</td>
</tr>
<tr>
<td valign="top" width="156">
Fixed period
</td>
<td valign="top" width="156">
5 years
</td>
</tr>
<tr>
<td valign="top" width="156">
Repayment type
</td>
<td valign="top" width="156">
interest only
</td>
</tr>
<tr>
<td valign="top" width="156">
Time elapsed
</td>
<td valign="top" width="156">
4 years
</td>
</tr>
<tr>
<td valign="top" width="156">
Difference between IR and market swap rate
</td>
<td valign="top" width="156">
2.315%
</td>
</tr>
<tr>
<td valign="top" width="156">
Early repayment adjustment
</td>
<td valign="top" width="156">
$9,260
</td>
</tr>
<tr>
<td valign="top" width="156">
Less inflation adjustment (at 2.1% p.a.)
</td>
<td valign="top" width="156">
$194.46
</td>
</tr>
<tr>
<td valign="top" width="156">
Plus exit fee
</td>
<td valign="top" width="156">
$400
</td>
</tr>
<tr>
<td valign="top" width="156">
Total early repayment adjustment
</td>
<td valign="top" width="156">
$9,465.54
</td>
</tr>
</tbody></table>
For the above example, this borrower has repaid their loan on the fourth year of a five-year fixed home loan. There may have been reasons that have forced the borrower’s hand, such as to repay debts from business failure or to refinance for a crucial structural renovation. In this example, the loan was broken one year early on a five-year fixed loan at an early repayment cost of just over $9,000. This is a significant cost. If your sole purpose was to finance a renovation, you’ve just lost the funds equivalent to a nice new kitchen.
2. Do you need to renovate within this period?
Even something as simple as obtaining finance for a renovation is easier when you’re on a variable-rate loan. Variable construction and line of credit loans are the main financing tools for a renovation. So, if you’re planning to renovate, fixing the interest rate may not be the option. 3. Are you going to make significant additional repayments?
Not many fixed loans allow extra repayments. Lenders that do tend to only offer limited additional repayments at best. Also, you can’t get a 100% offset account on a fixed loan. This is great for offsetting interest charged to the loan — so the ability to pay off your loan early and reduce interest are severely limited on a fixed interest loan.
4. How to choose between three or five year loans?
Of the two ways to choose, one is a constraint, and one is an opportunity. Firstly, the constraint is the length of time that you can bear the inflexibility of the fixed-interest period. If fixing your interest rate for five years suits your situation, all the better. But if you are thinking of refinancing for a renovation in three years or even upgrading to nicer place, then a three-year fixed period is probably the longest period you should commit to.
This then leads to the second decision. If you’ve decided that you’re staying put for five years or more without renovation, then you have the enviable position of choosing based on interest rate and not interest rate speculation. At the time of writing, interest rates for three-year fixed loans were lower in terms of headline interest rates. If you were going on that factor alone, three-year interest rates would be the go. But, for the security of fixed interest rates for an extra two years, 0.56% p.a. may not be (time will tell — variable interest rates could also drop) isn’t too much to pay considering <a href="https://www.loansense.com.au/historical-rates">historical home lending rates</a><a href="https://www.loansense.com.au/historical-rates">.</a> The average standard variable home loan rate was above 8% p.a. in 2008 (CBA).
Why lock-in? Fixed interest rates can be a useful option for borrowers who desire security and have a strict budget as to the rise in interest rates that they can afford. A rule of thumb is to budget for interest rates at 2% above the current rate if you’re on a variable home loan. But, if you don’t want to budget for that scenario, a fixed loan is the way to go.
When is the best time to fix?
When fixed interest rates are lower than variable rates. Or while variable rates are likely to rise. Tips for fixed rate loans: - check which variable interest rate the loan reverts to
- if you want a bit more flexibility, <a target="_blank" href="https://www.homeloanfinder.com.au/split-loan-comparison">consider a split rate home loan</a>.
 Latest rates for 3 year fixed loans:
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td valign="top" width="78">
Provider
</td>
<td valign="top" width="78">
Loan name
</td>
<td valign="top" width="78">
Rate
</td>
<td valign="top" width="78">
Comparison rate*
</td>
</tr>
<tr>
<td valign="top" width="78">
UBank
</td>
<td valign="top" width="78">
<a target="_blank" href="https://www.homeloanfinder.com.au/ubank-home-loans/ubank-uhomeloan-3-year-fixed-rate-refinance-only">UHomeLoan 3 Year Fixed — Refinance Only</a>
</td>
<td valign="top" width="78">
5.13% p.a.
</td>
<td valign="top" width="78">
5.26% p.a.
</td>
</tr>
<tr>
<td valign="top" width="78">
eMoney
</td>
<td valign="top" width="78">
<a target="_blank" href="https://www.homeloanfinder.com.au/emoney-home-loans/emoney-plus-3-year-fixed-rate-full-doc-home-loan">3 Year Fixed Rate Full Doc</a>
</td>
<td valign="top" width="78">
5.40% p.a.
</td>
<td valign="top" width="78">
5.48% p.a.
</td>
</tr>
<tr>
<td valign="top" width="78">
Aussie
</td>
<td valign="top" width="78">
<a target="_blank" href="https://www.homeloanfinder.com.au/aussie-home-loans/aussie-optimizer-standard-fixed-rate-home-loan">Optimiser 3 Year Fixed</a>
</td>
<td valign="top" width="78">
5.39% p.a.
</td>
<td valign="top" width="78">
5.59% p.a.
</td>
</tr>
</tbody></table>
 
Latest rates for 5 year fixed loans:
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td valign="top" width="78">
Provider
</td>
<td valign="top" width="78">
Loan name
</td>
<td valign="top" width="78">
Rate
</td>
<td valign="top" width="78">
Comparison rate*
</td>
</tr>
<tr>
<td valign="top" width="78">
Aussie
</td>
<td valign="top" width="78">
<a target="_blank" href="https://www.homeloanfinder.com.au/aussie-home-loans/aussie-optimizer-standard-fixed-rate-home-loan">Optimiser 5 Year Fixed</a>
</td>
<td valign="top" width="78">
5.69% p.a.
</td>
<td valign="top" width="78">
5.68% p.a.
</td>
</tr>
<tr>
<td valign="top" width="78">
eMoney
</td>
<td valign="top" width="78">
<a target="_blank" href="https://www.homeloanfinder.com.au/emoney-home-loans/emoney-plus-5-year-fixed-rate-full-doc-home-loan">5 Year Fixed Full Doc</a>
</td>
<td valign="top" width="78">
5.95% p.a.
</td>
<td valign="top" width="78">
5.71% p.a.
</td>
</tr>
<tr>
<td valign="top" width="78">
ME Bank
</td>
<td valign="top" width="78">
<a target="_blank" href="https://www.homeloanfinder.com.au/members-equity-bank/me-bank-ultimate-offset-member-package-5-year-fixed">SMHL Ultimate Offset Account Member Package</a>
</td>
<td valign="top" width="78">
5.79% p.a.
</td>
<td valign="top" width="78">
6.14% p.a.
</td>
</tr>
</tbody></table>
*A comparison rate includes both the interest rate and the fees and charges relating to a loan, combined into a single percentage figure
Adrian Barclay is a personal finance expert from <a target="_blank" href="https://www.homeloanfinder.com.au/" rel="nofollow">HomeLoanFinder.com.au</a>.
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How to choose between three-year and five-year fixed loans

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Refinancing is an expensive process to get wrong, yet Australians haven’t quite yet mastered it. According to the CBA MFAA Home Finance Index (Sept. 2011), only 64% of borrowers who refinanced felt they had benefitted from the process.
Why? Ill-considered switching can result in costs that are greater than the interest rate saving that can be readily recouped within two years.


Secondly, some fall for the trap of refinancing to an account with lower levels of customer service or less flexible features.
Here are a few considerations to think about when refinancing, along with tips to succeed with the transition:


1. Exit fees
Variable home loans financed before July 2012 can suffer from hefty exit fees. It is worth crunching the true costs of exiting against the potential gain.



There are also early repayment fees and discharge fees to factor in.



2. Refinance after a fixed loan period

Due to the high break costs still charged on fixed interest loans, it usually isn’t worth refinancing until the fixed interest period on a loan ends.



3. Ongoing fees

Check the comparison rate, because it is a good indicator of the ongoing fees. The headline interest rate alone does not indicate the true ongoing value of a home loan. 4. Credit record

If a borrower’s credit record has worsened since the original home loan was approved, this will drive up the cost of borrowing and potentially negate the benefits of refinancing. MyCreditFile.com.au is a way for borrowers to access their free credit file report. 



Searching for ‘specialist home loans’ (industry parlance for bad credit home loans) and comparing interest rates on such products will give an indication if refinancing is worthwhile following credit blemishes.



5. Property valuation
Falling property values don’t affect the equity of home loan until refinancing is attempted. hether your home has changed in value



An increased valuation will work in your favour — reducing the interest premium due to your lower loan to value ratio. A decreased valuation can cost you an increased interest rate premium or even push you into <a target="_blank" href="https://www.homeloanfinder.com.au/lenders-mortgage-insurance">Lenders Mortgage Insurance (LMI)</a> territory. 



In addition, properties mid-renovation don’t value well, which makes refinancing mid-renovation challenging.



6. Entry fees &lt;!--[endif]--&gt;

Common refinancing costs include application fee, valuation fee, loan transfer fee, settlement fee and registration fee.



The showstopper is when a borrower's <a target="_blank" href="https://www.google.com/url?q=http%3A%2F%2Fwww.homeloanfinder.com.au%2Fborrowing-power%2Fcalculate-your-lvr&amp;sa=D&amp;sntz=1&amp;usg=AFQjCNH3-KFwL-esQ9J0O58fvs-YhcL_6A">Loan-to-Value Ratio</a> (LVR) is still greater than 80%, as <a target="_blank" href="https://www.homeloanfinder.com.au/lenders-mortgage-insurance">LMI </a>can be payable in full again. This can cost in excess of $10,000. 





Tips for refinancing: 1. Request your credit record

2. Get a private valuation of your property

3. Approach your current lender first

4. Do your sums for costs leaving and entering a new loan

5. Don’t refinance until your LVR drops below 80% — otherwise LMI is payable in full, again.

6. Consider what you need in the whole loan package, from loan rate, flexibility, extra credit and customer service.

7. In general, construction loans can help save on interest while renovating, as interest only starts to be accrued on the payment installments that are withdrawn. Where can you go to refinance?

- Your bank

- A <a target="_blank" href="https://www.homeloanfinder.com.au/">comparison website</a>

- A <a target="_blank" href="https://www.homeloanfinder.com.au/mortgage-broker">mortgage broker</a>



Adrian Barclay a personal finance expert from <a target="_blank" href="https://www.homeloanfinder.com.au/">HomeLoanFinder.com.au</a>
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Six things to consider before refinancing: Adrian Barclay

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The question on everyone’s mind at the beginning of last month was undoubtedly around the RBA’s decision to cut rates. Anyone from property analysts to deposit zealots looked to lenders after 25 basis points were trimmed off the official cash rate. Now that the dust has settled, who passed on the full RBA cut? The good



Australia’s fifth largest lender, ING Direct, earns the gold star for the first to move after the RBA announcement. It passed on the full cut to its mortgage holders. You might remember it also passed the full rate cut on in October, too. 



Other lenders impressing consumers this year include newcomer Yellow Brick Road and MyRate. They all passed on the full quarter-percentage-point cut.



The not so good



The big four, including laggard ANZ, cut by only 20 basis points. Add to the naughty list Bank of Queensland, Suncorp, Bankwest, ME Bank, AMP, State Custodians and RAMS to name some of the vast majority of lenders who didn’t pass on the full cut. 



So why aren’t our lenders passing on the full cut to borrowers?



Lenders have argued the increased cost of funding is to blame. 



After the fallout from the global financial crisis settled, Australian lenders sought to protect themselves from the unstable overseas markets they previously gathered funds from. To do this they upped their sourcing of domestic funds through deposits from under<a href="https://www.rba.gov.au/speeches/2012/sp-ag-220312" target="_blank"> 40% in 2007 to a figure now around the 50% mark</a>. 



There has been an explosion in popularity in the humble term deposit because of this — it now makes up approximately <a href="https://www.propertyobserver.com.au/https://www.rba.gov.au/publications/bulletin/2012/mar/5" target="_blank">45% of a major bank’s deposits, up from 30%</a> in 2007. Inevitably there are downsides to this. Lenders are now claiming increased competition in this sector is causing funding costs to skyrocket.



Borrowers may be angry that their lender hasn’t passed on the full rate cut, but let’s look at the RBA December decision itself. RBA deputy governor Philip Lowe admitted the last cash rate cut was partially because lenders haven’t been passing on previous cuts in full. In fact he says the cash rate is about <a href="https://www.news.com.au/business/breaking-news/banks-small-cuts-forcing-rbas-hand-lowe/story-e6frfkur-1226530773635" target="_blank">1.5% lower than</a> what it would’ve been if lenders were playing nice.



It’s true the last time the official cash rate stood at 3% was during the height of the GFC in 2009. The average mortgage rate then was <a href="https://blog.rpdata.com/2012/06/will-the-gap-between-the-cash-rate-and-mortgage-rates-come-back-to-normal-levels-not-likely-in-the-near-future/" target="_blank">5.8%</a> — much lower than what it is now. Even if we take the 150 basis points worth of cash rate cuts Mr Lowe is talking about conservatively, borrowers don’t have too much to complain about. 



Aside from the obvious, what’s changed since 2009 is that there remains potential for further rate cuts on the 2013 horizon. ANZ chief economist Warren Hogan believes about <a href="https://www.theaustralian.com.au/business/economics/rates-will-be-at-all-time-low-of-2pc-by-2013s-end-anz-economists-say/story-e6frg926-1226538403502" target="_blank">100 basis points worth of them</a>. In addition our lenders are safer and as a result at-call savings accounts and term deposits will experience more competitive rate battles in the long term. 



In my next post, I’ll share the predictions of the nation’s top <a href="https://www.homeloanfinder.com.au/rba-cash-rate">RBA cash rate picking economists.</a>



Adrian Barclay is a personal finance expert at <a href="https://www.homeloanfinder.com.au/">HomeLoanFinder.com.au</a>

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Why Australian lenders don't pass on RBA rate cuts in full

When long-time Ivanhoe locals Graeme and Catherine, decided it was time to downsize, they weren’t necessarily in a rush.&nbsp;

Like many in their stage of life, they had started thinking about apartment living, but anticipated making the shift in two to three years.

That timeline changed when they visited <a href="https://www.urban.com.au/new-apartments/candela-ivanhoe-40-upper-heidelberg-road-ivanhoe">Candela</a>, a new boutique development by <a href="https://www.urban.com.au/developers/salter-brothers">Salter Brothers</a>. The project ticked all the boxes they were looking for: location, quality design, and long-term lifestyle benefits, which prompted them to bring their decision forward.

“It was the right place at the right time,” they said. “We knew immediately it ticked all the boxes, and we didn’t want to wait.”

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Their decision to downsize was driven by a combination of practical needs and lifestyle considerations. Their existing home, while much loved, had become increasingly difficult to maintain. It spanned multiple levels, included extensive front and back gardens, and was starting to show the wear that comes with age.&nbsp;

They were looking for a more manageable lifestyle, one with less upkeep and more freedom. A brand-new apartment with no maintenance requirements and the ability to simply “lock up and leave” gave them peace of mind and a greater sense of control over their future.

Financially, the purchase made sense as well. The available stamp duty savings, strong price-to-value offering, and timing of the settlement suited their plans, making the transition smoother and more cost-effective. The apartment's design and inclusions further supported their choice.

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The layout was both functional and flexible: three bedrooms, a butler’s pantry, a separate laundry, and a large open-plan living area. It gave them the freedom to host a family, accommodate guests, or set up a home office. The expansive balcony and elevated views added to the appeal, providing a sense of openness and connection to the outdoors.

“It just had a really good flow,” Catherine noted, something they found lacking in many other apartments they’d considered, particularly in the established market.

Candela’s boutique scale was another deciding factor. With a smaller number of residences and a top-floor penthouse position, the couple felt the development offered the privacy and space they were looking for, without feeling isolated.

“We liked that it wasn’t a huge development. It felt well-balanced, modern but still with a sense of community, not overwhelming,” they said.

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Equally important was the ability to remain in Ivanhoe, a suburb they know well and have deep roots in. After 46 years in the area, proximity to local parks, shops, and familiar faces mattered just as much as the apartment itself.

“We didn’t want to give up the community we’ve known for decades. Candela allowed us to upgrade our lifestyle while staying in the place we call home.”

With a Walk Score of 90, the village location supports a convenient, connected lifestyle. <a href="https://www.apartments.com.au/developments/ivanhoe-vic-3079">Ivanhoe</a> Station is just a eight-minute walk away, and the neighbourhood offers access to parks, cafes, restaurants, and schools along Upper Heidelberg Road, all within easy reach.

Beyond the apartment, the couple also saw value in the broader vision for Candela, one that integrates residential living with public spaces and local amenities.&nbsp;

The development introduces 58 new apartments as well as a mix of commercial and social spaces that integrate contemporary architecture with the suburb’s existing character.&nbsp;

At ground level, residents will find a charming café and a lifestyle wellness centre, perfect for unwinding and rejuvenating. Meanwhile, the rooftop garden offers a stunning vantage point for residents to enjoy breathtaking sunsets, host gatherings, or enjoy barbecues with family and friends. It's not just a place to live; it's a vibrant community where every moment is an opportunity to connect and create lasting memories.

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Staff Writer

Why Ivanhoe locals are choosing to downsize to Candela

Mark and Roy Makari are expanding their presence in Sydney’s South West with a second major proposal for Leppington, this time envisioning a 900-dwelling mixed-use development just 850 metres from their previously lodged tower trio on Fifth Avenue.

Project management and construction management firm Creative Vision filed the plans for the&nbsp;multi-building project at <a href="https://www.apartments.com.au/new-apartments/230-rickard-road-leppington-nsw-2179">230 Rickard Road, Leppington</a>. The proposal seeks to establish a new focal point for the precinct through a high-density, transit-oriented development supported by diverse land uses.

According to the Scoping Report prepared for the Department of Planning, the scheme includes around 900 apartments across multiple towers, including 135 dwellings designated for affordable housing. A mix of market and subsidised apartments will be supported by ground-level activation through retail and office space, a childcare centre, and a hotel, forming a comprehensive urban precinct.

<img alt="Mixed Use Development 230 Rickard Rd Leppington" data-entity-type="file" data-entity-uuid="34797362-f3dc-4d84-8235-2657fc5f3bde" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Plan.png?VersionId=Uzckrz9tUpDQl5lX1_WMhjnv16bsr8wG" />

The Design Report by <a href="https://www.apartments.com.au/architects/studiosc-0">Studio SC</a> notes that the project “intends to deliver a high-quality, high-density built form that supports the vision for the Leppington Town Centre, integrating mixed-use outcomes and public domain upgrades.” The development is expected to be delivered in stages, although a precise timeline is yet to be confirmed.

The project will be assessed through a future State Significant Development Application, with the Scoping Report indicating the team will seek design excellence via a competitive process or through an expert design review panel. Early massing diagrams suggest a series of mid- to high-rise buildings framing a central landscaped spine, with emphasis on pedestrian permeability and public space.

The planning documentation flags a strong sustainability agenda, stating that the development will “respond to the urban heat island effect, incorporate water sensitive urban design, and prioritise active transport”.

<img alt="Mixed Use Development 230 Rickard Rd Leppington" data-entity-type="file" data-entity-uuid="369d7b54-1279-4cde-88ec-dcb215594414" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Podium_1.png?VersionId=QArL7B2kkLt63vl5xvL0FNV_ardAlez4" />

The proposal follows in the footsteps of the Makaris’ nearby Fifth Avenue site, where they’ve submitted plans for three towers comprising nearly 500 apartments, with 10 per cent dedicated to affordable housing. That project features commercial podiums, a childcare centre, and a new public park that would occupy more than a third of the site.

Both developments are situated within walking distance of Leppington Train Station and fall under strategic precinct plans promoting higher density housing. The town centre is undergoing substantial transformation, driven by state government planning reforms aimed at fast-tracking housing delivery.

Together, the two projects represent a combined ambition of nearly 1,400 new homes across just under two kilometres of central Leppington.

First look: 900-home mixed-use precinct planned for Leppington

Leading Australian integrated property development group, <a href="https://www.apartments.com.au/developers/aqualand-australia">Aqualand</a>, has released the signature penthouses crowning its landmark AURA by Aqualand precinct at 168 Walker Street in North Sydney, unveiling Il Magnate and La Divina as the largest and most luxurious penthouses in the suburb.

With prices anticipated to commence from $15 million, and each accompanied by a new Porsche Carrera 911 valued at over $500K, the residences mark the culmination of <a href="https://www.apartments.com.au/buildings/aura-by-aqualand-north-sydney-168-walker-street-north-sydney-nsw-2060">AURA by Aqualand</a>’s decade-long journey and the beginning of its final sales chapter. 
&nbsp; 
Their release follows more than $850 million in record-breaking residential sales and the building’s completion and occupation.

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The Richards Stanisich-designed 284 sqm Il Magnate and 224 sqm La Divina penthouses, collectively known as The Icons of AURA, are conceived as grand luxury homes rather than apartments, with expansive proportions, elevated materiality and curated identities that reflect their status as one-off residences.&nbsp;

Il Magnate features a grande master suite, complete with substantial walk-in dressing area and ensuite, three other bedrooms, second ensuite and another bathroom, powder room, open plan kitchen, scullery, substantial dining area and generous living room divided by a feature fireplace, and a multifunction wintergarden, which is ideal for a study and adjoining office breakout space. &nbsp;

Meanwhile, the La Divina residence offers the same amenities, sans the powder room, on a slightly smaller alternate floor plan configuration.

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Each occupies half of AURA by Aqualand’s topmost 28th level, comes with four secure car spaces and pairs sweeping Sydney Harbour panoramas with large-scale living spaces, refined detailing and a level of craftsmanship and amenity rarely offered in the North Shore market.&nbsp;

Penthouse residents will also receive Etymon’s ‘Black Key’ private concierge and lifestyle management service, an invitation only offering providing the ultimate in bespoke personalisation, including a range of everyday discrete services, from dinner party management, grocery deliveries, pet feeding or plants watered, dinners, snacks and coffee deliveries, event ticket sourcing, right up to organising travel visas and international airfares. Rarely seen in Australian properties, the service provides residents the benefits of living in a world-class luxury hotel-style home, akin to The Ritz, or the Waldorf Astoria.

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<a href="https://www.apartments.com.au/interior-designers/richards-stanisich">Richards Stanisich</a>’s Director, Kirsten Stanisich, said the studio set out to craft residences that feel profoundly considered, contemporary and deeply connected to their setting.

“From the outset, we approached these penthouses with the sensibility of a grand Parisian residence - generous in scale, elegant in proportion and designed to feel more like a handcrafted home than an apartment," Stanisich said.

“Their elevated position and sweeping harbour outlook informed every decision, creating a rare connection between urban sophistication and natural calm. We shaped each space with expressive materiality, sculptural forms and bespoke detailing that invite touch and interaction.&nbsp;

“The result is a pair of residences defined by volume, light and an inherent softness - refined, flexible and deeply personal. These penthouses are unlike anything else in North Sydney, offering a sanctuary of true luxury framed by some of the city’s most remarkable views.”

For Aqualand’s Head of Sales &amp; Marketing, Alex Adams, the collaboration with Porsche underscores the shared ethos behind the residences.

“Aqualand’s collaboration with Porsche underpins both brand’s sharing an obsession with craftsmanship, design excellence, and enduring value," Adams said.

“Our penthouses are created for those who appreciate the finer details and expect the extraordinary at every touchpoint. Including a Porsche simply extends that experience beyond the residence - it’s a continuation of the lifestyle our buyers already live.”&nbsp;

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Aqualand’s Managing Director, Jin Lin, said the penthouses represent both the pinnacle of AURA by Aqualand and an important design benchmark for the company’s future pipeline.&nbsp;

“These stunning penthouses reflect the purest expression of Aqualand’s design ambition," Lin said.

“The unparalleled design intent makes them not only the glistening crown of AURA by Aqualand, but the crown of North Sydney itself. They’re essentially a thank you gift to a burgeoning community that deserves this level of quality and architectural consideration.&nbsp;

“We’re leveraging the unrivalled standard set here as the foundation for what comes next, including our upcoming Anderson Street, Chatswood; 15 Blue Street, North Sydney and Central Barangaroo projects. Purchasers of these penthouses will essentially be living inside the blueprint of Aqualand’s future.

“These landmark residences demonstrate how far North Sydney has evolved and the strength of demand for highly curated, bespoke luxury homes. They’re more than penthouses, they’re legacy residences.&nbsp;

“With AURA by Aqualand now a thriving new precinct with residents well and truly settled, and our in-house world-class lifestyle amenity activated, Il Magnate and La Divina represent a once-in-a-lifetime opportunity to secure an extraordinary piece of North Sydney’s future.”

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Joel Robinson

Aqualand launches North Sydney penthouses with free Porsche Carrera 911

<a href="https://www.apartments.com.au/developments/bokarina-qld-4575">Bokarina</a> Beach has quietly evolved into one of the Sunshine Coast’s most complete coastal lifestyle precincts, defined not just by proximity to the ocean, but by how residential living, local retail and everyday amenity are stitched together.&nbsp;

Gardner Vaughan Group’s <a href="https://www.apartments.com.au/new-apartments/bask-bokarina-38-bokarina-boulevard-bokarina-qld-4575">Bask Bokarina</a> now represents the final residential chapter in that transformation.

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Over recent years, the Bokarina Beach precinct has taken shape as a walkable, community-oriented neighbourhood, anchored by beachfront access, Lake Kawana to the west, and a growing mix of cafés, specialty retail and public open space.&nbsp;

With Zinc Bokarina already delivered next door by <a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> (GVG), Bask is the last opportunity to buy a brand new apartment within the precinct, effectively rounding out a fully formed coastal village.

GVG has positioned Bask to strengthen that lifestyle framework. Ten ground-floor retail spaces are planned beneath the residences, extending Bokarina Boulevard’s existing activity and reinforcing the area’s everyday convenience, from casual dining and coffee to local services, within a short walk of the beach.

[smartcode_project:default project_id=141609 project_image_fid=333359]

The residential component comprises 135 apartments across two buildings, Mydas and Caretta, with a clear shift toward larger three- and four-bedroom layouts and penthouses. That mix reflects a maturing buyer profile in Bokarina, where demand is increasingly led by owner-occupiers and active downsizers seeking space, permanence, and connection to place rather than short-term coastal accommodation.

Design and amenity have followed the same logic. Residents will have access to a heated plunge pool, gym, private dining room with a full kitchen, landscaped communal gardens with barbecues and a firepit, and a shared herb and vegetable garden, facilities intended to support daily use rather than resort-style turnover. Pet-friendly features, including a dog wash bay, acknowledge both buyer expectations and the area’s dog-friendly beach, located around 250 metres from the site.

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“Bokarina has become one of the Sunshine Coast’s most desirable beachside communities, and Bask represents the very last chance to buy new in this location,” GVG Director Sam Gardner said.&nbsp;

“Our focus has been to create spacious, functional apartments that meet the needs of locals who want to downsize without compromise, as well as those seeking a full-time coastal retreat.”

Positioned between the Pacific Ocean and Lake Kawana, Bask apartments have been oriented to capture outlooks toward the water or the Glass House Mountains, reinforcing the project’s connection to its natural surroundings. With parks, beachfront paths, hospitals, retail and public transport already in place, Bask arrives at a point where the broader precinct is no longer emerging, but established.

Construction is expected to complete in Q3 this year, with apartments ready to move into this Spring.

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Bask to complete Bokarina’s Sunshine Coast lifestyle precinct as final apartments are released

Property development giant <a href="https://www.apartments.com.au/developers/avid-property-group">AVID Property Group</a> is approaching completion, and sell-out, of its Surry Hills apartment development, <a href="https://www.apartments.com.au/new-apartments/the-rathbone-23-47-flinders-street-surry-hills-nsw-2010">The Rathbone</a>.

The Flinders St project has sold well over half of its 32 apartments, which will sit above two retail spaces.

Now hitting the market are the final 14 one-, two-, and three-bedroom apartments, which start from $1.15 million. AVID is targeting a mid-2026 completion.

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AVID General Manager New South Wales Danny Boubli said as more apartments are introduced to increase housing options in inner-city areas, homebuyers are searching for a &nbsp;sense of belonging in addition to location, convenience and value.&nbsp;

“There are very few opportunities for new developments in Surry Hills, and since acquiring the site, we’ve even seen one early purchaser merge two apartments plans together, reflecting the demand for a spacious, premium offering in a prime location,” Boubli said.&nbsp;

“Demand has been strong since we launched to market – we don’t see these final apartments staying on the market for long.”&nbsp;

Architectural firm Studio SC has designed the building which pays homage to the former 1900s Rathbone Terraces that once sat on the 990 sqm island site.

Boubil said the team has made every effort to create "truly liveable apartments", through&nbsp;functional floor plans, security, storage, and the inclusion of quality fittings.

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&nbsp;

Sustainable design has also been implemented throughout the development, with natural light flooding each apartment, ventilation throughout, extensive landscaping and where possible, materials with a high level of recycled content and low volatile organic compound paints have been used. &nbsp;

Apartments range in size from 57 sqm for the one-bedrooms to the large-scale 165 sqm three-beds which are priced at $2,575,000.

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Adrian Barclay

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