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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

Brunswick’s civic heart continues to consolidate around the Merri-bek Arts and Culture Precinct, where a growing cluster of cultural institutions, recreation facilities, and public infrastructure has created one of the inner north’s most defined community hubs.&nbsp;

Within this evolving precinct, <a href="https://www.apartments.com.au/new-apartments/saxon-street-by-milieu-brunswick-31-saxon-street-brunswick-vic-3056">Saxon Street by Milieu</a> introduces new housing directly alongside the civic anchors that shape daily life in the suburb.

At 31 Saxon Street, the project sits immediately beside Brunswick Baths and within moments of Brunswick Library and Town Hall, longstanding institutions that support both community services and everyday amenity.&nbsp;

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Next door, the newly delivered Balam Balam Place arts precinct has emerged as a central piece of Merri-bek Council’s cultural strategy, bringing together creative studios, exhibition spaces, maternal and child health services, and community programming in a purpose-built civic facility. Together, these destinations have reinforced the surrounding blocks as a focal point for public life in Brunswick.

This part of <a href="https://www.apartments.com.au/developments/brunswick-vic-3056">Brunswick</a> forms a key pocket within the suburb’s designated Major Activity Centre, where long-term planning has prioritised walkability, civic investment, and increased housing supply close to transport and services. The surrounding street network reflects that strategy, with compact blocks, established retail corridors and active transport links supporting a lifestyle that is largely navigable on foot.

Within a few minutes’ walk, Sydney Road delivers one of Melbourne’s most recognisable streets, known for its long-running mix of independent retailers, international dining venues and everyday convenience. Tram routes along Sydney Road provide frequent connections south toward the CBD and north through Brunswick and Coburg, while Jewell Station on the Upfield line sits within roughly a ten-minute walk, offering direct train access into the city.

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Active transport also plays a significant role locally. The nearby Upfield Bike Path forms a key north–south cycling corridor linking Brunswick through Parkville and into the central city, reinforcing the area’s reputation as one of Melbourne’s most accessible inner-urban neighbourhoods for cyclists and pedestrians alike.

The surrounding civic cluster extends beyond cultural infrastructure. Siteworks, a nearby creative hub supporting artists and community organisations, adds to the concentration of cultural activity in the immediate area. Educational institutions such as Brunswick North Primary School, Brunswick Secondary College and RMIT’s Brunswick campus are also within easy reach, contributing to the suburb’s diverse resident base spanning families, students and professionals.&nbsp;

[smartcode_project:default project_id=136434 project_image_fid=348841]

Designed by <a href="https://www.apartments.com.au/architects/jackson-clements-burrows-architects">Jackson Clements Burrows Architects</a> in collaboration with <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> and landscape architects <a href="https://www.apartments.com.au/landscape-architect/oculus">OCULUS</a>, the nine-level building has been shaped to respond to the surrounding streetscape, with lower levels aligning to the street and upper storeys stepping back to soften its scale and improve solar access.&nbsp;

Curved balcony forms reference nearby heritage architecture, while the development’s public realm improvements include a widened footpath along Saxon Street to strengthen pedestrian connections between the precinct’s civic sites.

Sustainability also underpins the project’s approach. The building is designed to operate entirely on electric infrastructure supported by rooftop solar, with an average 7.5-star NatHERS energy rating and EV-charging readiness across the development. Shared resident amenities will include a landscaped rooftop terrace with barbecue and covered dining areas intended to encourage informal interaction between residents.

Saxon Street marks developer Milieu's fifth project in Brunswick and continues its focus on design-led infill housing across Melbourne’s inner suburbs.&nbsp;

Construction has commenced through reputable builder Manresa, who will complete the project in 2027.

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Joel Robinson

Saxon Street by Milieu connects residents to Brunswick’s cultural and civic core

Within <a href="https://www.apartments.com.au/new-apartments/candela-ivanhoe-40-upper-heidelberg-road-ivanhoe-vic-3079">Candela Ivanhoe</a>, <a href="https://www.apartments.com.au/developers/salter-brothers">Salter Brothers</a>&nbsp;takes a different approach to larger residences, moving away from the constraints of a single level.

In Grand Residence 3.05, known as the Lustre, plays out across two levels, with a mezzanine configuration that is uncommon in apartment living.

Lustre is a four-bathroom residence where the layout creates a clear distinction between shared and private zones, with uninterrupted views toward the Dandenong Ranges extending the sense of openness from the main living areas.

Entry is to the primary living level, where the kitchen, dining, and living areas are arranged as one continuous space. Timber flooring runs throughout, with a fireplace set within the living zone. Full-height glazing brings in natural light, supported by double glazing that improves thermal performance.

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The kitchen is configured as both a working and social space. A large island bench provides seating, while a walk-in pantry extends storage beyond typical apartment expectations.

Gaggenau appliances, including a 900mm gas cooktop and 600mm oven, are integrated into a layout that connects directly to the adjacent dining and living areas, and outward to the terrace. This balcony includes a built-in BBQ, reinforcing the apartment’s capacity to accommodate larger gatherings without compromising internal space.

A dedicated laundry room, powder room, and a wine cellar area sit discreetly off the main living zone, ensuring that functional requirements are resolved without encroaching on primary living areas. The master suite is also located on this level, designed as a retreat with a walk-through wardrobe and an ensuite that includes double vanities, a bath, and a dedicated dressing table.

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The mezzanine level introduces a second layer of living, rather than simply additional bedrooms. Two large bedrooms with built-in robes are positioned alongside a central bathroom, while a secondary lounge and study area create a self-contained zone suited to children, guests, or extended family. A large storage room further supports long-term usability, addressing a common shortfall in apartment design.

This separation of levels is central to how the residence functions day-to-day. It allows the lower level to operate as the primary entertaining and living space, while the upper level provides privacy and flexibility. The result is closer in feel to a townhouse or standalone home, but with the benefits of apartment living, security, and low maintenance.

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Candela is close to 80 per cent complete, with Ironside delivering construction ahead of its expected October 2026 completion. The development comprises 58 residences, with a strong owner-occupier profile and a mix of one to four-bedroom apartments and loft-style townhouses.

Candela has exclusive access to private amenities, including a residential lounge and rooftop terrace. A charming café and a lifestyle wellness centre are located on the ground level, designed to foster community connection and extend the living experience beyond individual apartments without competing with the scale of homes like Lustre.

Candela, positioned in the heart of Ivanhoe Village, reinforces the practicality of the address. With a Walk Score of 90, residents are within immediate reach of cafés, retail, parklands, and Ivanhoe Station, while also benefiting from proximity to established schools and healthcare services.

[smartcode_project_cta:default project_id=342]

Inside Lustre: Grand Residence 3.05 at Candela Ivanhoe

<a href="https://www.apartments.com.au/developers/milieu-property">Milieu</a>’s <a href="https://www.apartments.com.au/new-apartments/elsternwick-gardens-by-milieu-8-gordon-street-elsternwick-vic-3185">Elsternwick Gardens</a> is being shaped around a simple but increasingly rare premise in apartment development: that the built environment should actively support residents’ wellbeing.&nbsp;

Located on the former ABC Studios site on Gordon Street in Melbourne’s south-east, the new neighbourhood sits on an expansive 11,740 sqm site neighbouring the heritage-listed Rippon Lea Estate, whose gardens date back more than 140 years.

Rather than positioning wellness as an add-on amenity, the development integrates it into the physical planning of the site. Architecture by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> is arranged across six low-rise buildings set within extensive landscaping designed by <a href="https://www.apartments.com.au/landscape-architect/oculus">OCULUS</a>, with more than 40 per cent of the land dedicated to gardens and green space. Walking trails, pocket gardens, and mature trees are threaded between buildings, creating a network of green corridors that encourage residents to move through the precinct on foot and spend more time outdoors.

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Milieu has intentionally framed these gardens as an extension of the neighbouring Rippon Lea Estate. More than 16,000 new plants will be introduced across the site, with species carefully selected to protect and complement the area’s ecological significance. The approach focuses on strengthening existing environmental conditions while establishing new habitats that support native wildlife, reinforcing the role of the landscape as both an active ecosystem and a defining element of daily life.

A private resident gate will provide direct access to the historic grounds during opening hours, allowing residents to move seamlessly between the development’s landscaped gardens and the estate’s expansive lawns, lakes, and mature trees. The project’s gardens will also be maintained by the same gardeners responsible for Rippon Lea, reinforcing the visual and ecological continuity between the two landscapes.

Complementing the landscape is a dedicated wellness hub designed to support everyday health and recovery. Residents will have access to a gym alongside yoga and Pilates studios, while mineral pools and infrared saunas provide spaces for relaxation and restorative wellbeing. Shared lounges, workshop spaces, and pet care facilities expand the concept of wellness beyond fitness, creating opportunities for social connection and community interaction within the precinct.

Environmental performance is another key component of the project’s wellbeing focus. Elsternwick Gardens will be entirely fossil-fuel-free, with homes designed to operate on renewable electricity rather than gas. Passive design strategies, including cross-flow ventilation, high-performance insulation, and thermally broken double glazing, are intended to maintain comfortable indoor temperatures while reducing energy demand. Solar photovoltaic systems will power common building services, while rainwater harvesting will help irrigate the extensive landscaping across the site.

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Milieu Founder and Managing Director Michael McCormack says the scale and setting of the project allowed the team to take a different approach to urban apartment living.

“This site represents a once-in-a-lifetime opportunity to build something truly special,” McCormack says.

“Through that process, we arrived at a design that centres on a fully realised natural landscape – a series of private, interconnected gardens that encircle the homes and extend seamlessly from Rippon Lea Estate.”

Elsternwick Gardens will comprise three residential offerings, Gordon Place, Ripponlea Terrace, and The Garden Pavilion, each designed for owner-occupiers and shaped around high-quality interior design by Woods Bagot, K.P.D.O., and Flack Studio. The first stage, Gordon Place, includes one-, two-, and three-bedroom apartments designed with a strong focus on indoor-outdoor living and sustainability.

[smartcode_project:default project_id=136535 project_image_fid=288412]

Milieu recently appointed <a href="https://www.apartments.com.au/builders/brady-constructions">Brady Constructions</a> to deliver the project, marking a key milestone for the development. The appointment follows the demolition of the former studio buildings on the Gordon Street site, with construction progressing toward the delivery of the nature-led community.

Situated between the established villages of Elsternwick and Ripponlea, the development balances its garden setting with strong urban connectivity. Residents will be within walking distance of cafés, restaurants, and local retail, while nearby train and tram connections provide quick access to Melbourne’s CBD and the beaches of Elwood and St Kilda.

With construction underway and the first residents expected to move in by early 2027, Elsternwick Gardens represents a growing shift in apartment development toward environments that prioritise wellbeing as much as density or location. By placing landscape, sustainability, and shared spaces at the centre of the design, Milieu is positioning the project as a residential neighbourhood where wellness is not just promoted, but built into the structure of everyday life.

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Elsternwick Gardens' wellness-first design strategy

Brisbane-based developer <a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co</a> has made a striking debut on the Gold Coast, officially unveiling its $250 million COMO development in Varsity Lakes, a lifestyle-driven residential project anchored by an extensive rooftop wellness and activity precinct.

Having recently launched to market, construction has already been fast-tracked by <a href="https://www.apartments.com.au/builders/5point-projects">5Point Projects</a>, ensuring momentum continues on what is set to become a landmark residential address for the growing Varsity Lakes community.

Located at 22 Lake Street, Varsity Lakes, <a href="https://www.apartments.com.au/new-apartments/como-varsity-lakes-22-lake-street-varsity-lakes-qld-4227">COMO</a> will comprise 156 apartments across 16 levels, comprising one-, two- and three-bedroom residences designed for modern living. However, it is the project’s rooftop amenity offering that sets COMO apart.

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Designed as a dedicated wellness and recreation hub, the rooftop will feature a 25-metre lap pool, fully equipped gymnasium, and multiple pickleball and paddleball courts - amenities rarely seen in boutique apartment projects.

Residents will also have access to a sauna and plunge baths, while landscaped gardens and relaxation zones will provide tranquil spaces overlooking sweeping panoramic views across the Gold Coast skyline.

The rooftop precinct has been designed to function as the social and wellness heart of the development, encouraging residents to embrace an active, balanced lifestyle within their own building.

&nbsp;

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Red &amp; Co director David Laverty said the amenity offering was central to the project’s design from the outset.

“Amenities were at the forefront of our decisions,” Laverty said.

“Buyers today are looking for more than just an apartment - they want a lifestyle that promotes health, connection and balance.

“The rooftop at COMO has been designed to be the epicentre of that lifestyle, with a suite of wellness and recreation facilities that are quite unique for a boutique development of this scale.”

&nbsp;

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Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, the residences prioritise liveability, featuring spacious layouts, 2.7-metre ceilings and high-quality finishes throughout.

The development sits beside Bond University, placing residents within walking distance of education, retail and dining options within the vibrant Varsity Lakes precinct, including Robina Town Centre, Varsity Lakes Train Station and a range of leading schools.

[smartcode_project:default project_id=135546 project_image_fid=363511]

Laverty said the location was a key driver behind Red &amp; Co’s decision to bring the project to the Gold Coast.

“<a href="https://www.apartments.com.au/developments/varsity-lakes-qld-4227">Varsity Lakes</a> was a clear choice for us to invest in as it’s a lifestyle hub that seamlessly blends lakeside living with urbanity,” he said.&nbsp;

“Como will capitalize on this great location, delivering a project that not only creates premium homes, but a lifestyle defined by community, wellbeing, and connectivity.”

Red &amp; Co has delivered more than 500 apartments and townhouses across 26 projects in Brisbane in recent years, with COMO marking the company’s first major Gold Coast development.

[smartcode_project_cta:default project_id=135546]

Red & Co unveils amenity-rich Como development in Varsity Lakes

Gold Coast developer&nbsp;<a href="https://www.apartments.com.au/developers/big-projects">Big Projects</a> has secured approval for its second Mermaid Beach project.

The developer, currently selling <a href="https://www.apartments.com.au/new-apartments/the-frederick-mermaid-beach-2265-gold-coast-highway-mermaid-beach-qld-4218">The Frederick in Nobby Beach</a>, has secured approval for its next project just 1.5 kilomnetres up the road.

The new development, dubbed&nbsp;<a href="https://www.apartments.com.au/new-apartments/glenelg-residences-2462-2472-gold-coast-highway-mermaid-beach-qld-4218">Glenelg Residences</a>, has been designed by BDA Architecture and&nbsp;will have just under 100 apartments across an 11-storey building&nbsp;at 2462–2472 Gold Coast Highway, on the corner of Glenelg Avenue just under 300m from the future Mermaid Beach Light Rail stop.

The apartments, a mix of two- and three-bedrooms, will sit above a retail-focused ground plane and under extensive rooftop resident amenities.

<img alt="Exclusive: Big Projects plot Mermaid Beach apartment development, Glenelg Residences" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screen%20Shot%202024-06-11%20at%209.55.04%20am.png?VersionId=z6NV4izeuvhBSSVlY6vK6TPO1LxrFeaG" />

BDA said in its planning submission that the project is intended to support the area’s transition toward higher-density, mixed-use living. “This project offers the opportunity to generate appropriate higher-intensity development within the future Light Rail corridor of <a href="https://www.apartments.com.au/developments/mermaid-beach-qld-4218">Mermaid Beach</a>,” the submission noted.

At ground level, Glenelg Residences will include eight retail tenancies designed to activate the street frontage, complemented by a basement bar offering an additional hospitality element. Above, residents will have access to a rooftop amenity deck featuring an infinity pool, hot and cold plunge spas, day beds, and barbecue facilities.

The architectural approach adopts a restrained material palette of brick, textured concrete, and integrated landscaping, with cantilevered concrete frames and cascading planting intended to soften the built form. BDA described the design as aiming to create “a memorable sculptural mid-rise mixed-use building” that responds to both its coastal setting and urban context.

<img alt="Exclusive: Big Projects plot Mermaid Beach apartment development, Glenelg Residences" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screen%20Shot%202024-06-11%20at%209.55.45%20am.png?VersionId=cpjIVBqcT_sujmo2UMWkVyLcQ7WGJHaQ" />

The approval comes as the City of Gold Coast continues to plan for significant population growth, with regional targets requiring more than 100,000 new high-density dwellings by 2046.

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Big Projects, led by Matthew and John Barrett, is part of a growing cohort of developers that deliver construction in-house, providing a high level of confidence to prospective purchasers.
</section>

[smartcode_project_cta:default project_id=150260]

Adrian Barclay

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