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Most importantly, one does not need to rush the transaction/deal.  Time is on your side. Use the time to review and research property data/sales to establish fair market value or better than fair market value.
If it is an investment acquisition, look to achieve a good yield, one that may outperform the average. Check your numbers and triple check there are no mistakes. 
Speak to your bank or broker and provide them with as much detail as possible. Just because you have been approved for finance does not mean the bank or institution will not change their mind on the finance structure and in particular during these uncertain times.
In addition, keep the agent informed of progress during exchange and settlement. In my opinion a volatile share market does not spell “doom and gloom” for property. There is opportunity in the market if you are prepared to invest the time. 
Traditionally property experts talk about “time in market”, however in uncertain times like we are in now provides the perfect opportunity to “time the market” along with “time in market”.
Byron Rose is the president of the <a target="_blank" title="Real Estate Buyers Association of Australia" href="https://www.rebaa.com.au/">Real Estate Buyers' Association of Australia</a> and is principal of <a target="_blank" title="Rose&amp;Jones" href="https://roseandjones.com.au/">Rose&amp;Jones</a>.
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byronrose-irE44b7JNs

Time is on your side in uncertain market

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Question, 
 
My partner and I have been renting in inner-city Sydney for the last five years and have a good bit of money saved up to buy our first home. However, we don’t want to move out to the outer suburbs – we like to be close to all the action. Would it make sense for us to buy a house we could afford in the outer suburbs and rent it out instead of buying a place for ourselves? Or would we be better off buying a tiny unit in the inner city to live in?
 
Answer:
 
That’s a very good question and very much driven by what your current income situation as well as your budget. For the purpose of this exercise I will assume that you wish to spend $500,000 on your investment; both options are illustrated below.
 
Option 1: Purchase a house in the outer suburbs and continue to rent in your current location
 
<table border="0" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="395" colspan="2" valign="top">
OPTION 1: OUTER SUBURB HOUSE Budget of $500,000 
</td>
</tr>
<tr>
<td width="243" valign="top">
Deposit: 10%
</td>
<td width="151" valign="top">
$50,000.00
</td>
</tr>
<tr>
<td width="243" valign="top">
Loan
</td>
<td width="151" valign="top">
$450,000.00
</td>
</tr>
<tr>
<td width="243" valign="top">
Annual interest  repayments at 6.75%
</td>
<td width="151" valign="top">
$30,375.00
</td>
</tr>
<tr>
<td width="243" valign="top">
REVENUE from rent at $500pw 
</td>
<td width="151" valign="top">
$26,071.00 PA
</td>
</tr>
<tr>
<td width="395" colspan="2" valign="top">
EXPENSES PA
</td>
</tr>
<tr>
<td width="243" valign="top">
Management  fees at  6%
</td>
<td width="151" valign="top">
$1564.26
</td>
</tr>
<tr>
<td width="243" valign="top">
Council rates approximately
</td>
<td width="151" valign="top">
$600.00
</td>
</tr>
<tr>
<td width="243" valign="top">
Water rates approximately
</td>
<td width="151" valign="top">
$300.00
</td>
</tr>
<tr>
<td width="243" valign="top">
Repairs and maintenance
</td>
<td width="151" valign="top">
$500.00
</td>
</tr>
<tr>
<td width="243" valign="top">
Insurance
</td>
<td width="151" valign="top">
$500.00
</td>
</tr>
<tr>
<td width="243" valign="top">
TOTAL EXPENSES
</td>
<td width="151" valign="top">
$3,464.26
</td>
</tr>
<tr>
<td width="395" colspan="2" valign="top">
ANNUAL COST
</td>
</tr>
<tr>
<td width="243" valign="top">
NET PROFIT (Revenue – Expenses)
</td>
<td width="151" valign="top">
$22,606.74
</td>
</tr>
<tr>
<td width="243" valign="top">
Annual Repayments  at 6.75%
</td>
<td width="151" valign="top">
$30,375.00
</td>
</tr>
<tr>
<td width="243" valign="top">
Short Fall / Contribution PA
</td>
<td width="151" valign="top">
$7768.26
</td>
</tr>
<tr>
<td width="395" colspan="2" valign="top">
GROWTH Allow for 5% per annum
</td>
</tr>
<tr>
<td width="243" valign="top">
COST of RENT (where you current live at $500pw)
</td>
<td width="151" valign="top">
$26,071.00 PA
</td>
</tr>
<tr>
<td width="243" valign="top">
TOTAL COST (shortfall +rent) *
</td>
<td width="151" valign="top">
$33,839.26
</td>
</tr>
<tr>
<td width="243" valign="top">
TOTAL COST per WEEK
</td>
<td width="151" valign="top">
$650.75
</td>
</tr>
<tr>
<td width="243" valign="top">
TOTAL COST per DAY
</td>
<td width="151" valign="top">
$92.71
</td>
</tr>
</tbody></table>
 
*You would have to cover the annual short fall as well as pay the rent in your current location, which might be $500 per week.
 
Option 2: Purchase and occupy a small inner-city unit 
 
<table border="0" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="395" colspan="2" valign="top">
OPTION 2: SMALL APARTMENT Budget of $500,000 
</td>
</tr>
<tr>
<td width="243" valign="top">
Deposit: 10%
</td>
<td width="151" valign="top">
$50,000.00
</td>
</tr>
<tr>
<td width="243" valign="top">
Loan
</td>
<td width="151" valign="top">
$450,000.00
</td>
</tr>
<tr>
<td width="243" valign="top">
Annual interest  repayments   + Principle = 7.25%
</td>
<td width="151" valign="top">
$32,625.00
</td>
</tr>
<tr>
<td width="395" colspan="2" valign="top">
EXPENSES PA
</td>
</tr>
<tr>
<td width="243" valign="top">
Levies
</td>
<td width="151" valign="top">
$1,600.00
</td>
</tr>
<tr>
<td width="243" valign="top">
Council rates approximately
</td>
<td width="151" valign="top">
$600.00
</td>
</tr>
<tr>
<td width="243" valign="top">
Water rates approximately
</td>
<td width="151" valign="top">
$300.00
</td>
</tr>
<tr>
<td width="243" valign="top">
Repairs and maintenance
</td>
<td width="151" valign="top">
$500.00
</td>
</tr>
<tr>
<td width="243" valign="top">
Insurance
</td>
<td width="151" valign="top">
$500.00
</td>
</tr>
<tr>
<td width="395" colspan="2" valign="top">
ANNUAL COST
</td>
</tr>
<tr>
<td width="243" valign="top">
TOTAL COST PA 
</td>
<td width="151" valign="top">
$36,090.00
</td>
</tr>
<tr>
<td width="243" valign="top">
TOTAL COST per WEEK
</td>
<td width="151" valign="top">
$694.71
</td>
</tr>
<tr>
<td width="243" valign="top">
TOTAL COST per DAY
</td>
<td width="151" valign="top">
$98.97
</td>
</tr>
</tbody></table>
 
As you will see, both are very similar in the cost of ownership.  Over all the decision to invest in property is a good one; both will prove to be sound investments over the ownership cycle. However one compelling point is that you will not pay capital gains tax on your home, which in the long term will save you a significant amount if you wish to divest out of your acquisition.
Byron Rose is the president of the <a target="_blank" title="Real Estate Buyers Association of Australia" href="https://www.rebaa.com.au/">Real Estate Buyers' Association of Australia</a> and is principal of <a target="_blank" title="Rose&amp;Jones" href="https://roseandjones.com.au/">Rose&amp;Jones</a>.
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Should your first property be an investment?

Fifty-nine residences across 37 levels. No more than two per floor. With 80 per cent now sold, what remains at <a href="https://www.apartments.com.au/new-apartments/madeline-by-mosaic-broadbeach-22-mary-avenue-broadbeach-qld-4218">Madeline by Mosaic</a> is a short list.

Madeline was always conceived at a scale that sits outside the normal register of Gold Coast apartment living. The residences are half- and full-floor configurations, with the largest spanning more than 400 sqm, dimensions that place them closer to the penthouse end of the market regardless of where they sit in the building.

That scale is the organising principle of everything else: how the floorplans are laid out, how the materials read, how the connection between inside and outside works.

[smartcode_project:default project_id=150135 project_image_fid=355941]

The interiors were developed in collaboration with <a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser &amp; Partners</a>, the architecture practice&nbsp;<a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic</a> brought in as design partner for the first time on this project. The palette runs to natural stone, textured timbers, and soft metallics, materials chosen as much for their tactile quality as their appearance.

Light cleverly shifts across surfaces through the day, and the design is explicit about wanting that to be noticed. Full-height glazing runs across the primary living areas, and where the building faces east toward the ocean, those walls of glass are doing real work: framing a view corridor that the site's position directly opposite Broadbeach State School's playing fields keeps permanently open.

That outlook is the site's most consequential asset. In a suburb where new towers continue to rise, a protected view line is genuinely rare, and the Mary Avenue address secures it. Residents at Madeline will look out over open parkland rather than the rear of another building, a distinction that becomes more meaningful with each new development approved nearby.

[smartcode_project:default project_id=150135 project_image_fid=355939]

The private outdoor spaces are sized to match the residences themselves. Terraces on the upper levels frame uninterrupted ocean panoramas, and the planning ensures that living areas extend into those outdoor zones rather than treating them as separate attachments. The flow between the two is part of the design intent, not an afterthought.

Inside, the finish specification reflects the same approach. Rich stone benchtops, warm timber joinery, bespoke hardware, each element specified to hold up over time rather than read as a moment in a particular trend cycle.

[smartcode_project:default project_id=150135 project_image_fid=3409]

Beyond the residences, the amenity offering extends that register. A lap pool and sun deck anchor the outdoor space, alongside a magnesium pool, cold plunge, steam room, and sauna.

A commercial-grade gymnasium, residents' lounge, library, and boardroom round out a programme that functions more like a private members club than a standard building amenity floor.

Construction has commenced under Mosaic's in-house building arm, with completion scheduled for late 2028.

[smartcode_project_cta:default project_id=150135]

Joel Robinson

Madeline by Mosaic delivers penthouse-level living across every apartment

Developer Fortezza Group is the latest to take its new apartment development, <a href="https://www.apartments.com.au/new-apartments/the-belvedere-5-7-church-street-nelson-bay-nsw-2315">The Belvedere in Nelson Bay</a>, to the NSW Government.

Fortezza, predominantly a South East Queensland developer, is the latest to apply for State Significant Development&nbsp; status through the NSW Government's Housing Delivery Authority, a pathway becoming favoured by developers to speed up the approval process.

They are planning 57 two- and three-bedroom apartments across 5-7 Church Street and 42 Donald Street, near d'Albora Nelson Bay Marina. The diverse apartment mix has sizes from just over 80 sqm to the largest three-bedroom penthouses that reach nearly 200 sqm.

<img alt="Fortezza" data-entity-type="file" data-entity-uuid="090360e1-66d7-43ad-b686-aba81f173bf2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-29%20at%2010.22.40%E2%80%AFAM.png?VersionId=DMqF96eBZolqSAAAcugX0l66ueWng66m" />

Fortezza calls the project a "piece of Istria in Nelson Bay,"&nbsp;referring to the largest peninsula in the Adriatic Sea, shared by Croatia (90%), Slovenia, and Italy, which is known for its Roman history, Venetian-style coastal towns and inland hilltop villages.

They say the The Belvedere is strategically positioned at the apex of Nelson Bay, offering unrivalled views of the ocean, the bay and captivating topography of the area.

"Our commitment to maintaining the integrity of every view and sight line has been relentless," Fortezza Group says.

"Through extensive modelling and analysis, we ensure that each apartment enjoys the natural beauty of Nelson Bay, regardless of future developments. Each design element is carefully curated to harmonise with our European heritage, drawing profound inspiration from the Roman architectural marvels in Istria. The arches, the cascades of greenery and the stonework that define our project pay homage to the structures that once exemplified Roman grandeur."

Residents will have access to a pool, communal green spaces, an office and a coffee shop.

First look: Fortezza Group takes The Belvedere, Nelson Bay apartment development, to NSW Government

SEQ developer&nbsp;<a href="https://www.apartments.com.au/developers/keylin-group">Keylin</a>&nbsp;is the latest to jump into the hot Kangaroo Point market, filing plans for a prime site on Lambert Street.

The 52-unit development, predominantly made up of two-bed apartments, will sit on a 1,012 sqm site at 39 Lambert Street, within the&nbsp;Kangaroo Point Peninsula’s Shafston Precinct.

The 15-storey scheme by <a href="https://www.apartments.com.au/architects/jackson-teece">Jackson Teece</a>&nbsp;is anchored by a strong focus on mid-sized apartments, with 48 two-bedroom and four three-bedroom dwellings forming the mix. The project includes three basement levels, as well as ground and mezzanine parking, delivering a total of 66 car spaces.

<img alt="First Look: Keylin targets Brisbane’s mid-market with 15-storey Kangaroo Point proposal" data-entity-type="file" data-entity-uuid="0df78d49-0723-442f-917e-fe29f4eb02c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/2_1.png?VersionId=Ud0OP4FZCGFHLvwFWbaeTcYq8Fc2mtdh" />

Planning documents describe the proposal as “a high-density residential outcome that integrates with its context and encourages urban consolidation and the efficient use of land in a well-serviced, inner-city location.”

The building adopts a slender tower form across 15 levels, including a rooftop communal terrace. Its design is shaped by setbacks and orientation that respond directly to neighbouring buildings, achieving up to 20 metres of separation to the adjacent Point Hotel and between 9 and 17 metres to nearby residential developments.

A key design driver is the integration of subtropical and biophilic elements. The architectural concept, described as an “elevated garden sanctuary,” draws from the natural character of the Kangaroo Point cliffs, incorporating landscaped ledges, deep planting zones, and extensive greenery throughout the façade. Curved balconies and layered planting soften the tower’s vertical form, while the lower levels feature heavier landscaping and screening to create a more human-scaled street interface.

<img alt="First Look: Keylin targets Brisbane’s mid-market with 15-storey Kangaroo Point proposal" data-entity-type="file" data-entity-uuid="95bc4974-fcbd-4a9a-9dfb-95b8e1977187" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/4.png?VersionId=o8hwItpcfKBglOaTH8Hv7MmVOphZF_Fg" />

Residents will have access to a rooftop amenity offering spanning approximately 262 sqm, including a pool and spa, gym, lounge areas, and flexible wellness spaces. Landscaping is embedded throughout the building, with over 280 sqm of planted areas integrated across the façade and rooftop.

Kangaroo Point has been popular for developers in recent years. Mosaic Property Group has almost sold out its two Kangaroo Point buildings,&nbsp;<a href="https://www.apartments.com.au/new-apartments/the-bedford-by-mosaic-16-30-prospect-street-kangaroo-point-qld-4169">The Bedford by Mosaic</a> on Prospect Street, and <a href="https://www.apartments.com.au/new-apartments/the-carter-by-mosaic-77-linton-street-kangaroo-point-qld-4169">The Carter Building on Linton Street</a>.

Kenlynn has <a href="https://www.apartments.com.au/new-apartments/130lambert-112-130-lambert-street-kangaroo-point-qld-4169">130Lambert</a>, just up the road from Keylin's proposal, while Pikos has two projects in the area.

Keylin targets Brisbane’s mid-market with 15-storey Kangaroo Point apartment development

"A legacy to last 100 years."

That's the view of Brisbane developer&nbsp;<a href="https://www.apartments.com.au/developers/consolidated-properties">Consolidated Properties Group</a> (CPG), which has just been given the green light to develop its <a href="https://www.apartments.com.au/new-apartments/47-skyring-terrace-newstead-qld-4006">Skyring Terrace, Newstead tower</a> on what is being pitched as "the last true riverfront address at Newstead."

CPG will now begin a VIP release, with buyer enquiries open ahead of priority outreach to registered clients in May.&nbsp;

Access to the as yet unnamed project will be limited, with CPG confirming a staged release strategy targeting a select group of buyers before any broader market launch.&nbsp;

<img alt="DA approved for last true riverfront address in Newstead" data-entity-type="file" data-entity-uuid="f4ab3090-a2b8-46a8-a4f3-4ec16b5b25b9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Enscape_2025-09-18-13-10-37.jpg?VersionId=_9OV7Adc_zdCldf58WkP0iiagz3Ed3yd" />

Construction is scheduled to commence in August 2026, with <a href="https://www.apartments.com.au/builders/hutchinson-builders">Hutchinson Builders</a> expected to be on site in the coming weeks preparing the sales office.&nbsp;

The approved development comprises 227 apartments across a 25-storey tower with more than 75% having northeast river views. There is also an absolute riverfront six-storey boutique building of only 12 residences which will each enjoy more than 21 metres of river frontage.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a>, the project adopts a contemporary interpretation of Brisbane’s classical architecture, with a focus on enduring materials including brick and stone.&nbsp;

<img alt="DA approved for last true riverfront address in Newstead" data-entity-type="file" data-entity-uuid="bfe7254d-25c3-44bb-9a46-ed658d0aab8a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Enscape_2025-11-05-00-57-36.jpg?VersionId=O29la.BVNnSLxL0JVzvEETE8NaYIn3XG" />

CPG Chairman and CEO Don O’Rorke says the approval marks a significant milestone for the group’s $1.5 billion plus riverfront development pipeline including Gloriette at Yeerongpilly.&nbsp;

“This will be a new signature building for the Brisbane skyline and riverfront,” O’Rorke said. “We want this building to be considered one of Brisbane’s best in 100 years.”&nbsp;

CPG Head of Residential James MacGinley says the design prioritises longevity and permanence over short-term trends.&nbsp;

“Woods Bagot’s design will stand the test of time,” MacGinley said.&nbsp;

“First and foremost, these are beautiful homes designed to enjoy river views that will never be built out. However, the heart of this design goes beyond the ‘now’ and draws from the past to create an enduring legacy for the future. We expect these homes to become very tightly held and passed from generation to generation.&nbsp;

The project will form part of CPG’s broader riverfront portfolio, with a fully fitted out sales office opening later this year.

&nbsp;

"A legacy to last 100 years" as Consolidated Properties approved for Newstead tower

Nearly a year after purchasing the former Leo's Fine Food &amp; Wine supermarket in Kew for a reported $52 million, Melbourne developer <a href="https://www.apartments.com.au/developers/orchard-piper">Orchard Piper</a>, in a consortium with billionaire James Packer, has filed development plans for the site.

The proposal includes just under 200 apartments on the 6,835 sqm block, which spans <a href="https://www.apartments.com.au/new-apartments/26-36-princess-street-kew-vic-3101">26-36 Princess Street and 11-15 Brougham Street</a>. Approval is being sought through the Department of Transport and Planning’s (DTP) Development Facilitation Program (DFP).

The buildings, designed by Wardle, will vary in scale and rise up to 18 storeys. One-, two-, three- and four-bedroom apartments will be offered, along with townhouses. Ten per cent of the total dwellings will be allocated to key worker housing.

The development will also include 19 new retail premises, comprising a mix of shops, restaurants and cafés, including a dedicated space for a high-quality produce offering similar to Leo’s.

<img alt="Kew" data-entity-type="file" data-entity-uuid="67cc85a5-a9d8-4eaa-95ae-fd93762d3297" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-29%20at%208.15.07%E2%80%AFAM.png?VersionId=_p57VJNE2w16xNXB4ISvu3mnVHDDk86R" />

Orchard Piper noted the development is "designed to revitalise the Junction with high-quality housing and retail, while also improving the public realm."

"Assembling an expert team, we've been working with leading architects Wardle and landscape architects Oculus on a site-sensitive design. Wardle is one of Australia's pre-eminent architectural practices, and its founder, John Wardle, is a former long-term Kew resident with an intimate knowledge of the area.

"After close to a year refining the plans, our current opposition embodies Kew's unique character and meets the community's needs, including detailed consideration of the surrounding building design, streetscape conditions and broader planning context."

On top of the extensive retail component, the opportunity to deliver offsite public realm works, involving the council owned land to the south, would include a comprehensive new landscaped laneway strategy that connects Athenaeum Place into the site, a new public park, and the relocation of the public parking currently on the site to the adjoining council land.

<img alt="Kew" data-entity-type="file" data-entity-uuid="02da73ff-e9d9-4e6a-8b6c-75c6f4cb3b01" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-29%20at%208.15.12%E2%80%AFAM.png?VersionId=NXlzip8H0suSqc.X2H6nLKZr6LB1joJ." />

Orchard Piper, led by Luke Mckie and Rick Gronow, is currently delivering The Carter building on St Kilda Road and One Toorak Place in Toorak village.

Kew has been a popular suburb for new development in recent years. The likes of Piccolo, ANGLE, and Carpe are delivering projects in the area.

&nbsp;

&nbsp;

Byron Rose

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