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It sounds simple enough. You embark on a journey to find the perfect property. This could be either your dream home to live in or that next investment property to add to your portfolio to make a sound return and a nest egg for the future. It doesn't matter if it's a tiny studio apartment with one window or a grand palatial manor on acreage, you've decided now is the time you want to take that plunge. And good on you!
So you do your due diligence, research, and investigation, all to get your ducks in a row. And now, armed with your precise budget, list of “needs” and “wants”, and target town/suburb/city, you hit the market to go shopping. Better still, your peers, your friends, family, colleagues, and mentors are all saying, “It's a cooler market, you'll pick up a great bargin!” This all sounds great! Off you head to your first weekend of open home inspections with a whimsical spring in your step. But as you look at places you start to ask yourself, “How do you I know if this is a bargain?”
Before you can know if you have found a bargain, you must first think about how to define the word itself, because it actually means different things to different people. More commonly, people tend to associate the word “bargain” with words like “cheap”, “reduced”, “discounted” and “low-cost”. And personally, those kinds of definitions are the first things that come to mind when I hear the word. I'd even go one step further and say that before becoming a property investor myself, my expectation was that a bargain is price reduction. But a true bargain, should you find one, can be so much more than this.
I got to thinking about how you can go beyond price and got stuck on the letter P. This is a good thing. My definition looks something like the below. And note, your perfect bargain could be just one of these factors, a mix of a couple of them, or indeed a blend of the entire list. It all depends on the property itself, and your attitude.
Price:
Yes, I put it up top. Undoubtedly, if a three-bedroom house in your target suburb medians at say $600,000, and you've found one asking $500,000, it's worth a first look. And lots and lots more looks. Price is a great indicator, but remember, a heavily discounted price is heavily discounted for a reason. You'd just prefer that reason to be something like a foreclosure, unfortunate death, etc, rather than say, an entire house needing re-stumping.
Potential:
By this I mean scope for renovation or improvement. Improvement isn't translated as renovation! For instance, a townhouse on a hill, 10 kilometres from the city, with a giant tree in the front garden. It just so happens that tree is blocking a magnificent view of the skyline (or beach, or mountains, or whatever). You know if you had lopping approval, that view would add instance value. Or, indeed, it could merely be that a couple licks of paint refreshes it completely.
Position: 
Location location location is what they always say. The good old “worst house in the best street” comes to mind here. Truth is, it's more than just the location of the dwelling, but the position of other factors (is it north-facing? Does it have a great view? Is it a quiet street?).
Prestige: 
There is the obvious prestige of the suburb/neighbourhood itself, along with the street within that neighbourhood. But what of other prestigious things? Unique architecture, for one. Everyone seems to go ga-ga for Art Deco, for instance (even though we know agents market some properties with the dubious tag “Art Deco-style”), and true Art Deco indeed only exists in a finite number of properties. Why? They simply aren't making that style any more. Or it could be more topography. Sure, position takes care of best suburb/street, but what of that amazing golf course/marina/country club nearby? Future buyers of your property might find this locale hugely prestigious.
Let's take an example that actually happened to me recently. I inspected a property and was convinced it was a bargain. It was a top-floor two-bedroom renovated apartment in a very popular Sydney inner-west suburb, in a quieter street with a private leafy outlook and many other trimmings. It was going for the same asking price as others in the area, unrenovated, on busier roads. I knew I had to act quickly. The property was listed only on Thursday, and Saturday was to be the first viewing. I knew right away that there would be no second viewing needed, and I was right – it was snapped up less than 11 minutes after the viewing timeslot finished! How do I know? Well take a guess who put the first offer in? Yours truly! The agent emailed back, seconds later, advising an offer was made at asking price. I would have happily paid more because I was confident it was a bargain, but I knew I was already at my comfortable maximum (sometimes you have to know when to walk away). The place had a great mix of price, prestige and position. Sure, the potential was minimal because it'd been renovated, but the other three elements made it a true bargain.
Many markets throughout Australia are indeed in a cooling phase. This is a natural cyclical occurrence in the grand scheme of any property market, and rookie investors should not be scared of it. While the tabloid and fear-producing media may bolster some bold, attention-grabbing headlines likening the state of the property market to, say, the world ending in December (or something equally as dramatic), the reality is the market is in a downswing. The lesson to impart here, then, is that not only can bargains be found and had in all kinds of markets (hot, cold, and everything in between), but bargains can exist in many different flavours (price, potential, position, and prestige). You just need to access which flavours taste better regardless of the temperature.
Cameron McEvoy is a property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" target="_blank">Property Spectator.</a>
 
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There is more to a property bargain than price

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<a href="https://www.propertyobserver.com.au/landlords/the-importance-of-good-tenant-selection/2012030453664">Recently I'd been observing the challenges of tenant selection</a> and the difficulty of finding rental accommodation in a market with low supply volumes. This prompted one reader to ask some questions around the idea of living in a home and investing elsewhere, versus renting or staying at home and buying and investment property. It is indeed a challenge faced by many young Australians looking to get onto the property ladder.
In fact, there are two popular investment trends that are emerging in some of the lower rental supply markets in recent years that have really taken off within the young investor community. Of course we all know of traditional “owner-occupier” approach to investing, as in, you save a deposit for your home, or “principal place of residence” (PPOR), buy and move in for a couple of years and wait until you've built enough equity to then buy an investment property.
But what of alternative options that young investors are doing to help get ahead, and also run from the pressure of a big mortgage repayment, while on comparatively lower (or “career-establishing”, as I like to call them!) salaries?
The notion of being a “renter-investor” came to prominence in recent years; and as someone who is a renter-investor myself, I thought I'd weigh up some of the pros and cons of owner-occupying and then investing, as opposed to renting and investing. Additionally, I started out as an owner-occupier/investor, so I've had experience in both.
Owning your own home and then investing:
Pro: The security of not being asked to leave after six months of tenancy.
Pro: You can personalise the space you live in and greater freedom to decorate as desired.
Con: You cannot claim any of the tax benefits of living in your own home unless...
...Pro: You rent out bedrooms to a boarder, entitling you to apportioned tax deductible expenses (effectively making your own home partially an investment property).
Pro: The advantage of being able to live in the area/suburb/street where you want to be. Renters are often at the mercy of accepting less than their ideal locale.
Con: You are at the mercy of paying the additional costs involved in home ownership (strata for units, council/water rates, house maintenance, repairs, etc) without any of the tax deduction allowances, making owner-occupying very expensive when coupled with mortgage repayments.
 
Investing while renting: 
Pro: Cash flow month to month - it's easily considerably cheaper to split bills and rent rate.
Pro: Probably the biggest one – you free up cashflow to save harder for a deposit on an investment property.
Pro: Many options exist within this: couples moving in together to split costs; friends can flat or house share to split costs; or simply living with parents and paying a little board can keep costs down.
Con: Insecurity of long-term tenancy. Owners can sell/move back in/even demolish the property you're renting.
Con: Costs aren't fixed; leases tend to hike up in rent at the end of one lease and the start of another one.
Con: Depending on whom you're living with, the challenge of personality clashes or inconvenient lifestyle issues with accommodation sharers.
Con: Lack of freedom in personalising your home.
My view on what gets you further ahead? It all depends on your goals. Ask yourself, is owning your own home the real end result you're looking for, or is it simply financial stability? At the end of the day, investment property is all about building wealth for your security, so do you really need to live in the security that you own? Both options will help you work towards achieving your goals – in the end you are still investing, but there's no denying that those who can share the cost of living, even for a couple of years in that tough starting-out phase, can build equity and savings quicker, to get them up the ladder faster.
Cameron McEvoy is a property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" target="_blank">Property Spectator.</a>
 
 
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The pros and cons of buying your first property as an investment and continuing to rent

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Recently I found myself thrown back into the rat race that is the Sydney rental market – as a hopeful renter. While I am an investor myself, I am actually not an owner-occupier at the moment, choosing instead to rent with a friend to both save on costs enjoy a change of scenery. But due to personal and work-related reasons, I'm looking to relocate to the other side of Sydney. So, I've once again found myself at mercy of leasing estate agents. And aren't they a tough lot! 
But this time around I bring with me a different perspective, one that has prompted me to write today to would-be and active investors out there, on the importance of tenancy selection. Both I and my flatmate-to-be are in our late 20s/early 30s and have long-term employment with decent salaries. We each have assets and a flawless rental tenancy history. We applied for a number of properties using as many tactics as possible, including the usual offering more money, providing more I.D, rental ledger and references, etc. than required in our application process. Where possible we also had our applications pre-completed, so upon favourable viewing we were able to submit them on the spot. 
For most of these rental applications, we weren't successful. Once we got over the usual “Why didn't they accept us – we're perfect tenants!” emotions, we did end up sourcing a place to live. 
However, the process made me reflect upon my own tenant selection experiences. Sure, as an investor you've likely taken out insurance to protect against tenant property abuse and loss of rental revenue, but finding good tenants offers so much more to an investor than just this. The “right” tenant will be longer term (ideally you'll get a good two or three years), saving you money on vacancy periods, stress and time wastage of finding new tenants, and above all, peace of mind. 
So I thought to myself, why not interview some of the agents who'd rejected our application in favour of others, to see what insights I can gain on the perception of what makes a “good tenant” by landlords in the Australian market? And what did I find? Some surprising things, some not so surprising. As a landlord myself, it came as no surprise to hear the agent say “Even though you offered $20 more per week in rent, the owner selected other tenants”. This is a strategy I encourage to all investors. If your leasing estate agent is worth his salt, after the open home, hi will have received a solid volume of applications, some of which will offer more money per week. Never let this be the defining factor to tenant selection. 
Instead, you should be looking for other things. Stability and longevity of income/revenue stream provides you the security and stability that the tenant won't skip town, leaving you months behind in mortgage repayments. This is important yes, but honestly, insurance can protect you for that. What insurance isn't so great at protecting against is vacancy. Treat vacancy like the plague – it is effectively “bad debt”. So look for applicants who stack up but also request longer-term leases, and applicants who have been in a previous rental for at least two years and a job for at least four. 
So, initial disappointment for me paved the way to logic and then self-assessment/reflection. Experiences you have “on the other side” of property investment can influence you and bring new perspectives. And that is something we can all take note of.
Cameron McEvoy is a property investor and maintains a blog, <a target="_blank" href="https://propertyspectator.blogspot.com.au/">Property Spectator.</a>
 
 
 
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The importance of good tenant selection

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Let's be honest; the outlook for 2012 is probably best described as “turbulent”. Some of the more influential voices in the community (Michael Yardney, Catherine Cashmore, for example) are touting 2013 as the more positive year for investment property.
With 2012 being an arguably tough year ahead, young investors feel the stress of this as much as, or even more than, experienced investors. This is because even at the best of times, new investors face the challenge of discerning mass volumes of data, stats, opinions, and trends, so in more ambiguous times, navigating the brevity of data becomes an even greater challenge. More and more conflicting opinions and even hard data (numbers, statistics, and trends) become harder to understand.
From here, new investors begin to question not only the data, but their own skills in interpreting it. They begins to lose trust in themselves and ask questions like, “What am I getting myself into?” and “Am I just throwing money blindly at something and hoping it works?”. You're not alone in doing this; I too go through these doubts from time to time, all based on the conflicting information I uncover.
One of the best ways to combat a case of analysis paralysis is to invest in your own property sleuth skills. Become like a detective; don't be afraid to follow a hot lead based on instinct, and remember to use all of your instincts and logic to lead to you the answers you seek. This means using logic such as questioning current data/numbers and comparing it to historical data, listening to the opinions of experts and agents, and comparing these with market sentiments observed on trusted media sources such as Property Observer and community blogs. As for instinct – go with your gut feeling. Sometimes a great deal that just doesn't feel right, probably isn't right for you. This does not mean it isn't a great deal – it just isn't the deal that's the right solution for your brief.
It's like anything in life: you need to use logic and instinct to achieve the best results. For example, lately I've been trying to improve travel time on my 15-kilometre journey to work each day, so I can map out a new route that gets me there faster. So the logic-based influences that I deduced were things like; Google Maps (for the shortest distance map), personal experience of the busiest stretches of the journey and the number of traffic lights I encounter on such a journey. Then there are the instinct-influenced factors, such as knowing the likely effect that bad weather has on traffic congestion, plus the day of the week it is (Fridays for example have a different flow to say Tuesdays).
Absolutely do your due diligence on any property decision you set out with,yes, but remember to use both logic and instinct when arriving at decisions, and you'll be making the best and most informed decisions you can. So trust your sleuth skills, listen to others, but invest first and foremost in yourself first, and in property second.
Cameron McEvoy is a property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" target="_blank">Property Spectator.</a>
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Trust your property-buying instincts

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Today I'm coming to you from inside a plane. I'm writing this post en-route to Dallas, Texas from Sydney. Sure, the main purpose of the trip is a holiday, but I'm also there to observe on the local investment property market.
American property is slowly but surely recovering from its 2008-09 foreclosure nightmare, and while the US economy is not the best it has been, there are early indications that it's beginning to turn around. While I am certainly no economist and am aware that the above sentence is a bold statement, it does ring true when speaking to local agents and experts on the ground. There are certainly markets that are not recovering – in fact, that are getting worse (Cleveland, Houston, and Chicago, to name a few), but many other markets that have bottomed out and now showing signs of a slow recovery.  Suburbs in cities like Phoenix, Detroit, Seattle, and Houston have taken a huge hit in recent years, with some house values reduced down by over 70%. There are many stories of three-bedroom houses in good suburbs that were once fetching the $300,000 to $400,000 price range. These same houses today can be picked up for a fraction of this cost, many even in the sub-$100,000 bracket. So, if America is tipped for a comeback, many investors view these properties as “easy growth money”. Effectively; buying at the absolute rock bottom and then playing the waiting game in the years that follow. Sounds great in principle. But the question remains; do the complexities of not only procuring property in this country but holding and managing it from afar equal the potential for gains in future years? So, my trip will involve some research. I'll be sure to write post more in coming months as I learn about the market and the intricacies of holding property there. I personally have not taken the plunge into the US market. however I am considering it. But until then, I'll leave you with a list of some pros and cons of US investment property, written from the perspective of one young rookie investor to others like myself. Pros
<ul>
<li>Low entry point. For young investors in their 20s (or even late teens!) on limited incomes (say, under $50,000 per year) and limited initial deposit (say $25,000 of savings), the US is a very appealing market.</li>
<li>To buy a US property, you must get a mortgage from a US bank. These mortgages are typically one to three percentage points below AU ones, thereby reducing interest and repayments from day one, which is great.</li>
<li>The biggest pro is that most buys are instantly cashflow-positive. This means that even if the US takes years to recover (resulting in zero capital growth for a few years), the rental returns are still very decent. For instance, some four-bedroom houses in areas of Texas and Arizona are able to command around $250 per week in rent ($1,000 per month). You could command the same weekly rent ($250) in Australia for, say, an outer-suburban two-bedroom apartment, the difference? That 2-bedroom apartment in Australia may cost you $220,000-$260,000 to buy, whereas the four-bed house may only cost $100,000 to $120,000. Already, you are ahead here.</li>
<li>Prices in some markets have bottomed out so much that there is nowhere to go but upwards. As in, the houses can't get cheaper because at the rates they are now, they literally cover the cost of the bricks, roof, and fittings, with the land value being that of basic rural acreage. So there is very little chances values can actually get “worse” in such places.</li>
<li>With that said, there is a great opportunity for capital growth. While it is a gamble in terms of knowing which cities/states are likely to recover first; there is certainly excellent potential for a property that is both high on rental-return and capital growth (which is a rarity in Australia).</li>
</ul>
Tax benefits. I need to explore these further; but my basic understanding is that it could be tax-advantageous for those earning under $50,000 a year to hold an investment property in the US. Cons: <ul>
<li>Whilst entry costs are low, they are not without their complications and restrictions in terms of finance. For example, the minimum mortgage product a bank will sell you is $50,000 of mortgage (actual value of the loan). Yet they still command a hefty deposit (typically one-third of the buy rate). So if you're buying a $75,000 house, you'd need $25,000 down as deposit/savings, a $50,000 mortgage, plus other buying costs (legals, fees, inspections, research, etc,)</li>
<li>You need legal counsel in both countries when settling a US buy, so in other words, doubling the legal cost you'd spend in Australia.</li>
<li>One of the biggest barriers is this: there is a perception that you can pay a local company in Australian to help find you an American investment. This is true, but sadly there is no way to avoid a trip to the US. Why? To legally own property in the US, you must have an American bank account. To set up an American bank account, you must do it in person, in America (physically signing documents in person and not by fax/email). There's no getting around this. So, instantly, you're adding (at minimum) $2,000 to your overhead costs to do a fly in/fly out to get a bank account. You could get one in Hawaii, which is cheaper travel costs than the mainland, but if you're flying all that way, might as well have a holiday! If it's viable though, try to go to the neighbourhoods/suburbs you're considering, while you are there, to get a feel for their amenity, stature, position etc.</li>
<li>You really need a local buyers’ agent/specialist to help find the best property for you, which in itself isn't a con, however, this involves additional costs.</li>
<li>I'm yet to fully explore the tax complications (and benefits) of US property, but you'll need to file a tax return annually in both countries, so in other words, more admin. Plus for your US tax return, you'll need to pay a professional to help you, so there will be more costs.</li>
<li>Managing real estate agents, regardless of what you think of them locally are infinitely worse in America! They care less, command more of a cut of the rent, and sometimes don't bother to screen tenants properly. This is especially bad because American laws are set up to protect the tenant more than the landlord. You cannot rely on the agent to sort good quality tenants</li>
<li>Further, ever wonder why American inner-city areas can be so dirty, yet suburban housing estates in those same cities can be so pretty, clean, and tree-lined? Well, most city councils enact an “owner pays” approach to violations in keeping the neighbourhood clean. For example, if a tenant continually ignores water restrictions and washes his car on the footpath at hours in violation to rules, a large fine is issued. The problem? It is not issued to the tenant, but rather the property owner. This makes you liable for your tenants' local mishaps. Similar fines exist for rubbish on front lawns, improper use of refuse/recycling bins etc. In effect, you will have to pay for your tenants' bad behaviour.</li>
<li>Your tenant could also break the lease without penalty. In Australia, your agent would get the tribunal involved and blacklist the tenant, making it harder for him to ever source another rental. This system doesn't really exist in America. A deposit is not always mandatory, meaning that a tenant will just rent a competing property to yours that isn’t charging such a deposit. There is insurance to help protect landlords, but these policies are quite expensive.</li>
</ul>
Cameron McEvoy is a property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" target="_blank">Property Spectator.</a>
 
 
 
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The pros and cons of investing in US residential property

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One of the founding principles of good property investment buying strategy is “location, location, location”. Within this is the notion of the “ugly duckling” suburb. You know, the idea of buying in the suburb directly next to that new, gentrified, up-and-coming trendy suburb, but at a reduced rate, with the ambition being to piggy-back on to the success of the trendy suburb throughout the next property cycle or two. As a young modest investor myself (with an accordingly modest investment budget!), the ugly duckling buying strategy is one I've explored with keen interest.
In a heavily urbanised country like Australia – where more than two-thirds of our population resides in metropolitan cities – investors do indeed flock to these cities and the suburbs within them seeking out contenders for their investment dollars. Over the past 20 to 30 years, we've seen pockets of our capital cities shift through the gentrification process – most times for the better, but on occasion for the worse - and investors have cottoned on to this process too.
And so the ugly duckling cousin becomes  a prized possession, right? The problem is it is now very tough to try to identify suburbs that tick all the mandatory boxes (transport, employment, healthcare, social outlets and education proximity) that are the cheaper neighbours to established investment suburbs with proven positive track records. I say this because in order for a property to tick all the right boxes in an urban environment, we are realistically talking the sub-30-kilometre radius of both Sydney and Melbourne, the sub-20-kilometre radius of Brisbane, Perth, and Adelaide, and the sub-10-kilometre radius of smaller metropolitan cities such as Canberra, Hobart, Gold Coast and Darwin.
Take Sydney, for example. Ten years ago I was living for a brief time in Balmain, Sydney, itself already well into the gentrification process. However, what about neighbouring Rozelle, Lilyfield, Haberfield? Not so much. At least they were without question rife with gentrification potential as ugly ducklings. Here we are 10 years later and these ducklings have now grown into swans. The same can be said of smaller metropolitan cities. Take Hobart as an example. Ten years ago, suburbs like Newtown, Lutana, and Taroona were the ugly ducklings of already-gentrified Battery Point and Sandy Bay. But today, these suburbs have come the leaps and bounds those investors had hoped they would, and then some.
So what's next? Do we go do our due diligence on the ducklings around these suburbs? The problem is that the areas around these have already inflated to the point where they now overlap into the territory of other blue-chip suburbs throughout these cities. n the above examples, even their cousins – Sydney's Summer Hill, Camperdown, and Five Dock and Hobart's Glenorchy, West Hobart, and West Moonah – have virtually caught up already, due to their double proximity to other blue-chip suburbs besides the 'pretty swans'.
It leaves this observer to ask himself the question: have we seen the end of the ugly duckling phenomena in Australia? Should investors instead change their strategies to investigate the cheapest properties in the “pretty” suburbs as opposed to the “ripe with potential” properties in the once-ugly cousin (which now has been tarted up)?
Cameron McEvoy is a property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" target="_blank">Property Spectator.</a>
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Ugly duckling suburbs increasingly hard to find for property investors

<a href="https://www.apartments.com.au/developers/consolidated-properties">Consolidated Properties Group</a> (CPG) is approaching the launch of its latest Brisbane riverfront development, Castile, on the dress circle Skyring Terrace in Newstead.

VIP buyers are now being engaged, with a full public sales launch coming later this year.

Positioned as the final opportunity to secure a new absolute riverfront residence on the East bank of Newstead, Teneriffe or New Farm, Castile at 47 Skyring Terrace has been designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> as a timeless addition to the Brisbane skyline.&nbsp;

[smartcode_project:default project_id=150489 project_image_fid=371113]

The name Castile draws on themes of permanence, sophistication and legacy, reflecting a broader vision centred on enduring architecture and timelessness in the rarest of riverfront positions.&nbsp;

CPG Chairman and CEO Don O’Rorke said the project had been envisioned as a future Brisbane icon.&nbsp;

“With 47 metres of direct river frontage and never to be built out views, 47 Skyring Terrace is the definitive address on the Brisbane River,” O’Rorke said.&nbsp;

[smartcode_project:default project_id=150489 project_image_fid=371114]

“Rather than following trend-based apartment design, Castile draws inspiration from Brisbane’s great heritage buildings, reinterpreting classical architecture into a contemporary riverfront landmark designed to stand proudly for the next 100 years,” he said.&nbsp;

The approved development will comprise 227 apartments across a 25-storey tower alongside a boutique six-storey riverfront building of just 12 residences.&nbsp;

Construction is scheduled to commence in September 2026.

[smartcode_project_cta:default project_id=150489]

Joel Robinson

CPG unveils Castile Newstead ahead of upcoming sales launch

Australia’s online shopping habits have shifted dramatically over the last decade. As eCommerce volumes surged, so too did the frustrations that came with traditional parcel delivery: missed deliveries, long Post Office queues, parcel theft and the challenge of being home during business hours.

Australia Post’s Parcel Lockers emerged as one of the more practical responses to that changing consumer behaviour.

What started as a relatively niche delivery option has evolved into a nationwide network of more than 1,400 self-service Parcel Lockers positioned at train stations, shopping centres, supermarkets and Post Offices across the country. The system allows Australians to send, collect and return parcels 24 hours a day, fundamentally changing how many people interact with deliveries.

The appeal is relatively straightforward: flexibility.

Instead of waiting at home for a delivery driver or rushing to a Post Office before closing time, users can direct eligible parcels to a Parcel Locker location of their choice. Once the parcel arrives, Australia Post sends a notification with a collection code or QR access through the AusPost app, allowing customers to retrieve their package at any time within the collection window.

For apartment residents in particular, the system has become increasingly valuable.

Higher-density living has created logistical challenges around deliveries, especially in buildings without concierge services or secure parcel rooms. Missed deliveries are common, while parcel theft has become an increasing concern as online shopping volumes continue to rise.

Australia Post itself has repeatedly highlighted the growing issue of “porch pirates” during peak shopping periods, encouraging customers to use Parcel Lockers as a safer alternative to unattended home deliveries.

That security aspect is one of the key reasons the Australia Post Parcel Locker network has grown so rapidly.

Parcel Lockers are positioned as secure, monitored collection points that reduce the risk of theft while also improving delivery efficiency for Australia Post. Instead of multiple redelivery attempts, parcels can be consolidated into a single secure destination.

The Parcel Lockers themselves are free to use through a MyPost account and support a range of parcel sizes up to 16 kilograms and dimensions of approximately 35 x 44 x 61 centimetres.

Beyond receiving parcels, the system has increasingly become integrated into the broader eCommerce ecosystem.

Customers can now use Parcel Lockers to return online purchases, while retailers have embraced the model as a way to improve delivery success rates and reduce friction in the shopping process. Australia Post has actively expanded partnerships with major retailers and promoted Parcel Lockers as part of a broader out-of-home strategy.

The timing of that expansion aligns with broader changes in Australian shopping behaviour.

The acceleration of online retail during and after the pandemic placed enormous pressure on delivery infrastructure. Parcel volumes reached record highs, particularly during Black Friday and Christmas periods, with Australia Post delivering more than 100 million parcels during peak festive seasons.

That growth forced logistics providers to rethink the “last mile” of delivery, widely regarded as the most expensive and operationally difficult stage of the process.

Parcel Locker systems have increasingly been viewed as part of the long-term solution.

The concept itself is not unique to Australia. Parcel Locker networks have become common globally, particularly across Europe and Asia, where dense urban environments and apartment living create similar logistical challenges. But Australia’s geography and suburban sprawl made adoption slower initially.

Now, however, the convenience factor is driving mainstream usage.

For commuters, Parcel Lockers near train stations allow parcels to be collected on the way home from work. For apartment dwellers, they remove the uncertainty around access and missed deliveries.

The rise of the AusPost app has also streamlined the experience, centralising notifications, tracking and Parcel Locker access into a single platform. Australia Post has increasingly pushed customers toward app-based delivery management, partly as a way to combat phishing scams and fake delivery notifications, which have become more sophisticated in recent years.

The Parcel Locker model is also beginning to influence property development itself.

Parcel management has become a growing consideration in apartment building design, particularly as online shopping becomes embedded in everyday life. Many new residential developments are now incorporating dedicated parcel rooms or Parcel Locker systems into foyers and communal spaces.

For developers, parcel management is increasingly viewed as part of the broader resident amenity offering, alongside gyms, wellness spaces and communal work areas.

That reflects a wider evolution in how residential buildings are designed.

Apartment buyers are placing greater emphasis on convenience, security and operational functionality, particularly in higher-density urban environments. Parcel delivery, once considered a minor operational detail, has become an increasingly important part of that equation.

Australia Post’s Parcel Locker network sits at the centre of that behavioural shift.

What began as a simple alternative delivery option has evolved into a key piece of infrastructure supporting Australia’s growing eCommerce economy and changing urban lifestyles.

And as online shopping continues to expand, the role of Parcel Lockers is likely to become even more embedded in how Australians live, shop and receive goods.

How Australia Post Parcel Lockers changed parcel delivery convenience in Australia

Perth’s new apartment market recorded its strongest quarter of sales since Q4 2021, with 412 apartments sold in Q1 2026 and a record quarterly sold value of $537 million, according to Urbis’ latest Apartment Essentials results.

Urbis said the March quarter result reflects strong, highly product‑specific demand across both ends of the market, from more attainable projects delivering at scale, through to premium stock being absorbed by equity‑rich downsizers.&nbsp;

David Cresp, Partner at Urbis, said the key story in Perth is not demand, it is the market’s ability to convert demand into delivered housing.&nbsp;

“This is the strongest sales quarter since Q4 2021, and it reinforces that demand in Perth is real and it’s local,” David Cresp said. “But the task now is delivery, turning that demand into projects that can actually be built and completed.”&nbsp;

[smartcode_project:default project_id=110291 project_image_fid=302785]

<h2>Affordable product leads, premium demand remains resilient</h2>

Sales in Q1 were led by more affordable projects, with The Boulevard (SKS Group) recording 115 sales in the quarter, the presentation noting this is only the second time a single project has surpassed 100 quarterly sales. The project was able to offer more affordable housing product right next to a train station.&nbsp;

Palmyra West (Finbar) also delivered strong results with 28 sales in Q1, following 84 sales in Q4, with an average price of under $800,000, underscoring depth of demand for well‑located, attainable new stock.&nbsp;

At the premium end, Urbis said downsizer demand is continuing, with the results highlighting Romeo (Applecross, Finbar) recording 75 sales and reaching almost 50% sold in one quarter.

Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.

Urbis noted that Perth apartment demand is not speculative, not investor‑led, and not uniform, describing it as localised, often equity‑driven and highly product‑specific, a pattern reflected in the polarisation between strong “attainable” performers and premium downsizer product.&nbsp;

[smartcode_project:default project_id=148957 project_image_fid=364102]

<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

Urbis said pricing pressure is cost not demand‑driven: construction costs and delivery risk are now a central constraint, with the results noting build costs remain elevated and volatile, and that energy, fuel and labour uncertainty weigh on feasibility.

David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.

“Developers are really feeling the pressure from a building market that was operating at capacity and securing a builder is challenging,” David Cresp said, adding that even where a builder can be secured, “trying to get to the price that makes the development financially viable is incredibly challenging in the current market.”&nbsp;

Urbis’ broader WA commentary also notes that industry remains at or above capacity with lot and housing creation, and that many builders are limiting new sales to manage stretched workforces and fixed‑price contract pressures, conditions that flow directly into apartment feasibility and delivery timing.

[smartcode_project:default project_id=108869 project_image_fid=317905]

<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

While near‑term supply remains constrained, Urbis’ forecast shows completions lifting “Supply is forecast to be back above 1,500 apartments per annum for the first time since 2019”, with 1,775 completions forecast for 2026, and volumes remaining above that level over the following years.&nbsp;

Looking further ahead, completions are forecast to reach 2,500 in 2028, with the report noting 32% of that total is social/affordable, reflecting the role of government‑supported delivery in rebuilding the pipeline.&nbsp;

However, Urbis said Perth remains behind comparable markets on pipeline scale. In a national comparison of projects under construction, the report shows under construction Perth Build‑to‑Sell (BTS) at 3,446 apartments versus the Gold Coast at 7,922. Mr Cresp said “The challenge for Perth is how to we grow the delivery pipeline”.

Urbis’ conclusion is that Perth’s market is increasingly defined by product discipline and delivery certainty, with the research identifying “delivery certainty is key” and calling out builder risk and procurement models as core success factors, alongside “timing and staging”.&nbsp;

Perth apartment sales hit strongest pace since late 2021 as builder capacity tightens

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" 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/Screenshot%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" 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/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

Developer Lanevick is heading back into Sydney’s apartment market after focusing more heavily on the luxury townhouse and terrace sector in recent years.

Lanevick, founded and directed by Steve Maroun, is expecting to receive approval in the coming months for a new apartment development in Gladesville, with the aim to launch it to the market later this year.

The 51-apartment project, designed by Studio Johnston, will comprise a mix of one-, two-, and three-bedroom apartments positioned toward the Hunters Hill downsizer market.

“Traditionally it’s been difficult for people in that market to downsize because there just hasn’t been the right product available,” Maroun said.

“We’re targeting buyers who might have 30 to 40 per cent of their house value sitting in the bank after downsizing.

“They still want good spacious entertaining areas, they still want quality design, but they also want flexibility and the ability to enjoy life a bit more after working hard for a long time.”

The project sits near Boronia Park and within close proximity to the Parramatta River foreshore, an area Maroun says offers more of a Hunters Hill lifestyle than a traditional apartment precinct.

“From a lifestyle perspective, it’s really more Hunters Hill than Gladesville,” Maroun said. “You’re close to the foreshore, close to parklands, and still connected back into the village precinct.”

From level four and above, apartments will capture water views&nbsp;toward Sydney Harbour. Communal amenity will include rooftop entertaining areas, wellness spaces, and a gym tailored toward owner-occupier buyers.

“We’ve really designed these apartments around that buyer coming from the Hunters Hill LGA and what they’re actually looking for in their next chapter.”

The proposed development has also been designed to respond to the changing character of the broader Gladesville town centre, where a growing number of mixed-use and residential proposals are expected to emerge over the coming years.

“Gladesville presented a rare opportunity to deliver a genuinely design-led residential project within an evolving lifestyle precinct, just moments from the growing Gladesville town centre, and we’ve approached the project with a strong focus on architecture, liveability and long-term community value,” Maroun said.

Maroun said Lanevick saw a first-mover advantage within the precinct as planning controls continue to evolve to accommodate greater housing density.

“We think there’s a real opportunity there that hasn’t really been serviced properly yet,” he said.

“There’s going to be a broader evolution of the whole Gladesville village precinct over time, particularly with more activation and mixed-use outcomes.”

The Venus Street proposal will include a commercial and retail component at ground level designed to contribute to that evolving streetscape activation.

“A big part of the thinking was how do you activate that area properly and create more vibrancy and amenity, which is what Hunters Hill has been looking for,” Maroun said.

Lanevick’s focus since 2020 has largely been on smaller-scale luxury townhouse and terrace developments. The developer recently completed Royale Randwick, also designed by Studio Johnston, where prices reached $3.65 million. The project was featured in the UDIA NSW 2026 Professional Development Prospectus and was also named a finalist for Development of the Year.

&nbsp;

Cameron McEvoy

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