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Former Geelong girl Portia De Rossi and her wife, talk show queen Ellen DeGeneres, are certainly not wedded to the past. The couple are putting their Beverly Hills compound up for sale for a reported $60 million. They bought the 840-square-metre main house of the property for $29 million in 2007 and were married in the backyard in August 2008. The couple have purchased adjoining properties and converted them to staff quarters and guest houses. The house has a 10-car garage, a sunroom with barbecue and wood-burning oven and canyon views. The house is being sold by <a href="https://www.weahomes.com/" target="_blank">Westside Estate Agency</a>.
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Portia de Rossi and Ellen DeGeneres' house for sale

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Property group Peet has bought a half-stake in a $90 million mixed residential and commercial development in Flagstone City, in south-east Queensland, The Australian has reported. Industry super fund MTAA super sold the 50% share in the 1244-hectare Flagstone West development for $45 million. The development is next to an existing MTAA development in Flagstone East, which has infrastructure, services and about 3500 residents. When Flagstone West is completed it is expected to be worth $3.5 billion, and the area has been identified by the Queensland Government as an urban development area.
Eagle Street swoops away with architecture award One One One Eagle Street in Brisbane’s CBD has taken out the award for Australia’s best office architecture project at the Asia Pacific International Commercial Property Awards in Shanghai, according to The Australian. The 54-storey building, built by GPT Group for $630 million, is 40% leased, including a 10-year lease from accounting firm Ernst&amp;Young for the top five floors.
Suncorp’s shining HQ tender attracting plenty of bidders Insurance and banking company Suncorp is having no trouble finding a developer to build its flagship Brisbane office tower, with more than 25 bidders entering proposals. “We have already reduced the list and advised some of the developers that we will not progress to the next stage,” Suncorp executive general manager of real estate Peter Afflek told The Australian Financial Review. The Suncorp building, which will be between 27,000 and 30,000 square metres, will be the largest office building in Brisbane for several years and shows that developers are eager to get back into the market after years of falling commercial prices.
Gated community up for sale Ray White is selling a 39-lot gated community in Carbrook, south-east Queensland, on behalf of a mortgagee. The development, which is 30km from Brisbane CBD, had 95% of civil works completed. Ray White will auction the property at 11am on Wednesday, June 15.
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IN BRIEF: Peet invests $45 million in Queensland

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Charter Hall property group could lose up to 15% of its operating earnings if US hedge fund investors in the company’s Office Real Estate Investment Trust are successful in their attempt to remove Charter Hall as the trust’s responsible entity, according to the Australian Financial Review. US-based funds Orange Capital, Luxor Capital and Point Lobos Capital own 18.2% of the office REIT’s stock and plan to hold a unit-holder meeting to remove Charter Hall as the responsible entity. In order for the deal to go ahead, 50% of unit-holders would have to vote in favour of removing Charter Hall.
JPG to pay creditors 4 cents on dollar Johnson Property Group, one of the the largest property developer in New South Wales, will come out of voluntary administration and pay its unsecured creditors four cents on the dollar, the AustralianFinancial Review reports. The troubled property developer owes about $150 million to creditors including the Seventh Day Adventist Church, who put up to $70 million into JPG. The second-largest creditor after the church is St George Bank. JPG was responsible for much of the greenfield development in NSW, and founder Keith Johnson has slammed high state levies and the slow pace of the state’s planning process for JPG’s fall.
Bourke Street to sparkle with SwarovskiCrystal retailer Swarovski has signed a lease of more than $1 million for 280 square metres on Bourke Street Mall in Melbourne’s CBD. The luxury retailer hopes to leave its current Elizabeth Street premises and move into the shop at 276-278 Bourke Street by November, according to the Australian Financial Review. Swarovski joins a growing number of luxury retailers moving into Melbourne’s central shopping strip, including Spanish clothing store Zara and shirt retailer Thomas Pink.
US house prices hit new low US house prices have hit a new low, hitting their lowest point since 2002. The S&amp;P/Case Shiller house price index fell by 4.2% in the March quarter and now rests at 33.1% under its peak in July 2006. This is a sharper fall than the 31% fall during the Great Depression, Capital Economics analysts told The Financial Times.
Pool owners without safety certificate in deep waterHome buyers who purchase homes with swimming pools have 90 days to obtain a Pool Safety Certificate or face fines of up to $16,500, according to pool safety inspection organisation The Big Tick. From November 2015 all pool owners, whether the property is recently purchased or not, will have to get the certificate.
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IN BRIEF: Charter Hall could lose 15% of earnings

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Residential tenancy legislation The <a target="_blank" href="https://www.legislation.qld.gov.au/LEGISLTN/CURRENT/R/ResidTenRAA08.pdf" title="Residential Tenancies and Rooming Accommodation Act" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Residential Tenancies and Rooming Accommodation Act 2008</a> and <a target="_blank" href="https://www.legislation.qld.gov.au/LEGISLTN/CURRENT/R/ResidTenRAR09.pdf" title="Residential Tenancies and Rooming Accommodation Regulations" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Residential Tenancies and Rooming Accommodation Regulation 2009</a> are the relevant legislation for residential tenancies in Queensland.
Further information for residential landlords The Queensland government has also produced a <a target="_blank" href="https://rta.qld.gov.au/zone_files/Docs/managing_general_tenancies.pdf" title="Guide for landlords" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">guide for landlords</a>.
Dispute resolution for residential tenancies The <a target="_blank" href="https://www.rta.qld.gov.au/" title="Residential Tenancies Authority" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Residential Tenancies Authority</a> is responsible for residential tenancies and offers mediation in the case of disputes. If mediation is unsuccessful, either party can escalate the dispute to the Queensland Civil and Administrative Tribunal.
Further resources The <a target="_blank" href="https://www.reiq.com.au" title="Real Estate Institute of Queensland" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Real Estate Institute of Queensland</a>, <a target="_blank" href="https://www.propertyoz.com.au/qld/Division/Default.aspx" title="Property Institute of Australia" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Property Council of Australia</a>, <a target="_blank" href="https://www.ntd.net.au" title="National Tenancy Database" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">National Tenancy Database</a> and <a target="_blank" href="https://www.poaa.asn.au/index.php?page=poaq" title="Property Owners Association of Queensland" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Property Owners Association of Queensland</a> are also useful resources for landlords.
Commercial tenancy legislation Commercial tenancies in Queensland are governed by the <a target="_blank" href="https://www.legislation.qld.gov.au/LEGISLTN/CURRENT/R/RetailShopLA94.pdf" title="Retail Shops Act" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Retail Shop Leases Act 1994</a>, and the state government website has a list of<a target="_blank" href="https://www.deedi.qld.gov.au/" title="Regulations relating to retail tenancies" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;"> regulations relating to retail tenancies</a>.
Dispute resolution for commercial tenancies Disputes relating to commercial tenancies are heard by <a target="_blank" href="https://www.qcat.qld.gov.au/" title="QCAT" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">QCAT</a>, but the <a target="_blank" href="https://www.deedi.qld.gov.au/" title="Retail Shop Leases Registry" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Retail Shop Leases Registry</a> provides informal mediation.
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Useful links for landlords in Queensland

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Residential tenancy legislation In Western Australia, residential tenancies are subject to the <a target="_blank" href="https://www.slp.wa.gov.au/pco/prod/FileStore.nsf/Documents/MRDocument:20853P/%24FILE/ResdntlTenanciesAct1987_04-h0-00.pdf?OpenElement" title="Residential Tenancies Act" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Residential Tenancies Act 1987</a> and the <a target="_blank" href="https://www.comlaw.gov.au/Details/C2007Q00141)" title="Residential Tenancies Regulations" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Residential Tenancies Regulations 1989</a>.
Further information for residential landlords The WA government has also produced an<a target="_blank" href="https://www.commerce.wa.gov.au/consumerprotection/PDF/Publications/Renting_out_your_property_2010.pdf" title="Information brochure for landlords" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;"> information brochure for landlords</a>.
Dispute resolution for residential tenancies <a target="_blank" href="https://www.commerce.wa.gov.au/ConsumerProtection/" title="Department of Consumer Protection" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">The Department of Commerce and Consumer Protection </a>hears disputes relating to residential tenancies.
Further resources <a target="_blank" href="https://www.reiwa.com.au" title="Real Estate Institute of Western Australia" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">The Real Estate Institute of Western Australia</a>, the <a target="_blank" href="https://www.po.asn.au/" title="Property Owners Association of Western Australia" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Property Owners Association of Western Australia</a>, Property Council of Australia and <a target="_blank" href="https://www.ntd.net.au/" title="National Tenancy Database" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">National Tenancy Database</a> may be useful for landlords in WA.
Commercial tenancy legislation Commercial tenancies are governed by the <a target="_blank" href="https://www.slp.wa.gov.au/pco/prod/FileStore.nsf/Documents/MRDocument:10384P/%24FILE/CommTenancyRetailshopsAgsAct1985_03-d0-02.pdf?OpenElement" title="Commercial Tenancy (Retail Shops) Act" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Commercial Tenancy (Retail Shops) Act 1985</a> and are regulated by the<a target="_blank" href="https://www.commerce.wa.gov.au/consumerprotection/content/business/Commercial_tenancy/index.htm" title="Department of Commerce" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Department of Commerce</a>.
Dispute resolution for commercial tenancies The <a target="_blank" href="https://www.sat.justice.wa.gov.au/" title="South Australian Administrative Tribunal" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">State Administrative Tribunal</a> is responsible for mediating and ruling on disputes related to commercial tenancies.
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Useful links for landlords in Western Australia

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Residential tenancy legislation Residential tenancies in South Australia are governed by the <a target="_blank" href="https://www.legislation.sa.gov.au/LZ/C/A/RESIDENTIAL%20TENANCIES%20ACT%201995/CURRENT/1995.63.UN.PDF" title="Residential Tenancies Act" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Residential Tenancies Act of 1995</a>, and the South Australian government has produced an accompanying <a target="_blank" href="https://www.ocba.sa.gov.au/assets/files/inform_brochure.pdf" title="Informational brochure for landlords" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">information brochure</a>.
Further information for residential landlords The Office of Consumer and Business Affairs, a division of the South Australian Attorney-General’s office, has produced a series of <a target="_blank" href="https://www.youtube.com/view_play_list?p=0C606CFB566D1677" title="Tenancy dispute resolution videos" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">videos on dispute resolution for residential tenancy</a> and an <a target="_blank" href="https://www.ocba.sa.gov.au/tenancies/res/landlords" title="Information kit for landlords" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">information kit for landlords</a>.
Dispute resolution for residential tenancies Residential tenancy disputes in South Australia are the purview of the <a target="_blank" href="https://www.propertyobserver.com.au/https://www.sa.gov.au/government/entity/1040" title="Residential Tenancies Tribunal" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Residential Tenancies Tribunal</a>.
Further resources <a target="_blank" href="https://www.landlords.org.au/Default.aspx" title="The Landlords Association of South Australia" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">The Landlords’ Association of South Australia</a>, <a target="_blank" href="https://www.reisa.com.au" title="Real Estate Institute of South Australia" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Real Estate Institute of South Australia</a>, <a target="_blank" href="https://www.propertyoz.com.au/sa/Division/Default.aspx" title="Property Council of Australia" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Property Council of Australia</a> and <a target="_blank" href="https://www.ntd.net.au/index)" title="National Tenancy database" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">National Tenancy Database</a> may also be useful for landlords.
Commercial tenancy legislation Retail and commercial leases are subject to the <a target="_blank" href="https://www.legislation.sa.gov.au/LZ/C/A/RETAIL%20AND%20COMMERCIAL%20LEASES%20ACT%201995/CURRENT/1995.14.UN.PDF" title="Retail and Commercial Leases Act" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Retail and Commercial Leases Act 1995</a>, and information can be found on the <a target="_blank" href="https://www.sa.gov.au/subject/Business,+industry+and+trade/Starting+and+managing+a+business/Starting+a+business/Locating+the+business/Retail+tenancies" title="SA government website" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">South Australian government’s website</a>.
Dispute resolution for commercial tenancies Disputes relating to retail or commercial tenancies can be mediated by the <a target="_blank" href="https://www.ocba.sa.gov.au/index" title="Office of Consumer and Business Affairs" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Office of Consumer and Business Affairs</a> and brought to the <a target="_blank" href="https://www.courts.sa.gov.au/courts/magistrates/index" title="South Australian Magistrates Court" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Civil (Consumer and Business) Division of the Magistrates Court</a>.
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Useful links for landlords in South Australia

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Residential tenancy legislation Laws regarding residential tenancies in Victoria are outlined in the <a target="_blank" href="https://www.legislation.vic.gov.au/Domino/Web_Notes/LDMS/LTObject_Store/LTObjSt5.nsf/DDE300B846EED9C7CA257616000A3571/ECD74A4F9E870913CA25781C0015F8EA/%24FILE/97-109aa055%20authorised.pdf" title="Victoria Residential Tenancies Act" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Residential Tenancies Act 1997</a> and the <a target="_blank" href="https://www.legislation.vic.gov.au/Domino/Web_Notes/LDMS/LTObject_Store/LTObjSt5.nsf/DDE300B846EED9C7CA257616000A3571/ECD74A4F9E870913CA25781C0015F8EA/%24FILE/97-109aa055%20authorised.pdf" title="Residential tenancies regulation" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Residential Tenancies Regulations of 2008</a>.
Further information for residential landlords Consumer Affairs Victoria has produced a <a target="_blank" href="https://www.consumer.vic.gov.au/CA256902000FE154/Lookup/CAV_Publications_Renting/%24file/RentingComplete.pdf" title="Guide for landlords" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">guide to residential tenancy</a> for both landlords and tenants.
Dispute resolution for residential tenancies Disputes regarding residential tenancies in Victoria are handled by the <a target="_blank" href="https://www.vcat.vic.gov.au/CA256DBB0022825D/HomePage?ReadForm&amp;1=Home~&amp;2=~&amp;3=~" title="VCAT" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Victorian Civil and Administrative Tribunal</a>.
Further resources Other useful resources include the <a target="_blank" href="https://www.reiv.com.au" title="Real Estate Institute of Victoria" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Real Estate Institute of Victoria</a>, <a target="_blank" href="https://www.poa-vic.org/" title="Property Owners Association of Victoria" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Property Owners Association of Victoria</a>, <a target="_blank" href="https://www.propertyoz.com.au/vic/Division/Default.aspx" title="Property Council of Australia" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Property Council of Australia</a>, <a target="_blank" href="https://www.ntd.net.au/index" title="National Tenancy Database" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">National Tenancy Database</a> and <a target="_blank" href="https://www.consumer.vic.gov.au/CA256EB5000644CE/page/Renting?OpenDocument&amp;1=910-Renting~&amp;2=~&amp;3=~" title="CAV" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Consumer Affairs Victoria</a>.
Commercial tenancy legislation Retail tenancy in Victoria is governed by the <a target="_blank" href="https://www.legislation.vic.gov.au/Domino/Web_Notes/LDMS/LTObject_Store/LTObjSt3.nsf/DDE300B846EED9C7CA257616000A3571/BBE8B0A7F118CE5FCA257761002C3F33/%24FILE/03-4a013.pdf" title="Retail leases act" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Retail Leases Act 2003</a> and the <a target="_blank" href="https://www.sbc.vic.gov.au/images/stories/vsbc_Retail_Leases_Regulations_010111.pdf" title="Retail leases regulations" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Retail Leases Regulations 2003</a>.
Dispute resolution for commercial tenancies The <a target="_blank" href="https://www.sbc.vic.gov.au/retail-leasing-matters/dispute-resolution" title="Victorian Small Business Commissioner" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Victorian Small Business Commissioner</a> is responsible for mediating disputes arising from commercial tenancies. Should mediation prove unsuccessful, matters can be escalated to <a target="_blank" href="https://www.vcat.vic.gov.au/CA256DBB0022825D/page/Other+Disputes+at+VCAT-Retail+Tenancies?OpenDocument&amp;1=75-Other+Disputes+at+VCAT~&amp;2=50-Retail+Tenancies~&amp;3=~" title="VCAT" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">VCAT</a>.
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Useful links for landlords in Victoria

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<a href="https://www.propertyobserver.com.au/tools/time-s-up-for-unlicensed-mortgage-brokers/2011063050660">Yesterday</a> we looked at how the mortgage broking industry has consolidated with around a fifth of practitioners leaving the industry.
The consolidation has come about partly in response to the compliance costs associated with new licensing requirements.
Mortgage brokers must pay both an application fee and an annual compliance certificate fee that ranges from $450 to more than $26,000 depending on the type of business and number of loans written a year. 
Besides the fees, brokers must also invest in staff training and have adequate financial resources to meet ASIC requirements
All these requirements are contained in the National Consumer Credit Protection Act, which replaced a patchwork of state laws.
The regulatory transformation and ASIC’s emphasis on compliance puts a greater onus on all individuals engaging in credit activities to keep the borrowers’ best interests at heart.
“You could argue that we’ve always operated that way, but the important thing now is that it is enshrined in legislation,” says Mortgage and Finance Association of Australia chief executive Phil Naylor, who estimates that 40% of borrowers use the services of mortgage brokers to secure a home loan.
 
What’s changed? 
The NCCP Act is 450 pages long, but the biggest single change to consumers is the awkwardly worded “not unsuitable” clause.
Under the new laws, it’s not enough for mortgage brokers to help customers find a loan – they must ensure that the loan is ‘”not unsuitable”. Unsuitable loans include contracts where borrowers are unable to make repayments or can only do so with substantial hardship, or contracts that do not meet a borrower’s requirements or objectives.
As a result, brokers must make reasonable enquiries about a borrower’s financial situation, as well as their requirements and objectives. In addition, they are required to make reasonable efforts to confirm a borrower’s statements.
Using this information, mortgage brokers must then determine if the loan product recommendations are “unsuitable”. If deemed that the credit products are “not unsuitable”, the broker can proceed with the recommendations. A broker must also give customers a copy of the assessment if requested.
“The biggest advantage to borrowers is that onus is not just on the lender, but on the broker as well,” says Tim Brown, CEO of Vow Financial, the fifth-largest mortgage aggregator in Australia.
Strings attached?
Some industry observers argue the legislation tips the scale too far in favour of the consumer, taking away borrowers’ responsibility when it comes to credit contract obligations.
Kym Dalton, principal at mortgage industry consultants SAKS Consulting, believes the act will lead to a more litigious environment, as consumers seek to use it to their advantage.
He charges that borrowers facing mortgage stress will be more inclined to blame lenders and brokers for their situation.
According to Dalton, brokers are “putting too much emphasis on what ASIC will do as a regulator and not looking at the consumer end of it – it’s called the ‘National Consumer Credit Protection Act’ for a reason”, he says.
Some brokers warn access to credit will be increasingly difficult for consumers as lenders struggle to define what “responsible lending” really means.
In a client email, Smartline mortgage broker Kevin Lee stated the “knee-jerk reaction” from lenders to the act has been “nothing short of amazing”.
“Each one has their own interpretation of what responsible lending means, and each has introduced more requirements on you and I. Some institutions have covered it off with a half page of extra questions, whilst others have created literally pages and pages of extra compliance.”
One the biggest casualties of lender caution is low-doc loans, according to national mortgage broker Loan Market, part of the Ray White Group.
The company released research in February that noted low-doc applications have fallen by half – from 10% to just 5% of overall loan lodgments – following the introduction of NCCP regulations.
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Mortgage brokers fearful new requirements will be too costly

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Residential tenancy legislation
Laws regarding residential tenancies in New South Wales are covered by the <a target="_blank" href="https://www.legislation.nsw.gov.au/maintop/view/inforce/act+42+2010+cd+0+N" title="New South Wales Residential Tenancies Act">Residential Tenancies Act 2010</a>  and by the <a target="_blank" href="https://www.legislation.nsw.gov.au/maintop/view/inforce/subordleg+664+2010+cd+0+N" title="New South Wales Residential Tenancies Regulations">Residential Tenancies Regulation</a> 2010. These laws came into effect in January 2011, and a Q&amp;A addressing some common concerns about them can be found <a target="_blank" href="https://www.rpemery.com.au/rental_agreement/new-tenancy-laws-NSW." title="New South Wales Residential Tenancies Act Q&amp;A">here</a>.
Further information for residential landlords The NSW state government has a <a target="_blank" href="https://www.fairtrading.nsw.gov.au/Tenants_and_home_owners/Being_a_landlord" title="New South Wales guide for landlords">guide for landlords</a> on its website.
Dispute resolution for residential tenancies Disputes regarding tenancy in New South Wales are handled by the <a target="_blank" href="https://www.cttt.nsw.gov.au/default.htm" title="New South Wales Consumer, Trader and TenancyTribunal">Consumer, Trader and Tenancy Tribunal</a>.
Further resources The <a target="_blank" href="https://www.reinsw.com.au/" title="Real Estate Institute of New South Wales">Real Estate Institute of New South Wales</a>, <a target="_blank" href="https://www.poansw.com.au" title="Property Owners Association of New South Wales">Property Owners Association of New South Wales</a>, <a target="_blank" href="https://www.propertyoz.com.au/NSW/Division/Default.aspx" title="NSW division of Property Council of Australia">Property Council of Australia</a> and<a target="_blank" href="https://www.ntd.net.au/index" title="National Tenancy Database"> National Tenancy Database</a> are other resources that can be useful for landlords of residential properties.
Commercial tenancy legislation Owners of commercial properties in New South Wales can find information about retail tenancy on the NSW state government’s <a target="_blank" href="https://www.fairtrading.nsw.gov.au/Businesses/Retail_tenancy" title="NSW commercial tenancies information">website </a>. Retail leases in the state are governed by the <a target="_blank" href="https://www.legislation.nsw.gov.au/maintop/view/inforce/act+46+1994+cd+0+N" title="NSW Retail Leases Act">Retail Leases Act of 1994</a>.
Dispute resolution for commercial tenancies Any disputes regarding retail tenancies must be mediated by the <a target="_blank" href="https://www.fairtrading.nsw.gov.au/Businesses/Retail_tenancy/Resolving_retail_tenancy_disputes" title="NSW commercial tenancy dispute mediation">Office of Fair Trading</a> , but if this does not resolve the dispute, the matter can be escalated to the <a target="_blank" href="https://www.lawlink.nsw.gov.au/lawlink/adt/ll_adt.nsf/pages/adt_retail_leases_division" title="NSW Administrative Decisions Tribunal">Administrative Decisions Tribunal</a>.
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Useful links for landlords in NSW

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{yoogallery src=[images/stories/June6sentinel]}
32 Sentinel Court, Raby Bay, Queensland, 4163
Built for Savage Garden musician Daniel Jones, this five-bedroom, six-bathroom house on the outskirts of Brisbane has a private marine, more than 2300 square metres of beach-front property and a five-car garage. It is being sold by<a target="_blank" title="LJ Hooker" href="https://www.ljhooker.com.au/11PVF2S"> LJ Hooker</a> Cleveland agent Tom Banjanin, with an asking price of $8.5 million plus. Jones sold the property in 2007.
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Truly, madly, deeply

<a href="https://www.apartments.com.au/developers/skymark-group">Skymark</a>'s boutique Cronulla development Solis has secured a 10-year Latent Defects Insurance policy through Resilience Insurance, providing buyers of the 16-residence building on Ewos Parade with structural and waterproofing protection that extends a decade beyond the building's completion.

Currently under construction and due for completion in late 2027, <a href="https://www.apartments.com.au/new-apartments/solis-cronulla-8-ewos-parade-cronulla-nsw-2230">Solis</a> is one of a small number of new developments in the Sutherland Shire to carry Resilience LDI coverage, a distinction that carries increasing weight as buyer confidence in the off-the-plan sector continues to be shaped by how developers stand behind their product.

Latent Defects Insurance, which entered the Australian market in 2022 when Resilience Insurance was approved to offer the cover, protects buyers against major structural or waterproofing defects for ten years post-completion. Unlike traditional statutory warranties, it operates as a first-resort policy, if a covered defect arises, the insurer responds directly, without the buyer needing to pursue the builder or developer through a lengthy claims process.

Resilience Insurance CEO Corey Nugent has noted that the product addresses something fundamental to the new apartment market.

"The overarching feedback from prospective buyers in the new development space is that they want more confidence and assurances around the quality of the build," Nugent says.

"Resilience Insurance Latent Defects Insurance not only gives them complete peace of mind for 10 years, but it shows the developer they are buying from is standing by their product."

[smartcode_project:default project_id=150499 project_image_fid=370898]

For Solis, the Resilience LDI policy adds a meaningful layer of accountability to an already considered project. The development comprises nine two-bedroom and seven three-bedroom residences, including one dual-level three-bedroom apartment, across a five-storey building on Ewos Parade, positioned between Shelly Beach and South Cronulla.

Garden apartments connect directly to private landscaped courtyards, while upper-level homes capture beach views to the east from level four and above.&nbsp;

All 16 residences include at least one balcony or courtyard, and select apartments on the upper floors feature bar areas and secondary flexible living spaces.

Hiba Sander, Managing Director of Skymark, says Solis offers a rare balance, nestled between the quiet beauty of secluded beaches and the lively charm of South Cronulla's esplanade.

"It's a place to choose your pace and live gracefully, seaside'," Sander says.

[smartcode_project:default project_id=150499 project_image_fid=370900]

The architecture, designed by <a href="https://www.apartments.com.au/architects/ida-design-group">IDA Design Group</a>'s Michael Trinh, draws from the natural erosion patterns of <a href="https://www.apartments.com.au/developments/cronulla-nsw-2230">Cronulla</a>'s sandstone headlands, translating the organic forms of the coastline into soft curves, pavilion-style massing, and a material palette chosen for longevity in a salt-tinged environment.&nbsp;

Textured natural stone, soft renders, and timber-look battens reference the tones of the surrounding cliffs, while the building has been oriented to maximise natural light and passive ventilation, with primary living spaces facing north and east to capture morning sun and sea breezes.

"At Solis, our aim was to create architecture that feels quietly confident, grounded in natural materials like stone and timber, and elevated by light and landscape," Trinh says.&nbsp;

"The buildings are designed to sit gently within their coastal surrounds, with expansive glazing and abundant greenery creating a seamless dialogue between inside and out."

[smartcode_project:default project_id=150499 project_image_fid=370897]

Interiors by <a href="https://www.apartments.com.au/architects/hot-black">Hot Black</a> carry the same material language through to every room. Kitchens feature integrated Gaggenau appliances, sculpted stone benchtops, and Lo &amp; Co joinery, while bathrooms feature natural stone, timber, and brushed metal finishes.&nbsp;

Hot Black Founder and Design Director Sophie Safrin describes the intent as one of considered restraint: "At Solis, every detail has been thoughtfully considered to create a timeless coastal retreat, calm, refined, and effortlessly liveable. From natural finishes to seamless indoor-outdoor flow, Solis offers a quiet elegance that's deeply connected to its surroundings.

The landscape, designed by Julian Brady of <a href="https://www.apartments.com.au/landscape-architect/sitedesignstudios">Site Design Studios</a>, treats green space as an integral part of the resident experience rather than an afterthought.&nbsp;

"Gentle curves and layered native plantings mirror the ebb and flow of the ocean," Julian Brady says, "creating a serene connection between architecture and place."&nbsp;

Coco Republic has provided bespoke furniture packages tailored to the project's coastal palette.

[smartcode_project:default project_id=150499 project_image_fid=370899]

Skymark has an established track record in the Sutherland Shire, with a portfolio spanning Cronulla, Woolooware and Burraneer that includes Isla, Sylva, Bask, Shells, Sula and Mist. Securing LDI on Solis reflects a broader shift in how the developer is positioning its buildings to buyers, at a time when Resilience Insurance expects the policy to become mandatory in New South Wales by 2028.

Sales at Solis are launching soon through Ray White Projects, with an official event scheduled for 11 June. Enquire for more information.

[smartcode_project_cta:default project_id=150499]

Joel Robinson

Skymark takes out 10-year Resilience Insurance LDI at Solis Cronulla

Investors may soon find themselves with fewer reasons to buy established property and more incentives to look towards the new apartment market.

Proposed changes to negative gearing and capital gains tax concessions would see new and off-the-plan apartments retain access to the tax benefits, while established properties would miss out, creating a clear advantage for buyers purchasing newly built housing.

The policy direction aligns with what many developers have been saying for several years. Australia needs more housing supply, and governments are increasingly looking for ways to encourage investment into new stock rather than existing homes.

The challenge for investors is that suitable product is becoming harder to find.

For much of the last decade, one-bedroom apartments were the cornerstone of investor demand. They offered a lower entry price, strong rental appeal, and were a common feature across most apartment developments.

Today, the development pipeline looks very different.

Across both New South Wales and South East Queensland, developers are increasingly targeting owner-occupiers and downsizers, delivering larger two, three and four-bedroom apartments in response to changing buyer preferences. While one-bedroom apartments still exist, they now form a much smaller portion of many new projects.

That shift has created a shortage of investor-friendly stock, particularly in well-located projects close to transport, employment hubs and lifestyle amenity.

At the same time, rising apartment prices have pushed many new developments beyond the reach of traditional investors. On the Gold Coast and across South East Queensland, it's becoming increasingly difficult to find new apartments priced around the $1 million mark, particularly those offering strong rental fundamentals and long-term growth prospects.

We've rounded up four new apartment developments where investors can still secure a foothold in the market for around $1 million or less.

<h2 data-end="1140" data-start="844">Flourish Soleira</h2>

<h2>Priced from: $1.07 million</h2>

Popular Palm Beach developer Sherpa is soon to officially launch its newest local apartment development, Flourish Soleira.

The one-bedroom apartments in the building were only offered to first home buyers rather than investors, and all of those have been snapped up. The two-bedroom apartments will start from $1.07 million, and the three-bedrooms, still a good investment given the popularity of Palm Beach for owner-occupiers, starting at $2,045,000.

&nbsp;

[smartcode_project:default project_id=150017 project_image_fid=370964]

Flourish Soliera will comprise 153 apartments across two buildings, connected by a skybridge, the first ever delivered in the suburb.

True to Sherpa's booming Flourish brand of apartment projects, Flourish Soleira will have extensive rooftop amenity across both buildings including a&nbsp;wellness centre with gym, work from home, yoga, pilates, a&nbsp;heated pool, private dining rooms, pizza oven and barbecues, basketball court, and golf simulator.

<h2>Corallo, Palm Beach</h2>

Priced from: $841,500

Nearby Flourish Soleira is Changfa Group's beachfront-inspired Corallo development. They still have some one-bedroom apartments remaining, priced from $841,500.

The 105-apartment project on Palm Beach Avenue is otherwise dominated by larger two and three-bedroom residences, many of which are aimed at owner-occupiers and downsizers.

[smartcode_project:default project_id=112194 project_image_fid=808]

For investors, the appeal lies in Palm Beach's continued transformation from a laid-back beachside suburb into one of the Gold Coast's most sought-after residential markets. Residents at Corallo will be within walking distance of Palm Beach's surf beaches, the recreational amenity of Tallebudgera Creek, and the increasingly popular collection of cafes, restaurants and boutique retailers along the suburb's central dining precinct.

<h2>Corner House, Stones Corner</h2>

<h2>Priced from: $880,000</h2>

One of only two Brisbane apartment developments to make the list with prices under $1 million is DeMartini Fletcher's Corner House development in Stones Corner.

One-bedroom apartments start from $880,000 within the 88-apartment development, providing investors with exposure to one of Brisbane's most established inner-south locations.

[smartcode_project:default project_id=149098 project_image_fid=330594]

Stones Corner has long been supported by strong tenant demand due to its proximity to major employment and education destinations. The suburb sits less than five kilometres from Brisbane's CBD and is within easy reach of the Princess Alexandra Hospital, Greenslopes Private Hospital, Queensland Children's Hospital and several university campuses.

The project's location within a walkable urban village environment, surrounded by retail, dining and public transport infrastructure, continues to attract both professionals and healthcare workers seeking accommodation close to work.

Parkdrive Apartments, Chermside

Priced from: $749,000

The most affordable apartments across Brisbane's new and off the plan market are in Chermside where developer AusDev is selling one-bedroom apartments from $749,000, and two-beds from $929,000, at its recently launched Parkdrive development.

The development is strategically positioned in one of Brisbane's largest employment and retail precincts, placing residents within easy walking distance of Westfield Chermside, The Prince Charles Hospital, St Vincent's Private Hospital Northside and the suburb's major bus interchange.

[smartcode_project:default project_id=152125 project_image_fid=363782]

Already under construction and scheduled for completion in early 2028, Parkdrive benefits from Chermside's ongoing evolution into Brisbane's northern metropolitan centre. The suburb continues to attract significant public and private investment, supporting population growth and underpinning long-term rental demand.

For investors focused on yield and tenant depth, the combination of healthcare, retail and transport infrastructure within close proximity provides a strong foundation for occupancy and rental performance.

Investors to turn to new apartments after Federal Government changes spark hunt for Queensland's best $1 million apartments

A mix of Gold Coast locals, fly-in, fly-out purchasers from Sydney and Melbourne, and Brisbane-based families has driven early sales success at Broadbeach's newest apartment tower, Lumara.

The 26-level project, a joint venture between builder-developer 5Point Projects and Bourke Projects, comprises just 37 luxury residences and is attracting a buyer profile that is looking for exclusivity, above the most amenity-rich suburb on the Gold Coast.

[smartcode_project:default project_id=150454 project_image_fid=364156]

Jamie Bourke, Director of Bourke Projects, says every buyer secured so far intends to use Lumara as a lock-up-and-leave residence, combining holiday use with the ability to work remotely when required.

“The size of the apartments, both half- and full-floor options, and the different zones within the floorplans, lends itself perfectly to dedicated home office setups and multi-generational family holidays,” Bourke says.

That flexibility has become a key drawcard for affluent buyers seeking a second residence on the Gold Coast without sacrificing the ability to conduct business away from their primary home base.

The absence of holiday letting within the building has also resonated strongly with purchasers.

“This type of buyer doesn't need to generate holiday rental income,” Bourke says. “They're paying for exclusivity, privacy and certainty around who their neighbours are.”

[smartcode_project:default project_id=150454 project_image_fid=366491]

The strong demand comes amid broader shifts in the high-end apartment market following the Federal Budget announcements in May.

“We were already seeing strong enquiry from high-net-worth buyers, but that has only accelerated since the policy changes,” Bourke says.

“A lot of those buyers are looking to place more capital into premium lifestyle assets rather than investment-grade stock that has been targeted by the Federal Government.”

[smartcode_project:default project_id=150454 project_image_fid=366486]

Designed by Cottee Parker, Lumara adopts a slender, sculpted form with an emphasis on natural materials suited to its beachfront setting. The architectural approach draws on coastal influences, with a palette of stone, timber and concrete selected for durability and the ability to weather over time.

Apartments are limited to three and four-bedroom configurations, with a maximum of two residences per floor through the mid-levels and a selection of full-floor and dual-level homes in the upper levels. All apartments are oriented to the north to maximise natural light, cross-ventilation and views across the ocean, city skyline and hinterland.

A two-level amenity offering is positioned high within the building on levels 20 and 21, conceived as a sky wellness retreat. Facilities include a magnesium pool, spa, sauna and steam rooms, alongside more social spaces such as a private dining room, resident lounge, workspaces and outdoor barbecue areas integrated with landscaped greenery.

The uppermost levels are reserved for larger-format residences, including several full-floor homes and a dual-level penthouse with its own private wellness features and recreational spaces.

&nbsp;

To give buyers confidence, 5Point and Bourke commenced construction ahead of the apartments launching to the market, a sure-fire way to prove they mean business, and the building will be delivered. They are targeting a 2028 completion date.

[smartcode_project_cta:default project_id=150454]

Locals, interstate holiday makers, drive early sales at Lumara, Broadbeach's newest luxury apartment tower

Often when it comes to purchasing property, the biggest barrier to entry is the deposit. Buyers of established homes typically aim for a 20 per cent deposit to avoid the added cost of Lenders Mortgage Insurance, while most property transactions require around a 10 per cent deposit when contracts are exchanged.

The off-the-plan market works differently, with buyers typically paying a deposit during construction and settling the balance upon completion. As completion approaches at <a href="https://www.apartments.com.au/new-apartments/fabbrica-fitzroy-369-gore-street-fitzroy-vic-3065">Fabbrica Fitzroy</a>, developer <a href="https://www.apartments.com.au/developers/pace-development-group">Pace</a> is making it easier for buyers to secure a residence through a deposit-matching incentive. Purchasers need only contribute a five per cent deposit*, with Pace matching the remaining five per cent.

The offer comes as Pace unveils a completed display apartment and townhouse, now available for inspection by appointment ahead of the project's Spring completion.

[smartcode_project:default project_id=139552 project_image_fid=371009]

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/winwood-mckenzie-architecture">Winwood Mckenzie</a> and landscaping by <a href="https://www.apartments.com.au/landscape-architect/acre">Acre</a>, Fabbrica draws on Fitzroy’s industrial and manufacturing history, incorporating references to the former Argyle Shirt Factory and Life Savers Confectionery Company that once occupied the site.

The development comprises 85 residences, spanning low-maintenance apartments through to larger-format townhouses with private street access and double lock-up garages, a relatively uncommon offering in Fitzroy’s higher-density apartment market.

Pace says the project has been designed to appeal to buyers seeking inner-city convenience without sacrificing space, flexibility, or amenity.

[smartcode_project:default project_id=139552 project_image_fid=371016]

Inside the residences, Winwood Mckenzie has focused on adaptable layouts and integrated detailing, with features including custom joinery, and concealed storage solutions. The material palette leans into warm, tactile finishes intended to complement the building’s industrial architectural language.

Fabbrica’s rooftop amenity is a key part of the project offering. Spanning around 800 sqm, the communal rooftop includes a private dining room, communal kitchen, lounge spaces, work-from-home zones, and outdoor dining areas overlooking the Melbourne CBD skyline.

[smartcode_project:default project_id=139552 project_image_fid=371017]

Landscape architecture studio Acre has introduced a layered rooftop garden designed to soften the urban setting while creating a more communal environment for residents.

The Fitzroy location also positions residents within walking distance of Brunswick Street, Smith Street, parks, cafés, galleries, and public transport, while remaining only minutes from Melbourne’s CBD. The project has an enviable Walk Score of 96.

[smartcode_project:default project_id=139552 project_image_fid=371025]

Pace, which is also delivering the project as builder, has developed more than 100 projects across Melbourne over the past three decades. The vertically integrated approach has become increasingly common among developers seeking greater control over construction delivery amid broader market pressures affecting the apartment sector.

The strikingly contemporary Gore Street development is now around 70 per cent complete, with purchasers expected to move into their new homes in Spring 2026. A limited number of residences remain available under the current deposit match offer.

*Conditions apply in relation to the deposit match offer.

[smartcode_project_cta:default project_id=139552]

Pace offers five per cent deposit match at Fabbrica Fitzroy ahead of Spring completion

Sydney developer Hyecorp's roots on the Lower North Shore stretch back three generations, and that deep understanding of the market continues to shape where and how it develops today.

From high-rise towers to boutique apartment projects, the family-run developer has built its reputation by focusing on a part of Sydney it knows intimately. Founded by Michael Abolakian in the early 1990s, Hyecorp is now led by his sons Stephen, Troy and Patrick.

Stephen Abolakian, joint managing director alongside Troy, has spent more than two decades in the business, overseeing development, planning, finance, marketing and sales.

Abolakian says the developer's disciplined focus on where it chooses to operate has been, and continues to be, one of Hyecorp's greatest strengths.

“We know the buyer profile exceptionally well,” Abolakian says.

“The demographics between places like Willoughby, Chatswood, St Leonards and Roseville are very similar. There are nuances between suburbs and projects, but culturally and from a buyer perspective, there’s a strong overlap.”

That buyer has historically been overwhelmingly owner-occupier driven.

Unlike many Sydney apartment developers that have traditionally relied heavily on investor demand, Hyecorp’s projects have typically attracted downsizers, upsizers, rightsizers and family owner-occupiers seeking long-term homes rather than short-term investments.

“Historically, investors have been a much smaller portion of our demand profile,” Abolakian says.

“We design for owner-occupiers. We don’t design for yield, we design for comfort, amenity, family living and long-term usability.”

That philosophy extends well beyond apartment layouts.

From landscaping and communal gardens to shared amenities and circulation spaces, Hyecorp’s developments are designed around how people actually live, something Abolakian believes has become increasingly important in Sydney’s apartment market.

“There was probably a period where having an approved project in market was enough,” he says.

“There wasn’t as much competition and if you built it, buyers would come. That’s no longer the case.”

“There’s more supply in the pipeline now, particularly with TOD precincts and low and mid-rise reforms opening up opportunities across Sydney. Buyers have more choice, so if you get the product wrong, they’ll simply go elsewhere.”

[smartcode_project:default project_id=110379 project_image_fid=311393]

The shift has forced developers to become more sophisticated in how they approach apartment design, particularly as owner-occupier expectations continue to rise.

For Hyecorp, that means thinking beyond who the buyer is today and designing for who they may become in five or 10 years' time.

“People buying now often aren’t moving in for several years,” Abolakian says.

“You might have a young couple buying today, but by the time they move in they may have children, older children, or changing lifestyle needs. You’ve got to think about how families evolve.”

That thinking also shapes Hyecorp’s approach to amenity, which positions wellness at the forefront.

[smartcode_project:default project_id=149594 project_image_fid=362634]

While resort-style facilities have become increasingly common marketing tools across Sydney apartment developments, Abolakian says the challenge is ensuring amenities are genuinely usable and appropriate for the scale of the project.

“If amenities are done right, they can materially improve the living experience,” he says, adding however that if you&nbsp;overdo it or get it wrong, you can end up with facilities nobody uses that simply create ongoing strata costs.”

That balance is something Hyecorp is aiming to strike with projects like Roseville Avenue, one of the group's upcoming Lower North Shore developments, which Abolakian describes as bringing a resort-style living experience into a metropolitan setting.

“It’s about creating something that feels special without being excessive,” he says.

“Good gardens, quality apartments, thoughtful amenity. Creating that resort feeling in a metro location.”

<img alt="Hyecorp" data-entity-type="file" data-entity-uuid="13c4c0f3-b1b7-44cf-9344-0b3d1d07797a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-02%20at%2012.14.57%E2%80%AFPM.png?VersionId=9OLWjyj2bYkDV35F78WJnyMSPfc2bJ2z" />

The focus on owner-occupier product comes as Sydney’s apartment market continues to navigate a difficult development environment.&nbsp;For Hyecorp, maintaining an in-house operating model across construction, sales, marketing and development management has become increasingly important in navigating that environment.

“We’ve always believed in keeping a lot of the process in-house,” Abolakian says.

“It creates efficiencies, but it also creates quality control. You can make faster decisions and ensure the end product stays aligned with the original vision.”

Despite the challenges, Abolakian believes demand for quality owner-occupier apartments across Sydney remains strong beneath the surface, particularly across established Lower North Shore suburbs where downsizers continue to seek new housing options close to existing communities.

“There are definitely people waiting,” he says.

“Once some of the broader uncertainty settles, whether that’s the global environment or some of the local economic noise, I think the right projects will perform very strongly.”

Hyecorp currently has three residential developments on the market across Sydney’s Lower North Shore.&nbsp;Audrey, St Leonards, positioned opposite Newlands Park, is nearing completion and preparing to welcome its first residents, with the project now almost sold out.

Hyecorp has also recently launched&nbsp;<a href="https://www.apartments.com.au/new-apartments/celine-chatswood-37-archer-street-chatswood-nsw-2067">Celine Chatswood</a>, an architectural tower, while continuing to deliver&nbsp;<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet Roseville</a>, a more boutique scale of development with just 34 apartments.

Cassidy Knowlton

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