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GUEST OBSERVATION
As we enter the traditionally busy spring season of real estate, it’s a good time to discuss a few themes that have been the point of much discussion around Australia’s coffee tables, in dining rooms and in waiting rooms.
Some of these topics have preoccupied the industry for many years and are only just now being exposed to discussion in the mainstream media, others have been born out of controversial moves by some players in the industry.
<img src="/images/2014/07/04/yellow-one.jpg" alt="" style="float: left;">NEGATIVE GEARING
There has been some recent discussion around grandfathering negative gearing out by limiting it to newly-constructed properties. While this might have the effect of stimulating the construction industry, I believe it could very heavily impact people who already own investment properties.
By removing the tax breaks which negative gearing provides to investors on their existing properties, the ability of investors to sell these properties may be affected, as investors preference switches to new developments. Aside from the obvious implications for these investors who own established properties, it could also reduce the supply of rental properties on the market and increase rents.  
<img src="/images/2014/07/04/yellow-two.jpg" alt="" style="float: left;">THE ROLE OF AN AGENT IN A DIGITAL WORLD
The ease-of-access to online property listing portals has led some commentators to suggest that the era of the real estate agent may soon draw to a close, replaced by vendors personally listing their properties.
Though listings portals are an essential tool for vendors wishing to access a large pool of potential buyers, I believe there will always be a need for human interaction in the sales process. Someone will always need to physically show the property to the buyer, negotiate a selling price and deal with the myriad of minor details that accompany the process.
One reason that transacting property can be a challenge is due to the emotion vendors often bring to the process. The use of a third party helps to overcome this challenge, by placing an individual with experience in these transactions to act as a go-between without being emotionally invested in the process.
In addition to managing advertising and preparing your home for sale, a knowledgeable and experienced real estate agent will screen potential buyers to ensure they are in a good position to buy, take care of open for inspections, and ensure they negotiate a fair price for your property.
In many situations, vendors meeting the buyer can jeopardise the negotiation process as they may be emotionally manipulated into offering a lower (or higher) price due to this new relationship.
As a real estate agent with over four decades of experience in the industry, even I will always rely on the services of another real estate practitioner to market, negotiate and handle the sale of my properties. This is an approach that is commonplace throughout our industry.
I encourage vendors who are considering listing their home without the assistance of a real estate agent to consider whether they will feel truly comfortable dealing directly with buyers.
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<img src="/images/2014/07/04/yellow-three.jpg" alt="" style="float: left;">VENDOR BIDS
The use of vendor bids has traditionally served to encourage increased bidding in a sluggish auction where bidding has not yet surpassed the reserve. Vendor bids can be placed at the beginning, middle or end of an auction, with the auctioneer normally announcing the vendor bid on behalf of the vendor.
While this might be one strategy which adds some energy to an otherwise lacklustre auction, I believe that if you invest in a strong marketing campaign and an experienced agent, there should be enough interest in the property that you shouldn’t have to use this strategy.
A vendor’s bid can also send a mixed message to sellers, especially if it is placed after other competitive bidders have placed bids. In these situations, it may be more effective to consider letting the property pass in at auction and negotiating after the auction has concluded.
<img src="/images/2014/07/04/yellow-four.jpg" alt="" style="float: left;">AN EXPERIENCE GAME
When the property market enjoys a period of uninterrupted growth, there tends to be an increased level of interest in property as a career path. This has been evident recently, with 50 new real estate agents being licensed in New South Wales weekly.
I encourage those looking to list this spring to ensure that they’re choosing an experienced agent, or an agent who is able to draw upon the wisdom of other experienced real estate practitioners for advice. One other simple but effective way to distinguish between agents is by asking them a simple question – what do they think of a property boom?
Inexperienced agents, who entered the market during a period of heightened activity will likely profess to love a boom, as it makes their job easier. More experienced agents will inform you that a boom is counter-productive, as the best state for the market to be in is a period of uninterrupted, sustainable growth.
The past few years have seen interest rates at unprecedented lows, a surge of interest in property as an asset class and property values increasing steadily. For those Australians seeking to enter the market this spring, I encourage you to take the time to build your own market intelligence and spend time with property professionals who will be able to assist you in making the right purchase.
For those selling property this spring, I wish you all the best. I also recommend you ensure to have adequate time to invest in selecting the right agent, presenting your property in the best light possible and working closely with your agent to ensure you get the best result possible. 
Charles Tarbey is chairman and owner of <a href="https://www.century21.com.au/" target="_blank">Century 21 Australasia</a>.
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Four hot topics in the real estate industry

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There’s been a significant amount of discussion recently about the pros and cons of purchasing small, one bedroom apartments as an investment.
This discussion is interesting, because a long time ago, you wouldn’t even consider buying a one bedroom apartment – they just weren’t appropriate properties for most people.
Now, as the market suffers from a shortage of medium density development, banks have changed their rules a little and will lend for these types of purchases. Banks still hesitate to lend for some of these smaller properties, which is a similar issue that buyers of discretionary lifestyle properties can run into.
Banks are cautious about these types of dwellings as there will almost always be a minimal number of purchasers interested in purchasing them.
It’s for this reason that I believe you should buy at the top end of the first home buyers market and the bottom end of the second home buyers market.
This is because by purchasing a mid-range property, you’ve got multiple layers of buyers who could buy the property when you choose to sell.
Another ongoing discussion which I’ve been observing and participating in is that of the decision to buy a holiday home – whether as a lifestyle property or as a dual-purpose lifestyle and investment purchase.
When considering purchasing a holiday home, it’s important to remember that holiday homes are a discretionary spending area that is hardest hit following instability in the economy and a drop in property values. This is because when faced with the choice of selling their holiday house or selling the family home most people will try to sell the holiday house.
When they do list, they’ll then find themselves in a highly competitive market, competing against many similar properties that have been listed by owners with similar reasons for selling.
This is why I caution holiday home investors carefully budget for their purchase – especially if its viability is going to rely on expected rental income from leasing the property. Any expected rental returns in this instance can be diminished by many factors you can’t control such as the weather, a general down turn in the economy or a natural disaster striking the surrounding area.
It is for this reason that I believe people relying on a rental income stream from their holiday home should maintain a sizeable cash buffer to protect against unforseen events.
 
 
 
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Choosing the right investment property

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GUEST OBSERVATION
Infrastructure has an incredible impact on property prices.
Take for example, the M7 motorway in Sydney.
There are now some fantastic areas that you can get to quickly on the M7, meaning people can buy a brand new or high quality home in an area with very easy access to all the necessary amenities.
As a result of this infrastructure being built, many people who would have previously described these areas as too remote or hard to get to are now considering them to be desirable locations to live.
It’s important not to forget that both new and established infrastructure has an impact upon property prices.
While there’s been a lot of speculation in the media about the impact of major infrastructure projects in capital cities such as Melbourne and Sydney, many other regions in Australia already have infrastructure in place to rival that planned by these respective state governments.
In my experience, many speculators miss out on capital growth as they’re effectively placing a bet that planned infrastructure will cause a short-term price movement.
The reality is that infrastructure is often the first step in the gentrification of an area and the resulting price movement in the suburb may take months or even years to be fully felt.
Regardless of your intentions when entering the property market, I believe every buyer should be focused on the long-term capital growth they’re able to achieve from their property purchase.
Too often I see short-term speculators abandoning a purchase which is likely to experience strong growth over the next ten years, because the price dropped slightly over the past two months.
Charles Tarbey is chairman and owner of <a href="https://www.century21.com.au/" target="_blank">Century 21 Australasia</a>.
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The impact of infrastructure: Property investing isn't a short-term bet

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GUEST OBSERVATION
In its September meeting, the Reserve Bank decided to leave interest rates on hold at 2.5%. I believe this is positive news for Australians seeking to purchase their first home, as a low interest rate environment lowers the cost of financing this purchase.
In other good news for first home buyers, recently the HIA-CBA Housing Affordability Index posted its most favourable result in 12 years. 
In combination, these factors are likely to motivate any first home buyers who may have been sitting on the fence to enter the market and start looking for a suitable property to purchase.
I also encourage all property owners to take advantage of the borrowing environment at present, as any loan containing an interest rate with the number four or five in front of it should help a buyer over the next five to six years. It's also wise for property owners to <a href="/expert-insights/finance/unprecedented-low-interest-rates-wont-last-forever">budget for the possibility of any future rate movements in advance</a>, so that they’re adequately prepared for movements if and when they occur.
Additionally, recent price movement is also a positive indicator for the Australian property market, as value growth has started to slow after a period which saw rapid and sustained value growth across many of our capital cities.
Importantly, conditions have shifted from a sellers' market, where buyers have been willing to meet the high expectations of sellers, to a negotiators' market wherein real estate agents may need to seek to negotiate a lower price with vendors in order to close sales.
Banks and valuers are also starting to become more conservative after last year's strong house price growth, acting as two more mechanisms which will help to ensure future price growth in the property market is steady and sustainable.
Overall, I believe that the outlook for the property market continues to be positive and should present many opportunities for buyers and sellers in the Australian property market.
Charles Tarbey is chairman and owner of <a href="https://www.century21.com.au/" target="_blank">Century 21 Australasia</a>.
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Low interest rates are good news for first home buyers

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GUEST OBSERVATION
Over the past year, the Reserve Bank has elected to hold interest rates at an unprecedented low level a level which I’ve never seen during my 42 years practicing real estate.
This has had a marked impact in the property market as historically, continuous periods of low interest rates tend to drive interest in property as an asset class. This is an effect we’ve observed over the past two and a bit years and a contributing factor to the property markets sustained recovery, with the market achieving 15.5% growth since the trough in May 2012.
The Australian property is now entering a very steady adjustment and growth mode driven by the shift to a market where buyers and sellers negotiate a fair price for a property – not one driven by vendor’s expectations.
Despite this, <a href="/expert-insights/buying/moody-s-says-property-market-may-be-overheating-and-could-face-a-correction">Moody’s recently warned of a growing risk</a> of an overheated Australian property market developing into a real estate bubble, driven by low interest rates and growing interest from offshore investors.
My reaction to this is simple: If the Reserve Bank suddenly raises interest rates suddenly and steeply, it will almost certainly look like we’re in a ‘bubble’.
Similarly, if the world was to experience another global financial crisis, it’s likely that many property markets across the world will look overvalued.
At times such as this, it’s important to remember that in the right situation, almost anything could be deemed in a bubble, but it’s currently unlikely that either of these scenarios will eventuate and push the Australian property market in to bubble territory.
However, I would caution investors, home owners and prospective buyers to budget for the effect any interest rate movements could have on their finance. This is because while interest rates are currently steady at 2.5%, it’s unlikely they’ll stay this low forever.
Buyers who fail to budget for the impact of any potential interest rate increases may find themselves in financial difficulty should the Reserve Bank’s next interest rate movement be upwards.
Charles Tarbey is chairman and owner of <a href="https://www.century21.com.au/" target="_blank">Century 21 Australasia</a>.
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Unprecedented low interest rates won't last forever

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GUEST OBSERVATION
The last few years have seen a move away from an Australian property market determined by seasonality, to one driven by consistently high levels of demand from buyers. To most observers, the seasons of real estate all but disappeared.
However the market has recently demonstrated a return to seasonal buying behaviour, with activity dropping off over the winter months and listing activity starting to pick up before spring. This is good news for the Australian property market as we enter into the traditionally busy spring selling season, with national clearance rates now holding steady at 68%.
The Reserve Bank has also kept rates on hold at 2.5% for the twelfth consecutive month leading into spring, making it the longest period without a rate movement since 2006. This has led to some commentators expressing concern that property owners will be adversely affected should the Reserve Bank decide to lift rates upwards.
However, the buying public has been hearing a variety of messages for quite some time now which suggest that they should prepare themselves for an interest rate rise in the not too distant future. 
As a result, buyers are aware that interest rates have been held at low levels for an unprecedented period and have likely responded by budgeting against any adverse effects from future interest rate fluctuations. For those who haven’t, I would suggest speaking with a professional about budgeting for such a possibility.
Finally, the jobless rate recently reached 6.4%, sparking concern for the state of the economy as a whole. However, while many people may be understandably concerned, the unemployment rate across the country is low in comparison to other world marketplaces which are still in growth mode.
I don’t believe the Australian property market will be affected by the unemployment rate at this stage, which is likely to continue to experience modest growth through to the end of the year. However, it is worth noting that a rising unemployment rate may influence the Reserve Bank’s thinking on future interest rate decisions.
All things considered, I believe we can look forward to a busy and productive spring selling season.
Charles Tarbey is the chairman and owner of <a href="https://www.century21.com.au/" target="_blank">Century 21 Australasia</a>, one of Australasia’s largest and most diverse property groups.  
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Despite some economic uncertainty, we can look forward to a busy spring

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When you are thinking about selling a property, securing the best real estate agent is a vital consideration – agent choice is often the key difference between a great or mediocre result. So how can you ensure that you not only pick the right agent, but also get the most out of their services?  
Here are my top tips for selecting, and maximising the value of, a real estate agent.    
<ul>
<li>Don’t go with the cheapest agent</li>
</ul>
It is critical that you don’t make finding the cheapest agent, or the agent that offers you the least amount of advertising, your first priority. Why? Because if an agent can’t negotiate an effective fee for service with you, it’s unlikely they’ll be able to negotiate an effective sale price for your property.  
<ul>
<li>Find a performance-based agent</li>
</ul>
There is a tendency to believe that agents with many ‘for sale’ signs are the most effective and capable of selling property. However, in this particular context, when perception meets reality, reality often comes off second best. 
The reason for this is that ‘for sale’ signs are predominantly an indicator of an agent’s activity, not their results – an agent may have a large amount of listings, but they might not actually be selling anything.  
Try to keep in mind that a ‘for sale’ sign is initially a sign of success, but after four weeks, it becomes a sign of an agent’s failure to get the job done.  
I would recommend searching for agents that have the most ‘sold’ signs in your area, as these agents will most likely be performance-based as opposed to activity-based.  
Once you’ve identified an agent with a large number of ‘sold’ signs, you may want to consider knocking on the front doors of some their sold properties to ask the owner-occupiers how the selling process went. Doing so will allow you to gain some first-hand insights into the agent’s previous performance, which may help you to decide whether or not the agent is right for you.    
<ul>
<li>
Find an agent that treats you like their only client  
</li>
</ul>
It is reasonable to expect that your agent will meet with you on a weekly basis to give updates on all developments relating to your property’s sale – not just in person, but in writing as well.  
Remember – if it’s not in writing, it didn’t happen, so make sure that your agent commits up-front to giving you regular written updates.  
If your agent is prepared to document updates, it will not only show that they are serious about the transaction, it will also give you a tangible reference point to make them accountable should they fail to deliver on their undertakings.  
As an extension of this point, I would advise to look for an agent that speaks to you only about your property, and not about how busy they are with everybody else’s. It is relatively safe to assume that if an agent doesn’t give your property adequate attention in your presence, they’ll struggle to do so when you’re not around – so aim to find an agent that treats you like their only client.  
This article continues on the next page. Please click below.
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<li>Build an open and honest relationship with your agent</li>
</ul>
Building an open and honest relationship with your agent is one of the best things you can do in terms of ensuring that the agent’s advice is aligned with your best interests.  
Real estate practitioners are generally very sociable people who want to achieve the best possible outcomes for their clients. The best agents, however, are the ones that give honest and open advice – even when their clients don’t necessarily want to hear it.  
Of course, as a vendor, you want to achieve the best sale price for your property with the minimum outlay possible. However, the worst thing you can do is make your agent feel uncomfortable about managing your price expectations or giving you bad news.  
Your agent needs to feel at liberty to give you honest and accurate information on buyer feedback, market conditions and the like so that you can make a fully informed decision about when to sell, and at what price.    
<ul>
<li>Be flexible with your marketing</li>
</ul>
There are usually two reasons as to why a property doesn’t sell – either the vendor’s price expectations are too high or the marketing of the property is poor. If you agree to and sign off on a marketing strategy with your selling agent, it is important to hold the agent to delivering that strategy in full.  
In saying that, it is also important to be flexible with your marketing and to adjust your strategy if need be.  
In order to know when flexibility is required, you will need to be able to properly assess whether or not your existing strategy is working. As such, you should aim to meet with your agent during the first one to two weeks of open for inspections to discuss buyer feedback and interest in the property.  
If buyer feedback is poor and interest is low, the agent may recommend that you increase your marketing budget. Though this may not be what you originally agreed upon, I would suggest being open to increasing your marketing spend if your original strategy has proven ineffective. Doing so will likely increase your chances of not only selling, but achieving a strong sale price.  
Charles Tarbey is the chairman and owner of <a href="https://www.century21.com.au/" target="_blank">Century 21 Australasia</a>, one of Australasia’s largest and most diverse property groups.  
Charles has been actively involved in the property industry since 1972, and has trained and given advice to thousands of real estate agents, vendors and purchasers. He is also the author of two real estate books, Profit Driven Real Estate and Listing Rich.
This article first appeared on Property Observer in September 2013.
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Five tips to get the most out of your real estate agent

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GUEST OBSERVATION
These days everyone has an opinion on the state of the Australian property market – and the louder and more panic-inducing, the more attention their comments are likely to receive.
In early 2012, those already invested in the Australian property market may have been made to feel slightly uneasy by commentary predicting prices would fall by up to 60% in 2013. Individuals focusing on other investment markets may have breathed a sigh of relief, happy to now wait until the decline had passed before entering the market at a better time.
As we now know, 2013 actually saw a strong recovery in the Australian property market, with values finishing the calendar year 9.8% higher and property values in Australia currently sitting 16.1% higher than the start of the current growth cycle which started in June 2012.
The important thing to remember is that if you predict a market collapse every single year, one year you are bound to be right. This can encourage people to continually try to predict movements in markets they may not have relevant insight into; to one day be able to say ‘I told you so’.
Another thing to consider is the context and timing of when data appears and to remember that data is often historical and doesn’t necessarily represent a picture of where the market will go.
This is not at all to say that informative websites such as the Australian Bureau of Statistics or RP Data are providing incorrect statistics. These sites are hugely useful and credible resources for looking at pricing information and property trends, which might then be used in guiding more informed purchasing and selling decisions.
Another limitation of the data is that it is affected by a range of operational factors in addition to the movement of the market. For example, Christmas is a period of downtime for many Australian businesses – and the analytics industry is not immune to this. This is why traditionally the January/February periods often records low levels of activity, while March can appear to experience a slight uptick. Such fluctuations are not necessarily caused by what’s happening in the market but are rather impacted by the low levels of data provided during quieter periods.
Instead of paying too close attention to these often conflicting opinions and data points, it’s best to focus on doing your own research, talking to agents and listening to reliable commentators and forming your own thoughts about events in the property market.
Charles Tarbey is chairman and owner of <a href="https://www.century21.com.au/" target="_blank">Century 21 Australasia</a>.
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Take property market doomsday predictions with a grain of salt, do your own research

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I think it is fair to assume that for many borrowers, gone are the days when a 20-year mortgage is kept for the full term without some kind of alternation or refinancing taking place. 
A lot can happen over the life of a loan – in the last 20 years for instance changes have occurred including market reform, fluctuating interest rates, changing regulations, the emergence of new lenders and both the tightening and weakening of lending criteria, to name just a few. 
Thus, for many borrowers, the environment in which their mortgage was first acquired no longer exists or is vastly different, and it is likely that the original loan product obtained may not be appropriate nor the most cost-effective option for current conditions and personal circumstances. 
It is for this reason that it can be incredibly valuable for borrowers to establish an ongoing, working relationship with a mortgage broker, similar to that which may be enjoyed with a financial advisor or other professional consultant. 
By keeping in touch with a trusted mortgage expert borrowers can position themselves to ensure that they remain abreast of developments in the home loans market, and can act on fortuitous opportunities, such as to refinance or expand a portfolio, as they arise. 
I have seen many borrowers discount or even disregard the value that working to maintain such a relationship with a broker can achieve for them.  As a result these people will only have contact with their mortgage consultant periodically when their broker contacts them to make sure all is well. 
It is true that most professional brokers, if they are doing their job properly, will certainly be keeping an eye on their clients’ situations and those who are proactive will let their clients know about new opportunities to refinance or add value. 
However, if these interactions were not being initiated on the part of the broker, I am inclined to suspect that many borrowers would sit on their current mortgage without periodically investigating the newly available options – and potentially miss out on valuable cost savings as a result. 
In my experience, borrowers who maintain a working relationship with their mortgage brokers are at a big advantage, particularly as to do so doesn’t necessarily require a great deal of time.  While yes, it is reasonable to expect that your broker contacts you when attractive opportunities arise, don’t discount the value in taking steps to keep yourself front of mind for the broker so that you are the first client contacted when, for example, lenders release new packages, regulations change, or lending criteria alters in your favour. 
Often this requires only a coffee or lunch every now and then to catch up with your mortgage broker and have a chat about general market conditions and happenings, as well as your personal objectives and plans. 
The information that can be gained from such meetings is often invaluable, as you might find yourself privy to your broker’s concerns and insights into the current mortgage market – which could lead to further opportunities to invest or expand your portfolio. 
In addition, with more of an idea as to your property intentions and what you are comfortable with, your broker will be better placed to evaluate new mortgage options on your behalf. 
As a natural by-product of your effort and hospitality, you may just find that a working relationship with your broker is formed, whereby he or she is naturally more inclined to look out for your interests and alert you to valuable new opportunities as (or even before) they arise – putting you well ahead of other players and potentially saving you precious funds that can be directed to paying off your mortgage more quickly. 
There is no doubt that the home loans market can be a complex place to navigate, particularly for those property buyers who have not had a great deal of experience.  Dedicating some time to developing a relationship with a trusted mortgage broker can help you to make sure that you have an experienced professional watching out for your best interests – ensuring you make valuable savings where possible and have the most effective mortgage package available.
Charles Tarbey is chairman and owner of <a href="https://www.century21.com.au/" target="_blank">Century 21.</a> 
 
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Maximise your relationship with your mortgage broker

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As we move into a new year, it is my feeling that interesting times are ahead for both the Australian residential property and mortgage markets. 
There is no doubt that as uncertainty continues in global economies many Australian home owners will continue to hurt financially. 
However, the prevailing economic conditions are also heavily influenced by decisions made by the Reserve Bank of Australia, which moved to cut the official cash rate by 50 basis points over November and December – decisions that will no doubt help stimulate the property and mortgage markets. 
Recent labour force data released by the Australian Bureau of Statistics has certainly fuelled speculation that the Reserve Bank will move in February (at least), with many pundits predicting a potential cut of 25 basis points – bringing the official cash rate down to 4%. 
Such downwards movement in rates is helping to improve purchase conditions and levels of confidence for many of those Australians who are in a position to buy yet spent 2011 sitting on the fence. And with the rental market continuing to tighten across the country, many buyers, including both previous renters and investors, are moving to take advantage of fortuitous purchase opportunities and lending conditions. 
Therefore, circumstances that are highly concerning for many are also helping to improve prospects for others.  Interesting times ahead. 
So how can borrowers best approach mortgage management in 2012?
When to fix? 
Understandably, many of those people looking to obtain finance to purchase a property will be waiting for the possibility of further rate cuts so as to secure the lowest fixed-rate home loan package. 
While there is certainly the potential for fixed rates to come down with further rate cuts, it is my suspicion that the rates offered by lenders across the board will eventually bounce back up at some stage over the course of the year. 
If this happens, it will occur with little warning and could be quite substantial – with prospective borrowers missing out on good mortgage packages, resulting in larger monthly repayments. 
As such, I would advise that those borrowers who wish to fix do so, as rates are coming down – a mortgage professional will be able to provide guidance as to the best product and associated rate for your personal situation. 
Choose your lender wisely 
I would encourage those borrowers who may usually prefer to do their banking with the big four to contemplate the mortgage offerings of second-tier lenders. As the major banks ponder whether or not to pass on rate cuts in full, the mortgage products of many second-tier lenders generally present good propositions, and are certainly worthy of consideration if suitable for your personal situation. 
This goes for current mortgage holders as well – don’t discount the value that refinancing with a second-tier lender could have if your current lender declines to pass on any future rate cuts (be it one of the big four banks or another second-tier company). 
Take care with valuations when refinancing 
With some property values declining in various areas of the country across 2011, investors may find that when refinancing in order to expand a property portfolio, a valuation shows their position is not as strong as they had thought.  As such, it is essential that investors ensure they have adequate equity prior to making further purchases, and ideally should consult with a mortgage professional to ascertain their true financial position. 
Despite concerning conditions in global financial markets, the year to come should certainly present some attractive mortgage opportunities to those Australians who are financially positioned to make a property purchase.  I would urge buyers to seek the advice of a mortgage professional so as to be able to take advantage of attractive interest rates and to ensure that you end up with the best home loan for your circumstances.
Charles Tarbey is chairman and owner of <a href="https://www.century21.com.au/" target="_blank">Century 21.</a>
 
 
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What's in store for borrowers in 2012

In Melbourne’s established inner east, the qualities that define a traditional house, width, height, and access to open ground, are increasingly difficult to replicate in new residential developments. Larger landholdings are scarce, and with them, the ability to create apartments that extend beyond compact, internalised layouts.&nbsp;

In <a href="https://www.apartments.com.au/developments/kew-vic-3101">Kew</a>, where the residential fabric is shaped by generous setbacks and mature tree canopies, that tension is especially visible.

<a href="https://www.apartments.com.au/developers/ricdanic-investments-pty-ltd">Ricdanic</a>&nbsp;is bringing forward a boutique collection of just 13 residences across two buildings at 9–11 Wimba Avenue, Kew. Comprising six homes at No.9 and seven at No.11, the project sits on a quiet, tree-lined street just off Cotham Road.&nbsp;

Each apartment has been planned with a level of independence more commonly associated with standalone dwellings, balancing privacy with the efficiencies of apartment living.

Architect Chris Idle, who has been practising for over two decades, says projects like this don’t come along often.

“There are very few opportunities to do these kinds of developments in leafy, established suburbs,” he explains. “To get this level of amenity, natural light, and architectural freedom in such a setting is extremely rare.”

[smartcode_project:default project_id=140755 project_image_fid=366267]

The internal planning begins with width. Living areas extend beyond five metres, allowing furniture, circulation, and glazing to sit comfortably within the same zone without compression. Ceiling heights shift from three metres through to five metres in select areas, changing the sense of scale as you move through the apartment. These proportions are paired with double-glazed windows and fully electric systems, balancing volume with performance, supported by a 7.2 NatHERS energy rating.&nbsp;

From the main living space, the apartments open directly outward. Large sliding doors connect to private gardens averaging 125 square metres, with some residences also incorporating balconies of around 60 square metres. Rather than acting as secondary outdoor zones, these areas sit flush with the internal floor level, extending the usable footprint of the home and allowing for multiple modes of use, whether for quiet daily routines or larger gatherings.&nbsp;

The landscape, led by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick</a>, reinforces this relationship. Across the site, 23 different plant species have been introduced, including a mix of native and established varieties, arranged to maintain privacy while preserving sightlines and light access. Gardens are not treated as decorative buffers but as functional extensions of the apartments, shaped to accommodate movement, seating, and informal use over time.&nbsp;

[smartcode_project:default project_id=140755 project_image_fid=366265]

Architecturally, the project draws from Kew’s historic residential language. Handmade bricks by Krause define the exterior, grounding the buildings within the material palette of the suburb, while interior finishes, stone, timber flooring, and restrained detailing, continue this approach internally. Architect Chris Idle describes the intent as long-term rather than stylistic: “We wanted it to feel timeless.”&nbsp;

This emphasis on durability extends to how the buildings are accessed and secured. Entry is managed through keyless systems, with a double-gated basement incorporating number plate recognition for vehicle access. Each residence is paired with a private lock-up garage accommodating two to three cars, alongside storage, while all entry points are monitored continuously. These measures sit alongside EV readiness and fully electric infrastructure, aligning the project’s operational systems with its long-term design outlook.&nbsp;

The setting remains central to how the development is experienced. Located within walking distance of Kew Junction and close to established schools including Carey Grammar and Xavier College, the address benefits from existing infrastructure while maintaining a residential quietness that is increasingly difficult to find at this scale.&nbsp;

Construction is being delivered by <a href="https://www.apartments.com.au/builders/sinjen">Sinjen</a>, with a 10-year structural guarantee, with completion targeted for mid-2027.

[smartcode_project_cta:default project_id=140755]

Joel Robinson

Inside Wimba Ave, Kew’s garden-scale residences designed for space and permanence

High-end Sydney developer&nbsp;<a href="https://www.apartments.com.au/developers/abadeen-group">Abadeen</a> has secured approval for one of its latest Mosman projects, one of the first developments approved by Mosman Council under the NSW Government’s Low and Mid-Rise Housing Policy.

The approval represents an important step in delivering well-considered housing next to established village locations on Sydney’s Lower North Shore, in line with the intent of the Low and Mid-Rise zoning framework. 
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There are currently 13 other sites lodged within Mosman Council under the policy, with <a href="https://www.apartments.com.au/new-apartments/27-29-heydon-street-mosman-nsw-2088">Heydon Street</a> among the first to receive development consent. 
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Abadeen Founder and Executive Chairman Justin Brown said the project reflects a considered and appropriate response to its planning context. 
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“This approval demonstrates how carefully considered, design-led development can align with the objectives of the Low and Mid-Rise Housing Policy," Brown said.

"The scheme has been designed to respond sensitively to its village setting, with a built form, scale and level of amenity appropriate to its local context. The determination reflects a balanced and considered planning outcome, with Council recognising the capacity for this site to accommodate additional housing within a well-located and established precinct.”

<img alt="Abadeen secures first approval under low and mid-rise housing policy for Heydon Street, Mosman" data-entity-type="file" data-entity-uuid="92811ce3-02e8-44fc-996e-c61ae039bd3e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Heydon%20Street%20Aerial.jpg?VersionId=ZHJVuWQT64QcdrFJx963pFWFzTX7lI2I" />

The Heydon Street approval followed extensive consultation with Mosman Council, with Abadeen working closely with Council throughout the assessment process.

The approved scheme comprises 27 residences, with only four per floor, creating a low-density living environment. The building will include four half-floor penthouses designed to capture views across Middle Harbour, Sydney Harbour and the surrounding district.&nbsp;

The project is expected to appeal to downsizers and owner-occupiers seeking house-like proportions, privacy and local convenience. There will be north-facing Middle Harbour views from the second level upward. It is also just a flat 100-metre walk to Bridgepoint Shopping Centre, which will appeal to owner-occupiers and in particular downsizers.

Two-bedroom residences are expected to be priced from $1.99 million when sales launch later this year. 
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Joe Tack, CEO at Abadeen, said the outcome reflects both the quality of the site and the broader need for well-located housing. 
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“This is a highly considered site within a highly established local setting, offering elevated views and strong connectivity. The project has been designed to respond to that context, delivering a scale and quality of housing aligned with both the planning framework and evolving market demand.” 
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“This approval is particularly significant in the context of Mosman, where new housing supply has historically been limited. While it represents the first approval of this scale in Mosman to be achieved in over 50 years, it is importantly located within a well-established residential location, in close proximity to the established commercial amenity of Spit Road and Mosman Village. It reflects strong confidence in Abadeen’s approach to design, delivery and community integration, while contributing to the delivery of much-needed housing in a highly constrained market.”

Abadeen has an established track record across Sydney’s Lower North Shore, with recent completions including KOYO in Crows Nest and ENSO in Neutral Bay.

In Mosman, Abadeen recently completed The Hampden, with Mosman Residences on the corner of Spit Road and Clifford Street scheduled for completion later this year. Construction has also commenced at Burran Residences, comprising three full-floor ultra-premium homes positioned just 50 metres from Balmoral Beach, with residences expected to achieve prices in excess of $20 million. Two further projects are also progressing through planning within the local government area.

Abadeen secures first approval under low and mid-rise housing policy for Heydon Street, Mosman apartment development

Apartment developer <a href="https://www.apartments.com.au/developers/martello">Martello™</a> is one of the latest entrants to the Gold Coast development market, with its debut project set to be one of the most boutique offerings on Chevron Island in recent years.

Martello has unveiled <a href="https://www.apartments.com.au/new-apartments/aere-chevron-island-18-20-mawarra-street-chevron-island-qld-4217">Aere Chevron Island</a>, a collection of 33 large-scale two-, three-, and four-bedroom apartments across an 18-storey building on Mawarra Street.

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The developer has placed a strong emphasis on wellness, briefing architecture firm Raunik Design to embed this philosophy into the project. It is a direction <a href="https://www.apartments.com.au/developers/martello">Martello™</a> plans to carry through its future developments along the coast.

<a href="https://www.apartments.com.au/developers/martello">Martello™</a> has positioned Aere as a continuation of its human-centric development approach, with a focus extending beyond amenity to the fundamentals of layout, natural light, and spatial planning. Promax Construction has already been appointed to deliver the project, with construction expected to commence in the coming months as part of the group’s broader expansion into South East Queensland.

Rising above the low-rise fabric of Chevron Island, Aere’s design emphasises generous internal proportions and uninterrupted outlooks, with residences oriented to capture coastal, skyline, and waterway views. Interiors prioritise open-plan living, with large-format glazing and carefully considered transitions between indoor and outdoor spaces.

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The upper levels are dedicated to larger-format homes, including four-bedroom residences designed as half-floor offerings. These layouts prioritise separation between living and sleeping zones, along with increased privacy and storage, features more commonly associated with detached housing than traditional apartment product.

Aere’s private resident amenity spaces centre on wellness. A rooftop level will incorporate a heated swimming pool, sauna and spa, while the rest of the wellness spaces throughout the building include a&nbsp;residents’ lounge, dining areas and a gym.

The inclusion of both social and quieter retreat spaces reflects a broader shift in higher-end apartment design on the Gold Coast, where developers are increasingly responding to owner-occupier demand for buildings that support long-term living rather than short-stay use.

[smartcode_project:default project_id=143932 project_image_fid=367814]

Aere is positioned within walking distance of Chevron Island’s village centre along Thomas Drive, as well as the HOTA cultural precinct via the Green Bridge, connecting residents to parklands, galleries, and event spaces.

For <a href="https://www.apartments.com.au/developers/martello">Martello™</a>, Aere represents the first in a series of planned Gold Coast developments, with the group also exploring opportunities in other coastal precincts, including Kirra and Palm Beach.

The move north comes as sustained population growth and infrastructure investment continue to reshape South East Queensland, with developers increasingly targeting boutique, design-led projects in established lifestyle pockets. Aera’s relatively small scale and emphasis on spatial quality position it within this emerging segment of the market.

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Martello™ enters Gold Coast market with wellness-led Chevron Island development Aere

Development approval has been granted for Crescent, a boutique waterfront project on one of Palm Beach's most coveted and rarely developed streets.

Launched to market this month, <a href="https://www.apartments.com.au/new-apartments/crescent-palm-beach-34-36-murlong-crescent-palm-beach-qld-4221">Crescent</a> will occupy four combined lots with frontage to both Murlong Crescent and Tallebudgera Drive. The project is among the first new developments to get a green light on the creekside strip, home to only 21 tightly-held properties.

“Murlong Crescent is one of those streets that people discover and never want to leave,” said Andrew Erwin of NPA Projects, who is leading sales and marketing.

“The lifestyle here is genuinely hard to find anywhere else on the Gold Coast.”

Designed by Queensland firm ᴮʸculprit and developed by DCS Property Group, Crescent offers two and three-bedroom residences across four levels, ranging from 119 to 283 sqm and priced from $2.5 million. Builder SNBX Constructions has been appointed, with completion expected in mid to late 2028.

[smartcode_project:default project_id=151399 project_image_fid=366218]

Residences face north to Tallebudgera Creek, with views that extend to Burleigh Headland. Upper levels also capture canal and hinterland views to the west.

“The creek is tidal, so it changes constantly. The colour, the light, the mood of it,” Erwin said.

“That view over the creek to Burleigh Headland is only possibly from this location.”

[smartcode_project:default project_id=151399 project_image_fid=366213]

Crescent devotes two levels, spanning more than 1,100 sqm, to resident amenity.&nbsp; On Level 1, a gym, steam room, infrared and traditional saunas, hot spa, cold plunge, and ice bath make up the private wellness retreat. Entertaining and recreation converge on the rooftop with a resort- style pool and sundeck, alfresco BBQ and dining areas, pizza oven, yoga lawn, fire pit, as well as a herb and zen garden. Residents can also jog or walk along a dedicated loop with views over Tallebudgera Creek.

“The amenity here is genuinely out of proportion to the size of the building,” Erwin said.

“Every resident, regardless of which apartment they choose, gets access to the kind of amenity normally associated with luxury resorts.”

[smartcode_project:default project_id=151399 project_image_fid=366257]

Residences feature natural stone and timber finishes throughout, brushed brass tapware, and New Zealand wool carpet to bedrooms. Two basement levels provide secure parking, with provision for electric vehicle charging.

Beyond calm water swimming, paddling and boating, residents follow the foreshore path to Tallebudgera Beach, local cafes, and Tallebudgera Surf Club, while across the bridge is Burleigh Heads National Park, Burleigh Beach and the vibrant James Street dining and retail hub.

Palm Beach has been among the Gold Coast’s strongest performing suburbs over the past five years, with median house prices having risen by more than 91 per cent and unit values more than doubling in the same period.

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Crescent Palm Beach approved as sales launch

The Albanese and ACT Governments have struck a deal to unlock nearly 5,000 new homes across Canberra, with more than 1,700 earmarked exclusively for first home buyers.

The agreement marks the second formal partnership under the Federal Government’s election commitment to deliver up to 100,000 homes for first home buyers nationally, working alongside state and territory governments and industry.

At the centre of the deal is a $250 million funding injection from the Albanese Government, targeting enabling infrastructure to bring forward new housing supply across a number of key precincts in the ACT.

That includes funding to unlock 75 homes in the Kingston precinct, support new development in Weston Creek, and deliver estate works across the territory that will facilitate more than 500 homes by 2034. Additional investment will go towards relocating powerlines, water infrastructure in Molonglo Valley, and further expansion of the Ginninderry regeneration precinct.

Housing Minister Clare O’Neil said the agreement was about making it easier for first home buyers to enter the market, particularly in a housing environment that continues to challenge affordability.

“We’re determined to make it easier for young people and first home buyers to achieve the dream of owning a home,” O’Neil said.

“We know the housing market is tough, and we want Australians to know that Labor has got your back.”

The announcement builds on more than $800 million already committed to housing in the ACT since 2022, according to Finance Minister and ACT Senator Katy Gallagher, who said the latest funding would help ensure national housing programs are translating into real supply on the ground.

“We’re working closely with the ACT Government to unlock land and invest in the infrastructure needed to get these homes built sooner,” she said.

For the ACT Government, the agreement aligns with its broader target of delivering 30,000 new homes by 2030, with Chief Minister Andrew Barr pointing to the role of coordinated planning and infrastructure investment in accelerating delivery.

“Now, thanks to our agreement with the Albanese Government, this work is about to reach a new level,” Barr said.

The deal sits within the Federal Government’s broader $45 billion housing agenda, which includes initiatives such as the Housing Australia Future Fund, the Help to Buy shared equity scheme, and incentives aimed at increasing construction capacity and reducing barriers to development.

Charles Tarbey

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