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Marketing a property often begins with a valuation check, conducting research to see how it compares with other similar properties in the area, and getting photographs taken before listing it online.
However, some homeowners and investors underestimate the importance of taking good photographs – resulting in unflattering photos that may impact the tenancy or sale of your property.
Property Observer recently <a href="https://www.propertyobserver.com.au/landlords/reasons-your-property-isnt-tenanted/2013091765077" target="_blank">reported</a> that less-than-ideal photographs could be a contributing factor for properties that have not been tenanted for a while.
What, then, is classified as a less-than-ideal photo? We recently came across <a href="https://terriblerealestateagentphotos.tumblr.com/" target="_blank">Terrible Real Estate Agent Photographs</a>, a blog full of terrible photos from real estate listings, as its name suggests.
The blog's curator states that "All the images I use are from genuine real estate agent websites, rather than gumtree/craigslist/airbnb etc so it’s fair to assume the majority have been taken by professional agents rather than landlords."
Some of these photos include properties with random furniture strewn around the living area, badly photoshopped photos, as well as a particular property where its corners were photographed extensively.
What do the bad photos have in common?
Perhaps the most obvious point is that they do not show the property in its best light. They also do not highlight the best feature of the property.
Some of the photos show a poorly maintained unit with unmade beds and random rubbish strewn around the property – which speaks volumes about property management, as well as the care factor of the landlord.
Other photos are plain bizarre. One notable image showed a male in a hooded jacket standing in the bedroom, looking as if he was ready to go to bed. Another image showed a dining table placed strategically in front of two sofas.
Conversely, what makes a good set of photos?
Here are some tips from property photographer Aysha Harburn:
<ul>
<li>Presentation is everything – Move as many personal items as possible and store them somewhere, as prospective buyers like to be able to imagine themselves in that space. </li>
</ul>
<ul>
<li>Declutter. Minimalise the number of objects around, and ensure surfaces are clear.</li>
</ul>
<ul>
<li>Make sure the garden is presentable.</li>
</ul>
<ul>
<li>For older properties, a fresh lick of paint can make a difference.</li>
</ul>
<ul>
<li>Consider whether to use twilight photography. Often twilight photography can bring a property to life, and can make a difference with how the property looks.</li>
</ul>
For humorous negative examples of real estate listing photos, click through to the <a href="https://terriblerealestateagentphotos.tumblr.com/" target="_blank">blog</a>. Its curator welcomes submissions, and adds his own captions – complete with witty humour.
If you've got any of your own, we also want to see them. Email news@propertyobserver.com.au 
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The worst real estate photography showcased

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A one-bedroom unit in Elsternwick was Victoria’s most affordable auction sale over the past weekend, according to Australian Property Monitors. 
Located at <a href="https://www.realestate.com.au/property-apartment-vic-elsternwick-114684071" target="_blank">3/245 Hotham Street</a>, the unit sold for $267,500 through Hodges Real Estate Caulfield.
Listing agent Alex Flamm told Property Observer the auction was “a bit slow... because it wasn't the right property at the time that people were interested in the marketplace”. 
He added that while the property would see a good rental return, it wouldn’t provide a strong capital growth return, deterring some bidders.
There were about 17 people present at the auction, with two bidders.
The successful bidder was an investor.
When asked about the reserve price, Flamm revealed that the property was sold under “unfortunate circumstances.”
“It had to be sold irrespective of what the reserve was,” he said.
The property also sits in a unique location. While the listing notes that it is located in Elsternwick, RP Data states that it is part of Ripponlea. Flamm said that Ripponlea is a “tiny small pocket” of Elsternwick, and added that Hodges manages a few properties along the same road and lists them as located in Elsternwick.
Flamm also said that the property market in the area is “brilliant” at the moment.
“It is close to the Elwood precinct, close to the beach, basically close to a lifestyle. It also has strong period-style properties. It’s very centralised, there are train stations and trams going east and west – it’s got a lot of ingredients for someone to be able to live in, and is close to the CBD,” he said.
According to Hodges’ estimated asking rent of $305 per week, the price reflected a 5.93% yield.
According to the <a href="/news">latest RP Data report</a>, the median unit price in Ripponlea is $423,000, up 5.8% on last year. The median asking rent is $350 per week, while gross rental yield currently stands at 4.3%.
According to the <a href="/news">latest RP Data report</a>, the median unit price in Elsternwick is $468,000, down 6.8% on last year. The average discount required to sell a unit is 5.1%, while private treaty sales average 82 days on market.
The median asking rent is $375 per week, while gross rental yield currently stands at 4.2%.
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Elsternwick cheapie sells for $267,000 reflecting 5.93% yield

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Chinese foreign investment makes up a significant amount of Australia’s real estate market.
A recent report by KPMG and the University of Sydney’s China Studies Centre revealed that Australia maintained its ranking as the most significant recipient of Chinese outbound direct investment since 2006. Direct investment into Australia also rose by 21% year-on-year in 2012.
While mining investments still dominate, there is growing Chinese investment interest in agriculture, renewable energy, and real estate, according to the report.
Typically, all foreign investors require government approval before purchasing real estate in Australia. There are also restrictions on the types of property a foreign investor is able to purchase.
According to the Foreign Investment Review Board, foreign investors who wish to purchase a new dwelling – purchased directly from the developer and has not been previously occupied for more than 12 months in total – need to apply for approval. Such applications are normally approved by The Treasury.
Foreign investors may also purchase vacant land to build a new dwelling, subject to foreign investment approval by The Treasury. Applications to acquire a single block of vacant land are normally approved, subject to the condition that the purchaser commences continuous construction within 24 months of receiving approval.
Similarly, foreign investors wanting to purchase land for residential development need to apply for approval. Applications are normally approved subject to the condition that applicants start continuous construction within 24 months of receiving foreign investment approval.
Foreign investors may also acquire established dwellings for the purpose of redevelopment – to demolish an existing habitable dwelling and replace it with multiple dwellings. A redevelopment proposal which does not increase the number of dwellings may be approved only where there is evidence that the existing dwelling is derelict or uninhabitable, using the valuation of the existing structures by a licensed valuer or a builder’s report.
Proposals for redevelopment are usually approved if the following conditions are met:
The existing residents cannot be rented out prior to demolition and development, and the existing dwelling must be demolished and continuous construction of the new dwellings must start within 24 months.
However, established (second-hand) dwellings are less accessible for foreigners.
Temporary residents may only acquire one established dwelling and it must be used as their primary place of residence in Australia.
Temporary residents need to apply for approval if they wish to purchase an established dwelling. These applications are typically approved if
<ul>
<li>the property is vacant at settlement;</li>
<li>the property is used as your principal place of residence;</li>
<li>no part of the property is rented; and </li>
<li>you sell the property when it ceases to be your principal place of residence</li>
</ul>
Foreign non-residents of Australia, or short-term visa holders, cannot purchase established dwellings unless it is for development. They can only investment in Australian real estate by acquiring new dwellings, off-the-plan properties under construction or yet to be built, or vacant land for development.
Another option for foreign investors is the Significant Investor Visa, which commenced on 24 November last year. It is designed to attract overseas investment and create a pathway for permanent residency in Australia. Applicants with AUD$5 million or more to invest in Australia can apply for the visa, without additional age, language, or residency restrictions. After four years, a permanent residency visa will be approved.
Under the Significant Investor Visa, investments in property are not considered complying investments that will count towards visa approval. However, investors may choose to invest in ASIC-regulated managed funds which may invest in Australian real estate.
Other factors are also extremely crucial when it comes to marketing your property to Chinese investors.
Modern Chinese investors may hold Western ideals, but other cultural superstitions and traditions still remain an important part of their lives.
For instance, house numbers can be a huge deciding factor for Chinese investors. The number 8, or any number with it (18, 28, etc.) is considered lucky as the number in the Chinese language sounds similar to the word for prosperity.
Another number combination that is considered lucky is 168, as its pronunciation is similar to the phrase “the road to prosperity”.
Conversely, the number 4 is considered an unlucky number as its pronunciation is similar to the word “death”. As such, house numbers with the number 4 will typically be unpopular amongst Chinese investors.
Some Chinese also have the belief that building a house facing North will bring ruin to the family.
Additionally, homes where traffic is angled towards the home will be avoided by the superstitious. Properties facing a T-shaped intersection are also considered not ideal, as some Chinese believe the oncoming traffic acts as a knife or poison arrow pointing towards their place of residence. The opposite is true for roads which have constant unhurried traffic.
Homes where one can see the back door directly from the front door are considered bad luck, as good energy that flows into the house will flow right back out. The idea is to have as much positive energy in the house as possible.
Staircases that lead straight out the front door are also avoided as the Chinese believe homes with this layout will see their fortunes go out of the door. However, this can be remedied by placing a green leafy potted plant to keep good fortune in the house.
The entrance of a home is the most important feature. It has been said a front door is best placed towards the left of the home, with a curved path leading towards it. Straight paths are said to lead evil spirits straight into the home. The surroundings also play an important part – there is a Chinese belief that lamp posts positioned directly in front of the front door will bring financial misfortune, while trees directly in front of the door will bring an imbalance of energy.
While your property may have one or more of these features, there are ways to increase the “positive energy” in every home. Some superstitions matter more to certain people than others – for instances, some buyers may overlook structural superstitions if a house is number 88 on a street with unhurried traffic.
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Marketing your property to Chinese buyers

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National house prices will rise at a rate of 7% to 11% annualised between the second and third quarters of next year, driven by “massive real estate price rises” within the Sydney property market, according to the latest report by property advisory and research house SQM Research.
SQM founder Louis Christopher stated in the report that the Sydney housing market will record significant rises of 15% - 20% for next year, while most cities will record moderate rates of capital growth.
Christopher forecasts Melbourne to record a growth rate of 5%-8%, Perth at 4%-8%, Brisbane at 4%–7%, Darwin at 3%–6%, Hobart at 3%–6% and Adelaide at 3%–5%.
Canberra has been forecasted to record a fall in real estate values because of public services cuts and the tail end of the 2010 construction boom. The decline is expected to be between -1% to -4%.
Other areas of interest include the Gold Coast as well as mining and resources towns. Christopher expects the Gold Coast housing market to record “modest gains” next year, in view of falling prices in Surfers Paradise itself and modest rises in the West and Southern ends of the city.
A number of mining and resources towns have seen large price falls in 2013, as a result of cancelled and completed projects. Christopher is of the view that there is still a risk for a large scale commodities price crash. Conversely, he also considers that the downturn may not be too severe as the same commodities prices have stabilised recently.
Christopher added that if sustained accelerated dwelling price growth occurs next year, the Reserve Bank of Australia may be required to increase interest rates.
However, Christopher added that the RBA’s decision to lift interest rates will be a difficult one. He noted that the RBA might not lift rates if only a few cities experience growth beyond 7%, unemployment was still on the rise, and if consumer and business confidence was still not doing well.
Current interest rate settings are considered accommodative by the RBA. From previous statements, Christopher notes that when confidence picks up even moderately, the RBA will take action to move interest rates towards “normal”.
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What the markets will do over 2013/2014

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A run-down house in Melbourne’s west may be contaminated with asbestos, which has caused much distress to its tenants.
The house has been leased by a family, who believes there is exposed asbestos in the house as well as in a shed on a neighbouring property.
The family has sought assistance from their local council but allegedly received no help. They then turned to building inspection company Jim’s Building Inspections to conduct an assessment of the property and verify the presence of asbestos.
Jim’s Building inspector Phil Smallman determined that asbestos was present on the property after an initial inspection. He has since sent off a sample to the lab for testing.
“Once we have the results back from the lab we hope that the landlord and rental agencies will enable the family to break the lease, or provide alternative accommodation whilst the asbestos is removed,” Smallman said.
The tenants are currently negotiating with the property agent to break the lease. If unsuccessful, they plan to take the cast to the Victorian Civil and Administrative Tribunal (VCAT).
Smallman has also expressed concerns about the adjoining shed on the neighbouring property.
“We believe the family living there, who are also probably renters, have recently arrived in Australia and may not be aware of the dangers.”
“Our clients say they are often outside playing cricket against the shed and the ball is constantly pounding and damaging the cladding. If it is asbestos this is very dangerous,” he said.
Smallman added that Jim’s Building Inspections will assist with documentation to formally notify neighbouring occupants, the owners of the neighbouring property, as well as the local council, as he feels someone needs to take responsibility.
In addition, he recommends anyone who suspects asbestos in their property to conduct a professional property inspection and get testing done to ascertain the risk.
“My advice is don’t take a chance. It’s simply not worth it,” he said.
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Suspected asbestos property in Melbourne's west

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A studio unit in Auburn was the most affordable auction sale in New South Wales over the past weekend, according to Australian Property Monitors.
Located at <a href="https://www.realestate.com.au/property-studio-nsw-auburn-114633195">333/95 Station Road</a>, the unit sold for $150,000 through Richardson &amp; Wrench Auburn.
Listing agent Nell Wu told Property Observer there were three registered bidders present.
The successful bidder was an owner-occupier.
The reserve price was set for “$140,000 to $150,000” according to Wu.
Prior to this sale, the unit was last sold in 2001 for $65,500, in 1997 for $67,000, and in 1993 for $64,500, according to RP Data records.
According to the <a href="/news">latest RP Data report</a>, the median price for units in Auburn is $342,680, up 10.5% on last year. The average discount required to sell a unit is 5.6%, while private treaty sales average 81 days on market.
The median asking rent for units is $390, while gross rental yield currently stands at 5.9%.
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Auburn studio sells for $150,000

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A three-bedroom house in Melton South was Victoria’s most affordable auction sale over the past weekend, according to Australian Property Monitors.
Located at <a href="https://www.realestate.com.au/property-house-vic-melton+south-114631379">4 Wilson Road</a>, the house sold for $190,000 through YPA Estate Agents Melton.
Listing agent Jordan Mandanici told Property Observer the auction attracted about 30 to 40 people, with three bidders.
The successful bidder was an investor.
While Mandanici declined to reveal the reserve price, the initial asking price was listed as “offers in excess of $170,000” according to RP Data records.
Mandanici also said the property market in Melton South is seeing a lot of activity.
“There’s a lot for sale, and there’s not huge growth in terms of prices,” he said.
He added that first-time home buyers and investors were the main people looking to purchase properties in the area.
According to YPA’s estimated asking rent of $225 per week, the price reflects a 6.16% yield.
According to the <a href="/news">latest RP Data report</a>, the median sale price for houses in Melton South is $230,000, down 3.5% on last year. The average discount required to sell a house is 8.3%, while private treaty sales average 103 days on market.
The median asking rent for houses in Melton South is $250 per week, while gross rental yield currently stands at 5.7%.
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Melton South cheapie sells for $190,000 reflecting 6.16% yield

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Low interest rates have been encouraging property investors and savvy homebuyers to purchase properties. Investors Choice Mortgages founder Jane Slack-Smith told Property Observer she is seeing “more mortgages than ever, at 2009 levels.”
With a huge number of mortgage brokers out there, it is important to ask them the right questions before committing to a certain broker or property. Often, one hires a mortgage broker to save both time and money. Here are a few tips from Slack-Smith, Aussie Home Loans Parramatta owner Ross Le Quesne, and Smart Property Adviser’s Kevin Lee to help ensure you are on the right track to achieving your goals.
Slack-Smith first warns property investors against using certain checklists that have been circulating around the internet, stating that your mortgage brokers need to have investment properties themselves, or they need to have won an award.
“When I first started, I asked my broker if he had investment properties himself. But he said he had a family and was investing in his own business, and has just the one house. Yet he was one of the top brokers working for over a thousand investors. Hence I don’t necessarily think it’s a criteria,” she said.
“I’ve seen people promote awards – but they’ve actually put a lot of marketing dollars behind promoting that award. That’s not the best way to choose a broker either,” she added.
Her advice – “It’s not what you ask the broker, it’s what the broker asks you.”
She notes that brokers who ask their clients about their income and existing loans are often more interested in a simple transaction rather than working in partnership with their client.
“If they ask you, ‘What’s your long term goals?’ ‘How is this property going to assist in getting you there?’ they are more in tune with your long-term plans and success than just a short term transaction,” she said.
Property investors should also avoid the trap of going for the lowest rates. Slack-Smith said she has worked on many cases where she has come up with a structure, and fought with lenders for a flexible loan only to have her clients tell her, “I can get a cheaper rate somewhere else.”
“Unless you are an advanced investor, it’s not about rates. It’s about the right structure to do what you want with your portfolio. For example, someone may go for a cheap loan that doesn’t allow them to come back after renovation to access the equity,” she said.
It is also especially important to let your broker know what type of property you are intending to purchase upfront, instead of simply stating you want a loan for a certain amount.
Often, brokers act on that amount, work out the best structure and loan, and gain pre-approval from a lender, only to be told that they cannot go ahead with the loan as the lender’s policy does not suit the type of investment their client wants to make. 
This is then hidden in the investor’s credit file, and could create problems down the track.
“You’ve got to keep your credit file very clean,” Slack-Smith emphasised.
Slack-Smith also states the significance of having a broker who has your interests at heart.
“Sometimes you need to have a broker that is willing to give you the harsh reality and the bad news stories. Not everyone is willing to do that,” she said.
Aussie Home Loans Parramatta’s franchise principal Ross Le Quesne has had 17 years’ experience in the mortgage industry. He says that experience is key for a broker to structure a loan that will best meet his client’s needs.
“It’s more about their (the client’s) overall goal, more about understanding that goal then structuring the loan,” he said.
He is often wary of brokers who focus more on the product as opposed to the structure.
“A lot of basic brokers may structure the loan in a way where the properties are cross collateralised, which will add cost and complications down the track,” he said.
What happens if a property investor has already gone down that path? Le Quesne says it is possible to refinance and undo what has already happened.
Smart Property Adviser’s Kevin Lee notes that with interest rates at record lows, a savvy investor would ask, “Can I afford this if interest rates go up by 4%?" 
If they don’t consider an increase in interest rates, Lee states that an investor’s dreams could quickly turn to a disaster.
“A home or investment property is not meant to be a massive financial weight on your shoulders; unfortunately though many people buy with their heart and not their head,” he said. 
He definitely recommends that investors arrange their finances before purchasing a property to avoid penalty interest.
“Just remember, finance first!” he said.
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Top things to ask your broker before you buy

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Property investors often rent out properties as a means of earning passive income. However, there may come a time when your property has not been tenanted for awhile.
Property Observer speaks to property management specialists, and property analysts to help determine why your property has not been taken up, and how you can change that.
The first thing a landlord should look at is how the property has been priced. Property management specialist Fiona Blayney and SQM Research director Louis Christopher both emphasise the importance of pricing a property appropriate to current market conditions.
“What’s important is no matter what type of market, the landlords meet the market. Don’t try to overprice the rental property. If they do, no matter what the market is, they won’t find a tenant,” Christopher said.
Blayney agreed with this view.
“Normally if a property hasn’t got a tenant in it, it comes down to the price,” she said.
“A big part of the pricing is the landlord not listening to the agent. A lot of landlords think the agent can’t be bothered getting a higher price – but an agent’s income is reflective of the value they want to achieve,” she added.
Blayney notes that renters have a dollar value in mind.
“If I am looking for a property and I want to spend between $500-$520, I'm just looking for properties in that bracket. A good agent considers what bracket it goes onto on the websites. If you put it at $510, it'll go to the $500-$550 instead of $450-$500 bracket,” she said.
To get the right price, Christopher recommends checking the vacancy rates in the area. SQM Research provides this data for free, right down to the suburb level.
In addition to that, he advises landlords to do their own assessment, watch the market closely and look at rental listings to get a realistic idea of the property market.
Consistent with every other market, the rental market is driven by supply and demand. An increase in demand will generally lead to an increase in rental prices as properties compete with each other. Conversely, an increase in supply or a reduction in demand will lead to a rise in vacancy rates and put pressure on market rents.
Christopher told Property Observer that the Australian housing market has been a “fairly tight” rental market in recent years.
“Vacancy rates for August are at around 2.1%, which is still reasonably tight. Anything under 3% is in the landlord’s favour,” he said.
He revealed that vacancy rates have been slowly inching upwards since 2010, when the vacancy rate stood at about 1.7%. Other factors that affect vacancy rates include seasons. He notes that rates are usually high around Christmastime, and drops back down after.
Vacancy rates also vary greatly depending on city and region.
“In Melbourne we are generally recording higher vacancy rates of around 2.7%. This is due to the increase of accommodation in the last three years – an increase in house and land packages and multi-storey buildings in Southbank and Docklands,” he said.
He added that planning laws and restrictions in Victoria are more flexible than New South Wales, which could have contributed to the recent influx of accommodation.
“To be fair too, we’ve noted that the vacancy rate in Melbourne has remained largely unchanged for the last 12 months, outside of seasonality. In 2011 there was a rising trend; I find it interesting that it hasn’t further increased, and the rate’s stable now. It implies that demand is meeting supply in this particular instance – the situation hasn’t worsened for landlords,” he said.
The Sydney rental market is “relatively tight”, with a vacancy of 1.8%.
“It is slowly trending up. Back in early 2011 it was around 1.5%. There’s been a slow rise, and the market’s definitely favouring landlords at this point,” Christopher revealed.
Away from capital cities, there are areas around Australia where the rental market is greatly affected by seasonality. Coastal regions like the Gold Coast often see higher vacancy rates during the winter months, while rates tighten during summer months.
Besides pricing your rental property correctly and putting it on the market during the right season, Christopher advises landlords to be particular about the tenant. 
“I would rather have stable rent if I’ve got a good tenant in place looking after the property. It’ll mean a lot less maintenance and stress. Having a good tenant is worth their weight in gold – I would talk to the tenant a lot before lifting the rent,” he said.
Property management specialist firm Let’s Rent’s director Lisa Indge seconds this view.
“When you’ve got a tenant in a property that’s presenting it very badly – things everywhere, unmade beds, do you want to show it in this condition? I would wait for the tenant to move out before making sure it’s clean, neat, and tidy before presenting it to the rental market,” she said.
She also mentioned it should only take three weeks to lease most properties. During those three weeks, agents and landlords need to take note of what kind of queries you’re receiving, and what are the competing properties in the area.
Indge notes that many tenants choose not to rent a property because it is dirty and hasn’t been well maintained.
“A lot of agents out there don’t communicate with their landlord about the condition of the property. If it’s not renting, they say the market’s dropped when really, people are walking in and going, ‘It’s disgusting,’” she said.
She added that owners really need to repaint their properties every five years or so.
“When a property looks tired, appeal drops dramatically,” she said.
Other factors that deter tenants from renting a property include dirty carpets, a lack of light, and coloured walls.
“No feature walls unless it’s in a neutral tone,” Indge emphasised. “You can put mirrors to try and maximize the light in the property.”
“You also need to be aware of how long your kitchen and bathroom are going to last. The more neutral the colours, the better. Doesn’t matter if it’s built 20 years ago, so long as it’s neutral and not offensive, it’s not going to be a major turnoff as long as the condition is good,” she said.
Blayney also notes that little repairs sends a message to prospective tenants about the landlord’s “care factor”.
“If there are scuff marks and such, get a handy man in there and get him to go over the superficial elements to make it shine,” she said.
Lastly, Blayney recommends doing your research as if you were a tenant. Ask the questions you would ask if you were renting the property. Don’t reuse old photos as things may have changed. For instance, old photos may show a freshly planted garden, whereas a few years down the track there are now trees. All these could be introduced into the campaign.
“Photos tell a thousand words. Professional photos or choosing an agent that knows how to take photos using their SLR is a highly undervalued concept. Nowadays you can get five professional shots taken for $150 and that’s definitely worth the investment,” she said.
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Reasons why your property isn’t tenanted 

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The number one goal for every savvy property investor would be to sell your property and make a profit. What happens when your property has been on the market for awhile?
We speak with real estate agents, property photographers and property stylists to gather their opinions on why your property might not be selling, and how you can improve the chances of a sale.
<a href="https://www.just-think.com.au/" target="_blank">Just Think Real Estate</a>’s licensee in charge Edwin Almeida told Property Observer the main reason for properties that are not selling is a price expectation that is “way too high”.
“The mainstream media are talking up the property market. They’re saying the market has been hot, so expectations are very high at the moment,” he said.
In addition to unrealistic expectations, another reason for unsuccessful sales could be a property’s underlying issues, such as contamination or defects.
“For example, for an old weatherboard home there could be asbestos issues – there would be very little value in the building; the value’s more on the land and reflected in the price.
Or the property may be in a different zone, and waiting for a rezoning,” Almeida said.
He added that issues with road access could also impact the value of the property.
However, he notes that the market adjusts itself.
“It is up to the agent to keep the vendor informed and assist them in keeping up with the market trends. Vendors should take a more objective approach instead of being subjective,” he said.
While he understands that vendors may have an emotional attachment to a property and therefore take an objective view, he emphasises that buyers “are buying more on facts and figures as opposed to emotion”.
Conversely, if the vendor is not under financial constraints, Almeida finds that they will often stay as long as they like as they are hoping to get the price they want.
“If they (the vendors) are not under financial stress, why not? Stay there for as long as you want – there are new purchases on the market every week anyway,” he said.
Besides pricing and other underlying issues, marketing is also an important aspect.
Property photographer Aysha Harburn told Property Observer that the goal of a property photographer is to capture to best aspect of the property and focus on that.
“If you've got good photos that show the property in its best light, that’s obviously going to attract more buyers to that home,” she said.
She added that good photos could reinforce the value of the property.
“After someone walks away from viewing a home at an inspection, they'll want to look at the photos again – the photos really do help with that,” she said.
She provides some tips for taking better photos of your property:
<ul>
<li>Presentation is everything – Move as many personal items as possible and store them somewhere, as prospective buyers like to be able to imagine themselves in that space. 
</li>
</ul>
<ul>
<li>Declutter. Minimalise the number of objects around, and ensure surfaces are clear.</li>
</ul>
<ul>
<li>Make sure the garden is presentable.</li>
</ul>
<ul>
<li>For older properties, a fresh lick of paint can make a difference.</li>
</ul>
<ul>
<li>Consider whether to use twilight photography. Often twilight photography can bring a property to life, and can make a difference with how the property looks.</li>
</ul>
Besides photography, great property styling could also make a difference. Property stylist Amanda Ayres stated on her website that “Property Styling is a proven method of selling your home faster, for a better price. Whilst the average clearance rate in Melbourne over 2012 was around 60%, our clients acheived a 93% clearance rate at auction over this period.”
She notes that the way a room is used is important as prospective buyers walk into a room and think about how their lifestyle can fit into the space. 
“For example, if a bedroom has been used for storage or as a study, people struggle to think about if a queen bed can fit in there,” she said.
Property styling will also help to display the lifestyle one can enjoy in the space. Great photography will help get the attention of prospective property buyers and prompt them to attend the open inspection. 
“One of the most important things is getting people to the open inspection. The more people coming for the inspection, the higher the chances the property will sell,” she said.
She adds that quality styling can help prospective buyers who attend open inspections develop an attachment to the space.
“The more people you can get attracted to the property, there’s a higher chance of getting it sold within a shorter timeframe,” she said.
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The reasons why your property isn't selling

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

Joel Robinson

CPG unveils Castile Newstead ahead of upcoming sales launch

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

How Australia Post Parcel Lockers changed parcel delivery convenience in Australia

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

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

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

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

Diane Leow

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