<html><body>
GUEST OBSERVATION
For many of us, the hardest part about buying a property is saving for a deposit.
Generally when buying a property, whether it be established or off the plan, the minimum deposit you will need is 10%. This means if you are looking to buy a property worth $600,000, you will need to save up a minimum of $60,000. You’ll also need some additional cash to pay some legal fees, stamp duty and potentially building and pest inspections if buying established.  It’s also beneficial to have some extra cash as a buffer for personal emergencies – it may be something as simple as having to repair your car.
So how do you save $60,000? It’s a lot of cash!
Depending on how much you're earning, if you really want to buy a property then you need to scale back your spending. The sooner you do it the better. For those that are still in their 20s, now is the best time to start. It may mean having one less drink with your friends a week, one less restaurant meal a week or one less overseas holiday. It’s not a big sacrifice and all the savings can add up quickly. If you smoke, consider quitting – not only is it going to be good for you from a health perspective, it’s going to save you thousands of dollars a year! You’ll also probably spend less time at the bar too which means you’ll save on those expensive cocktails.
Saving for a home is all about discipline. Knowing what you want to achieve and then creating a plan to get there. For double income earners, it should be pretty easy to save for a home. Learn to live off one salary and save the rest. This way you could save the $60,000 in a few years.
For example, if you were in a relationship and were earning $50,000 + $75,000, your total household income would be $125,000. Your after tax income is $42,000 and $58,000, making a total of $100,000 in after tax income.  Taking a generous $50,000 for living expenses, plus total rent of $25,000, gives you total expenses of $75,000 after tax.
This means you should be saving $25,000 per year. Within three years you’ve hit $75,000 and are ready to buy your property!
So some of you may be saying that you can’t find a suitable property to rent for $25,000. If you earn a higher combined income then put some additional money towards the rent – but remember, rent money is dead money unless you are investing in property on the side using your savings. This is another strategy which you may want to consider. If you really want to only spend $25,000 a year, then move to a less desirable property, location or look to share with some friends. Two couples spending $500/week gets you a $1,000/week property – your money can go a long way with this sort of budget!
Eight tips for saving to buy a property
<ol>
<li>Leave home a little bit later. If you can earn a salary and stay at home for a couple years, you could save yourself some serious rent money. 
</li>
<li>If you have to move out of home, look to share a flat with a friend. Don’t overpay and learn to live in something that isn’t perfect but will help you save for your end goal. 
</li>
<li>Earn a salary. Have work pay you into a savings account and then have it auto transfer a weekly allowance for you to live on. Make sure you include a little extra than you think you will need and learn to save in this transaction account too. This will help with surprise expenses such as upcoming birthday and Christmas presents along with other expenses such as dentist, doctors, mechanic, etc. 
</li>
<li>Cut back on extras – if you’re in two minds about buying a pair of shoes, a new handbag or the latest watch, pass on the opportunity and put those funds into your saving account. 
</li>
<li>If you have moved out of home already, consider moving back for 12 months if the opportunity is available – it’s a quick way to double your savings and save that deposit. 
</li>
<li>Saving is important but knowing what to do with your savings is even more important – move it around and put it in high interest earning accounts. As your savings build up the interest you earn can become substantial! Use term deposits and high yielding shares as a possible way of further increasing your savings. 
</li>
<li>Credit card debt is a big no – if you currently have it, get rid of it ASAP. Transfer it to another card with a special promotion and look to pay 0% interest for six months of the balance transfer – then make sure its paid off in that time. There is no excuse for credit card debt! 
</li>
<li>Everyone buys stuff – now it’s time to sell stuff – look through the cupboards and see what you can sell on eBay. Most couples could quickly find a few thousand dollars of ‘stuff’ they don’t really need. Sell it and put it straight into your savings account.</li>
</ol>
Mark Mendel is founder and CEO of <a href="https://www.ibuynew.com.au/" target="_blank">iBuyNew</a>. 
</body></html>

jake-cSmGT7VXVf

Eight tips for saving to buy a property

<html><body>
Prime Minister Tony Abbott has ruled out making changes to the eligibility or indexation of the age pension for the next three years.
Responding to <a href="https://www.smartcompany.com.au/legal/politics/41665-hockey-s-budget-roadmap-industry-assistance-age-pension-and-welfare-payments-on-treasurer-s-hit-list" target="_blank">speculation</a> that the government would seek to change pension rules in next month’s budget, Abbott said in a <a href="https://www.pm.gov.au/media/2014-04-29/address-sydney-institute" target="_blank">pre-budget speech at the Sydney Institute</a> yesterday he would keep his 2012 pre-election promise not to change the age pension for now.
“To keep our commitments, there will be no changes to the pension during this term of parliament but there should be changes to indexation arrangements and eligibility thresholds in three years’ time,” said Abbott.
However, the government looks likely to proceed with its <a href="https://www.smartcompany.com.au/legal/politics/41533-are-you-ready-to-work-until-you-re-70-hockey-flags-plans-to-raise-retirement-age" target="_blank">plans to raise the retirement age to 70</a>, as previously flagged by Treasurer Joe Hockey. <a href="https://www.afr.com/p/national/abbott_plan_for_welfare_cuts_to_ZrCS3PW2TTq3asUaOAN1II" target="_blank">Fairfax reports</a> the change will come into effect around 2029.
“I want to assure vulnerable people that the age pension won’t be less tomorrow than it is today and that people turning 65 tomorrow are certainly not going to have to wait five years to retire,” said Abbott.
“Still, with four out of five seniors on the pension, the number of workers per retiree dropping from five to three by 2050, and more than 1,000 people becoming eligible for the age pension every single week, long-term reform is essential and unavoidable,” he said.
Abbott used the occasion to confirm some inclusions in his government’s first budget, including the introduction of co-payments for GP visits and cuts to disability and other welfare payments and family tax benefits.
The Prime Minister did not rule out a temporary increase in personal income tax, the so called ‘debt levy’, which has been <a href="https://www.smartcompany.com.au/legal/politics/41685-debt-levy-on-income-tax-would-hit-small-business-the-hardest" target="_blank">slammed by business groups who have warned that it would hit small businesses the hardest</a>.
However, Abbott said the budget will affect all taxpayers and that if implemented the measures included in the budget will “make personal tax cuts much more likely in four or five years’ time”.
“The budget pain will be temporary but the economic improvement will be permanent,” he said. “I can assure you that everyone will be involved, including high income earners such as members of parliament.”
This article first appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
Photo courtesy of Wikipedia/Creative Commons.
</body></html>

Abbott: No changes to age pension for three years

<html><body>
Business groups have hit out against the federal government’s so called “debt levy”, saying a potential increase in personal income tax in next month’s budget would unfairly hit small businesses.
<a href="https://www.afr.com/p/national/business_says_no_to_deficit_tax_aA1PXsBY1lVZrKsP834C9I" target="_blank">Fairfax reports</a> Prime Minister Tony Abbott has not ruled out a temporary increase to income tax to address the current budget deficit and a senior source has said that the levy is “on the table”.
The speculation comes as Abbott and Treasurer Joe Hockey continue their efforts to <a href="https://www.smartcompany.com.au/legal/politics/41665-hockey-s-budget-roadmap-industry-assistance-age-pension-and-welfare-payments-on-treasurer-s-hit-list" target="_blank">soften the public reaction to the budget</a>. This year’s budget is expected to outline ambitious plans to dramatically reduce government spending in a bid to find a way back to surplus in the next 10 years.
Head of policy at CPA Australia, Paul Drum, told SmartCompany that “it should not be forgotten that the majority of businesses are unincorporated” and that “lifting income tax rates, even on a one-off basis, will hit small business hard and may act as a disincentive for consumer spending and business investment.”
Australian Chamber of Commerce chief operating officer John Osborn told Fairfax an increase in personal income tax would be inconsistent with the government’s plans to offer tax relief to businesses through the scrapping of the mining and carbon taxes and cutting company tax.
“This would be unfair and inconsistent for small business,” said Osborn. “Any income tax [increase] would be an unwelcome surprise from a new government that promised no new taxes and no surprises before the election.”
Australian Industry Group chief executive Innes Willox also slammed the proposal, saying a tax increase would have a negative effect on private sector demand, which is already feeling the effects of below-trend economic growth and flat labour market conditions.
“Raising income tax rates inflects a heavy excess burden on the working of the economy and is likely to do more harm than good,” said Willox.
However, Drum said “speculating on hypothetical tax adjustments, in isolation, is very difficult and may not be helpful”.
“This pre-budget period, with all the leaks and unconfirmed initiatives – from <a href="https://www.smartcompany.com.au/legal/politics/41533-are-you-ready-to-work-until-you-re-70-hockey-flags-plans-to-raise-retirement-age" target="_blank">pensions</a> to health co-payments to the ABC and CSIRO – is wearing us all down. The idea of a budget is that all measures are taken together [and] that’s what we need to see,” he said.
This article first appeared on <a href="https://www.SmartCompany.com.au">SmartCompany</a>.
</body></html>

Business groups hit out at federal government's 'debt levy'

<html><body>
Australian retailers will now be able to compare their store’s sales to their competitors on a weekly basis, thanks to a new retail sales index launched today.
The first edition of the <a href="https://www.australianretailindex.com.au/" target="_blank">Australian Retail Index</a> shows that the Easter break led to a 8.4% boost in retail sales. 
The index has been created by corporate advisory firm BDO and software and point-of-sale provider Retail Express to provide local retailers with weekly sales data in four categories: fashion and accessories, furniture and homewares, sporting and recreational goods and other general retailers.
<a href="https://www.afr.com/p/business/companies/retail_sales_up_per_cent_over_easter_E2G1tF2C3PkK8YUDtLnNbN" target="_blank">Fairfax reports</a> the sales data for the index is collected from more than 2000 retailers. The free subscription-based service will initially compare weekly sales figures with sales from the previous week and one year ago.
The service will expand later this year to offer daily sales data.
Retailers will also be able to compare sales across states and in metropolitan and regional areas, as well as gain insights into how average transaction values and the ratio between credit card and cash transactions are changing.
Unlike retail sales data compiled by the major banks, which relies on credit card data only, the Australian Retail Index will also include cash transactions and lay-buys.
BDO national retail lead partner Simon Scalzo toldFairfax the index will enable business owners to make more timely decisions about their business.
Scalzo said that many businesses rely on sales data from the Australian Bureau of Statistics that is often almost two months old. “It’s almost like looking in the rear-view mirror,” he said.
The executive director of the Australian Retailers Association, Russell Zimmerman, told SmartCompany that up-to-date sales data is “vitally important” for businesses of all sizes.
“This index is vital for any business because as a retailer, you would like to know how you are travelling compared to your counterparts,” said Zimmerman.
Zimmerman said in the case where a retailer’s sales are down, comparing their results with companies in a similar situation using the Australian Retail index will likely make that business owner feel more comfortable.
On the other hand, Zimmerman said if a business has seen a particularly strong response to a new sales promotion, and they know that their competitors are not experiencing the same level of sales, they will know they are on the right track.
Zimmerman said the size of the index means it will cover all of the major retail sectors and therefore give a good indication of how the retail market is tracking.
This article first appeared on <a href="https://www.SmartCompany.com.au" target="_blank">SmartCompany.</a>
</body></html>

Easter boosts retail sales by 8.4% according to new sales index

<html><body>
Close to 100 countries have signed up to a new set of tax principles to govern how goods and services are taxed across borders.
But local retailers are unsure as to what kind of pressure the international consensus will have in Australia, where state and territory governments are yet to reach an agreement about changing the $1000 <a href="https://www.smartcompany.com.au/finance/tax/35217-lowering-the-gst-import-threshold-will-require-careful-political-management" target="_blank">GST threshold for online purchases</a> from offshore suppliers.
Representatives from 86 countries endorsed the guidelines from the Organisation for Economic Co-operation and Development in Tokyo, Japan, on April 18 as part of the OECD Global Forum on VAT.
The <a href="https://www.oecd.org/ctp/consumption/governments-endorse-new-oecd-guidelines-on-applying-vat-across-borders.htm" target="_blank">guidelines</a>, which represent the first internationally agreed framework for applying value-added tax across national borders, aim to help countries avoid both double-taxation and under-taxation. The guidelines relate to two areas: VAT neutrality and ensuring taxes on business-to-business trade is services are destination-based.
The level at which GST is applied to online purchases from offshore suppliers in Australia is a hotly-contested issue, with many local retailers arguing that lowering the threshold from $1000 to a much smaller amount such as $20 would create a more even playing field.
The Productivity Commission <a href="https://www.smartcompany.com.au/growth/economy/23452-20111209-productivity-commission-shoots-down-online-gst-argument-but-pushes-for-changes-to-postal-costs--trading-hours-and-zoning-laws" target="_blank">examined the issue in 2011</a> but found that the cost of collecting GST on online purchases at a threshold of $20 would far outweigh the benefit.
Australian National Retailers Association executive director Russell Zimmerman told SmartCompany while there has been “robust discussion” on the topic between the federal government and retailers, he is unsure as to how much pressure the OECD guidelines will have added to the local debate.
However, Zimmerman said the endorsement “does show that every country is concerned” about international tax arrangements.
Zimmerman said the OECD guidelines may have more of an impact on multinational companies who use corporate structures across various territories to attempt to avoid their tax obligations.
State and territory ministers were <a href="https://www.smartcompany.com.au/legal/politics/41170-push-to-lower-online-gst-threshold-re-intensifies-as-pm-meets-with-retail-chiefs" target="_blank">due to make a decision about the threshold in March</a> but an agreement was hampered by the elections in Tasmania and South Australia. “It’s fair to say that the issue will go to another cabinet meeting,” says Zimmerman of the next step.
Zimmerman said the ARA hopes the recent elevation to NSW Premier of former treasurer Mike Baird, a strong supporter of lowering the GST threshold, will spur the debate.
This article first appeared on <a href="https://www.SmartCompany.com.au" target="_blank">SmartCompany</a>.
</body></html>

Almost 100 countries sign GST agreement: Pressure mounts on Australian government

<html><body>
GUEST OBSERVATION
<ol>
<li>When it was introduced, mortgages were 15% while rental income was 5%. Back then it was needed to encourage investment. Now, mortgage rates are around 5% while gross rental income is around 5%. If you are ever going to remove negative gearing, the time to do it is when the mortgage rate is at its lowest. Put simply, it is not needed anymore. </li>
<li>House prices have been going up in the last year, rapidly in the case of Sydney and Melbourne. Removal of negative gearing may cause house prices to fall a few percent in the short term, but in the context of an average price increase of 10.7% in the past year, the market would be able to absorb such a short term loss. </li>
<li>If house prices fall as a result of the removal of negative gearing, then the Reserve Bank may feel that it can reduce interest rates further, which would offset some of the impact and have the added bonus of reducing the Australian dollar exchange rate, which would be seen as a win-win situation. </li>
<li>A reduction in house prices, combined with lower mortgage rates would be popular with first home buyers who have been increasingly squeezed out of the market by existing price levels. </li>
<li>The proportion of investors buying in the market has increased dramatically in the past year, and it would be of benefit to owner occupiers and first-time home buyers to reverse this trend and restore more normal proportions of buyers.</li>
</ol>
Source: Propell National Valuers
</body></html>

Five reasons the government might consider changing negative gearing this year

<html><body>
GUEST OBSERVATION
The National Rental Affordability Scheme (NRAS) looks set for a major shakeup by the government, following suggestions it has been <a href="https://www.theaustralian.com.au/national-affairs/rudds-housing-gift-to-students/story-fn59niix-1226843122005" target="_blank">hijacked by universities</a> to develop subsidised studio apartments for wealthy international students, and that foreign investors, brokers and small time investors are <a href="https://www.theaustralian.com.au/higher-education/top-end-of-town-rorted-nras-scheme/story-e6frgcjx-1226855021305" target="_blank">exploiting</a> NRAS tax breaks.
It is true that about 20% of dwellings approved for NRAS subsidies are student accommodation. About 25% of these (5% of all the housing produced, or around 1000 dwellings) are apparently let to foreign students. Whether they are indeed wealthy is another question, though it’s clear some fine tuning of NRAS eligibility might be warranted.
At the same time, it could equally be argued that the increased supply of subsidised units in high rent areas around universities will create some downward pressure on rents to the benefit of all tenants in the area.
Indeed, even if some units are rented to people outside the initial target group, by far the more important concern should be the failure of the scheme to achieve anything like its supply target.
Failing to meet targets
To make a real difference for low income renters in major cities, NRAS needs to impact market rents by providing a genuine alternative at the local level. But against an initial target of 50,000 dwellings, more than six years in NRAS has stimulated construction of only about 20,000 new rental properties nationally. At this scale the supply effect of the scheme is minimal. So we are effectively left with another form of welfare housing – albeit for working households – which also means an emphasis on eligibility and targeting, and thus the worry about overseas students.
For more than 20 years governments in Australia have tried to attract private investors in ways that are sometimes creative, and sometimes crude. Examples include public-private toll roads, or the sell-off of once public assets like Qantas. Reducing public debt, increasing efficiency, improved choice for consumers and increased accountability are among the reasons given.
But there are two sides to this ledger, and recruiting market operators to deliver policy objectives carries inevitable costs. This might be in the form and distribution of services, the final cost to consumers, and the ethical behaviour of self-interested investors and providers.
Australia’s skewed housing market
NRAS was designed to induce private investors into providing affordable rental housing. The cost of housing is not just a problem for lower income households unable to afford decent and secure accommodation. Unavailability of affordable housing, especially in Sydney, Melbourne, Brisbane and Perth, has much wider social, economic and environmental consequences.
Many lower paid workers are forced to choose between spending more than half their income on rent, or commuting long distances – if they are able to access work at all – and bearing the cost in time, money and family life. When unemployment or family breakdowns happen, the next step is often homelessness, which can so easily begin a cycle of social exclusion.
When the population is growing and there is undersupply of housing, rents rise to meet the repayment commitments of mortgage holders. These in turn are driven upwards by speculation. The same process adds to insecurity for tenants as landlords turn property over to realise their capital gains.
Of course negative gearing already allows investors to reduce the cost of housing investments. By offsetting interest payments, maintenance and other costs, investors reduce their taxable income. Despite plenty of opponents, governments have retained it for fear that investors will desert the rental property sector. But as its critics point out, negative gearing directs the biggest benefits to the most expensive properties and provides an incentive to upgrade property and charge more rent.
NRAS is also a tax benefit, but it provides a fixed rebate of around A$10,000 a year for ten years. Investors can claim the rebate so long as a property is rented through an approved non-profit housing manager at 20% below the market rate. Potential tenants are means tested. In this way NRAS sought to keep investors in the affordable sector for the longer term. If they sell early in order to realise capital gains then the benefit is lost. It also means that low income tenants are less exposed to unexpected rent rises and unscrupulous landlords.
Beware xenophobia
Concerns about international and small investors exploiting NRAS tax benefits appear to be misplaced if not simply mischievous. The main purpose of NRAS is to make affordable housing at least as attractive to investors as short term capital gains. It was intended to stimulate exactly the kind of activity that its critics describe. Indeed if it was really a “cash cow for canny investors” then a lot more new housing might have been built.
Pointing to international investors and students as somehow ripping off Australian taxpayers through NRAS plays directly into xenophobic fears about Asian interest in Australian property. The question must be asked: is a locally based speculator with an interest in short term capital gains preferable to an international investor committed to providing affordable rental housing in Australia for at least ten years?
In his review Housing Minister Kevin Andrews should carefully consider whether NRAS should be allowed to fulfil its aim of creating a viable long term investment option in affordable rental housing.
Should it be expanded so that it puts downward pressure on rents in our major cities, or should it be reduced to another welfare housing program?
If the government prefers closely targeted housing then a market/private sector driven scheme is surely not the way to go, while if private investment is to power the housing system then we have to accept that the property investment market is now a global one.
Michael Darcy is director of Urban Research Centre at University of Western Sydney.
Michael Darcy receives funding from Pacific Link Housing; and the Australian Research Council. He is a former Board member of NSW Shelter and has had a research partnership with the Tenants Union of NSW. He is a member of the ALP.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>. 
</body></html>

NRAS fears are misplaced

<html><body>
GUEST OBSERVATION
When I speak to someone looking to buy an off the plan property, one of my first questions is usually “investor or first-time buyer?”
Recently it was claimed that there is currently a ‘property war’ between first time home buyers and investors, each one vying for in-demand properties throughout Australia. If there is a property war, then the investors are winning. They have more experience, better credit, and in most cases, the confidence to act quickly.
Last year saw a lot of first time buyers forced out of the market due to high property prices and excessive demand. The proportion of first home buyers of all owner-occupied loans financed in January increased .5% from December. Although this is a good development for buyers and the market, this stat is still five times less than investment loans financed. But for those intimidated by the investor presence, first time buyers can easily move into top quality properties.
One of the priority issues for first time buyers is location. Most buyers are looking for something close to the city and close to work, which is where the investors begin driving competition. Smart investors will recognise these areas as the key hotspots and are also looking in these areas. But there are brand new developments in Surry Hills, Rosebery and Alexandria that pose fantastic opportunities for those looking to take a step into the market.
Most inexperienced buyers don’t realise how cost effective off the plan purchases are. Many assume that because it is a new development it is going to cost them more. But seeing as many off the plan purchases occur months ahead of moving in, they afford you the time to save a larger deposit and allow you to qualify for the First Home Owners Grant if applicable.
Off the plan purchases represent some of the best opportunities for first time buyers to not only move out of home, but to move into the market as investors. Now more than ever, buyers are taking the opportunity to buy a new apartment and rent it out to pay off their mortgage faster. With the large number of young professionals looking for homes and willing to pay higher prices for better locations, the potential for return off a purchase can be significant.  
Sam Elbanna is managing director of <a href="https://www.cpmrealty.com.au/" target="_blank">CPM Realty</a>.
 
</body></html>

Not according to ‘the plan’: First home buyers missing out on off the plan opportunities

<html><body>
GUEST OBSERVATION
Behind the buildings that are our business in the commercial and industrial property sector, is the real value: our people.
No matter how much hard work goes into planning, design and construction, a building remains a liability without people; that is, the tenants.
I think our sector can lose sight of the reality that it’s the people who use a building that release the entrapped value in the building.
And while they may be our “tenants” or our “customers”, the reality is that they’re people first, and we all know people value relationships that go beyond the transaction.
We believe the old business saying that the ‘customer you have is the one you want to hold onto’ is a cornerstone for success.
It’s more difficult and costly to get new customers than to retain existing ones.
Our strategy is to retain existing customers – our “tenants”.
We systematically travel the country to meet tenants face-to-face, respecting both their time and their businesses.
<blockquote>
The core of our business is maintaining relationships and keeping tenants happy - and keeping them in our buildings.
</blockquote>
We ensure our tenants can focus on running their businesses rather than stepping outside their expertise. We deal with the complex property processes for them, because that’s our area of expertise.
And no matter where they are on the leasing cycle – 10 years out or just months to expire – we value and deliver the same standard of service.
Putting relationships first builds trust and that means we can move quickly, act decisively and confidently. Our confidence gives others confidence and in turn drives their success.
To explain, less than 12 months ago Quintessential Equity acquired a five level commercial building with a net lettable area of 7,129 square metres at 166 Epping Road, Lane Cove West in Sydney.
The building was 20% unoccupied and had been for some time. Our immediate priority was to attract new tenants, but to do this we had to make significant enhancements. 
Within the first month our engineers had assessed the building’s condition and discussed enhancements with existing tenants, based on their needs.
A year after settling on the property in April 2013, occupancy is now 97.75%.
If you don’t have tenants, your building can quickly become a liability and your asset can enter financial distress. 
The core of our business is maintaining relationships and keeping tenants happy - and keeping them in our buildings.
This is a very simple philosophy, but it pays dividends to us.
And it will be how we continue to run our business regardless of the ups and downs, because it is what we believe.
Shane Quinn is director of <a href="https://www.quintessential.com.au/" target="_blank">Quintessential Equity</a>.
</body></html>

Two principles of successful commercial property investment

<html><body>
“Joe’s discovered the Intergenerational Report,” a Labor figure said last week.
Indeed. Suddenly retirement issues are front-of-mind for Hockey, something they very much weren’t when he sacked the Advisory Panel on Positive Ageing, chaired by Everald Compton, last year. As Compton (not exactly a raving lefty, given his long links with the Nationals) <a href="https://www.crikey.com.au/2013/11/15/why-joe-hockey-should-not-have-sacked-me/" target="_blank">noted in Crikey</a>, dumping the panel was primarily about obliterating any reminders of the treasurership of Wayne Swan.
But there’s one legacy of Swan’s that Hockey must be grateful for — Labor in 2009 decided the pension age would rise from 65 to 67, from 2017 through to 2023. In that period, the preservation age — at which you can access your superannuation — will also rise from 55 to 60.
Why did the preservation age rise as well? Because the policy problem here is removing disincentives for people to keep working if they can. Both access to the age pension and access to super create financial and social disincentives to keep working. The Henry Review recommended that eventually the preservation age rise to the same level as the pension age.
Then again, if you have a set of superannuation tax concessions that cost the budget nearly as much in lost revenue as the cost of the pension itself, you’re offsetting a fair amount of your savings from lifting the pension age — which is exactly what Hockey did last year when he dumped Labor’s (modest) proposal for higher taxes on super earnings over $100,000 pa.
All this could be called the Education of Joe, a process that has been in train since late last year when Hockey got a look at the real numbers about the economy, not the confections from consultants and compliant business economists. The Coalition had blithely issued pre-election assurances that it wouldn’t make any changes to pensions, and they were doubtless honest ones; why on earth would the Coalition want to alienate its key support base? The Coalition had gone after Labor in 2008 for failing to increase the cost of pensions by lifting the pension level, which the Rudd government eventually did. And as Labor’s Chris Bowen pointed out back in February, Hockey remained in that mindset right through until November, when the <a href="/news">Productivity Commission</a> recommended the pension age be increased to 70 by 2035. “We have no plans to change the age,” <a href="https://www.smh.com.au/federal-politics/political-news/no-plans-to-raise-pension-age-further-says-coalition-20131122-2xzev#ixzz2yoXjfzE2" target="_blank">Hockey’s office said</a>, dismissing the PC as “an adviser to government, it’s not the government”.
Well, that’s all changed now. Maybe he had a chat with his new Future Fund chairman Peter Costello, who began the Intergenerational Report process in the Howard years.
As the PC explains, this is complex — it’s not as simple as bumping up the retirement age because we’re living longer. Note that we’re talking about the 2030s and not now, the next budget year or the run-up to the federal election. This is fair dinkum long-term policy making. Some of the complications the PC teases out are:
<ul>
<li>Large numbers of older workers are on the Disability Support Pension because they can’t get work — employers are stigmatising them, or they physically can’t keep working; 
</li>
<li>The practical issue isn’t increase in life expectancy but increase in years of “healthy life expectancy” in which one can actually work, which is less (how many 69-year-old construction industry workers do you know?); 
</li>
<li>Large numbers of workers work more part-time as they near retirement, and our volunteer workforce is primarily people near or in retirement; 
</li>
<li>The interaction of the age pension and superannuation is complex: leaving the preservation age at 60 will leave in place incentives to retire early, especially if one can take super as a lump sum then move onto the age pension or part thereof (with its attendant health care cost benefits). Watch out for changes to the preservation age if and when Hockey’s changes to the retirement age are announced; and 
</li>
<li>On the positive side, the older workforce of the 2030s will be very different to the older workforce of today in educational and skills terms.</li>
</ul>
There are also equity issues: high income earners aren’t affected by pension age changes, because they won’t qualify. Low-income earners, those with low super and those on the DSP are likely to be affected significantly more. Still, the savings from getting it right are significant — the PC estimated $150 billion would be saved between 2025 and 2060 from lifting the retirement age to 70.
And, as always in retirement policy, there is the unseen hand of the fee clippers in banks, insurance companies and financial planning sucking tens of billions of dollars a year from the $1.8 trillion dollar super pot, which will be affected by changes to the preservation age (Australians will be drawing much more on the super pot in the 2030s than they are currently, so an increase in the preservation age will offset some of that, to the benefit of the wealth management industry.
This links into the muddled (we’re being generous) thinking on the FOFA repeal, which will mean retirees have significantly lower retirement incomes in the 2020 and 2030s because of fee-skimming by planners and the banking/insurance cartel. It also means Hockey’s financial system inquiry should make retirement policy and superannuation its first order of business. The submissions from the Reserve Bank, APRA and federal Treasury show they understand the primacy of this issue. Will Joe follow up and tell the Murray Inquiry that its priorities have changed?
Compton’s panel was looking at many of these issues when it was axed by Hockey. The Treasurer is to be commended for trying to drive a debate on this, and more broadly on the long-term sustainability of the budget. Too bad he dumped something that could have ensured that debate was significantly better informed.
One more thing: in 2012, the average life expectancy of an indigenous male was 69.1 years. There’s something horrific about proposing to lift the retirement age to above how long Aboriginal and Torres Strait Islander men currently live. By the 2030s, one can only hope the Gap will definitely have been Closed. But what are the chances?
This article first appeared on <a href="https://www.crikey.com.au/" target="_blank">Crikey</a>.
</body></html>

Pensions, superannuation and the education of Joe Hockey

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Joel Robinson

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

[smartcode_project:default project_id=151449 project_image_fid=357458]

Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

[smartcode_project_cta:default project_id=151449]

Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

La Vera closes in on completion as Macquarie Park continues residential transformation

Brisbane developer Red &amp; Co's decision to include dual key apartments in its debut Gold Coast apartment development, <a href="https://www.apartments.com.au/new-apartments/como-varsity-lakes-22-lake-street-varsity-lakes-qld-4227">COMO Varsity Lakes</a>, is proving to be one of the project's biggest drawcards, with buyers quickly snapping up the flexible residences.

More than half of the project's 36 dual key apartments have already sold, helping drive COMO beyond the 50 per cent sold mark within the first month of launch.

The strong response highlights growing demand for apartment designs that can adapt to changing lifestyles, with buyers increasingly looking for homes that accommodate multi-generational living, provide rental income opportunities or simply offer greater flexibility over time.

Located on the shores of Lake Orr, COMO will deliver 156 apartments across 16 levels, with the dual-key residences forming a limited release within the broader development.

Each combines a primary two-bedroom apartment with a fully self-contained studio on a single title, connected by a shared foyer and lockable internal door. The design allows owners to house ageing parents, adult children or guests while maintaining privacy, or lease the secondary residence to generate additional income.

Just 17 of the original 36 dual key apartments remain available.

[smartcode_project:default project_id=135546 project_image_fid=367096]

The innovative configuration combines two fully self-contained residences on a single title, typically comprising a primary two-bedroom apartment alongside a separate studio residence, connected via a shared foyer and lockable internal door.&nbsp;

The model is proving particularly attractive to owner occupiers navigating changing family dynamics and the realities of the current housing crisis.&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363511]

<a href="https://www.apartments.com.au/project-marketer/npa">NPA</a>&nbsp;CEO Andrew Erwin said dual key living was resonating strongly with modern buyers because it delivered both financial flexibility and practical lifestyle benefits.&nbsp;

“The housing crisis and rising cost of living are fundamentally changing how Australians think about home ownership,” Erwin said.&nbsp;

“Dual key apartments provide a genuine solution for families who want to stay connected while maintaining independence. Parents can help adult children save for a future home, ageing parents can remain nearby without moving into aged care, and owners still retain privacy and flexibility.

“Importantly, buyers are also recognising the financial advantages. It creates the opportunity to generate additional income from part of the home without the holding costs associated with owning a separate investment property.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363509]

Unlike traditional dual occupancy arrangements, the residences operate under a single title, meaning owners only incur one set of body corporate fees, council rates and holding costs.&nbsp;

The secondary residence can also evolve over time - functioning as guest accommodation, a home office, creative studio or private retreat before later becoming an income-producing asset.

<a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co</a>&nbsp;Director and Co-Founder David Laverty said the strong early sales reflected growing buyer urgency and changing priorities within the market.&nbsp;

“Securing more than half of COMO’s residences within such a short timeframe is an outstanding result and a clear endorsement of both the design and location,” Laverty said.&nbsp;

“Buyers are responding to the combination of location, connectivity and amenity, but ultimately it’s value relative to other East Coast markets that is driving enquiry.”&nbsp;

“We’re also seeing strong interest from owner occupiers looking for homes that can adapt with them over time. Flexibility has become one of the most important considerations for buyers in today’s market.”&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363515]

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, COMO features a mix of one-, two- and three-bedroom residences with 2.7-metre ceilings and larger-format floorplans aimed at owner occupiers, downsizers and lifestyle-focused buyers.&nbsp;

The development will feature an extensive rooftop recreation and wellness offering including a 25-metre lap pool, sundeck, barbecue and dining areas, gym, sauna, plunge baths, landscaped gardens, wellness spaces and rooftop pickleball and paddleball courts.

The remaining dual key apartments range from 137 sqm to 167 sqm and include generous three-bedroom layouts with separate self-contained studio accommodation and dual parking.&nbsp;

Erwin said the dual key concept represented a broader shift in how Australians would live in the future.

“People want homes that can evolve with their lives,” he said.&nbsp;

“A dual key apartment can suit a family today, support an ageing parent tomorrow, and potentially generate income later on. That adaptability is becoming incredibly valuable in the current environment.”

Prices currently range from $2,115,750 to $2,583,000.&nbsp;

[smartcode_project_cta:default project_id=135546]

Inter-generational living drives demand for COMO’s dual key apartments as housing pressures reshape buyer priorities 

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/ceerose">Ceerose</a> has doubled down on its Leichhardt ambitions, lodging its second State Significant Development Application (SSDA) in the suburb in the last six months.

Their newest proposal seeks to transform a former industrial precinct into a new residential community centred around the adaptive reuse of one of the site's heritage warehouse buildings.

The new project, on a 6,930 sqm block at&nbsp;<a href="https://www.apartments.com.au/new-apartments/40-76-william-street-leichhardt-nsw-2040">40–76 William Street</a>, will bring more than 200 apartments to a suburb that has seen little to no new supply in recent years. It follows Ceerose's late 2025 SSDA for a mixed-use apartment project on nearby Parramatta Road, signalling the developer's growing investment in Sydney's Inner West.

Ceerose Founder Edward Doueihi told Apartments.com.au the developer’s long-standing presence in Leichhardt and the Inner West had given it a strong understanding of how the area has evolved and where its future opportunities lie.

“Ceerose has had a long-standing presence in Leichhardt and the Inner West, giving us a unique understanding of the area’s evolution and future potential,” Doueihi said.

“Having delivered projects throughout the region, we have witnessed the suburb’s transformation first-hand and understand the opportunities for its continued growth.”

Doueihi said that understanding also informed the planning process, with a comprehensive Stakeholder Engagement Outcomes Report prepared before the application was lodged.

The report identified the key issues and concerns raised by neighbouring residents and other stakeholders, allowing those matters to be considered and incorporated into the design where appropriate.

He said the delivery of additional housing would also play an important role in supporting the revitalisation of Norton Street and the Italian Forum.

“By increasing the local residential population, the development is expected to strengthen demand for local businesses, encourage further investment, and help restore the vibrancy that made the precinct a thriving destination in the early 2000s.”

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="7258c54c-8167-479e-8361-2d5fca9915b4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010B%20-%20CGI%20-%20View%202.jpg?VersionId=S9DQfxu_jpcB5LrAEYFUbyMzg5odW6i5" />

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a>, the redevelopment would involve the demolition of four existing industrial buildings while retaining and adaptively reusing the site's most significant warehouse. The retained structure would anchor a new residential precinct comprising five interconnected buildings arranged around a large central landscaped courtyard, with heights stepping from five storeys along the surrounding residential streets to 11 storeys at the William Street corner.

According to the Architecture Design Report by Woods Bagot, the proposal "seeks to create a residential village centred around a generous green heart while celebrating the site's industrial heritage through the adaptive reuse of the existing warehouse building."

The development would comprise 203 apartments, with 188 proposed as build-to-sell residences, alongside 15 affordable housing apartments.

Rather than treating the retained warehouse as a standalone heritage object, Woods Bagot has sought to weave the site's industrial history throughout the masterplan. The proposal retains the north and west facades of the landmark corner warehouse, while new buildings reinterpret the site's brick-and-steel industrial language through their material palette and architectural expression.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="9e8c64c2-881b-49e1-8c90-6b6acaaa45b6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010C%20-%20CGI%20-%20View%203.jpg?VersionId=Qm8_8H_Xrg_sc4Mdjc59vlAcKF_5wRTb" />

The design is organised around what Woods Bagot describes as a "green heart", a landscaped communal open space that reinstates the leafy character removed when the site became an industrial storage facility. A new pedestrian laneway running through the site would improve permeability between William, North and Francis streets, linking residents through landscaped public spaces while activating the ground plane.

Residents would have access to communal gardens and shared recreation areas distributed throughout the development. Sustainability has also been prioritised, with the project targeting an average 7.9-star NatHERS rating. Proposed initiatives include rooftop solar generation, rainwater harvesting, passive solar design, naturally ventilated lobbies, extensive cross-ventilation and the reuse of existing building fabric to reduce embodied carbon.

The adaptive reuse strategy became a defining feature of the application after heritage investigations found only one of the site's industrial buildings could feasibly be retained. The Heritage Impact Statement concludes that preserving the key warehouse façades while referencing the site's industrial character throughout the new development provides an appropriate balance between renewal and conservation.

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="efffafdb-594f-4e2b-a067-921fd51c05e1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010D%20-%20CGI%20-%20View%204.jpg?VersionId=DPmE4.k16YRt0i27hEZVtJAffarpvUfx" />

"Retention and adaptation of the site buildings has been explored but found not to be feasible except for the tallest building, whose street facades will be retained," the heritage report states.

"The proposed building will interpret the brick and steel character of the subject site, including reuse of some components and construction of a large 'sawtooth' structure in the proposed open space."

<img alt="First look: Ceerose returns to Leichhardt with 203-apartment adaptive reuse proposal at former warehouse site" data-entity-type="file" data-entity-uuid="3bfef2b5-83f5-40cd-9cab-767092f34266" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%2010E%20-%20CGI%20-%20View%205.jpg?VersionId=7asb3i_ql4ybbuJOUb5UHBEIy0Q9t.DF" />

The William Street site is located around 300 metres from Leichhardt North Light Rail station and a short walk to Norton Street's retail, dining and hospitality precinct. The surrounding area has increasingly become a focus for urban renewal given its proximity to public transport and the Parramatta Road corridor.

Doueihi founded Ceerose in 1998 and has grown the business to become one of Sydney's more active apartment developers in recent years, with completed projects including The Alex Collective in Alexandria, Abbie's Lane in Annandale, and the award-winning Munro House in Elizabeth Bay. They are currently delivering Belgravia, 17 luxury apartments in Potts Point.

Jacob Robinson

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News