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First impressions are crucial for properties, particularly when it comes to selling or renting them out. If you have an ugly facade, then you're shooting yourself in the foot.
That initial photo that goes onto the listings website, and the way that prospective buyers see your home as they drive past or come for an inspection, will really affect your ability to sell or lease the home. 1) A clear pathway If you don't already have a path to the front door of your property then it's time to put one in. A pathway provides the eye somewhere to go, helps bring in a sense of welcome to a property and draws the buyer in. It also assists homes where the front door isn't in the middle of the home, or where the property is turned sideways on a block. Minimise confusion and give them less to think about when they view your home. While this could be done with cement, a quick fix is to use nice pavers, that can be picked up from Bunnings or a local garden centre, to provide the suggestion of a path. This will save you time, and money, and can be done in a way that suits the house. Plain, square pavers will look appropriate for a modern house, while circular or off-sized pavers can work well for something a little more rustic. If you already have a path, it might just be in need of paving paint or a thorough tidying up, which brings us to point two. 2) Clean, clean and more cleaning A lot of problems can be solved with a really thorough cleaning. While this isn't anyone's favourite task, cleaning properly can save you a lot in money that you might otherwise have spent sprucing the place up. Get yourself a pressure hose cleaner and set about thoroughly washing down paths, driveways and even the walls of your property. Be sure to check the instructions to make sure the pressure will not do damage to any specific materials you have on your property, but the majority of the time it will do marvellous things for your home. Get out a bucket and make sure to clean the windows and the front door. Leave it sparkling. 3) Garden furniture A lot can be done with a simple bit of furniture. If you have a lot of space in your front, or even a nice cosy area, a few pieces of garden furniture could show a buyer or renter how they might use the space. It may be a bench on the porch or a table and chairs tucked away, but anything that shows the space as functional is worthwhile. Also don't forget solar lights that can help provide a bit of an uptick for the property for buyers who will drive past in the evening (and keen buyers certainly will), or lights that can provide a bit extra for an overcast showing. Lastly, some shiny new features can also do well. A gleaming house number, knocker, door mat, and perhaps a new handle can help show off your home. Consider a new mailbox as well - a small investment that can provide a major boost. These can be purchased fairly cheaply, without looking it.
Remember to consider who is purchasing or likely to rent. A dog kennel, or children's play equipment, may also show how an area is useable, but it must suit your target demographic. 4) Gardening Less is more for your front yard. If you have overgrown shrubbery, weeds and lawn - it's time to cut it back. Reducing bushes in the front garden may also open up the front windows, and thus the inside of the house, to some natural light. You should be able to do much of the manual labour in this respect yourself - mainly requiring pulling out the uglier plants. Some of your nicer plants may, however, just need moving. If you haven't got green thumbs, then it might be worth handing over a few hundred dollars to a landscaper for some expertise in planting and placement. Getting a couple of pot plants for your front door, or to plant around focal areas - as well as to inject colour - can be the boost you need. This is worth doing a few weeks, if not a month or so, in advance to provide the plants time to grow in to their new surroundings and for any lawn issues - such as bare patches - to be attended to. Ensure regular watering over this time. 5) Fencing If you haven't got an exterior fence, or if yours is fairly worn, it may be the last thing on your list to focus on - however, it isn't the last thing potential buyers look at. Families with children and pets, or who may want them in the future, look very kindly on fencing. Similarly, they give a sense of security to homes that is also desirable. If you're offering your property to renters with pets, this is also worth a look. Fix your fencing, or look to install some, for an added tick on buyers' and renters' lists.
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Five ways to spruce up your property's exterior for added value

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An old dairy farm in Victoria's Doreen is set to be transformed into a boutique community with more than 360 homes upon completion.
The AVJennings development will include parklands and landscaped gardens for the homes on lots from 294 square metres to more than 700 square metres, from $155,000.
The development, on Bridge Inn Road, is named <a href="https://www.hazelcroft.com.au%20" target="_blank">Hazelcroft</a>, and is a masterplanned community that spent every weekend in March inviting buyers to come and join in with the launch.
Upon completion, more than 16 hectares of reserves and open space, including a central reserve and a green pathway that crosses through the community, will be present, including a central playground due for completion this year.
The site is near to Laurimar shopping centre, Plenty Valley Westfield, Doreen Primary School, Ivanhoe Grammar and two train stations - South Morang and Hurstbridge.
The first release is located at the gateway to the community and is currently available for purchase - either for land or house and land packages for which builders of their choice can be selected.
Peter Vlitas, the Victoria state manager for AVJennings, said that Doreen is already a growing community.
“Doreen is already a great place to live, with all the convenience of existing amenities and the added excitement of our latest residential offering,” Vlitas said.
The March events included face painting, balloon artistry, a gelato van, prize giveaways and a cup cake event - much of these were held with local businesses.
For those purchasing prior to the end of May, a $5,000 'rebate' is being offered for lots in stage one (109, 112, 113, 116, 137 and 138), while those that refer friends are being offered a $1,000 gift card.
In the first premiere release, 30 sites are being offered from 294 square metres to 483 square metres, ranging in price from $155,000 to $195,000 along Windermere Parade, Killarney Street and Wicybush Street. NBN is available to all the properties and the lot depths are up to 34 metres.
Of these, it appears seven have been purchased.
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From dairy farm to boutique 360 home AVJennings development

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This weekend, Lend Lease launched ‘Atherstone’ in Melton South – a house and land development that had been advertised on the council website and signs surrounding the area, notably on Bridge Road, in the lead up.
The area has a proposed train station, town centre, oval, community hub and school noted on the master plan and will see the 481 hectare masterplan potentially house 4,000 homes and up to 11,500 people.
With these significant statistics in mind, it’s not surprising that on the drive out there is vast expanses of currently undeveloped land, offering a range of lot sizes, prices and streets.
<img src="/images/2014/04/07/horizon-drive-april-7-breakout.jpg" alt="">
Sunday saw the release of the display homes, from a number of home builders showing off their wares. Burbank, Carlisle Homes, Ei8ht Homes, Elite Home Constructions, Fenhurst Homes, Granvue Homes, JG King Homes, Kingswood Homes, Porter Davis, Quantum Homes, Simonds and Snowdon were on the list to display, although on the day a couple of these appeared to be missing.
With such a range on offer, and similar at other releases, how can prospective investors and home buyers be sure to make the most of their time on site?
Prepare in advance
Do not head in to the development cold. Know whether you are interested in the area itself, or just trying to get a feel for different building styles. A display home launch is a great place to get inspiration for your next property, however it can also quickly see you overwhelmed as you walk through beautiful home after beautiful home.
Bring a camera (or smartphone/tablet with photo capacity), a notepad and pen and a bag (for all the brochures). If you already have a block of land, come prepared with the specs on that property and your budget requirements.
If you can, have an idea about which of the builders you may already be interested in. A bit of googling and searching online can do wonders for cutting down who you do and do not want to see. If you're going to be buying with someone else, then involve them in this process even if they cannot be at the display launch themselves.
Be the early bird
Come to the site a little earlier than any of the major events – such as BBQs or, in this case, a high tea.
House and land developments and display launches, particularly in family-friendly areas, are often swarmed with children. For those wanting to get a clear picture on the day – leave the kids at home. While these events are advertised to bring your little ones along, providing bouncy castles and balloons, they are still in your care. Property Observer notes how difficult it can be to really get a concept of how the floor plan might work for you when you’re trying to keep one eye on your offspring running from room-to-room.
Get yourself some easy parking and head in early so you don't find yourself waiting in queues.
Be selective
While there’s a lot on offer, you need to be specific and selective when on site. The more display suites you wander through, the more overwhelmed you are going to be. The closer you are to purchasing/building, the narrower your search field should be, so if this is your first display launch and you have not yet purchased a block, don’t feel too disheartened if you look around every property and still feel confused.
For those further in the journey, you should have some idea of what you are looking for. If you want a green-star property, or a two-storey home, then it’s time to prioritise. Do not feel that you need to go into the properties in the order they are presented in. Take five minutes to choose the top display suites to look at. Often, you will be presented with some form of a map (such as that below), which can quickly help you plan ahead.
<img src="/images/2014/04/07/melton-south-april-7-map.jpg" alt="">
While the above map itself was actually part of a competition - where maps that were completely stamped were up for a draw for a $500 prize - it actually proved to be a useful tool for navigating the site, and for later reference.
Heading in to the builder’s show room
Don’t get too distracted by the bells and whistles on the day. While it was nice that cakes and tea, a BBQ and face painting were offered on the weekend, for those with limited time frames, remember why you’re there.
Often, before you head into the display property itself – or in the first room – you will enter into a builder’s display. Here, floor plans, pricing information and other details are on offer. Gather what you can and keep these in order. Note the prices, and ensure to leave anything that is outside of your affordable range, unless you’re looking for comparisons. Leave speaking to the consultant until after you have wandered around the property itself, as this should give you more questions to ask.
Get a copy of the floor plan for the display suite you’re going to look at. This will come in handy later.
Entering the display suite
By this point, you’re ready to enter the display suite. This is the fun part that home buyers love – however, don’t be hasty. Pull out that camera and take a snap of either the marker sign (often at the front of the home) that notes which floor plan/property style this is, and which builder, or the appropriate part of the brochure. This provides you a marker for when looking back at your photographs. You don't need to be a photography expert - the below will attest to that - these are just to jog your memory for later use.
<img src="/images/2014/04/07/melton-south-april-7-one.jpg" alt="">
<img src="/images/2014/04/07/melton-south-april-7-two.jpg" alt="">
<img src="/images/2014/04/07/melton-south-april-7-three.jpg" alt="">
The great thing about these photos is that they also provide details you may not have remembered - for instance, while the 'Jade' floor plan from one builder clearly sticks in the mind, the size of the lot and the dimensions were less easy to remember.
Now, put the camera away and walk through the property.
Enjoy yourself, look at the beautiful furnishings and wallpaper, and the pretty ornaments on the table. Have a bit of fun with the interior design. The below, for instance, was a stand out idea that Property Observer loved, and there was much to be in awe of.
<img src="/images/2014/04/07/melton-south-april-7-four.jpg" alt="">
We all thoroughly enjoy this part of the process, but now it’s time to take a step back, and move past the furniture. Remember you’re buying the building and that unless you purchase the interior design, furniture and (importantly!) the cleaner with the home, you’re unlikely to ever see your property looking quite this nice. This doesn't mean you can't take inspiration, nor that you can't order the furniture (there are often brochures available for the interior decorating, as well as furniture packs that you can purchase emulating these styles), however remember what you're here for.
Start from the front door again, and take photos clockwise of each room in the property. Take down notes of any features you particularly like, or elements that you do not like (such as, an open plan study right next to the kitchen – a feature seen in one of the Atherstone display suites). If you have a lot to get through, an easy way to remember a feature you really like is to photograph it twice - this will call your attention to it when you're later going through the details.
Then take a moment, and listen in to what other people are saying – are certain corridors too narrow (something that is easily noticeable when heavily trafficked by interested families) or is the bathroom too dark because of the tiles? Remember you can change the colours and materials, but that certain aspects will stay the same. The preference of different people will be revealing – is a certain floor plan popular with families, and another for DINKs? Don’t think that you can’t ask others looking what they think of the property as well - usually everyone is more than happy to have a chat.
Head back to the builder’s showroom
If you liked the display suite, head back in to the builder’s showroom and get yourself a business card. Speak to a consultant about inclusions and what can/cannot be changed. Note this information down and ask about other floorplans as necessary. Ensure you ask about extra costs for changing aspects of the building, and for any extra information that isn't easily available in the suite itself.
Repeat this procedure for the different builders and display suites.
A quick debrief
Head home and go over your notes. The quicker you review what you did/didn’t like and the prices, the more likely it is to stay in your mind. Don’t be too concerned if everything has blurred in your head already – after more than five display suites that are often quite similar, it’s unsurprising.
At this point, you may realise different things looking back at the photographs and floor plan. Perhaps the bedrooms are just slightly too small for the double beds that your teenagers need, and they just looked bigger due to careful furniture placement. Narrow down your selections and choose either your favourite elements, or your favourite overall floor plans. Some people scrapbook, others keep online folders and some even create excel spreadsheets. How you keep your records is a 'how to' for another time.
Well done! You’ve just finished navigating a display home launch. Now it’s time to either head to another, or to get in touch with a builder.
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How to: Navigate a house and land display home launch

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A warning has been issued by the Magistrates’ Court of Victoria about scam emails advising about court and tribunal appearances and proceedings.
The email may advise you to report to court on a specific day/time and to bring documents and witnesses.
The email instructs the recipient to open and read an attached ‘court notice’. They’re warning that this contains a virus and that you should not open the attachment and that you should delete the email.
“If you are not involved in a proceeding, a court or tribunal will not communicate with you by email. Unsolicited emails or requests for personal information are not sent by courts or tribunals,” VCAT is advising.
 
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Been called to Tribunal recently? It may be a scam

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Vacant land and new residential communities are appearing regularly, particularly on Melbourne's outskirts and in other cities where land is in no shortage of supply.
Stephen Thompson, Allworth Homes' managing director, said that this makes it a good opportunity for investors, who should consider building a new home as their next investment.
"It is a lot easier than perceived and will give you many benefits along the way," he said.
"Building a new home gives you a blank slate to work with, allowing you to choose all of the decorative features that you prefer. New means low maintenance and more energy efficient as a result of being constructed with the most up-to-date materials, saving you money in the long run."
These are the reasons he provides 'for' purchasing a new home:
<ul>
<li>It’s not as hard as you think. Investors can have minimal hands-on involvement throughout the process and deal directly with the builder to purpose build what they want on their land. 
</li>
<li>Choose the best block. Most builders will assess your block of land free of charge. Or select from land the builder may have already assessed as suitable. 
</li>
<li>Choose the design. Think about what your ideal tenant would want and choose a design to suit. Choose how many bedrooms, bathrooms and even living areas. There are multiple options to choose from when you building new. 
</li>
<li>New homes command top dollar rental. People want to be a part of something new. A brand new property in a great location is super attractive to potential tenants. 
</li>
<li>Capital gain. Selecting a block and builder yourself means you’re the one that will enjoy the capital gain when it comes time to selling the property. 
</li>
<li>Tax advantages. Depreciation allowances apply on the building and also some home contents. Investors should consult with their finance professional to determine their exact tax advantages. 
</li>
<li>Lower ongoing maintenance cost. Big repair bills are a negative to your bottom line and viability of the property as an investment. 
</li>
<li>Save money. Do a little legwork and cut out the middle man. Investor buyers are paying a premium for ready-built.</li>
</ul>
However, there are also substantial advantages for buying established properties.
Here are Property Observer's reasons 'for' buying established property:
<ul>
<li>Usually obtain a discount. You are dealing with a home owner, or investor, usually - rather than a developer. This means you can negotiate down the price, and offer other attractive items, such as a different settlement period, to help secure the deal. 
</li>
<li>You know what it is from get go. It's already there, and there's no messing around. The builder won't do the dodgy on you, and you move in knowing upfront how big it looks and feels and what is included. 
</li>
<li>Renovation potential. Not only can you buy properties that need work for under market value, and face less demand, but you'll also find yourself able to do them up, or sometimes DIY, with any funds you have left available. This will increase the value and, if done well, save you money. 
</li>
<li>Timing. You can buy that house and have the settlement period down as quickly as arranged. When building, there can be unexpected delays or time blow-outs - and you have to wait until completion. 
</li>
<li>Can buy in a built up area. You might not want to buy in an area that's open for development, and this can prompt problems if you're looking for a new place, however established properties are available. You'll need to double check if the area's supply is going to be increased beyond balance by any new developments or house and land estates. 
</li>
<li>Tenants may be in situ. Regularly, properties go onto the market with a tenant already in the house, or a recent history of rental that you can get a gauge of market demand from.</li>
</ul>
Do you prefer new or established property?
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Buy established or buy new? The arguments for both sides

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Complying with your legal obligations is crucial, regardless of whether you use a property manager or self manage your properties.
With this in mind, we're sharing 10 'must know' things from the Residential Tenancies Act in New South Wales and encouraging you to provide your own. Next week, we'll tackle Victoria.
<ol>
<li>
That the following terms are not allowed in your agreement:  - A requirement for the tenant to have the carpet professionally cleaned, or to pay for the cost of this service, at the end of the tenancy. - This may not apply if the tenant has pets. That the tenant needs any sort of specific insurance.  - That any rebate may occur if the tenant does not breach the agreement, and, on the other hand, that a tenant is liable to pay all the remaining rent, increased rent or a penalty if they breach the agreement. 
</li>
<li>
Your tenant has anti-discrimination rights.   While this can be a broad topic, you must not discriminate against tenants on the basis of your tenant's race, religion, sexual oritenation, age or any disabilities. Discrimination can be seen as broad, and may include undertaking extra inspections due to a tenant's age. 
</li>
<li>Pet bonds are not allowed. </li>
<li>
You do not have to allow sub-letting.  If a tenant is sub-letting without your consent, that is having another resident in the house pay rent to themselves, this is against the agreement. 
</li>
<li>
Tenants must be provided 60 days of written notice for a rent increase.   When 'written notice' is mentioned, you must allow time for postage if this is your intended method. It is recommended that landlords and property managers keep clear records of when notices have been sent, to avoid a breach. 
</li>
<li>
The property must be in a reasonable state of cleanliness, and it must be habitable, when provided to the tenant.   While this is a debatable point, it's largely worth remembering the state of a property you would be happy to inhabit, and emulate this. Remember to focus on making the property compliant, safe and clean. 
</li>
<li>
Tenants are required to report the need for repairs and maintenance.  They must also not make material additions or changes, such as the alteration of locks or security devices, or fly screens, without the consent of the landlord. 
</li>
<li>
There is a limit on the amount of bond you can charge a tenant. In New South Wales, this limit is up to four week's of the rent you have agreed to pay. As a landlord or property manager, a bond lodgement form is required to be provided to the tenant. 
</li>
<li>
A landlord must tell tenants 'material facts'.   These material facts include whether the home has been subject to serious flooding or bushfire in the past five years, if there are any health/safety risks or if the home has been the scene of a violent crime in the past five years. 
</li>
<li>
A tenant should be provided with a condition report. The tenant should be provided two copies, one of which is for their records, the other is for the property manager. They should be given seven days in which to complete and return this form.
</li>
</ol>
Do you have any "must know" facts from the Residential Tenancies Act? Share yours below.
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10 things you need to know about NSW's Residential Tenancies Act

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The Victorian Planning Minister, Matthew Guy, has made a move to ensure that private land owners on beaches covered by Public Conservation and Resource zones will only be able to go ahead with the agreement of the state government.
Before this, there was apparently a loophole allowing private land owners the ability to build permanent structures ‘as of right’. This could be anything from a deck, verandah or shade structure to a fence, sign or significant outdoor furniture.
Now, however, these zones will be kept from private development under amendment VC115.
“The Victorian Coalition government will not allow public accessed beaches to be built  on, where the land is technically held in private ownership,” Guy said in a recent statement.
They are currently further looking at legislative options regarding clarifying title boundaries around Port Phillip Bay.
No use or development will be able to go ahead on the land without a planning permit from now on. To obtain this, an owner must put in an application, which will then look to seek consent from the Secretary of the Department of Environment and Primary Industries. A local planning authority will assess the applications. This is likely to be the local council for many.
“With this change, any permit application to use or develop land within this zone will require consent. This is wide-ranging and includes fences, signs, outdoor furniture, shade sails, flag-poles, sheds, pergolas, verandahs and decks. Until today’s reforms, building these structures on private land in this zone did not require a planning permit.”
Guy expressed his belief that this was an appropriate response, with the government currently working on the process of defining boundaries in areas with a high water mark.
“This change to the PCR zone will ensure proper management of beaches. It will prevent inappropriate development and construction from occurring. Beaches will remain accessible for everyone in this state – as they should be.”
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Private land owners near Victoria’s beaches to lose ability to develop 'as of right'

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The National Rental Affordability Scheme in Queensland’s numbers have been revealed, with the 7,000 mark being passed across the state – of which, 5,000 of the NRAS dwellings have been delivered since March 2012.
Minister for Housing and Public Works Tim Mander said that 80% of NRAS in Brisbane has been delivered in the past two years.
“This fills a crucial gap in the housing system for people on modest incomes who could otherwise be waiting years for social housing,” he said.
“Of the 9,000 or so Queensland households who have found a home under this scheme, almost 30 per cent were previously on the social housing waiting list.”
He noted that there were 30,000 on this waiting list, and that this not only helps provide shelter, but also construction jobs.
“Between March 2012 and September 2013, NRAS was responsible for almost 10 per cent of all new dwellings built across the state so you’re not only getting a great social outcome but a great economic one as well,” he said.
The number of dwellings delivered in different areas:
Brisbane – 1,200 dwellings
Townsville – 609 dwellings
Gold Coast – 949 dwellings
Sunshine Coast – 485 dwellings
Ipswich – 738 dwellings
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NRAS responsible for 10% of Queensland dwellings built from March 2012 to September 2013

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Queensland's Bundaberg, or Bundy, has had a pretty tough run since the global financial crisis and the 2011 and 2013 floods, and it appears property investors have been pretty wary of the market since these events.
The city, which has made its way onto the Minister for Agriculture, Fisheries and Forestry, John McVeigh's growing drought list last month, is a mixed bag.
PRDnationwide's research department has found that an $80 million investment from the state and federal governments into flood damage repair and prevention has pushed Bundy back into the property investing safe zone, where they note affordable homes are available around the $200,000 price point.
<blockquote>
But despite the temptingly low prices and green shoots of positivity, is it really stabilising and should you be buying there?
</blockquote>
But despite the temptingly low prices and green shoots of positivity, is it really stabilising and should you be buying there?
On the PRDnationwide team, research analyst Harrison Hall said that retail and civic investment was being seen, pointing to longer-term opportunities.
“Growth has been minimal to this stage with median house prices edging up just 2% per annum over the past two years and the level of sales transactions slightly down, but that is expected to change with the population forecast to expand by 20% over the next two decades and plenty of investors and new owner-occupiers looking to capitalise on the current low entry prices," said Harrison.
Meanwhile, their principal of an agency in the area, Ainsley Driver, said that it is the beginning of the brightest year they've had in a while with more stock being shifted, most within the $200,000 to $400,000 bracket.
“A year on from the floods and most property and infrastructure has been repaired,” he said.
But, despite the physical infrastructure being repaired, has the confidence and sentiment in property buyers been repaired?
According to RP Data, <a href="/developments/bundaberg-east-qld-4670">Bundaberg East</a> saw a significant decline over 2012/2013, however has been steadily climbing back up again, while <a href="/developments/bundaberg-north-qld-4670">Bundaberg North</a> is yet to show any signs of an improvement on their downfall.
<a href="/developments/bundaberg-south-qld-4670">Bundaberg South</a> and <a href="/developments/bundaberg-west-qld-4670">Bundaberg West</a>'s medians are holding steady.
In December 2013, a Newsmail investigation found that 18 small businesses had closed or not yet re-opened as a result of the January 2013 floods.
Despite this, there is still hefty interest in the region. The state government recently "called in" a development application for a proposed residential development at Bundaberg's Coral Cove from Austcorp. The development was approved in October 2013 by Bundaberg Regional Council.
Deputy premier Jeff Seeney recently called in the development.
“Austcorp’s proposed development at Coral Cove is in the ‘separation area’ of the existing Boral Quarry and the proposed Holcim Quarry,” Seeney said.
“We want to ensure that any development in this Key Resource Area is compatible with the type of extractive industry already existing or proposed for the area.”
A re-assessment is underway, and Seeney will determine whether the development will go ahead or not, having received a number of submissions. A decision is set to be made at the end of June 2014.
It also appears that real estate agencies are also starting to move more into the area. Raine &amp; Horne <a href="/news/some-of-the-countrys-biggest-real-estate-agencies-are-in-expansion-mode">opened up an office on the Coral Coast, Raine &amp; Horne Bundaberg, late last year</a>.
Let's open it up to Property Observer readers.
{mijopolls 4}
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Suburb spotlight: Is Bundaberg's market stabilising?

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Property buyers and investors will be very aware of online calculators that can be used to quickly provide an estimate on rental yield, borrowing capacity figure and deposit needed, from property websites, government sites and service providers themselves.
Recently, there has been an argument around super fund calculators and comments made around ASIC’s granting of relief in relation to generic super fund calculators 10 years ago, prompted by former-ASIC employee James Wheeldon.
ASIC is set to make a response to Wheeldon’s allegations in a week’s time before the Senate Economics References committee.
In an online statement they noted that calculators are a common tool used by consumers to, in this case, get an indication of the money they will have on retirement.
The Sydney Morning Herald reported Wheeldon as saying that the Corporations Act prior to 2005 required online super calculators to have a ‘reasonable basis’ for the outputs they produced.
"Starting in 2004, IFSA aggressively lobbied ASIC to issue a Class Order that would amend the Corporations Act so that IFSA's members could offer online calculators that did not comply with the Act's "reasonable basis for advice" standard. This would allow IFSA members to use online calculators as marketing tools, rather than as reasonable educational tools and would also relieve IFSA members from the obligation to include fees in their online calculators,” he was quoted as saying.
Essentially, it is being claimed that the IFSA lobbied so that they wouldn’t need to present their fees on the calculators.
This debate and the truth will come out, and in the meantime there are more serious conversations to be had, however it prompts an important lesson for property investors who regularly use calculators online.
Firstly, are you aware of what they are calculating, and how they come up with the solution they provide you?
Secondly, what do you intend to do with the information?
Thirdly, who else has access to the information you input into a calculator?
And, lastly, are you aware of any hidden costs and fees? How will you check for them?
While some calculators are far simpler than others, such as a rental yield calculator that usually required the input of two figures and a fairly straightforward calculation, others can ask for multiple fields of entry and quickly having you lose track. This doesn’t necessarily mean they’re not useful, or worthwhile, but it does mean you want to understand the inner workings.
We have our own calculators on Property Observer, more of which will be brought to you in coming weeks, and we can honestly say that we do not collect your information and that we endeavour to consider all of the costs and complications involved. This is a tricky thing to do without the calculations becoming unwieldy and confusing. We’re also of the opinion that calculators can be immensely useful for investors and property buyers, despite only providing rough estimates that are as valuable as the information you put in.
However, if the calculators do not take into account all the necessary information, if they leave out necessary fees, costs and important factors, then they are useless for providing true comparisons.
Just as the very straight forward rental yield calculator can be questionable in its usefulness, without the input of strata fees and similar, when comparing properties, any calculator that doesn’t take into account fees and other costs is similarly questionable.
Investors – keep your eyes peeled and do your due diligence.
We will be explaining how different calculations are made in a number of articles. For instance, here is <a href="/expert-insights/your-weekly-how-to-calculating-rental-yield">a quick 'How to' on rental yield</a>. If you would like to know how other calculations are made, contact <a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au.</a>
</body></html>

Online calculators and ASIC attracting widespread scrutiny

For most new apartment buildings, the Owners Corporation starts life with little more than a bank account and the first quarterly strata levies.

At <a href="https://www.apartments.com.au/buildings/9-gay-street-castle-hill-9-gay-street-castle-hill-nsw-2154">9 Gay Street</a> in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>, it starts with around $7 million in reserve.

It's an unusual legacy of what was once one of Sydney's highest-profile apartment remediation projects. When the development, originally known as Skyview and built by disgraced developer Top Place, came under scrutiny by then NSW Building Commissioner David Chandler, an $11 million remediation bond was negotiated to ensure any building defects could be fully rectified.

The building underwent an 18-month remediation program, during which around $4 million of that bond was spent bringing the building up to the standard it should have been in from the outset.

After extensive inspections, all active rectification orders have been lifted. What's more, around $7.2 million remains secured for the Owners Corporation for the next 15 years.

In a twist few would have predicted, what began as a significant concern for purchasers has left the building with something almost unheard of in the apartment market: a multi-million-dollar financial reserve from day one.

[smartcode_project:default project_id=147685 project_image_fid=359136]

<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a> Executive Chairman Greg Huxley said the structure offers buyers a level of certainty that is difficult to replicate.

"The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers," Huxley said.

"Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind."

The apartments themselves have been designed with a focus on practical, contemporary living. Interiors feature Smeg appliances, stone benchtops, tiled living areas, carpeted bedrooms, 2.7-metre ceilings, floor-to-ceiling glazing, and ducted heating and cooling throughout.

Residents also have access to a range of shared amenities, including two rooftop barbecue areas, a swimming pool, children's playgrounds, secure building access, storage cages, and visitor parking.

The location continues to be one of the project's strongest drawcards. Castle Hill Metro Station sits virtually on the doorstep, providing direct connections across Sydney's expanding Metro network, while Castle Towers offers extensive retail, dining, entertainment, and service amenities within walking distance.

[smartcode_project:default project_id=147685 project_image_fid=359127]

The building, now named after its location at 9 Gay Street, comprises a diverse mix of one-, two-, and three-bedroom apartments starting from just under $600,000.

Equitifund National Sales Director Ben Hamblett said demand in the Hills District continues to be driven by buyers seeking convenience and connectivity.

"Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre," Hamblett said.

"There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living."

On top of the long-term protection afforded by the remaining $7.2 million bond, Equitifund is offering a limited-time stamp duty rebate on selected apartments.

Eligible purchasers can also secure finance options, including a 3.99 per cent two-year variable rate, loan-to-value ratios of up to 90 per cent, and interest-only lending options through EquitiCredit.

[smartcode_project_cta:default project_id=147685]

Joel Robinson

Why this Castle Hill apartment building starts with a $7 million advantage

For much of the past few years, conversations about Australia's property market have centred on the rapid growth seen in Sydney, Brisbane, Gold Coast, and Perth. <a href="https://www.apartments.com.au/developments/melbourne-vic-3004">Melbourne</a> has followed a different trajectory.

That relative underperformance is now encouraging some buyers to reassess the city, particularly those willing to look beyond short-term market movements and focus on quality property in established locations, along with the long-term growth prospects of a city expected to overtake Sydney as Australia’s most populous.

John Bekiaris, Research &amp; Market Insights at <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a>, said Melbourne's current position is attracting increasingly sophisticated purchasers.

"Melbourne continues to present one of Australia's strongest long-term investment stories," Bekiaris says.

"While other capital cities have experienced stronger recent growth, that relative underperformance is exactly what's attracting sophisticated counter-cyclical investors."

[smartcode_project:default project_id=1979 project_image_fid=363268]

Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

[smartcode_project:default project_id=1979 project_image_fid=363229]

The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

[smartcode_project:default project_id=1979 project_image_fid=363284]

The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

[smartcode_project:default project_id=1979 project_image_fid=363228]

According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

[smartcode_project_cta:default project_id=1979]

Why now is the time to buy in Melbourne's premium apartment market

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

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]

Jennifer Duke

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