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The Australian love for the outdoors, and for outdoor entertaining, never ceases to amaze. As such, it appears that the backyard is in many property owners’ sights as the area to renovate for lifestyle and for value-adding purposes.
Canstar Blue, a consumer ratings house, surveyed more than 2,500 people in their annual home and garden research to ask about renovations and future intentions, with 25% of home owners that answered having already renovated their yard over the last three years.
Another 38% of the 1,503 home owners, said that they were considering undertaking external renovations.
Bathrooms were then on the list, with 20% having undertaken improvements over the past three years. Two in five also had an intention to renovate this room.
Those in Queensland, where the climate is sunnier, were most likely to have renovated their yard, at 29%. Meanwhile, in Tasmania and West Australia, the figure sat at just 17%.
Of work undertaken, the most popular items were the following:
Decking or paving: 45%
Repainting: 38%
Changes to lighting: 32%
Interestingly, <a target="_blank" href="https://www.propertyobserver.com.au/victoria/analysis-can-laying-turf-really-increase-your-propertys-value-by-%2475000/2014012867406">despite some claims</a>, adding lawn or turf was not mentioned within the top three.
In the bathroom, common upgrades included:
Taps and sinks: 72%
Repainting: 69%
Replacing showers and baths: 66%
Gen Y were the homeowners that were most into DIY-ing, with 47% saying they had done the renovations themselves, compared to Baby Boomers, 40%, and Gen X, 41%.
Canstar Blue’s Amy Partington said that it appears little is off limits and that we’re still a nation of eager renovators.
“The research also shows that a large proportion of people are doing their work themselves, particularly younger people who may have scrimped and saved for their first home. With this in mind it’s little surprise that consumers are turning to the Internet to research the equipment they should use and to uncover all the advice they can to avoid costly mistakes,” Partington said.
Decking is certainly popular at present and is likely to be on many homeowners' minds as the weather remains hot and the outdoors look ever more tempting. Similarly, new products allow decks to be built even more easily and with less maintenance than previously. There are a number of materials now that also create decks that never rot, as well as a vast selection of colours and styles.
See over page for five homes with inspirational decks
 
 
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Five inspiring deck designs 
When planning your own outdoor decking, it's worth looking to properties that have got it "right" for inspiration. Here are five current listings that have something particularly special in the way they use their decks.
 
{yoogallery src=[images/stories/2014/02/12/hun]}
Seamlessly blending the indoor and outdoor space, the expansive deck on this home provides a fantastic outdoor entertainment area. As the home boasts a 180 degree bushland and water outlook over the Lane Cove River, this is a great way to take advantage of the views.
 
{yoogallery src=[images/stories/2014/02/12/bri]}
Wrapped around the sizable pool, and providing views of the solar heated pool, gardens and vegetable patch, it’s also located under the right amount of shade for comfort. The cut outs for the deck are an unusual but nice feature, allowing trees and plants integrate with the deck.
With a barbecue, and right next to the kitchen and loungeroom spaces, it’s a great functional space.
 
{yoogallery src=[images/stories/2014/02/12/west]}
This decking, which is both inside and out, is a modern, stylish approach that is favoured by many. This is all about flow, and really changing the definition of where the house ends and the garden begins.
 
{yoogallery src=[images/stories/2014/02/12/fli]}
Combining the deck with the transparent glass pool fence provides an excellent useable space that isn’t disjointed by the safety requirements. While the use of furniture here helps define a sitting space, clever positioning of other garden attire can turn the space into something completely different very quickly.
 
{yoogallery src=[images/stories/2014/02/12/bro]}
Providing an extra meal area, and a through-way, this unusual use of decking is elegant, neat, and again blends the concept of where the “house” ends. The main bedroom also has its own private deck. 
 
Have you added a deck or changed your yard? Send in your pictures and ideas to: <a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
 
 
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jduke-EHk3XBmHkn

Outdoor renovations the budding trend: Five decks to be inspired by

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The Point, a new high rise development in New South Wales' Liverpool, has expectations to be sold out by late February or early March, with a limited number of one-, two- and three-bedroom units left for sale.
Project marketer for the development, Sam Elbanna of CPM Realty, said that buyers in <a href="https://www.cpmrealty.com.au/Buying/Search/Detail.aspx?id=3424&amp;wlid=6c4a50f8-97f6-4e5e-8b96-6ed3766553e5" target="_blank">The Point</a> have been a strong mix of investors, owner-occupiers, seasoned veterans and first time buyers, with the broad lifestyle appeal helping with a sale of more than 90 of 126 apartments.
The first stage of sales sold out on the opening day in <a href="/news">Liverpool</a>. The south-west Sydney suburb is next to <a href="/news">Campbelltown</a>, <a href="/news">Fairfield</a> and <a href="/news">Sutherland</a>. The popularity may be, in part, due to <a href="https://www.propertyobserver.com.au/developments/liverpool-to-welcome-first-major-residential-tower-the-point/2013111866436" target="_blank">the status of The Point as the first residential tower for Liverpool</a>, at 4-6 Gillespie Street. It is expected to be complete in mid-2015.
The <a href="https://www.cpmrealty.com.au/Developments/New-Developments/Detail.aspx?pid=0c86a693-a942-4047-ae0e-9aac37748f9c" target="_blank">$49 million development will have 12 floors</a> and a supermarket on the ground floor, with prices spanning from $256,000 to $375,000. Sizes range from 55 square metres to 145 square metres.
The median unit price in Liverpool is currently $283,500, according to RP Data, with the median asking rent sitting at $330 per week, providing an indicative gross rental yield of 6.1%. Liverpool has long been on the investor list for <a href="https://www.propertyobserver.com.au/new-south-wales/from-potts-point-to-the-central-coast-17-property-investment-options-in-nsw-for-under-%24300000-htw/2012091256531" target="_blank">lower priced units and higher yields</a>.
Elbanna pointed to transport opportunities, a nightlife scene and amenities as being particularly attractive to younger buyers and families.
“Each unit encompasses the chic lifestyle of the inner city, while at reasonable prices,” he said.
Construction is scheduled to commence this month, with completion expected for mid next year.
Features include air conditioning, underground car parking, SMEG appliances and mirrored built-in wardrobes.
Last year, <a href="https://www.propertyobserver.com.au/commercial/quest-to-build-10-new-serviced-apartments-buildings-in-nsw-over-next-two-years/2013020659191" target="_blank">Quest Serviced Apartments also expressed interest</a> in the Liverpool area.
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
For the latest development listings, brought to you by Property Observer and partners, see our <a href="https://showcase.propertyobserver.com.au/" rel="nofollow">Investor Showcase</a>.
Images are artist impressions.
 
 
 
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Liverpool’s The Point has late-February sell out expectations

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The population figures of Pimpama “virtually doubled” between 2007 and 2012, according to the Gold Coast City Council, as the largest masterplanned community in the Gold Coast is underway by Mirvac.
With sales increasing at <a target="_blank" href="https://www.gainsborough-greens.mirvac.com">Mirvac’s Gainsborough Greens</a> in <a target="_blank" href="/news">Pimpama</a>, and a $30 million <a target="_blank" href="https://pimpamajunction.com.au/">Pimpama Junction Shopping Centre</a> is near having all the stores tenanted with opening expected mid-year, the rapid growth is expected to continue. With Visit Gold Coast noting it to be the "last" truly rural area left on the Gold Coast, it's unclear whether this status is set to remain for long.
{qtube vid:=PVKhkCCXLcA}
Halfway between the Gold Coast and Brisbane, on completion there will be more than 2,200 homes, including over 15 hectares dedicated to community-focused fields, such as sporting ovals. Within the development, 65% is dedicated to greenspace, with no home more than 300 metres of a park, playground or recreation area - with 17 parks on completion. The heart of the development is the currently existing 18-hole Golf Course. Community managed environment. Recreational facilities - swimming pools, tennis courts, gymnasium
Tipalea Partners, developers of the shopping centre, has six of the 21 retail spaces remaining in the centre, with tenants seeing the handover in May for fitouts. Trading should begin in mid-June.
Tipalea Partners’ managing director Scott Spanton said that they had initially planned to sell the asset once it was fully leased.
“However, we have decided to retain it as a key investment asset for the company going forward,” said Spanton.
“The amount of growth that has occurred in the corridor since we acquired the land in 2009 has been quite amazing and we believe that level of growth has a significant way to go," he said. Hutchinson Builders won the tender in May 2013.
A Woolworths Supermarket and 20 speciality tenancies will be in place, in what will be the only significant retail centre east of the M1 and north of the Coomera River.
Some of the tenants currently in the speciality shops include a pharmacy, Sushi Ho Ho, Brazilian Café, BWS, a medical and dental centre, My Barber, Hair Rocks, Bargain Mania, Zaza Kebab, Pimpama Bakery, Noodles, a Chinese restaurant, and Westpac and Suncorp ATM machines.
A real estate agency is being sought for tenancy, as are a pizza outlet, fish and chip shop, Indian restaurant and a major bank.
The state government has fast-tracked plans to build a new primary school, on Cunningham Drive North, for January 2015, a year ahead of schedule.
Gold Coast City Deputy Mayor, Donna Gates, said that building approvals in the area are up considerably, with renewed confidence after stronger tourism numbers were recorded this holiday season.
"Pimpama has already been confirmed as the future site for a district sized shopping centre and the new primary school, which will be adjacent to Pimpama State Secondary College, which opened last year, will provide further infrastructure to cater for this growth,” said Gates.
Meanwhile, Mirvac Queensland development director – masterplanned communities, Russell Berlee, said that there are already contracts on 65% of the homesites in the latest release – registered in late-November.
"In the last quarter alone we took 74 deposits, worth a combined total of just over $17 million," said Berlee.
"Interest in Pimpama is at an all time high, with buyers attracted by the location - mid way between the centre of the Gold Coast and Brisbane - the rural outlook, the amount and quality of new development underway and, at the same time, the relatively affordable prices,” he said.
Over the past three months, the majority of building approvals have been for home and land packages. Those priced between $420,000 and $470,000 have been especially popular with families and first time buyers.
Higher end demand is also said to be increasing, particularly for those fronting the Gainsborough Greens gold course – priced between $650,000 and $700,000.
Pimpama is home to Australia's only Zorbing outlet. It is 45 minutes' drive from Brisbane airport.
jduke@propertyobserver.com.au
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Gold Coast's largest masterplanned community underway

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It appears that properties in the UK are increasingly quirky.
Where we previously saw <a href="https://www.propertyobserver.com.au/news/a-pub-in-the-garden-and-other-kooky-properties/2014020367501" target="_blank">a pub in the garden</a>, and a home <a href="https://www.propertyobserver.com.au/international/selling-your-purple-home-you-might-want-to-consider-a-few-things/2013111866433" target="_blank">entirely decked out with a purple interior</a>, another home has recently jumped onto our radar.
This <a href="https://www.rightmove.co.uk/property-for-sale/property-41542705" target="_blank">11-bedroom mansion is castle-like in appearance</a>, yet it houses a rather modern secret.
{yoogallery src=[images/stories/2014/02/11/lon1]}
Firstly, let’s take a moment to appreciate the house. On 6,988 square feet, the Victorian home, named ‘Rockmount’ is located on Church Road in London. Asking £3,250,000 for the detached house, it includes self-contained accommodation, a double garage, a detached lodge, two reception rooms, a wine cellar, a music room… and a spaceship in the attic.
{yoogallery src=[images/stories/2014/02/11/lon2]}
 
It's a fairly impressive spaceship interior decorating approach, with computer screens, yellow-and-black security tape and all manner of buttons, pipes and grates. The listing notes that it's a cleverly-used storage space.
An unusual find in what is otherwise a traditional beauty with high ceilings, fireplaces and stylized windows.
 
It appears that space is a keen interest for this family, with a telescope being in another of the listing photographs.
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
 
 
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Would you convert your attic into a spaceship?

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Local government boundary reforms being undertaken by the state government are a “one in a hundred year opportunity” to shape the city into the future, according to Lord Mayor Lisa Scaffidi.
Speaking ahead of the City of Perth’s presentation to the Local Government Advisory Board, Scaffidi said that they have been looking closely at the local government reforms achieved in other cities.
“It is clear from the experiences in strong leading cities like Melbourne and Brisbane that it is essential to incorporate all major infrastructure and significant inner city precincts into the boundaries of a capital city,” said Scaffidi.
“Our efforts are focused on shaping a strong capital city so we can strongly promote and show our city to the rest of the nation and the world as we champion our various key industry sectors and attract more investment opportunities.”
Town planning and boundary changes were <a target="_blank" href="https://www.propertyobserver.com.au/australian-capital-territory/stand-by-for-australias-town-planning-revolution-terry-ryder/2014010667091">tipped by observer Terry Ryder as being the factors investors should watch for 2014</a>, with the changes potentially providing opportunities for capital growth. Zoning and development changes will be the key factors to keep your eyes open for.
The council suggests just small amendments to the state government’s proposed boundary changes that were announced last year in November.
Belmont Racecourse and the Burswood Peninsula were suggested for inclusion within the City’s boundaries, as well as Kings Park, the University of WA, QEII Medical Centre, Hollywood Hospital, Crown Perth, Medibank Stadium, NIB Stadium and the new Perth Stadium.
“Under the proposed changes by the state government, what would normally be considered key capital city infrastructure would be dispersed around various local governments. This dissipates the role of the capital city” she said.
“That’s not conducive to effective planning and it stifles coordinated development.”
The inclusion of the northern part of the City of Vincent within Perth’s boundaries is also said to be less than ideal due to its suburban nature.
Instead of considering the entirety of the City of Vincent, as suggested in a proposal submitted to the Board in November 2013, Scaffidi recommended that areas such as West Leederville and Subiaco be considered instead due to proximity to the CBD.
This supplementary submission will be presented next week, on February 19. <a target="_blank" href="https://dlg.wa.gov.au/Content/LG/AdvisoryBoard/CurrentInquiries/MetroInquiries.aspx">Public submissions on the boundary changes are being sought</a> until 13 March 2014.
Other proposals included the City of Fremantle remaining as a separate entity, the majority of Mount Lawley remaining within the City of Stirling, the northern section of the City of Cockburn to be transferred to the Cities of Fremantle and Melville and the northern section of the Shire of Serpentine Jarrahdale to be transferred to the City of Armadale, with the southern section to be sent to the Shire of Murray.
Previously, the <a target="_blank" href="https://www.propertyobserver.com.au/news/merge-between-city-of-fremantale-and-east-fremantle-at-core-of-reform-submission/2013101065635">argument to merge the City of Fremantle and East Fremantle was central to the discussion</a>, with the aim to strengthen the activity centres.
In July last year, the state government released the model for local government submissions to be proposed by 4 October 2013. This saw 21 local government proposals.
According to the current submission document the expectation is for a submission to the Minister for Local Government for 30 June 2014.
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Perth local boundary reforms are a “one in a hundred year opportunity”: Lord Mayor

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A new change to the Territory Plan is allowing investors in ACT to build secondary residences, also known as granny flats, to be built up to 90 square metres in size, where previously they could only be 75 square metres.
Minister for the Environment and Sustainable Development, Simon Corbell, today said that the increase was to address concerns around the commencement of variation 306 in July 2013.
Variation 306 was the much awaited removal of the restriction on who could occupy a ‘habitable suite’ or ‘relocatable unit’, better known as a secondary dwelling or granny flat. Essentially, this allowed investors to start using the granny flats in a similar way to that being seen in New South Wales. While this strategy has seen many investors diving into eligible Sydney suburbs to make the most of a potential dual income over the past couple of years, there are a number of pros and cons to be aware of.
Corbell said that this was an effort to provide affordable housing options. The 90 square metres for the dwelling size is the floor area measured to the outside face of the external walls, including internal walls between the living areas and garage, but excluding the garage.
"By allowing greater floor area in secondary residences, Canberra families can help their parents or students to live independently in a residence that is large enough to be comfortable yet small enough to be manageable," said Corbell of the new change.
"The additional size will also help builders meet the adaptable housing standards for a variety of dwelling layouts, including two-bedroom dwellings. This allows the secondary residence to meet the requirements of the current occupant as well as the needs of occupants in the future."
The change is based on the territory’s planning strategy, which looks to increase urban intensification.
"We hope this policy refinement will encourage more Canberrans to build versatile buildings which will improve the city's housing diversity and introduce more affordable housing options for the Territory's population," he said.
The increase came as part of <a href="https://www.legislation.act.gov.au/ni/2014-13/20140117-56939/pdf/2014-13.pdf" target="_blank">Technical Amendment 2013-12</a>, which came into effect on 17 January this year.
It notes the following:
Residential Zones Development Code i. Increase maximum size of secondary residence from 75m2 to 90m2 ii. Retention of private open space requirements for an existing dwelling where a secondary residence is proposed iii. Clarification of requirement for statement of endorsement for demolition iv. Removal of rule R39 relating to subdivision under Unit Titles Act 2001 v. Clarify that rule R57 water sensitive urban design requirements for multi unit residential development does notinclude secondary residences.
Achievable rent on granny flats vary, however some suburbs are seeing properties asking for rents of up to $360 to $410 per week for a one-bedroom granny flat - such as in <a href="/developments/griffith-act-2603">Griffith</a> - down to $265 per week for a one-bedroom granny flat in <a href="/developments/kaleen-act-2617">Kaleen</a>. 
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
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Granny flat size allowance increased in ACT

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Gosford’s waterfront has had its future defined by new rezoning plans finalised yesterday by the New South Wales government; with plans for dining, shopping and new apartment set to come online.
A 9.9 hectare area has been rezoned on <a href="/news">Gosford</a>’s waterfront by the Central Coast Regional Development Corporation. The area was previously known as ‘The Landing’.
The rezoning will allow a combination of residential, commercial, hotel and conference facilities, creating up to 2,000 jobs. It will also allow new regional community facilities, such as a proposed Regional Performing Arts Centre and Conservatorium, public spaces, recreational areas and waterside restaurants and retail facilities.
“This is great news for the revitalisation of Gosford’s waterfront and will help boost the Central Coast’s economy by acting as a catalyst for the renewal of the Gosford CBD,” said Planning and Infrastructure Minister Brad Hazzard.
“As a further bonus, by creating facilities and public spaces that build communities, it will draw more visitors to the area,” said Hazzard.
The plans split the site, which has state significant status, into a number of zones allowing these developments to occur. The Gosford Public School site will be opened up for commercial and residential, while an expanded Breakwater will house the other activities.
<img alt="seanriley-flickr-gosford-feb-11-breakotu" height="264" width="470" src="/images/stories/2014/02/11/seanriley-flickr-gosford-feb-11-breakotu.jpg">
Photo: Gosford, courtesy Sean Riley/flickr
Minister for the Central Coast, Michael Gallacher, said that earlier plans had been significantly revised to take onboard community concerns.
“These new plans ensure public space is protected and new buildings on the school site are properly scaled to minimise the impact on water views,” said Gallacher.
The views were one of a number of concerns previously expressed, with the development to allow “key view lines” to Brisbane Water, as well as the restriction of building height and the imposing of massing controls to ensure the correct scaling to maximise view corridors between buildings. The War Memorial Park will also be retained.
The redevelopment of the waterfront is still open to community consultation, as <a href="https://www.ccrdc.nsw.gov.au/MajorProjects/WaterfrontPrecinct.aspx" target="_blank">each development application will be required to be lodged through Gosford City Council</a>.
The site is bound by Georgina Terrace, Dane Drive, Mann Street and Brisbane Water.
The rezoning will also see the school relocated this year. Expressions of interest for proposals from potential developers and investors for the school site are being called for.
The move of the school has seen significant community backlash and petitioning, including the creation of a website, <a href="https://www.savegosford.com/2013/04/sgw-media-release-ccrdc-pre-empts" target="_blank">called ‘Save Gosford’</a>, where they note that more than 10,000 people signed a petition against the loss of the school, while more than 10,700 signed petition against "The Landing" proposal.
There were <a href="https://www.majorprojects.planning.nsw.gov.au/index.pl?action=view_job&amp;job_id=3966" target="_blank">a number of submissions both for and against the redevelopment</a>.
"Why not have something like Cairns has done with their foreshore. Something that everyone can enjoy not just the rich in high rise apartments,” local resident Julie Guthrie included in her submission against the redevelopment.
Traffic concerns were also noted by some residents. There have already been some mixed responses on the <a href="https://www.facebook.com/ilikemygosford" target="_blank">Gosford City Council Facebook Page</a>.
Within the next few months, the restaurant and bar, Iguana Joes, is expected to reopen on the waterfront. The Commonwealth Agency will also be housed on the waterfront, according to a release from Federal MP for Robertson, Lucy Wicks.
Gosford is undergoing a number of changes, under the 2010 masterplan for the city, with the waterfront having been slated for revitalisation since the inception of this plan.
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
 
 
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Gosford waterfront’s residential and retail plans finalised after community battle

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Sydney’s newest suburb is set to be complete three years ahead of schedule, in an attempt to boost housing supply, according to Minister for Planning and Infrastructure, Brad Hazzard.
The suburb, <a href="https://www.landcom.com.au/places/bunya.aspx" target="_blank">known affectionately as Bunya but officially as Bungarribee</a>, is located in the western Sydney area and is attracting a number of new buyers – with one in three of the 800 purchasers said to be first home buyers.
<img width="470" src="https://www.landcom.com.au/downloads/photos/bunya_1_b8ea_photos_large.jpg">
Artist impression courtesy of LandCom
“New Western Sydney housing is selling like hotcakes and Bunya is leading the charge,” Hazzard announced today.
“Recent housing figures show over 16,700 new homes were approved in Sydney (July to November) which indicates we are on track to have the strongest year of housing approvals in Sydney since 1973," he said.
The 55 hectare site is on the former Overseas Telecommunication area at <a href="/news">Doonside</a> and was developed by UrbanGrowth New South Wales. Located less than a kilometre from Doonside train station, and just over a kilometre from local shops, it’s well placed, being bound by Doonside Road, with Steeltrap Drive being the main road through the suburb.
The housing area has a six star environmental rating, and overlooks the Parklands. In September, 50 land lots were released, with more than 150 homes occupied and more than 100 under construction.
“Over 650 lots of the 820 have sold in under three years and demand for the remaining 170 lots is hotter than ever, with future residents visiting the sales office daily,” Hazzard said.
Prices for house and land packages range from $525,000 for a 400 square metre lot, to $630,000 for a 600 square metre lot. The median house price in Doonside currently sits at $391,500, according to RP Data, with rent at around $380 per week, so these properties are significantly above the norm.
Land started at $290,000, sized from 464 square metres to 715 square metres, with the smaller, cheaper blocks proving to be the most popular within the first release stages. Property Observer understands that some of the corner blocks have added restrictions on the type of property that can be developed. The site previously achieved a commendation at the Urban Development Institute of Australia NSW Austral Bricks Awards for Excellence.
On completion, the area will house 3,000 residents. Blacktown City Council will be the local authority for the area.
<img width="470" src="https://www.landcom.com.au/downloads/photos/bunya_2_aea4_photos_large.jpg">
Artist impression courtesy of LandCom
The builder team includes Allcastle Homes, Eden Brae Homes, Champion Homes and Wisdom Homes. The masterplan includes a $4.9 million community resource hub called "The Hub", which officially opened on Saturday, and a number of parks, cycleways and walkways.
The community already has their <a href="https://www.facebook.com/BungarribeeDoonsideCommunity" target="_blank">own Facebook page</a>, encouraging residents to get involved with local street parties and campaigns.
Taking their suburb's name from the famous horse stud that was a major local employer in the early 19th century, a number of the streets are named after horses that dominated the racing scene in the 1820s and 1830s, said Landcom development director, Camille Abbott. This includes roads such as Steeltrap Drive and Manto Street. There is also a "Sir Hercules Parade" named after the sire of 1866 Melbourne Cup winner The Barb. The display village sits along this street.
“Landcom worked closely with a local historian to explore the history of the site. Local historical societies were then approached to workshop several names which were eventually chosen. It was important the names chosen, adequately represented the horse breeding past and involved historical representatives from the area," said Abbott.
The main park in the area still contains the remains of the Bungarribee Homestead, which was built in 1822.
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
 
 
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Sydney’s newest suburb three years ahead of schedule: Brad Hazzard

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Property management is a skill that not everyone has, and if you’re looking for the best professional to take care of your investment property then you’re going to want to ensure you’re leaving it in the best hands possible.
We have written <a href="https://www.propertyobserver.com.au/landlords/choose-the-right-person-to-manage-your-rental-property/2011101251903" target="_blank">article</a>, after <a href="/news">article</a> about the importance of getting the right property manager and the benefits they can have for your overall investment strategy. But when it comes to actually finding them… that can be another story.
There are a number of qualities that excellent property management professionals have. Observer Cameron McEvoy previously provided us <a href="https://www.propertyobserver.com.au/landlords/six-things-to-look-for-when-choosing-a-property-manager-cameron-mcevoy/2012101657190/Page-1" target="_blank">these six things to look for</a>. These included the right type of testimonials, and he also suggests letting the agent know that you're going to be interviewing a number of different property managers.
Here are some more crucial skills you must be looking out for.
Communication
Arguably one of the most important qualities in a good property manager is the ability to effectively communicate. Think about the number of situations in which the property manager is likely to be required to speak to your tenants, and to yourself, and keep everyone onside. You’re looking for a good negotiator, who is on your side, but can be both polite and firm.
Remember that you want them to be able to solve problems without needing them to go to Tribunal, so they need to be good at calming down conflict, however when it is unavoidable they need to be able to present a factual case, clearly and appropriately.
This is also largely about personality – are they likeable? Are they reliable? If they say they will call you, then you want them to be calling. Reliability is absolutely crucial for both your ease and the happiness of your tenant. Remember that your tenant is important, and your <a href="/news">property manager should work for you, while caring about the safety and comfort of your tenant</a>.
Experience
The amount of experience that your property manager has comes down to your comfort level, however it’s worth remembering that ‘years’ of experience isn’t necessarily the same as the depth of experience that other property managers have.
Ask probing questions about their most difficult experiences with tenants and how they managed to fix the issue (see over page for some good questions to ask when you’re interviewing).
Property Observer notes that one particular agency prefers to hire those with more ‘life experience’ than property management experience, arguing that the laws and systems can be taught but that it’s much harder to train someone to be good with people and to empathise.
Despite this, it’s unlikely you will want a rookie in charge of your property. Ensure you ask who will specifically be managing your investment, as often you will speak to a company principal or director, only to later find the property managed by another staff member.
Fees
There’s a reason this isn’t top of the list and that’s because it shouldn’t be the main focus. At the same time, you will want to ensure that they are being competitive – ask each about their fees and specifically what this includes. Regularly, it will be an all-inclusive fee, however it’s always worth double checking.
If a property manager is providing an exceptionally low rate, remember the "too good to be true" rule of thumb. Generally, expect to get what you pay for. Here, <a href="https://www.propertyobserver.com.au/landlords/you-get-what-you-pay-for-in-property-managers-who-work-cheap-leah-calnan/2012051054652" target="_blank">Leah Calnan explains what you might lose out on if you rely on the lowest rate</a>.
Systems
If the agency doesn’t have a dedicated property management department then you need to be asking some rigorous questions about how they will adequately cater to your investment property and your tenants.
Ask them about how they keep track of when inspections are meant to take place, and get them to talk you through the processes that they have in place. What checklists and record-keeping systems or software do they have? For instance, some franchised agencies photocopy all of the keys and items they provide the tenant upon signing of the lease and payment of the bond so that they know specifically what they should be getting back. Similarly, another franchise provides a "welcome pack" to all tenants with extra copies of their business card, information about the property and similar within. Some smaller offices do not offer these things, however ensure personal service to both the tenants and the investors.
Find out what the emergency and back-up plans are. What happens if your property manager is sick or leaves? 
 
Many investors also want a personalized service that caters to them, and this should be able to be provided. For overseas investors, or those with larger portfolios, they may be happy to provide automatic authorization for expenses under a nominal amount, such as $100. However, other investors, particularly new investors, will often want to be asked about every dollar spent.
The best property managers will be open to this type of flexibility in their service offering and are even likely to ask you these questions ahead of time.
Don’t necessarily believe that because a real estate agent is under a branded franchise that they will be better than a boutique agency. They should all be assessed on their own merits. While franchises usually have fairly rigorous systems in place, you may find that the flexibility of a boutique agency suits you more.
Market knowledge
The best property managers know their areas inside and out, and are able to quickly advise on how much rent you can achieve, vacancies in the area and if there are any quick fix-ups that you can do to increase your rent. Compare the responses you receive from the property manager with statistics and online listings.
Good property managers should also be proactive in reminding you when leases are coming to a close, and letting you know that your rent may be able to be increased a certain amount. Ask if there are any specific alerts provided by property managers.
Turn over page for questions to ask.
 


<hr class="system-pagebreak">
Questions to ask when you're looking for the best property manager 
When you're picking the best property manager, you'll want to approach it as though it is a job interview. Have some questions noted down (print this page if you need to) and ensure to add in areas that are of particular concern to you and your property. For instance, if you are in a cyclone or bushfire-prone area, then you may want to specifically ask about this aspect. Or, if your property has a pool, then you might want to ask about how this should be maintained, and whose responsibility it is.
Ask as much now to save yourself grief down the track. Here are some questions to get you started:
<ol>
<li>
What is the leasing process, and how do you find and choose tenants?
</li>
<li>
How long does tenant selection take?
</li>
<li>
What is the average amount of time it takes to lease out a property in this area?
</li>
<li>
How do you verify tenant information?
</li>
<li>
What is your current vacancy rate? (Note: This is different to the area’s vacancy rate)
</li>
<li>
How do you handle rent arrears?
</li>
<li>
How do you manage a rent increase?
</li>
<li>
How often are inspections undertaken, and what information will I be provided?
</li>
<li>
In a situation where a tenant is complaining about maintenance, what would you do? (Be specific here in providing a situation)
</li>
<li>
How will I receive statements and funds?
</li>
<li>
Do you have any online portals that I can use to check rent and information about the property?
</li>
<li>
How often will I hear from you, and in what form?
</li>
<li>
What number of properties are you currently managing, and what is your maximum?
</li>
</ol>
Source: Forbes Realty, REINSW
You will also want to collect some different paperwork and examples of what to expect through the process.
Here are some pieces of information you might like to collect, and compare, between property managers:
- References, both written and numbers to call of investors with larger portfolios using the company.
- Online listings (find these yourself) of rentals they are advertising. Check them for accuracy, presentation and spelling.
- An inspection report – check to see how thorough this is.
- A rental appraisal including comparatives.
- Check the comments in online forums, if any, about the agency or property manager.
- Ensure they have a real estate agent licence.
Finally, there’s the option of heading to one of their open homes posing as a prospective ‘tenant’. How do they present the property, and treat those looking around?
What are the most important factors to you when choosing a property manager?
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
 
 
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How to: Choose the best property manager

<html><body>
The impact of bushfires in the area has caused Latrobe Valley Magistrates’ Court in Morwell to be closed for hearings today.
Those affected should ring the Customer Service team.
Similarly, if you are required to travel from, or through, a bushfire-affected area for your hearing then make sure you call ahead of time.
The numbers to call for residential tenancies matters – 1800 133 055 (country) or 03 9628 9800.
<a target="_blank" href="mailto:news@propertyobserver.com.au">news@propertyobserver.com.au</a>
</body></html>

Investor update: VCAT Morwell closed for hearings due to bushfires

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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