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If you own a rental property, it might be time to touch base with your tenant, particularly if they have been a long term renter in your property. You can either do this yourself, if you self-manage, or through your property manager.
The aim of these is two-fold. Firstly, you want to ensure they’re comfortable and happy with the rental as this will help assist you from ending up with vacancies in the long run. Secondly, it will quickly identify if there are any issues with your investment that have been overlooked and are worth attending to.
Here are the seven questions that Property Observer recommends passing by your tenant. Of course, there are many more that you may also consider asking – if you have suggestions, share them in the comments section below.
<ol>
<li>
Are there any maintenance issues or small fixes that have been missed? Maintenance should be attended to regularly, however sometimes things can be glossed over, or forgotten about. Leaky taps or loose door handles, even the small nitty gritty issues that can be fixed in an afternoon will help keep your property in working order. 
</li>
<li>
Is there anything that would make this property more comfortable for you? You may not be up for installing a spa bath for your tenant, but they may suggest modest improvements that would make the picture better all round. Remember, much of what they might want is likely to be an improvement on your property and the next tenant is likely to want it as well. Some tenants are also willing to install things themselves, or to pay a little more rent for an inclusion. Think items like flyscreens, air conditioning units, a new coat of paint or even a new dishwasher. 
</li>
<li>
What do you like most/least about the rental? This will help give you some selling points for future, as well as pros for future tenants, and it will also allow you to address objections as they come up. It may also get you thinking about how to improve your other rental properties and problems to look out for. It may be the location, or the garden, but it should at least get you thinking. 
</li>
<li>
How do you find the neighbourhood? If there are any issues with the location of the property, it’s worth finding out now. Graffiti on neighbouring properties, or loud parties next door are both items that can be identified by tenants. They might tell you that there is a loud dog making their life difficult. Take steps to fix this, where possible, before it becomes a deal-breaker for the tenant. 
</li>
<li>
Would it make your life easier to have a gardener/other assistance? Does your property have a pool or a large garden? If so, and particularly if you’re noticing it’s getting unkempt, it may be worth providing the option to your tenant of a weekly stipend for a monthly gardener and handyman to come in and get to the jobs that need doing. Not all tenants will want this, however very few are given the choice. 
</li>
<li>
Would it be easier for you to pay your rent weekly/fortnightly/monthly? It’s very unusual for a tenant to be given the option to choose the date they pay rent on. However, with different pay arrangements at each workplace, it may make their life a lot easier to pay you on the day they get paid – and may make little difference to you. Giving them this personalised attention isn’t an option for every investor or property manager, however if you can then it’s worthwhile. 
</li>
<li>
Would you be keen to renew your lease? Why/why not? Finally, the above broad question will quickly have them identifying to you anything that is an issue with the property for them. While it may not be anything you can fix – for instance, they may want to move closer to their child’s school – it can alert you to possible future hesitations from tenants. It may be that they have wanted a pet, and you hadn't allowed this option - perhaps you could reconsider, or see if there's another way to sort out the issue.
</li>
</ol>
YOU MIGHT ALSO WANT TO READ:
<ul>
<li><a href="/expert-insights/investing/how-to-find-and-hold-good-tenants">How to find and hold good tenants</a></li>
<li><a href="/expert-insights/investing/five-tips-for-keeping-good-tenants">Five tips for keeping good tenants</a></li>
</ul>
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jduke-EHk3XBmHkn

Seven questions to ask your tenant

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While it’s the common property investor myth that dwelling prices double every seven to 10 years and that properties always increase in value, this is certainly not the case.
In fact, while some 10 year periods have seen a doubling effect for some areas – and specific outperforming areas have been successful in regularly achieving this – many capital cities have fallen far below the mark.
Using <a href="/news/the-one-number-you-need-to-know-72">the rule of 72</a>, that essentially states you need to see 7.2% growth per annum for a doubling of price to occur in 10 years’ time, or that you need to see 10% growth to see a doubling in seven years’ time, it’s pretty clear which areas have yet to achieve.
Here are the latest RP Data statistics showing the annual change in dwelling values over the past 10 years:
<ul>
<li>
Darwin - 8.5%
</li>
<li>
Perth - 7.1%
</li>
<li>
Melbourne - 6.2%
</li>
<li>
Adelaide - 4.0%
</li>
<li>
Canberra - 3.7%
</li>
<li>
Sydney - 3.7%
</li>
<li>
Brisbane - 3.4%
</li>
<li>
Hobart - 2.0%
</li>
</ul>
Source: RP Data Core Logic Home Value Index, September
Over the past 12 months, Sydney has increased 16.2%, while Melbourne has jumped up 11.7%. Clearly this is a huge jump start for anyone wanting to see big gains over time.
What this does go some way to suggesting, however, is that it’s as much about timing your own 10 year holding period as it is relying on any 10 years to give you an uptick.
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Which capitals did not double in value over the last 10 years?

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Sydney’s house prices are rising so much that yields will soon fall below those in Melbourne, according to RP Data’s latest statistics.
With 16.2% growth recorded for Sydney over the past 12 months, of which 1.8% was seen over the past month pushing it to 5% over the quarter, the RP Data Core Logic Home Value Index for August notes that Sydney’s yields are falling proportionately.
RP Data’s research director Tim Lawless said that given the rate of value growth and moderate rental growth, it won’t be long until the yields are below Melbourne’s.
“Over the past year we have seen Sydney’s gross rental yields fall from by 47 basis points, from 4.1% to 3.6%,” said Lawless.
“With yields so low in the cities where values are seeing the largest capital gains, it is clear that investors remain very much focussed on value growth rather than yield,” he said.
Sydney’s house yields are currently recorded at 3.6%, with units at 4.5%. Meanwhile, Melbourne houses were recorded at 3.2% and units at 4.2% representing a subtler drop and some 0.4% and 0.3% difference to Sydney respectively.
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Sydney's 16.2% year on year growth straining yields: RP Data

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It is certainly important to consider the vacancy rate of the suburb you’re considering investing in, but you should also consider prospective property managers’ vacancy rates.
According to PhilipWebb property management division head Sophie Lyon, you need to be asking plenty of questions of your property manager.
“Your property manager should know their stuff, and easily be able to describe the tenant demographic and suburb profiles,” said Lyon.
“How many properties do they manage in the area? How many are similar to yours? What is the agency’s occupancy rate?"
She explained that the way your investment property is marketed to tenants directly impacts the number of days it’s available on the rental market – and therefore your own cash flow and financial situation.
“You need an agency with a track record of high occupancy rates. The less time it is vacant, the more profitable your investment,” she said.
Ask property managers the rental occupancy rate on their books and compare it to that of the area.
“This is one of the most important factors to look at when choosing a property manager,” she said. She also noted that the quality of the tenants will also directly impact on your return.
“Landlords should regard having a good property manager as having good insurance,” she explained.
“A lot of what property managers do is behind the scenes. We deal with fallen trees, gas explosions, fire and even murder suicides.”
Maintenance, mediating disputes, emergency repairs and communication are all in a property manager’s daily lot.
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Property manager’s vacancy rate as crucial as area’s: PhilipWebb

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Nine groups have lodged objections with IP Australia to REA Group's application to trademark the name 'realestate.com.au'.
The time frame to lodge objections has passed.
The Real Estate Institute of Australia spoke out against the trademark application, saying that the term ‘real estate’ is widely used by other industry groups and businesses.
REIA CEO Amanda Lynch said that everyone should be able to accurately identify the types of goods and services that they sell and that ‘real estate’ is a generic term of common useage.
“To allow a single company to claim trademark rights to a generic term would impoverish the language and unfairly hamper competition,” said Lynch.
She noted that one of the objections was from ABC Real Estate and said it’s clear why they’ve lodged a formal objection.
“Their situation is not a unique one and if this trademark is approved then it could harm or negatively impact on other businesses,” she said.
"It is a totally unnecessary move by REA Group that not only does nothing to instil sector confidence in the REA Group but also results in businesses having to waste time on lodgement fees with IP Australia as well as lawyers.”
When Property Observer <a href="/news/should-rea-group-be-able-to-trademark-realestate-com-au">asked readers where REA Group should be allowed to trademark the term</a>, the majority said ‘yes’. <img src="/images/2014/09/01/poll-resaults-sept-1-one.jpg" alt="">
REIA president Peter Bushby previously noted that ABS data in June 2013 found that there were 35,019 real estate businesses operating in Australia, with a substantial portion using “real estate” as part of their branding.
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Nine groups lodge objections to REA's 'realestate.com.au' trademark bid

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Newland have launched two more stages of their masterplanned development Seabreeze, in New South Wales' Pottsville.
The latest stages, 15 and 16, have officially been launched after a sell out of the preceding stages. This will bring 24 new lots across the 97 hectare estate.
The 38 home sites range from 495 square metres to 900 square metres. Prices range from $240,000 to $330,000.
In total, there will be 600 homes in the development, located at Pottsville-Mooball Road, as well as parks and sports fields.
Around 500 homes have already been built on the estate, and general manager for Newland Developers, Stuart Campbell, said that it would meet the demand they’re seeing in the area.
“We are currently progressing with final planning and anticipate civil works will commence on both stages in coming months, subject to weather constraints,” said Campbell.
“Each land release has been really well-received and as a result, the estate is now home to over 1,000 people across 14 residential stages,” he said.
General manager for marketing agent Oliver Hume Jillian Sheridan said that it’s likely to appeal to the owner occupier market, in particular younger first home buyers.
“We anticipate Stage 15 and 16 will answer current demand for affordable, new coastal property located close to both the Gold Coast and Tweed Coast regions,” said Sheridan.
“We are beginning to see the property market shift, and buyers are currently able to take advantage of historically low interest rates,” she said.
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Two new stages launched at Newland’s Pottsville estate

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We hear it all the time, often in shining lights and emblazoned on advertising or being told that someone 'lives' off of the income, but what exactly is ‘positive cash flow’ for a property?
It’s actually quite simple. Having a property that returns you money overall, rather than causes you to pay out funds, is known as a ‘positive cash flow’ property.
This doesn’t necessarily have to be before-tax cash flow. Many negatively geared properties provide enough tax savings to make the overall result after tax cash flow positive. For this reason, it varies from person to person. Those in a higher tax bracket who can achieve an advanced level of saving in their tax return may see a property in the positive cash flow territory before someone on a lower income. Similarly, someone that has the funds to push the LVR lower will see cash flow higher for each individual.
The most simple equation to work out what may be likely for cash flow is to look at how much rent is incoming, and how much on the loan will be outgoing. If you have a significant amount left in the remainder, then you’re more likely to be positive.
Yield does have a place in positive cash flow calculations. Higher yielding properties are more likely to provide you a cash flow, as this represents the amount of rent you are achieving against the value of the property – which suggests that your loan, and therefore repayments, are lower.
However, when it comes to the actual cash flow after all costs are considered, which is the amount that truly affects you, everything from maintenance, to property management fees, to vacancies and emergency repairs will alter the amount that you are truly cash flow positive by.
If you wanted to work out the cash flow for the property you’re considering, you’d be required to calculate all of these things in advance and then see what is left over.
So, is there such a thing as a ‘cash flow positive property’?
Yes, for an individual you may be able to own a positive cash flow property. However, it doesn’t mean that any investor who purchases that house or unit will have the same experience. Cash flow is an individual situation and as much to do with chance, such as something breaking unexpectedly and affecting the overall equation, as it is to do with the amount of rent being achieved.
Cash flow situations also change over time. As rent increases or decreases in the area, and as you alter your own in line with the market value, your return on investment will change. Some negative cash flow properties do eventually become positive cash flow and vice versa. Properties that do not cost anything to hold, but also don't provide any return, are often called 'neutral'.
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What is ‘positive cash flow’? Property investment terms explained

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Numbeo’s cost of living statistics for cities across the world provides an interesting comparison point for Australian cities.
Ranked by the rent index, Sydney soars to the top of the list as the most expensive. However, when ranked by the consumer price plus rent index, Darwin takes the lead. In fact, Perth, Sydney and Darwin fight for spaces on the Consumer Price Index most expensive (not including rent).
Here are the statistics to know:
<table style="width: 460px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="bottom" nowrap width="88">
 
</td>
<td valign="bottom" nowrap width="80">
Rent Index
</td>
<td valign="bottom" nowrap width="223">
Consumer Price plus Rent Index
</td>
</tr>
<tr>
<td width="88">
Darwin
</td>
<td width="80">
75.99
</td>
<td width="223">
102.53
</td>
</tr>
<tr>
<td width="88">
Sydney
</td>
<td width="80">
83.08
</td>
<td width="223">
100.73
</td>
</tr>
<tr>
<td width="88">
Perth
</td>
<td width="80">
70.31
</td>
<td width="223">
99.43
</td>
</tr>
<tr>
<td width="88">
Melbourne
</td>
<td width="80">
59.37
</td>
<td width="223">
87.84
</td>
</tr>
<tr>
<td width="88">
Canberra
</td>
<td width="80">
63.17
</td>
<td width="223">
87.48
</td>
</tr>
<tr>
<td width="88">
Brisbane
</td>
<td width="80">
59.93
</td>
<td width="223">
87.02
</td>
</tr>
<tr>
<td width="88">
Newcastle
</td>
<td width="80">
56.59
</td>
<td width="223">
82.01
</td>
</tr>
<tr>
<td width="88">
Hobart
</td>
<td width="80">
49.67
</td>
<td width="223">
80.19
</td>
</tr>
<tr>
<td width="88">
Adelaide
</td>
<td width="80">
45.26
</td>
<td width="223">
79.43
</td>
</tr>
<tr>
<td width="88">
Gold Coast
</td>
<td width="80">
49.05
</td>
<td width="223">
79.17
</td>
</tr>
<tr>
<td width="88">
Wollongong
</td>
<td width="80">
48.33
</td>
<td width="223">
79.13
</td>
</tr>
<tr>
<td width="88">
Cairns
</td>
<td width="80">
41.08
</td>
<td width="223">
74.25
</td>
</tr>
</tbody></table>
 Source: Numbeo
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Cost of living v rent: How do the states compare?

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It’s now spring and sellers who have been stuck with a stale listing, desperate to get their home to the right buyer for the right price, should be looking to re-vamp their sales approach.
Property Observer provided a <a href="/expert-insights/open-home-in-winter-here-s-how-to-enhance-your-property">number of open home tips for those trying to sell in winter</a>. Many will still apply, but with a new season now upon us it’s worth giving your entire approach another look, particularly if your property has been on the market for far longer than the average.
Spring is known in real estate circles as the ‘selling season’ and listings tend to increase over the period. Sellers still attempting to move their properties from winter may see a benefit, however you may also be facing an increased level of competition in the market.
RP Data’s Robert Larocca <a href="/news/how-big-really-is-spring-robert-larocca">looked into the industry’s assumption that sellers wait until spring to list their properties and found that this is actually true</a>. Last year, he found that over the last five years to September 2013 there had been an average of 29% more homes listed for auction in spring than in the preceding three months in Melbourne, although it did vary from year to year. The importance of ensuring your listing is competitive cannot be overstated.
Usually, a stale listing comes down to three major things – the price, the presentation and the marketing campaign.
The price
Has the market moved since you listed, and were you listing it at a reasonable price in the first place?
If you’ve pitched the price too high (having a look at what is currently selling on the market should help you ascertain this), then you need to re-consider or face having the listing sit for longer on the market. A small discount may be all it needs to push itself onto a buyer’s radar.
Ask your real estate agent to be honest with you about the market’s movements lately and enquire about what else they’re selling that is similar. These are your competition and if they’re priced lower then you may have a problem.
You can read <a href="/expert-insights/investing/how-to-determine-a-propertys-true-value-patrick-bright">Patrick Bright’s article on how to determine value</a> if you’re interested in double checking the price you expect to achieve for your property.
The presentation
Head onto a listings website and take a look at your property. Is the best picture chosen for the thumbnail ‘teaser’ image? Do you have professional photographs? Is the copy well-written?
It may be time for a complete overhaul, some new photos and some better information showing off your property’s best features.
Remember, not every property presents well in Winter, so it may make sense to get those photos done again, as well as to have home opens in the spring season. Dampness, issues with rain and other drabness can more easily be dealt with in the brighter days.
Consider a walk through of your home and see if there are any improvements that will also help make your property present a little better.
You may want to consider:
<ul>
<li><a href="/expert-insights/what-is-home-staging-investment-terms-explained"> Staging your property with furniture</a></li>
<li>
<a href="/expert-insights/what-is-a-cosmetic-renovation-investment-terms-explained">Cosmetic renovations </a>to improve visual aesthetics</li>
<li>A general tidy and <a href="/expert-insights/investing/ten-tips-to-prepare-your-home-for-an-open-for-inspection">other effective tips for your open inspection</a>
</li>
</ul>
The agent and marketing campaign
If you’re selling through a real estate agent, and most will, it’s time to get honest with them. Why do they think it’s not selling? If you don’t think you real estate agent is doing the best job possible, it may just be time to select another.
Here are <a href="/expert-insights/finding-the-right-agent-to-sell-your-home">some tips for finding a proactive real estate agent</a> to sell your property quickly and for the right price.
Part of this is about the marketing campaign, and how they are following up enquiries, as well as how they put your property out there. Above we looked at how to ensure you’re presenting the property well on its listing page, however it might just be time to discuss paying a bit extra for a featured listing, or ensuring you’re on the right portals. When speaking to real estate agents ensure you ask for their justification around the marketing spend and their campaign.
Ask them the following:
<ul>
<li>What effect will print advertisements have for my property?</li>
<li>Is a signboard necessary?</li>
<li>Should we be considering an auction campaign?</li>
<li>Which portals should I list on? Why?</li>
<li>Are featured listings worth the spend?</li>
</ul>
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How to spring clean your stale property listing

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Advice around property is a minefield; despite the issues inherent in seeking out help no one should feel that they can’t find decent information and assistance if they need it.
These days anyone from accountants, financial planners, buyer’s agents, property mentors and even some developers can have a property advice wing that looks to help investors strategise.
Here are 10 questions to get you started with choosing a property investment adviser.
<ol>
<li>
Are you being paid by anyone else? The most crucial guidance you’ll ever receive is to follow the money. It’s worth asking your property investment adviser upfront whether they’re receiving kickbacks, commissions or any other form of payment from other businesses. This doesn’t mean you shouldn’t necessarily use them, although some will say that it means they have other peoples’ interests ahead of yours, but at least you can be wary of any competing influences. Remember, if you’re not going to pay for the advice or information then they must be getting an income somehow. This ties in with another crucial question: Do you sell property? 
</li>
<li>
Can you explain your fee structure, and the justification for the costs? Whether you’re looking for once-off advice, or someone you can call regularly for a mentor-mentee type relationship, you must know how much they’re set to charge. Advisers offering higher levels of access and closer assistance on all parts of the property process will understandably charge more, but you want to know how they compare to other advisers and how they justify that fee. If they’re much higher than other people you’d be wanting to know what extra level of expertise they provide to justify the cost, similarly if they’re much cheaper you’ll want to know why. This will quickly tell you what you can and cannot afford, as well as whether or not it’s worth the outlay. 
</li>
<li>
Do you have any affiliations? From memberships to peak industry bodies, or even professional groups that give them a better standing, to companies they regularly do work with – it’s time to ask about their connections. Some of these may be to your benefit later, for instance they may have a particular accountant that you can potentially use or they may be able to recommend a building and pest inspector. However, other affiliations may be a little dubious – it’s good to know who they keep company with. 
</li>
<li>
Are you licensed and qualified to give advice? If the adviser is providing financial advice, which can come in many forms, then they need to be licensed to do so. Make sure you double check their licence details. “General advice” that doesn’t take into account your specific situation is often acceptable without a license, and property has been a grey area. However, if you’re engaging a professional adviser to create you a financial plan and strategy then you want to ensure they can legally provide specific advice. ASIC has some<a href="https://www.asic.gov.au/asic/asic.nsf/byheadline/ASIC+review+of+financial+advising+activities+of+real+estate+agents?opendocument" target="_blank" style="line-height: 1.3em;"> interesting information on the distinction in real estate here</a>. Real estate agents, and those involved in the transactions, should be licensed agents (and should be so in each of the states and territories they deal with). You also want to know whether or not they’re qualified. There are a number of financial qualifications, and you may be keen to know that they have a degree in financial planning or accounting, for instance. However, real estate credentials are also worth a quick look – for instance, the <a href="/expert-insights/investing/government-should-regulate-property-investment-industry">Property Investment Professionals of Australia’s Qualified Property Investment Adviser training</a>. 
</li>
<li>
What is the extent of my support from you? Are they there to advise on the type of property to buy, or the potential strategy you will have? Make sure you both have your expectations of their service offering explained upfront. If you want to walk always with an investment plan that leaves you to find your own properties, or engage a separate buyer’s agent to do so, then ensure that you both know what the expectations are.   You also want to know whether in-person meetings, phone calls or emails are the norm for your interactions. 
</li>
<li>
What type of property (and other products) do you/do you not cover? Do you have a speciality? Some property investment advisers primarily cover new apartments or units, while others specialise in a very specific type of stock. This could be sub-$400,000 regional properties, or $800,000+ inner city blue chip stock. Ensure that their philosophy and range aligns with where you are in your property investing, your own thoughts on it and that you can afford the property they will be suggesting. You also want to ask them their thoughts on these types of properties and their justification around suggesting them. Not every property investor is the same, so it makes sense that not every investor will be suited to the same type of property. It’s also worth knowing if they also advise on other investments, such as shares, that can assist you with diversifying your portfolio. 
</li>
<li>
What does your own portfolio look like? While it isn’t crucial that your adviser owns property, or is even successful in this aspect of their lives – not everyone is lucky enough to avoid death, divorce and other personal situations – you do want to know if they practice what they preach. However, you not only want to know what their portfolio is like, and the reasoning behind it, but what the average portfolio of one of their client’s looks like. If their average client is a young professional couple on $150,000 and $90,000 per annum, and you are a single parent 45 year old on $80,000, then it may be time to question whether this person is the right adviser for you. 
</li>
<li>
Do you have professional indemnity insurance? This type of insurance, which is particularly crucial for buyer’s agents, covers a number of different situations from fraud or if something goes wrong. It is often recommended that up to $2 million be held in professional indemnity insurance. Without this, you may not have an avenue for recourse and are leaving yourself open to problems. This can vary between states and territories, so you should double check. 
</li>
<li>
What is your complaints procedure? If something goes wrong, what do you do? It may sound as though you’re whingeing ahead of time, however you need to prepare yourself for if you are not happy with the service you’re provided. Is there a mediation board that the company offers, are there any guarantees (and how solid really are these?), and how do they treat complaints and queries? Turnaround time may also be crucial for you to ask when discussing the procedure. 
</li>
<li>
Which areas of your service offering are you most proud of, and where do you want to improve? It sounds a bit like you’re interviewing your prospective adviser, but allow them to give you their strengths and weaknesses on their own accord. This will let you know how in touch they are with the business and their offering, and their focus as a company. It should also open up a further discussion into the processes and history of the company or their background as an adviser.
</li>
</ol>
What would you ask a prospective property adviser?
YOU MIGHT ALSO WANT TO READ
<a href="/expert-insights/investing/exclusive-how-to-spot-a-dodgy-operator-tips-from-the-experts">How to spot a dodgy operator</a>
<a href="/expert-insights/buying/select-your-buyers-agent-wisely-what-you-need-to-consider">Select your buyer's agent wisely: What you need to consider</a>
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10 questions to ask your property investment adviser

Melbourne developer Spacious Group has completed Voyage Altona, one of the closest new apartment developments to Altona Beach.

Off the plan purchasers have started moving into the 49-apartment project on Pier Street, with the remaining move-in-ready one-, two- and three-bedroom apartments starting from just over $500,000.

Display apartments have now been fitted out, allowing prospective buyers to inspect the completed residences by appointment.

[smartcode_project:default project_id=112195 project_image_fid=372638]

The completed apartments feature open-plan living and dining areas which extend onto private balconies and terraces, while full-height glazing maximises natural light throughout the interiors.&nbsp;

Hybrid timber-look flooring, stone benchtops, Miele appliances, porcelain-tiled bathrooms and generous storage feature throughout the building which also features landscaped communal areas, expansive shared terraces, lift access and secure on-grade parking.

Drawing inspiration from its bayside setting, Voyage adopts a restrained palette of warm neutral tones and textured finishes. Many of the apartments take advantage of views across Port Phillip Bay, while the indoor-outdoor living spaces have been designed to make the most of the coastal outlook.

[smartcode_project:default project_id=112195 project_image_fid=3286]

Voyage was developed to address what Spacious Group identified as an undersupply of higher-quality apartment product in Altona, with a focus on owner-occupiers looking to remain within the bayside community.

"Voyage responds to very strong local buyer demand for quality, owner-occupier-focused product," says Barry Plant Projects Director Jarrod Farey, who has handled sales since the project's launch.

"The project delivers an elevated lifestyle proposition, with its design and quality of finish far exceeding anything previously produced in the area, as well as its proximity to Pier Street Village and the beach."

The majority of purchasers have been local downsizers and owner-occupiers looking to stay within the Altona community but who previously had limited opportunities to buy a brand-new apartment.

[smartcode_project_cta:default project_id=112195]

Joel Robinson

Spacious Group completes Voyage Altona in Altona's beachside precinct

Homecorp has secured approval for a $360 million apartment development at Budds Beach, paving the way for one of the Gold Coast's most amenity-rich residential projects to launch later this year.

Gold Coast City Council has approved Lýon Residences, a 32-level tower that will deliver 178 two and three-bedroom apartments across a prominent corner site at 8-10 Acacia Avenue and 25-27 Oak Avenue.

The approval comes as developers continue to invest in premium lifestyle-driven apartment projects on the Gold Coast, where owner occupiers are increasingly prioritising amenity as much as apartment size and location.

<a href="https://www.apartments.com.au/new-apartments/l-on-residences-25-27-oak-avenue-surfers-paradise-qld-4217">Lýon Residences</a> has been designed around a resort-style wellness offering, headlined by a Moroccan-inspired spa precinct featuring treatment rooms, a Nordic sauna and steam room, hot and cold plunge pools, a soaking pool and a residents-only juice bar.

The rooftop will include a heated infinity pool and spa, residents' lounge with private kitchen and bar, gymnasium, yoga and Pilates studio, outdoor entertaining areas and barbecue facilities overlooking the Surfers Paradise skyline.

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Homecorp Founder and CEO Ron Bakir said Budds Beach provided the ideal location for the company's latest luxury apartment project.

"Budds Beach represents one of the most unique and sought-after pockets of the Gold Coast, and Lýon Residences has been designed to reflect that sense of rarity and refinement," Bakir said.

The project arrives as wellness continues to become a defining feature of new residential developments both in Australia and internationally.

The latest Global Wellness Institute figures show wellness real estate remains the fastest-growing segment of the global wellness economy and is forecast to exceed $1.8 trillion by 2030. Australia continues to rank among the world's 15 largest wellness real estate markets, with developers increasingly integrating health, recreation and community facilities into apartment projects.

Queensland is also experiencing strong population growth, with the Gold Coast continuing to outperform many other Australian cities as demand for new housing remains elevated ahead of the 2032 Olympic and Paralympic Games.

Bakir said the project had been designed to respond to that shift in buyer expectations.

"Strong population growth and sustained demand across the Gold Coast continue to highlight the need for well-designed new housing supply. Lýon Residences responds directly to this demand while setting a new benchmark for residential living," he said.

Each apartment has been designed to maximise views across the coastline, the Nerang River and the Gold Coast hinterland.

Located just minutes from Surfers Paradise beach and the Broadwater, the development also offers easy access to the light rail network, Broadbeach and Burleigh Heads.

Early site works are underway, with construction expected to commence later this year.

Homecorp approved for Budds Beach apartment tower, Lýon Residences

New apartment developments with uninterrupted, north-facing views over Perth's Swan River are exceptionally rare.

Recognising just how limited those opportunities are, <a href="https://www.apartments.com.au/developers/edge-visionary-living">Edge Visionary Living</a>, one of Perth's most respected builder-developers, targeted <a href="https://www.apartments.com.au/developments/applecross-wa-6153">Applecross</a>, assembling an unrepeatable 6,342 sqm riverfront site on the corner of Moreau Mews and Canning Beach Road to create one of Perth's only new north-facing apartment developments directly overlooking the Swan River.

Today, <a href="https://www.apartments.com.au/buildings/riviere-residences-applecross-59-canning-beach-road-applecross-wa-6153">Rivière Residences</a> offers buyers a unique opportunity to choose between completed residences ready to move into now and off-the-plan homes in the final stage, Rivière West.

[smartcode_project:default project_id=28384 project_image_fid=3823]

Across the completed East and Central buildings, residents are already enjoying the development's luxury amenity, while two of the precinct's hospitality venues are now open.

The completed component of the development gives buyers the advantage of experiencing the finished product firsthand, including its uninterrupted river views, while still having the opportunity to secure a residence in the final stage.

"People are wowed by the view and the quality of the apartments,"&nbsp;Edge Visionary Living Sales Executive, Holly McSweeney, says.

"They're looking for the convenience of lock-and-leave living, but they're not looking to downsize on quality."

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The rarity of the development hasn't been lost on prospective buyers, McSweeney says.

For McSweeney, it all comes back to a location that is becoming increasingly difficult to replicate.

"Location, location, location," she says. "We are nestled right on the front of the Swan River. You can never get built out, so wherever you are in Rivière Residences, you've got views of the river forever."

The unique waterfront position has resonated particularly strongly with local downsizers. McSweeney says many buyers are long-time Applecross residents looking to transition from large family homes into a luxury apartment without sacrificing space, quality or the lifestyle they've enjoyed for decades.

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A major focus for Edge in recent years has been resident amenity. Across its apartment portfolio, from beachfront developments in Scarborough to luxury towers in South Perth, the developer has increasingly invested in the spaces beyond the apartment itself.

The strategy has largely been shaped by downsizer demand. Many buyers are moving from large family homes with swimming pools and established gardens. While they're looking to leave the maintenance behind, they don't want to compromise on lifestyle.

At Rivière, <a href="https://www.apartments.com.au/architects/hillam-architects">Hillam Architects</a> designed the resident facilities as an extension of each apartment. A 25-metre heated swimming pool takes advantage of the north-facing river outlook, complemented by a large gym, sauna and steam rooms, private dining spaces, residents' lounges, a cinema, games room, and dedicated wine and whisky rooms.

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The waterfront location has also proved to be a major drawcard. Residents are within walking distance of the Raffles Hotel, South of Perth Yacht Club, the Heathcote Cultural Precinct and the cafés, restaurants and boutiques along Ardross Street.

Beyond the location and amenity, McSweeney says many buyers take confidence from Edge's fully integrated development model.

Having delivered apartments across Perth for decades, Edge now designs, develops and constructs its projects in-house, giving the company greater control over quality, delivery and the finished product.

"What I love is when people walk through their apartment for the first time and say, 'This is better than what we imagined,'" McSweeney says. "We hear that all the time."

Completed apartments in the East and Central buildings are now available to inspect by appointment, while Rivière West, the final stage of the precinct, is expected to be completed in the first quarter of 2027.

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North-facing Swan River views drive demand at Rivière Residences in Applecross

Nearly 60 per cent of apartments at McNab Group's $220 million The Tannery development in Brisbane's West End have sold ahead of the project's public launch, including a suburb-record $2.57 million sale for a two-bedroom apartment.

The early sales campaign has secured buyers for 50 of the project's 87 apartments, highlighting continued demand for larger owner-occupier apartments that combine generous floorplans with premium lifestyle amenities in one of Brisbane's most tightly held inner-city suburbs.

[smartcode_project:default project_id=143337 project_image_fid=374768]

McNab Group Executive Chairman Michael McNab said selling more than half the project before launch reflected changing buyer expectations.

"Selling more than half the project before public sales open tells us buyers are actively seeking apartments that offer something genuinely different," McNab said.

"Today's buyers are looking beyond four walls. They want homes that genuinely enhance the way they live, with spaces that support health, connection and everyday wellbeing."

[smartcode_project:default project_id=143337 project_image_fid=374767]

A key point of difference for the project is the adaptive reuse of the heritage-listed Dixon's Tannery building, which will become The Retreat, a residents-only wellness precinct rather than being redeveloped into additional apartments.

The Retreat will feature a sauna and steam room, hot and cold plunge pools, a commercial-grade gym, Pilates studio, cinema, library, co-working spaces and private dining room. Rooftop amenities will include a swimming pool, landscaped gardens, outdoor entertaining areas and dog-friendly spaces.

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Designed by Cottee Parker Architects with interiors by Tom Mark Henry and landscape architecture by Aspect Studios, The Tannery comprises 87 two, three and four-bedroom apartments across 11 levels overlooking the Brisbane River.

Cottee Parker principal Dee Passenger said preserving the original tannery building had been central to the project's design.

"The easy option would have been to maximise the site's development potential with additional apartments. Instead, McNab has chosen to preserve the original tannery as a shared wellness retreat, ensuring this important piece of Brisbane's history remains at the heart of the community."

Passenger said sustainability also played a key role in the design, with materials from the original industrial site salvaged and repurposed throughout the development.

[smartcode_project:default project_id=143337 project_image_fid=374761]

Motiv CEO Carly Cottam said buyers had responded strongly to the combination of larger apartments, wellness facilities and the West End lifestyle.

"We are seeing more buyers looking for homes in the sky that provide the space and functionality of a traditional home, while benefiting from the convenience and lifestyle that apartment living brings," Cottam said.

She said purchasers included both owner occupiers and investors, with demand coming from local buyers as well as interstate purchasers.

Coinciding with the public launch, McNab also announced a partnership with Queensland Ballet, whose neighbouring Thomas Dixon Centre shares historical ties with the original Dixon family.

Located on a 4,465 sqm site at 439 Montague Road, The Tannery overlooks the Brisbane River and is around 10 minutes from the CBD.

Construction is underway, with completion expected in the second half of 2027.

[smartcode_project_cta:default project_id=143337]

More than half of residences sold before public sales as McNab announces significant partnership with Queensland Ballet

McNab's The Tannery nears 60 per cent sold before public release, sets two-bedroom West End record

Iwan Sunito's vision for a landmark mixed-use precinct in Sydney's Inner West has taken a major step forward, with approval granted for the $1.9 billion Five Dock development first unveiled earlier this year.

The approved scheme by <a href="https://www.apartments.com.au/developers/one-global-capital">One Global Capital</a> will deliver an 80,500 sqm mixed-use precinct comprising 840 apartments, integrated hotel accommodation, commercial and retail space, alongside publicly accessible open space designed to create a new destination for the growing suburb.

"This is a significant milestone for One Global Capital and for the future of housing delivery in Sydney," Sunito said.

"The Housing Delivery Authority was established to identify major housing projects capable of delivering meaningful supply more efficiently, and we are delighted that Spencer Street has been recognised as one of those projects.”

He said the declaration reflected the rapid progress achieved since acquiring control of the site.

"In less than seven months we have progressed from taking control of the site to securing entry into one of the NSW Government's most important planning pathways. It reflects the experience of our team, the strength of our consultant group led by Urbis, and our long-term commitment to delivering transformational projects that contribute to Sydney's future."

When the project was revealed earlier this year, Sunito described the opportunity as one of the strongest development sites he had worked on.

"I probably hadn't appreciated the uniqueness of the site until more recently when putting together the concept plans," Sunito said.

"The proximity to the water, and the golf course opposite, is unlike any other part of Parramatta Road. We have a unique position and view corridors over the water that makes this one of the best sites I've worked on."

The development has evolved since its initial announcement, with the approved plans increasing the residential component from the originally proposed 750 apartments to 840 homes while retaining the project's focus on creating an integrated neighbourhood rather than a standalone residential development.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/a-city-within-a-city-iwan-sunito-flags-1-5-billion-mixed-use-precinct-in-five-dock">"A city within a city": Iwan Sunito flags $1.5 billion mixed-use precinct in Five Dock</a>

The precinct will combine apartments with hotel accommodation, commercial workplaces, retail offerings and public spaces, creating a mixed-use environment intended to serve both residents and the broader Five Dock community. The proposal also continues the collaboration between One Global Capital and internationally recognised architect <a href="https://www.apartments.com.au/architects/koichi-takada-architects">Koichi Takada</a>, whose previous work with Sunito includes Infinity, Arc and Skye North Sydney.

Takada previously said the design was driven by a philosophy of integrating nature into the built environment.

"The concept for this development is born from our design approach to naturalising architecture," Takada said.

"The public realm benefits from biophilic design that integrates generous landscaping, and the development is optimised for natural daylight, airflow and water views to foster wellbeing, sustainability and spaces that foster community interaction."

Sunito has consistently described the project as a "city within a city", with a strong emphasis on creating a destination that extends beyond housing.

"We want to create a development that's not only to be seen, but to be experienced by the whole local community," he said.

The approval comes as Five Dock continues its transformation ahead of the opening of the Sydney Metro West line, with the new Five Dock station set to significantly improve connections between the Inner West, Parramatta and the Sydney CBD.&nbsp;

The precinct will also benefit from its proximity to the Parramatta Road corridor, nearby waterfront parklands and established retail and dining offerings that have made Five Dock one of Sydney's most tightly held Inner West suburbs.

Jennifer Duke

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