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Koongal, Queenslander renter Joel Adams recently went to Queensland’s The Morning Bulletin saying that a Rockhampton real estate agency denied his tenancy application “because I am fat”.
The agency has since responded, although not identified by The Bulletin, quoted as saying they acted appropriately and the reasons for not approving his application had nothing to do with his weight.
Fifty-three year old Adams contests that the agent called him after he went to a Park Avenue open home inspection earlier this month saying that he would have trouble with the cleaning due to his size.
He said the agent told him he would have a similar problem with other real estate agents in Rockhampton.
Considering that three in five Australian adults are classified overweight or obese based on their BMI, or more than 12 million people, Property Observer suggests that property managers may find tenants thin on the ground if they start holding them to weight standards. Monash University suggests that by 2025, this figure could be close to 80% of Australians.
In remote and outer regional areas, this number shoots up by more than 30% compared to the cities, according to the Government’s Australian Institute of Health and Welfare.
Late last year The Morning Bulletin reported themselves that Central Queensland (Gladstone/Rockhampton) is one of the regions with the highest obesity rate – at 39% as recorded for 2011/2012.
Property managers and investors must abide by the Anti-Discrimination Act 1991 (Qld) that warns against unlawfully discriminating based on a personal attribute.
Tenants have the right to contact the Anti-Discrimination Commission of Queensland (ACDQ) if they believe they have been discriminated against unlawfully.
Not all discrimination is against the law, even if it unfair, explains the ADCQ.
Discriminating based on the following is certainly against the law:
<ul>
<li>Family responsibilities 
</li>
<li>Sexuality 
</li>
<li>Gender identity 
</li>
<li>Sex (whether they are female or male) 
</li>
<li>Relationship or parental status (whether they are married, single, widowed, divorced, separated or living with someone as if they were married (de facto, including same sex de facto), and whether they have children or not) 
</li>
<li>Race 
</li>
<li>Age (whether they are young or old) 
</li>
<li>Impairment (whether they have or have had a physical, intellectual, psychiatric or mental disability, injury or illness, including whether they are HIV+, or use a guide dog, wheelchair or some other remedial device) 
</li>
<li>Religious belief or activity 
</li>
<li>Political belief or activity 
</li>
<li>Trade union activity 
</li>
<li>Lawful sexual activity (a lawfully employed sex worker) 
</li>
<li>Pregnancy or breastfeeding 
</li>
<li>Association with or relation to someone who has any of these listed attributes or personal characteristics</li>
</ul>
“Real estate and property agents have the right to select the most appropriate tenant or purchaser provided that the decision is not based on unlawful discrimination. Tenants, potential tenants and property buyers should be assessed on their individual merits rather than on the basis of bias or prejudice. Unfair assumptions about people because of their age, sex, race, parental status etc can result in unlawful discrimination. Real estate agents and property owners therefore have the right to select a tenant primarily on the basis of the tenant’s ability to fulfil basic tenancy responsibilities such as paying the rent on time and maintaining the premises,” notes the ADCQ.
For more information, you can <a href="/news">read a booklet from the ADCQ here</a>.
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jduke-EHk3XBmHkn

Renter claims tenancy application rejected for being “fat”, agency denies claim

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The number of residential vacancies nationally decreased very marginally in May, according to SQM Research, with vacancies sitting at 2.2% nationally, or 65,075 vacancies.
Canberra, Melbourne and Darwin are the only capital cities recording a decrease in vacancies.
Year on year, vacancies remain up – by 0.2% - with the trend of 2% plus vacancies ongoing, suggesting renters are getting the upper hand, suggested SQM Research’s managing director Louis Christopher.
<img src="/images/2014/06/18/vacansies%20june%2018.png" alt="">
Source: SQM Research.
Rents have remained flat across the cities, with the <a href="https://sqmresearch.com.au/graph_median_rent_weeks.php?region=nsw%3A%3ASydney&amp;type=c&amp;t=1" target="_blank">Asking Rents Index</a> recording a flat $528 per week for houses and $416 for units.
“Rental growth so far this year has been patchy as a result of the moderate increase in supply of available rental properties and I believe vacancy rates will continue to gradually rise over the course of 2014, with the longer term view that the large increases in building approvals will translate to higher vacancy rates in 2015 and 2016. Overall it is going to be increasingly difficult for landlords to lift the rent for the foreseeable future,” said Christopher.
This leaves the vacancy rates as below.
MELBOURNE - 2.4%
PERTH - 2.3%
CANBERRA - 2.3%
BRISBANE - 2.3%
HOBART - 1.8%
SYDNEY - 1.7%
ADELAIDE - 1.6%
DARWIN - 1.4%
Source: SQM Research
For more insights into Sydney’s vacancy situation, read over page.
<hr class="system-pagebreak">
SYDNEY RENTAL MARKET
In Sydney, vacancy rates were recorded by the Real Estate Institute of New South Wales as rising for the second month in a row. REINSW president Malcolm Gunning notes that this is due to the completion of large scale apartment projects.
They record Sydney’s vacancy rate at 1.9%, with a 0.2% rise for May 2014 in their REINSW Vacancy Rate Survey.
“We are getting back to a more neutral position with high volumes of apartments being completed,” said Gunning. “Fifty per cent of new apartments are purchased by investors and we are now seeing them seeking tenants. The development stock gives tenants a bit more of a fair go and choice.”
BIGGEST VACANCY RATE JUMPS
Wollongong vacancy rates: Increased by 0.9%, to 2.4% Newcastle vacancy rates: Increased by 0.9%, to 3.9% Illawarra vacancy rates: Increased by 0.3%, to 1.9% Hunter region vacancy rates: Increased by 0.4%, to 3.4%
The area with the highest availability, remains the Central West – falling 0.2% to 4.7%, with New England increased 0.1% to 3.5%. LOWEST VACANCY RATES
Orana: Fell 0.8% to 1.5% Albury: Steady, 1.6%
SYDNEY STATISTICS
Inner Sydney vacancy rates: Increased 0.3%, to 1.9% Middle Sydney vacancy rates: Increased 0.5% to 2.5% Outer Sydney vacancy rates: Decreased 0.1%, to 1.6%
With the increase in Sydney’s inner city vacancy rates, Century 21 suggests that the inner west is a renters market, noting that in February a total of 67 listings for rental were recorded by Australian Property Monitors. In May this figure was recorded as double the number with 134 rentals advertised.
“Basically, it is a renters’ market,” said Century 21 Synergy Dulwich Hill director Angelo Lofitis.
 “If you have an investment property in the suburb of Dulwich Hill and have been trying to find a new tenant recently, you’ll probably be finding that it takes a little longer than usual to lease right now,” he said.
“On the other hand, if you are selling, you can still expect the high prices and quick sale that Dulwich Hill is renowned for, as this is yet to change and remains consistently on the rise.”
Loftis, however, says that the reason behind the vacancies is the increase of upgraders in the area who are looking to rent a larger property, rather than owning a smaller home.
“Up-graders’, as a sub-section of buyers in the inner west, have started leaving their rental properties and going on to buy in the area, hence property values are still strong and growing,” he said.
What are your current experiences with trying to get tenants in Sydney?
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No rent hikes any time soon as vacancies stay above 2%: SQM Research

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Serviceability will affect anyone looking to buy property. Firstly, know where you stand with serviceability. If you’re not heading to a broker or a lender quite yet, then do some quick calculations.
If you’re unsure what is looked at when calculating your serviceability, then you need to read our article from yesterday detailing <a href="/expert-insights/finance/what-is-serviceability-investment-terms-explained">“Investment terms explained” about the components that dictate your serviceability</a>.
You’ll also want to be very clear on what you can afford before looking to increase your serviceability. What you can borrow,and what you should borrow, are <a href="/expert-insights/finance/just-how-much-should-you-prudently-borrow-even-if-the-banks-ignore-the-rba-cheap-money-warning">often two very different things</a>. Prudent is the word to bear in mind.
Now you’re aware of what goes into the serviceability, and how different factors affect it, it’s time to see what you can do in your own life to reduce overheads. Of course, spend less and earn more are the two most commonly cited factors – and certainly they’ll both be effective. However, vying for a pay rise or taking on a second job might just not be practical for you.
Shop around
Firstly, see if you are calculated as being more serviceable elsewhere. An understanding of different lending policies, which a good broker may be a help with, can assist. You can read this article here about <a href="/expert-insights/finance/how-to-pick-the-best-mortgage-broker">choosing the best mortgage broker for you</a>. Different calculations are used by different banks and lenders.
Pay down debt (and avoid taking on more!)
If you can, it’s time to supercharge your debt repayments and clear them as quickly as possible. This is particularly good for buyers who are not intending to get into the market for some time. Avoid upgrading your phone to a new expensive plan and taking on increasing levels of debt, as all of these additional costs will decrease your serviceability (and, thus, your borrowing power). You might also consider putting off that extra child until you've purchased - children, due to the high level of expenditure required to raise them, are seen in the "outgoings" category.
Reduce credit card limits
High credit card limits affect your serviceability – even if you haven’t used them to their limits and do not intend to. Reduce them as best possible. You can increase them after you have your loan.
Decrease other overheads where possible
Yellow Brick Road’s <a href="/expert-insights/finance/the-20-tips-to-ensure-you-get-your-loan">Mark Bouris recommends reducing your overheads</a>, as well as avoiding taking on more.
“Fancy car leases, big smart phone plans and cable TV charges can reduce your net income and affect your serviceability,” he says as one of his 20 tips to ensure you get your loan. You could consider consolidating short term debt into longer term debt to reduce your monthly repayments.
Ensure you are factoring in all of your deductions
There may also be some added deductions that you’re not claiming that affect your overall serviceability for your next property - for instance, are you claiming your maximum depreciation?.
Here’s <a href="/expert-insights/buying/how-your-loan-structure-could-be-hindering-your-property-investment-potential">a breakdown as to how this might work</a>.
Increase rental income
There are a number of ways to increase the rent you’re getting for your current investment properties (here are <a href="/expert-insights/investing/how-to-boost-your-rental-yield">some tips if you’re looking to boost your rental yield</a>). This can be seen as a form of increasing your income. <a href="/expert-insights/investing/how-to-boost-cash-flow-using-your-investment-property">Margaret Lomas shares her tips around increasing rental property cash flow</a> here.
Of course, the most important thing is <a href="/expert-insights/investing/market-value-not-landlords-hopes-should-determine-rent-mcgrath">ensuring your properties are being rented at market value in the first place</a> and you’re not selling your property short.
What tips do you have for Property Observer readers to increase their serviceability?
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Six tips to help improve your serviceability

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The Australian Government Actuary’s latest strata title pricing report has the Insurance Council of Australia saying that the system in Queensland is efficient and that intervention cannot be justified.
This comes after the <a href="/expert-insights/north-queensland-strata-property-owners-slugged-with-massive-insurance-premium-increases">Strata Community Australia Queensland branch president Simon Barnard said that strata insurances had skyrocketed</a> – up 200% over the last five years in some instances.
This is the second report on Strata Title Insurance Price Rises in North Queensland, and ICA’s CEO Rob Whelan said that the conclusion is that North Queensland has much higher risk compared to other markets, and that pricing is “reasonable”.
“The Australian Government Actuary conducted a thorough and independent investigation using claims data going back to 2005-6. The report provides the facts about strata pricing in east coast and northern Australian insurance markets, and explains the complex pricing factors in play in the volatile North Queensland market,” said Whelan.
He said that the report notes insurers are not gouging and are instead providing appropriate risk-priced products after a period of underpricing, which now reflects the region’s exposure to cyclones.
“The report supports the evidence that insurers have provided to the Federal and Queensland governments since 2011, and also demonstrates that pricing is reasonable,” he said.
Despite noting that the prices are reasonable, Whelan said that they are looking into developing affordability initiatives looking to show the relationship between risk, available data and premiums.
“Market driven responses are the only practical and appropriate solution, and we implore governments to take this report into account before considering any form of intervention,” he said.
“The greatest risk for governments in market intervention is reduced competition and consequently further negative pricing pressures for consumers.”
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North Queensland strata insurance prices are reasonable: Insurance Council of Australia

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A new survey has found that the majority of Australians find advertisements from banks confusing, misleading or difficult to interpret, with Ehrenberg-Bass Marketing Institute finding just a third of respondents thought bank advertisements are honest.
The survey found that 70.4% of participants found bank advertisements ‘confusing’, while 64.7% thought they were ‘misleading’, <a href="https://www.smartcompany.com.au/growth/economy/42408-sydney-s-inner-and-beachside-suburbs-have-the-lowest-unemployment-rates-most-aussies-confused-by-bank-ads-midday-roundup" target="_blank">reported</a> Property Observer’s sister publication, Smart Company.
Only one-third of respondents (33.1%) thought bank advertisements were ‘honest’ and just 26.4% said they were ‘clear’.
Misleading advertising in property and in lending has been high on ASIC’s radar for the past few years. In fact, in August 2012 Property Observer reported that they were actively monitoring the way lenders advertise mortgage products, and noted they’d be conducting surveillance on mortgage brokers from September that year.
In the two years from July 2010 to August 2012, <a href="/news/asic-clamps-down-on-misleading-lender-advertising-and-unlicensed-mortgage-brokers">ASIC had forced 117 advertisers of financial products, including some mortgage products, to withdraw or modify their advertising</a> in response to concerns.
Since that time, a number of mortgage and financial product providers have been asked to alter their advertising.
For instance, in April 2014, <a href="/expert-insights/virgin-money-coughs-up-30-600-for-misleading-advertising">Virgin Money was asked to alter information</a> around their life insurance products that had been advertised in television, until May 2013, and online, imposing penalties totalling more than $30,000.
In January 2014,<a href="/expert-insights/media-super-limited-latest-to-pay-penalty-under-asic-misleading-ad-crackdown"> Media Super Limited was required to pay a $10,200 penalty</a> due to concerns around advertising in a factsheet entitled 'Self-managed super? You be the judge' that included the costs and benefits of an SMSF compared to an industry superfund. It was an online advertisement.
And in December 2013, <a href="/expert-insights/myrate-makes-changes-to-advertising-in-response-to-asic-concerns">MyRate Pty Ltd (My Rate) website (myrate.com.au) made changes following ASIC concerns</a> that the home loan interest rates advertised had the potential to likely mislead consumers.
Other companies fined and asked to alter their advertising included <a href="/expert-insights/asic-penalises-mortgage-choice-for-claims-of-saving-customers-10k-over-five-years">Mortgage Choice</a>, <a href="/news/wealth-within-pays-20-400-after-asic-infringement-notices">Wealth Within</a> and <a href="/guides/smsf-superhelp-magazine-advertising-on-asics-radar-after-free-claims">SMSF SuperHelp</a>.
The non-bank lender's website was said to give the impression that the advertised rate for variable home loans applied to both existing and new loans. In fact, it only applied to new home loans, meaning those with existing variable rates were charged interest above the advertised rate.
Meanwhile, yesterday, ASIC released guidance for superannuation companies in order to assist them in disclosing the information about superannuation funds and their trustees on their websites to help make the industry more transparent.
This is part of the Stronger Super reforms, beginning on 1 July 2014, which will require super companies to publish details of their executives, including remuneration, fund product disclosure statements, governing rules, actuarial reports and summaries of significant events of the past two years – all on their websites. The information must, under the new laws, be kept up to date.
For real estate agents, advertising with clarity and within the rules is also crucial. Auction prices, in particular, have been <a href="/news/misleading-auction-price-advertising-to-be-targeted-by-consumer-affairs-victoria">on Consumer Affairs Victoria's radar</a>.
YOU MIGHT ALSO WANT TO READ:
Five ASIC highlights: <a href="/news/five-asic-highlights-property-breaches-collapsed-development-groups-falsified-mortgage-documents">Property breaches, collapsed development groups, falsified mortgage documents</a>
<a href="/expert-insights/investing/from-seminar-to-success-story-to-getting-fined-in-the-supreme-court-of-western-australia-how-it-happened">From seminar to success story... to getting fined in the Supreme Court of WA</a>: How it happened
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ASIC continues to focus on misleading advertisements

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It’s coming up to tax time, which is great news for those few that enjoy filling out extra paperwork and visiting their accountant.
Last year, thousands of <a href="/news/aussies-scammed-out-of-89-million-in-2013-accc-report">Australians were scammed out of a combined $89 million in 2013</a>, according to an Australian Competition and Consumer Commission report that was released yesterday.
It’s unfortunately also a time of year when you’re more comfortable providing your details to sort out your tax return and get your affairs in order. Here are five tips from the Australian Taxation Office on being aware of, and recognising, signs of fraud and unscrupulous activity.
Simple tips to recognise fake SMS and emails that pretend to be from the ATO
These aren’t all ‘Nigerian Prince’ style emails that you can tell at a single glance should be deleted without opening and some can actually look convincing, the ATO warns.
If the emails are one or many of the below, then you may be dealing with a case of fraud:
<ul>
<li>Unsolicited 
</li>
<li>Not from a valid ATO address (but may look as though it is from an official email) 
</li>
<li>Do not address you by your name, or uses your email address instead of your name 
</li>
<li>Asks for your personal or financial details (in particular, date of birth, address or PIN number) – This is a big warning sign. The ATO notes they will never ask for these details via SMS or email 
</li>
<li>Poorly worded, containing gramma errors (pun intended) – this helps to avoid filters 
</li>
<li>Promises money – Do we need to explain why this one is unlikely? 
</li>
<li>Contains an attachment 
</li>
<li>Contains fake links (the ATO suggests moving your cursor over the link, not clicking, and seeing where you’ll be redirected to. If it’s not to the ATO’s official site, then don’t click it.)</li>
</ul>
If the SMS or email you have received fits the above categories - head to the official ATO website and give them a call.
Report SMS and emails offering tax refunds in exchange for your personal details
Tax refunds are calculated after you’ve reported your information – not before.
“Any SMS or email that requests additional information before a refund can be released is a hoax,” they warn.
If an SMS or email says that you owe money, or that your account is in arrears and you will be taken to court – it’s time to ignore it.
This information will not be sent in an email or as a text. The phone, mail, an external collection agency or a personal visit are the methods more likely to be used.
Use online services via the official ato.gov.au
Don’t use other websites or methods, other than phoning the official number, to do business with the ATO. If they text you, it’s probably not them.
You’ll be prompted to sign in with a TFN and password and often AUSkey. If you aren’t asked to login, beware – it’s not the ATO. Double check the address bar.
Keep your TFN and passwords secure
Don’t share your password, and do not respond to emails with your TFN or password.
When are SMS and emails used by the ATO? For promotional or information services. Reminders, notifications, requests for you to contact the ATO and confirmation may be sent in these formats.
YOU MAY ALSO WANT TO READ
ATO warns of tax time scammers:<a href="/expert-insights/finance/ato-warns-of-tax-time-scammers-here-s-how-to-spot-them"> Here's how to spot them</a>
ATO branded scam alert: <a href="/news/ato-branded-scam-alert-fake-landlord-tax-exemption">Fake landlord tax exemption</a>
Beware of tax scams: <a href="/expert-insights/finance/beware-of-tax-scams-how-to-make-sure-you-don-t-get-fleeced">How to make sure you don't get fleeced</a>
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Four ATO tips to protect yourself from end of financial year scams

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Property investors and, increasingly, home buyers are being encouraged to look towards hiring a buyer’s agent to assist with their purchase. Understandably, when throwing hundreds of thousands, and sometimes millions, of dollars into an asset you want to get it right.
However, not every buyer’s agent is made equal and there are some profound differences between the different experts in our space.
If you missed it, last time we asked <a href="/expert-insights/buying/q-a-how-close-should-a-real-estate-agent-get-to-a-buyer-s-agent">'How close should a real estate agent get to a buyer's agent?'</a>
In our Tuesday Q&amp;A, Property Observer has taken the debate to Miriam Sandkuhler, the founder of <a href="https://www.propertymavens.com.au%20" target="_blank">Property Mavens</a> and author of Property Prosperity, and asked her the questions we wanted to get her opinion on – from whether commissions should be allowed to how much she thinks we should be paying.
What do you see as the key role of the buyer’s agent?
The role of a buyer’s agent is to research, source and negotiate to buy a property on a client’s behalf. They must always act for the client and advocate on their behalf, protecting their interests.
Just as a solicitor will act for both defendants and plaintiffs, a licensed buyer’s agent can act for a buyer or a vendor (in a selling capacity), but never both at the same time.
A buyers’ agent is in the market and negotiating every day, so their skills are well-honed and because they understand the market and the sales tactics real estate agents use, they are well placed to advise clients on how to buy the right property at the right price.
They also have access to the same information and databases real estate agents use which are not readily available to the public and can source ‘off market’ properties before the public finds out about them.
Most people only ever buy a few properties in their lifetime and can make the mistake of assuming because they have owned property; they are expert enough to identify an investment grade property.
Unfortunately each year I see people who have made this mistake - and paid the price in the tens of thousands of dollars.
Do you think a buyer’s agent should receive commissions from a developer?
Absolutely not.
If someone is receiving a commission from a developer, they are a sales person working for the developer and not for you, the buyer.
Whoever pays the fee is the client. That means if you are receiving “free advice” you are being sold to and the “adviser” does not have your best interests at heart. That includes someone calling themselves a "buyer agent" who is not charging you a fee or is rebating it when you sign a contract or at settlement.
You should always ask an agent, accountant, mortgage broker or financial adviser, if they are receiving fees from anyone else.  If you believe you are not being told the truth, refer them to Consumer Affairs in your state.
Never deal with anyone calling themselves a buyer agent who does not have formal real estate qualifications, as they cannot legally represent you in a real estate transaction and won’t be covered by professional indemnity insurance if things go wrong”.
You can search the Consumer Affairs website in your state which will have the Public Register of licensed estate agents. A buyer’s agent or buyer’s advocate should always be a licensed estate agent or agents representative.
What other sources should a buyer’s agent accept payment from? (E.g. property management referrals)
The issue of receiving referral fees is a matter for each agency to determine and the regulations differ from state to state.
For example in Victoria, if a buyer’s agent (or selling agent) receives a referral fee from a property management firm,  the landlord is required to sign a commission sharing authority approving the arrangement to ensure it’s a transparent transaction.
Some buying or selling agents elect not to take referral fees at all and merely require that a high level of service is delivered to the client. This is my preferred way of operating, because when there is no money changing hands, I can hold a service provider to account and keep the client’s interests at the forefront.
Article continues on next page. Please click below.
<hr class="system-pagebreak">
Do you think there is an issue in the industry of unscrupulous practitioners?
As with any industry, there are always some practitioners who are more professional than others and a minority who behave unscrupulously.
The biggest problem in the industry is people masquerading as a ‘buyer’s agent’ when in fact they aren’t qualified property advisors or licensed real estate agents and are taking a commission from a developer or a vendor to sell you a property. 
Another problem I see with some buyer agents is when they let their egos gets in the way of a good outcome at an auction -  determined to get a ‘win’ at any cost and show others they have ‘beaten’ another buyer or buyer’s agent.
I have seen occasions where two or more competing buyer’s agents bidding on the same property have driven the price well beyond its true value and this is not acceptable.
A buyer’s agent should never lead you into overpaying for a property to ensure an outcome for them. It can lead to problems financing the purchase, because if the bank valuations do not stack up, the client can be left in a precarious financial position.
Even worse, in my view, is where a buyer’s agent ‘switches hats’ and sells clients property they have bought on the market or developer stock to their clients. If a buyer’s agent tells you they have bought a great property they have come across and suggests you buy one too, but don’t charge you a fee, they are either profiting from the sale or earning a commission. While this is not illegal, the ethics of this in my view are highly debatable. At a minimum they should at least be transparent as to how their fees are being earned and who they legally represent in the transaction. In addition, if they own the property but charge you a ‘buying fee’ to purchase it, there is a definite conflict of interest here, even if transparent.
An emerging problem is accountants, financial advisers or others giving advice on which type of property to buy for a super fund (SMSF) or with a family law settlement.  Again an adviser must be qualified and have years of experience to understand what type of property will suit these different scenarios.
There has been some <a href="/news/collusive-auction-bidding-not-prevalent-consumer-affairs-victoria">media attention recently on ‘collusive bidding’</a>, where multiple buyer agents from the one firm bid at an auction to try and secure a property for a client. I don’t think it is unreasonable to do this because as a buyer’s agent they are just trying to counter the tactics auctioneers and agents use to sell property. 
How can a buyer ensure they don’t end up using one of these buyer’s agents?
Be aware! In some states there is no legal definition of a ‘buyer agent’, and the term can be misused.
To ensure you are engaging a professional buyer’s agent, ask them these questions:
<ol>
<li>Are you a licensed real estate agent or agent’s representative? 
</li>
<li>Do you have a qualification as a buyer’s agent? 
</li>
<li>How and when do you get paid? 
</li>
<li>Do you only buy property or do you also sell property for developers? 
</li>
<li>How many clients do you work with at any one time? 
</li>
<li>What happens if you bid for me auction and miss out? 
</li>
<li>How many properties will you negotiate/bid on for me? Will my fee change or is it fixed? 
</li>
<li>How will you protect me from overpaying for a property? 
</li>
<li>What recent client testimonials can you offer as evidence of your work?</li>
</ol>
What prices are reasonable for a buyer’s agent to charge?
The level of a fee must be linked to the value of the service delivered.
Buyer’s agents charge fees in different ways – sometimes fixed or sometimes as a percentage of the purchase price.  Many charge an engagement fee upfront with the balance paid on securing a property, while others have no upfront fee.
One method isn’t necessarily better than the other, it all comes down to the firm’s policy.
The old adage ‘you get what you pay for’ is what all consumers who want to engage a buyer’s agent should always keep at the front of their mind.
When engaging a buyer agent, be clear about what your needs are, what service is being offered and if your needs will be met for the price.
If you don’t think the deal is good value, then check with other buyer agents until you find someone you wish to engage. Gut feeling, compatible working styles and personality can also make a difference.
Note: Some of this information came from Property Prosperity, with Sandkuhler’s permission.
YOU MIGHT ALSO WANT TO READ
Q&amp;A: <a href="/expert-insights/buying/q-a-how-close-should-a-real-estate-agent-get-to-a-buyer-s-agent">How close should a real estate agent get to a buyer’s agent?</a>
<a href="/news/the-argument-for-against-buyers-agents">The argument for/against buyer's agents</a>
<a href="/news/how-buyers-agents-pick-the-best-performing-properties">How buyer's agents pick the best performing properties</a>
Select your buyer's agent wisely: <a href="/expert-insights/buying/select-your-buyers-agent-wisely-what-you-need-to-consider">What you need to consider</a>
Property Observer readers, and industry members, what’s your take on the debate?
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Q&A: Should buyer's agents take commissions?

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A new group executive, enterprise services and chief information officer has been appointed, according to Ian Narev, Commonwealth Bank’s current chief executive officer.
David Whiteing has been appointed to take the role, and is an internal promotion, according to Narev.
“David is a highly experienced business and IT executive with a track record of delivering technology and process transformation in many industries, including financial services, both in Australia and overseas,” Narev said.
Technology and productivity are noted as the long-term strategies priorities, looking to build on their current “extensive investments” in technology.
Whiteing joined CBA in September 2013, as team lead for the Architecture and Planning team in Enterprise Services.
He was previously vice president of enterprise systems at BP in the UK.
His new role commences on 14 July 2014.
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CBA’s internal promotion sees new group executive 

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Serviceability is a crucial part of obtaining finance. Essentially, it dictates how able you are to meet repayments of your loan.
To banks and lenders this is crucial as it determines whether or not they can lend a certain amount to you - the less serviceable you are, the less you can borrow.
It is defined by a number of criteria. Largely, it looks at your income and financial situation against your debt and liabilities, as well as living costs. They’re trying to work out how much you can afford to set aside for a mortgage each month. Think of this as your “in” and “out” columns.
Your income covers money that you bring “in” from all sources – your salary, any child support you receive (if you provide child support, this will fall into your “out” column), any money you receive from rental properties or other investments, and so forth.
Your “out” column, or your outgoings, includes all repayments and current debt, such as for credit cards, living expenses and other ongoing costs. Any children you have, or dependents, will also fall into this category. Note that your 'living expenses' will be likely based on an amount that the lender considers appropriate for your type of household - just because you are particularly frugal does not necessarily mean that this will benefit the numbers on this occasion.
After you have both of these worked out - the remainder of your money is what is then looked at to determine whether you can afford to make repayments on a loan.
According to Build.com.au “When you’re looking for approval for a loan, your total monthly debt expenses are expressed as a proportion of your gross monthly income. This is known as the ‘debt service ratio’ - and it should be set at a maximum of between 30 and 35% of your gross income.”
Future rate rises are also calculated in, and some lenders include a "buffer" that can affect buy-and-hold investors. If you come up against a serviceability wall it isn't uncommon to find that you are deemed serviceable by a different lender due to varying criteria.
Homeloanexperts' Otto Dargan notes that there are three methods for calculating serviceability. These include Net Surplus Ratio (NSR), Debt Servicing Ratio (DSR) and Surplus/Uncommitted Monthly Income (UMI). He <a href="https://www.homeloanexperts.com.au/how-much-can-i-borrow/" target="_blank">notes that these are used by the bulk of Australian lenders and banks</a>.
Serviceability can be complicated when considering all of the different factors that the banks are required to consider to ensure you can repay your loan. Luckily, they can be fairly transparent about this process.
For instance, you can do some fairly quick serviceability checks online. While these aren’t foolproof, you’ll have a pretty good understanding of where you’re sitting.
For instance, there is <a href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=8&amp;ved=0CHUQFjAH&amp;url=http%3A%2F%2Fwww.genworth.com.au%2Fdocs%2Fdownloads%2Fservicing-calculator_2013-06.xls&amp;ei=5KSXU5ObIsrjkwWeqoHICA&amp;usg=AFQjCNEiPSoi5ce-u6W4YMZuDin7fWsojw&amp;sig2=QkJbIxL827m6v84W-uM5qg" target="_blank">this fairly thorough Genworth calculator (note: this is an excel spreadsheet download)</a>.
Or you can try <a href="https://www.amp.com.au/wps/portal/au/AMPAUPlannersGeneral3C?vigurl=%2Fvgn-ext-templating%2Fv%2Findex.jsp%3Fvgnextoid%3Da498a451359c2210VgnVCM10000083d20d0aRCRD%20" target="_blank">one of the others in AMP’s range</a>.
Did you know that reducing the limits on your credit cards can help increase your serviceability? We will look at tips for how to increase your serviceability and the specific factors you should take a second look at tomorrow in our ‘how to’.
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What is serviceability? Investment terms explained

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The petition begun by New South Wales buyer’s agent Patrick Bright asking for vendors to publish reserve prices a week out from auction to stamp out underquoting has reached 500 signatures.
This is a significant milestone for the petition, which was created in response to the underquoting claims making headlines after Queensland’s much-publicised debate, and now decision, to remove price guides entirely from auction real estate listings.
Bright told Property Observer that when the supporters for the petition reaches the 1,000 mark, he will be personally visiting Minister for Fair Trading, Matthew Mason-Cox, to discuss this proposal. You can <a href="https://www.change.org/petitions/the-honourable-matthew-mason-cox-mlc-nsw-government-make-it-compulsory-to-advertise-auction-reserve-prices-to-stamp-out-underquoting-and-dummy-bidding" target="_blank">see the proposal on the Change.org website here</a>.
<img src="/images/2014/06/16/image-june-16-one.png" alt="">
Noting that “Buyers right across Australia are sick of needlessly forking out hundreds, if not thousands, of dollars on pest and building inspections and legal fees when preparing for auction,” the petition notes that price guides are “more often than not significantly below the price a selling agent knows a property is likely to sell at and well below what the vendor would actually accept thereby enticing buyers to think they can afford a property that is well above their budget.”
“This is why I am advocating for a more transparent process where there is a legal requirement to advertise the reserve price seven days out from a property auction,” Bright explains.
<img src="/images/2014/06/16/image-june-16-two.png" alt="">
Starting slow, and with <a href="/expert-insights/buying/louis-christopher-and-patrick-bright-say-media-outlets-are-ignoring-underquoting-petition">discussion around the petition being ignored, it has gathered momentum in the past month</a> to reach its current 501 signatories mark.
It has also encouraged <a href="/expert-insights/buying/consumer-affairs-victoria-does-not-have-manpower-or-skills-to-police-underquoting-petition">a similar petition for Victoria from buyer’s agent Miriam Sandkuhler</a>, who is asking for reserve prices to be published from “day one” of the campaign. While this has received criticism for the length of time required for the reserve price to be published, it has currently reached 284 signatures.
The act of publishing the reserve price <a href="/news/should-auction-reserve-prices-be-published">seems to be largely supported by Property Observer readers</a>, who voted on our poll with an 84.5% support for the concept earlier this year.
<img src="/images/stories/2014/03/03/poll-results-march-3.png" alt="poll-results-march-3" width="470" height="111">
YOU MAY ALSO WANT TO READ Mark Armstrong's Underquoting: <a href="/expert-insights/investing/underquoting-the-clear-and-transparent-solution">The clear and transparent solution</a>
Room for debate: <a href="/expert-insights/investing/room-for-debate-are-melbourne-agents-underquoting">Are Melbourne agents underquoting?</a>
Letter from the editor: <a href="/news/qld/letter-from-the-editor-more-information-not-less-please-queensland">More information not less please Queensland</a>
<a href="/expert-insights/investing/legally-underquoting-how-agents-get-away-with-it">Legally underquoting? How agents get away with it: </a>Catherine Cashmore
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New South Wales underquoting petition hits 500 signatures

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

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

Joel Robinson

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

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

Sherpa sells out Flourish Oasis in booming Palm Beach

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

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

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

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

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

Jennifer Duke

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