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The latest figures from the Australian Bureau of Statistics show the value of new loans to investors (excluding refinancing) across Australia jumped by 4.7% in July – the highest monthly gain since September 2016.

On the east side of the country, Canberra led the way with a 22% spike in the value of loans from June to July, followed by Queensland at 8.1%, Victoria at 5.7% and NSW at 2.0%. 

<a href="http://www.switzer.com.au/the-experts/john-mcgrath-property-expert/" target="_blank">John McGrath told Switzer readers</a>, "My best piece of advice for property investors is to buy quality and focus on location and aspect."

"Go for a quality property in a great street, in a desirable neighbourhood, with plenty of amenities such as cafes, shops and public transport. These properties might cost a bit more, but you’ll get better capital gains."

"In terms of locations, I think a good strategy is buying close to new infrastructure. There is so much building going on and this is creating opportunities for investors to capitalise, especially in areas where prices have fallen during the downturn," he added.

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He analysed the impact and reasons that investing near the Melbourne North East Link freeway, starting 2020 with the aim of opening in 2027, may have potential.

Impact: Connecting the M80 with an upgraded Eastern Freeway, this $15.8 billion road will cut travel times by up to 35 minutes to Melbourne’s rapidly growing northern suburbs. The commute by public transport will improve with the city’s first dedicated busway, with express lanes along the Eastern Freeway from Doncaster to the city.

Opportunity: Suburbs along the new road’s corridor should receive a boost. Take Greensborough, which will see greatly improved traffic flow with a new interchange at Grimshaw Street as part of the project. The median house price peaked at $830,000 in 2017 and today it sits at $755,000. The median apartment price was $633,750 in 2018 and it is now $570,000.

Prediction: CoreLogic-Moody’s Analytics predicts very strong growth of 18% in house prices in the North East, which includes Greensborough; and 5.1% growth for apartments over CY20 and CY21.

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He also looked at the latest <a href="/expert-insights/investing/melbournes-16-billion-north-east-link-freeway-is-an-investor-opportunity-john-mcgrath">Melbourne</a>, <a href="/news/act/canberra-investors-lead-in-loans-where-should-they-buy-john-mcgrath">Canberra</a>, <a href="/expert-insights/investing/residential-property-near-brisbanes-cross-river-rail-pinpointed-as-investor-opportunity-john-mcgrath">Brisbane</a> and <a href="/expert-insights/investing/john-mcgrath-suggests-investors-buy-within-10-minutes-of-sydney-metro-north-west-train-stations">Sydney</a> infrastructure developments and the impact they have had and will continue to have.

JOHN MCGRATH is the Founder &amp; Executive Director of McGrath
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Melbourne's $16 billion North East Link freeway is an investor opportunity: John McGrath

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The latest figures from the Australian Bureau of Statistics show the value of new loans to investors (excluding refinancing) across Australia jumped by 4.7% in July – the highest monthly gain since September 2016.
On the east side of the country, Canberra led the way with a 22% spike in the value of loans from June to July, followed by Queensland at 8.1%, Victoria at 5.7% and NSW at 2.0%. 
<a href="http://www.switzer.com.au/the-experts/john-mcgrath-property-expert/" target="_blank">John McGrath told Switzer readers</a>, "My best piece of advice for property investors is to buy quality and focus on location and aspect."
"Go for a quality property in a great street, in a desirable neighbourhood, with plenty of amenities such as cafes, shops and public transport. These properties might cost a bit more, but you’ll get better capital gains."
"In terms of locations, I think a good strategy is buying close to new infrastructure. There is so much building going on and this is creating opportunities for investors to capitalise, especially in areas where prices have fallen during the downturn," he added.
He analysed the impact and reasons that investing near the Sydney Metro North West may have potential.
Impact: A game changer for the Hills District, where residents have had to endure long trips on packed buses to the CBD for many years
Opportunity: Fantastic time to buy in suburbs along the line within a 10-minute walk of stations. Hills prices dipped 10-15% in line with Sydney throughout the downturn. For example, Castle Hill’s median house price in 2017 was $1,620,000 and today it is $1,347,500. The median apartment price in 2017 was $890,000 and today it is $815,000. 
Prediction: CoreLogic-Moody’s Analytics predicts 15.3% house price growth in Baulkham Hills/Hawkesbury, which encompasses the Hills; and 9.5% for apartments over CY20 and CY21. 
He also looked at the latest <a href="/expert-insights/investing/melbournes-16-billion-north-east-link-freeway-is-an-investor-opportunity-john-mcgrath">Melbourne</a>, <a href="/news/act/canberra-investors-lead-in-loans-where-should-they-buy-john-mcgrath">Canberra</a> and <a href="/expert-insights/investing/residential-property-near-brisbanes-cross-river-rail-pinpointed-as-investor-opportunity-john-mcgrath">Brisbane</a> infrastructure developments and the impact they have had and will continue to have.
JOHN MCGRATH is the Founder &amp; Executive Director of McGrath
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John McGrath suggests investors buy within 10 minutes of Sydney Metro North West train stations

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The latest figures from the Australian Bureau of Statistics show the value of new loans to investors (excluding refinancing) across Australia jumped by 4.7% in July – the highest monthly gain since September 2016.
On the east side of the country, Canberra led the way with a 22% spike in the value of loans from June to July, followed by Queensland at 8.1%, Victoria at 5.7% and NSW at 2.0%. 
<a href="http://www.switzer.com.au/the-experts/john-mcgrath-property-expert/" target="_blank">John McGrath told Switzer readers</a>, "My best piece of advice for property investors is to buy quality and focus on location and aspect."
"Go for a quality property in a great street, in a desirable neighbourhood, with plenty of amenities such as cafes, shops and public transport. These properties might cost a bit more, but you’ll get better capital gains."
"In terms of locations, I think a good strategy is buying close to new infrastructure. There is so much building going on and this is creating opportunities for investors to capitalise, especially in areas where prices have fallen during the downturn," he added.
He analysed the impact and reasons that investing near the Brisbane Cross River Rail which is starting at the end of 2019, with the aim of opening 2024, may have potential.
Impact: Stretching from Dutton Park to Bowen Hills, the 10.2km line will provide a second river crossing so more trains can run. It will include four new stations and revitalised precincts at Boggo Road, Woolloongabba, Albert Street and Roma Street, with upgrades to existing stations at Dutton Park, Exhibition, Salisbury, Rocklea, Moorooka, Yeerongpilly, Yeronga and Fairfield. 
Opportunity: We tend to see a lift in property values when projects are announced, commenced and completed. Using Woolloongabba as a case study, the median house price sat around $770,000 from 2015 to 2018 but is now starting to grow. It’s $822,000 today, up 7.9% over FY19. The median apartment price has been drifting down since 2015 from $526,500 to $405,000 today.
Prediction: CoreLogic-Moody’s Analytics predicts 1.2% growth in house prices and 9.1% growth for apartments over CY20 and CY21 in Brisbane-South, which incorporates Woolloongabba, Fairfield, Dutton Park and Yeronga.
He also looked at the latest <a href="/expert-insights/investing/melbournes-16-billion-north-east-link-freeway-is-an-investor-opportunity-john-mcgrath">Melbourne</a>, <a href="/news/act/canberra-investors-lead-in-loans-where-should-they-buy-john-mcgrath">Canberra</a> and <a href="/expert-insights/investing/john-mcgrath-suggests-investors-buy-within-10-minutes-of-sydney-metro-north-west-train-stations">Sydney</a> infrastructure developments and the impact they have had and will continue to have.
JOHN MCGRATH is the Founder &amp; Executive Director of McGrath
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Residential property near Brisbane's Cross River Rail pinpointed as investor opportunity: John McGrath

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The latest figures from the Australian Bureau of Statistics show the value of new loans to investors (excluding refinancing) across Australia jumped by 4.7% in July – the highest monthly gain since September 2016.
On the east side of the country, Canberra led the way with a 22% spike in the value of loans from June to July, followed by Queensland at 8.1%, Victoria at 5.7% and NSW at 2.0%. 
<a href="http://www.switzer.com.au/the-experts/john-mcgrath-property-expert/" target="_blank">John McGrath told Switzer readers</a>, "my best piece of advice for property investors is to buy quality and focus on location and aspect." 
"Go for a quality property in a great street, in a desirable neighbourhood, with plenty of amenities such as cafes, shops and public transport. These properties might cost a bit more, but you’ll get better capital gains."
"I also recommend drive-by investing – purchasing in a suburb close enough to home or work so you can get to your property easily."
"In terms of locations, I think a good strategy is buying close to new infrastructure. There is so much building going on and this is creating opportunities for investors to capitalise, especially in areas where prices have fallen during the downturn," he added.
As an example of buying close to new infrastructure he analysed the impact of the Canberra Metro light rail.
Impact: The 13-station light rail line connects the city with the inner north and outer north Gungahlin region. Services run every 6 minutes in peak hour. The suburbs with stations include Braddon, Turner, Dickson, Lyneham, Downer, Watson, Harrison, Franklin and Gungahlin.
Opportunity: Great time to buy along the line, targeting properties within a 10-minute walk of stations. Median prices in Franklin, which has three stations, peaked in 2017 at $748,500 for houses and in 2015 at $409,500 for apartments, according to Hometrack Australia data. The medians today are $683,500 and $367,250 respectively, according to CoreLogic.
Closer to the city in Lyneham, the median price has dipped from $860,000 in 2017 to $756,000 today for houses and from $456,500 in 2015 to $395,000 today for apartments.
Prediction: CoreLogic-Moody’s Analytics predicts 9.2% growth for houses and 8.2% for apartments across Canberra over CY20 and CY21.
He also looked at the latest <a href="/expert-insights/investing/melbournes-16-billion-north-east-link-freeway-is-an-investor-opportunity-john-mcgrath">Melbourne</a>, <a href="/expert-insights/investing/residential-property-near-brisbanes-cross-river-rail-pinpointed-as-investor-opportunity-john-mcgrath">Brisbane</a> and <a href="/expert-insights/investing/john-mcgrath-suggests-investors-buy-within-10-minutes-of-sydney-metro-north-west-train-stations">Sydney</a> infrastructure developments and the impact they have had and will continue to have.
JOHN MCGRATH is the Founder &amp; Executive Director of McGrath
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Canberra investors lead in loans, where should they buy? John McGrath

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EXPERT OBSERVER
Regional bridesmaid cities are beginning to rival the real estate brides of Sydney, Melbourne and Brisbane with their impressive population growth, buzzing local economies, improved amenities and infrastructure, affordable housing and increasingly attractive lifestyle as our capital cities get busier and more expensive.
No longer sleepy, second tier towns overshadowed by the glamorous capitals, many of Australia’s regional cities have come of age and are now thriving economic centres with hundreds of thousands of residents.
Housing has always been cheaper but regional areas now offer so much more, with burgeoning café scenes, major shopping centres, good local transport and plentiful job opportunities without the traffic, pollution, noise and time poverty that comes with big city life.
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Lifestyle markets and satellite cities within two hours’ commute of primary metropolitan areas are the biggest winners of the metro- regional switch. While affordability remains a key reason to move, many say buyers are increasingly talking about escaping from city stress, traffic and cost of living.
Population growth is no doubt contributing to the greater hustle and bustle of city life. Australia’s population hit 25 million in August 2018, 33 years earlier than forecast by the Australian Bureau of Statistics (ABS) published in 1998.22 Given almost 80% of Australia’s residents live in the four East Coast capitals alone,23 it is not surprising that some of us are feeling a bit crammed in.
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With surprisingly comparable wages and a vast differential in house prices, the metro-regional trade-off is compelling.
Improved infrastructure has reduced the commute from many regional areas to capital cities, enabling switchers to enjoy a big city income with a relaxed small town lifestyle.
The NBN rollout has led to more city folk working remotely or establishing start-ups as part of their lifestyle change.
Jobs in the larger regional centres are increasingly plentiful, boosted by a deliberate strategy to decentralise government departments to regional locations. Bendigo is set to benefit from a new GovHub office that will bring 1,000 new and relocated public sector jobs to the CBD. Construction from 2019 will create 70 jobs, with completion due in late 2021. 
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Two other GovHubs are also being developed in Ballarat and Latrobe Valley.
Massive infrastructure investment across Australia is also boosting employment in regional centres.
After Geelong lost its Ford and Alcoa steel plants, the local jobs market rebounded following federal support for Geelong’s $100 million rail duplication project and a $100 million pledge for an Advanced Manufacturing Fund for Victoria and South Australia in 2017. 
In some cases, average wages in regional areas are higher than capital cities.
In Australia’s leading regional city for median house price growth,25Geelong in Victoria, individuals aged 15 and over received a median $616 weekly income in 2016, $84 more than their Melbourne peers despite higher living costs in the capital. 
ABS27 data also shows that middle aged blue collar workers, in particular, are more likely to be paid similarly or better in regional centres of New South Wales and Victoria.
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No longer sleepy, second tier towns overshadowed by the glamorous capitals, many of Australia’s regional cities have come of age and are now thriving economic centres with hundreds of thousands of residents.
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The Gold Coast seems to have magnetic appeal, as it was amongst the top 10 destinations chosen by city escapees in every single state and territory, attracting 19,400 people from the eight capitals.
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Large regional cities are currently some of the East Coast’s best performing property markets, largely due to the rippleeffect following Sydney and Melbourne’s peak.
Geelong, 70km south west of big sister Melbourne, recorded the largest increase in dwelling values across non-capital city Australia at 9.8% over the 12 months to April 2018,28 yet it remains more than $200,000 cheaper than Melbourne with a house price median of $505,000 compared to Melbourne’s $740,000.29
Shoalhaven/Southern Highlands was the strongest performing regional market in New South Wales with 9.2% growth,30 driven by demand from seachanging and treechanging downsizers and families.
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Fellow bridesmaid, Newcastle posted a 7.1% surge. Just 160km north of Sydney, Newcastle’s appeal to cash poor, asset rich Sydney residents is obvious. Australia’s largest coal port by volume and the economic hub of the Hunter Valley, it boasts a world class university, vibrant coastal lifestyle and strong employment with 37% of the population working in professional or managerial roles. 
Further north, Queensland’s top two regional performers were the Sunshine Coast (5.1%) and the Gold Coast (1.9%)33 due to rising demand from interstate home owners and investors. Increased tourism played its part, with 7.4 million interstate visitors holidaying there in 2017.34
It is now more expensive to buy a house on the Sunshine Coast, where the median is $589,000; and the Gold Coast with a median of $650,000 compared to Brisbane at $536,000.35
ABS data confirms big city home owners are seeing real value in regional real estate in Victoria, New South Wales and Queensland.
Tens of thousands of big smoke property owners opted to cash in their assets or upgrade their homes more affordably with a lifestyle switch from metro to regional areas in FY17. 
The top two locations chosen by Sydney escapees were Newcastle/ Lake Macquarie in the north (5,500 arrivals from Sydney) and Illawarra in the south (5,300 arrivals). Melbourne switchers favoured Latrobe-Gippsland (7,300 arrivals from Melbourne) and Geelong (6,900 arrivals).
Up north, Brisbane is yet to boom so there is no ripple effect in play, however there was still a significant migration away from the capital to large seachange destinations in FY17.
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Seven of the top 10 regions to benefit from departing Brisbane residents were Queensland centres, with beach cities topping the list. The Gold Coast, 70km south, gained 8,800 former Brisbane residents and the Sunshine Coast 6,700.
The Gold Coast seems to have magnetic appeal, as it was amongst the top 10 destinations chosen by city escapees in every single state and territory, attracting 19,400 people from the eight capitals.
Commonwealth Games infrastructure has brought major new liveability, employment and investment to the city, the light rail has improved accessibility and there are plenty of new sporting facilities for families.
City slickers’ exodus to treechange and seachange localities is evident in CoreLogic’s latest property sales analysis, which shows that dwelling values fell by -3.7% across the capital cities but rose by 1.2% across the combined regional markets in the 12 months to September. 
JOHN MCGRATH is the founder of McGrath Estate Agents. The latest McGrath Report is available <a href="https://www.mcgrath.com.au/mcgrath-report" target="_blank">here</a>.
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Regional is the new black: John McGrath

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GUEST OBSERVATION 
Shrinking kitchens, shared car ownership, moveable walls, demountable pools and socialising spaces for apartment dwellers – the future of Australian home design is a dynamic space.
Adam Haddow, Director of Sydney architecture and urban design studio, SJB says Australians are increasingly trading the environmental, time and financial costs of space for the social, monetary and ethical gains of compact living.
Affordability concerns following steep home price rises of 75% and 59% respectively in Sydney and Melbourne have prompted an overhaul of planning laws to allow terrace-style housing on smaller blocks and zero-car apartment buildings to increase supply of affordable homes.
Today’s housing design buzzword is diversity, says Haddow, a Churchill Fellowship recipient and thought leader on urban design and the modern evolution of city living environments in Australia.
“In the past, we had this fixed idea of what you got in a house – three bedrooms, backyard, maybe a pool,” Haddow says.
“That hasn’t gone away but many people are realising they don’t need lawns to mow and four bedrooms.
“You used to need a desk and possibly an office; now you need a kitchen bench the right height for your laptop, or a sunny courtyard with connectivity.
“These changes are dialling down in home design because we don’t need to create a space (for study/work); it is more about creating spaces where people want to live.”
REPURPOSED LIVING
When Australia embraced open plan living at the start of the 21st century, there were inevitable casualties. Goodbye formal dining and lounge rooms. Also over is home designers’ short lived dalliance with the media room.
Formal lounge and dining rooms will survive in top end dwelling floor plans, as will integrated study zones or home offices, with at least 3.5 million Australians now doing at least some work at home and nearly one million of us running home-based businesses.
Reflecting the shrinking size of Australian households, with couple- only households due to outnumber couples with children by 2030, dwellings will become more flexible with moveable walls allowing room conversions and adaptable furniture serving as room dividers.
SMALLER KITCHENS
The popularity of home delivered meals and our rising café and restaurant culture, particularly in our big cities, have changed how Australians think about kitchens in the new millennium.
Food and drink delivery apps such as Deliveroo, Menulog and Uber Eats have exploded, with Australians spending $2.6 billion annually.
We’re also eating out more. With 85,000 cafés, restaurants and takeaway food outlets, the average domestic household is spending $94 per week eating out two to three times per week.
These trends are impacting how much of the modern home floor plan is dedicated to food preparation.
Kitchens are still the heart of our homes but have evolved from utility rooms to social and entertaining spaces, Haddow says.
Prepping kitchens and butlers’ pantries are on-trend in new family home design. These small private spaces enable home chefs to get messy, away from guests’ eyes and without detracting from their home’s minimalist designer kitchens.
SHARED SPACES
Modern developments are increasingly incorporating shared rooms such as common kitchens, laundries, yoga studios and luxurious relaxation areas to suit the changing lifestyles of their residents and add value and function to available space.
Shared rooms arguably provide better value to young buyers who would rather pay less for a smaller crash pad that comes with a selection of outdoor areas where they can relax and entertain friends.
Rooftops are becoming glamorous entertaining spaces with landscaped gardens, state-of-the-art barbecue facilities, café-style dining areas and chill-out zones.
The Commons in Brunswick, Melbourne has a communal rooftop laundry amongst its gardens, vegetable plots and timber decks. Breathe Architecture says the laundry was one of a series of construction savings that made the apartments cheaper to buy and run, earning them scores of sustainability awards, while also encouraging social interaction between the residents.
The body corporates of older buildings are also investing in the redesign of their common areas.
In 2013, the residents at Paloma in Surry Hills, Sydney hired revered design house, BKH to create a spectacular rooftop terrace where residents could sit with friends in elegant timber cabanas for a front row view of beautiful sunsets over Prince Alfred Park.
Shared kitchens are a fairly new idea, with SP Setia amongst the first developers in Australia to embrace the concept in recognition of more young people eating out or ordering in.
In 2016, the developer launched its Parque luxury apartment project in Melbourne, which included a glamorous shared kitchen designed by celebrity chef, Shannon Bennett. Apartment residents have exclusive access to Miele appliances, a temperature-controlled wine cellar and a dining table for 16 guests.
GARAGING PARKING
Our car-loving culture is rapidly changing, with 3.1 million active Uber users and 100,000 GoGet members nationally. These share services, along with expanding public transport, environmental awareness and dedicated bicycle lanes are reducing the need for parking on title.
Haddow says more small home designs will forego car parks.
“What we are seeing is movement from majority to minority car ownership in the not too distant future. People are totally okay with using the one shared car on the street.”
In Victoria, local governments can waive their planning schemes’ on site parking rules, as happened with The Commons. Located next to a train station and major bike path, Moreland City Council allowed the block to have a permanent GoGet rental car on site instead of parking.
In New South Wales, planning laws were changed in 2015 to allow new apartment buildings to have smaller floor plans and less parking as long as public transport options were easily accessible.
City of Sydney figures show a 500% increase in the usage of its Kent Street Cycleway since 20088. Apartments are increasingly supporting two-wheeling residents with shared bike rooms or racks.
BLUE SKY THINKING
Textured housing exteriors made from recycled natural or industrial material like rammed earth, stone and bottle bricks are in vogue.
Architects are also departing from the traditional square shape, with curvy facades maximising the illusion of space and spherical structures emulating igloos offering bolstered thermal efficiency.
Fifth wall feature ceilings with stencil art and complex imagery have arty home makers talking. All the rage when Michelangelo was painting churches in the 16th century and Marie Antoinette was decorating ceilings with mirrors in the 18th century, housing costs eventually quashed the trend.
Today, some owners and designers are resurrecting it, realising that ceilings are a blank canvas for injecting personality and texture into a home, Haddow says.
Keep a (goggled) eye out for the new wave of above ground pools. Able to be disassembled, the waist deep water features promise flexible all-seasons living in tight inner city spaces.
GREEN HOMES
Sustainability is becoming a major influence on home design, with record levels of solar use9 and rising interest in battery power resulting in the equivalent of 8.28 million households using renewable energy in 2017.10
Savvy developers and home owners are fitting and retro-fitting properties to boost their appeal to an increasingly eco-conscious buyer pool. Low cost improvements include draught sealing, insulation, low flow showerheads and taps, window shading and low wattage lighting.
JOHN MCGRATH is the founder of McGrath Estate Agents. The latest McGrath Report is available <a href="https://www.mcgrath.com.au/mcgrath-report" target="_blank">here</a>.
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Has Uber Eats shrunk the kitchen? John McGrath 

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GUEST OBSERVATION
The banning of Queensland auction price discussions and guides is one of the most ludicrous, retrograde steps in real estate I’ve seen in 30 years.  
I’m still unsure as to who the REIQ and government believe it is benefiting. It appears to me to be detrimental for buyers, sellers and agents all in one.  Nobody from the REIQ or government has been able to give me a credible answer as to why they have brought this in.  
Ask yourself as a buyer of real estate if you think it will assist you to purchase property by not allowing agents to discuss a property’s price with you? 
In an age of transparency and information it is the only jurisdiction on planet earth that bans agents and buyers from having conversations about the price of a property.  Maybe the rest of the world is wrong and the Queensland state government is right?
Until the new legislation comes into practice the good people of Queensland will not be impacted. In fact most have no idea of the proposal yet and will find out over the next few weeks as it becomes new law.
It is quite likely that a number of sellers will choose alternate methods of sale due to the new legislation and unfortunately cost themselves potentially significant profit on the sale of their property in doing so.
Auction is the most effective means of selling property in the world today when done well.  The most important thing for buyers is to be able to quickly and efficiently understand the likely selling range so they can determine whether to pursue the property.  
If they can’t easily determine a realistic selling range many will just move on to the next property.  People don’t have the time or desire to waste energy pursuing a property if they can’t get access to the price range.
I fought hard to retain the seller’s right to provide an indicative price to the buyers when they auction but for some unfathomable reason the government felt it was important to keep the buyers in the dark.
John McGrath is CEO of <a href="https://www.mcgrath.com.au/" target="_blank">McGrath Estate Agents</a>.
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Auction price guide bans the most ludicrous step I've seen in real estate

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I’m expecting a more buoyant market in both Sydney and Brisbane in 2013, especially with the latest official interest rate cut taking rates to the historical low benchmark of 3%. This is the same interest rate as during the GFC, and many in the financial markets predict more to come next year.

Interest rates have a profound effect on property markets, although the impact of a collective 1.25-percentage-point cut in official rates this year has been tempered by the banks not passing them on in full.

As the holidays draw near, I suggest spending some of your spare time considering how you can leverage current market conditions to build wealth for the future. I feel we’re in the final stages of a buyers’ market and prices are only going to rise (not dramatically, but in a reasonable fashion) from here.

With home loan rates, especially fixed rates, in the low 5% bracket, you don’t need a sky-high yield to make your next investment property pretty much pay for itself. There’s also the opportunity to upgrade your home at a time when the higher up you go on the price scale, the better the savings.

It’s worth noting, however, that falling interest rates indicate a flat economy. Generally speaking, retail spending is down as more people focus on saving and reducing debt. Plus, we have a very high dollar and the global economic outlook is still of concern. Overall though, Australia is still strong.

If you’re worried about the economy, have a read of the latest monetary policy decision on the Reserve Bank’s website at <a href="https://www.rba.gov.au" target="_blank">www.rba.gov.au</a>. It should put your mind at ease as it clearly explains why the RBA is cutting rates – and it’s certainly not because the economy is falling into a hole!

If you’re personally in a good financial position with a secure job, then don’t let the economy hold you back from buying property. 

The latest RP Data-Rismark survey shows property values in Sydney and Brisbane are up 0.6% and 0.8% for September-November. Year-on-year, they’re up 1.3% and 0.3% respectively.
These are small gains, but they represent a change in the market. On a national level, capital city prices are still -5.6% off their historical peak in November 2010 but they’re up 2% from their historical low in May this year – indicating we’ve left the bottom of this particular property cycle.

During September-November, weekend clearance rates in Sydney remained above 60% for nine consecutive weeks. This is a significant development. After breaking down McGrath’s clearance rates for the last four Saturdays in Sydney, it becomes clear that the under-$750,000 market is still strongest, with our company averaging a 69% clearance rate in this bracket, followed by 65% for the $750,000 to $1.5 million sector.
 
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Australia’s largest mortgage broker, AFG, reports November as the biggest month for new loans all year. In its latest report released this month, 7,831 new loans were sold in November – almost 1,000 more than in the first month of the spring selling season (September). For a long time now, people have been sitting on the sidelines watching what happens. I think more people are coming off the bench now as interest rates become too good to resist.

In NSW, 41% of new loans in November went to investors, and 33% in Queensland. Among today’s investors are many people using self-managed super funds to buy residential real estate. This has been a strong trend, particularly in Sydney, in 2012 and it will only continue as more people get comfortable with the relatively new idea of managing their own super.

Investors won’t have much competition from first home buyers in NSW and Queensland in 2013 following the abolition of government incentives. In November, AFG arranged 96 home loans for first timers in Queensland, compared with 265 in October. In NSW, AFG organised 219 home loans in September for first-home buyers but in October and November combined, this number dropped by more than half.

Looking ahead, there is no doubt the Brisbane property market is well positioned for a new cycle of growth. More than a quarter of Australia’s population growth over the next 25 years is expected to be in the region from <a target="_blank" href="/news">Noosa </a>to <a target="_blank" href="/news">Coolangatta</a>, which will push Brisbane ahead of Melbourne as the country’s second biggest city. If supply remains below demand, this sort of population growth will have a big impact on property prices.

Sydney remains the BHP of Australian real estate – the big blue-chip market that generally outperforms the rest, particularly in the recovery period of a national market cycle. In 2013, I’m predicting a 2 to 5% price rise in the under-$750,000 market and a 5 to 8% rise in the $750,000 to $1.5 million bracket. I also think rents will continue their northward march, probably by 4 to 5%.
John McGrath is CEO of <a target="_blank" href="https://www.mcgrath.com.au/">McGrath Estate Agents</a>.
This article originally appeared on <a target="_blank" href="https://blog.mcgrath.com.au/">John McGrath's blog.</a>
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The end of the buyers' market drawing near, with Australian property prices set to rise in 2013

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If you’re planning to sell property, one of the decisions you’ll have to make in consultation with your agent is whether to sell via auction or private treaty.
Among real estate experts there are strong advocates for both methods. Some say the competitive atmosphere of an auction guarantees the best price. Others warn that auctions are fraught with danger and a private treaty sale is the most effective way to wring every last dollar out of a buyer.
While there are merits to both points of view, I don’t believe there is one generic best way of selling. What will work best depends on a number of factors that  are unique to both you and your property.
For example, if your property is unique in some way or otherwise hard to put a value on, you’re probably better advised to go to auction. If you need a quick sale, the fast turnaround of an auction campaign will be just the ticket. This fixed timetable also motivates buyers to act quickly and adds to the competitive environment.
However, if you’re just dipping your toe in the water to see if someone will make you an offer you can’t refuse, then private treaty is the way to go.
Current market conditions and the level of demand for your style of property are also important factors to be considered. If your property is in demand, it’s more than likely you’ll attract several buyers willing to compete at a similar price level, and that’s when the auction process really comes into its own.
Let’s talk about how these two methods of sale impact a buyer’s psyche.
In a private treaty sale, a buyer will ask, "What's the price?". The agent says, maybe, "$650,000". The buyer's immediate thought is, "I wonder how much below that I can get it for." Buyers know that vendors put a margin for negotiation in the asking price. So the buyer starts thinking, "I wonder how much negotiation room they’ve plugged in? Maybe I could get it for $620,000 or $600,000. Maybe they’ll take $580,000 if they’re desperate."
In an auction sale, a buyer’s thought process is quite different. The agent will give a price guide, but if they’ve fallen in love with the property, buyers will often start thinking how much more they’re prepared to pay to own the property. "The agent says, 'Around $650,000' – I wonder how much more I would have to pay to make it mine?"
Auctions are usually highly emotionally charged events and it can be hard for buyers to stay objective particularly if they’ve fallen in love with your property. The competitive nature of auctions can also heighten buyers’ desire to “win”. When someone else wants what we want, we often want it twice as badly!
Now how about your psyche? Well, I can tell you that auctions are generally more stressful that private treaties because the whole selling program is condensed into a 30-day period culminating in a one-off auction event. You’ll need to make a decision on a reserve price and if you don’t reach it on auction day you’ll need to make a call as to whether to pass it in or modify the reserve while the buyers are outside waiting.
For some people, this stress is too much to bear. I’ve come across situations where the house was suited to auction but the vendor wasn’t. Some vendors are also uncomfortable with the public nature of auctions. They don’t want everyone knowing how much they received for their home. In these cases, private treaty provides that discretion and allows you much more time to consider offers from potential buyers.
The most important thing to do is talk to your agent. Ask them to explain why they’ve recommended a particular method of sale and be honest about your feelings. It’s part of an agent’s job to support you through the process so feel free to share your concerns.
For more on auction vs private treaty, <a target="_blank" href="https://register.propertyobserver.com.au/propertyobserver-auction-v-s-private-treaty/">download our free eBook filled with expert advice.</a>
John McGrath is CEO of <a target="_blank" href="https://www.mcgrath.com.au/">McGrath Estate Agents</a>.
This article originally appeared on <a target="_blank" href="https://www.johnmcgrathblog.com.au/">John McGrath's blog</a> and on <a target="_blank" href="https://www.vision6.com.au/em/message/email/view.php?a=14347&amp;id=819281">RP Data Property Pulse</a>.
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Should you sell by auction or private treaty?: John McGrath

ASX-listed developer Cedar Woods is progressing its plans for its Southbank arts precinct site.&nbsp;

The developer has filed plans, which are now with the&nbsp;Department of Transport and Planning, for a new 20-level tower at&nbsp;<a href="https://www.apartments.com.au/new-apartments/141-151-sturt-street-southbank-vic-3006">141–151 Sturt Street</a>, a 2,718 sqm block opposite the Habitat Filter sculpture.

The proposal seeks to demolish the two-level&nbsp;commercial building, including a small supermarket and medical tenancies, and create a new building with 180 apartments and a focus on an&nbsp;active public realm and arts integration.

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<img alt="Southbank site" data-entity-type="file" data-entity-uuid="76a72db6-91ef-43ae-827d-a9cfa72893d2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Site.png?VersionId=DZgtB4K6BswVh0QtCs3iLjXaLp0CbcEb" />

&nbsp;

There will be a full mix of apartment configurations, including 28 studio apartments, 16 one-bedroom, 104 two-bedroom, and 32 three-bedroom units.

Retail, creative arts, and residential amenity functions are integrated across the lower levels. A food and drink tenancy is planned to front Dodds Street, while a retail tenancy fronting Sturt Street will be accessed via an elevated walkway. The first floor includes a substantial 734 sqm creative arts space, envisioned to support Melbourne’s growing cultural and digital industries.

Architecture firm <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has put together the plans. In their&nbsp;Urban Design Report they highlighted the project’s ambition to embed itself within Southbank’s evolving cultural fabric.

A central feature of the design is a through-block link connecting Sturt and Dodds Streets, landscaped with native plantings and embedded with universal access ramps.

“The ramp has been thoughtfully integrated as the primary access point, ensuring universal accessibility for all users,” the report noted, with the link offering “a direct response to the urban planning scheme of creating more green spaces within our communities”.

<img alt="Southbank podium" data-entity-type="file" data-entity-uuid="4d24b1b2-d69c-4a11-a11d-ec6df432221c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/podium.png?VersionId=geWoJyZDmPSLODZ_.PNJ0LvpOmyyCdpo" />

The building’s podium form responds to the mandatory height limits along Dodds Street and maintains a fine-grain interface to adjoining developments. Above the podium, the tower is articulated with recessed balconies and a focus on views toward the CBD and surrounding arts institutions. A communal rooftop recreation deck and indoor lounge are positioned on level four, adjoining seven apartments and providing over 900 sqm of resident amenity space.

Vehicle access and loading will be provided via Dodds Street, with 155 resident car spaces located across two basement levels and the first three above-ground floors. Bicycle storage is more generous, with 226 spaces distributed across resident, staff and visitor needs.

Rothelowman describes the architecture as “humanist,” with ground-level interfaces designed to encourage social interaction and provide a dignified entry for both residents and passers-by. “All street interfaces are crafted to invite and nurture human connections,” the design report states. “The façade transitions to a human scale, providing an approachable and engaging streetscape”.

Cedar Woods, while well-known for its large communities it develops outside of Australia's capital cities, they have recently developed in Melbourne's inner-ring before. They are approaching completion at <a href="https://www.apartments.com.au/new-townhouses/88-leveson-north-melbourne-88-leveson-street-north-melbourne-vic-3051">88 Leveson</a>, just 15 townhouses in the heart of North Melbourne.

Joel Robinson

Cedar Woods progresses with new apartment plans in Southbank arts precinct

Brisbane developers Core Property Partners and Vector Property Australia has teamed up for Brisbane's newest apartment development.

The duo identified <a href="https://www.apartments.com.au/developments/east-brisbane-qld-4169">East Brisbane</a> as their preferred suburb, on the fringe of the Gabba Precinct, where they've just revealed BANKSII, 72 apartments opposite Raymond Park.

[smartcode_project:default project_id=136432 project_image_fid=5481]

The one-, two-, and three-bedroom apartments will sit in a glass-wrapped building that will also feature a rooftop with an&nbsp;infinity-edge pool, a BBQ area and alfresco dining spaces, sun lounges, and a sauna, as well as a resident-only gym and a ground-floor cafe.

Rhett Williams, Director of Vector Property Australia, said the project will lift the quality of the East Brisbane community and set a new benchmark.

"In Brisbane’s current property landscape, <a href="https://www.apartments.com.au/new-apartments/banksii-east-brisbane-169-wellington-road-east-brisbane-qld-4169">BANKSII</a> stands out through its emphasis on lifestyle-oriented living, connectivity and sophisticated design," Williams says.

[smartcode_project:default project_id=136432 project_image_fid=5479]

The 10-level building has been designed by MAS Architecture. Their designs were inspired by the native Banksia flower, with the architecture and interiors reflecting the organic symmetry of its namesake flora. MAS has interpreted this throughout the building’s curved form, façade detailing and interior palette.&nbsp;

The building’s flowing geometry and natural tones are complemented by large balconies and floor-to-ceiling glazing, maximising cross-breezes, daylight and views over the city, parklands and river.

“Having a strong narrative for a building helps us architecturally,” MAS noted. "We can choose colours that come off that species of flowers. The trunk and the trees and the flower elements all are now visible in our joinery on the inside and in our architectural finishes on the outside."

[smartcode_project:default project_id=136432 project_image_fid=5485]

Apartments will feature timber floors, soft porcelain tiles, brushed bronze fittings, and stone benchtops with warm veining.&nbsp;

Kitchens feature premium SMEG appliances and generous storage, while bathrooms have been designed as calming retreats with curved cabinetry and twin sinks in the master ensuites.

The building will feature a suite of rooftop and wellness amenities. Residents will have access to an infinity-edge pool, BBQ and alfresco dining areas, sun lounges and a rooftop sauna.&nbsp;

A residents-only gym will be located on the podium level, while a ground-floor café and landscaped laneway will further activate the site and improve neighbourhood connectivity.

[smartcode_project:default project_id=136432 project_image_fid=5488]

BANKSII will rise from a prime Wellington Road site, with the building oriented to overlook the adjacent Raymond Park and take in extensive city views. It is also on the doorstep of key&nbsp;lifestyle infrastructure, including the future Kangaroo Point Green Bridge, The Gabba stadium, and the planned Brisbane Live arena.&nbsp;

Public transport options, including ferry, bus and rail - including the future Cross River Rail Woolloongabba station - are all nearby, supporting a car-optional lifestyle just minutes from the CBD.

Williams said the team spent over a year searching for the ideal site before securing this location.

"We were attracted to <a href="https://www.apartments.com.au/developments/east-brisbane-qld-4169">East Brisbane</a> as it is a vibrant and growing community that offers a perfect balance of urban convenience and natural beauty with the parklands and river on our doorstep.”

The project is part of the broader Woolloongabba Games precinct, which is undergoing significant investment in the lead-up to the 2032 Brisbane Olympics. This urban renewal, coupled with infrastructure upgrades, is expected to enhance long-term liveability and capital growth in the area.

Given the wide max of configurations, BANKSII is expected to suit everyone from first home buyers and investors to families and downsizers.

[smartcode_project_cta:default project_id=136432]

BANKSII sales launch in booming East Brisbane apartment market

The Minns Labor Government will deliver Sydney’s first new heavy rail station in more than a decade – enabling up to 10,000 new homes by rezoning land around Woollahra and Edgecliff stations, right next to the CBD, to tackle the housing crisis and rebalance growth across the city.

Recent reports by the NSW Productivity Commission have warned that Sydney is losing twice as many young people as it is gaining, while also finding that Woollahra is the most feasible Local Government Area (LGA) in New South Wales to build new housing.

Despite this, housing approvals in Woollahra consistently lag well behind other LGAs, and the population has declined by 11 per cent over the past 50 years while Greater Sydney as a whole has grown by 74 per cent.

The new station that will be an eight-minute trip from Sydney CBD, will be located on the Eastern Suburbs train line in Woollahra, where a station build was started in the 1970s but never completed.

To enable the delivery of new homes the NSW Government will lead a rezoning of Woollahra and Edgecliff stations similar to other state led rezonings to allow additional homes to be built around the stations.

Affordable housing will also make up a proportion of development on the site with the final amount of affordable housing required, to be determined as part of the rezoning process.

The area surrounding the new station is within walking distance of major green and recreational space including Cooper, Trumper, Rushcutters Bay and Centennial Parks.

The Eastern Suburbs train line between Bondi Junction and Sydney CBD also has the lowest passenger usage rates during the AM peak of any line on the Sydney network, with only 43 per cent of operating capacity during the AM peak currently being utilised by passengers.

Sydney Water and Infrastructure NSW have confirmed there is capacity in the water and wastewater systems to accommodate the proposed 10,000 dwellings without major upgrades.

The rezoning is expected to take around two years and will further support the Government’s housing targets that rebalance the delivery of new homes around existing infrastructure.

&nbsp;

&nbsp;

Next stop Woollahra train station - delivering up to 10,000 new homes in the heart of Sydney

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Fresh off completing its mixed-use Malvern project Malvern Collective, Kokoda Property Group has acquired a prime site on Richmond's Bridge Road.

They are planning a mid-rise residential development with&nbsp;integrated wellness amenities and a vibrant ground-floor retail and dining offering.

The site, at&nbsp;487–495 Bridge Road, spans&nbsp;1,650 sqm with 50 metres of dual frontage across Bridge Road and Palmer Street. It is currently leased to Adairs, and has a large retail building and 20 onsite car parks.
</section>

<section data-element_type="section" data-id="534a164">
Kokoda Property Group’s acquisition forms part of a broader phase of growth in Melbourne, building on momentum from the completion of Malvern Collective and the recent purchase of a Burnley Street site for the developer’s first commercial project.&nbsp;

Mark Stevens, Kokoda Property Group’s Founder and Managing Director, said that the company’s Bridge Road site acquisition signals confidence in a city that is re-accelerating.

“Melbourne is regaining momentum,"&nbsp;Stevens said.

"After a cautious period post-COVID, we’re seeing buyer sentiment stabilise and capital leaning back into well-located, quality projects. Victoria now benefits from deep builder capacity and competitive delivery pricing, creating a rare opportunity to bring design-led inner-city developments to market without compromising on craftsmanship.

“Richmond ticks all the boxes for us – connectivity, culture and everyday amenity – making Bridge Road the perfect address for an amenity-rich, multi-use development."

<img alt="Kokoda" data-entity-type="file" data-entity-uuid="9a8de51d-8092-480a-8b7e-e081816692c2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-08-29%20at%208.54.27%E2%80%AFAM.png?VersionId=VRHpV5.6beOu2cieKHWrw3ErMPuVOAuj" />

Envisioned as an “urban lantern” the building will bring a distinctive new presence to Bridge Road with a sculptural retail frontage, designed to honour the street’s heritage character while contributing to its renewal.

Stevens said the acquisition reflects the developer’s commitment to design-led addresses in Melbourne’s inner city.

“Drawing on Richmond’s rich heritage and dynamic character, we’ve envisioned a contemporary building that respects the past while elevating the way people live today. With dual frontages, curated ground-floor spaces, and a focus on wellness, this project will contribute to the neighbourhood’s evolution, appealing to both downsizers and a new generation of professionals.”

Kokoda Property will now progress concept design ahead of a future planning process.
</section>

Mark Stevens, Kokoda Property Group’s Founder and Managing Director, said that the company’s Bridge Road site acquisition signals confidence in a city that is re-accelerating

First look: Kokoda secures Richmond site for new apartment development

Gold Coast developer Drew Group is fast approaching sell-out at its Main Beach apartment development, Lagoon Main Beach.

In the last nine months, Drew Group and sales partner Pezet Matheson have secured 31 sales totalling over $75 million, as the two-tower development advances towards completion under the expert eye of Hutchinson Builders.

“Today's buyers are more discerning than ever," Drew Group Managing Director Jon Drew says.

"It's essential to provide something truly unique that sets a development apart, and we believe Lagoon has achieved just that."

[smartcode_project:default project_id=108747 project_image_fid=193023]

Just over 50 per cent of recent&nbsp;sales have been to local buyers, reflecting the deep trust and connection within the Gold Coast community that Drew Group has developed over the years.

Demand has been particularly robust at the top end, with two of the three exclusive penthouses already sold, alongside five sub-penthouses. Only seven apartments remain in Lagoon's Signature Series — one&nbsp;penthouse and six sub-penthouses.

[smartcode_project:default project_id=108747 project_image_fid=284864]

Drew Group has also removed the much-maligned sunset clause from all contracts at Lagoon. The sunset clause — although rarely invoked, yet on occasion known to have been — allows developers to take back contracts on apartments should the building not be completed within the timeframe specified in the contract.

Pezet Matheson Co-Director Jayde Pezet says the fact Lagoon is&nbsp;within a year of completion, and has no sunset clause in contracts, provides certainty to buyers.

"This is paramount in the current market," Pezet says.

Drew Group has committed to providing the highest level of security inclusions — none more impressive than the Ubiquity Access Control System, a cutting-edge facial recognition technology that is one of the most state-of-the-art keyless entry systems on the market.

[smartcode_project:default project_id=108747 project_image_fid=190743]

One of the biggest drawcards to Lagoon has been the size of the apartments.

"It is unlikely that any future new development in Main Beach will be able to offer such spacious living at this price point," Drew says.

"Today's buyers are more discerning than ever, carefully evaluating amenities like gyms, spas, workspaces, and beach lockers, along with quality finishes. It's essential to provide something truly unique that sets a development apart, and we believe Lagoon has achieved just that."

Lagoon is set to complete construction in mid-2026.

[smartcode_project_cta:default project_id=108747]

John McGrath

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