<html><body>
The Federal Government wants to encourage retirees to downsize from their big family homes.
It is part of Treasurer Scott Morrison's budget package to improve housing affordability with the draft legislation allowing Australians aged over 65 to make an exempt contribution to their superannuation from the sale proceeds.
The Government's aim is to free up the stock of larger houses for young families.
The superannuation break will apply when the elderly move into a smaller home that that "better suits their needs," or on entering the rental market, relocating to an aged-care facility or moving into their adult children’s homes.
The special voluntary superannuation contribution rules could see couples contributing up to $600,000 from the proceeds of selling their home if it has been home for the past decade.
The measure will not commence until 1 July 2018 and as the Age Pension means test will continue to apply, the measure are not expected to be taken up by too many.
The Government has released consultation draft legislation - and here are six important takeouts. 
1) What kind of homes would this apply to? 
The sale of any dwelling – other than a caravan, houseboat or mobile home – could qualify. 
2) Must the home be my main residence?
Yes, but only for some portion of your ownership period. 
3) Could I sell now and contribute after 1 July 2018? 
No. It is set to only apply where the contract of sale is entered into on or after 1 July 2018. 
4) Must my spouse have been on the title to make a contribution? 
No. The consultation draft provides that either you or your spouse must have owned the home. 
5) How much could I contribute?
The maximum downsizer contribution would be $300,000 per contributor. However, the downsizer contribution must come from the proceeds of the sale. So, if a couple sold their home for $500,000, their combined downsizer contributions would be limited to $500,000. 
6) What if I don’t have a super account? 
There is no restriction preventing you from opening a superannuation account to make a downsizer contribution.
I think there is no doubt that the reluctant downsizer demographic has created roadblocks for the orderly flow of home listings across more established areas of Sydney.
Tightly held homes means prices keep going up quicker than normal.
But their reluctance to move isn't solely due to the desire to keep the happy family memories intact.
They really want housing options such as single level patio garden homes that are few and far between in most neighbourhoods.
Additionally they are not that keen on paying stamp duty on any downsized property purchase.
Treasurer Scott Morrison needs to have Premier Gladys Berejiklian introduce a reduced or postponed stamp duty initiative to really make any progress on downsizers.
This article first appeared in the Daily Telegraph.
</body></html>

jchancellor-FAypfDUnLy

Government to free up stock of larger houses for young families

<html><body>
GUEST OBSERVER
Investing in Sydney’s real estate market has been a tough call in recent years, with ever-increasing prices putting the squeeze on returns and meaning that investors need to do their due diligence more than ever before. 
According to CoreLogic, the median apartment price in Sydney has increased by a massive 106.2% since 2008 and is now at $750,000. 
With prices at this level, investors need to be savvy and on the look-out for ways to increase capital gains by identifying upcoming ‘hot spots’. There is huge potential in some pockets of metropolitan Sydney, set to benefit from significant future development and infrastructure projects. 
Sydney’s burgeoning North West in particular should be high on an investor’s radar. 
Nestled within the Hills Shire, Castle Hill is a suburb where future growth has been forecast. Key early indicators of growth lie within the current and future plans for commercial and residential developments within the region. 
In accordance with The Implementation Plan proposed by the New South Wales Government, some 33,000 new homes are to be developed in North West Sydney. Estimates by the Hills Shire Council predict the population in Castle Hill will grow by 49.53% by 2036. 
It is undeniable that Castle Hill is an area set for long-term growth and ticks all the boxes for investors. 
To cater for the growth in population infrastructure developments are also currently underway including the $900 million upgrade of Castle Towers and the $8.3 billion North West Rail link. 
Upon completion the Castle Towers redevelopment is set to generate 2,373 jobs and create an enhanced community hub. The North West Rail link is expected for completion in 2019 and will also increase the efficiency of transport connecting residents from Castle Hill Station to Martin Place Station in around 30 minutes. 
To combat rising property prices in Sydney investors are strongly encouraged to continue to seek out growth areas and identify “hot spots” to realise the future potential, rather than to try to buy into markets that have already hit their peak. 
Residential real estate remains the investment of choice with solid medium and long-term returns and those who are waiting in anticipation for market conditions to change may miss out on solid investment opportunities.
Ian Bennett is Director, Colliers International  
 
</body></html>

Castle Hill tipped as next hot spot for property investing 

<html><body>
GUEST OBSERVER
After a choppy few months, demand surged again in July with even the struggling WA market starting to hit its stride.
In July, the index hit another new peak, and only one section of the Australian market, NSW apartments, saw a slight drop in demand. Given that the state has been seeing decades of housing undersupply, this is surprising, but it has more to do with affordability concerns impacting demand levels, rather than people not wanting to buy.
Tasmania remains the standout performer, seeing far more people looking to buy than the number of available properties. From both a buyer’s and renter’s perspective, demand is high, which may support new development in key areas. Hobart is the only capital city in Australia where we haven’t seen a building boom and demand levels suggest that now may be the time to start increasing housing supply. Given the size of the market, it may not need many projects to lead to a better balance.
The continued increases in demand would suggest that we will see more price growth, but it’s likely the continued lending rate rises will be the limiting factor. The RBA is clearly unlikely to increase rates in a hurry, but continued increased costs of wholesale funding, pressure from APRA and the new banking tax will mean that banks will pass these costs on to mortgage holders.
<a href="https://www.propertyobserver.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%208.17.17%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%208.17.17%20AM.png" alt="">
Foreign buyers are also starting to back off, and we’ve seen a slight drop in property seekers from overseas on realestate.com.au in recent months, likely driven by more taxes aimed at foreign buyers and greater challenges for them to access finance.
New South Wales
NSW remains one of the strongest markets in Australia, however demand levels have been overtaken by Victoria this month for the first time since 2013. It appears that apartment demand is to blame, which is surprising given that the level of development has been so much lower than Victoria for quite some time. The issue is affordability, with Sydney now so expensive that it is pricing out many prospective buyers. Whether these buyers are now looking elsewhere to buy as investors, or alternatively looking to move, is uncertain.
Victoria
Property demand in Victoria overtook NSW for the first time since 2013, driven by greater affordability and population growth. The Victorian market is also seeing very high demand from renters. This is partly driven by a slowdown in first home buyer activity, but jobs growth is likely to be a bigger factor. More jobs means more people and therefore greater demand for housing.
Despite massive levels of new apartment development, demand from buyers and renters for this property type remains strong. Melburnians have been largely resistant to living in apartments, but it appears the time has come for a shift. Lots of supply in the market is driving up affordability and, in many cases, apartments offer  a great lifestyle when compared to a similarly priced house on the urban fringe.
<a href="https://www.propertyobserver.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%208.19.15%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%208.19.15%20AM.png" alt="">
Queensland
Queensland’s property market closely follows the Australian average. Not as strong as NSW and Victoria,  but certainly far stronger than WA and NT. Houses and apartments continue to see strong demand which is surprising given recent concerns about oversupply in the state. There are no doubts that challenges continue in inner city Brisbane, with apartment stock aimed at investors being a problem area. This is slowing demand as buyers wait for better quality stock. In other parts of Queensland, demand remains high and the Gold Coast continues to be popular among both buyers and renters.
South Australia
South Australian demand levels hit a new peak in July and while growth is subdued and below the Australian average, it is steady. Although buyer demand growth remains fairly moderate, rental demand growth was much stronger. This is often an early sign of jobs growth, so it may be that the jobs market in South Australia  s doing better than official figures suggest.
<a href="https://www.propertyobserver.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%208.20.48%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%208.20.48%20AM.png" alt="">
Tasmania
Is now the time for apartment developers to look more closely at the Apple Isle? Property seekers are certainly curious about apartments in the market, with apartment demand the highest of anywhere in Australia. Demand is high and there is not much to buy, which could be an opportunity for potential developers. Offshore interest also continues to grow in the market, focused mainly on Hobart.
Western Australia
Overall, Perth has been doing it tough with demand well down for some time now, but premium suburbs in the inner west and northern beaches are now seeing strong price growth, which can be considered an early sign of a wider turn. On a state level, demand appears to be rising and we have hit the highest level recorded since 2014. One could say that green shoots seem to be sprouting in WA’s property market, but buyers should remain cautious and be prepared to hold for at least two years.
Australian Capital Territory
Canberra continues to see very high levels of rental demand, making it one of the few markets in Australia where we need more investors. Buyer demand remains strong which suggests that the region’s price growth will continue. Like the rest of Australia however, rising costs of funding will likely drive a slowdown in the fast-paced growth that has been occurring of late.
Northern Territory
The Northern Territory has been showing steady growth in buyer demand for some time now and last month it continued. Although the market was hit hard by the mining slowdown, it appears that other industries have picked up the slack and are leading to increased demand from both buyers and renters. While a recovery seems to be occurring, some areas are doing better than others, with premium suburbs in Darwin in particular seeing stronger levels of growth. 
Nerida Consibee is the Chief Economist at REA Group and can be contacted <a href="https://www.rea-group.com/irm/content/default.aspx" target="_blank">here</a>.
</body></html>

What slowdown? Demand for Australian property hits a new peak: Nerida Consibee

<html><body>
<img src="https://counter.theconversation.edu.au/content/81562/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Half of all Australians are now able to connect to the NBN.
But around 40 percent of eligible households have chosen not to connect to the network. Our modelling shows that subsidising the NBN is key to encouraging more Australians to connect. This would benefit the economy as a whole, but hurt the government’s plans to privatise the network.
The government is currently counting both on receiving ongoing revenue from the NBN, as well as the proceeds from its eventual privatisation. To achieve both goals, the NBN charges for access to the network.
Switching from a pricing model that charges for access to the network to one that subsidises access will mean the government won’t get a return on its investment. 
The NBN’s pricing model
The NBN currently charges internet service providers, such as Telstra, for access to the network. The internet service providers then sell the service on to consumers - businesses and households.
Our model tried to find an NBN access price that would generate the greatest benefit to consumers, internet service providers and the network. We set our model in the future - when the NBN has been fully constructed, the cost of construction has been paid, and the government is preparing to privatise it.
In order to maximise the shared economic benefit from the network, we found that the access price has to be less than zero - a subsidy. The network shouldn’t be charging internet service providers to access the network, it should instead pay them to connect. 
The internet market in Australia is dominated by four large internet service providers (Telstra, Optus, TPG and Vocus) so we can’t expect the subsidy to be fully passed on. But competition means consumer prices would drop, and the number of customers connecting to the network would increase by as much as 25%. The benefit to the economy as a whole would outweigh the costs, but the cost falls entirely on the NBN, which would have to run at a loss. 
The NBN as a public service
We know that regulators want the NBN to benefit the whole economy. This requires more customers to connect to the network. Our model shows that means prices need to be reduced. 
This will weigh on the plans to privatise the NBN. There was a similar issue over access to Telstra’s copper network, which was marked by repeated litigation and public wrangling between Telstra and the Australian Competition and Consumer Commission over access pricing. 
Private companies won’t invest in infrastructure such as the NBN unless they can earn a profit in return. In fact, neither Telstra nor its competitors managed to build a fibre network themselves precisely because they couldn’t agree with the ACCC on how much profit they would be allowed to make from it. 
But the NBN is financed and currently owned by the government. This means it doesn’t necessarily have to run at a profit. 
Our model shows the NBN should be treated like other services the government provides - roads, education and doctors visits. All of these services can theoretically be provided by the private sector but are subsidised because the benefits of broad access outweigh the costs. 
Any guarantee of a profitable NBN also means that the benefit to consumers and the economy will be suboptimal. With the nbn Co. due to finish construction and be polished up ready for privatisation in less than four years, it’s time for our politicians and regulators to start transparent conversations with the public, investors and broadband businesses about how many consumers will be connected to Australia’s broadband future.
<a href="https://theconversation.com/profiles/troy-s-barry-392664" target="_blank">Troy S Barry</a> is PhD Candidate in Economics, University of Western Australia.
<a href="https://theconversation.com/profiles/ishita-chatterjee-392690" target="_blank">Ishita Chatterjee</a> is Economics lecturer, University of Western Australia.
Both are authors for <a href="https://theconversation.com/au" target="_blank">The Conversation</a>.
</body></html>

The NBN needs subsidies if we all want to benefit from it

Fixed income markets and the economy: RBA's Christopher Kent

<html><body>
The future of real estate purchasing has long been forecast as digital.
But conducting home purchase transactions over the internet rather than face to face is still a rare occurrence.
We know over 95% of people use the internet and apps to do their property research but the emergence of online auctions has never been widely embraced.
There are several online platforms these days where buyers can bid on properties rather than turn up to an auction or estate agent's office to sign up the deal. These listings tend to be properties that were likely more suited to private treaty, so they get a fillip via their online auction.
Being less frenetic, the bush also seems to have taken to online price per acre auctions of small farms.
<div>Sydney's desired for a showy sale means there have been only the occasional online auction offerings.</div>
Back in 2000 Di Jones Real Estate used pioneering technology to allow the viewing of its auctions live on the internet, but it was without the capacity to accept bidding, in part because of inbuilt time delays.
Within a decade inroom auctions were periodically being run by the industry in parallel with an online auction, opening up to people who could watch and make online bids.
Around five years ago we saw pure online-only property auctions - envisaged as eBay-like portals.
Dubbed as the logical transformative step, it was suggested it all was inevitable part of the online transition in the 21st Century.
Online auctions had been a proven success in other sectors – such as clothes, cars and travel. 
But it seems we are happy with the routine, structure and transparency of traditional property sales that have been relatively unchanged since the 18th Century.
Despite regulatory advancement, real estate agents - and the buying public - have been reluctant to adopt the innovative technology-enabled solution, preferring the face to face contact.
In 2015 a Lilyfield listing with $1.3 million plus hopes was auctioned online. The three bedroom terrace secured 22 bids over a three day period from three bidders.
The winning bidder paid $1,618,000, well above the reserve price. The vendor was also the founder of an auction online website.
The estate agency has since kept its preference for auctions on a Saturday morning.
There is good reason why Sydney's residential heartland loves their onsite 20 minute, pressure-cooker auctions.
Last month a three-bedroom home on Ocean Road Manly was sold by Clarke and Humel Property for $3.45 million.
There were the nine registered bidders until a dramatic pause when a 10th bidder stepped forward for registration having only inspected the offering minutes before. He was the buyer.
And two weeks earlier - also on Ocean Road - a jogger happened across an auction and successfully bid for the home.
Despite all the technological advancement, and our familiarity with it, I'd suggest the onsite ritual is irreplaceable.
This article first appeared in the Daily Telegraph.
</body></html>

Why suburban onsite house auctions trump online auctions

<html><body>
<img src="https://counter.theconversation.edu.au/content/79997/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Concerns about the privatisation of public housing estates should not blind us to the benefits of the transfer of public housing to the not-for-profit community housing sector.
The Victorian government’s recently released housing strategy allows for the transfer of the state’s public housing stock to the community housing sector. In a recent Conversation article, Kate Shaw raises an important question – “Why should the state wriggle out of public housing?” – and condemns the transfer of public housing to private developers for redevelopment.
However, if one is really interested in providing more housing for people on low to moderate incomes, the community sector is the way to go – not public housing.
Criticism of community housing provision – in part because of its role in the UK’s liberal market reforms to public housing – neglects the reality. Community housing has underpinned the growth and viability of what many would see as some of the fairest and best-performing social housing systems in the world — those of Sweden, Denmark and the Netherlands.
Management and/or ownership of land (including state land) by not-for-profit community groups ensures affordability in perpetuity. It is not lost to the private sector. And it can provide the same security as public housing, but with more innovative management practices, such as co-operatives and housing trusts.
<h2>Not-for-profits serve a range of needs</h2>
Importantly, in the Australian context, the not-for-profit sector offers a range of housing options pitched at different household needs. These include rental housing for households on low and moderate incomes and affordable home ownership.
One reason for this flexibility is that, unlike government instrumentalities, Australian community sector providers can borrow against their assets. In the appropriate financial environment (as exists in the aforementioned social democratic countries), they can then grow their asset base to meet a broad range of housing needs.
And it does appear we are slowly moving toward such a financial environment. In its budget in May, the federal government announced the creation of a National Housing and Finance Corporation (NHFC) to offer community housing agencies access to lower-cost loans. While cheaper loans are not the full financial answer (there is still a substantial yield gap between rents and loan costs), the government has established an expert panel to look at this and report back later this year.
On top of these developments, the recent Productivity Commission draft report on human services, including social housing, recommends growth of the sector including an increase in Commonwealth rent assistance. This is vital for community housing viability.
International trends aligned with the direction of policy reform in Australia suggest the not-for-profit community sector is the future for social housing growth. And this could be done in a way that addresses Shaw’s other concern — the privatisation of public land.
On this, I agree with her. Losing valuable, well-located land to the private sector creates an enormous opportunity cost; once sold it will never be available for future use.
And all we might get out of it is a 10% increase (a few thousand units) in social housing stock. But merely to keep social housing stock at the current 3.5% of all housing (the lowest in Australia) we need at least an additional 31,000 in Victoria by 2031.
<a href="https://www.propertyobserver.com.au/images/2017/07/05/expert%206%20july.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/05/expert%206%20july.jpg" width="700" height="655">
<h2>Making up for decades of neglect</h2>
We do have to acknowledge that decades of underinvestment in Victoria’s public housing has left a legacy of housing estates that have gone well beyond repair and maintenance. And, given their low density, these estates are not achieving their potential in terms of either number or quality of dwellings.
In this context, the fact that the state government has set aside $185 million for its Public Housing Renewal Program is to be welcomed.
Some argue that the less-than-ideal result of a public-private partnership renewal of the old Carlton estate demonstrates that mixing public and private housing is problematic.
But what if it was a mix of public and community-managed rental and ownership housing instead?
The community sector can act in the same role as a private developer (with the state not expecting as big a financial reward), renewing the site with a mix of affordable properties for sale.
Unlike conventional private ownership, these would be covenant-protected to ensure, as with equivalent models in the US, that home ownership remains affordable. While privately owned, the properties remain within the affordable housing stock. A community housing association manages their sale and resale.
Also, the rental housing could be a mix of public and community housing. The focus would be on both high-need deep-subsidy households and moderate-income low-subsidy households. Such transformed estates would be genuinely integrated mixed communities, rather than an uneasy balance of high-need public housing at one end and high-end private housing at the other.
Across Australia, many community housing organisations have demonstrated their ability to deliver successful public housing renewal projects with a mix of households and tenure types. They have done so in an integrated and cohesive way, with privately owned units underpinning the financial viability of the projects.
Transfer of stock to the community sector is an important and valuable process of substantial community benefit, both in its own right and as part of a considered process of estate renewal.
Shaw is right. We need much more social housing, and relying on the private sector to drive the process will have an enormous opportunity cost. This will very likely constrain the capacity for future growth and affordability.
But the leaves in the tea cup suggest that the bulk of future growth should be in the not-for-profit sector. The sector can grasp the opportunities offered by policy reform in a way the public sector cannot, and provide sustained affordability and security.
Terry Burke is a Professor of Housing Studies at Centre for Urban Transitions, Swinburne University of Technology and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/terry-burke-1268" target="_blank">here</a>.
</body></html>

Community sector offers a solid platform for fair social housing: Terry Burke

<html><body>
GUEST OBSERVER
The many measures adopted to encourage more first home buyers into the property market have so far failed to produce the upswing that everybody had hoped for, leaving many to wonder if there is a solution to the declining rates of home ownership.
But put yourself in the shoes of those contemplating the big step into a lifetime mortgage and there should be no surprises. There is so much uncertainty swirling around property which only serves to discourage first home buyers from making the most important financial decision of their lives.
We all know that certainty is crucial to future planning, whether in business, life or real estate. And some of the negative sentiments that are getting an airing along with the always-on electioneering and point scoring do nothing to engender confidence.
Doomsayers who predict catastrophic falls in property values, despite ample evidence to the contrary, make for scary reading. The forensic examination of every Reserve Bank statement, looking for hints of an interest rate rise, can be equally misleading and off-putting.
You have to read deep and wide to find a rational voice in this debate and that is difficult when people who should know better seek to exploit a complex problem for political gain.
Last week the Greens announced their war on home ownership with a party platform to strip away capital gains tax exemptions and negative gearing. Never mind that negative gearing is the vehicle that many first home buyers are relying upon to get their foot on the property ladder.
But Labor’s weekend declaration that they are going into election mode to be ready for the gift that might arise from the citizenship mess that has embroiled so many politicians, is the real worry.
In the last election, Labor singled out property for special treatment as an investment class, grandfathering their own investment property portfolios but depriving future owners of the same benefits. Is it possible to be any more cynical or self-interested? At least the Greens had the decency to share the pain.
In an environment where many politicians, including those who would be in power in a change of government, have a stated policy intention to reduce property prices, it is hardly surprising that many potential first home buyers are sitting on their hands.
This attack on property investment is rolled out under the banner of equality, purported to enable more people to experience the financial and emotional security that comes with home ownership.
However the effect, in the here and now, is that it adds another level of uncertainty for those who might otherwise take advantage of historic low interest rates and the government stamp duty concessions that have been broadened to encompass both new and second hand homes.
Anybody who can remember the heart-palpitating moment when they bought their first home will know that it was the best decision they ever made. Young people do not need to have their considered decision-making undermined by well-heeled politicians and commentators pursuing their own personal or political agendas.
If it’s equality we’re after, let’s play fair and leave off the scare tactics.
Andrew Cocks is a Managing Director at Richardson &amp; Wrench and can be <a href="https://www.randw.com.au/staff-profiles/2332-andrew-cocks" target="_blank">contacted here</a>.
</body></html>

Scare mongering the enemy of first home buyers: Andrew Cocks

<html><body>
GUEST OBSERVER
The NAB business survey reported that business conditions remained elevated in July and that business confidence increased. The survey was conducted from July 25 to 31.
In July, the conditions index rose 1pt to +15. This is well above the long-run average for this series, of +1 (dating from 1989), but below the highs of 2007 ahead of the GFC.
<a href="https://www.propertyobserver.com.au/images/2017/08/09/Screen%20Shot%202017-08-09%20at%208.14.38%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/09/Screen%20Shot%202017-08-09%20at%208.14.38%20AM.png" alt="">
The components of business conditions for July were: trading conditions down 1pt to +20; profitability up 4pts to +18; and employment conditions held onto earlier gains, steady at +7.
Business confidence moved higher, up 4pts to +12. Business confidence has improved since 2016, mirroring the global trend, and is at above average levels, although it continues to trail actual conditions.
<a href="https://www.propertyobserver.com.au/images/2017/08/09/Screen%20Shot%202017-08-09%20at%208.15.52%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/09/Screen%20Shot%202017-08-09%20at%208.15.52%20AM.png" alt="">
How to interpret the survey?
The elevated level of the business conditions index is overstating actual conditions across the broader economy, as it has tended to do since the GFC.
Directionally, the survey suggests that the Australian economy is experiencing a trend improvement in underlying conditions after the slowdown in mid-2016, associated with the July Federal election.
The official data was mixed early in 2017, impacted by weather disruptions. More recently, partial indicators have improved (retail sales, exports, jobs), lending support to our view that the economy will rebound in 2017 from these temporary disruptions, although consumer spending is likely to be constrained by weak wages growth.
<a href="https://www.propertyobserver.com.au/images/2017/08/09/Screen%20Shot%202017-08-09%20at%208.17.09%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/09/Screen%20Shot%202017-08-09%20at%208.17.09%20AM.png" alt="">
On employment growth, the previously weak official data has fallen into line with the positive signal from the private business surveys, meeting our expectations. The survey suggests that the recent trend improvement in employment will be sustained in coming months.
On investment, the outlook is less certain, with the survey’s capex measure pulling back in July.
By industry, a strengthening of conditions in 2017 relative to 2016H2 is evident in: construction; manufacturing; and mining. Construction has strengthened on an upswing in public investment; a lift in commercial building; elevated home building activity (ahead of a 2018 downturn); and the waning of the mining investment drag. Mining is enjoying better cash flows associated with higher commodity prices. Manufacturing is benefitting from strength in construction, mining, agriculture and the lower AUD. Positive spillover effects are also evident in wholesale and in transport &amp; utilities.
Retail conditions reportedly dipped in July, possibly in part due to a mild winter, with Sydney experiencing its 2nd warmest July on record. Official data reports that real retail sales jumped in Q2, up 1.5%, after a weather disrupted 0.2% gain in Q1. The uncertainty is around the strength of consumer spending over the second half of 2017 and beyond.
By state, business conditions for July are positive in all states, with the exception of WA. Trend conditions are most favourable in the major non-mining state of NSW and Victoria. In NSW conditions jumped in July, to +22, possibly in part due to unseasonably mild and dry weather conditions. Looking through month to month volatility, the improvement in overall conditions between 2016H2 and 2017H1 is largely driven by the mining states of WA and Qld, as well as SA. 
Andrew Hanlan is senior economist for Westpac and can be contacted <a href="https://www.propertyobserver.com.au/https://au.linkedin.com/pub/andrew-hanlan/3/222/430" target="_blank">here</a>. 
</body></html>

July conditions elevated, confidence lifts: Andrew Hanlan

<html><body>
<img src="https://counter.theconversation.edu.au/content/81334/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
The Australian Competition and Consumer Commission has pledged to get tough on any Internet Service Providers that mislead consumers about National Broadband Network speeds.
But how do you know if you’re getting a good deal when you connect to the NBN? How do you know if you’ll be getting the high-speed connection you were promised?
NBN Co is building the infrastructure, with 5.7 million premises now able to connect to the network via fibre, hybrid cable, wireless or satellite. To make that connection though, you have to deal with one of almost 150 listed ISPs.
<h2>Customers are ‘confused’</h2>
The ACCC’s chairman Rod Sims says we should expect a healthy and competitive sector. But he also says many consumers are “confused about broadband speed advertising” and the industry has been “inconsistent in making clear, accurate information available”.
So it is crucial for the ACCC to ensure that companies do not mislead consumers about the speeds offered by their ISP.
The Australian market is different to that in the United Kingdom, where the regulator Ofcom actively provides accurate information to consumers to enable a comparison of services.
Australia takes a different approach, relying on protections available via consumer law, and encouraging industry self-regulation to provide the right information to the consumer.
The experience you get really depends on a range of factors relating to transmission quality, reflected as speed of connectivity and latency (delays) in exchanging information across the internet. Key factors include:
<ul>
<li>how you connect to the internet router in your house (such as by Wi-Fi or ethernet)</li>
<li>the transmission quality from home to the Point of Interconnect (where the ISP’s network connects to the NBN) </li>
<li>transmission quality within the ISP network </li>
<li>transmission quality of the content delivery network. </li>
</ul>
<h2>Measuring the speed of your internet connection</h2>
A basic speed test of any internet connection is a measure of the time it takes to transfer a fixed file from a server. The result is usually given in Mbps (Megabits per second).
Many ISPs, such as Telstra, Optus and iiNet, currently provide internet speed tests for their customers.
But speeds measured this way tend to reflect the connectivity from the ISP to the consumer. The speeds you experience in general use can be significantly lower than the “peak” speed advertised by the service provider. 
To get a better idea of the real speed of your internet connection you should use another speed testing service, in addition to the one recommended by your ISP. 
You should also repeat this measurement at various times of the day and keep detailed notes of any results. Some typical speed tests are:
<ul>
<li>Oz Broadband Speed Test</li>
<li>Ookla</li>
<li>Speed of Me</li>
<li>Speedtest.net</li>
<li>Testmy.net</li>
</ul>
Speeds can change over time for even the fastest NBN connection.
Currently most ISPs offer a higher speed for downloading and lower speed for uploading. As many users often download the same content, the network can be optimised to take advantage of this and offer higher speeds. 
But users also upload unique content, such as photos to social media accounts or files to cloud storage. This does not have the advantage of scale and thus speed of access could be lower. 
As cloud-based storage and content-delivery networks – such as Netflix, Foxtel and others – become more highly trafficked, our requirements are changing. Many users now prioritise more symmetrical internet connectivity, with similar download and upload speeds. 
<h2>How fast should the internet be in Australia?</h2>
In Australia, premises with fibre connections to the NBN can theoretically get a peak rate of 100Mbps. In fact, in Australia there are 5 tiers of NBN connections, varying between Tier 1 (12Mbps download/1Mbps upload) to Tier 5 (100Mbps download/40Mbps upload). 
But the measured speeds can often be slower than promised by your provider.
There are various reasons for this. It could be that there is a problem between the premises and the NBN network, or there could be delays or oversubscription within the ISP network. 
There can be congestion and delays in national and international networks due to inadequate investment by various stakeholders to keep the capacity of the network in scale with the increasing number of customers. 
Your experience can also vary across the day and from one service to another. As the number of users varies quite markedly over 24 hours, the state of the network (NBN, ISP network, Content Delivery Network) can change with various levels of congestion. 
This leads to different speeds of connectivity at different times when accessing different types of services. For example, web access might be slower given the location of a server, compared with an internet video streaming service that might be optimised to deliver the most popular content within the region. 
While many internet service providers advertise a typical speed, in Australia there is no expectation that they should indicate the variability (the range of minimum and maximum speeds).
<h2>When so slow is too slow</h2>
If you think your NBN connection is too slow and not what you were promised, you should raise the problem with your ISP. If they fail to resolve the issue you should report it to the ACCC.
To improve information about broadband speeds, the ACCC is currently running a A$7 million trial of NBN speed monitoring and it wants consumers to be part of it.
Australia could have anticipated these speed issues and established a broadband performance reporting framework as part of access to the NBN infrastructure by providers.
The Australian Communications Consumers Action Network (ACCAN) has been crying out for a scheme to monitor the performance of ISPs.
But this hasn’t happened yet. So for now it’s left to you as a consumer to monitor your NBN connection speeds, and report any ongoing problems to the ACCC which hopes to start publishing speed and performance data later this year.
<a href="https://theconversation.com/profiles/thas-ampalavanapillai-nirmalathas-824" target="_blank">Thas Ampalavanapillai Nirmalathas</a> is director - Melbourne Networked Society Institute, Professor of Electrical and Electronic Engineering, Co-Founder/Academic Director - Melbourne Accelerator Program, University of Melbourne and author for <a href="https://theconversation.com/au" target="_blank">The Conversation</a>.
</body></html>

Australians left to monitor their own NBN broadband speeds

One of North Sydney's best-known commercial buildings could become hundreds of new homes, with insurance giant Zurich Australia lodging a State Significant Development Application (SSDA) to transform 5 Blue Street into a mixed-use residential development above North Sydney Station.

Rather than demolishing the existing building and starting again, Zurich is proposing an adaptive reuse project that would convert the landmark office building into a 15-level residential development delivering 62 apartments, 86 affordable co-living dwellings, activated retail and significant upgrades to the Blue Street Plaza.

The proposal reflects a growing trend of commercial property owners repositioning ageing office assets into residential housing as Sydney grapples with housing supply shortages and changing workplace demand.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="0bba7d12-06dc-4375-aad7-238c94b21ac5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.42.05%E2%80%AFAM.png?VersionId=NJl5oLAEBDGuPmY3RnyliKODjMc8lvRh" />

Located directly above North Sydney Metro and train station, the 3,051 sqm site occupies one of the most strategically positioned parcels of land on Sydney's Lower North Shore.

Designed by fjcstudio, the proposal seeks to retain and adapt much of the existing structure while creating a contemporary residential address that better connects with the public domain surrounding North Sydney Station.

The application proposes two basement levels, ground floor retail, affordable co-living accommodation across the podium levels, and apartments above, while preserving and enhancing the publicly accessible Blue Street Plaza.

Rather than pursuing maximum apartment numbers, Zurich has opted for a housing mix heavily weighted towards larger owner-occupier residences.

The proposal includes 62 build-to-sell apartments comprising 12 one-bedroom, 19 two-bedroom, 29 three-bedroom apartments and two premium penthouses. It also incorporates 86 affordable co-living dwellings, which would be managed in perpetuity by a Community Housing Provider.

That balance between traditional apartments and affordable housing reflects the NSW Government's push to increase housing diversity around major transport infrastructure.

The proposal has been lodged concurrently with a rezoning application, with Zurich arguing the site is ideally positioned to support additional housing given its immediate proximity to public transport, employment and services.

"The proposal aims to respond to the housing challenges facing Sydney through the delivery of diverse housing types in a highly accessible location," the design report by fjcstudio states. It also seeks to improve pedestrian amenity through upgrades to Blue Street Plaza while creating a high-performing residential building that responds to the surrounding context.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="36082e15-c636-4481-bb68-5a5f6443fe39" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.41.36%E2%80%AFAM.png?VersionId=5P6VD.fvmqjQfIG3TWWMRXxQWiQBjeFB" />

Rather than replacing the commercial building, fjcstudio has developed a design that works with the existing structural framework above the rail corridor, an approach that significantly reduces demolition while allowing the site to be repositioned as a mixed-use residential precinct.

The existing structural constraints have informed much of the building's design, including its relationship with Blue Street and surrounding public spaces.

The building has been designed as a slender tower rising above a clearly defined podium, with vertically expressed façades intended to reduce the perceived bulk while reinforcing North Sydney's emerging skyline.

According to fjcstudio, the architectural language responds directly to the surrounding commercial towers while maintaining a finer grain expression more closely aligned with the neighbouring Lavender Bay streetscape.

The tower incorporates articulated façade elements, landscaped podium edges and recessed upper levels to soften its appearance and improve pedestrian amenity below.

A significant component of the proposal is the revitalisation of Blue Street Plaza.

The existing public space has long served as one of the primary pedestrian connections between North Sydney Station, Greenwood Plaza and Blue Street, yet its role is expected to become even more important following the opening of Sydney Metro.

Zurich's proposal seeks to strengthen that role by improving landscaping, introducing new retail frontages, enhancing pedestrian permeability and creating more active edges throughout the day and evening.

Ground floor retail would wrap the plaza, while separate residential and co-living entries have been designed to improve wayfinding without reducing street activation.

Landscape design has been integrated throughout the podium and public realm, softening what is currently one of the most heavily urbanised parts of North Sydney.

&nbsp;

&nbsp;

fjcstudio has carefully oriented apartments towards Sydney Harbour and the CBD while using privacy blades and articulated façades to minimise overlooking between neighbouring buildings.

Large framed openings along the western elevation maximise harbour outlooks, while the eastern apartments have been angled towards the south-east to improve privacy from neighbouring development.

The project forms part of the continuing transformation of North Sydney from a predominantly commercial CBD into a genuine mixed-use city centre.

Since the completion of Victoria Cross Metro Station, developers have increasingly shifted their attention towards residential projects capable of leveraging the area's unparalleled transport connectivity.

&nbsp;

FiveX recently lodged plans for a 61-storey, 490-apartment tower that would become one of the tallest residential buildings in North Sydney if approved.

Aqualand continues to expand its Lower North Shore presence following the completion of AURA on Walker Street and its recent St Leonards and Roseville proposals.

Developers are also progressing projects throughout Walker Street, Miller Street and the Victoria Cross precinct as demand for well-located owner-occupier apartments continues to strengthen.

Joel Robinson

First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station

Busy developer Aqualand Prestige has formally taken the next step in its expansion across Sydney's Lower North Shore, lodging a State Significant Development Application (SSDA) for its long-held Archer Street site in Chatswood.

The application covers <a href="https://www.apartments.com.au/new-apartments/51-55-archer-street-chatswood-nsw-2067">51-55 Archer Street</a>, a 1,767 sqm amalgamated site on the eastern edge of the Chatswood CBD, where the developer is seeking approval for a 45-level mixed-use tower delivering 114 apartments, including a significant affordable housing component, alongside retail, commercial space and six basement levels of parking.

The SSDA marks the latest milestone for a project Aqualand has been quietly progressing over the past two years. The developer first secured the site for its Aqualand Prestige platform before undertaking an alternative design excellence process with PTW Architects, ultimately avoiding a formal design competition through the Housing Delivery Authority pathway.

The proposal has evolved considerably from Aqualand's original concept. The revised scheme has been designed around larger owner-occupier product, with an unusually high proportion of three and four-bedroom apartments, targeting the more affluent buyer profile, and downsizer, emerging across the North Shore.

<img alt="Archer St" data-entity-type="file" data-entity-uuid="0171204c-5811-41b5-9b09-2335d1b7c3d0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%208.52.48%E2%80%AFAM.png?VersionId=6YTuxfq.puZo7k2wbfgemcO5K3QfXYGQ" />

The 114-apartment mix comprises six studios, 27 one-bedroom apartments, 18 two-bedroom apartments, 50 three-bedroom residences and 13 four-bedroom homes. A quarter of the building will be dedicated to affordable housing, well above the mandated 15 per cent&nbsp;

PTW has structured the building vertically, with affordable housing across levels one to six, premium apartments through levels seven to 31, duplex skyhomes on klevels 32 to 43, a penthouse on level 44, and a rooftop plant level above. Six basement levels will provide resident parking and servicing.

The tower is proposed to reach approximately 154 metres, placing it among a growing collection of residential high-rises transforming Chatswood's skyline.

Rather than competing purely on height, PTW says the design has been driven by creating a slimmer tower capable of delivering significantly larger apartments.

"The primary objective of this project was to create a distinctive building that stands out from the recently approved or built structures in the Chatswood area," the design report states, noting the structural efficiency allows greater investment into apartment quality and resident amenity.

Residents would have access to more than 450 sqm of communal open space including landscaped gardens, swimming pool, rooftop entertaining areas, fitness spaces, community gardens, children's play areas and barbecue facilities.

A major focus of the design has been the public domain.

The ground plane has been opened up through landscaped terraces inspired by Willoughby's sandstone ridges, with native planting, public seating, artwork, retail activation and a series of gathering spaces intended to soften what has traditionally been a hard commercial streetscape.

The landscape strategy references Blue Gum forests once common throughout the area, while incorporating Indigenous storytelling, public art and lighting installations to strengthen the connection to Country.

Chatswood has been one of Sydney's busiest apartment markets over the past 12 months, with a steady pipeline of both new project launches and fresh development applications.

Hyecorp recently launched Celine, a 122-apartment development just along Archer Street, while Changfa and Huirong Group are progressing The Anderson, an 84-apartment project on Anderson Street.

Develotek recently secured approval for a 101-apartment tower on Pacific Highway, while Tian An LFD received the green light for Hammond Greens, its apartment development on the edge of the Chatswood Bowling Club.

Commercial property developer FiveX is also making its move into the residential market. Last month it lodged plans for a 61-storey tower with 490 apartments, which, if approved, would become one of the tallest residential buildings in Chatswood.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-targets-chatswood-skyline-with-61-storey-tower-after-north-sydney-plans">First look: FiveX targets Chatswood skyline with 61-storey tower after North Sydney plans</a>

Aqualand is also expanding its development pipeline following the launch of its luxury residential brand, Aqualand Prestige. The developer has delivered a string of high-end apartment projects across Sydney's affluent suburbs over the past decade, most recently AURA by Aqualand on Walker Street in North Sydney.

[smartcode_project:default project_id=30959 project_image_fid=292863]

It has since quietly assembled its next wave of projects.

Earlier this year Aqualand launched Boronia in Roseville, a boutique 111-apartment development on Larkin Street. The project is one of the first significant apartment developments to launch in the suburb ahead of what is expected to become one of Sydney's most active new housing precincts under the NSW Government's Low and Mid-Rise Housing reforms, which allow greater density around train stations.

[smartcode_project:default project_id=152095 project_image_fid=373685]

The developer has also lodged plans for a two-tower, 413-apartment development on Herbert Street in nearby St Leonards, further strengthening its presence across the Lower North Shore.

Beyond that, Aqualand remains behind the final stage of Barangaroo, where plans will deliver a five-hectare mixed-use precinct comprising new homes, retail, hospitality and community facilities, alongside a new Metro entrance and more than two hectares of public open space, completing the Barangaroo precinct.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/central-barangaroo-development-takes-big-step-with-concept-proposal-approval">Central Barangaroo development takes big step with concept proposal approval</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-aqualand-joins-st-leonards-apartment-party">First look: Aqualand joins St Leonards apartment party</a> 
&nbsp;

&nbsp;

&nbsp;

&nbsp;

&nbsp;

First look: Aqualand pushes ahead with Chatswood apartment tower as SSDA lodged for Archer Street

Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.

At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.

The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.

[smartcode_project:default project_id=152022 project_image_fid=375528]

Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.

The development has been split into two residential wings connected by a naturally ventilated central breezeway, replacing traditional enclosed corridors with open-air walkways that improve natural light, encourage cross ventilation and create more opportunities for neighbourly interaction.

"Rather than treating wellness as something that only happens on the ground floor, our response integrates it throughout the building, which led us to ask what it really means to design a healthy building," Fieldwork Director Quino Holland said.

[smartcode_project:default project_id=152022 project_image_fid=375531]

The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.

The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.

[smartcode_project:default project_id=152022 project_image_fid=375524]

Inside the residences, the focus remains on natural, durable materials. Blackbutt engineered timber flooring, exposed CLT ceilings, porcelain surfaces and warm timber joinery create a calming interior palette, while low-VOC finishes and responsibly sourced materials have been selected to improve indoor air quality.

Kitchens have been designed as the centrepiece of each apartment, featuring porcelain island benchtops, timber-look cabinetry and brushed steel tapware, with layouts that maximise natural light and ventilation.

[smartcode_project:default project_id=152022 project_image_fid=375530]

The more traditional interpretation of wellness comes in the form of Level Eleven, a two-storey wellness club spanning the ground floor, mezzanine and first floor.

The facility will include a gym, yoga and reformer Pilates studios, Finnish and infrared saunas, magnesium hot and cold plunge pools, and dedicated recovery spaces. Unlike many residential wellness facilities, Level Eleven will also operate commercially, allowing the broader Bowden community to access the venue while giving residents exclusive membership benefits.

The ground floor has also been designed around everyday living. A café overlooking Bowden Village Reserve will activate the street frontage, while a bike workshop with tool storage, co-working space and dog wash has been incorporated to support daily routines and encourage interaction between residents.

"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.

"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."

Flowe is positioned directly opposite Bowden Village Reserve and within walking distance of Bowden Railway Station and the Adelaide Entertainment Centre, placing future residents just minutes from the Adelaide CBD while remaining connected to one of the city's most established urban renewal precincts.

[smartcode_project_cta:default project_id=152022]

Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe>

Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

Jonathan Chancellor

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News