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The long time Mosman home of the late historian, theologian and author Barbara Thiering has been put up for auction.
Barbara and her then husband Barry bought the three Wyong Road bedroom home in 1973 when they paid $62,500. 
<a href="https://www.realestate.com.au/property-house-nsw-mosman-122273930">Set amid established terraced gardens on an elevated 752 sqm parcel, the freestanding home offers views </a>over Quakers Bay.
Known as "that radical Australian theologian woman" during her time at the University of Sydney in the 1970's, Thiering wrote Jesus the Man in 1992 which became an international best seller.
The book was a radical challenge to the established orthodoxy about historical Christianity and suggested Jesus was not of virgin birth, nor did he die on the cross.
She followed Jesus the Man with Jesus and the Riddle (1993), Jesus of the Apocalypse (1995) and THE BOOK THAT JESUS WROTE (1998).
The property has been listed by Nic Yates and Kingsley Yates of Ray White Lower North Shore and goes to auction April 30 with $2.4 million hopes. 
She was born Barbara Houlsby, in Sydney in 1930, the daughter of Jack Houlsby, an accountant, who, having become disillusioned with capitalism during the Great Depression, settled onto a small farm, called Woodlands, at Marsfield, an early exercise in self-sufficiency and alternate lifestyle, in an atmosphere of liberal intellectualism
After obtaining a Bachelor of Divinity from London University, Thiering became involved in the academic and intellectual challenges of the 1960s liberation movements
She completed her PhD on Asceticism in the Dead Sea Scrolls in 1972.
Thiering was an early member of the developing feminist movement in Australia and in particular highlighted the role of women in the modern Christian Church. 
She was appointed to the inaugural NSW Equal Opportunity Tribunal by Neville Wran serving from 1981 to 1993.
This article was first published in the Saturday Daily Telegraph.
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Mosman home of late historian Barbara Thiering listed

Governance and culture in superannuation: APRA's Helen Rowell

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GUEST OBSERVER
Australia’s trade deficit widened from $3.16 billion in January to $3.41 billion in February. It was the 23rd consecutive monthly deficit. The rolling 12-month deficit stood at a record high $44.53 billion in the year to February.
Exports to US: In the year to January, Australia exported $13.57 billion of goods to the US – just shy of the record high $13.69 billion in the year to October 2015. But the share of annual exports going to the US lifted from 5.44 per cent to a fresh 7-year high of 5.53 per cent.
Consumer confidence: The weekly ANZ/Roy Morgan consumer confidence rating fell by 1.1 points (1 per cent) to 113.4 in the week to April 4. Confidence is still 3.4 per cent higher over the year and above the average index value of 112 since 2014.
New vehicle sales: There were 104,512 in March, down 0.5 per cent over the year. SUVs accounted for a record 36.2 per cent of all vehicle sales in the 12 months to March.
The trade data has the potential to affect the Aussie dollar so may be important for exporters. The data on car sales provide insights into consumer and business spending Stocks affected include Super Retail Group, AP Eagers, Automotive Holdings, ARB Corporation and Schaffer Corp. The consumer confidence figures have implications for finance providers, retailers, and companies dependent on consumer and business spending.
What does it all mean?
The latest trade data was decidedly weak. Not only have the trade accounts been in deficit for almost two consecutive years, but the 12-month rolling annual deficit came in at $44.5 billion – the largest deficit in monthly records going back 45 years. However the trade data doesn’t have the impact on the currency that it once did. Given that the currency fell less than a fifth of a cent it is pretty clear that there appears little concern by foreign investors about the red ink. Over the medium term it is likely that trade deficits will remain the norm.
Interestingly consumption good imports rose by over 3 per cent and are up almost 10 per cent on a year ago. At face value this may be an early sign that consumer activity is lifting, and as a result more goods are being imported. 
<a href="/images/2016/04/6/Screen%20Shot%202016-04-06%20at%209.53.29%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/6/Screen%20Shot%202016-04-06%20at%209.53.29%20AM.png" alt="">
It’s clear that a lower currency will be required to continue to support the rebalancing across the economy - particularly in light of providing a further boost to Australia’s rural and services exports. The other interesting shift is the strength in exports to the US. In the past year Australia exported $13.57 billion of goods to the US – just shy of the record high of $13.69 billion in the year to October 2015. In addition the share of annual exports to the US is now at a 7-year high. While China will continue to remain our dominant trading partner the lift in activity with other nations like the US and India will help to alleviate some of the weakness.
The car industry has certainly been a key beneficiary of improved household budgets and low interest rates. Over the year to March, a total of 1,163,143 new vehicles were sold - just shy of the record 1,163,684 sold in the year to February. And March vehicle sales were affected by the early timing of Easter.
Of note, sports utility vehicles (or four-wheel drive vehicles) remain the ‘new black’. While sales of ‘ordinary’ passenger cars fell by over 9 per cent in March compared with a year ago, SUVs lifted by 8.3 per cent over the year. In fact 421,625 SUVs were sold over the past year – a record high. One in three new vehicles sold in Australia is a SUV. And almost 46 per cent of combined SUV and passenger cars sold are SUVs.
<a href="/images/2016/04/6/Screen%20Shot%202016-04-06%20at%209.54.43%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/6/Screen%20Shot%202016-04-06%20at%209.54.43%20AM.png" alt="">
What do the figures show?
International trade:
Australia’s trade deficit widened from $3.16 billion in January to $3.41 billion in February. It was the 23rd consecutive monthly deficit. The rolling 12-month deficit stood at a record high $44.53 billion in the year to February.
In February, exports of goods and services fell by 1.2 per cent (goods down by 1.3 per cent) while imports of goods and services fell by 0.2 per cent (goods up by 0.2 per cent). Exports are down 8.5 per cent on a year ago, while imports are down by 2.0 per cent.
Rural exports fell by 5.5 per cent after sliding by 1.8 per cent in January. Non-rural exports rose by 1.6 per cent (but gold fell 20.4 per cent) after rising by 2.2 per cent in January.
Within imports, consumer imports rose by 3.4 per cent with capital goods imports up by 0.4 per cent while intermediate goods imports fell by 3.1 per cent.
Consumption goods imports are up 9.5 per cent on a year ago while capital goods imports are down by 9 percent and intermediate goods imports are down by 12.2 per cent.
Australia's annual exports to China stood at a 31-month low of $79.0 billion in the year to February. Annual exports were down 8.4 per cent on a year ago. Exports to China accounted for 32.2 per cent of Australia's total exports.
Australia's annual imports from China rose from $61.88 billion to a record high of $62.01 billion in the year to February, up 14.8 per cent on a year ago. Imports from China accounted for 23.2 per cent of Australia's total imports in February.
Australia's rolling annual trade surplus with China hit a 5-year low of $17.01 billion in February, well down from the record high of $51.16 billion set in April 2014.
Australia annual exports to the US lifted from $13.54 billion to $13.57 billion in the year to February and just down from a record high of $13.69 billion in the year to October 2015. But the share of annual exports going to the US lifted from 5.44 per cent to a fresh 7-year high of 5.53 per cent.
Australia’s annual exports to India eased further from the two-year high of $10.45 billion set in the year to April 5 2016. 
<a href="/images/2016/04/6/Screen%20Shot%202016-04-06%20at%209.55.41%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/6/Screen%20Shot%202016-04-06%20at%209.55.41%20AM.png" alt="">
Consumer confidence
The weekly ANZ/Roy Morgan consumer confidence rating fell by 1.1 points (1 per cent) to 113.4 in the week to April 4. Confidence is still 3.4 per cent higher over the year and above the average index value of 112 since 2014.
Two of the five components of the index fell in the latest week:
The estimate of family finances compared with a year ago was up from +6 to +9;
The estimate of family finances over the next year was unchanged at +28;
Economic conditions over the next 12 months was down from -3 to -4;
Economic conditions over the next 5 years was down from +12 to +3;
The measure of whether it was a good time to buy a major household item was up from +30 points to +31 points.
New vehicle sales
According to the Federal Chamber of Automotive Industries (FCAI), Australian new motor vehicle sales totalled 104,512 in March, down 0.5 per cent over the year. In the year to March, 1,163,142 new vehicles were sold, just shy of the record 1,163,684 sold in the year to February.
Passenger vehicles in March were down 9.4 per cent on a year earlier while sales of sports utility vehicles (SUVs) were up by 8.3 per cent and other vehicles were up by 4.9 per cent.
In the year to March, SUVs represented 45.5 per cent of combined passenger car and SUV sales. SUVs accounted for a record 36.2 per cent of all vehicle sales in the 12 months to March.
What is the importance of the economic data?
The monthly International Trade in Goods and Services release from the Bureau of Statistics provides estimates on exports and imports of physical goods (such as coal, beef and computers) and services (such as travel receipts). The balance of goods and services (BOGS) is a narrower description of Australia’s external position than the current account estimates. The import data is a useful gauge of consumer and business spending while exports reflect global demand as well as domestic influences such as drought.
The ANZ/Roy Morgan weekly survey of consumer confidence closely tracks the monthly Westpac/Melbourne Institute consumer sentiment index but the former measure is a timelier assessment of consumer attitudes and is now closely tracked by the Reserve Bank.
The Federal Chamber of Automotive Industries releases estimates of car sales on the third business day of the month. The figures highlight the strength of consumer spending as well as conditions facing auto &amp; components companies.
What are the implications for interest rates and investors?
China dominates Australia’s trade relationships but the lift in trade with the US and India is encouraging.
At present there is no rush to move rates in any direction. And while the Reserve Bank policymakers may fret about the stronger Aussie dollar, CommSec believes interest rates will remain unchanged over 2016. Any need to cut rates would be as a result of a downturn in the global economy rather than due to domestic factors.
The Reserve Bank knows that the Aussie dollar is a two-edged sword. Consumers love a stronger currency as it means cheaper overseas travel and imported goods. But a stronger Aussie makes it more difficult for businesses, especially exporters and those in regional and rural regions.
Savanth Sebastian is an economist for <a href="https://www.commsec.com.au/" target="_blank">CommSec</a>
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Record annual trade deficit, exports to the US lifts: CommSec's Savanth Sebastian

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GUEST OBSERVER
Stamp duty is a tax that discourages the buying of homes and it should be replaced by a broad land tax. 
State governments have become comfortable with the large income they get from stamp duty on the purchase of homes but they must look at better, more efficient ways to raise funds.
Sydney’s housing is among the most expensive in the world and this is partly driven by the various taxes and levies required by governments. A broad based land tax would spread the income base across all land owners rather than only focussing on the sale of homes.
Recent discussion in the media has advocated for the end of stamp duty, to be replaced with an ongoing annual land tax, and this move has gained widespread support from business groups, social service advocates and the development industry. 
Many economists, including the Prime Minister himself, and Ken Henry, author of the 2010 Henry Tax Review, have stated that a broad based land tax is the most equitable and fairest way to tax property owners and developers. Unlike stamp duty which imposes a huge up-front financial burden upon home buyers, a broad-based land tax, paid annually and spread over a wider base of people, provides a steady income stream to government to fund infrastructure and does not hurt home buyers the way stamp duty does. 
Increasingly, young people are finding it more and costly to purchase a home, and stamp duty adds thousands and thousands to the cost of their mortgage. A land tax ensures that a larger pool of people contribute a small amount of tax, rather than hitting a home buyers with huge financial burden. Who wants to see their children struggling to pay off all thousands of dollars of taxes when they buy their first home? 
Broad based land taxes are simple to administer and encourage urban consolidation as the tax paid is based upon the size of the land. This tax encourages a more environmentally sustainable urban form. 
This is an excellent tax reform and will provide huge benefits for home buyers and a steady income stream for the government to fund infrastructure. 
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>. 
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A broad land tax should replace stamp duty: Chris Johnson

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Cbus Property has secured planning approval for one of Melbourne’s most prized CBD development sites, a mid-city island site with prospects for a $1.3 billion project.
The project was reduced in height to reduce any overshadowing of the Yarra River. 
The Victorian planning minister Richard Wynne reached agreement having previously knocked back an application in March this year for a 164-metre high, 47-storey twin tower proposal.
Dubbed the 'pantscraper' – the 447 Collins Street development that will be 21.6 metres shorter in height, cutting six stories from the tower complex and reducing overshadowing to just touch the northern bank of the Yarra River at mid-winter.
There are also plans for a bigger inner city park on Market Street. 
Melbourne-based Woods Bagot and SHoP Architects of New York won the competition to design the mixed-use property at 447 Collins Street in Melbourne.
The property to be built at the intersection of Collins and William Street will feature offices, residential houses, hotels, retail and public spaces.
Cbus Property exchanged contracts with Industry Superannuation Property Trust on 447 Collins Street, known as the Suncorp building, under a $91 million structured transaction.
The deal gives ISPT first right of refusal to buy back into the opportunity at a later date, through a fund-through or take-out arrangement.
“The acquisition of 447 Collins Street reflects our strategic commitment to development in Australia and in ­particular the Melbourne market,” Cbus Property boss Adrian Pozzo said.
It is a 6000 sq m site where ISPT applied for a demolition permit for 1960s era building as the anchor tenant, Suncorp, prepared to leave.
It was among a handful of CBD buildings rejected by the state government for heritage protection as some regarded the 27-level building as a prime example of post-war International style. 
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Cbus secures approval for its 447 Collins Street project

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GUEST OBSERVER
Governments should open up their transport project funding decisions to greater scrutiny, including tabling an independent cost-benefit analysis in Parliament, recommends a new report from think-tank the Grattan Institute.
The report’s author, Marion Terrill, argues poor project selection is undermining economic growth in Australia. The report shows of the projects receiving Commonwealth funding since June 2012, 58 percent of that funding, or $3.7 billion, was spent on projects without a published project evaluation. This includes the controversial East-West Link, which was ultimately canned by the Victorian government.
The report argues governments should not only build transport infrastructure where the benefits outweigh the costs – they should build all such infrastructure, regardless of where it is based in Australia. This could help address the bias identified in the report towards projects in states with more swinging seats.
“I think we have the right to expect that these decisions are made in the best interests of the community at large,” said Terrill, who is the Grattan Institute’s Transport Program Director.
In the current environment state transport funding decisions are skewed by roads and rail listed on the National Land Transport Network<a href="https://investment.infrastructure.gov.au/whatis/network/">.</a>
“It’s very advantageous for the states to put forward proposals for Commonwealth funding that that are on the National Land Transport Network because 50% of the value of any funding they get for such projects from the Commonwealth is quarantined from affecting their GST share,” Terrill said.
For example, she said, the Melbourne Metro is not on that network, meaning if the Commonwealth provides funding for the project, Victoria would lose a commensurate amount of GST over the next three years. This contrasts with the East-West Link project which was on the network. This means 50% of the funding would have been quarantined and only 50% would have affected the GST the state received.
Terrill said that in the current environment there was little to stop politicians committing to projects before they were properly evaluated, particularly during election campaigns. More scrutiny, including through the public release of cost-benefit analyses undertaken by independent bodies, would help ensure funds were spent more wisely.
“Publishing business cases would be a very helpful step, so interested parties, including the general public, have the opportunity to scrutinise these projects before they’re agreed.”
With more scrutiny, the report suggests less money would be spent on highways that are not especially important to the economy, and the focus could shift back to cities, the engines of economic growth.
“When a city doubles in size it more than doubles in productivity and GDP per capita, and in innovation per capita.”
So there’s nothing bad about people increasingly choosing to live in cities, provided we don’t let congestion and overcrowding swamp the benefits."
 
Charis Palmer is deputy business editor, The Conversation sand can be contacted <a href="https://theconversation.com/au/team#charis-palmer" target="_blank">here</a>.
Marion Terrill is Transport Program Director, Grattan Institute and can be contacted <a href="https://theconversation.com/profiles/marion-terrill-169480" target="_blank">here</a>.
Both are authors for The Conversation.
<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
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Governments still choosing the wrong transport projects

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GUEST OBSERVER
With low interest rates, combined with strong house prices and tighter residential investor lending conditions, lenders are urging investors to consider adding a commercial property to their real estate portfolios.
If you’re new to commercial real estate, the good news is that you can still rent out the property just like a house or apartment. And better still, you receive a rental income in return. In fact, as a general rule of thumb, the rental yields for commercial property investments may vary between 6 percent and 12 percent.
This wide variation can be attributed to whether it’s a retail, industrial or office space, the build quality and location of the asset, its environmental rating and so on.
Other important differences with residential real estate include the fact the tenant of a commercial property is called a “lessee”<a href="https://www.investopedia.com/terms/l/lessee.asp">,</a> and the leases generally run for longer periods of time – usually several years. The trouble is that when a commercial lessee decides to move on, finding a replacement business to take up the lease can be a little more time-consuming than finding a residential tenant.
Also, Goods and Services Tax (GST) applies to a commercial property. If you buy a commercial premises, such as a shop or factory, you may be eligible to claim a credit for the GST included in the purchase price.
You may also be able to claim GST on other expenses that relate to buying the property – such as the GST included in solicitors’ fees and ongoing running expenses, according to Australian Taxation Office. So be sure to keep your records and paperwork up to date.
In addition, any commercial properties used in the running of a business are subject to capital gains tax (CGT). You’re also generally liable for GST on the sale price and can claim GST credits on related purchases.
Angus Raine is executive chairman, <a href="https://www.raineandhorne.com.au/" target="_blank">Raine &amp; Horne</a>.
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What is involved in investing in a commercial property? Angus Raine

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GUEST OBSERVER
The impending end to the 2015/16 tax year is set to help drive real estate market activity in autumn.
With the end of the tax year fast approaching, many investors and self-managed super funds will be weighing up whether to rebalance in or out of real estate assets and will act well before the  June 30 cut-off.
Throw in the threat of a July Federal Election and we expect appraisal, listing and sales numbers to hold their ground in the lead up to the end of the financial year.
Buyer activity will be consistent in autumn
Real estate has become a round-the-clock market due to the universality of the internet, which means vendors can achieve good sales results regardless of the season.
Buyers are driven to secure a property for a wide variety of reasons, whether it’s to secure a tax-effective investment for a self-managed super fund, or a home to live in – and the season makes little difference to them.  
If the vendor settles on a realistic price and the property is well presented, it won’t matter to buyers whether it’s spring or autumn.
Yet the reality is there will be fewer properties for sale in autumn than in the traditional springtime selling months between September and December, when many owners list properties for sale.
The number of properties for sale in March 2016 was 20 percent less than September 2015, according to Raine &amp; Horne.
If there are fewer properties for sale in April and May than September, and more or less the same number of buyers, it stands to reason that an autumn sale can make plenty of sense.
A more pleasurable experience for buyers
Across much of Australia, autumn is relatively milder than the stickier spring and summer months – although it will be getting chillier in the southern states.
An autumn open home therefore can present a more pleasurable experience for buyers, who will be more likely to poke around properties with more inviting external spaces for longer than they might at the height of the summer.
The colourful backdrop provided by autumn leaves may even strike a chord with some buyers looking for the perfect outdoor experience.
Tumbling autumn leaves, however, means owners need to be diligent with the rake to ensure the exteriors of their properties present in a clean and tidy fashion. 
 
Angus Raine is executive chairman, <a href="https://www.raineandhorne.com.au/" target="_blank">Raine &amp; Horne</a>.
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End of financial year to drive autumn property markets: Angus Raine

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Ms Emma Feduniw (also known as Emma Khalil) of Brisbane, Queensland, a former mortgage broker with AHL Investments Pty Ltd (trading as Aussie), has admitted through her solicitor to eight charges brought by ASIC. 
The charges related to the falsification of employment documents to secure approvals for home loans, submitted to Westpac.
ASIC's investigation found that between March 2013 and February 2014, Ms Feduniw submitted eight loan applications, totalling $2,720,400, containing false borrower employment letters. Of the eight loan applications, five were approved and disbursed, totalling $1,608,400. Ms Feduniw received commission on those five loans of $6,847.53.
The eight loan applications ranged in value from $250,000 to $480,000.
Ms Feduniw appeared before Beenleigh's Magistrates Court and through her solicitor admitted to providing documents knowing they were false or misleading.
ASIC Deputy Chairman Peter Kell said, 'The credit laws are designed to ensure borrowers do not take out loans they cannot afford. Actions by mortgage brokers to circumvent the laws, for their own financial benefit, erode trust and confidence in the mortgage broking industry and will not be tolerated'.
Ms Feduniw next appears in court on 3 June 2016 for sentencing.
The Commonwealth Director of Public Prosecutions (CDPP) is prosecuting the matter.
Background
Ms Feduniw was authorised to provide credit services as a credit representative to consumers from 1 July 2010 to 4 April 2014, when Aussie terminated her authorisation.
Ms Feduniw received her commission through Miga Loans Pty Ltd (ACN 106 962 467) a company controlled and owned by her.
Ms Feduniw was charged by ASIC under section 160D of the National Consumer Credit Protection Act 2009 whilst she was engaging in credit activity on behalf of Aussie. Section 160D makes it an offence for a person engaging in credit activities to give false or misleading information or documents to another person. She appeared in Court and pleaded guilty to the charges on 1 April 2016.
Ms Feduniw faces a maximum penalty of two years imprisonment or a fine, for each charge.
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Home loan broker guilty plea after eight false borrower employment letters 

From strength to resilience: APRA chairman Wayne Byres

An entity directed by HSN's Rafi Assouline and Rebel Property's Allen Linz has filed plans for an impressive new precinct in Woolloomooloo.

The major mixed-use development would transform a prominent William Street site into a new residential village anchored by affordable housing and a large public park.

The proposal, submitted as a State Significant Development Application, covers 164-172 and 174-194 William Street, a 6,398 sqm site between Forbes Street and Dowling Street on the southern edge of Woolloomooloo.

Designed by fjcstudio in collaboration with Bangawarra, Studio Bright and Tribe Studio Architects, the scheme would deliver 227 apartments across four residential buildings ranging in height up to 18 storeys, alongside retail space, public domain improvements and a new publicly accessible park.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="0eb59b7c-914a-4a5c-b849-3a56749f5e93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.18.51%E2%80%AFAM.png?VersionId=mxM6EEqeoLjrCiTlCzTKTvzpKuh6kSkH" />

It's another design scheme for Rebel, who took <a href="https://www.apartments.com.au/news/nsw/first-look-rebel-property-group-takes-woolloomooloo-precinct-to-nsw-government">concept plans to the NSW Gov late last year</a>.

The latest plans will be a mix of 167 build-to-sell apartments and 60 affordable apartments, with the affordable housing component representing 15 per cent of the project's gross floor area. The apartment mix includes 12 one-bedroom, 53 two-bedroom, 89 three-bedroom apartments and 13 penthouses, while the affordable housing component would comprise 42 one-bedroom and 18 two-bedroom apartments.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="3b3d4553-8a8c-4af5-aa8c-519ffb1e28c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.12%E2%80%AFAM.png?VersionId=_Yb6ibN7eDnOtQjCNDK2eviORa4qzgv." />

Rebel Property is seeking to take advantage of the NSW Government's infill affordable housing bonus provisions under the Housing SEPP, which provide additional floor space and height in exchange for the delivery of affordable housing for a minimum of 15 years. The planning pathway allows a 30 per cent increase in floor space ratio and building height where 15 per cent of the development is dedicated to affordable housing.

&nbsp;

At the centre of the development is a 1,356 sqm sunlit public park designed to become a new community gathering space at the gateway to Woolloomooloo. The park would be complemented by a network of pedestrian laneways connecting William Street with the surrounding streets, improving permeability through what is currently a largely impermeable block.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="257af931-a393-4007-8c6d-7219796df58d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.51%E2%80%AFAM.png?VersionId=KAHy94GrhaReFsWTGDKfy39EDJ8gEEv4" />

The design team says the public domain has been heavily influenced by the site's topography and Aboriginal cultural heritage, drawing on the escarpments, gullies and landscape characteristics that historically defined the area before urbanisation. The landscape design has been developed in partnership with First Nations consultancy Bangawarra.

The project would be delivered across four separate buildings. The William Street East and William Street West buildings, designed by fjcstudio, would contain the majority of the apartments. Melbourne-based Studio Bright has designed the Forbes Street building, while Tribe Studio Architects is responsible for the Dowling Street building.

Rebel had secured approval for the concept plans late last year.

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

A locally heritage-listed furniture showroom on Water Street is set to become the centrepiece of a new mixed-use residential development as local developer&nbsp;<a href="https://www.apartments.com.au/developers/keylin-group">Keylin</a> seeks approval for <a href="https://www.apartments.com.au/new-apartments/lotus-on-water-street-290-water-street-fortitude-valley-qld-4006">Lotus on Water Street</a>, a 15-storey project on the Fortitude Valley side of Spring Hill.

The proposal spans 290 Water Street and 137-141 Warry Street, combining several properties into a 2,869 sqm site that sits between Fortitude Valley, Spring Hill and the rapidly evolving Victoria Park precinct. Keylin's plans would deliver 132 apartments alongside new retail, hospitality and commercial space, while retaining and repurposing the historic Brunswick Home Furnishers Showroom that fronts Water Street.

Designed by <a href="https://www.apartments.com.au/architects/jackson-teece">Jackson Teece</a>, Lotus on Water Street comprises a 12-storey residential tower rising above a three-storey podium and communal rooftop terrace. The development includes 76 apartments classified as multiple dwellings and a further 56 units proposed as short-term accommodation, designed to be flexibly used as either accommodation or permanent residences. The apartment mix comprises six one-bedroom, 54 two-bedroom and 16 three-bedroom homes.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="9822bb79-6c49-49c9-95ba-319e8c8d81c3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20front.png?VersionId=ioW8zbN4UVebbLetTFuv92t.HkdgfR5e" />

Residents would have access to an extensive rooftop recreation level spanning more than 1,200 sqm of communal open space. Plans include a pool, gym, sauna, infrared sauna, yoga area, library, private dining room, barbecue facilities and landscaped entertainment spaces, making the rooftop the project's largest shared amenity offering.

At street level, the proposal focuses on the adaptive reuse of the heritage buildings along Water Street, where 518 sqm of retail and commercial space is planned across shop, office and food and drink outlet uses. A permeable residential lobby would be positioned between the retained heritage buildings, creating a pedestrian connection between the historic streetscape and the new tower behind.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="269cf3e0-7d13-48bf-a318-05a00deb5c10" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20podium.png?VersionId=DLXmTCLsp6GOcLpQ0h.0z7wKCw59EhN_" />

The heritage retention strategy is central to the scheme. The development application notes that the Brunswick Home Furnishers Showroom and adjoining heritage buildings will remain, with only non-significant structures on the site earmarked for removal under a previously issued Heritage Exemption Certificate. Levels one and two of the new podium are recessed behind the heritage façades to maintain their prominence within the streetscape.

Jackson Teece has drawn inspiration from the site's manufacturing history when designing the podium. The planning documents state that the façade incorporates perforated metal screening that references the woven and rattan furniture historically produced on the site. Cascading and climbing plants are integrated throughout the podium to soften the building's presentation and screen parking levels behind. The landscape strategy also informs the project's name, Lotus on Water Street, drawing on the historic Spring Hollow waterholes that once ran through Spring Hill and the blue water lilies associated with Meeanjin, Brisbane's traditional name.

The proposal also incorporates the neighbouring property at 141 Warry Street, currently occupied by a healthcare service. The existing building would remain, with nine dedicated parking spaces allocated within the new development to support its ongoing operation. In total, Lotus on Water Street proposes 117 car spaces, including 110 resident spaces and seven visitor bays, alongside 100 bicycle spaces.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="70cf07bc-4fd8-4e70-92dd-be8b21c4e4f0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20site.png?VersionId=txlxrJImM0Sm_vTzHVKh5DDUkyL_CiiA" />

The site sits within the Spring Hill East Precinct of the Spring Hill Neighbourhood Plan and is positioned around 650 metres from both Fortitude Valley Station and Exhibition Station. It is also within walking distance of the King Street precinct, Royal Brisbane and Women's Hospital, Herston Quarter and Victoria Park, which is earmarked to become a major venue precinct ahead of the Brisbane 2032 Olympic and Paralympic Games.

Planning documents describe the location as a key gateway between Spring Hill and Fortitude Valley and highlight the area's increasing importance as new transport infrastructure and Olympic-related investment reshape Brisbane's inner north. The development team argues the project will contribute additional housing supply while activating a section of Water Street that has historically received less investment than other parts of the Valley.

Keylin has become increasingly active across Brisbane and southeast Queensland, assembling sites in strategic inner-city locations. They are currently selling and delivering <a href="https://www.apartments.com.au/new-apartments/oria-spring-hill-447-gregory-terrace-spring-hill-qld-4000">Oria Spring Hill</a>, just over 140 apartments due for completion in 2027.

Keylin plans heritage-led Lotus on Water Street apartment development in Fortitude Valley

Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Jonathan Chancellor

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