<html><body>
GEUST OBSERVER
Some Australian birds are pushing out other species, and even damaging trees. Noisy and bell miners are two of Australia’s most aggressive bird species. Found throughout eastern Australia, in recent years their numbers have increased at the expense of our smaller birds.
Both myna species are spreading to new areas, largely due to human destruction of habitat. Noisy miners are able to invade areas where habitat has been modified, particularly gardens.
Bell miners, meanwhile, can invade areas that have invasions of weeds in the understorey such as blackberry and lantana that they use for nesting.
The good news is we can help stop the spread of these birds, by putting native plants in our gardens.
<h2>Good birds gone bad</h2>
Both species of these miners (genus Manorina) have been found to reduce bird diversity through their aggressive behaviour, and have been associated with eucalypt dieback.
Human disturbance has been linked to increasing numbers of noisy miners. One study in the box-ironbark forests of southeast Australia, found that noisy miners an move into areas of smaller fragments and unhealthy trees.
They then chase away other birds, reducing the number of species and potentially having knock-on effects on ecosystems. The problem is so serious that noisy miners are listed as a national threatening process.
More research is needed to find out why bell miners are becoming more common. But our research has found that bell miners show similar behaviour to noisy miners. They have a distinctive call that travels for tens of metres through the forest.
Bell miners cause Bell Miner Associated Dieback in trees. It is thought that their feeding and breeding behaviours lead to the death of eucalypts on the east coast of Australia. They also take over habitat that would be used by other birds.
<h2>Are the birds to blame?</h2>
Where miners are normally found in lower numbers, disturbances by people can tip the balance in their favour. This includes increasing noise levels, removing corridors of connecting native vegetation, creating gardens with exotic plants, building cities, houses, parks, logging and introducing invasive species that create thick understories.
These disturbances increase the habitat available for these two species, allowing them to increase in number and drive out the smaller birds that compete for their food sources.
Noisy miners particularly favour open areas that don’t have thickets of shrubs of smaller trees underneath the canopy. Conversely, bell miners prefer thick understoreys, particularly those create by introduced weeds such as lantana.
So if we are causing these birds to increase in number, how can we reduce their numbers and re-create the original habitat where all species could co-exist?
<h2>Build a bird-friendly garden</h2>
You need to create a multi-layered habitat of ground covers, small and medium shrubs, and trees that provide food and shelter locations all year for a variety of species.
These plant species need to have diverse structures, and should be close together to form dense, protective thickets, including climbers within medium-to-tall shrubs and trees, nectar-bearing and seed-bearing plants. Mulch can also encourage insect life for insectivorous birds.
Plants should also be local species that grow naturally in the area and are suited to the climate. Native birds that live in the area will then visit your garden as another food source in their territory.
Reducing weeds in your garden and neighbouring bushland (many weeds are derived from garden plants) can help native species. General natives can also be planted if you can’t find local natives in your local nursery.
Even in gardens where noisy miners dominate, smaller birds can survive in a dense understorey.
Meanwhile, a thin midstorey with fewer leaves may help to reduce bell miner abundance, as suggested by our recent study near Kyogle, New South Wales.
You should also consider the timing of flower and fruit production, to ensure that there is always food available for birds. You should also remove fruiting plants such as cotoneaster and blackberry that attract predators such as currawongs, to help reduce predation on smaller bird species.
Using chemical-free weed and pest control and mulching garden waste can also increase the food available for birds.
Lawns can also be replaced with native grasses that produce seed to attract finches and other seed-eaters such as crimson rosellas. Birds also need fresh water, which you can provide with a pond or bird bath. This should be placed within vegetation to ensure birds feel safe from predators.
<h2>Why are native gardens important?</h2>
Local biodiversity can be maintained by native gardens, ensuring long-term ecological sustainability. Small birds and other wildlife benefit from planting native species.
Many species are negatively affected by the current structure of gardens such as lawns, few scattered trees and the placement of concrete and houses without any access to nesting habitat.
Gardening in Australia needs to be changed to favour more native species and provide structure on a landscape scale that includes a variety of gardens.
 
Kathryn Teare Ada Lambert is research associate, University of New England and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/kathryn-teare-ada-lambert-186436" target="_blank">here</a>.
</body></html>

jchancellor-FAypfDUnLy

Stop the miner birds: you can help Australia’s birds by planting native gardens

<html><body><div class="page" title="Page 1">
<div class="layoutArea">
<div class="column">
GUEST OBSERVER
The NSW Government has produced a number of plans for development along Parramatta Road over three years yet the community and developers are still uncertain about when statutory plans will be ready. 
Recent media reports that communities are uncertain about potential development seem to blame developers for looking at the sites the government has identified for development. 
Our developer members have followed the governments lead in looking at development on the very sites the government has nominated for urban renewal. 
The latest plan for the New Parramatta Road defines quite specific heights on individual sites (i.e. average 14 storeys – max 25). The Plan includes a Draft Parramatta Road Urban Design Guidelines that ‘provide a consistent urban design framework against which land use and development assessment decisions can be made.’ The guidelines include very specific diagrams of building envelopes with set-backs and heights including the areas of taller buildings above 4 storeys.
Rather than developers being the aggressor in the potential urban renewal of Parramatta Road the problem is that the governments planning strategies are so detailed that they are creating a change in the value of land and understandably owners are looking to capitalise on this.
The development industry is being given very precise indications by government as to which sites across metropolitan Sydney are available for redevelopment but it then seems to take years before final zoning is gazetted.
In the case of Parramatta Road the process has already taken three years and the latest planning document indicates that development applications will be from 2018 onwards. 
See below plan of a potential development site on Parramatta Road indicating the degree of detail the government’s plan includes: 
<a href="/images/2015/11/5/Screen%20Shot%202015-11-05%20at%2011.12.24%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/11/5/Screen%20Shot%202015-11-05%20at%2011.12.24%20AM.png" alt="" width="586" height="403">
 
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>.
</div>
</div>
</div></body></html>

Parramatta Road plans leaving community, developers in limbo: Urban Taskforce

<html><body>
The White House in old Byron Bay on Kingsley Street, listed with $3 million plus hopes, has been sold at $3.25 million pre-auction.
Qantas captain Pete Chaseling and his equestrienne wife, Angela and their three children are moving to be closer to family. 
<a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-byron-bay-nsw-2481/274475" target="_blank">The architectural design</a> was inspired by the work of Isay Weinfeld. 
The four bedroom solar passive home has a north facing back yard of level lawn, covered timber decking, pool and vegie garden on its 1015 sqm holding. 
<a href="https://uniqueestates.com.au/listings/residential_sale-447729-byron-bay/" target="_blank">Ruth Gotterson from Unique Estates</a> and <a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-byron-bay-nsw-2481/274475" target="_blank">Nick Dunn at McGrath</a> had the listing.
Kingsley Street has seen <a href="https://www.realestate.com.au/property-house-nsw-byron+bay-115104447" target="_blank">sales up to $3.5 million</a>.
</body></html>

Isay Weinfeld inspired Byron Bay trophy home sold

<html><body>
Estate agent John McGrath has bought into the Mr Fluffy controversy.
In an analysis on the Canberra housing market he noted the ‘Mr Fluffy’ buyback scheme, under which the government is buying back homes contaminated by loose-fill asbestos, had provided "a significant boost" to the market. 
Of the 1,022 homes affected, 1,014 are participating in the scheme. 
"Home owners have been well-paid for their asbestos-ridden homes, and with the additional benefit of a stamp duty credit on their next purchase, they have had a significant advantage over other buyers," he blogged on the Switzer website.
John McGrath noted most Mr Fluffy home owners had sought to buy back into the same areas.
"But some have taken the opportunity to move from older outlying suburbs into the blue-chip Inner North and Inner South, or the Gungahlin region where brand new suburbs, houses and amenities are very appealing."
His column has drawn criticism from a reader that every "Fluffy owner I know is significantly out of pocket and worse off, both financially and mentally for having to give up their asbestos ridden home."
</body></html>

John McGrath says Mr Fluffy provided significant boost to ACT market

<html><body>
The Federal Court of Australia has made declarations and ordered Superannuation Warehouse Australia Pty Ltd (SWA) to pay a penalty of $25,000 for false and misleading “Free SMSF Setup” advertising.
The statements were made on two websites operated by SWA.
SWA, which provides online accounting and administration services for self-managed superannuation funds (SMSF), admitted that the statements were false and misleading. 
It consented to the declarations and additional orders requiring SWA to:
<ul>
<li>implement a compliance program;</li>
<li>post notices on the websites about the proceeding; and</li>
<li>notify consumers who applied to SWA for the free SMSF setup service about the proceeding.</li>
</ul>
The Federal Court found that between 22 January 2014 and 8 May 2015, the "Free SMSF Setup" statement on the websites was false, misleading and deceptive because it represented that SWA would set up an SMSF at no cost when in fact:
<ul>
<li>SWA’s online application form for the free SMSF set up service could not be submitted without authorising SWA to be the fund administrator for which there was a fixed monthly fee;</li>
<li>SWA requested applicants to put in place a payment plan for monthly payments of administration fees when it set up the SMSF; and</li>
<li>SWA charged monthly fees for its SMSF administration services.</li>
</ul>
These matters were not clearly or prominently disclosed on the websites.
In addition, between 22 January 2014 and 5 August 2014 applications for SMSF set up with a corporate trustee required a payment of $950 to be made to SWA, without this being clearly and as prominently stated on the websites where “Free SMSF Setup” was advertised.
In the judgment, His Honour Justice Beach found that the "Free SMSF Setup" representation was false or misleading in that:
"a)      the administrator consent was required for the “Free SMSF Setup”;
b)      the administrator consent affected the costs of the “Free SMSF Setup”; and
c)      monthly fees were required to be paid to SWA for its services.
In the circumstances the setup was not 'free'.”
ASIC Deputy Chair Peter Kell welcomed the decision saying establishing a self-managed superannuation fund is a significant financial decision. 
"Consumers should not be misled by advertising, including online.  
"ASIC considers that terms such as "free" convey a strong impression to consumers and should not be used where there is any charge or cost associated with the product or service advertised."
</body></html>

Free SMSF setup claims cop Federal Court fine

<html><body>
<img src="/images/2015/11/4/NEW_RAMS_LOGO.jpg" alt="">
If the property you have your eye on is up for auction, you may have to compete publicly against other bidders to buy it. But don’t let that intimidate you. 
The process of buying at auction is different from buying privately but it doesn’t need to be daunting if you’re prepared. You may even be able to bag a bargain.
BEFORE THE DAY
Attend as many auctions as you can to become familiar with the process before the property you want goes to auction. It will help you to feel more confident when it comes time to bid on the property you want.
If you don’t feel confident in bidding yourself, consider using a professional buying agent, or asking a friend or relative to bid for you. Ask the real estate agent a few days before the auction what the requirements are for having someone else bid for you. Make sure the person who’s bidding on your behalf knows your maximum bid. 
Know the market value and set a price limit. But don’t give away your maximum price: you may be able to buy for less if you bid well (see below for tips).
Have property inspections completed and have a solicitor check the contract to ensure you understand what you’re getting. There’s no cooling off period after an auction so you can’t change your mind. 
Ensure you have finance pre-approved as you’re legally bound to buy if yours is the winning bid at auction. Right after the auction, you will be asked to sign and exchange the contract and provide a cheque for the deposit amount. The deposit is usually 10%. Ensure you attend auction with your cheque in case you are the successful bidder.
ON THE DAY
Arrive early so you can prepare yourself. If the auction is on site, take another look around and ask the agent any final questions.
You’ll need to register to bid before the auction. Be prepared to provide proof of identification such as a driver’s license. 
THE BIDDING
To start the auction, the auctioneer will ask for an opening bid. It's up to you whether you'd like to get things started or wait for someone else to jump in first. A strong opening bid can intimidate other bidders but don't bid too close to your maximum straight away or you might find yourself quickly out of contention.
If no one offers an opening bid, the auctioneer may nominate a vendor bid to get the auction going. 
Once the bidding is underway the auctioneer will encourage further bidding and try to keep things moving.
When bidding: 
<ul>
<li>Bid confidently and don’t feel pressured. Strong bidding may put your opponents off and lead them to stop bidding sooner. </li>
<li>Don’t be afraid to bid in small lots and draw out the process, especially if there are few bidders competing. Doing this may put pressure on the vendor to lower their reserve price.</li>
<li>Stick to your limit and don’t bid more than you can afford.</li>
</ul>
Bidding continues until the price has reached a point where no one is prepared to go any higher. If the property at this stage has reached its reserve price - a price set before the auction by the seller as the minimum they will accept for the property - the property will be sold. If it has not reached that level, it will be passed in.
Quick tip: If the property is passed in, further negotiations will start immediately. The vendor will often give the highest bidder the first right to negotiate so it may still be beneficial to be the highest bidder. 
 
TO FIND OUT HOW RAMS CAN HELP EASE YOU THROUGH THE PROCESS, GET IN TOUCH WITH YOUR LOCAL RAMS HOME LOAN EXPERT OR DROP IN FOR YOUR FREE <a href="https://ad.doubleclick.net/ddm/clk/297896138;125002220;c" target="_blank">FIRST HOME BUYERS’ GUIDE</a>.
For more great property advice and tips on buying your first home from RAMS subscribe to <a href="https://ad.doubleclick.net/ddm/clk/297888910;125002221;c" target="_blank">The Great Australian Dream property series</a>.
For your free Property Observer eBook from RAMS, 12 tips for first-time buyers, covering everything you need to know when it comes to purchasing property, click here.
Disclaimer: Information in this material is general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you. You should also obtain independent professional advice relevant to your financial circumstances.
</body></html>

Buying at auction

<html><body>
<img src="/images/2015/11/4/NEW_RAMS_LOGO.jpg" alt="">
Land titles may seem technical but you need to understand them to know exactly what it is you own and what you can do with your property. 
The seller's real estate agent will be able to tell you what type of title the property has and it should also be disclosed on the contract for sale.  You should discuss the properties title with your solicitor. 
TORRENS TITLE
Most freestanding houses in Australia are registered with Torrens title. Under this system, a Certificate of Title provides proof of ownership. When the property changes hands the transfer is recorded in a land title register, which is administered by the state or territory government. 
If you buy a property with Torrens title, you own both the house and the land. There are fewer restrictions on what you can do with your property than other title types and you’re responsible for its maintenance.
STRATA TITLE
Units and townhouses are often registered with strata title. Strata title is based on Torrens title but the property is divided into lots which are sold separately. 
When you buy a strata lot, you own everything inside the building’s external walls, and sometimes also balconies, outdoor areas and parking spaces. You share ownership of common property such as gardens, external walls, driveways and stairwells with the other owners.
All owners in a strata building are members of the owners’ corporation which is responsible for the common property. 
You’ll pay levies into an administrative fund to cover day-to-day upkeep of the common property and a sinking fund to finance more significant capital works. You may also be asked to pay special levies for one-off expenses. 
Strata owners must obey the building’s rule. These dictate things like whether you can keep pets, where you can park, whether you can install cable television, and how you can renovate.  
Quick tip: Check the strata rules and who owns and maintains what before you buy. Also check the owners' corporation's finances and whether there are plans for any major building works. The owners' corporation records will show these details. You can inspect these records yourself for a fee or pay a company that specialises in strata searches to look into the records for you. Your solicitor or conveyancer will be able to help you find a service provider.
OTHER TITLES
Community title is adopts some of the characteristics of strata and Torrens title. You own your home and the land it sits on but you’ll also be a part owner in a scheme that owns and maintains common areas such as roads and recreational facilities like golf courses.
Older buildings may have company title. 
With a company title property, you buy shares in a corporation that owns the building. The shares give you the right to exclusively occupy a unit in the property and share use of the common areas such as gardens and stairways. 
Quick tip: The title type of the property you are considering may affect your ability to obtain loan approval.  Once you have identified a property of interest, seek early advice in relation to the title type.
 
TO FIND OUT HOW RAMS CAN HELP EASE YOU THROUGH THE PROCESS, GET IN TOUCH WITH YOUR LOCAL RAMS HOME LOAN EXPERT OR DROP IN FOR YOUR FREE <a href="https://ad.doubleclick.net/ddm/clk/297888901;125002216;g" target="_blank">FIRST HOME BUYERS’ GUIDE</a>.
For more great property advice and tips on buying your first home from RAMS subscribe to <a href="https://ad.doubleclick.net/ddm/clk/297888902;125002217;i" target="_blank">The Great Australian Dream property series</a>.
For your free Property Observer eBook from RAMS, 12 tips for first-time buyers, covering everything you need to know when it comes to purchasing property, click here.
Disclaimer: Information in this material is general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you. You should also obtain independent professional advice relevant to your financial circumstances.
</body></html>

Understanding titles

<html><body>
GUEST OBSERVER
A few short years ago, locations like Port Hedland in Western Australia or Emerald in Queensland were offering returns of up to 15%.
Well, that was then, this is now and the dive in commodities prices has been mirrored in property investment returns.
Adding to the slowdown, most lenders have dropped the LVRs on higher returning investments such as student accommodation and serviced apartments to levels that would have left many investors scratching their heads and wondering if the extra deposit required was really worth the returns.
This raises the obvious question of whether cash flow positive investments are dead or at least, needing urgent resuscitation.
Having owned several cash flow positive properties in both Queensland and WA, I know firsthand how much it can hurt when rentals start to fall.
Yet, despite this, I am still adamant that positive cash flow is the right investment strategy for most investors.
So, that means the next question is where in the current market can you find cash flow positive properties?
The answer is quite simple. You have to create them rather than hold off in the hope they find you.
Duplexes and dual key properties are the best and safest cash flow positive property an investor can acquire, particularly in today’s tough economic climate.
They can be developed in most metropolitan locations which means you don’t run the risk of fluctuating returns based on local industry plus there’s the opportunity for two rental incomes under one roof which generally shows a profit rather than a loss.
Duplexes also have the added benefit of a potential development profit through subdivision.
And this potential for development is really worth considering because instead of sitting back and waiting for capital growth you can create and drive equity, in turn, becoming a master of your own destiny.
Here’s a checklist of issues to consider:
Location due diligence is still just as important as any other property investment so narrow your search to growth areas with high rental demand for three bedroom dwellings.
Make sure the land is subdividable before you purchase. It’s too late once you’ve signed so think about enlisting the services of a town planner.
Find an experienced builder that has undertaken these types of build before and don’t over pay. Sure, it’s a bigger build but it’s all under one roof.
If you’re thinking about planning and subdivision always refer to local professionals who know the intricacies of the council with whom you will be dealing.
Finally, remember that you don’t need to sell the property to make a profit.
When you factor in things like agent’s fees and capital gains tax, you can actually access the same, if not more, equity by simply revaluing the property and increasing your mortgage.
This type of  “equity release” can then be used to move onto the next project and the duplex could still be cash flow positive, depending on the rental income.
This is a very sound strategy as the property can still create an income and gain capital growth while you continue to build your portfolio.
Paul Bieg is the founder of <a href="https://www.bigpropertyinvest.com.au/" target="_blank">Big Property Investments</a>
<a href="https://www.bigpropertyinvest.com.au" target="_blank" style="font-size: 12.16px; line-height: 1.3em;"> </a>
</body></html>

Are cash flow properties dead?

<html><body>
GUEST OBSERVER
The Reserve Bank of Australia has decided to leave the official cash rate unchanged at a record low of 2%, but said there was scope for a rate cut down the line.
In a statement on the RBA website, governor Glenn Stevens said:
"At today’s meeting the Board judged that the prospects for an improvement in economic conditions had firmed a little over recent months and that leaving the cash rate unchanged was appropriate at this meeting. Members also observed that the outlook for inflation may afford scope for further easing of policy, should that be appropriate to lend support to demand."
The US Federal Reserve is expected to start increasing its policy rate in the period ahead, the statement said.
Recent attention has focused on the widening gap between the official cash rate and the mortgage rates set by the major lenders.
All of the big four banks have raised their variable home loan rates, after the introduction of tougher new capital requirements designed to act as a buffer in case of financial crisis. The new prudential regulations followed the Murray report into the financial system.
Australia’s estimated seasonally adjusted unemployment rate for September 2015 sits at 6.2%. The RBA said today that there had been “stronger growth in employment and a steady rate of unemployment.”
The RBA said inflation is low and should remain so, forecasting it to be “consistent with the target over the next one to two years, but a little lower than earlier expected.”
We asked experts to respond to the RBA decision.
Timo Henckel, Research Associate, Centre for Applied Macroeconomic Analysis, Australian National University:
This is the right decision. There are signs of weakness in the economy and financial conditions have changed, with the four big banks raising their home loan rates and global financial markets remaining nervous, but there’s not enough there to lower rates further. They are already very low by historical standards.
Inflation is low, that’s true – but a number of the CAMA Shadow Board members are still concerned about easy money and the danger of fuelling asset prices bubbles. I think several Shadow board members would not be unhappy about the banks recently increasing the mortgage rate.
Moreover, this year has witnessed a dramatic fall in energy prices, which would have exerted downward pressure on prices, albeit only temporarily. At this stage it is not clear to what extent lower inflation is supply-side or demand-side driven.
Monetary policy has been expansionary for a long time and this is helping to rebalance the Australian economy, away from the resource sector to manufacturing and the service sector. Whatever slack is left in the system is probably best left to other policy measures, like fiscal and micro-economic policy.
Today’s decision will probably not affect the gap between the official cash rate and the big four rates. When the banks lifted their mortgage rates, they presumably did not do this in anticipation of the RBA changing policy. It would have been interesting had the RBA dropped rates – would the banks have reversed their recent rate increase? Probably not. I cannot judge whether the additional regulatory measures imposed on the banks exactly justify the increase in their home loan rates. No doubt these measures were also a welcome excuse for the banks to squeeze a little but of extra profit margin for their shareholders.
Recent events have confirmed that the RBA is not the only institution assigned with macroprudential objectives. There’s been a vigorous debate, both in policy and academic circles, about whether central banks should be concerned with asset price inflation and excessive credit growth and whether they should use interest rates to prevent asset price price bubbles from becoming too large. It is reassuring to see the Australian Prudential Regulation Authority taking its role seriously and assuming responsibility.
Guay Lim, Professorial Fellow, University of Melbourne
I support and agree with the no-change, wait-and-see decision. I have concerns that further cuts will fuel asset prices with little effect on real spending.
In coming weeks, we will probably better understand what’s happening with fiscal policy and what’s happening with the US rate.
Richard Holden, Professor of Economics, UNSW Australia
The RBA’s announcement following their decision to keep the cash rate on hold at 2% had a fair bit of hedging language including:
"Members also observed that the outlook for inflation may afford scope for further easing of policy, should that be appropriate to lend support to demand."
So, basically, the RBA will cut rates down the track if it decides to cut rates down the track. Got it!
The big four banks are unlikely to further change mortgage rates in response, having already hiked recently in response to heightened capital requirements, but a cut in the months ahead by the RBA still looks like a definite possibility.
 
Timo Henckel is research associate, Centre for Applied Macroeconomic Analysis, Australian National University and can be contacted <a href="https://theconversation.com/profiles/timo-henckel-990" target="_blank">here</a>.
Guay Lim is professorial fellow, University of Melbourne and can be contacted <a href="https://theconversation.com/profiles/guay-lim-103128" target="_blank">here</a>.
Richard Holden is professor of economics, UNSW Australia and can be contacted <a href="https://theconversation.com/profiles/richard-holden-118107" target="_blank">here</a>. All are authors for The Conversation.
</body></html>

RBA leaves cash rate unchanged at record low 2%

<html><body>
Prime property prices only increased by 1.9% in the year to September 2015 around the world, according to Knight Frank’s Prime Global Cities Index with Vancouver and Sydney leading the rankings with standout performances. 
The index, which monitors and compares the performance of prime residential prices across key global cities, reports an increase of 20.4% in Vancouver in the year to September 2015. A shortage of supply and strengthening local demand alongside foreign interest are the reasons behind the strong performance. 
Sydney ranks not far behind with an increase of 13.7%, while Melbourne sits in fifth place with an annual increase of 9.4%. The weak Australian dollar, an undersupply of new homes and a strong local economy are behind Sydney’s accelerating values, and to an extent Melbourne as well. In addition, Melbourne has been named ‘The Most Liveable City in the World’ for the fifth time in a row by the Economist Intelligence Unit. 
Michelle Ciesielski, director of residential research, at Knight Frank Australia said the lower Australian dollar had influenced the number of ex-pats buying back in Sydney and Melbourne, taking advantage of buying a prime property in these ideal conditions.
Shanghai also recorded double-digit annual price growth, up 10.7% in the year. The reversal of strict housing policies and the introduction of new fiscal measures, including tax and interest rate cuts, have fuelled demand in Shanghai. 
<a href="/images/2015/11/Screen%20Shot%202015-11-03%20at%204.46.36%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/11/Screen%20Shot%202015-11-03%20at%204.46.36%20PM.png" alt="">
Looking beyond the top rankings, the overall performance of the index was less than robust, Knight Frank noted.
The index now stands 34.1% above its low in Q1 2009 but its annual rate of growth is slowing. 
Kate Everett-Allen, residential researcher at Knight Frank noted the index’s annual rate of growth had slowed significantly from 7% two years ago to 1.9%.”
Some 73% of cities recorded positive annual price growth in the year to September down from 91% two years ago.
Singapore was the weakest performing prime market tracked by the index for the seventh consecutive quarter, but the rate of annual decline has slowed from -15.2% at the end of Q2 to -7.9% this quarter. 
Analysis by world region highlights that Australasia leads the Prime Global Cities Index, with an average annual price growth of 11.6%, followed by North America at 8.5%. Europe has entered positive territory this quarter with an increase of 0.8%. However, performance here varies from an increase of 9.4% in Monaco to -5.1% in Zurich. 
As QE unwinds and a US rate rise draws near, prime assets will remain on the radar of investors and HNWIs. The big question mark surrounds not Greece and the Eurozone but the slowdown in the Chinese economy. Wealth from China will continue to flow into overseas property markets with the UK, US, Canada and Australia being key target destinations. 
<a href="/images/2015/11/Screen%20Shot%202015-11-03%20at%204.44.04%20PM.png" target="_blank" style="line-height: 1.3em;">Click to enlarge</a>
<img src="/images/2015/11/Screen%20Shot%202015-11-03%20at%204.44.04%20PM.png" alt="">
</body></html>

Sydney shines in Knight Frank global cities report

The Gold Coast economy has grown by 25 per cent since 2020/21 to surpass $55 billion, but perhaps the more significant story is what sits behind the headline number.

For decades, the Gold Coast has been viewed through the lens of tourism, lifestyle and population growth. The latest State of the City Report suggests that perception is increasingly out of step with reality.

Released by Invest Gold Coast, the report ranks the Gold Coast as Australia's largest non-capital city economy and, perhaps more notably, second nationally behind Sydney for Economic Complexity, a measure that assesses the diversity and sophistication of an economy.

It's a result that places the Gold Coast ahead of Melbourne, Brisbane, Perth and Adelaide, highlighting the extent to which the city's economic base has broadened beyond its traditional industries.

Today, the Gold Coast supports more than 350,000 jobs, is home to over 83,000 businesses and generates $19 billion in annual exports. Manufacturing now accounts for 62 per cent of international export growth, while sectors including health, education, advanced manufacturing, technology and professional services are becoming increasingly important contributors to the local economy.

[smartcode_project:default project_id=150017 project_image_fid=372547]

Gold Coast Mayor Tom Tate said the report confirmed the city's evolution into one of Australia's most significant economies.

"The Gold Coast economy continues to grow at an incredible pace. This is no surprise to those of us who have watched the evolution up close," Mayor Tate said.

"As one of the most entrepreneurial, investment driven and opportunity focused economies in the country our ambition has been realised and possibilities are endless.

"The Gold Coast has built a reputation as the city that says yes. We say yes to investment, yes to opportunity and yes to people who want to build something.

"It's this mindset helping us drive major growth across health, advanced manufacturing, screen production, marine, technology and the knowledge economy."

[smartcode_project:default project_id=149670 project_image_fid=360975]

While population growth has been one of the defining stories of the past decade, the report points to a broader economic transformation taking place.

The city's knowledge economy now contributes $7.9 billion annually and supports around 31,000 jobs, while the health and wellbeing sector contributes $5.2 billion and employs more than 42,000 people. Together, the six priority sectors identified in the report account for almost $24 billion in economic output and more than 145,000 jobs.

One of the strongest examples is the Gold Coast Health and Knowledge Precinct at Southport. The 200-hectare precinct now contains more than $5 billion worth of health, education, research and innovation infrastructure and supports over 16,000 jobs.

The report also highlights the growing role of advanced manufacturing, particularly in aerospace, defence and modular construction.

Gold Coast-based Gilmour Space Technologies recently became the first Australian commercial company to attempt an orbital launch, while companies including Modscape and ModnPods are helping establish the Yatala-Stapylton corridor as one of Australia's fastest-growing advanced manufacturing hubs.

The city's entrepreneurial culture is also translating into business growth.

Since 2019/20, the number of businesses operating on the Gold Coast has increased by 22 per cent, while firms employing more than 200 people have grown by 80 per cent. The report suggests the next challenge is converting more local start-ups and medium-sized businesses into nationally significant companies.

Development activity remains another key indicator of confidence.

There are currently more than $23 billion worth of major projects underway across the Gold Coast, supported by a record 75 active cranes, a figure that now exceeds Brisbane and represents a 150 per cent increase since 2016.

[smartcode_project:default project_id=112024 project_image_fid=343235]

Importantly, the report notes the next phase of investment will need to extend beyond residential development.

While 93 per cent of crane activity is currently tied to housing, Invest Gold Coast argues future investment will increasingly need to focus on cultural, civic, infrastructure and industry-enabling projects that strengthen the city's long-term economic resilience.

Invest Gold Coast Chair Will Hodgman said the city was now benefiting from years of economic diversification.

"What is happening on the Gold Coast is the result of the city's economic base broadening, fuelled by industries with long-term, high-growth potential," Mr Hodgman said.

"This is no longer a secondary Australian economy, the Gold Coast is becoming a globally connected city with deeper capability across health, knowledge and creative industries, advanced manufacturing, technology and exports."

[smartcode_project:default project_id=108274 project_image_fid=365786]

Looking ahead, the Gold Coast's population is projected to exceed one million residents by 2046.

For a city that was once largely defined by tourism and lifestyle, the latest figures suggest the Gold Coast is becoming something more significant, one of Australia's most diverse and economically sophisticated urban economies, and increasingly one that national and international investors can no longer afford to overlook.

Joel Robinson

75 cranes, $23 billion pipeline and a $55 billion economy: Inside the Gold Coast economic boom

Ron Bakir's Homecorp has sold more than 75 per cent of the apartments in its wellness-driven Florence Residences in Surfers Paradise following its first weekend release.

The <a href="https://www.apartments.com.au/new-apartments/florence-residences-24-monte-carlo-avenue-surfers-paradise-qld-4217">26-storey project on Monte Carlo Avenue</a>, which commenced construction earlier this year, has seen a flurry of buyers secure their slice of the Gold Coast's latest wellbeing-focused offering in one of the nation's most competitive property markets.

Since the pandemic, the Gold Coast's population has grown by more than 11 per cent, a rate approximately four times faster than Sydney's, driven largely by lifestyle changes and interstate migration. While buyer activity has moderated in some markets nationally, demand for newly built dwellings on the Gold Coast continues to gain momentum as purchasers increasingly prioritise lifestyle, amenity, wellbeing, liveability and long-term investment potential.

&nbsp;

[smartcode_project:default project_id=150414 project_image_fid=372743]

Homecorp CEO Ron Bakir says buyers today are looking for more than just a home.

"What we are seeing is a shift in how people define value in property," Bakir says.

"What attracts residents to new developments is a desire for more than just a residence. They are looking for a place that complements their lifestyle, supports their wellbeing and reflects the way they want to live into the future.

"Lifestyle, longevity, proactive health, wellbeing, connection and a sense of community are increasingly shaping purchasing decisions, particularly on the Gold Coast, where these factors continue to be a major drawcard."

[smartcode_project:default project_id=150414 project_image_fid=372744]

Bakir says Homecorp is responding to this shift through an approach that places greater emphasis on design, amenity and experience working together to create places that feel considered, connected and enduring in value.

Inspired by Eastern European design, Florence Residences will comprise 120 apartments alongside a private residents-only wellness club featuring a resort-style rooftop pool, hot and cold plunge pools, a spa retreat, contemporary gymnasium, and a spacious yoga and Pilates studio.

The development will also feature a residents-only lounge with private dining facilities and a rooftop bar, premium outdoor entertaining areas, a hotel-style lobby lounge, generous bike parking, and pet-friendly amenities including a heated dog wash.

[smartcode_project:default project_id=150414 project_image_fid=372742]

A limited number of apartments remain available, with an exclusive collection of four-bedroom sub-penthouses set to be released in the coming months.

Florence is one of the latest additions to Homecorp's expanding multi-billion-dollar property portfolio, which also includes plans for a <a href="https://www.apartments.com.au/news/qld/homecorp-lodges-plans-for-260-million-moroccan-bathhouse-inspired-tower-in-budds-beach">$260 million development in Budds Beach</a> tailored to the growing wellness market.

A development application has been lodged for a 27-storey, 156-residence tower at 8–10 Acacia Avenue and 25–27 Oak Avenue, featuring a residents-only Moroccan spa-inspired sanctuary.

Apartments at Florence Residences are priced from $1,249,000, with construction expected to be completed by late 2027.

[smartcode_project_cta:default project_id=150414]

Buyers rush to Homecorp's Florence Residences as Gold Coast wellness trend gains momentum

The NSW Government has expanded its $1 billion Pre-sale Finance Guarantee program, broadening access for affordable housing providers and smaller residential developments as it seeks to accelerate housing delivery across the state.

The Minns Government says the program has already helped bring forward more than 600 homes across Sydney and regional NSW since launching in September 2025, with similar models now adopted in South Australia and Western Australia.

The latest changes, announced by Treasurer Daniel Mookhey and Minister for Planning and Public Spaces Paul Scully, are designed to improve access to finance for projects that have planning approval but are struggling to secure funding.

Among the key changes is an expansion of support for community housing providers. The program will now support up to 100 per cent affordable housing projects valued at up to $30 million when delivered by not-for-profit providers, while support for larger affordable housing developments will increase for projects worth up to $80 million.

The government says the changes will help accelerate the delivery of housing for low-income workers, older people, people living with disability, and those at risk of homelessness, while reducing reliance on direct grants or subsidised loans to bridge funding gaps.

The eligibility criteria for smaller residential developments have also been broadened. The previous $5 million minimum project value threshold has been removed and replaced with a requirement that projects deliver at least four homes.

Support has also increased for projects delivering fewer than 20 homes, with the guarantee now able to cover up to 75 per cent of dwellings in a development, capped at $30 million per project.

The changes are expected to particularly benefit smaller-scale and regional developments, which often face greater challenges meeting pre-sale requirements imposed by lenders.

Treasurer Daniel Mookhey said the scheme demonstrates how government can use its balance sheet to stimulate housing supply without relying solely on taxpayer-funded grants.

"The Pre-sale Finance Guarantee shows how this Government is using its balance sheet to reduce risk and unlock private investment, enabling new homes to move from design to construction faster," Mookhey said.

"This landmark reform allows us to deliver homes for working families at a lower cost to taxpayers, while also maintaining strong financial discipline."

Planning Minister Paul Scully said the program had already proven effective in bringing stalled projects to market.

"The Pre-sale Finance Guarantee has already proven it can unlock stalled projects and accelerate housing delivery by giving lenders the confidence they need to back good developments," Scully said.

"These changes will allow more affordable housing and smaller developments to access support so more homes can be built faster where communities need them most."

Housing Minister Rose Jackson said the expansion would help community housing providers overcome financing barriers that often delay projects.

"We know community housing providers are ready to build more homes, too often they're held back by barriers to finance," Jackson said.

"Expanding the Pre-sale Finance Guarantee helps remove those barriers so more affordable homes can get off the ground sooner."

The announcement was welcomed by the Property Council of Australia, which has long advocated for measures aimed at improving project feasibility and access to finance.

Property Council NSW Executive Director Katie Stevenson described the expansion as a practical intervention that addresses one of the most immediate constraints on housing delivery.

"This is exactly the kind of practical intervention we need right now, focused on getting projects out of the ground, not just approved," Stevenson said.

"It builds on a model the Property Council has worked closely with government to develop following calls for such a scheme ahead of last year's NSW Budget, so it's great to see it being expanded."

Stevenson said the reforms would help unlock projects that are ready to proceed but have been delayed by financing challenges. However, she noted that broader feasibility issues remain a significant barrier to increasing housing supply.

"The biggest challenge in NSW housing today is delivery. Too many projects have planning approval but are simply not financially viable to proceed under current settings," she said.

Speaking at the Property Council's NSW Housing Summit, Housing Minister Rose Jackson acknowledged that feasibility and financing pressures continue to constrain housing delivery, while reaffirming the government's commitment to work with industry on solutions.

Stevenson said the government's recognition of those challenges was encouraging ahead of next week's state budget.

"It's positive to see the government clearly recognising that feasibility pressures are now a binding constraint on supply," she said.

"With the Budget just days away, the focus must be on backing delivery, making sure projects stack up, finance can flow, and more homes can move from approval to construction."

The expanded Pre-sale Finance Guarantee forms part of the NSW Government's broader housing agenda, which also includes planning reforms, the NSW Housing Pattern Book, and a series of rezonings intended to increase housing capacity across the state.

NSW expands Pre-sale Finance Guarantee to unlock more affordable and regional housing

Design-led developer-builder Lowe Living has unveiled its latest residential development, Jardin House, marking its first foray into Melbourne's blue-chip City of Boroondara.

Located a short walk from Camberwell Junction, <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House</a> has been designed to appeal to affluent local downsizers and established families seeking a low-maintenance alternative to the large homes that have long defined Camberwell and surrounding suburbs.

The project will comprise a collection of two and three-bedroom apartments ranging from 92 sqm to 280 sqm, alongside a limited number of penthouse residences featuring rooftop terraces spanning more than 100 sqm, with optional private pools.

&nbsp;

[smartcode_project:default project_id=146717 project_image_fid=372212]

Lowe Living Co-Founder and Managing Director Tim Lowe said Camberwell represented a natural next step for the developer as it expands into some of Melbourne's most tightly held residential markets.

"Jardin House is an important project for our team as it marks the next evolution of our portfolio into different well-established blue-chip pockets of Melbourne," Lowe said.

"Camberwell, with its incredible walkability, family-led neighbourhood feel and superb access to education and transport, makes it a natural choice for us."

[smartcode_project:default project_id=146717 project_image_fid=372227]

Designed by Tristan Wong Architects, with interiors by Hecker Guthrie and landscaping by Acre, the development takes inspiration from the Art Deco architecture that remains a defining feature of many of Camberwell's established streets.

A curved facade, arched openings, textured brickwork and sculpted forms reference the suburb's architectural heritage, while extensive landscaping softens the building's presence and creates a strong connection to the surrounding tree-lined streetscape.

The project will be set behind a secure gated entrance, with residents arriving through landscaped gardens designed to create a transition between the public realm and private residences.

Inside, the residences feature natural stone and timber finishes, full-height glazing, Miele appliances and generous open-plan living areas designed for long-term owner occupation.

[smartcode_project:default project_id=146717 project_image_fid=372225]

While the apartments themselves have been designed to attract discerning owner-occupiers, it is the amenity offering that sets Jardin House apart from many other boutique projects currently launching across Melbourne.

The centrepiece is a 350 sqm private bathhouse curated in partnership with Aurora Spa &amp; Bathhouse founder Lyndall Mitchell.

The wellness precinct includes mineral pools, hydrotherapy experiences, a Himalayan salt room, sauna, steam room, cold plunge pools and dedicated relaxation spaces, creating what Lowe Living describes as a private wellness retreat exclusively for residents.

[smartcode_project:default project_id=146717 project_image_fid=372222]

The collaboration follows Lowe Living's recent partnership with Aurora at Maison Savoy in Brighton, although Jardin House is the first project to incorporate both indoor and outdoor wellness experiences.

Emma Lowe, Co-Founder and Managing Director of Lowe Living, said wellness was becoming an increasingly important consideration for apartment buyers.

"Collaborating with Lyndall Mitchell from Aurora Spa &amp; Bathhouse for a second time is an intentional nod to creating residences that are more than just homes, but a way to enrich the lives of our residents through wellness and longevity," Lowe said.

The amenity offering is complemented by a Technogym fitness studio, residents' lounge, private dining spaces and concierge services.

The launch comes as developers increasingly target Melbourne's established eastern suburbs, where rising land values, ageing housing stock and growing downsizer demand are creating opportunities for boutique apartment projects.

Lowe said the company expects significant generational wealth transfer across suburbs such as Camberwell in coming years, creating further demand for luxury apartment living.

"Camberwell is a blue-chip suburb where homes regularly transact for multiple millions of dollars," he said.

"The generational change of wealth in these locations expected in the coming years is significant, so we see an opportunity to create exclusive residences that appeal to older families and downsizers in order to meet this demand."

Apartments at Jardin house start from $1,195,000. The project forms part of Lowe Living's near-$1 billion portfolio of new developments across Melbourne.

[smartcode_project_cta:default project_id=146717]

Lowe Living launches Jardin House in Camberwell

As <a href="https://www.apartments.com.au/developments/north-sydney-nsw-2060">North Sydney</a> continues its transition from a commercial centre into a more layered residential and lifestyle precinct, a new generation of apartment developments is reshaping expectations around scale, amenity, and long-term liveability.

Improved transport connections through the Victoria Cross Metro, continued investment in dining and public spaces, and a constrained supply of new luxury apartments have sharpened demand for homes that combine proximity to the CBD with the privacy and outlook traditionally associated with harbourside houses.

At 177 Walker Street, <a href="https://www.apartments.com.au/developers/aland">ALAND</a>’s new apartment development <a href="https://www.apartments.com.au/new-apartments/the-walden-north-sydney-177-walker-street-north-sydney-nsw-2060">The Walden</a> enters the market with a distinctly residential approach to high-rise living. The 30-level tower will deliver 161 residences, ranging from one-bedroom apartments through to sub-penthouses and a full-floor penthouse, all oriented to capture uninterrupted views across Sydney Harbour, the Opera House, and out toward the Pacific Ocean.

[smartcode_project:default project_id=134323 project_image_fid=6395]

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, the project takes advantage of the site’s natural topography and elevated position above the harbour. Rather than relying on density alone, the architecture focuses on outlook, orientation, and spatial flow, with every apartment occupying a corner position to maximise natural light and cross ventilation.

Rothelowman says the site itself shaped much of the architectural response.

“The site has a long history in terms of its inevitable transformation and when we came in, we took inspiration from the idea of reestablishing a sense of the site’s natural terrain and fall. Our scheme aims to integrate with the terrain and the landscape, using the undulating site to slowly reveal glimpses and views of the harbour. The rotation of the tower off grid means every apartment has a view and is naturally cross ventilated. The building's colour palette is quintessentially Sydney, with bronze and sandstone and a luminescent green colour in the glass, making it very earthy and grounded in its location.”

[smartcode_project:default project_id=134323 project_image_fid=6399]

Inside the residences, the emphasis moves toward larger-format living typically associated with standalone homes. Kitchens sit at the centre of the apartments, connecting directly to open-plan dining and living areas before extending outward into expansive winter gardens and balconies. Calacatta marble, bespoke joinery, integrated appliances, and custom metal detailing are used throughout, while three distinct interior palettes, Terrace, Opera, and Harbour, allow buyers to personalise the spaces without compromising the architectural consistency of the project.

The larger residences place particular attention on separation between entertaining and private zones. In many apartments, master suites occupy the outer corners of the floorplates, allowing bedrooms to benefit from floor-to-ceiling glazing and harbour outlooks independent of the living spaces. Dressing rooms and ensuites continue the material palette through fluted detailing, freestanding baths, and layered stone finishes.

Rothelowman says the design intent centred on creating homes that feel enduring rather than transient.

“Our philosophy is all about the way people live in these spaces, and we wanted to create homes that reflect the quality of life in this unique Sydney location. The apartments showcase expansive living spaces that are generous, sophisticated, and bold, with the ability to connect with views throughout each apartment.”

[smartcode_project:default project_id=134323 project_image_fid=353235]

A separate four-storey amenity building known as The Pavilion expands the residential offering beyond the apartments themselves. Positioned alongside the tower, the building consolidates wellness, recreation, and social spaces into a dedicated resident retreat. Facilities include a 20-metre rooftop pool and sundeck, sauna, spa, ice bath, wellness studio, gymnasium, concierge service, wine cellar, residents’ lounge, private dining spaces, and dedicated co-working areas with meeting rooms and boardroom facilities.

The amenity mix reflects the buyer profile emerging in North Sydney, where owner-occupiers and downsizers are increasingly prioritising convenience, apartment scale, and long-term usability over purely investment-driven decisions.

The Walden also represents a significant milestone for ALAND, marking the company’s first major move into Sydney’s inner-city luxury apartment market after more than two decades delivering large-scale residential communities across Greater Sydney. Founder Andrew Hrsto says the Walker Street site stood apart because of both its positioning and its rarity.

[smartcode_project:default project_id=134323 project_image_fid=6390]

“As a company, we had been searching for a site in one of Sydney’s blue-chip locations, spanning the Eastern Suburbs, the Sydney CBD and the North Shore, and when we had the opportunity to purchase this site, we immediately recognised that it could be something iconic.”

At launch, The Walden recorded more than $103 million in sales, with buyers drawn to the project’s harbour positioning, apartment scale, and proximity to the Metro, which now connects North Sydney to Barangaroo in three minutes and Martin Place in five.

ALAND has commenced construction, and is expecting a completion date in 2028.

[smartcode_project_cta:default project_id=134323]

Jonathan Chancellor

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News