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GUEST OBSERVER
The rise in the CPI was well below expectations ... 
Regarding the headline, the CPI rose 0.5% in Q3, well below expectations. The annual rate was flat at 1.5%yr and only marginally up on the recent low of 1.3%yr in the March quarter. 
When you compare the chart of expected contributions to the Q3 CPI with the chart of actual contributions you can see there was widespread weakness or dissapointment. The one upside surprise is motor vehicles where prices rose slightly rather than falling as expected.
... &amp; the ABS estimates a significant positive seasonality ... 
The ABS estimates significant positive seasonality for the Septmember quarter of –0.4ppts. That is prices tend to see a larger rise in Q3. As such, the seasonally adjusted CPI rose just 0.1%qtr in the September quarter. 
... so core measures softer at 0.3%qtr.
The core measures, which are seasonally adjusted, came in at an average of 0.3%qtr, softer than expectations for a 0.5%qtr print. In the quarter, the trimmed mean rose 0.28%qtr while the weighted median lifted 0.29%qtr.
The annual pace of the average of the core inflation measures is now 2.2%yr, which is below the mid-point of the RBA’s target band. In addition, the six month annualised pace is just 2.5%yr, a moderated from the recent peak of 2.7%yr in Q1. Before that, the peak for the six month annualised pace of core inflation was 3.1% in 2013Q4. 
Is retail competition holding back traded goods inflation? 
What was particularly interesting was the very modest rise in food prices of just 0.1%qtr. There was a softer than expect 0.2% rise in fresh fruit &amp; vegetables due to the mix of a 8.2% rise in fruit mostly offset by a 5.9% fall in vegetables. Also falling in price in the quarter were bread &amp; cereal products, dairy &amp; related products, other food products and non-alcoholic beverages. We know that Australia’s grocery chains have been under increasing competition from new entrants who have been improving their domestic supply chains, opening new stores and openly competing with the incumbents on price. We suspect that this is not only holding prices down, despite rising wholesale prices associated with seasonal conditions and the weaker AUD, but actually pushing prices lower.
We were surprise in Q2 by the soft 0.3%qtr rise in meals out &amp; take away foods; in Q3 there was the more normal rise of 0.6%qtr. 
Other areas where we are saw ongoing deflationary pressures in tradable goods in the quarter was in telecommunications equipment &amp; services (–2.0%), clothing &amp; footwear (–1.1%), fuel (–1.7%), audio visual &amp; computing equipment (–1.4%) and somewhat surprisingly, domestic holiday travel &amp; accommodation (–0.9%). The later followed a surprising 5.4% fall in domestic holiday prices, which was much weaker than what the airfare data was suggesting. Was the correction or transfer into the CPI data delayed until the December quarter?
We had expected that sometime weaker AUD impact on international holiday prices to appear sometime in 2015 but in the June quarter we were surprised with the fall of 1.3%. We may now be seeing the start of the AUD depreciation impact of the with the 4.6% rise in the September quarter.
Non-traded prices are steady 
The pace of non-traded inflation remains modest with a 0.4% gain in Q3 holding the annual pace flat at 2.6%yr, up from the recent low of 2.3%yr in the December quarter 2014.
Helping to hold back momentum in non-traded inflation this quarter were ongoing modest gains in housing costs. This is due, in part, to a moderation in dwelling prices (0.7%qtr/4.3%yr) as the pace eased back in Sydney (1.1%qtr/7.0%yr from 2.4%qtr/8.1%yr in Q2) and we saw the first outright fall in Perth (–0.3%qtr/1.9%yr) since June 2009.
Dwelling costs inflation is starting to ease in Sydney as it has been doing for some time in the other capital cities. In addition, rental inflation continues to moderate, as does utility price inflation. This all matters. Where housing inflation goes, so too goes non-traded inflation.
Looking forward it is housing remains key but watch the spread of price increases
For Q4, as long as crude oil prices don’t surge again from here, or the AUD collapses, then transport fuel should be a modest drag on the CPI. To some extent, the magnitude of the drag will depend on the refining margin for Singapore gasoline, which we don’t expect to narrow in any meaningful way between now and year end.
We are surprised that the weaker AUD has not shown up more in some price resetting for clothing &amp; footwear, household furnishings and, possibly, audio visual and computing equipment. As such, we have tempered our view on AUD pass through this year. We are also closely watching what is happening to motor vehicle prices; the lower AUD is a positive for prices but the Free Trade Agreements we have signed with major auto producers represent a meaningful offset. Was the 1.1% rise in Q3 just a one off price reset or the start of a more meaningful adjustment for Australian auto prices. We expect to see a little more in Q4.
For non-traded inflation, rents continues to ease and dwelling prices have moderated a touch as Sydney prices come off the boil. 
Of course after seasonal adjustment and the trimming of the more extreme moves, housing inflation remains a key factor determining the outlook for core inflation. Our preliminary estimate for the average of the core measures for Q4 is 0.6%qtr/2.2%yr with more negatives trimmed out.
 
Justin Smirk is ‎senior economist, Westpac Group and can be contacted <a href="https://www.westpac.com.au/about-westpac/westpac-group/" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

Broad based softness points to a retail price squeeze: Westpac's Justin Smirk

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The Gold Coast's sub-$1 million market has been buzzing with a mix of local upgraders and southern investors and seachangers, according to estate agent John McGrath.
It has also been an excellent year for prestige property with the entry level of the region’s Top 50 Home Sales (Gold Coast Bulletin) in FY15 rising to $2.5 million from $1.323 million in FY14.
John McGrath says the China Factor – a key element in Sydney and Melbourne’s booms, is increasingly at play in Queensland and especially on the Gold Coast.
The juwai.com property portal reports purchasing intent up by 1,120% YOY, which is not surprising as more Chinese developers build locally and market their projects directly back home.
Construction on the long-awaited $1 billion Jewel hotel and apartment project at Broadbeach by its Chinese owners began in March and the first non-stop flights from the Gold Coast to China have now commenced.
"I remain very optimistic about South-East Queensland.
"The weakening dollar will boost tourism, there are a slew of new infrastructure projects underway and the economy appears to be responding to new political management.
"While the Gold Coast has always had a good international reputation, Brisbane is increasingly asserting itself as a sophisticated global city, particularly following the G20 in 2014.
"The ‘big country town’ stigma of old has been eroded by a continuing undercurrent of social, economic and cultural change.
"Once state economic conditions improve and Sydney slows further, the South-East Queensland property market will be ready to roar," he said.
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SEQ ready to roar: John McGrath

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Sydney residential vacancy rates were largely stable in for the first month of Spring, according to data released by the Real Estate Institute of New South Wales.
The number of properties for rent across Sydney rose 0.1% to 1.9% in September. 
REINSW President Malcolm Gunning said middle Sydney gained 0.4% to 1.9%, outer Sydney rose 0.1% and inner Sydney fell 0.2% at 2.0%.
“The market is stable,” Mr Gunning said.
“Supply is meeting the demand due to large volumes of new property on the market. 
“Sydney is the job destination for Australia and there is strong migration. This is why we are seeing low vacancy rates,” Mr Gunning said. 
The Hunter region saw a rise of 0.2% after a 1% increase in Newcastle to 4.0%.
In the Illawarra the overall vacancy rate retreated 0.1% to 1.5%, despite a rise of 0.6% in Wollongong.
The regional areas Northern Rivers has the lowest availability with a vacancy rate of 1.1%, down 0.2%.
The Mid-North Coast was up 0.1% at 1.5%, while Albury and Murrumbidgee had a vacancy rate of 2.3% with a gain of 0.4% and 0.9% respectively.
  
* Suburbs included in ‘inner’, ‘middle’ and ‘outer’ Sydney are those falling within the Sydney Statistical Division as per the Australian Standard Geographic Classification of the Australian Bureau of Statistics.
‘Inner’ includes suburbs in the following LGAs: Ashfield, Botany Bay, Lane Cove, Leichhardt, Marrickville, Mosman, North Sydney, Randwick, Sydney, Waverley and Woollahra. 
‘Middle’ includes suburbs in the following LGAs: Auburn, Bankstown, Burwood, Canterbury, Canada Bay, Hunters Hill, Hurstville, Kogarah, Ku-ring-gai, Manly, Parramatta, Rockdale, Ryde, Strathfield and Willoughby.
‘Outer’ includes suburbs in the following LGAs: Baulkham Hills, Blacktown, Blue Mountains, Camden, Campbelltown, Fairfield, Gosford, Hawkesbury, Holroyd, Hornsby, Liverpool, Penrith, Pittwater, Sutherland, Warringah, Wollondilly and Wyong.
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Sydney's stable rental market in September

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James Kennard, from the Kennards Self Storage family, has sold his 1890 Glebe mansion to buy in Bronte.
<a href="https://www.domain.com.au/244-glebe-point-road-glebe-nsw-2037-2011873857" target="_blank">Hartford, a magnificent Queen Ann manor</a> featuring five bedrooms, two offices and three marble bathrooms managed to achieve a $4,228,000 sale.
The mansion features a self-contained garden studio and the expansive lower-level former staff quarters encompasses a bar room with an adjoining wine cellar, a games room, art studio space, a workshop and storage.
It sold at $3.85 million in late 2013.
McGrath Real Estate's Michael Glynn handled the listing.
Kennard made a $5,325,000 purchase in the same month, this time on Yanko Avenue, Bronte.
Kennard bought a striking contemporary beachhouse on a 616sqm block.
Designed by Smyth and Smyth, the five bedroom estate was recently completed in 2014.
The property also boasts resort style gardens and three marble bathrooms.
The Bronte listing was with Jason Pantzer of Phillips Pantzer Donnelly.
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James Kennard sells Queen Anne Glebe trophy mansion in Bronte beachhouse move

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The Waterhouse clan have bought a sizeable Randwick investment, but it's not trackside.
Robbie and Gai have emerged as the $10.75 mililon buyers of a nearby Belmore Road shop-top building with 12 residential apartments above three retail shops.
The art deco three storey building is a 905 sqm holding at <a href="https://www.domain.com.au/35-43-belmore-road-randwick-nsw-2031-2012088318" target="_blank">35-43 Belmore Road</a>, a premium position on the eastern side directly in front of a pedestrian crossing opposite Silver Street.
It was marketed as having a gross annual rental of $575,000, with tenants including Flight Centre, when sold recently by Michael Laing at Raine and Horne on a 5% gross yield.
There were 24 bedrooms all up.
The legal paperwork lodged by their solictor John Miller came without any registered mortgage.
Of course nearby Royal Randwick, to Gai's late trainer father, Tommy Smith, has always been hallowed turf. 
It was in 1941 when TJ went to the Australian Jockey Club and registered blue and green racing colors for himself, and took out a permit to train at Kensington, opposite Randwick. 
This article was first published in the Sunday Telegraph.
 
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Waterhouse clan buy Randwick shop top row

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The listing of architect Philip Perrie​'s Bronte home offers the chance to have Hollywood actors Simon Baker and Rebecca Riggs as neighbours. 
The three-level home, positioned on the ridge in <a href="https://www.realestate.com.au/property-house-nsw-bronte-120395121" target="_blank">Bronte’s dress circle</a> with outlook towards the beach and ocean, has been listed by Pauline Goodyer at Goodyer Real Estate.
It offers, like next door which sold last month to the Hollywood couple for $6.5 million, double garage acsess into the house, where the entry level has kitchen, dining and living spaces. There are three bedrooms on the first floor and spa bath in the ensuite with an ocean outlook. The ground floor has a large family room opening onto a poolside terrace. Perrie's house was built in 1999 and renovated this year on its 332 sqm block. It last traded for $650,000 in 1994. 
This article was first published in the Sunday Telegraph 
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Architect Philip Perrie's Bronte offering

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The Paddington residential home price record has almost been doubled when the converted Windsor Castle hotel was snapped up for about $13 million.
<a href="https://www.realestate.com.au/property-house-nsw-paddington-120670425" target="_blank">The landmark lavish former Windsor Castle Hotel</a> was strangely bought by hotelier Ben May and his wife, Lucy who has been renting in the east after recently selling his Bungan Head home.
The previous suburb residential record stood at $7.75 million.
The new residence its stark polystyrene-looking exterior has been three years in construction by interior designer Rita Polovin and her husband, former restaurateur Peter Polovin <a href="https://www.commercialrealestate.com.au/property/72-windsor-st-paddington-nsw-2021-7687778" target="_blank">who paid $4.3 million in 2009</a>. At the time the price was going backwards at it fetched $5 million in 2007.
The house, sold through Ballard Property and Sotheby's, was designed by X.PACE Design Group spanning four spacious levels with 770sqm of internal living space flowing to 250sqm of outdoor areas with landscaped gardens designed by Annie Wilkes. 
Prior to renovation (below).
<img src="/images/2015/10/28/Screen%20Shot%202015-10-28%20at%203.33.11%20PM.png" alt="" width="613" height="456">
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Converted Windsor Castle Hotel sells for record residential Paddington price

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Capital Corporation and Bluestone Property Group have merged to create a developer with a current pipeline of more than $2 billion worth of projects.
The new entity, <a href="https://capitalbluestone.com.au/" target="_blank">Capital Bluestone</a>, will have Capital Corporation founder and managing director Steve Grant as executive chairman, while Bluestone founder and managing director Ben Fairfax will continue in that role. 
Capital Corporation’s 25-year track record covers residential, commercial, industrial and retail property development. They concentrate on joint ventures around long term projects especially with a speciality in asset-strong entities including religious organisations and league clubs.
Its achievements include Sydney’s 172-hectare Norwest Business Park.
Capital has delivered a $700 million portfolio of 45 buildings, and accommodated the workspace needs of more than 1,000 businesses since 1990.
Since 2010, Capital has delivered a further $570 million in development partnerships, and as a combined group Capital Bluestone has delivered over $2.5 billion in total project completions.
“Formally joining together was a natural evolution of our relationship,” said Grant.
Bluestone Property Group, founded by Ben Fairfax in 2009, is aiming to complete work at its $750-million Sutherland shire project Woolooware Bay Town Centre in 2016.
The project will have more than 600 apartments, a shopping, dining and entertainment precinct and a rejuvenated new club for joint venture partner the Cronulla Sutherland Leagues Club.
All 460 available apartments have sold out in Woolooware Bay since launching in January 2014  – 97 percent to locals.
Other major projects includes a $143-million project called Veridian, a joint venture with Kogarah RSL Club, which will deliver the club with a new 2,000 square metre floor. Above the club, two 11-storey buildings will include 220 apartments in a mix of mainly one and two-bedroom types.
Also in the works is Esplanade, which will redevelop the existing Sydney Ice Arena on Norwest Lake into an integrated vertical waterfront community comprising residential towers, offices, cafes and bars.
“It’s something totally different for this part of Sydney. You say Norwest and people think business. It’s time to turn this into an absolute destination for high-end dining, business and apartment living,” said Grant.
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Merged entity Capital Bluestone has projects worth more than $2 billion

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The Australian Property Institute's proposal to modernise the organisation has received strong support from members.
At the API's extraordinary general meeting (EGM) in Adelaide, the motions passed with 90% of votes in favour.
At least 66% approval was needed to pass the resolutions, which include:
- the API to become a company limited by guarantee,
- and to adopt the proposed new constitution.
The new structure and governance is expected to come into effect from January 1, 2016.
"This is a real transition, a culture change from 2016 onwards, the API would serve the members, provide advocacy, develop and uphold professional standards," API chief executive Mike Zissler said.
API national president Tyrone Hodge would become chair of the new organisation until the AGM in May next year.
New members would also be nominated for election to the board at the meeting, with some current members staying to ensure continuity.
“There is still a lot of work to be done finalising charters, policies and guidelines, however, the outcome of the EGM is a tremendously positive step forward for the API," said Zissler.
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API members pass much needed modernisation reforms

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A commercial property in Melbourne's Collingwood with development potential has sold for $3.535 million at a bullish rate of $8,838 a square metre.
The <a href="https://www.realcommercial.com.au/property-land+development-vic-collingwood-501694837" target="_blank">111-115 Langridge Street</a> building sits between Hoddle Street and Wellington Street, three kilometres from the Melbourne CBD.
"This was a very popular property, attracting 130 plus enquiries during the marketing campaign, many of whom attended," said Teska Carson selling agent Tom Maule, who along with Michael Ludski, sold it to a local owner-occupier.
The property comprises a two-level, 754-square-metre commercial building on a 400-square-metre site, zoned Commercial 2 with frontages to Langridge Street, Rupert Street and Montague Street.
The lease is for short term only.
The property, listed for the first time in more than 35 years, is within close proximity to Gertrude and Smith street commercial precincts and transport.
He said the sometime working class suburb had undergone gentrification in recent years, driven by the area’s lifestyle amenities, mostly within walking distance.
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Commercial building in Melbourne's Collingwood sells for $3.5 million

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.

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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."

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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.

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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."

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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.

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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."

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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.

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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.

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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.

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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."

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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.

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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.

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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.

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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.”

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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.”

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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.

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“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

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