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GUEST OBSERVER
In my last article, I’m not sure if I could hide my intense <a href="/expert-insights/the-ripe-apple-for-investors-oasis-gavin-mcpherson">upside expectations</a> for the Gold Coast.
Discussing South East Queensland more generally however, it would be remiss of me not to discuss Brisbane. In fact, let me explore Brisbane a little more intimately than the Gold Coast.
So while I am a firm advocate that while I believe Sydney and Melbourne growth has finished, please note in neon lights...this boom isn’t finished yet. It’s just moved north. In my business, we have confidently purchased well over $150 million of property in South East QLD property since 2014.and with the next 2 years expected to look like Sydney’s past 2 years, we look set to confidently double or triple this number.
Of course, a ‘bubble’ is a term that I try and avoid using, because it tends to lump all areas in a region in the same basket expecting growth of, but for those that hold out desperately for a prediction, one might detect that I am not backing away from my recently held belief that the Brisbane and Gold Coast markets are about to explode.
Of course, this could give a false sense of security for those anticipating growth if they own in these areas, or future growth if they and investing now. A few points to be careful of:
I am a universal student of history...and history has always told me that markets always recover in a financial sense from a “bottom up” perspective. By way of example; everything that is in the low price band (ie: $250k - $300k) moves first. This then precipitates a net movement upwards in the market place as sellers who are displaced by this movement (and buyers who have been pushed up into a better amenity) now have pressure to buy in a higher price band. This is a quite natural phenomenon, and one that is entirely predictable.
If the above (“bottom up”) phenomenon works in a financial sense, the same can also be said from a geographical perspective. I call this part the “in/out” perspective. That is, those areas and precinct in the ‘epicentre’ of the action (usually a CBD) get the most attention, and eventually the outlying areas and suburbs realise attention from the market as buyers are displaced to more affordable areas in their search for value and amenity. Again...no conspiracy theory here to ponder. It makes sense right?
We tend to call this the “ripple effect”. I am happy with this term. What I am not happy about is the fact that the markets always behave in this pattern, yet we as investors seems to try and re-write the rule book each market cycle and wonder where growth will occur next? Why wonder? It has always been thus.
By way of example of the “ripple effect” taking place...I cite a property that my Buyers’ Agency purchased approximately 16 months ago in New Farm, Brisbane. A 2/1/1 in a small block of 10, we purchased this for $343,500 for our client. At today’s price in New Farm, we know recent sales point closer to $480,000...an almost 40% increase. 
Now, taking last year’s approximate capital growth figures of Brisbane (6-8% dependant on source)...one has to note that while New Farm statistics point to almost 25% growth, laggards such as Chermside (who carry the burden of being too overdeveloped) suffered a minus two percent (-2%) price decrease. Again, this demonstrates the “ripple effect” perfectly, despite creating confusion around the data on Brisbane’s growth and opportunity.  
Now of course, to suggest as a strategy of buying in the ‘next best’ district outside of what has just seen significant price growth would be disingenuous of me. It’s not that simple. You will need to still rely on specific data and features in particular areas that have a better chance of above trend growth in this phase of the market ahead. Furthermore, you need to be genuine about where those limitations might lie. 
By way of example, areas that have become part of Brisbane’s urban sprawl like Logan City, are unfortunately, for me at least; a no go zone. I should emphasise...these areas will grow; that is not in question (just like Blacktown has in Sydney recently.) The problem is that their ‘once in a cycle’ uptick is almost always followed by a precipitous downturn and many years of stagnant growth afterwards, while the better areas general show a more linear (and upward) growth pattern. Furthermore, don’t get me started on your tenants you’re likely to encounter over that cycle. 
The downside tenancy issues that often fester in cheaper housing in lower socio economic areas over the longer term can dwarf the upside of the high rents. High [potential] yields can be useless when you’re caught in tribunal QCAT or RTA) with a family not paying rent for 4-10 weeks every year with a property in the wrong suburb.  
I don’t say all this to be politically incorrect. I say it because a) I’ve made these mistakes and b) we are trying to make money, not win a Nobel peace prize! Stick to tried and tested areas. Over time, in fact, since biblical times...affluence has tended to breed more affluence.  Go with it. 
So my advice for Brisbane is to look for those areas where affluence is shown consistently in land values, yet still has a predisposition to growth in this current market.  My current tips are Paddington, Auchenflower, Spring Hill and Hawthorne in the $500,000 to $1,200,000 price range. Again, on the premise that “the cure for low prices is low prices”; I’m confident that these areas should reflect growth commensurate with their lack of development and absolute popularity for the districts.
And as for when...I’m expecting it soon!
Gavin McPherson is chief executive officer of Oasis Property Buyers Agency and author of "Value Investing in Property: What would Warren Buffet do if he was investing in property in Australia?" He can be contacted <a href="https://www.oasisproperty.com.au/oasis-buyers/oasis-property-buyers.php" target="_blank">here</a>. 
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jchancellor-FAypfDUnLy

The ripe apple for investors part two, Brisbane: Oasis' Gavin McPherson

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A Bridgeman Downs, Brisbane home has been listed for sale, marketed along the lines that it is along the lines of homes expected in Ascot.
The <a href="https://www.realestateview.com.au/Real-Estate/14-flametree-street-bridgeman-downs/Property-Details-buy-residential-9170002" target="_blank">14 Flametree Street Brisbane</a> property has been listed with $2.425 million hopes through Brian McGrath at Ray White Chermside.
This is the first time this property is offered to the market.
The property sits on 1845 square metre and takes in views over the surrounding suburbs through to the waters of Moreton Bay.
The property also offers a guest-pool house.
Bridgeman Downs, about 14.5km from the Brisbane CBD, recently transformed some areas of open forest into up-market contemporary housing.
The median house price for <a href="/news">Brisbane Downs is $736,500</a>, according to CoreLogic RP Data.
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Bridgeman Downs home with Ascot touch for sale

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Getting the signature on the property sales contract is the major focus of estate agents.
They and their vendors have only ever had peripheral interest in the money trail, and even less regard for the buyer's country of origin.
Some agents suggest under the Privacy Act they actually have no authority to ask for such details of a prospective purchaser.
And honest buyers are often shy in being forthcoming, while others simply set out to be outright deceptive.
But the civil fines estate agents soon face under proposed Federal Government legislation will change some of that disregard.
Foreigners are barred by law from buying established residential property unless they are temporary residents, and in that case, must sell when they leave the country. 
But illegal residential property sales and retention have been inevitable - and mostly under the radar - under the current negligible enforcement system, the Foreign Investment Review Board chairman Brian Wilson recently admitted, saying a national register for property transactions was needed.
Be it a $265,000 illegal purchase, as identified by Treasurer Joe Hockey, or the recently sold $39 million Point Piper trophy home.
Some are bought by overseas buyers whose children typically call the vast mansion their home while studying, but more often these home are just left empty, much to the neighbourhood's consternation.
Keeping track won't ever be easy as there are about 11 million residential dwellings in Australia, and about 600,000 property transfers every year.
Soon estate agents and and perhaps more significantly, solicitors will be at the frontline of surveillance.
Rather than turn a blind eye, they will incur fines in the face of illegality.
Not all estate agents will be worse off.
After-all the new penalties regime includes stronger re-sale powers - even capturing any capital gain made - which means another estate agent is set for the ensuing extra commission. 
This article first appeared in the Daily Telegraph. 
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Estate agents will soon be on frontline of FIRB surveillance

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Magic Mountain, the iconic family theme park situated on the Sapphire Coast of New South Wales, near the town of Merimbula is on the market.
The award winning business has an <a href="https://www.burgessrawson.com.au/3P0737#.Vftfx94bSkg" target="_blank">asking price of $3 million</a>.
A unique business and development opportunity is for sale through Raoul and Billy Holderhead at Burgess Rawson.
The owners, Alan and Jean Richardson bought the theme park in 1997, keeping Magic Mountain in the family business ever since.
The park is advertised with a strong trade history and steady growth, recently ranking in the Top 10 attractions for the South Pacific region on Trip Advisor and South Coast NSW Tourism Awards.
The 46.93 acre site on two titles has road frontage of over 950 metres and significant scope for additional development STCA.
The park's key attractions include the Toboggan Run, a 900 metre track fully imported from Germany and the 'Diamond Python' Roller Coaster, the only roller coaster on the south-east coast of Australia, imported from Italy.
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Magic Mountain, Merimbula theme park listed

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GUEST OBSERVER
As lenders seek to wind back their level of investment lending, competition in the owner occupied space has started to heat up. 
Many lenders were starting to offer some “very competitive” owner occupied home loans in a bid to pick up more of this business. 
Over the past few months, many of Australia’s lenders have made significant changes to their investment product pricing and policy in a bid to curb their level of investment lending growth. 
But just because many of Australia’s lenders are actively trying to reduce their level of investment activity, doesn’t mean to say they are not hungry for business – quite the opposite.
Australia’s lenders are just as hungry for business as they ever were and because the Australian Prudential Regulation Authority has told them to limit their level of investment lending growth, the lenders have been forced to turn their attention to owner occupiers.
Many of Australia’s lenders are currently offering owner occupied borrowers a raft of incentives including, interest rate discounts, cash back offers and fee waivers. 
In the 20 years I have worked in financial services, I have never seen the level of lender competition we are witnessing now. Regardless of whether people are looking to buy a home or refinance their current property, they can be guaranteed of securing an incredibly competitive home loan deal.
For those borrowers who have been in the same home loan product for a while, now may be a good time for them to give their mortgage a much needed spring clean. A good de-clutter never goes astray and often borrowers uncover financial aspects of their life that need some reassessment or to be changed altogether. 
Borrowers who give their home loan a spring clean may realise that they are in the perfect position to refinance their mortgage.
Refinancing may allow borrowers to repay their home loan sooner and ultimately achieve their next financial goal sooner. 
Further, refinancing can be a great way for borrowers to lower their mortgage repayments, consolidate their debt and even access equity in their home.”
John Flavell is chief executive officer <a href="https://www.mortgagechoice.com.au/" target="_blank">Mortgage Choice</a>.
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Competition for owner occupied business heats up: Mortgage Choice's John Flavell

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<div class="column">Australia is still creating jobs – it is just that job growth is still just covering new entrants to the job market, resulting in a jobless rate that hasn’t budged over the past year.</div>
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 But if business and consumer confidence lifts in response to the end of political uncertainty, boosting spending, investment and employment, then the jobless rate may trend lower to 5.5 per cent over the next year.
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 Healthcare is the biggest employer and the sector was the biggest job creator over the past year. Unfortunately the data on employment by industry is still volatile on a quarterly basis. In fact the data suggest that Mining was the biggest job creator over the last three months – a result most would find hard to reconcile. But the big picture story is consistent: Healthcare leads the way.
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 Employment in the manufacturing sector hit new lows in the latest quarter, shedding just over 42,000 jobs. Manufacturing still remains the sixth largest employer in Australia but it appears set to drop another position in the next year. The good news is that the jobs are being more than made up elsewhere. 
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What does the data show? 
Industry employment: 
Employment rose by 78,000 over the three months to August after a gain of 82,800 in the previous three months. It was the strongest back-to-back gain in jobs since late 2010.
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 Employment rose in 10 of the 19 industry sectors. Employment rose most in Mining (up 19,300) followed by Education &amp; Training (up 15,900) and Construction (up 14,000).
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 In the quarter, the number of jobs fell the most in Professional, Scientific and Technical Services (down 58,700), Manufacturing (down 42,300) and Wholesale Trade (down 17,100).
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 Healthcare remains the biggest employer with 1.47 million employees (12.4 per cent of the total) followed by Retail Trade (1.21 million jobs or 10.3 per cent) and Construction (1.05 million or 8.9 per cent). Over the past year, Healthcare added 87,500 jobs, well ahead of Professional, Scientific and Technical Services with a gain of 29,100 jobs.
What is the importance of the report?
The Australian Bureau of Statistics (ABS) provides detailed labour market figures one week after releasing ‘top level’ statistics of employment &amp; unemployment levels across states and territories. The detailed data is useful in identifying broader underlying trends and instructive about the health of the economy. 
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What are the implications for interest rates and investors? 
The Reserve Bank Board minutes noted that demand for labour has improved “particularly in service sectors” with members noting “that spare capacity remained and wage pressures continued to be weak.” In other words, the RBA is in no rush to change rates in either direction. Healthcare will continue to provide opportunities for businesses, consumers and investors in coming months.
Craig James is the chief economist at <a href="https://www.comsec.com.au/default.aspx" target="_blank">CommSec</a>.
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Strongest jobs growth in years: CommSec's Craig James

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An international style penthouse that sold six years ago for $8.1 million in Elizabeth Bay is one of the latest homes where the FIRB is seeking forced divestment, after its owners came forward in the amnesty on illegal purchases that ends in November.
The top-floor company title apartment at Darnley Hall on Onslow Avenue was bought by Paul Longmuir and wife Elain Wei Ah Kwan in 2009 from Tony Benjamin, the property investor best known for ownership of the Holiday Lodge Hotel, Potts Point historic terrace.
The Longmuirs have since spent $16 million buying in Bellevue Hill, but the Bellevue Hill home is not under suspicion for breaching any foreign investment rules. 
It was a seven bedroom Bellevue Hill property sold by the Indonesian media mogul Eddy Sariaatmadja.
As the departing Elizabeth Bay Longmuir couple came forward themselves under Joe Hockey's crackdown, they will have 12 months to sell the home, though there are unconfirmed suggestions it may have already been quietly sold. No knowledge of any fresh sale by the last selling agent, Jason Boon at Elizabeth Bay's Richardson &amp;Wrench agency.
Sales must take place within three months for owners who do not come forward voluntarily.
Additionally by coming forward the owners will keep all the capital gain appreciation, but next year under tough new laws being debated in parliament currently, they will risk their gains.
The other homes up for divestment are in Ardross in Perth, Underdale in Adelaide, Stretton in Brisbane and Labrador on the Gold Coast.
The Darnley Hall penthouse renovation was described as "hard to pin down as being from one particular place," by Tony Benjamin's then partner, Kym Elphinstone, an arts consultant.
"This could be Sydney, Paris, London, San Francisco or Hong Kong and is the result of inﬂuences drawn globally," <a href="https://www.tonkaandjelkovicdesign.com/portfolio/" target="_blank">Kym noted.</a>
"We travel a lot and I guess we’ve pulled together what we like from different places as sympathetically to our own environment as possible."
Inspired by French-born botanist Patrick Blanc’s much-published vertical garden walls on buildings throughout the world, the couple decided on as much greenery as possible on the terrace. 
A former bedroom has been converted into a state-of-the-art kitchen that also opens up to the terrace through original French doors
High ceilings, original architraves and grand rooms were all period features that had been the main attraction when they bought in 2007. 
The purchase triggered a two-year period of re-modelling and restoration with the collaboration of interior designer Tonka Andjelkovic, with a difﬁcult existing ﬂoor plan. 
Above images courtesy of <a href="https://www.tonkaandjelkovicdesign.com" target="_blank">Tonkaandjelkovic design</a>.
Below picture was taken prior to renovation.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2015/09/17/1602_192482_3_1194772641.jpg" alt="" width="477" height="318"> 
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Inside Darnley Hall, Joe Hockey's latest forced FIRB trophy Sydney divestiture home 

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Cobbs Hill, a historic Adelaide Hills property has been listed for sale.
The <a href="https://www.realestate.com.au/property-acreage+semi+rural-sa-oakbank-120527845" target="_blank">382 Swamp Road</a> home has been listed with $5.5 million hopes through Dee-Anne Hunt at Harcourts Adelaide Hills.
Built in 1854, Cobbs Hill had been the home to only five families.
Roger and Sally Cook have lived there for 25 years and have restored period features including high ceilings, thick stone-walls and decorative cornices. 
The property is well suited to almost any agricultural pursuit. Originally a resting station for the Cobb and Co coach horses in the 1800's; it is now a well maintained, income producing cattle property and vineyard. 
The Cooks established a 250 acres vineyard of Sauvignon Blanc, Chardonnay and Riesling produce award-winning grapes that are supplied several well-known wineries. 
The Adelaide Hills is located 20 minutes to the Adelaide CDB.
Offers are due October 19.
The median house price for the nearby suburb of <a href="/news">Oakbank is $555,000</a>, according to CoreLogic RP Data.
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Historic Cobbs Hill, Adelaide Hills listing

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A hilltop East Fremantle home has been listed for sale.
The <a href="https://www.realestateview.com.au/Real-Estate/42-alexandra-road-east-fremantle/Property-Details-buy-residential-9409662" target="_blank">2 Alexandra Road</a> property rebuilt in 2010 has been listed with $4 million plus hopes through Jonathan Keys at William Porteous Properties International.
A rooftop garden has wide river and ocean views.
The house is built on a 965 square metre floor area with under vaulted ceilings and travertine floors.
The median price for a house in <a href="/news">East Fremantle is $1,175,000</a>, according to CoreLogic RP Data.
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Hilltop East Fremantle trophy listed

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A beachfront home on Wongaling Beach in Queensland has been listed for sale.
The four bedroom <a href="https://www.realestate.com.au/property-house-qld-wongaling+beach-116381839" target="_blank">2D Reid Road</a> property has been listed with $1.13 million hopes through Dianne Wagner at First National Mission Beach.
The home sits on 805 square metres and offers beachfront location with Coral Sea views.
The beach is one of the closest launching points to Dunk Island.
 The median price for a home in <a href="/news">Wongaling Beach is $334,500</a>, according to CoreLogic RP Data.
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Beachfront listed with Dunk Island views

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.

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[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.

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[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

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