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News Ltd columnist Alan Kohler says it will take nothing short of a recession to bring Australian house prices down.
Australian house prices were not in a bubble, but instead, in a "new normal" and are not going to come down on their own, the columnist said.
But he noted Deloitte Access Economics’ latest economic outlook where director Chris Richardson said: “The chance of a recession is higher now than it’s been for quite some time. China’s economy is the key.”
Alan Kohler referenced the RBA's recent comments:
“…there are no examples internationally of large falls in nominal housing prices that have occurred other than through significant reduction in capacity to pay (e.g. recession and high unemployment).”
And: “There is no mechanism to get a large and sustained level shift down in prices while a substantial fraction of the population can -- safely and sustainably -- service the obligations involved in paying the higher price.”
Finally: “…there is no example in Australia or internationally where supply expansion on its own generated housing price declines of a similar order of magnitude to the increases in prices seen in some Australian cities in recent years.”
Noting what’s happening in China, Alan Kohler suggested there is no chance of interest rates going up, so serviceability is only likely to improve.
"In fact, rates are more likely to come down further to try to prevent a recession here."
Kohler concluded the one bright spot was the big increase in the supply of apartments, which has resulted in smaller price rises among apartments than house, especially in Melbourne.
"Those who own a house already are winners; those who don’t will have to buy a flat."
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jchancellor-FAypfDUnLy

Alan Kohler says it will take nothing short of a recession to bring Australian house prices down.

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The property developer, Peter Icklow, chief executive of Monarch Investments, said real estate would be adversely affected by any GST hike.
"It's going to whack another $50,000 on every new home," he told The Australian Financial Review.
It follows debate over lifting the GST to 15%.
NSW Premier Mike Baird says he was willing to talk about the issue. 
Under the current rules, new homes are subject to the GST, which adds roughly 10% to the price, but buyers of established homes pay nothing.
The Urban Development Institute of Australia says at the current GST rate of 10%, a new home sold at Australia's median dwelling price of $571,500 included a GST component of $51,955.
A white paper on tax reform will be released by the end of the year.
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$50,000 whack on home buyers if GST rises: Peter Icklow

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Team NSW won House Rules 2015. Some 1.99 million nationally watched the Channel 7 series grand final, with 1.29 million across the five metro cities, Oztam ratings noted.
Viewers would have expected the Sydney contestants to have the highest mortgage but Steve Falzon - of the <a href="https://au.tv.yahoo.com/house-rules/teams/steve-and-tiana/#page1">father and Tiana, daughter team </a>- bought his Shalvey house, near Mt Druitt for $130,000 around 23 years ago. 
He has a $250,000 mortgage that will now be wiped as they won the Johanna Griggs' hosted series. Shalvey prices have meanwhile soared during the filming from $366,000 earlier this year to $391,500.
<img src="/images/2015/05/20/700_steve_tiana.jpg" alt="">
The Brisbane couple grand finalists Ben and Danielle's mortgage was $405,000. They are the newlywed who bought the Brisbane home four years ago.
House Rules premiered in May 2013 with the state-versus-state renovation series.
Steve's wife Danielle died 19 years ago, leaving him, then 28, to raise Tiana and son Andrew.
Being a single dad, there was no extra money to do work on the house. 
He lives in the house with his new partner, Deanne and their son, Rory, 6.
Steve, a metal fabricator, admitted to feeling embarrassed by the unrenovated state of his home.
"I would like to feel proud of this house again. It's been a long-time dream to have this house renovated. And to have my mortgage paid off would be mind-blowing."
Tiana, a childcare director, now lives 20 minutes away with husband Dean.
Shalvey is located 48 kilometres west of the Sydney central business district, <a href="/news">with around a $391,500 median house price</a>, according to CoreLogic RP Data.
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Team NSW Steve and Tiana get $250,000 mortgage paid as 2015 House Rules winners

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There were some 90 plus proposed changes to strata laws announced by the NSW Government Fair Trading Minister Victor Dominello​ last week that will affect how strata operates for owner occupiers, landlords and tenants.
It is the first major reform of strata laws since the Strata Titles Act was made in 1973. 
NSW has around 75,000 strata schemes worth $350 billion in assets. 
The draft Strata Schemes Development Bill 2015 and Strata Schemes Management Bill 2015 have been released for public consultation.
Here are what Property Observer senses are the key reforms. 
<h3>OVER CROWDED APARTMENTS</h3>
The reform will allow owners' corporations to create bylaws limiting the number of adults who can actually live in an apartment with fines for over-crowding to be raised to $5500 for the first offence and $11,000 on the second offence. The reforms allow owners corporations to make a by-law limiting the number of people who can reside in a lot (but schemes must still allow no fewer than two adults per bedroom), so that strata schemes are able to better manage overcrowding. Schemes wanting to impose such a limit could introduce a by-law by passing a special resolution. Larger families would not be discriminated against because the by-law would not apply to children and an overcrowding by-law cannot be inconsistent with the planning approval for the building.
<h3>COMPULSORY SALES AND DEMOLITION </h3>
The reform will allow 75 per cent of residents of older buildings to agree to their sale to a developer for redevelopment, regardless of the wishes of the 25% minority. Currently there is a requirement of a 100 per cent vote in favour of abandoning a strata scheme. The new process will apply only to existing schemes if the owners corporation agrees to opt in. If the majority of owners (50% or more) don’t support the decision, no further action can be taken.
<h3>RENOVATION</h3>
The reform will create a three-tier regime that allows certain minor work to be done without permission, some significant renovations to be carried out just with a simple majority vote of the owners' corporation and then for major renovations the need for special resolutions, bylaws and restrictions. The reforms aim to provide clearer, common-sense approvals for owner renovations. They would waive restrictions for minor, cosmetic changes to lots such as inserting a picture hook. Renovations with a lasting impact, such as installing floorboards, would still require approval but only a general resolution (50% of the vote). Renovations like those that affect the structure or external appearance of the building would still require a special resolution (75% of the vote).
<h3>PROXY FARMING FOR MEETING VOTES</h3>
The reform sees a cap on number of proxies held by owners in larger buildings with a limit of 20 per cent of the vote or five votes, whichever is less.
<h3>ILLEGAL PARKING</h3>
The reform will allow owners' corporations and local councils to let council parking inspectors patrol strata car parks and issue fines to people who have parked where they shouldn't. As part of proposed changes, owners corporations would be able to enter into an agreement with the local council to manage unauthorised parking on the common property. Current options already available to owners corporations to address unauthorised parking include by-law enforcement, signage and barriers and calling the police if an individual is thought to be trespassing.
<h3>DEVELOPER DEFECTS BOND</h3>
The reform will see property developers having to place a bond of 2 per cent of the value of the building to cover potential defects after completion. A building bond for the construction of high rise strata buildings (those over 3 stories in height) would maintain developer and builder accountability for their work. A process for the early identification and rectification of defects would be implemented, requiring developers to engage an independent building inspector to carry out a defect inspection report, at their cost, between 12 and 18 months after the completion of the building.
<h3>PETS</h3>
The reform will change the standard or default bylaw to state that pets are allowed, provided that the strata committee approves, although that approval can't unreasonably be withheld. During consultation on the reforms it was highlighted that, in some cases, people can be forced to choose between their pet and living in a strata building. Reforms would amend model by-laws to make it easier to keep pets as opposed to automatically prohibiting pet ownership in a scheme. The strata reforms would remove any reference to a ban in the model by-laws. Schemes would also be actively encouraged to review their by-laws and to consider whether their existing ban should be lifted. The strata reforms would not remove a scheme’s ability to make its own rules about pets. Schemes could place reasonable conditions on keeping pets (eg. its access to common property). If the model by-law were adopted, the request to keep a pet could not be unreasonably refused. For example, schemes could not unreasonably refuse the keeping of small animals, such as fish, or a cat, but could reasonably refuse rodents or venomous snakes. Each case would be considered on its merits.  Guide dogs would continue to be allowed regardless of a scheme’s by-laws and the reforms expand the category of guide dog to include hearing dogs and other assistance animals.
<h3>SMOKING</h3>
The reform identifies balcony smoke drift as a potential "nuisance" under the legal meaning of the word. The owners corporation would be able to prosecute offenders rather than leaving this to individual owners.
<h3> </h3>
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Overcrowded strata apartments, illegal parking and other NSW strata reforms

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A $420,000 Marayong townhouse was Sydney's weekend cheapest sale, according to Australian Property Monitors.
It last sold at $222,500 in 2005, just falling short of doubling over the decade.
It was available for rent in late 2014 at $375 a week, reflecting around 4.6% gross yield.
<img src="https://i1.au.reastatic.net/456x342/35e0e3908879dd08ab96f6b50b23b59cbea602eb57bdf8335f0f16285a3ab6ba/main.jpg" alt="2/49-51 Davis Road, Marayong" title="2/49-51 Davis Road, Marayong" data-index="0">
Harcourts Blacktown agent Andrew Chrysanthou told Property Observer an investor secured the auction offering.
There were eight registered bidders for the two bedroom, one bathroom 1992 townhouse.
It was one of five sales under $500,000 across Sydney over the weekend, the others being apartments at Dee Why, Fairfield West, Freshwater and Kingsford.
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$420,000 Marayong townhouse Sydney's weekend cheapest sale

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GUEST OBSERVER
The route of the Sydney Metro must choose stations with the maximum potential for new development. In our submission on the Sydney Metro we have called for the selection of St Leonards and Waterloo as stations where there is excellent potential for new development.
We also believe that more development potential exists around Redfern Station particularly on the nearby Australian Technology Park site.
The Urban Taskforce has championed major development around railway stations as the best way to accommodate Sydney’s growing population. We therefore closely examine State Government proposals near railway stations to ensure that development is maximised.
In our submission on the Sydney Metro proposals we have called for a stronger role for the Department of Planning and Environment in ensuring all stations along the Metro pull their weight in terms of development potential. Where options are presented the Urban Taskforce has supported the station that is likely to generate the most amount of new development for both jobs and residential.
We prefer St Leonards over the village of Crows Nest for the Metro station as this will give greater support for lifting current development controls to allow more development. Currently three separate councils, Willoughby, Lane Cove and North Sydney, each have different controls for adjoining areas around St Leonards Station and this is leading to uncoordinated development. The State Government, possibly through the proposed Greater Sydney Commission, must take over planning control of the area surrounding St Leonards Station.
The Urban Taskforce supports the Waterloo metro station option over Sydney University as this can lead to major urban renewal. The large social housing precincts can be better integrated into a mixture of new private sector and social housing to create a new community around the station. Successive governments have put off the renewal of this massive estate and a new station can be the trigger that leads to real action.
Another lost opportunity for urban renewal is the under-development of sites around Redfern Station. The State government’s disposal process of the Australian Technology Park (ATP) is based on a low density for the precinct. Currently the ATP has the character of a half built Business Park with reasonably low buildings amongst swathes of open space. Clearly the precinct can become a vital, mixed use, cosmopolitan environment if the density of development is high enough.
The Australian Technology Park should not even be called a ‘park’ but should become an ‘urban village’ with far more people on the site. The adjacent Redfern Station is one of the busiest stations on the Sydney network and should therefore support significant surrounding density.
You can see the Urban Taskforce's submission on Sydney Metro-City &amp; Southwest <a href="https://www.urbantaskforce.com.au" target="_blank">here</a>. 
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Chris Johnson is chief executive of Urban Taskforce. He can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=165&amp;Itemid=111#.Vaxkq955dFI" target="_blank">here.</a>
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Metro and rail stations must maximise surrounding development: Urban Taskforce

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Deposits held by the major banks will be safer following APRA's latest move to strengthen capital held against mortgages, but borrowers can expect higher rates for their home loans.
The Australian Prudential Regulation Authority (APRA) today announced an increase in the amount of capital required for Australian residential mortgage exposures by authorised deposit-taking institutions (ADIs) accredited to use the internal ratings-based (IRB) approach to credit risk. The change applies only to the four major banks - ANZ, CBA, NAB and Westpac - and Macquarie Bank, which are the five institutions currently allowed to set their own mortgage risk weights.
The much anticipated 2016 implementation will mean that, for ADIs accredited to use the IRB approach, the average risk weight on Australian residential mortgage exposures will increase from approximately 16% to at least 25%. 
The increase in IRB mortgage risk weights addresses a recommendation of the Financial System Inquiry (FSI) that APRA ‘raise the average IRB mortgage risk weight to narrow the difference between average mortgage risk weights for ADIs using IRB risk weight models and those using standardised risk weights’.
The increase is also consistent with the direction of work being undertaken by the Basel Committee on Banking Supervision (Basel Committee) on changes to the global capital adequacy framework for banks. 
The increased IRB risk weights will apply to all Australian residential mortgages, other than lending to small businesses secured by residential mortgage.
In order to provide these five ADIs sufficient time to prepare for the change, the higher risk weights will come into effect from 1 July 2016. All other lenders regulated by APRA currently use a standard 35 per cent risk weight on residential mortgages, meaning that even after mid-2016 these major banks will retain a cost advantage.
APRA noted the residential mortgage portfolio is the largest credit portfolio for ADIs and, in aggregate, IRB accredited ADIs hold the material share of these exposures.
"Therefore, strengthening the capital adequacy requirement for residential mortgage exposures under the IRB approach will enhance the resilience of IRB-accredited ADIs and the broader financial system," it said.
It is expected that the major banks will be quite differently affected by APRA's policy announcement.
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Home loan borrowing rates set to rise in 2016 after APRA's latest decision  

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Waterview Estate, the 1913 Bundaberg homestead set on 4.7 hectares has been listed for July 31 Ray White Rural auction.
It is currently a family home, but was previously a bed &amp; breakfast and wedding venue.
<a href="https://www.raywhite.com/qld/bundaberg-north/1330391/" target="_blank">Peter Douglas at Ray White Rural</a> has the auction offering, marketing it as a "timeless piece of Queensland history."
The 2 Gavin Street, Bundaberg North waterfront property offered solitude in the middle of town, he said.
"With business interests the family have moved and offer this small piece of Queensland history for immediate possession," he said.
It last sold in 2012 at $1.15 million, with significant maintenace and improvements undertaken since on its Burnett River frontage.
Bundaberg was established in the late 1860s.
Timber was the industry that acted as a catalyst for the creation of a European settlement, lead by the sawmiller Samuel Johnston, who is credited as building the residence, albeit now relocated and with substantial modifications.
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Waterview Estate, Bundaberg July auction offering

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The Darling Downs rural market, dominated by anxious vendors or receiver properties for the past three to four years, was seeing farm sales activity that was beginning to restore confidence.
"There is no doubt pain still exists however some positive commodity trends and positive outlook in the meat, grains and cotton industries is starting to be reflected in confidence albeit a low basis," HTW July's rural report noted.
"The rains have been a very welcome sight in the month of June, especially as they fell as far west as Charleville.
"Falls of up to 50 mm have been recorded although it has been very sporadic. 
"The property market is still showing mixed signals at present.
"There has been some strong market indicators within the Taroom area underpinned by strong market competition.
"We are aware of a pending sale of a 2,500 hectare holding within that Wandoan/Taroom district, that if settled will provide another solid indicator.
"A number of unconfirmed settled sales are also pending within the Condamine area including that of Deepwater a 2,201.49 hectares broadacre Brigalow block. Basin Down, further west between Surat and St George was recently sold prior to auction."
Consisting of a 7,159 hectare aggregation ranging between Balonne River, the property is heavier country partly developed to cultivation and running back to transitional Bauhinia and Box country.
The property sold prior to auction on a WIWO basis, between circa $550 and $600 per hectare overall.
"Within the feedlot sector there has been some renewed activity with the reported sale of Opal Creek near Cecil Plains purchased by ACC and The Mount west of Forbes in NSW.
"Overall the activity in the market is a welcoming sign, given that it has been dominated by anxious vendors or receiver properties for the past three to four years now." 
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Darling Downs rural activity picks up: HTW

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The former federal treasurer Peter Costello has said negative gearing isn’t causing property prices to go up; "what is causing that is interest rates,” he told a Women in Banking and ­Finance luncheon in Melbourne last week.
“When interest rates fall, property prices have to go up ... The quickest way to bring down property prices is to double the interest rate. I don’t think we should change the rule that allows you to deduct borrowing costs for any business, including the business of rentals if you want to go into that business.
“And I don’t think that is the answer to property ­prices if you think there is a ­problem.’’
Mr Costello also said he remained comfortable with the local banks’ exposure to the property market, The Australian reported.
“The default rate in Australia is very low by international standards,” he said.
“The one thing your little Aussie battler will do is hold onto their house. Sell the dog, the kids, but hold onto the house, which means the banks have not been the subject of big defaults.
“Do I see waves of household defaults? No I don’t actually. The banks are probably going to be asked to put in more capital and their risk weighting will be increased. That won’t turn the banks from being big profit-makers to loss-makers.’’
Mr Costello said he continued to support a broadening of the base of the GST. 
“The bigger question to me is: don’t ask me about broadening the base, tell me where you are going to spend the money."
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Don't blame negative gearing for price spurt: Peter Costello

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.

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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."

[smartcode_project:default project_id=108274 project_image_fid=365786]

Looking ahead, the Gold Coast's population is projected to exceed one million residents by 2046.

For a city that was once largely defined by tourism and lifestyle, the latest figures suggest the Gold Coast is becoming something more significant, one of Australia's most diverse and economically sophisticated urban economies, and increasingly one that national and international investors can no longer afford to overlook.

Joel Robinson

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

Ron Bakir's Homecorp has sold more than 75 per cent of the apartments in its wellness-driven Florence Residences in Surfers Paradise following its first weekend release.

The <a href="https://www.apartments.com.au/new-apartments/florence-residences-24-monte-carlo-avenue-surfers-paradise-qld-4217">26-storey project on Monte Carlo Avenue</a>, which commenced construction earlier this year, has seen a flurry of buyers secure their slice of the Gold Coast's latest wellbeing-focused offering in one of the nation's most competitive property markets.

Since the pandemic, the Gold Coast's population has grown by more than 11 per cent, a rate approximately four times faster than Sydney's, driven largely by lifestyle changes and interstate migration. While buyer activity has moderated in some markets nationally, demand for newly built dwellings on the Gold Coast continues to gain momentum as purchasers increasingly prioritise lifestyle, amenity, wellbeing, liveability and long-term investment potential.

&nbsp;

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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."

[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.

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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.

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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.

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Jonathan Chancellor

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