<html><body>
<img src="/images/sponsored/inside-the-market-series/Brought-To-You-By-Mozo.jpg" height="50px">
Failing to consider changing rates or personal circumstances could lead to repayment challenges down the track
With the official cash rate at an all-time low, many people are looking to take advantage and jump into the property market.
According to independently owned comparison service <a href="https://pubads.g.doubleclick.net/gampad/clk?id=136265217&amp;iu=/109628257/click_tracker" target="_blank">Mozo.com.au</a>, the average variable home loan rate has dropped below 5% - the lowest it’s been since the 1950s. Fixed rates are at record lows with the best one and two year rates now under 4%.
But do the low rates mean that it’s a great time to buy a property? Is it a risk free zone?
In a competitive market, low rates don’t necessarily mean low risk, says Steve Jovcevski, a property investment expert and home loan negotiator with Mozo.
Jovcevski says that with interest rates so low, many buyers are neglecting to do all the necessary research.
“They’re not doing the property building inspections, or seeing if there’s a power line running close by, or checking if they have their finances sorted,” he says.
“There’s all sorts of factors where you could potentially lose your deposit because you may not fit the criteria, so sort out your finances.”
Patrick Bright, founder of Sydney-based buyer’s agency EPS Property Search, says that often prospective buyers get so excited about the idea of purchasing a new home that they forget about evaluating their finances.
“They base their home loan on their current financial circumstances and don’t take into account their future plans, like starting a family, or allowing for the fact that rates will rise at some time in the future,” Bright says.
Bright says that it is important to remember that interest rates won’t stay this low forever. History shows that once interest rates do begin to rise again they can shoot up very fast. For instance, in just 13 months from October 2009 to November 2010 rates increased by almost 2%.
One of the keys to avoid the trap of rising interest rates is to ensure you can afford repayments on a higher amount.
“There’s no downside to making repayments above your required level as it gives you a safety net in case of difficult financial times or allows you to pay off your mortgage sooner,” says Bright.
While low rates are not a reason for borrowers to go overboard, they still represent a great opportunity for a buyer who does research. The Mozo home loan comparison tables show there is still a big difference between the best and worst rates on the market, with variable rates ranging from approximately 4.23% to 6.13% (at the time of writing). This difference can add up to thousands of extra dollars in interest each year, so borrowers still need to do their homework to find a competitive loan.
“A lot of people now think because they can afford the home loan the rates are going to be low forever. Obviously they are not, they change, and when they do go up, people need to make sure today they can afford that home loan 2 or 3% higher,” says Mozo’s Jovcevski.
With record low interest rates it still pays to remain patient and do your homework.
For information on property loans, rates and more, visit Mozo.com.au or <a href="http://propertyobserver.com.au/forward-planning/tools/ebooks-and-webinars/42368-get-loan-savvy-expert-tips-for-a-first-time-investment-or-refinancing-loan-in-a-free-ebook" target="_blank">click here</a> for the free Property Observer eBook, Get loan-savvy – tips for a first time, investment or refinancing loan, which helps you decide on a home loan that meets your requirements.
 
</body></html>

leldred-s3gDjqZCKM

Why low rates don't mean low risk: Mozo warns on investor traps to avoid

<html><body>
<img src="/images/sponsored/inside-the-market-series/Brought-To-You-By-Mozo.jpg" height="50px">
Be prepared, present well and be ready to bargain to make the most of your investment opportunity
Many investors want the biggest loan they can reasonably afford, and there are some clever ways to maximise this opportunity.
By doing your research and knowing what the best rate on the market is, you put yourself in the best bargaining position when you deal with your lender.
“The more research you do, the better informed you will be,” said Marie Mortimer, managing director of loans.com.au.
“Watch what different parts of the mortgage market are doing; for example, what are non-bank lenders offering compared to the big banks?
“Online lenders are experts at keeping costs down that are passed on to customers as low interest rates and low fees. Do the sums and don’t be afraid to look outside the conventional bricks and mortar lending model for a better deal.”
There are certain aspects of your finances that banks look at to determine how much they will let you borrow.
“A strong repayment history, substantial property equity, a co-borrower or guarantor, and demonstrated capacity to meet repayments will help you maximise the amount you can borrow,” says Mortimer.
Once you’ve identified the right loan and made sure that your finances are in order, the next step is to maximise the opportunity.
“Investors often want to be able to borrow the most that they possibly can,” says Kirsty Lamont, a director at mortgage comparison website <a href="https://pubads.g.doubleclick.net/gampad/clk?id=136265937&amp;iu=/109628257/click_tracker" target="_blank">Mozo.com.au</a>. But it’s also important to ensure that you can meet future repayments.
“There are ways to go about maximising how much you can borrow. For instance if you take out a fixed rate loan, banks will calculate your borrowing capacity on the fixed term, e.g. 4 per cent for five years, whereas if you get a variable loan they will add a serviceability buffer of around 2 per cent to the current rate to determine your borrowing capacity.
When you’re looking at maximising your loan, it’s still very important to make sure you’ve done your own affordability calculations and are comfortable that you will still be able to afford those repayments down the track if interest rates rise.”
Many people don’t know that you can negotiate with a lender and by doing so you can often get a much better deal.
“A lot of us are used to the idea of walking into an electrical store and haggling a better deal for a TV, but we don’t feel comfortable haggling on an interest rate when it comes to a home loan,” says Lamont.
“But the banks are very willing to negotiate and it’s not uncommon to save yourself up to 1.2 percentage points by haggling.”
In a Mozo Mystery Shopper experiment, an expert negotiator was sent into ANZ, Commonwealth Bank, NAB and Westpac, posing as a refinancer, a first home buyer and an investor. The results showed that even first home buyers borrowing relatively small amounts could negotiate up to 1 per cent off their interest rates. The experiment also showed that the banks have different levels of discounts and tend to reserve their biggest discounts for people that bargain the hardest.
“Don’t accept the first rate that they offer you, bargain again because they have a range of discount tiers they can access and they won’t necessarily offer you their best discount straight up,” advises Lamont.
“Tell them to try again and say they are going to have to do better to win your business and often times they come in with an even bigger discount.”
Lamont says that many Australians feel uncomfortable negotiating over a complicated issue like a home loan, or assume that the lenders have all the power.
“But in the current competitive home loans climate they want your business and will bargain with you,” said Lamont.
For information on property loans, rates and more, visit Mozo.com.au or <a href="http://propertyobserver.com.au/forward-planning/tools/ebooks-and-webinars/42368-get-loan-savvy-expert-tips-for-a-first-time-investment-or-refinancing-loan-in-a-free-ebook" target="_blank">click here</a> for the free Property Observer eBook, Get loan-savvy – tips for a first time, investment or refinancing loan, which helps you decide on a home loan that meets your requirements.
</body></html>

Think big – Mozo advise how to maximise your loan

<html><body>
<img src="https://www.urban.com.au/images/marketing/first-time-investor-series/Brought-To-You-By-RAMS.png">
If you've had your eye on a potential investment property around the corner from where you currently live, you wouldn't be the first. There are many pros and cons to buying a property locally. For those dipping their toes into investing, it's usually their local property market that has them excited.
The certainty that comes with knowing your own area and being able to drive past your investment property can be second to none in many people's eyes. The tangibility that comes with investing in property in the first place – that you'll be buying something you can see and understand – is part of the reason it might feel safer to purchase nearby.
However, there are some crucial questions you need to ask yourself before closing your eyes to the rest of Australia.
Are you living somewhere that is expected to do well for investors? Is there somewhere better? And can you afford it?
It's unlikely that the one suburb you live in is the best investment location out of every suburb across the country.
If you own the home that you are living in, then it might actually make sense to diversify and consider a property further afield, or even interstate.
Similarly, if you haven't yet purchased in the area, it might be worth looking for other opportunities first, rather than holding yourself to one specific location. You need to make sure the area works for you, to achieve your financial goals.
Often, the reason you live somewhere is very different to the reason you invest somewhere.
There are some specific benefits to purchasing a property that is local or just a few suburbs away. You have the option to repair and renovate yourself, without having to travel long distances, and you can always do the protective drive-past if you're getting concerned about the investment. It also makes self-managing the property easier if that's a consideration. If a substantial renovation, that you will be hands on with, is part of your strategy, then it's worthwhile considering the better options closer to home.
Buying locally can also save you time if you have the required knowledge about the area's property market in advance. Many first time investors keep a regular eye on their suburb's auctions and sales.
However, having strong local knowledge and connections can go both ways.
It can be a useful set of skills to have as you seek out local experts, and if you have knowledge as to potential changes coming up for the area, the good and the bad streets, where the noisy neighbours are and so on, it can cut short your research time. But it also means you may be very biased about an area you like. You must be able to leave your emotions and assumptions at the door and look at an area with fresh eyes, as an investor not as a resident. You may find that what you think is true about the area is not the case when you take a step back.
Look at the possible return and investment figures, the rental yields and what you are getting for your investment. You may find that purchasing in a regional area, or in another state, may be more lucrative. With the internet now at your fingertips, doing some preliminary research is easier than ever.
While it may seem daunting to look at another location, this may just suggest that you haven't sufficient your research or that you may want to consider engaging a buyer's agent or other professional.
And remember, even if you decide to purchase in a location not local to you, do not shirk on your physical inspections and necessary research – it's likely to be worth the costs and due diligence.
You must also be astute about the differences from state to state. There are different real estate and planning laws across the country that you need to make yourself familiar with.

For help getting started in property investment, speak with a RAMS home loan specialist and pick up your free <a href="https://crtl.aimatch.com/pm/adclick/FCID=2762/size=1x1/viewid=1/random=1/relocate=https://www.rams.com.au/investor-pack/" target="_blank">RAMS Investor Pack.</a>

Follow RAMS on <a href="https://crtl.aimatch.com/pm/adclick/FCID=2766/size=1x1/viewid=1/random=1/relocate=https://www.facebook.com/raymondaram" target="_blank">Facebook</a>, <a href="https://crtl.aimatch.com/pm/adclick/FCID=2767/size=1x1/viewid=1/random=1/relocate=https://www.twitter.com/RAMS_AU" target="_blank">Twitter</a> and <a href="https://crtl.aimatch.com/pm/adclick/FCID=2772/size=1x1/viewid=1/random=1/relocate=https://www.linkedin.com/company/rams" target="_blank">LinkedIn</a>

Disclaimer: Information in this material in general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you. You should also obtain independent professional advice relevant to your financial circumstances.

The taxation positions described are general statements and should only be used as a guide. It does not constitute tax advice and is based on current tax laws and their interpretation.

<a href="https://www.rams.com.au/home-loans/" rel="nofollow">RAMS Financial Group</a> Pty Limited does not endorse or assume any responsibility for the advice, content or services provided by Property Observer or any other third party referred to in this material.

RAMS Financial Group Pty Limited ABN 30 105 207 538 AR 405465 Australian credit licence 388065. Credit provider and issuer of RAMS deposit products: Westpac Banking Corporation ABN 33 007 457 141 AFSL and Australian credit licence 233714.
</body></html>

Is it preferable to buy an investment property local to my current address?

<html><body>
<img src="/images/marketing/sponsored-post/Brought-To-You-By-REV3.jpg" width="444">
The popularity of house and land packages are on the rise – but selecting the right one could be a stressful and complex decision-making process.
Industry-run property portal realestateVIEW.com.au, partnered with houseandland.com.au, has simplified the search process on their site so you can decide how to find the block of land that’s right for you.
Property Observer spoke with the director of houseandland.com.au, Mark Shearer, and realestateVIEW.com.au’s general manager Petra Sprekos, to reveal how you can search for the right suburb and land estate. 
Narrow down from thousands of blocks of land to individual suburbs, or match to specific builders to create a package that fits your lifestyle.
{qtube vid:=Loc5qlSj6cg}
</body></html>

What paperwork do I need to prepare before going to the lenders?

<html><body>
<img src="https://www.urban.com.au/images/marketing/first-time-investor-series/Brought-To-You-By-RAMS.png">

While many people consider keeping their primary place of residence and turning it into an investment property when they upgrade or move, it’s slightly less common to move into your investment property down the track.

Buying your first property as an investment and moving into it later can allow you to save substantial funds upfront, particularly if you live with your parents or are renting cheaply and have a tenant paying market rent. You may also not be ready to live in the home yet, or unable to afford it, so this provides the opportunity to get into the market early.

If you want to move in but your tenant has not yet completed their lease, make sure you speak to your property manager about your options. You are required to fulfil the tenancy agreement and provide the relevant notice periods.

A capital gains tax exemption is likely to apply for the period that you have lived in the house, however you will still be taxed on the portion of time that it was an investment and was rented.

[smartcode_project:default project_id=5910]

Living in the property for more than 12 months triggers a 50% Capital Gains Tax (CGT) reduction, says Destiny Financial founder and director Margaret Lomas. She explains that if you have lived in the property, as well as rented it during ownership, and subsequently sell at a later date, then the property incurs pro-rata capital gains tax using the cost base on the first half and the eventual sales price. It is calculated according to the days rented and not rented, with the “not rented” period attracting a CGT reduction.

However it does get more complicated if you were to rent out a portion of the property, which would require the period of time that you lived alone in the property to be calculated pro-rata as above with the potential CGT exemption, and the period of tenancy to be calculated under a different method for CGT. Moving into the property will make you lose any year to year deductible negative gearing benefits on that investment.

Speaking to your accountant is a must, as the impact will be mostly felt when you sell, not before.

If some of the major growth is still coming for the area, it may make sense to purchase a new home, bearing in mind the costs of purchasing.

For help getting started in property investment, speak with a RAMS home loan specialist and pick up your free <a href="https://crtl.aimatch.com/pm/adclick/FCID=2760/size=1x1/viewid=1/random=1/relocate=https://www.rams.com.au/investor-pack/" target="_blank">RAMS Investor Pack.</a>

Follow RAMS on <a href="https://crtl.aimatch.com/pm/adclick/FCID=2766/size=1x1/viewid=1/random=1/relocate=https://www.facebook.com/raymondaram" target="_blank">Facebook</a>, <a href="https://crtl.aimatch.com/pm/adclick/FCID=2767/size=1x1/viewid=1/random=1/relocate=https://www.twitter.com/RAMS_AU" target="_blank">Twitter</a> and <a href="https://crtl.aimatch.com/pm/adclick/FCID=2772/size=1x1/viewid=1/random=1/relocate=https://www.linkedin.com/company/rams" target="_blank">LinkedIn</a>

Disclaimer: Information in this material in general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you. You should also obtain independent professional advice relevant to your financial circumstances.

The taxation positions described are general statements and should only be used as a guide. It does not constitute tax advice and is based on current tax laws and their interpretation.

<a href="https://www.rams.com.au/home-loans/" rel="nofollow">RAMS Financial Group</a> Pty Limited does not endorse or assume any responsibility for the advice, content or services provided by Property Observer or any other third party referred to in this material.

RAMS Financial Group Pty Limited ABN 30 105 207 538 AR 405465 Australian credit licence 388065. Credit provider and issuer of RAMS deposit products: Westpac Banking Corporation ABN 33 007 457 141 AFSL and Australian credit licence 233714.
</body></html>

What are the implications if you move into your investment property?

<html><body>
<img src="/images/marketing/sponsored-post/Brought-To-You-By-REV3.jpg" width="444">
Straightforward internet searches are passé for buyers, with impressive apps providing more insight into purchase options than ever before
Searching for properties has evolved dramatically with the introduction of new media technologies.
Cloud storage, mobile internet and the increasing penetration of broadband is escalating the speed with which information is able to be transmitted and consumed – and it's made it easier than ever to find a property.
But while access to real estate information has become easier, the onus has shifted to the buyer to hunt down the best property.
Jacque Parker, president of the Real Estate Buyers Agents Association of Australia, says that while selling agents have long been the sole gatekeepers of information in the property game, technology is enabling buyers to gain some knowledge of this, and participate more in the experience.
"Buyers have far more information at their disposal and can use this to their advantage when it comes time to assess and negotiate property," says Parker.
Parker says that one of the greatest changes to the way the industry operates has been the prevalence of mobile technology.
"The largest changes have involved faster delivery of information across a multitude of devices and in a more efficient timeframe."
The savviest house hunters know that making use of this type of technology is key to keep ahead of the game.
"Buyers no longer rely on the Saturday lift-out alone, they now engage in a mix of online, mobile and paper research," says buyer's agent and director of Advantage Property Consulting, Frank Valentic.
"They're able to look for properties on their phone whilst on the move, sitting on the tram, on their lunch break."
Using real estate apps, buyers are able to keep track of current listings and keep all the information they need right in their pocket.
"Real estate apps provide more information than a simple listing, such as in-depth property market data, and the ability to schedule open for inspections or auctions in your calendar," says Valentic.
"However, this information has always been available to buyers – it's just now presented to them in a more accessible way."
Petra Sprekos, general manager of realestateVIEW.com.au, agrees that mobile technology is firmly shifting the power right into the hands of the buyer.
"While agents serve an important purpose, we are now witnessing how technology is allowing the buyer to become more informed and gain more control over the buying process," Sprekos says.
Information such as local amenities, schools, recently sold properties in the area, and median suburb prices are easily at hand in the best apps. Beautiful photos, floor plans and heat mapping technology are also helping buyers. The new realestateVIEW.com.au app has these elements, along with built-in GPS technology to help find nearby properties for sale and to rent.
Saving properties of interest, and having one click access to get in touch with agents are other benefits.
"Buyers need information, quickly and easily, and it needs to be up to date and accessible whenever, wherever," Sprekos says.
"Through customisation and targeting, we're seeing how real time information is becoming more relevant.
"New technologies are giving buyers the power to 'mould' their property seeking journey rather than passively absorb what they are being given."
 
To help with your property hunt, the new realestateVIEW.com.au app is available to <a href="https://crtl.aimatch.com/pm/adclick/FCID=3585/size=1x1/viewid=1/random=1/relocate=https://www.realestateview.com.au/mobile?utm_source=property_observer&amp;utm_medium=e%20ditorial&amp;utm_content=sponsored_post&amp;utm_campaign=app_launch" target="_blank">download here</a>.
</body></html>

Tech savvy property hunting: the next trends

<html><body>
<a href="https://crtl.aimatch.com/pm/adclick/FCID=3713/size=1x1/viewid=1/random=1/relocate=https://www.realestateview.com.au/mobile?utm_source=property_observer&amp;utm_medium=editorial&amp;utm_content=video&amp;utm_campaign=app_launch" target="_blank"><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/marketing/sponsored-post/Brought-To-You-By-REV3.jpg" width="444"></a>
Potential property buyers know that the process of assessing varying prices, suburbs and hot spots can be time consuming.
Property Observer spoke to <a href="https://crtl.aimatch.com/pm/adclick/FCID=3713/size=1x1/viewid=1/random=1/relocate=https://www.realestateview.com.au/mobile?utm_source=property_observer&amp;utm_medium=editorial&amp;utm_content=video&amp;utm_campaign=app_launch" target="_blank">realestateVIEW.com.au</a>’s Head of Product &amp; Technology Raymond Smit to learn how their new mobile app can help.
It offers thousands of property listings for potential buyers to review. In this video he reveals some of the app’s nifty benefits that will put buyers ahead of the game.
The app offers cohesive data to assist the property seekers in their decision making, such as median house prices, sold property prices and median weekly rental prices. This means people can gather as much or as little information necessary to create a complete picture of their options. A key feature is a visual map view to explore points of interest around specific properties.
Watch below for more:
{qtube vid:=yYwkmh408j8}
</body></html>

What strategies are not always suited to new investors?

<html><body>
<img src="https://www.urban.com.au/images/marketing/first-time-investor-series/Brought-To-You-By-RAMS.png">
Every property investor is faced with decisions, but one of the debates that many enter into early on is whether to consider buying a property for strong future capital gains prospects or for current rental yield realisation.
What is high yielding for a particular area? Yield is very specific to the individual property, and it can be further altered by the outgoings.
Balance between both – yet they’re not a "trade-off" necessarily. You do not want to be completely drained by an investment each week, and you don’t want to get cash flow coming in with little growth on the other end.
However, some investors are strictly yield chasers, looking to maximise their regular income.
With an inverse relationship seen between capital growth and rental income – a rule of thumb with many exceptions – it makes sense to <a href="/expert-insights/investing/how-to-boost-your-rental-yield">boost rental yield where possible</a>.
There are several ways to do this, including furnishing the property, offering it to multiple tenants, adding a granny flat or turning it into a holiday rental. A renovation, or adding something desirable like air conditioning, can also do wonders for justifying a small rent increase.
Strong rent is not useful when the area’s rental market is in freefall. Similarly, strong capital growth is going to be hard to hold out for when you’re paying out a substantial sum each week. Your capital growth is going to need to cover what you’ve paid out while waiting for it to occur if the investment is viable.
It’s all about your short and long-term goals, as well as your current financial situation. For every investor, this will differ.
Total yield
Total yield is a concept that brings the annualised capital growth and rental yield together to create a new figure that determines the success of the property.
For instance, a 4% yield with a 6% annualised growth creates a 10% total yield.
If you never intend to sell the properties you hold, a plan many subscribe to, then it may make sense to seek out high yielding assets for the final portfolio to sustain you in retirement.

For help getting started in property investment, speak with a RAMS home loan specialist and pick up your free <a href="https://crtl.aimatch.com/pm/adclick/FCID=2764/size=1x1/viewid=1/random=1/relocate=https://www.rams.com.au/investor-pack/" target="_blank">RAMS Investor Pack.</a>

Follow RAMS on <a href="https://crtl.aimatch.com/pm/adclick/FCID=2766/size=1x1/viewid=1/random=1/relocate=https://www.facebook.com/raymondaram" target="_blank">Facebook</a>, <a href="https://crtl.aimatch.com/pm/adclick/FCID=2767/size=1x1/viewid=1/random=1/relocate=https://www.twitter.com/RAMS_AU" target="_blank">Twitter</a> and <a href="https://crtl.aimatch.com/pm/adclick/FCID=2772/size=1x1/viewid=1/random=1/relocate=https://www.linkedin.com/company/rams" target="_blank">LinkedIn</a>

Disclaimer: Information in this material in general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you. You should also obtain independent professional advice relevant to your financial circumstances.

The taxation positions described are general statements and should only be used as a guide. It does not constitute tax advice and is based on current tax laws and their interpretation.

<a href="https://www.rams.com.au/home-loans/" rel="nofollow">RAMS Financial Group</a> Pty Limited does not endorse or assume any responsibility for the advice, content or services provided by Property Observer or any other third party referred to in this material.

RAMS Financial Group Pty Limited ABN 30 105 207 538 AR 405465 Australian credit licence 388065. Credit provider and issuer of RAMS deposit products: Westpac Banking Corporation ABN 33 007 457 141 AFSL and Australian credit licence 233714.
</body></html>

Should I be looking for capital growth properties or high yielding investments?

Gold Coast-based developer <a href="https://www.apartments.com.au/developers/ignite-projects">Ignite Projects</a> has lodged a Development Application for a landmark $120 million precinct set to transform the southern gateway of the much-loved Spit.

Positioned at the most prominent entry point to the iconic peninsula, the project has been designed with a strong focus on architecture, public space, heritage and connectivity, delivering a revitalised parkland setting that invites locals and visitors to engage with the Broadwater.

Central to The Isles proposal is a significantly upgraded public realm, including landscaped open space, a new waterfront café, and a family-friendly park featuring a naval-themed playground, open lawns and improved pedestrian connections.

<img alt="Ignite Projects unveils exciting details of landmark gateway precinct for the Spit" data-entity-type="file" data-entity-uuid="de83a270-6091-4b26-bed0-86f9248e7f9e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/The%20Isles%201.jpg?VersionId=vt79HlCOwV9F7eLQe9.Z3bv9JGLMaSP2" />

The design retains and celebrates key elements of the site’s history. The training mast from the vacant and degraded naval cadet building, which forms part of a former Navy minesweeper, will be preserved. The existing Navy Memorial will be relocated and upgraded in collaboration with the RSL, allowing it to be publicly accessible for the first time in years. 
&nbsp; 
Heritage-listed Humphreys Boat Shed remnants will remain and be incorporated into the landscape, while the site’s established Norfolk Pines will be retained, reinforcing the area’s character and sense of place. The enhanced parkland will ultimately create a long-term community asset at the entry to The Spit. 
&nbsp; 
The Development Application (DA) lodged with Gold Coast City Council includes 28 waterfront apartments across three levels, ranging in size from 145sqm to 383sqm, designed as a feature landmark within the precinct and complement the public domain.

<img alt="Ignite Projects unveils exciting details of landmark gateway precinct for the Spit" data-entity-type="file" data-entity-uuid="bbf94e00-b56a-47fb-a15d-3d17b0b1ec76" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/The%20Isles%203.jpg?VersionId=A0vmBNE_KohYJo1EoZcmF5IVW4tT5aDo" /> 
&nbsp; 
Ignite Projects Director Josh Foote said the project as a whole had been carefully shaped to deliver a meaningful outcome for the wider community, not just future residents. 
&nbsp; 
“This is about more than delivering opulent apartments – it’s about creating a welcoming and memorable gateway to The Spit that people can enjoy every day,” Mr Foote said. 
&nbsp; 
“We’ve worked hard to ensure the public realm is a central part of the project, from the landscaped parklands and family-friendly spaces through to the preservation and celebration of important local heritage.”

<img alt="Ignite Projects unveils exciting details of landmark gateway precinct for the Spit" data-entity-type="file" data-entity-uuid="443bbde5-8221-45f8-a549-dad2623df20c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/The%20Isles%204.jpg?VersionId=iUl6nc.sHkjMdo_1RigwbwUz_celHJ3H" /> 
&nbsp; 
Designed by <a href="https://www.apartments.com.au/architects/contreras-earl-architecture">Contreras Earl Architecture</a>, The Isles adopts a considered subtropical approach, with the building form shaped to maximise natural light, cross ventilation and views to the Broadwater and surrounding parklands. 
&nbsp; 
Architect Rafael Contreras said the design responded directly to its unique coastal setting. 
&nbsp; 
“Rather than a typical built form, the architecture has been shaped by performance and experience – from optimising outlook and privacy to creating a strong connection to landscape and climate,” Mr Contreras said. 
&nbsp; 
“A central landscaped courtyard allows light, air and greenery to permeate the building, while the articulated façade introduces movement and rhythm inspired by the Broadwater.

“The Isles will create a place where people can gather, relax and connect with the water, while also delivering a refined residential product that responds to its unique setting.”

<img alt="Ignite Projects unveils exciting details of landmark gateway precinct for the Spit" data-entity-type="file" data-entity-uuid="1089570d-1120-4302-9900-fb9f75c75c26" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/The%20Isles%205.jpg?VersionId=pl9qmKZNbaL3A7XjmD7sjhLwmXaqzzLZ" /> 
&nbsp; 
The DA relates to the residential and public realm components, with a proposed boutique marina to be progressed as part of a future stage, subject to separate approvals. 
&nbsp; 
The Isles is being delivered under The Spit Master Plan, a collaborative vision to create a new residential, tourism, leisure, natural environment and cultural heritage hub on the iconic and much-loved peninsula.&nbsp; 
&nbsp; 
Ignite Projects has an established track record delivering premium residential projects across the Gold Coast, including The Monaco at Main Beach and Cabana at Palm Beach. 
&nbsp; 
Sales for The Isles are expected to commence in coming months from an on-site display suite, with construction targeted to begin later this year, subject to approvals.

Joel Robinson

Ignite Projects unveils exciting details of landmark gateway precinct for the Spit

The Federal Government’s sweeping changes to negative gearing and capital gains tax could trigger an unintended consequence: a surge of investor demand into the new and off the plan apartment sector.

While Treasurer Jim Chalmers has framed the reforms as a way to improve housing affordability and rebalance the tax system, the carve-outs for newly built housing are already positioning off the plan apartments as one of the few remaining tax-effective property investment plays.

Under the changes handed down in the Federal Budget, investors purchasing established properties after budget night will no longer be able to access negative gearing benefits. The Government will also replace the long-standing 50 per cent capital gains tax discount with a new inflation-indexation model and introduce a minimum 30 per cent tax on gains from July 2027.

However, there is a major exemption.

Investors buying new builds, including off the plan apartments, will still be eligible for negative gearing and will be able to choose between retaining the current 50 per cent CGT discount or adopting the new indexed model.

That distinction is expected to reshape investor behaviour almost immediately.

For years, established housing has dominated investor purchases because of its perceived lower risk, immediate rental returns and stronger historical capital growth. But with the tax advantages now heavily skewed toward new housing supply, the economics are changing rapidly.

The Federal Government has been explicit about its intent.

“The housing market and tax system are broken,” Chalmers said ahead of the Budget, arguing that existing concessions were disproportionately rewarding speculation rather than supporting housing supply.

The Government says the reforms are designed to encourage investment into new housing rather than established stock, a move aimed at increasing supply during a prolonged housing shortage.

According to the official Budget papers, limiting negative gearing to newly built homes is intended to “better align tax incentives with housing supply objectives.”

For the apartment development sector, particularly the off the plan market, the changes could become one of the strongest investor tailwinds in years.

Developers across Sydney, Melbourne and Brisbane have spent the past two years battling elevated construction costs, higher interest rates and subdued investor confidence. Many projects have struggled to secure sufficient pre-sales to commence construction, particularly in markets heavily reliant on investor demand.

The Budget changes may now alter that equation.

Investors seeking tax-effective property exposure will increasingly find themselves funnelled toward newly built apartments simply because established dwellings no longer offer the same benefits.

Commonwealth Bank described the reforms as one of the most significant shifts to residential property investment settings in decades, noting that the package is centred around “limiting negative gearing for residential property to new builds” while replacing the existing CGT framework.

That could have profound implications for the apartment sector.

Off the plan apartments already hold several advantages for investors. Purchasers typically secure a property at today’s price while settlement occurs years later, allowing time for capital growth and reducing the upfront capital burden. Brand-new apartments also generally attract depreciation benefits, lower maintenance costs, and stronger appeal to renters seeking modern amenity.

Now, they may also become one of the only residential property types still offering the full suite of historical tax advantages.

Industry analysts expect investor demand to increasingly migrate toward projects that can clearly demonstrate strong rental demand, transport connectivity and long-term supply constraints.

The shift is likely to be particularly pronounced in apartment markets already underpinned by structural undersupply, including inner Brisbane, the Gold Coast, parts of Sydney’s Lower North Shore and select Melbourne precincts where new apartment commencements have collapsed over recent years.

The reforms also arrive at a time when apartment supply nationally remains critically constrained.

Australia is already struggling to meet the Federal Government’s target of delivering 1.2 million new homes over five years. Construction feasibility pressures have delayed or shelved thousands of apartments across the country, particularly as building costs remain elevated and financing conditions remain tight.

Critics of the Budget changes argue the reforms could reduce overall investor participation in the housing market and place upward pressure on rents by discouraging investment in established housing.

Some economists estimate the measures could reduce housing supply over the longer term if overall investor appetite weakens.

However, the Government is betting that redirecting investor capital into new housing supply will offset those concerns.

“To continue to incentivise construction of new housing, investors building new residential properties will be able to choose either the 50 per cent CGT discount or the new arrangements,” the Budget papers stated.

That wording has been closely watched by the development industry because it effectively positions new apartments as the preferred investment class within residential property.

For off the plan developers, the reforms could become a powerful sales tool.

Projects that have increasingly relied on owner-occupier demand may once again attract investors seeking to preserve the tax advantages still attached to newly built housing before the July 2027 changes take effect.

The reforms are also expected to sharpen the divide between established and new housing markets.

Rather than a broad investor retreat from property altogether, many analysts expect a redistribution of capital toward sectors still supported by Government incentives.

That could create stronger demand for apartment projects in key urban growth corridors and transit-oriented precincts where population growth, migration and rental shortages remain elevated.

The policy direction also aligns with the Government’s broader push toward increasing housing density in established urban areas.

Across Sydney, Brisbane and Melbourne, planning reforms are increasingly encouraging higher-density apartment development around transport infrastructure and activity centres. By maintaining tax incentives for new housing, the Federal Government is effectively reinforcing that agenda from a taxation perspective.

For apartment developers who have spent years navigating subdued investor confidence, the changes may ultimately become the catalyst that reactivates parts of the off the plan market.

While the broader property sector is still digesting the long-term implications of the Budget, one thing is already becoming clear.

The era of investors buying established apartments and houses primarily for tax advantages may be ending.

But for off the plan apartments, the investment story may just be beginning.

<button disabled="disabled" type="button"></button>

<button disabled="disabled" type="button">You have not enough Humanizer words left. Upgrade your Surfer plan.</button>

Investors to flood off the plan apartment market?

Adding to Chatswood’s growing skyline, <a href="https://www.apartments.com.au/new-apartments/the-anderson-chatswood-54-56-anderson-street-chatswood-nsw-2067">The Anderson</a> is grounded in a simple principle: apartment living in a major centre does not have to come at the expense of space and outlook.

Set on Anderson Street in the heart of <a href="https://www.apartments.com.au/developments/chatswood-nsw-2067">Chatswood</a>, the new residential tower, a collaboration between developers <a href="https://www.apartments.com.au/developers/changfa-group">Changfa Group</a> and <a href="https://www.apartments.com.au/developers/huirong-group">Huirong Group</a> with architecture and interiors by <a href="https://www.apartments.com.au/architects/ajc-architects">AJC Architects</a>, will introduce 122 apartments that prioritise generous proportions, considered orientation, and a strong connection to the surrounding heritage precinct.

The design originated from a Design Excellence Competition, where AJC proposed a building that combines suburban-style apartment scale with the density expected in a transport-rich centre. The development will include more than 1,800 square metres of retail and commercial space at street level, landscaped communal roof terraces, and a ground-floor pocket park framed by canopy trees. Together these elements aim to create a building that integrates with Chatswood’s evolving streetscape while maintaining a strong residential focus.

[smartcode_project:default project_id=151353 project_image_fid=353250]

A key driver behind the architecture was the desire to deliver family-sized apartments rarely seen in the Chatswood market. The Anderson includes a mix of one to four-bedroom apartments, with around 35 per cent of the residences configured as three or four-bedroom homes. At the top of the building, two double-storey penthouses span approximately 200 square metres each, reinforcing the project’s emphasis on scale and long-term liveability for both downsizers and intergenerational households.

Orientation and outlook were central to the planning of the building. The apartments are positioned to maximise views to the north and east across Chatswood’s heritage precinct, with upper levels capturing glimpses of the Pacific Ocean. South-facing apartments gain distant views toward the Sydney CBD and Harbour Bridge, while the building’s configuration intentionally reduces western exposure at lower levels to minimise overlooking toward the nearby railway corridor.

The external design references the character of the surrounding conservation area without replicating it directly. A brick podium anchors the building to the street and introduces a series of architectural portals that draw inspiration from the nearby Chatswood Presbyterian Church. Above this base, the tower shifts to a lighter, more open expression defined by horizontal lines and carefully detailed balconies that balance privacy with outward views.

[smartcode_project:default project_id=151353 project_image_fid=353254]

Toward the top of the tower, AJC introduces a distinctive lantern-like element formed by sliding screens. These screens provide both solar shading and privacy while also creating a visual marker for the building within the Chatswood skyline. The feature reinforces the architectural intent of the project, a structure that is visually refined while still responding to the practical requirements of apartment living.

Inside the residences, interior architecture focuses on clear spatial flow and practical everyday use. Open-plan living areas connect directly to large balconies, extending the internal living spaces outward and allowing natural light to move deeper into the apartments. Kitchens are designed as central working spaces with premium appliances and carefully selected materials, positioned to serve both daily living and entertaining.

[smartcode_project:default project_id=151353 project_image_fid=353256]

Bathrooms follow a similarly restrained design language, using refined fixtures and materials to create calm, functional spaces, while wardrobe areas adopt a gallery-style layout with integrated lighting and generous storage. These elements reflect a broader design approach that prioritises clarity, functionality, and durability over decorative gestures.

Positioned just a short walk from Chatswood Interchange, residents will have direct access to rail, metro, retail, and dining. The Metro extension allows travel from Chatswood to Martin Place in approximately 11 minutes, placing the CBD within easy reach for residents while maintaining the convenience of a walkable North Shore neighbourhood.

One-bedroom apartments at The Anderson start from $1,022,000.

[smartcode_project_cta:default project_id=151353]

How AJC designed The Anderson to bring oversized apartment living to Chatswood

<a href="https://www.apartments.com.au/developers/bridgewell-development">Bridgewell Capital</a> has lodged plans for a major mixed-use apartment development in the heart of Maroubra, seeking a significant uplift in height and density controls to deliver 120 apartments and a 120-place childcare centre near Maroubra Junction.

The State Significant Development application, filed through the NSW Government’s Housing Delivery Authority pathway, covers a 3,270 sqm amalgamated site at 251-257 Maroubra Road and 133-135 Garden Street. The proposal includes a concurrent rezoning that would increase the maximum building height from 12 metres to 35.6 metres and lift the floor space ratio to 4.02:1.

Designed by <a href="https://www.apartments.com.au/architects/bka-architecture">BKA Architecture</a>, the project would replace a mechanic’s workshop and several detached homes with a 10-storey residential building above four basement levels.

The scheme comprises 120 apartments, including 27 affordable housing units to be managed by a community housing provider for 15 years, alongside 203 basement car spaces and 92 bicycle spaces. A childcare centre occupying nearly 900 sqm of floor area would sit at ground level and be capable of accommodating 120 children and 22 staff.

<img alt="First look: Bridgewell plots 120 apartments and childcare centre in Maroubra town centre" data-entity-type="file" data-entity-uuid="038a0639-f9e4-4303-8fcc-d43e73fa480f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bridgewell%20pers.png?VersionId=eGBElxmNqJW.YF3JFYgHTnPgAstdyXR3" />

According to the Design Report, the project has been conceived as a “gateway proposal” that responds to Maroubra’s evolving urban character and its proximity to the town centre.

“Designed to complement the character of Maroubra’s town centre, this gateway proposal features a building scale that matches its surroundings,” the report stated.

“It integrates residential units above a ground-level childcare centre, fulfilling the strategic objectives of the Randwick City Council Masterplan.”

The apartment mix is weighted toward larger residences aimed at families and downsizers, reflecting changing demographics in the Randwick LGA and increasing demand for medium-density housing close to transport and amenity.

BKA Architecture said the proposal seeks to reinforce Maroubra Road as a civic spine while improving the pedestrian experience around the site through landscaping and upgraded public interfaces.

“The design capitalises on the following site opportunities: reinforcement of Maroubra Road as a civic spine, enhancement of pedestrian pathways and the public interface via new landscaping, and strong market demand for two and three-bedroom apartments to support families and down-sizers,” the Design Report noted.

<img alt="First look: Bridgewell plots 120 apartments and childcare centre in Maroubra town centre" data-entity-type="file" data-entity-uuid="ee509779-3c7e-4918-b03d-761c785459d0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bridgewell%20site.png?VersionId=eZC4Ruyn.C7O.Qwfr1SVeP5.ds1c5.66" />

The building has been designed with setbacks and articulation intended to transition between the commercial intensity of Maroubra Junction and the surrounding lower-scale residential neighbourhoods. Communal open space is proposed on level one, while upper-level apartments would secure views towards Port Botany, Maroubra Beach and Sydney’s eastern suburbs.

The development sits around 200 metres east of the Maroubra Junction intersection of Anzac Parade and Maroubra Road, within one of Randwick’s identified strategic centres. The site is close to Pacific Square Shopping Centre, major bus routes, schools, parks and future cycling infrastructure proposed under the Maroubra Junction Masterplan.

The Maroubra proposal aligns with broader NSW Government initiatives encouraging higher-density housing near established centres and transport corridors, particularly where affordable housing is incorporated.

Bridgewell is also working on a <a href="https://www.apartments.com.au/news/qld/goldfields-sets-the-stage-as-quartet-milton-launches">new 55-unit project in Killara</a>.

First look: Bridgewell plots 120 apartments and childcare centre in Maroubra town centre

National diversified developer <a href="https://www.apartments.com.au/developers/goldfields-group">Goldfields</a> has launched its latest Brisbane apartment project, <a href="https://www.apartments.com.au/new-apartments/quartet-milton-33-manning-street-milton-qld-4064">Quartet Milton</a>, marking its entry into the sought-after inner-city suburb just two kilometres from the CBD.

The circa $100 million development will rise 18 storeys and deliver 131 apartments, offering a mix of one, two-, and three-bedroom residences.

Ideally located on Manning Street, Quartet residents will be within 300 metres of Milton Station, 500 metres from the Milton Ferry Wharf, and a short walk to Milton Markets, the iconic Park Road, as well as a range of breweries and cafés.

[smartcode_project:default project_id=108736 project_image_fid=367993]

Designed by architecture firm <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and brought to life by <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>, the building features a simple, gridded façade paired with generous glazing to enhance views, maximise aspect, and capture both sunrises and sunsets from within the apartments and their generously sized balconies.

Residents will have access to a 1,000 sqm rooftop, curated to balance wellness and entertaining, in response to increasing demand for wellness-focused shared spaces.

"We've approached Quartet Milton as a complete lifestyle offering, not just apartments, but a place where the design, amenities, and location all work together in a meaningful way," says Goldfields Managing Director Lachlan Thompson.

"Buyers are looking for that sense of confidence, knowing the vision has been carefully thought through not just by us as developers, but by all our consultants appointed to bring this together, and that it will be delivered to the standard they expect."

[smartcode_project:default project_id=108736 project_image_fid=368000]

Cera Stribley Co-Founder and Managing Principal Domenic Cerantonio said the rooftop is designed to feel like a place "you'd genuinely use every day."

"A 25-metre pool framed by city and mountain views, wellness areas, and private dining spaces for evenings with friends create a setting designed for year-round comfort and effortless Brisbane living."

[smartcode_project:default project_id=108736 project_image_fid=367999]

In addition to the 25-metre pool, the rooftop will include a sauna, cold plunge, fully equipped gym, and zen gardens, all complemented by panoramic views of the city and river.

While the building is expected to appeal predominantly to owner-occupiers, Goldfields anticipates interest from investors seeking strong rental returns, driven by the project's design, location, and the city's projected capital growth in the lead-up to the 2032 Brisbane Olympics.

[smartcode_project:default project_id=108736 project_image_fid=367991]

<a href="https://www.apartments.com.au/developments/milton-qld-4064">Milton</a>, widely regarded as one of Brisbane's most desirable inner-ring suburbs due to its lifestyle offering and proximity to the CBD, has experienced a shortage of new apartment supply in recent years.

Goldfields is already active in the Brisbane residential market through its Ripley Valley masterplanned community, Hayfield. The 109-hectare neighbourhood is already home to more than 300 families and features a large community park.

Plans for the precinct include a 4 km running track, future schools, and retail and commercial amenities, all within a 35-minute drive of the Brisbane CBD.

Goldfields also plans to deliver a new mixed-use tower at 88 Robertson Street in Fortitude Valley, within the James Street precinct. The project will include 16,000 sqm of boutique commercial space, a level of wellness facilities, and a rooftop restaurant and event space, akin to Goldfields House in South Yarra, its flagship mixed-use development on Chapel Street, which is crowned by the Beverly Rooftop bar, one of Melbourne’s best-known venues.

[smartcode_project_cta:default project_id=108736]

Lucy Eldred

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News