<html><body>
<img src="https://www.urban.com.au/images/marketing/first-time-investor-series/Brought-To-You-By-RAMS.png">
There are many articles written about the research that an investor must undertake to find a location that will grow in value and has good investment fundamentals. This is your due diligence process and every investor’s research process looks different when determining where to invest.
For new investors, it’s crucial to firstly understand what those investment fundamentals are.
Now that you know what you’re looking for, you can head to certain places to obtain the information. You may decide to be led by property experts and buyer’s agents, leveraging off of their experience.
Other experts can include local real estate agents with strong knowledge of the area’s property market, the local Council, research houses and even local town planners can be a good place to start. Data companies, such as RP Data and SQM Research can be worth considering for data to either back up your research or fill in the blanks. A mixture of specific factual information, such as the numbers, recent sales and statistics around migration, along with your own qualitative research can be crucial. This could include your sense of the properties as you wander through them, things you have heard from the neighbours about what is desirable and even rumours about new transport or government spending in the area.
Firstly, a suburb with the best growth will not be within everyone’s capacity to purchase. It may not be affordable for you, or it may not match up with your risk appetite. Once you have this established, you are able to quickly rule out locations regardless of their potential.
<h3>Turn to the 'macro'</h3>
The first thing to consider when looking for a growth suburb is the macro aspect.
There are thousands of suburbs across Australia, and there's no way you can check them all. Property buyers should become familiar with the concept of market cycles and try to understand where each state and territory is in its cycle.
You can then look within a location with good growth prospects for broader trends. For instance, has the government identified the location as a growth area?
Looking a little closer
As you try to choose a region or more localised area you may find that your price point helps you refine a suburb choice quickly. Other statistical indicators, relating to your strategy, can also help you shortlist. This may include rental yield, proportion of houses vs. apartments, income growth and a number of other statistics that investment experts regularly hang their hats on.
You may want to consider wider locations that you can afford and going through them, checking for overall drivers and growth prospects in the areas. If they're largely driven by tourism, then you'll need to understand the potential fluctuations in the labour market, seasonality, and how this may flow-on to your investment property.
It will also be worth looking at government plans on a wider scale to try and pinpoint areas of growth. If, for instance, a rail line is being put through a whole area and there is significant infrastructure investment, then you may want to consider it more closely. Be wary though, sometimes these initiatives are reactive, rather than proactive – that is, they are put in as a result of growth rather than in expectation of it.
There are a number of things that drive capital growth to look out for. Here are a few:
<ul>
<li id="customlist">1. New infrastructure projects;</li>
<li id="customlist">2. Supply/demand issues;</li>
<li id="customlist">3. Strong migration into the area/high population growth forecasts;</li>
<li id="customlist">4. Gentrification;</li>
<li id="customlist">5. Strong employment drivers.</li>
</ul>
<style>
#customlist::before{background: none}
</style>
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=2765/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>

leldred-s3gDjqZCKM

What research is crucial to find a suburb with the best growth?

<html><body>
<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/PO-Brought-To-You-By-Davidson.jpg" width="444">
The breadth of choice, let alone the technical considerations, investors face before sinking capital into the share market can make it a daunting exercise. But a few simple guidelines can help secure a safer investment and long-term gains.
When it comes to asset allocation Mark Draper, former stockbroker now financial advisor at GEM Capital, says investors should set aside at least three to five years of capital in fixed income or cash to enable them to weather any potential downturn in the markets.
For anyone thinking of direct investment in the share market – buying shares through a broker rather than investing in a fund – Draper suggests shutting out the ‘noise' about market movements and focusing instead on investing in profitable companies.
"Play the large caps [usually the biggest 100 listed companies], because there's good information flow for those.
"Leave the small caps and the micro caps to the fund managers because often they will have more information before retail investors see it; they're better equipped to operate across that space."
<h3>How to tell if a company is profitable?</h3>
Avoiding anything with more than 50% debt to equity is a reasonable guideline.
Better still, understanding where companies make their money and picking the stronger performers in their sector, rather than the cheaper options, will help.
That means look for quality rather than price.
"Quality is defined by recurring earnings, so people should look to invest in a company that is growing their earnings, and is a leader in their space," Draper says.
Look at the Price to Earnings (PE) ratio, for example: if you had a company making $100,000 profit, and someone willing to pay you 100 times your earnings (a PE ratio of 100x) then that's someone willing to pay $10 million for $100,000 profit.
"Would you sell or would you buy?" Draper says.
A better indicator might be the Price to Cash Flow ratio, which effectively measures how much cash is coming into the business.
"The problem with the PE ratio is that you can load the company with debt and make it look like a cheap PE ratio, but you can't hide that in the Price to Cash Flow ratio."
Draper also advises investors to check the earnings per share (EPS) and compare it with the dividends per share (DPS).
"You'll get an idea if the company is paying out more in DPS than it is in EPS, which could signal the company is paying dividends through debt rather than equity or profit. That may mean longer term issues," he warns.
<h3>Share market subsets</h3>
For those willing to explore subsets of the equity market, such as small caps and micro caps (companies with between $200 and $300 million market capitalisation) the returns can be astounding, but it is advisable to use a fund manager.
Carlos Gil, chief executive and chief information officer at MicroEquities, says their flagship micro-cap fund has delivered just over 30% compound annual return over the past five and a half years.
"The traditional view of micro caps is that they're much more price sensitive and have a lot more volatility," Gil says.
But managed well they can outperform the market even in downturns, and part of that lies in picking companies who have been operating profitably for at least two years.
Gil says their fund has a downward capture ratio of 24%, which means when equities drop the fund only falls a quarter of what the market does.
Because they are companies in the early stages of their lifecycle, they tend to be shielded from general economic conditions, meaning typically better growth potential but also growth linked to a company-specific reason.
"With large caps, their growth is for better or worse often intimately related to the prevailing economic cycle… for us, one of the surefire signs we're across a mediocre micro-cap company is when a director at an AGM blames poor performance on slower broader economic growth."
Of MicroEquities' unit holders, 60% are self-managed super funds looking to maximise capital over a five-year-plus timeframe. Like Draper, Gil says that longer-term outlooks will invariably mean better results for investors.
This article looks at investment in a general way; if you need specific advice regarding your situation, you should consult an appropriately qualified and registered professional.
</body></html>

 Asset allocation: How to invest in the share market

<html><body>
<img src="/images/marketing/sponsored-post/Brought-To-You-By-REV3.jpg" width="444">
Property Observer spoke with realestateVIEW.com.au’s General Manager Petra Sprekos to discuss their new mobile app, highlighting its clever secrets for real estate agents.
Help your clients find the best property hot spots, average sale prices, local amenities and more, with an easy swipe of a screen. It’s got all the tools to help them make one of the biggest investments in their lifetime. 
{qtube vid:=VyjNRdGMXO0}
</body></html>

How to watch the market like a pro: Mozo

<html><body>
<img src="/images/sponsored/inside-the-market-series/Brought-To-You-By-Mozo.jpg" height="50px">
It’s a big commitment, so it’s best to go in eyes wide open with all the facts
A home loan is one of the most serious investments a person can make.
While online rate comparison tools have made looking for a loan easier than ever, it still takes time to work out what the best option is for you. Here are five expert tips to ensure you are on track.
<h3>1. Know what you can afford</h3>
Interest rates may be low at the moment, but will you still be able to afford the repayments once they begin to rise?
The interest rate is by far the biggest cost of a home loan. As a rule of thumb, an interest rate difference of 1% will increase the annual cost of servicing a typical $300,000 loan by around $2,000.
Kirsty Lamont, a director at mortgage comparison website <a href="https://pubads.g.doubleclick.net/gampad/clk?id=136265697&amp;iu=/109628257/click_tracker" target="_blank">Mozo.com.au</a>, says that when you’re calculating how much to borrow, don’t use current interest rates.
“Consider what will happen down the track when interest rates go up 1% or 2% percentage points or more,” says Lamont.
“Do your calculations by including a buffer to make sure you can still afford to maintain your repayments if rates do rise a couple of percentage points.”
<h3>2. Do your research</h3>
Finding the best home loan can often come down to making sure you do your research on the options available and choosing wisely, says Lamont.
Picking the wrong home loan could cost you tens of thousands of dollars in extra interest and fee charges. The home loan experts at Mozo have crunched the numbers and found that on a typical $300,000 home loan, the difference between the cheapest and most expensive home loans on the market adds up to over $4,000 each year in extra costs. Over 10 years that totals a whopping $40,000.
“These days it’s easy to research home loans online and with comparison sites like Mozo you can literally compare the market at the click of a button so use technology to your advantage,” she says.
<h3>3. Consider your individual circumstances</h3>
While you’re conducting research, make sure you consider your individual circumstances, says Steve Jovcevski, a property investment expert and home loan negotiator with Mozo.com.au.
Consider whether you would like an interest only loan, or a principal and interest loan.
“If you want an interest only loan where you make interest only payments at a low rate, make sure the loan-to-value ratio covers off that rate,” says Jovcevski.
<h3>4. Understand comparison rates</h3>
Borrowers need to check their loan is competitive on the fee front. The average upfront fee you will pay is $500, but some of the best value loans on the market have no application fees at all.
It’s also becoming more common for lenders to waive the application fee if you put pressure on them.
The comparison rate is a government-mandated calculation that includes the interest as well as the loan’s main fees and charges in the one rate and hence more accurately reflects the true cost of a mortgage.
“If you’re searching for something as important as a mortgage, and a comparison rate gives you a chance to level the playing field, you really must pay attention,” says Mark Bouris, executive chairman of wealth management company Yellow Brick Road.
“Because all lenders have to use the same formula, the result gives a borrower the means to compare the true cost of a loan before they commit to it, and it gives some reality to the headline interest rate.”
<h3>5. There’s a lot more than the Big Four</h3>
The big banks and other major lenders commonly charge annual ‘package’ fees of between $200 and $400 a year for a discounted home loan package.
These sorts of packages can offer substantial discounts on the lender’s standard interest rates, particularly if you’re borrowing a large amount, but it always pays to compare package deals against the top low-rate loans from smaller lenders like loans.com.au and uBank to see if you can get a comparable rate without the hefty annual package fees.
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>

Five expert tips on getting the best loan

<html><body>
<img src="/images/marketing/first-time-investor-series/Brought-To-You-By-RAMS.png">
When lenders work out your borrowing capacity for an investment property, they take into account rental income and your claimable expenses to see your capacity to repay the debt.
Rental income is considered income much in the same way as your salary.
However, lenders do not take 100% of the gross rental income expected into account. While it varies from lender to lender, the general rule is that 80% of rent will be calculated into the equation. Some take as low as 70% into account. This is largely due to letting periods, associated costs such as repairs and any vacancies that may occur.
While it’s less common, some lenders are known to consider rental yields instead. Another point worth remembering is that some banks, will allow you to live in the house with the intention of leasing out individual rooms, and may take this income into account.
Some banks have been known to consider up to 100% of the rental income, however there are usually a number of other hoops to jump through to achieve this, such as an 80% or lower Loan to Value Ratio (LVR) and a maximum amount of total loans with that lender.
If you become “rent reliant” – where a certain portion of your income is made up by rent – then you may start to see yourself declined by some lenders.
Banks usually use rental income confirmed through a valuation. It can assist to provide a managing agent’s rent assessment on the property with your loan application.
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=2756/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 rental income percentage is taken into account when lenders work out lending potential?

<html><body>
<img src="/images/marketing/sponsored-post/Brought-To-You-By-REV3.jpg" width="444">
House and land packages are growing in popularity, not just for home buyers but among property investors.
There is something exciting about a new home.
Industry-run property portal realestateVIEW.com.au has recently launched new features to assist in the challenge of choosing from the hundreds of packages on offer, partnering with houseandland.com.au.
The new house and land section allows buyers to explore land estates and house and land packages, with location, price, builders, designs and materials all in the mix to help buyers secure the best possible outcome.
Property Observer spoke to realestateVIEW.com.au general manager Petra Sprekos and houseandland.com.au director Mark Shearer about why buyers might consider house and land packages, and how to make an informed decision.
{qtube vid:=VptIR3TuXk0}
</body></html>

How much deposit should I look to save?

<html><body>
<img src="https://www.urban.com.au/images/marketing/first-time-investor-series/Brought-To-You-By-RAMS.png">
Self-managing a property is an option for those with spare time and a number of key skills. But for novice investors who aren't prepared to dedicate the time and effort, it’s usually not the best choice.
Also known as “DIY landlording”, self-managing a rental property cuts the property manager out of the picture, with the owner handling the tenants themselves.
This strategy will certainly save the investor the property management fees. They must, however, ensure they aren't creating a false economy, with mistakes and wasted time more expensive than hiring a professional in the first place.
Remember, tenanting a property is not just about advertising for the tenant, selecting them and placing them there. It's also about regular reporting, upkeep and communication with the tenant.
You will need to keep records and paperwork in relation to their tenancy and be wary of not breaking the rules, which vary from state to state, around notice periods. If you ever need to take a trip to the Tribunal, you might wish you had a property manager.
It’s no small feat.
Those looking to negotiate with their tenants and maintain a fully functioning investment property will need:
<ol>
<li>Good communication skills and a good manner with other people;</li>
<li>Strong knowledge of tenancy laws (or the aptitude to learn these details);</li>
<li>The time to handle tenant complaints, repairs and breakages;</li>
<li>An objective approach to disputes and situations (yes, it's your property, but you need to leave your emotions at the door);</li>
<li>An organised manner, keeping accurate paperwork, calendars and details.</li>
</ol>
The Australian Landlords Panel 2012 found that landlords received higher rental yields and profits when a property manager was used, and generally had better investment experiences.
Terry Scheer Insurance executive manager Carolyn Parrella explains that property managers conduct regular inspections to identify issues, know what to look for and have a network of tradespeople and professionals to call on when necessary.
“Property managers can provide landlords with risk management benefits and potentially minimise loss for the landlord if an issue arose,” says Parrella.
“While it can be tempting to save a small percentage of rental income by self-managing your rental property, the benefits of appointing a property manager can far outweigh the costs,” she says.
Another benefit of having a property manager with local expertise is their ability to assist with vacancies. They can provide advice around additional improvements that can be made to attract tenants and warn you if the market is softening.
Good property managers have processes in place for every piece of paperwork and situation available. Similarly, should you have a question about a tenancy issue (such as "Can I still renovate mid-lease term and how can I negotiate this with my tenant?"), a professional property manager will be invaluable.
A good property manager can also make the asset a little less ‘high maintenance’. If you’re happy for repairs up to a certain dollar figure to be made without approval, you can trust your property manager to step in and sort it out. Similarly, you don’t need to be on call constantly in case something goes wrong with the property.
The cost of having a property manager in your investment team sits at 6% plus, with some competitive options in most areas, plus extra fees when advertising, re-letting or similar. The fees are usually tax deductible.
However, for “hands on” investors who live locally to their property, it may suit to self-manage and deal with your own tenants directly. Providing your personal attention to the property can have some benefits over choosing a cut-price property management company where each agent is managing a number of homes.
Online tools are increasingly making it easier to self-manage, providing the legislation and paperwork at your fingertips, and this is only set to continue.
Be honest with yourself about how much time you are willing to set aside to commit to the day-to-day running of your investment property.

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=2758/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 self-manage the property or rely on an expert?

Perth’s new apartment market recorded its strongest quarter of sales since Q4 2021, with 412 apartments sold in Q1 2026 and a record quarterly sold value of $537 million, according to Urbis’ latest Apartment Essentials results.

Urbis said the March quarter result reflects strong, highly product‑specific demand across both ends of the market, from more attainable projects delivering at scale, through to premium stock being absorbed by equity‑rich downsizers.&nbsp;

David Cresp, Partner at Urbis, said the key story in Perth is not demand, it is the market’s ability to convert demand into delivered housing.&nbsp;

“This is the strongest sales quarter since Q4 2021, and it reinforces that demand in Perth is real and it’s local,” David Cresp said. “But the task now is delivery, turning that demand into projects that can actually be built and completed.”&nbsp;

[smartcode_project:default project_id=110291 project_image_fid=302785]

<h2>Affordable product leads, premium demand remains resilient</h2>

Sales in Q1 were led by more affordable projects, with The Boulevard (SKS Group) recording 115 sales in the quarter, the presentation noting this is only the second time a single project has surpassed 100 quarterly sales. The project was able to offer more affordable housing product right next to a train station.&nbsp;

Palmyra West (Finbar) also delivered strong results with 28 sales in Q1, following 84 sales in Q4, with an average price of under $800,000, underscoring depth of demand for well‑located, attainable new stock.&nbsp;

At the premium end, Urbis said downsizer demand is continuing, with the results highlighting Romeo (Applecross, Finbar) recording 75 sales and reaching almost 50% sold in one quarter.

Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.

Urbis noted that Perth apartment demand is not speculative, not investor‑led, and not uniform, describing it as localised, often equity‑driven and highly product‑specific, a pattern reflected in the polarisation between strong “attainable” performers and premium downsizer product.&nbsp;

[smartcode_project:default project_id=148957 project_image_fid=364102]

<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

Urbis said pricing pressure is cost not demand‑driven: construction costs and delivery risk are now a central constraint, with the results noting build costs remain elevated and volatile, and that energy, fuel and labour uncertainty weigh on feasibility.

David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.

“Developers are really feeling the pressure from a building market that was operating at capacity and securing a builder is challenging,” David Cresp said, adding that even where a builder can be secured, “trying to get to the price that makes the development financially viable is incredibly challenging in the current market.”&nbsp;

Urbis’ broader WA commentary also notes that industry remains at or above capacity with lot and housing creation, and that many builders are limiting new sales to manage stretched workforces and fixed‑price contract pressures, conditions that flow directly into apartment feasibility and delivery timing.

[smartcode_project:default project_id=108869 project_image_fid=317905]

<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

While near‑term supply remains constrained, Urbis’ forecast shows completions lifting “Supply is forecast to be back above 1,500 apartments per annum for the first time since 2019”, with 1,775 completions forecast for 2026, and volumes remaining above that level over the following years.&nbsp;

Looking further ahead, completions are forecast to reach 2,500 in 2028, with the report noting 32% of that total is social/affordable, reflecting the role of government‑supported delivery in rebuilding the pipeline.&nbsp;

However, Urbis said Perth remains behind comparable markets on pipeline scale. In a national comparison of projects under construction, the report shows under construction Perth Build‑to‑Sell (BTS) at 3,446 apartments versus the Gold Coast at 7,922. Mr Cresp said “The challenge for Perth is how to we grow the delivery pipeline”.

Urbis’ conclusion is that Perth’s market is increasingly defined by product discipline and delivery certainty, with the research identifying “delivery certainty is key” and calling out builder risk and procurement models as core success factors, alongside “timing and staging”.&nbsp;

Joel Robinson

Perth apartment sales hit strongest pace since late 2021 as builder capacity tightens

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

Developer Lanevick is heading back into Sydney’s apartment market after focusing more heavily on the luxury townhouse and terrace sector in recent years.

Lanevick, founded and directed by Steve Maroun, is expecting to receive approval in the coming months for a new apartment development in Gladesville, with the aim to launch it to the market later this year.

The 51-apartment project, designed by Studio Johnston, will comprise a mix of one-, two-, and three-bedroom apartments positioned toward the Hunters Hill downsizer market.

“Traditionally it’s been difficult for people in that market to downsize because there just hasn’t been the right product available,” Maroun said.

“We’re targeting buyers who might have 30 to 40 per cent of their house value sitting in the bank after downsizing.

“They still want good spacious entertaining areas, they still want quality design, but they also want flexibility and the ability to enjoy life a bit more after working hard for a long time.”

The project sits near Boronia Park and within close proximity to the Parramatta River foreshore, an area Maroun says offers more of a Hunters Hill lifestyle than a traditional apartment precinct.

“From a lifestyle perspective, it’s really more Hunters Hill than Gladesville,” Maroun said. “You’re close to the foreshore, close to parklands, and still connected back into the village precinct.”

From level four and above, apartments will capture water views&nbsp;toward Sydney Harbour. Communal amenity will include rooftop entertaining areas, wellness spaces, and a gym tailored toward owner-occupier buyers.

“We’ve really designed these apartments around that buyer coming from the Hunters Hill LGA and what they’re actually looking for in their next chapter.”

The proposed development has also been designed to respond to the changing character of the broader Gladesville town centre, where a growing number of mixed-use and residential proposals are expected to emerge over the coming years.

“Gladesville presented a rare opportunity to deliver a genuinely design-led residential project within an evolving lifestyle precinct, just moments from the growing Gladesville town centre, and we’ve approached the project with a strong focus on architecture, liveability and long-term community value,” Maroun said.

Maroun said Lanevick saw a first-mover advantage within the precinct as planning controls continue to evolve to accommodate greater housing density.

“We think there’s a real opportunity there that hasn’t really been serviced properly yet,” he said.

“There’s going to be a broader evolution of the whole Gladesville village precinct over time, particularly with more activation and mixed-use outcomes.”

The Venus Street proposal will include a commercial and retail component at ground level designed to contribute to that evolving streetscape activation.

“A big part of the thinking was how do you activate that area properly and create more vibrancy and amenity, which is what Hunters Hill has been looking for,” Maroun said.

Lanevick’s focus since 2020 has largely been on smaller-scale luxury townhouse and terrace developments. The developer recently completed Royale Randwick, also designed by Studio Johnston, where prices reached $3.65 million. The project was featured in the UDIA NSW 2026 Professional Development Prospectus and was also named a finalist for Development of the Year.

&nbsp;

Lanevick to cater for Hunters Hill downsizers with new Gladesville apartment development

Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

Lucy Eldred

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News