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

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Deciding on land estates can be a difficult decision when so many varying factors come into play.
House and land packages are increasing in popularity among home buyers as well as investors, but there are simply hundreds of packages on offer.
Industry-run property portal realestateVIEW.com.au, partnered with houseandland.com.au, has launched a new house and land section on their site as a helpful resource for guiding buyers in the choosing process.
Property Observer spoke with the director of houseandland.com.au, Mark Shearer, to provide further insight on how buyers choose land estates, what buyers look for, choosing the right location, getting the price right, and much more, so that you can secure the best result.
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If I want to renovate the property, what are my finance options?

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

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The debate between positive and negative cash flow property rages, yet there’s no definitive answer. From a purely financial perspective, the majority of people would opt to have a property that pays its own way, doesn’t require them opening their own wallet each week and is growing in value at the same time.
However, not every investment property will fit into this desirable category. Many high capital growth areas offer poor rental yields that are indicative of poor cash flow levels. Similarly, many high cash flow areas have poor growth. It is wise to seek a balance between the two.
Firstly, you will want to consider your level of disposable income.
If you have spare cash and can cover the difference between the holding cost and the rental income, then you may be able to buy negatively geared property.
If you do not, then it may be better to consider positively geared property.
The second factor you should consider is how long you’ll be earning a good income for. This is often determined by age and career security. If you are close to retirement or expecting to see a drop in income, then a negatively geared strategy may not suit.
In a situation like this, you’d be looking more for positive investment options.
However, those far from retirement may have enough income to cover the shortfall by supplementing funds from a wage or salary.
Do not allow a negatively geared property to drain you financially and push you to the wall. But be wary not to be overly tempted by a strong rental income that may not be backed by capital growth – particularly if your strategy is for overall gains.
<h3>Your portfolio</h3>
It’s all about how much it costs you to hold and your overall strategy. Many investors plan to have a negative cash flow property offset by a positive cash flow one.
Over time, it’s also likely that negatively geared properties will move closer to being positive as rent increases and the mortgage is paid down. This will shift those properties from being taxing to generating an income.
Remember, it’s less about being on either end of the polarity, and more about how it balances with your personal level of affordability and overall goals for your portfolio. The first property is usually a launch pad into investing, which means that many use it for its strong capital growth over the medium term to then refinance into another investment. The cash flow at the point is merely circumstantial and, provided it is not problematic, for some it will be the best approach to focus on growth assets.
Those who have not factored cash flow in may find unexpected expenses, such as interest rate changes, maintenance costs and repairs, quickly causing their cash flow to be thrown out – this can be particularly devastating if you’re already paying out more than is comfortable each week. 
Investors should consider the impact of property vacancies and repairs regardless of their cash flow projections.
Remember, negatively geared properties can still be cash flow positive after tax. While those on higher incomes often look to negative gearing benefits to offset their own tax, it's worth remembering that your overall cash position is important, and even properties that are negatively geared can have positive cash flow.

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=2759/size=1x1/viewid=1/random=1/relocate=https://www.rams.com.au/investor-pack/" target="_blank">RAMS Investor Pack.</a>

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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.
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Should I choose a positive or negative cash flow property?

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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>

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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.
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Should I self-manage the property or rely on an expert?

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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.
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Free eBook: Crucial tips every first time investor needs to know

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One of the more time consuming parts of getting a mortgage and becoming an investment property owner is the paperwork.
When heading to a lender for a mortgage, there are a number of things you need to be sure to have – particularly if you’re self-employed or have an unusual working arrangement. For new investors, this can be daunting.
<h3>Identification</h3>
This is straightforward, but don’t forget it. 100 points of identification is the best way to go. A driver’s licence and passport or other form of photo identification will go well, however if you only have one of these items then you can also consider bringing along a birth certificate, Medicare card or utility bill.
<h3>Income confirmation</h3>
As mentioned above, this can be trickier if you are in a non-traditional mode of employment. Your most recent payslip is a good option, otherwise proof of the income being deposited into your account can also sometimes be accepted. For many loans, you will be required to show a “year to date” income for a portion of time. This is often seen on play slips, however tax returns, ATO notices of assessment, PAYG summaries, a letter from your employer or an employment contract can all be options. Overtime hours can be considered as income, however depending on regularity, you may be required to seek advice on how the lender prefers to receive this information.
For those who are self-employed, documentation may be required. A one year individual tax return and a one year business tax return, profit and loss statement and a balance sheet may be necessary.
You may also receive other income, such as from shareholdings. You will be required to bring tax returns and statements to prove this income.
<h3>Liabilities and assets</h3>
In order to determine your financial situation, a lender will also want to see proof of your assets and liabilities. If your assets are savings, then you will need to provide bank account details, however shareholdings or motor vehicles can also be taken into account. It is worth asking the lender ahead of time about how to prove your assets. If you already own your home, you will be required to provide information about your current mortgage and insurances.
It could also be a good idea to be prepared with paperwork relating to insurances and personal cover.

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=2757/size=1x1/viewid=1/random=1/relocate=https://www.rams.com.au/investor-pack/" target="_blank">RAMS Investor Pack.</a>

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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.
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What paperwork do I need to prepare before going to the lenders?

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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.
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What rental income percentage is taken into account when lenders work out lending potential?

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

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