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Housing affordability for first home buyers loomed large in the news this week, largely because properties in Sydney and Melbourne are selling for more than many first timers can afford.
But if you’re a first home buyer, is this really a time to panic just because you missed out at a couple of auctions?
If there’s 20 bidders at an auction, 19 miss out.
If you’re committed, you still have to save as much deposit as you need, and enough to cover the stamp duty and conveyancing costs. If you don’t have enough, you have to save more.
You also have to monitor your ability to pay the cost of the loan. So be realistic about how much income you can rely upon and what it takes to service your mortgage.
Or, could you do what most home buyers do and buy a cheaper property?
If you don’t want to adjust your goals downwards, you’ll have to adjust upwards your deposit, stamp duty and loan repayment equations.
Also, use an online loan calculator before saying yes to a low-equity mortgage. If housing values weaken again, 20% equity feels better than 10.
On a policy level, would you like to see governments releasing more land to meet demand? Or should government promote more competition in the mortgage market, creating more options for more consumers?
Should New South Wales reinstate the First Home Owners Grant for existing homes?
Regardless, I do wonder if the affordability story is the whole story. Might it have more to do with where people want to buy and less to do with a generation missing out?
Stephen Koukoulas, an economist writing in Business Spectator, uses Reserve Bank numbers and finds that new home loan repayments as a percentage of household income is around the same now as it has been for 30 years. He concludes, “There is no evidence of a first home buyers’ affordability problem.”
He goes further: the prices of so-called cheap city properties bought by older generations were offset by the high interest rates; the rising Sydney house prices are offset by the historically low interest rates.
Interest rates and property markets fluctuate, but households and lenders stay within basic serviceability ranges.
This may not be the desired conclusion for those who have set their hearts on buying somewhere beyond their resources. And it doesn’t fit with the idea of a generational conflict where one cohort is ‘shut out’.
Actually, every first home buyer finds it hard – people in my generation bought modest first homes with interest rates at 20%.
Perhaps the current first home buyers would be better served by recognising the opportunity rather than the problem? At 4.8%, a mortgage is currently cheaper than it will be again in our lifetimes.
This is a massive, historical opportunity. So forget about scapegoats and do what you need to do: which is boost your deposit, set your sights on what is affordable and think in steps – it’s a long road.
What do you think?

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Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" rel="nofollow" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
You can contact Mark on <a target="_blank" href="https://twitter.com/markbouris" rel="nofollow">Twitter</a>.
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First home buyers have no cause to panic: Mark Bouris

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The low interest rate environment has been good for home buyers and those wanting to refinance, while not being so good for those who live on their savings. Another group of people displeased with the falling cash rate has been those who fixed their home loans around two years ago.
Back then – in 2011, when the cash rate was 4.75% – banks were offering three-year fixed rate mortgages around 6.3%, and many borrowers did better than that.
Who was to know the Reserve Bank would get to the end of 2011 and almost half the cash rate over the next two years?
People with three-year fixed rate mortgages taken in 2011 are still paying 6.3% to be fixed, while variable rate mortgages are around 4.8%.
On a 350,000 home loan, that’s a monthly repayment difference of more than $300.
Even the lucky ones who got in on the 5.99% fixed rates are now paying a full 1% over the variable rate.
So should people with eight or 10 months left to run on their fixed-rate mortgages bail out and take a variable rate instead?
In the financial services industry, we call this a ‘break’.
Banks tie their fixed rates to the bond and ‘swap’ markets. And these markets are run on terms of debt: 30-day, 90-day, one year, three years etc.
If you want to stop paying your fixed rate mortgage before your three-year term is up, someone has to pay for that ‘break’, and it won’t be the bank.
Fixed rate mortgages include a page dedicated to the ‘break fee’. This is a number formulated on the size of the fixed loan, the term left on the loan and the profit the lender loses having to close-out your loan and accept lower rates in the market.
Your first job is to have the bank give you this number.
Then you must calculate the size of the break fee versus what you can save by moving to a variable interest rate.
There are a couple of tips I can give: firstly, always negotiate with the lender when thinking about breaking a fixed loan. All lenders are different and some will give you concessions on the break fee if you’re rolling over into a loan at the same institution.
Secondly, most lenders will allow you to roll your break fee into your refinanced loan, so long as you have the equity. This might suit you for short-term cash-flow reasons but remember that if you do this you’ll be paying interest on your break cost for years to come! So, this leads to my third point: if you do break and go to a lower cost loan, think about keeping your repayments the same. It’s a great way to speed your repayment of the loan and wipe that break fee.
As with everything financial, ensure you have accurate market and technical information. An expert adviser such as a mortgage broker could be a good place to start.

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Mark Bouris is executive chairman of <a target="_blank" rel="nofollow" href="https://www.ybr.com.au/">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
You can contact Mark on <a rel="nofollow" href="https://twitter.com/markbouris" target="_blank">Twitter</a>.
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Switching from a fixed rate to a variable rate: Mark Bouris

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The Reserve Bank kept official rates on hold this week, which means we have another month at the historically low rate of 2.50%.
However, commentary from economists suggests an imminent rise in official rates. So how do you take advantage of interest rates on home loans, while they’re still low? Think about some of these steps:
Know where you are: don’t get in a panic about interest rates without accurate information. Develop a picture of exactly how much your debt is costing you – if you can’t readily find the information, get it in writing from your lender. If you’re going to reduce your costs you have to know your starting point.
Know the market: how does your current loan compare to your neighbours’? Start on the comparison sites and see the state of the market.
Here’s a tip: when it comes to variable rate mortgages only use sites that allow you to rank the ‘comparison rate’, because this is the rate formulated by law with all the variables included and amortised. Many borrowers take mortgages that start at a low rate designed to catch their attention, only to find that the loan reverts to a higher rate after a year. Start with accurate market knowledge.
Know what works for you: getting your home loan costs down can include basic things like paying fortnightly rather than monthly, or paying extra amounts into the account. These methods typically accelerate paying-out the loan which means you pay less in the long run. But you’ll only do this if you have the right account – so find out.
Know your limitations: if you don’t have a well-informed view on where the economy and interest rates are going, you could look at fixed rate mortgages which allow you to lock-in the low rates for a period of time.
There are many lenders with three-year fixed home loans well below 5% which represents low-cost certainty for many Australians. Fixed rate mortgages can also be a good way for property investors to plan their costs. Be aware that banks rarely have fixed rates that allow borrowers to ‘beat’ the market, but don’t forget that you can also split a mortgage – half fixed, half variable – if you’re still unsure. 
Action: if you’re going to take advantage of the current low rates, you’ll need to take some action. You either get a better deal from your current lender or you go to a lender who has a better offer. And people do, over one million customers have left their financial institutions in the last year.
Either way, you’ll have to do something. In my experience, most lenders are prepared to find a better deal for the customers who are informed and business-like in their approach. If you can’t get a better deal from them, then you must be prepared to switch and when you this, you must have accurate information and realistic expectations.
Finally, the cost of money fluctuates in our economic system. Your job is simple: to reduce your costs by never paying too much.
Good luck.

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Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" rel="nofollow" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance. 
You can contact Mark on <a target="_blank" href="https://twitter.com/markbouris" rel="nofollow">Twitter</a>.
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How to take advantage of low interest rates on your home loan: Mark Bouris

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The Coalition’s new paid parental leave (PPL) scheme – starting from July 1 2015 - will pay a replacement wage up to an annual salary of $150,000, funded by a levy on the 3,000 biggest employers.
No policy is perfect, and the Coalition’s PPL scheme is no exception, but I think this is a good move for a number of reasons.
Firstly, we need women to be involved in our economy where possible and we need our policy settings to encourage and support that. The good news is that female participation in the labour force is rising – from 60.3% in 2000, to 65.3% in 2011. That’s a 5% rise in just 11 years while the male participation rate was flat.
The problems for women are many: as the cost of living increases, they are compelled to work; when working women have children and stop working, it puts stress on household finances; when they do go back to work, women still absorb most of the home duties meaning their extra income often goes on child care costs; when women take time off to have children, they usually lose their superannuation contributions; and when women with kids do go back into the workforce their preference for part time and casual work reduces their income and their superannuation.
Therefore we are faced with this conundrum: women earn less than men during their working lives, meaning they have less superannuation. Yet women live longer and therefore have longer retirements to fund.
The government needs to be congratulated for ensuring that the new PPL scheme will keep the superannuation guarantee contributions going during the paid leave.
More still needs to be done to lift the average super balances of women to parity with men’s – in 2010 the average female super balance was around $40,400, compared to the average male balance of $71,600. But allowing women to take 26 weeks off to care for their baby, with no discontinuation of their super, is a really good start.
Small business owners are also going to benefit from the PPL scheme. Many women choose to work at large companies or government departments, attracted to maternity policies and benefits.
With paid parental leave being funded from Canberra, smaller business owners will be on a more level playing field with the big employers, because they’ll be able to attract and retain female employees of child-bearing age.
And women will be able to make employment decisions based on criteria other than maternity benefits.
In the end, superannuation could be the crucial part of this policy. But also watch women of child bearing age giving up long commutes to the CBD as they realise that working for a small business does not penalise them for having a baby.
 
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Mark Bouris is executive chairman of <a target="_blank" rel="nofollow" href="https://www.ybr.com.au/">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
You can contact Mark on <a rel="nofollow" href="https://twitter.com/markbouris" target="_blank">Twitter</a>.
 
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Superannuation will be a crucial part of the paid parental leave scheme:Mark Bouris 

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The release of a report this week shows self-managed superannuation funds (SMSFs) are more expensive to run than once thought.
The Rice Warner report into SMSFs found that if you have $500,000 and more in a self managed fund, it is cost-competitive with public funds, but if you have between $200,000 and $500,000 in assets, the financial viability depends on how much administration work you can do yourself and whether you need advice in investing.
The costs that large funds spread across thousands of members and billions of dollars have to be met by each SMSF. They include annual audits, tax lodgements, investment arrangements, advice, administration and legal costs.
SMSFs are favoured by professionals and business owners who are confident with financial responsibility, want control over their wealth and typically want direct ownership of property. SMSFs are also popular with retirees who take an active interest in running their affairs.
One third of all Australian superannuation assets are held in these funds.
However, control is one thing: you also have to make sufficient returns to live in retirement. If your fund costs are greater than your returns, you are not doing yourself any favours.
Luckily, there are other ways of gaining control of super while avoiding the headache of SMSFs.
For a start, you could ensure that you understand every option in your current fund’s portfolio. Control can start with becoming informed about which particular investment option you should be in.
If the choices aren’t there, look around: many public superannuation funds now offer options such as cash, term deposits and direct shares. So people may be going to the extra cost of establishing an SMSF when their preferred options are available in a public fund.
One of the real advantages of an SMSF is the access you get to direct property. Recent rule changes allow superannuation funds to borrow to buy property which has seen property promoters push SMSFs as a way of buying property. However, superannuation is just a tax structure. The investment decision must still follow fundamentals: does this investment give you the required income in retirement?
For conservative retirement savers, taking more control outside an SMSF could involve public products that invest in cash and bonds, to give a similar risk profile to cash but a higher return.
I mention this because around 29% of all SMSF investments are held in cash, even though conservative retirement savers can find security in a retail environment without having to administer their own super fund.
And don’t forget to calculate the insurance benefits in a public fund. Generally the life and TPD premiums are lower in a super fund than can be sourced through a SMSF.
A final word: in the end, super assets must compound in value and (after fees) at least outstrip inflation. If you want to be in a self-managed fund, you must ensure that the costs don’t inhibit the point of the exercise, which was to have enough money to live well in retirement.

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Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" rel="nofollow" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
You can contact Mark on <a target="_blank" href="https://twitter.com/markbouris" rel="nofollow">Twitter</a>.
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SMSFs are more expensive to run than first thought: Mark Bouris

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The election is finally out of the way and the government has a big agenda ahead of it. Right out of the gates it has announced a tax review, a financial services review, a competition review, and a review of government spending.
Importantly, the government has said that it will consult with and wants to hear from the people of Australia. This is a smart move - the expectation of a Coalition victory last week was cause in itself for improvements in confidence, and when confidence is lifted, so is spending and other factors that bolster economic activity.
So this new government brings the promise of change, but how, when, and where will they start?  I wonder which changes the general public would put through. I’m talking about the plumber in Parramatta working 12 hours a day six days a week, or the retired couple in Frankston who has seen their superannuation wither away. What would these people urge on the new government if they had the access and influence? What would you say to our new Treasurer, Joe Hockey, if you could spend the next month as his adviser?
Firstly, I wouldn’t assume Joe wouldn’t listen: he grew up in a family of small business owners and understands the plights of the average Australian well. This understanding is already evident in the Coalition’s commitment to reducing company tax rate by 1.5% and cutting regulatory burden on business.
So where would you start if you had the opportunity to speak up about the issues that matter to you?
I did a quick survey on Twitter and found that taxes were indeed at the forefront of most people’s minds. Simply put, most people think there’s too many of them and that they’re too high.
But which ones would you reduce, which would you scrap and which part of the system would you reform?
Most people understand that the political stability and regulatory structure we operate doesn’t come free. That means the tax system has to raise requisite amounts of cash before it concerns itself with fairness or efficiency. It’s a balancing act.
It’s the same with red tape. We all want an easier way of operating our businesses and creating the best possible opportunities for our families, but what red tape do we advise Joe Hockey to cut? What regulation actually makes sense and where are we tied up in unnecessary bureaucracy? When you start cutting the red tape, where do you stop?
Competition is another agenda item that affects us all. Market dominance by large conglomerates can hurt smaller businesses, which generally means that prices rise and choice reduces. This affects both business owners and consumers in industries from banking to manufacturing to supermarkets. So how we can bolster competition to create a more even playing field?
As we move past all negativity and criticism that comes with campaigning and into the command of a new government with fresh policies, now is a good time to speak up.  I worked with the Treasurer when he was Minister for Financial Services and I can tell you that this guy is not only smart and experienced, he listens.
This is probably the time to speak up. I’d love to hear your ideas.

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Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" rel="nofollow" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
You can contact Mark on <a target="_blank" href="https://twitter.com/markbouris">Twitter</a>.
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Confidence in new government a great start: Mark Bouris

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After another week of official interest rate decisions and rebounding house markets, it’s time to put property into perspective.
Most of what we read about property prices and values is of a short term nature – it allows us to track a market by sales.
In the latest release, RP Data-Rismark’s August home value index shows that Sydney house prices rebounded 5.4% in the three months to August, and in Melbourne they’d gained 4.8% over the same rolling quarter.
The average of the eight capital cities was 4.0% gain in house value over the quarter.
However, property is a long term investment so I look at property numbers that reflect deeper value and take in metrics other than price. For instance, RP Data’s total gross return. This is a number that shows property value not in averaged sale prices, but as rental income plus capital gain.
Total gross returns are crucial for landlords, investors and for self-managed super fund members, however it’s a measure that everyone should look at prior to entering the property market.
In the RP Data Index for August the best total gross return of residential property over the year to August was 14.5% in Perth followed by Sydney on 11.7%. Melbourne – in spite of some weak property results in the past two years – managed a yield of 8.3% on residential property in the year to August.
RP Data says the total gross return on residential property in the year to August, across the eight capital cities, was 9.9%. This is a solid result for property.
There are reasons to look at property yields.
Firstly, yields are a less volatile measure of a market than prices. When house values are low, rental income can reinforce the investment, and when the market is roaring – pushing housing supply into the market – lower rental income can be compensated by capital gain.
The second reason to look at gross yields is that it reflects a true measure of value. House prices show you what the market was prepared to pay in a given month. But capital gain plus income is a more sustainable measure of your expected returns over time.
RP Data’s Cameron Kusher has interesting figures in terms of house prices versus total gross return: in October 2010, Australia’s housing market peaked. But when it eased off, house values dropped until May 2012, and have not returned to peak levels.
But when total gross returns peaked in October 2010, they simply went flat until May 2012, and have been climbing ever since. Total gross return acknowledges a small hedging effect against price fluctuation – it shows deeper value.
And remember, even if you live in your house, it still has a rental value – it’s just a value you take in kind, not in cash.
So, when investigating a house market, start with prices but keep your eye on gross total returns.


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Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" rel="nofollow" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
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Keep your eye on gross rental returns: Mark Bouris

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Ever since I realised there was a ‘Generation Y’ I’ve been reading how educated, fickle, lazy and entitled they are.
I came to expect that anyone aged 15 to 30 would prefer a laptop to a car and would prefer the flexibility of cool employment to the stability of owning a home.
So it was strange over the past week to find news to the contrary.
A survey from Western Australia – the Financial Fitness Index – found that Generation Y had become more careful with their money than any of the other generations surveyed, with 56% becoming more conservative in the previous year.
In another survey conducted by the Co-Op Bookstore, they found that 94% of 17 – 29 year olds were planning to buy a home in the next five years, with average weekly savings of $150.
This hardly builds an image of complacency. However, watching this big cohort start to chase the Australian dream has made me wonder if the financial system is properly prepared for them.
One of the things we notice about Generation Y is their preparedness to change jobs, with the ABS labour mobility data showing that 20 – 24 year olds are three times more likely to change jobs in a year than 45 – 54 year olds.
Gen Ys also have ready acceptance of contract and project employment, with many of these skills-based projects being conducted with no entitlements.
Earlier generations found it hard to get a mortgage when they were hopping between employers and relying on contracts.
The discrepancy between how Gen Ys want to work and how the financial services industry operates doesn’t stop at mortgages. Our superannuation system is predicated on time spent in pay-as-you-go employment.
How is the generation currently in their twenties going to make this system work for them when their earnings come from contract employment, which usually excludes super?
The solution is not something we can put on the backburner: with an ageing population and with the oldest Gen Ys about to move into their high income years, there are ramifications for our national economy in terms of how financially stable we allow these people to be.
Home ownership is a huge part of financial stability in this country and I believe this generation will, to a certain extent, just have to knuckle down. Simply showing a savings history is not enough – lenders typically look for either full-time employees or long term written contracts.
But as the Gen Ys becomes more conservative, mortgage lenders will have to think about meeting them halfway.
There’s no point in creating an economy filled with contract employment if we then attempt to shut these workers out of the housing market.
So how are we going to make this work? Will Gen Y fake it and go into stable employment long enough to get a mortgage? Or will lenders become realistic about how the labour market works for twenty-somethings?
I’d love to hear what you think. <a target="_blank" rel="nofollow" href="https://twitter.com/markbouris" style="font-size: 14px;">Talk to me on Twitter</a>.
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Mark Bouris is executive chairman of <a target="_blank" rel="nofollow" href="https://www.ybr.com.au/">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
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Gen Y has a different approach to saving than we presume: Mark Bouris

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It concerns me that many mortgage holders are not responding to the very low official interest rate.
In the 1990s the official interest rate set by the Reserve Bank never went below 4.75%. During the 2000s, the lowest official rate was 3.0%, for only six months at the end of the decade.
Now we’re at 2.50% and the challenge for mortgage holders is ensuring they get the best out of this scenario, because it won’t last forever.
The starting point for any reviews on finance should always be information: ensuring you have accurate information, that the information is current, and that you understand it well enough to compare apples with apples.
While this makes sense, you might be surprised at the discrepancy between what people think they know and what they really know.
Yellow Brick Road has just completed a survey of mortgage attitudes and the results were an eye-opener.
The first number that grabbed my attention was the 62% of respondents who had not even looked at how their home loan compared to others in the past 12 months. And 35% had not considered refinancing to get a better mortgage deal.
The RBA’s cash rate has dropped by 2.25 percentage points in the past two years, to historically low levels. That so many mortgage borrowers are not even investigating how they could get a better deal is quite extraordinary.
There was a strong streak of inertia portrayed in this survey.
For instance, 56% of respondents said they had a home loan from one of the major four banks, yet 66% of respondents surveyed believed a competitive home loan rate is 4.9% or less. But hang on: none of the major four banks advertise a variable rate in the sub-4.9% range.
The discrepancy is jarring and it says something about attitude versus behaviour.
There was also a large number who didn’t really know what a good deal looked like, such as the 27% who said they believed a competitive mortgage rate would be 5.0 – 5.4%.
These information gaps and inconsistencies are hardly academic. A person who believes a good mortgage deal is over 5%, could be paying way too much – and that’s money that could be used or invested elsewhere.
By way of example, the savings on a rate of 5% compared to 5.25% on an average 30 year, $350,000 loan would be approximately $20,000. Anyone can go to an online mortgage calculator and work out the savings on their own home loan.
Australia’s current low rates are a bonus for those who are motivated. But it starts with you knowing the market. And a low interest rate environment is no time to be complacent.
I leave readers with this challenge: are you paying what you should for your mortgage?
What do you think?<a target="_blank" href="https://twitter.com/markbouris"> Talk to me on Twitter</a>. 
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Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" rel="nofollow" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
Photo courtesy of commons/flickr.
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Are you paying what you should for your mortgage? Mark Bouris

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The reduction of official interest rates to 2.50% is an historic event which raises a number of questions: how slow is the economy?
Have we reached the bottom of the interest rate cycle?
How are savers coping with the low returns?
I’ve had a lot of correspondence about saving this year, and I thought I’d make some observations about how to get the best out of your cash in such a low interest rate environment.
1. Know your goal:
This should be your starting point.
If you’re saving for a house or to go overseas, you might want different product features than if you’re planning to live on the yield from your existing lump sum.
So set your saving goals and ensure you’re looking at the right options for your money.
2. Shop around:
When looking for the best deal on your cash, you must be prepared to deposit somewhere other than your usual bank.
When the cash rate is so low, a difference of .05% can be important and you’ll only be aware of the difference if you stay informed.
Use the financial comparison sites on the internet.
3. Spread the money:
People trying to save a lump sum should consolidate into one high interest account, so they pay only one set of fees.
But if your lump sum has to pay you an income, I suggest having the cash in at least two places so you can offset poor performance in one, with the solid performance of another.
Have the bulk of your savings in a high interest cash account, but think about diversifying into term deposits and funds where your cash is invested in a mix of cash and bonds.
4. Understand your actions:
The pursuit of yields can lead people into depositing money in a product that only pays interest quarterly, or that locks away their capital for an inconvenient duration.
Or, you find a great return on your money only to discover that the high interest rate finishes after six months and then reverts to a much lower rate.
If your primary concern is security, remember that cash deposits in banks, building societies and credit unions (and other ADIs) are guaranteed by the government, up to $250,000.
5. Don’t cheat yourself:
The yields for term deposits are typically between 3.75 and 4% right now.
That spread can cost you several thousand dollars a year on large balances, so make sure you’re closer to the high end of the interest rate spread.
Also, if your cash earns 4% in an online saver, and you have a well-used credit card that charges you 15% and fees, you are cheating yourself by not making that credit card payment a priority.
And never forget inflation – your cash deposits must be at least ahead of inflation, or your gains are largely illusory.
Finally, try to be level headed.
Avoid panic and exuberance – they both lead to poor decisions.
Better to let the facts guide you towards good judgement.
 
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 Image courtesy of Sal Falko/flickr.
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Five tips to get the most out of a low interest rate environment: Mark Bouris

Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Joel Robinson

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

A local downsizer has splashed $6.5 million on a penthouse in Perifa's Alex &amp; Willow development in Crows Nest. 
&nbsp; 
The purchaser sold their long-held family home in the area before embarking on a six-month search for the right apartment. After inspecting a range of options across the Lower North Shore, the buyer returned to <a href="https://www.apartments.com.au/new-apartments/alex-willow-crows-nest-82-90-alexander-street-crows-nest-nsw-2065">Alex &amp; Willow</a>. 
&nbsp; 
The buyer profile reflects the project’s broader purchaser mix. <a>Alex &amp; Willow</a> has attracted predominantly local downsizers looking to transition from larger homes without compromising on space or quality, alongside a smaller cohort of upsizers and investors drawn to the project’s location and design credentials. 
&nbsp; 
The milestone sale comes as the project, developed by&nbsp;<a href="https://www.apartments.com.au/developers/perifa">Perifa</a>&nbsp;and delivered by <a href="https://www.apartments.com.au/builders/versatile-made-construction">Versatile Construction</a>, both part of Versatile Group, reaches 60 per cent sold.

[smartcode_project:default project_id=6680 project_image_fid=371325] 
&nbsp; 
Eddie Mansour, Managing Partner of <a href="https://www.apartments.com.au/project-marketer/ray-white-projects">Ray White Projects</a>, said the result demonstrates not only a headline price but also depth of demand. 
&nbsp; 
“This is an exceptional outcome and a clear reflection of sustained buyer demand for premium, well-located downsizer product,” Mansour said.

“We’re seeing a consistent pattern of local homeowners selling family residences and reinvesting into high-quality apartments that allow them to remain within their community. Alex &amp; Willow has resonated strongly with this group because it offers genuine scale, thoughtful design and immediate proximity to the village.” 
&nbsp; 
The sale reflects a broader and consistent trend of local downsizers actively seeking high-quality, low-maintenance residences close to established village centres. Agents report that demand for this product type has remained resilient, particularly where developments offer a rare combination of scale, design quality and walkable amenity. 
&nbsp;&nbsp; 
Fabrizio Perilli, Managing Director of Perifa and Versatile Group, said the sale marks a defining moment for the project. 
&nbsp; 
“The penthouse sale is a strong endorsement of the quality we have delivered, alongside our partners, and the clear demand from local downsizers for premium, boutique residences in this location,” Perilli said.&nbsp; 
&nbsp; 
“Most importantly, we’re proud to see the Alex &amp; Willow community beginning to take shape. As we move closer to completion, we’re looking forward to welcoming residents and seeing the project come to life.”&nbsp;

[smartcode_project:default project_id=6680 project_image_fid=338516] 
&nbsp; 
Designed by <a href="https://www.apartments.com.au/architects/nettletontribe">Nettleton Tribe</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/richards-stanisich">Richards Stanisich</a>, Alex &amp; Willow is a boutique collection of generously sized two- and three-bedroom residences in the heart of Crows Nest village.&nbsp;

Completion is slated for early 2027.

[smartcode_project_cta:default project_id=6680]

Alex & Willow, Crows Nest penthouse sells off the plan for $6.5 million

Fresh from launching the first stage of its Wollongong precinct, <a href="https://www.apartments.com.au/new-apartments/keira-place-wollongong-120-122-smith-street-wollongong-nsw-2500">Keira Place</a>, builder-developer Urban Property Group has unveiled plans for the next phase of the masterplanned community.

Now on public exhibition through the NSW Government's Housing Delivery Authority pathway is a State Significant Development Application for a further 657 homes on the prominent gateway site opposite Beaton Park.

The proposal comprises three buildings, including two build-to-sell towers rising 25 and 30 storeys, delivering 391 apartments, alongside a 12-storey co-living building with 266 residences, making it one of the largest co-living proposals currently planned in regional New South Wales.

Of the apartments proposed in the build-to-sell towers, the majority, 310, are two-bedroom dwellings. The balance comprises 44 one-bedroom apartments and 37 three-bedroom residences. Apartment sizes range from around 50 sqm for one-bedroom homes to approximately 90 sqm for three-bedroom apartments.

<img alt="Smith St" data-entity-type="file" data-entity-uuid="19347059-1612-41a0-9c74-b86a657237f8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%2010.02.18%E2%80%AFAM.png?VersionId=sWXnaCcA.cIC6N8YT1dg5pJ2e1V3Z6z7" />

The submission says the proposal has evolved significantly from its original Housing Delivery Authority application following extensive consultation with the State Design Review Panel and Wollongong City Council.

The final scheme has been designed to align with the emerging vision for the Flinders Street Precinct, an area identified by Council as a future high-density mixed-use neighbourhood capable of accommodating substantial housing growth close to transport, employment and community infrastructure.

According to the design report prepared by COX Architecture, the development aims to "deliver a built outcome consistent with the future character of the Wollongong CBD while responding to the site's unique constraints and opportunities."

"Our vision for the next phase of the site evolution in Wollongong is grounded in three design pillars that guide the design response: place, natural environment and celebration," COX said.

"Inspired by its surroundings and grounded in the stories of place on Wodi Wodi Country, the design proposal acknowledges the established character of its setting while creating a unique and timeless identity that sits harmoniously within it.

"The design proposal responds to its specific site conditions, acknowledging the vegetation, climate, wind conditions and solar access of the site."

The architecture responds directly to the site's position between Wollongong's urban core and its natural landscape setting.

COX identified views towards Mount Keira and the Illawarra Escarpment as defining features of the site, while the upper levels of the towers will also capture expansive views across the city and out to the Pacific Ocean.

The design team has positioned the tallest buildings closer to the rail corridor, where overshadowing impacts can be better managed while establishing a landmark built form on the northern approach into the city.

<img alt="Smith St" data-entity-type="file" data-entity-uuid="79580d5b-500c-4ebf-9629-797146a4a694" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%209.51.59%E2%80%AFAM.png?VersionId=WbTB1EKSG.KDfsfz0F3wp1QVa2oCMGR5" />

Urban Property Group secured the 11,000 sqm Smith Street site in 2022 and has since progressed plans for the broader Keira Place precinct.

Construction recently commenced on the first stage of Keira Place, which will deliver 150 apartments across two residential buildings, including 27 affordable housing apartments and 18 specialist disability accommodation dwellings, alongside activated ground-floor retail and commercial space.

Urban Co-CEO Patrick Elias said the commencement of construction marked a significant milestone for Wollongong and reflected the developer's long-term commitment to regional cities.

"Today's groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong's city centre," Elias said.

"Keira Place will provide a diverse mix of homes close to jobs, transport and services, while setting a high benchmark for quality, durability and consumer protection."

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/groundbreaking-marks-start-of-construction-at-keira-place-in-wollongong-cbd">Groundbreaking marks start of construction at Keira Place in Wollongong CBD</a>

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&nbsp;

Mark Bouris

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