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Tax time is approaching and many readers will be digging out their paperwork, putting their finances in order. Why not use this time to give yourself a financial health check? Here are some questions you need to ask yourself:
Home Loans
Have you reviewed your home loan in the past 12 months? There’s a spread between standard variable mortgage rates of around 5-6.2%. That’s a potential repayment difference of around $235 a month on a $300,000 mortgage. Are you getting the features you need and avoiding paying for the features you don’t use? Do you need a credit card or an offset loan? Check you are paying fortnightly – this will pay off your loan faster.
Insurance
Are you appropriately covered? Take a look at your home and contents – what would it cost to replace your belongings if something went wrong? What about life insurance? You want to make sure all your debts are covered and your family has enough to live off in case something happened to you. It’s worth also looking into trauma and/or income protection cover in the event of an illness or accident. If you had to stop working, how would you pay your household bills? If you don’t know what you need, engage an adviser to help you get the best premiums and ensure you’re adequately covered.
Savings
Do you know how much you have in savings? Do you have a plan for it? Cash is valuable and you can’t let it be eaten by inflation. Review the interest rates you are paid and compare it with other products, whether they are savings accounts or term deposits. The comparison sites are excellent for this.
Super
Do you know how much you have in super and how it’s performing? Go to your account and see how much you have, and what it is returning. Also, look closely at what fees are coming out: super funds vary in their overall fees by a factor as large as 2 per cent per year. Even if you go to a fund charging 1 per cent less than your current fund, the difference – over 30 years – adds up to tens of thousands of dollars. Small differences in fund performance produce big results in the long run, so spend some time selecting your investment options. Match volatility to your risk profile and life stage. Have a look at your original goals and assumptions: are they real? Do you really know how much you’ll need to live well in retirement?
Household costs
How much are you paying just to live? Review your telephone packages, your internet, your electricity/gas account and your petrol bill. By simply reviewing these household overheads, most people can save over $100 a month, which could be put to good use on your loan or in your super.
You won’t regret making this a habit. Remember, that a dollar saved is better than a dollar earned – you don’t pay tax on it.
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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Give yourself a financial health check as tax time approaches: Mark Bouris

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Some of the numbers associated with retirement seem really big. Take the lump sum that the average Australian couple will have to save in order to retire comfortably: one million dollars.
It seems like a lot of money, but it makes sense.
The Association of Superannuation Funds of Australia (ASFA) says that an average couple will need around $56,000 per year in order to fund a comfortable retirement.
“Comfortable” in this case means that you’ll have private health insurance, that you’ll be able to get a decent car and good clothes, and that you’ll be able to maintain your home, plus have some money for domestic and occasional overseas travel.
What it doesn’t include are the things that a lot of people in retirement look forward to: helping their children with a deposit on a first home, taking multiple trips abroad, treating the grandkids to special gifts for birthdays and Christmases, and actually replacing that car a few times over the course of 20 years. It also assumes that you own your own home and that you don’t have any housing costs except for general maintenance and repair. Finally, it doesn’t factor in that you might have a large unforseen medical expense such as a hip replacement, which could cost you tens of thousands of dollars.
So if you factor in a few of these, in addition to allowing for cost of living increases at say 3% per year, then you’re looking at a number that’s more like $65,000 per year for you and your spouse.
If you can rely on average investment returns of 5% per annum, then you’ll need a least $1 million to generate that $65,000 income per year in retirement.
So what you need to do is work out how you’re going to do it, because even though it sounds like a lot, it’s actually obtainable. But you need to take control and you need to start planning early. Trust me, I haven’t met a person in their fifties or sixties who hasn’t wished that they started saving sooner. And if you think the compulsory super contributions are going to get you to the million dollar mark, think again.
If you’re a 30-year-old earning $70,000 with a current super balance of $30,000, and you put in the compulsory 9% over the next 35 years, you will retire at 65 with $330,000, which generates $21,500 per year for 22 years. Even if compulsory contributions are raised to 12%, you won’t get there. The same person who invests 12% cent over 35 years will end up with $420,000.
So set yourself a $1 million challenge and start taking control of your superannuation.
You now know your goal, so set yourself up with a solid plan and get some help if you need it. I’m not saying you have to come to a Yellow Brick Road branch, but you should talk to someone who can assist you. An adviser can work with you to create a plan, and then it’s up to you to own it.
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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Compulsory super contributions alone won't fund a 'comfortable' retirement: Mark Bouris

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Technical terminology is okay if it provides shorthand for complex ideas.
But in superannuation, jargon tends to push people away.
That’s a pity, because super is built on basic concepts.
So if you’re feeling a bit confused by it all, here are the five ideas you need to get your head around it:
<ol start="1">
<li>
Super is a tax arrangement: it is not an investment. You are putting money aside for your retirement (9% of wages) and the government encourages you to do this with tax benefits on contributions and investment earnings. It is the most tax-effective way to save for retirement.</li>
<li>
Super is income replacement: when you no longer work for income, you’ll need to replace this income using your assets (i.e. property and super). The income replacement rate is the percentage of your working life salary that you’ll need to earn in retirement. The sweet spot for singles is around 70% of average salary to live comfortably. For couples it’s more like 55% of combined salaries.</li>
<li>
Establishing a goal: you’ll need assets to generate your replacement income. So, you need a goal. Assume that your investments return 5% per annum. This means you must have enough assets so that when they earn 5% per annum, they produce your replacement income. For example, if you earn $60,000 per year, you’ll need a lump sum of $840,000 to replace your working life income. Your goal should include owning your home by retirement.</li>
<li>
The compound effect: often referred to as earning interest on interest. It works like this: if you put $1,000 into a fund that returns 10%, after one year you earn $100 interest. If you reinvest the principal amount plus the interest ($1,100), then next year you have $1,210. You’ll double your money in seven years by reinvesting like this. Now, add to this a regular contribution, over forty years and with extra contributions and occasional lump sums, in a tax concessional fund, and the compound effect is turbocharged. Superannuation is – in effect – a 40-year compound effect.</li>
<li>
Planning: Most super funds cater to people wanting low volatility and low returns (cash, bonds), through to high volatility and high returns (local and global shares). And all points in between. Generally, people close to retirement choose low volatility-return options while people in their twenties choose high volatility, because they have the time to weather downturns and make their gains. You should match your life stage and goals to your investment profile. Planning covers life insurance, home equity draw-downs, transition to retirement, annuities and special concessions for some Australians. These can be complex so you should take some advice from a professional.</li>
</ol>
Complexity aside, most Australians can create a retirement plan with a pad, a pen and an internet connection (remember to only rely on information from organisations with an AFSL).
The complexities will emerge – they always do. But you can start towards a comfortable retirement by taking control, setting a plan and empowering yourself to pursue your goals.
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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Let's lose the jargon around superannuation: Mark Bouris

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I have been astonished by the correspondence from women in the past few weeks, and one of the topics that has come up time and time again is how women’s retirement plans are derailed when they get divorced.
One of the changes for the better over the past 40 years has been equality for women. However, economic liberation hasn’t necessarily followed: women generally earn less than men doing the same job, they have much <a target="_blank" href="https://www.propertyobserver.com.au/economy/women-are-disadvantaged-in-our-superannuation-system-mark-bouris/2013042160591">lower balances for superannuation</a> and ‘no fault’ divorce – while empowering – generally leaves women at a financial disadvantage.
When married people retire, they generally share their <a target="_blank" href="https://www.propertyobserver.com.au/trends/seven-potential-ways-to-improve-women-s-superannuation-savings-mark-bouris/2013042860761">superannuation savings</a>. They also own the family home and other assets together, which means they share the security and yield from these assets.
This means the woman’s non-earning years of having kids and raising a family is covered in retirement by the partner.
But what happens to the women whose marriages don’t make it?
Think about this example. A couple gets married and decides to start a family. The man is earning $70,000 per year and the woman is earning $50,000 per year. The couple decides that the wife is going to take five years off to raise the kids and then she is going to work part-time for the next five years, earning say $30,000. Over that 10 year period, the husband will accumulate approximately $92,000 in super whilst the wife will only accumulate approximately $19,000 (based on 9% compulsory super contribution and a compounding rate of 5% pa for the ten year period).
And then they get divorced.
At present, the couple then will more than likely end up in the family law court fighting over who gets what. Often the situation leaves the wife high and dry in terms of super savings as the result of her raising the family.
This scenario is playing out all too often. But why?
The government and the financial services industry could be doing more to even the scales in this area, but ultimately women have to recognise this situation as a reality and they have to plan for it.
Here are a few ideas:
<ul>
<li>Use the spouse contribution system and split all savings into super equally while both of you are working</li>
<li>If you are earning $37,000 or less and want to contribute your own cash to super, the government will help you by putting in an additional 50% of what you contribute (up to $500)</li>
<li>If divorcing, negotiate a fair share of the total pool of super</li>
<li>Never leave the big picture finances to one partner. Share the responsibility, learn the ropes</li>
<li>In the settlement, think twice before opting for the family home, especially if it comes with a big mortgage</li>
<li>Get expert advice. Ask around and select an adviser who speaks to women, not down to them.</li>
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Good retirements are made, not fluked. And to get there, you need to take all possible scenarios into consideration – especially the negative ones. Understanding your situation and knowing what you need to do financially can be one less thing you have to worry about. Good luck.
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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Six ideas for protecting women's superannuation during life's hurdles: Mark Bouris

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The events of the last few months have emphasised to me the importance of financial education.
It started with the argument about the government changing superannuation tax rates. And in the past few weeks I’ve written about how women fare under the superannuation system. I’ve been amazed at the feedback.
Given the correspondence I’ve received, I am convinced of the need to educate Australians about investment strategies for retirement.
One of the strongest arguments for this is the advent of ‘defined contribution’ superannuation. Back in the day we had ‘defined benefit’ super schemes, where you were guaranteed income for life based on how many years you worked for an employer. But in 1992 that changed, and now you’re guaranteed a percentage of your wages paid into super, where it’s invested in shares, property, bonds and cash.
So you are responsible for building your superannuation into a lump sum that pays you income in retirement. But simply having contributions put into your super doesn’t mean you understand how the system works or what is expected of you. And that’s the big issue.
So along with contributing super for employees, we should be teaching people how to optimise their retirement investments. After all, two people can put the same amount into super all their lives and one can end up with substantially more savings than the other.
It comes down to details that not everyone understands: what are the options? What is a risk-reward trade off? What does volatility mean? Why are voluntary contributions so important? What is the income replacement ratio and why does it matter?
Paul Keating introduced compulsory super and subsequent governments have supported it. Governments can’t be responsible for everything, but it is their job to ensure the system works, which requires a basic level of understanding.
While it’s easy to say that financial literacy should be taught in schools, we in the financial services industry have a responsibility to ensure that people understand their super. And the first thing we can do is remove some of the jargon. A universal system should use universal language.
Employers are also in a position to talk about retirement investing and perhaps organise events such as lunchtime investment seminars. Unions could do more: they run some large super funds and that gives them access.
Finally, the debate about super is too often tax-based. It would be constructive to remind people that superannuation is actually a tax arrangement, designed to increase returns and to encourage members to put more in.
The bottom line is that education, like superannuation, is best started early. Read this from one of my Twitter followers this week: 36 years hairdressing, virtually no super. It's been an important topic for my 2 daughters who are in there early 20's. I had already implemented some of your ideas, the girls super is on 15%. Want to secure their future.
Like the mother above, we must learn from our mistakes and ensure our children don’t repeat them. The first step is education.
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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We have a responsibility to ensure people understand superannuation: Mark Bouris

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I guess my column struck a nerve last week.
I made the point that <a href="https://www.propertyobserver.com.au/economy/women-are-disadvantaged-in-our-superannuation-system-mark-bouris/2013042160591" target="_blank">superannuation favours men over women</a>. Not because of sexism but because our lives are different: women spend more time out of the full-time workforce because they have children, they raise them and they’re often the ones who respond to family emergencies such as serious illness.
This means women’s average super balances end up being a little more than half of their male counterparts. Their retirement savings, on average, are inadequate to fund a comfortable retirement, yet women retiring at 65 today can easily live into their nineties.
The response to last week’s column was huge and I received personal messages from many of you through Twitter and on our Facebook page. Many people noted that I identified the problem but didn’t offer a solution. So here are a few suggestions to think about:
<ul>
<li>
Contributions: the superannuation guarantee is about to start rising, to 12% of wages by 2019. We could look at this being struck at 15% of wages for women. The actuary firm Rice Warner, currently has an application before the Human Rights Commission to be allowed to pay 15% superannuation to female employees.</li>
<li>
Taxes: superannuation is taxed at contribution and on earnings. We could drop one of these taxes to allow new mum’s contributions to grow faster.</li>
<li>
Maternity cover: employers may have generous maternity leave schemes, however the employee’s super is not contributed while they’re on leave. Some employers are paying the full SG while the female employee is on maternity leave.</li>
<li>
Government matching: to encourage women to stash money into super while they’re working, the government could look at matching female voluntary contributions dollar for dollar. Make them tax-free.</li>
<li>
Spouse concession: while a mum is out of the workforce raising a family, her spouse should be allowed to make contributions to her account tax-free.</li>
<li>
Advice rebate: along with women’s lower lifetime contribution levels, there is a widespread lack of understanding and comfort with the superannuation system. All financial services providers know this and don’t know what to do about it. We could look at fully tax-deductible financial advice for women, or allow fund managers and adviser groups to provide ‘free’ advice and claim the deductions themselves. Either way, women who are confident and informed will be more engaged with super and will be more likely to make good decisions.</li>
<li>
Education: we have to start early, in our schools. Teaching the basics of investment and financial adequacy will empower young women with information.</li>
</ul>
Finally, the purpose of superannuation was to create an actuarial income in retirement: to have a lump sum large enough that you can live off the interest.
Half of our population is going to struggle to achieve this, and it saddens me to see so many women feeling guilty and embarrassed about their lack of retirement savings, when they should be engaging and forming a strategy.
So I’d like to end by saying to my female readers that you are not to blame.
This is a problem of the system, not of gender.
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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Seven potential ways to improve women's superannuation savings: Mark Bouris

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There was a big argument about superannuation earlier this year. Unfortunately, it was about taxing the ‘fabulously wealthy’ and missed a much bigger issue in superannuation: the disadvantage to women.
Superannuation is predicated on time spent in employment, and the gross income of each member. So while the current median super balance of men aged 35 to 44 is around $41,000, for women of the same age it’s $22,600. For those about to retire – 55 to 64 year olds – men have a median $91,000 compared to women with $55,000.
The problem isn’t so much gender bias as structural inadequacy.
Women have different lives to men. They typically take time out to have kids, they work part-time when they re-enter the workforce, and in order to have flexibility with their family responsibilities, they often work on contract from home or they do informal work for cash. All of these choices take contributions out of their super.
During the week I asked my female Twitter followers what financial issues they had right now and what money concerns they had for the future. And I must thank these women for responding – candour about money takes some guts.
Many female respondents said they couldn’t commit to superannuation strategies when they have kids to raise, bills to pay and a mortgage to service (or a deposit to save for).
This connection between current living pressures and poor savings is why the current superannuation system has a compulsory contribution component (9% of wages currently). But relying on compulsory super doesn’t get you to the desired income replacement rate of 70% by the time you retire. It gets you slightly over half – it’s your voluntary contributions that get you to 70 per cent replacement of your working-life salary.
Clearly, women are not making voluntary contributions.
Another theme I saw in the Tweets was the subject of young divorcees: women who marry in their twenties and divorce in their thirties. This is a significant life disruption and leaves women the poorer, especially if property is split and they have custody of children.
Perhaps the most chilling element was the admission that superannuation was beyond their understanding, out of their control and not really set up for them.
They have a point. When you look at the superannuation industry, the funds focus on nine-to-five, full-time workers. They don’t really talk to casual, part time and self-employed workers – the cohorts in which women are strongly represented.
I am largely concerned that we are pushing women away from super, especially if the current system is forcing them to turn away, or turn off completely. What matters most is that half our population is disadvantaged by a supposedly universal system. That’s not something we can ignore.
In the 2030s there’ll be more than five million retirees, and the women can expect to live into their 90s. That’s 30 years of retirement, and they’ll all need an income.
It’s time to bring women into the system.
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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Women are disadvantaged in our superannuation system

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Many Australians dream of owning a business, and I am approached often for my opinions on the matter. Here’s a few questions to ask yourself before becoming a business owner:
What is the demand?
A business can only succeed if it meets a demand. So your first job is to ascertain the aggregate demand for your goods and services. You can get information from business intelligence services, government agencies and industry bodies. You must understand demand before opening your doors.
What do I bring?
Can you do the same as your competition, cheaper or faster or better? Will you work for less, do you have better technology, better employees, newer systems, greater innovation etc? Are you meeting excess demand with a me-too idea? All successful business people know what they bring to the market and they capitalise on it. So, you should know exactly why the market will deal with you and not your competitors. Know what makes you different and what it’s worth.
Do I have the money?
There are well defined cash flow dynamics in business – they operate around the average billing cycles and payment cycles. You should be able to chart the peaks and troughs of your cash flow so you can match outgoings to payment cycles and not run out of money. Having charted these dynamics, you can work out when and why you will need outside capital, in the form of a bank loan or other facility. Credit should always be planned in advance and you can get an accountant to do this as part of your planning if you don’t fully understand it. The worst position is to reach a critical point where you drop prices to push sales, thus reducing your profit margin. Advanced planning for capital avoids this disastrous spiral.
Can I build a team?
The idea of the business owner being a lone genius, doing all the thinking, is a dangerous fantasy. All successful business owners have a team of people who can add to their business goals. And these people must be rewarded and given incentives to keep them going. In general, a business owner first needs excellent people to cover the finance, operations and sales roles. That leaves you as the leader.
Am I a business owner?
Ask yourself: can I rise early, work myself to a stand still, spend all night doing paperwork and never take a holiday? Can I carry every decision on my own shoulders? Can I live a life when I’m never off the clock? If you prefer life to be predictable and you like a 40-hour week, perhaps proprietorship is not for you.
The business life is a wonderful challenge and a great way to contribute to society. However, I would advise anyone wanting to go into business to start with one simple rule: know your purpose. Business can be a hard, lonely, exhausting road and you’ll need to know why you’re doing this before you start the journey.
Good luck.
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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Do you have what it takes to own a business?

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From July 1, your compulsory superannuation contributions will start to increase. The increase will be gradual, moving from 9% in 2013 to 12% in 2019.
The rise is going to boost Australians’ super accounts over the long term. An increase of 9% to 12% is 33% more into your <a target="_blank" href="https://www.propertyobserver.com.au/trends/australians-are-not-saving-enough-for-retirement-mark-bouris/2013021759365">retirement</a> savings, which is significant.
So this is a time to get serious and ask: am I doing all I can to grow my nest egg for retirement?
The key to this is the compound interest effect. The joy of having your money locked away for several decades and earning interest is that it gets a chance to compound (earning interest on the interest), and along with regular contributions – not to mention a concessional tax rate – your savings are accelerated.
The compound effect works best when every cent is being worked on, so you must concentrate as strongly on costs as you do on revenues.
But if you have a look at your annual super statement you’ll see a list of figures with a minus sign in front of them. These are the withdrawals from your balance, for fees.
The largest fee is the management fee – the percentage of your balance that is taken to administer the funds.
Take two 30-year-olds, each earning $60,000, with $30,000 in super. One of them is paying 0.9% in management fees, and the other 1.5%.
By the time they retire, the person paying 0.9% has paid $77,892 in fees, and the other $118,649.
Management fees are easy to compare online and switching to a more reasonable fund can save you thousands – over $40,000 in the case above.
Other fees also differ across the industry, as do life insurance premiums.
Importantly, when you find cost savings in super, you boost savings without taking market risk.
Returns are also important. I’m not a fan of reviewing super performance every year, because when people change investment options in line with the hottest performers, they always miss the growth period by several months and then they are charged for changing.
It’s better to set up an investment framework based on your risk profile, which relates to what you want to earn in returns.
In terms of fund selection I suggest you look at a fund’s ten-year performance. This is not a guarantee of future performance but it does show you how a manager performs with a long-term savings vehicle like super.
This is especially the case with volatile assets such as shares and property – you should be looking at what a manager can achieve over a decade, because this gives you the time in the market to weather the troughs and still take the gains.
Remember: small differences are important in superannuation and if you can lift long-term returns by 1%, and reduce costs by 1%, you are boosting your super without taking much risk.
Finally, superannuation is not a tax. This is your money, so become engaged, stay informed and retire the right way.
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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Stay informed about your super: Mark Bouris

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The Bucket List is a movie about a list of things that two men plan to achieve before they die.
But there’s another kind of bucket list – the things you need to take care of before you die. We avoid talking about them yet they are the things you can do to make life better for a whole bunch of people, including your spouse, kids, employees and yourself:
Will: usually drafted by your solicitor, a will is a document that sets out the distribution of your assets and the guardianship of your kids when you die. Anyone who owns property, has children or owns a business should have a will, because if you don’t, your assets will be distributed by a court-appointed administrator.  A will doesn’t just give you control, it removes expensive uncertainty for those you leave behind.
Insurance: that protects you in the event of death, illness or disability. There are different types: life <a target="_blank" href="/news">insurance</a>, which pays an amount to named beneficiaries upon your death; total and permanent disability insurance (TPD), which pays an income if an accident disables you; trauma cover, which pays a lump sum for diagnoses of nominated illnesses; and income protection insurance which provides a percentage of your income for a certain time should you be rendered unable to work. They should be regularly reviewed to ensure they are sufficient for their intended purposes.
Power of Attorney: if you’re left mentally incapacitated by an accident, but there’s still a business to run or a family to provide for, you need a power of attorney. It’s a document that appoints a person to act on your behalf even though you’re still alive. It allows your attorney to perform many tasks, including debt collection, voting at meetings, operating bank accounts and carrying out delegated functions (but not personal, medical or lifestyle decisions). An enduring power of attorney, unlike an ordinary power of attorney, will continue to operate even if the donor loses full legal capacity.
Superannuation death benefit: every superannuation fund member must nominate who gets their superannuation when they die. You can nominate that your retirement savings go to your estate or you can specify which percentage of your super goes to whom. Superannuation can be a large sum of money and it’s important that you stay up to date with the listed beneficiaries of this asset.
Vault: consider having a 'vault' that contains all your passwords and user names for online applications and security devices such as alarms and locks. It should be kept in a safe place with access granted to the power of attorney or executor so they can close down accounts and access secure areas. Your vault should be secured in a safe or a deposit box.
This is hardly the bucket list you write a movie about, but it is the kind of thing that responsible adults have to attend to. Even if it seems like a drag to you, someone else might thank you for it.
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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The bucket list for responsible adults: 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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