<html><body>
A while ago I discovered the money secret that separates the wealthy and successful property investors from the average Australian. I found out the biggest obstacle that stopped some people becoming wealthy, and I would like to share my findings with you.
Over the last 12 years I have been conducting property seminars around Australia and south-east Asia. I have been teaching how I have grown my own very substantial property portfolio and how many of my students and our clients at Metropole had used property to develop financial independence.
Some of my seminars have lasted a few hours, others a full day and at times I conducted three- and five-day intensive workshops.
Yet the results have always been the same.
The attendees always got loads of information, tips and tricks. Some people took action after these events and got outstanding results. Yet others who sat right next to these action-takers went home and didn’t do anything different to before.
This always disappointed me, and I wondered what I could do better.
Initially I thought I had to give them more facts, additional tips or extra information.  So I packed even more into my seminars, but the results didn’t change.
What was it?
As I studied this phenomenon I came to realise that it wasn’t the quality of the information that stopped some people taking action. It was something inside them – their mindset or what I call their “financial thermostat.”
We all have a financial thermostat inside us that determines the level of wealth we are comfortable with.
What level is your financial thermostat set for?
For example, Donald Trump has his financial thermostat set to billions. Imagine if he was “only” a millionaire. He would feel poor, wouldn’t he?
Some people have their thermostat set for millions of dollars, others for thousands. The average Australian has their financial thermostat set very low.
The problem is that if your financial thermostat is set for a low level, then the way you think and the way you behave will keep you poor.
Even if you have all the information, even if you know all the steps to take, things like fear and doubt will hold you back.
We’ve all heard of people who have come into money, such as lottery winners, and lost it because they just couldn’t handle it. Your wealth usually shrinks back to the amount you can handle.
It’s been said that if you took all the money in the world and divided it equally amongst everybody, it would soon be back in the same pockets it was before. I’m sure that is correct. It is hard to keep that which has not been obtained through personal development.
What this means is that most people will never develop the wealth they truly deserve because their financial thermostat, which was programmed to a low level of wealth when they were children, holds them back.
We are not born knowing how to “do money”. We are all programmed by our parents, our teachers, our culture, our religion, our peer group.
This means that in general we have been programmed by unwealthy people.
Take a minute to think about what you were taught about money.
What did you hear from your parents about money and rich people? 
Did you hear things like: Money doesn’t grow on trees. Money is the root of all evil. Rich people are greedy and selfish. Money won’t make you happy. Money isn’t that important anyway.
Do any of those sound familiar?
What did you see at home about money when you were young?
We learn a lot about how to behave in all areas of our lives by modelling our parents. So how were your parents when it came to money?
Did they argue about money? Was one more of a saver or was one a spender and free with money? Were they good money managers or did one or both mismanage money?
It’s interesting how many of us end up becoming so much like our parents in the arena of money. Unless we were very angry as a child and then we tended to rebel and become the opposite of our parents.
How did your parents behave around money when you were young?
Your experiences around money as a child also affect how you were programmed.
Have a think about it.
Did money mean happiness or did money mean arguments when you were young? Was money ever used as a substitute for love or as a form of bribery?
For most of us the subconscious programming we received as a child was and continues to be disempowering.
 
<hr class="system-pagebreak">
 
Your limiting wealth beliefs
These limiting wealth beliefs were instilled in us when we were children and at the time they seemed very true, but they are no longer relevant to us today.
If your experiences were like mine, the people who taught you about money – your parents, your grandparents, your teachers – had the best intentions. They wanted you to succeed financially.
Unfortunately, since they had never been taught about how money really works, all they could pass on was their own beliefs systems, often based on scarcity rather than the abundant thoughts that are necessary to feel truly wealthy.
The end result is often a raft of disempowering beliefs about money and wealth and rich people.  Beliefs that are neither true nor false, nor wrong or right. Your beliefs are your beliefs and they work at a subconscious level.
But your beliefs can be empowering or disempowering.
Most Australians will never become rich because of their beliefs.
At some level they believe that rich people and/or money are bad. Or that wealth is beyond their reach. Or that they do not deserve to become wealthy.
Then they find ways of justifying to themselves why they don’t want to become wealthy, or why they don’t deserve to become wealthy.
For things to change in your life, you must change first. You must pinpoint the negative or limiting wealth beliefs that are holding you back from reaching your true potential.
So how do you move forward?
How do you get yourself to take action? You will need to do four things:
1. Develop awareness
The first step is to evaluate your current position. How are you going financially?
Become aware of what’s good – the thoughts, actions and behaviors you want to keep and what’s bad – the things you want to change. Which of your beliefs are not working for you? What lessons about money and wealth were handed down to you many years ago, but have not been updated for your current needs.
2. Discard your non-empowering beliefs
Now that you understand that some of your beliefs about money and rich people are holding you back it’s time to discard your non-empowering beliefs.
 
<hr class="system-pagebreak">
 
3. Develop new beliefs
You then need to adopt the belief systems of successful people. Model yourself on other successful people – people who have already achieved what you want to achieve.
For you to lose weight you would not only need to adopt the actions and behaviours of someone else who lost weight. To keep your weight off in the long term, you would also need to learn to think like a slim person thinks.
The fastest way for you to become financially successful is for you to adopt the thoughts and behaviours of people who are already financially successful. What do these people do differently? And it’s not just the steps they take; it’s what they believe and how they think about money and wealth.
4. Take action
Now it’s time to act on your new positive beliefs. It’s called be, do, have.
You become the person you want to be as soon as you start thinking and acting like that person. If you want to become wealthy, become wealthy in your mind first (be that person). Then do what wealthy people do – act wealthy. In turn, your will have what wealthy people have.
Wealth is a result…
It’s a result of your thoughts and beliefs, which lead to your actions.
It is important for us to understand that we are all fully responsible for our financial results.
If things aren’t working out the way you want them to, you need to stop taking the easy way out and blaming outside factors. It’s not your boss’s fault, nor is it the government or interest rates. It’s not even the lack of content or secrets at Michael’s seminar.
And you need to stop justifying why you are not financially successful.
Most of what you have today you have attracted by becoming the person you are today. If you want things to change in your life financially, you must change first.
The good news is that your life can change because you can change. When we throw out our blame list and start becoming more of ourselves – interestingly, everything will begin to change around us.
Michael Yardney is the director of <a target="_blank" href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a>, a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the<a target="_blank" href="https://propertyupdate.com.au/category/property-investment/"> Property Investment Update blog.</a>
</body></html>

myardney-DFoGhGbSJX

You can become as wealthy as you want to be through property investment

<html><body>
Having worked with thousands of property investors over the years, I discovered that successful investors do things in a certain way that helps them become rich while others continue do things differently and, in general, they tend to struggle. 
I’ve come to the conclusion that when you do what most successful investors do, you get to become one of them, and if you don't, you won’t. 
So let’s look at six simple reasons most people will never get rich and how to make sure you do:
 
Reason 1: Most people wait too long to start 
Most people can’t wait to succeed yet they are willing to wait to get started on the road to success. 
Many investors are waiting for everything to be “perfect” before they get going. They wait for the right time in the cycle, the right property, the right economic environment or the right interest rates. All this means they never get going. 
The longer you wait to get started with your investing, the longer it will be before you get the money, success and freedom you want. It takes time to grow real wealth. It takes time for the power of compounding to work its magic.
You need to understand that the timing will never be perfect nor will you ever have all the information you want. You need to develop the confidence to make an investment decision based on knowing enough and realising that you will learn the rest along the way.
 
Reason 2: Fear stops them 
Fear keeps many of us from getting what we want, especially in matters of money. It’s true for me and it’s true for you. 
Be honest with yourself and count the number of times fear has prevented you from taking action and, in the process, cost you a lost financial opportunity.
In the matter of property investment fear holds many investors back. Some fear taking on more debt, others fear failure and some even have a fear of success (will my friends still like me?). 
Successful investors have learned to harness their fears and rather than focus on the negatives, they use fear to force them into positive action. For example, rather than allowing fear of debt to stop them taking on the commitment of buying a property, they use the fear of not moving forward with their investments to motivate them. 
They use the fear of being stuck in their job for the rest of their lives, without the financial independence that they are craving, to motivate them to take on the commitment of an investment property. 
Just like a river, fear can be bridged. The river of fear is only as deep and as wide as you allow it to be. And once you’ve crossed that river of fear and experienced the success on the other side, you usually look back and wonder why you were ever afraid. 
But here’s the catch. The only people who actually realise this are those that have crossed the river and stand on the other side. 
Money and success live on the other side of fear. 
 
<hr class="system-pagebreak">
 
Reason 3: Waiting until they know enough  
The fear of not knowing enough prevents other investors from getting started. 
However, the irony here is that the more you learn, the more you learn that you don't know! Once you start learning some basic investment concepts you suddenly realise there are a whole lot more things about investing or property that you don’t understand. 
That's the paradox of knowledge: the more you learn, the more you learn you don't know. 
The trap is that many investors think that the way to escape this paradox is to learn even more, so they read more books, go to more seminars, listen to CDs and watch DVDs. 
As they learn more they find a whole heap more things they don’t yet know. 
The way out is to recognise that while you don't know it all, and you never will, you do know enough to get started with your investing and you will learn more along the way as you apply your knowledge in the real world, surviving any mistakes and challenges along the way. 
Reason 4: Focusing on linear income instead of passive income 
It is important to realise that not all income is created equal: some streams are linear and some are passive. 
Linear income is what you get from a job. You work for an hour and get paid once for that hour's work, and that's it. If you don’t turn up to work you don’t get paid. 
Passive income is when you work once but you continue to get paid over and over again from work you're no longer doing. The way to become wealthy is having passive income coming in whether you go to work or not.  
Wouldn’t it be nice to be paid hundreds of times for every hour you work? 
That’s what happens to property investors. Initially they work long hours and save up a deposit and then invest it into a property. Now their money starts working for them and keeps giving them sound investment returns “passively” in the form of capital growth and rental returns. Rather than getting another job, wealthy people know they need to send their money out to work for them.
To put it simply: "If you're not making money while you sleep, you'll never become rich." 
 
Reason 5: Not using systems for making money 
A system for making money is something that takes the emotion out of your investment decisions and makes the results more reproducible. 
My preferred system is investing in high-growth property. In particular, I invest in high growth properties in areas that are in the upturn stage of their property cycle. I buy them below replacement cost and then add value through renovations or redevelopment. I never sell these properties. I borrow against the increasing equity in my property portfolio to buy more properties. 
Once you create a proven system for making money, there is no limit to the money you can make.
 
<hr class="system-pagebreak">
 
Reason 6: Not being patient
Warren Buffett once said: “Wealth is the transfer of money from the impatient to the patient.” 
To become a successful property investor requires patience and persistence. You must not only get started, but you must continue on and follow through. 
Residential property is a long-term investment. It’s not a get-rich-quick scheme. 
Yet many investors speculate rather than invest. They look for that “big deal” which will land them a jackpot in a short period of time. In general, these types of deals rarely occur and, if you find one, they are speculative in nature and riskier. 
The problem for many investors is that the successful buy and hold strategy I advocate is boring and others consider it slow. But successful property investment is a long-term affair. 
Many investors look for the latest fad or try finding the next hot spot or speculative growth areas. Other investors consider other types of investments with potentially higher returns. 
When you are tempted to do this remind yourself that real estate has been the number one long-term multimillionaire maker throughout Australia’s history yet most people that speculate in the latest fads have not made much money.
You don’t have to look for the latest fads or the latest speculative growth areas if you create your own capital growth through buying a good property at a fair price, then adding value through refurbishments, renovations or redevelopments. By doing this you are manufacturing your own capital growth.
 
So, it's really quite simple... 
Decide to do these six things that successful property investors do and you are much more likely to become a successful and wealthy property investor. If you don't do them, then like most people, you may never get rich.
Michael Yardney is the director of <a target="_blank" href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a>, a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the<a target="_blank" href="https://propertyupdate.com.au/category/property-investment/"> Property Investment Update blog.</a>
</body></html>

Six reasons most property investors don't get rich

<html><body>
Where we are in the property cycle and what’s ahead for our real estate markets?  That’s one of the most common question I’ve been asked lately.
My many years as a property investor have taught me not to try too try too hard to predict our markets year by year, but instead to take a long-term view, then allow for cycles around this long-term trend and be prepared for uncertainty, surprises and the unexpected.
However, today I’ll share with you where I see some of our major property markets sitting on the proverbial “property clock”. 
Firstly some context:
Of course there’s not one property market in Australia. Each state is at its own stage of the property cycle, and each has multiple markets segmented geographically, by type of property and by price point.
Apartments are performing better than houses, luxury homes are not performing as well as median-priced properties, and regional properties are in general underperforming capital city dwellings. 
However, there are opportunities in every market.
Remember, you are not buying “the market.” As a strategic investor you would be buying an individual property in that market that you would be happy to hold in your portfolio in the long term and one that was bought sufficiently below intrinsic value so that even if the market fell a bit further, you would still have bought well. 
So let’s look at what’s happening around the Australian property markets.
 
<hr class="system-pagebreak">
 
Sydney While the overall market in Sydney has been flat over the last year, with median house prices down by around 1%, there's growing confidence in the harbour city.
After languishing for some years, the top end of the market is showing early signs of increasing demand, especially in the eastern and lower north shore suburbs.
While there is also increasing demand for houses in the middle and lower end of the market, over the last few years Sydney’s apartment market has outperformed the housing market, with stronger rental and capital growth.
A good example of this is the strong demand from owner-occupiers for units in Sydney’s inner west. A shortage of available “good” stock relative to demand is pushing up prices in these suburbs, which are going through gentrification.
Apartments in Sydney’s eastern, beachside suburbs and lower north shore suburbs are also performing well. However, buyers are being very selective and avoiding properties that are overpriced or apartments in secondary locations.
Strong rental demand, a shortage of rental properties, tightening vacancies and rising rents means investors will vie for the same apartments as owner-occupiers, underpinning prices.
The market for well-located apartments is likely to remain strong throughout spring, and this will be helped if interest rates fall once more as expected.
Melbourne
After falling in value over the first quarter of the year, the Melbourne housing market has been a bit of a surprise, performing better than many expected, with prices rising around 3% over the last quarter, clawing back half of their losses.
Again different segments of the market are at different stages of the property cycle.
Builders and developers have gotten ahead of themselves, and there is a substantial oversupply of newly built house-and-pland packages in the outer suburbs, especially in the west and the north. This will create downward pressure on property values in these locations and for properties in the first-home buyer category in general.
The top end of Melbourne’s property market is still quiet with an oversupply of property relative to the reduced demand for luxury property, however there is more demand for properties priced between $500,000 and $900,000 in the inner- and middle-ring suburbs of Melbourne.
With too many new apartment projects under construction there is an oversupply of CBD and near-city apartments at a time when there is less demand. This will put downward pressure on prices and rentals for apartments, yet interestingly Residex reports that house rents in Melbourne increased by 10.53% in the past year.
Many of the apartments that have been sold off the plan are coming on stream over the next few years and have been purchased by investors. Some will have difficulty getting finance and settling their purchases. Others will be disappointed to see the end value of their properties is less than their purchase price.
This oversupply of apartments will overhang the Melbourne market for a few years, causing prices to fall slightly.
However established apartments with an element of scarcity, for example Art Deco features, are still selling well, as there is limited supply in relation to the current demand for these types of properties in Melbourne’s bayside, eastern and south-eastern suburbs.
On the whole though, I expect the Melbourne market to remain subdued for a while but, as in every market, there are some great buying opportunities, especially for properties to which you can add value through renovations and manufacture capital growth.
 
<hr class="system-pagebreak">
 
Brisbane After a number of tough years Brisbane median house prices fell 0.60 % and unit prices fell 0.61% over the last year, according to Residex. The Brisbane market is now hovering near the bottom of its cycle.
Buyers are lacking confidence to re-enter the market and are sitting on the sidelines waiting for signs that the market has bottomed before they make a purchase. Many were waiting for the resources boom to reignite their property market, but recent negative media has dampened their confidence.
However we’re seeing more strategic investors getting a foothold in the Brisbane market, recognising that it’s a “buyers’ market” and taking advantage of countercyclical opportunities.
There is an oversupply of apartments in the Brisbane CBD and surrounding suburbs, with over 40 projects currently being marketed. Many of these apartments will remain unsold, and this oversupply of properties will put downward pressure on prices and rentals.
The Brisbane detached house market is still languishing but on the way to bottoming out. House prices have dropped for the last few years in Brisbane, but there are signs that the inner and middle-ring Brisbane home market is picking up with more buyers returning and many properties now selling under multi-offer scenarios.
All this means that Brisbane is entering the stabilisation phase of its property cycle, but prices are unlikely to start rising until 2013.
The good news for property investors is that house rents in Brisbane increased by 14.47% in the past year.
Perth The Perth property market, which has been in a slump for the last five years, appears to be moving again, with median house prices increasing by 3.17% and apartments by 10.05% over the last year, according to Residex.
All the fundamentals are positive – Western Australia has Australia's strongest economy, lowest unemployment rate and highest wages. Rents for both units and houses are rising, and there is an increasing shortage of accommodation for the increasing number of buyers and tenants.
It’s the old supply and demand ratio at play. Population growth is strong and and levels of construction have been low for the last few years, so the cycle is moving on. And so are rentals. According to Residex, house rents in Perth increased by 16.46% in the past year.
 
<hr class="system-pagebreak">
 
Adelaide The Adelaide property markets are flat at present. Median house prices fell 2.45 % and unit prices fell 2.1% over the last year and median rents remained steady, according to Residex.
Since the announcement of postponing any additions to the Olympic Dam project, confidence is waning, as many locals were hoping this project would turn South Australia into the next big mining state. Unfortunately there is nothing in the wings to suggest this market will change in the near future.
Darwin Darwin’s property markets have performed well, with median house prices increasing by 3.37% and unit prices by 5.95% over the last year, according to Residex.
Darwin’s market tends to be volatile and seasonal but is underpinned by increased activity in the resources sector, especially offshore resources.
Canberra Median house prices in the ACT fell 0.26 % and unit prices fell 5.47% over the last year, according to Residex.
But the market may be turning as Canberra has low unemployment, relatively high public service incomes and a shortage of accommodation, especially at the cheaper end of the market.
Hobart Residex reports that median house prices in the Hobart fell 6.36 % and unit prices fell 6.68% over the last year and that median house rents did not increase.
While the Hobart property market has performed relatively well over the longer term, a weaker economy that lacks exposure to the mainland's resources boom and its relative isolation suggest there are better places to invest in property.
In summary:
Looking at the Australian property markets I see the glass being half full, while I know a lot of people see it half empty. 
There are some excellent property investment opportunities for long-term investors. If you have a secure job and the ability to service a loan, and that’s become much easier recently, now is the time to consider buying a well located residential investment property. 
Does that mean the markets have bottomed?
My honest response is I have no idea, but the answer is probably not in some areas. 
But my question to you is – “are we buying ‘the market’?" Clearly the answer is no. 
What I recommend is that you consider investing in a property that you would be happy to hold in your portfolio in the long term and one that was bought sufficiently below intrinsic value so that even if the market fell a bit further, you would still have bought well.
Michael Yardney is the director of <a href="https://www.metropole.com.au/" target="_blank">Metropole Property Investment Strategists</a>, a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the<a href="https://propertyupdate.com.au/category/property-investment/" target="_blank"> Property Investment Update blog.</a>
</body></html>

Where property investors should look to buy in each capital city market: Michael Yardney 

<html><body>
Some 64% of Australia's population live in our eight capital cities, so property investors should consider purchasing in these areas, where demand is highest.
{qtube vid:=nBFw79_FfIk&amp;list=PLC827F0952BF6BF47&amp;index=1&amp;feature=plcp}
 
Michael Yardney is the director of <a href="https://www.metropole.com.au/" target="_blank">Metropole Property Investment Strategists</a>, a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the<a href="https://propertyupdate.com.au/category/property-investment/" target="_blank"> Property Investment Update blog.</a>
</body></html>

Michael Yardney's video commentary on what property investors can learn from census data

<html><body>
How do you like change? If you’re like most Australians, you probably prefer the certainty of the status quo, but there are some important changes taking place in our property markets that all investors must understand. 
You see, there a number of interesting things going on in our property markets at present, and a lot has to do with our levels of confidence. 
We’re not moving house as often.
The average Australian home owner now stay put for nine years, according to data to <a target="_blank" href="https://www.rpdata.com/">RP Data</a>. That's up from an average of 7.6 years a few decades ago. And it’s much the same for apartments – the average hold period has risen to 7.7 years, from about six years in 2000. 
RP Data research analyst Cameron Kusher suggests: "It appears that home owners are increasingly likely to keep their current properties rather than upgrade due to the significant cost." 
He believes one reason for the drop in housing turnover is that affordability remains an obstacle for many would-be buyers, curbing potential demand. Kusher also blames high stamp duty for making home owners less keen to change their residences.
I think there’s more to it than that.
As I see it, when we feel wealthy many of us like trading up and buying a bigger, more expensive home - even if we don’t really need more space. It’s a great feeling during property booms thinking our home, our castle, is increasing in value. 
On the other hand, in our current markets where the price of the average Australian home is in some cases falling and at best remaining flat, we tend to stay put. And if we need to upgrade we’re more likely to renovate our existing dwelling. 
According to RPData Melbourne led the nation in the average time people remain in their houses before selling (10.4 years up from 9.9 years 12 months earlier.) 
In Sydney, the average holding period was 9.8 years (up from 9.5 years 12 months ago) and over the same period. In Brisbane the average time increased to 9.1 years from 8.4 years. In Perth the hold time extended to an average of 7.9 years from 7.4 years, while in Canberra it extended to 8.7 years from 8.1 years. 
We’re saving our pennies.
The other big change happening is that we’re saving, not spending. We’re paying down our credit card debts rather than using our homes like an ATM.  And we’re renovating rather than moving house. 
Property analyst Michael Matusik put it well when he said we are becoming more prudent. 
But such a mindset comes at a cost. Property sales are down by a third against the past decade, and property values have fallen a bit. 
Matusik explains that in addition to prudence, we are buying different things – services, not goods. 
He suggests that maybe we already have many of the goods we really need, but when a society ages it uses more services. This is already happening and is best shown in the health sector, where new employment in this industry is up 260,000 since 2008.  This is twice as many new jobs as in mining!
It’s affecting our construction industry
Despite Australia’s population growth picking up and increasing by 302,565 people last year (a growth rate of 1.4%, which is higher than most developed countries) our prudence and the fact that we are staying where we are has put our housing construction industry into a tailspin.
The HIA recently reported that housing starts – a forward-looking indicator of building – plunged 12.6% in the first quarter of 2012 to the lowest level in years. This makes housing construction the worst-performing sector of the economy, and this is unlikely to pick up this year despite recent falls in interest rates.
It’s also affecting property investment sentiment.
In a recent report entitled Households' Appetite for Financial Risk the Reserve Bank noted a change in household behaviour towards investments, including property.
It commented: "Surveys show a significant increase in the share of people nominating deposits and paying down debt as the 'wisest place' for saving and a decline in the share nominating equities and real estate."
So what should a property investor do?
Property cycles, in fact all economic cycles, are driven by fear and greed. While it’s important not to trivialise the extent of the changes that are occurring, it’s equally important to remember that every cycle brings downturns and times of opportunity.
In my experience, difficult economic times offer outstanding opportunities for those who are prepared.
If the “end of the world as we know it” merchants are wrong – and they always are – then your decision to take prudent action when all around you are fearful and to invest when everyone else thinks it's crazy will prove to be the kind of insight that truly great investors apply.
I don’t see us having a property market crash in Australia because our economy is doing well, our interest rates are relatively low, our population is growing and unemployment is low, we have a sound banking system and we are at the beginning of a protracted prosperous period underpinned by our resources sector. 
Unfortunately the current world economic problems won’t go away quickly, and we are entering a new era in the financial markets. But this is not a time to panic or make rash emotional decisions. It is a time to learn from history and control your financial future by investing wisely.
And guess what? While the optimists, pessimists and realists will argue whether the glass is half full or empty, the opportunist are going to drink it!
Michael Yardney is the director of <a target="_blank" href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a>, a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the<a target="_blank" href="https://propertyupdate.com.au/category/property-investment/"> Property Investment Update blog.</a>
</body></html>

What Australians' reluctance to move means for property investors: Michael Yardney

<html><body>
APRA  <a target="_blank" href="https://www.apra.gov.au/Pages/default.aspx">recently revealed</a> that the Australian superannuation industry lost $18.5 billion of its clients’ money in the last financial year. 
It’s been a tough year for all types of investments, so let’s look at the returns over the longer term. 
They’re not much better. 
Apparently the average rate of return from the superannuation industry over the last 15 years  (between 1997 and June 2012) was 4.9% a year, and this came with a volatility of 8.4%. 
Not a very good return considering that for most of that time you could have invested in government bonds with minimum risk and received a divided of over 5% and the average return from the All Ordinaries accumulation index for the past 15 years has been 7.03% per annum.
Reality Check
A recent <a href="https://www.rabobank.com.au/Pages/new.aspx">Rabobank poll</a> showed that baby boomers are retiring, on average, on about $200,000.  
While most folks don’t know how much they need in retirement, it’s generally accepted by the financial planning world that you need around $1 million in retirement to live comfortably.
By the way, I think you need much, much more!
The way planners see it is that, assuming you live in retirement for 15 years with no extra income, $1 million would give you an annual income of around $65,000.
So you can see retiring on $200,000 simply won’t cut it.
Little wonder that more and more baby boomers are looking at taking control of their financial future and setting up self-managed super funds (SMSF).
What’s are our options?
If these facts teach us anything, it is that it’s up to each of us to become financially fluent and take charge of our future. 
More baby boomers are setting up their own self-managed super funds and taking their destiny in their hands. Many are investing in shares, but more and more are investing in property. As a matter of fact I have a mixture of both in my super fund.
But my personal preference is for property, largely due to the fact that residential real estate has proven itself to be less volatile than shares or managed funds. 
Combining the security of bricks and mortar with the tax office changing superannuation regulations back in 2007 so that people can borrow within their own SMSFs, it is not surprisingly that real estate is becoming an increasingly popular super fund cash cow. 
Fact is more and more Australians are recognising the benefits of property as a strong, stable asset base for their super funds, given its ability to generate excellent returns and capital gains over the long term. 
Now, not only can you borrow up to 70% (and under certain circumstances even up to 80%) of a property’s value to invest within your SMSF, you can also seek extra funds to make improvements on the residential properties in your SMSF (with some conditions of course and with special emphasis on repair and maintenance versus improvements). 
So what are the main advantages and disadvantages of taking this tact when it comes to building your own retirement nest egg? 
The good
<ul>
<li>
Control – you have complete control over your SMSF rather than entrusting your future financial wellbeing to a complete stranger, who will take your hard-earned cash and invest it in shares and managed funds that may or may not perform.</li>
<li>
Tax savings – If you buy and hold the property within your fund until you retire and your super goes into the pension phase, you will be exempt from paying either capital gains tax if you sell the investment, or income tax on any rental income should you decide to hang onto it. Before you retire, any capital gains or rental income generated by your SMSF are taxed at a rate of 15%, or 10% CGT is applicable if you hold onto the property for over a year.</li>
<li>You could have a diversified investment portfolio that is not reliant on just one investment vehicle, meaning you will have better financial security for your future. </li>
</ul>
The bad
<ul>
<li>
The cost – There can be a significant cost in initially setting up your super fund, and the annual compliance costs could be up to a few thousand dollars. But don’t forget the management fees you’re saving by not leaving your money with a fund manager.</li>
</ul>
<ul>
<li>
Higher borrowing costs – Currently there are slightly higher fees involved in borrowing to buy property through your SMSF.</li>
<li>
The confusion – There’s no denying that managing your own super fund can be a minefield of complicated rules and regulations. Get something wrong and you could end up paying hefty penalties. Of course, you can always pay a professional to manage it on your behalf, and this is something I would advise anyone with an SMSF to do – whether they’re buying real estate or not.</li>
<li>
The money – You generally need a bigger deposit to buy a property in your super fund than you need to buy one in your personal name. How much you need will also depend on the amount of your super contributions. This is not a strategy for someone with a small amount of cash in their super. </li>
</ul>
Be careful
Of course before you go down the route of setting up your own SMSF, it is critical to seek independent advice from a properly qualified financial planner and to ensure you set up things correctly so you don’t fall afoul of the tax man. 
With 5.3 million baby boomers moving transitioning into retirement over the next 15 years or so, I see properties bought in a SMSF as a major driver of property values over the next decade.
Michael Yardney is the director of <a target="_blank" href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a>, a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the<a target="_blank" href="https://propertyupdate.com.au/category/property-investment/"> Property Investment Update blog.</a>
</body></html>

How investing in property through a self-managed super fund can help you retire comfortably

<html><body>
This may seem obvious, but I have to start with it. In order to create long-term wealth from property it will be important to own the type of property that will be in continuous, strong demand from both owner-occupiers and tenants in the future. 
That’s why recent population statistics from the Australian Bureau of Statistics are instructive to property investors. To understand what’s going on let’s do a quick Q&amp;A.
 
 
How fast are we growing?
Over the year to June 2011, the country’s population is estimated to have increased by 1.4%, which is faster than almost every other developed nation. However, population growth has been stronger across the capital city markets (1.6%) than in regional areas (1.2%).
 
Where do we live?
Since 1996 there has been a steady increase in the proportion of the country’s population living in the capital cities and, given that the capital city markets tend to enjoy higher wages and have better job opportunities, this trend is likely to continue.
Today around 64% of our population lives in one of our eight capital cities. In fact, 60.9% of us live in the big five: Sydney, Melbourne, Brisbane, Perth and Adelaide.
 
What does this this mean for property investors?
I understand why some investors are attracted to investing in regional Australia – properties are cheaper there and some may even return a little positive cash flow.
While some better-performing regional areas have outperformed the poorer performing capital city suburbs, the trend is clear: in the long term, population growth and capital growth in property values in our main capital cities will eclipse growth in regional Australia.
I have always avoided investing in regional towns because of their heavy reliance on one or two industries to sustain their local economies and population. Remember, when those industries take a battering, it’s not long before local house prices start to bear the brunt.
Instead I look to invest in areas where property values will be driven up by a large and growing population base, a diverse economy and the scarcity of supply of well-located properties.
While there’s no doubt that the future population growth of our capital cities will create infrastructure and social problems, the fact that we all want to live in the same cities and, in general, in many of the same suburbs, will underpin the capital growth of properties in these locations.
 
What about changing demographics?
Interestingly, how we want to live is undergoing some radical changes, which means the type of property that will be in strong demand by owner-occupiers and tenants in the future will be different to the past.
In 2010 around 150,000 new households were created in Australia and approximately 65,000 of these comprised Gen Y singles, groups and couples.
Many choose to rent in shared accommodation in order to reside in the locations they favour, but can’t afford as a home buyer. These include the inner-ring suburbs close to our major CBDs where employment opportunities and a fast-paced lifestyle with plenty of recreation and entertainment facilities are the primary attractions.
The way we live today is vastly different to our parents.
People are getting married later in life and apartments suit their busy lifestyles. We’re working longer, we’re increasingly time poor and we’re starting families much later in life. This means proximity to work, transport, entertainment, cafes, shops and beaches is becoming more important than owning a piece of land.
With the number of Gen Ys looking for accommodation continuing to rise, rental demand for near city and inner suburban apartments will grow significantly in the coming years. And our old friend the supply and demand equation will ensure that rents for these types of properties keep rising, as will their values, as higher yields will entice investors back into the market and lifestyle attracts owner-occupiers.
 
But do apartments make good investments?
In today’s market apartments make great investments and in general appreciate in value equally, if not more, than houses in our capital cities. It should be fairly obvious that with more single households, two person households and smaller families this trend will continue in the long term.
With housing affordability becoming a bigger issue we are seeing an increase in the popularity of medium-density apartment living.
And this trend is likely to continue because it’s about much more than affordability. As I’ve already explained, significant changes in our population profile and lifestyle priorities are creating a strong demand for apartment living. At the same time, apartments are continuing to improve in design and size and are generally closer to the CBD than affordable houses.
 
What about the baby boomers?
Let’s not forget as baby boomers move into retirement they will also significantly increase the demand for townhouse and apartment living. Low maintenance, secure “lock and leave” living will be a priority for this demographic.
According to RP Data, capital city units and apartments only accounted for 25% of all home sales 15 years ago. Today, though, medium and high-density accommodation makes up around 35% of all home sales.
Now that’s an interesting trend, isn’t it?
 
In summary
If you’re looking for a great investment property you should seriously consider well-positioned, established apartments in smaller boutique blocks in our capital cities. Look for a property with an element of scarcity or maybe the ability to add value through renovations.
Then hold it as a long-term investment and reap the rewards.
Michael Yardney is the director of <a target="_blank" href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a>, a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the<a target="_blank" href="https://propertyupdate.com.au/category/property-investment/"> Property Investment Update blog.</a>
</body></html>

Why property investments in capital cities will outperform those in regional areas

<html><body>
A recent article in BRW explained that if you think the wealthy make their money slaving over a desk like ordinary folk you’ll never be rich. 
<a href="https://www.brw.com.au/p/sections/investment/how_rich_people_make_their_money_kLIhdi1N5esL0uQec4sfkO" target="_blank">The article</a> cited <a href="https://www.inc.com/" target="_blank">Inc.</a>, which combed through the US Internal Revenue Service’s latest annual report into big earners and broke down how they earned their keep, which was as follows: 
<ul>
<li>Wages and salaries – 8.6% </li>
<li>Interest – 6.6% </li>
<li>Dividends – 13% </li>
<li>Partnerships and corporations – 19.9% </li>
<li>Capital gains – 45.8% </li>
</ul>
The clear message from this appears to be, if you want to get rich invest for capital growth. 
Now if you’ve been following my blogs you’ll know that this is what I’ve been saying for years. I’ve always recommended buying well-located residential properties and building a substantial asset base that will one day replace your personal exertion incomes. 
If you think about it, as you build an extensive property portfolio, over the years the vast majority of your profit will be capital growth and not rents.
 
It’s really the same for home owners 
If you bought your house 10 years ago for $250,000 and it’s worth half a million dollars today, the bulk of your wealth is not from your savings and paying off your mortgage but from capital growth.
 
What about in the future when capital growth will be lower? 
There’s no doubt that over the next few years we’ll experience a lower overall rate of capital growth in property values. Does that mean that property investment doesn’t make sense at the moment, or that you should invest for cashflow? 
The simple answer to both questions is NO! 
Cashflow is necessary to keep you in the property markets, but it’s really capital growth that will make you wealthy. 
And while overall the markets are flat, there are still pockets of strong capital growth. It’s a bit like me putting one hand in a bucket of ice water and the other in a bucket of hot water and saying, “Overall the temperature is comfortable.” 
In all of our capital cities there are some areas where demand is outstripping supply, pushing up prices.
 
My four stranded strategic approach to property investing 
While at any time there are hundreds of thousands of properties for sale, not all will make good investments. In fact, most won’t. 
To ensure I buy a property that will outperform the market averages I use a four-stranded strategic approach. 
1. I buy a property below its intrinsic value. 
2. In an area that has a long history of strong capital growth. 
3. I look for a property with a twist – something unique or special or different or scarce. 
4. And a property where I can “manufacture capital growth” through refurbishment, renovations or redevelopment. 
By following my four-strand strategic approach I minimise my risks and maximise my upside, as each strand represents a way of making money from property, and combining all four is a powerful way of putting the odds in my favour. If one strand lets me down, I have two or three others supporting my property’s performance. 
If you want to gain a degree of financial freedom, I suggest you consider investing for capital growth too.
Michael Yardney is the director of <a href="https://www.metropole.com.au/" target="_blank">Metropole Property Investment Strategists</a>, a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the<a href="https://propertyupdate.com.au/category/property-investment/" target="_blank"> Property Investment Update blog.</a>
</body></html>

Refurbishment, renovations or redevelopment is the way the rich make their money

<html><body>
Property investing may be simple, but it’s not easy. And that’s not a play on words. 
When you look at the statistics and see that most investors never get past their second property, you realise that most who get into real estate won’t achieve the financial freedom they were looking for. 
While it’s possible to make good money in property, it will be more of an uphill battle in the current slow real estate markets. However, avoiding some classic mistakes will help keep you on the right track. 
So let’s look at them. 
1.  A plan? I’ll just go ahead and buy something 
Deciding you’re going to be a property investor is more complex than just buying a property. Approaching investing without a well thought through strategy that fits in with your long-term wealth creation goals and financial situation is a fool’s journey. 
You would never take off in your car without knowing where you intend to go and how you plan to get there. As a property investor you should map out where you want to be in five, 10 and 15 years’ time, then construct a detailed plan to take you there. 
2.  I can do it all myself! 
All successful property investors build a great team around themselves. I often say that if you’re the smartest person on your team, you’re in trouble. 
However, you can’t blindly hand over financial control to your finance broker, accountant or solicitor.  It’s your responsibility to gain knowledge about the property investment business and become financially smarter – what I call financially fluent. This will teach you the right questions to ask your advisors. 
3. Research? Who needs it 
I’ve met investors who researched the purchase of their new car more carefully than their investment property. 
Many buy their investment close to where they live, where they holiday or where they want to retire. They make emotional purchases in locations that are in their comfort zone. 
The due diligence that goes into purchasing an investment must be more rigorous than that. 
As an investor, there are only three good reasons to “fall in love” with a property: it fits your investment strategy and goals; the numbers work; and it has upside potential. 
Never let your emotions drive your investment decision; that’s what homebuyers do, not people looking to create wealth with real estate. 
4. Losing sight of the big picture 
Sure, property is a long-term investment and the costs of buying and selling are considerable, but that doesn't mean you should fall into the trap of not regularly reviewing your property portfolio. 
Do you own the type of properties that will allow you to take advantage of the next property cycle? 
Remember, over the next few years some properties will strongly outperform others. If you own secondary properties or real estate in areas that are unlikely to benefit from strong capital growth, it may be worth selling up and replacing them with the type of property that will help you develop long-term financial independence. 
When was the last time you checked to make sure you were getting the best rents or that your mortgage was appropriate for the current times? Maybe it's time to refinance against your increased equity and use the funds to buy more properties? 
5. I’m going to buy a property and make millions! 
If you are like me, you get regular emails promising you instant real estate riches. These pander to those investors who are really speculators looking for that one big deal that will make them overnight millionaires. Trust me, these doesn’t exist! 
Warren Buffett wisely said: “Wealth is the transfer of money from the impatient to the patient.” 
Successful investment is about patience and time. It can take two to three property cycles to build a sufficiently large asset base to allow you to fire your boss. 
7. I’m looking for a bargain! 
Sure you make your money when you buy your property, but you set yourself up for property investment success by buying the right property, not a cheap property. 
8. A lick of paint and I’ll make a killing!
Popular TV shows like The Block have created a new generation of “want to be” renovators and developers. 
I’m all for adding value through renovations; but you can’t buy a property, do minimal work and then sell it at a profit, because stamp duty, buying and selling costs and tax eat away at your profits. 
On the other hand, buy, renovate and hold in the long term is a great investment strategy. 
9. Risks? Bah-humbug! Bring on the rewards! 
Some investors don't understand the risks associated with property investment and therefore don't manage them correctly. 
Strategic investors don't only buy properties; they buy time by having financial buffers in place to not only cover their negative gearing, but to see them through the down times like we have experienced in the last few years. 
Another way smart property investors protect their assets is to buy them in the correct ownership structures to legally minimise their tax and protect their assets. Most wealthy property investors own nothing in their own names, but control their assets through companies or trusts. 
The reality is that if investing in real estate were easy, everybody would be successful at it. Fortunately, many of the struggles that investors endure can be avoided with proper education, planning and due diligence.
Michael Yardney is the director of <a target="_blank" href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a>, a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the<a target="_blank" href="https://propertyupdate.com.au/category/property-investment/"> Property Investment Update blog.</a>
</body></html>

Nine classic mistakes foolish property investors make

<html><body>
If our economists are armed with all the research available in today’s information age, why can’t they agree on where our economy and property markets are heading? 
In fact, a better question would be: Why do so many get it wrong? 
The simple answer is that market movements are far from an exact science. 
It’s more than just fundamentals that move markets 
The fundamentals are easy to monitor. Things like population growth, supply and demand, employment levels, interest rates, affordability and inflationary pressures. 
However, one overriding factor that the experts have difficulty quantifying is investor sentiment. 
Market “madness” plays a big factor 
In a recent report, Dr Shane Oliver, AMP’s chief economist, explains that people often suffer lapses of logic when investing and many of their investment decisions are driven by emotion. 
For example, we tend to extrapolate the present in the future. When things are booming we think the good times will never end and when the market mood is glum, we have difficulty seeing the light at the end of the tunnel. 
Think about it. When the media reports falling property prices or an impending housing crash, many investors become scared and sit on the sidelines, believing the end of property is nigh and things will never improve, when in reality much of the risk has been removed from the market. 
Conversely, when property markets are booming and stories of investors seemingly making large gains overnight abound, people want to jump on the bandwagon and cash in, often at a time when the market is near its peak.
 
Other emotional traps include becoming overconfident, wishful thinking and ignoring information that conflicts with your current views. In other words, many investors create their own “reality.” 
Can you see how this type of activity, influenced by investor psychology, drives booms and busts? How the dominant investor mentality of the time helps drive the property cycle? 
Simply, when investors put on the brakes, housing values tend to stagnate or fall due to lack of demand. And when they jump back into the market, demand rises and up go prices. 
Obviously, one or two misguided investors won’t be able to influence property prices, but investor sentiment is contagious. 
People tend to want to do what others are doing. They ‘follow the crowd’ because going against popular opinion is seen as risky. What if you make a mistake? What if the others are right and you are wrong? 
Oliver says this “collective behaviour” is magnified by several things, including: 
&gt;Mass communication enabling the behaviour to become infectious. Now more than ever we are bombarded with messages from the media influencing how we think and feel about things. When we hear that real estate is doomed, all but a handful of sophisticated investors get scared out of the game. And when the media tells us housing markets are booming everyone wants a piece of the action.
 
&gt;Pressure to conform. If your friends or family are doing it, it must be right. Right? Human nature makes us reluctant to do the opposite of what our peers are doing.
 
&gt;A major precipitating event can give rise to a general belief that motivates investor behaviour. The global financial crisis saw waves of investors scared out of the markets. On the other hand, the resource boom enticed thousands of investors into west coast housing markets to cash in on the resulting property boom.
 
&gt;A general belief that grows and spreads. When the belief that property values can only go up spreads through an uneducated new generation of investors they enter the market, pushing prices up even further, perpetuating the belief and helping make it a reality! Similarly, when the crowd believes the market is going to crash, they steer clear. This gets reported in the media and the negative sentiment feeds on itself. 
Oliver observes that these “lapses in logic” by individual investors and the magnification of such lapses by crowd psychology feeds property cycles and goes a long way in explaining why we see boom and slumps at different points in time. 
When investor sentiment is positive, the crowd jumps in feet first, pushes up demand and places upward pressure on prices – causing boom conditions. Conversely, when sentiment is negative, the crowd backs off and frequently sells out of the game due to concerns that they’re about to lose everything – causing market slumps. 
What can an investor learn from this? 
1. Our property markets are not only driven by fundamentals, but also by the often irrational and erratic behaviour of an unstable crowd of other investors. 
2. Booms never last forever, neither do busts. Don’t be surprised when they come around and don’t overreact. According to Oliver, this will help you avoid being sucked into booms and spat out during busts. 
3. Treat your property investments like a business and stick to a proven strategy to take the emotions out of your investment decisions. 
4. Recognise that property is a long-term play and set up financial buffers to help you ride the property cycles. 
Invest countercyclically
Warren Buffet once said: “We attempt to be fearful when others are greedy and to be greedy only when others are fearful.” 
This is also the investment strategy of many successful property investors. 
I’ve always been an advocate of countercyclical investing. I’m often sceptical of conventional wisdom – not because the crowd is always wrong but because the crowd is always late. 
Sure, it takes some courage to do the opposite of what everyone else is doing, but the results of your contrary behaviour will ultimately speak for themselves.
 
Michael Yardney is the director of <a href="https://www.metropole.com.au/" rel="nofollow">Metropole Property Investment Strategists</a> , a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the <a href="https://www.propertyupdate.com.au/" rel="nofollow">Property Investment Update</a> blog.
</body></html>

How property investors can profit from ‘market madness’ by investing counter-cyclically

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

Joel Robinson

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

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

Sammut secures approval for debut Brisbane apartment development in Toowong

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

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

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

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

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

Michael Yardney

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News