We sell our homes for all kinds of reasons, but what nearly every vendor has in common is passing on the sale of their biggest asset to a virtual stranger - the real estate agent.

Selling Houses Australia presenter Andrew Winter shares his expert advice to ensure you pick the right one for the job!&nbsp;

Big billboards, brands and flashy adds are all well and good but if you don&rsquo;t have a good rapport with your agent it could all be for nothing.

It&rsquo;s a good idea to spend a bit of time making sure you have picked the right one &ndash; think of it as a job interview for the right agent and right brand.

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There are a number of key factors to finding the right one for you:&nbsp;

- Does the real estate agent you&rsquo;re considering seem genuinely keen to sell your home or do they have bigger fish to fry?&nbsp;

- The number one agent in your area may be good but number two may be more hungry.&nbsp;

- Fish around online to see what kind of properties different agents in your area sell.&nbsp;Some agencies&nbsp;specialise&nbsp;in certain styles and price brackets.&nbsp;

It&rsquo;s false economy to hire someone with experience selling period homes if yours is the only new build.

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So you&rsquo;ve checked out the internet, interviewed a number of agents and made your selection, now it&rsquo;s time to sign on the dotted line.

- Make sure your agreement contains an estimate of total fees, charges and expenses.&nbsp;

- Understand their fee structure and pin them down to a sales figure they expect to achieve.

- If the offers are falling short of the mark and the agent is encouraging you to take lower offers this could be time to re-negotiate the fee.

- There commission is a big chunk of money and if you are getting less than you expected so should they!

- Don&rsquo;t feel intimidated by your agent &ndash; this is meant to be a partnership after all.

- If you really are unhappy go to the agency principle and express your thoughts.

- Don&rsquo;t be too concerned about rocking the boat there are always another agents.

You wouldn&rsquo;t buy a house without seeing it or doing your research &ndash; the same applies for selling. Get it right and you could be in the money.

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Property 101: Andrew Winter on selecting the right estate agent

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The Australian Bureau of Statistics (ABS) released building approvals data for December 2015 which have been analysed here by CoreLogic RP Data research analyst Cameron Kusher.
The results tend to be somewhat volatile on a month-to-month basis, largely due to the more ‘lumpy’ unit approvals. 
Following a -12.4% monthly fall in dwelling approvals in November, approvals rose by 9.2% to 18,868 approvals in December 2015.
<a href="/images/2016/02/03/Screen%20Shot%202016-02-03%20at%201.47.54%20pm.png" target="_blank">Click here to enlarge</a>
<img src="/images/2016/02/03/Screen%20Shot%202016-02-03%20at%201.47.54%20pm.png" alt="" width="515" height="163">
The 18,868 dwelling approvals in December 2015 consisted of 9,968 house approvals and 8,899 unit approvals. 
Both house and unit approvals recorded a large jump in December, up 5.7% and 13.5% respectively. 
Year-on-year, house approvals are 3.4% higher while unit approvals are -8.3% lower resulting in a -2.5% fall in total dwelling approvals. 
Despite the year-on-year fall in approvals they remain at close to record high levels although they are -8.7% lower than their recent record high recorded in June 2015.
<a href="/images/2016/02/03/Screen%20Shot%202016-02-03%20at%201.49.19%20pm.png" target="_blank">Click here to enlarge</a>
<img src="/images/2016/02/03/Screen%20Shot%202016-02-03%20at%201.49.19%20pm.png" alt="" width="501" height="181">
Looking specifically at the types of units being approved over the 2015 calendar year, 27.0% were townhouses, a record-low 8.7% were low-rise units (less than four storeys) and 64.3% were high-rise units (four storeys or higher). 
The above chart highlights the rising prevalence of high-rise approvals over the past few years, largely at the expense of townhouses. 
Of course this is reflective of the large volume of in-fill development taking place, particularly in inner-city areas. 
From a developer’s perspective the returns are much higher building to high-densities than there are constructing medium density properties such as townhouses. 
More recently the chart shows that there has been a slight easing of high-rise unit approvals however, developers are still overwhelmingly seeking more high-rise approvals than approvals for low-rise or townhouses.
<a href="/images/2016/02/03/Screen%20Shot%202016-02-03%20at%201.49.29%20pm.png" target="_blank">Click here to enlarge</a>
<img src="/images/2016/02/03/Screen%20Shot%202016-02-03%20at%201.49.29%20pm.png" alt="" width="455" height="169">
<a href="/images/2016/02/03/Screen%20Shot%202016-02-03%20at%201.49.41%20pm.png" target="_blank">Click here to enlarge</a>
<a href="/images/2016/02/03/Screen%20Shot%202016-02-03%20at%201.49.41%20pm.png" target="_blank"><img src="/images/2016/02/03/Screen%20Shot%202016-02-03%20at%201.49.41%20pm.png" alt="" width="444" height="163"></a>
The above two charts show the six month average number of house approvals across each of the capital cities. 
The charts show that in most cities the number of house approvals have recently started to trend lower. 
In particular this downwards trend is now most prevalent in Perth, Darwin and Canberra. 
Despite the recent downwards trend in approvals, they remain well above average levels in Sydney and Perth, are at about average levels in Melbourne, Adelaide and Hobart and Darwin and are well below average in Brisbane and Canberra.
<a href="/images/2016/02/03/Screen%20Shot%202016-02-03%20at%201.49.46%20pm.png" target="_blank">Click here to enlarge</a>
<a href="/images/2016/02/03/Screen%20Shot%202016-02-03%20at%201.49.46%20pm.png" target="_blank"><img src="/images/2016/02/03/Screen%20Shot%202016-02-03%20at%201.49.46%20pm.png" alt="" width="477" height="175"></a>
<a href="/images/2016/02/03/Screen%20Shot%202016-02-03%20at%201.49.51%20pm.png" target="_blank">Click here to enlarge</a>
<a href="/images/2016/02/03/Screen%20Shot%202016-02-03%20at%201.49.51%20pm.png" target="_blank"><img src="/images/2016/02/03/Screen%20Shot%202016-02-03%20at%201.49.51%20pm.png" alt="" width="472" height="176"></a>
 
Unit approvals have also generally started to trend lower over recent months however, the notable exception is Sydney where they are still increasing. 
Despite the recent slowdown of unit approvals they have been at record highs in Sydney, Melbourne and Brisbane and remain at extremely high levels. 
The challenge now will be to see how many of these recent approvals end up constructed. 
With sales volumes slowing, offshore demand reportedly slowing, investor activity reducing, value growth slowing and concerns of an oversupply in certain areas it will be interesting to see how many of these projects go ahead.
We anticipate that despite the month-to-month volatility in the data, building approvals will most likely trend lower through 2016. 
This will be driven in large by the market due to an expectation of slowing value growth and sales volumes. 
Furthermore, many are concerned about oversupply in certain markets and developers may find it harder to achieve their pre-commitment targets, particularly for units. 
The recent slowdown in investment lending will also impact units more than houses with the last Census showing that units are more than twice as likely to be rented as houses are. 
The fact that rental yields have pushed to record lows and rents are unchanged over the year is also likely to act as a further deterrent for buyers of new off-the-plan property.
While the trend in dwelling approvals appears to have peaked, there are still a large number of projects that are either under construction are due to start construction, which implies building activity probably has some way to go before we see a similar easing trend that is visible with approvals.
 
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Dwelling approvals remain below peak despite December rise

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Skincare brand Origani is the newest entrant on Melbourne’s Swanston Street shopping strip.
The beauty giant has signed a seven-year lease for its first street store in the Melbourne CBD. 
The store at 191 Swanston Street will be spread over 56 square metre at an annual rental of $4,303 per sqm.
CBRE’s Zelman Ainsworth and Samantha Hunt brokered the off-market deal for Erdi Group.
Ainsworth said the deal was evidence of strengthening demand from international retailers looking to acquire street stores in the Melbourne CBD over shopping centre outlets.
“While shopping centres have traditionally been Origani’s preferred target location, on the back of unmatched traffic and retail spend in the Melbourne CBD, the retailer was eager to secure a presence in the sought after hub,” Ainsworth said.
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Origani scoops beauty spot in Melbourne CBD shopping hub 

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A mixed-use development site at Cremorne (Richmond) in Melbourne’s inner eastern suburbs is up for auction on February 19.
It is expected to fetch more than $2 million.
Located at <a href="https://www.commercialrealestate.com.au/property/24-26-cubitt-street-richmond-vic-3121-2012536208" target="_blank">24-26 Cubitt Street</a>, the 365 square metre site will be sold with a planning permit for the development of a five-level building comprising a commercial office space and two apartments.
Cremorne is in the south-western corner of Richmond and adjacent to Melbourne’s premier sporting facilities and parklands, including the Rod Laver Arena, the MCG and the Royal Botanic Gardens, and abuts the Monash Freeway and the Yarra River.
According to marketing agent, Teska Carsons’ Matthew Feld, the property is ideally suited to the permitted development given its location and the success of similar projects within the vicinity.
“This is a well located site so close to every possible amenity in one of Melbourne’s most vibrant inner suburbs and within easy commuting distance to the CBD,” said Feld.
The site is zoned Commercial 2 under the City of Yarra Planning Scheme. The property will be sold with vacant possession.
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Melbourne’s Richmond site with mixed-use permit up for auction

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Invested in residential property, but a little frustrated with a 'steady' 3-4 percent return?
It might be time to consider the time-tested strategy of diversifying your portfolio and invest in commercial property.
As the heat comes out of the housing market, particularly in Sydney and Melbourne, and expectations of continued softness in the January Core Logic RP Data home price indexes, investors could make a beeline for commercial property.
The search for better yields by investors could benefit commercial property and infrastructure, says AMP Capital chief economist Shane Oliver in its latest weekly update.
Reinforcing the view is the outlook that cash and bank deposits are likely to provide poor returns, with term deposit rates running around 2.5% and the central bank expected to cut the cash rate to 1.75%.
Raine &amp; Horne Commercial’s executive chairman Angus Raine noted late last year that, “low cash rates were helping the smart money find its way into commercial real estate”.
A Commonwealth Bank report said late last year that Australian commercial property sales was set to break the $20 billion benchmark for a third year in a row.
Here are a few reasons why it might be more bang for your buck.
First and foremost, the prospect of higher returns.
Capital city rental rates recorded their slowest annual rate of growth (0.3%) in the 12 months to November, latest Corelogic RP data shows. Growth rental yields also fell to 3.5%, the data showed.
For commercial property, 8% to 12% gross rental yields are not uncommon, according to a blog post on www.realestate.com.au.
Commercial property also offers more options such as office space, industrial, retail, hotels, rural and agribusiness, healthcare and retirement living, meaning it can fit in with most investor needs and risk appetites.
Commercial properties also score on tenancy periods, with contracts typically between three to 10 years, translating to a stable income stream and also less risk of defaulting tenants. For residential property, a lease agreement could be as short as six months and if not renewed, it means the search for new tenants again.
Also, commercial tenants usually pay all the outgoings for you, unlike a residential property, where the landlord is liable for paying council and water rates, maintenance etc.
Square metre for square metre, commercial real estate is often cheaper than residential property but because you’re buying more square metres per property, commercial is usually dearer in real terms. 
On the flip side, vacancy rates are generally higher for commercial, sometimes months or years before a retail space or office is taken up by tenants unlike a house or unit, which typically rent out within weeks. 
Economic fluctuations also impact commercial properties more as businesses rise and fall, hurting demand.
As with any investing, buying commercial property calls for thorough research, best summed up by hotspotting.com.au founder Terry Ryder. 
"Research is the foundation of all successful investment strategies. It takes time and if you don’t have the time, you need to be willing to spend money buying good research."
“We’re seeing plenty of activity in industrial and retail markets priced below $5 million, with assets priced between $1 million and $3 million very popular with yield hungry, self-managed super funds,” said Angus Raine, executive chairman, Raine &amp; Horne Commercial said recently.
“Low cash rates are also helping the smart money find its way into commercial real estate, which is producing some good sales results for vendors.”
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Commercial Property 101: Not happy with residential property returns? Try commercial property 

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A 19th century building in Melbourne’s Surry Hills has two new corporate tenants.
The corner building at 613 Canterbury Road, Surrey Hills (above) will house Melbourne start-up and financial services provider Selfwealth, and 51 Pay.
Selfwealth will occupy 330 square metres on level 1, while 51 Pay will move into level 2, also 330 sqm. 
Both have rented the spaces at $250 per sqm with $50 per sqm on outgoings. Car spaces are leased at $120 per space per month.
Fitzroys agents Martin Huang and Michael Ryan negotiated the deals in the three-level building.
The building was constructed in 1888 as the Surrey Family Hotel, “Surrey Lodge”, and was closed by a poll in 1920. It was renovated in 1939 and made into shops and a guest house, which was followed by another makeover in the 1990s.
 
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New tenants for historic building in Melbourne’s Surrey Hills

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The ASICs Money Watch website has wished you much prosperity and good fortune for Chinese New Year.
Here are some things you can do this year to build your wealth. Try one or two to start with, and see what a difference it can make for you. Remember that small steps now can lead to a better financial future.
<h3>Track your spending</h3>
The road to building wealth starts with knowing where your money is going. You might think you know how much you spend on groceries or takeaway meals each month, but getting a better idea of your outgoings will give you the power to make some real changes in your spending habits.
Use our <a href="https://www.moneysmart.gov.au/tools-and-resources/calculators-and-apps/mobile-apps/trackmyspend" target="_blank" title="TrackMySPEND">TrackMySpend app</a> to record your everyday expenses, so you have a clear picture of what you are spending your money on, and where you can make some changes.
<h3>Set a budget</h3>
Setting up a budget puts you in charge of your money and allows you to have the control to live the life you want. Our article on <a href="https://www.moneysmart.gov.au/managing-your-money/budgeting/how-to-do-a-budget" target="_blank" title="How to do a budget">how to do a budget</a> has some great tips, and our <a href="https://www.moneysmart.gov.au/tools-and-resources/calculators-and-apps/budget-planner" target="_blank" title="Budget planner">budget planner</a> can help you get started.
<h3>Find the best deal on your bank accounts and insurance</h3>
Taking charge of your bank accounts can save you a lot of money. Even if you have banked with the same institution for years, you may not be getting the best deal. What interest are you earning on your savings?
Work out how much you are paying in fees and charges on your account, then shop around for a better deal. It's your money, so take control of it.
Our article on <a href="https://www.moneysmart.gov.au/managing-your-money/banking/switching-bank-accounts" target="_blank" title="Switching bank accounts">switching bank accounts</a> shows you what you need to think about when changing your accounts.
Having the right insurance in place is a critical part of protecting your assets but, unless you shop around, you could be paying more than you need to. Before you renew your home or car insurance policy, check out our article on <a href="https://www.moneysmart.gov.au/insurance/renewing-your-insurance" target="_blank" title="Renewing your insurance">renewing your insurance</a> for tips on how to find the best deal.
<h3>Take charge of your home loan</h3>
Mortgage payments can account for a huge slice of the household budget. Whether you already have a home loan or are saving up to buy your first house, take a look at our tools and tips to help you get ahead:
<ul>
<li>
<a href="https://www.moneysmart.gov.au/managing-your-money/saving/saving-for-a-home" target="_blank" title="Saving for a home">Saving for a home</a> - advice on saving for a deposit on your home</li>
<li>
<a href="https://www.moneysmart.gov.au/tools-and-resources/calculators-and-apps/mortgage-calculator" target="_blank" title="Mortgage calculator">Mortgage calculator</a> - shows you how much you could borrow, what your repayments will be, and how to pay your loan off faster</li>
<li>
<a href="https://www.moneysmart.gov.au/borrowing-and-credit/home-loans/choosing-a-home-loan" target="_blank" title="Choosing a home loan">Choosing a home loan</a> - how to choose the right home loan for your needs</li>
<li>
<a href="https://www.moneysmart.gov.au/borrowing-and-credit/home-loans/switching-home-loans" target="_blank" title="Switching home loans">Switching home loans</a> - what to consider before you switch home loans</li>
</ul>
<h3>Start or expand your investments</h3>
Investing can be a good way to grow your money. There are many different investment options available, so it's important to choose the right one to suit your needs. We have lots of information to help you better understand and choose the best investment strategy to reach your financial goals:
<ul>
<li>
<a href="https://www.moneysmart.gov.au/investing/invest-smarter" target="_blank" title="Invest smarter">Invest smarter</a> - we explain how to invest and grow your portfolio</li>
<li>
<a href="https://www.moneysmart.gov.au/investing/invest-smarter/risk-and-return" target="_blank" title="Risk &amp; return">Risk and return</a> - learn about investment risks and how to manage them</li>
<li>
<a href="https://www.moneysmart.gov.au/investing/invest-smarter/develop-an-investing-plan" target="_blank" title="Develop an investing plan">Develop an investing plan</a> - find out how an investing plan can help you achieve your short, medium and long-term goals</li>
<li>
<a href="https://www.moneysmart.gov.au/investing/invest-smarter/choose-your-investments" target="_blank" title="Choose your investments">Choose your investments</a> - learn how to choose the right investments for your needs</li>
</ul>
Take our <a href="https://www.moneysmart.gov.au/investing/invest-smarter/investing-challenge" target="_blank" title="Investing challenge">investing challenge</a> to test your knowledge of risk and return, diversification and investment products.
<h3>Pay your future self</h3>
It is never too early to start planning for retirement. Whether you are just starting your career, or beginning to think about life after work, our <a href="https://www.moneysmart.gov.au/tools-and-resources/calculators-and-apps/superannuation-calculator" target="_blank" title="Superannuation calculator">superannuation calculator</a> can show you how much super you're likely to have when you retire.
A great way to boost your retirement income is to make extra contributions to your super now. Even just a few extra dollars a week can make a big difference in the years to come.
Our tools and tips can help you take control of your money and build wealth and prosperity.
<h3>Clear your debts</h3>
Picture a financial future free from debt stress. If you are struggling to pay off your credit cards or repay loans, we have some advice on how you can bring different kinds of debts under control:
<ul>
<li>
<a href="https://www.moneysmart.gov.au/managing-your-money/managing-debts/problems-paying-your-mortgage" target="_blank" title="Problems paying your mortgage">Mortgages</a> - help with home loans</li>
<li>
<a href="https://www.moneysmart.gov.au/borrowing-and-credit/credit-cards/how-to-pay-off-multiple-credit-cards" target="_blank" title="How to pay off multiple credit cards">Credit cards</a> - dealing with multiple credit cards</li>
<li>
<a href="https://www.moneysmart.gov.au/managing-your-money/managing-debts/trouble-with-debt/problems-paying-your-fines" target="_blank" title="Problems paying your fines">Fines</a> - help for people struggling with fines</li>
<li>
<a href="https://www.moneysmart.gov.au/managing-your-money/managing-debts/trouble-with-debt/problems-paying-your-utility-bills" target="_blank" title="Problems paying your utility bills">Utility bills</a> - take action on water, electricity, phone and gas bills</li>
<li>
<a href="https://www.moneysmart.gov.au/life-events-and-you/under-25s/studying/paying-off-your-uni-debt" target="_blank" title="Paying off your uni debt">University debt</a> - when you have to pay your uni debt and how to make voluntary payments</li>
<li>
<a href="https://www.moneysmart.gov.au/managing-your-money/managing-debts/how-to-get-out-of-travel-debt" target="_blank" title="How to get out of travel debt">Travel debt</a> - pay off your travel expenses</li>
</ul>
For more information, <a href="https://www.moneysmart.gov.au/tools-and-resources/news/building-wealth?utm_medium=email&amp;utm_campaign=MoneySmart%20tips%20-%20February%202016&amp;utm_content=MoneySmart%20tips%20-%20February%202016+CID_098e159a8e233fb37f2131eb2500ed97&amp;utm_source=CampaignMonitor&amp;utm_term=money%20tips%20in%20Chinese" target="_blank">click here</a>.
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Property 101: Building wealth in the Year of the Monkey

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Sydney and Melbourne continue to lead the office market recovery in Australia, according to latest figures from JLL Research. 
Statistics on national office markets for the fourth quarter of 2015 showed positive net absorption of 26,700 sqm over the quarter across CBD office markets and 296,900 sqm over the past 12 months. 
The net absorption for 2015 was nearly 100,000 sqm higher than the 20 year average for CBD office markets (197,000 sqm).
“Activity in the office sector is intrinsically linked to the health of the labour market. While the rate of hiring varied by state and industry sector, overall headcount growth was firm in 2015,” said JLL’s head of Strategic Research, Australia, Andrew Ballantyne.
“Employment growth was strongest in NSW and VIC and this was reflected in above trend net absorption results for the Sydney and Melbourne CBDs in 2015.”
Brisbane CBD, however, surprised on the upside with a sharp reduction in sub-lease availability over 2015, he added.
<a href="/images/2016/02/02/Screen%20Shot%202016-02-02%20at%203.31.02%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/02/02/Screen%20Shot%202016-02-02%20at%203.31.02%20PM.png" alt="">
 
The availability of backfill space from relocation to new development stock, however, resulted in the national CBD office market vacancy rate rising to 12.6% from 12% in the previous quarter. 
The Sydney CBD recorded positive net absorption of 24,400 sqm in 4Q15 and 144,800 sqm over the past 12 months. However, vacancy rate rose marginally by 0.1 percentage point to 7.8% in 4Q15 from the previous quarter.
“The recovery in the Sydney CBD office market continues to be led by the technology sector. Expedia and Dropbox committed to new space and expanded their occupational footprint in the Sydney CBD in Q4,” JLL’s head of Office Leasing, Australia, Tim O’Connor said.
He said the trend of new entrants into Sydney would remain a relevant theme in 2016 and the announcement of new infrastructure projects by the NSW government was a positive for the medium-term economic outlook.
“As the demand recovery across Sydney’s office markets crystallises, the number of genuine options for tenants has diminished and competition for space has translated into positive effective rental growth.”
<a href="/images/2016/02/02/Screen%20Shot%202016-02-02%20at%203.31.07%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/02/02/Screen%20Shot%202016-02-02%20at%203.31.07%20PM.png" alt="">
Prime gross effective rents in the Sydney CBD increased by 3.9% in Q4 and by 9.5% over 2015. Rental growth was not limited to the CBD with the Sydney Fringe (+12.2%), North Sydney (+6.6%) and Parramatta (+6.6%) all recording above trend effective rental growth in 2015.
The Melbourne CBD recorded 3,700 sqm of positive net absorption in 4Q15 and 128,500 sqm over the past 12 months. As a result, the vacancy rate compressed from 10.1% in Q3 to 10% at the end of 2015. 
“The relatively flat net absorption result masked the divergence in prime and secondary vacancy rates. The availability of good quality space has allowed companies to upgrade the quality of their premises and the prime grade vacancy rate moved below 10%,” O’Connor said.
While office market net absorption surprised on the upside in Sydney and Melbourne over the past 12 months, only four of the six monitored CBD office markets recorded positive net absorption over 2015. 
The Brisbane CBD was one of the markets to perform above expectations and recorded four successive quarters of positive net absorption in 2015. Net absorption in Q4 came in at 11,300 sqm and was 26,600 sqm over 2015. 
“While leasing volumes remain thin in Brisbane, a reduction in sub-lease availability from 3.28% of total stock in 2014 to 1.44% in 2015 provides tangible evidence that companies are willing to retain excess space in anticipation of modest headcount growth in the short-term,” Ballantyne said.
The Perth CBD recorded positive net absorption of 600 sqm in 4Q15. However, net absorption was negative 19,100 sqm over 2015.
“It is too early to confidently call the trough in the Perth CBD office leasing market. However, the rate of contraction has slowed significantly over 2015 and the physical market will show further signs of stabilisation in 2016,” Ballantyne said.
Canberra recorded positive net absorption of 18,000 sqm over 2015. As a result, Canberra’s vacancy rate has trended down over 2015 and finished the year at 14.1%.
In 4Q15, the Adelaide CBD recorded net absorption of -11,300 sqm and vacancy increased to 16.7% over the quarter. The vacancy rate in Adelaide is now at the highest level since 1999.
“The easing of leasing incentives we recorded in Sydney over the latter part of 2015 will become a more pronounced theme in 2016. However, vacancy pressures in Perth, Adelaide and Brisbane will require owners to commit capital expenditure to reposition assets to ensure that they remain relevant in competitive leasing markets,” concluded O’Connor.
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Sydney, Melbourne lead office market recovery: JLL research

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Self-managed super funds (SMSFs) are a way to help you save for your retirement and like all investing, certain rules apply while transacting in property.
Let’s say you want to sell your business premises to the fund.
In an SMSF, its members are generally the trustees meaning they run it for their own benefit.
According to the Australian Taxation Office, while SMSFs are not allowed to buy assets from, or lend money to, fund members or other related parties, they can acquire ‘business real property’.
Defined as a property used exclusively for carrying out a business, the fund is allowed the purchase and sale of business real property provided the deal is done at market value and income from the asset reﬂects a true market rate of return.
Factory, warehouse or a shop all qualify as business real property.
A house used for private or personal purposes can also meet the business real property criteria if the land on which it is located is used primarily for business, such as a farm. Additionally, the house must be in an area of land not exceeding two hectares.
The investment must also be in line with the investment strategy of your fund, such as diversification, liquidity and ensuring members’ returns are maximised.
Raine &amp; Horne Commercial’s executive chairman Angus Raine noted late last year in a news post that “assets priced between $1 million and $3 million were very popular with yield hungry, self-managed super funds.”
Another post on R&amp;H late last year said volatile share markets and poor cash returns were pushing investors and self-managed super funds into Brisbane commercial properties priced from $1 - $2 million.
Among the benefits of your SMSF buying the property is potential tax concession on any income and capital gains from the property. 
As with other super fund assets, there can't be a loan or covenant (charge) over an asset (unless the asset was acquired under a limited recourse borrowing arrangement), according to the ATO website.
These are only general guidelines and if you are serious about your SMSF buying your business premises, it’s best to get professional help.
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Rules for SMSFs buying your own business premises

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The RBA governor Glenn Stevens' statement from February 2016 board meeting.
At its meeting today, the Board decided to leave the cash rate unchanged at 2.0 per cent.
Recent information suggests the global economy is continuing to grow, though at a slightly lower pace than earlier expected. While several advanced economies have recorded improved growth over the past year, conditions have become more difficult for a number of emerging market economies. China's growth rate has continued to moderate.
Commodity prices have declined further, especially oil prices. This partly reflects slower growth in demand but also very substantial increases in supply over recent years. The decline in Australia's terms of trade, which began more than four years ago, has therefore continued.
Financial markets have once again exhibited heightened volatility recently, as participants grapple with uncertainty about the global economic outlook and diverging policy settings among the major jurisdictions. Appetite for risk has diminished somewhat and funding conditions for emerging market sovereigns and lesser-rated corporates have tightened. But funding costs for high-quality borrowers remain very low and, globally, monetary policy remains remarkably accommodative.
In Australia, the available information suggests that the expansion in the non-mining parts of the economy strengthened during 2015 even as the contraction in spending in mining investment continued. Surveys of business conditions moved to above average levels, employment growth picked up and the unemployment rate declined in the second half of the year, even though measured GDP growth was below average. The pace of lending to businesses also picked up.
Inflation continues to be quite low, with the CPI rising by 1.7 per cent over 2015. This was partly caused by declining prices for oil and some utilities, but underlying measures of inflation are also low at about 2 per cent. With growth in labour costs continuing to be quite subdued as well, and inflation restrained elsewhere in the world, consumer price inflation is likely to remain low over the next year or two.
Given these conditions, it is appropriate for monetary policy to be accommodative. Low interest rates are supporting demand, while regulatory measures are working to emphasise prudent lending standards and so to contain risks in the housing market. Credit growth to households continues at a moderate pace, albeit with a changed composition between investors and owner-occupiers. The pace of growth in dwelling prices has moderated in Melbourne and Sydney over recent months and has remained mostly subdued in other cities. The exchange rate has continued its adjustment to the evolving economic outlook.
At today's meeting, the Board judged that there were reasonable prospects for continued growth in the economy, with inflation close to target. The Board therefore decided that the current setting of monetary policy remained appropriate.
Over the period ahead, new information should allow the Board to judge whether the recent improvement in labour market conditions is continuing and whether the recent financial turbulence portends weaker global and domestic demand. Continued low inflation may provide scope for easier policy, should that be appropriate to lend support to demand.
</body></html>

Moderating dwelling price growth: RBA Governor Glenn Stevens' February 2016 statement

The residential transformation of St Kilda Road is set to continue into with more new apartment plans for the sought-after boulevard.

Wing Tai Asia has lodged plans for a major residential tower at 464-466 St Kilda Road, replacing the former VACC House with an 18-storey mixed-use development designed around a retained heritage podium and a sculpted contemporary tower.

The proposal, prepared under Victoria’s Significant Residential Development with Affordable Housing pathway, would deliver 325 apartments and ground-floor retail across the prominent 4,653 sqm boulevard site in Melbourne’s St Kilda Road North Precinct.

The project centres on the adaptive reuse of the site’s heritage-listed VACC Building, an eight-storey office designed by Bernard Evans that has occupied the address for decades. Planning documents state the development would involve “carefully dismantling and conserving off-site the original metal fabric of the podium visible from St Kilda Road,” before reinstating it as the defining frontage of the new scheme.

Above the restored podium, Wing Tai is proposing a curvilinear residential tower. The scheme includes 172 one-bedroom apartments, 63 two-bedroom apartments, 66 three-bedroom apartments, and 24 four-bedroom apartments, alongside two ground-floor food and beverage tenancies fronting St Kilda Road.

The tower has been designed with substantial articulation and variable setbacks to minimise perceived bulk and maintain view corridors along the boulevard. Urbis, which prepared the planning report, said the design “has been significantly articulated through a curvilinear design” with “an interplay with materials, façade expression and depth” to create visual separation and visual interest.

The proposal also includes 254 basement car spaces, landscaped pedestrian links connecting St Kilda Road and Queens Lane, and a biophilic landscape strategy featuring canopy trees, raised planters, cascading greenery and a glass oculus pool overlooking the eastern frontage.

Planning documents confirm the $270.1 million development will contribute 3 per cent of project costs to the Social Housing Growth Fund as part of the application process.

Wing Tai acquired the St Kilda Road property in 2018 alongside Abacus Property Group for $95.38 million, before later consolidating ownership of the site. The property previously served as the Victorian Automobile Chamber of Commerce headquarters for around 60 years.

The transformation of the St Kilda Rd boulevard is already beginning to materialise, with a number of high-profile projects recently completed, launched, or approaching launch as developers continue to back the long-term appeal of the precinct.

Among the most notable recent completions is Louise by Samuel Property Group, just off the strip on Queens Lane, the same pocket Hirsch &amp; Faigen recently launched The Queensbury. Mirvac is too on the same street with The Albertine, which is approaching completion.

Dexus recently secured approval for its slice of St Kilda Road, while Gurner also has approved plans for the precinct.

Joel Robinson

Wing Tai unveils 325-apartment St Kilda Road tower on former VACC House site

Malaysian developer <a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> is the latest to jump into St Leonards booming Transport Oriented Development precinct.

The developer, which has previously delivered Sapphire by the Gardens apartment development in Melbourne, identified the Atchison Street site in 2023. It filed a Scoping Report around 12 months ago, and now has revealed the designs for the new&nbsp;40-storey mixed-use tower.

The State Significant Development Application covers <a href="https://next-portal.urban.com.au/projects/14650/summary">20-22 Atchison Street</a>, a 1,374 sqm site positioned between St Leonards Station and the new Crows Nest Metro station.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the project would deliver 181 apartments, above a four-storey commercial podium, five basement levels, and new public domain works along Mitchell Street. The apartment mix comprises 35 one-bedroom apartments, 39 one-bedroom-plus-study apartments, 85 two-bedroom apartments, and 22 three-bedroom residences.

The proposal has been lodged as a shop-top housing development under the NSW Government’s TOD planning pathway, which allows increased density around key transport infrastructure. The site sits within the recently rezoned Crows Nest Accelerated TOD Precinct.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b799673d-48e2-46b0-801a-0e33a9330100" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20site.png?VersionId=dPh0UfwfaHpbFL1R7H1cbZNbIW0CHbCC" />

SP Setia acquired the Atchison Street site as part of its continued expansion into the Australian apartment market. In comments made to City &amp; Country (The Edge Malaysia) in 2023, SP Setia President and CEO Datuk Choong Kai Wai described the acquisition as “a strategic move” aligned with the group’s post-pandemic market recovery strategy.

“Our target for this exceptional development is local and overseas buyers, including first-home buyers, downsizers and investors,” Choong said.

The tower has been designed as a slender vertical form rising from a mixed-use podium, with COX Architecture positioning the development as a response to the evolving St Leonards and Crows Nest skyline.

“The purpose of the project is to facilitate the delivery of high-quality housing at a strategically located site and deliver a built tower outcome that is consistent with the desired future character of St Leonards and aligns with the TOD controls,” the design report stated.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b1a85eee-76f7-436c-a6da-73ba827b9b13" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20entry.png?VersionId=dA9jHGPMcm.dDbwk4QfxqWiY5bfh3UVt" />

The podium would incorporate retail uses fronting Atchison Street, commercial tenancies, landscaped communal areas, and pedestrian improvements along Mitchell Street. Vehicle access and loading would be consolidated via Atchison Lane.

Residents would have access to more than 665 sqm of communal indoor and outdoor spaces, while the development proposes 96 parking spaces across five basement levels.

The proposal also includes a commitment for 10 per cent of residential floor space to be allocated toward affordable housing through a monetary contribution.

COX said the tower form responds directly to the emerging high-density character of the precinct while seeking to maximise solar access, cross ventilation, and outlook from apartments.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="2163f85c-f63b-4be3-aafa-f8763976cec5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_5.png?VersionId=WiAmtIKJ6.ZQ41EtYEQ1fol7AeorKBlL" />

“The building is orientated towards north,” the Apartment Design Guide compliance report noted, adding that the tower’s slim form was driven by the constrained inner-urban site dimensions.

The design also incorporates landscaped setbacks and communal open space at podium level, intended to soften the interface with surrounding streets and improve pedestrian amenity.

The project adds to a growing wave of redevelopment proposals reshaping St Leonards and Crows Nest following the opening of the Sydney Metro City line and the NSW Government’s push for higher-density housing around major transport nodes.

Last week Stockland filed plans just down the road. They want to build a <a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">52-storey tower on Pacific Highway</a>.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">First look: Stockland plans 52-storey, 538-apartment St Leonards tower&nbsp;</a>

First look: SP Setia targets St Leonards skyline with 40-storey TOD tower

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has revealed plans for a new mixed-use tower at 10 Dangar Street, Wickham, advancing a proposal that would reshape the southern gateway to Newcastle’s city centre with one of the city’s tallest residential buildings.

The State Significant Development proposal, now on exhibition, seeks approval for a <a href="https://www.apartments.com.au/new-apartments/bowline-10-dangar-street-wickham-nsw-2293">43-storey tower</a> immediately adjacent to the Newcastle Interchange. The project would deliver around 200 apartments, including 42 affordable housing dwellings, alongside 99 co-living units, a 171-room hotel, retail space, and new public domain integrated through the site.

The scheme marks a significant escalation of plans previously approved for the site. Urban Property Group took over the prominent 2,904 sqm parcel, where excavation and demolition had already commenced under an earlier consent for a 14-storey mixed-use development.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="58a96dd9-407f-4d20-86b4-94e4bfeef74b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20podium.png?VersionId=LGlf08pdFGAZDzvx_CXC4XakHNZRuEE0" />

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, the tower has been conceived as a landmark transit-oriented development anchored to the Newcastle Interchange precinct. The proposal includes 245 build-to-sell apartments across a mix of one, two, and three-bedroom residences, as well as two penthouses. Fifteen apartments and one operational unit are earmarked for NDIS housing. The co-living component would add a further 99 units, while the podium would accommodate retail uses and hotel facilities.

SJB said the site presents “a valuable opportunity to anchor the precinct by setting the standard for design, active ground planes and character at the key southern gateway.”

The architecture responds directly to the site’s position beside major transport infrastructure and within one of Newcastle’s fastest-evolving urban renewal precincts. The tower form sits above a sculpted podium designed to frame new public spaces, including a through-site pedestrian link connecting Station Street to Hannell Street, landscaped plazas, and activated retail edges.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="a7bd6ff0-f7db-4ce8-a6dc-ea56e72c6149" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20lanne.png?VersionId=xzf39VADyhj7zBQY2I9fx9vI62u2tuSb" />

The design report describes the project as part of the broader transition of Wickham into “a vibrant, high-quality mixed-use urban precinct” that leverages proximity to the station, open space, and regional connectivity.

A detailed public art strategy has also been prepared for the development. The strategy positions the project as “a transit-oriented development of state significance at the gateway to Newcastle’s city centre” and outlines a series of integrated artworks responding to Newcastle’s industrial and transport heritage.

Creative Road’s curatorial framework for the project, titled Unveil, draws on “stratified surfaces, carved volumes, and light-filled apertures” while referencing Newcastle’s transformation from an industrial city into a contemporary education and technology hub.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="77a882bb-14b1-4d28-99ff-9438e39508c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20site.png?VersionId=cevgo_vN0eKPK78P8YcEu3mKPLkpFqE7" />

The proposal is being advanced through the NSW Housing Delivery Authority pathway after being declared State Significant Development in June 2025. The accompanying scoping report states the development aims to “maximise the site’s proximity to the Newcastle Interchange by delivering transit-oriented development” while increasing housing supply and affordable housing provision within the Newcastle LGA.

Urban Property Group’s plans align with the long-term strategic vision established under the Wickham Master Plan, which identified the interchange precinct as suitable for substantial uplift in height and density. The current proposal would significantly intensify that vision, positioning the tower among the tallest developments proposed for Newcastle.

The site sits immediately north of the Newcastle Interchange, bounded by Dangar Street, Hannell Street, and Charles Street. It is surrounded by a rapidly growing cluster of residential towers and mixed-use projects that have emerged following the completion of the light rail and transport interchange.

First look: Urban Property Group unveils Newcastle’s latest tower at Wickham interchange

Bottega House has completed settlement of a landmark riverfront site in Macquarie Street, St Lucia, representing its first major Brisbane development.&nbsp;

Positioned on the banks of the Brisbane River, the <a href="https://www.apartments.com.au/new-apartments/180-macquarie-street-st-lucia-qld-4067">premium site at 180 Macquarie Street</a> features uninterrupted river frontage in one of Brisbane’s most tightly held residential precincts.&nbsp;

The proposed development, currently under assessment with Brisbane City Council, has been designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and will deliver a boutique collection of premium residences positioned specifically for owner occupiers and downsizers.&nbsp;

The residences are set to redefine luxury apartment living in the area, with a focus on architectural quality, refined finishes, landscape integration and elevated amenities including curated wellness facilities, resort-style pools and recreation spaces rarely seen in the local market.&nbsp;

Exclusive sales for the project will be led by Keenan &amp; Byrne, ahead of an anticipated launch later this year.&nbsp;

Bottega House Managing Director Nick Malloch said the project reflects the group’s ambition to deliver a highly curated residential offering within one of Brisbane’s most tightly held precincts.&nbsp;

“This is an incredibly rare riverfront opportunity and one we have approached with a long-term perspective,” Malloch said.&nbsp;

“Our vision from the outset was to create a boutique collection of residences that feel more like private homes than traditional apartments, with generous proportions, refined finishes and exceptional amenity throughout."

Malloch says there is a&nbsp;lack of premium owner-occupier stock of this quality in the market, particularly for downsizers wanting space, privacy and a true lifestyle offering without compromise.&nbsp;

"Demand is expected to be strong given the scarcity of premium riverfront opportunities of this nature within Brisbane’s inner-west."&nbsp;

Bottega House secures landmark riverfront site in St Lucia 

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The arrival of the first piling rig officially marks the commencement of construction at SIERA’s new beachside apartment development, Exhale, in Northcliffe.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a>, a glass-encased tower featuring 54 large-scale apartments at 8 Enderley Avenue, is SIERA’s third Gold Coast development. It follows the recently completed PIPIS Bilinga beachfront project, which achieved suburb-record prices, and the soon-to-be-completed Chevron Island development, Tapestry.

[smartcode_project:default project_id=112661 project_image_fid=359603]

<a href="https://www.apartments.com.au/developers/siera">SIERA</a> Founder and Managing Director Brent Thompson said the arrival of the piling rig represented a significant milestone for the development, which is scheduled for completion in late 2028.

Over the next month, around 260 piles are expected to be installed as work progresses on the basement structure. The building is anticipated to rise above ground level early next year, before unveiling its sculptural glass curtain wall, developed in collaboration with specialist façade engineers.

“The façade was designed to maximise panoramic coastal views while creating a distinctive architectural identity,” Thompson said.

[smartcode_project:default project_id=112661 project_image_fid=355935]

Designed by BDA Architecture, Exhale will comprise just 54 two- and three-bedroom residences across 26 levels, a level of low-density living rarely delivered in this beachside pocket between Surfers Paradise and Broadbeach.

The project has been conceived as a resident-only building, with no short-stay accommodation permitted. SIERA says the model is intended to appeal to long-term owner-occupiers rather than transient holiday demand.

[smartcode_project:default project_id=112661 project_image_fid=361052]

Residences have been designed with large-format layouts and expansive glazing, with most apartments featuring more than 30 metres of glass frontage to maximise natural light and ocean views.

The amenity offering spans two levels and centres on wellness and lifestyle, including a heated magnesium pool, sauna, yoga and Pilates studio, gymnasium, private dining facilities, cinema lounge, and dedicated surfcraft storage.

[smartcode_project:default project_id=112661 project_image_fid=359607]

More than half of the apartments have already sold. SIERA has also opened a sales gallery for Exhale at its Chevron Island commercial premises, near its Tapestry tower and the site of its second Chevron Island apartment development, which is slated to launch in early 2027.
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[smartcode_project_cta:default project_id=112661]

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