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Ever since the global financial crisis hit there has been an upsurge in self-managed super funds (SMSFs), as many managed super funds recorded big losses, along with people's hard-earned retirement savings.
Super funds invest in income-bearing vehicles with the goal of producing investments that their members or beneficiaries can retire comfortably on, however they tend to charge fees and make the investment decisions. While many may not know it, these same goals can be achieved (and sometimes more effectively) by managing one’s own super fund.
Managing one’s own super fund allows the beneficiary to take control of where funds are invested, be it in managed funds, share-related investments, bank or term deposits or property, making self-managed super funds the ideal vehicle to build retirement wealth, especially through property.
Property investing is the backbone of most successful funds, and when it comes to managing your own super fund, the same holds true. Making it even more attractive is the fact your personal SMSF can invest in both residential property and in commercial property – even the premises that house your own business.
For those who need assistance to set up or manage their own SMSF, there are numerous services and consultants that can help with establishing and auditing an SMSF. These range from online services and financial advisories to specialist firms.
Most people’s real wealth is created directly or indirectly through or via property.  So why put your hard-earned cash under someone else’s control when we can help you set up a SMSF and  put your hard-earned cash in solid foundations of bricks and mortar?
With one in five Australian households owning an investment property, it’s surprising that less than 4% have used their superannuation to buy one. This means that many people are missing out on the great opportunity to invest in direct property using their super fund. Imagine selling your investment property in retirement, say in 10, 20 or 30 years’ time, and not having to pay any capital gains tax.
Superannuation is an effective way for Australians to invest, and it is taxed at 15% only. Capital gains tax is 10% if the investment is held for more than 12 months or nothing  if sold in pension phase. There is nothing outside of superannuation that can compete with this favourable environment. On the back of these parameters, a superannuation strategy with property becomes one of the best investment options available to Australian’s today.
 
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Properties held in super could have strong cashflow models because up to four members can pool their employer contributions into the one investment fund.
No doubt, property investing in personal names outside of super is already a lucrative strategy, however doing the same with a SMSF is like turbo-charging your investment. SMSF loans are paid down much faster, there is almost no drag on returns the investment can also be leveraged to maximise future upside value.
While saving on fees that usually apply to managed funds is an obvious benefit, it’s the ability to control the investments in one’s SMSF that has motivated many Australians to take charge of their own super fund. With your own SMSF, you will have full control and flexibility with regard to your investment choices. And, additional contributions to one’s SMSF such as wage sacrifice will reduce tax payable on income and increase the investment power of the fund.
Generally, there is no set minimum balance that a super fund needs to have in order to be self managed, but one rule of thumb is that your balance should be greater than $50 000 to $100 000. In other words, the cost of managing, auditing and administrating a SMSF should be in proportion to the balance.
Establishing a SMSF can be a great vehicle to build a property portfolio that enjoys considerably lower taxation while offering greater flexibility and the scope to create wealth for retirement on solid foundations.
Robert Projeski is a leading property finance expert and the founder and managing director of <a href="https://%20www.amo.com.au" target="_blank">Australian Mortgage Options</a>. He has appeared on radio and TV and written extensively on property and finance matters.
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Self-managed super the ideal vehicle to build wealth through property investment

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More and more parents are helping their children get a kick start in the property market. This trend threatens to continue the upward trajectory of the market and make it almost impossible for average income earners – especially younger property seekers to buy their own homes with a kick start.
Late in 2013, I saw stories of parents buying their children properties outright. When asked why, they responded that the market will only get worse. If they don’t buy now, their child may never be able to afford their own house.
A property lawyer’s reasons for buying an apartment for his son’s sixth birthday were similar; even though the market is hot at the moment, there is a strong belief that the market will become ever more pricey.
Considered from another angle though; doesn’t this belief and such actions further drive up the market? If this trend continues, it is conceivable that only the children of high-income earners will be able to enter the market in areas of close proximity to the city.
The upward trajectory is not the only force behind this trend; the NSW government’s scrapping of the first home owner’s grant in favour of the first home – new home grant has also made it difficult for average income earners to enter the market around existing infrastructure.
Under the new scheme, grants are given to purchasers of new properties and those buying plots of land with the intention of building. The intention has been to promote investment in new developments. Since foreign investors are legally only able to purchase new developments, the competition is high. Many first home buyers are subsequently being forced out of the market.
Aside from buying the property outright or jointly, parents are helping in several ways. Some buy the house and rent it out to their children, who then effectively pay the mortgage repayments. Others help by providing guarantor support with either their home or help with the deposit.
I’d recommend entering into a written loan agreement to be protected via a second mortgage or caveat, so that in the event their child’s relationship with their spouse/partner breaks down, there is some protection for them.
Many others help by gifting or loaning their children the money for a deposit. Again, for protection, I’d recommend entering a binding financial agreement to ensure the gift or loan is repaid if the relationship fails.
What happens to those without parental support? If this trend continues, as it probably will, average income earners in search of their first home will struggle. They will most likely have to look to areas outside of Sydney, and continue to be pushed away from areas of employment and convenience.
Robert Projeski is the founder and managing director of <a href="https://www.amo.com.au/" rel="nofollow" target="_blank">Australian Mortgage Options</a>, winner of over 12 industry awards.
                                  
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How Baby Boomers support is becoming their baby’s boon

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With the property market back on the rise and investors coming back in droves, it is important for first time and seasoned investors to know what to look for in an investment property.
<img alt="numberonejuly11" src="/images/stories/2013/07/NUMBERS/numberonejuly11.jpg" width="30" height="38" style="float: left;">Do your research and know what types of locations are suitable for budget and your strategy. There are some excellent online resources to showing average rental returns, property values and sales history for most areas in Australia.
<img alt="numbertwojuly11" src="/images/stories/2013/07/NUMBERS/numbertwojuly11.jpg" width="30" height="35" style="float: left;">
The best buy is often considered the ‘two plus two dwelling’: two bedrooms and two bathrooms. Despite one-bedroom properties selling and renting quicker, two bedroom dwellings have double the capacity, making rental rises easier to afford.
<img alt="numberthreejuly11" src="/images/stories/2013/07/NUMBERS/numberthreejuly11.jpg" width="30" height="39" style="float: left;">
The money that you put into fixing up a property to attract renters may be your biggest downfall. Be careful if the property is going to take too much of your time and money.
<img alt="numberfourjuly11" src="/images/stories/2013/07/NUMBERS/numberfourjuly11.jpg" width="30" height="39" style="float: left;">
The surrounding lifestyle is always important. Spend some time in the area to make sure that you can afford to charge where people will pay a premium. Also look at nearby schools, shopping, transport and employment.
<img alt="numberfivejuly11" src="/images/stories/2013/07/NUMBERS/numberfivejuly11.jpg" width="30" height="33" style="float: left;">Speak to as many local agents as possible. Talking to a number of real estate agents in an area can give you an overall picture of the area, help you understand the growth potentials relating to the local economy and what areas potentially to avoid.
<img alt="numbersixjuly11" src="/images/stories/2013/07/NUMBERS/numbersixjuly11.jpg" width="30" height="35" style="float: left;">
However, sometimes the areas they tell you to avoid can still be good to invest in.
<img alt="numbersevenjuly11" src="/images/stories/2013/07/NUMBERS/numbersevenjuly11.jpg" width="30" height="36" style="float: left;">
Your renters are the source of your revenue and while higher rent may be ideal, remember that renters are primarily renters, meaning they will always be looking for lower rates in lifestyle centric areas.
<img alt="numbereightjuly11" src="/images/stories/2013/07/NUMBERS/numbereightjuly11.jpg" width="30" height="32" style="float: left;">
With today’s uncertain economic climate it is important to have a backup plan or even an escape plan with the economy goes array.
 
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 Robert Projeski is the founder and managing director of <a href="https://www.amo.com.au/" rel="nofollow" target="_blank">Australian Mortgage Options</a>, winner of over 12 industry awards. He is considered a leading property finance expert in Australia.
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Eight tips for choosing an investment property: Robert Projeski

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Granny flats are becoming more and more popular in Australian backyards with clever investors tapping into an income stream which, in the right circumstances, can offer financial freedom.  
When planning a renovation to add value, most Australians will invest in a nice big deck, balconies or a swimming pool. Home owners and investors often overlook the humble granny flat as a means of gaining a real return in the backyard of their primary residence or in their investment property.  
The often overlooked granny flat can be a very lucrative option for both rental yield and overall property value for those who own an existing property with the necessary lot size of 450m2.  
Laws have changed in NSW, making it easier to gain approval to build a granny flat. Granny flats come under the NSW government affordable housing scheme, meaning many existing regulations that often act as a disincentive to build do not apply.  Now minimum rules and planning laws are applicable for granny flats up to 60m2.  
There have also been some recent changes to legislation that make the granny flat a more viable investment. Home owners and investors can now lease their granny flats to a non-dependent. Prior to these changes it was only a dependent relative that could occupy this space.  
The regulations of granny flats varies from state to state and council to council, but the general regulations dictate that there can only be one flat per house on the property and the living space of the flat cannot exceed 60m2 in NSW, Victoria and WA and 70m2 in Queensland.  
There are regulations regarding the height of the flat and distance from the flat to the boundaries of the property; however, these vary and differ so much between councils that you should look into your local council guidelines before making any decisions. Queensland also has regulations for requiring water tanks and only having a certain percentage of the property covered by permanent roofing.  
As an example, in many Sydney suburbs this strategy is really starting to take off.  
A property which recently added a granny flat in addition to the house was able to achieve a consolidated income of $900 per week.  
The standalone house was only able to achieve $500 per week and with the cost to add this secondary dwelling at approximately $100,000, an income of $400 per week for the granny flat represents a return on investment of over 20%.
The granny flat not only poses great benefits as far as rental yield. The value of this asset would have increased due to the yield on the combined property. Now that’s unearthing a gem in your backyard whichever way you look at it.  
A 'what if' scenario should always be completed when considering any investment.  Speak to the experts to see what rules, regulations apply and your local property manager regarding demand for this type of investment.
Robert Projeski is the founder and managing director of <a rel="nofollow" href="https://www.amo.com.au/" target="_blank">Australian Mortgage Options</a>, winner of over 12 industry awards. He is considered a leading property finance expert in Australia.
This article was originally published on Property Observer on May 21, 2013.
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Don't overlook the potential of a granny flat: Robert Projeski

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The property outlook for 2013 is looking very positive for seasoned investors to further their success, with some areas offering great opportunities to piggyback the demand for housing brought about by the resources boom.
Liquidity is now present and interest rates are at their lowest level in years, and may fall even further.  
These conditions present a huge opportunity for people with the financial insulation and capability required to capitalise and take advantage of areas which have a booming mining industry nearby.  
Undoubtedly, it is vitally important to do your research, and do it properly. There are obviously different types of <a target="_blank" href="tags/mining">mining</a> areas you need to consider: large, well-established regions, or smaller, isolated communities.
The questions to ask yourself before investing in booming mining regions include:
·         How many mines or companies are investing in the area?
·         What stage of development is the mine?
·         What is the mine's expected lifespan?
·         What is the location’s current and expected population?
·         Is there likely to be more growth?
·         Are there more jobs being created?  
All investments have an element of risk. Firstly, let’s have a top line look at different types of areas and their level of risk. From this information you can categorise the area suited to your risk profile.  
The higher risk options are the mining towns, where the economy relies solely on mining projects. There will often only be one mining company in the area. These areas are seeing extremely good returns with high rents and good occupancy due to the requirement for staff, on-site personnel, and fly-in-fly-out workers. If you can source a property and are willing to take the risk this could pay off substantially.  
If you think you’ll lose too much sleep and be worried about the lifespan of these areas, you may be more suited to areas which are a lot larger and often have multiple companies and types of resources. As examples coal, iron ore, natural gas and the buzzword at the moment, coal-seam gas.
Lastly, this is what you would call the low risk category for these types of investment areas which don’t have a sole dependency on the mining industry. Although there is still a strong mining presence in the region, which are being built for the longer term but they also have a strong local economy. There are some great areas that fit this bill.  
Gather all the information you can and investigate what stage of the project's lifespan the mining investment is at.
You really need to understand what is in front of you if you make this investment choice. Will the benefits for your property not only be in the short-term but mid- to long-term also? Remember, past performance is not necessarily an indicator of future growth and ensure that you understand the data being used and that is not skewed as a result of distortions in that market.  
The key to success in this instance is to do as much well-thought-out research as you can and it is also a good idea to calculate some ‘what if’ scenarios on the local economy from your investigations.
Robert Projeski is a leading property finance expert and the founder and managing director of <a href="https://%20www.amo.com.au/" target="_blank" rel="nofollow">Australian Mortgage Options</a>. He has appeared on radio and TV and written extensively on property and finance matters.
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The resources boom is a huge opportunity for property investors: Robert Projeski

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Some experts are saying that inflation is not an issue at present, meaning that rates can stay lower for longer. The financial markets are saying there is a 36% chance of a rate cut in February. This could mean we sit on the 3% cash rate for some time. There are some who believe we can go lower and now is the time to do so. 


Interest rates have more room to move, and we can get the economy going sooner rather than later with a rate cut early in the year.



Seeing that the December interest rate cut had little impact that was hoped for by the RBA and industry alike, a February or March cut of 0.25 percentage points is in my view required to generate the desired impact.



Cut the rate now by 0.25 percentage points to  keep the momentum required to stimulate activity to stabilise the economy.



Since 1990, when the cash rate was just 3% and the average standard variable mortgage had a rate of 5.8%, I believe there is plenty of room to move in terms of interest yet and that the economy is fairly stable overall, with reasonably low unemployment, a sturdy mineral sector and strong neighbouring economies such as China.



I think that a little slowing in retail spending does not necessarily spell gloom. However, a 0.25-percentage-point cut now would have had more of a result that the RBA is looking for. I see it as possible that we could be seeing an interest rate as low as 2.5% by the end of the year.
 Robert Projeski is the founder and managing director of <a target="_blank" href="https://www.amo.com.au">Australian Mortgage Options</a>, winner of over 12 industry awards. He is considered a leading property finance expert in Australia. 
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RBA should cut rates tomorrow to get the economy going

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With lower interest rates, and property prices stabilising throughout 2012, the year ahead will afford investors the opportunity to purchase property with less money out of their pockets. There is also the potential for their investments to be cashflow positive. 
Liquidity is bouncing back. I think we’ve seen the worst of the liquidity crisis brought on by the GFC. With the combination of available funding and falling interest rates, Australians will be able to easily invest and reap the rewards of investing in the security of bricks and mortar. 
Another trend to look for in 2013 is the increased use of vehicles such as self-managed super funds to invest in property. With the downturn in the stock market, there has been predominantly negative growth across balanced funds in the past five years. After account keeping fees and running costs, portfolio values have gone sideways or decreased in value. 
A lot of people are pulling their money out of these balanced funds and moving them into a SMSF. They do this one of two ways. The first way is to simply transfer their funds into cash in their SMSF. However, smarter investors are using this cash and gearing it up. Prior to 2007, an owner of a SMSF could not borrow money to purchase property as part of their portfolio. Now that the government has changed the legislation governing SMSFs, things are starting to change. 
People are beginning to understand how they can use their SMSF to grow their portfolio exponentially. As an example, putting in $100,000 and gearing up $400,000 and they are growing a $500,000 portfolio. This is a great outcome for investors, not only the growth on the larger but when they sell the property at 60, there is also no capital gains tax. 
These types of strategies, along with improved affordability and liquidity, will really drive the next upward swing in the property market, and in my opinion I can see 2013 being a good year for property investors and probably the best for almost a decade. 
When talking with potential investors, I like to use a graphic example which I call the property cycle clock. The 12 o’clock position indicates the peak of the market where property prices are highest. The 6 o’clock position is where the property market is at the bottom of the curve. I believe the property market is sitting around 6.30 to 7 o’clock. Cities such as Sydney are sitting around 7 whilst cities such as Brisbane and the Gold Coast are at around 6 o’clock. In 2013, we will start to see momentum building and confidence coming back into the market. 
In the next 12 months we’ll start to see the upswing. This phenomenon starts when smart investors re-enter the property market. As they have invested early in the cycle and in a favourable climate, they start to talk to their peers about their purchase. This in turn drives chatter amongst groups of people, which in turn drives property sales. Your friends buy in, the taxi driver buys in and soon, everyone is back in the market. 
This combined with the funds being more available we really are in the box seat when it comes to property. I have been doing this for over 25 years and I haven’t seen it this good. 
Now onto hot areas, as I see it over the next year. The Sydney market is ready for an upward swing, in particular the more affordable outer western suburbs and other fringe areas. 
The mining boom area has created real opportunities.  They have barely scratched the surface and are yet to really get down and dirty, quite literally as the potential upside will be there for generations to come. The boom will attract better infrastructure and services to the area, which is a major attraction for buyers purchasing investment property. 
Locations where Coal Seam gas exploration is underway is something investors should take into consideration. There is significant exploration underway in many areas, once this has evolved and gas starts to come on line, this will act as a trigger for infrastructure growth. Investors who buy in now will reap the rewards for years to come. 
Parts of Queensland will also present an exciting investment opportunity. Pockets of Queensland will show strong growth. Resources such as natural gas and aluminum are boosting this already robust economy. 
Brisbane has come off the boil a little. Some people who buy now will see the upside. I think this area is sitting close to the bottom of the property cycle clock. 
All in all, the main thing is to look at the supply, demand, affordability and liquidity in the property market.  As your profit is in your buying, the big winners will be the investors who get in while the property market is at the bottom.  As I am already seeing things start to pickup, I think 2013 will be the year of the savvy property investor. 
Robert Projeski is the founder and managing director of <a href="https://www.amo.com.au" target="_blank">Australian Mortgage Options</a>, winner of over 12 industry awards. He is considered a leading property finance expert in Australia. 
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Why 2013 could be the best year in almost a decade for property investors

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The RBA is in a position to cut rates a further 0.25 percentage points by Christmas.
A cut today would give ample lead time to have a real impact on Christmas spending.
The RBA has adjusted the rate at each November announcement since 2006. You could say they should keep with tradition for another change in 2012.
There has to be another rate cut this year, even with inflation at 2%. This cut is necessary in order to maintain consumer confidence leading into the Christmas retail period.
GDP growth at 3.7% last quarter is down from the previous quarter. Consumer confidence has been on the slide for some time now, and there is some uncertainty now coming out of China, which has been our paymaster during the mining boom.
Another indicator is the jobs market, which is expected to worsen in towards the end of the year. This would also put pressure on the RBA.
We’ve seen many large-scale restructures and layoffs. The official unemployment rate has moved from 5.1% in August to 5.4% in September. This is not great news for the economy but is welcomed by property investors, as the RBA should give mortgage holders a break.
It is clear that the RBA and banks need to lower interest rates to stimulate confidence. With lower interest rates and house prices at present representing real value this will drive property sales, which will have a positive effect on the broader economy. In addition, a rate cut will also act as an incentive for investors to re-engage with the Australian property market.
Robert Projeski is a leading property finance expert and the founder and managing director of <a href="https://%20www.amo.com.au" target="_blank">Australian Mortgage Options</a>. He has appeared on radio and TV and written extensively on property and finance matters.
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The RBA should cut the cash rate today to give mortgage holders a break

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The decision by the RBA board to keep the cash interest rate at 3.5% has not come as a big surprise. 
While many home buyers had hoped for further relief in terms of repayments, the global economic climate and our own markets here had suggested that there would not be a further cut just yet. 
On reflection, we have seen moderate growth in China, some growth in the US and some reassuring movements in the European financial markets, which would stand to reason not to cut the rate further. 
While our labour market remained strong – even recording a slight growth despite job cuts in some industries – and business credit on the increase, the RBA’s decision to keep the interest rate steady is understandable. 
Home owners who had hope for another cut should look at refinancing as an option, especially if their property is financed with a fixed-rate loan. Bear in mind the availability of more flexible loans that allow switching back and forth between fixed and variable rates. These loans may be the best suited in order to make the most of the already low rate and be able to make the most of any future cuts.
 Robert Projeski is a leading property finance expert and the founder and managing director of <a href="https://%20www.amo.com.au" target="_blank">Australian Mortgage Options</a>. He has appeared on radio and TV and written extensively on property and finance matters.
{module Have you changed lenders in the last six years?}
{module What do you intend to do given the current interest rate fluctuations?} 
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Mortgage holders who had hoped for RBA cash rate cut should consider refinancing

Builder-developer Urban Property Group (UPG) is continuing to expand into new markets. UPG is heading to the Hills District, where it is planning a 40-storey mixed use building near Castle Hill Metro Station.

They've gone down the favoured developer route of a State Significant Development Application, which should see developments approved within the space of nine months.

The tower will comprise 371 apartments, 42 of which will be affordable housing, above a ground-floor retail precinct at 16-20 Old Castle Hill Road, on the corner of Garthowen Crescent and within walking distance of Castle Hill Metro Station, an area identified for higher density under both local and state strategic planning frameworks.

Designed by <a href="https://www.apartments.com.au/architects/studiosc">Studio SC</a>, the tower would rise from a brick podium base, accommodating one retail tenancy and communal open space, before transitioning to a slender glazed residential form above. Six basement levels are proposed beneath the building to house parking and services.

<img alt="First Look: Urban Property unveils 40-storey mixed-use tower in Castle Hill with 371 homes and affordable housing component" data-entity-type="file" data-entity-uuid="08dc82f9-b826-4e18-8c60-4c90f7472317" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%20G%20%28b%29%20-%20Ground%20level%20render.jpg?VersionId=EOv1ly45k_Bc1F73C0hdwXSG4FVSTETt" />

“Castle Hill is undergoing a significant transformation, evolving from a traditionally low-rise suburban centre into a true metropolitan destination anchored by the Sydney Metro Northwest," the Architectural Design Report prepared by Studio SC noted.

The majority of apartments (194) will be two-bedrooms. 90 one-bedroom apartments are planned, 83 three-beds, and four four-bedroom apartments.

Studio SC’s design adopts a podium-and-tower composition, with warm-toned masonry at the lower levels intended to anchor the building within its streetscape context.

"At the podium, the architecture is anchored through solid brickwork in warm, earthy tones, reflecting the local sandstone formations and the natural colour palette of the surrounding hills," Studio SC added.

Above, the tower transitions to a lighter glass expression, articulated with fins and tonal variation to reduce visual bulk and respond to changing light conditions.

<img alt="First Look: Urban Property unveils 40-storey mixed-use tower in Castle Hill with 371 homes and affordable housing component" data-entity-type="file" data-entity-uuid="f13cb2ee-ebfc-4204-9aba-e2dbd9e5d4bd" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Appendix%20G%20%28a%29%20-%20Pool%20view.jpg?VersionId=Dnpusa.b5d6Nkx2clPlzWosDdh_1QW2V" />

Urban Property Group is one of Sydney's most active developers. They have projects currently under construction in Little Bay, Penrith, and Macquarie Park, with future projects earmarked for Wollongong.

Castle Hill has been one of the most popular suburbs for development across Sydney in the last five years, as developers scramble for land around the newly extended Sydney Metro.&nbsp;

Kassis Homes kicked it all off with Grand Reve, along with Deicorp who has delivered over 1,000 apartments in the area and continues to develop. The likes of Dubai-backed developer Arada will take to market their project in the coming months, while Masscon has just launched Avenue on Cadman Crescent.

Joel Robinson

First Look: Urban Property Group unveils 40-storey mixed-use tower in Castle Hill

One of the Gold Coast’s ‘bridesmaid suburbs’ is experiencing a wave of local suitors, with the latest sales figures from <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> revealing over two thirds of buyers will be relocating from within a 5km average radius of the 16-hectare masterplan.&nbsp;

<a href="https://www.apartments.com.au/developers/lewis-land-group">Lewis Land</a> Head of Development Michael Long said the figures underlined a powerful shift for Biggera Waters that would reshape it into a thriving force behind the region’s growth corridor.&nbsp;

“We’ve seen a huge wave of interest from residents of Arundel, Paradise Point and Runaway Bay who recognise the urban transformation that is well underway here and want to be part of it,” Long said.&nbsp;

“Interestingly, 25 per cent of our Gold Coast buyers are also coming from the city’s southern hotspots, including Burleigh and Palm Beach.&nbsp;

“<a href="https://www.apartments.com.au/developments/biggera-waters-qld-4216">Biggera Waters</a>, and Harbour Shores in particular, has all the advantages of waterfront living with the benefits of resort-style amenity, for greater value than the southern beachfront suburbs.”&nbsp;

[smartcode_project:default project_id=113271 project_image_fid=290031]

Long said half of the purchasers at Harbour Shores were under the age of 55.&nbsp;

“When locals choose to stay local, it creates a genuine community, turning the most sustainable master planned community in the Gold Coast’s history into a diverse and vibrant ‘village of villages’.”&nbsp;

[smartcode_project:default project_id=113271 project_image_fid=336743]

<a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a> Gold Coast Sales Director David Higgins said the hyper-local market demand was unique to Harbour Shores when compared to other projects in the region.&nbsp;

“We are seeing as much as 60 per cent of new apartment sales on other projects go to interstate or international buyers, but Harbour Shores is bucking this trend and attracting a larger proportion of the local market,” Higgins said.&nbsp;

“Only 13 per cent of Harbour Shores’ existing purchasers are interstate. There has been a resounding endorsement from local buyers and that validates the project’s vision and investment in design, lifestyle and liveability.”&nbsp;

[smartcode_project:default project_id=113271 project_image_fid=4579]

Harbour Shores is 16ha visionary masterplan dedicated to wellness and an active, healthy lifestyle. Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, Harbour Shores embeds extensive green connections and more than 2.5km in pedestrian networks – including a 1.2km boardwalk along the water’s edge.

Harbour Shores was recently recognised by the BETTER FUTURE World Design Awards 2026 as a silver winner in the category of environmental sustainability. Boasting a 6 Star Green Star Communities V1.1 rating, Harbour Shores will deliver more than 2,000 homes over the next ten years.&nbsp;

The first stage will deliver three residential collections including luxury three and four-bedroom waterfront villas at The Residences, as well as apartments in The Waterline and Palm House, surrounded by resort-style amenities.&nbsp;

[smartcode_project_cta:default project_id=113271]

Biggera Waters no longer a 'bridesmaid suburb' as Gold Coast locals jump to Harbour Shores

Developer <a href="https://www.apartments.com.au/developers/ellipse-property-group">Ellipse Property</a> has officially launched Lily Lane, the second stage of its Carrington Place masterplan in Sydney’s North-West. The new stage will deliver over 200 apartments to the sought-after Hills District, supported by new retail and resident amenity.&nbsp;

Located near the Hills Showground Metro Station at 32 Carrington Road, Castle Hill, <a href="https://www.apartments.com.au/new-apartments/lily-lane-at-carrington-place-castle-hill-32-carrington-road-castle-hill-nsw-2154">Lily Lane</a> has launched with the release of 105 apartments.

Designed by award-winning architects <a href="https://www.apartments.com.au/architects/ptw">PTW</a>, Lily Lane comprises a combined total of 213 units over two 12-storey towers anchored by a ground-floor retail offering. A range of floorplan configurations are available including 67 one-bedroom, 100 two-bedroom and 46 three-bedroom apartments.

One-bedroom apartments are sized from 50-72 sqm with prices starting at $720,000, while two-bedrooms are priced from $960,000 with sizes ranging from 75 to 132 sqm. The three-bedroom floorplans are sized between 97 and 182 sqm, with prices starting at $1,350,000.&nbsp;

Six exclusive penthouses crown the Lily Lane towers, offering opulent interiors of up to 285 sqm. They are priced from $2.9 million.

[smartcode_project:default project_id=151821 project_image_fid=360285]

Blake Schulze, National Director – Residential at <a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a>, says Lily Lane builds on the sell-out success of Carrington Place’s first stage, Atrium.&nbsp;

“Lily Lane offers everything north-west buyers are seeking - including spacious, flexible floorplans with premium finishes and sweeping views of the Hills District to the north," Schulze said.

"Its central location brings residents even closer to Hills Showground Metro Station, with retail, dining, recreation and essential services at their fingertips.

Schulze says early enquiries reflect pent-up demand for Lily Lane’s three-bedroom and penthouse apartments, reinforcing the appetite for house-sized units in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>,&nbsp;especially among downsizers.

Lily Lane has sought to incorporate features that are more&nbsp;traditional in freestanding homes. Over 75 per cent of residences include dedicated studies, multipurpose rooms or family rooms, with select layouts offering walk-in pantries and laundries.

Buyers have two interior colour schemes to choose from. ‘Breeze’ is a light-toned palette with warm timber accents, and ‘Dawn’ is a cooler mid-toned colourway.&nbsp;

[smartcode_project:default project_id=151821 project_image_fid=360572]

Apartments also feature premium Miele appliances, including ovens, washing machines, dryers, gas cooktops and dishwashers. Larger homes offer integrated Miele microwaves, Fisher &amp; Paykel integrated refrigerators and five-burner Miele cooktops.

Lily Lane’s ‘village-style’ architectural design is designed to maximise walkability and access to green space. Its two elegant towers are separated by a central landscaped laneway lined with lily plants, giving the project its name.&nbsp;

The towers will be crowned by rooftop terraces with BBQ areas offering views of the Hills District. Residents can also access a shared community room, complete with a fully equipped kitchen.

“As the gateway to the wider Carrington Place masterplan, this new stage delivers a premium experience,"&nbsp;said Puja Khanna, Associate Director – Design, Marketing and Sales at Ellipse Property.

"It features beautifully curated landscaping, refined interiors and architecture designed to maximise space, light and views. With a supermarket and essential services just minutes away, the addition of Lily Lane’s ground-floor retail will elevate everyday convenience and deliver a vibrant precinct for residents.”

[smartcode_project:default project_id=151821 project_image_fid=360286]

Lily Lane will be constructed by award-winning iCIRT-rated builder Decode Group, with construction to commence in mid-2026 and expected to complete early 2029.

Carrington Place comprises more than 800 apartments and is being delivered across multiple stages. Completion of the masterplan is expected in 2032. Integrated with neighbouring bushland, the project will feature over 20,000 square metres of outdoor recreational area, including a one-kilometre boardwalk to the nearby Fred Caterson Reserve.&nbsp;

The Hills Showground Metro Station is just a two-minute walk away, offering fast connectivity to Sydney’s CBD, North Sydney, Chatswood, Macquarie Park and Norwest Business Park.

[smartcode_project_cta:default project_id=151821]

Ellipse launches Lily Lane, stage two of Carrington Place

<a href="https://www.apartments.com.au/developers/one-global-capital">One Global Capital</a>, a Sydney-based global property development and investment firm, is set to transform a 1.4-hectare site in Five Dock into a $1.5 billion mixed-use precinct.

The integrated precinct is planned to include 750 apartments across five residential towers, a 150-key hotel, around 10,000 sqm of retail and lifestyle space, as well as health and wellness facilities, extensive landscaped open space, and community amenities.

Planning approval submission is targeted for June 2026.

One Global Capital Founder Iwan Sunito told Apartments.com.au that the Five Dock site, which he has owned for over two decades, is one of the best he's ever had.

"I probably hadn't appreciated the uniqueness of the site until more recently when putting together the concept plans," Sunito says.

"The proximity to the water, and the golf course opposite, is unlike any other part of Parramatta Road. We have a unique position and view corridors over the water that makes this one of the best sites I've worked on."

<img alt="Urban renewal in Five Dock via mixed-use precinct" data-entity-type="file" data-entity-uuid="76667592-c421-49f5-9ab8-45cfec815651" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Five%20Dock%201.png?VersionId=puhL_lSxd5IB5VA9fQKPsKHgmkinuwuI" />

Sunito said he wants to create a "city within a city", designing a multi-cultural precinct with the convenience of retail and public space at the forefront.

"We want to create a development that's not only to be seen, but to be experienced by the whole local community."

He adds that the Five Dock is emerging into a "really solid suburb", with the growth in&nbsp;the area continuing to be supported by rising residential values across the Canada Bay and Leichhardt local government areas, driven by major infrastructure investment and enhanced transport connectivity.&nbsp;

The new precinct will benefit from close proximity to a key transport network, including the Five Dock Metro Station, located approximately 1.1 kilometres from the site. The new Burwood Metro stop will be just 800m.

The project marks a renewed collaboration between Sunito and internationally acclaimed architect <a href="https://www.apartments.com.au/architects/koichi-takada-architects">Koichi Takada</a>, the creative partnership behind some of Sydney’s most recognisable residential landmarks, &nbsp;including Infinity, Arc, and Skye North Sydney.&nbsp;

<img alt="Urban renewal in Five Dock via mixed-use precinct" data-entity-type="file" data-entity-uuid="a9184a45-f429-4628-87ce-9bd6c70cb597" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Five%20Dock%202.png?VersionId=zJZRfLAZCkpww5VcmR_wgRXjoaSgPSyv" />

“The concept for this development is born from our design approach to naturalising architecture," Koichi Takada said.

"The public realm benefits from biophilic design that integrates generous landscaping, and the development is optimised &nbsp;for natural daylight, airflow and water views to foster wellbeing, sustainability and spaces that foster community interaction."

A key feature of the mixed-use development will be a lifestyle retail precinct, offering shopping and dining &nbsp;experiences - including a proposed state-of-the-art car showroom - as well as communal spaces for community &nbsp;use. Veteran retail and commercial property practitioner, Simon McTigue, has been engaged to consult on the &nbsp;delivery and leasing of the retail precinct, having previously worked on notable mixed-use projects such as East &nbsp;Village Shopping Centre in Zetland and South Village Shopping Centre Kirrawee, as well as other projects with &nbsp;Iwan Sunito in Green Square and Parramatta, to name a few.&nbsp;

“The Five Dock site offers a unique opportunity for retailers, conveniently located within easy walking distance &nbsp;of the metro station. On completion, the integrated precinct will provide the community with a new Inner West &nbsp;town centre, offering daily convenience via a proposed large format supermarket and fresh food precinct, as well &nbsp;as a restaurant and café district situated alongside key services such as a medical and health centre. It will be a &nbsp;place to live, work and play,” said Simon McTigue, Director of Wallaringa Consulting.&nbsp;

Samuel Sunito, Director of Capital at One Global Capital, confirmed strong inbound interest from both domestic and global investors seeking co-investment opportunities in the project. “We are currently engaging with &nbsp;investors both locally but also globally from Indonesia, the United States, China, Singapore, Vietnam, and Dubai &nbsp;to ensure alignment of vision and long-term value creation,” he said.&nbsp;

Investment participation will remain open until approximately Q2 2026, with equity allocations managed selectively.&nbsp;

“Equity available to the broader market will be limited, with priority given to long-standing capital partners. In terms of One Global Capital’s investment philosophy, we will continue to retain majority ownership, ensuring &nbsp;strong alignment of interests and preserving the long-term integrity of the project for all stakeholders,” Samuel &nbsp;said.

"A city within a city": Iwan Sunito flags $1.5 billion mixed-use precinct in Five Dock

Holiday home buyers who have long gravitated to Queenstown’s alpine setting are increasingly looking for low-maintenance apartments that allow them to lock up and leave, while still generating income when they’re away.

For Wendy, who had spent years visiting the Queenstown and Arrowtown region, <a href="https://www.apartments.com.au/developers/safari-group">Safari Group</a>’s Mountain Oak Apartments provided the opportunity to formalise what had previously been a recurring holiday pattern.

“We always had Queenstown in the back of our minds to buy something there as a holiday home,” she says. “We love the Queenstown and Arrowtown area.”

<img alt="From slopes to markets: Mountain Oak connects residents to the best of Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/658d4f_48c3ec1ae5df4a2cab7d23c07c7f51b3~mv2.jpg?VersionId=27K8oQ4ExDN8Yu70VHDa9Olq59XU36m3" />

Time spent visiting her sister-in-law, who owns in Arrowtown, along with regular stays at Millbrook Resort, had already shaped a strong personal connection to the region.&nbsp;

Rather than approaching the purchase purely as an investment play, Wendy’s starting point was lifestyle.

“We were more thinking about ourselves and where we could stay, and then the rental aspect was second.”

Mountain Oak Apartments, located within the masterplanned Remarkables Park precinct in Frankton, aligned with that thinking. The ability to secure the apartment with a deposit and settle on completion made the timing work.

“The fact that we could put a deposit down with the balance on completion was a bonus for us,” she explains.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/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/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Wendy selected a two-bedroom, two-bathroom penthouse, a configuration that supports both private use and guest flexibility.

“The two-bedroom, two-bathroom configuration appealed from both a rental viewpoint and for the ability to have friends stay while we are there,” she says.

Across the development, two-bedroom apartments range from 64sqm to 78sqm, with two-bedroom plus flexi options from 71sqm to 75sqm, each with an allocated car park. The flexi layouts introduce an additional space suited to work or hobbies, reflecting demand from buyers who split their time between leisure and remote work.

Apartments include underfloor heating in bathrooms, heat pumps to living areas, and joinery positioned to maximise natural light and mountain outlooks. The Remarkables Park precinct is known for its extended winter sunshine hours, water frontage and open views toward The Remarkables.&nbsp;

Units come in light and dark interior colour schemes.

<img alt="Mountain Oak Apartments draws holiday home buyers to Queenstown" data-entity-type="file" data-entity-uuid="fd685a22-3b95-43a1-87cb-48fdd42bb4ba" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/658d4f_f9f89107c2704ebbbe5a6b36da508cb3~mv2.jpg?VersionId=MigFIEm6b.mrANANwxSmwHvC4RdJUuyR" />

While lifestyle was the primary driver, the fundamentals of the Queenstown market added reassurance.&nbsp;

“Proximity to the airport and tourism being the main attraction all year round,” Wendy says, when asked what stood out from an investment perspective.

Mountain Oak sits just eight kilometres from Queenstown’s CBD and around a two-minute drive from Queenstown Airport.&nbsp;

For Wendy, that airport proximity carries practical value.

“The airport proximity is a bonus, we think that being so close will be an attraction for the convenience side.”

Residents are also a short drive from Coronet Peak, Jack’s Point Golf Course, New World Supermarket, Five Mile Shopping Centre, and the dining, medical, gym, cinema and library amenities within the town centre, as well as the seasonal Remarkables Market.

Importantly, the purchase does not lock owners into a single use. Mountain Oak offers the flexibility to opt for short-term visitor accommodation or longer-term residential rental management, with 365-day visitor accommodation consent in place. Owners can utilise Safari Group’s 24/7 on-site management service or appoint their own provider, and do not need to decide on a strategy immediately.

“It was a bonus that we can rent it out as well as use it for ourselves,” she says.

Additional buying options, including furniture packages and storage units available for purchase within the building, further support a lock-and-leave model suited to interstate and overseas owners.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" />

Mountain Oak Apartments comprises 141 residences, ranging from one-bedroom configurations through to larger apartments and penthouses. One-bedroom apartments are currently priced from NZ$639,000, with three-bedroom options from NZ$1,299,000.

With 365-day visitor accommodation consent, the development is structured to respond to Queenstown’s established four-season tourism economy, spanning winter ski traffic and summer hiking, cycling, golf and lake-based activity.

Although Wendy acknowledges the strength of rental demand, her approach remains long term.

“We’re not planning to sell it anytime soon, so we are keen to hang on to it, but the passive income will be a bonus.”

Confidence in the developer also influenced her decision. Before proceeding, Wendy sought feedback within the local building community.

“We asked around and Safari Group had a good reputation,” she says.

Safari Group has delivered more than 2,000 hotel units and residential apartments across over 18 developments nationwide, with more than 25 years’ experience in the sector.

With completion anticipated by mid-2027, Mountain Oak is attracting a cross-section of buyers, from yield-focused investors to lifestyle purchasers seeking a foothold in one of New Zealand’s most tightly held alpine markets.

For Wendy, it represents both a future holiday base and a long-term asset within Queenstown’s year-round tourism economy.

Robert Projeski

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