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A lifestyle retreat at Clonbinane, an hour north of Melbourne, is for private sale with an asking price of $1,225,000.
It comes with a professionally established, drip irrigated and fruit bearing plantation of 2,000 pomegranate trees.
The Kilmore office of Rodwells Ruralco Property has listed the 21 ha property.
The <a href="https://www.realestate.com.au/property-horticulture-vic-clonbinane-7959142" target="_blank">45 Shiralee Road</a> estate last traded in 2010.
The vendors find that international work responsibilities are restricting their enjoyment and use of it.
The pomegranate is a fruit bearing deciduous shrub or small tree originating from the Middle East, the Mediterranean and Asia over thousands of years.
The fruits on harvest and splitting deliver juicy gem like red seeds (known as arils and formed as a cluster) that are rich in dietary fibre and micronutrients, plus yield a juice that is keenly sought for its antioxidant qualities.
With numerous uses in baking, cooking, juice blends, meal garnishes, smoothies and even alcoholic drinks in countries in the Middle East plus Greece and Spain the individual fruits can sell for $A5 each or even more as local demand escalates. 
The vendor Nir Lang who works as a senior executive for international water products company AMIAD who says that five years ago he detected growing consumer interest in the health benefits afforded by the pomegranate for its anti-inflammatory, anti-carcinogenic and other vital nutritional values.
On assessment of the sites available on the 21.15 hectare (52.25acre) property he decided to establish a pomegranate plantation.
‘I sought the best available technical advice from a major commercial grower based in the Goulburn Valley after determining that my Clonbinane property had good soils, good exposure for sunlight and pollination resources and I also obtained the recommended cultivar a US variety that has shown to be ideally suited to the site environment.
“After five years in the ground the pomegranate bushes which are slow to mature are expected to come into full fruit bearing over the next two years.
“Despite not having many to sell we have met strong demand from customers who sought us out via the internet or from knowing that we had trees coming into bearing.
“We thought of going to local farmers markets, but we soon sold out achieving up to $5 per individual fruit” vendor Nir Lang says.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/4/18/RURALCO%20CLONBINANE%20POME%20AERIAL.jpg" alt="">
Planted in rows that are five metres apart with a bush every three metres the bushes are simple to maintain. 
With the planting divided as four blocks water and fertiliser, if needed, can be applied through the dripper lines with sufficient water that is sourced from a fully equipped bore.
The pomegranate bush grows as a small shrub up to two metres in height, but they sprout prolifically and need pruning to create the preferred bush shape while the annual harvest from about March to May needs to be done by hand.
The bush lines are kept weed free, with the inter row grass mowed by a small tractor and slasher.
The Clonbinane property has established olive trees, mostly in full bearing, plus another small multi variety vineyard of roughly an acre whose grapes are made into wine on the property.
The previous owner held a cellar door and winery licence and sold the wines under his own label; this could be an option for the purchaser to explore. 
There is also an established orchard and vegetable garden, even an original enclosed chicken run.
The previous owner of the property had an Italian background and successfully created a self-sufficiency lifestyle on the property.
There is an established modern three bedroom two bathroom brick homestead over two levels that provides ideal permanent or weekend living. 
The property is dissected by the seasonal Sheepwash Creek.
About an hour from the city it is three minutes distant from the Clonbinane exit ramp on the Hume Freeway.
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The property is securely fenced with an unused hill block with a couple of dams that could suit livestock or horses.
Rodwells Ruralco Property selling agent Jeanette Laffan says that the property is at the beginning of its commercial endowment.
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j.ballantyne1990-6AQqhLzZaK

Clonbinane property with pomegranate plantation for sale

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A beachfront Elwood townhouse, has been sold by its mortgagee sale have been listed with hopes over $2.5 million.
The home at <a href="https://www.realestate.com.au/property-townhouse-vic-elwood-127571338" target="_blank">1/87 Marine Parade </a>spans over 3 levels, featuring three bedrooms (fitted BIRs, one with library, main with custom WIR &amp; luxe ensuite), a bathroom with stone bath &amp; basins and a marble kitchen featuring an island bar.
It has around 210 sqm of space.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/4/23/elwood5.jpg" alt="">
Other features include a double auto garage via automatic security gates. 
The townhouse was set on the corner of Shelley Street and neighbouring the canal bridge and Robinson Reserve.
It last traded in 2001 at $911,000.
The suburb's median unit price is $610,000 according to CoreLogic. 
 
 
 
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Luxury Elwood townhouse sold by mortgagee

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A luxury hotel style house with beach frontage in the west of Adelaide has been listed for sale. 
The South Australian home is offered by Penny Riggs from Klemich Real Estate.
<a href="https://www.realestate.com.au/property-house-sa-semaphore+park-128085182" target="_blank">Located at 5A Paruna Place</a>, Semaphore Park, the freestanding house over three levels has direct access to the beach.
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The ground floor comes with three bedrooms with views, beach decks and casual sitting room/home theatre/study.
The upper-level features open plan living/kitchen/dining area, two outdoor kitchens, and herb garden.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/4/12/SA%203.jpg" alt="">
The basement comprises laundry, wine cellar, and garage space.
Extra features include underfloor heating, solar panels, and gas log fire heater.
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It is just 30 minutes from the city and close to several retail and lifestyle precincts. 
Architects Paul and Susan Pruszinski designed and built it in 2010.
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Semaphore Park, South Australian hotel style beachfront house listed for sale 

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GUEST OBSERVER
Most recent estimates show the Higher Education Loan Program (HELP) debt owing is nearly A$52 billion in 2017-18. It’s forecast to increase to A$75 billion by 2020-21 and up to 25% of those loans are unlikely to be paid.
Legislation to lower the initial HELP repayment threshold from A$55,000 to A$45,000 (with a rate of 1%) is likely to pass the senate after passing the lower house on March 27th. This legislation includes linking indexing to inflation instead of average weekly earnings, which will slightly increase the rate of debt accumulated (20 year average for inflation is around 2.6%, compared to 1.8% for average weekly earnings).
Increasing repayments on HELP debt by lowering the initial threshold is an easy target. Why? Because people who owe money don’t pay much attention to their HELP balances, let alone the parameters that determine repayment and accumulation.
Since the ATO stopped posting statements in 2013, people owing HELP debt are left to their own devices and to check their balances on the ATO site. General financial advice points to giving HELP debts low levels of attention and paying down high-interest loans first.
Proposed changes, like replacing the annual average weekly earnings indexation with the 10-year government bond rate, abolishing the deceased-estate write-off for estates exceeding A$100,000, and lowering the initial threshold to A$42,000 have drawn media attention over the years, but have not been met with outrage by those potentially most affected.
But there are softer tactics that could nudge debtors into increasingly making repayments voluntarily.
Students need a financial toolkit
First, equip students with a financial toolkit. It would involve legislating education providers to deliver financial literacy programs that include information about the HELP scheme and their obligation.
Such a program should include making students aware of the parameters, repayment projections under various scenarios, and potential changes to the scheme as proposed by political parties or commentators. If the provider (university or vocational educator) offers HELP then surely they have a moral obligation to provide this service.
Offering financial literacy programs through tertiary education providers also fills a gap in the National Financial Literacy Strategy. ASIC’s MoneySmart would be an ideal curriculum consultant.
Such programs are already implemented in the US. Due to the large scale of privatised student debt issues, 53% of universities offer financial education program to students.
Studies on the efficacy of these programs demonstrate increased financial knowledge, reductions in financial at-risk behaviours (like delinquencies, excessive credit and over-spending), and increases in responsible behaviours (including improving regular savings and planning).
While the settings in the US differ to Australia (commercial interest rates, not extinguished by death), privatisation has been previously explored.
Australian debtors don’t “default” like US debtors because most student loans are like a commercial loan in the US. In Australia, graduates only do not pay if they don’t reach the repayment threshold, or die.
Bring back discounts
Second, bring back discounts on voluntary payments over A$500, abolished by the Liberal government in 2017 . Previously, discounts were 15% up until 2005, then 10% until 2014, then 5%. What, then, incentivises people to pay lump sums?
Communication is everything
Third, the ATO needs to communicate with HELP debtors on a regular basis to overcome laziness and put HELP debts as first priority in personal financial decisions.
Text messaging is effective in influencing behaviour. Text messages prior to indexation have encouraged balance checks and lump sum payments (particularly at tax rebate time) and may be effective in increasing voluntary repayments. These strategies work by subtly reframing the way messages are conveyed, and regular presentation of messages, to positively impact behaviour.
A positive aspect of the legislation under consideration is that lowering the initial repayment threshold means HELP debt repayments will appear on payslips. Because of this, early on in a debtor’s working life they will be able to increase their awareness of HELP debt owing.
The threshold reduction needs to be compatible with the original intention of the income contingent loan scheme to provide equitable access. Lowering the initial repayment threshold will put increased financial pressure on relatively low paid workers, many of whom are women. Under the new changes, a person earning A$46,000 will repay nearly A$9 a week. While this doesn’t sound like much, a single mother may strongly disagree.
<img src="https://counter.theconversation.com/content/94910/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">The government should consider pursuing other, more gentle and effective behavioural tactics to reduce the national HECS debt in the lead-up to the budget, rather than one that has the potential to hurt low paid workers.
Tracey West, Lecturer in Behavioural Finance, Griffith University
This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/lowering-the-help-repayment-threshold-is-an-easy-target-but-not-the-one-we-should-aim-for-94910" target="_blank">original article</a>.
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Lowering the HELP repayment threshold is an easy target, but not the one we should aim for: Tracey West

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GUEST OBSERVER
Infrastructure Australia’s latest infrastructure priority list has been criticised for being “too Sydney-centric” and for giving Melbourne’s East West Link, cancelled in 2014, “high priority” status. The cancelled Roe 8 project in Perth was removed from the list.
So how does a project get onto Infrastructure Australia’s list? This requires submission of a full business case, which then needs to be “positively assessed” to be given priority status.
But our research, yet to be published, has found these business cases leave out highly significant costs. This article looks at three prominent projects – the WestConnex and East West Link motorways in Sydney and Melbourne respectively, and Cross River Rail in Brisbane – to illustrate how business cases submitted to Infrastructure Australia do not follow its requirements in key respects. This casts serious doubt on the business cases used to justify major motorway projects, as well as on how priority projects are selected.
What do business cases assess?
Ensuring business cases are completed before investment decisions are finalised is critical to “good planning”. Part of Infrastructure Australia’s remit is to head off concerns that projects are committed to before business cases are fully evaluated. This can help minimise “optimism bias” and ensure investments deliver community benefit.
But we must also examine what the business case is actually showing us. The main part of each business case is the cost-benefit analysis. This compares the money value of project benefits and project costs. Economically viable projects should have a benefit-to-cost ratio above 1:1.
Infrastructure Australia requires project business cases to consider non-monetised benefits and costs, including community impacts. These benefits and costs are required to be quantified in some other way, or at least described. The basis used to estimate “external costs” must also be provided.
The cost-benefit methodology requires any significant positive or negative impacts on third parties – externalities – to be included. Examples include air quality, carbon emissions, noise, biodiversity and climate adaptation.
Social impacts to be covered include equity or the distribution of benefits (which Infrastructure Australia says need to be identified since cost-benefit analysis does not explicitly take these into account), and affected local communities and other individuals/groups. The non-monetised benefit and cost categories listed as relevant are: social impacts, cultural impacts, visual amenity/landscape, biodiversity and heritage impacts.
In support of monetary estimates, proponents must “describe and provide supporting material that demonstrates how land use, population and employment projections are modelled”.
The guidelines stress that the supporting conditions for expected land use impacts will be in place – for instance, necessary infrastructure investment where densification is assumed. Factors that can hinder the realisation of such benefits (such as local opposition to increasing density) must also be included.
This process would seem to produce a rational prioritisation of national infrastructure projects. The problem is that the business cases submitted to Infrastructure Australia do not follow its requirements.
High-priority projects with problematic business cases
To illustrate this, we analysed the business cases of three projects designated as “high priority” for Commonwealth funding:
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<li>
East West Link, to which the Commonwealth allocated A$1.5 billion before the new Victorian government cancelled the project
</li>
<li>
WestConnex, which has been allocated A$3.5 billion
</li>
<li>
Cross River Rail, which is yet to receive funding.
</li>
</ul>
A key problem in these business cases is that significant project cost items have not been monetised. These include costs relating to environmental effects such as noise and visual amenity and to other impacts on businesses, households and property values.
For example, none of the three cases includes a valuation of the costs of lost business and disruption to household travel and amenity during construction. (This is a big issue with Sydney’s southeast light rail project.)
There is also no costing of the loss of property values along motorways, especially around exhaust emission vents. The East West Link and Cross River Rail business cases make some allowance for this by including the value of general changes in amenity from noise, urban landscape and visual amenity. None of these are costed in the WestConnex case.
Another significant omission relates to the costing of land use impacts. The WestConnex and East West Link business cases both forecast more, and longer, road trips across the network as a result of the projects.
The WestConnex scheme will increase vehicle kilometres by 600,000 per day and make outer suburbs more accessible relative to the inner city. The potential extra costs from greater sprawl are high, estimated at A$4.99 billion for Sydney over 25 years from 2011 if greenfield housing was 50% of new dwellings rather than 30%.
The opposite is the case for Cross River Rail. Increased higher-density development around rail stations would produce infrastructure savings, but the business case does not give these a value.
Furthermore, the valuation of changes in transport mode resulting from each project is inconsistent.
The Cross River Rail business case includes savings resulting from motorists switching from road to rail after the line is built.
The WestConnex project will have the reverse effect, with 45,000 public transport trips per day being switched to the motorway. But the business case does not put a value on the costs of this. These include bus and train revenue losses, or reduced service frequency and increased waiting time to reduce losses.
Debatable ‘wider economic benefits’
The most contentious business case component is wider economic benefits. These are productivity improvements arising from increased central city job density as a result of the projects improving access.
These benefits needed to be included to lift the East West Link benefit-cost ratio above one. But this is only achieved through sleight of hand – public transport improvements into central Melbourne are included as part of the full project cost. As the public transport component of the business case had low costs compared to its benefits, including these wider economic benefits was enough to push the overall ratio above 1.
Similar benefits are part of the WestConnex cost-benefit analysis. However, these benefits are to be achieved from extra car trips to the centre. This takes no account of the disincentives of road congestion and lack of parking.
Current central Sydney planning controls allow a maximum of one new parking space per 75 square metres of floor area for not-so-tall offices - or one space for about five new workers - and even fewer spaces relative to floor area for higher buildings. This means most increased job density will not come from people driving to work.
By contrast, the wider economic benefits of the Cross River Rail resulting from increased job density in central Brisbane are not valued for inclusion in the cost-benefit analysis.
Rethinking the business case
Our work points to several real concerns:
<ul>
<li>a lack of consistency in what is included in business cases</li>
<li>questions about how cases can be reasonably compared across projects</li>
<li>discretionary inclusion or exclusion of critical items that bias results in favour of projects.</li>
</ul>
<img src="https://counter.theconversation.com/content/94489/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">We need more holistic and integrated analysis of projects. This will take into account not only the “nation-building” aspects – the jobs and growth projects might inspire – but also the disrupting and displacing effects they produce across transport modes, land uses and people’s experiences of the city.
Glen Searle, Honorary Associate Professor in Planning, University of Queensland and, University of Sydney
Crystal Legacy, Senior Lecturer in Urban Planning, University of Melbourne
This article was originally published on <a href="http://theconversation.com">The Conversation</a>. Read the <a href="https://theconversation.com/a-closer-look-at-business-cases-raises-questions-about-priority-national-infrastructure-projects-94489">original article</a>.
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‘Priority’ national infrastructure projects have questionable business cases

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The Southern Queensland market continues to exhibit strong market signals broadly across the region, according to the valuation firm, Herron Todd White (HTW).
The demand has been "exceptionally strong" for assets that demonstrate quality country, scale and position, it suggests.
The golden triangle between Roma, Taroom and Wandoan has continued to show strong demand from broader market interests but particularly local graziers seeking additional country.
The locality was one of the first to show the firming in market trends post the 2008 downturn, demonstrated by the likes of Windrush which sold to a neighbour in mid-2015 reflecting $2,655 per hectare.
In the past month HTW have seen the two strong auction results being:
<ul>
<li>Two Up, a 1,054.65 hectare mostly Brigalow scrub holding with five kilometres of frontage to the Dawson River. The property contracted under the hammer to a local grazier for reportedly $3,935 per hectare ($1,592 per acre);</li>
<li>
<a href="https://www.realestate.com.au/property-livestock-qld-wandoan-7944594" target="_blank">Myola,</a> a 1,409.24 hectare holding to the south of Wandoan within the Gulugaba district, being a dominant Brigalow, Belah with softwood scrub influence, was contracted under the hammer for reportedly $3,760 per hectare ($1,522 per acre).</li>
</ul>
Myola (pictured below) is selectively cleared and established to improved Buffel pastures, and watered by share bore supplying eight poly tanks through 63 milimetre blue line pipe and servicing numerous troughs and yards.
It has been subdivided into seven main grazing paddocks.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/4/6/myola%201.jpg" alt="">
Both blocks were considered to appeal to a wide market segment of landholders wanting to move into better quality finishing country. Alternatively, the holdings were of a scale that could be absorbed into an existing local grazing operation.
"The rain prior to the auctions has no doubt improved their saleability given the significant dry periods prior.
"The rain over the past month has the potential of creating sub area markets have given we are now leading into cooler and traditionally drier periods.
"This is because the rain was not as widespread as some may think. With most seasonal events there are winners and there are those who miss out.
"Unfortunately, the south-western area of the state has not shared in the same volume of rain, especially in comparison to their northern neighbours. Rain has been particularly patchy in the districts generally west and south of Charleville."
HTW noted for those thinking there was going to be a rush of listing for country in the west, they don’t expect to see any significant run of country hitting the market.
"We are aware there have been some potential vendors waiting for an improvement in seasonal conditions that may now take the opportunity to list.
"An interesting trend for 2017 actually saw a 350% increase in the sales rate within the Paroo Shire, albeit from a low base."
In the area, HTW have seen a number of larger corporate companies exiting the market and these properties primarily acquired by local and interstate grazing operators.
"In this market, we have also observed a number of speculative special interest purchasers who have acquired country at a premium with the sole intention of establishing a carbon project.
"Within the Paroo Shire alone there have been some 1.055 million Australia Carbon Credit Units (ACCUs) issued by the Australian Government Clean Energy Regulator through 39 projects.
"The projects in the Shire are all registered under the permanent native forests through assisted regeneration from in-situ seed land use modelling.
"The methodology effectively promotes the revegetation of the lands by reducing stocking pressure.
"In most cases, the existing grazier has opted to encumber part of their property (circa 10% to 30%) to access cash flow through the sale of ACCUs over normally a contracted term of 10 years.
"On the other hand, we have seen cases where the country has been purchased by specialist interest purchasers who want to fully realise the cash flow benefits by registering a project over a larger area and some encumbering the whole property."
The report noted whilst the contracted sequestration of carbon is achieved, there is the significant financial benefit.
"However, by registering such agreements, there is a legal liability incurred plus ongoing management of the carbon project over its permanency period which can be either 25 or 100 years.
"The question that should be considered when either entering into these agreements or buying a property with a project is what impact the project has on the asset.
"There is likely to be a reduction in the productivity but there may also be liability risks incurred as well as the cost to manage the carbon area or project over the permanency period.
"How the market treats encumbrances created by a carbon project on a grazing business is currently uncertain and won’t be fully qualified until the contract period expires.
"When this occurs there will be less focus on the short-term financial benefits and a greater consideration of the ongoing impacts and costs to the business operation without a financial return. In this modern age, there is no such thing as free money."
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Speculative buyers snapping up Paroo Shire land for carbon projects: HTW

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Newcastle has seen property boom over the past three years and valuers Herron Todd White (HTW) noted the figures show it has been the fastest growing regional city for the past two years.
Once perceived as a gritty and undesirable industrial town dominated by BHP and coal, Newcastle has transformed into a desirable coastal regional city, thanks in part to some major urban renewal projects, the valuation firm suggest.
Traditionally, the Newcastle property market has been dictated by the Sydney market due to its close proximity.
Newcastle’s average house prices are still under half that of Sydney, attracting a large number of investors looking for an affordable alternative close by.
However, there are a few factors at play to suggest that while the Sydney market obviously has a strong influence, it is not the only measure influencing the local market.
Newcastle still has its industrial roots and with the Hunter Valley coal mines on the doorstep, the city is the largest coal exporting port in the world.
During the global financial crisis of 2008, while the major cities saw property values suffer negative movement, Newcastle and the Hunter Valley property prices were experiencing the effects of one of the biggest mining booms in history, avoiding any negative movement.
Perhaps the biggest influencer in the current Newcastle market is the amount of urban development occurring in the city. With a $90 million refurbishment of the city’s largest shopping centre along with the largest infrastructure development the city has undertaken in decades, Newcastle is fast losing its industrial stigma and becoming a desirable and affordable sea change destination.
A Newcastle inner city one bedroom apartment has been recently sold for $548,000 (pictured below).
Situated within the Tattersalls building,<a href="https://www.realestate.com.au/sold/property-apartment-nsw-newcastle-127767894" target="_blank"> the 603/9 Watt Street apartment</a> comes with main bedroom with walk-in robe, balcony with views of Newcastle's working harbour, and secure car space.
It is within close proximity of Hunter Street mall, the harbour foreshore as well as Newcastle's pristine beaches.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/4/11/watt%20st%20.jpg" alt="">
Another new offering is a King Street five bedroom house with the price guide of $1.5 million (pictured below).
<a href="https://www.realestate.com.au/property-house-nsw-newcastle-127900482" target="_blank">The 81 King Street house</a> is proportioned over three levels with a generally north facing aspect.
It comprises a self contained (top two levels) three bedroom, with a large living room, older kitchen and bathroom and harbour "snippets".
Ground floor features a self contained two bedroom and sunroom flat with an older kitchen and bathroom and large open plan living room.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/4/11/king%20st.jpg" alt="">
 
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Newcastle houses going for half Sydney prices: HTW

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A Preston three bedroom unit has been sold by mortgagees for $513,000.
It was sold by Kannan Subramanian and Graham Love from Love &amp; Co.
The property had last traded for $412,000 in 2011.
Set at<a href="https://www.realestate.com.au/sold/property-unit-vic-preston-127010338" target="_blank"> 1/5 Oak Street</a>, Preston, the Victorian home comes with three bedrooms, formal living room and garage.
Northland's transport hub, shopping and schools including primary school and Islamic College are within short distance.
According to CoreLogic, the suburb's median unit price sits on $427,500.
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Preston three bedroom unit sold by mortgagee

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<div>
The ANZ has raised their 2018 house price forecasts.
It expected prices to rise 2 per cent nationally this year, higher than the 1.4 per cent increase it predicted two weeks ago. 
It comes just two weeks after their most recent update.
It suggests the likelihood the next Reserve Bank of Australia rate rise won't come until next year would push up dwelling prices faster this year than previously expected. 
The lender expects the central bank to raise rates twice next year.
"We've changed our view on the RBA – our expectation now is for no hikes in 2018 and two in 2019 – which is a positive for the model's forecasts in 2018," the bank said.
"This is offset to an extent by the slightly lower than forecasted price growth in Q1, which means that momentum will be less of a positive for the forecast than previously though."
Under the new forecasting model ANZ said on Wednesday it had introduced, it predicted dwelling price growth next year of 4 per cent.
Click here <a href="https://www.propertyobserver.com.au/images/2018/4/19/FORECAST.jpg" target="_blank">to enlarge.</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/4/19/FORECAST.jpg" alt="">
This was also higher than the 3.6 per cent gain that ANZ predicted two weeks ago. 
</div>
<div>
It noted actual house price growth for Q1 2018 underperformed relative to the model's expectations.
The bank had previously gone out on a limb suggesting there would be two rate rises during 2018.
Meanwhile the latest ANZ-Property Council Survey shows that optimism in the property sector has remained elevated as 2018 progresses.
Nationwide confidence rose to the highest level on record, with improvement across all states and territories.
"The convergence across the country continues," the report noted.
"We have previously highlighted the trend improvements in Western Australia and Queensland, but South Australia has been a quiet achiever, and is now the most optimistic region in Australia."
It also noted the outlook for the housing sector is improving as expected construction activity has slowly picked up, and a large backlog of work will underpin activity this year.
"Price expectations are also stabilising in positive territory, with the exception of New South Wales," it noted.
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Most survey respondents still expect residential property values to increase over the next year, with the notable exception of New South Wales. 
Western Australia is the most optimistic region, with a net 53% of respondents expecting to see prices rise from here.
 In New South Wales, a net 11% of respondents expect prices to decline in the next 12 months. 
"We believe that the worst of the price falls are now behind us, Sydney included," the survey suggested.
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But it’s not all smooth sailing for the economy as the retail sector has been under pressure for some time, and respondents are increasingly pessimistic about the outlook for the next 12 months.
"Expectations of price growth and construction activity in the retail sector are falling, and any improvement feels some time away," the report authors, Daniel Gradwell and David Plank  noted.
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ANZ says house prices will rise 2 percent in 2018, higher than recent 1.4 percent forecast

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Positioned in the heart of Old Bowral, a three bedroom house has been listed for sale with a$1.35 million price guide.
It is offered by Sarah Wotton from Highlands Property.
Located at 1 Church St, the 1347 square metre block with a private rear garden replete with original orchid house, two garden sheds, a wood shelter, plantings and specimen trees.
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The home comes with three bedrooms, three bathrooms and a variety of living options - all opening to the garden.
The kitchen features an original St George oven, rangehood, and breakfast bar, and it has external access to the rear tiled entertaining patio and garden beyond.
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The north facing living/dining flows from the sun-drenched patio and has a slow combustion wood fire.
Additional features include oversized laundry, separate double garage and parking area, and double brick construction.
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It is close to Bradman Oval, and just a stroll from cafes and restaurants.
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Old Bowral trophy home listed with $1.35 million hopes

Buyers considering a residence at boutique Gordon townhouse development <a href="https://www.apartments.com.au/new-townhouses/lume-gordon-43-47-dumaresq-street-gordon-nsw-2072">Lume</a>&nbsp;now have another reason to bring forward their decision.

For a limited time, purchasers of a residence at Lume will receive a BMW iX3 50 electric SUV, valued at more than $120,000, as part of their purchase. The offer is designed to add value for buyers while complementing the lifestyle envisioned for the architecturally designed Upper North Shore development.

Scott Timmins, Development Manager at <a href="https://www.apartments.com.au/developers/winim">WINIM</a>, said the partnership was created to provide buyers with a compelling reason to act.

"In today's market, buyers need a compelling reason to act now, and the BMW partnership was designed to create that catalyst. We wanted to add genuine value for our future purchasers. Choosing the all-electric BMW iX3 50 also reflects the values behind LUME, forward-thinking design, innovation and a more sustainable way of living. It's a premium incentive that complements the lifestyle our buyers aspire to and rewards those who commit early."

[smartcode_project:default project_id=7354 project_image_fid=374893]

Delivered by WINIM in partnership with Burtonwood Investment Partners, Lume comprises 14 architecturally designed two, three and four-bedroom townhomes created for families seeking the space of a freestanding house with the ease of modern, low-maintenance living.

The three-storey residences, designed by award-winning architecture practice <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, have been tailored for families and multi-generational living, featuring private internal lifts, flexible lower-level spaces, generous open-plan living and entertaining areas, media rooms, and landscaped outdoor spaces with custom outdoor kitchens.&nbsp;

Inside, engineered oak flooring, bespoke dining joinery with integrated wine fridges and backlit bars, sculptural porcelain bathrooms, Parisi freestanding baths and Astra Walker tapware create interiors that balance functionality with refined finishes.

Each townhome has been designed to combine generous internal spaces with sustainability initiatives such as EV charging infrastructure, while <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>'s landscaped communal areas, centred around a restored creek line and native planting, encourage residents to connect with nature and spend more time outdoors.

[smartcode_project:default project_id=7354 project_image_fid=269527]

Rothelowman's Gary Tsui said the architecture was conceived to respond carefully to its Upper North Shore setting.

"Our vision was to create elegant, uplifting homes that draw on and positively contribute to the local character through meticulously considered design and an interaction with the surroundings."

The communal landscape has been designed as more than an open space between homes. Arcadia's Ben Newell and Kate Phillips said the adjoining reserve provided an opportunity to create a distinctive natural retreat for residents.

"Just as waterways carve their way through Ku-ring-gai's landscape, a raised boardwalk weaves through the reserve, connecting the homes to this tranquil oasis."

[smartcode_project:default project_id=7354 project_image_fid=374892]

Located just 300 metres from <a href="https://www.apartments.com.au/developments/gordon-nsw-2072">Gordon</a> Village and Gordon railway station, Lume offers convenient access to Sydney's CBD while placing residents close to some of the North Shore's leading schools, including Ravenswood, Pymble Ladies' College and Knox Grammar. Lane Cove National Park, Gordon Golf Club and a range of cafés and restaurants further reinforce the family-focused lifestyle on offer, with the BMW iX3 50 complementing everything from local trips around Gordon to weekend drives and city commutes.

Construction is underway with completion expected in mid-2027.

[smartcode_project_cta:default project_id=7354]

Joel Robinson

Boutique Gordon townhomes now come with a BMW iX3 50

Two apartments have sold for more than $10 million at EADE Byron Bay, setting some of the highest apartment prices ever achieved in the coastal town and underlining the growing appetite for luxury beachfront apartments in Australia's most popular coastal locations.

The $210 million project by Vitale Property Group has now secured more than $70 million in sales, led by residences that changed hands for $12.75 million and $11.75 million.

The record-breaking transactions reinforce the shift occurring in Byron Bay's premium property market, where affluent downsizers and lifestyle buyers are increasingly opting for high-end apartments over large beachfront homes.

<a href="https://www.apartments.com.au/new-apartments/eade-byron-bay-29-shirley-street-byron-bay-nsw-2481">EADE Byron Bay</a> occupies a rare 6,000 sqm absolute beachfront site on the corner of Shirley and Milton Streets overlooking Main Beach and The Wreck surf break, just 350 metres from Byron Bay's town centre.

The 25-residence development is the first beachfront apartment project approved in Byron Bay in more than a decade and is currently under construction, with completion expected in May 2027.

[smartcode_project:default project_id=145590 project_image_fid=359521]

The project has attracted a mix of local Byron Shire residents downsizing from larger homes, alongside interstate buyers from Sydney, Melbourne and Brisbane seeking a permanent coastal lifestyle without compromising on space.

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a> and with interiors by <a href="https://www.apartments.com.au/interior-designers/alexander-co">Alexander &amp; Co</a>, EADE comprises&nbsp;10 garden apartments ranging from 284 sqm to 622 sqm, nine with private pools, five full-floor apartments and 10 rooftop residences with private plunge pools, expansive outdoor entertaining areas and uninterrupted ocean views.

[smartcode_project:default project_id=145590 project_image_fid=359527]

<a href="https://www.apartments.com.au/developers/vitale-property-group">Vitale Property Group</a> Managing Partner Chris Vitale said the project's combination of scale, location and limited future supply was driving buyer demand.

"There isn't another beachfront holding in Byron Bay of this size and position that could be developed again," Vitale said.

"Buyers are responding to the scarcity and the irreplaceability of a site of this calibre and to floorplans they can't find elsewhere in the market.

"We are seeing buyers place significant value on quality, space, design, resort-style amenities and the rarity of the location. The sales achieved to date demonstrate that discerning purchasers recognise the long-term significance of what is being created at EADE Byron Bay.

"Many are coming from larger homes in the Byron region, or from Sydney, Melbourne and Brisbane, and are after the space, security and convenience, without the upkeep of a house."

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[smartcode_project:default project_id=145590 project_image_fid=359523]

The Byron Bay project follows Vitale Property Group's delivery of the Mondrian Hotel and Private Residences at Burleigh Heads, with EADE continuing the developer's focus on luxury coastal developments.

Residents will have access to a resort-style swimming pool, gymnasium, sauna, cold plunge pool, concierge services and dedicated workspaces, while the project is targeting an 8-Star Green Star rating.

EADE Byron Bay is being exclusively marketed by Projx Australia in conjunction with WHITEFOX Projects.

WHITEFOX National Projects Director Phillip Rand said demand had been driven predominantly by owner-occupiers.

"We are seeing buyers at EADE place significant value on quality, space, design, resort-style amenities and the rarity of this location," Rand says.

"The sales achieved to date demonstrate that purchasers at this level recognise the long-term significance of what is being created at EADE Byron Bay."

Residences at EADE Byron Bay are currently priced between $4.75 million and $15.95 million.

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Vitale breaks Byron Bay records with EADE sales flurry 

When buying an apartment, most people compare the big-ticket items first. Floorplans. Kitchens. Balcony size. Natural light. The view.

But there's one everyday consideration that often doesn't come up until after moving in: how parcels are delivered.

As online shopping has become part of everyday life, parcel deliveries have shifted from an occasional event to a regular occurrence. Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally.

For apartment residents, that can present a challenge.

If nobody is home to accept a delivery, parcels may be redirected to a nearby Post Office, left in a building lobby or common area, or require building management to step in. In higher-density buildings, where dozens or even hundreds of residents may receive deliveries each day, parcel management has become an increasingly important part of everyday living.

That can create a range of frustrations. A missed delivery often means making time to collect a parcel elsewhere, while packages left unattended in foyers or mail areas can create clutter and increase the risk of theft. What seems like a minor inconvenience can quickly become a recurring issue for residents who shop online regularly.

It's one of those details that rarely features in a display suite but can have a noticeable impact once residents move in.

As a result, buyers are beginning to look beyond traditional apartment features and consider how a building supports day-to-day convenience, including whether there are secure options for receiving deliveries.

Australia Post's Parcel Lockers provide one solution.

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Rather than having a parcel delivered directly to an apartment, eligible deliveries can be sent to a nominated Parcel Locker. Once the parcel arrives, residents receive a notification through the AusPost app or SMS and can collect it using a QR code or one-time PIN at a time that suits them.

The Parcel Locker network now includes more than 1,500 locations nationwide, with installations at Post Offices, shopping centres, transport hubs and an increasing number of residential developments. By providing a secure collection point, Parcel Lockers help reduce missed deliveries and avoid parcels being left unattended in common areas.

For developers, parcel infrastructure is becoming another way to improve the resident experience. Rather than relying on concierge staff or leaving parcels in communal spaces, secure collection points help streamline deliveries while preserving the presentation and functionality of shared areas.

For buyers, it's a reminder that the best apartment features aren't always the most obvious.

A generous floorplan or quality finishes might help narrow the shortlist, but the conveniences that simplify everyday life, whether that's EV charging, secure bike storage or reliable parcel delivery, often become the features residents appreciate most once they're living there.

The apartment feature many buyers don't think about, until their first missed delivery

<a href="https://www.apartments.com.au/developers/hg-developments">HG Developments</a> is doubling down on Maud Street in Newstead, filing plans for a new apartment tower just a few doors down from its under-construction Aire Newstead development.

Recently submitted to Brisbane City Council, the proposal is for an 18-storey building designed by bureau^proberts, which has drawn heavily on Brisbane's subtropical design principles while referencing the suburb's industrial heritage.

A total of 64 apartments are planned for the amalgamated 1,518 sqm site at <a href="https://www.apartments.com.au/new-apartments/17-21-maud-street-newstead-qld-4006">17–21 Maud Street</a>, a short walk from the Brisbane River and Newstead Riverwalk.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="a400c7fd-bd15-48f8-a63b-10ede92efe00" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20bldg.png?VersionId=.0vPmjpbC7CNP7kqGWa6L7rGIwsNExaw" />

"The building is defined by a series of vaulted motifs that reinterpret the arches, colonnades and layered facades evident throughout Newstead's historic built fabric," the Urban Design Report states.

"Combined with recessed glazing and generous balconies, these elements create a layered building envelope that provides shade, weather protection and opportunities for natural ventilation whilst establishing a distinctive architectural identity."

The proposal comprises 64 two, three and four-bedroom apartments across 18 residential levels, positioning it alongside a growing number of taller residential projects transforming Newstead's northern precinct. The tower incorporates extensive subtropical landscaping, with cascading planter boxes, deep planting at street level and a landscaped rooftop recreation area.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="1d8140f4-8b98-45cd-b1b8-1efe8c8e266b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20podium.png?VersionId=VAZtbCoD44YCJ57N99fQCAKeSJx7ldZs" />

Bureau Proberts has prioritised passive environmental design throughout the project, with generous balconies, recessed glazing and operable façades helping reduce solar heat gain while maximising natural ventilation. River views become available from the upper levels, while the building has been orientated to capture prevailing breezes from both the Brisbane River and the west.

The architects say landscape is intended to be integral to the building rather than an applied element.

"Vertical greenery, cascading planter boxes and elevated gardens are woven throughout the architecture, softening the built form and strengthening the connection between residents and the subtropical environment."

"Through the integration of landscape, high-quality materials and passive design principles, the development delivers a refined residential address that celebrates Newstead's heritage character while contributing positively to Brisbane's evolving subtropical identity."

Newstead has remained one of Brisbane's most active apartment markets in recent years, with a number of developers continuing to back the inner-city suburb.

HG Developments is currently delivering the 40-apartment Aire Newstead at 25 Maud Street. Fortis recently launched the 65-apartment <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a> on Kyabra Street, while builder-developer BPG and Don O'Rorke's Consolidated Properties are both expected to launch their respective Newstead projects before the end of the year.

HG Developments doubles down in Newstead with second Maud Street apartment development

Walk past a new apartment development promoting its sustainability credentials and it's easy to picture rooftop gardens, mature trees, landscaped courtyards and residents surrounded by nature.

But in many cases, that's not actually what those sustainability ratings guarantee.

Australia's leading environmental rating tools have played a significant role in improving the energy efficiency and environmental performance of buildings. Yet despite their focus on reducing emissions, many don't require developers to include trees, biodiversity or meaningful green space.

In other words, a building can achieve one of the country's highest sustainability ratings while containing little more than concrete, glass and hard landscaping.

That disconnect has led to the emergence of a new movement across Australia's property industry: nature-based cities.

The concept goes beyond designing buildings that consume less energy. Instead, it encourages developers to treat nature as essential infrastructure, integrating biodiversity, tree canopy, living landscapes and green spaces into projects from the earliest stages of planning.

Research has consistently linked access to nature with better physical and mental health, cooler neighbourhoods, improved biodiversity, stronger climate resilience and more connected communities. As Australia's cities continue to become denser, advocates say those outcomes should be considered just as important as energy efficiency.

Nature Based Cities (NBC) was established in 2022 to help accelerate that shift.

Founded by Hamton Executive Chairman Paul Hameister OAM, the not-for-profit was created after research highlighted a significant gap in Australia's sustainability framework. While existing environmental rating tools rewarded energy performance and emissions reductions, they placed little emphasis on the inclusion of living landscapes.

"We've always wanted to do more, and we know other developers who want to do more, but the ESD rating tools just aren't there," Hameister says.

"In Australia, you can have a five-green-star rated building that's concrete and glass with not a blade of grass.

"The focus is on reducing emissions, which is laudable, but there hasn't been enough attention paid to protecting and re-establishing nature. We need both for the health of the environment and for communities."

Since its launch, NBC has developed independent design guidelines and accreditation frameworks that encourage developers to prioritise ecology, biodiversity, tree canopy, walkability and living landscapes alongside traditional sustainability measures. The organisation first focused on medium and high-density residential developments before recently expanding into precinct-scale communities and masterplanned neighbourhoods.

Jan Talacko, founder of sustainability consultancy Ark Resources and a member of the Nature Based Cities Advisory Council, says the initiative addresses an area that has largely been overlooked by the property industry.

"Throughout my 25 years of working collaboratively with all stakeholders in the property sector, I've always favoured a pragmatic approach to sustainable design which encourages initiatives that not only meet environmental expectations but also improve amenity," Talacko says.

"Whilst we are making steady progress in relation to energy and carbon emissions from buildings, there has been much less emphasis on encouraging biodiversity and tackling the urban heat island effect.

"The Nature Based Cities initiative responds to a gap in the suite of tools currently used by the property development sector, which don't provide sufficient incentive, or recognition, for the integration of landscaping and greenery."

For apartment buyers, the shift is also changing the questions worth asking.

Rather than assuming a sustainable building will naturally include abundant green space, buyers are increasingly being encouraged to look beyond environmental ratings and ask what nature is actually being delivered. How much tree canopy will the development create? Has biodiversity been considered? Are landscaped spaces designed for people as well as appearance?

As Australia's cities continue to grow upwards and outwards, the next generation of sustainability may not simply be measured by lower emissions, but by how successfully developments bring nature back into everyday urban life.

Staff reporter

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