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Gavin Rubinstein is whispered to be heading to Woollahra where he will still operate under the Ray White network.
He is destined for Queen Street, Woollahra, the upmarket district where Randall Kemp has fronted the national brand from Moncur Street.
Kemp and Rubinstein are suppose to work collaboratively, as Rubinstein seeks listings in Bellevue Hill, Rose Bay, Vaucluse, Dover Heights, Double Bay and Bondi.
Rubinstein, along with his current five members of The Rubinstein Group, has been with Ray White Double Bay for more than a decade. 
His only recent social media tweet has been: Don’t follow the path. Blaze the trail. 
It is understood he will own the agency business.
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There have been recently denied suggestions that the White family Ray White head office was "mortified" at the prospect of losing Rubinstein from the group where he has been the top seller for the past six years.
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<div class="m_-4316370515819688225gmail_signature" dir="ltr" data-smartmail="gmail_signature">Gavin Rubinstein's departure from Ray White Double Bay was announced by Ray White Double Bay’s managing director, Elliott Placks late last month.</div>
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“We have enjoyed watching Gavin and his team grow and develop over the years. Our business is like family, and sometimes you have to let them go to grow,” Mr Placks said.
Rubinstein, 31, celebrated 10 years in the real estate industry in 2017, and was just nine months short of 10 years with Ray White Double Bay.
Rubinstein ranked as the number one residential salesperson in all of Australia for Ray White in the past six years.
Placks described the departure as simply “a parting of ways” having briefly initially been reported as describing it as a “divorce”.
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“It’s not an ugly divorce in any sense,” he reportedly said.
“Our values have shifted over the past six months and we’ve decided to part ways."
Rubinstein’s current listings go to May 23 auction.
Last October Rubinstein was featured on the front cover of the local paper, described as "a celebrity in the dazzling world of eastern suburbs property."
There has been no comment forthcoming from Placks on Rubinstein's repositioning, but the two were increasingly engaged in competitive pitching for the same listings when they both operated out of the Double Bay office.
Ray White Double Bay has <a href="/news/ray-white-double-bay-hire-gavin-rubinstein-replacement">recently recruited Alan Fettes</a> from Ballard Property Group.
 
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Gavin Rubinstein heading to Queen Street, Woollahra under Ray White banner

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GUEST OBSERVATION
The lowest blow of this election campaign may have come from a firm of real estate agents that abused its position of trust to scare renters about Labor’s proposed negative gearing changes.
If you are one of those renters, relax. You have nothing to fear from the changes. You might even benefit from them. The only interests the real estate firm is protecting is its own.
<a href="https://images.theconversation.com/files/274660/original/file-20190515-60541-2j3qx4.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip" target="_blank"><img src="https://images.theconversation.com/files/274660/original/file-20190515-60541-2j3qx4.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=237&amp;fit=clip" alt=""></a>
Letter from Raine &amp; Horne principal Graham Cockerill. <a class="source" href="https://www.propertyobserver.com.au/https://twitter.com/samanthamaiden/status/1127827648451715074" target="_blank">Samantha Maiden, Twitter</a>
Late last week Raine &amp; Horne principal Graham Cockerill wrote to tenants saying Labor’s changes would be “devastating” and including material from the Real Estate Institue of Australia warning of what might happen if “the planned changes to negative gearing do go ahead”.
“The fall in property prices will decrease the value of 18 million Australian’s retirement nest eggs,” and “rents will rise” the material warns. “Further, government savings will be less than estimated, unemployment will rise and our whole economy will be in jeopardy.”
Other renters have received official looking material apparently sent by the Liberal Party reading “Final Notice: Rent Increase”.
<a href="https://images.theconversation.com/files/274574/original/file-20190515-60557-16beq7g.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/274574/original/file-20190515-60557-16beq7g.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
<a class="source" href="https://www.reddit.com/r/brisbane/comments/bofcll/i_received_this_piece_of_fear_mongering_political/" target="_blank">Apotheosical, Reddit, Tuesday May 14</a>
It’s a jumped-up scare campaign. But some renters may give it more credibility than it’s worth because some of it comes from the people who normally notify you when your rent is going up.
Here are some facts.
Labor’s policy will not raise rents.
Real estate agents don’t decide rents, landlords do.
The Labor policy won’t fundamentally change the balance of supply and demand in the rental market.
Yes, if there are fewer cashed-up investors that might mean fewer rental properties. But those properties won’t disappear – home buyers will move in, so there will be fewer renters.
And the policy shouldn’t reduce the supply of new homes, because most investment lending goes to existing rather than new homes. Labor’s policy actually leaves in place the tax breaks for people who invest in new homes.
Some of the renters targeted by Raine &amp; Horne might be saving to buy a home. If you are one of them, here are some more facts.
Labor’s policy will help renters buy houses
You stand to benefit from the Labor policy. If there are fewer taxpayer dollars in the hands of property investors, that will boost your prospects of being able to buy a home yourself.
If there is reduced demand from investors, house prices will fall. The fall will be modest – we at Grattan Institute calculate it will be <a href="https://theconversation.com/confirmation-from-nsw-treasury-labors-negative-gearing-policy-would-barely-move-house-prices-116736" target="_blank">in the range of 1% to 2%</a>. The Commonwealth and NSW Treasuries estimate similar modest price falls.
So what about the headlines you might have seen about 10% or 20% price falls?
All those estimates were prepared by – or paid for by – the property industry. If you detect a pattern you are right. Well-resourced property groups that stand to lose from capital gains tax and negative gearing changes have been muddying the water for a long time now.
The industry talks its own book
Here are a few facts that real estate agents aren’t rushing to tell you. Negative gearing and the capital gains tax discount work together to create a very generous tax regime for the property industry. Investors write off their losses after interest costs in full against the taxes on their wages. But when they sell, they only pay tax on half their gain. Given strong growth in property prices and low inflation, some wage earners <a href="https://grattan.edu.au/wp-content/uploads/2016/04/872-Hot-Property.pdf" target="_blank">end up paying less tax</a> than if they had not invested at all, despite the profits on the investments.
And like most tax concessions, people with higher incomes benefit the most. That’s why the share of anaesthetists negatively gearing is almost triple that for nurses, and the average tax benefits they receive are around 11 times higher.
The end result is that the government has been subsidising investors to buy their second, third or tenth property while at the same time crying crocodile tears about the fact that lots of young people trying to buy their first home are locked out of the market.
The industry claims of rising unemployment and putting the economy “in jeopardy” show a similar disregard for facts. The Labor policies will collect on average an extra A$3 billion to A$4 billion a year in revenue for the government over the first decade, less than a 1% increase in the total tax take. Much of that money will go back into the economy through <a href="https://theconversation.com/labors-costings-broadly-check-out-the-days-of-black-holes-are-behind-us-thankfully-116904" target="_blank">reductions in other taxes or increases in spending</a>. Any negative overall effects from the higher levels of tax will be imperceptibly small across a A$1.8 trillion economy.
There is, however, one industry that might go backwards.
Real estate agents take healthy commissions from housing investors. Investors, particularly negatively geared ones, also turn over properties faster than homeowners. So real estate agents benefit when there are more properties in the hands of investors and fewer in the hands of homeowners.
Don’t be scared by the real estate agents’ campaign. Labor’s negative gearing policy won’t raise your rent. And if you’re trying to buy your first home, it just might boost your chances.
<a href="https://theconversation.com/profiles/danielle-wood-147710" target="_blank">Danielle Wood</a>, Program Director, Budget Policy and Institutional Reform, <a href="http://theconversation.com/institutions/grattan-institute-1168" target="_blank">Grattan Institute</a>
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/real-estate-agents-targeting-tenants-is-the-lowest-of-the-low-blows-during-election-2019-117188" target="_blank">original article</a>.
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Real estate agents targeting tenants is the lowest of the low blows during election 2019: Grattan Institute's Danielle Wood

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Four Australian capital cities rank in the top 23 cities around the world for luxury residential price growth, according to the latest global research from Knight Frank.
The Knight Frank Prime Global Cities Index – Q1 2019, revealed Brisbane was ranked 14 for luxury price growth, followed by Sydney (18), Melbourne (22) and Perth (23).
Overall the index increased by 1.3% in the year to Q1 2019, its lowest average annual rate of growth since Q4 2009, and down from 1.8% in the previous quarter.
Knight Frank’s Head of Residential Research Australia Michelle Ciesielski said although it was still rising, prime global residential price growth had continued to moderate due to political and economic headwinds, the rising cost of finance and more property market regulations around the world.
“The Australian luxury market continues to perform well, with Sydney, Melbourne, Perth and Brisbane all recording growth in luxury residential prices higher than the overall average of 1.3% in the 12 months leading up to the end of March this year."
“Despite a recent cooling of the market in Sydney and Melbourne, these markets recorded yearly price growth of 2.4% and 1.8% respectively, while Brisbane recorded year-on-year growth of 3.2% and Perth recorded growth of 1.8%.”
Ms Ciesielski added, Australia’s luxury residential markets were expected to continue to perform well going forward, particularly Sydney and Melbourne, where the number of high-net-worth individuals – those with a net worth of more than US$1 million, excluding their primary residence – was expected to grow by 21% from 2018 to 2023 to reach a total of 116,049 in Sydney and 68,888 in Melbourne.
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“Over the past five years four millionaires were created every day in Sydney,” she said. “This is expected to rise to 11 millionaires per day over the next five years."
“In Melbourne, we saw three millionaires created per day over the same period, with projections it will rise to seven millionaires a day over the next five years."
“Perth’s millionaire numbers are expected to double from two per day over the past five years to four per day over the next five years, while for Brisbane the figures will triple from one to three millionaires being created every day over the same timeframe," Ms Ciesielski concluded.
Knight Frank Partner &amp; Head of Residential Australia Sarah Harding said, “Not only will there be more people with more money to buy luxury residential property in Australia, but we have found the majority of buyers in the prestige market across the country are not under the same pressures experienced by those in the mainstream market of minimal wage growth and restrictions on finance from the banks.
“Sydney is continuing to see positive growth in the prestige market, with limited luxury properties suitable for high-end buyers."
“They’re looking not only for superb quality finishes, but smart technology and high levels of privacy within their luxury residences."
“With competition for limited stock, we expect to see positive price growth for luxury homes, albeit at a more sustainable pace than in previous years,” Ms Harding concluded.
European cities accounted for seven of the top 10 rankings for annual growth.
Berlin was the top ranked city, with 14.1% annual growth, while Moscow placed second with 12% growth.
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Berlin leads as Australian luxury property price growth outpaces global average: Knight Frank

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The billionaire hedge fund manager Sir Michael Hintze has bought the Canowindra aggregation in Central Western NSW from Macquarie's Viridis Ag for more than $21 million.
The properties were part of Qatari-owned Hassad’s 100,000 hectare portfolio, which Macquarie’s Paraway Pastoral and Viridis Ag bought in September last year in a deal worth about $300 million.
Just six months after the purchase, a number of the properties it acquired as part of the deal were listed for sale.
The aggregation comprises <a href="https://property.cbre.com.au/properties/canowindra-aggregation-cargo-road-canowindra-nsw-2804/" target="_blank">the 3651-hectare Canomodine on the Belbubula River</a> and 536-hectare Elonera west of Orange.
It will add to the more than 40 properties and 72,000 hectares farmed by Sir Michael's MH Premium Farms (MHPF) in NSW, Victoria and Queensland.
In a rare disposal, MHPF sold Glaisnock, a 1000-hectare mixed farming holding in NSW's south-west slopes, for $8.8 million last November.
In March, Viridis Ag bought the Brudle Park dry-cropping aggregation leased to insolvent farm manager Ceres Agriculture Co paying about $50 million.
Ceres Agricultural Company collapsed with debts of about $175 million including tens of millions owed to Westpac Bank, minutes of the first meeting of creditors show.
Westpac Bank is the largest unrelated secured creditor with a claim of $31 million.
The minutes describe Ceres Ag as "relatively complex with several related party entities forming the group".
Related party creditors include ABP, the pension fund for government and education employees in the Netherlands, which is owed $58.8 million and two trusts - Pegela and Pajiti directed by Vaucluse businessman Garrick Hawkins - owed $28.7 million and $22.7 million respectively.
The minutes also reveal the Oberon-based premium beef, grains and wool producer, which farmed 30,000 hectares across 15 leased properties in central NSW, had experienced financial difficulties for about a year.
Hawkins in late March memo to staff - which was published in the Oberon Review last week - said the business was unsustainable despite his family investing "tens of millions of dollars into the business".
It highlighted the drought as a factor in its recent troubles.
Since Philip Campbell-Wilson and Said Jahani of Grant Thornton were appointed voluntary administrators of Ceres Ag, 49 out of 51 employees have lost their jobs.
"Based on the current creditor register, we have received claims in the amount of circa $175 million owing to creditors, some of which may have security on assets outside the company," said Campbell-Wilson in response to a question at the first meeting of creditors on April 9.
Ceres Ag did not own any of the land it farmed.
 
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Billioniare Sir Michael Hintze spends $21 million on Macquarie's Canowindra aggregation in Central Western NSW

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There were 2300 first home buyers (FHBs) in March across NSW.
The average NSW FHB spends about $465,000 on their purchase, based on the commonly expected 20% deposit and ABS data showing a typical $387,000 NSW mortgage.
There is a lower $359,000 average mortgage in Victoria and $300,000 in Queensland.
The typical Australian first home buyer $342,000 mortgage is around 25% lower than the $462,000 non-first time owner occupier buyer's mortgage.
The ABS data also highlights the price gap between capital cities and the regions.
Sydney established detached house prices sit at around a $900,000 median, with houses in the rest of the state coming in at $466,000.
It is $700,000 for Sydney attached dwellings (terraces, semi and units) with the rest of NSW having a $405,000 median attached dwelling purchase price.
The gap is narrow in Queensland with established detached houses costing $530,000 in Brisbane against $430,000 in the rest of Queensland.
In Victoria, established Melbourne homes cost $705,000 slightly more than double the $350,000 in the rest of the state.
Prime Minister Scott Morrison's proposed deposit guarantee scheme will seek to pioneer a differential recognition of prices across the nation in deciding what priced homes will qualify.
It will have an as yet to be determined different cap on home purchases eligible for the scheme which will underwrite the topping up of buyers with just a 5% deposit who find lenders prepared to lend to them.
The current grants fully fund purchases up to $650,000, petering out on an $800,000 purchase.
The new scheme is likely to attract buyers to think about hiding to the regions and also into apartments in the city.
Urban Taskforce CEO Chris Johnson noted the average apartment in Sydney is likely going to be $400,000 cheaper than the average house.
"So many younger people, including families will see the benefits of a new type of living where they share large gardens, share swimming pools that they don’t have to maintain and often have child care centres next door.”
During March, first home buyers enjoyed the largest share in the Northern Territory, with 42% of owner occupier housing loans.
This was followed by Western Australia (36%), Victoria (30%) and Queensland (27%). 
FHB participation was lowest in Tasmania (20%), followed by South Australia (21%), the ACT (22%) and New South Wales (24%).
With more than 500 first home buyers over the past year, the 2170 Liverpool postcode retains its status as NSW's biggest beneficiary of government grants.
Over 11,000 Liverpool buyers have secured grants to get themselves onto the property ladder since the FHOG's commencement in 2000, introduced in the wake of the goods and services tax.
The outer ring south western buyers have secured $11.7 million in grants and concessions over the past year, and $213 million in the past 19 years.
The median Liverpool house price currently sits at $740,000, with its median unit price $440,000.
Westmead and Campbelltown follow as next busiest FHB hotspots.
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How will the price difference between capital cities and regions impact the new FHB policy?

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A group of investors headed by former Yellow Brick Road owner David Carr has sold the Redcliffe Tavern and First Choice Liquor Superstore in Brisbane's north at a loss.
They sold for $14.5 million having paid $15 million in 2016.
The previous owner, Somerset Properties had bought it from Alceon for $11.5 million in 2014.
It sold in 2013 at $10.65 million.
The latest buyers, Anthony and Julian Vedelago's Wuvulu Property Investments, secured it on a yield of about 7.25% through Savills.
The 1464 square metre freestanding Anzac Avenue building sits on a 2313 square metre site.
It comprises a 643 square metre tavern and 821 square metre liquor store.
It was offered with a 20-year lease to Coles-owned Liquorland plus options to 2049.
The property was developed in 2009.
Nine Entertainment reported Carr played down the sales result and said the investor group had "come out ahead" when the deal was averaged out across a number of pub divestments.
"I don't see it as a turning point for the pub sector," Carr said.
He attributed the weaker sale result to "some uncertainty around the Coles business model in Queensland" during the sales campaign and described the property as more of a retail offering then a pub asset.
Carr runs Sydney wealth advisory firm DBR with Bernard Reilly who was also an investor in the Redcliffe Tavern.
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Investment group led by David Carr makes loss on Redcliffe Tavern sale

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Oscar-winning Mad Max hair designer and make-up artist Lesley Vanderwalt’s Rushcutters Bay apartment has been listed with a $1.65 million price guide.
The two-bedroom, two-bathroom apartment with garage at <a href="https://www.realestate.com.au/property-apartment-nsw-rushcutters+bay-131161146" target="_blank">6/44b Bayswater Road</a> has been listed by Ray White Taylor + Partners.
It has been listed for June 8 auction.
The New Zealander Vanderwalt, who is based on the Gold Coast, paid $985,000 in 2007. 
She won an Academy Award in 2016 for Mad Max: Fury Road alongside Damian Martin and Elka Wardega.
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Oscar-winning hair designer Lesley Vanderwalt’s Rushcutters Bay unit listed

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The next three RBA meetings are clearly live for a rate cut, says the NAB's Alan Oster.
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With its outlook for below trend growth, and below target inflation combined with little further improvement in the labour market, NAB expect the RBA to cut rates twice in 2019, taking the cash rate to a new record low of 1%.
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"We expect a cut by at least August."
"We have left our call for the first cut as July, with a follow up in November." 
However, with the RBA still looking for an improvement in the labour market and monthly figures often volatile, NAB recognise that the timing of the first cut will be especially data dependent.
"On the one hand a marked deterioration in upcoming labour market data as well as weaker national accounts partials, could see the cut brought forward to next month.
"Against that a cut could be delayed to August when the Bank will have observed another quarter of likely weaker GDP growth, a further update on the CPI and a revised set of staff forecasts ahead of the next SMP."
NAB noted labour market indicators should be closely watched, as a turn in the labour market could reasonably be 1.0 expected given the prior slowing in output growth.
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The NAB Survey measure of employment weakened in April and job ads appear to have fallen.
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The NAB reported the impact of the downturn in the housing market was "affecting both output and inflation data.
"The cooling appears to be ongoing, with prices continuing to decline and building approvals continuing to trend down."
NAB expect dwelling investment to record another decline in Q1 following the relatively sharp fall in the last quarter of 2018. 
"Overall we expect dwelling investment to decline by around 20% over the next two years. 
"Alongside this, we expect house prices to decline by another 5% nationally over 2019 and early 2020 before levelling out for a period."
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The report noted capital city house prices have now fallen by almost 10% since peaking in late 2017. 
"These declines have been led by Sydney (down 15%) and Melbourne (down 11%) where the role of investors is much larger and prices saw a much more significant rise. 
"That said, recent months have seen price declines broaden to the other states, with Brisbane and Adelaide having now declined over the year in addition to the ongoing weakness in Perth. In Hobart growth has slowed, but the city remains the standout, with prices remaining well up on a year ago," Alan Oster said.
On the activity side, building approvals continued their trend decline in March, unwinding the spike a month earlier. 
Over the past year approvals are 27% lower and are now 37% below their peak in 2017.
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The decline in approvals is evident across both houses and apartments down 19% and 57% respectively from their peaks in 2017. 
The decline in approvals suggests that activity in the sector will weigh on growth overall as the pipeline of outstanding work is completed.
NAB noted alongside the cooling in the market, housing credit growth has continued to slow. 
Investor lending slowed to just 0.7% y/y in March 2019, while growth in credit extended to owner-occupiers is tracking a little higher but has slowed to 5.7%. 
Overall housing credit has risen by 4.0% over the past year. 
ABS data on the value of new loan approvals has continued to trend down suggesting that credit growth will likely weaken a little further over coming months.
"To date, the adjustment in the housing market appears to have occurred in an orderly fashion – and may have served to reduce the prior build up of risk in the sector," Alan Oster said.
"We see the weakness in prices as having been driven by the earlier tightening driven APRA restrictions, a waning in foreign investor demand as well as affordability constraints themselves. 
"In addition it appears that there are some pockets of oversupply. 
"Going further, we see the cooling in the market continuing with prices declining a little further and also a notable downturn in the construction cycle. 
"Beyond this, we are closely watching for any additional spill overs from this sector to other sectors."
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Next three RBA meetings are live for a possible rate cut: NAB

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New analysis by the Property Investors Council of Australian (PICA) has detailed just how much tax typical property investors pay to governments under current negative gearing and Capital Gains Tax (CGT) rules.
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PICA chairman Ben Kingsley said the council’s modelling showed an average Mum and Dad investor was adding hundreds of thousands of dollars to the public purse over the lifetime of a single investment property.
“The amount of federal taxes property investors pay is extraordinary and will surprise many – and that’s before state based stamp duty and land tax costs are included, adding tens of thousands of dollars more to the bill,” Mr Kingsley said.
“It is clear that property investors do pay well above their fair share in taxes and our concern is that impost on investors is set to blow out even further if Labor’s policies see the light of day.”
PICA modelled their investor tax figures based on current negative gearing and CGT rules assuming assets were held over a standard 30-year loan term.
“Our numbers show while a typical Australian investor will benefit from negative gearing initially, they will be taxed around $167,000 in subsequent years over the full 30 years of modelling,” Mr Kingsley said.
“If fact, their net tax payable from rental income over the life of the investment will be over $138,000 under current negative gearing rules.
“The initial tax benefit in this scenario is around $30,000, before paying the $167,000 over the journey,” Mr Kingsley said.
“If you think about what first home buyers get in grants, stamp duty concessions and the like, it’s very comparable to what investors receive, but investors have to pay a lot more additional tax when homeowners pay nothing more.”
Looking at the Capital Gains Tax impact, Mr Kingsley said under current rules CGT also added significantly to the government’s tax take.
“Our data showed, for example, if the average investing couple sold their asset in the 30th year, under the current 50 per cent exemption rule, they would be paying over $611,000 in CGT.”
<a href="https://www.propertyobserver.com.au/images/2019/5/15/negative%20gearing%201%20.jpg" target="_blank">Click here</a> to enlarge: 
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Source: PICA 
The facts show if Labor wins power on Saturday, it won’t be the wealthy who are funding their election promises, Mr Kingsley said.
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“With the majority of the nation’s 2.2 million property investors earning less than $80,000 a year, Labor’s claim about tax loopholes being for the big end of town are, frankly, insulting,” he said.
“It’s totally deceptive to characterise landlords as ‘the big end of town’ in the lead-up to election day.”
Mr Kingsley said investors have been unfairly targeted throughout Labor’s and the Green’s election campaigns.
“Mum and Dads are tired of being branded as, ‘greedy property investors buying their fifth or sixth property’, when almost 72 per cent only own one,” he said.
“We’re also fed up with being blamed for higher property prices, when historically investors make up just three of every 10 buyers in the market.”
Mr Kingsley said the PICA analysis clearly showed that investors were already contributing plenty towards funding essential services through taxes.
“By releasing this data, we want the Australian public to understand that we certainly pay our way when it comes taxes for government to spend on more hospitals and more schools,” he said.
Mr Kingsley said political attacks via increased taxation on investors looking to self- fund their retirement would have far-reaching economic ramifications for all Australians.
“We agree with research undertaken by the Property Council of Australia regarding Labor’s policy on negative gearing and CGT – that it will force the average Mum and Dad investor out of property, which will reduce demand and have a negatively impact on prices,” he said.
“In addition, the policies will also reduce construction over time, which will force up rents when rental supply tightens.”
In contrast, Mr Kingsley said moves to assist first homebuyers through a recent Coalition policy announcement would prove far more effective than tinkering with negative gearing and CGT.
“PICA supports the First Home Loan Deposit Scheme as a financially astute way to assist first-timers into the market.”
<a href="https://www.propertyobserver.com.au/images/2019/5/15/negative%20gearing%202.jpg" target="_blank">Click here</a> to enlarge:
<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/2019/5/15/negative%20gearing%202.jpg" alt="">
 
Source: PICA 
Mr Kingsley said the new policy, coupled with a variety of other state-based grants and concessions, meant it had never been a better time to be a first home buyer.
"The scheme will assist thousands of people to achieve their dream of home ownership, without drastically reducing the value of that same property, which is the undeniable outcome if negative gearing is restricted to new property,” he said.
"Mark my word, property prices will fall nationwide, and rents will rise if Labor proceeds with its foolhardy policy that will see the wealth of everyday Australians erode overnight."
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How negative gearing property investors pay tax into government coffers: PICA

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The mortgagee in possession of a home in Paralowie, in the north of Adelaide, has secured $209,000.
The 1990s built home at <a href="https://www.realestate.com.au/sold/property-house-sa-paralowie-130551434" target="_blank">42 Magdalena Crescent</a> last traded for $177,500.
It sold for its asking price after 51 days on the market.
Set on 570 sqm, it has two bedrooms, one bathroom and an open plan family and dining area.
The dining space opens to a rear verandah and the yard on 570 sqm.
Paralowie has a <a href="/developments/paralowie-sa-5108">median house price</a> of $302,000, according to CoreLogic.
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Paralowie mortgagee secures $209,000

<a href="https://www.apartments.com.au/developers/consolidated-properties">Consolidated Properties Group</a> (CPG) is approaching the launch of its latest Brisbane riverfront development, Castile, on the dress circle Skyring Terrace in Newstead.

VIP buyers are now being engaged, with a full public sales launch coming later this year.

Positioned as the final opportunity to secure a new absolute riverfront residence on the East bank of Newstead, Teneriffe or New Farm, Castile at 47 Skyring Terrace has been designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> as a timeless addition to the Brisbane skyline.&nbsp;

[smartcode_project:default project_id=150489 project_image_fid=371113]

The name Castile draws on themes of permanence, sophistication and legacy, reflecting a broader vision centred on enduring architecture and timelessness in the rarest of riverfront positions.&nbsp;

CPG Chairman and CEO Don O’Rorke said the project had been envisioned as a future Brisbane icon.&nbsp;

“With 47 metres of direct river frontage and never to be built out views, 47 Skyring Terrace is the definitive address on the Brisbane River,” O’Rorke said.&nbsp;

[smartcode_project:default project_id=150489 project_image_fid=371114]

“Rather than following trend-based apartment design, Castile draws inspiration from Brisbane’s great heritage buildings, reinterpreting classical architecture into a contemporary riverfront landmark designed to stand proudly for the next 100 years,” he said.&nbsp;

The approved development will comprise 227 apartments across a 25-storey tower alongside a boutique six-storey riverfront building of just 12 residences.&nbsp;

Construction is scheduled to commence in September 2026.

[smartcode_project_cta:default project_id=150489]

Joel Robinson

CPG unveils Castile Newstead ahead of upcoming sales launch

Australia’s online shopping habits have shifted dramatically over the last decade. As eCommerce volumes surged, so too did the frustrations that came with traditional parcel delivery: missed deliveries, long Post Office queues, parcel theft and the challenge of being home during business hours.

Australia Post’s Parcel Lockers emerged as one of the more practical responses to that changing consumer behaviour.

What started as a relatively niche delivery option has evolved into a nationwide network of more than 1,400 self-service Parcel Lockers positioned at train stations, shopping centres, supermarkets and Post Offices across the country. The system allows Australians to send, collect and return parcels 24 hours a day, fundamentally changing how many people interact with deliveries.

The appeal is relatively straightforward: flexibility.

Instead of waiting at home for a delivery driver or rushing to a Post Office before closing time, users can direct eligible parcels to a Parcel Locker location of their choice. Once the parcel arrives, Australia Post sends a notification with a collection code or QR access through the AusPost app, allowing customers to retrieve their package at any time within the collection window.

For apartment residents in particular, the system has become increasingly valuable.

Higher-density living has created logistical challenges around deliveries, especially in buildings without concierge services or secure parcel rooms. Missed deliveries are common, while parcel theft has become an increasing concern as online shopping volumes continue to rise.

Australia Post itself has repeatedly highlighted the growing issue of “porch pirates” during peak shopping periods, encouraging customers to use Parcel Lockers as a safer alternative to unattended home deliveries.

That security aspect is one of the key reasons the Australia Post Parcel Locker network has grown so rapidly.

Parcel Lockers are positioned as secure, monitored collection points that reduce the risk of theft while also improving delivery efficiency for Australia Post. Instead of multiple redelivery attempts, parcels can be consolidated into a single secure destination.

The Parcel Lockers themselves are free to use through a MyPost account and support a range of parcel sizes up to 16 kilograms and dimensions of approximately 35 x 44 x 61 centimetres.

Beyond receiving parcels, the system has increasingly become integrated into the broader eCommerce ecosystem.

Customers can now use Parcel Lockers to return online purchases, while retailers have embraced the model as a way to improve delivery success rates and reduce friction in the shopping process. Australia Post has actively expanded partnerships with major retailers and promoted Parcel Lockers as part of a broader out-of-home strategy.

The timing of that expansion aligns with broader changes in Australian shopping behaviour.

The acceleration of online retail during and after the pandemic placed enormous pressure on delivery infrastructure. Parcel volumes reached record highs, particularly during Black Friday and Christmas periods, with Australia Post delivering more than 100 million parcels during peak festive seasons.

That growth forced logistics providers to rethink the “last mile” of delivery, widely regarded as the most expensive and operationally difficult stage of the process.

Parcel Locker systems have increasingly been viewed as part of the long-term solution.

The concept itself is not unique to Australia. Parcel Locker networks have become common globally, particularly across Europe and Asia, where dense urban environments and apartment living create similar logistical challenges. But Australia’s geography and suburban sprawl made adoption slower initially.

Now, however, the convenience factor is driving mainstream usage.

For commuters, Parcel Lockers near train stations allow parcels to be collected on the way home from work. For apartment dwellers, they remove the uncertainty around access and missed deliveries.

The rise of the AusPost app has also streamlined the experience, centralising notifications, tracking and Parcel Locker access into a single platform. Australia Post has increasingly pushed customers toward app-based delivery management, partly as a way to combat phishing scams and fake delivery notifications, which have become more sophisticated in recent years.

The Parcel Locker model is also beginning to influence property development itself.

Parcel management has become a growing consideration in apartment building design, particularly as online shopping becomes embedded in everyday life. Many new residential developments are now incorporating dedicated parcel rooms or Parcel Locker systems into foyers and communal spaces.

For developers, parcel management is increasingly viewed as part of the broader resident amenity offering, alongside gyms, wellness spaces and communal work areas.

That reflects a wider evolution in how residential buildings are designed.

Apartment buyers are placing greater emphasis on convenience, security and operational functionality, particularly in higher-density urban environments. Parcel delivery, once considered a minor operational detail, has become an increasingly important part of that equation.

Australia Post’s Parcel Locker network sits at the centre of that behavioural shift.

What began as a simple alternative delivery option has evolved into a key piece of infrastructure supporting Australia’s growing eCommerce economy and changing urban lifestyles.

And as online shopping continues to expand, the role of Parcel Lockers is likely to become even more embedded in how Australians live, shop and receive goods.

How Australia Post Parcel Lockers changed parcel delivery convenience in Australia

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

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

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

Sammut secures approval for debut Brisbane apartment development in Toowong

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

Staff reporter

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