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GUEST OBSERVATION
Who will build Australia’s 5G mobile phone network?
Not Chinese telecommunications infrastructure company Huawei, which was recently excluded from involvement via a statement from then acting Home Affairs Minister Scott Morrison – now prime minister – and Communications Minister Mitch Fifield.
Australia’s 5G is likely to be up and running sometime in the next few years, with some trials already underway.
Nevertheless, widespread rollout needs equipment to be purchased, tested and deployed. It needs sites to be obtained for base stations. It needs software upgrades to billing and management systems. So it’s likely to be a little way off yet.
The nuts and bolts of a network
5G will have the same high level architecture as previous cellular networks, but the intricate details are very different.
In very simple terms, a cellular mobile network consists of three components: mobile devices, a radio access network and a core network.
The mobile device might be a smart phone, tablet, or a computer with a USB dongle, but could also be a low-cost sensor with a simple transmitter.
The radio access network consists mainly of base stations (mobile phone towers), and is connected to the core network. The base station uses radio waves to relay communications between the mobile device and the core network. The area covered by a base station is called a cell.
The core network’s main role is to set up communication with other devices and other networks, user management and record information for billing.
Each generation of cellular networking has introduced radical changes to what the network does and how it does it.
Previous generations have seen communications moving from analogue to digital, have introduced data services, have moved to a simplified architecture, have increased the data speed available to end users and increased bandwidth efficiency.
How is 5G different?
Many of the changes introduced by 5G will be in the base stations and core network. These are less apparent to end users, but very important for the network operators.
5G will make use of much higher frequencies for radio communications than has been used in cellular networks in the past.
Since higher frequencies attenuate (weaken) with distance more rapidly than lower frequencies, 5G will use much smaller cell sizes than previous generations. In urban areas cell sizes might only be a few hundred metres in diameter.
Small cell sizes make available previously unused radio frequencies – but introduce additional complexity in managing interference and handover of mobile stations from one base station to another.
5G will also support very large numbers of devices per cell. One of the working parties developing 5G standards specifies a minimum of one million devices per square kilometre.
Being able to support such large numbers of devices is important for the “Internet of Things” – where household devices and machinery are also connected to the internet.
5G will make use of sophisticated signal processing techniques such as Multi Input, Multi Output (MIMO) antennae – which will improve the efficient use of bandwidth.
Because the frequency is higher, the wavelength is smaller (around one millimetre). Optimal antenna size is related to the wavelength. Small wavelengths mean more antennae can be used per mobile node than has been possible in the past which is the basis of MIMO.
Another significant change for 5G will be to centralise much of the processing that in the past was carried out at the base stations. Dealing with the high density of devices and doing sophisticated processing requires a great deal of computing power. Rather than having each base station doing it, the raw data will be transmitted to a central location and be processed there.
China’s Huawei has taken a leading role in the development of 5G. It has made substantial contributions to the standards development process and has been among the first to carry out substantial trials.
China is expected to be the largest global market for 5G with some predictions of more than 400 million connections by 2025.
Will my phone service improve?
Once it’s up and running, the main change for 5G users will be increased speed and reduced delay.
Plans are for peak data rates of around 20 gigabits per second (Gbps) down to the receiver, and 10 Gbps up to the base station. The delay (the time taken to get a packet from the mobile device to the base station) will for most users be less than 4 milliseconds.
Fixed wireless setups are already operating in Europe that use technologies we know will be used in 5G.
However, even though we know what technologies 5G will use, the detailed standards for mobile cellular networks are still to be formalised. Without them, companies cannot produce networking equipment and handsets.
Telecommunications companies need to find sites for the base stations, install the systems and upgrade their software. Consequently, we are still a few years off widespread deployment.
And we don’t know who will build it in Australia.<img src="https://counter.theconversation.com/content/102199/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
Philip Branch, Associate Professor in Telecommunications Engineering, Swinburne University of Technology
This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/what-is-a-mobile-network-anyway-this-is-5g-boiled-down-102199" target="_blank">original article</a>.
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j.ballantyne1990-6AQqhLzZaK

What is a mobile network, anyway? This is 5G, boiled down: Philip Branch

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An Encounter Bay colonial style cottage on a 700 square metre block that was listed for $279,000 by mortgagees has gone under contract.
It was offered by John Mowling from LJ Hooker.
It last sold at $240,000 in 2009.
Situated at <a href="https://www.realestate.com.au/property-house-sa-encounter+bay-128840694" target="_blank">16 Higgins Street, Encounter Bay</a>, the late 1980s South Australian home comes with open plan living room, kitchen with dishwasher, three bedrooms, and rear covered deck.
Other features include single car garage, double colonial doors, and ceiling fans.
The suburb's median house price sits at<a href="/developments/encounter-bay-sa-5211"> $356,000</a>, according to CoreLogic. 
It was a $290 a week rental in 2016.
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Colonial-style Encounter Bay cottage sold by mortgagee

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Ray White agents across Australasia achieved $3.4 billion in sales during August, which was the same tally as July.
However it was down on last August.
The last month of winter in 2017 saw the headline sales figure for Australia and New Zealand come at $3.67 billion, which was up nine percent compared to 2016.
At the time it was noted August 2017 "had produced a better result than many might have expected."
This week Brian White noted "while well below the result last year, it supports our view that the market may well have now adjusted."
Brian White, chairman of real estate agency Ray White, said the majority of the market correction had already happened.
“There has been an adjustment and I believe that much of that adjustment has been made,” Mr White said.
“The speed of the growth in Sydney and Melbourne was unsustainable.
"We are experiencing a healthier market.”
Markets outside Sydney and Melbourne had been resilient. 
“Only an explosion in interest rates would pull the market down significantly,” he said.
State based figures were not available for August 2018.
But in August 2017 New South Wales sales had lifted 18 per cent year on year to $1.259 billion. Sales volume in Victoria jumped 30 per cent to $647 million.
In August 2017 Queensland’s sales came in at $696 million, just $2 million shy of the same time in 2016. Tasmania booked $10 million, while Western Australia reported $84 million and South Australian sales came in at $117 million.  Its New Zealand network reported $629 million in August 2017, down 13 per cent on the same period in 2016.
 
 
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Ray White see August 2018 sales dip

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A modern one bedroom apartment has been offered by mortgagees for sale with a price guide of $300,000 to $330,000.
It has been listed by Steven Lee and John Pratt from Dixon Kestles South Melbourne.
The home has been scheduled for auction on September 22.
The 50sqm apartment at <a href="https://www.realestate.com.au/property-apartment-vic-docklands-129101902" target="_blank">707/815 Bourke Street</a> features spacious lounge and dining, generous bench space, and large balcony. 
It is only one block from the Marina and within walking distance to cafes, convenience stores and famous eateries.
The home last sold for $460,000 in 2010.
The suburb's unit price sits at <a href="/developments/docklands-vic-3008">$575,000</a>, according to CoreLogic. 
 
 
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A one bedroom Docklands apartment has been offered by mortgagee

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Adelaide rose to the top of the quarterly performance stakes over the three months to the end of August, according to CoreLogic.
It took the mantle from Hobart where values have posted two consecutive months of subtle falls.
Adelaide dwelling values were half a percent higher over the past quarter.
<img src="https://www.urban.com.au/images/2018/9/3/CL%20Dwelling%20Values%20over%20time.JPG" alt="">
CoreLogic found that the median house price in Adelaide was $466,813 and an example of this was the sale of 9 George Court Adelaide (pictured above). 
The two bedroom one bathroom house, located in the Adelaide CBD, sold for $501,500 after less than 100 days on the market.
The holding is set on 91 sqm.
 <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/2018/9/3/CL%20ADL%202.jpg" alt="">
Another example of this median price being accurate is 58 Corryton Street Adelaide (pictured above).
The one bedroom one bathroom cottage was built in the 1880's and sold for $430,500 in late July.
It was on the market for 161 days and was passed in at auction in February this year.
<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/2018/9/3/CL%20ADL%203.jpg" alt="">
The median unit price in Adelaide is over $100,000 less, sitting at $324,477.
The 612/185 Morphett Street Adelaide (pictured above) apartment sold for $290,000 last month after almost two years on the market.
Part of The Gallery this sixth floor 1 bedroom 1 bathroom apartment has 17 sqm of floorspace and was build by Century 21.
<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/2018/9/3/CL%20ADL%204.jpg" alt="">
The apartment at 1/128 Gilles Street Adelaide (pictured above) has recently sold.
The one bedroom one bathroom property sold for 335,000 in early August.
It was on the market for over half a year and had $359,000 hopes in it's the most recent listing.
<img src="https://www.urban.com.au/images/2018/9/3/CL%20Dwelling%20Value%20Index.JPG" alt="">
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Adelaide becomes the nation's property hotspot

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Macquarie Group has quietly brought to an end its six years as an investor in Mark Bouris-led mortgage and wealth group Yellow Brick Road.
Sources said Macquarie had offloaded its remaining YBR holding, which was less than 5 per cent.
It comes at a time the company faces corporate raider Ron Brierley's Mercantile Investment Company.
At the height of its YBR holding Macquarie owned an 18.4 per cent stake.
Its sell-down began in April with a large tranche of YBR shares secured by Mercantile.
The latest Macquarie YBR divestment also throws into question other parts of the strategic partnership, according to the Australian Financial Review, as YBR talked up the company's prospects, with backing from Macquarie, of becoming a fifth pillar to rival the major banks, claims later played down by Macquarie chief executive Nicholas Moore.
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Mercantile owns almost 20 per cent of YBR.
It pitched its bid at 9 cents cents per share, a 3 per cent discount to where the stock was then trading.
YBR shares are well down from their most recent peak of 17 cents in October last year.
After Bouris rejected the takeover as “grossly inadequate," YBR’s shares rose 10 per cent to 11 cents.
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Macquarie departs YBR

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Bank-owned superannuation funds are losing billions to industry funds a response of customers in response to their misbehavior that has been revealed at the banking royal commission.
AustralianSuper says it received more than $1 billion from new customers in each of July and August – double the amount of the same time last year.
Chief investment officer Mark Delaney said the gains were due to transfers out of retail funds.
"We can see where the money is coming from," he told Fairfax Media. "It's money being rolled in and it's coming from retail providers."
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<div class="cq-article-content-media section">With more than $140 billion in funds under management, AustralianSuper is already the nation's largest super fund.</div>
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In the June quarter, the value of industry funds surpassed retail funds for the first time; the sectors hold $632 billion and $622 billion respectively.
It appears while industry super executives were called before the royal commission they emerged largely unscathed.
Hostplus was found to have fallen below community standards when it sought to keep low-balance members in the fund.
Hostplus had been riding a wave of popularity generated by author Scott Pape, better known as The Barefoot Investor.
The Hayne royal commission gave industry super funds a surprisingly "cursory" examination, says former union boss Paul Howes.
KPMG wealth chief and former union boss Paul Howes told Fairfax Media he was surprised at "the significant amount of time that was dedicated to retail funds versus quite a cursory amount of time on industry funds."
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Howes said consolidation of industry funds was the most important issue faced by the super sector and yet the commission spent comparatively little time exploring it.
<div id="article-inline-ad" class="adWrapper">"We have 238 APRA-regulated funds in a country of 25 million people," he said.</div>
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"It is insane, and it is an indictment on our sector and the regulator that so many exist.
"What also surprised me was the lack of focus on returns," he said.
"I felt they talked a lot about fees ... transparency and disclosures, but ultimately the $2.7 trillion question for the sector is about returns. It was almost like the elephant in the room that was never mentioned."
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After cursory examination, Hayne royal commission triggers influx of billions into industry super

<html><body>Recent out-of-cycle rate hikes may be cushioned by subdued property prices with experts and economists predicting the downturn in Sydney and Melbourne to last 20 months on average, according to finder.com.au, the site that compares virtually everything.  In this month’s survey, experts and economists were asked to estimate how long the property downturn in Sydney and Melbourne will last, with the average prediction coming in at 20 months, or nearly two years. However, the downturn may last longer in Sydney with a slightly higher proportion of panellists believing the downturn will last 24 months or more in Sydney (9, 56%) compared to Melbourne (8, 50%). This pairs with greater positive sentiment for housing affordability with 43% of economists feeling positive about this metric, up from just 5% in March 2018 according to finder’s Economic Sentiment Tracker. <img src="https://lh6.googleusercontent.com/GGNPBSrOscmFBiMdZ0hkTADJdxrkDA8qdhUmnGl-jb2Q59PF0O3aWN7t6t2W3ATgkusIzAEj_jRjyffBE6ZoKNrO57Q01dia01Acx5ubBD1MDWaoFVMpqGVlQP2UOVV9a9mQUQQ" width="552" height="359" data-imagetype="External"> Graham Cooke, Insights Manager at finder.com.au, says falling property prices in some of the capital cities means the outlook for housing affordability has improved. “Only 4% of experts feel negatively about this metric, which represents a huge improvement since March this year. <img src="https://lh4.googleusercontent.com/FL-u8Gtfb1J1w5DfKhbrabHbpi-BaWFrWvsWBYkrv4gHsSuGxzXEhkZ54xJWN2LAQaDRXpxXmuFcXlTbWOwRzSttgq548UE2flgmk0IoVklVNXtcdYGTJUtpnTbhL-eFDJ8G_2s" width="553" height="385" data-imagetype="External"> “While the out-of-cycle rate movements aren’t promising for first home buyers, this may be offset by a cooling market as now could be the time for them to get in while prices are low. “For many would-be home buyers, a lower sales price represents a saving that could outweigh the costs of a higher interest rate, so first time buyers may experience some cushioning against rising rates,” he said. Ahead of the board meeting tomorrow (04/09/2018), all 30 members from the finder.com.au RBA survey share the view that the cash rate will be held for the 25th consecutive month.  Cooke said while it’s likely the Reserve Bank will hold the cash rate, this hasn’t stopped lenders from lifting rates independently.  “The belief that the cash rate won’t budge combined with increased funding pressure from overseas has spurred Westpac, Suncorp and other major banks to hike mortgage rates out-of-cycle.  “We expect this trend to continue, with the remaining of the big four and other lenders likely to follow suit in the coming days. “Mortgage holders should brace themselves for higher interest rates – it’s not a matter of if, but when.   “Switching to a new provider with a lower rate could pocket you thousands of dollars over the life of your loan, so don’t be afraid to refinance if you’re unsatisfied with your existing or updated interest rate,” he said.  To view out-of-cycle rate rises in August 2018, visit this page. Here’s what our experts had to say: Jordan Eliseo, ABC Bullion: "The RBA will hold interest rates at 1.50% at their next meeting, continuing a run of stability that now dates back over 2 years. Consumer confidence has been hit by the recent political chaos in Canberra, and job growth in the economy will likely slow down in the lead up to the next election, but the RBA is still reticent to cut, despite numerous headwinds the economy is facing." Tim Nelson, AGL Energy: "RBA has stated that it continues to expect inflation to be around 2.25% over the next couple of years as above-trend GDP growth reduces spare capacity in the labour market and there is an associated pick-up in wages growth." Shane Oliver, AMP Capital: "While economic growth picked up a notch in the first half of the year its premature to start raising rates as uncertainty remains around the outlook for consumer spending, the housing cycle both in terms of construction and home prices has now turned down, and wages growth and inflation remain low. So remaining on hold makes sense and this is likely to remain the case for some time to come." Alison Booth, ANU: "Fundamentals have not changed sufficiently to warrant changing the cash rate." Richard Robinson, BIS Oxford Economics: "inflation and wages growth is low." Paul Dales, Capital Economics: "The RBA is patiently waiting to see if the unemployment rate falls as it is hoping and inflation rises back to the 2-3% target rate. I suspect it will be waiting for a long time yet." Saul Eslake, Corinna Economic Advisory: "The RBA has made it clear that although it thinks the next move in interest rates will most likely be up, it is in no hurry to act on that inclination. And nothing has happened since the last meeting to have prompted them to change that view." Peter Gilmore, Gateway Bank: "The economic fundamentals remain largely unchanged." Mark Brimble, Griffith Uni: "No reason to move with inherent weakness in the economy exacerbated by political and regulatory uncertainty both domestically and internationally." Peter Haller, Heritage Bank: "There is no reason for the RBA to change rates at the present time." Paul Bloxham, HSBC Bank Australia Limited: "Inflation is still below the target band." Alex Joiner, IFM Investors: "The RBA finds itself between a rock and a hard place, the economy does not as yet justify higher policy rates, but equally it can not foster any better conditions that might see inflation accelerate more quickly because of the financial stability constraints it has, rightly in my view, it has also chosen to focus on." Michael Witts, ING Bank: "Despite the increase in mortgage rates from one of the majors, this is unlikely to alter the RBA stance." Leanne Pilkington, Laing+Simmons: "There’s no compelling reason for the RBA to adjust the official cash rate at this time. Of greater interest is the approach the banks are taking with their lending terms. Some are cutting fixed rates in an attempt to build market share. Honeymoon interest rate deals are in vogue to attract first home buyer attention, but it’s necessary to crunch repayment numbers based on the actual rate you’ll be paying once the honeymoon is over. There’s significant rate movement irrespective of the RBA at the moment." Nicholas Gruen, Lateral Economics: "That's what they keep saying they'll do." Mathew Tiller, LJ Hooker: "No major changes to economic conditions over the past months will see RBA hold the cash rate steady. In addition banks and lenders continue to change their interest rates independently of the RBA." Michael Yardney, Metropole Property Strategists: "There is no reason to alter interest rates. Our weakening housing markets, low inflation rate and soft wages growth suggest no rise in rates is imminent in the medium term. If anything this would dampen already sluggish consumer confidence which has already taken a hit over the last month." Mark Crosby, Monash University: "The RBA has signalled its intent to hold rates for some months yet, though it is good to see some discussion about whether the current inflation target remains appropriate." Dr Andrew Wilson, My Housing Market: "Macro environment relatively unchanged although out of cycle rate rises will be closely monitored by RBA if the level of increases impacts already constrained consumption." Alan Oster, NAB: "The RBA has stated that for the time being, they wish to be a source of stability and confidence in the economy. Rates are low and supporting economic growth which should see employment continue to grow and the unemployment rate decline further. At present there appears to be some degree of spare capacity in the labour market with relatively weak wages growth and inflation only just around the bottom of the RBA’s target band. The RBA is likely to continue this on this track until it is convinced spare capacity has fallen, wages growth is lifting and inflation rising more generally. This is only expected to occur gradually." Jonathan Chancellor, Property Observer: "The central bank doesn't need to make any move." Matthew Peter, QIC: "While the RBA is clearly on hold for the time being, the market is not pricing a rate hike until 2020. But with growth picking up, the labour market tightening and the AUD heading to US70c, the RBA will surprise markets with a rate hike, probably as soon as the June quarter of 2019." Noel Whittaker, QUT: "No reason to move either way." Nerida Conisbee, REA Group: "The next move is still likely to be an increase but for now, the economy is not strong enough to start increasing." Christine Williams, Smarter Property Investing Pty Ltd: "We have had a positive effect re unemployment, now under 6% together with a strong outlook in the job sector, both with full time and part-time positions. I feel this needs to stay on an upward trend [for] least 1 more quarter before the Reserve Bank increases rates." Janu Chan, St.George Bank: "Ongoing low inflation and expectations it will stay low for some time allows the RBA room to leave rates on hold." Brian Parker, Sunsuper: "Still plenty of labour market slack, and wage and price inflation not picking up anywhere near fast enough to prompt higher rates." Richard Holden, UNSW: "They should cut but can't. Labor market is weak. Inflation low." Clement Tisdell, UQ-School of Economics: "The Australian economy is not overheated. Demand pullinflation is not at work. Cost push could become a problem. Private interest rates are liable to increase." </body></html>

Sydney price downturn to last two years: Finder survey

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Macquarie's Paraway Pastoral, which made a $39 million profit last year, is close to securing the biggest farmland deal in Australia since the sale of S. Kidman &amp; Co in 2016 to Gina Rinehart.
It is set to acquire the remaining farm assets of Hassad Australia – owned by Qatar's sovereign wealth fund – for close to $300 million.
The Australian Financial Review has suggested the Qatar Investment Authority will become a part investor in a Macquarie-controlled fund that will own the Hassad assets.
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Macquarie and Hassad have declined to comment on the 100,000 hectare deal.
Hassad recently sold its 47,600-hectare farm Telopea Downs to fifth generation family-owned company A.J. &amp; P.A. McBride, brokered by Elders general manager for real estate, Tom Russo.
Macquarie's mooted buy include Hassad's 22,562-hectare Old Bundemar station at Trangie, NSW; the 8244-hectare Barton Station in Moyston, Victoria and the 14,672-hectare grain-producing property Amarinya in Western Australia's Jerramungup.
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Macquarie mooted to secure Hassad's remaining Australian farms

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Purplebricks has appointed of Neil Tavender to the role of chief operating officer in its struggling Australian outpost.
Tavender is a former sales director at UK-based listings portal Rightmove, before he worked as commercial property director at propertyfinder.com.
“Neil Tavender has been appointed to the new position of group COO of Purplebricks to support the growth of the business," a spokesperson said.
"Neil has a wealth of real estate knowledge, combined with many years of Australian board-level sales, marketing and digital experience."
Mr Tavender was granted share options worth approximately $2.5 million on his appointment.
His appointment followed the recent departure of New South Wales-based Brent May, its national sales director.
May had joined "well positioned to draw on his 25 years of real estate experience."
"There is no doubt in my mind that Purplebricks is the smart way to sell property," May had suggested when he was at the low commission agency.
Leaked documents obtained by the AFR earlier this year showed that <a href="/news/low-commission-model-under-scrutiny-as-purplebricks-defectors-leak-internal-sales-documents">NSW agents were struggling to get vendors to sign up</a> despite the low commission policy.
Industry leader Hayden Groves says Purplebricks <a href="/news/purplebricks-arent-offering-proper-agents-hayden-groves">aren't offering proper real estate agents.</a>
The staff shuffle comes as Purplebricks' struggles continue to capture dreadful headlines from aggrieved former staff.
Its numbers have dipped to 90 from its 105 high late last year with many agents quitting because they could not make a living. Jason van Straalen, a former agent at Purplebricks in Australia, is the latest to have claimed the hybrid model will not work in a declining market.
van Straalen has said that he quit after earning less than half of what he was told he would earn.
He has also accused Purplebricks of a bullying culture, as agents struggled to reach targets.
He says he worked 80-hour weeks and secured 67 listings in 13 months, but only managed to sell 20.
van Straalen talked to the Australian Financial Review, which ran the interview originally under the headline: “Inside the Purplebricks sweatshop: former agent accuses it of toxic culture”.
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He also suggested that share options promised after six months did not materialise.
The UK-based Property Industry EYE website has noted the Purplebricks Australian boss Ryan Dinsdale emailed his team alleging that the recent Financial Review story gave it no opportunity to respond.
It was something that EYE did although Purplebricks did not take them up on the invitation.
“You may have seen that the AFR have published another article today," Dinsdale says in his email.
"Despite having a right to respond to such content we were sadly not given any opportunity by the AFR and the article was printed without any balanced, factual comment from Purplebricks.
"We have asked the AFR what their agenda is and why we were not respectfully given the opportunity to respond to this one-sided story.
“In any event, what is clear to me is this article simply highlights that there are a small number of former agents who don’t share our values as a business.”
An earlier email, dated June, from Dinsdale referring to another Financial Review story told staff that selling more than 3,500 homes in Australia indicate the agents were "excelling – this tells us we have a long term future in this market and we are a popular proposition amongst sellers and agents."
“To suggest that traditional agent models are better suited to a slowing market shows a lack of understanding of how Purplebricks works,” Dinsdale added.
van Straalen has now set up his own fixed-fee agency JVS Real Estate.
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Purplebricks lashes out at negative Australia media reporting as unhappy agents keep departing 

An entity directed by HSN's Rafi Assouline and Rebel Property's Allen Linz has filed plans for an impressive new precinct in Woolloomooloo.

The major mixed-use development would transform a prominent William Street site into a new residential village anchored by affordable housing and a large public park.

The proposal, submitted as a State Significant Development Application, covers 164-172 and 174-194 William Street, a 6,398 sqm site between Forbes Street and Dowling Street on the southern edge of Woolloomooloo.

Designed by fjcstudio in collaboration with Bangawarra, Studio Bright and Tribe Studio Architects, the scheme would deliver 227 apartments across four residential buildings ranging in height up to 18 storeys, alongside retail space, public domain improvements and a new publicly accessible park.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="0eb59b7c-914a-4a5c-b849-3a56749f5e93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.18.51%E2%80%AFAM.png?VersionId=mxM6EEqeoLjrCiTlCzTKTvzpKuh6kSkH" />

It's another design scheme for Rebel, who took <a href="https://www.apartments.com.au/news/nsw/first-look-rebel-property-group-takes-woolloomooloo-precinct-to-nsw-government">concept plans to the NSW Gov late last year</a>.

The latest plans will be a mix of 167 build-to-sell apartments and 60 affordable apartments, with the affordable housing component representing 15 per cent of the project's gross floor area. The apartment mix includes 12 one-bedroom, 53 two-bedroom, 89 three-bedroom apartments and 13 penthouses, while the affordable housing component would comprise 42 one-bedroom and 18 two-bedroom apartments.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="3b3d4553-8a8c-4af5-aa8c-519ffb1e28c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.12%E2%80%AFAM.png?VersionId=_Yb6ibN7eDnOtQjCNDK2eviORa4qzgv." />

Rebel Property is seeking to take advantage of the NSW Government's infill affordable housing bonus provisions under the Housing SEPP, which provide additional floor space and height in exchange for the delivery of affordable housing for a minimum of 15 years. The planning pathway allows a 30 per cent increase in floor space ratio and building height where 15 per cent of the development is dedicated to affordable housing.

&nbsp;

At the centre of the development is a 1,356 sqm sunlit public park designed to become a new community gathering space at the gateway to Woolloomooloo. The park would be complemented by a network of pedestrian laneways connecting William Street with the surrounding streets, improving permeability through what is currently a largely impermeable block.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="257af931-a393-4007-8c6d-7219796df58d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.51%E2%80%AFAM.png?VersionId=KAHy94GrhaReFsWTGDKfy39EDJ8gEEv4" />

The design team says the public domain has been heavily influenced by the site's topography and Aboriginal cultural heritage, drawing on the escarpments, gullies and landscape characteristics that historically defined the area before urbanisation. The landscape design has been developed in partnership with First Nations consultancy Bangawarra.

The project would be delivered across four separate buildings. The William Street East and William Street West buildings, designed by fjcstudio, would contain the majority of the apartments. Melbourne-based Studio Bright has designed the Forbes Street building, while Tribe Studio Architects is responsible for the Dowling Street building.

Rebel had secured approval for the concept plans late last year.

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

A locally heritage-listed furniture showroom on Water Street is set to become the centrepiece of a new mixed-use residential development as local developer&nbsp;<a href="https://www.apartments.com.au/developers/keylin-group">Keylin</a> seeks approval for <a href="https://www.apartments.com.au/new-apartments/lotus-on-water-street-290-water-street-fortitude-valley-qld-4006">Lotus on Water Street</a>, a 15-storey project on the Fortitude Valley side of Spring Hill.

The proposal spans 290 Water Street and 137-141 Warry Street, combining several properties into a 2,869 sqm site that sits between Fortitude Valley, Spring Hill and the rapidly evolving Victoria Park precinct. Keylin's plans would deliver 132 apartments alongside new retail, hospitality and commercial space, while retaining and repurposing the historic Brunswick Home Furnishers Showroom that fronts Water Street.

Designed by <a href="https://www.apartments.com.au/architects/jackson-teece">Jackson Teece</a>, Lotus on Water Street comprises a 12-storey residential tower rising above a three-storey podium and communal rooftop terrace. The development includes 76 apartments classified as multiple dwellings and a further 56 units proposed as short-term accommodation, designed to be flexibly used as either accommodation or permanent residences. The apartment mix comprises six one-bedroom, 54 two-bedroom and 16 three-bedroom homes.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="9822bb79-6c49-49c9-95ba-319e8c8d81c3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20front.png?VersionId=ioW8zbN4UVebbLetTFuv92t.HkdgfR5e" />

Residents would have access to an extensive rooftop recreation level spanning more than 1,200 sqm of communal open space. Plans include a pool, gym, sauna, infrared sauna, yoga area, library, private dining room, barbecue facilities and landscaped entertainment spaces, making the rooftop the project's largest shared amenity offering.

At street level, the proposal focuses on the adaptive reuse of the heritage buildings along Water Street, where 518 sqm of retail and commercial space is planned across shop, office and food and drink outlet uses. A permeable residential lobby would be positioned between the retained heritage buildings, creating a pedestrian connection between the historic streetscape and the new tower behind.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="269cf3e0-7d13-48bf-a318-05a00deb5c10" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20podium.png?VersionId=DLXmTCLsp6GOcLpQ0h.0z7wKCw59EhN_" />

The heritage retention strategy is central to the scheme. The development application notes that the Brunswick Home Furnishers Showroom and adjoining heritage buildings will remain, with only non-significant structures on the site earmarked for removal under a previously issued Heritage Exemption Certificate. Levels one and two of the new podium are recessed behind the heritage façades to maintain their prominence within the streetscape.

Jackson Teece has drawn inspiration from the site's manufacturing history when designing the podium. The planning documents state that the façade incorporates perforated metal screening that references the woven and rattan furniture historically produced on the site. Cascading and climbing plants are integrated throughout the podium to soften the building's presentation and screen parking levels behind. The landscape strategy also informs the project's name, Lotus on Water Street, drawing on the historic Spring Hollow waterholes that once ran through Spring Hill and the blue water lilies associated with Meeanjin, Brisbane's traditional name.

The proposal also incorporates the neighbouring property at 141 Warry Street, currently occupied by a healthcare service. The existing building would remain, with nine dedicated parking spaces allocated within the new development to support its ongoing operation. In total, Lotus on Water Street proposes 117 car spaces, including 110 resident spaces and seven visitor bays, alongside 100 bicycle spaces.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="70cf07bc-4fd8-4e70-92dd-be8b21c4e4f0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20site.png?VersionId=txlxrJImM0Sm_vTzHVKh5DDUkyL_CiiA" />

The site sits within the Spring Hill East Precinct of the Spring Hill Neighbourhood Plan and is positioned around 650 metres from both Fortitude Valley Station and Exhibition Station. It is also within walking distance of the King Street precinct, Royal Brisbane and Women's Hospital, Herston Quarter and Victoria Park, which is earmarked to become a major venue precinct ahead of the Brisbane 2032 Olympic and Paralympic Games.

Planning documents describe the location as a key gateway between Spring Hill and Fortitude Valley and highlight the area's increasing importance as new transport infrastructure and Olympic-related investment reshape Brisbane's inner north. The development team argues the project will contribute additional housing supply while activating a section of Water Street that has historically received less investment than other parts of the Valley.

Keylin has become increasingly active across Brisbane and southeast Queensland, assembling sites in strategic inner-city locations. They are currently selling and delivering <a href="https://www.apartments.com.au/new-apartments/oria-spring-hill-447-gregory-terrace-spring-hill-qld-4000">Oria Spring Hill</a>, just over 140 apartments due for completion in 2027.

Keylin plans heritage-led Lotus on Water Street apartment development in Fortitude Valley

Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Staff reporter

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