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

Clonbinane property with pomegranate plantation for sale

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

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

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

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

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

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

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

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

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

The Gold Coast economy has grown by 25 per cent since 2020/21 to surpass $55 billion, but perhaps the more significant story is what sits behind the headline number.

For decades, the Gold Coast has been viewed through the lens of tourism, lifestyle and population growth. The latest State of the City Report suggests that perception is increasingly out of step with reality.

Released by Invest Gold Coast, the report ranks the Gold Coast as Australia's largest non-capital city economy and, perhaps more notably, second nationally behind Sydney for Economic Complexity, a measure that assesses the diversity and sophistication of an economy.

It's a result that places the Gold Coast ahead of Melbourne, Brisbane, Perth and Adelaide, highlighting the extent to which the city's economic base has broadened beyond its traditional industries.

Today, the Gold Coast supports more than 350,000 jobs, is home to over 83,000 businesses and generates $19 billion in annual exports. Manufacturing now accounts for 62 per cent of international export growth, while sectors including health, education, advanced manufacturing, technology and professional services are becoming increasingly important contributors to the local economy.

[smartcode_project:default project_id=150017 project_image_fid=372547]

Gold Coast Mayor Tom Tate said the report confirmed the city's evolution into one of Australia's most significant economies.

"The Gold Coast economy continues to grow at an incredible pace. This is no surprise to those of us who have watched the evolution up close," Mayor Tate said.

"As one of the most entrepreneurial, investment driven and opportunity focused economies in the country our ambition has been realised and possibilities are endless.

"The Gold Coast has built a reputation as the city that says yes. We say yes to investment, yes to opportunity and yes to people who want to build something.

"It's this mindset helping us drive major growth across health, advanced manufacturing, screen production, marine, technology and the knowledge economy."

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While population growth has been one of the defining stories of the past decade, the report points to a broader economic transformation taking place.

The city's knowledge economy now contributes $7.9 billion annually and supports around 31,000 jobs, while the health and wellbeing sector contributes $5.2 billion and employs more than 42,000 people. Together, the six priority sectors identified in the report account for almost $24 billion in economic output and more than 145,000 jobs.

One of the strongest examples is the Gold Coast Health and Knowledge Precinct at Southport. The 200-hectare precinct now contains more than $5 billion worth of health, education, research and innovation infrastructure and supports over 16,000 jobs.

The report also highlights the growing role of advanced manufacturing, particularly in aerospace, defence and modular construction.

Gold Coast-based Gilmour Space Technologies recently became the first Australian commercial company to attempt an orbital launch, while companies including Modscape and ModnPods are helping establish the Yatala-Stapylton corridor as one of Australia's fastest-growing advanced manufacturing hubs.

The city's entrepreneurial culture is also translating into business growth.

Since 2019/20, the number of businesses operating on the Gold Coast has increased by 22 per cent, while firms employing more than 200 people have grown by 80 per cent. The report suggests the next challenge is converting more local start-ups and medium-sized businesses into nationally significant companies.

Development activity remains another key indicator of confidence.

There are currently more than $23 billion worth of major projects underway across the Gold Coast, supported by a record 75 active cranes, a figure that now exceeds Brisbane and represents a 150 per cent increase since 2016.

[smartcode_project:default project_id=112024 project_image_fid=343235]

Importantly, the report notes the next phase of investment will need to extend beyond residential development.

While 93 per cent of crane activity is currently tied to housing, Invest Gold Coast argues future investment will increasingly need to focus on cultural, civic, infrastructure and industry-enabling projects that strengthen the city's long-term economic resilience.

Invest Gold Coast Chair Will Hodgman said the city was now benefiting from years of economic diversification.

"What is happening on the Gold Coast is the result of the city's economic base broadening, fuelled by industries with long-term, high-growth potential," Mr Hodgman said.

"This is no longer a secondary Australian economy, the Gold Coast is becoming a globally connected city with deeper capability across health, knowledge and creative industries, advanced manufacturing, technology and exports."

[smartcode_project:default project_id=108274 project_image_fid=365786]

Looking ahead, the Gold Coast's population is projected to exceed one million residents by 2046.

For a city that was once largely defined by tourism and lifestyle, the latest figures suggest the Gold Coast is becoming something more significant, one of Australia's most diverse and economically sophisticated urban economies, and increasingly one that national and international investors can no longer afford to overlook.

Joel Robinson

75 cranes, $23 billion pipeline and a $55 billion economy: Inside the Gold Coast economic boom

Ron Bakir's Homecorp has sold more than 75 per cent of the apartments in its wellness-driven Florence Residences in Surfers Paradise following its first weekend release.

The <a href="https://www.apartments.com.au/new-apartments/florence-residences-24-monte-carlo-avenue-surfers-paradise-qld-4217">26-storey project on Monte Carlo Avenue</a>, which commenced construction earlier this year, has seen a flurry of buyers secure their slice of the Gold Coast's latest wellbeing-focused offering in one of the nation's most competitive property markets.

Since the pandemic, the Gold Coast's population has grown by more than 11 per cent, a rate approximately four times faster than Sydney's, driven largely by lifestyle changes and interstate migration. While buyer activity has moderated in some markets nationally, demand for newly built dwellings on the Gold Coast continues to gain momentum as purchasers increasingly prioritise lifestyle, amenity, wellbeing, liveability and long-term investment potential.

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[smartcode_project:default project_id=150414 project_image_fid=372743]

Homecorp CEO Ron Bakir says buyers today are looking for more than just a home.

"What we are seeing is a shift in how people define value in property," Bakir says.

"What attracts residents to new developments is a desire for more than just a residence. They are looking for a place that complements their lifestyle, supports their wellbeing and reflects the way they want to live into the future.

"Lifestyle, longevity, proactive health, wellbeing, connection and a sense of community are increasingly shaping purchasing decisions, particularly on the Gold Coast, where these factors continue to be a major drawcard."

[smartcode_project:default project_id=150414 project_image_fid=372744]

Bakir says Homecorp is responding to this shift through an approach that places greater emphasis on design, amenity and experience working together to create places that feel considered, connected and enduring in value.

Inspired by Eastern European design, Florence Residences will comprise 120 apartments alongside a private residents-only wellness club featuring a resort-style rooftop pool, hot and cold plunge pools, a spa retreat, contemporary gymnasium, and a spacious yoga and Pilates studio.

The development will also feature a residents-only lounge with private dining facilities and a rooftop bar, premium outdoor entertaining areas, a hotel-style lobby lounge, generous bike parking, and pet-friendly amenities including a heated dog wash.

[smartcode_project:default project_id=150414 project_image_fid=372742]

A limited number of apartments remain available, with an exclusive collection of four-bedroom sub-penthouses set to be released in the coming months.

Florence is one of the latest additions to Homecorp's expanding multi-billion-dollar property portfolio, which also includes plans for a <a href="https://www.apartments.com.au/news/qld/homecorp-lodges-plans-for-260-million-moroccan-bathhouse-inspired-tower-in-budds-beach">$260 million development in Budds Beach</a> tailored to the growing wellness market.

A development application has been lodged for a 27-storey, 156-residence tower at 8–10 Acacia Avenue and 25–27 Oak Avenue, featuring a residents-only Moroccan spa-inspired sanctuary.

Apartments at Florence Residences are priced from $1,249,000, with construction expected to be completed by late 2027.

[smartcode_project_cta:default project_id=150414]

Buyers rush to Homecorp's Florence Residences as Gold Coast wellness trend gains momentum

The NSW Government has expanded its $1 billion Pre-sale Finance Guarantee program, broadening access for affordable housing providers and smaller residential developments as it seeks to accelerate housing delivery across the state.

The Minns Government says the program has already helped bring forward more than 600 homes across Sydney and regional NSW since launching in September 2025, with similar models now adopted in South Australia and Western Australia.

The latest changes, announced by Treasurer Daniel Mookhey and Minister for Planning and Public Spaces Paul Scully, are designed to improve access to finance for projects that have planning approval but are struggling to secure funding.

Among the key changes is an expansion of support for community housing providers. The program will now support up to 100 per cent affordable housing projects valued at up to $30 million when delivered by not-for-profit providers, while support for larger affordable housing developments will increase for projects worth up to $80 million.

The government says the changes will help accelerate the delivery of housing for low-income workers, older people, people living with disability, and those at risk of homelessness, while reducing reliance on direct grants or subsidised loans to bridge funding gaps.

The eligibility criteria for smaller residential developments have also been broadened. The previous $5 million minimum project value threshold has been removed and replaced with a requirement that projects deliver at least four homes.

Support has also increased for projects delivering fewer than 20 homes, with the guarantee now able to cover up to 75 per cent of dwellings in a development, capped at $30 million per project.

The changes are expected to particularly benefit smaller-scale and regional developments, which often face greater challenges meeting pre-sale requirements imposed by lenders.

Treasurer Daniel Mookhey said the scheme demonstrates how government can use its balance sheet to stimulate housing supply without relying solely on taxpayer-funded grants.

"The Pre-sale Finance Guarantee shows how this Government is using its balance sheet to reduce risk and unlock private investment, enabling new homes to move from design to construction faster," Mookhey said.

"This landmark reform allows us to deliver homes for working families at a lower cost to taxpayers, while also maintaining strong financial discipline."

Planning Minister Paul Scully said the program had already proven effective in bringing stalled projects to market.

"The Pre-sale Finance Guarantee has already proven it can unlock stalled projects and accelerate housing delivery by giving lenders the confidence they need to back good developments," Scully said.

"These changes will allow more affordable housing and smaller developments to access support so more homes can be built faster where communities need them most."

Housing Minister Rose Jackson said the expansion would help community housing providers overcome financing barriers that often delay projects.

"We know community housing providers are ready to build more homes, too often they're held back by barriers to finance," Jackson said.

"Expanding the Pre-sale Finance Guarantee helps remove those barriers so more affordable homes can get off the ground sooner."

The announcement was welcomed by the Property Council of Australia, which has long advocated for measures aimed at improving project feasibility and access to finance.

Property Council NSW Executive Director Katie Stevenson described the expansion as a practical intervention that addresses one of the most immediate constraints on housing delivery.

"This is exactly the kind of practical intervention we need right now, focused on getting projects out of the ground, not just approved," Stevenson said.

"It builds on a model the Property Council has worked closely with government to develop following calls for such a scheme ahead of last year's NSW Budget, so it's great to see it being expanded."

Stevenson said the reforms would help unlock projects that are ready to proceed but have been delayed by financing challenges. However, she noted that broader feasibility issues remain a significant barrier to increasing housing supply.

"The biggest challenge in NSW housing today is delivery. Too many projects have planning approval but are simply not financially viable to proceed under current settings," she said.

Speaking at the Property Council's NSW Housing Summit, Housing Minister Rose Jackson acknowledged that feasibility and financing pressures continue to constrain housing delivery, while reaffirming the government's commitment to work with industry on solutions.

Stevenson said the government's recognition of those challenges was encouraging ahead of next week's state budget.

"It's positive to see the government clearly recognising that feasibility pressures are now a binding constraint on supply," she said.

"With the Budget just days away, the focus must be on backing delivery, making sure projects stack up, finance can flow, and more homes can move from approval to construction."

The expanded Pre-sale Finance Guarantee forms part of the NSW Government's broader housing agenda, which also includes planning reforms, the NSW Housing Pattern Book, and a series of rezonings intended to increase housing capacity across the state.

NSW expands Pre-sale Finance Guarantee to unlock more affordable and regional housing

Design-led developer-builder Lowe Living has unveiled its latest residential development, Jardin House, marking its first foray into Melbourne's blue-chip City of Boroondara.

Located a short walk from Camberwell Junction, <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House</a> has been designed to appeal to affluent local downsizers and established families seeking a low-maintenance alternative to the large homes that have long defined Camberwell and surrounding suburbs.

The project will comprise a collection of two and three-bedroom apartments ranging from 92 sqm to 280 sqm, alongside a limited number of penthouse residences featuring rooftop terraces spanning more than 100 sqm, with optional private pools.

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Lowe Living Co-Founder and Managing Director Tim Lowe said Camberwell represented a natural next step for the developer as it expands into some of Melbourne's most tightly held residential markets.

"Jardin House is an important project for our team as it marks the next evolution of our portfolio into different well-established blue-chip pockets of Melbourne," Lowe said.

"Camberwell, with its incredible walkability, family-led neighbourhood feel and superb access to education and transport, makes it a natural choice for us."

[smartcode_project:default project_id=146717 project_image_fid=372227]

Designed by Tristan Wong Architects, with interiors by Hecker Guthrie and landscaping by Acre, the development takes inspiration from the Art Deco architecture that remains a defining feature of many of Camberwell's established streets.

A curved facade, arched openings, textured brickwork and sculpted forms reference the suburb's architectural heritage, while extensive landscaping softens the building's presence and creates a strong connection to the surrounding tree-lined streetscape.

The project will be set behind a secure gated entrance, with residents arriving through landscaped gardens designed to create a transition between the public realm and private residences.

Inside, the residences feature natural stone and timber finishes, full-height glazing, Miele appliances and generous open-plan living areas designed for long-term owner occupation.

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While the apartments themselves have been designed to attract discerning owner-occupiers, it is the amenity offering that sets Jardin House apart from many other boutique projects currently launching across Melbourne.

The centrepiece is a 350 sqm private bathhouse curated in partnership with Aurora Spa &amp; Bathhouse founder Lyndall Mitchell.

The wellness precinct includes mineral pools, hydrotherapy experiences, a Himalayan salt room, sauna, steam room, cold plunge pools and dedicated relaxation spaces, creating what Lowe Living describes as a private wellness retreat exclusively for residents.

[smartcode_project:default project_id=146717 project_image_fid=372222]

The collaboration follows Lowe Living's recent partnership with Aurora at Maison Savoy in Brighton, although Jardin House is the first project to incorporate both indoor and outdoor wellness experiences.

Emma Lowe, Co-Founder and Managing Director of Lowe Living, said wellness was becoming an increasingly important consideration for apartment buyers.

"Collaborating with Lyndall Mitchell from Aurora Spa &amp; Bathhouse for a second time is an intentional nod to creating residences that are more than just homes, but a way to enrich the lives of our residents through wellness and longevity," Lowe said.

The amenity offering is complemented by a Technogym fitness studio, residents' lounge, private dining spaces and concierge services.

The launch comes as developers increasingly target Melbourne's established eastern suburbs, where rising land values, ageing housing stock and growing downsizer demand are creating opportunities for boutique apartment projects.

Lowe said the company expects significant generational wealth transfer across suburbs such as Camberwell in coming years, creating further demand for luxury apartment living.

"Camberwell is a blue-chip suburb where homes regularly transact for multiple millions of dollars," he said.

"The generational change of wealth in these locations expected in the coming years is significant, so we see an opportunity to create exclusive residences that appeal to older families and downsizers in order to meet this demand."

Apartments at Jardin house start from $1,195,000. The project forms part of Lowe Living's near-$1 billion portfolio of new developments across Melbourne.

[smartcode_project_cta:default project_id=146717]

Lowe Living launches Jardin House in Camberwell

As <a href="https://www.apartments.com.au/developments/north-sydney-nsw-2060">North Sydney</a> continues its transition from a commercial centre into a more layered residential and lifestyle precinct, a new generation of apartment developments is reshaping expectations around scale, amenity, and long-term liveability.

Improved transport connections through the Victoria Cross Metro, continued investment in dining and public spaces, and a constrained supply of new luxury apartments have sharpened demand for homes that combine proximity to the CBD with the privacy and outlook traditionally associated with harbourside houses.

At 177 Walker Street, <a href="https://www.apartments.com.au/developers/aland">ALAND</a>’s new apartment development <a href="https://www.apartments.com.au/new-apartments/the-walden-north-sydney-177-walker-street-north-sydney-nsw-2060">The Walden</a> enters the market with a distinctly residential approach to high-rise living. The 30-level tower will deliver 161 residences, ranging from one-bedroom apartments through to sub-penthouses and a full-floor penthouse, all oriented to capture uninterrupted views across Sydney Harbour, the Opera House, and out toward the Pacific Ocean.

[smartcode_project:default project_id=134323 project_image_fid=6395]

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, the project takes advantage of the site’s natural topography and elevated position above the harbour. Rather than relying on density alone, the architecture focuses on outlook, orientation, and spatial flow, with every apartment occupying a corner position to maximise natural light and cross ventilation.

Rothelowman says the site itself shaped much of the architectural response.

“The site has a long history in terms of its inevitable transformation and when we came in, we took inspiration from the idea of reestablishing a sense of the site’s natural terrain and fall. Our scheme aims to integrate with the terrain and the landscape, using the undulating site to slowly reveal glimpses and views of the harbour. The rotation of the tower off grid means every apartment has a view and is naturally cross ventilated. The building's colour palette is quintessentially Sydney, with bronze and sandstone and a luminescent green colour in the glass, making it very earthy and grounded in its location.”

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Inside the residences, the emphasis moves toward larger-format living typically associated with standalone homes. Kitchens sit at the centre of the apartments, connecting directly to open-plan dining and living areas before extending outward into expansive winter gardens and balconies. Calacatta marble, bespoke joinery, integrated appliances, and custom metal detailing are used throughout, while three distinct interior palettes, Terrace, Opera, and Harbour, allow buyers to personalise the spaces without compromising the architectural consistency of the project.

The larger residences place particular attention on separation between entertaining and private zones. In many apartments, master suites occupy the outer corners of the floorplates, allowing bedrooms to benefit from floor-to-ceiling glazing and harbour outlooks independent of the living spaces. Dressing rooms and ensuites continue the material palette through fluted detailing, freestanding baths, and layered stone finishes.

Rothelowman says the design intent centred on creating homes that feel enduring rather than transient.

“Our philosophy is all about the way people live in these spaces, and we wanted to create homes that reflect the quality of life in this unique Sydney location. The apartments showcase expansive living spaces that are generous, sophisticated, and bold, with the ability to connect with views throughout each apartment.”

[smartcode_project:default project_id=134323 project_image_fid=353235]

A separate four-storey amenity building known as The Pavilion expands the residential offering beyond the apartments themselves. Positioned alongside the tower, the building consolidates wellness, recreation, and social spaces into a dedicated resident retreat. Facilities include a 20-metre rooftop pool and sundeck, sauna, spa, ice bath, wellness studio, gymnasium, concierge service, wine cellar, residents’ lounge, private dining spaces, and dedicated co-working areas with meeting rooms and boardroom facilities.

The amenity mix reflects the buyer profile emerging in North Sydney, where owner-occupiers and downsizers are increasingly prioritising convenience, apartment scale, and long-term usability over purely investment-driven decisions.

The Walden also represents a significant milestone for ALAND, marking the company’s first major move into Sydney’s inner-city luxury apartment market after more than two decades delivering large-scale residential communities across Greater Sydney. Founder Andrew Hrsto says the Walker Street site stood apart because of both its positioning and its rarity.

[smartcode_project:default project_id=134323 project_image_fid=6390]

“As a company, we had been searching for a site in one of Sydney’s blue-chip locations, spanning the Eastern Suburbs, the Sydney CBD and the North Shore, and when we had the opportunity to purchase this site, we immediately recognised that it could be something iconic.”

At launch, The Walden recorded more than $103 million in sales, with buyers drawn to the project’s harbour positioning, apartment scale, and proximity to the Metro, which now connects North Sydney to Barangaroo in three minutes and Martin Place in five.

ALAND has commenced construction, and is expecting a completion date in 2028.

[smartcode_project_cta:default project_id=134323]

Staff reporter

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