j.ballantyne1990-6AQqhLzZaK

The changing nature of investment: RBA Governor Philip Lowe

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Real estate disruptor Purplebricks has been fined $20,000 fine by the Queensland Office of Fair Trading.
It was over misleading customers about how it charges its fixed fees in agreements with clients between November 2016 and June 2017 that did not properly disclose the fee terms.
It avoided possible court action after it entered into two enforceable undertakings with the OFT for alleged breaches of the Australian Consumer Law and the Property Occupations Act.
"Between November 2016 and June 2017, Purplebricks Australia Pty Ltd, entered into agreements with consumers who were not made aware of the terms of the fees charged.
"Consumers were also misled about additional services offered by Purplebricks, despite the agency advertising 'low, fixed fees' for their services when selling property," the OFT said.
Purplebricks launched its fixed-fee offering in Australia in September 2016.
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The Queensland consumer watchdog said it had received "several complaints from consumers alleging false and misleading representations on the Purplebricks website and advertising regarding their fees, particularly that the fixed fees were payable regardless of whether a property was sold, or their services were cancelled".
Purplebricks was ordered to pay a penalty of $20,000 and enter into two enforceable undertakings for a three-year period to ensure claims about the agency, its services and its fee structure are not misleading.
The OFT said that Purplebricks has already amended both its advertising as well as its contracts and processes to ensure consumers are fully aware of the fee structure before signing an agreement.
Purplebricks Australia CEO Ryan Dinsdale said Purplebricks had positively collaborated with Queensland OFT.
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<div class="cq-article-content-media section">"Understanding that in many cases traditional real estate agents do not publish their fees and terms of business, our rates are prominently disclosed on our home page and we will always act on feedback to ensure we display everything as clearly as possible.</div>
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"Accordingly we have agreed to make some adjustments to wording to improve clarity and understanding," he said
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Purplebricks fined by Queensland Fair Trading over misleading fees

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Reforming negative gearing could save the federal government A$1.7 billion without hurting “mum and dad investors”, according to our <a href="https://www.propertyobserver.com.au/https://www.ahuri.edu.au/research/final-reports/295" target="_blank" style="font-family: Tahoma, Helvetica, Arial, sans-serif; font-size: 12.16px;">new modelling</a>, by focusing tax deductions on investors with smaller property portfolios and removing them for richer investors.
Combined with changes to capital gains tax, reforming negative gearing could make the Australian housing market more sustainable and equitable.
<a href="https://theconversation.com/explainer-why-negative-gearing-is-bad-policy-21882" target="_blank">Negative gearing </a>allows investors to claim a tax deduction if their rental income is less than their expenses. It cost the federal government A$3.04 billion in 2013-14, according to our calculations.
Our report <a href="https://www.propertyobserver.com.au/https://www.ahuri.edu.au/research/final-reports/295" target="_blank">also confirms</a> that negative gearing and the capital gains tax discount incentivise housing investors to take on debt. This potentially makes the housing market less stable and crowds out first home buyers.
According to <a href="https://treasury.gov.au/foi/1876/" target="_blank">Treasury modelling</a>, the <a href="https://www.alp.org.au/negativegearing" target="_blank">Labor Party’s plan</a> to limit negative gearing deductions on newly acquired rental housing would put relatively modest downward pressure on house prices. Preliminary <a href="https://www.rba.gov.au/publications/workshops/research/2017/pdf/rba-workshop-2017-simon-cho-may-li.pdf" target="_blank">research from Melbourne University</a> has found that eliminating negative gearing would result in an increase in home ownership.
Nevertheless, there are <a href="https://theconversation.com/the-real-reasons-negative-gearing-on-housing-should-be-phased-out-43529">concerns</a> that reforming negative gearing would <a href="https://www.propertycouncil.com.au/Web/Content/Media_Release/National/2016/Changes_to_negative_gearing_will_put_jobs_and_growth_at_risk.aspx" target="_blank">harm the financial wellbeing</a> of mum and dad investors.
But using data on the distribution of property and incomes makes it possible to differentiate between poorer and wealthier investors, allowing the government to target reforms to cushion the blow for investors on lower incomes.
<h2>Targeted negative gearing reform</h2>
In our example, investors in the bottom half of the income and property distributions could be allowed to claim tax deductions for all allowable rental expenses. Those in the 51st–75th income percentiles could deduct 50% of those expenses, while negative gearing would be eliminated for those in the top 25% of incomes.
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Our modelling of this scenario shows this would save the federal government A$1.7 billion, or 57.3% of the current cost to the budget, each year. If negative gearing deductions were limited based on property values, the saving would be A$1.5 billion (or 48.3%).
Given this reform would be less likely to hurt poorer investors, they would be less likely to withdraw from the rental market than if negative gearing was eliminated. This would also mitigate the impact of negative gearing reform on renters.
<a href="https://www.propertyobserver.com.au/http://www.abc.net.au/news/2017-04-26/negative-gearing-increasing-house-prices-expert-says/8473374">Most experts agree</a> that negative gearing is <a href="https://theconversation.com/three-myths-on-negative-gearing-the-housing-industry-wants-you-to-believe-54732">linked to housing market activity</a>. However there is no consensus on just how significantly negative gearing <a href="https://thenewdaily.com.au/money/property/2018/01/23/negative-gearing-housing-market/">affects housing prices</a> or <a href="https://theconversation.com/why-rents-will-rise-under-labors-negative-gearing-proposal-59970">rental market activity</a>.
Our modelling does not focus on the impact negative gearing reform might have on the housing market, house prices, rents, or how investors might respond, but our modelling does show the impact of changing who can claim negative gearing deductions, as well as capping it at different levels.
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<h2>Who benefits from capital gains tax?</h2>
Our research also identified that the capital gains tax discount has been a significant factor in the growth of negative gearing since 1999, as <a href="https://theconversation.com/policycheck-negative-gearing-reform-58404" target="_blank">investors are able to claim a rental loss but do not pay full tax on later capital gains</a>.
Home owners who also own at least one rental property receive the highest capital gains tax benefits. Our analysis showed this group has an average property portfolio valued at over A$730,000.
These home owners also have an average taxable income of A$82,000 per person, which is more than 250% of the average taxable income of renters (A$31,000).
We modelled some alternative capital gains tax scenarios reducing the discount – which would increase the tax payable on net capital gains. Our calculations show that reducing the discount would lead to higher income earners paying more capital gains tax.
This would reduce the difference between the tax payable by higher and lower income rental investors, and therefore reduce inequities in the current system.
<a href="https://images.theconversation.com/files/209031/original/file-20180306-146666-1ihuc1p.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/209031/original/file-20180306-146666-1ihuc1p.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a> Author provided, Author provided
<a href="https://www.propertyobserver.com.au/https://www.ahuri.edu.au/research/final-reports/295" target="_blank">Our modelling</a> shows benefits of negative gearing are skewed towards more affluent investors in middle age and in full-time employment. Investors aged over 55 or who aren’t in the labour market (those who are unemployed, retired or not working) benefit the least from negative gearing.
We need to change the way we tax housing to create a more equitable and sustainable housing market. But this needs to be done (<a href="https://theconversation.com/treasury-memo-misses-the-real-impact-of-labors-negative-gearing-policy-89765" target="_blank">and communicated to investors</a>) in a way that limits the risk of a shock to the market if investors exit the housing market.
<a href="https://theconversation.com/essay-a-sober-responsible-budget-but-negative-gearing-a-blind-spot-58922" target="_blank">Policymakers have been reluctant</a> to change the fundamental settings of the tax system, but our modelling shows it can be done in a way that limits the impact on poorer investors.
<img src="https://counter.theconversation.com/content/92679/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">The main limitation on this reform is behavioural, determining how investors will react to the effects of tax changes. Housing reform is complex, involving a range of market factors as well as the tax drivers.
<a href="https://theconversation.com/profiles/helen-hodgson-94553" target="_blank">Helen Hodgson</a>, Associate Professor, Curtin Law School and Curtin Business School, <a href="http://theconversation.com/institutions/curtin-university-873" target="_blank">Curtin University</a>; <a href="https://theconversation.com/profiles/alan-duncan-100759" target="_blank">Alan Duncan</a>, Director, Bankwest Curtin Economics Centre and Bankwest Research Chair in Economic Policy, <a href="http://theconversation.com/institutions/curtin-university-873" target="_blank">Curtin University</a>; <a href="https://theconversation.com/profiles/john-minas-448990" target="_blank">John Minas</a>, Lecturer, <a href="http://theconversation.com/institutions/griffith-university-828" target="_blank">Griffith University</a>, and <a href="https://theconversation.com/profiles/rachel-ong-113482" target="_blank">Rachel Ong</a>, Professor of Economics, School of Economics and Finance, <a href="http://theconversation.com/institutions/curtin-university-873" target="_blank">Curtin University</a>
This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/negative-gearing-reforms-could-save-a-1-7-billion-without-hurting-poorer-investors-92679" target="_blank">original article</a>.
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Negative gearing reforms could save $1.7 billion

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Lifestyle’s local production, Selling Houses Australia returns for season 11 tonight on (Wednesday, March 7 at 8.30pm AEDT), on Foxtel.
Host Andrew Winter is once again joined by interior designer Shaynna Blaze and landscape designer Charlie Albone, as they perform their 13 makeovers in a bid to secure a much-needed sale for desperate vendors.
The offerings include a derelict old church in scrubby bushland off the beaten track north of Adelaide.
There is a cyclone-ravaged beach shack struggling in a flooded market near Mackay.
A cluttered character cottage, complete with its own pub has been listed in a tough market 
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Starting his career in a real estate agency at the age of 17, Andrew was selling real estate across three decades.
Andrew and his family moved to Australia in 2005 where he went on to establish a boutique real estate agency with his wife. 
In 2008 the agency was sold to allow for more time for the family and to allow him to focus on his media career.
2016 and 2017 have seen Andrew expand his property interests to include direct involvement in the development of a small scale innovative terrace housing scheme in Brisbane.
He is looking forward to a second scheme launching in Ipswich.
Last year Andrew and wife Caroline paid $1.7 million for a Hope Island home.
Spoiler alert, the first episode features a South Australian church conversion.
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Selling Houses Australia kicks off 11th season

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There are 2100 vines at the Victorian winery, Barcaldine House, which is up for sale with $1.5 million hopes through Biggin Scott.
<a href="https://www.realestate.com.au/property-house-vic-musk-127613922" target="_blank">The Musk property comes with a restaurant,</a> cellar door with tasting room, studio apartment and a four-bedroom, four-bathroom residence.
The property is set to go backwards in price having last traded for $1.7 million in 2014.
It spent two years on the market, having initially sought $2.6 million when first listed in 2012.
Sitting on 15 hectares, around 10 minutes from Daylesford, the grand estate ahas English-inspired gardens, 200 established olive trees, a spring fed dam, irrigation system, plus several paddocks.
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There is even a helipad at the 238 Dairy Flat Road.
The winery at Barcaldine House specialises in pinot and chardonnay varieties, which have been establishing themselves in the rich volcanic soil of the estate for many years.
The estate can also hold weddings of up to 80 guests.
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Barcaldine House, Musk vineyard listed with $1.5 million hopes

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Lendlease’s urban regeneration development Melbourne Quarter has celebrated the topping out of One Melbourne Quarter, with the precinct also receiving the highest available rating for sustainability in Australia.
The building is on track for completion in September this year and will accommodate about 2,500 employees from AMP, Arup and Lendlease.  
The precinct’s 6 Star Green Star – Communities certified rating from the Green Building Council of Australia (GBCA) is the highest rating available in Australia.
It is based on Melbourne Quarter’s sustainability performance across energy and water efficiencies, design, livability, environmental quality and innovation.   
The topping out ceremony marks the first commercial tower’s structural completion.
Since construction began on One Melbourne Quarter in October 2016, 1,470 jobs have been created. This number is expected to grow to approximately 15,000 jobs for the entire precinct as construction peaks in the coming years.
The building is owned by the Lendlease-managed Australian Prime Property Fund Commercial (APPF Commercial), and has been designed by Melbourne architects Denton Corker Marshall.
Lendlease Managing Director, Urban Regeneration and Infrastructure, Mark Menhinnitt said Melbourne Quarter was one of the largest mixed-use urban regeneration developments in Melbourne and for the city’s growing commercial centre at the west end of Collins Street.
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“The commitment from future tenants AMP, Arup and Lendlease plays an important role in shaping the precinct’s future corporate community and identity.
“Creating places that redefine the way people choose to work, Melbourne Quarter will offer a variety of amenity, including Melbourne’s first elevated Sky Park and a new public square to support a better work life balance and health and wellbeing for workers.” 
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Melbourne Quarter tops out first office tower

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Three new retail shops facing Liverpool Road in the upcoming Ashfield Central project are listed through Belle Property Commercial Inner West.
The Abacus Property Group development comprises of 101 apartments above the three retail lots.
The development, located in the heart of Ashfield’s commercial precinct, is described as prime real estate by Belle Property Commercial Inner West agent, Rocco Tripodi.
“This part of Liverpool Road is prime real estate for businesses because the Ashfield Mall and train station generate an enormous amount of traffic flow every day.
"In fact, we see the highest volumes of pedestrian foot traffic on this Liverpool Road Retail Strip compared to any other precinct in the area,” he said.
Rocco citing the recent sales of ANZ Bank and Chemist Warehouse at strong yields, as reinforcement of the substantial interest in the suburb. 
“This is further reinforced by the commencement of the redevelopment of Ashfield Mall, which will include 101 new and sold-out residential apartments, substantial expansion of the shopping centre, 100 place childcare centre and the three retail strata shops on Liverpool Road that we are offering."
Offers for the Ashfield Central retail close March 22.
Recently two retail properties in the heart of Ashfield fetched a combined $14.53 million.
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Belle Property lists three Ashfield Central retail spaces

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Cushman &amp; Wakefield have sold two adjacent retail properties in the heart of Ashfield, Sydney, for a combined $14.53 million.
Both sites were sold to high net worth Australian investors based offshore, on behalf of the Sydney based private developer of the mixed-use Lumina project.
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The sites on the high street retail strip on Liverpool Road in Ashfield are currently in use as an ANZ Bank branch and Chemist Warehouse outlet, each with long terms leases in place:
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<li>Chemist Warehouse 1/270 Liverpool Road, Ashfield, Sydney: The retail space located on Liverpool Road, in Ashfield, sold for over $8.88 million, with a recently signed 10 year lease and option to extend. The 789 sqm retail site is currently occupied by pharmaceutical retailer Chemist Warehouse, generating annual net income of $420,000 and a 4.89% yield.</li>
<li>ANZ Bank 2/270 Liverpool Road, Ashfield, Sydney: The 274 sqm site located at 2/270 Liverpool Road in Ashfield sold for $5.65 million representing a yield of 4.4%. The site, occupied by ANZ Bank, comprises a new building with a 7 year lease, and generates a net annual income of $240,625.</li>
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The sale was managed on behalf of a private investor, and developer of the Lumina project by Cushman &amp; Wakefield’s Director, Sales and Investments, Anthony Bray.
Belle Property have just listed three retail spaces in the new Ashfield Central development.
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Ashfield retail sells for combined $14.53 million

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A Macquarie Street office suite located in the William Bland Centre in the heart of Sydney's primary medical, legal and financial precinct, is under offer.
The 26 sqm space had been listed for sale for $286,000 through Brian Dowling Commercial agent Robin Simpson.
It is fitted with reception area, building storage, internal water and A/C.
In a quality building with two lifts, the 229-231 Macquarie Street suite has on floor male and female amenities.
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Martin Place, St James Station, Hyde Park, the Botanical Gardens and the Supreme Courts are only minutes away, making this space likely for medical use or traditional office space.
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Macquarie Street strata space under offer 

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The Maroondah Village Shopping Centre in Melbourne’s north-east has been listed for sale, representing one of the first Victorian neighbourhood shopping centres to be offered for sale in 2018.
The single level Croydon North neighbourhood shopping centre is anchored by a strongly trading Coles Supermarket.
There are 10 specialty retailers, spanning a site area of 9,707 square metres which includes 2,000 square metres of surplus land and 113 at grade car parks.
The centre is 98% leased with an annual net income of $850,000.
Located 30 kilometres north-east of the Melbourne CBD, the centre benefits from a rapidly rising population which is expected to see more than 20% growth by 2036.
"The very strong Asian demographic - a population now exceeding 20% of the region’s total population - has also seen the median house price rise to more than $1 million and a retail catchment with an increasing level of disposable income," according to CBRE agent Mark Wizel.
The zoning allows for more intensive mixed use development.
He said the current owners had purchased the centre with the idea of acquiring neighbouring sites to allow for future expansion of the Coles Supermarket or for a redevelopment of the entire property.
The owners successfully acquired those properties and they are now being offered with the existing shopping centre for sale.
"The opportunity for value add investors to acquire a well leased centre like this one at a price point of under $20 million is something very rare in any metropolitan location not only in Victoria but along the entire eastern seaboard,’’ Wizel said.
The offering, which follows the recent on-market campaign of the Stockland owned Highlands Shopping Centre, sees offers closing March 29.
 
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Maroondah Village shopping centre on the market

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.

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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."

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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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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."

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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.

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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.

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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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[smartcode_project:default project_id=146717 project_image_fid=372212]

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.

[smartcode_project:default project_id=146717 project_image_fid=372225]

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.

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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]

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