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The ‘comfort factor’ is a primary reason for investors seeking property over shares, a new survey has found. And investing in property to fund retirement is high on the list, according to the latest Homeloans Home Buyer Barometer.
The online survey of 600 consumers found that around half of those who invested in property found bricks and mortar more appealing than the sharemarket.
“We asked why people invested in property and nearly half said they felt ‘more comfortable’ with property than shares,” said Will Keall, marketing manager of non-bank lender Homeloans Ltd.
High in their reasoning were capital growth potential and rental returns.
“And when it comes to the location of a property, over two thirds consider rental demand,” Keall says. “That can be a good strategy, because these properties will also generally be attractive to other investors and even owner occupiers should they ever decide to sell.
“Top of the list, though, is a property that’s close to local amenities and transport to appeal to more tenants.”
Interestingly, the report found that nearly one third of all respondents are planning on buying an investment property in the next 12 months – plus 34% of those will be first time investment property purchasers.
“A combination of low rates, the housing market showing signs of life in various cities, and the stockmarket’s volatility means people are being attracted to buying residential property as an investment,” Keall says.
‘’There are also some generous parents out there, with a significant number investing in property because they believe it’s a good investment that can be passed on to their children.’’
Unlike owner occupiers, who on average move home once every seven years, property investors are more likely to hold onto their first investment property for around 12 years.
“Residential real estate is generally a good medium-to-long-term investment and is often seen as less volatile than shares,” Keall said. “A good residential investment property can provide an income-producing asset with a long term rental income stream, plus it can represent solid wealth creation through capital growth and, down the track, collateral security for further investment.”
Other findings of the Homeloans Home Buyer Barometer include:
<ul>
<li>Almost one quarter purchased their first investment property when they were aged 18 – 29</li>
<li>61% prefer an investment property in a capital city, 37% in a regional city, and the remainder in a rural area</li>
<li>Over half purchased a detached house for their first investment property </li>
<li>Existing properties are more popular (76.1%)</li>
<li>One sixth prefer a property close to where they live, so they can drive past it</li>
<li>The majority (63%t) use a property manager, while over a third self manage</li>
<li>19% of respondents have a self managed super fund, just under half (45%) of whom have invested in property as part of their fund </li>
<li>Those who have invested in property have an average of 1.6 properties</li>
</ul>
 
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staylor-63KgDrKwoY

‘Comfort factor’ important for property investors, new survey shows

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Despite being fined $8000 on Monday for not paying workers’ compensation insurance for staff, a Mandurah real estate agent feels some vindication - the insurance company is on his side!
Benjamin Hatch, a director of Harcourts Mandurah, said GIO had ‘‘provided support’’ in Mandurah Magistrates Court on Monday after he pleaded guilty to the charge. The prosecutor told the court Harcourts had failed to cover 31 workers for almost a year. Hatch said the number was 26 – with the others not covered because they were management and/or directors. He said failure to pay the premiums was an oversight because the company had not received reminders due to a mail mix-up. ‘’We do internal audits each year and this one was a month before our policy was due; the error was an oversight. We received no reminders from GIO.’’
Hatch said that when he discovered the oversight he paid the premium. He said WorkCover contacted the company three months after the bill was paid and the court case followed.
‘’GIO wrote to us to apologise and even supported us in court. They have now made a direct appointment to represent our office.’’
The maximum penalty for non-payment of premiums for 26 workers is $130,000. Hatch was ordered to pay $649 in costs and the $4442 insurance premium.
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Harcourts Mandurah director faces fine for no work cover, but GIO showed support

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The building housing Shepparton’s Spotlight store sold for $4.34 million at an investment portfolio auction yesterday. The price represents a 7.8% return on investment.
The site of 8,094 square metres was one of 15 properties put under the hammer at Crown Casino by commercial agents Burgess Rawson.
Built in 2006, the building at 175 Benalla Road covers 3,220 square metres and returns $339,478 in rent. It has a 68 metre frontage, a rear loading dock and 130 parking spaces.
The lease to the homewares/haberdashery retailer – which has outlets in all states as well as New Zealand and Singapore - runs in increments until 2047.
The prominent location within the Victorian regional city’s bulky goods area is shared with Bunnings, Good Guys and Fantastic Furniture outlets. It is opposite Shepparton Marketplace which has Woolworths and Big W stores.
Auctioneer David Scholes said the site had a trade catchment of more than 100,000 people.
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Shepparton Spotlight building sells for $4.34 million at auction

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Sentinel Property Group has added its first Melbourne asset to a growing national portfolio with a $20 million acquisition.  
The 138 Bourke Street building has 4,816 square metres of retail space fully leased to the Virgin Active health club until July 2024.  
The property was acquired by the Sentinel Bourke Street Retail Trust which has a forecast Year 1 distribution of 9.75% per annum increasing to 10.25% per annum in Year 2 and 10.75% per annum Year 3. Investor distributions are paid monthly.  
Warren Ebert, Sentinel’s managing director, said the company was pleased to have secured such a high-profile property to mark its entry into the Melbourne market. He said Virgin Active operated 270 health clubs in seven countries and its showcase Australian outlet in the building is the largest in the southern hemisphere.  
The building, which had a $14 million refurbishment in 2009, also has potential for future development, subject to council approval, and is adjacent to a proposed 90-level residential tower.  
“Demand for prime Melbourne CBD retail properties continues to intensify from both Australian and Asian buyers, as evidenced by the recent surge of record sales in the city,” Ebert said.  
“The fundamentals of Melbourne CBD retail will only keep improving with consistently low vacancy rates, a low interest rate environment and record buyer inquiry.  
“Our new asset is in an outstanding location, with high-profile exposure and a strong demographic profile, underpinned by a long-term lease to a prominent international retail tenant.”  
Virgin Active health clubs have gyms, swimming pools, spas, saunas, rock climbing walls and sleeping pods. The Bourke Street club has around 5,000 members.    
The acquisition follows the Brisbane-based group’s purchase of three properties in New South Wales this year, as well as 13 properties in Queensland since its inception in 2010. The portfolio covers the commercial office, industrial and retail bulky goods sectors and is valued at more than $350 million.  
Ebert said Sentinel held its first Melbourne investor function this week.  
The company’s senior management team includes Michael Bowers, former CEO of the Brisbane Lions AFL club, and Michael Sherlock, former CEO of the national Brumby’s bakery chain.  
He said Sentinel consistently topped the Property Council of Australia/Investment Property Databank index of the country’s best performing unlisted retail property funds based on total return performance.  
It has claimed the No.1 position in 20 out of the 25 months since the index began, highlighting the strength of the company’s buying strategy and ability to deliver positive returns.  
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Sentinel Property Group add first Melbourne asset with $20 million purchase

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A 108 square metre retail premises in Gardenvale leased to the TAB sold for $930,000 at a commercial property auction yesterday.
Estate agents Burgess Rawson sold the shop, at 170 Martin Street - but fronting Nepean Highway in south-east Melbourne, on a 4.8% yield. It comes with a 7 + 5 year lease until August 2024.
The rent is $44,557 per annum with 3% annual increases. The tenant pays the usual outgoings including land tax. Four car spaces in the sale are on separate titles, opening up the possibility of on-selling them.
Auctioneer David Scholes said the fully leased shop had good passing traffic and was "among a good mix" of retailers. He said that, despite the emergence of online gambling, most punters preferred visiting their local TAB.
The freehold of another TAB outlet, this one at 89 Grimshaw Street, Greensborough, sold for $1.8 million on a 5.51% yield.
The 230 square metre premises with dual access and prime frontage came with a 7+5+5 year lease through to 2029. The rental of $99,238 has annual 3.5% increases. The tenant pays all the usual outgoings including land tax.
Nearby, in the Greensborough Plaza, are Woolworths and Coles supermarkets and 360 space car park at the rear.
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Gardenvale retail property sells for $930,00 at auction

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Bushland apartments so sensitive to their location that they appear more like tree houses, are to be released at Defence Housing Australia’s new residential community at Lindfield this month.
Crimson Hill was launched earlier this year with the sale of 10 lots fetching up to $1.15 million each.
On completion the residential development, which abuts Lane Cove National Park, will have 345 dwellings in a mix of freestanding homes, apartments and two-level terraces.
<img alt="crimson-hill---precinct-04---bates-smart---day---final---high-res-dec-18--two" height="235" width="470" src="/images/stories/2013/12/18/crimson-hill---precinct-04---bates-smart---day---final---high-res-dec-18--two.jpg">
Late last month DHA released apartments and terraces across two precincts – Hamilton Corner and Tubbs View – both named after Victoria Cross recipients from the Battle of Lone Pine.
“Crimson Hill is a very special new community which has already been eagerly received by the buyers of the first blocks released in August,” DHA managing director Peter Howman said.
“We expect similarly strong reaction to the apartments, not just because of the beautiful bushland setting, but also because of the fantastic design and approach architects Bates Smart have taken.”
The Hamilton Corner and Tubbs View apartment precincts create a strong connection with their bushland location. “Based on our experience with this project, it’s clear DHA are intent on creating a legacy at Crimson Hill, so these apartments are designed and built to be sustainable for the long term,” said Bates Smart director, Guy Lake.
<img alt="apartment-interior-dec-18-one" height="275" width="470" src="/images/stories/2013/12/18/apartment-interior-dec-18-one.jpg">
“It’s a beautiful project to work on because we have a site unlike any I’ve ever encountered so close to the Sydney CBD. It offers the chance to really connect with a very distinctive natural environment.”
To complement the natural design palette, Bates Smart has used sandstone and timber finishes throughout both apartment releases.
Hamilton Corner will include 23 apartments and terraces, with four one?bedroom apartments from 57 square metres, 12 two?bedroom apartments from 84?92 square metres and seven double?storey, three-bedroom terraces from 133 square metres.
“Including the terraces at ground level made a lot of sense and offers a great ‘house’ alternative with their own street presence, and access to open space,” said Lake.
The terraces have their own street addresses and basement parking and open onto a residents’ only communal area with barbecue facilities.
Tubbs View precinct includes 70 apartments in two buildings of four levels each, with eight one-bedroom apartments starting at 65 square metres, 24 two?bedroom apartments from 83?87 square metres and 38 three?bedroom apartments from 106?115 square metres.
Six of the apartments in Tubbs View are designed over two levels and take on the feeling of a ‘tree house’, Lake said. “It’s a very sensitive response, and will create really special apartments, unlike any we’re aware of in Sydney, let alone the immediate area.”
All apartments capture the best local views, breezes and natural light.
Balconies are enhanced by deep sun-shading and a seamless flow from indoors to out.
Interiors reflect the materials used outdoors, with high?end fittings and durable finishes including reconstituted stone and hardwood floors.
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'Tree house' apartments a feature of DHA's Crimson Hill development

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An RP Data quarterly review of the residential property market and the Australian economy has found that vendors are much more empowered than at the same time last year.
It found vendor discounting - the average difference between the original listing price and the final contract price on a property sale – had swung the vendors’ way.
<img src="/images/stories/2013/12/03/vendor-discoutning-dec-3-one.gif" alt="vendor-discoutning-dec-3-one" height="224" width="470">
Discounting provides the best indication about how much negotiation is in the market and is a good proxy for understanding the balance between buyers and sellers.
The review found that, over the past year, the housing market has begun to start favouring the seller. Across the capital cities, the average discount in September for a typical house was -5.7%, and for units -5.2%.
At the same time in 2012, the average discount rate for houses and units was -7.2% and -5.7% respectively. This highlights improved vendor price expectations over the year.
Discounting levels are now at their lowest levels in more than three years, reflecting recent significant improvements in selling conditions.
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Pendulum swings towards property vendors: RP Data

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Less is more for Christmas shoppers this year, according to a poll of 1,000 shoppers in the 10th annual National Consumer Sentiment survey by Mortgage Choice.
This year’s survey found 40% of respondents planned to spend less during this festive season – not exactly what retailers would want to hear.
However, there is an upside: the figure is less than last year’s 52% of respondents planning to spend less, and 2011’s 41% of respondents.
Australia-wide, Victorians are less likely to change their spending habits for this year’s festive season, with 61% saying they would "spend the same", according to the broker’s spokesperson Jessica Darnborough. "This reinforces the idea that most people are comfortable with their finances," she said.
This figure is slightly higher than the 56% in NSW and South Australia, 55% in Western Australia and 49% in Queensland.
"People today are a lot savvier with their money. They don’t want to outspend their means and this ensures they feel comfortable all year round."
Another insight came from the responses to the question: ‘What would you most likeIy put a $2,000 windfall towards? One-in-three respondents said their ‘savings’.
"This shows how conscientious people are with their savings and finances these days," Darnborough said.
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Less is more for Christmas shoppers this year

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There’s a lot at stake as our property experts gaze into their crystal balls and make some predictions for the coming year.
<img src="/images/stories/2013/12/12/ryder-profile.jpg" width="125" height="150" alt="ryder-profile" style="float: right;">Terry Ryder, property commentator and founder of hotspotting.com.au, believes the 2014 housing market will show "a little bit more sanity" than this year.
"Sydney and Melbourne are experiencing an auction frenzy, which occurs every three or four years, but things will settle down a bit," he said. "Next year there will be 5%-10% growth in those cities but it will be more evenly spread across the middle and outer-ring suburbs."
Ryder predicts the big improver will be Brisbane "which is only just starting to gather momentum". Improvements will be shared across the board. "Brisbane is behind Sydney and Melbourne after being adversely affected by the devastating floods of 2011 and the job losses experienced by 1,500 public servants after the election of the Newman government in March 2012.
"Brisbane is only just now starting to take off and I see much stronger growth there – perhaps over 10%."
Ryder predicts Perth’s "solid year" – it was growth leader early in 2013 before being overtaken by Sydney – would ensure it carried momentum, especially into the more affordable areas, in 2014.
He said Darwin had "quietened down" after a flying start fuelled by the $34 billion Ichthys liquefied natural gas project off Western Australia. The 820 kilometres pipeline through Darwin has generated jobs and, consequently, the interest of investors and home buyers. The fact that this growth has already happened will mean a more moderate 2014 for the city.
Adelaide, he said, would show moderate growth next year of around 5%, while Hobart – "technically in recession" – will need government input to maximise its opportunities.
Ryder predicts savage job cuts of 10,000 to 15,000 by the Abbott government and an apartment oversupply will have Canberra "struggling" into the New Year.
He believes the next interest rate move will be up – but not possibly before at least the middle of next year – and that a heated Sydney property market is not reason enough to put the brakes on the economy as a whole.
He described a 7% increase in property values overall – after two years of zero growth - as "moderate" and not justifying any dampening tactic by the RBA. "Affordability is the best it’s been in 10 years so there’s no need to put on the brakes in 2014 – even though a lot can happen in six months."
Regions should do well in 2014, he predicts, especially those with input from resources, such as Narrabrai and Dubbo in NSW, Myles and Rockhampton in Queensland, and Port Lincoln in South Australia. A regional growth leader will be Cairns in Far North Queensland which is making a comeback. Ballarat and Bendigo in Victoria will show growth, boosted by high infrastructure spending and regional rail links.
No-go areas, Ryder warns, are Melbourne’s Docklands, Southbank and CBD, where oversupply has stymied the apartment market. Likewise, oversupply will affect the Queensland coal port of Gladstone, he says. Ryder is not enamoured with regional city Mackay nor tourism hotspot, the Gold Coast. "Stay away from the speculative market," he warns, "and buy in ‘real’ suburbs with real housing where people have jobs and buy houses to live in. Sales momentum in south-east Queensland is inland – not on the coast."
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<img src="/images/stories/2013/12/12/wargent-profile.jpg" width="125" height="150" alt="wargent-profile" style="float: right;">Peter Wargent, co-founder of <a href="https://allenwargent.com/" target="_blank">Allen Wargent</a> property buyers in London and Sydney, is a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>. He said: 
"Our base case sees a number of key variables which will represent headwinds for the property markets in 2014.
"With the unemployment rate still in a moderate uptrend and mining capital investment set to fall, it is likely to be a year of sub-trend economic growth for Australia, and, consequently, we are tending towards a more subdued overall view than you will see elsewhere.
"The RBA has yet to see the material uplift in dwelling construction it had hoped for, so we are expecting to see interest rates remaining historically low, and the next adjustment may yet still be down."
Sydney is the clear standout, he said. There are likely challenges ahead for Canberra, but Brisbane could be the star.
Wargent’s property price predictions:
<ul>
<li>Canberra -1% to -4%</li>
<li>Hobart -1% to 2%</li>
<li>Perth 0% to 3%</li>
<li>Adelaide 0% to 3%</li>
<li>Brisbane 2% to 5%</li>
<li>Melbourne 2% to 5%</li>
<li>Sydney 6% to 9%</li>
</ul>
<img src="/images/stories/2013/12/12/sasson-profile.jpg" width="125" height="150" alt="sasson-profile" style="float: right;">The Melbourne property market in 2014 is likely to maintain - and even build - on the momentum of 2013, according to Monique Sasson, founder of Wakelin Property Advisory.
“2013 was a year of recovery with the values of many properties recouping their losses since the last peak in 2010," she said.
"We anticipate this trend to continue, and feel the momentum of the past 12 months should carry the Melbourne market upwards in the first half of 2014.
“There will be many Super Saturdays – weekends with a thousand-plus auctions – throughout the autumn of 2014. Nevertheless, robust demand should soak up this supply and see auction clearance rates remain at around 70%.
“In a typical year, the first serious auction weekends don’t occur until mid-or-late February. But the auction season may well open a little earlier than usual in 2014 and we may see a lot of deals in the private treaty market as early as January.
“The greater unknown is what will happen in the second half of 2014.  In large part, the trajectory of the property market will be determined by the Reserve Bank’s attitude to setting monetary policy.
“It may well be the case that the RBA decides to leave interest rates steady throughout most of 2014. If that scenario eventuates, then expect to see Melbourne price growth in 2014 to be strong, and potentially reaching double-digits.
“I doubt the Reserve Bank will be entirely comfortable with this potential outcome – especially if there is a similar result in Sydney.
“Consequently, there is a reasonable likelihood of a modest tightening in monetary policy – perhaps 25 or 50 basis points – from around the middle 2014, or even earlier. This would dampen capital growth in the second half of the year and possibly see a retracting back of some of the earlier 2014 growth.
“Should the Reserve Bank cut rates again, then I expect this will accelerate capital growth in 2014. However, in our view, another rate cut seems unlikely and unwise. As well as fuelling price inflation, cutting rates to 2.25% or lower leaves the Reserve Bank with little in the way of monetary ammunition to respond to any unexpected shocks: such as the banking crisis of 2008.”
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<img src="/images/stories/2013/12/12/CatherineCashmoreProfile.jpg" width="125" height="150" alt="CatherineCashmoreProfile" style="float: right;">"The markets of inner Sydney, and some areas of Melbourne, are being driven by a lot of speculative activity, and this will affect their performance next year, says buyers’ agent and observer Catherine Cashmore.
"Investors tend to be sensitive to interest rate changes, however, in Sydney, a number of factors have combined to make ‘the perfect storm’ leading into 2014: strong interest from overseas buyers, SMSFs feeding into a limited pool of residential real estate, buyers looking for a better return on their savings, coupled with a severe shortage of supply.
"It is projected we'll see interest rates rise through the course of next year and, although not immediately, this will take some heat out the market. This will be more the case in Melbourne before we see the effects in Sydney.
"Brisbane is still playing catch up and, with lower price options, it will likely continue its upward trajectory. There also looks to be some tentative activity along the Gold and Sunshine coasts.
"Home buyers in both Sydney and Melbourne are finding themselves forced further out to find suitable accommodation, and this ‘ripple effect’ will be felt in the middle-ring suburbs.
"I'm afraid without more direct action on long term sustainable solutions for first home buyers, they will continue to struggle with a severe shortage of affordable accommodation."
<img src="/images/stories/2013/12/12/robert-larocca-profile-for-site-2.jpg" style="float: right;">Robert Larocca, RP Data’s Victoria housing specialist, can’t see anything on the 2014 horizon to change the market’s current trajectory.
 
"This year there’s been modest growth while the economy remains between subdued and good. There are not a lot of external calls for the market to rocket ahead.
"Melbourne prices fell back a bit in the past month and we are not yet to reach a new peak, but I think we have levelled out a bit and can expect a peak in either February, March or April."
Larocca said the property market was not being driven by over-confident consumers, but by the Reserve Bank’s interest rate decisions - which are designed to encourage spending. He cautioned that transaction levels were "not overly high" and that there is lots of room for improvement.
"Monetary policy settings remain of interest, but, ideally, we will have good housing prices supported by low interest rates."
Larocca tipped 2014 would be a year of "ongoing sustainable – but not rapid - growth and, if the Victorian economy improves, it will have a direct input into the property market" through jobs and wages growth.
"The whole of last year we had slow improvement. This year the clearance rate is up 10% and the cycle bears no resemblance to those of 2007 or 2010 that were rapid and unsustainable. I hope that next year is more sustainable."
Larocca is concerned at the low numbers of first home buyers. "We need to see an improvement here; last month’s figures (showing a 13% FHB participation rate) were the worst in 10 years."
But he said it would be prudent to wait before hitting the panic button as the reasons are still unclear.
"There’s really a big question mark over next year’s market: we’ve had a good year but we’re not out of the woods yet."
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What will the year 2014 mean for the national property scene? The experts have their say

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Taking the bit between your teeth and setting out to sell your home online is a gutsy effort in a market awash with real estate agents, but it is increasingly being preferred by those on the move.  
And the reasons are understandable: it takes the estate agent out of the equation and, without having to pay hefty commissions, is far cheaper with much less rigmarole.  
But selling your home online yourself doesn’t have to mean you are on your own: a range of ‘For sale by owner’ companies are here to help with advice, photography, 'for sale' boards, flyers, colour e-brochures and even online valuations.  
Vendors can feel that they are in charge but with backup. They are not beholden to others’ ways of doing things. There are fewer forms to sign, no need to fit your life around an agent's timetable, and fewer stickybeaks who saw the open-for-inspection board out front and just popped in.  
Come to think of it, you don't even have an open-for-inspection board. But you do have a for sale sign on the fence - one that looks as appealing as a professionally sign-written board can be. Research has shown that most property buyers live within 5 kilometres so a professional board is essential if you want to catch them driving past.  
Basic sales packages at buyMyplace.com.au – which claims to be the largest ‘For sale by owner’ company – cost $270, the ‘professional’ package is $350, and the ‘premium’ package is around $600. They come with various levels of hardware, support and expertise. The firm – which is a fully licensed estate agent - can offer advertising online through the big advertising sites, such as Realestate.com.au and Domain.com.au to reach the most potential buyers.  
The level of newspaper advertising – both local and city - is up to you, with no limits on how much you can spend. Maybe buy more advertising with the money you'll be saving on the agent's commission?  
Other services offered include home decluttering, minor repairs, conveyancing and valuations, as well as auctioneers and other professionals who can be called upon to handle property inspections. These can be ordered on the website.  
Behind all this, of course, is social media’s ability to reach potential buyers and show them what's on offer in the comfort of their home or office. You simply list your property online, detailing its key selling points, the floorplan, and a map of surrounding streets, and upload photos. Those on the lookout for a similar property - on location, price, number of bedrooms and landsize - will receive a prompt in their inbox when the listing is complete. Simple, isn't it.  
A huge proportion of today's buyers - even those looking through an agent - check out online offerings as part of their search strategy. So, it's not like yours will be in some private, out-of-the-way spot where no one will see it - or even be looking for it.  
And the success rate of this well run window of opportunity is a comforting thought for a solo seller who hasn’t got the expertise of a professional realtor on side.  
buyMyplace.com.au and a host of other specialist for-sale-by-owner portals, such as <a target="_blank" href="https://sellmyhouse.com.au/">Sellmyhouse.com.au</a>, Gumtree, <a target="_blank" href="https://realestateguide.com.au/">Realestateguide.com.au</a>, and <a target="_blank" href="https://realestateyourway.com.au/">Realestateyourway.com.au</a> are often the first ports of call for prospective buyers who can scan the web and have properties that suit their preferences sent to their inboxes daily.  
While established real estate agents have the advantage of being able to showcase properties in their shop windows, and can market them to an established list of contacts, the surge in online listings is testament to the fact that buyers look online as much as anywhere.  
Online seller <a target="_blank" href="https://buymyplace.com.au/">buyMyplace.com.au</a> claims vendors – especially in Victoria - are ditching real estate agents and selling their homes themselves in record numbers. And in many cases they're selling faster – ''within hours'' for some properties, they claim.  
Senior manager Stephenie Pulis-Cassar said that, nationally, private sales online entries increased by 23% from February 25 to November 25 this year. "According to Realestate.com.au there are currently over 3000 properties being sold privately and these obviously don’t include the many thousands more vendors who list with Domain.com.au, Gumtree, Trading Post and/or buyMyplace.com.au," she said.  
The company’s statistics show that 30% of clients so far in 2013 had sold their properties in under 30 days. "Our general current average selling time is 90 days which is similar to that of a traditional real estate agency agreement," Pulis-Cassar said. "This clearly outlines the similarities between the buyMyplace selling process and the traditional estate agents. It is further proof that there really isn’t any disadvantage in selling property privately."  
It is not a difficult process, either, she said, and it doesn't cost anywhere near as much as the alternative. "Our clients spend an average of 12.5 hours selling their property - with many taking less than 10 hours in total.  Given that the average overall selling time is 90 days - or around three months - our vendors are spending, on average, an hour per week selling," she said.  
"Given these statistics, why would you pay an agent $15,000 (at 2% commission on a $750,000 house) for 12 hours' work?"  
With figures such as these, savings on estate agents' fees are a major drawcard for private online vendors. "Our data shows that buyMyplace has saved clients more than $5 million in commissions this year alone which is not hard to work out when the average commission charged by an estate agent is around 2%-2.5%.  
''And this is our company alone, therefore, the savings by all vendors per year would be well and truly in excess of $6 million per year. On top of this, with buyMyplace, vendors also save more on advertising compared to using a traditional agent.  
''The figures don’t come close to the real dollar value saved or the extra monies earned, as we have worked out that 58% of properties sold through buyMyplace sold for more than what they were valued at by real estate agents.  
''To us, this figure speaks volumes. Either 50% of agents aren’t qualified to give a property estimate or there are some ulterior motives when it comes to giving a valuation.''  
Pulis-Cassar estimated that 52% of people who sell their home privately sell within one month, 72% sell for more than quoted by an agent, and 100% end up with more cash in their pockets. She said 80% save more than $10,000, 40% save more than $14,000 and 100% ''would sell a property themselves again''.
''On the flip side most buyers prefer to deal directly with the owner. You only have to read the hundreds of testimonials written directly from our vendors. They speak for themselves. They enjoy the fact they don’t have to chase an agent who often doesn’t call them back and they feel they receive more genuine feedback and immediate responses to their queries.''
Tips on selling your home online on next page. Please click below.
 
<hr class="system-pagebreak">
Tips on selling your home online
 
1) Establish a sale price
Most people get a good idea of what houses in their areas sell for by attending auctions and reading ads in their local paper, or by studying professional online sales data, such as RP Data's <a target="_blank" href="https://myrp.com.au/">myrp.com.au</a>.  
Pointedly, some private online sellers caution potential vendors against speaking with a real estate agent when determining a property’s price. "Agents are trained to ‘close the deal’ and ‘secure the listing’ by telling you what you want to hear," says Pulis-Cassar of buyMyplace. "If you want a personal approach use a professional valuer."  
2) Prepare your home so it looks its best
Clean and tidy up inside and manicure the garden - potentially adding thousands to the price. Take into account which photographs you have taken and make sure these areas are addressed first. They will appear online well before the first open for inspection.
Here are a few simple ideas:
- Cut the lawns and trim the edges
- Cover flower beds with mulch (saves water as well)
- Give the fence a coat of paint
- Sweep up around the house before your first open
- Remove everything from bench-tops
- Vacuum and dust lightly
- Fill the fireplace with logs and a plant
- Open the curtains to bring in as much light in as possible  
3) Select the services you need
If you have too much to do, most online sellers can arrange service providers. buyMyplace claims to be a one-stop shop, with all the services you need in one central location
- Full customer support available
- Photographers
- For sale boards
- Interior designers
- Lawyers
- Landscapers
- Conveyancers
- Valuers
- Furniture hire
- Builder  
4) Prepare your contract (and section 32)
In Victoria you should have a contract of sale (or at least a Section 32) available for prospective buyers when they request it. Check all your contractual requirements with your solicitor or conveyancer. When a prospective buyer wants to put in an offer on your property you can use a “letter of intention” to assist in the sale process. It is not a legally binding contract, however, it does add some professionalism to the whole process. Check with your solicitor or conveyancer for something similar.  
5) Photography
The photographs of your property are one of the most important elements of your marketing campaign. Most people look at the photos first so they must be good. Keep in mind that your home photographs may also appear on your for sale board. Some online sellers can provide a professional photographer as part of its package or you can organise your own photographs. It's your choice, because you are in control. Vendors taking their own photos and advertising their property are charged $270 by buyMyplace. Professional photography costs $349.  
6) Create brochures
Brochures are an inexpensive way to communicate to your neighborhood that your property is for sale. With the majority of property sales originating from surrounding suburbs this is an effective tool for marketing your property and a great way to get fit.
- Convert your advertisement into a printable PDF brochure
- Print as many brochures you need to distribute in your local area
- For professional brochures ask your online seller's customer service person and have them arranged.  
7) Open for inspections
These are a great way to meet potential buyers face to face. Most agents spend around 15 minutes at a property which is convenient for them, but not so convenient for the buyers who are rushing around to see as many properties as possible. Give yourself the best chance possible by opening for a reasonable period, say an hour. Perhaps have open for inspections by appointment only. This forces the potential buyers to call you and flag their interest.  Either way, once you get to speak to a buyer face to face your chances of a sale increase dramatically.  
8) Negotiations
Price negotiations can seem a little scary, however the process is simple. Here are some tips than can help you negotiate the right terms and price.
- Talk less, listen more – You’ll find the more you listen, the more you will find out about your buyer. Maybe the buyer has been looking for a long time? Perhaps they really like the view from your front window? These are triggers for you to really start selling.
- Only accept written offers – You may have a pesky prospective buyer wanting to grill you about your price at the inspection. Politely say you are happy to accept written offers, and move on. An offer isn’t a legal offer until it’s on paper.
- Think – In all the excitement, you may say something rash, or not completely consider all your options. Give yourself time to reflect and ponder the offer. Don’t be afraid to say “let me think and get back to you”.
Always be prepared to walk away – Haven’t got the price you want? Are you willing to wait? Don’t hesitate to walk away.  
9) Deposit and settlement
When you accept an offer you should get at least 10% deposit to be held in your solicitor's or conveyancer's bank account. Consult with your buyer to set a settlement day and remember that, before you sell, the buyer is entitled to a property inspection to ensure all is as it was the day you sold the property.  
10) Celebrate
The final step in any sales process is celebrating your success. The good thing about selling your own house is  that you have also saved thousands in fees and commissions. What will you do with the savings? New car, new furniture, holiday?
<a href="mailto:staylor@propertyobserver.com.au" target="_blank">staylor@propertyobserver.com.au</a>
 
  
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Marketing your home online: Where to go and how to do it

The Victorian Government has secured the passage of the Building Legislation and Treasury Legislation (Tax Relief) Amendment Bill 2026, introducing a suite of reforms aimed at improving consumer protection and confidence in the apartment market.

Resilience Insurance, Australia’s leading Latent Defects Insurance (LDI) provider, has welcomed the move.

The LDI elements of the Bill passed with bipartisan support and now moves to the Legislative Council where debate and passage are expected later this month. It represents a significant milestone in the national shift toward stronger, longer-term protection for apartment buyers.&nbsp;

The reform would deliver practical benefits across the housing system. Apartment owners will have stronger protection if major defects emerge, developers and builders will have a clearer quality framework to work within, and the State will reduce the risk of serious building failures becoming a long-term financial and social burden for households, communities and government.&nbsp;

LDI helps support apartment delivery while providing stronger protection for buyers and encouraging better construction outcomes.&nbsp;

Resilience LDI provides apartment owners with 10 years of insurance-backed cover for major structural defects from completion, with direct claim access to the insurer. This means owners are not required to first pursue developers or builders through costly legal action before accessing protection.&nbsp;

Resilience Insurance has been operating in Australia since 2022 and has already insured hundreds of development projects covering many thousands of apartments across Australia.&nbsp;

At approximately 1.8 per cent of build cost, it is a cost-competitive alternative to the traditional two per cent Strata Bond, bond while delivering significantly broader and longer protection.&nbsp;

“The Victorian Lower House vote shows that reforms like this succeed when they are practical, evidence-based and supported by industry," says Corey Nugent, CEO of Resilience Insurance.

"Victoria is moving quickly on a reform that will make a real difference for apartment buyers, while supporting better building outcomes and greater confidence in apartment delivery.

“This is step one. We look forward to the Bill completing its passage through the Legislative Council and to working with government and industry to implement the framework effectively.”&nbsp;

Fast Facts: What is Resilience LDI?&nbsp;

<ul>
	<li>Resilience Latent Defects Insurance (LDI): Covers major structural defects for 10 years from completion.&nbsp;</li>
	<li>Consumer-first: Direct claim access, no need for lengthy legal action.&nbsp;</li>
	<li>Cost advantage: At approximately 1.8% of build cost, LDI is typically priced below the traditional 2% Strata Bond while offering broader protection.&nbsp;</li>
	<li>Market leader: Resilience Insurance is the first approved LDI provider in NSW.</li>
</ul>

The Building Legislation and Treasury Legislation (Tax Relief) Amendment Bill 2026 has passed the Victorian Lower House, putting Victoria on track to become the first state to legislate an industry workable LDI framework as a formal alternative to the Strata Building bond. 

Joel Robinson

10-year Latent Defects Insurance for new apartment buyers set to land in Victoria

Just a few months after acquiring a prime Broadbeach site on the corner of First Avenue and Surf Parade, family-run developer <a href="https://www.apartments.com.au/developers/raptis">Raptis</a> has filed fresh plans for a new apartment development.

Raptis is seeking to deliver a <a href="https://www.apartments.com.au/new-apartments/17-19-first-avenue-broadbeach-qld-4217">29-storey tower with 73 apartments</a> on the 818 sqm site. It will be the developer's seventh project in the suburb, as they are approaching completion of The Sterling on George Avenue.

There will be a pool, barbecue and outdoor dining area, residents lounge and dining, sauna and steam room, gym, and a Yoga and Pilates studio.

<img alt="Raptis" data-entity-type="file" data-entity-uuid="b554da3f-7344-49aa-b1c9-44cf459af0d7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-05%20at%2010.41.45%E2%80%AFAM.png?VersionId=zzjWu1iO1wnuYv4EV4fyOyf5nSXjGYut" />

Raptis Joint Managing Director, Evan Raptis, says they remain&nbsp;committed to developing quality infill sites across the Gold Coast in the lead-up to the 2032 Brisbane Olympics.

"This project continues our long track record of delivery in Broadbeach, and we look forward to bringing another premium development to this thriving precinct."

The announcement follows strong delivery momentum for Raptis, with The Sterling Broadbeach nearing completion and construction well underway on the final stage of the Waterpoint community adjacent to Harbour Town. The developer's continued investment in the Gold Coast reflects confidence in the region's apartment market fundamentals, underpinned by sustained Southeast Queensland population growth.&nbsp;

The outlook for the region is further bolstered by infrastructure investment tied to the Brisbane 2032 Olympic Games, which is expected to drive continued economic and population growth across the SEQ corridor.&nbsp;

Subject to a favourable response from Gold Coast City Council, construction on the new First Avenue tower is targeted to commence before the end of 2026.&nbsp;

Read more:&nbsp;<a href="https://www.apartments.com.au/news/qld/it-s-all-in-the-family-four-decades-later-raptis-continues-to-shape-the-gold-coast-skyline">It’s all in the family: Four decades later, Raptis continues to shape the Gold Coast skyline</a>

Read more: <a href="https://www.apartments.com.au/news/qld/raptis-secures-prime-surf-parade-site-for-next-broadbeach-apartment-development">Raptis secures prime Surf Parade site for next Broadbeach apartment development</a> 
&nbsp;

Gold Coast developer brings seventh Broadbeach project to market, targeting construction commencement before year end

First look: Raptis lodges plans for new 29-storey Broadbeach tower 

Brisbane development veteran Kevin Seymour's Seymour Group is set to deepen its presence on one of Brisbane's most tightly held riverfront addresses, lodging revised plans for a luxury apartment development on Oxlade, just a few doors down from The Oxlade, which it completed in 2024.

The <a href="https://www.apartments.com.au/new-apartments/70-72-oxlade-drive-new-farm-qld-4005">new project at 70-72 Oxlade Drive</a>, directly north of The Oxlade, will have 27 apartments across a seven-storey building&nbsp;overlooking the Brisbane River and Merthyr Park. It's a revision from a 2021-approved design.

Designed by bureau^proberts, the project has evolved from the previously approved 26-apartment scheme, introducing an additional penthouse level while maintaining a low-density, boutique character. The development will comprise 26 three-bedroom apartments and a single four-bedroom penthouse, supported by two basement levels with 86 car spaces and 34 bicycle spaces.

The architectural response is centred around two distinct building forms separated by a landscaped open-air atrium.&nbsp;"This dual composition captures and embraces Brisbane’s subtropical environment whilst breaking down built form and scale," the submission to the Brisbane City Council noted.

<img alt="First look: Seymour Group returns to Oxlade Drive with revised riverfront apartment plans in New Farm" data-entity-type="file" data-entity-uuid="c12d84d0-bc11-4067-b46f-5bd2d786a34d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/new%20farm%20landscape.png?VersionId=YEPc2k5CAdh6aAPlu4uVpgZadh4MEfRd" />

A defining feature of the design is a deep landscaped void running through the centre of the building, creating what bureau^proberts describes as a "natural ravine" that enhances airflow, daylight penetration and resident amenity. The design report notes that the separation of the two building volumes is intended to maximise natural light, cross-ventilation and outlook while strengthening connections to the surrounding riverfront setting.

Curved balcony edges, integrated planting and extensive landscaping throughout the façade reinforce the subtropical design approach. The building's façade is softened by elevated gardens and planter beds, creating a green edge that complements the established landscape character of Oxlade Drive and neighbouring Merthyr Park.

New Farm has become one of Brisbane's most sought-after suburbs for developers delivering premium downsizer-focused apartments.

GRAYA has been particularly active in the precinct, completing both Chalk and York in recent years, while construction of Moray House, being delivered for Spyre, is now nearing completion. Architect-turned-developer Joe Adsett recently launched <a href="https://www.apartments.com.au/new-apartments/arcilla-new-farm-by-joe-adsett-28-maxwell-street-new-farm-qld-4005">Arcilla on Maxwell Street</a>, an exclusive collection of just nine apartments.

First look: Seymour Group returns to New Farm's Oxlade Drive with riverfront apartment plans

A new residential tower will be the first piece of a broader mixed-use precinct set to reshape a prominent Newcastle West site, with local developer <a href="https://www.apartments.com.au/developers/gwh">GWH</a> bringing its <a href="https://www.apartments.com.au/new-apartments/cambridge-quarter-newcastle-west-12-denison-street-newcastle-west-nsw-2302">Cambridge Quarter</a> vision to market.

The first release, Tempo, will introduce 87 apartments across a 24-storey tower, marking Stage 1 of the residential component of a larger urban regeneration project planned for the western end of Newcastle's city centre, encompassing the former Cambridge Hotel site.

Positioned on Denison Street, Tempo has been designed as the inaugural building within Cambridge Quarter, a precinct that will ultimately combine apartments, retail activation and revitalised public spaces including the revamping of the Cambridge Hotel.

[smartcode_project:default project_id=135876 project_image_fid=368853]

The tower will comprise a mix of one, two and three-bedroom apartments, including layouts with multipurpose rooms, catering to a broad cross-section of owner-occupiers. Apartment sizes range from around 60 sqm to 192 sqm, with a number of residences oriented to capture views across Newcastle Harbour, the city skyline and coastline.

GWH has emphasised liveability in the design, with open-plan layouts extending to generous balconies and terraces. Residents will have a choice of two interior palettes, while specifications include engineered stone benchtops, SMEG appliances, full-height bathroom tiling and secure building access. Premium upgrade packages will also be available.

Multiple rooftop resident retreats will provide communal outdoor space overlooking the harbour and city, offering an elevated amenity layer above the activity of the precinct below.

[smartcode_project:default project_id=135876 project_image_fid=368851]

The broader Cambridge Quarter vision extends beyond the residential tower itself. Ground-level retail activation and landscaped public areas are planned throughout the precinct, creating a walkable neighbourhood environment connected to the surrounding renewal of Newcastle West. The Cambridge Hotel is also earmarked for future redevelopment into a family-friendly hospitality venue integrated with the new precinct.

The project is strategically positioned within walking distance of Newcastle Interchange, providing access to light rail, regional rail services and direct connections to Sydney. Residents will also be close to Honeysuckle, Newcastle Harbour and the city's beaches and coastal walkways.

[smartcode_project:default project_id=135876 project_image_fid=368852]

For GWH, Cambridge Quarter represents one of its most significant Newcastle developments to date. The locally based developer, which has operated in the Hunter region since 1995, describes the project as a new chapter in the ongoing transformation of Newcastle West.

GWH Executive Director Jonathan Craig said the project had been shaped by a focus on creating lasting community connections.

"We take pride in creating places that last. Spaces where people feel connected, comfortable and a genuine sense of belonging," Craig said.

"Cambridge Quarter is something we are truly proud of, a place shaped by local knowledge, built with care and designed to be part of Newcastle's next chapter."

[smartcode_project_cta:default project_id=135876]

GWH unveils first release at landmark Cambridge Quarter precinct in Newcastle West

<a href="https://www.apartments.com.au/developers/ss-projects">S&amp;S Projects</a>,&nbsp;Rainbow Bay's busiest developer,&nbsp;has officially lodged plans for the largest development in its booming local portfolio, seeking approval for a further 88 apartments on Boundary Street.

The proposal&nbsp;at <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">209–213 Boundary Street, Coolangatta</a>,&nbsp;marks the next chapter in the developer's transformation of the southern Gold Coast beachside precinct. It will be its fifth in the area, having already delivered Flow, Awaken and Esprit, while construction continues on the 38-apartment Radia. The new project would rise 57 metres above a consolidated 1,518 sqm site, on the same street as Radia and Esprit.

&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, the proposed development comprises 88 two and three-bedroom apartments across a contemporary podium-and-tower form that integrates extensive landscaping from street level through to the rooftop.

The tower would be delivered above a basement and multi-level podium accommodating resident and visitor parking, with the residential component commencing from level three. The design incorporates cascading planting throughout the façade, landscaped podium edges, and deep planting zones along the Boundary Street frontage.

<img alt="First look: S&amp;S Projects lodges plans for 88-apartment wellness tower at Coolangatta's Boundary Street" data-entity-type="file" data-entity-uuid="677e6615-b5c0-4b6c-b4f9-efb14fcde1a6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/ss%20da%20pers.png?VersionId=YOnPKQm7IFXv0M5H326djEpxk80500Hi" />

A key feature of the development is its expansive rooftop wellness and recreation precinct. Plans reveal a resort-style pool deck, gymnasium, sauna, steam room, hot and cold plunge pools, rooftop terraces, barbecue areas and landscaped relaxation spaces positioned to capture views across the southern Gold Coast coastline.

The rooftop wellness focus builds on the vision S&amp;S Projects first outlined when it acquired the site for $20.25 million last year.

"We are taking every advantage to create a truly unique rooftop wellness experience with a natural feel for residents, offering stone features throughout and an underlying theme that emulates a botanical garden," S&amp;S Projects founder and director Paul Gedoun said at the time.

The proposal seeks a 57-metre building height, representing a 50 per cent uplift on the site's mapped 38-metre height limit. Planning documents argue the additional height is consistent with recently approved and emerging towers in the immediate Boundary Street and Rainbow Bay precinct.

Urbis, acting as planning consultant, said the development would provide "88 dwellings, comprising a mix of two and three-bedroom apartments, contributing to housing choice and supply within an established medium to high-rise coastal urban neighbourhood."

The scheme has undergone extensive pre-lodgement consultation with the City of Gold Coast, with the design refined following feedback relating to architectural expression, landscaping, traffic access and podium treatment.

<img alt="S&amp;S" data-entity-type="file" data-entity-uuid="0a2d70fd-62ac-4b83-97c6-b798fc1243dd" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-05%20at%209.16.31%E2%80%AFAM.png?VersionId=yHmghUwKM3IVGpBktQU1mE.0Lpf3WimG" />

The architectural team is led by Brisbane-based Cottee Parker, one of Australia's most active residential design studios, with landscape architecture by Dunn + Moran. The consultant team also includes ADG Engineers, Windtech and Acoustic Works.

S&amp;S Projects has become one of the most influential private developers operating on the southern Gold Coast. Since entering Rainbow Bay in 2022, the company has assembled a portfolio exceeding $1 billion in end value, establishing itself as a key player in the area's evolution into a premium apartment destination. Pezet Matheson will again handle the sales for S&amp;S.

Coolangatta is entering another wave of apartment development, following the delivery of several prominent residential projects in recent years.

John Kearney's Immerse Projects will launch&nbsp;<a href="https://www.apartments.com.au/new-apartments/kaiya-kirra-beach-5-haig-street-coolangatta-qld-4225">Kaiya on Haig Street</a>&nbsp;soon, meanwhile, Palm Beach-based Sherpa Property Group is preparing to bring its debut Coolangatta development, <a href="https://www.apartments.com.au/new-apartments/flourish-viver-87-griffith-street-coolangatta-qld-4225">Flourish Viveré</a>, to market later this year, subject to approvals.

Stephen Taylor

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