<html><body>
Ever gone out and left the front door wide open by mistake? It can happen to anyone and, hopefully, nothing is stolen.
But, suppose a burglar was passing by, saw the ‘invitation’ and ransacked your house?
This could pose a problem for your insurer. ‘’Most people probably don’t realise that there is a lot of variation in home-and-contents insurance policies and the circumstances they cover,’’ says Canstar’s Steve Mickenbecker.
‘’Some policies might cover you if you leave your front door wide open by accident, while others might require multiple locks.”
Canstar found one-in-six people admit to leaving their door open and unlocked at least sometimes when not at home.
The research was conducted to mark the launch of the company’s ‘Lock before you Leave’ campaign. It includes an online tool called <a href="https://is.cinco.purlsmail.com/sendlink.asp?HitID=1384906938635&amp;StID=5401&amp;SID=18&amp;NID=63727&amp;EmID=5792248&amp;Link=aHR0cDovL3d3dy5jYW5zdGFyLmNvbS5hdS9sb2NrYmVmb3JleW91bGVhdmU%3D&amp;token=a3db7a2b8da604b75c2d3c74e5e18f8c4a6a7b90">www.canstar.com.au/lockbeforeyouleave</a> that enables homeowners to check exactly what their home-and-contents policy will and won’t cover in the event of a burglary.
The research also found that a large proportion of residents are relaxed about home security with one fifth lacking security measures, such as an alarm, window locks or motion-activated lights.
Mickenbecker also recommends people keep a detailed inventory of their valuables. “Our research found that less than a third list their valuables for insurance purposes,’’ he said.
‘’Even if your insurer covers you in the event of a burglary, they usually want to see proof of ownership before paying compensation.’’
He advises an inventory along with proof of ownership. ‘’Without that you will be spending your time hunting around for invoices or photos and, ultimately, you may not receive full compensation.”
Other key findings
<ul>
<li>Survey respondents earning over $120,000 per annum took the most risks with almost a quarter of these households leaving their doors unlocked at least sometimes when not at home.</li>
<li>Victorians are the least cautious with almost a quarter not having any household security measures, whereas South Australian residents are the safest with just 12% of respondents not having any security measures.</li>
<li>NSW appears to be the most trusting state overall with 19% of respondents admitting to leaving doors unlocked at least sometimes when not at home.</li>
<li>Baby Boomers are most safety conscious and Gen Y emerged as the most carefree with almost a third (30%) of Gen Y respondents not having any security measures in their homes.</li>
</ul>
As part of the “Lock before you Leave” campaign, Canstar has compiled its top tips for safeguarding Aussie homes:
<ol>
<li>Complete the online tool to check what you are covered for at <a href="https://www.canstar.com/lockbeforeyouleave">www.canstar.com/lockbeforeyouleave</a>
</li>
<li>Install an alarm</li>
<li>Have outside sensor lights fitted</li>
<li>Lock all windows and doors when leaving the house</li>
<li>Draft a list of all your belongings for insurance purposes, preferably with a digital photo file as well</li>
</ol>
“Being burgled is distressing, whether you are covered or not. However, knowing what your home-and-contents insurance policy covers you for – and more importantly, what it doesn’t cover you for – is the key to ensuring that you minimise your financial loss,’’ Mickenbecker said.
‘’So, in addition to being safety-conscious at home, we also encourage people to be policy-conscious as well.”
<a href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
</body></html>

staylor-63KgDrKwoY

Is your property open to burglary? What you must know

<html><body>
Moreland residents have had an early Christmas present with the formal gifting of the Edgars Creek parklands to the city. It will now be the size of 15 Melbourne Cricket Grounds.
Victorian Planning Minister Matthew Guy said that final negotiations with VicRoads had resulted in three parcels of land being transferred to the state department of environment and primary industry in exchange for land at Greenvale.  This deal finalises the decision of former Planning Minister Justin Madden, who declared the parkland - bounded by the former Pentridge jail and Kodak industrial sites - as Crown Land in 2010.
Now, the Edgar’s Creek parklands will cover more than 11 hectares and be bordered by the Edgars and Merri creeks and Golf and Newlands roads in Coburg North.
The win ends a long campaign for the Friends of Edgar’s Creek who fought from 2006 to safeguard the land - the largest open space left in Moreland - for the public. The Moreland Reader reported that it had been retained by VicRoads since the 1970s for a possible freeway link.
The Friends’ grass roots strategies included monthly meetings, a website, letter-box drops, stalls at shopping centres, petitions, writing to relevant ministers, and sending letters to the local paper, according to Friends member Peter Hodge (The Age, August 13, 2010). Local councillors and state and federal MPs were in the spotlight, with the Friends even protesting on the steps of Parliament House. Two “Walk through the park” events attracted hundreds of residents and politicians, and tree plantings put the focus squarely on nature – not development.
“Open space and parklands are some of Melbourne’s greatest assets and this expansion ensures that Edgars Creek Parklands will be enjoyed by the community for many years to come,” Guy said.
“The Coalition Government is committed to maintaining and creating quality open space in which communities can gather and live healthy, happy lifestyles.
“This agreement will deliver the Coburg community and future generations with over 11 hectares of quality parkland for public open space and recreation.”
The City of Moreland will be appointed as the committee of management.
“Creating healthy and active neighbourhoods is a key initiative of Plan Melbourne and is a major element of maintaining Melbourne’s liveability into the future,” Guy said.
“Parks and gardens consistently rated as No. 1 in the aspects of Melbourne that people value most in surveys we conducted as part of developing Plan Melbourne.”
Kelvin Thomson, the former Labor member for the federal seat of Wills, which covers the area, described the park at the Victorian Government’s metropolitan land inquiry in 2009 as ‘’the lungs of Coburg, pumping oxygen through the veins of our otherwise built up and urbanised community’’.
Christine Campbell, the Labor member for Pascoe Vale, has worked hard since 2005 to ensure the parkland remains a well maintained public open space.
She said the Friends expected the completion of administrative tasks and a final letter of confirmation would take ‘’about 12 months’’ from when Planning Minister Madden declared the parkland to be Crown Land in 2010.
“It’s disappointing Mr Guy has taken so long to provide the final piece of correspondence,’’ she said.
<a href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
</body></html>

Moreland residents receive early present as zoning changes

<html><body>
A grand and historic building with 47 rooms surely has lots of potential. It could be a hotel, guest house, student accommodation, hostel, conference centre – or even a school.
After all, this imposing piece of Victoria’s early history does have form in that area – it is the original Geelong Grammar.
At 55 Maud Street, the Gothic Tudor style building, with rendered bluestone walls and slate roof, is for sale for $2,100,000.
As well as all those rooms, it has a large kitchen and dining/conference room, three bathrooms and relaxing back garden.
Laurie McGovan, of PRDnationwide Geelong, is selling the heritage listed building in conjunction with Andrew Lewis, of Colliers International. It was built over four levels in 1857/58.  There is a large front garden and rear second dwelling/ caretaker residence and courtyard.
The land size of 2100 square metres is zoned residential 1. It is on two titles with seven lots and a frontage to Maud Street of 44.81 metres. Wayne Thompson, on behalf of Colliers International, told Property Observer that they had conducted a host of inspections – maybe 200 - over the two and a half years the old school has been on the market. "It’s a property that captures the imagination but it does need some work and people put it in the ‘too hard’ basket."
He said the property was thought to be sold 18 months ago but the ‘buyer’ failed to settle and it was taken off the market. Six months ago it was relisted at $2.1 million.
The old Geelong architectural firm of Backhouse and Reynolds won a competition in the mid-1850s to design the school for 525 pupils and a master's residence. The foundation stone was laid in June 1857 by the Governor of Victoria, Sir Henry Barkly, with the Bishop of Melbourne and the Archdeacon of Geelong in attendance, the website Onmydoorstep reports.
The new school, built with four wings around a quadrangle, opened a year later.
However, in 1860 the school was forced into bankruptcy and closed – only to reopen in 1863 with a new group of trustees and the support of influential Western District squatters. Well known families such as the Armytages, Chirnsides and Manifolds have been associated with the school from this time. By the 1870s boarding played a significant role and, despite the depression causing a decline in student numbers in the 1890s, they soon increased again.
Some alterations and additions were undertaken from 1906-1909, including a single storey extension to the north wing. But, in 1911, the school moved to a 162-hectare site at Corio, on the outskirts of Geelong.
The former Geelong Grammar School is regarded as being of architectural and historical significance to Victoria as it is an important and substantial work of Backhouse and Reynolds.
Although a portion of the building has been demolished, the remaining section is illustrative of the original school. The use of the Gothic style, particularly in the quadrangle form, shows connections to prestigious British colleges.
Also, it is regarded as historic due to its association with the founding of one of Victoria's major private schools and by its association with the early development of education in Geelong.
<a href="mailto:staylor@propertyobserver.com.au"> </a><a href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
Correction: In a previous version of the article, the spokesperson was incorrectly referred to as Andrew Thompson. 
</body></html>

Heritage listed original Geelong Grammar building back on the market

<html><body>
Turkey is going all out to encourage foreign buyers by easing property ownership rules. The latest strategy, introduced in October, eases the process of gaining military approval and speeds up acquisition of a property’s title deeds – known as Tapu.
It’s one of a host of rules governing property ownership that has made the country increasingly attractive to foreigners, and laid the foundations for continued growth in the property market, says Turkey property specialist Spot Blue International Property.
And, proof that the property market is benefiting from the changes are consistently rising property values. The average price of units on new developments in Istanbul rose by 1.06% between September and October, and 14.18% year-on-year, according to an index by real estate trade body, Gyoder.
“Previously, waiting for military approval could hold up a property purchase by 8-10 weeks,” said Spot Blue director Julian Walker.
“Now, a slicker system means this time will be greatly reduced. Just as significant though, under some circumstances buyers won’t need to go through the process of getting military approval – namely, if the property they are buying was granted approval after May 5, 2011, or if they’re buying into a new development where an existing buyer has already gained it.
“It’s encouraging to see Turkey rolling out changes like this, showing commitment to attracting foreign buyers.”
Visa applications for temporary visitors, such as second homeowners, and residency laws have also become more appealing this year. A revision in the law introduced in the spring means that foreign nationals are now granted a year-long, short-term residency permit when they buy property in Turkey, regardless of the value of the transaction. This visa could be extended indefinitely if the buyer keeps hold of their property. Previously, homeowners there without a residency permit were allowed to stay up to a total of 90 days out of a period of 180 consecutive days.
“Expats seeking to renew or get residence permits will find the process changes for the better again in spring 2014, too,’’ Walker said. ‘’There are plans to use dedicated government agencies to take over the process rather than the current system that goes through the police.
“Another significant change is in regards to work permits. Foreigners who obtain a work permit in Turkey are now automatically granted a residence permit, too.”
In May 2012, Turkey relaxed its reciprocity law, opening the door to foreign buyers outside of Europe, including the Middle East.
Spot Blue International has property for sale on both sides of Istanbul, including apartments in Erenkoy and Beylikduzu.
 
 
</body></html>

Turkey tempting foreign buyers with easing of foreign ownership laws

<html><body>
A "courageous" opening bid of $1 began proceedings at the no-reserve auction of 13 Palm Bay Street, Airlie Beach, last night.  
But things didn’t stop there: the 20 registered bidders quickly edged the price up to $120,000 for the beachfront bungalow which is on Long Island close to the resort’s pools and facilities.  
Auctioneer Steve Marks, of Ray White Witsundays, said the selling amount was "well above expectations", recalling that a similar property sold for about $60,000 recently and that another is on the market for $80,000.  
The no-reserve auction, held at the Coral Sea resort, is <a href="https://www.propertyobserver.com.au/queensland/airlie-beach-waterfront-bungalow-with-no-reserve-at-auction-this-month/2013103066048" target="_blank">said to be the first ever at the tropical Queensland holiday spot</a>.  
"Those competing drove the price up," Marks said of the night. A total of 50 bids - starting with the $1 opener – jumped to $5,000 and then went all the way to $100,000 in $5,000 increments, and then up to $120,000 in $1,000 increments.  
Registered bidders for the one bedroom, one-bathroom bungalow came from every state: "We were taking calls from Perth one minute; Darwin and Sydney the next – it was a hectic night but we had great results," Marks said. "We had nine properties on the card, we sold two prior to sale, two under the hammer and we have one going to contract today." 
The successful buyer is a local business owner who did not want to be named.  
Marks is full of enthusiasm for Ailey Beach, a town of around 8,000 people 1,123 kilometres north of Brisbane and 151 kilometres north of Mackay. "There’s money being poured into infrastructure here, such as the port, the main street and the golf course, and this is having an effect on real estate.  
"The market is the most buoyant it’s been over the past three months because there’s good value for money here. I’ve sold 14 properties in the last six months with a median of $350,000. The latest was a two-bedroom ocean-view apartment going for around that price with a permanent rent of $460 a week. Where else can you get that?"  
Marks – who’s been with Ray White Witsundays for seven years and a local resident for 19 – said the sales team had sold 27 properties in the past month "with 13 sold this month already". So things are looking up.    
<a target="_blank" href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
</body></html>

No-reserve auction for waterfront Airlie Beach bungalow kicks off with "courageous" $1 bid

Suburb spotlight: Castle Hill attracting mass interest

<html><body>
To granny flat or not to granny flat, that is the question. And it deserves serious consideration from the many home owners wanting extra living space for in-laws, relatives or teenage children, or perhaps to earn rental income.
But does the addition of a granny flat – at a cost of $55,000 to $200,000 – provide that much-needed space without detracting from property values? Do the cons outweigh the pros?
"They offer more to buyers than sellers," said one agent who asked not to be named. "We often get requests from buyers looking for extra in-law accommodation, especially for widowed mothers. Also, they are popular with families with interstate parents wanting to come for extended stays.
"We also get requests from parents of physically or mentally disabled teenagers who want to give their children a certain amount of independence, while also being able to keep an eye on them."
The agent said granny flats – or dependent persons’ units - make a property "more attractive" to potential buyers needing storage areas or home offices. "We don’t get many but when we do they sell quickly," he said.
In Victoria, there are restrictions on who lives in granny flats, and on renting them out. For example, in suburban Boroondara, granny flats can only be occupied by a person who is dependent on the resident of the main dwelling - normally a family member. Once they leave it has to be removed. 

Granny flats cannot be occupied or rented out privately. The council is able to enforce these rules through the enforcement provisions of the Planning and Environment Act.

But the rules on renting vary between the states. Rentals are allowed in NSW and WA.  
 
{yoogallery src=[images/stories/2013/11/13/grey]}
Starr Partners Pemulwuy, near Parramatta, are marketing <a target="_blank" href="https://www.realestate.com.au/property-house-nsw-greystanes-115070915">6 Hastings Crescent, Greystanes</a> (pictured above) for $575,000 - $615,000, saying its self contained one-bedroom granny flat gives it the potential to generate a combined rental return of around $700 per week.
Alternatively, the new owners can move in and enjoy as is or have somewhere private for in-laws and visitors to stay.
The granny flat comes with a gas kitchenette, air-conditioning, bathroom and separate private access.
Agent Matthew Carpenter said the relaxed rental rules for granny flats in NSW added to a granny flat’s appeal, such as at Hastings Street. ‘’This is one of the best granny flats we’ve had,’’ he said. ‘’It’s a complete one bedroom structure, while some others are just converted garages.’’
He said granny flats ‘’are good because they add to both rental yields and resale values’’.
 
{yoogallery src=[images/stories/2013/11/13/ham]}
Gary Peer Real Estate, of Caulfield, is auctioning <a target="_blank" href="https://www.realestate.com.au/property-house-vic-hampton+east-115196675">4 Oswald Thomas Avenue, Hampton East</a> (pictured above) on Saturday, November 16 at 11.30am. The expected price range is $680,000 - $750,000.
 
The four bedroom brick house with two bathrooms has an attached self-contained granny flat with one bedroom, one bathroom, living room and separate entry. It offers flexibility as a guest retreat or home office. The house has an L-shaped lounge and dining room, kitchen extending into a casual meals area and an updated bathroom.
The property with single garage is near schools, Wisehart Reserve, Moorabbin station, Southland shopping centre and the Bay and Church street shopping strips.
 
{yoogallery src=[images/stories/2013/11/13/nak]}
Another property with a granny flat is <a target="_blank" href="https://www.realestate.com.au/property-house-nt-nakara-115301667">3 Croker Street, Nakara</a> (pictured above) in the Northern Territory. The four bedroom, two bathroom and three car space property is being auctioned by Real Estate Central in Darwin on November 28 at 6pm. The downstairs granny flat has a kitchenette and separate bedroom.
 
The house has an open-plan living/dining area, balcony across the width of the house and U-shaped kitchen with a servery window into the dining room. The upstairs bathroom has a separate toilet and the main bedroom has air conditioning, built-in wardrobes and pleasant outlook.
The spacious home in the family-friendly suburb is ripe for renovation. It is near Casuarina shopping centre, Charles Darwin university and amenities and services.
Reasons for and against granny flats in areas where they may be rented out, include:
For:
Increase your property’s rental – adding a granny flat can add a significant amount of rental income onto an investment property. It means you’ll get two income streams from a single lot.
Turn a negatively geared property into a positively geared property – This extra income can turn a negatively geared property into a positively geared one. It may mean you can stop claiming deductions but at least you’re earning some cash.
Many tenants prefer them to apartments – granny flats allow tenants access to a back-yard, which means they’re often pet friendly and utilities are often included in the rent due to the complications of separate metering.
Always have an income from the property – If one tenant vacates then you’ll always have the other to see you through the vacancy period. It’s not a lot of money but it keeps the cashflow coming in.
Against:
Reduced rent on the main house – Tenants will demand a lower rent on the main house if they are forced to live with other tenants in their backyard.
Longer vacancy periods – Even with a reduced rent there is often a longer wait on finding tenants at a house with a granny flat. Many people simple won’t do it due to concerns about neighbour disputes and loss of privacy.
It may not add value to the house – granny flats can cost a lot to build but they don’t add much to the house, if at all. Land and houses increase in value, but granny flats don’t. They’re not that special any more in some suburbs, especially in Sydney which has had a surge in granny-flat activity. When it comes to resale, granny flats at a property might reduce interest by investors, with owner occupiers looking elsewhere.
<a href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
 
 
</body></html>

Granny flats: Do the cons outweigh the pros?

<html><body>
Radical strata reforms <a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/nsw-strata-law-reforms-get-thumbs-up/2013111466361?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">announced yesterday by the Minister for Fair Trading, Anthony Roberts</a>, have been praised by a consumer advocacy group.  
“Successive parliaments have focused on the needs and aspirations of developers at the frustration and disappointment of consumers,” said Owners Corporation Network chairman Stephen Goddard.  
“To have an authentic approach by the government and industry to bring about a cultural change in the building sector is to be applauded.”  
Goddard said the OCN supported proposals to address the ‘’litany of building defects in apartment buildings which apartment owners are saddled with by many developers and builders’’.  
He praised the introduction of a mandatory defects inspection of new buildings and a bond to be paid by the developer.
The OCN also supports reforms to make strata executive committees and strata managing agents more accountable and transparent. But it disappointed that the payment of insurance commissions has not been prohibited.  
Goddard said the multitude of reforms would address the many issues encountered in close quarter living. He welcomed moves to have a ‘’fair and transparent’’ process for winding up strata schemes where older buildings urgently needed to be demolished and redeveloped. Previously, it was more advantageous for owners to redevelop older buildings than fund repairs or upgrades.  
“The O’Farrell government realises that good maintenance standards, a building’s quality and a sense of community are essential elements to a successful strata lifestyle.”
 
 
   
</body></html>

New NSW strata laws applauded by consumer group 

<html><body>
Telling people what they can do - rather than what they can’t – is a positive feature of the new strata bylaws in NSW.
Strata Community Australia (NSW) president Greg Haywood has welcomed the state’s new strata law reform position paper, which aims to make strata living easier for consumers.
He is supported by property developer group, Urban Taskforce, which says changes to the Strata Act will encourage the construction of apartments.
The Minister for Fair Trading, Anthony Roberts, who released the proposed reforms today, believes they will improve strata living for millions of people across NSW. He said there are more than 72,000 strata schemes in the state with an average of five new schemes registered each day.
“It is estimated that by 2030 half of Sydney’s housing stock will be multi-unit dwellings and the proposed reforms will strengthen a culture of community and cooperation in strata,” Roberts said.
SCA’s Haywood said that the consultation process had been positive and inclusive and he felt the paper reflected the changes needed in NSW strata laws.
“While we still need to go through the paper fully we are positive about the changes the government has proposed for the strata sector.
“We believe that these changes will make living and working in the strata sector a more positive experience. We are especially pleased to see the changes to the model by-laws as these are now being written in a way that tells people what they can do, rather than what they can’t, and this is a great step forward.”
Features of the reforms are:
<ul>
<li>
Managing agents must disclose at each annual meeting any commissions received in the previous 12 months and seek approval for those expected during the next year. All non-monetary benefits and gifts from third parties will be banned;
</li>
<li>
The model by-laws will allow for certain pets and prohibit smoke drift where it causes a nuisance or hazard;
</li>
<li>
Hardwood floors will need owners’ corporation approval;
</li>
<li>
Notice will be required for changes such as refitting a bathroom but approval will not be required for minor cosmetic changes, such as painting a wall or inserting a picture hook;
</li>
<li>
Owners’ corporations will be able to limit the number of people who occupy lots to prevent overcrowding;
</li>
<li>
Owners corporations may enter into an arrangement with the local council to issue penalty notices for unauthorised parking;
</li>
<li>
Tenants will be given the right to attend and participate in owners’ corporation meetings;
</li>
<li>
When registering a scheme, unit entitlements must be determined by an independent valuation to provide more transparency and consistency;
</li>
<li>
The limiting of proxy votes to prevent an individual or group controlling decisions; and
</li>
<li>
Documents may be issued and meetings held electronically as an alternative to traditional paperwork processes and meetings.
</li>
</ul>
Roberts said the NSW government would introduce a high rise development bond to protect homeowners against building defects. The bond will be equivalent of 2% of the cost of the building work. He said it would address defective work and give consumers added protection if a developer became insolvent.
“The bond will be released once an independent defects inspection has been undertaken and any defects have been rectified.”
Haywood said SCA (NSW) had been involved in the consultation process from the start and then through every step thereafter.
“We believe that the time is right for change in the strata industry and that this position paper identifies and addresses long-held concerns with a view to changing them for the better.
“We welcome continued dialog with the Minister for Fair Trading’s office and department as we work through all the proposed reforms.”
The Urban Taskforce says the changes will give greater confidence to the development industry and to owners’ corporations that apartment buildings will be well designed and managed, says CEO Chris Johnson.
"The changes are a positive move that will give confidence to the industry and to consumers. The excessive amount of litigation around defects is only funding the legal profession.
“The proposal to require at least 75% of strata owners to agree to the finalisation of a strata plan to allow demolition should unlock a vast number of poor quality apartments from the 1960s for urban renewal.”
Johnson said NSW was leading the country in terms of the number of strata apartments. “It is essential that we have the best builders and developers involved in constructing these buildings so that owners corporations can be assured of quality results.
“The changes to the current act will give greater certainty to developers and owners on how defects are managed and how an effective maintenance regime can be established.”
Johnson said the 30% of Sydney households in apartments was likely to grow to 50% over the next 20 years. “With apartments becoming such a major part of Sydney’s housing stock it is essential that we have a modern, fair Strata Act that ensures builders, developers and owners corporations are working together rather than engaging in battles.”
 
</body></html>

NSW strata law reforms get thumbs up

<html><body>
Investing in property can be costly and time consuming - such as having to buy how-to books, attend seminars and pay consultants - so competent operators will welcome advice on which fees and charges they can claim through their tax.
Property taxation specialist Shukri Barbara said he was often asked which of these self-education programs are tax deductible.
They include:
<ul>
<li>wealth creation using property as a class of asset</li>
<li>learning about new trends in property values</li>
<li>mentoring on property – both short and long-term programs</li>
<li>consulting fees relating to management ‘assistance’ with property investments 
</li>
</ul>
To assist, Barbara has accessed ATO correspondence regarding an audit of a claim by a client. It helps explain which expenses are deductible and includes some of the ATO’s responses.
Basic principles of claiming deductions
An expense is generally allowed as a tax deduction if it is incurred in generating income - in this case rental income.
So, first, there has to be:
-          Ownership
<ol style="list-style-type: lower-roman;">
<li>A property has be owned before it can generate rental income, then there has to be</li>
</ol>
-          Income
<ol style="list-style-type: lower-roman;">
<li>Revenue from rent before a claim for a deduction is considered to have been incurred in generating that income.  Finally, </li>
</ol>
-          Nexus
<ol style="list-style-type: lower-roman;">
<li>The expense has to have a nexus to earning the income i.e. incurred directly in generating the income e.g. agent fees, rates etc.</li>
</ol>
Timing is important if the expense is to be deductible. The expense has to be incurred after you own the property – usually after settlement.
Claiming deductions for education/mentoring/consulting fees
As regards coaching, some of the questions include:
-          If the program relates to increasing wealth  – no deduction
-          If the program relates to acquiring/sourcing property  – no deduction
-          If the program relates to improving the value of a property  – no deduction
-          If the program relates to improving rental revenue – yes deductible
-          If the program relates to reducing rental expenses  – yes deductible
-          If the program relates to getting better tenants  – yes deductible
-          If the program relates to better managing the agent  – yes deductible
What if the coaching is for all of the above?  – a proportion of the fees may be deductible
-          What’s the ATO’s attitude? – If it sees expenses as capital related to increasing wealth the expenses are usually not deductible.
Unfortunately, as suppliers continue to change the descriptions on their invoices, and descriptions of their services, to enable the client’s fees to be deductible, some things still remain unclear as they have not yet been tested in the court.
The above approach is equally applicable to seminars and mentoring. A proportion of the fees will be allowed as a deduction where they relate to the revenue and expenditure side of rental properties. Otherwise they are not deductible. This is assuming the property is owned and earns rental income.
Sourcing fees
Sourcing fees – such as hiring a buyer’s agent - are considered a capital expense and part of the cost base of a property, along with property inspections and pest inspections. When calculating capital gains on resale, the CGT will be less as a result of this cost.
If the deal falls through and the property is not purchased, while the ATO will acknowledge that an expense has been incurred, it is not accounted for anywhere for tax purposes and cannot be claimed.
In which year is the claim deductible?
Where deductible, the expense should be claimed in the financial year in which it is incurred - usually the date on the invoice of the agreement with the provider. The contract/invoice date is the relevant one where payment is made by instalments.
What is the ATO’s view?
In an audit situation the ATO will review each person’s circumstances based on the facts. They will:
-          look at the description of the services on the invoices from the providers
-          test each claim and see if, in reality, that’s what is being charged
-          look at whether the amounts are reasonable
-          look up the provider’s website and see what they are promising and then compare it to the invoices
So, if the website only talks about wealth creation, while the descriptions on the invoices are very brief, the fees are likely to be not deductible. Otherwise, they may form part of the cost base for sourcing the property.
Barbara said investors could legitimately claim for the cost of ‘’lifetime membership programs’’ offered by spruikers even if they charge by instalment. The claim should be for the full amount at the time of the first instalment.
He said those generating income through real estate – such as real estate reporters – can claim for tickets for events such as home buyer ‘expos’.
<a href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
</body></html>

How much of your “property education” is actually tax deductible? 

One of North Sydney's best-known commercial buildings could become hundreds of new homes, with insurance giant Zurich Australia lodging a State Significant Development Application (SSDA) to transform 5 Blue Street into a mixed-use residential development above North Sydney Station.

Rather than demolishing the existing building and starting again, Zurich is proposing an adaptive reuse project that would convert the landmark office building into a 15-level residential development delivering 62 apartments, 86 affordable co-living dwellings, activated retail and significant upgrades to the Blue Street Plaza.

The proposal reflects a growing trend of commercial property owners repositioning ageing office assets into residential housing as Sydney grapples with housing supply shortages and changing workplace demand.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="0bba7d12-06dc-4375-aad7-238c94b21ac5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.42.05%E2%80%AFAM.png?VersionId=NJl5oLAEBDGuPmY3RnyliKODjMc8lvRh" />

Located directly above North Sydney Metro and train station, the 3,051 sqm site occupies one of the most strategically positioned parcels of land on Sydney's Lower North Shore.

Designed by fjcstudio, the proposal seeks to retain and adapt much of the existing structure while creating a contemporary residential address that better connects with the public domain surrounding North Sydney Station.

The application proposes two basement levels, ground floor retail, affordable co-living accommodation across the podium levels, and apartments above, while preserving and enhancing the publicly accessible Blue Street Plaza.

Rather than pursuing maximum apartment numbers, Zurich has opted for a housing mix heavily weighted towards larger owner-occupier residences.

The proposal includes 62 build-to-sell apartments comprising 12 one-bedroom, 19 two-bedroom, 29 three-bedroom apartments and two premium penthouses. It also incorporates 86 affordable co-living dwellings, which would be managed in perpetuity by a Community Housing Provider.

That balance between traditional apartments and affordable housing reflects the NSW Government's push to increase housing diversity around major transport infrastructure.

The proposal has been lodged concurrently with a rezoning application, with Zurich arguing the site is ideally positioned to support additional housing given its immediate proximity to public transport, employment and services.

"The proposal aims to respond to the housing challenges facing Sydney through the delivery of diverse housing types in a highly accessible location," the design report by fjcstudio states. It also seeks to improve pedestrian amenity through upgrades to Blue Street Plaza while creating a high-performing residential building that responds to the surrounding context.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="36082e15-c636-4481-bb68-5a5f6443fe39" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.41.36%E2%80%AFAM.png?VersionId=5P6VD.fvmqjQfIG3TWWMRXxQWiQBjeFB" />

Rather than replacing the commercial building, fjcstudio has developed a design that works with the existing structural framework above the rail corridor, an approach that significantly reduces demolition while allowing the site to be repositioned as a mixed-use residential precinct.

The existing structural constraints have informed much of the building's design, including its relationship with Blue Street and surrounding public spaces.

The building has been designed as a slender tower rising above a clearly defined podium, with vertically expressed façades intended to reduce the perceived bulk while reinforcing North Sydney's emerging skyline.

According to fjcstudio, the architectural language responds directly to the surrounding commercial towers while maintaining a finer grain expression more closely aligned with the neighbouring Lavender Bay streetscape.

The tower incorporates articulated façade elements, landscaped podium edges and recessed upper levels to soften its appearance and improve pedestrian amenity below.

A significant component of the proposal is the revitalisation of Blue Street Plaza.

The existing public space has long served as one of the primary pedestrian connections between North Sydney Station, Greenwood Plaza and Blue Street, yet its role is expected to become even more important following the opening of Sydney Metro.

Zurich's proposal seeks to strengthen that role by improving landscaping, introducing new retail frontages, enhancing pedestrian permeability and creating more active edges throughout the day and evening.

Ground floor retail would wrap the plaza, while separate residential and co-living entries have been designed to improve wayfinding without reducing street activation.

Landscape design has been integrated throughout the podium and public realm, softening what is currently one of the most heavily urbanised parts of North Sydney.

&nbsp;

&nbsp;

fjcstudio has carefully oriented apartments towards Sydney Harbour and the CBD while using privacy blades and articulated façades to minimise overlooking between neighbouring buildings.

Large framed openings along the western elevation maximise harbour outlooks, while the eastern apartments have been angled towards the south-east to improve privacy from neighbouring development.

The project forms part of the continuing transformation of North Sydney from a predominantly commercial CBD into a genuine mixed-use city centre.

Since the completion of Victoria Cross Metro Station, developers have increasingly shifted their attention towards residential projects capable of leveraging the area's unparalleled transport connectivity.

&nbsp;

FiveX recently lodged plans for a 61-storey, 490-apartment tower that would become one of the tallest residential buildings in North Sydney if approved.

Aqualand continues to expand its Lower North Shore presence following the completion of AURA on Walker Street and its recent St Leonards and Roseville proposals.

Developers are also progressing projects throughout Walker Street, Miller Street and the Victoria Cross precinct as demand for well-located owner-occupier apartments continues to strengthen.

Joel Robinson

First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station

Busy developer Aqualand Prestige has formally taken the next step in its expansion across Sydney's Lower North Shore, lodging a State Significant Development Application (SSDA) for its long-held Archer Street site in Chatswood.

The application covers <a href="https://www.apartments.com.au/new-apartments/51-55-archer-street-chatswood-nsw-2067">51-55 Archer Street</a>, a 1,767 sqm amalgamated site on the eastern edge of the Chatswood CBD, where the developer is seeking approval for a 45-level mixed-use tower delivering 114 apartments, including a significant affordable housing component, alongside retail, commercial space and six basement levels of parking.

The SSDA marks the latest milestone for a project Aqualand has been quietly progressing over the past two years. The developer first secured the site for its Aqualand Prestige platform before undertaking an alternative design excellence process with PTW Architects, ultimately avoiding a formal design competition through the Housing Delivery Authority pathway.

The proposal has evolved considerably from Aqualand's original concept. The revised scheme has been designed around larger owner-occupier product, with an unusually high proportion of three and four-bedroom apartments, targeting the more affluent buyer profile, and downsizer, emerging across the North Shore.

<img alt="Archer St" data-entity-type="file" data-entity-uuid="0171204c-5811-41b5-9b09-2335d1b7c3d0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%208.52.48%E2%80%AFAM.png?VersionId=6YTuxfq.puZo7k2wbfgemcO5K3QfXYGQ" />

The 114-apartment mix comprises six studios, 27 one-bedroom apartments, 18 two-bedroom apartments, 50 three-bedroom residences and 13 four-bedroom homes. A quarter of the building will be dedicated to affordable housing, well above the mandated 15 per cent&nbsp;

PTW has structured the building vertically, with affordable housing across levels one to six, premium apartments through levels seven to 31, duplex skyhomes on klevels 32 to 43, a penthouse on level 44, and a rooftop plant level above. Six basement levels will provide resident parking and servicing.

The tower is proposed to reach approximately 154 metres, placing it among a growing collection of residential high-rises transforming Chatswood's skyline.

Rather than competing purely on height, PTW says the design has been driven by creating a slimmer tower capable of delivering significantly larger apartments.

"The primary objective of this project was to create a distinctive building that stands out from the recently approved or built structures in the Chatswood area," the design report states, noting the structural efficiency allows greater investment into apartment quality and resident amenity.

Residents would have access to more than 450 sqm of communal open space including landscaped gardens, swimming pool, rooftop entertaining areas, fitness spaces, community gardens, children's play areas and barbecue facilities.

A major focus of the design has been the public domain.

The ground plane has been opened up through landscaped terraces inspired by Willoughby's sandstone ridges, with native planting, public seating, artwork, retail activation and a series of gathering spaces intended to soften what has traditionally been a hard commercial streetscape.

The landscape strategy references Blue Gum forests once common throughout the area, while incorporating Indigenous storytelling, public art and lighting installations to strengthen the connection to Country.

Chatswood has been one of Sydney's busiest apartment markets over the past 12 months, with a steady pipeline of both new project launches and fresh development applications.

Hyecorp recently launched Celine, a 122-apartment development just along Archer Street, while Changfa and Huirong Group are progressing The Anderson, an 84-apartment project on Anderson Street.

Develotek recently secured approval for a 101-apartment tower on Pacific Highway, while Tian An LFD received the green light for Hammond Greens, its apartment development on the edge of the Chatswood Bowling Club.

Commercial property developer FiveX is also making its move into the residential market. Last month it lodged plans for a 61-storey tower with 490 apartments, which, if approved, would become one of the tallest residential buildings in Chatswood.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-targets-chatswood-skyline-with-61-storey-tower-after-north-sydney-plans">First look: FiveX targets Chatswood skyline with 61-storey tower after North Sydney plans</a>

Aqualand is also expanding its development pipeline following the launch of its luxury residential brand, Aqualand Prestige. The developer has delivered a string of high-end apartment projects across Sydney's affluent suburbs over the past decade, most recently AURA by Aqualand on Walker Street in North Sydney.

[smartcode_project:default project_id=30959 project_image_fid=292863]

It has since quietly assembled its next wave of projects.

Earlier this year Aqualand launched Boronia in Roseville, a boutique 111-apartment development on Larkin Street. The project is one of the first significant apartment developments to launch in the suburb ahead of what is expected to become one of Sydney's most active new housing precincts under the NSW Government's Low and Mid-Rise Housing reforms, which allow greater density around train stations.

[smartcode_project:default project_id=152095 project_image_fid=373685]

The developer has also lodged plans for a two-tower, 413-apartment development on Herbert Street in nearby St Leonards, further strengthening its presence across the Lower North Shore.

Beyond that, Aqualand remains behind the final stage of Barangaroo, where plans will deliver a five-hectare mixed-use precinct comprising new homes, retail, hospitality and community facilities, alongside a new Metro entrance and more than two hectares of public open space, completing the Barangaroo precinct.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/central-barangaroo-development-takes-big-step-with-concept-proposal-approval">Central Barangaroo development takes big step with concept proposal approval</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-aqualand-joins-st-leonards-apartment-party">First look: Aqualand joins St Leonards apartment party</a> 
&nbsp;

&nbsp;

&nbsp;

&nbsp;

&nbsp;

First look: Aqualand pushes ahead with Chatswood apartment tower as SSDA lodged for Archer Street

Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.

At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.

The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.

[smartcode_project:default project_id=152022 project_image_fid=375528]

Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.

The development has been split into two residential wings connected by a naturally ventilated central breezeway, replacing traditional enclosed corridors with open-air walkways that improve natural light, encourage cross ventilation and create more opportunities for neighbourly interaction.

"Rather than treating wellness as something that only happens on the ground floor, our response integrates it throughout the building, which led us to ask what it really means to design a healthy building," Fieldwork Director Quino Holland said.

[smartcode_project:default project_id=152022 project_image_fid=375531]

The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.

The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.

[smartcode_project:default project_id=152022 project_image_fid=375524]

Inside the residences, the focus remains on natural, durable materials. Blackbutt engineered timber flooring, exposed CLT ceilings, porcelain surfaces and warm timber joinery create a calming interior palette, while low-VOC finishes and responsibly sourced materials have been selected to improve indoor air quality.

Kitchens have been designed as the centrepiece of each apartment, featuring porcelain island benchtops, timber-look cabinetry and brushed steel tapware, with layouts that maximise natural light and ventilation.

[smartcode_project:default project_id=152022 project_image_fid=375530]

The more traditional interpretation of wellness comes in the form of Level Eleven, a two-storey wellness club spanning the ground floor, mezzanine and first floor.

The facility will include a gym, yoga and reformer Pilates studios, Finnish and infrared saunas, magnesium hot and cold plunge pools, and dedicated recovery spaces. Unlike many residential wellness facilities, Level Eleven will also operate commercially, allowing the broader Bowden community to access the venue while giving residents exclusive membership benefits.

The ground floor has also been designed around everyday living. A café overlooking Bowden Village Reserve will activate the street frontage, while a bike workshop with tool storage, co-working space and dog wash has been incorporated to support daily routines and encourage interaction between residents.

"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.

"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."

Flowe is positioned directly opposite Bowden Village Reserve and within walking distance of Bowden Railway Station and the Adelaide Entertainment Centre, placing future residents just minutes from the Adelaide CBD while remaining connected to one of the city's most established urban renewal precincts.

[smartcode_project_cta:default project_id=152022]

Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe>

Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

Stephen Taylor

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News