Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

Joel Robinson

First look: Harridan plans Burke Street transformation beside Boggo Road transport hub

IN BRIEF

<ul>
	<li>
	Just three double-storey Sky Homes sit at the top of The Waterline, each with its own private marina berth and rooftop terrace.
	</li>
	<li>
	Construction on The Waterline is complete, with the first residents expected to move in from mid-October.
	</li>
	<li>
	Sky Homes range from 282 sqm to 367 sqm and are priced from $3.65 million.
	</li>
</ul>

<hr />
Lewis Land has opened the first completed sky home for inspection at Harbour Shores, giving buyers their first opportunity to step inside one of just three double-storey residences crowning The Waterline.

Each sky home comes with its own private marina berth, rooftop terrace and Broadwater views, combining the scale of a larger home with direct access to the boating lifestyle that underpins the wider <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan.

[smartcode_project:default project_id=113271 project_image_fid=366708]

Lewis Land Head of Development Michael Long said the inclusion of a berth with every Sky Home had become increasingly valuable as marina access across the Gold Coast tightened.

“Marina berths are becoming increasingly difficult to secure across the Gold Coast, so including one with every Sky Home makes this a genuinely rare offering,” Long said.

“The private 70-berth marina will accommodate boats up to 12 metres in length and is positioned just 2.5 kilometres from the Broadwater, placing the open ocean only 15 minutes away.

“Being able to step out of your home onto your boat is a rare luxury, and it’s something residents here can look forward to when it opens later this year.”

[smartcode_project:default project_id=113271 project_image_fid=366709]

The display opening comes as construction completes on The Waterline, with the first residents expected to move in from mid-October.

The three Sky Homes range from 282 sqm to 367 sqm and each feature three bedrooms, three bathrooms, multiple living zones, expansive kitchens with butler's pantries and large balconies taking in the Broadwater outlook.

Each residence also has three secure basement car spaces and additional storage.

“This is the first opportunity the Gold Coast has had to step into Harbour Shores and see, touch and feel what we’re bringing to life here,” Long said.

“There are only three Sky Homes within The Waterline, ranging in size from 282sqm to 367sqm, with each residence featuring three large bedrooms, three bathrooms, multiple living zones, expansive custom-built kitchens with butler’s pantry, and large balconies capturing Broadwater views.”

<img alt="Harbour Shores" data-entity-type="file" data-entity-uuid="bab65e10-4fab-45e1-92d8-fc56e2ab98ff" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%202.00.16%E2%80%AFPM.png?VersionId=XT8q76LsPkw3cYTsvN3JfFDaPLud90PN" />

Residents of The Waterline will have access to a private pool, along with Harbour Shores' wider collection of amenity including a lagoon pool, social clubhouse, tennis court, gym, yoga facilities and sauna.

Lewis Land partnered with Studio Collective to furnish the completed display, with the interiors designed to demonstrate how the residences could function as permanent homes rather than simply as show apartments.

Studio Collective Director Melissa Park said the surrounding waterways informed the interiors, but in a more restrained way than a traditional coastal scheme.

“We drew inspiration from the canals and coastal surrounds, but our approach was to interpret that subtly through layered materials and a grounded palette of earthy tones, rather than literal coastal references,” Park said.

“We introduced hero moments of green and teal to reference the surrounding waterways, while mirrored elements help reflect natural light.

“The result is a residence that feels elevated yet comfortable, somewhere buyers can genuinely imagine themselves living, entertaining and unwinding.”

Sky Homes are priced from $3.65 million.

Lewis Land is also offering private marina berths with The Residences, its limited collection of three and four-bedroom villas positioned directly along the Harbour Shores waterfront boardwalk.

Three-bedroom villas are priced from $2.99 million, while four-bedroom residences start from $3.19 million.

Harbour Shores is being marketed by Colliers International.

[smartcode_project_cta:default project_id=113271]

Lewis Land opens sky home display as The Waterline completes at Harbour Shores

St Vincent de Paul Society Housing Australia has filed plans for a major mixed-use housing precinct on the southern edge of the North Sydney CBD, adding another significant proposal to a pocket around North Sydn​ey Station that is quickly becoming one of the LGA's busiest development zones.

The State Significant Development Application covers a 5,990 sqm site at <a href="https://www.apartments.com.au/new-apartments/1-19-mackenzie-street-lavender-bay-nsw-2060">1-19 MacKenzie Street and 211 Blues Point Road in Lavender Bay</a>, immediately south of Nor​th Sydney Station and between the commercial core and the lower-rise Lavender Bay Heritage Conservation Area.

Designed by Wardle, the proposal would deliver a new residential tower comprising 88 build-to-sell apartments and 19 affordable apartments, alongside a separate co-living building with 57 rooms and a building manager's studio.

It would also see the significant restoration and upgrade of St Francis Xavier Catholic Church, the adaptive reuse of the former school building, new parish facilities, retail, a new public square and around 1,000 sqm of publicly accessible open space.

<img alt="Vinnies North Sydney" data-entity-type="file" data-entity-uuid="d5dd7f87-a617-463e-b577-17541e01f0e9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.13%E2%80%AFAM.png?VersionId=4R8TsFN3P_LrrXO2HswTOIrx2blil8lh" />

The project is seeking a concurrent rezoning of the site to R4 High Density Residential and an increase in the maximum building height to allow a tower reaching RL120, or up to 20 storeys. The proposal was progressed through the NSW Government's Housing Delivery Authority pathway.

The build-to-sell component will be weighted toward larger apartments, with just six one-bedroom apartments compared with 31 two-beds, 43 three-beds and eight four-bedroom residences.

The 19 affordable apartments will comprise two studios, 15 one-bedroom apartments and two two-bedroom apartments, taking the total apartment component to 107 residences before the 58 co-living rooms are included.

<img alt="Vnnies" data-entity-type="file" data-entity-uuid="7d568ca5-cb90-4e18-96c6-d9795dba0c56" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.05%E2%80%AFAM.png?VersionId=GY2R5M9VtQh0EKy1vajaea19PSLOPuRD" />

Wardle's design for the Vinnies site has sought to negotiate that emerging high-rise context while retaining the lower-scale character of MacKenzie Street and the adjoining heritage conservation area.

The main building adopts a three-storey podium and tower arrangement, with the podium aligned to the ridgeline and front setback of St Francis Xavier Church.&nbsp;Wardle has designed the podium with colonnades, seating, recessed entries and active ground-floor frontages, with sandstone-toned precast concrete and face brick referencing the materiality of the existing church.

The tower then steps back eight metres to the south and six metres to the north before rising in a sculpted form comprising four interlocking quadrants. Wardle has also introduced rounded forms and chamfered corners to reduce the tower's perceived bulk and improve view sharing with neighbouring development sites.

Resident facilities and outdoor areas are planned at the separation between the podium and tower at Level 3, oriented toward Sydney Harbour and the CBD skyline.

The tower itself will feature a glass reinforced concrete facade, with recessed balconies and deep reveals used both to provide shading and privacy and frame views toward the harbour and city. The lower levels take a different architectural approach, using brick and sandstone-toned finishes intended to establish a stronger relationship with St Francis Xavier Church. The Church itself will be conserved and upgraded for its continued use, while the former school building will be adaptively reused as part of the co-living component.

<img alt="Lavendar Bay" data-entity-type="file" data-entity-uuid="2d4418ad-90aa-4d49-af93-c80b140aea80" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.09.47%E2%80%AFAM.png?VersionId=Kv4gzbsACaGvZSRuaqcfGC54jEJRXIDJ" />

&nbsp;

The proposal adds to an increasingly concentrated pipeline of residential development around Blue Street, MacKenzie Street and Lavender Bay.

Just west of the site, Central Element lodged plans earlier this year for one of the most significant residential developments proposed in Lavender Bay in recent years.

Central Element's SJB-designed scheme at 64-66 Lavender Street and 3-7 Middlemiss Street would deliver 163 apartments across two towers rising 23 and 32 storeys, replacing five existing apartment buildings containing 32 homes. The project also forms part of the Housing Delivery Authority pathway.

<a href="https://www.apartments.com.au/news/nsw/first-look-central-element-reveals-lavender-bay-apartment-plans?utm_source=chatgpt.com" rel="noopener" target="_blank">First look: Central Element reveals Lavender Bay apartment plans</a>

Immediately around North Sy​dney Station, another two significant proposals have emerged at 5 and 15 Blue Street.

Zurich Australian Insurance Properties is seeking to adaptively reuse its longstanding commercial building at 5 Blue Street, directly above North Sydney Station, rather than demolishing the structure.

Its SSDA proposes converting the building into a 14-storey mixed-use development with 62 apartments and 86 co-living rooms, together with ground-floor retail and a major refurbishment of Blue Street Plaza. The application is currently at the Response to Submissions stage.

<a href="https://www.apartments.com.au/news/nsw/first-look-zurich-targets-north-sydney-office-conversion-with-148-unit-proposal-above-metro-station">First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station</a>

&nbsp;

First look: Vinnies files for 20-storey Lavender Bay apartment tower as North Sydney housing pocket heats up

When the opportunity arose for South Australian developer Palumbo to return to Kent Town, where it had previously delivered East Park Apartments and the East 
Rundle Apartments, it wasn't one the longstanding developer-builder was going to pass up.

The decision was quickly vindicated, with more than 30 apartments sold within the first month of launching <a href="https://www.apartments.com.au/new-apartments/royal-apartments-kent-town-2-8-north-terrace-kent-town-sa-5067">Royal Apartments</a> to the market.

The 206-apartment development, which will bring significant new supply to Adelaide's tightly held eastern city fringe, also gives <a href="https://www.apartments.com.au/developers/palumbo">Palumbo</a> the opportunity to bring new life to one of Kent Town's most recognisable watering holes.

[smartcode_project:default project_id=6109 project_image_fid=376073]

Royal Apartments incorporates the historic Royal Hotel, a venue Palumbo Managing Director Daniel Palumbo said has a longstanding connection with the local community.

"Everyone in the area has history with the Royal Hotel," Palumbo told Apartments.com.au.

"It was quite an active pub and social gathering place for locals. We want to bring it back to its former glory."

[smartcode_project:default project_id=6109 project_image_fid=376072]

The wider development will comprise two residential towers alongside the restored hotel, sitting on North Terrace opposite the Adelaide Park Lands.

For Palumbo, the project also marks a return to familiar territory.

The developer completed East Park Apartments next door more than a decade ago and jumped at the opportunity to develop in Kent Town again when the Royal Hotel site became available.

"The opportunity emerged, and we moved to secure the site," Palumbo said.

"We were approached by the previous landowner, who said they had extensive commitments in Sydney and weren't in a position to deliver the project.

"We took over the site and within six months recut the design scheme to be more in keeping with the type of development we want to bring to Adelaide.

"Now we're on the market and those changes have really resonated with local buyers."

That has translated into a strong start to sales, with 33 apartments transacting in the project's first 35 days.

Palumbo said the early purchaser profile had been consistent with the group's traditional focus on owner-occupiers rather than investor-led apartment stock.

"Local owner-occupiers have always been our market," he said.

"There are always some investors, but we've never developed what would be called traditional development stock. Owner-occupiers are very much our market."

[smartcode_project:default project_id=6109 project_image_fid=376068]

The buyer mix has been diverse so far, with downsizers and younger professionals both accounting for a significant portion of early sales.

South Australia's current stamp duty settings, which allow&nbsp;eligible homeowners in South Australia aged 60 savings of up to $103,830 on stamp duty when they downsize to a new property valued at up to $2 million,&nbsp;have helped encourage downsizer activity, while younger buyers in their late 20s and early 30s have been attracted to the opportunity to live immediately outside the CBD while still being able to walk into the city.



Location has been a major part of the proposition for both buyer cohorts.

[smartcode_project:default project_id=6109 project_image_fid=376075]

Royal Apartments sits on North Terrace directly opposite the Adelaide Park Lands, with residents able to walk through the parklands toward the East End, Rundle Street and Rundle Mall.

Apartments have been positioned to capture views across the parklands, Adelaide skyline, Botanic Gardens and Adelaide Hills.

Palumbo believes the scarcity of developable land along this section of the Park Lands makes the site particularly difficult to replicate.

"There's very few allotments on that side that can be developed," he said.

"If this location was in New York and you were sitting on Central Park, you'd be talking about a $60 million apartments."

Royal Apartments will offer a broad mix of residences, ranging from one-bedroom apartments through to four-bedroom sub-penthouses and penthouses.

Current listings include one-bedroom apartments from $680,000, while larger three and four-bedroom residences are priced around $2.5 million.

Residents will have access to a swimming pool, gym, barbecue and recreation areas, residents' lounge and dining space, and a communal deck.

[smartcode_project:default project_id=6109 project_image_fid=376067]

The apartments will feature generous balconies, while secure parking, bicycle storage and storage cages will also be provided.

A porte-cochère-style arrival and drop-off area has also resonated with buyers, particularly those attracted to being able to walk into the CBD during the day while retaining secure vehicle access at home.

Palumbo is acting as developer, architect and builder on Royal Apartments, continuing the vertically integrated model it has used across its South Australian portfolio.

The group was also behind the $150 million Sofitel Adelaide, the 251-room five-star hotel and residential tower which opened in 2021.

Palumbo said Royal's launch had come at an interesting time for the broader Adelaide apartment market.

Buyer confidence had initially been impacted by uncertainty surrounding the Federal Budget and broader economic conditions, but Palumbo believes sentiment is beginning to improve against a backdrop of significant investment flowing into South Australia.

He pointed to increased activity across defence and resources, including Olympic Dam, as potential long-term drivers of the state's economy and housing market.

"Money is starting to flow into Adeliade, significant amounts as Adelaide bucks the trend of the rest of the country.," Palumbo said.

"There's a lot of activity in the economy over the next decade. I think more investment will come into this market."

Early works on Royal Apartments are expected to commence this year, with major construction activity and cranes anticipated on site from early next year.

[smartcode_project_cta:default project_id=6109]

Palumbo's return to Kent Town strikes early chord with buyers

Go-to builder-developer <a href="https://www.apartments.com.au/developers/graya">GRAYA</a> is continuing to bulk out its already impressive and diverse apartment portfolio across South East Queensland. Their latest milestone is securing development approval for Silk, its boutique riverfront apartment development in St Lucia.

The approval clears&nbsp;the way for the team to begin construction planning for the 22-residence project.

<a href="https://www.apartments.com.au/new-apartments/silk-st-lucia-16-18-sandford-street-st-lucia-qld-4067">Silk</a> will rise 15 levels from an 810 sqm site at 16-18 Sandford Street, occupying a prominent bend of the Brisbane River with a prized northern aspect across Orleigh Park toward the Brisbane CBD.

The approved scheme will comprise 16 split-floor and six full-floor residences, continuing GRAYA's move into larger-format apartment developments targeting Brisbane's prestige owner-occupier market.

The project has been designed around the site's broad river frontage and dual-direction views, with GRAYA prioritising larger residences, privacy and outlook over apartment yield.

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="aa5c2349-f96c-4914-a812-1f2cd6827af8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.44%E2%80%AFAM.png?VersionId=WY0vEU_7vYjeRJKQHiCwFdMxu8PvFh52" />

GRAYA Co-founder and Chief Executive Officer Rob Gray said the project had been shaped around local homeowners wanting to remain in St Lucia without maintaining a traditional family home.

"St Lucia is one of those suburbs people do not want to leave," Gray said.

"They know the river, the trees, UQ, the golf course, Toowong and Indooroopilly, and that familiarity is hard to replace.

"True riverfront opportunities here are exceptionally scarce. What we have designed at Silk is a way to stay in the suburb people love, with the scale and privacy of a private home and far less to maintain.

"This is not typical apartment product. It is a proper home on the river, and that is exactly what this market has been missing."

The approval comes as new apartment development continues to increase across the St Lucia and neighbouring Toowong corridor, although direct riverfront sites remain considerably more tightly held.

GRAYA Co-founder and Managing Director Andrew Gray said securing the approval had removed a significant element of development risk from Silk.

"Genuine riverfront sites of this quality in St Lucia are not something that comes up regularly," Gray said.

"The approval removes a substantial layer of execution risk, and the location underwrites demand in a way very few inner-city sites can.

"The fundamentals here are as strong as anything we have assessed in Brisbane."

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="d0f3d734-65e1-48e8-8ed3-2e0715ffcdd9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.56%E2%80%AFAM.png?VersionId=sOLSs_jdHkXLWbBKzRyayf5BfTb2vPsD" />

Silk will see GRAYA return to a stretch of the Brisbane River where it already has recent construction experience. The vertically integrated group recently completed ARC in neighbouring Toowong as builder for developer Spyre, delivering the riverfront project on a constrained site.

GRAYA will take a different role at Silk, controlling the project from design and development through construction and aftercare under its vertically integrated model.

The development will include a gym and resident leisure areas at ground level, integrated with the river's edge.

Silk joins a growing pipeline for GRAYA across Brisbane and the Gold Coast, which includes Enclave, The Gallery, Coral and Ripple.

The developer-builder has also recently lodged plans for its largest project to date, <a href="https://www.apartments.com.au/new-apartments/the-silo-19-chester-street-newstead-qld-4006">The Silo</a>, a proposed <a href="https://www.apartments.com.au/news/qld/graya-buys-frasers-newstead-site-plans-the-silo-between-james-street-and-gasworks-precincts">$700 million mixed-use development</a> in Brisbane's James Street precinct.

Silk is expected to predominantly target local owner-occupiers and prestige buyers seeking a permanent riverfront home in Brisbane's inner west.

Registrations of interest are now open, with further details on the project and construction program to be released as it progresses.

<hr />
<h2>SILK PROJECT FACTS</h2>

Developer-builder: GRAYA

Project: Silk

Location: 16-18 Sandford Street, St Lucia

Apartments: 22

Built form: 15 levels

Site: 810 sqm riverfront holding

Mix: 16 split-floor and six full-floor residences

Status: Development approved

Next step: Construction planning underway

[smartcode_project_cta:default project_id=152168]

GRAYA greenlit for riverfront St Lucia apartment development, Silk

National Australia Bank (NAB) has brought forward the timing of the first RBA cash rate cut by three months.

NAB is now expecting a cut in February, in line with ANZ and Westpac, having initially thought a cut wouldn't come until May.

Commonwealth Bank, the nation's largest lender, still thinks the first cut will come in December.

NAB changed its call following the August monthly inflation figures that were released at the end of September, showing it had dropped to 2.7 per cent.

"The risk has been skewed to a first cut earlier in 2025, and today’s change acknowledges the balance of risks has likely shifted sufficiently for the RBA to feel comfortable cutting a little sooner than we earlier expected," NAB noted in its latest update.

They added that the cadence of the cuts may be faster than its central profile.

"Domestic inflation pressures are cooling, but only gradually, and we continue to expect the conditions for a cut will not be in place this year.

NAB believes the easing cycle will end at 3.1 per cent by early 2026, which is five cuts from the current 4.35 per cent cash rate.&nbsp;

CBA also thinks 3.1 per cent will mark the end of the cutting cycle, while Westpac is forecasting 3.35 per cent, and ANZ is the most pessimistic at 3.6 per cent, which would be just three interest rate cuts.

<h2>What would a rate cut in February look like for borrowers?</h2>

According to&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://link.mediaoutreach.meltwater.com/ls/click?upn%3Du001.IVvjJ-2BPT0A8C3VxtqKc6e3bj5hBuw27WFEYqovsYs7kPsgFulYrdOzeP8gI7CybJOya3_RgrM7qq-2BfK-2FtAHeRBLv5Qrb-2Bii5fzjLeKcP4w-2FkNgJPXygpiRhVUan3WV3QEggcf617UC8Z60RjQJZAqx7PiO7FtVJQSn0D46Zc3iTVP0kAhTTzG51cPpa5hrqz1OkSA-2BiXAxUajQ686MTtiseWBIdMdknd83aB7cOVgXlVTeHCGf3-2BcMHwfvI8TYlkUovqEhn4dj0KXf2eJGpb9-2BBv20hPXdLlPP9yD7DvFFDBM5yrTqxvcCiMfAsW1onD-2FcriL628eYdhNQE7bwzYrxcOYnmaYfRhGl-2FEHQ6eK2uQcLxs6Cbu6Dx0bYvpi5A6enmxMWU5TkcRYrP6Z8GbXZYtc5qSoKu6eWFBQR9K7fsjXwHMmby3D3X6Yx-2BxcDcdRruTG&amp;source=gmail&amp;ust=1727774368149000&amp;usg=AOvVaw2vK2ujS77CHs9VRvSSXzLC" href="https://link.mediaoutreach.meltwater.com/ls/click?upn=u001.IVvjJ-2BPT0A8C3VxtqKc6e3bj5hBuw27WFEYqovsYs7kPsgFulYrdOzeP8gI7CybJOya3_RgrM7qq-2BfK-2FtAHeRBLv5Qrb-2Bii5fzjLeKcP4w-2FkNgJPXygpiRhVUan3WV3QEggcf617UC8Z60RjQJZAqx7PiO7FtVJQSn0D46Zc3iTVP0kAhTTzG51cPpa5hrqz1OkSA-2BiXAxUajQ686MTtiseWBIdMdknd83aB7cOVgXlVTeHCGf3-2BcMHwfvI8TYlkUovqEhn4dj0KXf2eJGpb9-2BBv20hPXdLlPP9yD7DvFFDBM5yrTqxvcCiMfAsW1onD-2FcriL628eYdhNQE7bwzYrxcOYnmaYfRhGl-2FEHQ6eK2uQcLxs6Cbu6Dx0bYvpi5A6enmxMWU5TkcRYrP6Z8GbXZYtc5qSoKu6eWFBQR9K7fsjXwHMmby3D3X6Yx-2BxcDcdRruTG" target="_blank">Canstar</a>, if there is a cut in February, a borrower with a $600,000 loan today and 25 years remaining would see their monthly repayments drop by $92.&nbsp;

<table border="1" cellpadding="0" cellspacing="0">
	<tbody>
		<tr>
			<td colspan="3">
			Impact of 0.25% pt cut in February 2025
			</td>
		</tr>
		<tr>
			<td>
			Current loan size
			</td>
			<td>
			Drop in monthly repayment
			</td>
			<td>
			New monthly repayment
			</td>
		</tr>
		<tr>
			<td>
			$600,000
			</td>
			<td>
			-$92
			</td>
			<td>
			$3,907
			</td>
		</tr>
		<tr>
			<td>
			$750,000
			</td>
			<td>
			-$114
			</td>
			<td>
			$4,884
			</td>
		</tr>
		<tr>
			<td>
			$1M
			</td>
			<td>
			-$153
			</td>
			<td>
			$6,512
			</td>
		</tr>
		<tr>
			<td colspan="3">
			Source:&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://link.mediaoutreach.meltwater.com/ls/click?upn%3Du001.xWMOP9hChsvn-2BC9O-2FebBihXIZ4cEzbiuENdxm-2Bx3-2FYEEgYMhZlKWNj5Zzy1YZ56RuASD_RgrM7qq-2BfK-2FtAHeRBLv5Qrb-2Bii5fzjLeKcP4w-2FkNgJPXygpiRhVUan3WV3QEggcf617UC8Z60RjQJZAqx7PiO7FtVJQSn0D46Zc3iTVP0kAhTTzG51cPpa5hrqz1OkSA-2BiXAxUajQ686MTtiseWBIdMdknd83aB7cOVgXlVTeHCGf3-2BcMHwfvI8TYlkUovqEhn4dj0KXf2eJGpb9-2BBv20v2akwr6-2BqLyRrlEgkJ4J-2BCCyY0x189xEHZA4Ylf8c7ChBqNIkhmftZzoFuZKFn43pw3oJVg2o1gumrpdA-2B7MB-2FBtmL2rFCI-2FXORATQHySCLVOMg7Vywv-2BqnnQUAtDz6XkvpwxdHFXh70VwKazzhJsICilEYOvP4ju0sIfi5g6TL&amp;source=gmail&amp;ust=1727774368149000&amp;usg=AOvVaw2qVnp6oqATgqDUi2Frm22q" href="https://link.mediaoutreach.meltwater.com/ls/click?upn=u001.xWMOP9hChsvn-2BC9O-2FebBihXIZ4cEzbiuENdxm-2Bx3-2FYEEgYMhZlKWNj5Zzy1YZ56RuASD_RgrM7qq-2BfK-2FtAHeRBLv5Qrb-2Bii5fzjLeKcP4w-2FkNgJPXygpiRhVUan3WV3QEggcf617UC8Z60RjQJZAqx7PiO7FtVJQSn0D46Zc3iTVP0kAhTTzG51cPpa5hrqz1OkSA-2BiXAxUajQ686MTtiseWBIdMdknd83aB7cOVgXlVTeHCGf3-2BcMHwfvI8TYlkUovqEhn4dj0KXf2eJGpb9-2BBv20v2akwr6-2BqLyRrlEgkJ4J-2BCCyY0x189xEHZA4Ylf8c7ChBqNIkhmftZzoFuZKFn43pw3oJVg2o1gumrpdA-2B7MB-2FBtmL2rFCI-2FXORATQHySCLVOMg7Vywv-2BqnnQUAtDz6XkvpwxdHFXh70VwKazzhJsICilEYOvP4ju0sIfi5g6TL" target="_blank">www.canstar.com.au</a>. Starting rate is the RBA existing average owner-occupier variable rate of 6.36%. Assumes banks pass the cash rate cut on in full the month after the meeting.
			</td>
		</tr>
	</tbody>
</table>

Canstar Data Insights Director, Sally Tindall, says if core inflation continues to track in the right direction, or unemployment starts to accelerate significantly, we could well see a cash rate cut as early as February of next year.

“All four big banks now believe the RBA will be ready to cut the cash rate in just over four months’ time, if not before, in the case of CBA.

“However, the outlook for both inflation and unemployment is still highly uncertain. A couple of wobbly sets of inflation data could see the RBA holding for longer, particularly if unemployment remains relatively steady."

&nbsp;

Commonwealth Bank, the nation's largest lender, still thinks the first cut will come in December.

NAB bring forward first RBA cut to February 2025

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GUEST OBSERVER
Federal Treasurer Joe Hockey’s call for a proper debate on state taxes and the state governments’ over-reliance on inefficient state taxes including stamp duty is welcome and completely in line with community attitudes. The Treasurer’s speech comes just days after polling revealed widespread public acceptance of future GST changes.
Joe Hockey has said what everyone knows – stamp duty is a harmful, distortive tax which needs to be abolished and this will require broader tax reform to be achieved.
Abolishing stamp duty and replacing it with a more efficient revenue base would address housing affordability, boost the economy, be supported by the community, and bolster fragile state budgets.
Obviously the removal of stamp duty needs to occur in conjunction with a broader series of tax changes so that states and territories have the revenue they need to deliver services, and it is essential that GST reform is on the table.
A report from Newgate Research Community attitudes towards tax reform, commissioned by the Property Council, found that nine out of ten Australians surveyed supported tax reform which made the system simpler and fairer.
Far from being political poison, people see the GST as our fairest tax.
Our research shows that a reformed GST would pass the fairness test set by our political leaders.
Some 65% of respondents believed the GST to be fair or very fair, and only 35% as unfair, with most citing its benefit as a tax that cannot be dodged.
While there was some variation, this fairness rating was the majority view regardless of the respondent's gender, age, state, voting intention or property tenure.
The research also shows that people think it is inevitable that the GST will go up. When asked what they believed would happen over the next decade, almost three quarters (72%) said the GST will increase.
Strikingly, only 2% believed it would definitely not go up and just 6% that it would probably not go up. For the public, this is almost a done deal.
Getting rid of stamp duty needs to be a top priority of every government in the country. It has the highest costs to economic growth and living standards.
Treasury’s own modelling shows that Australia’s economic welfare is reduced by 73 cents for every dollar of stamp duty raised, which is 50% worse than company tax and three and a half times worse than income tax or the GST.
The Treasurer’s call today coincides with a release of the Grattan Institute’s Property Taxes working paper which moots the introduction of a new property tax on owner occupied housing.
We welcome the Grattan’s Institute acknowledgement that stamp duty needs to be abolished, but the idea of introducing yet another new property tax without retiring existing inefficient taxes is unfair and will unacceptable to the community.
The Grattan report conveniently leaves out stamp duty in its attempts to argue that property is undertaxed in Australia.
The industry currently pays $77 billion of taxes to all three levels of government. Treasury estimates that property specific taxes make up 9% of Australia's total tax take compared to an OECD average of just 5%. We're surprised Grattan would get this so wrong.
Furthermore the Grattan Institute report admits that they would need an extra new property tax at double the rate they proposed to fund the replacement of stamp duty.
The Property Council is happy to explore the option of a broad based low rate land tax, but the reality is that it won’t raise enough money to abolish stamp duty, it will be politically unpopular and it doesn’t do anything to fix the high land taxes on commercial and investment property.
There is absolutely no justification for a new property tax that does not offset other punitive taxes.
Changes to the GST is a practical solution to enable stamp duties to be retired to boost the economy in a way that is fair.
Ken Morrison is chief executive of Property Council of Australia. He can be contacted <a href="https://www.propertyoz.com.au/Profiles/ProfileDetail.aspx?pid=76" target="_blank">here</a>. 
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po-LsXgBTHBmX

Hockey’s call for proper debate on state taxes welcome

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The Reserve Bank of Australia has called on the federal government to review the capital gains tax break for investment property suggesting it was directing too much money into residential housing.
The call came in its submission to the federal parliament's latest home ownership inquiry.
While the Reserve Bank acknowledged in its housing inquiry submission that negative gearing can assist in keeping rents down, it noted how it worked with other tax rules "may have the effect of encouraging leveraged investment in property."
"The bank believes there is a case for reviewing negative gearing, but not in isolation," the bank said.
"It's interaction with other aspects of the tax system should be taken into account."
The RBA's suggestions follows David Murray, head of the Abbott government's financial system inquiry, seeking a review of capital gains tax and negative gearing.
The head of the government's audit commission, businessman Tony Shepherd also recently recommended lifting the capital gains tax rate to a person's own income tax rate.
"I can't see any reason to treat capital gains any different from income gains," he said last month.
"And I think it does in fact probably lead to a greater emphasis in some respects on negative gearing." 
The RBA noted the proportion of the housing stock owned by investors looks to have risen over recent decades, offsetting the decline in the prevalence of public housing.
" The investor share is also likely to have risen a little further over the past few years, as investors have accounted for an increasing share of property purchases since 2012. 
"Data on the proportion of residential property transactions that involve investors as purchasers or sellers are not readily available, but loan approvals data give some guide as to the prevalence of investors as purchasers. 
"Investors’ share of loan approvals has risen from a little over 30 per cent in 2011 to almost 40 per cent recently, with the increase most pronounced in New South Wales. 
"As noted in 2014, prudent limits on loan sizes are less binding for property investors that have significant equity to deploy than for some other purchasers. 
"Typically the interest rate used to calculate allowable loan sizes does not fall as much as actual interest rates, or only up to a point; this practice has been strengthened recently in light of recent guidance issued by APRA (2014). 
"This means the marginal borrower has less scope to increase their loan size as interest rates fall. This practice is in the long-term interest of borrowers, as it helps ensure they can still service the loan once interest rates rise again. 
"However, it does mean that borrowers for whom these constraints are not binding appear to have a relative advantage during periods of low interest rates, since they can increase their loan size and make larger offers for specific properties. 
"In the Australian environment, the most constrained borrower is usually a first home buyer and the less constrained borrowers are investors or trade-up buyers with considerable equity. 
"As such, this might help to explain the low share of first home buyers in recent new lending for housing. 
"Reductions in state government incentives for first home buyers (of established housing) could also have contributed to this outcome. 
"It also implies that the increase in investor demand is likely to have contributed to the recent strong growth in housing prices, particularly in Sydney," the bank noted.
The submission can be downloaded <a href="https://www.rba.gov.au/publications/submissions/inquiry-into-home-ownership/index" target="_blank">here</a>.
 
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jonathanchancellor-7SQnKwU6yx

RBA joins call for negative gearing - capital gains tax review

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As was widely anticipated, the Reserve Bank left the cash rate unchanged at 2% at this month’s meeting on July 7. But is that the lowest rates can go, or can we expect another cut on the cards?
Global instabilities may have just paved the way for another rate cut in the near future, according to Australia’s biggest Reserve Bank Survey. It’s also predicted that interest rates are to begin rising.l soon after a possible drop. What’s a potential home buyer to do? One option is consider splitting your home loan. 
Split loans allow you to lock in a portion of the loan at a fixed rate, meaning part of your repayments will not change during that period. This can be helpful against a turbulent cash rate; the property market may be uncertain, but there’s no reason for your mortgage to be.
finder.com.au’s lowest variable rate home loans that allow split options:
<ul>
<li>
Homestar Finance Basic Refinance: 3.94%
</li>
</ul>
This home loan has some parameters that make it more skewed towards those looking to refinance, namely needing to have a 30 percent deposit and limiting your loan amount to $500,000. If you happen to fit into these parameters (whether refinancing or not), this loan comes with no application fee and no worry about LMI – the beauty of a low LVR.
<ul>
<li>
loans.com.au Dream Essentials: 4.02%
</li>
</ul>
With a loan amount ceiling of $750,000, you may not be buying a mansion with this product but you will be opening up a loan that is portable, allows splits as well as extra repayments and redraws. It’s also worth noting the $220 valuation and $300 settlement fees as considerable start-up costs when looking to budget your initial repayments.
<ul>
<li>
BOQ Discount: 4.04%
</li>
</ul>
If you can swallow a $395 annual service fee and have a 20 percent deposit saved up, you’ll be able to access this offering from Bank of Queensland and have a low rate home loan that allows for a 100% offset account and allows redraws and additional repayments. This loan entails some handy features for those who have proven they can save a deposit, and will manage a sizeable annual expense into their budget.
finder.com.au’s lowest 3 year fixed rate home loans that allow split options:
<ul>
<li>
Newcastle Permanent: 3.99%
</li>
</ul>
<ul>
<li>
Homestar Finance: 4.11%
</li>
</ul>
The second mention for this smaller lender, their 3 year fixed rate is competitively low and has no annual service fee.However, it does come with an application fee of $495 and a settlement fee of $535, which could be a turn off for some cash-strapped buyers. You also won’t be able to make extra repayments, so carefully mapping out the full cost of your home loan repayments is crucial. 
<ul>
<li>
UBank UHomeloan: 4.18%
</li>
</ul>
You won’t be able to make additional repayments or redraw from this home loan, and a $395 application fee is a considerable initial cost. If you don’t mind these parameters and have a 20% deposit, this loan offers a competitively low rate and no ongoing service fees.
Michelle Hutchison is finder.com.au's resident money expert. She can be contacted <a href="https://www.finder.com.au/michelle-hutchison" target="_blank">here</a>.
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mhutchison-SWt6qigzDX

July’s best fixed and variable home loans: Michelle Hutchison

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New research conducted by Newgate Research shows Australians dislike stamp duty when asked to rank taxes in terms of fairness.
Stamp duty comes last, closely followed by land tax. 
Over two-thirds of Australians support the idea of abolishing stamp duty completely, with over half saying it made it harder for them to afford a home. 
Some 65% of respondents also rated the GST fair or very fair, with 72% believing the GST will probably or definitely be increased over the next decade.
State governments could boost the efficiency of the economy by $9 billion a year if they adopted a wider tax on all property while phasing out stamp duty, a new policy paper suggests.
Property Taxes, the second working paper in Grattan’s Budget Repair series, finds that a levy of just $2 for every $1000 of unimproved land value would raise $7 billion a year with an annual charge of $772 on the median-priced Sydney home, $560 on the median-priced Melbourne home, and lower average rates in other cities and the regions.
The Grattan Institute has suggested a tax levied on the value of property holdings would be a fairer way of funding the burden of health and education services that are rising faster than gross domestic product.
Property taxes – which Grattan institute director John Daley concedes are politically difficult to impose – are positive economically because they don't distort incentives to work, save or invest.
"Unlike capital, property is immobile – it cannot shift offshore to avoid higher taxes," the report said. 
<a href="https://grattan.edu.au/report/property-taxes/" target="_blank">The Grattan Institute</a> estimates that an annual levy of $2 for every $1000 of unimproved land value – or $1 for every $1000 of capital improved property value – would raise around $7 billion a year.
A homeowner living in a median-priced Sydney home of $772,000 would pay a levy of $772 a year. Their Melbourne equivalent would pay $560 and those on low incomes with no wealth would pay nothing, while low-income retirees with valuable houses could defer paying until their homes are sold, John Daley argues.
Mr Daley says that even higher property taxes could be used to pay for a reduction and eventual scrapping of stamp duties, which he described as among the most inefficient and unfair taxes still available to states, as well as being linked to property market volatility.
"Shifting from stamp duty to a broad-based property tax would provide a more stable tax base for states, spread the tax burden more fairly, and add up to $9 billion annually to GDP," Mr Daley said.
{mijopolls 121}
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jchancellor-FAypfDUnLy

Scrap stamp duty for property tax for everyone: Grattan Institute

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GUEST OBSERVER
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Housing finance fell 4.6% m/m in May, following two consecutive months of solid growth in March and April. Finance was lower in the month across both the investor and owner-occupier segments. 
While this result may pique concerns about the dampening impact of macro prudential policy on investor sales, the data equally points to the significance of owner-occupier demand in the face of softer investor lending.
Despite continued buoyant housing market activity, housing finance posted a soft result in May with negative monthly growth posted across both the investor and owner-occupier segments. The data coincides with reports of banks tightening housing investor lending conditions in May (including removing investor interest rate discounts). While this will have had some impact on investor lending in the month, we think the full effect of these changes are likely to take some months to impact on investor housing finance as highlighted in last week’s RBA Board meeting minutes
Looking ahead, we expect actions by housing finance lenders and APRA to tighten investor lending conditions will likely maintain trend investor finance growth at around 15-25% in annual terms through the second half of 2015. This is in the range that would maintain investor credit growth within APRA’s annual growth target of 10%. Nonetheless, the appetite for housing from investors is likely to remain strong, driven by the combined impact of low interest rates, solid house price gains and the recent volatility in financial asset returns.
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New owner-occupier mortgage lending (excluding refinancing) continued to disappoint in May, with finance for both first home buyers and upgraders decreasing in the month. In fact, excluding refinance activity, the number of new owner-occupier finance commitments has been falling in trend terms since February 2014. 
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<a href="/images/2015/07/13/Screen%20Shot%202015-07-13%20at%204.17.38%20PM.png" target="_blank" style="line-height: 1.3em;">Click to enlarge</a>
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<img src="/images/2015/07/13/Screen%20Shot%202015-07-13%20at%204.17.38%20PM.png" alt="" width="758" height="502">
David Cannington is senior economist, ANZ Research. Daniel Gradwell is is an economist with ANZ Research. They can be contacted <a href="mailto:research@anz.com" target="_blank">here.</a>
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May owner-occupier mortgage lending disappoints: ANZ Research

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GUEST OBSERVER
Australian housing finance approvals to owner occupiers fell sharply in May with the 6.1% fall coming below expectations of a 3% decline.
Weak industry data had indicated some downside risks to the month – these clearly materialised. 
The detail was also weak. New lending, ex refinance, recorded an even sharper 8.2% drop.
Construction-related approvals recorded a sharp fall as well, down 5.7%mth on a combined basis (i.e. approvals for construction and for the purchase of newly built dwellings). 
Owner occupier finance approvals declined across all states with falls (ex refi) ranging from –3.8%mth in Qld to –8.6%mth in WA.
The number of new finance approvals is down on year-ago levels in every state. 
Notably, the value of housing finance approvals to investors also declined in May, falling 3.2%mth. Although that still leaves lending in the segment up 19.4%yr, the tightening in lending criteria and APRA’s target of 10% growth in credit to the segment (i.e. total loans outstanding) means there will be further falls to come near term. 
The sharp fall in finance approvals in May reflects both the clear softening in buyer sentiment across owner-occupier segments since mid-2014 and the ‘macro-prudential’ measures aimed at containing investor lending.
Note however that the reading would have been unaffected by the RBA’s May rate cut which more timely auction market and price data suggests has driven some renewed momentum in housing markets through June-July. Details  Owner–occupiers (no.)    –6.1%mth, –1.9%yr   – ex-financing (no.)        –8.2%mth, –10%yr
Construction of dwellings (no.)  –8.3%mth, –9.7%yr    Purchase of new dwellings (no.)    0.3%mth, 3.4%yr                    
Value of loans:   Owner-occupiers ($bn)      –5.3%mth, 8.1%yr Investors ($bn)                –3.2%mth, 19.4%yr   Total ($bn)                     –4.4%mth, 12.6%yr   
<h2>Strategy</h2>
For the AUD 
AUD was trading just above 0.7480 as the housing finance was released. The currency fell around 5 pips as the headline fell by 6.1%m/m v the 3.0% consensus. The data however was overshadowed by the opening of the Chinese stock exchanges. Markets are also focusing on continued risk around Greece and Fed Chair Yellen speaking. 
MATTHEW HASSAN is senior economist with <a href="https://www.westpac.com.au/" target="_blank">Westpac</a>.
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Matthew_Hassan-HHWHptmrw4

Australian housing finance May 2015: Matthew Hassan

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Household finances are in good shape, according to the Australian Bankers’ Association.
But households do continue to borrow, and also continue to invest and to save.
The value of household assets is much greater than the value of household debt so that on average households have a positive net worth.
Every $1 of household debt is matched by almost $6 of assets. 
Dwellings are the single largest component of household wealth at $5.1 trillion, with superannuation at $1.9 trillion. 
The ratio of housing debt-to-housing assets is around 28 per cent, with every $1 of debt being matched by over $3 in house value.
Mortgage customers are some 28 months ahead of their home loan repayments despite taking on record levels of debt.
Australians owe $1.46 trillion in household debt but the historically low interest rate period has allowed borrowers to ge ahead on their mortgages paying into their principal at a faster pace. 
About $959 billion is owed on owner-occupied housing and $499 billion on investor housing, according to
ABA's <a class="document pdf" href="https://www.bankers.asn.au/ArticleDocuments/134/REPORT_household_finances_June_2015.PDF.aspx" target="_blank">report</a> shows that consumers increase their credit card use at peak periods such as Christmas but repay strongly in January.
Over December 2014 to January 2015 consumers spent $50 billion but repaid $52.3 billion.
The report on household finances in Australia looks at the value of total borrowings by households in relation to income and assets as well as the use of credit cards and available personal credit.
ABA Executive Director – Industry Policy, Tony Pearson, said: “The trends that we are seeing across a range of household financial measures show that households are equipped to cope with increased borrowings. They are building resilience into their finances by increasing mortgage buffers and reducing the amount of interest paid on their credit card balance.
“As might be expected in a low interest rate environment, households are increasing their borrowings for housing. But the growth rate is much slower today than it was prior to the global financial crisis.
“Households continue to save and are managing their finances well. While households are now increasing their borrowings faster than income, this increase in borrowings is being more than matched by an increase in the value of household assets. Every dollar of household debt is matched by almost $6 of assets,” he said.
Other key figures from the report include:
<ul>
<li>The value of housing related borrowings is $1.5 trillion, an increase of 7.3% on last year. </li>
<li>Total borrowings by households other than for housing is $142 billion, with credit card borrowings making up $51 billion and other forms of personal loans $91 billion.</li>
<li>Household debt as a proportion of household assets is at the lowest level in almost seven years.</li>
<li>The average household is more than two years ahead on their mortgage repayments.</li>
<li>The household savings ratio is high at 9% of household disposable income.</li>
<li>The balance accruing interest for credit card customers has been in decline for the past three years. </li>
<li>Households are using less of their available personal credit facilities with this figure falling since 2005.</li>
</ul>
“Households seem to be preparing for a rainy day, they are getting their finances into a resilient state and building in increasing financial buffers,’’ Tony Pearson, ABA director of industry policy, said.
“They are being very responsible in their use of debts and being very responsible in handling their household finances, it does indicate the Australian household is very canny when it manages its budget.”
He added that savvy home loan customers are parking extra cash into mortgage offset or redraw accounts — to help bring interest costs down — or they are being diligent and are paying down their loan directly.  
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Borrowers 28 months ahead on loans

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Here’s the best five-year fixed rates available in the mortgage market, according to Canstar.
The comparison rates displayed for each of the products in the table below do not take into account early repayment fees and redraw costs.
The comparison rates were calculated on a loan of $150,000 to be repaid over 25 years.
<a href="https://1v1d1e1lmiki1lgcvx32p49h8fe.wpengine.netdna-cdn.com/wp-content/uploads/2015/07/FixedRateTable.png" target="_blank">Click to enlarge</a>
<a href="https://1v1d1e1lmiki1lgcvx32p49h8fe.wpengine.netdna-cdn.com/wp-content/uploads/2015/07/FixedRateTable.png"><img class="aligncenter size-full wp-image-295859" src="https://1v1d1e1lmiki1lgcvx32p49h8fe.wpengine.netdna-cdn.com/wp-content/uploads/2015/07/FixedRateTable.png" alt="FixedRateTable" width="613" height="212"></a>
The average advertised rate across the market for mortgages fixed over five years is 4.78%.
Here is a list of the five standard variable loan products with the lowest interest rate:
<a href="https://1v1d1e1lmiki1lgcvx32p49h8fe.wpengine.netdna-cdn.com/wp-content/uploads/2015/07/VariableLoansTable.png" target="_blank">Click to enlarge</a>
<a href="https://1v1d1e1lmiki1lgcvx32p49h8fe.wpengine.netdna-cdn.com/wp-content/uploads/2015/07/VariableLoansTable.png"><img class="aligncenter size-full wp-image-295860" src="https://1v1d1e1lmiki1lgcvx32p49h8fe.wpengine.netdna-cdn.com/wp-content/uploads/2015/07/VariableLoansTable.png" alt="VariableLoansTable" width="610" height="213"></a>
The average interest rate on standard variable home loans stands at around 4.91%.
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Five-year fixed best five rates: Canstar

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GUEST OBSERVATION
Few people are likely to be interested in buying an expensive financial product which offers little return, particularly when that return is based on their life expectancy. But annuities, which provide a series of regular payments until the death of the annuitant in return for a lump sum investment, deserve closer attention.
Despite the benefits of annuitisation, there is considerable evidence of <a href="https://www.limra.com/Secure_Retirement_Institute/News_Center/Retirement_Industry_Report/Annuities_-_Solving_the_Annuity_Aversion_Puzzle.aspx" target="_blank">annuity aversion</a> among individuals. This has led to what economists call the “annuity puzzle”. It’s like this: let’s agree there are some benefits, we won’t buy it anyway.
<h2>The good…</h2>
Life annuities provide longevity insurance, which is another way of saying they guarantee the annuitant an income until death. Managing longevity risk is an integral part of any retirement system. The recent <a href="https://fsi.gov.au/" target="_blank">Financial System Inquiry</a> (FSI) regards longevity protection as a “major weakness” of Australia’s retirement income system.
The most popular retirement product, Account-Based Pensions (ABPs), provides flexibility and liquidity but leaves individuals with longevity, inflation and investment risks. The FSI recommends that superannuation trustees pre-select a comprehensive income product for retirement (CIPR) that has minimum features determined by the government. This product will help members receive a regular income and manage longevity risk. This is the main job of annuities.
One important feature of annuities is the return of capital (ROC). Investors are guaranteed up to 100% return of capital in the first 15 years of annuity purchase. If the investor dies in this period and does not have a joint owner or nominated person to receive payments when they die, a lump sum payment is made to her estate.
<h2>The Bad…</h2>
The idea of losing liquidity by locking up capital in annuities does not make the product very appealing. Also, the lower rate of return compared to investing directly in financial markets or alternative financial products is a reason why Australians shun annuities.
Annuitising is also seen as an irreversible choice in most cases and therefore investors are careful when to commit to it. This decision is delayed further when individuals have bequest or capital preservation needs, making full annuitisation an unlikely choice for most retirees. Today’s annuity with ROC to some extent caters for some of these concerns, but some of these drawbacks continue to loom large in the minds of investors.
<h2>An alternative</h2>
Let’s consider deferred annuities instead. A deferred annuity is a financial security for which the annuitant makes a premium payment to the insurer. In return, the insurer agrees to make regular income payments to the insured for a period of time. However, unlike regular annuities, the first payment is deferred until an agreed future date, i.e. the deferred annuity does not make any payments until after the deferred period is passed.
They are cheaper compared to regular annuities, yet provide the necessary longevity insurance. Deferred Life Annuities (DLAs) continue payments until the death of the annuitant. DLAs have been acknowledged in <a href="https://www.asx.com.au/asxpdf/20141028/pdf/42t7k89h51ntbj.pdf" target="_blank">14 submissions to the Financial System Inquiry</a> and received widespread support from industry bodies and associations encouraging its uptake. Legislative barriers, however, prevent the development of such a product in Australia.
The major risk to the annuitant purchasing deferred annuities is that she may not survive the deferred period, forfeiting her annuity premium. The Return on Capital concept could be employed to help overcome this. There is also a degree of counter-party risk involved since the life company might become insolvent before retirees’ income payouts begin.
What if we didn’t need life insurance companies to provide this longevity insurance? Could the big superannuation funds provide the income retirees need? They certainly could, by taking some lessons from the deferred annuities concept to build a Group Self-Deferred Annuity (GSDA). A certain percentage or amount of retiree’s wealth (depending on size of balance at retirement) goes to the superannuation fund’s “deferred investment pool” at retirement. This serves as premium for the deferred annuity. The retiree still holds liquidity and controls remaining wealth and has opportunity for higher consumption even before the annuity payments begin. Remaining wealth may be subject to account based pension regulations ensuring minimum drawdowns.
According to such a structure, the annuity begins to pay out at age 80 or 85 years and the retiree’s income level will be a function of the premium invested, investment performance and mortality assumptions. With this approach, superannuation funds would be able to provide the much needed longevity insurance without resorting to complex products outside of superannuation. The “deferred investment pool” would undoubtedly require meticulous management as it would serve retirees beyond the deferred age.
If the retiree died before reaching the income payment stage, a discounted amount of her premium may be returned to her estate. The upside to surviving the deferral period is that the retiree may receive high mortality credits; additional return above the risk-free rate of return on the annuity income. Mortality credits stem from the redistribution of pooled wealth among surviving participants from retirees who die in the payment period.
While we seek to have a comprehensive income product in retirement, there are several starting points. A Group Self-Deferred Annuity is one option.
Osei K. Wiafe is Research Fellow, Griffith Centre for Personal Finance and Superannuation (GCPFS) at Griffith University. He can be contacted <a href="https://app.griffith.edu.au/phonebook/phone-details.php?id=1667592" target="_blank">here</a>.<a href="https://theconversation.com/institutions/griffith-university"></a>
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It’s time Australians embraced annuities

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Westpac will require new property investors to have a deposit of at least 20%, as APRA controls are starting to take effect.
According to the Australian Financial Review, Westpac will from yesterday cap loan-to-valuation ratios (LVRs) for new property investor loans at 80%.
It is the toughest limit imposed by a major bank so far as ANZ Bank introduces its 90% cap on LVRs for investor loans. National Australia Bank last month capped investor home loan LVRs at 90%, while the Commonwealth Bank has advised it will not take the tax breaks investor borrowers receive from negative gearing into account when LVRs on investor loans exceed 90%.
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