<a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> has lodged plans for a $750 million, three-tower mixed-use precinct that would complete the long-running redevelopment of Carlton's former Carlton United Breweries site.

The proposal at <a href="https://www.apartments.com.au/new-apartments/185-195-queensberry-street-carlton-vic-3053">46-78 Bouverie Street and 185-195 Queensberry Street</a> spans a 6,468 sqm site, the last remaining undeveloped parcels within the former brewery's 2007 masterplan.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the development will comprise two purpose-built student accommodation towers and a third build-to-sell apartment tower above a shared commercial podium and basement.

Across the three towers, SP Setia is proposing 606 build-to-sell apartments and 1,499 student accommodation units containing 2,009 beds.

The apartments will sit in the tallest tower, which will rise nearly 200m and 55 storeys. It will become&nbsp;one of the more substantial new build-to-sell apartment projects at the northern edge of Melbourne's CBD.

The apartment mix is weighted toward smaller inner-city product, with 188 studios, 206 one-bedroom apartments, 192 two-bedroom apartments and 20 three-bedroom apartments

<img alt="First look: SP Setia plans three-tower finale for Carlton’s former CUB precinct" data-entity-type="file" data-entity-uuid="8271bc87-1b0a-41b7-ac73-a425ee375261" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/3_2.png?VersionId=G4lw23o90B1boX4k4dj7rdz2ZEajS9wy" />

Part of the precinct will be a large-scale&nbsp;3,684 sqm supermarket and a further 2,198 sqm of speciality retail, creating close to 5,900 sqm of new commercial space within the precinct.

But one of the biggest components of the proposal is what sits between the buildings.

Around 4,650 sqm, or roughly 72 per cent of the site, will be publicly accessible open space, incorporating plazas, pedestrian connections, landscaped laneways and retail spill-out areas.

The ground plane is intended to finally complete pedestrian connections envisaged when the CUB masterplan was first approved nearly two decades ago, stitching together Victoria Street, Queensberry Street, Bouverie Street and Swanston Street through the former brewery precinct.

Urbis said the development would "complete the CUB precinct", with the public realm providing important north-south and east-west connections through what is currently the final undeveloped portion of the masterplanned site.

SP Setia is also exploring a new linear park within the Bouverie Street road reserve, with the concept to be developed further with the City of Melbourne through the planning process.

The proposal is being pursued through the Victorian Government's Development Facilitation Program under Clause 53.23 for significant residential development with affordable housing.

The planning report acknowledges the proposed heights exceed those contemplated under the original Comprehensive Development Plan and masterplan, but argues the built-form context has changed considerably over the past two decades.

Urbis said the three towers would instead create a stepped transition between Carlton and the Hoddle Grid, rising progressively from the 94.1-metre Tower One along the Queensberry Street edge to the 199.44-metre Tower Three closer to the established CBD-scale buildings to the south.

<img alt="SP Setia" data-entity-type="file" data-entity-uuid="e885a07a-592c-40fc-bf82-e6dbaf32da54" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.52.24%E2%80%AFAM.png?VersionId=7s_ErUkSKAdY1mAWp3GRZgMNCGtwhk5m" />

SP Setia plans to deliver the development across three stages.

Stage One would deliver the basement, podium and retail areas for the entire precinct alongside the first student tower. Tower Two would follow in Stage Two, before the 606-apartment Tower Three is delivered as the final stage.

If approved and delivered, the project would close out a redevelopment process that has been underway since the former brewery masterplan was approved in 2007, adding more than 2,600 student beds and apartments to a precinct already home to Swanston Central, the Barak Building, RMIT Design Hub and several large student accommodation developments.

&nbsp;

&nbsp;

Joel Robinson

SP Setia plans three-tower finale for Carlton’s former CUB precinct

Melbourne developer Lowe Living is seeking to add to its growing bayside apartment pipeline, filing plans for a boutique eight-residence development in tightly held Middle Park.

Lowe Living, which has built much of its development portfolio across Melbourne's affluent bayside and south-east suburbs, is behind the plans for the 730 sqm site at <a href="https://www.apartments.com.au/new-apartments/123-125-erskine-street-middle-park-vic-3206">123-125 Erskine Street</a>, just off Armstrong Street and within the Armstrong Street Neighbourhood Activity Centre.

The developer is seeking approval for a five-storey residential building above two basement levels, with just eight large-format apartments and 18 car spaces.

“This is a deliberately very different proposition for us,"&nbsp;Tim Lowe, Co-Founder of Lowe Living, said.

"Eight residences is exceptionally boutique, but that's precisely what this site calls for.

“There is a strong community in Middle Park and the surrounding suburbs who have spent decades building a life here. They no longer want the maintenance of a large period home, but they aren't prepared to compromise on space, quality or location. We think there is a real opportunity to capture that hyper local market. A site like this rarely comes to market.”

<img alt="Lowe " data-entity-type="file" data-entity-uuid="875fe572-0f14-4d90-9e11-55b28dd07731" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.42.49%E2%80%AFAM.png?VersionId=GDNQRv9BfpR9r1zkZ5UDyUM4ZvpIksut" />

The low-density proposal has been designed by Cera Stribley and is being progressed through the Victorian Government's Great Design Fast Track pathway, having already secured eligibility from the Minister for Planning.

The Office of the Victorian Government Architect supported its eligibility after finding the proposal demonstrated consistency with the program's seven design principles, while the project's financial feasibility has also been independently confirmed by Invest Victoria.

The project is targeting the downsizer market, with the planning documents describing the homes as larger-format residences and noting the two penthouses could otherwise have been configured as four separate apartments.

<img alt="Lowe 2" data-entity-type="file" data-entity-uuid="60ab0987-2da6-4175-adac-315dcf6053c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.15%E2%80%AFAM.png?VersionId=bOCPH0B2MFwlmaRW.TTCF9TzyifgVoQI" />

The site has dual frontage to Erskine Street and Canterbury Place and currently comprises a collection of commercial buildings used as offices, including a former heritage bakehouse, a former stable, a later gabled addition and a central courtyard.

It sits within the Commercial 1 Zone and the Armstrong Street Commercial Precinct heritage overlay, with the existing property classified as a contributory heritage place.

Heritage has subsequently played a significant role in Cera Stribley's design.

The front section of the former bakehouse facing Erskine Street will be retained, including its return walls, street-facing hipped roof and chimneys, while the Erskine Street façade and part of the western return wall of the former stable will also be incorporated into the new development.

Levels four and five will be set back five metres from the retained stable façade, while bricks removed through demolition are proposed to be salvaged and reused within the new building where possible.

<img alt="Lowe 3" data-entity-type="file" data-entity-uuid="e97927a9-a2de-4a0f-83b6-65451238abfa" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.06%E2%80%AFAM.png?VersionId=VR44AChLrX9q1XPB9GvVQV.ALXXbe4gC" />

Rather than presenting as a single five-storey building to Erskine Street, Cera Stribley has broken the development into a series of distinct forms.

A three-storey infill element will sit between the retained bakehouse and stable façades, with the upper levels recessed behind the heritage fabric. Canterbury Place will similarly feature two three-storey podium forms, separated by a central pedestrian accessway, before the upper two levels step back from the street.

A pedestrian through-link will run through the centre of the project between Erskine Street and Canterbury Place, creating entrances from both sides of the site and introducing landscaping and communal areas through the ground plane.

Landscape architect Acre has designed planting across the ground level, private terraces and upper levels, including a feature canopy tree at level three and integrated planting and arbours across the level four terraces. Five existing Erskine Street trees are proposed to be retained.

Sustainability is also a significant component of the Great Design Fast Track application. The apartments are targeting an average eight-star NatHERS rating, with no residence below 6.5 stars, while the project has achieved a 75 per cent BESS score. Seven of the eight apartments are designed for cross-ventilation, with the remaining residence using mechanically assisted natural ventilation.

The plans also incorporate an 8kWp rooftop solar system, a 5,000-litre rainwater tank and infrastructure allowing future electric vehicle charging for every residence.

Lowe has a strong portfolio across Melbourne's blue-chip suburbs. They recently launched <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House by Lowe Living</a> in Camberwell, their first development in the Stonnington LGA.

Lowe Living unveils Middle Park apartment development

Article summary

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289">DVB Projects is preparing to launch its second Gold Coast apartment development, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443">The 34-level tower will comprise just 49 ultra-luxury residences, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574">The launch follows strong demand at DVB's nearby Sea Glass project, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718">The development adds to the transformation of Old Burleigh Road, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.

The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" />

The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.

“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;

“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."

Brown says the site itself is "exceptional."

"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." />

The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.

A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.

Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" />

Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.

“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.

“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.

“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" />

Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.

With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.

[smartcode_project_cta:default project_id=145141]

DVB Projects to launch second Broadbeach apartment tower as demolition commences

<a data-end="327" data-is-only-node="" data-start="250" href="https://www.apartments.com.au/developers/norus-projects" rel="noopener" target="_new">Norus Developments</a> has lodged plans for a new apartment development in Clayton that would add further momentum to the suburb's emerging Green Street corridor.

Plans have been lodged for the consolidated site at <a href="https://www.apartments.com.au/new-apartments/1359-1365-centre-road-clayton-vic-3168">1359-1365 Centre Road</a>, where Norus is seeking approval for 218 apartments across a 12-storey apartment building designed by <a href="https://www.apartments.com.au/architects/life-architecture-and-urban-design">Life Architecture</a>.

The proposal sits within the Clayton Major Activity Centre at the threshold of the planned Green Street corridor, a landscaped pedestrian connection intended to improve links through the precinct towards Clayton Railway Station.

The development would replace the site's existing collection of low-scale residential and commercial buildings with a single consolidated building, introducing significantly greater housing density to this part of Centre Road.

A retail tenancy is proposed at ground level to activate the Centre Road frontage, accompanied by transparent street interfaces and landscaping intended to create a more pedestrian-focused edge to the development.

<img alt="First look: Norus Developments plans landscape-led apartment project for Clayton’s emerging Green Street" data-entity-type="file" data-entity-uuid="0a5a763a-d9e9-4253-af2f-88008de27ebf" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Clayton%20a.png?VersionId=S2WJJbat1XVkZwB9SnYtygirXgWHiklX" />

The building has been designed with stepped massing and upper-level setbacks to manage its transition towards surrounding residential properties. The planning report describes the approach as one that integrates the building into the landscape rather than treating landscaping as a secondary element.

"A strong landscape and public realm strategy underpins the proposal," Urbis states in the planning report.

"Public benefits include an affordable housing contribution, a new pocket park, generous landscaped setbacks, deep soil planting and integrated Water Sensitive Urban Design."

The report adds that these elements are intended to create "a permeable, pedestrian-focused ground plane that enhances walkability, supports urban cooling and reinforces the emerging Green Street character."

Biophilic and passive design principles extend through the residential levels, with planting, daylight, natural ventilation and views towards landscaped areas forming part of the amenity strategy.

Parking would be concentrated away from the public realm, with 145 car spaces proposed from the rear laneway rather than dominating the Centre Road frontage.

The proposal follows an extensive pre-application process with the City of Monash. Three formal meetings were held between the project team and Council from December 2025 to March 2026, with the scheme evolving through several concept iterations before the current design was lodged.

The project arrives as Clayton prepares for substantial change around its established activity centre and the wider Suburban Rail Loop precinct. Its position on Centre Road places the development within an existing concentration of shops, services and public transport, while the Green Street connection is intended to strengthen pedestrian access towards Clayton Railway Station.

First look: Norus plans landscape-led apartment project for Clayton’s emerging Green Street

<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> has officially commenced construction on Bronze on Chevron, celebrating the sod turning of its first-ever Gold Coast development and marking a significant milestone in the company's continued expansion across South East Queensland.&nbsp;

Following the successful delivery of premium residential developments throughout Brisbane and the Sunshine Coast, <a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-chevron-island-qld-4217">Bronze on Chevron</a> represents Gardner Vaughan Group's entry into the Gold Coast market. Bronze will deliver 119 one, two, three and four-bedroom apartments above two ground-level retail tenancies.

[smartcode_project:default project_id=107520 project_image_fid=367193]

The recent sod turning ceremony was attended by Deputy Mayor Mark Hammel, President of the Surfers Paradise Surf Life Saving Club, Cassandra Sedgman, project consultants, purchasers, project partners and invited guests to celebrate the commencement of construction.&nbsp;

Gardner Vaughan Group Chief Executive Officer Simon Betteridge said Bronze on Chevron represented an exciting new chapter for the business.&nbsp;

"We've spent almost four decades building homes that respond to the way people want to live, and we're excited to bring that experience to <a href="https://www.apartments.com.au/developments/chevron-island-qld-4217">Chevron Island</a>," Betteridge said.

"Bronze on Chevron is particularly significant because it marks Gardner Vaughan Group's first development on the Gold Coast following many successful projects across Brisbane and the Sunshine Coast."

[smartcode_project:default project_id=107520 project_image_fid=367183]

Betteridge said the ground breaking is a proud moment for the&nbsp;team and their purchasers, who can now see their future homes beginning to take shape.&nbsp;

"As both developer and builder, we're able to oversee every aspect of the project from design through to construction, ensuring the quality and attention to detail Gardner Vaughan Group has become renowned for."&nbsp;

Designed by acclaimed architectural practice <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, Bronze on Chevron has been thoughtfully designed to complement Chevron Island's evolving streetscape while embracing its relaxed coastal lifestyle.

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029.&nbsp;

[smartcode_project_cta:default project_id=107520]

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029

Gardner Vaughan Group breaks ground on first Gold Coast development, Bronze on Chevron

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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It’s winter, and most of us are not at maximum enthusiasm. On top of this it’s tax season. To make matters worse you have received a letter from the ATO advising they will be conducting an audit of your tax affairs.
For many this is a daunting task and dare I say it; even a visit to the dentist is looking better. With an increasing number of ATO audits it is imperative that as a property investor we prepare ourselves for an easy passage that can be achieved by following a few simple steps. 
<ol start="1">
<li>Audit insurance. A relatively inexpensive policy can at least assist with the costs of an audit.</li>
<li>Ensure that the name on the property contract (and therefore title deed) is the same as on the loan documents. The primary information is the title deed and if the loan is in different names then additional paperwork in the form of an “On Loan Agreement” may be required to substantiate the interest deductibility to the ATO.</li>
<li>Ensure all rents and property expenses pass through the bank account in the same name as the property title deed.</li>
<li>Your depreciation schedule must be prepared by a quantity surveyor.</li>
<li>If a renovation has been completed you should have a properly prepared scraping schedule to allow you to write off the value of the items you throw away.</li>
<li>All repairs and maintenance costs must be fully justified and you need to ensure that any costs of a capital nature are depreciated and not expensed. This can be tricky and a repair to the kitchen cabinets prior to the property being rented is deemed capital while the same repair during a rental period could be a repair.</li>
<li>Ensure all your records are easily accessible. The use of a rental agent can assist, as he should be authorised to pay all expenses (other than interest) and receive all rents. He will send you a monthly and annual summary with all supporting documents attached.</li>
<li>If you are using a trust you need to ensure that the trust has been correctly written and operated, especially if as an individual you are claiming negative gearing. Remember not all trusts are the same and many do not allow the taxpayer to claim negative gearing, which the Chan &amp; Naylor Property Investor Trust ® allows.</li>
<li>The use of a tax variation request will improve your cashflows and may reduce the risk of an audit especially if a large refund is envisaged.</li>
<li>If you have incorrectly made a claim in your tax return then a voluntary disclosure to the ATO prior to the tax office completing the audit could significantly reduce penalties. </li>
<li>Even if you are innocent of any wrongdoing an ATO audit can be nerve-racking. Above all work with an experienced property accountant who will help you through any audit or review. </li>
</ol>
Ken Raiss is a certified accountant and director of <a title="Chan &amp; Naylor " href="https://www.chan-naylor.com.au/" target="_self">Chan &amp; Naylor</a> national accounting firm. Chan &amp; Naylor offers a free five-minute question-and-answer session on its website under the<a href="https://www.chan-naylor.com.au/ask-the-experts/" target="_blank"> "Ask the Experts" section.</a>
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kenraiss-JsVyb3YKka

How property investors can ease the pain of a tax audit

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The receivers of failed fund manager and lender Provident Capital are seeking managers for two of its frozen mortgage funds and have also announced that an “informal” information session will be held for debenture holders on August 13.
Phil Carter, Tony Sims and Marcus Ayres from PPB Advisory, who were appointed on July 3 following a Federal Court order, have placed an advertisement in the Australian Financial Review calling for indicative offers to be the responsible entity and manager of the Provident Capital Monthly Income Fund and the Provident Capital High Yield Fund.
There are around 520 unitholders for both the monthly income and high yield funds, which collectively hold around $32 million of funds under management.
Indicative offers are due by August 21.
This advertisment is part of expression-of-interest campaigns for the sale of part of Provident's assets and business launched by PPB Advisory since its appointment.
PPB Advisory has also announced that an information session for all debenture holders will be held at 10.30am at the Wesley Conference Centre at 220 Pitt Street in Sydney on Monday, August 13.
Victorian debenture holders can attend a telecast of the meeting at the Rydges Hotel, 186 Exhibition Street in Melbourne; Queensland debenture holders can attend  at the Christie Conference Centre Caribbean Room at 320 Adelaide Street in Brisbane; South Australian debentures holders can attend at the Hilton Hotel Victoria Room at 233 Victoria Square in Adelaide (10am South Australian time).
For those debenture holders in Perth, a meeting will be held at the Hilton Hotel Swan Room at 14 Mill Street (8.30am Perth time).
The receivers have stressed this is an "informal information session only".  
"No binding resolutions on the debenture holders will be passed and attendance or non-attendance will not impact your rights or claims as a debenture holder in any way."
As many as 3,500, mainly small investors have about $130 million invested in debentures with Provident Capital.
The receivers have also commenced developing asset management strategies for each non-performing loan and commenced investigation into the affairs of the company and what claims may be available  against third parties.
Around 85% of Provident loans were six months or more in arrears, according to its most recent financial booklet prior to its collapse.
The receivers are currently preparing an application to the Federal Court to confirm the methodology proposed to pay future distributions, but have warned of a shortfall on the principal amount owing to debenture holders and have determined that it would be “inappropriate for any future distributions to include an interest component”.
“Subject to the Court’s approval, to ensure all debenture holders are treated equally, all future  distributions to debenture holders during the Receivership will be made on a pro-rata basis in reduction of the face value of debentures,” say the receivers.
Property Observer has heard from borrowers who have complained that prior to the collapse of the lender, they had received little communication about even basic things such as the size of their debt, while being charged tens of thousands of dollars in roll-over fees.
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lschlesinger-FZcF9M3vE6

Provident receivers set August date for information session and seeks managers for two mortgage funds

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The appeal of fixed-rate mortgages declined for the third straight month in June to represent the lowest proportion of the owner-occupier market since September last year, according to ABS housing finance data.
Fixed loans of two years' duration or more accounted for just 10.2% of all owner-occupier lending in June, well down from 12.3% of loans in May.
Fixed-rate mortgages reached a recent peak of 14.6% of owner-occupier loans in March, according to the ABS, and were also high at 14% in April, but have declined since in line with the RBA cutting the cash rates in May and June with expectations of at least one more rate cut this year.
The average size of a fixed-rate loan was $289,500, according to ABS figures.
According to July figures from mortgage broker AFG (one month ahead of the ABS), fixed-rate loans held steady 16% of all loans processed, as most new borrowers opted to stick with variable rates.
July figures released by Mortgage Choice show a marked drop in demand for fixed-rate loans from 18% to 15% as demand for variable-rate home loans reached an 11- month high due to speculation of another rate cut in coming months.
Click here for the current (as of August 7) fixed and variable rate offerings in the market.
{module What do you intend to do given the current interest rate fluctuations?}
For information on refinancing, watch our free webinar Refinancing and the Interest Rates Riddle
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Fixed-rate loans losing their appeal: ABS data

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The Commissioner of Taxation has warned small businesses that have received grants or payments relating to floods or other natural disasters that it is cracking down on any income that is not declared.
Speaking at the <a href="https://www.smartcompany.com.au/tax/051003-talk-to-us-early-tax-commissioner-michael-d-ascenzo-delivers-plea-to-struggling-companies">NAB National Business Summit</a> Commissioner Michael D'Ascenzo told the audience the Australian Taxation Office was investigating $40 million in claims using data matching.
"There is a level of non-compliance there," D'Ascenzo said.
"An area where we are expanding our use of information matching is in relation to the receipt of taxable government grants and payments.
"This includes grants made direct to individuals and businesses, as well as contractor payments to individual and business entities from all three levels of government.
"In relation to these types of payments, we matched records from more than 10,800 taxpayers in 2011-12 and identified businesses not reporting correctly through undeclared income or overdue returns, raising more than $40 million in liabilities."
"Following<a href="https://www.smartcompany.com.au/politics/20110128-flood-levy-what-it-will-cost-you-and-what-s-been-cut"> severe flooding in Queensland </a>and natural disasters elsewhere in Australia, the public have been very clear that they have no tolerance for misuse of funds intended to rebuild communities affected by natural disasters."
A spokesperson for the ATO told SmartCompany the commissioner's reference to $40 million relates to data matching across all government grants, not just the flood areas.
"It's not necessarily fraud, it could be people just did not realise they had to declare that income," the spokesperson said.
"The flood regions were a focus because there were some dodgy operators up there on the rebuild."
D'Ascenzo said by working with other agencies such as the Department of Climate Change and Energy Efficiency, the ATO was able to identify a government grant, of $200,000 that was not declared.
"Further information from the Department of Human Services highlighted the same taxpayer had also received a disability support pension, at the same time," he said.
A spokesperson for the ATO says the office is using data-matching to identify and follow up businesses that are not correctly reporting taxable grants and other payments from federal, state and local levels of government.
"This includes grants that are awarded to micro businesses and contractor payments made to micro businesses across the three levels of government," she says.
In 2011-12 the ATO matched records from more than 10,800 taxpayers, and identified businesses not reporting correctly through undeclared income or overdue returns raising more than $40 million in liabilities.
Deepti Paton, tax counsel at the Tax Institute, told SmartCompany that taxpayers who had made honest mistakes in relation to government grants were on the radar of the ATO as well as deliberate fraudsters.
"The law in this area is not easy and it is something that people in that situation need to take professional tax advice on," she says.
"The ATO is very wise to ensure compliance with the rules because these payments are intended to benefit people who need them and should be treated a certain way under the tax laws.
"It's in everyone's interest that everyone complies with these laws, which is not to say that non-compliance is intentional, as it is easy to get it wrong."
Paton says problems arise as this is an area that most taxpayers are not used to dealing with.
"Obviously we have had a lot of natural disasters recently, so a lot of the taxpayers... may be in this situation for the first time," she says.
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/index.php">SmartCompany</a>.
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cwaters-YrtBR88nBe

Tax office warns about $40 million in tax rorts following Queensland floods

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First-home buyers as a proportion of total owner-occupier housing finance commitments rose to their highest level in five months in June, according to ABS housing finance data.
In original terms, the number of first-home buyer commitments as a percentage of total owner-occupied housing finance commitments rose to 18.3% in June 2012, from 17.8% in May 2012.
It was the third successive month that first-home buyer commitments as a percentage of total owner-occupied housing finance commitments have risen.
Loans to first-home buyers were up a strong 4.3% for the month, noted Westpac, to be up 11.8% in the June quarter as a whole.
"This likely reflects the buyer incentives expiring in Victoria and to a lesser extent NSW and SA although lower interest rates also played a role," says Westpac.
"The upgrader market remains essentially flat with loans up 1.2% for he month only partially reversing a 1.5% fall in May. Loans to this segment are unchanged from a year ago".
The proportion of first-home buyers in the market was 16.8% in April, 16.4% in March and 17.2% in February.
However, first-home buyers made up 20.3% of the market at the start of the year.
Between June 2012 and May 2012, the average loan size for first home buyers rose $3,600 to $289,400.
The average loan size for all owner-occupied housing commitments rose $1,900 to $295,500 for the same period.
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First-home buyers at highest level in five months: ABS

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The number of owner-occupier home loans approved in June rose 1.3% to 46,859 on a seasonally adjusted basis, according to the latest ABS housing finance data.

This was up from a slightly upwardly revised figure of 46,280 home loans in May (the unrevised figure was 46,120 loans).

However, the June rise was below economists' forecasts (as polled by Bloomberg) of a 2% rise in housing finance commitments in June following the successive rate cuts in May (50 basis points) and June (25 basis points).
By state, outcomes for May were mixed. Excluding refinancing loans were up 4.4% in Victoria, 2.3% in NSW and 1.8% in SA but about flat in WA (+0.2%) and down 3.6% in Queensland.
Loans for the purchase of new dwellings rose 9.7% to 2,210 while construction loans rose 4.9% to 5,410.

Business Spectator columnist Stephen Koukoulas called this an “encouraging result” in a tweet this morning.

The June mortgage figures also show that banks had 88% of the market over the month.

The total value of mortgages lifted 2.4% on a seasonally adjusted basis to $20.724 billion. This was in line with expectations.
Between June 2012 and May 2012, the average loan size for first-home buyers rose $3,600 to $289,400.
The average loan size for all owner-occupied housing commitments rose $1,900 to $295,500 for the same period.
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Mortgage approval numbers lift 1.3% in June, below expectations, but some encouragement for new housing: ABS

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The decision by the RBA board to keep the cash interest rate at 3.5% has not come as a big surprise. 
While many home buyers had hoped for further relief in terms of repayments, the global economic climate and our own markets here had suggested that there would not be a further cut just yet. 
On reflection, we have seen moderate growth in China, some growth in the US and some reassuring movements in the European financial markets, which would stand to reason not to cut the rate further. 
While our labour market remained strong – even recording a slight growth despite job cuts in some industries – and business credit on the increase, the RBA’s decision to keep the interest rate steady is understandable. 
Home owners who had hope for another cut should look at refinancing as an option, especially if their property is financed with a fixed-rate loan. Bear in mind the availability of more flexible loans that allow switching back and forth between fixed and variable rates. These loans may be the best suited in order to make the most of the already low rate and be able to make the most of any future cuts.
 Robert Projeski is a leading property finance expert and the founder and managing director of <a href="https://%20www.amo.com.au" target="_blank">Australian Mortgage Options</a>. He has appeared on radio and TV and written extensively on property and finance matters.
{module Have you changed lenders in the last six years?}
{module What do you intend to do given the current interest rate fluctuations?} 
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rprojeski-4QFJisNwt8

Mortgage holders who had hoped for RBA cash rate cut should consider refinancing

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Westpac chief economist Bill Evans has continued to revise expectations of the next RBA cash rate cut but is sticking with his forecast of at least one more reduction in 2012.
But he is rapidly running out of monetary policy meetings for this to happen, with November now tipped by Evans as the next likely time the RBA will move.
If the forecast were to be pushed back even further, this would only leave December 4 for one more rate cut in 2012 – a far cry from Evans' end-of-May forecast of a 2.75% cash rate by year-end.
The RBA does not meet in January.
Evans was most bullish at the end of May, following the 5o-basis-point cash rate cut, correctly forecasting a 25-basis-point rate cut in June.
However, expectations of further rate cuts in July and August did not eventuate. Evans also said at the time that he expected another rate cut in the fourth quarter, bringing the cash rate down to a record low of 2.75%.
These expectations have been revised back over the last few months as the property market shows some signs of life, unemployment remains low and the domestic economy performs in line with expectations.
Following yesterday’s RBA decision to keep the cash rate on hold in August, Evans said the subsequent monetary policy decision statement suggested November was now the most likely month for the next rate cut.
"[Yesterday’s] monetary policy decision statement gave little encouragement that a move in September can be expected, and it may be that even October will be a little early given the likely 0.8% print for GDP growth in the June quarter on September 5," Evans said.
On July 17 Evans pushed back Westpac’s forecast for the next rate cut from August to either October or November.
Evans is by no means the only economists to back-track on rate cut forecasts, with the Commonwealth Bank’s Michael Blythe also pushing back forecasts from August to November.
“The main pressure for lower rates reflects global risks – either directly through slower growth and financial market volatility or indirectly through lower commodity prices and a falling terms-of-trade. We retain a rate cut in our forecast profile for November partly as a reflection of those risks,” Blythe said.
However, Evans' revisions will be eagerly followed.
He was the first noted economist to tip the RBA to begin its current rate cutting cycle in November last year, tipping it as early as mid-2011 – while other economists did not foresee a rate cut and some even forecast rates to rise.
Analysing yesterday’s statement from the RBA, Evans found comments to encourage both interest rate doves and hawks.
He said the statement included “subtle changes in the wording around some of the risks to the outlook” but that there was “nothing that would indicate a material change in the bank's 'wait and see' attitude”.
But he said there was still some encouragement in the governor’s wording for “doves” like Westpac, which is forecasting a December quarter rate cut.
“Whereas in July he referred to the unemployment rate remaining low in this statement he notes "unemployment has THUS FAR remained low".
“This may be partly in response to the rise in the unemployment rate from 5.1% to 5.2% as reported for June.
“The doves also received some encouragement when he referred to inflation being expected to be consistent with the target "over the next one to two years" – no time period was given in the July statement.
“On inflation we are also aware that the vank is concerned to see domestic costs slow due to the likely eventual rise in traded inflation when the exchange rate stabilises.
“In this statement he recognised that there was some evidence that domestic costs had slowed noting "domestic costs [are required to] continue their recent moderation.
“Finally the doves will be encouraged that there appears to be an air of concern around the fact that the exchange rate has remained high despite the decline in the terms of trade," Evans noted.
However, Evans also noted that there were a few comments in the governor’s statement to “encourage the hawks”.
“The governor noted that "Australian banks have had not difficulty in accessing funding". He pointed out that "dwelling prices have firmed a little over the past couple of months" and of course is now describing growth as "close to trend".
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Next rate cut now more likely in November, says Westpac’s back-pedalling Bill Evans

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RBA governor Glenn Stevens had only a little to say about the housing market in <a href="/news">his monetary policy decision statement </a>after leaving the cash rate on hold at 3.5%, but the brief mention he gave the property market was the first positive-leaning observation in months.
It was against the backdrop of observations that the rate of unemployment has thus far remained low, inflation remains low, and the outlook for inflation is expected to be consistent with the target over the next one to two years.
Noting monetary policy was currently easier than it was for most of 2011, the governor indicated interest rates for borrowers were a little below their medium-term averages.
The key sentence for property investors and home buyers was:
“While it is too soon to see the full impact of those (interest rate) changes, dwelling prices have firmed a little over the past couple of months, and business credit has over the past six months recorded its strongest growth for several years.” 
The governor’s assessment that the housing market had firmed a little over the past couple of months contrasts quite strongly with the terminology used to the describe the housing market in past months.
Only a month ago, in the July 3 statement he referred to the housing market as “subdued”; in June he said it had “recently declined again”; in May he again called it “subdued” and back in April he described it as “soft”.
You have to go back to February for any vaguely positive outlook about the housing market, when Stevens noted that “housing prices showed some sign of stabilising at the end of 2011”.
In the December 2011 statement prior to February's, Stevens noted that “credit growth remains subdued and asset prices have declined further over recent months”.
While hardly jumping up and celebrating a revival in the housing market, Stevens may be hinting that, just possibly, the market may have turned the corner.
No doubt, Stevens would have taken note of the 0.6% and 1% capital city growth figures recorded by RP Data-Rismark in July and June as well as the o.5% June quarter growth recorded for capital city house price by the ABS, as well as its str0nly upwardly revised March quarter figures.
All eyes will now turn to the next batch of monthly figures from RP Data-Rismark for August (released on September 1) to see whether the recovery can be sustained for a third straight month (without the inducement of a rate cut) when the spring selling season commences.
Some earlier indications of a firming market may be seen in housing finance data for June released by the ABS tomorrow.
Economists polled by Bloomberg last week are forecasting a 2% rise in the number of home loans sold over June after 1.2% fall in May.
</body></html>

No longer 'subdued, 'soft', or 'declining', but 'firming': RBA’s Glenn Stevens has a new perspective on the housing market

<html><body>
<a target="_blank" href="https://www.rba.gov.au/media-releases/2012/mr-12-18">RBA governor Glenn Stevens has released a statement </a>regarding today's board meeting decision to keep the cash rate on hold.
"At its meeting today, the board decided to leave the cash rate unchanged at 3.5%," the statement says.
"Having picked up in the early months of 2012, growth in the world economy has since softened. Current assessments are that global GDP will grow at no more than average pace in 2012. Most commodity prices have declined, which has helped to reduce inflation and provided scope for some countries to ease macroeconomic policies. Australia's terms of trade peaked nearly a year ago, though they remain historically high.
"China's growth has moderated to a more sustainable pace, but does not appear to be slowing further. Conditions in other parts of Asia have recovered from the effects of last year's natural disasters, though the ongoing trend is unclear and could be dampened by the effects of slower growth outside the region. Growth in the United States continues, but at only a modest pace. The most significant area of weakness continues to be Europe, where economic activity has been contracting and policymakers confront the very difficult task of seeking to put both bank and sovereign balance sheets onto a sound footing, while promoting conditions for improved long-term growth," Stevens says.
"Financial markets have responded positively to signs of progress, but Europe will remain a potential source of adverse shocks for some time. Low appetite for risk has seen long-term interest rates faced by highly rated sovereigns, including Australia, decline to exceptionally low levels. Nonetheless, capital markets remain open to corporations and well-rated banks and Australian banks have had no difficulty accessing funding, including on an unsecured basis. Share markets have remained volatile, though in net terms they have generally risen over the past couple of months.
"In Australia, most indicators suggest growth close to trend overall. Labour market data show moderate employment growth, even with job shedding in some industries, and the rate of unemployment has thus far remained low.
"Inflation remains low, with underlying measures near 2 per cent over the year to June, and headline CPI inflation lower than that. The effects of the price on carbon will start to affect these measures over the next couple of quarters. The Bank's assessment of the outlook for inflation is unchanged: it is expected to be consistent with the target over the next one to two years. Maintaining low inflation over the longer term will, however, require growth in domestic costs to continue their recent moderation as the effects of the earlier exchange rate appreciation wane.
"As a result of the sequence of earlier decisions, monetary policy is easier than it was for most of 2011, with interest rates for borrowers a little below their medium-term averages. While it is too soon to see the full impact of those changes, dwelling prices have firmed a little over the past couple of months, and business credit has over the past six months recorded its strongest growth for several years. The exchange rate, however, has remained high, despite the observed decline in the terms of trade and the weaker global outlook.
"At today's meeting, the Board judged that, with inflation expected to be consistent with the target and growth close to trend, but with a more subdued international outlook than was the case a few months ago, the stance of monetary policy remained appropriate," Stevens says.
 
</body></html>

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NAB bring forward first RBA cut to February 2025

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NAB bring forward first RBA cut to February 2025

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