<a href="https://www.apartments.com.au/developers/sunland-group">Sunland Group</a> has officially lodged plans for its first Gold Coast apartment project since the departure of the Abedian family from the company three years ago, unveiling a new high-rise proposal for a prominent Broadbeach corner site on Old Burleigh Road.

The application was submitted by an entity directed by Tom Jamieson, stepson of longtime Sunland leader Soheil Abedian, and Riaz Rezvanipour, brother-in-law of Sahba Abedian, Soheil’s son.

Sunland acquired the 1,283 sqm site on the corner of Old Burleigh Road and Armrick Avenue for $9.5 million late last year and is now seeking approval for a <a href="https://www.apartments.com.au/new-apartments/99-101-old-burleigh-road-broadbeach-qld-4218">42-storey tower with 81 apartments</a>.

<img alt="First look: Sunland Group returns to Broadbeach with new Old Burleigh Road tower plans" data-entity-type="file" data-entity-uuid="fea2946d-90ee-4cfc-babe-2a8ad5db2cb6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pers.png?VersionId=BV0fihJw31nDIQ8ozY_h3GbS8mxDyhnm" />

Designed by <a href="https://www.apartments.com.au/architects/contreras-earl-architecture">Contreras Earl Architecture</a>, the proposed tower at 99-101 Old Burleigh Road would deliver a predominantly larger-format apartment mix aimed at the owner-occupier market. Plans include 17 two-bedroom apartments, 55 three-bedroom apartments, and nine four-bedroom residences across 35 residential levels.

The development also incorporates three basement levels, four podium parking levels, two levels of communal recreation facilities, and rooftop plant and equipment. A total of 189 car spaces are proposed, significantly exceeding the 90 spaces required under the planning scheme.

The architecture adopts a sculpted, curvilinear form, with deep wraparound balconies and integrated landscaping intended to soften the tower’s vertical expression. The planning report states the building’s “slender footprint/form provides a complimentary yet varied built form within the local streetscape” and contributes to “a varied, yet ordered skyline.”

Contreras Earl noted in its Architectural Statement that from the early stages, the project addressed a fundamental challenge: how to accommodate the required residential yield while avoiding the conventional model of a tower sitting on a rigid, fully resolved parking podium.

“The most direct response would have been to consolidate parking into a singular, flat podium and extrude a repetitive tower above,” the statement said. “While efficient, this approach would result in a consolidated built form with limited engagement with the surrounding landscape and public realm.”

Instead, the conventional podium model was “deliberately rejected”. The architects described the base of the building as “a landscaped architectural condition where structure, planting and circulation are integrated”.

“Rather than presenting a continuous built mass, the base of the building is articulated through a series of concrete planter elements that organise the podium into a fragmented system,” the statement said. “This approach reduces the perceived bulk of the lower levels while establishing a more permeable interface with the streetscape and adjacent open space.”

<img alt="Sunland" data-entity-type="file" data-entity-uuid="923fad8d-c960-4527-8fbe-975cf1ddf88d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-25%20at%2010.32.03%E2%80%AFAM.png?VersionId=pngwb0hYOIUpq9vDw6F2EsOiVuHF3DiX" />

&nbsp;

The site sits within the High Density Residential Zone and inside the City of Gold Coast’s unrestricted “HX” building height area, where the planning framework anticipates intensified residential development tied to the expanding light rail corridor. The planning report notes the area is undergoing “transition toward more intense development forms” given its proximity to Broadbeach, Surfers Paradise, and high-frequency public transport infrastructure.

Positioned directly opposite Broadbeach Park and within walking distance of Florida Gardens light rail station, the development would sit among a rapidly evolving stretch of Old Burleigh Road that has become one of the Gold Coast’s most active apartment development corridors.

The application joins a growing pipeline of luxury residential projects reshaping Broadbeach, including nearby developments by 5Point Projects, Polycell, and Graya.

The planning report argues the project contributes toward the Gold Coast’s long-term housing targets under the South East Queensland Regional Plan, which forecasts the need for more than 100,000 additional high-rise dwellings across the city by 2046.

<section data-scroll-anchor="false" data-testid="conversation-turn-4" data-turn="assistant" data-turn-id="request-WEB:84a2af5e-d7cf-4ddf-922a-f4d44d6c6caa-1" data-turn-id-container="request-WEB:84a2af5e-d7cf-4ddf-922a-f4d44d6c6caa-1" dir="auto">
The Abedian family departed Sunland Group in late 2023, ending a four-decade association with the company, and subsequently established the private development firm Abedian &amp; Co. The group is currently delivering <a href="https://www.apartments.com.au/new-apartments/greenmount-residences-cnr-hill-street-and-marine-parade-coolangatta-qld-4225">Greenmount Residences</a> at Rainbow Bay and recently launched <a href="https://www.apartments.com.au/new-apartments/18-mary-avenue-14-18-mary-avenue-broadbeach-qld-4218">18 Mary Avenue</a> in Broadbeach.
</section>

Joel Robinson

First look: Sunland Group returns to Broadbeach new apartment market with new Old Burleigh Road tower plans

The Minns Labor Government has established the new Bays West Delivery Authority to lead the development&nbsp;of the Bays West Precinct and Blackwattle Bay Precinct.&nbsp;

The Authority is charged with creating Sydney’s newest precinct, a thriving, connected, sustainable hub with White Bay Power Station as its cultural heart. Its vision is to build on the area’s natural, cultural and industrial history to shape a vibrant new neighbourhood.

The precinct will deliver up to 8,500 well-located homes, including a minimum of 10 per cent affordable and essential worker homes. Combine new housing with public open space, opening public access to the waterfront for the first time in more than 100 years, while retaining important deep-water facilities to support Sydney’s working harbour.

Located just minutes from the Sydney CBD and connected to a world-class metro, ferry, walking and cycling links, the Bays West precinct will rebalance housing growth towards well-serviced inner-city locations and help tackle the state’s housing crisis.

The Bays West Delivery Authority,&nbsp;an agency of the Department of Planning, Housing and Infrastructure, will report to the NSW Minister for Lands and Property who already has oversight of major precinct renewal projects including at Blackwattle Bay and Barangaroo.

As part of the broader Bays West transformation, the Minns Government recently announced that a proposal from Lendlease to redevelop part of the Bays West Precinct has progressed to Stage 2 of the NSW Government’s unsolicited proposals process.

<img alt="Sydney" data-entity-type="file" data-entity-uuid="2ed71eb9-d8e8-4fa7-b9d1-de4531dcf2f3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-25%20at%209.42.31%E2%80%AFAM.png?VersionId=IDryFIbped9SNDg72LEN_EecvhUsOPvp" />

The Minns Labor Government has also confirmed the Bays West precinct will have a new suburb name. This will be the first major suburb built in close proximity to Sydney’s CBD in decades and will encompass the area currently being referred to as Bays West, including Glebe Island and the White Bay Power Station. Served by a new Metro station just five minutes from the CBD, it will become one of the most populous suburbs in the Inner West and one of Sydney’s premier cultural destinations.

An early works program is taking shape, which&nbsp;includes the first stages of an international design competition.&nbsp;

The aim of the Bays West&nbsp;International&nbsp;Design Competition is to&nbsp;ensure design excellence is embedded in the project from the start. The competition will deliver an&nbsp;urban framework that defines the character, ambition and long-term identity of&nbsp;this&nbsp;former industrial precinct as it transitions to a vibrant, inclusive and sustainable residential&nbsp;neighbourhood.

The competition will be led by the Bays West Delivery Authority in partnership with Government Architect NSW.&nbsp;

It will launch with an invitation for a global Expressions of Interest, before moving to an invitation-only stage that will be assessed by a panel that&nbsp;will provide advice to Cabinet who will select a winner.

Premier of NSW, Chris Minns said the establishment of the new Authority is the first step in transforming the Bays West precinct into a vibrant, livable suburb minutes from the Sydney CBD and two stops from Hunter St Station on the Metro West line.

“The Authority will deliver well-located homes close to the heart of the city and integrate the new precinct with Blackwattle Bay and the new Sydney Fish Market.

“This is a generational opportunity to build a new suburb on the city’s edge and open the harbour foreshore to the public for the first time in a century.”&nbsp;

Minister for Lands and Property Steve Kamper said the new Bays West Delivery Authority established by the Minns Government will turbocharge the development of Sydney’s newest suburb.

“The Authority is working at a record pace to deliver an international design competition, planning pathways and a financial model so that this development benefits Sydney with well-designed homes in a central location, close to public transport, jobs, entertainment and essential services.

“If we want Sydney to stay liveable and affordable, we need to be bold about using underutilised government-owned land to deliver homes for the future while making sure essential working harbour functions can be accommodated.”

Bays West Delivery Authority established to "turbocharge" Sydney’s newest suburb

Around 400 additional homes could be built at Southwark Grounds on Port Road, lifting total site capacity from 1300 to around 1700 dwellings.

A recently approved code amendment would allow apartment towers of up to 14 storeys in some areas of Renewal SA’s redevelopment of the former West End Brewery.

Renewal SA Acting Chief Executive Shane Wingard said he welcomed the code amendment, with the increase in heights and homes making a positive impact on the supply of high-quality, well-connected housing close to the city.

“By going higher across some parts of Southwark Grounds, we are adding a substantial number of very well-located homes with little impact on project delivery time or planned open space,” Mr Wingard said.

Since the project officially launched in 2025, Mr Wingard said more than 12,000 enquiries had been received about living at Southwark Grounds.

“The very strong early interest we’ve seen since homes were first released in the precinct reinforces our plans to create more housing opportunities,” he said.

The Southwark Grounds code amendment was launched in December last year, with community engagement undertaken over five weeks from January.

It proposed increasing maximum building heights from eight to 14 storeys on the eastern section of Southwark Grounds, and to 12 storeys across the remainder of the site, with minimum building heights ranging from two to four storeys.

The code amendment was implemented through an Early Commencement policy in late January, allowing developers to quickly explore the viability of increased height and housing yield while other planning processes continue.

One of the first developers delivering apartment sites have already finalised redesigns to increase the number of apartments following the code amendment.

Samaras’ development adjacent to the future Colonel Light Park is now planning to deliver 125 apartments across 11 storeys, significantly greater than original plans of around 50 apartments across four storeys.

The developer is also exploring the potential for additional affordable housing outcomes.

Most of the apartments at Southwark Grounds will be delivered within a master-planned precinct on a large parcel of land on the eastern portion of the site, covering around two-thirds of its 8.4 hectares.

Wingard said detailed precinct planning over the coming months may identify further opportunities to increase yield further that could see total apartment numbers at Southwark Grounds, exceed this number.

Affordable homes at Southwark Grounds will also see a net increase, with Renewal SA maintaining its commitment to a minimum of 20 per cent affordable housing across the development.

&nbsp;

&nbsp;

Civil works have begun across the site, with construction under way on the first new roads surrounding a townhouse precinct in the south‑west corner of Southwark Grounds. This includes Renewal SA’s 17 Founder’s Row homes, which are on track for completion by Christmas.

“We expect to have people living at Southwark Grounds by the end of the year, so delivering roads and public spaces for those residents is among our highest priorities.”

Construction of 40 townhouses off Anderson Street, known as West Village and being delivered by Contour, is forecast to begin in mid‑2026. Kolabb’s Anderson Lane development will follow shortly after, delivering a further 26 townhouses.

Southwark Grounds is a state government‑led urban renewal project now set to deliver around 1,700 homes over the next decade.

Homes will be supported by a supermarket, a range of retail and hospitality offerings anchored by a revitalised Walkerville Brew Tower, a childcare centre, car parking and well‑connected public spaces.

400 new homes planned for Adelaide's former West End Brewery site

Brisbane developer&nbsp;<a href="https://www.apartments.com.au/developers/cavcorp">Cavcorp</a> has lodged plans for a new mixed-use residential development at <a href="https://www.apartments.com.au/new-apartments/55-wyandra-street-teneriffe-qld-4005">55 Wyandra Street</a>, Teneriffe, anchored by an 85-metre public laneway designed to reconnect the suburb’s riverfront with the Gasworks precinct.

The buildings, known as Teneriffe House and Teneriffe Lane, would replace the existing Queensland Cotton head office site with a 15-storey residential tower transitioning to eight storeys toward Helen Street. The project has been designed by Plazibat Architects and lodged as a code assessable development application for 93 apartments across a 3,401 sqm mixed-use site within the Newstead and Teneriffe Waterfront neighbourhood plan.

Central to the scheme is the transformation of an existing service easement into a publicly accessible cross-block connection linking Wyandra and Helen Streets. Cavcorp says the new laneway will act as both a pedestrian shortcut and a landscaped civic space between the Teneriffe Riverwalk, ferry terminal, and Gasworks precinct.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="26e7f058-b065-4de8-b13d-a2b8cb64dfcc" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/bldg.png?VersionId=sELS0ZKYi361oYipUa1BIKfe_.DLZoFV" />

“The revised proposal delivers a legacy public-realm cross-block link, permanently secured for community use, transforming an existing private easement into a safe, high-quality pedestrian connection between the Teneriffe heritage riverwalk and the Gasworks–Long Island precinct,” the planning report states.

The laneway will sit beneath a large subtropical loggia integrated into the podium levels of the development. The design incorporates deep landscaping, water gardens, lobby spaces, business lounges, and ground-floor apartments to create what Cavcorp describes as a climate-responsive “urban verandah.”

The tower itself has been designed as a slender form with recessed floorplates and curved translucent corners inspired by contemporary Japanese architecture. The building height aligns with the Commercial Road precinct controls, which permit towers up to 15 storeys within proximity to Longland Street.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="a8a17d40-43b6-4718-b3fd-67676fcbb485" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pers%202_1.png?VersionId=i3VwDtp5AmL_8InW7w4qRbDFEpb744Jt" />

The project will comprise a mix of larger-format apartments aimed at owner-occupiers, downsizers, and families. The proposed apartment mix includes 11 loggia apartments across the lower levels, 50 four-bedroom Sky-Terrace apartments from levels three to seven, and 32 Sky-Pool Homes occupying the upper tower levels. The Sky-Pool Homes will feature private thermal plunge pools integrated into oversized balconies.

According to the application, the apartments are intended to reinterpret the scale and character of Teneriffe’s woolstore conversions and Queensland homes within a vertical residential format.

“The sky-pool homes build on Cavcorp’s previous projects and introduce a distinct apartment typology to Teneriffe, informed by both local and international precedent and responding to an identified market demand for enhanced safety, space and amenity,” the planning submission notes.

A major focus of the proposal is its five-level wellness and lifestyle offering, extending from the basement through to the rooftop.

Amenities proposed include a rooftop Swim &amp; Racquet Club with a 25-metre Olympic lap pool and tennis court, coworking spaces and libraries, golf simulators, wine storage, concierge facilities, business lounges, pet wash areas, and rooftop longevity-focused wellness spaces with spas, outdoor fitness zones, and landscaped terraces.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="944b352c-49b9-4247-a4c6-5967b4b69fda" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/amenity.png?VersionId=Ed_qKjAtMwFT.5gfl3jiA9QwdWxSMsaX" />

All parking will be concealed within basement levels accessed from Wyandra and Helen Streets. Cavcorp says the deep-basement engineering approach allows the entire ground plane to prioritise landscaping, pedestrian movement, and active frontage rather than vehicle infrastructure.

The development continues Cavcorp’s concentration in Newstead and Teneriffe, where the Brisbane developer has delivered a number of apartment projects including Lucent, Le Bain, and Luminare, as well as the Long Island Wellness Precinct nearby. Several of those projects have received national design and architecture awards, including recognition under Brisbane’s “Buildings that Breathe” program.

Cavcorp unveils wellness-focused Teneriffe House and Teneriffe Lane apartment buildings

Focus Group Investments has lodged plans for a new apartment development at <a href="https://www.apartments.com.au/new-apartments/64-70-hanover-street-fitzroy-vic-3065">64–70 Hanover Street</a> in Fitzroy, seeking to utilise the Victorian Government’s recently introduced Great Design Fast Track pathway to accelerate approvals for the project.

The proposal is among the latest developments to emerge through the state-led initiative, which was established to fast-track well-designed residential projects in activity centres and transport-connected inner-city locations. The pathway allows qualifying developments that meet elevated design and housing benchmarks to bypass traditional council planning timeframes and instead be assessed directly by the Department of Transport and Planning.

Designed by SJB, the development will comprise a mix of apartments above activated lower levels, with a strong focus on architectural articulation, landscaping, and communal amenity. The design response seeks to balance the industrial character of Richmond’s former warehouse precincts with a more contemporary residential form.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="abea51cc-d85b-479e-9aef-a589f3b37ca7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/ground.png?VersionId=e1Kf8EyPWwyiVumtqQ4rM5S4GpOR3CCz" />

Proposed are 63 new dwellings, a wide ranging mix of studio, one-, two-, and three-bedroom apartments, and townhouses and duplexes. They will be spread across a part-three, part-eight storey building.

The Planning and Urban Context Report by Tract says the development is of an "exemplary architectural standard" and has been carefully crafted by SJB Architects.

"Dwellings&nbsp;will benefit from excellent access to natural light, cross-ventilation opportunities and extensive communal space," the report noted.

The architectural material highlights the project’s integration of landscaped elements and communal spaces throughout the building. The proposal also incorporates sustainability initiatives aligned with the Victorian Government’s push for higher-performing apartment developments under the fast-track program.

The Great Design Fast Track was unveiled by the Victorian Government in 2024 as part of a broader housing supply strategy aimed at accelerating the delivery of new homes. Projects assessed through the pathway must demonstrate high-quality architecture, sustainability outcomes, and housing diversity while being located close to public transport and existing infrastructure.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="afdbe834-8dc4-4a77-a943-ba07bc927348" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/site_11.png?VersionId=0J657j.TaChAZfp93wqJYBTqSsnREJx2" />

Focus Group, founder and led by Paul De Lutiis, is increasingly active across Melbourne’s inner suburbs, targeting well-connected urban renewal locations suited to medium and higher-density residential development. The Fitzroy proposal continues that strategy, leveraging the area’s strong transport links, established retail amenity, and proximity to the CBD.

Fitzroy has been one of the most popular spots for developers and buyers in recent years. The likes of PACE Development Group, SMA Projects, Crema Group and Chapter Group, currently selling projects in the suburb.

First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Fitzroy apartments

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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Leading into the end of the financial year and the start of 2012-13, most of Australia’s property investors will be visiting their accountants and projecting their cashflow position for the coming year. Every property investor should consider a pay as you go (PAYG) variation. Often overlooked by investors, the PAYG system is a great way to increase fortnightly cashflow throughout the year. 
What could you do with extra cash each fortnight? Maybe save on interest costs by paying a current mortgage off faster? Fast-track savings for the next investment property deposit? Go on a holiday? There are so many possibilities.
 
The PAYG method of tax collection was introduced in July 2000 to replace previous versions of the same system, such as pay as you earn (PAYE). The system gives the option of claiming back tax regularly, rather than in one lump sum at the end of the financial year. A PAYG variation means that the property owner’s employer will reduce the amount of tax withheld to reflect set deductions like interest, rates and depreciation on a rental property. In essence it is a way of decreasing the amount of tax paid by the investor each pay period. 
It is important to note that submitting the PAYG variation does not replace a normal tax return. A tax return still needs to be filed at the end of the year to calculate the actual amount of tax liability. Your PAYG instalments for the year are credited against your assessment. 
A quantity surveyor can provide all current and future depreciation values for investment properties in a detailed tax depreciation report. Obtaining the report immediately after the purchase of a property will allow the maximum return from a PAYG variation, as the precise figures will make the instalments accurate. 
The flexibility provided to the Investor through a PAYG variation, combined with depreciation deductions identified by a quantity surveyor, can be of great help in managing the fortnightly cashflow of an investment property. 
Let’s consider a hypothetical situation:
A typical $400,000 investment property would show an average annual loss (or deduction) of $35,000 and an average income of $20,000 for the first five years. The deductions include costs such as interest on a $350,000 mortgage, management fees, maintenance and property depreciation. The total loss (income minus expenses) will result in a deduction for the owner of $15,000. In the 37% tax bracket the $15,000 deduction could generate a tax return (or credit) of $5,550. Under a PAYG variation, the investment property owner can adjust their fortnightly pay to anticipate this return, adding $213 to their pay packet each fortnight.
Bradley Beer is a director of <a href="https://www.bmtqs.com.au/" target="_blank">BMT Tax Depreciation.</a>
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PAYG tax variation can improve cashflow for property investors

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Banks are willing to provide loans to first-home buyers purchasing a new home off the plan – with the proviso that a lower valuation on settlement could force them to scramble for cash to make up the potential shortfall.
Their response follows a media report suggested the banks are reluctant to lend to off-the-plan first-home buyers.
The concern emerged ahead of changes to the NSW first-home owner grant from October 1, which will provide $15,000 towards a new home (including those bought off the plan) but nothing for first-home buyers purchasing an established property.
CBRE managing director David Milton was reported in the Sydney Morning Herald as saying that banks “frowned” on lending to first-home buyers.
He said the issue was one of confidence for first-home buyers, as banks were only willing to provide a conditional six-month loan approval, when a project could take much longer to complete.
“An off-the-plan project can take from 18 months to over two years to complete,” Milton said.
But he acknowledged to Property Observer that this was not applicable to all transactions and that the scenario of final property valuations being less than the off-the-plan valuation was only a problem when markets are in downturn.
Westpac, Commonwealth Bank, Suncorp and NAB have all told Property Observer they will finance long-term off-the-plan purchases, but with an understandable caveat around the final valuation.
“There has been no change to our first-home buyer policy,” a spokesperson for Westpac tells Property Observer.
“We give people approval in principle if they are buying off the plan. We will do an assessment based on the information provided and all the normal stuff we do in assessing a home loan application,” he says.
The bank will provide a conditional approval for up to for six months, which the bank says gives borrowers an idea if they should go ahead and make the purchase.
“There is the risk element that the apartment will not be built by the time the offer lapses – but there has always been that risk element. It’s the same for people who buy at auction with a long settlement plan,” he adds.
“If it does take longer, the borrower can come back to Westpac and go through the same process of assessment but in the knowledge we have been involved before.
“However, there may be a price valuation difference.”
Suncorp, which has been an active lender to first-home buyers this year, according to AFG figures, will also provide financing for eligible borrowers but has flagged the valuation at settlement as a risk the buyer must bear.
“Banks absolutely want to ensure the quality and value of the end product meets what the developer has specified and agreed to build,” says Suncorp Bank executive manager for personal lending Tony Meredith.
“When a bank agrees to finance a new home construction it is essentially committing to something that is only proposed on paper at the initial stage, which means making sure the end product is in line with this proposal is crucial.
“New construction loan customers are told this up front, so there are no surprises,” he says.
Meredith says customers can also protect themselves and their deposits by ensuring the contract stipulates that the end product needs to meet the market valuation.
The Commonwealth Bank says its provides a conditional loan approval available for up to 18 months if lenders mortgage insurance (LMI) is not applicable and up to six months if LMI is applicable.
To avoid LMI a borrower needs about a 20% deposit.
“Applicants must be able to demonstrate genuine savings of at least 5% of the purchase price, grants or subsidies are not able to be used for the deposit,” says a spokesperson for the Commonwealth Bank.
The bank says it will not accept guarantees from parents in these situations.
As in the case of Westpac and Suncorp, the Commonwealth Bank’s loan approval is conditional subject to a satisfactory “on completion” valuation conducted 90 days before settlement and re-confirmation of the customer's financial details.
“If there are any changes to the security position and / or the repayment capacity, the approval may be withdrawn.”
A spokesperson for NAB says all home loan applications are considered on a case-by-case basis, “taking into account property value, including size and location – as well as the customers' deposit and ability to repay”.
The bank’s home loan applications are valid for 90 days, from approval to settlement, for all property types and buyers. “This ensures the approved loan amount reflects both the current value of the property and the customers' ability to repay the loan, at settlement.”
Assurances by the banks that they will lend to these borrowers are supported by mortgage broking franchise Mortgage Choice, “provided they have a deposit of at least 5% including evidence of genuine savings, additional funds to cover expenses associated with property ownership, and are able meet the individual lender’s loan serviceability criteria”.
But Mortgage Choice spokesperson Belinda Williamson says raising a deposit of about 10% – even if not required – is particularly important for those buying off the plan to help protect them against valuation variances.
“If the valuation on the completed property comes in lower than the purchase price that was agreed at the time of making a deposit, the borrower will be required to make up the shortfall,” she says.
Williamson says first-home buyers are generally more at risk, “as they often lack the available equity or funds to fill this gap,” she says.
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Banks willing to finance off-the-plan first homes but buyer must take valuation punt 

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About 42% of taxpayers will use any tax refund they receive from the Australian Tax Office (ATO) to pay off their debt, including their mortgages and credit cards, according to a new Bankwest survey.
The 2011-12 Taxing Time survey found – not surprisingly - that taxpayers have a very thrifty mentality as the end of the financial year looms just three days away.
Of the 42% who said they would some of their refund to pay off debt (up from 39%), the majority will focus on paying off their credit cards (63% versus 50% last year) while just over a third will use the refund to pay off more of their mortgage (34% versus 47% last year).
The same proportion of respondents this time round – 31% – said they would put some of the refund into their bank accounts, while nearly one in five (19%) said they would use the money to on basic commodities including rent and food. 
A lower proportion than last year – 15% compared, with 18% – said they use some of the money to indulge in something “exciting” like a new TV or a holiday.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/06/bankwestjune27.gif"><img src="/images/stories/2012/06/bankwestjune27thumb.gif"></a>
Taxpayers also expect to receive less from the government this year. 
The average expected tax return has decreased 13% across Australia to $2,017 for 2011-12 from $2,317 in 2010-11 financial year. 
The proportion of respondents who expect to receive a tax refund has dropped to 73% this year from 78% in the last financial year, while the proportion of people expecting to pay additional tax has increased to 9% from 6%. 
The results are based on an online survey of 800 people aged 18 and over carried out in May this year by CoreData on behalf of Bankwest.
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Thrifty taxpayers plan to use tax refunds to pay off home loan and credit cards: Bankwest survey

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The Tax Office has issued a warning about the growing number of scams being reported, attempting to trick businesses into paying more for dodgy tax services, which scammers say will provide an even bigger return.
This comes just days after the Fair Work Ombudsman <a href="https://www.smartcompany.com.au/industrial-relations/050333-fair-work-ombudsman-imposters-on-the-loose-four-ways-to-spot-them" target="_blank">warned businesses</a> of similar types of workplace authority scammers.
Commissioner Michael D’Ascenzo said the office so far has received over 5,000 reports of phishing emails using the ATO name, and over 3,000 reports of attempting phone scams.
These fake emails use the ATO graphic, and the message identifies the sender as being part of the ATO.
D’Ascenzo says businesses need to remain vigilant.
"The ATO tends to report higher incidences of scams at this time of the year," D'Ascenzo said.
"With the end of financial year approaching and many people expecting refunds, scammers are using this opportunity to pretend to be from the ATO. It is important that the community stays vigilant as scammers are increasing their efforts to make scams appear more genuine and legitimate."
The ATO says victims have reported calls at any time of the day, and on any day of the week. The problem is that when these scammers get any piece of information – including just your name or bank details – they can commit identify fraud to lodge returns in your name.
“Anyone can be a victim of a scam,” D’Ascenzo said. “If correspondence seems suspicious, too good to be true, asks you for personal details or cannot be verified through an official source, it is likely to be a scam and should be reported.”
But there’s some good news too. Phishing emails can be easy to spot – the formatting won’t be quite right, or the email it’s sent from has spelling errors.
“Be cautious of phone calls or emails suggesting you are due a refund or asking you to transfer money overseas,” the ATO says.
“The ATO will never ask you to provide credit card details or copies of personal identification such as driver’s license or passport in an email.”
Here are a few examples of phishing emails from the ATO website, so grab an official email from the tax office you have on hand and compare it with these:
<img src="/images/stories/2012/06/taxemail1.jpg" width="470">
<img src="/images/stories/2012/06/taxemail2.jpg" width="470">
<img src="/images/stories/2012/06/taxemail3.jpg" width="470">
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ATO warns of tax time scammers – here’s how to spot them

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Queensland will extend stamp duty concessions to a wider range of home buyers from July 1, as a batch of other state government handouts and concessions come to an end.
The Queensland state government will reinstate the transfer duty home concession scheme, which was abolished on August 1 last year, from July 1, 2012.
It will provide a concessional stamp duty rate of 1% up to a value of $350,000, with stamp duty charged at normal rates for the remaining value of the home purchase.
The buyer must occupy the home for a period of 12 months – an applicant may lose the concession if he sells or leases part or all of the home before moving in or within a year of moving in.
A separate stamp duty concession scheme remains in place for first-home buyers, who pay no duty on purchases up to $500,000, with a phasing-out rebate applicable for values up to $600,000. To qualify, the buyer must be eligible for the first-home buyer grant of $7,000.
NSW
The new financial year will also bring in the NSW government’s <a href="https://www.propertyobserver.com.au/residential/the-25-things-investors-need-to-know-about-the-nsw-%245000-new-home-grant-scheme/2012061255077" target="_blank">new home grant scheme</a>, which will provide a $5,000 grant to buyers of new homes, whether off the plan or newly built, with a value up to $650,000 and to buyers of vacant land that is intended to be the site of a new home valued up to $450,000.
The scheme will replace the far more generous <a target="_blank" href="https://www.homebuyer.nsw.gov.au/newhomes.php">NSW government's home builders’ bonus</a>, which provides full exemption on stamp duty for new homes up to a value of $600,000 and vacant land up to $400,000.
Victoria
From July 1 two bonus schemes aimed at first-home buyers in Victoria will no longer be available – the $13,000 first-home bonus, which has run for three years, and the $6,500 regional bonus, which has run for two years.
These schemes will not be replaced.
Instead, first-home buyers will have to wait until January 1, 2013, when the <a target="_blank" href="https://www.sro.vic.gov.au/sro/sronav.nsf/LinkView/C88211C9E07486F0CA2578B70001025018E490D796850F8ECA2575C1008187C7">existing 20% stamp duty discount first-home buyers spending less than $600,000 on a home purchase will be increased to 30%.</a>
The stamp duty discount will rise to 40% on January 1 2014 and to 50% on September 1 2014.
To qualify for the stamp duty discount, first-home buyers must also qualify for the federal $7,000 first-home owners’ grant.
South Australia
From July 1,the  <a target="_blank" href="https://www.revenuesa.sa.gov.au/fhog/bonus8000">first-home bonus grant of up to $8,000</a> available to first-home buyers who qualify for the federal $7,000 first-home owner grant will be reduced to $4,000 and will be fully abolished from July 1, 2013.
Stamp duty cuts have already been introduced for off-the-plan buyers in the Adelaide City Council area, including North Adelaide, aimed at encouraging higher-density inner-city living.
Between May 31, 2012, and June 30, 2014 the state government is offering a full stamp duty concession for off-the-plan apartments valued up to $500,000, providing a maximum concession of up to $21,330.
From July 1, 2014, to June, 30, 2016, there will be partial exemptions, meaning a concession of up to $15,000.
ACT
The <a target="_blank" href="https://www.revenue.act.gov.au/home_buyer_assistance/home_buyer_duty_concession/1_January_2012_-_30_June_2012">home buyer concession scheme (HBCS)</a> will end on June 30. The scheme provides stamp duty concessions on homes worth up to $470,000 and vacant land up to $260,000. To qualify, applicants must satisfy a combined income test for one year prior to the date of the grant starting from $120,000 for applicants with no children and up to $136,650 for applicants with five or more children.
No new schemes were introduced in the May 2011-12 ACT budget.
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Queensland to introduce owner-occupier stamp duty cuts from July 1 as other state schemes come to an end

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No argument – making a buck is harder these days – it’s a jungle out there, folks, and survival depends, for mine, on working longer and smarter.
Part of any worthwhile strategy can mean extracting the best out of what we already have.
When it comes to property, more than 90% of investors, according to recent survey results, are the “lock and leave” type – or the passive investor profile.
That laissez-faire approach sometimes extends to overlooking less-obvious ways of decreasing the costs of holding property. Surprisingly, one of those most often overlooked is depreciation.
Brad Beer, of BMT Quantity Surveyors, sent through an interesting note the other day about his research, which affirms that 80% of property investors are not taking advantage of the property depreciation laws – basically missing out on some worthwhile coin, if you ask me.
Brad reckons that on average, investors find between $5,000 and $10,000 as a first full-year deduction.
Owner-investors are seemingly au fait with the tax advantages of negative gearing, but according to BMT, the depreciation benefits of property are less understood.
Many buyers of new investment property cite the tax benefits of depreciation as a reason to buy new. And while this should not be the main consideration for purchasing, those benefits can result in a significant boost to cashflow.
But you can also claim depreciation on renovated properties. You just need to know what you are doing. In this regard, it pays to employ a quantity surveyor who is trained in the area of tax depreciation. Good advice can make a difference to investor decisions both prior to and after purchase, and can impact greatly on the long-term quality of the investment. It really is money for jam.
Briefly, let’s just look at one straightforward example of how much money could be involved. In fact, you can even try out one of the simple depreciation apps for yourselves – there are dozens out there. But by way of example, a $500,000 new Brisbane apartment, built to a high standard of finish, could net the buyer about $100,000 in the first 10 years, with $14,000 paid after the first year, if using the diminishing value method.
Again, expertise is key. For new property, a quantity surveyor’s work will cover a 40-year period – so there are even more savings available beyond the first 10 years.
For those who are new to the investor game, or are thinking about it, the potential of both new and old properties to attract depreciation benefits, which the owner can claim as a tax credit, can be somewhat of an unknown quantity. And given the widely held perception that older properties will attract no claim, it really is worth having an expert look into any property scenario.
For new property you’ll need a valuation of the building from a quantity surveyor who is registered with an ATO accreditation.
And for property that is not new, you’ll need a construction date and other information so that a depreciation schedule can be drawn up.
A property depreciation report will make life easy for accountants and should include the following technical and service aspects:
<ul>
<li>A site inspection</li>
<li>A list of values for fittings, fixtures and the structural elements of a building</li>
<li>Calculated deductions projected for up to 40 years</li>
<li>Cover any extensions or renovations – even those of a previous owner</li>
<li>Accelerated depreciation for assets that qualify</li>
<li>100% deductions for immediate write-off for items that qualify</li>
<li>Deductions split based upon applicable ownership ratios</li>
</ul>
The report fees, of course, are 100% tax-deductible.
Yes, property has had a bad rap of late; but as we reported recently there is some good news afoot, especially in Brisbane, where the market is starting to turn. And in spite of lingering negativity and a changing prognosis for the way forward for the property market, investment property that is well-located and actively managed remains, in my opinion, one of the best ways for everyday Australians to generate wealth, with its attractive combination of capital growth, rental income and generous tax breaks.
More than ever, it is important to pay attention to detail more and make sure that we maximise whatever advantages are available.
Michael Matusik is the director of independent property advisory Matusik Property Insights. Michael is a 25-year veteran in the industry and his firm has helped over 550 new residential developments come to fruition. Michael has launched a new initiative, called<a href="https://www.matusik.com.au/" target="_blank"> Think Matusik</a>. Think Matusik brings together expert opinion and select property opportunities.
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Property investors who don’t take advantage of depreciation laws are missing out on worthwhile coin

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Yet again the end of the financial year comes around, and it’s time to do your tax return or better – save on tax payable. Apart from the usual receipts and items claimable, for which I hope you have a more efficient system in place than the old shoe box, there are ways to save on your property investments and mortgages. Here are only a few tips on how and where you may be able to reduce your tax bill. 
1)      With four interest rate cuts since the beginning of the 2011-12 financial year, now may be the right time for you to consider refinancing your home. Do this before the end of the financial year, and the cost and saving could affect the tax payable.
2)      When refinancing consider pooling personal and car loans into your mortgage as well as store cards and credit cards. This could further reduce your monthly outgoings for the year ahead. 
3)      Did you know that the interest paid on an investment loan is tax deductable? Add to this the depreciation of the property and its fittings, any repairs or maintenance you have undertaken, any management fees or rental losses, and it could make a considerable tax deduction. 
4)      Did you know that you can pre-pay your interest on your mortgage and in terms of investment properties? This would present a welcome reduction of tax payable. If you are paying off your business premises, the same strategy may apply. 
5)      Use debt recycling strategies, where as you use existing equity to purchase an investment property with an interest-only loan and pooling the majority of your cashflow through an offset account effectively reducing the interest payable. Such strategy will allow you to claim the investment interest against your tax bill, while also reducing your loan amount. 
Obtaining sound financial, taxation and investment advice is highly recommended in order to implement the above strategies.
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.
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Five end-of-financial-year tax tips for property investors

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Balancing a real estate market is not an easy task.  Too much supply and prices fall – too little and they rise. Over time, various incentives – negative gearing, grants for first-home buyers, reduced stamp duty rates for off-the-plan sales and new homes, have been introduced, changed, and intermittently withdrawn by government “movers and shakers”. All have the effect of falsely influencing consumer demand one way or another.  Sometimes it’s done in favour of the investor, sometimes the home buyer, however in most circumstances it results in price increases rather than the opposite.
As the RBA is well aware, it’s a fine line you tread when it comes to maintaining stability. It takes careful analysis of a broad range of data and an intrinsic understanding of various micro markets before decisions are made.  However when it comes to the property market, state laws seem to dictate their own agenda, not to mention the federal government stirring the pot whenever it’s time to collect more revenue.
For example, when the budget came out, Wayne Swan saw fit to remove the 50% CGT discount – previously available for non-residents who have held property for a 12 month period or more – with no warning and a little addition added to “honour the discount in relation to any existing accrued capital gains ONLY if the non-resident obtained a market valuation for the asset as at May 8, 2012”.
<a href="https://www.propertyobserver.com.au/overseas/budget-cgt-change-could-be-extremely-expensive-for-expat-and-offshore-investors-michael-matusik/2012051454689" target="_blank">As Michael Matusik correctly pointed out earlier this year</a>, the sudden change will reduce demand from foreign and expat investors.  Considering most offshore purchases of property are new home or off-the-plan sales, it will adversely affect construction resulting in further stagnation of supply concentrating demand on existing dwellings.  GFC aside, metropolitan property prices in Australia are counted amongst the world’s highest. Therefore it’s vital we plan our cities effectively if the aim is to keep real estate affordable and reduce inner-city inflation in the established housing market.  It’s something our governments have yet to achieve – as analysis of boom/bust housing cycles prove.
Encouraging broad-based investment with policies such as negative gearing, which incites investors to enter into the established housing market rather than the “new home” market, do nothing to increase the supply and stimulate the many retail offshoots that benefit from construction. However it’s vital we do so if we value our ethical responsibility to provide enough affordable choices for home buyers and also magnify the supply of rental accommodation.  As the recently released 2011 census data shows, the national median weekly rent has risen 50% since the last census in 2006.  Not surprisingly there’s also an increase in the number of households getting stuck on the rental ladder, with 10% paying in excess of 30% of their income for the privilege.
Those in favour of negative gearing always base their arguments on the historical data, which proved a rise in yields in Sydney and Perth when the policy was withdrawn during the Hawke government in 1986-1988.  There are a few issues with this – firstly, the policy changes were not in effect long enough for a reasonable adjustment of market demand to be established.  For example, due to a very low vacancy rate at the time in both Sydney and Perth, rents naturally rose.  It’s worth noting – as others have done, including Saul Eslake, on numerous occasions – that rents did not rise nationally and in Melbourne, growth actually slowed.  If the market had been allowed to adjust to the changes, the consequence would likely have eventuated in investor demand decreasing in the established market, levelling the playing field somewhat for first-home buyers to gain a foothold.
It’s also worth noting at the same time the policy was withdrawn, the Hawke government encouraged the supply of new housing by the introduction of:
“Accelerated depreciation for new buildings or major renovations in order to create more rental property and more opportunities for renters”. (Keating, 1985).
Unfortunately, two years of changes were not enough to monitor the success or otherwise of the plan.  Lobbying from the real estate industry and investors, who had previously benefitted from the scheme, resulted in political back-pedaling.  All in all, it was badly handled.
No other country has such generous negative gearing policies as Australia when it comes to property investment.  Yet investors don’t leave these markets in droves.  With the policy as it stands, there is no limitation on the number of residential homes a single investor can claim against.  Consequently, we see large property portfolios acquired by a smaller percentage of the population who benefit most from reducing their tax burden and consequently, less supply for the majority market.
We need a phasing back of the current policy while at the same time planning outer-suburban and rural/regional growth with infrastructure – if not already established, then at least approved and funded – to ensure we continue to provide feasible options for home buyers and not just vacant dwellings in paddock lands.
While we will always need property investors to assist the supply of rental accommodation, for those unwilling or unable to purchase, property should not become a speculators’ domain.  Over-investment in property markets drives up demand and consequently prices, resulting in higher rent – not lower.  Rather, property’s prime function as an abode for shelter should be respected in so much as any policy is aimed at making it an achievable option for our growing populous.
<hr class="system-pagebreak">
However, it’s not just distortion from negative gearing that has negative effects on property prices.  The other initiatives I mentioned at the start of this article, such as the first-home owners’ grant, have done their fair share to ramp up debt in Australia’s residential market.  For example, I was recently asked to negotiate on a property that was purchased late 2009, when the first-home owners’ boost was available.  The one-bedroom unit in question was acquired off the plan, therefore, when reduced stamp duty had been taken into account, along with federal and state incentives, the owner would have benefitted from some $30,000 ‘saving’.  However – even taking into account comparable sales during the same period when purchased – the asking price at the time was easily $30,000 in excess of what it should have been – arguably even $50,000 in excess. Three years later, and the owner of the property in question never moved into the home due to a change in circumstance (boy meets girl).  Consequently – the property is “as new” – never lived in.
The documentation provided in the vendor statement shows the mortgage still owing on the home (in excess of 80%) remains above current market value.  Clearly the grant did little to help this vendor purchase – it simply helped him spend above and beyond what the commodity was worth and landed a first-home buyer – now starting a family – with a debt burden he won’t be able to resolve with a quick sale.  It’s one of the more interesting examples of many similar stories I come across monthly.
Despite the many incentives offered under the guise of “helping affordability”, Australia’s household debt-to-income ratio has accelerated to a little under 150%.  Perhaps it’s time to admit that the intention in the first place was not to assist affordability at all. Rather they were introduced to “prop up” the property market subsequently encouraging a greater debt burden. Considering the tax revenue governments receive from the housing market it’s no surprise there’s a fear of any natural reduction in demand. Stamp duty – taken under the guise of covering “transaction costs” – is without doubt an extortionate tax albeit a major source of revenue.
The question of how/if to replace it has been debated for years, however as Andrew Leigh MP noted in 2009 observations on the <a href="https://andrewleigh.org/pdf/StampDuty.pdf">“impacts of stamp duty on housing turnover"</a> show a <a href="https://andrewleigh.org/pdf/StampDuty.pdf">“10% increase in stamp duty lowers turnover by 1-2% in the first year, and by 4-5% if sustained over a three-year period.”</a> The reluctance to sell due to stamp duty charges has the potential of encouraging a “mis-match” between the type of property and family size.  It’s doubtful we’ll see any short-term answer to housing tax reform, therefore other strategies to improve affordability and create a greater supply of residential housing and supporting infrastructure are required.
Despite all the handouts, incentives and abundance of market meddling, we’re no closer to solving Australia’s housing problem than we were decades ago. As the 2011 census shows, Australia’s population has grown by nearly five times over the past 100 years and yet the vacancy rate for the last 30 of those years (the true guide to the housing shortage) has never exceeded 5%.
No one likes the idea of losing equity in their principal place of residence, however there’s a reluctance to accept that the pre-GFC relatively long-lasting boom in house prices is no longer a feature of Australia’s real estate terrain. RBA governor Glenn Steven’s has twice sought reason to warn us about, once in 2010 when he stated:
"I think it is a mistake to assume that a riskless, easy guaranteed way to prosperity is just to be leveraged up into property. It isn't going to be that easy,"
And <a href="https://www.propertyobserver.com.au/economy/the-rba-s-glass-half-full-chart-presentation-to-the-prime-minister-s-global-economy-forum/2012061255091">more recently in his “Glass Half Full Speech”</a>, when he stated that the return to confidence we don’t need is;
“The kind of confidence based on nothing more than expectations of ever-increasing housing prices, with the associated willingness to continue increasing leverage, on the assumption that this is a sure way to wealth, would not be the right kind.”
The RBA has made it clear it is not in the business of creating boom bust cycles.  However there’s an overall reluctance by state and federal government to take its fingers out the pot and stop feeding a beast that will forever require market meddling to prevent a return to what Glenn Stevens calls “building wealth the old-fashioned way” – careful saving and strategic long-term educative planning.  If it weren’t for the commodity boom propping up weakness in the economy, we’d have suffered the same demise as Europe. In such a case, Prime Minister Julia Gillard wouldn’t have been giving lectures to world leaders at the G20 summit – she would have been receiving them.
Market meddling in the housing industry is based partly on greed and partly on a broad misunderstanding of the policies needed to balance it for all – not just a few. As the 2011 census data has shown, home ownership is reducing, not increasing. We don’t need meddling in the housing market from those sitting behind desks – who don’t work daily with buyers, sellers and renters, and therefore have little understanding of housing market dynamics outside of ‘on paper’ data.
A healthy market is one that is allowed to rise and fall thereby establishing its own long-term trend.  The role of government should be to provide equal opportunity for all and not target policy initiatives on a select few. We need more than a CEO sleep-out, which managed to reach top trending spot on Twitter last week, to raise awareness of the fundamental need for affordable secure shelter.  There’s not a single country that has completely cracked the problem of homelessness, however I have great belief in Australia – one of the pioneers of democratic rights – as a country with abundant potential to do so.
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition. She is Channel Ten’s property expert on <a href="https://ten.com.au/the-circle.htm">The Circle</a>.
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catherinecashmore-6LXia3pPQj

Governments must stop meddling in property markets – and negative gearing has to go

<html><body>
Mining states Western Australia and Queensland have recorded the biggest rises in the percentage of households in mortgage stress, according to the results of the 2011 census.
The census reveals the percentage of households with mortgage repayments greater than 30% of household income – the widely accepted measure of mortgage stress.
In WA, this figure has risen from 7.8% to 10.2% of households in the space of five years, while the proportion of Queensland households in mortgage stress has increased from 7.7% to 9.7%.
WA now has the second highest proportion of borrowers in mortgage stress, behind NSW (10.5%), having surpassed Victoria (10.1%) since the 2006 census.
The biggest rise in mortgage repayments between 2006 and 2011 occurred in the Northern Territory – up $758 – followed by WA ($737).
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td valign="top" width="86">
State
</td>
<td valign="top" width="80">
Monthly mortgage repayment - 2011
</td>
<td valign="top" width="80">
Monthly mortgage repayment - 2006
</td>
<td valign="top" width="77">
Difference
</td>
<td valign="top" width="82">
% households with mortgage repayments greater than 30% of household income- 2011
</td>
<td valign="top" width="82">
% households with mortgage repayments greater than 30% of household income- 2006
</td>
</tr>
<tr>
<td valign="top" width="86">
NSW
</td>
<td valign="top" width="80">
$1,993
</td>
<td valign="top" width="80">
$1,517
</td>
<td valign="top" width="77">
$476
</td>
<td valign="top" width="82">
10.5%
</td>
<td valign="top" width="82">
9.6%
</td>
</tr>
<tr>
<td valign="top" width="86">
VIC
</td>
<td valign="top" width="80">
$1,700
</td>
<td valign="top" width="80">
$1,252
</td>
<td valign="top" width="77">
$448
</td>
<td valign="top" width="82">
10.1%
</td>
<td valign="top" width="82">
8.7%
</td>
</tr>
<tr>
<td valign="top" width="86">
QLD
</td>
<td valign="top" width="80">
$1,850
</td>
<td valign="top" width="80">
$1,300
</td>
<td valign="top" width="77">
$550
</td>
<td valign="top" width="82">
9.7%
</td>
<td valign="top" width="82">
7.7%
</td>
</tr>
<tr>
<td valign="top" width="86">
SA
</td>
<td valign="top" width="80">
$1,500
</td>
<td valign="top" width="80">
$1,018
</td>
<td valign="top" width="77">
$482
</td>
<td valign="top" width="82">
8.8%
</td>
<td valign="top" width="82">
6.9%
</td>
</tr>
<tr>
<td valign="top" width="86">
WA
</td>
<td valign="top" width="80">
$1,950
</td>
<td valign="top" width="80">
$1,213
</td>
<td valign="top" width="77">
$737
</td>
<td valign="top" width="82">
10.2%
</td>
<td valign="top" width="82">
7.8%
</td>
</tr>
<tr>
<td valign="top" width="86">
TAS
</td>
<td valign="top" width="80">
$1,300
</td>
<td valign="top" width="80">
$867
</td>
<td valign="top" width="77">
$433
</td>
<td valign="top" width="82">
7.5%
</td>
<td valign="top" width="82">
5.6%
</td>
</tr>
<tr>
<td valign="top" width="86">
NT
</td>
<td valign="top" width="80">
$2,058
</td>
<td valign="top" width="80">
$1,300
</td>
<td valign="top" width="77">
$758
</td>
<td valign="top" width="82">
7.7%
</td>
<td valign="top" width="82">
6%
</td>
</tr>
<tr>
<td valign="top" width="86">
ACT
</td>
<td valign="top" width="80">
$2,167
</td>
<td valign="top" width="80">
$1,500
</td>
<td valign="top" width="77">
$667
</td>
<td valign="top" width="82">
7.8%
</td>
<td valign="top" width="82">
6.5%
</td>
</tr>
<tr>
<td valign="top" width="86">
Nation-wide
</td>
<td valign="top" width="80">
$1,800
</td>
<td valign="top" width="80">
$1,300
</td>
<td valign="top" width="77">
$500
</td>
<td valign="top" width="82">
9.9%
</td>
<td valign="top" width="82">
8.4%
</td>
</tr>
</tbody></table>
Source: Census 2011 (ABS)
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Mortgage stress levels rise most since 2006 in WA and Queensland: ABS census 2011

<html><body>
Median monthly mortgage payments increased by $500 between 2006 and 2011, representing a 38% increase over this time frame, according to the 2011 census.
This is lower than the <a href="https://www.propertyobserver.com.au/landlords/renters-paying-50-more-a-week-in-rent-since-2006-with-increase-in-proportion-of-households-experiencing-rental-stress-abs-census-2011/2012062155220" target="_blank">50% increase in weekly rental payments</a> recorded between the two censuses.
The median monthly mortgage repayment in Australia was $1,800 in the 2011 census, compared with $1,300 in the 2006 census.
For 9.9% of households, their mortgage repayment was more than 30% of their income – the common definition of mortgage stress – up from 8.4% in the 2006 census.
<table cellpadding="0" cellspacing="0" border="0" style="width: 470px;"><tbody>
<tr>
<td width="319">
<a title="Measures the monthly amount spent on mortgage repayments for occupied private dwellings being purchased, including dwellings being purchased under a rent/buy scheme." target="_blank" href="https://www.censusdata.abs.gov.au/ausstats/abs@.nsf/Lookup/2901.0Chapter41802011">Mortgage monthly repayments</a>
</td>
<td width="104">
Australia
</td>
<td width="38">
%
</td>
<td width="101">
2006
</td>
<td width="38">
%
</td>
</tr>
<tr>
<td width="319">
Median mortgage repayments
</td>
<td>
1,800
</td>
<td>
--
</td>
<td>
1,300
</td>
<td>
--
</td>
</tr>
<tr>
<td colspan="5" width="602">
 
</td>
</tr>
<tr>
<td width="319">
Households with mortgage repayments less than 30% of household income
</td>
<td>
--
</td>
<td>
90.1
</td>
<td>
--
</td>
<td>
91.6
</td>
</tr>
<tr>
<td width="319">
Households with mortgage repayments greater than 30% of household income
</td>
<td>
--
</td>
<td>
9.9
</td>
<td>
--
</td>
<td>
8.4
</td>
</tr>
</tbody></table>
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