Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/graya">Graya</a> has secured a prime Newstead site from fellow developer Fraser, subsequently lodging plans for The Silo, a major mixed-use residential project in Newstead designed around a new public laneway linking the James Street precinct with the wider Gasworks and Newstead neighbourhood.

Proposed for the corner of Chester and Morse streets, the <a href="https://www.apartments.com.au/architects/bureauproberts">Bureau^Proberts</a>-designed project places its strongest emphasis at ground level, where retail, landscaping and a new cobblestone pedestrian connection would open the site to the surrounding neighbourhood. The design team describes The Silo as “more than a residential building”, positioning the development as an extension of Newstead’s public realm rather than a standalone apartment tower.

“A new cobblestone laneway and landscaped connection between James Street and Gasworks unlock a missing pedestrian link, improving walkability and stitching together two of Brisbane’s significant urban destinations,” Bureau Proberts said in its Urban Design Report.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="0ea1b06a-75f5-40a5-b2c5-33c97bc86052" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/silo%20bldg.png?VersionId=KmjsAtNePu57_B31EM_DJ5T6KPJHtcmo" />

The Silo is planned as a mixed-use development incorporating apartments alongside a bar and centre activities including food and drink outlets, indoor sport and recreation, office and retail uses.

Architecturally, Bureau Proberts has conceived the building as a collection of vertically expressed, stepping forms rather than a single uniform tower. The composition rises from an articulated podium before being broken by a triple-height landscaped recreation level, with the upper section becoming more compact before terminating in a landscaped rooftop garden.

The project's name and architectural language draw directly from Newstead's industrial history. Patterned off-form concrete is proposed as the principal façade material, complemented by slender metal rod balustrades and extensive planting. The cylindrical and vertically ribbed elements give the building its silo-like expression, while curved balconies and planted edges introduce a softer subtropical layer.

“The Silo reinterprets its robust forms, scale and materiality through a contemporary subtropical architectural expression, creating a building that acknowledges its industrial legacy, while responding to the way the precinct is occupied today,” Bureau^Proberts said.

The recreation level is one of the defining breaks in the tower. Plans include a lap pool, mature subtropical planting and shared resident facilities within an elevated communal garden. Landscaping continues through the podium and onto the rooftop, where a further garden forms what the architects describe as a “subtropical crown” to the building.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="f8451036-35a4-49a9-8d88-2ef4438eba3d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Silo%20Lane.png?VersionId=h8N31_rYmCEqoNrpt4kbYVQhJGZn60LH" />

At street level, the development has been designed to establish a more permeable block. Retail and hospitality tenancies address the public realm, while landscaped pedestrian spaces lead into the new laneway connection. Renders in the design report show the proposed “Silo Lane” as a substantial opening through the podium, framed by cylindrical concrete forms with cascading planting above.

The Silo continues Graya's move into larger apartment developments after building its reputation across high-end residential projects in Brisbane and the Gold Coast.

Joel Robinson

Graya buys Frasers Newstead site, plans The Silo between James Street and Gasworks precincts

<a href="https://www.apartments.com.au/developers/wickton">Wickton</a>’s completed Linacre Rise development in Hampton is giving Bayside downsizers the opportunity to move into a spacious apartment near the beach, with the developer covering stamp duty for a limited time.

The 27-residence development has been designed for buyers who want to simplify their living arrangements without giving up the space, warmth and quality associated with a long-term family home. Most apartments have already been secured by Bayside locals, leaving a select collection of two and three-bedroom residences and penthouses available.

Two-bedroom apartments are priced from $1.275 million, three-bedroom residences from $2.25 million and penthouses from $3.375 million, with the completed homes available to inspect and move into now.

[smartcode_project:default project_id=95289 project_image_fid=366760]

<a href="https://www.apartments.com.au/buildings/linacre-rise-hampton-8-10-linacre-road-hampton-vic-3188">Linacre Rise</a> occupies an elevated position on one of <a href="https://www.apartments.com.au/developments/hampton-vic-3188">Hampton</a>’s quiet, tree-lined streets, around 250 metres from the bay and 500 metres from Hampton’s village centre. Its setting gives residents access to the beach, local cafés, shops and Hampton Train Station while retaining the feel of an established residential neighbourhood.

Architecture and interiors by <a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a> draw on the warmth and permanence of traditional brickwork, with the building integrated into terraced landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick</a>. Ground-floor apartments are elevated above the street and include private garden courtyards, while several upper-level residences have generous balconies and outlooks toward the bay.

Inside, the residences favour natural materials and generous proportions. Herringbone-pattern European oak flooring, natural stone benchtops, premium joinery and Swiss V-ZUG appliances are among the key inclusions, while integrated storage has been incorporated across kitchens, bathrooms, studies and living areas.

The kitchens have been planned as practical spaces for both everyday use and entertaining, with substantial island benches, detailed cabinetry and adjoining dining and living zones. Full-height wardrobes, plush bedroom carpeting and carefully considered lighting reinforce the residential character Wickton sought to retain for buyers moving from larger homes.

[smartcode_project:default project_id=95289 project_image_fid=366769]

A Linacre Rise purchaser said the completed apartment had delivered the space, outlook and construction quality they had been seeking.

“The unit is very light, has views to die for over the bay, all construction materials and fittings are premium quality, we have secure parking for three cars, EV charging at very competitive rates, the neighbours are friendly and there is just a lovely ambiance about the place,” the purchaser said.

Environmental features include solar panels, shared electric vehicle charging stations, rainwater harvesting for toilet flushing and landscape irrigation, double-glazed windows and water-efficient fixtures and appliances.

[smartcode_project:default project_id=95289 project_image_fid=366762]

The development was built by Balmain &amp; Co, with Wickton managing the broader development process through its in-house team.

For downsizers, the project’s completed status removes much of the uncertainty associated with buying off the plan. Purchasers can inspect the finished apartments, understand their outlook and proportions, and move in without waiting for construction to conclude.

The remaining selection includes north-oriented balconies, corner configurations and penthouses with elevated bay views. The developer-paid stamp duty initiative is available for a limited time, with potential savings of up to $200,000 depending on the residence purchased.

[smartcode_project_cta:default project_id=95289]

Limited-time stamp duty offer at completed Linacre Rise apartments in Hampton

Luxury apartment buyers have long prioritised design, space and finishes, but increasingly they're placing equal importance on something less tangible: how easily they can live without relying on a car.

At <a>Richmond Square</a>, <a href="https://www.apartments.com.au/developers/fortis">Fortis</a> believes that convenience begins beyond the apartment itself, with the mixed-use precinct earning a near-perfect Walk Score of 99.

The development has been planned around the idea that some of the most valuable amenities aren't contained within a building, they're the restaurants, cafés, parks, transport connections and daily conveniences that can all be reached on foot.

Located just behind Swan Street and Church Street, <a href="https://www.apartments.com.au/new-apartments/richmond-square-1-wiltshire-street-richmond-vic-3121">Richmond Square</a> places residents within one of Melbo​u​rne's most established lifestyle precincts while offering a quieter residential setting removed from the busiest thoroughfares. East Richmond Station is moments away, trams run along both Swan and Church Streets, and the MCG, Melb​​ourne Park, Yarra River trails and the CBD are all within walking distance. At the same time, the precinct itself will introduce a curated mix of dining, retail, hospitality and wellness offerings, creating a destination that extends well beyond its residential buildings.

[smartcode_project:default project_id=13181 project_image_fid=348530]

For Fortis, that combination of location and scale was what made the site unique.

"<a href="https://www.apartments.com.au/developments/richmond-vic-3121">Richmond</a> is one of Melb​o​urne's most established and distinctive inner-city neighbourhoods, with a rare combination of dining, culture, recreation, public transport and proximity to the CBD," the developer said.

"The opportunity at Wiltshire Street was particularly compelling because the site sits slightly removed from the activity of Swan and Church Streets while remaining only moments from everything that makes the area desirable."

Rather than developing a standalone apartment building, Fortis consolidated 15 individual properties to create one of the larger development parcels assembled on Mel​b​ourne's city fringe in recent years. That allowed the team to deliver a genuine mixed-use precinct comprising 107 residences across Wiltshire House and Carmine House, premium office space, hospitality venues, retail, wellness offerings and a future 57-room hotel.

"The scale of the site allowed Fortis to think beyond a standalone apartment building," the developer said.

"Richmond Square could be planned as a complete lifestyle precinct, bringing homes, workplaces, dining, retail, hospitality and wellness together around a series of activated public spaces. The aim was to create a destination that feels connected to Richmond rather than separate from it."

[smartcode_project:default project_id=13181 project_image_fid=348533]

The emphasis on walkability has also resonated with buyers.

Interest has been strongest from established owner-occupiers, particularly downsizers from Richmond and Melb​ourne's inner east who want to remain close to familiar restaurants, workplaces, family and social networks while moving into a more secure, lower-maintenance home. The project is also attracting Mornington Peninsula and interstate buyers seeking a Melb​ourne residence they can lock up and leave between visits.

Many are looking for generous living spaces, room to entertain, quality finishes and confidence in the project team, but location remains one of the biggest deciding factors.

"For many buyers, Richmond Square provides a way to simplify the practical side of home ownership without reducing the quality of their lifestyle," the sales team said.

"Location is also a major driver of interest. Buyers can remain connected to the CBD, major sporting events, the arts centres, local restaurants, cafes and bars and their family while living in a private and secure residence that is easy to lock up and leave for weekends or longer periods away."

[smartcode_project:default project_id=13181 project_image_fid=348549]

The residences themselves have been designed with that buyer in mind. Award-winning architecture practice SJB and interior designers Hecker Guthrie have created spacious two and three-bedroom apartments and penthouses that prioritise generous living areas, natural light, bespoke joinery and private terraces. Above, a rooftop sanctuary by Acre includes landscaped lawns, bookable dining rooms, barbecue facilities, wellness spaces and panoramic views across the CBD, the MCG and Port Phillip Bay.

Fortis believes Richmond Square reflects a broader evolution in apartment living, where the surrounding neighbourhood becomes just as important as the residence itself.

"Richmond Square introduces a different proposition: generously proportioned residences within a genuinely mixed-use, hospitality-led destination," the developer said.

"The project's location and Walk Score of 99 further support a lifestyle where residents can complete many everyday journeys without relying on a car."

Fortis has assembled an experienced team that includes <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, <a href="https://www.apartments.com.au/interior-designers/hecker-guthrie">Hecker Guthrie</a>, <a href="https://www.apartments.com.au/landscape-architect/acre">Acre</a> and builder <a href="https://www.apartments.com.au/builders/hacer-group">Hacer Group</a>, reflecting the developer's commitment to creating projects with enduring design quality and meaningful connections to the communities in which they sit.&nbsp;

Richmond Square is an expression of that philosophy, bringing together homes, workplaces, hospitality and wellness within one of Me​lb​ourne's most walkable neighbourhoods.&nbsp;

Construction is now almost complete, providing purchasers with growing confidence ahead of its expected September 2026 completion.

[smartcode_project_cta:default project_id=13181]

Walk Score of 99 places Richmond Square at the heart of Melbourne's most connected lifestyle

<h3 data-end="19" data-section-id="1dvgwoe" data-start="0">Summary</h3>

<ul data-end="634" data-start="21">
	<li data-end="170" data-section-id="1o77v31" data-start="21">Walker Corporation has lodged plans for a second major residential development in the Maroochydore City Centre, a 29-storey tower known as Celeste.</li>
	<li data-end="327" data-section-id="1lb0y6t" data-start="171">The Plus Studio-designed proposal at Lot 30 Sunshine Coast Parade would deliver 208 apartments, including four four-bedroom sub-penthouses and penthouses.</li>
	<li data-end="487" data-section-id="za720" data-start="328">The application comes as Walker doubles down on Maroochydore following the strong sales campaign at SOL by Walker, where the first tower is nearing sell-out.</li>
	<li data-end="634" data-section-id="5sovec" data-start="488">Walker is a key partner in the transformation of the Maroochydore City Centre, which is expected to ultimately deliver at least 4,000 new homes.</li>
</ul>

Walker Corporation is doubling down on Maroochydore following the successful sales campaign at its first residential project in the emerging CBD.

The national developer has filed plans for <a href="https://www.apartments.com.au/new-apartments/celeste-30-sunshine-coast-parade-maroochydore-qld-4558">Celeste</a>, a new 29-storey apartment tower at Lot 30 Sunshine Coast Parade, just metres from its under-construction SOL by Walker development.

The plans, prepared by Plus Studio, would see 208 apartments delivered across a 100-metre tower on the 2,376 sqm site, which fronts Sunshine Coast Parade, First Avenue and Future Way within the Maroochydore Priority Development Area.

<img alt="Walker" data-entity-type="file" data-entity-uuid="17038209-6fea-4ed2-855d-fd4df65b3d02" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-10%20at%2010.24.16%E2%80%AFAM.png?VersionId=iZD.oVXcQn.aLpUytDAW.CWjxP4puWMy" />

The proposed apartment mix comprises 36 one-bedroom apartments, 48 two-bedroom apartments, 72 two-bedroom apartments with an additional multipurpose space, and 48 three-bedroom apartments.

The upper levels would be capped by two four-bedroom sub-penthouses and two four-bedroom penthouses, taking the total apartment count to 208. The preliminary yield study also provides 262 car spaces, 114 resident bicycle spaces and storage for each apartment.

It represents Walker's next major residential move in the new Maroochydore CBD after the success of SOL by Walker, its $220 million two-tower project nearby.

SOL launched to market in early 2025 and has since seen strong demand, particularly from local owner-occupiers. By February this year, Walker said the first SOL tower was nearing sell-out, with a strong waitlist also emerging for its recently released penthouse collection.

Construction is already underway on SOL, with the first tower expected to be completed in late 2027 and the second to follow in early 2028.

[smartcode_project:default project_id=147777 project_image_fid=319846]

<h2 data-end="2518" data-section-id="1b2dyo5" data-start="2459">Celeste to rise 100 metres over Maroochydore City Centre</h2>

Celeste would take a different form to the twin 19-storey buildings at SOL.

Plus Studio has designed a single 100-metre tower above an activated podium, with the architecture responding to the site's prominent position and three street frontages.

The podium would incorporate commercial tenancies and public art, with sweeping façade elements wrapping the street edges. The scalloped concrete podium has been inspired by the patterns created in sand at low tide, while extensive landscaping would continue vertically through the tower.

The ground level plans show three commercial tenancies addressing Sunshine Coast Parade alongside the residential lobby and landscaped public realm. The podium would then accommodate several levels of car parking before the residential tower rises above.

<img alt="Celeste" data-entity-type="file" data-entity-uuid="121f77b1-71c5-46d7-9b36-0a7d474211ca" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-10%20at%2010.24.47%E2%80%AFAM.png?VersionId=MGrg9Hb7HgzLN0Lelq_xrXNAruVl77ia" />

Plus Studio said the tower had been designed to maximise views from each apartment, taking in the Maroochy River, Sunshine Coast hinterland, Cotton Tree and Maroochydore Beach and ocean.

Those views have also shaped one of the project's key features, with Walker proposing to put the primary resident amenity on Level 29 rather than lower within the building.

The rooftop would feature a 284.9 sqm pool area with an infinity edge, along with a cold pool, spa, sauna, 93.2 sqm gym, sunset lounge, BBQ and dining areas, pool deck and private dining space. Cabanas and day beds are also shown across the recreation level.

The two penthouses would extend across the upper levels and each feature private terraces and plunge pools.

<h2 data-end="4202" data-section-id="v5f4ix" data-start="4160">Walker's growing Maroochydore footprint</h2>

Celeste further reinforces Walker's commitment to the transformation of Maroochydore City Centre.

Walker is one of the key partners delivering the new CBD alongside Sunshine Coast Council and SunCentral Maroochydore, with the broader 62-hectare Priority Development Area occupying the former Horton Park Golf Course and surrounding land.

The precinct is ultimately expected to accommodate at least 4,000 new homes as Maroochydore evolves into the Sunshine Coast's principal commercial and residential centre.

When SOL secured approval in February 2025, Walker Managing Director and CEO David Gallant described it as the "first of many residential projects" the company planned for the Maroochydore City Centre.

Celeste now provides the clearest indication yet of what comes next.

The site sits immediately within the new CBD, with the design report identifying Sunshine Plaza and surrounding parkland within walking distance and Maroochydore Beach around a five-minute drive away.

For Walker, the timing of the application comes as its first residential bet on the new CBD appears to have been vindicated.

SOL has progressed from planning approval to construction while its first release has approached sell-out, giving Walker confidence to push ahead with another 208 apartments and take its residential pipeline in the Maroochydore City Centre to around 450 dwellings across the two projects.

Celeste remains subject to planning approval, with the architectural material describing the scheme as a preliminary yield study that may change through the assessment process.

Walker doubles down on Maroochydore with 29-storey Celeste apartment tower

For most Australians, buying an apartment is one of the biggest financial decisions they'll ever make

The location, floorplan and price are often the first considerations, but in recent years another question has become increasingly important: who is actually delivering the project?

A series of high-profile builder collapses, construction delays and defect concerns have fundamentally changed how many Victorians approach buying off the plan. The collapse of Porter Davis in 2023, which reportedly left around 1,700 homes unfinished, became one of the most visible examples of the risks that can emerge when a construction company fails. <a href="https://www.equifax.com.au/sites/default/files/lpassets/pdf/Final-Business-Market-Pulse-June-Sector-Deep-Dive-Report-2.pdf">Similar challenges across the broader construction sector</a> have left buyers asking more questions before signing a contract.

As Victoria continues encouraging higher-density housing to address supply shortages, transparency is becoming just as important as location or price.

One tool increasingly entering the conversation is the <a href="https://icirt.com/">Independent Construction Industry Rating Tool (iCIRT)</a>, an independent assessment framework designed to help buyers better understand the developer or builder behind a project. Originally developed by Equifax in consultation with government and industry as part of NSW's Construct NSW reforms, the system has since expanded nationally.

<h2 data-end="1519" data-section-id="7nmx3" data-start="1492">What is an iCIRT rating?</h2>

Most Australians are familiar with independent ratings in everyday life.

We compare ANCAP safety ratings before buying a car. We look at Health Star Ratings in supermarkets. Banks rely on credit assessments when lending money.

Until recently, however, there has been very little independent information available to help apartment buyers assess the business responsible for delivering a residential project.

That gap is what iCIRT was designed to address.

Builders, developers and other construction professionals with an iCIRT rating have demonstrated high-trust characteristics through an independent, evidence-based assessment across six criteria: Character, Capability, Conduct, Capacity, Capital and Counterparties. This involves a rigorous review of financial health, past project track record, and ethical conduct. Crucially, an iCIRT rating could help provide property buyers with confidence that they are working with a professional who has demonstrated the capability, capacity, and willingness to return and rectify issues.

Importantly, iCIRT is not a recommendation to purchase a particular property, nor is it a traditional credit rating. It is an independent assessment framework designed to provide objective information about a construction business using a <a href="https://icirt.com/sites/default/files/2025-08/iCIRT-Methodology-Issue1-May-2021.pdf">published methodology</a>.

The system has been widely adopted in New South Wales, where more than one-third of medium and large residential builders and developers now hold an iCIRT rating, representing over two-thirds of the state's residential building market by value as of 2025/26.

<h2 data-end="3126" data-section-id="h6ohtj" data-start="3084">Why buyers are doing more due diligence</h2>

For many buyers, particularly those purchasing off the plan, the biggest risk isn't whether they'll like the kitchen finishes.

It's whether the project will be delivered on time, to the expected quality, and by a company capable of completing the development.

<a href="https://icirt.com/sites/default/files/2026-07/iCIRT%202025%20Consumer%20Survey%20Report%20v05.pdf">Consumer research commissioned by iCIRT</a> found more than half of respondents believed current protections do not adequately safeguard buyers from builder insolvencies or defective projects. Other research found 88 per cent of prospective buyers would seek independent ratings or due diligence before purchasing, while 90 per cent said trust in construction professionals is essential.

That doesn't mean buyers should rely on a single rating alone.

Independent legal advice, understanding the contract, and seeking financial advice all remain important parts of the due diligence process.

However, an independent assessment can provide another source of information alongside those traditional checks.

<h2 data-end="4138" data-section-id="pquzxc" data-start="4094">Trust is becoming a competitive advantage</h2>

The conversation isn't only changing for buyers.

Developers are also recognising that trust has become an increasingly important part of the sales process.

Five years ago, purchasers typically asked about floorplans, finishes and settlement dates.

Today, sales teams are increasingly being asked about the developer's experience, financial stability, previous projects and construction partners.

For companies with strong governance and established delivery records, an independent iCIRT rating provides another way to demonstrate those credentials before buyers even visit a display suite.

According to Equifax, the assessment can also help businesses drive sales and <a href="https://icirt.com/resources-for-business/icirt-rating-helps-scion-secure-high-value-projects">secure high-value projects</a>, as well as identify operational improvements and <a href="https://icirt.com/resources-for-business/mirvac-reinforces-brand-trust-and-quality-independent-icirt-rating">attract top talent</a>.

<h2 data-end="4962" data-section-id="1j54ng5" data-start="4912">Beyond buyers: lenders are paying attention too</h2>

The influence of independent construction ratings is also extending beyond consumers.

According to Stamford Capital's Real Estate Debt Capital Markets Survey, an increasing number of lenders now incorporate iCIRT ratings into their due diligence processes when assessing residential development finance applications.

The survey found lender adoption has continued to rise, with many respondents saying independent assessments provide additional insight into governance, counterparties and delivery capability beyond traditional financial analysis. Some lenders also reported declining funding applications where businesses had poor or no ratings.

As construction costs remain elevated and access to development finance becomes more selective, demonstrating credibility is becoming increasingly valuable.

<h2 data-end="5801" data-section-id="1qazuxs" data-start="5772">What it means for Victoria</h2>

Victoria's apartment market is entering a new phase.

The state is seeking to accelerate higher-density housing while simultaneously introducing reforms aimed at improving confidence in residential construction.

For buyers, that means there are more tools available than ever before to research the businesses behind a project.

For developers, it signals that transparency is becoming another point of differentiation in an increasingly competitive market.

Buyers are asking more questions than ever before and increasingly expecting independent information, not just marketing material, before making one of the biggest financial commitments of their lives.

Find out how to get iCIRT rated <a href="https://www.icirt.com/sites/default/files/2025-08/iCIRT-Infographic-Assessment-Process-Final.pdf">here</a>.

<hr data-end="6469" data-start="6466" />
The information contained in this article is general in nature and does not constitute personal, financial, legal or tax advice. It does not take into account your personal objectives, financial situation or needs. Therefore, you should consider whether the information is appropriate to your circumstances before acting on it and, where appropriate, seek independent professional advice.

This article contains links to third-party websites. These links are provided for convenience only. Equifax Australia does not control and is not responsible for the content, accuracy or privacy practices of external sites.

Copyright © 2026 Equifax Australia Information Services and Solutions Pty Ltd. All rights reserved.

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

Prominent New Zealand apartment and hotel operator, <a href="/developers/safari-group">Safari Group</a>, is offering up a prime investment opportunity for Australians to purchase off the plan in one of the world’s most popular ski destinations.

They recently took to market Mountain Oak Queenstown Apartments, in the growing precinct of Remarkables Park in Frankton, near the airport and at the foot of The Remarkables - the mountain range the locals like to call “The Remarks”.&nbsp;

Sydney investors have shown interest in the one, two and three-bedroom apartments that secure high-season occupancy six months over the year, primarily over summer and winter months.

They average 90 per cent occupancy across their portfolio over January, February, March, August, November and December, while shoulder season months of April, July, September and October are still occupied 70 per cent of the time, with the growing appeal of Queenstown becoming not just a hotspot for the snow, but a lifestyle destination.

Even in the low seasons of May and June, occupancy levels reach around 40 per cent.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" />

Safari’s Safari Hotels arm can also manage the holiday letting for an investor, from the listing on holiday accommodation websites such as Airbnb and Booking.com to the cleaning and maintenance of the investment. They’ve been in the short stay management business for 15 years and offer 24/7 support for investors, an important convenience benefit for any overseas investor

Another major drawcard for Australians is that New Zealand doesn’t have a stamp duty policy - so the entry price of NZ$639,000 (AU$586,000), is all that is payable on completion.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Safari is starting construction of the 141 apartments in Q2 this year, with a two-year build estimated to complete in mid-to-late 2027.<img alt="" data-entity-type="" data-entity-uuid="" height="15" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXczFpFAb7WuA6f4f9TtKWcqXyNwR8qqtakWv352ERkpqNlP3KwIo8YKxw67jZNHfpjEGIZGv5MQTbnvLZwNt8iu9IVdOrswOjCvBZ4zhSoOOLrpt6etVEZTN1gkBho0r_R72zdHNA?key=yq3daOanqHSb88QFd8jGYKdb" title="Click and drag to move" width="15" />​

The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;

Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.

With its strategic location near Coronet Peak and Cardrona Alpine Resort, as well as key retail and dining precincts such as Market Street, Five Mile Shopping Centre, and Remarkables Market, Mountain Oak offers a strong proposition for investors seeking high rental yields and capital appreciation in one of New Zealand’s most sought-after locations.&nbsp;

Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.

Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

<html><body>
Buyers agent Melissa Opie says landlords should not have to offer incentives to rent their property unless they are trying to rent an off-the-plan apartment.
Landlords should be maintaining their property properly to keep it in demand by tenants who are getting increasingly fussy, Opie says.
“Ultimately they need to maintain their assets so they attract a higher quality tenant and that tenant will be prepared to pay a higher rental amount per week. If they don’t maintain they won’t maximise,” Opie says.
She says more and more investors, especially self-managed super fund investors want to buy 'set and forget' properties. Although the vacancy rate in Melbourne remains low purchasers like these are increasing the standard of homes tenants expect.
“As rents have risen, as they will continue to, tenants will go for the better quality property. They need a bit of a wow factor. Everybody has an ego and it doesn’t mean it has to be the Taj Mahal and have gold taps, it just needs to have been maintained so tenants can have a sense of pride.”
She recommends landlords complete regular cosmetic changes in their property to keep up with trends.
Opie also encourages people to build the cost of a gardener into the rent of a property. This means the property is maintained, increasing its value as a possible collateral for future purchases and it’s a cost that investors can claim on tax so they don’t have to charge tenants dollar for dollar.
Opie rebuked suggestions that landlords might offer gimmicks like shopping vouchers to prospective tenants, saying that with a decent property management agency they shouldn’t have to.
One of the few situations where landlords might have to use incentives to attract renters is when they are trying to rent a recently completed off-the-plan apartment.
Investors who bought off-the-plan often settle at the time and there could be as many as 70% of abodes in the same development hitting the rental market at the same time.
“That can be tough,” Opie says.
Options like one week’s free rent may entice renters in newer developments. Other options like a free pay TV subscription may help in certain demographics but it’s not something Opie says should be necessary.
Most of all she says the property needs to be marketed properly.
“You can’t sell a secret so they have be marketed correctly,” Opie says.
“It really needs good photographs and proper floor plans so tenants can visualise where they’re putting all their things.”
Image of Taj Mahal by Christian Haugen, courtesy of Flickr.
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awalsh-7Ub9EypybQ

Gimmicks unnecessary to rent Melbourne properties despite fussier tenants: Melissa Opie

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Rental yields for houses in Australian capital cities range from 3.6% to 6.0%, according to the latest information from RP Data.
<img alt="melbournemay2" src="/images/stories/2013/05/melbournemay2.jpg" width="400" height="155">
The median gross rental yield landlords are securing for houses in Melbourne, according to <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the month ending April 30, 2013.
<img alt="sydneymay2" src="/images/stories/2013/05/sydneymay2.jpg" width="400" height="183">
The median gross rental yield landlords are securing for houses in Sydney, according to <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the month ending April 30, 2013.
<img style="font-size: 14px;" alt="sydneymay2" src="/images/stories/2013/05/sydneymay2.jpg" width="400" height="183">
The median gross rental yield landlords are securing for houses in Adelaide, according to <a style="font-size: 14px;" href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the month ending April 30, 2013.
<img alt="perthmay2" src="/images/stories/2013/05/perthmay2.jpg" width="400" height="153">
The median gross rental yield landlords are securing for houses in Perth, according to <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the month ending April 30, 2013.
<img alt="canberramay2" src="/images/stories/2013/05/canberramay2.jpg" width="400" height="149">
The median gross rental yield landlords are securing for houses in Canberra, according to <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the month ending April 30, 2013.
<img alt="brisbanemay2" src="/images/stories/2013/05/brisbanemay2.jpg" width="400" height="159">
The median gross rental yield landlords are securing for houses in Brisbane, according to <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the month ending April 30, 2013.
<img alt="hobartmay2" src="/images/stories/2013/05/hobartmay2.jpg" width="400" height="155">
The median gross rental yield landlords are securing for houses in Hobart, according to <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the month ending April 30, 2013.
<img alt="darwinmay2" src="/images/stories/2013/05/darwinmay2.jpg" width="400" height="138">
The median gross rental yield landlords are securing for houses in Darwin, according to <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data.</a> The median gross rental yield across Australia's eight capital cities was 4.2% for the month ending April 30, 2013.
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po-LsXgBTHBmX

What house rental yields investors can expect: RP Data capital city guide

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An unremarkable double-fronted brick veneer villa at Blackburn North was the one occupied for 18 months between 1967 and 1969 by a couple calling themselves Terry and Charmain Cook.
They were subsequently revealed as the notorious 1963 British train robber Ronald "Ronnie" Biggs and his wife, Charmain.
The $24 a week rented house (pictured below) was raided at 8pm on October 18, 1969 by police - the day after Biggs had fled following a news report that Biggs was working as a carpenter on the Tullamarine airport construction under the name of Furminger.
The house is not for sale and indeed hasn't been sold since 1994. It previously sold in 1984.  <a href="/news/great-train-robber-ronald-biggs-former-blackburn-north-melbourne-hideout-sold">But it did sell in 2014 fetching $805,000 at March auction</a>.
It was briefly advertised for sale through the Noel Jones agency in early 2011 as a "three bedroom family home with vitality plus immediate appeal commencing with the eye catching front garden setting. The separate dining room and kitchen-meals overlook the generous rear garden - without doubt a delightful play area for children to enjoy - on its attractive allotment measuring 585 square metres in a neighbourhood that always holds its popularity and value."
No mention was made of its status amid the annals of Australian crime folklore.
Over recent weeks its been top of mind among those who can recall the amazing 1969 events, as Title Tattle does. It follows the current Channel 7 mini-series, Mrs Biggs. Ronald Biggs's former wife, Charmain Brent, as she became known, assisted in the script of the British ITV production from her long-time Melbourne eastern suburbs home which she secured in the early 1970s.
<img src="/images/stories/2013/05/hibiscusmay3one.jpg" alt="hibiscusmay3one" width="470" height="308">
The Hibiscus Road house has been written about in the James Cockington books, Mondo Weirdo and History Happened Here.
In 1960 Ronnie Biggs married Charmian. The Great Train Robbery of August 8, 1963 secured some £2.6 million from a mail train. After being convicted and jailed, he escaped from HM Prison Wandsworth in July 1965 by scaling the wall with a rope ladder. He fled to Paris, where he acquired new identity papers and underwent plastic surgery. 
<img src="/images/stories/2013/05/biggsmay3one.jpg" alt="biggsmay3one" width="470" height="339">
 
Ronnie Biggs flew to Sydney, Australia on a BOAC flight under the name of a Terence Furminger on New Year's Day 1966. Charmain didn't come until June 1967, spending her first night in Darwin. The self-confessed green poms, with no idea, set out and drove from Darwin down to Tennant Creek, and then across through Cloncurry and Julia Creek. They settled in the Adelaide seaside suburb, Glenelg North.
In 1967 shortly after their third child was born, Biggs received an anonymous letter from Britain telling him that Interpol suspected that he was in Adelaide and that he should move. The South Australian 5KA radio announcer Maxwell Phillips had reportedly identified Biggs as Terry King, a boarding house proprietor from late 1966 to early 1967.
With jobs including working in set construction at Channel 9 Melbourne, Biggs and the family resided at Blackburn North, in Melbourne, Australia. The house, built by Monmia Developments within a Hooker Corporation land-subdivision estate, had been sold in 1964 and then rented out by its purchaser, a Richmond small goods distributor.
After his departure from Hibiscus Road, Biggs stayed at the $15 a night Alexander motel in Essendon for the first night. He then stayed at a cottage in Kalorama in the Dandenong Ranges which was raided in the week after his escape from the Victorian police. He'd fled it in the nick of time, just hours before the police raid, possibly because the local fire brigade had been testing its siren earlier that day which reportedly spooked Biggs.
After fleeing to Brazil via Panama in 1970, his wife and sons stayed behind in Australia. There was then the sad 1971 loss of their 10-year-old son Nicholas, who was killed in a car crash after the Biggs had departed Australia aboard the liner Oronsay in February 1970.
Ronald Biggs spent the next three decades of his life a fugitive in Rio De Janeiro, and became something of a media celebrity. In 2001 he voluntarily returned to the United Kingdom and spent several years in prison, where his health declined. In 2009 Biggs was released from prison. Charmain was reportedly the first person Biggs phoned after being released from jail.
Charmian flew to Britain from Australia in early 2012, just before filming began when she visited Ronnie who was ill, as although the couple had divorced in 1976 they remained on good terms.
Charmian appears in the background of one of the five episode mini-series scenes - in the public gallery of the Australian court when the lawyer is arguing for her to be released.
It's possibly her first appearance since her 2001 ABC Australian Story when she advised her wealth didn't stem from the robbery proceeds.
"I was paid $65,000 for the story but the tax man took $40,000 of it. <a href="https://law.ato.gov.au/atolaw/view.htm?locid='JUD/71ATC4195'" target="_blank">It's a case that's in all the law books now</a>. So I was left with enough money to buy this house which was $19,000 at the time," <a href="https://www.abc.net.au/austory/transcripts/s316009.htm" target="_blank">she said</a>.
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jchancellor-FAypfDUnLy

Flashback to the Blackburn North, Melbourne home of the great train robber Ronald Biggs and wife Charmain

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Victorian property owners falsely claiming to live in their holiday homes to avoid land tax bills could get caught by a state government audit.
About 27,000 home owners are expected to be contacted over a three-year period, the Treasurer Michael O'Brien told The Saturday Age ahead of Tuesday's state budget formal annoucement.
O'Brien wants a crackdown against tax dodging, with a new unit team within the State Revenue Office cross-checking information against rental tenancies and Tax Office figures.
The state collects about $1.6 billion a year in land tax.
The crackdown follows O'Brien's concerns that growing numbers of landlords are falsely claiming to live in investment properties and beach houses to avoid land tax.
The new squad, costing $10 million, is expected to net an extra $90 million over four years.
Mr O'Brien said it would improve revenues and equity. ''Every $1 of tax that is evaded is $1 more of tax that people who are doing the right thing have to pay,'' he told Fairfax Media.
<div title="Page 6">
<div>
<div>
Holiday home numbers can be roughly deduced at census time as coastal towns have significantly higher vacancy rates than the Victorian average which sits at around 12%.
In the 2011 census 11 of Australia's 20 highest vacancy rates were located in Victoria. High vacancy rates were recorded in Portsea-Sorrento-Blairgowrie at 76% and Lorne-Anglesea was at 68%.
In the 2006 census the average vacancy rate for Victorian coastal towns was 42%, with 24 towns having vacancy rates above 50%.
High vacancy rates in 2006 were in Smiths Beach and Venus Bay with rates around 82%, followed by Lorne at around 72%.
 
</div>
</div>
</div>
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Land tax evasion audit of Victorian holiday home owners expected to secure $90 million

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Australian listed property trust sector returns to investors in April were the best monthly returns in over three-and-a-half years  and the sixth strongest monthly result since 1992, according to analysis by Goldman Sachs.
<img alt="areit_returns2" height="312" width="470" src="/images/stories/april23tivoli/areit_returns2.jpg">
The Woolworths proprety spin-off Shopping Centres Australasia (SCP) was the only REIT to post a negative return, "although with the highest yield of any REIT and the longest unexpired lease term by a large margin providing high earnings certainty" said Goldman Sachs analysts Simon Wheatley and Andrew MacFarlane.
The analysts said based on this, SCP represented an opportunity for investors.
The best performers were Federation Centres, Dexus, GPT and Charter Hal, which all recorded double digit price gains.
<img alt="areit_returns" height="316" width="470" src="/images/stories/april23tivoli/areit_returns.jpg">
"Interestingly there is no core theme amongst these four REITs.
"One is diversified, one shopping centre focused, one office focused and one funds management focused.
"Despite there being a yield demand theme during the month, these four REITs also were not the best yielders – they currently have prospective average yields of 5.0%, marginally below the sector average," says the report.
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lschlesinger-FZcF9M3vE6

A-REIT returns in April rise to sixth best in 21 years: Goldman Sachs

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The celebrity trainer Michelle Bridges from Channel Ten's The Biggest Loser and her business manager, and recently estranged husband, Bill Moore, have snapped up a Potts Point apartment on the cheap.
The three-bedroom, two bathroom Pomeroy apartment sold through the slimming Richardson &amp; Wrench Elizabeth Bay agent Jason Boon and his conjunctional agent Geoff Cox for $2.9 million recently.
It had previously sold at $3.2 million in early 2010 when the investment was offloaded by the interior designers Marco Meneguzzi and Michael Love.
The society designers had bought it off the plan for $2.4 million in 2004 from Garry Rothwell's Winten Group.
The street side apartment overlooking leafy views towards the CBD skyline as well as the boat-filled Rushcutters Bay from its two terraces was bought just before its scheduled February auction.
It was just before reports of their nine year marriage coming to an end.  Bridges and Moore secured it without any registered finance.
After her meteoric rise from fitness instructing at her nearby Nelson Bay High to becoming Australia's most respected fitness identity, their commercial empire involves Bridges' television show appearances along with her top selling books, including  Losing the Last 5 Kilos and the Crunch Time Cookbook.
The couple bought in Rozelle for $810,000 in 2006.
The apartment was marketed as New York inspired for contemporary low maintenance high quality living and entertaining.
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The Biggest Loser's Michelle Bridges wins big as Potts Point prestige prices shed kilograms

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Vendors should not follow the herd and wait until spring to sell their homes, according to a survey of 25 real estate professionals who will be speaking at a series of property conference organised by Ideas Exchange, which begin in Melbourne today. 
Only 10% of respondents said they would recommend that vendors wait until the spring season with 90% recommending that vendors “Sell it whenever is convenient for you.” 
And respondents did not believe that vendors earned more if a property was sold during the busiest time of the year with 90% of respondents saying they believed you earned “about the same". 
A smaller, but overwhelming majority - 70% of respondents - believe that houses sold as fast at spring as during other times of the year, with only 10% saying they sold faster during spring.
Leanne Howard, managing director of the Real Estate Project, which owns Ideas Exchange, said the results show that every month can be an “equally good” time to sell. 
“This is valuable information for any agent meeting with a vendor this winter, and for any vendor meeting with an agent,” she says.
BradfieldCleary director and auctioneer Bob Guth agrees with these sentiments, blogging that for many years “we have achieved excellent results during winter months”
He quotes an article written by Carolyn Boyd from Talking Property, who says that arrival of cold weather in southern Australia does not mean people stop looking to buy. 
Alex Schiavo, director of Kay &amp; Burton South Yarra and Albert Park in Melbourne, is another estate agent who believes winter is a great time to sell based on the dynamics of supply and demand. 
“In winter there is always a lot less property available and we are still getting great results," he says. 
Cameron Deal from Infolio Property Advisors <a href="https://www.propertyobserver.com.au/https://www.propertyobserver.com.au/news/why-selling-property-in-winter-and-buying-in-spring-makes-sense/2012080155808" target="_blank">told Melbourne Property TV last autumn</a> that a lot of property transacted through winter. 
“It’s sometimes better for a vendor to sell in winter because there’s less competition amongst other properties,” he says. 
A similar sentiment is echoed by Fletchers director Tim Fletcher, who says  if you decide to sell your most important asset over the winter period you’ll join a small number of people who are selling because most people either do it over autumn or spring.”
“So I think it’s a smart move to think about selling when there are fewer properties on the market.”
Information on the Ideas Exchange series of conferences in Melbourne, Brisbane and Sydney can be <a href="https://therealestateproject.com.au/ideas-exchange-2013/" target="_blank">found here.</a>
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Winter may be a better time than spring to sell your property: survey

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Private developers are being asked to submit proposals for ways to develop the Jolimont rail yards site known as Federation Square East on the north bank of the Yarra, where proposals date back to the 1970s.
The site is bounded by Federation Square to the west, Flinders Street to the north, Batman Avenue to the east and Birrarung Marr to the south and would require the building of a roof over the railway lines that currently take up the majority (2.3 hectares) of the 3.3 hectare site.
<img src="/images/stories/2013/05/fedsquaremay3four.jpg" width="470" height="350" alt="fedsquaremay3four">
The remaining hectare is currently used for car parking and associated uses.
“The Coalition Government is looking to harness the innovation and creativity of the private sector for proposals to develop this important site,” announced Victorian minister for major projects David Hodgett.
The state government is seeking a proposal for a “viable landmark development” that could result in a similar public-private partnership (PPP) structure that is facilitating the $2.5 billion redevelopment of the Darling Harbour convention centre with Lend Lease leading the project.
<img src="/images/stories/2013/05/fedsquaremay3three.jpg" width="470" height="247" alt="fedsquaremay3three">
The Victorian government is undertaking a world-wide search for proposals to transform what it calls a “black hole in the city landscape to a mixed-use precinct with a focus on civic functionality and improved connections with its surrounding areas”.
Hodgett acknowledges concerns expressed in the media that the project may prove too costly to ever complete.
A budget of $680 million has been suggested with $450 million coming from the state government.
“The Coalition Government acknowledges that there are challenges to developing this site in terms of cost and construction. We believe that industry is best placed to come up with innovative, value for money solutions.
“The aim is to find out what is possible and how much interest there is in developing the site. We do not have a predetermined outcome in mind.
“The responses provided will determine if there is sufficient appetite from the market and whether any project is viable enough to proceed further,” Hodgett says.
Both sides of state politics have failed to come up with a viable development proposal.
In 1979 Victorian Liberal premier Rupert Hamer announced a $100,000 competition to roof the Jolimont rail yards and bring international attention to the city. The competition committee, chaired by Ron Walker, chose 48 finalists from around 2,300 entries.
The winning designs went on public display in January 1980.
No single winner was chosen, the committee recommending a composite scheme featuring a large tower in a garden setting.
According to a 2001 document prepared by Melbourne historian Andrew Brown-May “critics lampooned the competition as an ill-conceived waste of time and resources, and each of the 48 finalists received a little over $2000 prize money.
“Judging panel member Professor Patrick McCaughey was appalled by the low standard of entries, describing the winners as demonstrations of 'a megalomania that makes the pyramids look like pimples'.”
Submissions included hanging gardens, an underwater gallery, a free-standing escalator, a series of 12 transparent arches, a solar-powered earth beam, a Freedom Bird Park, and a Time Tower.
In 2010, John Brumby’s Labor government came up with a $680 million proposal prepared by architectural firm LAB (designers of the Federation Square fractal building) including a plazas, parklands, schools and hotels built on a platform above the train lines.
The proposal (pictured below) was based on Chicago's Millennium Park on Lake Michigan.
<img src="/images/stories/2013/05/fedsquarelabarchmay3one.jpg" width="470" height="443" alt="fedsquarelabarchmay3one">
This proposal was lambasted by former premier Ted Bailleu, who, while in opposition, called it nothing more than a “tiara on top of the car park”.
Submission for the development close on July 18 with submissions to be made to <a target="_blank" href="https://www.mpv.vic.gov.au">Major Projects Victoria</a> 
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Victorian government turns to private developers to fill Federation Square East “black hole”

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Home values are typically looked at in unadjusted or nominal terms, however, adjusting for the effects of inflation can provide a useful insight into how the housing market has performed and why home value growth has picked up since the middle of 2012.
While often measured in unadjusted or nominal terms, it’s important to note that home value growth highlights the true change in values however, having an understanding of ‘real’ movement in home values.
This is done by adjusting value changes for the effects of inflation.
Analysing home value changes in real terms allows greater insight into how the housing market has performed relative to the level of inflation in the economy.
The RP Data-Rismark Home Value Index results showed that home values across the combined capital cities rose by 2.8% over the first quarter of 2013 while CPI was measured at just 0.4% which in real terms means that home values increased by a slightly lower 2.4% over the quarter.
As Mr Kusher points out, home value growth was significantly lower over the period of March 1996 to March 2013 when inflation is taken into consideration.
<img alt="kushermay3one" height="246" width="470" src="/images/stories/2013/05/kushermay3one.jpg">
He found that combined capital city home values increased by 241% over the period in nominal terms, but in real terms they have increased by a significantly lower 121%.
Although nominal values have risen over recent years, in real terms, capital city home values are currently at a similar level to what they were in September 2007.
Quarterly capital city house values were -3.3% lower than their September 2010 quarter peak over the first quarter of 2013.
Unit values across the combined capital cities also peaked over the September 2010 quarter and at the end of the first quarter of 2013 they were -0.9% lower.
If the results are adjusted for inflation, each peak was also recorded in September 2010 however, house values are currently -8.9% below their peak and unit values are -6.6% lower.
In nominal terms, all cities and product types have recorded an increase in values since their respective lows, highlighting the pick-up in home value growth since the second quarter of 2012.
When adjusted for inflation the results are quite dramaticallydifferent in some instances.
Sydney, Brisbane, Perth and Hobart had the most notable differences.
<img alt="kushermay3two" height="225" width="470" src="/images/stories/2013/05/kushermay3two.jpg">
When adjusted for inflation, the Sydney market peaked in the first quarter of 2004 and house values remain -8.7% lower than their peak and unit values are -3.4% lower.
 
<hr class="system-pagebreak">
In Brisbane, house values peaked in the first quarter of 2008 and are -16.7% below their peak, and unit values peaked in the final quarter of 2009 and are -12.8% lower.
House values in Perth peaked in the third quarter of 2007 and are currently -11.8% lower while unit values peaked in the final quarter of 2009 and are -10.5% lower.
Finally, Hobart house values are currently -17.0% lower than their fourth quarter of the 2007 peak while unit values are -13.8% lower than their second quarter of 2009 peak.
According to Mr Kusher, over recent years, rising costs across the economy have outstripped the increase in home values.
As a result, the relative affordability of home values has shown some subtle improvement over this time.
<img alt="kushermay3three" height="217" width="470" src="/images/stories/2013/05/kushermay3three.jpg">
This would also seem to indicate why there has been an increase in home values over recent months given that in inflation-adjusted terms values are at asimilar level to what they were at the end of the September 2007 quarter.
The fact that ‘real’ home values have remained below their peak for a much longer period of time in Sydney and Perth is a reflection of why these two housing markets have recorded some of the strongest rebounds in home values of all capital cities over recent times.
Looking forward, RP Data analysts have already seen that the rate of home value growth has slowed throughout April.
It’s important to keep in mind that value growth is typically strongest over the first quarter of the year.
Given this, we would expect that increases in home values will continue to track fairly closely to inflation, or perhaps slightly higher based on the low mortgage rates, over the coming year.
Cameron Kusher is senior research analyst at <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data</a>.
 
 
 
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ckusher-ujnxiKuFQs

Analysing home value changes in real terms allows greater insight into housing market performance: Cameron Kusher

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The value of investment loans written in February surged to their highest level since the GFC, according to RateCity.com.au analysis of ABS housing finance data.
Investors borrowed $7.9 billion for property investment purchases in February 2013.
This is the highest value of investment loans written in one month since January 2008.
The previous highest value of investment loans written in one month was in June 2007, with over $9.1 billion, according to <a href="https://www.ratecity.com.au/" target="_blank">RateCity</a>.
According to RateCity spokesperson Michelle Hutchison, while the residential home loan market is a much bigger pool of money compared to investment loans – $13.9 billion compared to $7.9 billion – the growth rate in the former is a lot higher.
“In fact, the total value of investment loans grew three-times faster than residential loans (15.4% or $1.05 billion compared to 5.3% or $699 million),” she says.
Analysis of the RateCity.com.au database of home loan providers prepared for Property Observer shows that investors can source loans suitable for property investors starting from as low as 4.99%.
These are the cheapest advertised fixed and variable loans suitable for investment purposes currently on RateCity.com.au (May 3, 2013): 
RateCity’s top variable investment loans
<table style="width: 470px;" border="0" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="143">
Company 
</td>
<td width="217">
Product 
</td>
<td width="151">
Rate
</td>
</tr>
<tr>
<td width="143">
loans.com.au
</td>
<td width="217">
Investment Blackboard Special (Purchase Only)
</td>
<td width="151">
4.99%
</td>
</tr>
<tr>
<td width="143">
State Custodians
</td>
<td width="217">
Investment Peak Performance Offset
</td>
<td width="151">
4.99%
</td>
</tr>
<tr>
<td width="143">
UBank
</td>
<td width="217">
Investment UHomeLoan (for refinancing)
</td>
<td width="151">
5.12%
</td>
</tr>
<tr>
<td width="143">
eMoney
</td>
<td width="217">
Investment Pro Pack 75
</td>
<td width="151">
5.20%
</td>
</tr>
<tr>
<td width="143">
iMortgage
</td>
<td width="217">
Investment Fusion ProPack Variable 75
</td>
<td width="151">
5.24%
</td>
</tr>
<tr>
<td width="143">
Pacific Mortgage Group
</td>
<td width="217">
Investment Variable
</td>
<td width="151">
5.27%
</td>
</tr>
<tr>
<td width="143">
Macquarie Bank
</td>
<td width="217">
Premium Investment Premium Variable 1000k+
</td>
<td width="151">
5.34%
</td>
</tr>
<tr>
<td width="143">
Rate Busters
</td>
<td width="217">
Investment Ultimate
</td>
<td width="151">
5.34%
</td>
</tr>
<tr>
<td width="143">
Newcastle Permanent
</td>
<td width="217">
Premium Plus Package Investment Premium Variable 250-499k
</td>
<td width="151">
5.37%
</td>
</tr>
<tr>
<td width="143">
HSBC
</td>
<td width="217">
Premier Investment Variable 1500k+
</td>
<td width="151">
5.40%
</td>
</tr>
</tbody></table>
RateCity’s top three-year fixed investment loans
<table border="0" cellspacing="0" cellpadding="0" style="width: 470px;"><tbody>
<tr>
<td width="143">
Company
</td>
<td width="217">
Product
</td>
<td width="151">
Rate
</td>
</tr>
<tr>
<td width="143">
ME Bank
</td>
<td width="217">
Investment SuperMember Fixed 3 years
</td>
<td width="151">
4.99%
</td>
</tr>
<tr>
<td width="143">
AMP Bank
</td>
<td width="217">
Affinity Package Investment Fixed 3 years 100k+
</td>
<td width="151">
5.04%
</td>
</tr>
<tr>
<td width="143">
A M O Group
</td>
<td width="217">
Investment Fixed 3 years
</td>
<td width="151">
5.09%
</td>
</tr>
<tr>
<td width="143">
iMortgage
</td>
<td width="217">
Investment Fusion Fixed 75 3 years
</td>
<td width="151">
5.09%
</td>
</tr>
<tr>
<td width="143">
ING DIRECT
</td>
<td width="217">
Investment Fixed 3 years
</td>
<td width="151">
5.09%
</td>
</tr>
<tr>
<td width="143">
CUA
</td>
<td width="217">
Investment Fixed 3 years
</td>
<td width="151">
5.10%
</td>
</tr>
<tr>
<td width="143">
RESI Mortgage Corp
</td>
<td width="217">
Investment FlexiFix Plus 75 3 years
</td>
<td width="151">
5.12%
</td>
</tr>
<tr>
<td width="143">
UBank
</td>
<td width="217">
Investment UHomeLoan Fixed (for refinancing) 3 years
</td>
<td width="151">
5.13%
</td>
</tr>
</tbody></table>
Source: RateCity.com.au, based on lowest advertised rates, available to the general public, conditions and fees apply.
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