Apartment buyers in New South Wales are set to gain a decade of insurance-backed protection against major building defects, after the NSW Parliament passed the Fair Trading and Building Legislation Amendment Bill 2026.&nbsp;

The Bill establishes decennial defect insurance, known in the market as Latent Defects Insurance (LDI), as an alternative to the existing two-year strata building bond. It cleared the Legislative Council with amendments on Tuesday evening (August 4, 2026), with the Legislative Assembly agreeing to those amendments shortly after.

Under the reform, eligible developers can satisfy their statutory bond obligation by taking out an approved decennial-style policy that gives owners 10 years of cover for major structural defects from completion, claimable directly, without first having to pursue developers or builders through costly legal action.&nbsp;

The change forms the final tranche of amendments arising from the 2021 statutory review of the Strata Schemes Management Act 2015 and related legislation.

Resilience Insurance, which originated the cover in Australia and has delivered it in NSW since 2022, welcomed the passage and credited the NSW Government for delivering it.

“This is protection apartment buyers have needed for a long time, and the credit for delivering it belongs to the NSW Government,”&nbsp;said Corey Nugent, CEO of Resilience Insurance.

“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into. Reform like this is what good, evidence-based regulation looks like.”

Resilience has delivered LDI in NSW since 2022, protecting thousands of apartments, giving the State, and now the country, real-world evidence of how decade-long, no-fault protection works in practice.

The reform also places NSW within a wider national shift.

NSW is the third jurisdiction to put decennial cover into law. The ACT legislated for it in 2024, with the scheme taking effect in late 2025, and Victoria passed its own framework on 17 June. Between them, the three cover the majority of Australia's apartment market.

The reform commences once the legislation is proclaimed, which is expected in the coming weeks. From that point, developers of Class 2 residential apartment buildings can meet their statutory obligation with an approved decennial policy in place of the bond.

Buyers who purchased into projects that took out the cover early are among the first in the country to take keys to apartments carrying decade-long structural protection.

“With the legislation passed, the focus now turns to making it work for buyers,”&nbsp;Nugent said.

“There are already thousands of apartments in NSW covered by this insurance, bought by developers who moved early. The question every buyer should be asking in a display suite is a simple one: does this building come with 10-year defect cover, and who stands behind it?&nbsp;

“We look forward to working with the Government and the Building Commission in coming weeks as the framework moves to implementation, and to sharing what we have learned over the past four years so the protection reaches owners as smoothly and quickly as possible.”

Other states are working through their own reform programs. Western Australia has indicated that decennial cover is within consideration a later stage of its reform sequence, and Queensland has been examining the settings as it looks at the development pipeline ahead of the 2032 Olympics.

Resilience Insurance acknowledges the NSW Government’s continued focus on strengthening consumer protection while supporting housing delivery across the State.

Fast Facts: What the reform means

<ul style="color:#222222; font-family:Arial, Helvetica, sans-serif; font-size:small; font-style:normal; font-variant-ligatures:normal; font-weight:400; text-align:start; white-space:normal; background-color:#ffffff; text-decoration-thickness:initial; text-decoration-style:initial; text-decoration-color:initial">
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Proven at scale:&nbsp;Decennial cover has operated in NSW since 2022, protecting thousand of apartments.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">10 years of cover:&nbsp;Protection for major structural defects runs for a decade from completion, claimable directly and with no legal action required.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">An alternative to the bond:&nbsp;Eligible developers can meet their statutory obligation with an approved decennial-style policy in place of the 2% strata building bond.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Part of a national shift:&nbsp;The ACT has had decennial provisions in force since 2025 and Victoria passed its framework in June. NSW now joins them.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">No-fault, first resort:&nbsp;Owners corporations claim directly from the insurer without first having to establish who is liable for the defect.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Cost-competitive:&nbsp;At approximately 1.8% of build cost, LDI is typically priced below the 2% bond while offering broader, longer protection.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Market position:&nbsp;Resilience originated LDI in Australia and has delivered it in NSW since 2022.</li>
</ul>

Fast Facts: What is Resilience LDI?

<ul style="color:#222222; font-family:Arial, Helvetica, sans-serif; font-size:small; font-style:normal; font-variant-ligatures:normal; font-weight:400; text-align:start; white-space:normal; background-color:#ffffff; text-decoration-thickness:initial; text-decoration-style:initial; text-decoration-color:initial">
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Resilience Latent Defects Insurance (LDI):&nbsp;Covers major structural defects for 10 years from completion.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Consumer-first:&nbsp;Direct claim access, no need for lengthy legal action.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Cost advantage:&nbsp;At approximately 1.8% of build cost, LDI is typically priced below the traditional 2% Strata Bond while offering broader protection.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Market leader:&nbsp;&nbsp;Resilience Insurance originated LDI in Australia and is the national market leader.</li>
</ul>

Joel Robinson

NSW parliament passes 10-year defect insurance laws for new apartment buyers

Builder-developer <a href="https://www.apartments.com.au/developers/mcnab-developments">McNab</a> has wasted little time reshaping one of South Brisbane's most significant undeveloped apartment sites after acquiring the property earlier this year.&nbsp;

McNab has lodged plans to scrap an existing approval for two 30-storey towers and instead deliver a single 28-storey residential building, preserving part of the site for a future development opportunity.

The proposal, lodged over <a href="https://www.apartments.com.au/new-apartments/64-peel-street-south-brisbane-qld-4101">64 Peel Street and 9 Cordelia Street</a>, is for a residential-led mixed-use development comprising 124 apartments above a landscaped podium, alongside a boundary realignment that preserves part of the land for a future residential project.

<img alt="First look: McNab resets decade-old South Brisbane approval with 124-apartment tower" data-entity-type="file" data-entity-uuid="743bf564-3f8f-45fc-b8d3-bbf18f5b628f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/mcnab%20Peel%20st%20podium.png?VersionId=EhCxGrVn_VFH3qTbKnI4WppGwaMnOn0t" />

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a>, the development will deliver 119 two-bedroom and five three-bedroom apartments across 23 residential levels. A five-level podium will accommodate 135 car spaces, while the ground floor will include a 66 sqm commercial tenancy, an activated residential lobby with work-from-home spaces, and a publicly accessible landscaped plaza linking Cordelia and Peel streets.&nbsp;

Communal amenities will span Level 6 and the rooftop, including indoor and outdoor recreation spaces, a swimming pool, barbecue facilities, kitchen and dining areas, lawn space, sauna, steam room and yoga facilities.

The application also proposes a boundary realignment to create a standalone 1,290 sqm development lot while retaining an adjacent parcel for future redevelopment, allowing the balance of the site to contribute additional housing over time.

Hayball said the architecture has been shaped by the site's elevated corner position at the intersection of Peel and Cordelia streets and Brisbane's subtropical climate.

The design incorporates generous landscaped setbacks, a masonry podium wrapped with planting, large north-facing balconies, and a slender tower profile intended to maximise natural light, cross ventilation and long-range views. The rooftop has been conceived as a wellness-focused retreat overlooking Brisbane, with amenities positioned to capture views towards Mount Coot-tha and the CBD.

<img alt="First look: McNab resets decade-old South Brisbane approval with 124-apartment tower" data-entity-type="file" data-entity-uuid="c5f99e84-6ad8-4a87-82d1-869685b754d2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/mcnab%20tower%20perspective.png?VersionId=Gw0IuJaSAlk.tvGBxInhZOcQAdIB..2b" />

The planning submission positions the proposal as a response to both changing market conditions and Brisbane's Kurilpa Sustainable Growth Precinct planning reforms.

McNab acquired the site after the previous approval was granted, with the existing scheme no longer reflecting current residential market demands, economic conditions, construction challenges, construction efficiencies or the quality of development outcome now being pursued, the planning report noted.

McNab continues to expand its residential development pipeline across Brisbane and the Gold Coast. The developer recently launched The Tannery in West End, securing more than 60 per cent of apartments before the project's public release. It is also delivering Elements Budds Beach in Surfers Paradise and Lucia Highgate Hill, an eight-apartment boutique development overlooking the Brisbane River.

McNab resets decade-old South Brisbane approval with 124-apartment tower

A steeply sloping Bellevue Hill site is set to accommodate a new mid-rise apartment development, with plans lodged for 20 homes that respond to the site's dramatic topography.

The proposal for the consolidated land at <a href="https://www.apartments.com.au/new-apartments/138a-140-bellevue-road-bellevue-hill-nsw-2023">138A-140 Bellevue Road</a> has been designed by Sydney architecture practice Common Office, which has used the site’s substantial fall to distribute the building’s scale and unlock 20 apartments without presenting the full height to the street.&nbsp;

“The unique design strategy leverages the site’s substantial topographical fall to facilitate increased density, presenting a seven-storey profile to Bellevue Road while rising to 10 storeys at the rear,” Common Office said in its architectural design report.

The apartment mix spans one, two, three- and four-bedroom residences. Four two-bedroom apartments are designated as affordable housing, while the plans also include two adaptable dwellings. The mix is majority three-beds, with the typical three-bed apartment offering around 144 sqm internally, with balconies of around 15 sqm.

The affordable housing component represents 15 per cent of the residential floor area and allows the project to access additional height and floor space under the NSW Government’s in-fill affordable housing provisions. The site also falls within the inner area of the Low and Mid-Rise Housing Policy because it is within 400 metres walking distance of Double Bay Town Centre.

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="b1230d0f-3bfa-4a11-abaf-0928c66ef345" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20da.png?VersionId=dZeMK3P.OutGjN8ycjsxm8uNsj_QFWQv" />

Common Office has arranged the building around a masonry podium and a lighter upper volume, drawing on two recurring elements of Bellevue Hill’s established architecture: sandstone bases and the vertical proportions of local Inter-war Art Deco apartment buildings.

“The proposal is governed by a holistic design language that reconciles the solid horizontal masonry of the neighbourhood’s podiums with the elegant verticality of its Art Deco heritage,” the architect said.

“The building maintains a consistent rhythmic logic utilising deep recesses and a sophisticated material transition to break down the 10-storey scale into a series of articulated, human-scale volumes.”

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="0147f503-1af1-4d51-97fb-c2f1cba63a9d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20bldg.png?VersionId=GoW7q3NlK67OpnePXhk7zvklrlKb72Qc" />

Large-format sandstone tiles will define the lower levels, establishing a robust base that negotiates the change in elevation from Bellevue Road. Above, red-tinted precast concrete frames, recessed balconies, anodised aluminium screens and expanded metal details will create a more vertically expressed façade. Integrated planter beds will introduce greenery across balcony edges and recessed sections of the building.

The elongated northern façade has been divided into three recessed vertical masses to reduce its perceived length. Triangular window elements and metal privacy screens reference the geometry of nearby Art Deco buildings while controlling overlooking toward surrounding homes. The southern elevation will incorporate further privacy screening, landscaped edges and deep balconies to maintain light and ventilation.

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="e8679cf1-18bc-4447-8a0f-0052b94ab83c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20da%20rooftop.png?VersionId=5SQqQqRFf76rvE2p1TbxJSweMN70AIbc" />

Private and communal landscaping is distributed throughout the development. A landscaped garden apartment is positioned within the lower portion of the site, while a communal terrace on Level 5 will include a central timber deck, barbecue facilities, resident planting plots and areas for outdoor dining and informal gatherings.

Common Office described the terrace as an elevated sanctuary designed to capture district views and sunlight. Its planting strategy incorporates endemic species associated with the Eastern Suburbs Banksia Scrub, extending the landscape vertically through the building and providing habitat for local flora and fauna.

A second communal outdoor area is proposed at roof level, with built-in seating, paved gathering areas and perimeter planting.

Bellevue Hill is enjoying renewed momentum in the new apartment market, with several boutique developments recently launched and currently under construction. Positive Investment Enterprise is delivering the 16-apartment Kew Palm House on Birriga Road, while Chanine Developments is also under construction at Florian, a 36-apartment project on Banksia Road.

&nbsp;

Bellevue Hill is enjoying renewed momentum in the new apartment market, with several boutique developments recently launched and currently under construction.

First Look: Apartment development pitched for Bellevue Hill, Double Bay fringe

South Brisbane's apartment pipeline continues to build momentum, with <a href="https://www.apartments.com.au/developers/trk-property-group">TRK Property Group</a> lodging plans for a 161-apartment tower on Montague Road as developers accelerate investment across the Kurilpa Sustainable Growth Precinct.

The proposal for 176–186 Montague Road would replace an existing office building with a 20-storey residential tower designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, adding to a growing pipeline of high-density projects reshaping one of Brisbane's fastest-evolving inner-city precincts.

The project has been conceived as a "living building", featuring a flowing tower form, extensive vertical landscaping, and generous communal spaces that respond to the evolving Kurilpa Sustainable Growth Precinct.

TRK Property Group Development Director Matt Kan said the project reflected the confidence developers have in South Brisbane's long-term future.

"South Brisbane is entering an incredibly exciting period, and we see Montague Road sitting right at the heart of that evolution," Kan said.

"With the former Visy site directly opposite us and significant investment planned throughout the broader Kurilpa precinct, there is a real sense of momentum around this part of the city and what it will become over the coming years.

"For TRK, this is an opportunity to be part of that next chapter and deliver a project that responds to where the precinct is heading, while contributing to the continued evolution of Brisbane's river edge."

<img alt="First look: TRK Property joins South Brisbane apartment surge with Montague Road tower plans" data-entity-type="file" data-entity-uuid="590fe1ad-f892-4446-a679-80e33a16d029" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/TRK%20tower%20facade.png?VersionId=uOJStrcKpyHFcPE1w6_9SMAFzVMCcZll" />

The scheme includes a mix of one, two, three and four-bedroom apartments, incorporating multi-purpose rooms in selected residences to provide additional flexibility for home offices or expanded living areas. The proposed mix comprises 15 one-bedroom, 13 one-bedroom plus MPR, 73 two-bedroom, 26 two-bedroom plus MPR, 30 three-bedroom, and four four-bedroom apartments.

Rather than adopting a conventional rectilinear tower, COX Architecture has developed a sculpted form inspired by the movement of the Brisbane River.

"The proposal has been designed by COX Architecture as a 'living building' that responds to the site's riverine setting, floodplain history and evolving urban context within the Kurilpa Sustainable Growth Precinct," the planning report states.

"The architectural form draws from the fluid nature of the Brisbane River, with a curved and undulating tower form that creates a varied architectural edge and avoids a conventional rectilinear tower expression."

The podium has also been designed as an architectural feature rather than a conventional parking structure, with cascading planting, screening and natural-toned materials softening its appearance. Resident parking is elevated above ground level to address the site's flood constraints, while habitable apartments sit above flood planning levels. Upper-level communal facilities are designed to accommodate shelter-in-place arrangements during major flood events.

<img alt="First look: TRK Property joins South Brisbane apartment surge with Montague Road tower plans" data-entity-type="file" data-entity-uuid="01fa15d0-90df-46c7-9555-7941fc45373c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/TRK%20podium.png?VersionId=mHyua.w1pHGBt9qEdWzrlsv.leztUCwO" />

Communal amenity is a major focus of the proposal. Around 1,815 sqm of shared resident space is proposed across the ground floor, level 19 and the rooftop, including co-working areas, indoor and outdoor recreation spaces, wellness facilities, dining and gathering areas, lawn spaces, a rooftop pool and spa, and extensive landscaping. At street level, a landscaped forecourt and approximately 345 sqm of publicly accessible open space along Montague Road are intended to improve the pedestrian experience while activating the building's frontage.

The development will provide 163 car spaces, including 152 resident bays and 11 visitor spaces, together with 144 bicycle spaces incorporating resident storage, visitor parking, bicycle maintenance facilities and e-mobility charging infrastructure.

The site sits within one of Brisbane's fastest-changing inner-city precincts, less than two kilometres from the CBD and within easy reach of South Bank, West End, the Queensland Cultural Centre and extensive public transport connections. The Kurilpa Sustainable Growth Precinct planning framework is encouraging higher-density residential development to help meet Brisbane's housing supply targets while supporting walkable, transit-oriented neighbourhoods.

TRK Property joins South Brisbane apartment surge with Montague Road tower plans

Article summary

<ul data-end="785" data-start="311">
	<li data-end="459" data-section-id="5hbcyr" data-start="311">Pikos Group has released the five-penthouse collection at Skye Kangaroo Point, headlined by a two-storey sky home spanning more than 1,000 sqm.</li>
	<li data-end="561" data-section-id="1p7lq8n" data-start="460">Early buyer interest suggests the residences could set a new Queensland apartment price record.</li>
	<li data-end="667" data-section-id="1y70z0l" data-start="562">The collection includes four move-in ready penthouses and the highly customised Skye One residence.</li>
	<li data-end="785" data-section-id="yvm0y1" data-start="668">The release caps one of Bri​sbane's most ambitious luxury apartment developments overlooking the Brisbane River.</li>
</ul>

<hr data-end="790" data-start="787" />
Pikos Group has released the five-penthouse collection at its <a href="https://www.apartments.com.au/buildings/skye-residences-by-pikos-kangaroo-point-8-river-terrace-kangaroo-point-qld-4169">Skye by Pikos</a> development in Kangaroo Point, with early buyer interest indicating the flagship residences could eclipse every apartment sale previously recorded in Queensland.

The collection crowns the luxury riverfront development with five residences, including four completed penthouses and Skye One, a two-level sky home spanning more than 1,000 sqm that will be tailored to its eventual owner.

[smartcode_project:default project_id=90059 project_image_fid=374075]

Wanting to offer a fully customisable home, Pikos is offering Skye One as a blank canvas, allowing the buyer to work alongside the developer's design team to customise the home's layout, finishes and internal spaces.

The residence will feature a 247 sqm private rooftop terrace with its own swimming pool, sauna, steam room, outdoor kitchen and multiple entertaining areas overlooking the Brisbane River and CBD skyline.

The remaining four penthouses have been completed and are ready for immediate occupation, each offering four bedrooms, expansive open-plan living areas, soaring ceilings and private lift access.

[smartcode_project:default project_id=90059 project_image_fid=374059]

One of the defining features throughout the project is its use of Roman Classic Travertine, with more than 20,000 sqm of the natural stone imported from Italy after being personally selected by Pikos Group Founder and Executive Director Pedro Pikos, interior designer Julie Williamson and third-generation stone specialist Mario Caucci.

Pikos said the penthouse collection represented the culmination of the company's long-term vision for Skye.

"True legacy isn't measured by what we build today, but by what endures tomorrow," Pikos said.

"Our ambition is to create places that become more valuable with time, enrich the lives of generations, and stand as timeless landmarks long after we've stepped away."

[smartcode_project:default project_id=90059 project_image_fid=374060]

Williamson said the interiors were inspired by the natural character of Kangaroo Point and the Brisbane River rather than international design trends.

"Materiality tells the story of a place," Williamson said.

"We looked to the movement of the Brisbane River, the texture of the cliff face and the warmth of the surrounding landscape to create interiors that feel understated, enduring and unmistakably Brisbane."

Positioned above the Kangaroo Point cliffs, Skye places residents within walking distance of Howard Smith Wharves, South Bank and James Street while offering uninterrupted river and city views.

[smartcode_project_cta:default project_id=90059]

Brisbane's next apartment price record? Pikos unveils Skye's exclusive penthouse collection

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>
There may be some reservation involved when it comes to census time. Handing over details such as family income and household budgets when you’ve got no idea where the data will go once it’s been collated understandably causes hesitation. However, I have no qualms – I’m one of those annoying people who will fill out the form online before the hard copy even hits the doormat. The results simply fascinate me. They provide a wealth of information for property investors, home owners, renters, and just plain nosy citizens wanting to gain perspective on where we stand in this broad, diverse society of ours.
The results however are hardly surprising for most that keep track of price movements and pressures of affordability.  Despite the recent downward spiral in property prices, housing – particularly along the eastern seaboard – is becoming increasingly unaffordable for a large proportion of young residents.
It’s therefore no surprise to see the numbers renting across the nation increasing from 27.2% to 28.7% since 2006, with yields up by a whopping 50% (and up as high as 77% in Western Australia).
Click to enlarge
<a title="Click to enlarge" href="/images/stories/2012/07/cashmorejuly16.gif" rel="shadowbox"><img src="/images/stories/2012/07/cashmorejuly16thumb.gif"></a>
The figures reported indicate 34.5% of 30- to 39-year-olds now live in rented accommodation and clearly struggle to save a deposit while servicing rising rental costs. Wage growth for the vast proportion of ordinary folk simply isn’t keeping pace – particularly if you haven’t got your foot on the ladder in the first place.
It’s not a case of home ownership being out of vogue, given the option between renting for life or owning, most would choose the latter. However, the debt-fuelled inflation that spiked property prices prior to the GFC, along with poor planning for population growth and other policy initiatives such as first-home owners’ grant – often laughably promoted as “aiding” housing affordability – have in turn pushed ownership off the table for a growing proportion of young residents.
Along with this data, outright home ownership is also declining. Families with children in particular are suffering – recording a decrease in their ownership rate from 79.5% to 77.2%. Other reports suggest, had ownership percentages stayed at the same level as the “peak” recorded in the 2006 census, we’d have welcomed an additional 34,000 into the property market and yet meanwhile, we hear our leaders proclaim their intention to increase the number of home owners, because if nothing else, it makes good policy speak.
The question seems to reside around whether, as a nation, we have a responsibility to provide ownership as a national right for all (importantly, low-income families) who hanker after the great “Australian Dream”. In truth, more than expressing it as such, it became viewed as such after World War II. Along with this came a range of policy initiatives intended to assist low-income households gain finance expressly for the purpose of obtaining a foothold on the property ladder. The uptake was naturally and predictably followed by a series of boom cycles buoyed on by investor speculation as most came to expect they’d retire with a property or two worth substantially more than it had been when first purchased.
However to afford the luxury of ownership, Australia’s household debt as a percentage of disposable income has sat stubbornly at around 150% for the past five years. For those unaware, this is the highest in the world.  Back in the early 1980’s, during which home ownership levels were 70.1%, household debt to disposable income was only 50%.  You can try and justify the data all you like – stressing income growth, lower borrowing costs and so forth, however it doesn’t take away the physiological impact and significant risk employed in holding such high levels of debt against residential housing – particularly in light of the GFC’s catastrophic effects both in Europe and the USA. However, from Australia’s current prospectus, a crash of similar proportions is something we’ll hopefully avoid.
So are we on our way to becoming a rental nation? Well, according to the stats, yes. Should ownership rates keep dropping at the same rate, in some 80 years’ time, 50% of Australia’s population will be living in rental accommodation – it’s hardly encouraging, is it?
 
<hr class="system-pagebreak">
 
An OECD report released mid last year indicated Australia is one of just five developed countries where ownership rates have fallen (along with Greece, Mexico, France and Luxembourg). However if you assess the data on a deeper level – we’re not just on a slow transition into a dominating rental market, you could equally argue we’re fast transitioning to a wandering nation of people with no fixed abode, as it seems the number of rooming houses in Melbourne alone has increased fourfold since 2006.
According to Professor Chris Chamberlain of RMIT University, there’s been a 236% increase in the number of people living in this type of accommodation since the last census. Rooming establishments are “homes” that house the most venerable – one step up from sleeping on the streets – and this data alone should wave a red flag of distress on the horizon of our sunny “lucky country” portfolio – a country with a mere 5% unemployment, loosely termed as “zero unemployment”. I should perhaps also point out that in some states, rooming and community homes are not required to meet any particular standard. Inspect a few and it soon becomes clear that comparative to Australia’s accepted standard of living, they’re “slums” for the poor.
It seems crazy that we’re in such a position considering the census data also indicates a significant rise in vacant homes – homes sitting empty, untenanted, unoccupied.  It’s worth noting, the rise from 10.4% in 2006 to 10.7% in 2011 would also include homes being renovated, sold, holiday homes, and those unoccupied on the night of the census, however there would also be a large proportion sitting vacant for no good reason, either being “land banked” or standing derelict, with little incentive from government to encourage repair.
All this aside, the total number of unoccupied dwellings officially stands at 934,471 and considering they are not all one-bedroom dwellings, this is more than enough to house Australia’s homeless. I’m not suggesting we force owners to open the doors of their empty properties to all and sundry, I’m simply stressing that the rising homeless figures sit at the bottom of a long spiral that stems from years of increasing house prices and rents, which in turn has pushed a growing minority further and further away from the security owning their own home can provide.
As for current stock on market, well SQM has June’s national total up 1.7% to 386,857 – with Hobart and Melbourne showing the biggest yearly increases at 29.4% and 27.7% respectively. For any home buyer currently shopping in inner-metro localities – areas commonly referred to as the inner and middle suburban rings of our capital cities – the levels of stock mean little. This is because the buyer market is not shopping for roof space, they are searching for quality accommodation that is suitably situated for their family’s needs. In the established suburbs, property fulfilling the current needs of home owners is not thick on the ground – especially considering most are looking with a cautionary eye on personal finance.
There was a heated Twitter debate the other week surrounding RP Data’s figures for the month of June, which indicate a rise in Melbourne’s median house price by 1%. On the back of this, REIV figures have also indicated a modest rise of 2.9% in Melbourne’s median house price for the month of June.  It’s worth noting, a rise in house prices of any percentage is not necessarily indicative of the health of the market.  Overall turnover in Melbourne – the number of sales that keep agents working, builders building and the industry as a whole ticking along – is year to date lower than it has been for the past four years. To push the point home, from an outside perspective, you could look at the worst period of the GFC in 2008 and 2009 and herald it Melbourne’s ”good times”.
However, despite the sluggish turnover rates, a rise in the price of properties that are selling would not be inconceivable. As a snapshot example, I attended five auctions this past weekend, all of which sold under the hammer with heated competition. Furthermore, all were pushed to the top end of the advertised range.  It all boils down to the one thing – the shortage of affordable stock buyers actually want to purchase.  As a case in point, the auctions I attended were: 
<ol style="list-style-type: lower-alpha;">
<li>Well positioned (inner- and middle-ring established suburbs);</li>
<li>Represented the best of their type from options currently on the market; and</li>
<li>Were priced appropriately for market sentiment within a $350,000 to $800,000 price range (covering most dual-income households).</li>
</ol>
This aside, for a number of reasons – some of which I’ve touched on above – we have an overall reduced number of buyers in the market. However, those actively looking feel under no pressure to settle for subpar properties while the market is predominately flat. I’ve fielded an uncommonly high number of calls from developers this week seeking assistance to shift stock in outer suburban estates.  One in particular told me he’d had only one sale in three months and was now close to bankruptcy.  However despite this, the irrationality of building on the fringe continues. When will governments learn to get the infrastructure planned and financed before building their “Noddy” estates. As I’ve stressed before, every home buyer and investor survey ever conducted into housing pinpoints “good access to public transport” top of the priority list.
Although “following the population” it’s not a sure-fire way to property investment success – as I’ve addressed previously. It seems sensible to assume that a large influx of residents into one state another would indicate the potential increase in demand comparative to supply – which as we’re all aware, has an upward effect on property prices.
The census shows Western Australia is the fastest-growing state, with a whopping 14.3% of people taking residence there, no doubt buoyed on by the mining boom.  If you do a breakdown of population increases in the top 20 municipalities across Australia, 85% of them are in WA.
Not surprisingly, the mining towns in particular are suffering their own mini property boom with a population growth that can only be described as “spectacular”. According the census, the Shire of East Pilbara leads the way, housing 7,900 people aged between 25 and 44, 3,000 of which have moved in from other states – principally for the work and weather.  Of course, when the “gold rush” ends, prices in the mining towns in particular will drop.  However, historically the east and western states of Australia have always been somewhat out of sync when it comes to growth in houses.
WA in particular is coming out of a five- to seven-year period of stagnation during, which Melbourne and Sydney experienced unprecedented pre GFC growth – it would therefore not be surprising to see Melbourne and Sydney undergo their own extended flat patch as WA takes the lead in price growth. Whichever way you look at it, investors shopping in the eastern states need to be exceptionally picky with their purchases if they want to make the most of any marginal gains in the short to medium term.
Finally, the most common question I get asked is “when will the market recover?”  Well, you can digest the economics – analysing GDP, interest rates, construction data, household finance, as much or as little as you like. However it’s our politicians who have the real power when it comes to dictating market movements.  Policies such as restrictions on foreign ownership, negative gearing, town planning, grants, incentives, stamp duty and so forth play an increasing role in overall market sentiment and consequently how we choose to spend or save our money. At the bottom of it all is confidence – it’s the vital ingredient that reduces the feeling of risk while underpinning a sense of direction clearly defined by our leaders.  Therefore, if you’re looking for a recovery – look first for an election, because until we have confidence in our politicians, we won’t gain overall confidence in the market.
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

If you're looking for a housing market recovery, look first for a federal election

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Over the four weeks to July 8 this year, RP Data tracked 301,414 unique properties advertised for sale across the country. While the number of homes available for sale is very high, the volume has been reducing and is actually about -7.4% lower than when supply levels peaked last November.
It’s important to note that the total listings count includes both new listings (i.e. properties that haven’t been advertised over the past six months) and re-listings (properties that have been advertised at least once previously over the past six months). The measurement of new listings compared with re-listings is an important one, as it provides an insight about why listings numbers are so high.
At a national level, RP Data counted 42,473 new properties advertised for sale over the four weeks to July 8, 2012. This figure was actually 4.6% lower than at the same time last year and 38.4% lower than the historic peak. New listings are currently at virtual record low levels outside of the highly seasonal Christmas/New Year period.
Click to enlarge
<a href="/images/stories/2012/07/rpjuly161.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/07/rpjuly161thumb.gif"></a>
Clearly, the large number of homes available for sale is due to a lack of absorption rather than a large number of new listings being added to the market. Transaction volumes are tracking about 13% lower than what was recorded at the same time last year. Additionally, homes are taking longer to sell. Both of these factors are contributing to the higher stock levels.
Click to enlarge
<a href="/images/stories/2012/07/rpjuly162.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/07/rpjuly162thumb.gif"></a>
An encouraging sign that market conditions are improving is that selling time has been trending shorter over 2012 and there has been a subtle improvement in transaction volumes as well. Both these factors, together with the fact that new listings have also been diminishing, is resulting in a reduced level of effective supply. How do we calculate the number of homes for sale? 
Firstly, we need to acquire the listings data. RP Data has an exclusive arrangement with Australia’s largest real estate portal, which provides us with a direct feed of all their listings data, including the complete address of the property that is not always available to the public. We also ‘key’ listings from all the major capital city and regional media around the country. The net result is that we are capturing what is likely to be close to 100% of all properties that are being advertised for sale around the country.
 
<hr class="system-pagebreak">
 
For the next phase, we need to count the listings. This means initially de-duplicating the listings data which are gathered across multiple channels. This process occurs across a number of phases. All the addresses are standardised to account for differences in the text of the listing address. Next the ‘clean’ listings data is matched with our ownership database (RP Data maintains Australia’s largest property database that includes details on virtually every property across the country); in this way we are able to allocate a unique ID to each listing record that is associated with every listing ever recorded (this is how we can calculate the selling time and rate of vendor discounting, or simply provide the marketing history on a property). Any listings that are left over go through a manual matching process where possible. Any records that are not manually matched are excluded from the counts. For example, last week we started with close to one million listings across the country and, through our matching process, funnelled this number down to 301,414 unique properties.
Although at a national level the total amount of stock on the market is of concern, levels are easing in some regions. Across the states, total listings are lower than at the same time last year in Queensland (-2.1%), Western Australia (-4.3%) and the Northern Territory (-3%). Similarly, total listings volumes are lower than at the same time year in the capital city markets of Brisbane (-3.5%), Perth (-11.3%) and Darwin (-14.2%).
Click to enlarge
<a href="/images/stories/2012/07/rpjuly163.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/07/rpjuly163thumb.gif"></a>
Comparatively, listings are at much higher levels than the same time last year in Victoria (33.2%), Tasmania (25.6%) and the Australian Capital Territory (27.4%). At a capital city level, listings are sitting at elevated levels in Melbourne (31.5%), Hobart (22.9%) and Canberra (33.4%).
Click to enlarge
<a href="/images/stories/2012/07/rpjuly164.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/07/rpjuly164thumb.gif"></a>
Overall, there is a lot of stock which has sat on the market for a long period of time that has gone unsold. It is also reported that many of these home owners are unwilling to budge on their asking price and, as a result, homes are taking longer to sell and listing volumes are elevated.
In an ideal world, we would see some of these vendors remove their home from sale if they are not serious about selling. Clearly, a large proportion of vendors aren’t in a position where they ‘need’ to sell.
While listings remain at elevated levels it is likely to continue to restrict any significant recovery in the housing market; buyers simply have too many homes to choose from at a time when there is not urgency in their purchase making decision. The spring selling season will be a big test for the market. This is a time when new listings generally rise. Will the trend of lower listings continue into spring or will we see the trend of lower listing numbers continue?
Cameron Kusher is senior data analyst at <a href="https://www.rpdata.net.au/" target="_blank">RP Data</a>.
This article originally appeared on <a href="https://www.smartcompany.com.au/index.php" target="_blank">SmartCompany</a>.
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ckusher-ujnxiKuFQs

Elevated numbers of property listings to restrict any significant recovery in the housing market: Cameron Kusher

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The number of days property is lingering on the market before sale is increasing in most capitals and was higher in June 2012 than two years ago across Australia, according to Australian Property Monitors.
In Sydney, Melbourne and Canberra the average days on market figure for residential property peaked in the traditionally slow month of January this year. It took Sydney vendors an average of 95 days to sell property in January, slightly more than the 88 days it took on average in June 2012 and well up on the 62 average in June 2010.
Melbourne vendors took an average of 103 days to sell property in January this year, more than 50 days it took on average in June 2010. The number of days on market had fallen slightly to 96 by June 2012.
The number of days on market peaked in Canberra in February this year at an average of 87 days, with vendors taking an average of 82 days to secure a buyer in June. 
In Brisbane and Hobart the number of days homes lingered on the market in June 2012 was the highest it had been for more than two years. The days on market figure in Perth in June 2012 was just one day short of its April 2012 peak of 137.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/07/apmjuly161.gif" title="Click to enlarge"><img src="/images/stories/2012/07/apmjuly161thumnb.gif"></a>
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cknowlton-QnEa6ntUYP

Canberra still somewhat snappy, but days on market increasing in many capitals as property market cools: APM

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Mortgage and finance consultant and regular Sky Business Channel 602  interest rate analyst Iggy Damiani says there's just one thing for certain when it comes to the recent crop of housing price data.
<a target="_blank" href="https://twitter.com/iggydamiani"><img src="/images/stories/2012/07/iggytweet.jpg"></a>
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po-LsXgBTHBmX

Iggy Damiani wades into the housing price data debate: Tweet of the day

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More than 650 retail store closures have been announced since the beginning of the year, and more than 1,600 workers left without jobs – the latest as part of Myer's announcement last week that it would shed 100 staff in order to stay competitive.
The figures represent what is becoming one of the worst years for retail in recent history, as businesses struggle against higher costs and competitive pressures, including the growing presence of online companies.
Since the beginning of the year, businesses including Fletcher Jones, GAME, WOW Sight and Sound, Dick Smith, Speciality Fashion Group have all announced plans to scale back their retail footprints dramatically.
And hundreds more employees are set to lose their jobs over the next few years as expansion plans are left unfulfilled.
But that isn't all. Russell Zimmerman, executive director of the Australian Retailers Association, says he's hearing from smaller retailers that stores are closing all the time.
"We talk to our members, and what we're finding is that many businesses may say they had 15 stores last year, but they've shed that to just 12 or 13."
"It's definitely a worrying time, and I think there are plenty of reasons for it occurring."
<a href="https://www.smartcompany.com.au/retail/20111215-fletcher-jones-shuts-15-stores-but-administrator-says-10-buyers-are-interested">Fletcher Jones</a> first announced 15 store closures and 61 job losses, and was quickly followed by many others.<a href="https://www.smartcompany.com.au/retail/048289-can-billabong-pull-off-a-turnaround-five-key-challenges-smes-can-learn-from"> Billabong</a> announced plans to shut 150 stores worldwide in the next two years, with 80 jobs to be lost in Australia, while Woolworths also announced 100 Dick Smith stores will close in the next two years.
Speciality Fashion Group also said it will gradually <a href="https://www.smartcompany.com.au/economy/048332-going-going-gone-store-closure-count-nears-500-as-speciality-fashion-group-confirms-120-stores-to-go">reduce its footprint</a> by 120 stores over two years, while bedding retailer <a href="https://www.smartcompany.com.au/advertising-and-marketing/048426-administrator-shut-all-64-stores-in-sleep-city-everyday-living-chains-with-450-jobs-to-go">Sleep City</a> confirmed 64 stores and 450 jobs would go after it collapsed.
Eyewear retailer <a href="https://www.smartcompany.com.au/sales/048248-eyewear-giant-luxottica-to-shut-over-100-local-stores">Luxottica announced 100 store closures</a> to come in the next two years.
Two major retailers have accounted for more than 1,000 staff losing their jobs. <a href="https://www.smartcompany.com.au/retail/048453-how-queensland-retailer-wow-was-brought-down-by-a-20-million-property-debt">WOW Sight and Sound</a> announced 15 stores to close earlier this year, while videogame retailer GAME confirmed the last of its <a href="https://www.smartcompany.com.au/finance/049900-game-retail-chain-to-shut-60-stores-281-jobs-lost">92 stores would close</a> early this month.
Myer just announced last week 100 jobs would go as it attempts to cut down on costs.
Together, this represents more than 650 store closures and at least 1,600 staff. That figure does not include the number of store closures that have been announced in advance. Dick Smith, Speciality Fashion and Luxottica have announced more than 300 stores will close over the next two years, which will cause hundreds of staff to be left without jobs.
None of this includes Darrell Lea, which was placed in voluntary administration last week with 700 jobs on the line in 69 company-owned and franchised stores.
Zimmerman says the trend is worrying – especially after it comes during 2011 when two major chains, Angus and Robertson and Borders, collapsed leaving hundreds out of work.
"For many, it's the costs involved in their tenancy agreements, and they've got deals they want to get out of. Others have pressures from online. The new awards are increasing costs. It's an entire host of issues."
Unfortunately, however, he says there isn't much the group can do apart from speak with governments on behalf of the industry. Economic uncertainty from overseas adds to the confusion felt by small retailers and, ultimately, they'll just have to find ways to tough it out.
"There's not much we can do about confidence levels. We're working with a number of state governments on tenancy legislation, trying to get a better deal – but it's hard."
"We're just trying to put a positive spin on things as much as we can."
This article originally appeared on SmartCompany.
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pmcstafford-pr9eMARWoN

More than 650 Australian stores closed in first six months of 2012

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SQM director Louis Christopher <a href="https://twitter.com/LouiChristopher" target="_blank">has issued another salvo</a> in the ongoing debate about Australian housing price indices. 
Christopher has tweeted a link to a 2005 <a href="https://www.sqmresearch.com.au/pdf/financialreviewaugust92005.pdf" target="_blank">Australian Financial Review article </a>in response to economist Christopher Joye's article on Property Observer defending RP Data-Rismark's method of gathering house price data. 
RP Data-Rismark's home values index was launched in 2006, after the AFR article was written.
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SQM director Louis Christopher responds in index debate

lschlesinger-FZcF9M3vE6

Bendigo and Geelong star performers in otherwise mixed bag for Victorian house prices: REIV

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The Australian housing market is not in a bubble, according to Sunrise breakfast host David Koch, who says the market will start to turn around once the economy picks up and investor confidence returns.
Koch says anyone following the property market might be left a little bit confused by “contradictory news headlines and expert opinions” but says the bottom line is that in the medium term, “the tough times for Australian property appear set to continue”.
He says “there’s no bubble to burst, but prices are unlikely to have increased of late either”.
“A sharp global economic downturn would ensure they stayed this way for a while yet,” Koch writes in a thought piece for Yahoo7 Finance.
“But once the green shoots of economic growth return, and with them increasing investor confidence, things should turn around.
“Further interest rate cuts, continued low unemployment, population growth and improving housing affordability will all help to support the house price growth when it happens.
“It’s just not happening yet,” he says.
Koch says while RP Data reported that Melbourne house prices rose 1% in June, there was also data released by SQM Research showing there are now a “whopping” 386,857 properties for sale across the country, up 6.4% from a year.
“All else equal, this points to softening prices”.
“Digging a bit further into the data reveals that Melbourne and Hobart in particular are facing tough times with 28% and 29% annual increases in stock levels respectively.
“Going back to Economics 101, the reports of increasing property prices in these supply flooded areas is a bit hard to fathom,” he says.
However, outside of Melbourne and Hobart, Koch says supply levels seem to be stabilising, although at a higher level.
“This should ensure prices remain subdued for a little while longer until interest rate relief entices a few more first-home buyers into the market and some more properties are cleared from the auctioneers’ books,” he says.
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No Australian housing bubble, but tough times ahead for property market: David Koch

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The easing of Sydney’s eastern suburbs rental price growth has escalated during winter.
There’s been an average increase of 2.66% amid rentals secured through rent roll of one of the eastern suburbs' leading agencies, BradfieldCleary.
“This indicates the rate of rent rises has slowed,” agency principal Bob Guth advised his landlords.
The agency publishes a table of re-let properties indicating the new rent and the old rent, albeit without any indication of the interim period.
On its latest list of 19 recent rentals, there were four properties where rents went backwards by very small increments and three where no adjustment to the recent was achieved.
“We noted in May that rents were continuing to rise as the average increase was 7.75%,” Guth says.
“In November 2011 we recorded re-let properties showing an average increase of 13.5% over the old rent,” he sats.
While noting the lower range had continued to move upwards, Guth concedes the slowing “was perhaps partly due to seasonal factors”.
“There is no doubt rent levels in the executive class – above $1,500 per week – have slipped over the last 12 months,” Guth says.
The July list indicated rental properties relet within a range of -4.5% in Darling Point to +12.5% for a Paddington terrace.
The <a target="_blank" href="https://bradfieldcleary.com.au/blogentry/15/bob-guth-s-weekly-realestatement">May list</a> ranged between +1.2% in Edgecliff to +30.7% in Elizabeth Bay.
<table border="1" cellspacing="0" cellpadding="0" width="416"><tbody>
<tr>
<td width="243" valign="top">
PROPERTY
 
</td>
<td width="104" valign="top">
$ PW NEW Rent – OLD RENT
</td>
<td width="68" valign="top">
% CHANGE
</td>
</tr>
<tr>
<td width="243" valign="top">
STEPHEN ST PADDINGTON (STUDIO APARTMENT)
</td>
<td width="104" valign="top">
290 - 280
</td>
<td width="68" valign="top">
+3.6 
</td>
</tr>
<tr>
<td width="243" valign="top">
ELIZABETH BAY RD ELIZABETH BAY (OLDER-STYLE 1 BR)
</td>
<td width="104" valign="top">
350 - 350 
</td>
<td width="68" valign="top">
0
</td>
</tr>
<tr>
<td width="243" valign="top">
DARLING POINT RD DARLING POINT (ULTRA MOD 1 BR)
</td>
<td width="104" valign="top">
420 - 440
</td>
<td width="68" valign="top">
-4.5
</td>
</tr>
<tr>
<td width="243" valign="top">
ETHAM AVE DARLING POINT (1 BR OLDER STYLE)
</td>
<td width="104" valign="top">
420 - 420 
</td>
<td width="68" valign="top">
0
</td>
</tr>
<tr>
<td width="243" valign="top">
BELLEVUE RD BELLEVUE HILL (1 BR PLUS SUNROOM)
</td>
<td width="104" valign="top">
440 - 440
</td>
<td width="68" valign="top">
0
</td>
</tr>
<tr>
<td width="243" valign="top">
EDGECLIFF RD EDGECLIFF (ART DECO 1 BR)
</td>
<td width="104" valign="top">
440 - 420
</td>
<td width="68" valign="top">
+4.7
</td>
</tr>
<tr>
<td width="243" valign="top">
ETHEL ST RANDWICK (RENOVATED 2 BR)
</td>
<td width="104" valign="top">
440 - 450
</td>
<td width="68" valign="top">
-2.2
</td>
</tr>
<tr>
<td width="243" valign="top">
EDGECLIFF RD EDGECLIFF (2 BR PLUS SUNROOM)
</td>
<td width="104" valign="top">
450 - 430
</td>
<td width="68" valign="top">
+4.6
</td>
</tr>
<tr>
<td width="243" valign="top">
NEW SOUTH HEAD RD DOUBLE BAY (1 BR PLUS STUDY)
</td>
<td width="104" valign="top">
475 - 470
</td>
<td width="68" valign="top">
+1
</td>
</tr>
<tr>
<td width="243" valign="top">
NEW SOUTH HEAD RD VAUCLUSE (RENOVATED 2 BR)
</td>
<td width="104" valign="top">
530 - 525
</td>
<td width="68" valign="top">
+1
</td>
</tr>
<tr>
<td width="243" valign="top">
COURT RD DOUBLE BAY (2 BR WITH SECURITY)
</td>
<td width="104" valign="top">
550 - 530
</td>
<td width="68" valign="top">
+3.8
</td>
</tr>
<tr>
<td width="243" valign="top">
GREENOAKS AVE DOUBLE BAY (2 BR ART DECO)
</td>
<td width="104" valign="top">
560 - 550
</td>
<td width="68" valign="top">
+1.8
</td>
</tr>
<tr>
<td width="243" valign="top">
KENSINGTON RD KENSINGTON (OLDER STYLE 2 BR SEMI)
</td>
<td width="104" valign="top">
565 - 575
</td>
<td width="68" valign="top">
-1.3
</td>
</tr>
<tr>
<td width="243" valign="top">
WILLIAM ST DOUBLE BAY (2 BR ART DECO UNIT)
</td>
<td width="104" valign="top">
595 - 570
</td>
<td width="68" valign="top">
+4.4
</td>
</tr>
<tr>
<td width="243" valign="top">
ALBION ST PADDINGTON (2 BR TERRACE)
</td>
<td width="104" valign="top">
675 - 600
</td>
<td width="68" valign="top">
+12.5
</td>
</tr>
<tr>
<td width="243" valign="top">
MACLEAY ST POTTS POINT (2 BR ART DECO WITH VIEWS)
</td>
<td width="104" valign="top">
900 - 860
</td>
<td width="68" valign="top">
+4.7
</td>
</tr>
<tr>
<td width="243" valign="top">
EDGECLIFF RD EDGECLIFF (3 BR ART DECO)
</td>
<td width="104" valign="top">
930 - 900
</td>
<td width="68" valign="top">
+3.3
</td>
</tr>
<tr>
<td width="243" valign="top">
BLAIR ST NORTH BONDI (3 BR TOWNHOUSE)
</td>
<td width="104" valign="top">
1050 - 980
</td>
<td width="68" valign="top">
+7.1
</td>
</tr>
<tr>
<td width="243" valign="top">
DOVER RD ROSE BAY (3 BR PENTHOUSE)
</td>
<td width="104" valign="top">
1150- 1158
</td>
<td width="68" valign="top">
-0.7
</td>
</tr>
<tr>
<td width="243" valign="top">
AVERAGE
</td>
<td width="104" valign="top">
 
</td>
<td width="68" valign="top">
2.66%
</td>
</tr>
</tbody></table>
 
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