<p data-end="309" data-start="290"><strong data-end="309" data-start="290">Article summary</strong></p>

<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" />
<p data-end="896" data-section-id="ojaazg" data-start="792">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.</p>

<p data-end="1358" data-start="1137">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.</p>

<p data-end="1358" data-start="1137">[smartcode_project:default project_id=90059 project_image_fid=374075]</p>

<p data-end="1577" data-start="1360">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.</p>

<p data-end="1781" data-start="1579">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.</p>

<p data-end="1977" data-start="1783">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.</p>

<p data-end="1977" data-start="1783">[smartcode_project:default project_id=90059 project_image_fid=374059]</p>

<p data-end="2314" data-start="1979">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.</p>

<p data-end="2423" data-start="2316">Pikos said the penthouse collection represented the culmination of the company's long-term vision for Skye.</p>

<p data-end="2519" data-start="2425">"True legacy isn't measured by what we build today, but by what endures tomorrow," Pikos said.</p>

<p data-end="2688" data-start="2521">"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."</p>

<p data-end="2688" data-start="2521">[smartcode_project:default project_id=90059 project_image_fid=374060]</p>

<p data-end="2840" data-start="2690">Williamson said the interiors were inspired by the natural character of Kangaroo Point and the Brisbane River rather than international design trends.</p>

<p data-end="2900" data-start="2842">"Materiality tells the story of a place," Williamson said.</p>

<p data-end="3105" data-start="2902">"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."</p>

<p data-end="3300" data-start="3107">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.</p>

<p data-end="3300" data-start="3107">[smartcode_project_cta:default project_id=90059]</p>


Joel Robinson

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

<p data-end="288" data-start="269"><strong data-end="288" data-start="269">Article summary</strong></p>

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289"><strong data-end="374" data-start="291">DVB Projects is preparing to launch its second Gold Coast apartment development</strong>, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443"><strong data-end="513" data-start="445">The 34-level tower will comprise just 49 ultra-luxury residences</strong>, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574"><strong data-end="646" data-start="576">The launch follows strong demand at DVB's nearby Sea Glass project</strong>, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718"><strong data-end="787" data-start="720">The development adds to the transformation of Old Burleigh Road</strong>, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<p data-end="1011" data-start="790"><a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.</p>

<p data-end="1296" data-start="1013">The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion</p>

<p data-end="1296" data-start="1013"><img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" /></p>

<p>The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.</p>

<p>“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;</p>

<p>“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."</p>

<p>Brown says the site itself is "exceptional."</p>

<p>"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”</p>

<p><img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." /></p>

<p>The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.</p>

<p>A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.</p>

<p>Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.</p>

<p><img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" /></p>

<p>Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.</p>

<p>“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.</p>

<p>“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.</p>

<p>“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”</p>

<p><img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" /></p>

<p>Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.</p>

<p>With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.</p>

<p>[smartcode_project_cta:default project_id=145141]</p>


DVB Projects to launch second Broadbeach apartment tower as demolition commences

<p>A proposal to redevelop one of North Sydney's ageing commercial buildings has taken another step forward, with plans for a 38-storey mixed-use tower adding momentum to the long-awaited transformation of the Alfred Street precinct.</p>

<p>Now on public exhibition through the NSW Government's Housing Delivery Authority-led State Significant Development pathway, the proposal for 271-273 Alfred Street would replace an underutilised commercial building with 95 apartments, ground-floor retail, commercial space and affordable housing. The proposal was submitted by&nbsp;Tara Shore Pty Ltd, acting for the John Taylor Family Trust.</p>

<p>While the project will deliver much-needed housing on the southern edge of the North Sydney CBD, it also represents another piece of a broader precinct that has spent years in planning limbo.</p>

<p><img alt="First look: New public domain vision underpins 95-apartment North Sydney tower on Alfred Street" data-entity-type="file" data-entity-uuid="7e1ce1b4-38df-48ab-992f-386814d86308" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Alfred%20St%20da%20podium.png?VersionId=sC_h6w.A9VEoB98qsqowPlIoz__sBZBt" /></p>

<p>Despite its proximity to both North Sydney Station and the Victoria Cross Metro, redevelopment of Alfred Street has progressed slowly over the past decade as broader planning controls, zoning and building heights remained unresolved. The introduction of the Housing Delivery Authority pathway has provided a new avenue for projects to progress, allowing rezoning and development assessment to occur concurrently and unlocking sites that have long been earmarked for renewal.</p>

<p>Designed by Office of Cortese &amp; Gilder, the proposal seeks to do more than replace an ageing office building. The architects have positioned the project as the first stage of a wider public domain vision that would improve pedestrian connectivity and create a more cohesive mixed-use precinct as neighbouring sites are redeveloped over time.</p>

<p>The proposal includes a widened Alfred Street setback, new street trees, landscaping and outdoor seating, along with a landscaped through-site pedestrian link connecting Alfred Street with Little Alfred Street. The connection is intended to become the first section of a future east-west pedestrian network extending across the precinct.</p>

<p><img alt="First look: New public domain vision underpins 95-apartment North Sydney tower on Alfred Street" data-entity-type="file" data-entity-uuid="8ea39ac3-46ad-4562-b4a0-b862e91c2dda" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Alfred%20St%20da%20site.png?VersionId=K7umCd21KpetEFuVfsPlnJKhUOsmTTdV" /></p>

<p>The mixed-use tower would comprise retail space at ground level, commercial uses on level two and apartments from level three upwards.</p>

<p>In total, the development would deliver 95 apartments, including nine one-bedroom, 28 two-bedroom, 56 three-bedroom and two four-bedroom residences. Twenty-one apartments, representing 15 per cent of the residential gross floor area, would be secured as affordable housing and managed by a registered community housing provider for at least 15 years.</p>

<p>Nine basement levels would provide 133 resident car spaces, seven motorcycle spaces and 111 bicycle spaces.</p>

<p>According to the Architecture and Urban Design Report, the public domain strategy is designed to transform what is currently an inward-facing commercial edge into a more active and connected pedestrian environment, creating a stronger relationship between the commercial core and surrounding residential neighbourhoods.</p>

<p>Office of Cortese &amp; Gilder has also prepared a broader public domain framework spanning neighbouring properties between 263 and 283 Alfred Street, arguing that a coordinated approach to redevelopment will deliver better public spaces, improved tower separation and a more connected streetscape as the precinct evolves.</p>

<p>The proposal comes at a time where North Sydney is slated for future residential growth. Commercial developer FiveX has residential plans for the neighbouring site at 275 Alfred Street. They've proposed a 39-storey mixed-use tower with 184 apartments, while Freecity was recently approved for nearly 300 apartments across a 51-storey building on Walker Street.</p>

<p><em>Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-freecity-gets-green-light-for-mixed-use-apartment-and-hotel-tower-in-north-sydney">First look: Freecity gets green light for mixed-use apartment and hotel tower in North Sydney</a></em></p>

<p><em>Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-plans-39-storey-residential-tower-in-booming-north-sydney">First look: Fivex plans 39-storey residential tower in booming North Sydney</a></em></p>

<p>&nbsp;</p>


Alfred Street the latest North Sydney pocket to be transformed by residential development

<p>Buyers considering a residence at boutique Gordon townhouse development <a href="https://www.apartments.com.au/new-townhouses/lume-gordon-43-47-dumaresq-street-gordon-nsw-2072">Lume</a>&nbsp;now have another reason to bring forward their decision.</p>

<p>For a limited time, purchasers of a residence at Lume will receive a BMW iX3 50 electric SUV, valued at more than $120,000, as part of their purchase. The offer is designed to add value for buyers while complementing the lifestyle envisioned for the architecturally designed Upper North Shore development.</p>

<p>Scott Timmins, Development Manager at <a href="https://www.apartments.com.au/developers/winim">WINIM</a>, said the partnership was created to provide buyers with a compelling reason to act.</p>

<p>"In today's market, buyers need a compelling reason to act now, and the BMW partnership was designed to create that catalyst. We wanted to add genuine value for our future purchasers. Choosing the all-electric BMW iX3 50 also reflects the values behind LUME, forward-thinking design, innovation and a more sustainable way of living. It's a premium incentive that complements the lifestyle our buyers aspire to and rewards those who commit early."</p>

<p>[smartcode_project:default project_id=7354 project_image_fid=374893]</p>

<p>Delivered by WINIM in partnership with Burtonwood Investment Partners, Lume comprises 14 architecturally designed two, three and four-bedroom townhomes created for families seeking the space of a freestanding house with the ease of modern, low-maintenance living.</p>

<p>The three-storey residences, designed by award-winning architecture practice <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, have been tailored for families and multi-generational living, featuring private internal lifts, flexible lower-level spaces, generous open-plan living and entertaining areas, media rooms, and landscaped outdoor spaces with custom outdoor kitchens.&nbsp;</p>

<p>Inside, engineered oak flooring, bespoke dining joinery with integrated wine fridges and backlit bars, sculptural porcelain bathrooms, Parisi freestanding baths and Astra Walker tapware create interiors that balance functionality with refined finishes.</p>

<p>Each townhome has been designed to combine generous internal spaces with sustainability initiatives such as EV charging infrastructure, while <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>'s landscaped communal areas, centred around a restored creek line and native planting, encourage residents to connect with nature and spend more time outdoors.</p>

<p>[smartcode_project:default project_id=7354 project_image_fid=269527]</p>

<p>Rothelowman's Gary Tsui said the architecture was conceived to respond carefully to its Upper North Shore setting.</p>

<p>"Our vision was to create elegant, uplifting homes that draw on and positively contribute to the local character through meticulously considered design and an interaction with the surroundings."</p>

<p>The communal landscape has been designed as more than an open space between homes. Arcadia's Ben Newell and Kate Phillips said the adjoining reserve provided an opportunity to create a distinctive natural retreat for residents.</p>

<p>"Just as waterways carve their way through Ku-ring-gai's landscape, a raised boardwalk weaves through the reserve, connecting the homes to this tranquil oasis."</p>

<p>[smartcode_project:default project_id=7354 project_image_fid=374892]</p>

<p>Located just 300 metres from <a href="https://www.apartments.com.au/developments/gordon-nsw-2072">Gordon</a> Village and Gordon railway station, Lume offers convenient access to Sydney's CBD while placing residents close to some of the North Shore's leading schools, including Ravenswood, Pymble Ladies' College and Knox Grammar. Lane Cove National Park, Gordon Golf Club and a range of cafés and restaurants further reinforce the family-focused lifestyle on offer, with the BMW iX3 50 complementing everything from local trips around Gordon to weekend drives and city commutes.</p>

<p>Construction is underway with completion expected in mid-2027.</p>

<p>[smartcode_project_cta:default project_id=7354]</p>


Boutique Gordon townhomes now come with a BMW iX3 50

<p>Two apartments have sold for more than $10 million at EADE Byron Bay, setting some of the highest apartment prices ever achieved in the coastal town and underlining the growing appetite for luxury beachfront apartments in Australia's most popular coastal locations.</p>

<p>The $210 million project by Vitale Property Group has now secured more than $70 million in sales, led by residences that changed hands for $12.75 million and $11.75 million.</p>

<p>The record-breaking transactions reinforce the shift occurring in Byron Bay's premium property market, where affluent downsizers and lifestyle buyers are increasingly opting for high-end apartments over large beachfront homes.</p>

<p><a href="https://www.apartments.com.au/new-apartments/eade-byron-bay-29-shirley-street-byron-bay-nsw-2481">EADE Byron Bay</a> occupies a rare 6,000 sqm absolute beachfront site on the corner of Shirley and Milton Streets overlooking Main Beach and The Wreck surf break, just 350 metres from Byron Bay's town centre.</p>

<p>The 25-residence development is the first beachfront apartment project approved in Byron Bay in more than a decade and is currently under construction, with completion expected in May 2027.</p>

<p>[smartcode_project:default project_id=145590 project_image_fid=359521]</p>

<p>The project has attracted a mix of local Byron Shire residents downsizing from larger homes, alongside interstate buyers from Sydney, Melbourne and Brisbane seeking a permanent coastal lifestyle without compromising on space.</p>

<p>Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a> and with interiors by <a href="https://www.apartments.com.au/interior-designers/alexander-co">Alexander &amp; Co</a>, EADE comprises&nbsp;10 garden apartments ranging from 284 sqm to 622 sqm, nine with private pools, five full-floor apartments and 10 rooftop residences with private plunge pools, expansive outdoor entertaining areas and uninterrupted ocean views.</p>

<p>[smartcode_project:default project_id=145590 project_image_fid=359527]</p>

<p><a href="https://www.apartments.com.au/developers/vitale-property-group">Vitale Property Group</a> Managing Partner Chris Vitale said the project's combination of scale, location and limited future supply was driving buyer demand.</p>

<p>"There isn't another beachfront holding in Byron Bay of this size and position that could be developed again," Vitale said.</p>

<p>"Buyers are responding to the scarcity and the irreplaceability of a site of this calibre and to floorplans they can't find elsewhere in the market.</p>

<p>"We are seeing buyers place significant value on quality, space, design, resort-style amenities and the rarity of the location. The sales achieved to date demonstrate that discerning purchasers recognise the long-term significance of what is being created at EADE Byron Bay.</p>

<p>"Many are coming from larger homes in the Byron region, or from Sydney, Melbourne and Brisbane, and are after the space, security and convenience, without the upkeep of a house."</p>

<p>&nbsp;</p>

<p>[smartcode_project:default project_id=145590 project_image_fid=359523]</p>

<p>The Byron Bay project follows Vitale Property Group's delivery of the Mondrian Hotel and Private Residences at Burleigh Heads, with EADE continuing the developer's focus on luxury coastal developments.</p>

<p>Residents will have access to a resort-style swimming pool, gymnasium, sauna, cold plunge pool, concierge services and dedicated workspaces, while the project is targeting an 8-Star Green Star rating.</p>

<p>EADE Byron Bay is being exclusively marketed by Projx Australia in conjunction with WHITEFOX Projects.</p>

<p>WHITEFOX National Projects Director Phillip Rand said demand had been driven predominantly by owner-occupiers.</p>

<p>"We are seeing buyers at EADE place significant value on quality, space, design, resort-style amenities and the rarity of this location," Rand says.</p>

<p>"The sales achieved to date demonstrate that purchasers at this level recognise the long-term significance of what is being created at EADE Byron Bay."</p>

<p>Residences at EADE Byron Bay are currently priced between $4.75 million and $15.95 million.</p>

<p>&nbsp;</p>

<p>&nbsp;</p>

<p>&nbsp;</p>

<p>&nbsp;</p>

<p>&nbsp;</p>

<p>[smartcode_project_cta:default project_id=145590]</p>


Vitale breaks Byron Bay records with EADE sales flurry 

<p>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.</p>

<p>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;</p>

<p>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.</p>

<p>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.</p>

<p>Even in the low seasons of May and June, occupancy levels reach around 40 per cent.</p>

<p><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" /></p>

<p>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</p>

<p>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.</p>

<p><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" /></p>

<p>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.<span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><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" /></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span><span><span><span><span><span><span>​</span></span></span></span></span></span></p>

<p>The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;</p>

<p>Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.</p>

<p>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;</p>

<p>Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.</p>


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

<html><body>
<div class="separator">
<span style="line-height: 1.3em;">I noted</span><span style="line-height: 1.3em;"> recently that it pays to be wary when studies invariably reveal that the "strongest" property price growth over a carefully specified time period proves to be in a random suburb located somewhere to the west of White Cliffs which you've almost inevitably never heard of.</span>
</div>
<div class="separator"> </div>
<div class="separator">Most likely the sample size for the data series is inappropriately miniscule, and the movements in median price are thus inclined to lurch around accordingly.</div>
<div class="separator"> </div>
<div class="separator">There was recently some debate, for example, as to whether property prices have actually been soaring even in regional New South Wales towns where the population has been in decline.</div>
<div class="separator"> </div>
<div>Sure, low interest rates have sparked a boom in Sydney property prices...but out in the sticks and even where the population is declining? <span>I don't believe so - that wouldn't make any sense at all! </span>
</div>
<div class="separator"> </div>
<div class="separator"><strong><span style="text-decoration: underline;">Regional median prices</span></strong></div>
<div class="separator"> </div>
<div>Check out in the two charts below the median price data for Lightning Ridge and Walgett which were two of the quoted suburbs where the median prices have apparently boomed by more than +75 per cent over the past decade despite being home to reportedly declining populations.  </div>
<div> </div>
<div>As you can see there are so few sales in any given month - indeed, there are zero transactions in many instances - that even the smoothed 6mMA average median prices can comfortably more than double (or halve) in the matter of only a few months.<br><br>The median price data is to all intents and purposes meaningless.</div>
<div> </div>
<div><a href="/images/2015/10/06/1%20-%20Lightning%20Ridge%20MEdian%20Prices.jpg" target="_blank">Click to enlarge</a></div>
<div><img src="/images/2015/10/06/1%20-%20Lightning%20Ridge%20MEdian%20Prices.jpg" alt=""></div>
<div> </div>
<div><a href="/images/2015/10/06/2%20-%20Walgett%20Median%20Price.jpg" target="_blank">Click to enlarge</a></div>
<div><img src="/images/2015/10/06/2%20-%20Walgett%20Median%20Price.jpg" alt=""></div>
<div> </div>
<div>
<div>
<strong><span style="text-decoration: underline;">Like-for-like sales</span></strong><br><br>If you want to work out what is really happening to house prices in a suburb, you ideally need to look at resales of the same properties.</div>
<div> </div>
<div>And even then you need to find like-for-like sales or else improvements can skew the data viciously higher. </div>
<div> </div>
<div>Take the below 1,000sqm block in Lightning Ridge which according to my sales history database appears at first blush to have increased in value to by an outlandish 1,400 per cent since 2003! </div>
<div> </div>
<div>Until, that is, you realise that the owner has recently developed the block with two brand new homes - a 4 bedroom house and a 2 bedroom home - with a combined rental of $550/week.<br><br>This is fairly typical of price action which skews the median price data upwards, but it is clearly manufactured rather than endogenous growth.</div>
<div> </div>
<div><a href="/images/2015/10/06/Screen%20Shot%202015-10-06%20at%209.47.04%20AM.png" target="_blank">Click to enlarge</a></div>
<div><img src="/images/2015/10/06/Screen%20Shot%202015-10-06%20at%209.47.04%20AM.png" alt="" width="861" height="655"></div>
<div> </div>
<div><span>If you look at genuinely like-for-like sales in Lightning Ridge, however, such as the below recent sale on a 1,110sqm block, you'll find that capital growth over the past quarter of a century or so has been much closer to zero per cent. </span></div>
<div><span> </span></div>
<div><a href="/images/2015/10/06/Screen%20Shot%202015-10-06%20at%209.48.32%20AM.png" target="_blank"><span>Click to enlarge</span></a></div>
<div><span><img src="/images/2015/10/06/Screen%20Shot%202015-10-06%20at%209.48.32%20AM.png" alt="" width="786" height="571"></span></div>
<div> </div>
<div><span>And it's a similar story in nearby Walgett, with the below house having achieved capital 'growth' over the past 25 years of negative $1,000.</span></div>
<div><span> </span></div>
<div><a href="/images/2015/10/06/Screen%20Shot%202015-10-06%20at%209.50.55%20AM.png" target="_blank"><span>Click to enlarge</span></a></div>
<div><span><img src="/images/2015/10/06/Screen%20Shot%202015-10-06%20at%209.50.55%20AM.png" alt="" width="771" height="554"></span></div>
<div>
<div>As for booming prices in Hay, which was another suburb quoted as having boomed by more than +70 per cent despite a declining population, there also appears to be very little exciting to see here when you look at like-for-like resales over time, with total capital growth since 2006 on this example property of only $1,000.</div>
<div> </div>
<div>Click to enlarge</div>
<div><img src="/images/2015/10/06/Screen%20Shot%202015-10-06%20at%209.52.21%20AM.png" alt="" width="773" height="516"></div>
</div>
<div><span> </span></div>
<div>
<div class="separator">Yet anothern NSW suburb which is quoted as having soared in value by more than +70 per cent despite its declining population was Brewarinna. </div>
<div class="separator"> </div>
<div class="separator">Over the past year the suburb has recorded median price growth of precisely +25.00 per cent - with the median price having increased to exactly $100,000 - apparently impressive numbers, even if they do appear to be suspiciously round in nature.</div>
<div class="separator"> </div>
<div class="separator">It's only when you realise that the entire data series is based on the grand total of eleven home sales that you realise how meaningless the median price data really can be.  </div>
<div class="separator"> </div>
<div class="separator"><strong><span style="text-decoration: underline;">The wrap</span></strong></div>
<div class="separator"> </div>
<div class="separator">Now don't get me wrong, I am very much on board with the argument that easy credit flows can be and is one of the primary drivers of dwelling prices.</div>
<div class="separator"> </div>
<div class="separator">Indeed, it is the very fact that today folk can borrow money at a 4 per cent cost of capital instead of double digit mortgage rates which is perhaps <em><strong>the</strong> </em>most significant factor in rising dwelling prices. </div>
<div class="separator"> </div>
<div class="separator">What I am saying, however, is that median dwelling prices in regional towns should be treated with a great deal of caution, if not dispensed with altogether.</div>
<div class="separator"> </div>
<div class="separator">As a penultimate point, I would also question whether a Sydney suburb where the population has ticked down by -0.2 per cent really has a "declining" population, when this is more likely to be simply a shift in the composition of households.</div>
<div class="separator"> </div>
<div class="separator"><a href="/images/2015/10/06/Screen%20Shot%202015-10-06%20at%209.53.53%20AM.png" target="_blank">Click to enlarge</a></div>
<div class="separator"><img src="/images/2015/10/06/Screen%20Shot%202015-10-06%20at%209.53.53%20AM.png" alt="" width="773" height="339"></div>
<div class="separator">
<div class="separator">Indeed, it is the very <a href="https://petewargent.blogspot.co.uk/2015/03/population-growth-and-property-price" target="_blank">l</a>ack of population growth in some landlocked suburbs - reflective of the fact that they are fully built out - which makes them more appealing for investment purposes. </div>
<div class="separator"> </div>
<div class="separator">On a related note, you'd have a tough time convincing the residents of, say, Orange, Dubbo, Lismore or Parkes of their supposedly declining populations, whatever the suburb level or LGA stats may say...but that's a debate for another day! </div>
<div class="separator"> </div>
<div class="separator">
<p><span><em>PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.</em><br></span></p>
<p><em>His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.</em></p>
</div>
</div>
</div>
</div>
</body></html>

pwargent-M4siyDbqQY

Rubbery suburb median prices: Pete Wargent

<html><body>
<p><span>It was a quiet week for auctions this week due to the grand finals and the Labour Day long weekend. </span></p>
<p><span>841 properties were taken to auction across the combined capital cities and the preliminary clearance rate was recorded at 69.6 per cent, the lowest clearance rate since the second week of February. In comparison, last week was the busiest week for auctions since the end of March with 2,835 auctions held, however the final clearance rate was only 69.7 per cent. Over the same weekend last year, when only the NRL grand final was being played (The AFL grand final was held a week earlier) almost twice as many auctions were held (1,650); however the clearance rate was a lower 66.9 per cent.<br></span></p>
<p><a href="/images/2015/10/06/20151006-capital-city.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/10/06/20151006-capital-city.jpg" alt="" width="837" height="630"></span></p>
<p> </p>
<p><span>Across </span><strong>Melbourne</strong><span>, 90 auctions were held this week and the preliminary clearance rate was recorded at 67.7 per cent, the third lowest clearance rate for the year, compared to last week’s final clearance rate of 72.7 per cent across 1,201 auctions. This time last year, 69.1 per cent of the 912 properties taken to auction sold. Across Melbourne’s individual sub-regions, the strongest performer in terms of clearance rate this week was the North West region, where 8 of the 10 reported auctions were successful. Meanwhile, the South East region was host to the highest number of auctions (21).</span></p>
<p><a href="/images/2015/10/06/20151006-Melbourne.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/10/06/20151006-Melbourne.jpg" alt="" width="682" height="447"></span></p>
<p> </p>
<p><span>In </span><strong>Sydney</strong><span>, preliminary results show a clearance rate of 71.4 per cent across 448 results, with a total of 567 auctions held across the city this week. Last week, the clearance rate was 71.7 per cent across 1,200 auctions. Looking at last year, there were 473 auctions held and a clearance rate of 76.4 per cent was recorded. The Inner West region of Sydney, where 32 auction results have been reported with a clearance rate of 90.6 per cent, is the strongest performing sub-region this week. City and Inner South (79.4 per cent), and North Sydney and Hornsby (78.2 per cent) also recorded strong clearance rates.</span></p>
<p><a href="/images/2015/10/06/20151006-Sydney.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/10/06/20151006-Sydney.jpg" alt="" width="709" height="480"></span></p>
<p> </p>
<p><strong>Brisbane</strong><span> was host to 118 auctions this week, down from 203 last week and similar to last years 117. Of the 87 results reported so far, 64.4 per cent have sold, up from last week’s final clearance rate of 54.9 per cent and the 47.4 per cent clearance rate recorded last year. This week, 28 </span><strong>Gold</strong><span> </span><strong>Coast</strong><span> auction results have been reported and the preliminary clearance rate based on these results is 42.9 per cent.</span></p>
<p><a href="/images/2015/10/06/20151006-Brisbane.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/10/06/20151006-Brisbane.jpg" alt="" width="726" height="487"></span></p>
<p> </p>
<p><span>There were 32 </span><strong>Adelaide</strong><span> homes taken to auction this week with a preliminary clearance rate of 71.4 per cent across 28 results. This week’s clearance rate is higher than both last week, when 68.1 per cent of the 127 auctions sold, and this time last year, when a clearance rate of only 53.7 per cent was recorded across 63 auctions.</span></p>
<p><a href="/images/2015/10/06/20151006-Adelaide.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/10/06/20151006-Adelaide.jpg" alt="" width="803" height="542"></span></p>
<p> </p>
<p>Just 10 auctions were held in <strong>Perth</strong> this week, significantly lower than both last week (25) and last year (23). Perth’s clearance rate was 75.0 per cent this week, up from 31.6 per cent last week and 25.0 per cent last year.</p>
<p>Across <strong>Canberra</strong>, the preliminary clearance rate was 53.8 per cent across 13 results. Last week, Canberra’s clearance rate was 58.5 per cent, while one year ago, only 29.3 per cent of auctions were successful.</p>
<p>Of the 4 auctions held in <strong>Tasmania</strong> this week, there were 2 successful sales.</p>
</body></html>

smiller-vwPjRHTkST

Grand finals upstage capital city auction markets: Shana Miller

<html><body>
<p><span style="line-height: 1.3em;">As I sat eating dinner with my two sons, the perfect opportunity arose to explain why investing early is so important.</span></p>
<p>The telly was on and the news story was about uni students degree costs increasing with some changes that the government was proposing to introduce. There was all types of hysteria being reported about degrees costing around $120,000.</p>
<p>I turned to my thirteen year old son and said..."and that's why you need to get into property investing early". </p>
<p>"Yes I'd love for you to have a uni degree but if you can get started on your property investing early then this will build your wealth faster than your first job can fresh out of uni."</p>
<p>I went on to give him a quick overview on how property investing works. It went something like this...</p>
<p>"When you turn eighteen and have some kind of job, you can buy a little apartment somewhere, we'll use the term deposit money we've been saving for the deposit because that's been growing using compound interest." </p>
<p>"What's that?" he said.</p>
<p>"It's earning interest from the bank on what you've saved. Then you add the interest each month to your savings and earn interest on the total amount. This keeps on growing, like magic!" I said "You don't have to do anything but keep putting a bit more money in the account".</p>
<p>"Ok, let's get back to that small apartment you'll be buying. Someone will want to live in that little place of yours and they'll pay YOU rent.  You'll be a landlord!  Whilst the rent may not quite cover all your costs, the government might give you a little bit to help as well".</p>
<p>"wow" he said..."that's cool of them".</p>
<p>Then I thought I'd better explain that he will be paying tax on some of the money he earns. "What's tax?" he asked. </p>
<p>I could see my dinner quickly turning into an economics lesson.  But keeping it really simple I just said "Tax is the money we have to pay to the government when we earn money. They use it to provide stuff for the community like schools and hospitals".</p>
<p>After this very simple overview, I could see him starting to understand.</p>
<p>I said "when you sell this little unit ten or twenty years later, it could be worth double or triple what you paid for it".  And, if you renovate it - add value - you will get more for it.</p>
<p>He was already aware of the concept of adding value thanks to the chats in the car on the way to my development sites.</p>
<p>As he got up to clear the table, I think my message got through when he turned and said, "you know when the value of the house goes up that's like the compound interest magic too isn't it?"</p>
<p>"Yes my darling it is!" I said, ..."but the magic only works if you hold onto the property for a long time."</p>
<p>"OK then", he said. "How much will you give me if I do the dishes tonight mum?". </p>
<p>I laughed and said, that's your job anyway but I have other jobs you can do to earn some extra cash.</p>
<p>My hope is that these little chats all start to gel over time and the concept of starting to invest in property early is put into action in a few years time. We'll see.</p>
<p><em>Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.</em></p>
</body></html>

jochivers-wq5Bp59R5a

Dinner time economics: Jo Chivers

<html><body>
<p><span>CoreLogic RP Data’s preliminary auction clearance rate was recorded at 77.0 per cent this week, across a total of 1,790 reported auctions. Auction volumes rose over the week, up from 1,903 the previous week to 2,378 this week, the largest number of capital city auctions held since 10 weeks ago. </span></p>
<p><span>A</span><span style="line-height: 1.3em;">long with the increase in the number of homes taken to auction, the preliminary clearance rate this week (77.0 per cent) was also higher than the previous week (74.6 per cent) and conditions across the auction market remain stronger than they were one year ago, when 68.0 per cent of the 1,555 homes taken to auction sold.</span></p>
<p><a href="/images/2015/08/10/20150810-capital-city.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/08/10/20150810-capital-city.jpg" alt="" width="680" height="508"></span></p>
<p> </p>
<p><span>As Australia’s largest auction market, </span><strong>Melbourne’s</strong><span> auction market remained strong this week, with a preliminary clearance rate of 78.6 per cent, compared to the previous week, when the clearance rate for the city was 78.2 per cent. The number of homes taken to auction in Melbourne this week was 1,057, up from 787 last week. One year ago, Melbourne’s auction clearance rate was 69.6 per cent across 774 auctions. Across the individual sub-regions of Melbourne, there were three regions where the clearance rate was over 80 per cent this week; Inner Melbourne (80.5 per cent), Inner East Melbourne (81.1 per cent) and Outer East Melbourne (85.6 per cent).</span></p>
<p><a href="/images/2015/08/10/20150810-Melbourne.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/08/10/20150810-Melbourne.jpg" alt="" width="700" height="475"></span></p>
<p> </p>
<p><span>After its record strong performance at the start of the year, </span><strong>Sydney’s</strong><span> auction market is starting to show some signs of slowing down. In saying this, Sydney’s preliminary results this week showing that 77.8 per cent of the 711 reported results sold. In comparison, last week 76.0 per cent of Sydney auctions were successful, while last year the clearance rate was 74.7 per cent. The number of auctions across the city is much higher this week (1,008) than last week (825) and substantially higher than at the same time last year when just 530 homes went to auction. This week, the two strongest performing Sydney sub-regions were Northern Beaches and Inner West, where more than 93 per cent of the reported results for each region were successful.</span></p>
<p><a href="/images/2015/08/10/20150810-Sydney.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/08/10/20150810-Sydney.jpg" alt="" width="778" height="535"></span></p>
<p> </p>
<p><strong>Brisbane’s</strong><span> preliminary clearance rate this week was 61.8 per cent, up from 57.9 per cent last week and significantly stronger than the 33.3 per cent from one year ago. There were 141 auctions across the city this week, similar to the number held last week (144) and higher than the 123 held one year ago. Further south of Brisbane, the </span><strong>Gold</strong><span> </span><strong>Coast</strong><span> saw 14 auction results reported this week, with 35.7 per cent selling.</span></p>
<p><a href="/images/2015/08/10/20150810-Brisbane.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/08/10/20150810-Brisbane.jpg" alt="" width="721" height="486"></span></p>
<p> </p>
<p><span>This week, </span><strong>Adelaide’s</strong><span> preliminary clearance rate was 81.4 per cent, a strong result for the city with 43 results from the 76 auction reported so far. In comparison, last week’s clearance rate for the city was 67.7 per cent and 69.1 per cent at the same time last year. The number of auctions across the city remained steady this week, with 76 held this week, compared to 75 last week and 61 at the same time last year.</span></p>
<p><a href="/images/2015/08/10/20150810-Adelaide.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/08/10/20150810-Adelaide.jpg" alt="" width="792" height="538"></span></p>
<p> </p>
<p>The preliminary auction clearance rate for <strong>Perth</strong> was 44.4 per cent this week, with 18 results reported so far. There were 28 Perth auctions held this week, compared to 23 last week, when the final clearance rate was 40.0 per cent and 25 last year, when 57.9 per cent of the auctions were successful.</p>
<p>There were 59 <strong>Canberra</strong> auctions this week and the preliminary clearance rate of 81.1 per cent is higher than last week (72.2 per cent) and one year ago (55.2 per cent).</p>
<p>So far, 7 <strong>Tasmanian</strong> auction results have been reported to CoreLogic RP Data and of these 6 were sold.</p>
</body></html>

Adelaide, Canberra, Tasmania preliminary clearance rates above 80%: Shana Miller

<html><body>
<p>This week there were 2,103 capital city auctions held and the preliminary clearance rate was 76.3 per cent across 1,704 results.</p>
<p>This week’s clearance rate represents a small fall from last week (76.9 per cent) and auction volumes are lower (2,512). Last year, the final auction clearance rate was 70.8 per cent, indicating that conditions across the auction market still remain stronger than at the same time last year; however the gap between the clearance rate is no longer as large as we saw earlier in the year. At the same time last year, 1,569 auctions were held, significantly lower than the number held this week.</p>
<p><a href="/images/2015/08/17/20150817-Combined-capitals.jpg" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2015/08/17/20150817-Combined-capitals.jpg" alt="" width="779" height="588"></p>
<p><span>Across </span><strong>Melbourne</strong><span>, 902 auctions were held this week, with a preliminary clearance rate of 76.5 per cent. This week’s clearance rate for Melbourne is lower than last (78.5 per cent), but higher than one year ago (73.3 per cent). Similarly, the number of auctions is lower than last week (1,085) and higher than a year ago (727). This week, there was only one Melbourne sub-region where the clearance rate was above 80 per cent. Outer East Melbourne saw 86.4 per cent of the 59 reported results sell. Following on from this, the second highest clearance rate for the week was across South East Melbourne at 78.5 per cent.</span></p>
<p><a href="/images/2015/08/17/20150817-Melbourne.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/08/17/20150817-Melbourne.jpg" alt="" width="748" height="506"></span></p>
<p> </p>
<p><span>There were 907 </span><strong>Sydney</strong><span> auctions held this week and across the 702 reported results, 80.3 per cent were successful, pushing the cities clearance rate back above the 80 per cent mark for the first time in 5 weeks, so it will be interesting to see if the final results remain this high. Over the previous week, Sydney’s clearance rate was 78.3 per cent and 76.2 per cent last year. This week’s preliminary clearance rate for the city is 4.1 percentage points higher than one year ago, a much less significant difference than earlier this year when the gap between this year and last year’s clearance rate was consistently around the 10-15 per cent mark. So far, all of the 13 results reported to CoreLogic RP Data for the Outer South West region were sold; however there are still 9 results yet to be captured. The Inner West (86.6 per cent), City and Inner South (85.9 per cent) and North Sydney and Hornsby regions (85.1 per cent) were all strong contributors to Sydney’s strong preliminary result this week.</span></p>
<p><a href="/images/2015/08/17/20150817-Sydney.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/08/17/20150817-Sydney.jpg" alt="" width="746" height="512"></span></p>
<p> </p>
<p><span>This week, </span><strong>Brisbane’s</strong><span> preliminary clearance rate was 60.2 per cent across 93 reported results. There were 130 homes taken to auction across the city this week, compared to 147 last week and 98 at the same time last year. Last week, Brisbane’s clearance rate was 61.1 per cent, while one year ago exactly half of all the reported auctions were sold. So far this week, 23 </span><strong>Gold</strong><span> </span><strong>Coast</strong><span> auction results have been reported, with 15 sales, representing a success rate of 65.2 per cent.</span></p>
<p><a href="/images/2015/08/17/20150817-Brisbane.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/08/17/20150817-Brisbane.jpg" alt="" width="760" height="513"></span></p>
<p> </p>
<p><strong>Adelaide’s</strong><span> preliminary clearance rate is 71.2 per cent this week, falling from 77.4 per cent last week (the strongest result for the city since early April) and higher than one year ago, when 65.6 per cent of auctions recorded a sale.</span></p>
<p><a href="/images/2015/08/17/20150817-Adelaide.jpg" target="_blank"><span>Click to enlarge</span></a></p>
<p><span><img src="/images/2015/08/17/20150817-Adelaide.jpg" alt="" width="747" height="510"></span></p>
<p> </p>
<p>The clearance rate for <strong>Perth</strong> was just 23.1 per cent this week based on preliminary results. Last week 50.0 per cent of Perth auctions were successful, while one year ago the cities clearance rate was 40 per cent.</p>
<p>There were 50 <strong>Canberra</strong> homes taken to auction this week, with 77.4 per cent selling. Over the previous week, a 74.1 per cent clearance rate was recorded and one year ago 51.2 per cent of reported results were successful.</p>
<p>Across <strong>Tasmania</strong> 5 auction results have been reported this week, with 3 sales.</p>
</body></html>

Combined capital city clearance rate remains steady: CoreLogic RP Data's Shana Miller

<html><body>
<p><span>We have been advising our clients for some time that the banks have become harder to deal with, than this time last year. Since those comments we have introduced internal measures to help our buying clients AND the banks have put investor rates up. Ok, the banks are being prudent, aren’t they?</span></p>
<p><span>Yes, but hey, there is a bigger picture here that the banks and the government are not seeing or maybe are choosing to ignore.</span></p>
<p><span><strong>Are banks being fair to locals?</strong></span></p>
<p><span>Question:  <strong>Are our local banks involved in some form of inadvertent, bizarre reverse prejudice by pulling interest rate and other restrictive lending levers for locals.</strong></span></p>
<p><span>As any local buyer will acknowledge, it is already very difficult to compete against the huge Asian inflow of money. Asian buyers have more financial options eg currency swapping, than the local Australian buyers do.</span></p>
<p><span>Are we seeing a repeat of the 1960s where the banks wanted to encourage new building, so they made it easy for locals to borrow to build new in Doncaster, while making it more difficult for locals to borrow and buy second hand in Albert Park? The Greek and Italian migrants who at the time had more money raising abilities than the locals, took full advantage of this when walking off the boat and bought en masse in Albert Park, Port Melbourne and Middle Park with minimal competition.</span></p>
<p><span>The Asian buying influx is a lot, lot bigger now than the Greek and Italian influx of those times.</span></p>
<p><span>Since the FIRB changes of 2009 which opened and never shut the floodgates to overseas investment, large amounts of land and huge numbers of established homes in Inner Melbourne have been and are continuing to be bought by overseas investors. This seems to be what the Australian governments of both political persuasions want – ok, that is the government’s call – that’s not the point of this article – that’s for another time.</span></p>
<p><span>Our policy at James is clear – we act for local and overseas clients without internal policy bias.</span></p>
<p><span>Our point is that the locals (your children and my children) <strong>need to be on as level a playing field as possible when it comes to being able to compete against buyers from Asia.</strong></span></p>
<p><span>Otherwise the banks/governments maybe subjecting some of our clients, locals, your/my children etc to a form of bias which we find totally unacceptable and outside our values of Australian fair play.</span></p>
<p><span>The banks, for no doubt very good reasons in their mind, are making it harder for locals to buy – but they may not slow the surge, as they intend. All they may do, is make it a lot easier for overseas buyers to buy near schools, buy in good streets, buy the established homes; as fewer local buyers have the ability to compete against the more sophisticated money from China and other Asian countries.</span></p>
<p><span><strong>We think this is seriously unfair on local Australians if it plays out as it looks like it may.</strong></span></p>
<p><span>Local banks need to be helping local buyers, not making it harder – guys, it’s already bloody hard enough for local buyers.</span></p>
<p><span>When are people of influence going to stand up for our children and for local buyers – who want to live locally.</span></p>
<p><span><strong>If the government and banks want the market to ease, go to the source of the creation – huge and unabated overseas demand.</strong></span></p>
<p><span>Banking leaders please look at what you may be inadvertently doing if you carry on your latest policy directions.</span></p>
<p><span><strong>This current market is not being driven by local interest rates</strong> – this current market is being driven by overseas demand and if you continue to weaken the local competition by restricting their ability to borrow (which no doubt is based on good intentions); all you may be doing is making it even easier for overseas buyers to buy, while making it harder for some of our clients, locals and our/your children to buy.</span></p>
<p><span><strong>Is that fair? No, it is not fair.</strong></span></p>
<p><span><em>Mal writes weekly auction reports, advice and in-depth market analysis on</em><strong><em> <a href="https://www.jamesbuyeradvocates.com.au/" target="_blank">James' website</a></em><span>.</span></strong></span></p>
</body></html>

maljames-vHwm28JUAa

Our banks are not being fair on local buyers: Mal James

<html><body>
<p><span style="line-height: 1.3em;">Whether you are building a single house, duplex or multi unit development, there is one essential building material that we always include. This item is not mandatory or compulsory in most cases, however Property Bloom has three good reasons why we include it. </span></p>
<p><span>We are talking about sarking beneath a tiled roof. </span><em>Sarking</em> is a pliable membrane that sits under roof tiles, usually silver in colour. </p>
<p>I've been watching as a new house is being built in my street.  As the roof was going on, I noticed they had not used sarking. The house is being built by one of the parents at my son's school who I know. So when I saw them next, I casually mentioned to them that I'd seen the roof had now been finished but there was no sarking. They said they had ummed and ahhed about it and decided not to spend the extra money on something no one is going to see. Big mistake I thought, but I didn't say that as it was too late for them to change their mind. Their bedrooms are all upstairs and the house faces west.  I know how hot it will get up there but that's not the only reason they should have considered it. </p>
<p>So here's my reasons why we include sarking on our all Property Bloom developments:</p>
<p>1. Waterproofing. This is my number one reason. If you get a cracked roof tile, which is easy enough to occur in a big storm particularly if there are trees close by, sarking will assist in keeping out the moisture. Leaking roofs are your worst enemy. Once water seeps through the plasterboard, it can get expensive to repair and can also cause electrical damage. </p>
<p>2. Insulation. This is a pretty good reason, particularly in a long, hot summer. We are seeing our temperatures rising and if you're sleeping just a few meters from your roof void, then chances are you are going to be hot or spend a lot of money on cooling this area. Sarking i<span>mproves the thermal performance by up to 97%* and helps to provide a more energy efficient and comfortable home.</span></p>
<p>*CSR Bradford</p>
<p>3. Dust. Sarking helps keep dust out of your roof void. If you have access into the roof void for storage or maybe thinking of creating an attic room, then minimising dust is a good thing. Also, if you have down lights or sky lights in your ceiling and no sarking, you may find dust can filter down into the living area through any tiny gaps created by ceiling fittings.  </p>
<p>On a typical Property Bloom duplex project, our builder charges about $1,800-$2,000 more for sarking and to me this is a small price to pay to ensure you have the highest of quality roof protection for your property. The last thing we want is for our clients to experience complaints from tenants down the track that their roof is leaking. </p>
<p>Sarking is compulsory in bushfire rated areas and provides compliance to BAL bush fire ember attack requirements. </p>
<p>So don't scrimp on your roof, it'll be a good investment plus provide peace of mind. </p>
<p><em>Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.</em></p>
<p> </p>
</body></html>

One important building material to include in your construction: Jo Chivers

<html><body>
<div>Although commentary often tends to focus on the dollar value of loans written in the housing market (which in the case of Sydney have been going through the roof) the actual number of home loans being written in Australia on a monthly basis is still some way below the levels seen across 2006-8. </div>
<div> </div>
<div>In Sydney home loan volumes have even been tracking well below where they were in 2003 when the headount of the harbour city was considerably smaller, though the past two months of figures have recorded a big surge which is not yet fully reflected in the trend data. </div>
<div> </div>
<div>Looking at the high level figures the trend in home loan volumes has generally been up for the three most populous states since 2012, but transaction volumes can hardly be said to be high compared to where they have been in the past. </div>
<div> </div>
<div>Volumes have been trending down in Western Australia since July 2014, while the trend in the Northern Territory for want of a better word has "crashed" by a third since September and is threatening to soon take out the lowest levels seen in more than a decade. </div>
<div> </div>
<div>Home loan activity levels in South Australia are...flatlining. </div>
<div> </div>
<div><a href="/images/2015/09/15/HF1.jpg" target="_blank">Click to enlarge</a></div>
<div> </div>
<div><img src="/images/2015/09/15/HF1.jpg" alt=""></div>
<div> </div>
<div><span>A similar pattern is also evident when looking at the below chart of home loans by property type, with home loans to purchase established properties in a multi-year uptrend but still not even close to previous heights.</span></div>
<div><span> </span></div>
<div><a href="/images/2015/09/15/hf5.jpg" target="_blank"><span>Click to enlarge</span></a></div>
<div><span> </span></div>
<div><span><img src="/images/2015/09/15/hf5.jpg" alt=""></span></div>
<div> </div>
<div> </div>
<div>
<div><strong><span style="text-decoration: underline;">Stamp</span></strong></div>
<div> </div>
<div>There are a number of reasons for these muted home loans volumes, not least the more significant market share of investors seen through this cycle in Sydney and Melbourne in particular.</div>
<br><span>I'll offer another: stamp duty.</span><br><br><div>With rising property prices already pushing the boundaries of detached housing affordability in Sydney and Melbourne close to breaking point, stamp duty - a levy which is ratcheted up as the purchase price increases - acts as a further disincentive to trade.</div>
<div> </div>
<div>This has long been an issue in London at the premium end of the market, where plainly ridiculous<a href="https://www.gov.uk/stamp-duty-land-tax/residential-property-rates" target="_blank"> </a>rates of stamp duty above GBP 925,000 absolutely discourage buying and selling, and instead encourage owners to sit on prime location sites for as long as they feasibly can. </div>
<div> </div>
<div>I can't speak for others, but certainly whenever I've written a stamp duty cheque to the OSR the last thing I am thinking of is subsequently selling a property, and indeed neither my wife nor I have ever sold a property in 19 years, in part for that very reason.</div>
<div> </div>
<div>While stamp duty can serve one useful purpose in making the market more stable and less attractive to "flippers", it also discourages labour market mobility and creates a royal pain in the tail for homeowners who are required relocate for work. </div>
<div> </div>
<div>Arguably both homeowners and investors are becoming more inclined to such buy and hold strategies while accepting that there will be inevitable market downturns, in part because the transaction costs are so punitive: buy, hold, and hold some more. </div>
<div> </div>
<div><strong><span style="text-decoration: underline;">First homebuyers</span></strong></div>
<div> </div>
<div>On a related note, the share of first homebuyers loans in the market has trended down to 15.4 per cent, which is at least a couple of full percentage points below what was seemingly becoming the norm before the financial crisis struck (whereupon market incentives led to an enormous spike in first homebuyer market share). </div>
<div> </div>
<div>We know that the data may be incompete, but affordability - and specifically the deposit hurdle - is playing an obvious role here too, nudging a proportion of first time buyers towards buying an investment property as a first step onto the housing ladder instead of a place of residence. </div>
<div> </div>
<div><a href="/images/2015/09/15/HF3.jpg" target="_blank">Click to enlarge</a></div>
<div> </div>
<div><img src="/images/2015/09/15/HF3.jpg" alt=""></div>
<div> </div>
<div>
<div>Stamp duty is a key consideration for first homebuyers or new market entrants too.</div>
<div> </div>
<div>It is often said or implied that first homebuyers should start with an entry level property and then look to trade up later, but with the average first homebuyer <strong>loan</strong> <strong>size </strong>now passing $340,000, new entrants to to the market must be seriously considering how many times in their lives they want to be trading property. I know that I would be. </div>
<div> </div>
<div><a href="/images/2015/09/15/HF4.jpg" target="_blank">Click to enlarge</a></div>
<div> </div>
<div><img src="/images/2015/09/15/HF4.jpg" alt=""></div>
<div> </div>
<div>
<strong><span style="text-decoration: underline;">Dwelling starts to peak in 2015</span></strong><br><br><div>A number of forecasts and indicators have suggested that dwelling starts could peak in 2015, and the new dwellings data does not contradict them, although with so many new builds being sold offshore to Asia through this cycle arguably this data series is a less useful indicator than it once was. </div>
<div> </div>
<div><a href="/images/2015/09/15/HF2.jpg" target="_blank">Click to enlarge</a></div>
<div> </div>
<div><img src="/images/2015/09/15/HF2.jpg" alt=""></div>
<div> </div>
<div>
<span>Construction loans written to owner-occupiers have also been trending down in recent months.</span><br><br><div>On the other hand the rise in property prices and associated equity gains has for some time been predicted to cause a renovations boom. Certainly this is what we witnessed through 2003 as the preceding Sydney market boom approached its peak. </div>
<br><div>There has already been a decent uplift in renovations activity in Sydney, but the "alts &amp; adds" figures to date have barely even hinted at much going on elsewhere. </div>
<div> </div>
<div><a href="/images/2015/09/15/HF6.jpg" target="_blank">Click to enlarge</a></div>
<div><img src="/images/2015/09/15/HF6.jpg" alt=""></div>
<div> </div>
<div><span>Driving around Brisbane it certainly "feels" as though there is more renovation work underway, but this may just be good old anecdotal evidence giving a bum steer. </span></div>
<div><span> </span></div>
<div>
<p><span><em>PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.</em><br></span></p>
<p><em>His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.</em></p>
</div>
</div>
</div>
</div>
</div>
</body></html>

Property hot, but volumes not: Pete Wargent

<html><body>
<p><span style="line-height: 1.3em;">You’ve found what you think is a brilliant development site.  Now it’s time to jump on that roller coaster and start the ride of your life as you commence the analysis process.  Will the project be feasible?  What is feasible anyway?  </span></p>
<p>Feasible is really another word for “is it going to be financially worth it for you to spend your time, energy, money, blood, sweat and tears developing this site?”</p>
<p>Some advice I can give you about property investing and anyone in property will also tell you, to stay emotionally unattached to the property, as this is where bad decisions can be made. I have seen it many times and this is where it can all come undone.</p>
<p>Firstly, it’s important to determine your development strategy and your investing criteria prior to looking for a development site.  Your strategy may include:</p>
<ul>
<li>Land Subdivision</li>
<li>Renovate an existing dwelling</li>
<li>Dual occupancy or low density development</li>
<li>Renovate an existing dwelling and build new villas/units also on the land</li>
<li>Medium density development</li>
<li>All of the above</li>
</ul>
<p>Your budget will help to determine your development strategy. A simple land subdivision will be less costly (but not necessarily quicker) than a larger villa/unit development for instance. </p>
<p>As part of your strategy, you will need to think about what profit margin you would feel comfortable making from a development.   You may have heard about the ‘20% profit margin’ rule for developers?   Once all development costs are taken from the potential sale result of the properties, (when selling the properties) there will be a 20% profit margin.  Personally, I don’t always work back from a certain profit margin as I find this restrictive.  </p>
<p>Most Property Bloom clients are looking to boost their portfolios, create some equity and hold the new properties long term, so we also need to meet other criteria such as rental returns and depreciation benefits on completion.  </p>
<p>To determine the feasibility of a site, you will need to:</p>
<ul>
<li>Talk to an accountant who specialises in property and one who preferably develops property themselves as they can advise you on the best structure or entity to purchase under and explain the tax implications when developing such as GST and CGT.  </li>
<li>Meet with a finance broker or a bank to determine your budget and the best loan structure for your development.  It’s important to choose a lender that offers construction loans for more than one dwelling and find out what their lending criteria is around this i.e. not all residential lenders will lend to you for a four unit site for instance.  Check interest rates on these loans.</li>
<li>Meet with solicitor to determine their costs. They will check for restrictive covenants or easements that may affect the land. They will also make sure services are available and connected especially if you are developing in a new area as well as finalising the deal for you.</li>
<li>Read the local Development Control Plan (DCP) and Local Environment Plan (LEP) and speak with your council’s town planner to find out DA and CC (Construction Certificate) fees and charges. </li>
<li>Meet with an architect and builder to determine what you can build on the site and estimated construction costs.  Some builders offer standard designs which will save you design fees.  If they do this, then they will be familiar with the local planning requirements.  If you are not happy with a standard design, engage a local architect to design specifically for the site. Get a quote.</li>
<li>A surveyor will give you advice on the subdivision process and estimate costs relating to the subdivision including sewer extension and service connection costs.  </li>
<li>If you are time poor and/or inexperienced, then factor in a cost to use a project manager. The cost can be taken up in the depreciation schedule and you will save a lot of time.</li>
<li>Talk to real estate agents to determine the value of your development and rental returns on completion and their management costs if you are holding as this will have huge impact on the success of the feasibility.  It's important to take current market conditions into account.</li>
<li>Research other costs such as Stamp Duty and if there are any government grants applicable that  may offset some of the stamp duty, insurance costs and interest/holding costs.</li>
</ul>
<p>The aim is to keep the above costs to a minimum so you will receive a higher profit margin. At Property Bloom we have negotiated discounts with all our suppliers, builders and consultants. Even our preferred property managers give our clients a discounted management fee, so if you can do the same, you'll make a good saving.  </p>
<p>Compile a spread sheet for the costs or there are software programs available to help you with this process.</p>
<p>The more development sites you assess, the quicker you'll understand which ones are feasible and which ones just don't stack up. Have fun and enjoy the ride!</p>
<p><span style="line-height: 1.3em;"><em>Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.</em> </span></p>
</body></html>

Is that development project feasible? Jo Chivers

<html><body>
<p>I can count on the fingers of one of Homer Simpson’s hands the number of people who commentate on real estate and actually understand it.</p>
<p>There are plenty of people at the coalface of the industry who get real estate. It’s just that you’re never likely to hear about them in the media.</p>
<p>Among the public pontificators, there’s a lack of understanding about the drivers of events in real estate that’s become a contagion on the industry.</p>
<p>There certainly aren’t any journalists working for metropolitan newspapers who have any knowledge of market dynamics. It’s become very last century to actually know about the subject on which you write.</p>
<p>They compound their ignorance and confound their audience by seeking enlightenment from others who know little, notably economists. </p>
<p>When I consider all the economists who have been regular lecturers about real estate – Shane Oliver, Saul Eslake, Gerard Minack, Paul Bloxham, poor old Steve Keen, pretty much everyone who works for Moody’s, absolutely everyone employed by CommSec – I can’t think of one who understands this business.</p>
<p>Most of them employ the Graham Richardson method of media commentary – a big ego connected to a hyperactive mouth, without the intervention of coherent thought processes. It works a treat.</p>
<p>It’s how much noise you make that matters. Knowledge is optional.</p>
<p>There are specialist real estate research companies that should bring some expertise to the table, but they’re all so devoted to making money out of computer-generated numbers they don’t conduct any real analysis. They just shovel out median price data to generate publicity. Most of their employees could write their real estate smarts on the back of a postage stamp in crayon.</p>
<p>The lowest-common-denominator mistake they all make – and it’s the curse of real estate consumers trying to understand what’s going on – is that they generalise. To do more would require genuine real estate wisdom.<span style="line-height: 1.3em;"> </span></p>
<p>And because they generalise, they mislead and confuse – themselves and others.</p>
<p>This is why none of the chattering economists and others who sermonize on property can explain why this prolonged era of record low interest rates has managed to produce a property boom in only one Australian city.</p>
<p><span style="line-height: 1.3em;">They’re all so flummoxed by this that they pretend it’s not happening. Quoting a single generalised national figure to describe what happening to “Australian property values” is the limit of their contribution.</span></p>
<p>But the statement “Australian house prices rose 9.8% in the year to 30 June” (the latest ABS Property Price Index) is an absurdity, because prices have risen that much only in Sydney. In six of the eight capital cities, it’s been less than 3%, including two with “negative growth”.</p>
<p>If genuine market analysis happened in this country, someone would be making a study of this strange occurrence. Why has Sydney boomed and nowhere else? (Here’s a clue: it’s not related to interest rates, as I explained in my column on 18 August).</p>
<p>Last time real estate went seriously ballistic in Australia, everywhere boomed. In 2003, all of the eight capital cities had double-digit growth in their median house prices. The worst was a 13% rise. Four did better than 20% and the city average rise was 19%.</p>
<p>That’s what everyone expects a property boom to look like. And that’s why economists and media can’t get their heads around the current situation. </p>
<p>It’s all about interest rates, isn’t it? So why isn’t it booming everywhere? Why are Perth and Darwin going backwards? Why aren’t Canberra, Brisbane and Adelaide firing?<span style="line-height: 1.3em;"> </span></p>
<p>Maybe the tools we use to measure things aren’t up to the task. Perhaps the blunt instrument of median price data, with a single figure to describe each capital city, needs to be replaced.</p>
<p><em>Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a></em></p>
<p> </p>
</body></html>

Latest Investing Insights

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

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Investing Insights

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

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News