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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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>
As an in commercial property, you need to fully appreciate where your profits actually come from.
In most cases, the key lies with your tenants, who provide you a steady stream of income.
So finding reliable tenants is crucial, which means understanding their needs and providing them with a suitable premises.
Therefore, it is essential that you continually anticipate exactly what your tenants are expecting.
And because good tenants are a vital part of the profit equation, you need to look for ways to inexpensively improve the value of your property by adapting it — with a simple upgrade, or perhaps a change of use — in order to attract better tenants going forward.
In any event, your net income from commercial property will generally be two to three times that for a residential property.
Lease terms are equally important
You'll find a good lease usually provides for rental increases at least in line with inflation. It may well also include conditions that limit rental falls, in times of an economic downturn.
The lease will usually include provision for regular rental reviews based upon market conditions.
The length of the lease may well vary — with smaller premises often attracting shorter lease periods, but probably at least three years.
For larger office buildings, a typical rent period might be for five to 10 years, with an option to renew for a further period. For large or purpose-built Industrial properties, the lease period may be 10 years — with an option to renew for a further 10 years.
The other main source of your profit is capital growth.
This may not always be as high as from residential property — because the supply and demand equation is different. Nonetheless, good opportunities are certainly present themselves — if you know what you're looking for.
Bottom line: Just as certain suburbs can go in and out of fashion with home owners, so commercial properties in a particular area can enjoy very strong demand.
For shops, that would be in a high-growth area. Whereas improved transportation facilities tend to boost the value of offices and warehouses — because of the easier access.
Next week, will run through some short-term investment strategies you may care to explore.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a target="_blank" title="Chris Lang's blog" href="https://his-best.biz/">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
</body></html>

chrislang-EQKojcgJPV

How to profit from commercial property investment

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Queenslanders buying or building a new home worth less than $600,000 have just one more week to take advantage of the Queensland government’s $10,000 building boost grant.

Ahead of the April 30 deadline, there has been no announcement from the <a href="https://www.propertyobserver.com.au/residential/queensland-government-to-extend-building-boost-until-april/2012011253029">Newman government about a second extension of the building boost</a>.

The deferred September 11 Queensland budget is expected to provide details of new home building incentives.

The building boost scheme kicked on August 1 last year with the aim of “igniting” new home construction in the state following the January 2010 floods.

The Bligh government had set aside $140 million for the scheme, but it has enjoyed a poor take-up with just 1,200 applications lodged as of December, equating to $12 million in handouts.

It was due to end on January 31 before being extended for a further three months on January 13.

Those buying or building a new home or buying off the plan must have entered into a contract by April 30 to receive the grant. 

Completed application forms are only required by September 1, 2012.

The building boost is one of a number of state and territory home buying and building incentives that will be phased out over the coming months and years.

<a href="https://www.propertyobserver.com.au/resources/government-property-grants-and-stamp-duty-concessions-the-expiry-dates-you-need-to-know/2012041054208">Four schemes are set to expire on June 30 and another two on July 1</a>, among them the Victorian government’s $13,000 first home bonus and its $6,500 regional relocation grant.
 
 
 
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lschlesinger-FZcF9M3vE6

Queenslanders have one week left to secure $10,000 building boost 

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Paperwork has been prepared for the sale of Eiger Chalet, consisting of 66 bedrooms and a 100-room restaurant at Perisher in the NSW ski fields, at a post-auction $2.2 million sale price.
<img src="/images/stories/eiger.jpg">
The new owner will reportedly be Lincoln Pike, a doctor who has worked at Casey Station in Antarctica, as well as the Perisher medical centre.
It will be the first time the ski lodge, along with its White Spider restaurant in Perisher, has been sold since its construction by its original owners and builders, the Fischer family. Established in 1961, Eiger Chalet sits 100 metres from the Perisher chairlifts and 250 metres from the Perisher ski tube terminal.
<img src="/images/stories/eiger2.jpg">
The property's lease with the National Parks and Wildlife Service runs until 2025, with the potential of a 30-year extension to 2055. It was briefly listed for sale back in 1989 with $3.5 million hopes.
It was auctioned by Ray White Hotels Australia agent Andrew Jolliffe. More than $2.5 million had been tipped for the 2,000-square-metre leasehold offering, given the recent sale of the nearby 70-bedroom St Moritz for $3.2 million.
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The ski lodge is the subject of a recent commemorative book, Eiger Chalet Fifty Years: 1961-2011 by Gil Boehm.
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jchancellor-FAypfDUnLy

 Fischer family sells Eiger Chalet at Perisher after five decades of ownership: Title Tattle

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The amount of rental stock available in each capital city has changed little in the past month, according to SQM Research. 
The vacancy rate has remained fairy static across all eight capitals, with the amount of stock available to rent increasing slightly in Sydney, Adelaide, Canberra and Hobart and decreasing slightly in the other capitals. 
SQM Research director Louis Christopher says Perth's very low vacancy rate is concerning.
"Perth is now an area of major concern, with vacancies now sitting at an incredibly low 0.5%," Christopher says.
"This is consistent with evidence from other researchers reporting rapidly rising rents."
However, Christopher says the Hobart market is also problematic, but for the opposite reason.
“Hobart, on the other hand, is beginning to show signs of the opposite extreme, with vacancies doubling since this time last year and many localities recording vacancy rates above 4%. We are also seeing rising stock levels in this area, which in contrast to other capital cities which seem to suffer from one or the other, reveals that Hobart is being hit with an oversupply issue from both sides.”
 
 
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The amount of stock available to rent in Melbourne in March 2012, according to SQM Research. This represents a vacancy rate of 2.9% and is up from the 8,763 properties available to rent in March 2011.
 
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The amount of stock available to rent in Sydney in March 2012, according to SQM Research. This represents a vacancy rate of 1.5% and is up from the 6,454 properties available to rent in March 2011.
 
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<img src="/images/stories/4205.gif">
The amount of stock available to rent in Brisbane in March 2012, according to SQM Research. This represents a vacancy rate of 1.5% and is up from the 4,289 properties available to rent in March 2011.
 
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<img src="/images/stories/2365.gif">
The amount of stock available to rent in Adelaide in March 2012, according to SQM Research. This represents a vacancy rate of 1.4% and is up from the 1,689 properties available to rent in March 2011.
 
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<img src="/images/stories/936.gif">
The amount of stock available to rent in Perth in March 2012, according to SQM Research. This represents a vacancy rate of 0.5% and is down from the 1,462 properties available to rent in March 2011.
 
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The amount of stock available to rent in Hobart in March 2012, according to SQM Research. This represents a vacancy rate of 2.4% and is up from the 328 properties available to rent in March 2011.
 
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<img src="/images/stories/346.gif">
The amount of stock available to rent in Canberra in March 2012, according to SQM Research. This represents a vacancy rate of 0.8% and is up from the 257 properties available to rent in March 2011.
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<img src="/images/stories/142.gif">
The amount of stock available to rent in Darwin in March 2012, according to SQM Research. This represents a vacancy rate of 0.6% and is down from the 470 properties available to rent in March 2011.
 
 
 
 
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cknowlton-QnEa6ntUYP

How much stock is available to rent in your capital city: A state-by-state analysis: SQM Research

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With so much talk about today's ABS inflation data and the potential ramifications this will have for the RBA's rates decision at its May board meeting, I thought I would pull together my own "cheat sheet".  In brief, this guide combines the March quarter "core" inflation numbers with the inflation measured over the preceding three quarters to give a March 2012 year-on-year result. The RBA has become increasingly wary of historical revisions to the ABS's underlying inflation data (known as the "trimmed mean" and "weighted median"), and it is likely to place significant emphasis on the broader results over the last six and 12 months.  By way of background, the RBA has worked hard to prepare the public and financial markets for a cut in May subject to the outcome of the March price data. Predicting a cut if inflation prints low is easy. The much more difficult challenge was anticipating the RBA's decision to hold rates steady in February, March, and April, which caught some experts unawares.  Of the 22 economists polled by Bloomberg (I have also added in the ALP's Stephen Koukoulas), none are predicting an especially high core ("trimmed mean") inflation print: the maximum quarterly estimate is 0.7% from Credit Suisse, JP Morgan, and Nomura (see first chart below). At least seven economists are expecting a relatively low core inflation number of 0.5%. Given the currency appreciation, declining import prices, weak producer prices, and various surveys pointing to benign retail prices, it's possible that inflation is assessed to be even lower than 0.5%.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/april231.gif"><img src="/images/stories/april231thumb.gif"></a>
Of course, the flipside of this coin would be an upside surprise. Nobody is projecting inflation breaching the top of the RBA's target 2% to 3% per annum band in the March quarter. A positive "surprise" would be anything greater than 0.7%. It is also interesting to observe that the economists' year-on-year expectations are all universally anodyne. Only two houses (Credit Suisse and Nomura) are predicting that the 12 monthly result with hit the mid-point of the RBA's target band at 2.5%, which is where the RBA believes inflation currently stands. Every other forecaster has a year-on-year number below the mid-point of the target band, which opens the door to RBA rate cuts. A curve-ball here are substantial revisions to the third- and fourth-quarter data from last year, which could mean that even with a soft first-quarter number year-on-year inflation stays at or above the mid-point of the RBA's band.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/april232.gif"><img src="/images/stories/april232thumb.gif"></a>
 The question is then what all of this means for what the RBA (or, more precisely, its board) decide to do in May. I've taken the RBA's latest estimates of core inflation in Australia over 2011 and combined these with a range of hypothetical outcomes in March. I've then offered up my own opinion of what the RBA might do – subject to global events, revisions to past data, and changes to bank lending rates – in the far right-hand-side column.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/april233.gif"><img src="/images/stories/april233thumb.gif"></a>
Christopher Joye is a leading financial economist and a director of <a href="https://www.ybr.com.au/savings/index.cfm">Yellow Brick Road Funds Management</a> and Rismark. The above article is not investment advice.
 
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chrisjoye-JYhJsTrNRC

What inflation means for RBA interest rates in May: Christopher Joye

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The number of foreign investment purchases receiving approval more than doubled last year as a result of the government's increased scrutiny of house buying by temporary residents, according to the Foreign Investment Review Board (FIRB) annual report.
Some 9,770 approvals were given to property acquisitions during 2010-11 year compared with the 3,897 approvals in 2009-10.
The increase is largely attributable to the reintroduction from April 2010 of the screening of temporary residents purchasing residential real estate.
The changes mean that all temporary residents and foreign non-residents seeking to invest in Australian real estate have been brought within the notification, screening and approval process.
Approved proposed residential investment totalled $41.5 billion in 2010-11, compared with $20 billion in 2009-10, a big jump because of the different approval requirements. More than 80% of the approvals involved property costing less than $1 million.
Chinese buyers dominated the list, with some 5,000 approvals which were mostly residential, along with some agricultural and mining acquisitions. Next on the list was the United Kingdom (1000), followed by Malaysia (896), then Singapore (536), South Africa (347) and India (320).
Across all sectors the United States was the largest source of proposed foreign investment in Australia, but mostly in the services industry and manufacturing.
The mineral exploration and mining development sector remained the largest industry sector by value of approvals, albeit with just 222 approvals.
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Victoria’s residential approvals totalled 4,400, with NSW the next busiest sale for approvals at 2,600, then Queensland with 1,270 acquisitions, and WA with 812 acquisitions, South Australia with 432, the ACT's 129 and Tasmania on 44 and the NT with 16 acquisitions.
Real estate purchases made up around a quarter of the total $177 billion invested nationally during the last financial year, with real estate investments worth $41.5 billion approved in 2010-11.
The annual report suggests there might be an overstatement when it comes to off-the-plan approvals as the approved developers may fall short in the likely extent of actual foreign purchases. The value of investment reported against annual program approvals represents the maximum amount foreign persons may acquire under the program.
The report notes the year has been characterised by continued media and community interest in foreign investment, notably in agricultural land and businesses.
“This area has also been the subject of a number of parliamentary inquiries and hearings and proposals for legislative change.
“The board has closely monitored the policy issues in this area,” it notes.
But while a heated debate rages about foreign investors buying farms and agricultural assets, the latest report shows foreigners are actually more likely to be buying houses, off-the-plan units and commercial property.
And in 2010-11, just 43 proposals – and 42 were property proposals – were rejected.
About half the real estate purchases came with conditions which included the time during which development must commence, and also requiring temporary residents to reside in and then sell established dwellings when they cease to reside in them.
The new tightened approval and selling requirements came in April 2010 after television and the print tabloid media, especially reporting on Melbourne’s auction scene, had numerous stories about Australians being outbid by Chinese buyers.
The government tightened foreign investment rules relating to residential property even setting up a little-utilised 1800 hotline for locals to report suspicious property buyers.
The then assistant treasurer Senator Nick Sherry said at the time: “The Rudd government is acting to make sure that investment in Australian real estate by temporary residents and foreign non-residents, is within the law, meets community expectations and doesn’t place pressure on housing availability for Australians.”
Brian Wilson has been appointed as chair of the Foreign Investment Review Board for a five-year period, succeeding John Phillips, who retired after having served 15 years on the board earlier this month.
 
 
 
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Number of foreign investment residential approvals more than doubles as government scrutinises more transactions

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The Soul Penthouse on the Gold Coast – purchased off the plan in late 2006 for $16.85 million – is on the market again as its nears completion and initial settlement.
It is a four-level penthouse with six bedrooms on the 70th floor of the Cavill Avenue building. There’s a private internal Italian glass lift and staircase.
It’s being marketed by Karyn O’Dea of Ray White Robina Varsity, who says there’s nothing like it in Australia.
“From every angle you are greeted with breathtakingly beautiful uninterrupted views of Surfers Paradise’s golden beaches and the Pacific Ocean,” O’Dea, who is advertising the property worldwide, says.
Set 240 metre above Surfers Paradise beach, the penthouse has 1,040 square metres of space.
“The current owner, who is involved in one of the largest equipment hire businesses in Australia, now has a young family so he’s putting it on the market,” O’Dea says, indicating it is more likely suited a bachelor.
“It’s really the world’s best bachelor pad,” she says.
No price guide has yet been given, and the identity of the seller has not been splashed around in the press.
Offers are due mid-June on the penthouse with Ray White. The pictures below show the Soul lower-level facilities.
{yoogallery src=[images/stories/april23penthouse2]}
Initially due for completion in 2010, the Juniper Group's Soul development is running behind schedule, with its staggered settlement set to continue until mid-year.
Securing settlements of some of the lower 288 apartments has been a challenge for the developer, given the Gold Coast downturn.
The initial sales of the Soul apartments were undertaken in late 2004, when in a coup of timing some $200 million was secured from 126 sales following its Boxing Day 2004 release.
<img src="/images/stories/soulpenthouse.jpg">
Prices started at $1.05 million, with the penthouse coming with a $16.75 million asking price. By October 2006 some 150 units worth $300 million had been exchanged, including the penthouse.
The penthouse is listed by Ray White in conjunction with John Ashmore from Knobel &amp; Davis Property Services.
Its specifications are:
Level 70 Indoor Living Area: 119m2 Outdoor Living Area: 47m2 Level 71 Indoor Living Area: 205m2 Outdoor Living Area: 164m2 Level 72 Indoor Living Area: 190m2 Outdoor Living Area: 135m2 Level 73 Outdoor Living Area: 180m2 
Penthouse apartment photos are a montage which come with envisaged overlayed interior design impressions
 
 
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Gold Coast Soul Penthouse on market as it nears overdue completion

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The Albany and Bloomfield boutique motel, located on Millswyn Street, South Yarra has been sold for about $13 million.
Property Observer understands the buyer intends to entertain plans for its residential future. Its been reportedly sold to Oakton computing chief Paul Holyoake, according to Fairfax Media
<img src="/images/stories/albanyhote.jpg">
The 2,152-square-metre holding with Toorak Road frontage includes the 1890s Bloomfield Hotel, which is part bound by heritage overlay controls. It sold after KordaMentha appointed CBRE's Mark Wizel and Scott Orchard to market the property in conjunction with Kay &amp; Burton's Michael Gibson and Nicole Gleeson. Sally Bloomfield, billed as a social doyenne since the 1980s, was the vendor company director, with Ian Robinson its only shareholder.
In 2010 it was reported by The Weekly Review that the hoteliers Ian Robertson and Sally Bloomfield were changing their lifestyle deciding to pursue hotel interests in Bali.
The site had 81 rooms, restaurant and bar, 24 car bays and roof top pool. It was marketed as having suitable use as a low-density prestige quality development with potential refurbishment of the historic mansion and subdivision. The 1890s mansion was originally owned by a businessman who imported panama hats, according to Robertson, who pioneered the Q-Bars of Adelaide, Melbourne and Sydney.
The Albany and adjacent flats were built during the late 1950s or early 1960s and were owned by the Gishen family, who operated a guesthouse. Robertson has a background in architecture, including retrofitting 1960s hotels in the United States.
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South Yarra’s Albany boutique hotel sells for about $13 million

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Last week the former Commonwealth Bank CEO Ralph Norris went out on an apparently shaky limb with his brave statement that a budget surplus is "an almost mindless commitment". But he should be applauded for his strong belief. It is that same strength of conviction that will hold a branch firmly to a tree of thought and ensure that millions of Australians can safely join him on it. 
The analogy that comes to mind in relation to the federal government is that of the captain of the ill-fated Titanic who ignored all warnings of the danger of hidden icebergs along the route and even put on speed, until the ship inevitably hit one and disappeared below the icy water. 
There is a fundamental flaw in the government’s plan to achieve a budget surplus. It is simply that while on the journey toward that final destination, it runs the risk of demoralising the entire population through spending cuts. 
The policy of “give with one hand and take away with the other” is a recipe for disaster, and the inevitable nemesis will be a crushing defeat at the next general election. 
When people lose hope in the future they lose their spirit and their drive to move forward. They languish and procrastinate while hoping to hear any good news at all that will signal them to optimism. The Aussie spirit has always been based on hard work, enthusiasm and a determination to succeed. The final objective of all of us is to own our own home, but the current property market has almost stalled. 
In a worthy attempt to “to ease the pain of the market” Tim McKibbin, CEO of the Real Estate Institute of New South Wales (REINSW),<a href="https://www.propertyobserver.com.au/tax/pay-as-you-go-stamp-duty-scheme-needed-for-first-home-buyers-reinsw/2012041654290" target="_blank"> has proposed pay-as-you-go stamp duty for first-home buyers</a>. This idea and a suggestion of cutting red tape and loosening planning controls are both positive, but it remains to be seen if the NSW government will actually introduce them. 
Let’s face it, we cannot point the finger solely at the GFC or Europe and America’s economic woes. The federal government has to accept a large portion of the blame for our own financial malaise, and they need to do something about it in positive terms that the nation can take as a series of immediate initiatives to stimulate the economy. 
The truth is that the current feeling of pessimism has little to do with unemployment or the closure of factories. Interest rates are lower than they have been for decades. So why is there a feeling of doom and gloom? 
It is about the perception that people have of the economy and the future ahead. We are actually saving more money than we have for years, for the simple reason that we are too scared to spend it. Each of us of course has a different perception of the value of money, so one dollar to me may be worth two to someone else, or vice versa. 
In 1947, Abba Lerner wrote an article entitled “Money as a Creature of the State”, in which he commented that economists had largely abandoned the idea that the value of money was closely linked to gold. He argued that responsibility for avoiding inflation and economic depression lay with the state because of its ability to create or tax money. 
No truer word said.
In last week’s news I was delighted to read a comment by the straight-talking John Symond of Aussie Home Loans who coincidentally supported the suggestion I made in a recent column entitled With pessimism lingering in the property market, the RBA must cut rates in May that the RBA cut the cash rate by 50 basis points next month. He also called for “an injection of good news and an injection of confidence”. 
What the central bank does later on in the year will again depend on inflation figures. The point is that it needs to take bold action now to stimulate the economy and restore vital confidence. 
The following quote reminds me of the onerous responsibility held by the Reserve Bank of Australia and the duty of fair play by the banks to avoid profiteering: 
“A prince, who should enact that a certain proportion of his taxes should be paid in a paper money of a certain kind, might thereby give a certain value to this paper money; even though the term of its final discharge and redemption should depend altogether on the will of the prince.” Adam Smith, Scottish pioneer of political economy (1723-1790) in An Inquiry into the Nature and Causes of the Wealth of Nations.
Tim Mansfield is a 30-year global  veteran in the real estate industry and Founder and CEO of Sydney-based buyers’ agents <a href="https://www.primepropertybuyer.com" target="_blank">PrimePropertyBuyer</a>. You can follow Tim on Twitter by clicking <a href="https://twitter.com/#!/tim_mansfield">here</a>.
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tmansfield-Rk8rBecHRA

Federal government is largely responsible for current financial malaise

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Australians look at the Reserve Bank’s cash rate announcement on the first Tuesday of each month and make decisions based on it. And the RBA has been charged (mainly) with keeping inflation in the “target” range of 2% to 3%.
However, key parts of this structure have been breaking down into a new order.
Part of this breakdown is the extent to which inflation and growth affect the general economy. That is, if there’s wage inflation in Western Australian mining is there also wage inflation in Victorian manufacturing? Or, if the economy is growing at 3.5%, does that mean all Australians in all industries?
Investment in mining rose by 60% during the year while investment in the non-mining sectors was flat. And while the unemployment rate has remained at around 5.25% for more than six months, in the March quarter there were employment increases in mining, health and public administration while there were declines in manufacturing, retail and accommodation/food.
But the RBA can only react to the averaged numbers, so many householders feel official interest rates have been raised to head off inflation that they have not benefited from.
Perhaps the clearest sign of a structural change lies in how the major banks now react to the Reserve Bank. For 20 years the major banks set their variable rate loans according to where the RBA set the cash rate. But lately, variable rate loans have been moving independent of the Reserve Bank.
The current average margin on variable rate loans in this country is 2.4%, whereas 10 years ago it was around 1.4%. This creates a liquidity problem.
Because the residential mortgage market is so profitable for the banks, they are now concentrating their lending in that market, to the detriment of business lending, which is less secure and more costly to distribute and manage.
This is creating a bulge in our economy: banks are pumping funds into home loans while many business owners can’t get finance.
I don’t advocate regulating the markets, because regulators typically distort before they remedy. But there’s a case for using incentives to alter the structural problems.
A first step could be to foster competition by encouraging our regional banks and foreign banks to compete in mortgage lending.
There are tax incentives that could be used, and there are models where the Australian government could guarantee the small and non-banks, and not the big banks.
It doesn’t matter how we get there, but we do need more competition in lending. Competition will bring down the margins on variable rate mortgages and lure the big banks towards business lending again, where they can charge higher margins.
The market is actually poised to correct itself, but there has to be an incentive.
And what about the broader structural problems in the economy? Don’t blame the Reserve Bank: it only has interest rates to use against a dynamic set of forces that haven’t yet settled into their new shape.
Mark Bouris is executive chairman of <a target="_blank" href="https://www.ybr.com.au/">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance. He runs a <a href="https://twitter.com/#!/markbouris" target="_blank">Q&amp;A session on Twitter</a> every Monday afternoon at 4pm for small business owners using the hashtag #bizQandA.
 
 
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