A new 25-storey apartment tower proposed for Mercer Street would push Geelong’s western gateway skyline higher, with Morphy Birrell Property Group lodging plans for a project directly beside one of the city’s most significant heritage streetscapes.

The <a href="https://www.apartments.com.au/architects/fk-australia">FK</a>-designed development at <a href="https://www.apartments.com.au/new-apartments/65-67-mercer-street-geelong-vic-3220">65-67 Mercer Street</a> has now been referred to Victoria’s Planning Minister. The site sits opposite the Geelong rail corridor and immediately south of the heritage-listed St Peter and Paul’s Catholic Church and Ashby Hall precinct.

Rather than compete with the neighbouring ecclesiastical buildings, the proposal adopts a sculpted podium intended to reference the materiality and scale of the heritage context. Planning documents note the design draws cues from the “dark stone brick” church and surrounding masonry buildings, while the tower above transitions into a softer, curved form oriented toward Corio Bay and the Geelong waterfront.

<img alt="First look: Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct" data-entity-type="file" data-entity-uuid="b797d10c-d4a6-47af-b8df-1aeaa3b382be" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/public%20square.png?VersionId=QGIpcz1x1hKB6lQLl2iobyHqb6PS2Ztc" />

The development forms “Stage 5” of Morphy Birrell Property Group’s broader Mercer Street precinct strategy, following the completion of the 21-storey Miramar tower on Cavendish Street and several additional approved redevelopment stages nearby. Planning consultants Ratio said the proposal “represents an exemplary development outcome” aligned with the strategic ambitions for Central Geelong’s continued urban renewal.

The mixed-use project would replace an existing low-rise commercial building and surface parking area on the 3,320 sqm corner site. FK’s urban context report describes the proposal as a residential development comprising apartments, resident amenities, commercial space, and integrated landscaping positioned to maximise bay views and northern sunlight access.

Renders show a deeply articulated tower with curved balconies stepping above a lower masonry podium that frames a landscaped forecourt facing Mercer Street. The design intentionally preserves sightlines toward the adjacent church buildings, with the podium scaled to reinforce the heritage edge before the tower recedes upward.

<img alt="First look: Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct" data-entity-type="file" data-entity-uuid="2bdca91e-66f7-4ac7-8baa-2f93bd5b564e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/geelong%20site.png?VersionId=QOhbino4ZgzKYw5dW3QE14E.2yq.Sv87" />

The planning report highlights the site’s strategic location within 400 metres of key Geelong destinations including Cunningham Pier, the Geelong Station precinct, Deakin University, and the convention centre. Bus services run directly along Mercer Street, while the Corio Bay foreshore sits around 100 metres north of the site.

The proposal arrives amid accelerating redevelopment across central Geelong, where planning policy continues to encourage higher-density housing close to transport infrastructure and the waterfront. Mercer Street in particular has emerged as a focal point for taller apartment development due to its proximity to Geelong Station, the bay, and major civic infrastructure.

Joel Robinson

Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct

Development giant&nbsp;<a href="https://www.apartments.com.au/developers/hamton">Hamton</a> and joint venture partner Hostplus have revealed the next residential stage of their $3 billion Moonee Valley Park masterplan, lodging plans for 512 more apartments within the precinct on surplus racecourse land at 110 Wilson Street, Moonee Ponds.

The proposed development, dubbed&nbsp;<a href="https://www.apartments.com.au/new-apartments/trackside-house-110-wilson-street-moonee-ponds-vic-3039">Trackside Gardens</a>&nbsp;in the planning application, follows the <a href="https://www.apartments.com.au/news/vic/first-look-exclusive-hamton-and-hostplus-reveal-sixth-stage-of-moonee-valley-park-masterplan">recent unveiling of the sixth-stage Cox Place Precinct</a> and continues the long-running transformation of the Moonee Valley Racecourse into one of Melbourne’s largest urban renewal projects.

Positioned on the north-eastern edge of the racecourse adjacent to CityLink, Trackside Gardens will comprise three residential buildings rising between 61.8 metres and 86.4 metres within a heavily landscaped precinct shaped by Hamton’s Nature Based Cities framework.

The project forms part of the broader Moonee Valley Park redevelopment being delivered by Hamton, Hostplus and the Moonee Valley Racing Club, which is reshaping the 40-hectare racecourse site into a mixed-use neighbourhood with housing, retail, commercial space, hotels, parkland and community infrastructure.

Trackside Gardens sits separately to the recently proposed Cox Place Precinct, a five-building stage comprising around 1,100 residences, two build-to-rent buildings, two build-to-sell towers, retail, office space, and a hotel overlooking the racetrack. Together, the projects continue to accelerate housing delivery across the precinct.

<img alt="First look: Hamton expands Moonee Valley Park masterplan with 512-home Trackside Gardens precinct" data-entity-type="file" data-entity-uuid="5fc1941e-52d3-41c6-abc4-0f13fe8ae5ea" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/DA%20Edits%20%281%29.png?VersionId=7qwRHq5dcvXWNot2hNOgoQhN2GIWudNK" />

Designed by <a href="https://www.apartments.com.au/architects/dko-architecture">DKO Architecture</a> with landscape architecture by Tract, Trackside Gardens has been conceived as a botanical-style residential precinct prioritising canopy planting, communal green space, and vertical landscaping.

“The architectural vision for the proposed development centres around buildings in a botanical park setting that champions the important role of nature,” the planning submission states.

“The proposal incorporates principles of biophilic design, with landscape and environmentally sustainable development influencing the ultimate design response of the buildings and prioritising the ground plane to ensure a high amenity for both occupants and visitors.”&nbsp;

Trackside Gardens will deliver 512 apartments across the three buildings, alongside 518 basement car spaces and 523 bicycle spaces. Around 20 per cent affordable housing is proposed across the broader North East Precinct, equating to around 158 dwellings.&nbsp;

The affordable housing component will be concentrated within the Wilson East building, while the remaining apartments are expected to be delivered as build-to-sell residences.

Trackside Gardens has been designed around Hamton’s Nature Based Cities initiative, founded by Executive Chair Paul Hameister OAM in partnership with the University of Melbourne, Urbis, Ark Resources and Tract. The initiative promotes integrating higher-density urban development with significant biodiversity, tree canopy and landscape outcomes.

<img alt="First look: Hamton expands Moonee Valley Park masterplan with 512-home Trackside Gardens precinct" data-entity-type="file" data-entity-uuid="89353449-7b3c-42fd-8fd8-8bf64a5ef80f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_4.png?VersionId=X8jRt0P2L7fIWjLhfX6gPknXToXIBeLj" />

A comprehensive landscape strategy would introduce deep soil planting, vertical greening, communal gardens, and new pedestrian links throughout the site.

Planning documents state the development is targeting a 5 Star Green Star Buildings rating, a 7.5-star average NatHERS rating, and “Exemplary” Nature Based Cities certification.&nbsp;

The proposal joins an expanding pipeline of approved and proposed buildings within Moonee Valley Park, including the recently launched Eveline apartments and the approved Grandstand North and South towers.

Hamton has increasingly focused on precinct-scale, nature-led communities across Melbourne’s middle-ring suburbs, with projects spanning Hawthorn, Kew, and Moonee Ponds.

Hampton unveils Trackside Gardens, latest stage of $3 billion Moonee Valley Park masterplan

The Paul Gedoun-led <a href="https://www.apartments.com.au/developers/ss-projects">S&amp;S Group</a> has achieved another milestone in its $1 billion transformation of Rainbow Bay on the southern Gold Coast with the completion of the company’s third project in four years, the $160 million <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a> residences.

Delivered by <a href="https://www.apartments.com.au/builders/hutchinson-builders">Hutchinson Builders</a> and designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker Architects</a>, Esprit buyers have now moved into the 94 apartments across two interconnected buildings at 217-227 Boundary Street.

The successful settlement of Esprit marks another astounding chapter in the S&amp;S story, which launched its highly successful Flow apartments three years ago and created its own ultra-luxury branded fingerprint on an area craving new luxury residences.

Most early purchasers have secured gains of well over $1 million since the project launched in 2021.&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172129]

S&amp;S Projects Founding Director Paul Gedoun said the completion of Esprit reflects sustained demand for premium apartments in tightly held coastal locations.&nbsp; 
&nbsp;&nbsp; &nbsp; 
“Esprit has attracted buyers seeking a combination of quality design, considered amenity and a location that is becoming increasingly difficult to replicate,” said Gedoun.

“We identified some years ago that Rainbow Bay is a unique market where supply of luxury residences is limited, and we see the settlements in Esprit further underpinning this thinking - that for both owner-occupiers and investors.”&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172174]

A key feature of the development is ‘Club Esprit’, a 1,000sqm residents-only rooftop level combining wellness and recreation, believed to be a first for the Gold Coast, and which is fast becoming a signature of the S&amp;S brand.

Positioned to capture views across Snapper Rocks, Rainbow Bay and the Tweed River, the rooftop includes a 25-metre lap pool, gym, yoga lawn, sauna and steam facilities, ice bath, private dining spaces, outdoor cinema and landscaped areas for residents.&nbsp;

<a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a> Director Jayde Pezet, who led the sales campaign for Esprit and S&amp;S’s Flow and Awaken apartments, said the project’s performance reflects both the strength of the product and the depth of demand for premium apartments on the southern Gold Coast.&nbsp;

“In some cases, we’ve seen values double since launch, which is a clear reflection of how tightly held Rainbow Bay has become and the level of demand for well-executed projects in this market,” said Pezet.&nbsp;

“Buyers recognised early what S&amp;S Projects was delivering here, and that conviction has been rewarded as the project has progressed towards completion.”&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=214819]

Esprit offers a mix of two- three and four-bedroom apartments and sits within walking distance of the beachfront, cafés and local amenities, reinforcing its appeal as both a lifestyle and investment destination.

The project is the third completed by S&amp;S Projects in Rainbow Bay, following Flow Residences and Awaken Residences, which together have contributed to the suburb’s emergence as one of the Gold Coast’s most sought-after coastal pockets. &nbsp;

S&amp;S Projects is continuing its investment in the area with Radia, a $215 million development currently under construction.&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172175]

Gedoun said the completion of Esprit signals continued confidence in the southern Gold Coast market.&nbsp;

“We’ve seen strong interest in well-located, high-quality apartments, particularly in areas where future development opportunities are limited."

“That’s been a key factor in the performance of Esprit and the broader Rainbow Bay market”.

[smartcode_project_cta:default project_id=102921]

Owners move in as Esprit completes at Rainbow Bay

Few developers can boast a portfolio across South East Queensland's luxury markets quite like <a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic Property Group</a>.

The builder-developer, founded in 2004 by Managing Director Brook Monahan, has projects in planning, on the market, and under construction, from Burleigh Heads and Broadbeach to Kangaroo Point and South Brisbane.

With a pipeline exceeding $2 billion, Mosaic remains highly selective when it comes to development sites, having spent years refining its strategy around feasibility research and product planning. The group is set to continue growing into 2026 and beyond.

In Brisbane, Mosaic currently has three projects in the market. It is in the final release stage at <a href="https://www.apartments.com.au/new-apartments/the-bedford-by-mosaic-16-30-prospect-street-kangaroo-point-qld-4169">The Bedford</a> in Kangaroo Point, which is approaching complete sellout ahead of its late 2027 completion.

[smartcode_project:default project_id=134792 project_image_fid=328123]

Designed in collaboration with <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, The Bedford comprises 128 two- and three-bedroom residences. A selection of ultra-luxury Masterpiece Series Skyhomes, positioned across the top levels, offer expansive floor plans and sweeping views of the river and city.

High-end inclusions, such as natural stone benchtops, bespoke cabinetry, and Miele appliances, feature throughout all apartments, alongside the Rooftop Recreation &amp; Retreat Sky Terrace. This includes a resort-style pool with sun deck and loungers, spa, cold plunge pool, sauna, steam room, private dining room with a full kitchen, residents' lounge, multiple barbeque and relaxation zones, an outdoor viewing deck, and landscaped gardens with water features, all oriented to sweeping city and river views.

A gym with indoor and outdoor zones, and a golf simulator, further enhances recreational choice within the building.

[smartcode_project:default project_id=134792 project_image_fid=328119]

A defining feature of the development is its integrated mixed-use component, which will deliver Kangaroo Point's first major supermarket, alongside a café and liquor store, bringing long-awaited convenience to the peninsula.

Monahan says The Bedford represents the culmination of a near-decade-long journey, after first identifying the A-grade Prospect Street site in 2016. While they came close to acquiring it at the time, the site was ultimately purchased by Woolworths' development arm, Fabcot. The opportunity resurfaced in 2024 when the site, vacant for nearly three decades, was brought back to market.

Monahan says Mosaic projects often begin years before any formal plans are drawn. Their new South Brisbane development is no exception, with the site first earmarked in 2018.

"We aren't opportunistic," Monahan says. "Every site purchase is carefully considered. As seen with Kangaroo Point and South Brisbane, it can take years to eventuate. There are sites we're looking at now that we may not secure for several years."

[smartcode_project:default project_id=141711 project_image_fid=353495]

A similar story unfolded at <a href="https://www.apartments.com.au/new-apartments/the-carter-by-mosaic-77-linton-street-kangaroo-point-qld-4169">The Carter</a> in Kangaroo Point, opposite The Gabba. Like The Bedford, it is also approaching sellout of its 125 two- and three-bedroom apartments. The majority of sales are attributed to returning customers and referrals, with a balanced mix of investors and a strong majority of owner-occupiers.

BDA Architecture was again engaged to design the 22-storey building, which will feature a suite of wellness and lifestyle amenities, including a golf simulator and cinema, a commercial-grade gym, and a rooftop recreation level with a pool, steam room, sauna, cold plunge, teppanyaki bar, private dining spaces, and landscaped terraces.

Construction is on track for completion in mid-2027.

[smartcode_project:default project_id=151614 project_image_fid=362759]

Mosaic's latest offering is its most ambitious yet, boasting a rare, north-facing riverfront position on Montague Road in South Brisbane.

<a href="https://www.apartments.com.au/new-apartments/the-riversdale-by-mosaic-south-brisbane-91-montague-road-south-brisbane-qld-4101">The Riversdale by Mosaic</a> is a 39-storey tower comprising just over 200 residences and Masterpiece Series Sky Homes. Designed in partnership with Bureau Proberts, it will feature nearly 3,000 sqm of genuine, internationally benchmarked six-star, hotel-style amenities, including a wellness precinct, pool, gym, massage and treatment rooms, cinema, golf simulator, and extensive outdoor dining areas across a two-level rooftop deck.

Early works are underway, with full construction expected to commence in the second half of 2026, and an anticipated late 2029 completion.

[smartcode_project:default project_id=151614 project_image_fid=362759]

Since 2012 alone, Mosaic has completed more than $2 billion in projects and is set to deliver another $2 billion worth of developments, comprising hundreds of luxury apartments, each defined by Mosaic's signature standards of quality, detail, and delivery.

"We never arrive, there is no finish line," says Monahan. "Our ambition is to keep evolving what luxury means, creating design- and lifestyle-led residences in incredible locations, places people genuinely aspire to and want to live, homes that are loved deeply and endure long beyond their moment."

Mosaic's Midas Touch

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> (Urban) has broken ground at Keira Place, its new major mixed-use residential precinct in the heart of Wollongong CBD.

Held at 120-122 Smith Street, the groundbreaking marked the commencement of construction on Stage 1 of <a href="https://www.apartments.com.au/new-apartments/keira-place-120-122-smith-street-wollongong-nsw-2500">Keira Place</a>, with the opening of the new display suite. 
&nbsp; 
Keira Place is a State Significant Development that will deliver new housing supply, affordable homes and inclusive living options within walking distance of Wollongong’s CBD, coastline, transport, hospital and education precincts.

[smartcode_project:default project_id=144442 project_image_fid=369868] 
&nbsp; 
Stage 1 is now under construction and will deliver 150 apartments across two residential buildings, including 27 affordable housing apartments and 18 specialist disability accommodation dwellings, along with activated ground-floor retail and commercial space. 
&nbsp; 
Urban Co-CEO Patrick Elias said the groundbreaking represented a significant milestone for Wollongong and reflected Urban’s long-term commitment to regional cities.

“Today’s groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong’s city centre,” Elias said. 
&nbsp; 
“Keira Place will provide a diverse mix of homes close to jobs, transport and services, while setting a high benchmark for quality, durability and consumer protection.”

[smartcode_project:default project_id=144442 project_image_fid=369869] 
&nbsp; 
Hon. Paul Scully MP, Minister for Planning and Public Spaces, Member for Wollongong said Keira Place is exactly the kind of development Wollongong needs – delivering new homes close to transport, employment and services, while supporting the continued growth and renewal of the CBD.

"This project reflects the Minns Labor Government's commitment to increasing housing supply in well-located areas." 
&nbsp; 
Wollongong Lord Mayor Cr Tania Brown said Keira Place would deliver lasting community benefits for the city. 
&nbsp; 
"Keira Place is a welcome addition to Wollongong's CBD delivering new housing, affordable homes and activated street-level spaces that will benefit our community for years to come," Brown said. 
&nbsp; 
"Urban Property Group's investment reflects the confidence that quality developers have in Wollongong's future, and I look forward to seeing this precinct come to life."

[smartcode_project:default project_id=144442 project_image_fid=369867] 
&nbsp; 
Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a>, with interiors by <a href="https://www.apartments.com.au/interior-designers/dko">DKO,</a> Keira Place prioritises liveability and long-term performance, with landscaped shared spaces, generous apartment layouts and a pedestrian-friendly streetscape along Smith Street. 
&nbsp; 
Residents will have access to landscaped podium areas, communal rooftop amenities with views to Mount Keira and the Wollongong skyline, and convenient ground-level retail.

The development will have 10-year Latent Defects Insurance by Resilience Insurance.

[smartcode_project_cta:default project_id=144442]

Groundbreaking marks start of construction at Keira Place in Wollongong CBD

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

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SPONSORED POST
The winds of change are sweeping through Australian lending. It’s making some property investors nervous; but they shouldn’t be. Here’s how to make the current market work for you. 
Bank loans are tightening but still workable 
The banks are changing their loan policies week to week at the moment. Right now we’re seeing an increase in rates for interest only loans by all the major banks. 
Banks have also dropped interest only loans down to 80% for investment loans. That means, if investors want to borrow 90% of the property value they will be forced to pay principal and interest repayments. It’s certainly harder for investors to maximise cash flow and leverage on loans.
This may make you think that now isn’t the time to dip into property investment. You may feel the demand for cash flow is too great. However, you have to adjust your expectations. 
It’s good to step back and take a broader, more holistic view. If it’s hard for you to get into the market then it will be harder for everyone. This makes it a good time to buy. It means there’ll be fewer investment properties and rental yields will go up. So finding a positively geared property is easier in this scenario. That means you’re more likely to find a property where the rental income covers the mortgage and associated costs.  
It’s all about the bottom line 
The main perception is the affordability. Take a trip back to ten years ago to the crunch time of the GFC. Interest rates were a lot higher and you still had to pay a deposit out of your pocket. Right now interest rates are at near record lows.  
So now competition will be reduced, increasing the prospect of getting a bargain when you buy, plus it’s easier to find the sweet spot of getting a positively geared property. 
But what about the extra cash you have to find out of pocket to cover principal repayments with the new shift in investment loans? Yes, you may have to find extra cash, depending on your capital and your loan, but that means you’re paying down debt. Paying down debt is a good thing.  
We may well see interest rates go up in the future. In fact, it’s highly likely this will happen sooner than we think. In which case, if you’ve got in early with a low interest rate loan and a positively geared property you’ll be able to reap the rewards deep into the future. 
So the new frontier is to adjust your expectations when shopping around for a loan. If it does mean paying a bit more out of pocket, remember your ultimate goal is to build wealth. 
Remember loans are flexible. You can adjust them and tweak them to suit your needs at the time. You might want to make it interest only, or make them fixed or a mixture of the two. They’re like levers of a money machine that you should always think about adjusting depending on where you are. 
Depreciation changes 
From the new Federal budget we know that the Government is going to change how depreciation can be claimed on older residential properties. We don’t yet know the full details. We do know “plant and equipment” items will be affected: this includes dishwashers, ceiling fans and other fixtures.  
What does this mean for the investor? Unless you paid and bought the fixtures yourself and have remembered to keep the receipts, or bought the property brand new, you can’t claim these back. Therefore I strongly recommend looking at buying newly build properties. These allow you to claim depreciation and, being new, their immediate value is always greater, plus they are very attractive to renters. 
Finally, remember that there’s not just one property market in Australia, but as many markets as there are suburbs. There will always be a opportunity in one of those markets. The demand for property in this country hasn’t cooled and, if you can navigate through the new financial waters you’ll be able to harvest excellent long term rewards.
For more information from <a href="https://www.dpn.com.au" target="_blank">DPN</a>.
David Khalil is DPN’s Director of Finance and can be contacted <a href="https://www.dpn.com.au/" target="_blank">here</a>.
David has over 19 years experience within the finance and banking industry. With positions ranging from NSW State Manager at Refund Home Loans, Senior Account Manager at National Mortgage Company to Business Development Manager at Home Loan Centre Australia, he has played an integral part in establishing the mortgage management company Domain Home Loans. David has acquired essential skills and capabilities to design and streamline mortgage process systems, manage employee relations and improve both internal affairs and dealings with clients.
David has a variety of interests including writing his book, “When All Else Fails, Succeed”. He enjoys travelling and spending time on the beach, soaking up the sand, surf and sun while reading biographies. This is a great way to relax before he heads off to play a game of basketball. 
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jchancellor-FAypfDUnLy

How to get your property investment loan in the current financial climate 

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Over the past 12 to 24 months, the entry-level Sydney CBD, CBD fringe and secondary office markets have experienced significant capital and rental growth amid a strong rental environment and low vacancy due to a number of factors, say valuation firm Herron Todd White in their latest office market review.
The withdrawal of office space for alternative uses or redevelopment, including Goldfields House at 1 Alfred Street, Fairfax House at 19 Pitt Street and the Department of Lands building at 23-33 Bridge Street has not been counterbalanced by entry-level gross supply within the Sydney CBD. 
Further, the construction of the Sydney Metro and residential redevelopments will place further pressure on supply and office rents in the Sydney CBD, adds HTW.
Secondary office precincts in areas such as the northern beaches suburbs of Belrose, Warriewood and Brookvale, together with CBD fringe precincts including Surry Hills, Ultimo and Pyrmont, have only recently shown signs of coming out of a long GFC-impacted period of subdued growth with values only recently matching those last seen in 2007. 
The entry level market in the CBD is generally characterised by smaller (10 to 75 square metres) strata title office stock within B and C grade office complexes such as 147 King Street and 368 Sussex Street with prices ranging from $200,000 (less than 100 square metres) to $500,000, reflecting market yields in the range of 5% to 7%, says HTW.
An example of such a sale was a commercial suite in Quay West, <a href="https://www.realcommercial.com.au/property-offices-nsw-sydney-502341138" target="_blank">111 Harrington Street</a>, that recently sold for $330,000 through Noonan Property, Corelogic RP Data shows.
 <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/13/HTWJulySyd1.jpg" alt="">
Similar office stock in secondary locations such as Belrose and Brookvale tends to sell in the $200,000 to $400,000 bracket reflecting yields in the range of 5.5% to 7.5%. 
“Belrose is an example of a suburb that had been significantly impacted by a pre-GFC glut of stock leading to oversupply with resultant subdued growth in capital values and market rents and high levels of vacancy,” said HTW.
Recently, an <a href="https://www.realcommercial.com.au/property-offices-nsw-belrose-502366902" target="_blank">office space</a> in Belrose changed hands for $220,000 through LJ Hooker.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/13/HTWSydBelrose.jpg" alt="">
The entry-level market is generally characterised by owner occupiers and sitting tenant purchasers driven by the low interest rate environment in which the cost of finance compares favourably with market rents, mum and dad investors looking for 5% plus yields in an environment where alternative property investments with sufficiently positive yield profiles are few and far between and superannuation fund investors. 
The strong residential market has added further fuel to the fire in providing significant equity to invest. 
To counterbalance this, the main threats to continued growth in entry-level office markets would include rising interest rates, a general downturn in the economy negatively impacting affordability and confidence and a reversal in Sydney’s residential property market. 
“Many commentators are reflecting that we are at the peak of the current property cycle, though time will tell,” conclude HTW.
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jonathanchancellor-7SQnKwU6yx

Sydney entry-level office market shows solid growth trend: HTW

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<img src="https://counter.theconversation.edu.au/content/81261/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Some franchisees of hardware chain Mitre 10 are calling for an end to “company-owned” stores. These are stores owned and run by Metcash, which owns the Mitre 10 brand and is a supplier to the franchisees.
But research shows that brands with a mixture of franchised and company-owned stores are not only more profitable but also more valuable than brands that are purely franchised. Company-owned stores are a win-win for franchisees and franchisors.
As we have seen with the likes of McDonald’s and Bob Jane T-Marts, company-owned stores have various functions. They may be “flagship” stores in prominent locations, making them a marketing tool. They can also be places for experimentation with new products, technologies, store concepts, and prices.
Some franchisors have also used company-owned stores as mini-warehouses to supply other stores within a trade area. Finally, company-owned stores expand the network, lowering costs for the whole franchise and acting as a barrier to entry for competitors.
The benefits of all these measures are not always obvious or measurable by franchisees. For example, the average franchisee won’t appreciate the research and development costs incurred by a company store for a new training program or product. Franchisees only see the final result.
Tensions between franchisees and franchisors
There can be a legitimate tension between franchised and company-owned stores. For instance, company-owned stores may have greater access to resources such as local area advertising and staff training, preferential pricing and access to stock, and even favourable trading terms.
This can be unsettling for franchisees who feel they are not only competing against other brands but also their own. This is called “encroachment” and can damage the brand in the long run.
In a case between McDonald’s and a franchisee, the Victorian Supreme Court found that McDonald’s could open new stores even if they potentially impact the existing franchisee. Opening new stores creates a barrier to entry for competitors, increases sales, and thereby lowers the costs of products for both franchisees and company-owned stores. This shows that even an action that may appear harmful can have wider benefits.
The huge difference in business models between franchisors and franchisees can also be a source of tension.
Franchisees are retailers. They need to buy the products they are selling as cheaply as possible while incurring the least amount of cost. In doing so they will maximise their retail profit. On the other hand, franchisors are like a wholesaler. They rely on the profit they make from selling products to franchisees. So franchisors can afford to lose money in company-owned stores, making up the difference by selling products wholesale to franchisees.
A happy medium
But as the research clearly shows, for franchisees the benefit from company-owned stores - from marketing, research and development, and training - outweighs the negatives. Nevertheless, some things should change to keep the peace.
For starters, every company-owned store should operate like a franchise. Franchisees have been found to perform better than company-owned stores. Franchisees have skin in the game and are motivated by the bottom line of their stores.
What this means in practice is that all stores should make the same contributions to a marketing fund, buy products at the same price, and observe the same retail pricing structure. Company stores should have the same relative local advertising budget as franchisees, have the same stock-holding requirement (quantity and range), and company store managers should face the same performance criteria as franchisees.
Company stores might not perform as well at the bottom line, but overall they add value to both franchisors and franchisees.
<a href="https://theconversation.com/profiles/lorelle-frazer-189491" target="_blank">Lorelle Frazer </a>is Professor and Director, Franchising Centre, Griffith University.
<a href="https://theconversation.com/profiles/maurice-roussety-320016" target="_blank">Maurice Roussety </a>is Lecturer- Franchising and Marketing, Griffith University.
Both are authors for <a href="https://theconversation.com/au" target="_blank">The Conversation</a>.
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Both franchisees and franchisors benefit from company-owned stores

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A period hotel in Tasmania’s charming Fingal Valley town of Avoca has been listed for sale with expectations of at least $365,000.
The Union Hotel at <a href="https://www.realestate.com.au/property-house-tas-avoca-125084462" target="_blank">20 Falmouth Street</a> is being offered as a 'walk-in-walk-out' freehold business, or simply where a property is offered as a going concern without removing any removable property on it at the time.
The hotel was built in 1842 by the Foster family. R.C. Foster and family operated the hotel for 60 years, offering accommodation for coaching passengers and stables for the changeover horses; as commutes made their way from Launceston to the East Coast via the Fingal Valley.
Today, the hotel offers an afternoon bar services and over the counter alcohol sales. A current liquor license is active on the establishment and will be sold with the building, says the description.
Set over an area of 3,035 sqm, Union Hotel also has 10 bedrooms (five single and five double), communal areas and a commercial kitchen equipped with appliances to provide a meal service for the two dining areas.
The front bar includes an open fireplace and electric heating source. 
<img src="https://www.urban.com.au/images/2017/07/26/Union-2.png" alt="">
The property has been well maintained by the current owners who have owned the property since 2008. They bought it for $280,000, according to CoreLogic RP Data.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/26/Union-3.jpg" alt="">
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/26/Union-4.jpg" alt="">
Avoca is about an hour’s drive from Launceston and is the gateway to the Great Eastern Drive. 
Meaning 'meeting of the waters'; Avoca has a post office, service station and specialist stores.
The potential for a prospective owner could include a backpacker/Airbnb-style accommodation, specialist café, bar services or even converted into back into a resident. 
The listing agent is Nick Hay of Harcourts. 
 
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19th century Tasmanian hotel listed for sale 

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A strata office on the Sydney Harbour foreshore leased to the Commonwealth Bank of Australia is up for sale with price expectations of more than $3 million. 
The <a href="https://www.commercialpropertyguide.com.au/property/249629/sale/13-hickson-road/walsh-bay-nsw-2000/offices/" target="_blank">13 Hickson Road, Walsh Bay</a> property is close to the Barangaroo business district.
The office suite has natural finishes, exposed timber beams and a modern fit-out.
The newly executed lease is for five years with two further five-year options. The office earns $174,928 plus GST p.a. with the outgoings paid by the tenant.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/26/WalshBay1.jpg" alt="">
The lease has provisions for annual increases that is the greater of CPI rate or 4%.
The office floor area is 232 sqm.
The listing agent is Nick Moloney of Raine and Horne Commercial.
 
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Office suite leased to CBA on sale in Sydney Harbour foreshore   

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A small, neat and affordable office suite Sydney’s Pitt Street has recently been leased.
The office space, <a href="https://www.commercialpropertyguide.com.au/property/254341/leased/suite-502-250-pitt-street/sydney-nsw-2000/offices/" target="_blank">Suite 502/250 Pitt Street</a>, was last advertised for rent for $260 per week plus GST, according to CoreLogic RP Data.
The open plan office has a floor area of nearly 18 sqm, has timber floors and a high ceiling.
The leasing agents were First National’s Simon Boroudjani and Narek Alayan.
The property changed hands in May this year for $310,000, Corelogic RP Data showed.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/26/PittSt2.jpg" alt="">
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Small, affordable office suite in central Sydney leases in quick time

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Lendlease has completed the first stage of restoration works on the heritage-listed Flinders Street wall, located within the Melbourne Quarter site.
The works are designed to acknowledge the presence of the wall and reposition it in a new, urban context for Melbourne’s future generations to appreciate, according to Lendlease.
Built in 1890 by Victorian Railways, the 174 metre bluestone heritage-listed wall was where workers would congregate before the Second World War in the hope of receiving a day’s work at the docks. 
The restoration is being carried out as construction works begin on the 2.5 hectare Melbourne Quarter neighbourhood.
The Melbourne Quarter precinct will offer nearly 130,000 sqm of agile and flexible office space for more than 12,000 employees, Lendlease said.
Last year, Lendlease secured approval from Heritage Victoria to carry out restoration works to the wall to secure and preserve its long term future.
Lendlease’s managing director for Urban Regeneration, Mark Menhinnitt, said Lendlease was proud to be preserving an important part of Melbourne’s past.
“The retaining wall will be restored and seamlessly integrated into Melbourne Quarter as part of a new grand porte cochere arrival experience on Flinders Street.
“This hotel-style entrance will give apartments their own distinct identity and offer residents concierge services.
The sites is closely linked with the foundation of Melbourne, with the heritage wall marking the original location of Batman’s Hill where city founder John Batman built his home in 1835.
With designs informed by heritage experts Lovell Chen, the precinct’s residential architects Fender Katsalidis and landscape architects Aspect Oculus, the wall is an important piece of Melbourne’s history, built to retain Batman’s Hill as Flinders Street was extended to create access from the CBD to the newly created Victoria Dock, Lendlease said.
"The site is also linked to the city’s former railyards and structures,” added Menhinnitt.
It will also form part of a new public pedestrian connection from Melbourne Quarter to the CBD’s Spencer Street.
New openings through the wall will give the public access to the precinct’s new plaza and retail laneway, which will connect Collins and Flinders Street.
Bluestone components will become publicly visible as part of these works for the first time, he said.
Earlier this year, Lendlease's second commercial tower at the Melbourne Quarter development was given the green light by Planning Minister Richard Wynne.
 
 
 
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j.ballantyne1990-6AQqhLzZaK

Lendlease restores first stage of historic wall on Flinders Street

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Victoria’s economy continues its impetus with the strongest population growth in the nation and a major focus on jobs growth. Latest ABS figures reveal that the largest increases in employment were recorded in Victoria (up 103,900 persons) over the 12 months to May 2017. 
 Knowledge and Public service industries have been a key feature underlining the office leasing demand into the CBD which has continued its momentum with Savills latest research showing a significant lift in the June quarter over the previous 12 months.
According to Savills Associate Director, Research &amp; Consultancy, Monica Mondkar, 426,914 square metres of space was leased in the Melbourne CBD in the 12 months to June 2017 (leases greater than 500sq m), of this 79 percent was prime grade. Total leasing activity is up a staggering 54 percent on the previous corresponding period and 53 percent above the prior five year average of 279,612 square metres.
Ms Mondkar said Savills research also revealed a strong pre-commitment market at 164,942 square metres – up 237 percent over the past year, accounting for 39 percent of the leasing activity. Direct leasing activity continued its upward trend at 161,481 square metres, accounting for 38 percent of the total take-up.
Victoria’s steady economic growth was the key driver while the lure of attractive new Docklands space accounted for significant tenant migration within the market, said Ms Mondkar.
The State’s economy is expected to grow at 3.4 percent in 2017-18, above the national average of 2.9 percent*. “We expect this economic trend to continue with business optimism supporting growth in tenant demand, resulting in a higher level of leasing activity in the near term,’’ Ms Mondkar said. 
According to Deloitte Access Economicsfigures Melbourne CBD’s white collar employment grew by 25,000 workers from 2012 to 2017, and is forecast to rise by another 30,000 workers over the next five years, while Dun &amp; Bradstreet’s Business Expectations Index was recorded at 17.3 points for the third quarter of 2017, up from 12.4 in the previous corresponding period, and 8.1 points above the 10-year average.
Savills State Director of Office Leasing, Mark Rasmussen, said office leasing activity in 2017 featured an above average absorption of space, rising rents and falling incentives. 
He said whilst significant tenant requirements remained in the market - current enquiry levels (above 500sq m) are at 263,275 square metres for the CBD market – the outlook over the next 18 months was very positive. 
“The market has definitely continued to strengthen over the course of 2016-17 and especially since the federal election last year. We have seen a rebound in business confidence leading to the dramatic rise in pre-commitment activity. We expect this demand to continue in the medium term. 
“The Melbourne CBD office market has traditionally been home to a wide range of occupiers including Finance &amp; Insurance, Property &amp; Business and IT &amp; Communication, however tenant demand from the Government and community sector over the past two years has seen robust growth along with the rise in the sub-sector of Education’’ he said.
The Government and community sector was the dominant tenant sector, leasing 40 percent of the stock, or 168,219 square metres over the 12 months, while Property and Business services was second accounting for 24 percent, followed by IT &amp; Communication at 18 percent of the total office leasing activity. The Education sub sector absorbed 53,577 square metres of office space in Melbourne CBD over the past 12 months, up from 16,410 square metres leased a year ago, a massive climb of 226 per cent from the previous year. This unabated demand is expected to continue with current enquiry levels at 18,500 square metres to be leased in next six months.
Mr Rasmussen said net face CBD rents now typically range from $490 to $600 per square metre for A Grade quality stock, and between $390 and $455 per square metre per annum for B grade buildings. Vacancy rates in 2017-18 will continue to tighten, reducing the number of options and incentives for tenants. Falling incentives will boost the effective rental growth which will continue its upward trajectory until the new supply comes online in 2019-20.
<a href="https://www.propertyobserver.com.au/images/2017/07/24/Savills%20chart.jpg" target="_blank">Click here to enlarge.</a>
 <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/24/Savills%20chart.jpg" alt="">
<a href="https://www.propertyobserver.com.au/images/2017/07/24/SavillsGraph.jpg" target="_blank">Click here to enlarge. </a>
 <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/07/24/SavillsGraph.jpg" alt="" style="font-size: 12.16px;">
Click here to read the <a href="https://www.savills.com.au/research/australian-research/office-market.aspx" target="_blank">full report.</a>
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spost-fCfKtoCdFu

Melbourne CBD office leasing continues its strong momentum

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Generalised commentary masquerading as analysis is the curse of the real estate consumer.
Much of what appears in mainstream media about residential real estate discusses Australia as a single market. That’s an early clue for consumers that the commentator has shallow knowledge.
If you’re reading something from an alleged expert and they’re talking about what’s happening with “the Australian property market” or forecasting trends with “Australian housing prices”, turn the page because you’ve tuned into a charlatan.
Too much has been written about “the Australian property boom” and “the national affordability crisis”.
A core problem is that so much of the commentary comes out of the Sydney and the situation in our biggest city dominates the thinking and attitudes of commentators. We have outcry about a national problem that generally does not exist and “solutions” that will slug the whole nation to fix issues isolated to a small section of the national geography.
The 20 million Australians who don’t live in Sydney must wonder what the fuss is about. Any resident of Perth, Adelaide or Darwin would be bemused by the ongoing debate about soaring prices, affordability catastrophes and the need for major national action.
Many of the worst culprits for generalised and usually misinformed commentary are based overseas. Often they’re major international organisations or ratings agencies which seek to manufacture publicity by making dire warnings about Australian real estate based on generalised national statistics pumped up by the strength of the Sydney market.
There are plenty of local pontificators making the same mistake, most of them economists who should never be consulted for comment on residential real estate, a subject that’s not within their area of expertise, if indeed they have one.
Anyone who thinks Australian has had a national property boom recently should compare the price growth statistics for the capital cities in 2016 with the results in 2002 and 2003.
Back in 2002/2003, the last time we had a genuine nationwide boom, every capital city had sharply rising prices. In 2003, according to the ABS, house prices grew at least 13 percent in every one of the eight capital cities, including four where prices rose by more than 20 percent.
The ABS figures for last year have a very different look about them.  Only Melbourne and Sydney managed double-digit growth and only just. Two cities, Perth and Darwin, recorded falling prices, while Brisbane, Canberra and Adelaide managed only moderate (4 or 5 percent) rises. Hobart rose 8 percent, according to these numbers.
When you compare this with that genuine boom at the start of the century, it’s apparent that even Sydney’s growth was tame compared with back then. Melbourne, meanwhile, has mostly been below 10 percent with its annual house price growth in the past four years, only recently bursting out into double digits (and now leads the nation, according to most sources).
Now the growing chorus among the generalised pontificators is that “the Australian property boom is over”.
If they’re talking about Sydney, they’re probably right. But out there in the heartland beyond the biggest cities, different things are happening, including places where markets are rising, even as Sydney is subsiding.
They include regional New South Wales, which now has far more rising markets than Sydney does.
The same is true of regional Queensland, which has many ascendant markets (as well as a few that you might still want to avoid), much more so than Brisbane at the moment.
Melbourne is less advanced than Sydney in its growth cycle, so has more time to run with price growth than Sydney does.
Both Hobart and Canberra have sparked to life recently on the back of improving local economies and are likely to continue heading in the opposite direction to Sydney.
Adelaide’s market is quite busy but is unlikely to deliver strong price growth, other than in selected pockets, because it lacks the economic and population growth impetus of other major cities.
Perth has been going backwards throughout the four years that Sydney has been advancing – and now, as Sydney fades, Perth is showing the early signs of recovery.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/">hotspotting.com.au</a>. You can <a href="mailto:%20%3Cscript%20type='text/javascript'%3E%20%3C!--%20var%20prefix%20=%20'ma'%20+%20'il'%20+%20'to';%20var%20path%20=%20'hr'%20+%20'ef'%20+%20'=';%20var%20addy38821%20=%20'ryder'%20+%20'@';%20addy38821%20=%20addy38821%20+%20'hotspotting'%20+%20'.'%20+%20'com'%20+%20'.'%20+%20'au';%20document.write('%3Ca%20'%20+%20path%20+%20'/''%20+%20prefix%20+%20':'%20+%20addy38821%20+%20'/'%3E');%20document.write(addy38821);%20document.write('%3C//a%3E');%20//--%3E/n%20%3C/script%3E%3Cscript%20type='text/javascript'">email him</a> or follow him on <a href="https://twitter.com/hotspotting">Twitter.</a>
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terryryder-YECXbqmri2

As Sydney fades, Perth shows early signs of recovery: Hotspotting's Terry Ryder

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Adelaide dwelling values held over June quarter, according to CoreLogic’s latest update report.
The property data firm says that however the unit sector’s performance fell over the quarter.
For more information see the video below:
<iframe src="https://www.youtube.com/embed/ydpoi0iHa1U" frameborder="0" width="450" height="253"></iframe>
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