ANZ believes the Reserve Bank is in no rush to move again.

Following the release of the May Monetary Policy Board Minutes, ANZ has taken the view that the RBA is now firmly in a holding pattern, with the cumulative impact of previous rate hikes giving the Board scope to assess how the economy evolves from here.

That positioning, in ANZ’s view, makes a June rate hike unlikely.

The bank continues to expect the cash rate to remain unchanged at 4.35 per cent for an extended period, with the RBA adopting what is effectively a wait-and-see approach.

The Minutes point to a Board that sees financial conditions as already restrictive, but without a clear read on just how restrictive they are. That uncertainty has shifted the focus away from immediate policy action and toward monitoring both domestic conditions and global developments, particularly the conflict in the Middle East.

As ANZ interprets it, the Board is deliberately avoiding strong forward guidance.

Instead, it is allowing itself flexibility, acknowledging that monetary policy has limited ability to influence the near-term trajectory of inflation, while also recognising that economic growth is likely to remain below potential for some time.

Despite that pause in momentum, ANZ notes that the Board still carries a tightening bias.

The Minutes reveal that, in weighing up its decision, the Board seriously considered another 25 basis point increase. The key debate centred on the trade-off between inflation and activity, particularly in the context of global uncertainty.

Ultimately, most members leaned toward the inflation side of that equation.

Underlying inflation is still expected to remain above target for an extended period, regardless of how external risks evolve. That has led to a view within the Board that the risks to its inflation objective have increased, and that the current cash rate may not be sufficiently restrictive to fully contain those pressures.

That’s important.

While the decision, for now, is to hold, the underlying tone of the Minutes suggests the door to further tightening has not been closed.

ANZ also points to commentary from Assistant Governor (Economic) Sarah Hunter, who highlighted the risk that inflation could pass through the economy more quickly and broadly than in previous cycles. Both Hunter and a majority of the Board expressed concern that inflation expectations could become less anchored after such a prolonged period above target.

That combination, persistent inflation and the risk of expectations shifting, is what continues to underpin the RBA’s cautious stance.

However, where ANZ diverges from the RBA is on the outlook for activity.

The Board appears relatively comfortable with current spending patterns, effectively downplaying recent declines in business and consumer sentiment. It notes that sentiment has historically been only weakly correlated with actual spending, and that feedback from its liaison program has not yet pointed to a meaningful slowdown in consumption.

ANZ is less convinced.

The bank believes the link between household disposable income, sentiment and spending is more direct than the RBA is currently acknowledging. With inflation continuing to erode real incomes, ANZ expects household spending to soften more materially than the central bank is forecasting.

That divergence matters because it shifts the balance of risk.

If activity weakens more than expected, the trade-off between inflation and growth changes. In ANZ’s view, that would reduce the need for further tightening and reinforce the case for the RBA to remain on hold.

It also suggests that the current policy setting may already be doing more work than the Board fully appreciates.

The broader takeaway from ANZ’s interpretation is that the RBA is walking a narrow path.

On one side sits the risk of inflation remaining elevated for longer than expected. On the other is the growing pressure on households and the potential for a sharper slowdown in activity.

For now, the Board is choosing to wait.

But it is a pause that still carries an underlying tightening bias, rather than a clear pivot toward easing.

In practical terms, that leaves the cash rate anchored at 4.35 per cent for the foreseeable future, with the next move still uncertain.

For borrowers, it reinforces the reality that relief is not imminent.

And for the broader economy, it highlights the delicate balance the RBA is trying to strike, between bringing inflation back to target and avoiding an unnecessarily sharp slowdown in growth.

According to ANZ, it is a balance that is becoming increasingly difficult to maintain.

Joel Robinson

RBA to hold rates for "prolonged period" rather than hikes: ANZ

<a href="https://www.apartments.com.au/developers/venturecrowd-property-projects">VentureCrowd</a> is down to the final Canopy Villa release at Cumulus Grand Villas in Carrara, as construction continues on the 59-residence gated community positioned above 100 hectares of natural savanna on the Gold Coast.

The remaining Canopy Villa forms part of one of four collections within the <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>-designed community and has attracted interest from buyers seeking larger-format homes that combine privacy, security and low-maintenance living. Positioned within a private cul-de-sac and facing a protected black she oak forest, the four-bedroom villa includes a large private outdoor area suited to pet owners and families wanting more flexible space.

<a href="https://www.apartments.com.au/new-townhouses/cumulus-grand-villas-carrara-17-baltimore-court-carrara-qld-4211">Cumulus Grand Villas</a>, located at 17 Baltimore Court, comprises a mix of three and four-bedroom villas across the Skyline, Canopy, Savanna and Broadview collections. Prices currently range from $1.455 million to $1.895 million, with the final Canopy Villa priced from $1.825 million.

[smartcode_project:default project_id=135663 project_image_fid=360477]

The Canopy Collection villas offer four bedrooms, 2.5 bathrooms and approximately 245 sqm of internal space, alongside double garages and landscaped private areas. Expansive glazing, open-plan living spaces and private balconies have been designed to maximise natural light and outlooks toward the surrounding savanna landscape.

Construction is now underway across the fully funded development, which VentureCrowd says has become an increasingly important consideration for buyers assessing off-the-plan opportunities on the Gold Coast. The project is being delivered by <a href="https://www.apartments.com.au/builders/devcon">Devcon Property Group</a>, which has operated in South East Queensland since 1993 and delivered more than 1,000 homes across the region.

VentureCrowd Director of Property David Whitting previously said the project responds to changing buyer priorities in the prestige Gold Coast market.

“Flexible floorplans have proven particularly relevant for purchasers aged between 40 and 65, including next home buyers, downsizers and investors,” Whitting said.

[smartcode_project:default project_id=135663 project_image_fid=360505]

The buyer profile at Cumulus has reflected that shift toward owner-occupier-driven demand. Stuart Towns and Tracey Loynes recently purchased a Canopy Villa, drawn to both the lifestyle offering and the flexibility the home provided for their next stage of living together.

The couple, who met three years ago, sold their Robina home earlier this year after identifying what they saw as strong long-term investment potential at Cumulus while remaining within the same Gold Coast market. The villa’s private backyard was a major drawcard for their dog Luna, while proximity to golf courses including Emerald Lakes also aligned with their lifestyle interests.

Beyond the residences themselves, the community has been planned around shared lifestyle and recreation amenities. The Infinity Terrace will include a 20-metre heated pool, barbecue facilities, alfresco dining spaces and elevated retreat areas overlooking the surrounding landscape. Walking trails, a private nature reserve, orchard and herb garden are also integrated into the masterplan.

[smartcode_project:default project_id=135663 project_image_fid=360473]

BDA Architecture Director Darren Greenaway said the design approach was heavily influenced by the site’s outlook and secluded setting.

The practice sought to create what Greenaway described as a “little piece of paradise,” drawing inspiration from the elevated views, surrounding greenery and quiet location.

<a href="https://www.apartments.com.au/developments/carrara-qld-4211">Carrara</a> continues to attract buyers seeking larger homes within proximity to the coast but without direct beachfront pricing. Cumulus sits within easy reach of Broadbeach, Pacific Fair, Robina Town Centre and the M1, providing connections north to Brisbane and south toward the Gold Coast Airport and northern New South Wales.

The first stage of Cumulus Grand Villas is targeting completion in 2026.

[smartcode_project_cta:default project_id=135663]

VentureCrowd nears sell-out of Canopy Collection at Cumulus Grand Villas in Carrara

Waverley Council has made a call that many councils have been reluctant to make publicly. Growth is coming, regardless of who controls it.

The release of the Bondi Junction Vision and Master Plan is less about whether the Eastern Suburbs’ primary centre will change, and more about how that change is shaped, funded, and ultimately experienced on the ground. Waverley Council has released a 100-page plan which is effectively the first comprehensive blueprint for Bondi Junction in over two decades, and in doing so, signals a clear shift in how councils are positioning themselves in the current planning environment.

For the past 18 months, the conversation across New South Wales has been dominated by the State Government’s Low and Mid-Rise Housing reforms and the emergence of the Housing Delivery Authority pathway. Both have created faster, more centralised avenues for development approvals, particularly in well-located, infrastructure-rich areas like Bondi Junction.

Waverley Council’s response has been to move early, and decisively.

Rather than react to individual proposals as they come through the HDA or broader State-led reforms, Council has sought to establish a clear, place-based framework that sets the terms for how Bondi Junction evolves. The underlying position is relatively straightforward: if densification is inevitable, it should be tied to infrastructure, public domain improvements, and a cohesive vision for the centre, not delivered piecemeal through ad hoc applications.

<img alt="bondi junction" data-entity-type="file" data-entity-uuid="7f1f729c-ed99-4c6c-bf87-ffbce6991941" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-19%20at%209.58.16%E2%80%AFAM.png?VersionId=ULX4OlXKjeJ5BvNCNGL86evgXCjCfMih" />

At its core, the document is attempting to reposition Bondi Junction from what it largely functions as today, a transport interchange anchored by a major retail centre, into something far more layered. The ambition is to transform it into what the plan describes as the “civic and cultural heart of Sydney’s East,” a place that is active beyond commuting hours and capable of supporting a broader mix of uses, experiences and communities.

That repositioning is built around four key ambitions.

The first is to create a true destination. Bondi Junction already attracts significant foot traffic, with more than 86,000 daily transport users and millions of annual retail visits, but much of that activity is transient. People pass through, rather than stay.

The Master Plan seeks to change that dynamic. It leans heavily into the idea of an “18-hour economy,” extending activity well beyond traditional retail hours through dining, cultural programming, events, and a more active night-time offering. This is not just about adding more hospitality venues, but about fundamentally shifting how the centre operates, from a daytime shopping destination to a place that functions across the full span of the day and into the evening.

Oxford Street Mall sits at the centre of that shift.

Long seen as underperforming relative to its potential, the Mall is identified as one of the key catalyst projects in the plan. It is to be reimagined as a day-to-night spine, combining retail, dining, wellness and cultural uses in a way that creates a continuous flow of activity. Outdoor dining, rooftop venues, laneway activation and a curated events program are all part of the strategy, alongside significant public domain upgrades that aim to improve comfort, safety and usability.

&nbsp;

The second ambition is to transform Bondi Junction into a world-class interchange.

Despite being one of the most heavily used transport nodes in Sydney, the current experience is fragmented. Connections between the station, Westfield, Oxford Street Mall and surrounding streets are often unclear, and major roads create physical barriers that disrupt pedestrian movement.

The Master Plan proposes a more seamless, people-focused network. That includes clearer pedestrian links, improved wayfinding, better integration between transport modes, and a rethinking of how arrival into the centre is experienced. The aim is to shift the perception of Bondi Junction from a place people move through, to a place they arrive in.

The third ambition focuses on greening and open space.

One of the more consistent pieces of community feedback throughout the Vision phase was the need for more greenery, better public spaces, and a more comfortable urban environment. Despite being surrounded by major parks, Bondi Junction itself has relatively limited accessible open space, with much of the public realm dominated by hard surfaces and traffic infrastructure.

The plan responds with a network of new and upgraded public spaces, increased tree canopy, and what it terms the “Parkline,” a green link connecting Waverley Park through to Centennial Park. This is not just about aesthetics. It is about addressing heat, improving liveability, and ensuring that increased density is matched by access to high-quality outdoor space.

The fourth ambition is perhaps the most important from a development perspective: growth that gives back.

Bondi Junction is already the primary location for new housing supply in the Waverley LGA, and that is expected to continue. The area carries a target of 2,400 new dwellings by 2029, with further growth projected beyond that as demand for well-located housing continues to rise. The Master Plan does not seek to limit that growth. Instead, it attempts to shape it.

New housing is to be concentrated around transport, with stepped building heights designed to protect the character of surrounding neighbourhoods. At the same time, the plan introduces a more explicit link between development uplift and public benefit. This is where value capture becomes central.

The document outlines a framework where increased development potential is tied to contributions that fund public domain improvements, community infrastructure, open space, and affordable housing. It is an approach that recognises that much of the transformation of Bondi Junction will be delivered by the private sector, but seeks to ensure that the benefits of that growth are shared more broadly. The Civic Precinct is a key part of that equation.

Leveraging Council-owned land, the plan proposes a consolidated civic and cultural hub centred around Ebley Street. This would include new community facilities, cultural spaces, and potentially a new Council Chambers, creating a focal point for civic life that currently does not exist in Bondi Junction at scale.

It is one of several catalyst projects identified in the Master Plan, alongside the Oxford Street Mall transformation. These projects are intended to anchor change, acting as early interventions that unlock broader investment across the precinct.

Importantly, the Master Plan is not just a design document. It includes a delivery framework that sets out how these ambitions are intended to be realised.

Council is explicit in acknowledging that it cannot deliver the transformation alone. Implementation will require coordination between State agencies, private developers, landowners and the community, with a mix of planning agreements, infrastructure contributions and direct delivery mechanisms used to fund and stage improvements over time.

The plan outlines a mix of short-term, medium-term and long-term actions, from immediate public domain upgrades and planning controls, through to larger-scale projects that will unfold over the next decade or more. In practical terms, the next 12 to 24 months will be the most important.

This is when the Master Plan will move through exhibition, refinement and eventual adoption. It is also the period in which Council will seek to embed the framework into its planning controls, giving it weight in the assessment of future development applications.

Council officers have indicated that once the Master Plan is in place, it could be used as a benchmark when assessing Housing Delivery Authority proposals, and potentially reduce the need for further HDA declarations within Bondi Junction. In effect, it is an attempt to bring planning control back to the local level, while still aligning with State housing targets.

That tension between State-led reform and local planning control is not unique to Waverley. It is playing out across Sydney.

&nbsp;

&nbsp;

&nbsp;

If delivered as intended, Bondi Junction will become denser, more active, and more complex. It will support more residents, more workers, and a wider range of uses, extending beyond its current retail core into a more layered urban environment.

“The civic and cultural heart of Sydney’s East”: Bondi Junction masterplan revealed

Toorak's dress circle St Georges Road, home to some of the city's priciest homes, is set for a rare new apartment development.

Blood Diamond Group, an entity tied to Tina Brandi, wife of David Brandi who has been a prolific bidder on The Block over the years, has filed plans for an ultra-exclusive development across an amalgamated 3,662 sqm site at <a href="https://www.apartments.com.au/new-apartments/104-106-st-georges-road-toorak-vic-3142">104 and 106 St Georges Road</a>.

The proposal would replace two existing homes on the riverfront site with a five-level apartment building cascading down the steeply sloping land toward the Yarra River. Designed by Charles Wright Architects, the development has been carefully shaped around the site’s topography and river environs, with the upper levels stepping back to reduce visual bulk from both St Georges Road and the Yarra corridor.

Planning documents describe the proposal as “a site layout and building typology that is consistent with the emerging character of the area and which provides exceptional amenity for future residents without compromising that of neighbouring properties.”&nbsp;

<img alt="First look: Blood Diamond Group unveils riverfront apartment plans for Toorak Pavilion" data-entity-type="file" data-entity-uuid="ea19a17e-7528-4fa8-b727-05f2f7c025e5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Toorak%20pavilion%20a_0.png?VersionId=rZ2IjdoUL_UrRl1sZ4wZHnQXbYUaEmUQ" />

The scheme comprises 12 apartments, including 10 three-bedroom residences, one one-bedroom apartment, and a substantial split-level five-bedroom penthouse. A 624 sqm communal rooftop terrace will crown the building, while three undercroft levels embedded into the hillside will accommodate apartments and basement parking.

The design leverages the site’s dramatic northern outlook across the Yarra River, with living areas and balconies oriented toward the water. A central atrium running the full height of the building is intended to draw natural light deep into the residences and improve internal amenity.

Landscape architecture by <a href="https://www.apartments.com.au/landscape-architect/jack-merlo">Jack Merlo Design &amp; Landscape</a> will play a major role in softening the built form, particularly along the river edge where significant setbacks have been introduced. The proposal includes a minimum 30-metre setback from the Yarra River boundary, preserving a substantial landscaped buffer between the development and the waterway.

While a mature English Oak near the front of the site is proposed for removal, the plans retain a large English Elm closer to the riverfront, alongside other established vegetation in the lower section of the property.

<img alt="First look: Blood Diamond Group unveils riverfront apartment plans for Toorak Pavilion" data-entity-type="file" data-entity-uuid="ed3bf19b-5bc7-482f-bde7-41f709a13c3a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Toorak%20pavilion%20b.png?VersionId=SG_kBGu4rOaSPY8FtVcmPJfSCrstuOfg" />

Architecturally, the building adopts strong horizontal forms with expansive glazing and curved balcony edges facing the river. Planning documents note the upper levels “adopt a receding form” to ensure the building responds appropriately to the Yarra River environs overlay controls.&nbsp;

The surrounding streetscape is characterised by large contemporary homes embedded into the hillside, many presenting as modest one or two-storey forms to the street before expanding toward the river frontage below. The planning report notes this established pattern heavily influenced the massing strategy for Toorak Pavilion.&nbsp;

Until the recent sale of the landmark Clendon Road mansion Coonac for around $130 million, St Georges Road held the state's most expensive home, the $80,000,088 derelict "Ghost House" mansion that was bought by crypto king Ed Craven.&nbsp;

Blair House, also on St Georges Road, sold for $74.5 million in 2022.

First look: Toorak Pavilions slated for dress circle St Georges Road

Six months after a development site on Kangaroo Point’s Shafston Avenue sold for $6.55 million, plans have been lodged for a 23-storey apartment tower.

A company named JMT Mega Capital, understood to be interstate investors when the 1,222 sqm double block traded late last year through Patona Property, is proposing an 84-apartment development in place of the existing low-rise buildings.

The slender tower at <a href="https://www.apartments.com.au/new-apartments/212-220-shafston-avenue-east-brisbane-qld-4169">212–220 Shafston Avenue</a>, overlooking the Brisbane River, has been designed by <a href="https://www.apartments.com.au/architects/aplus-design-group">Aplus Design Group</a>. It will comprise a mix of one-, two- and three-bedroom apartments above six basement levels, topped by rooftop resident amenities.

<img alt="First look: 23-storey Kangaroo Point tower planned for Shafston Avenue riverfront precinct" data-entity-type="file" data-entity-uuid="7e17ba9e-553e-42ef-92b6-22081671521a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/podium_3.png?VersionId=hlVUf99vrOjUs.vhQs0qV0DhOncUy9T8" />

The development has been designed as a vertically articulated tower with recessed balconies, curved façades and planted edges intended to soften its scale within the evolving Shafston Avenue skyline. In the submitted Urban Design Report, Aplus Design Group said the tower had been “shaped with a slender vertical expression, articulated façades, recessed balcony zones, integrated planting and a clearly defined podium relationship, helping to reduce perceived bulk and create a more elegant contribution to the Shafston Avenue streetscape and broader Kangaroo Point skyline.”

The scheme comprises 84 apartments, including 25 one-bedroom units, 34 two-bedroom apartments and 25 three-bedroom residences. A total of 104 car spaces are proposed across six basement levels, including resident, visitor and accessible parking.

Residents will have access to rooftop communal open space and shared amenities, while the development also incorporates deep planting zones and subtropical landscaping throughout the podium and tower levels. The project includes 35 per cent communal space coverage across the site and a 17.5 per cent deep soil zone allocation to support urban greening outcomes.

The application exceeds the mapped building height under the Kangaroo Point Peninsula Neighbourhood Plan and is being assessed under Brisbane City Council’s impact assessment pathway. The design team argues the additional height is supported by the site’s strategic inner-city location, existing high-density zoning, and proximity to transport and employment hubs.

“The design has been developed to make better use of a well-serviced urban site within an established high-density residential setting, while improving the street presentation and overall quality of the public realm interface,” the report states.

<img alt="First look: 23-storey Kangaroo Point tower planned for Shafston Avenue riverfront precinct" data-entity-type="file" data-entity-uuid="1ab44b1e-ff45-4bf3-8da8-8aa0cd79db33" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/site_10.png?VersionId=tSxeGekZOqj1e9g3PEn_yFoC3taKDp3U" />

The proposal adds to a growing pipeline of apartment developments reshaping Kangaroo Point ahead of the 2032 Brisbane Olympic Games, with demand continuing to strengthen for new housing supply in well-connected inner-city precincts.

Mosaic has nearly sold out its under-construction <a href="https://www.apartments.com.au/new-apartments/the-bedford-by-mosaic-16-30-prospect-street-kangaroo-point-qld-4169">The Bedford by Mosaic</a>&nbsp;and <a href="https://www.apartments.com.au/new-apartments/the-carter-by-mosaic-77-linton-street-kangaroo-point-qld-4169">The Carter</a>,&nbsp;while Pikos recently completed <a href="https://www.apartments.com.au/buildings/skye-residences-by-pikos-kangaroo-point-8-river-terrace-kangaroo-point-qld-4169">Skye Residences</a> nearby. Pikos is also delivering <a href="https://www.apartments.com.au/new-apartments/gaia-kangaroo-point-108-lambert-street-kangaroo-point-qld-4169">Gaia</a>, over 230 three- and four-bedroom apartments on Lambert Street.

First look: 23-storey Kangaroo Point apartment tower planned for Shafston Avenue riverfront precinct

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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A 195-hectare Surf Coast development, The Sands Torquay Resort, is set to hit the market in Victoria's coastal township of Torquay with price expectations of $25 million.
The master-planned subdivision at 2 Sands Boulevarde comprises a hotel Peppers The Sands, an 18-hole championship golf course, clubhouse and health club facilities integrated with a residential subdivision surrounding the course and an additional 4000 sqm of vacant land opposite the clubhouse with potential for further development.
Colliers International’s Guy Wells, Stephen Burt and Raymond Tran have been appointed to sell the property on behalf of the Handbury Group. 
“This major landholding within the fast-growing township of Torquay represents a one-off investment and development opportunity in one of Victoria’s most popular destinations,” Wells said.
“Torquay is well known as the home of surfing in Victoria and is a hub of major surfing activity at the northern end of the Great Ocean Road. The township of Torquay has grown significantly in the past 10 years and developments such as The Sands Torquay Resort have added to the popularity of the location."
The golf course was designed by Stuart Appleby and the resort has a pro shop, members locker rooms and clubhouse facilities. There is also a separately operated health club with an indoor pool.
 <img src="/images/2016/05/16/Peppers-The-Sands-Conference7.t48527.jpg" alt="" width="608" height="405">
Adjacent to the clubhouse is the Peppers The Sands hotel comprising 112 rooms and suites over three levels, conference facilities, restaurant and bar facilities and tennis courts.
<img src="/images/2016/05/16/Peppers-The-Sands-Deluxe-Room-Lounge.t35201.jpg" alt="" width="611" height="407"> 
<img src="/images/2016/05/16/Peppers-The-Sands-Premier-Suite-View.t45649.jpg" alt="" width="605" height="403">
<img src="/images/2016/05/16/Peppers-The-Sands-Room4.t35226.jpg" alt="" width="605" height="403">
<img src="/images/2016/05/16/Peppers-The-Sands-Conference.jpg" alt="" width="611" height="407">
“This distinctive hotel, designed by award-winning Melbourne architects Perrott Lyon Mathieson, is unique to the area and draws visitors from the surrounding region and beyond from Melbourne,” he said. “The hotel operates under a marketing agreement with Mantra Group and under the Peppers Brand. This agreement could be transferred to a new owner as desired.”
The Sands Torquay Resort is part of a residential development known as The Sands which includes about 400 residential homes and 150 townhouses around the picturesque golf course. 
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prateek24-ezbwHMbNAk

Surf Coast's The Sands Torquay resort to hit the market, $25 million expected

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Looking into the mainstream-media property reports with respect to rental and vacancy rates; one questions how the data is obtained.
I have from time to time, questioned my brew of coffee but I can do so as I am personally tasting it.
The data about property being provided on the other hand is not as personal to the analysts nor the economists offering their property-charts to the general public.
Most, if not all their data comes from the main "property portals" and are highly reliant on real estate agent's, property manager's (PM) accuracy and detail of what is truly available.
"Trust me I'm a real estate agent, comes to mind..." However, in the case of listing rental-properties, it is prudent not to list all the units in the block: time, resources and the perception to the market are factors to be considered.
The proof is in the pudding
They say the proof is in the pudding. Well, the same may be said for the data and the reports.
The fact is, the data obtained by analysts comes from two main sources, three at best. These sources are; RPData, Domain website and the REA website. Now, how accurate is this data? No where near the truth...
So why is this data flawed? 
Put simply, the data is flawed due to a basic anomaly; real estate agents “property managers” DO NOT place/advertise entire blocks of units on the property portals. At best case, the PM will advertise a mix of units: a one bedroom, a two bedroom and a three bedroom apartment.perhaps even one or two more; if they have a different floor plan.
I have had a recent look at the property portals and across three buildings I know off in Parramatta alone, there are 12 adds which advertise the units available in these blocks. However, across these three high rise blocks, there are approximately 700 apartments.
As a conservative guesstimate, coupled with the conversations I have had with the marketing companies that sold these units; it can be estimated that 80% have been sold to investors.
For now, also consider; how many apartment blocks are being completed and are nearing completion across Sydney? Hmmm a lot, you say? Now add a few more to what you believe. 
You guessed it; a lot available and soon to be available for rent...
You be the judge
For the very reasons I have written about in the past and now; I do not recommend for Investors to buy into the overheated property market of Sydney.
Of late, I have ventured out of Sydney to secure property for our clients. Property with steady rental returns and long term tenancies. More to the point, we have steered away from newly built property with unsustainable rental returns.
The real question
Is there really a shortage of rental property in Sydney? I say NO.
Most definitely not. Now you may dispute this and show me report after report. Again and again I will walk you though what is truly happening on the ground. Take you to, building after building that PM's only list 3-4 properties on the property portals and where there are over 120 units available in the recently built block.
Show me the real data...
EDWIN ALMEIDA is licensee in charge of <a href="https://www.just-think.com.au/" target="_blank">Just Think Real Estate</a>.<a href="https://www.just-thin.com.au/"> </a>
He is also the creator of <a href="https://www.youtube.com/user/JustThinkProperty" target="_blank">Oz Real Estate.TV</a> and a presenter for <a href="https://propertyinvestingvault.com/" target="_blank">propertyinvestingvault.com</a>.
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Show me the data: Edwin Almeida

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If there were a term that I would love to see introduced into the Australian property vernacular it would be just the one word – “shifts”.
For some time now I have found it most frustrating the way commentators and (to a much lesser extent) politicians raise topics, such as housing affordability is a fine example, Headlines such as “Australia’s housing affordability improved in the first three months of 2016” mean very little and serve little purpose. The problem with the housing affordability debate is that it focuses on Sydney and Melbourne which are the two most sort after locations whilst there is no mention of the affordable areas.
Rather we should for example look at what’s actually driving our specific market demographics on a suburb by suburb basis. Only then can we actually get a proper idea of what is actually happening where, believe me, we are now seeing some healthy shifts and some alarming shifts.
For example, in many Sydney suburbs we are now seeing record low stock levels particularly with houses – so what caused these shifts? In the vast majority of cases it always comes back to government policies whether federal, state or local. The reason why we are seeing less houses on the markets is because property values have grown to such a level that the barrier is now stamp duty. For a house purchased at $3,000,000 it is $150,490 and a house purchased at $4,000,000 it is $220,490 so home owners are now going to Plan B – refinancing and renovating.
 
When I speak to property valuers in our area I’m told that their workloads are now split 50/50 between purchases and re-financing which is a shift that started 3 years ago. Three years ago in Mosman there would be around 125 houses on the market each week where today there is around 50, so homeowners are refinancing to renovate with a view to a longer hold.
In November 2013, the value of housing finance was 26 percent higher than the previous year. This shift has continued ever since which clearly identifies where homeowners are shifting their monies taking household debts to historic highs with historic low interest rates.
Mosman has 5,890 houses approximately with 55 on the market today. Cremorne has 7,135 houses approximately with 7 on the market today. Neutral Bay has 1,109 houses approximately with 8 on the market today. Cammeray has 1,275 houses approximately with 9 on the market today. Northbridge has 1,914 houses approximately with 10 on the market today and Seaforth has 2,317 houses approximately with 18 on the market today. This has been the pattern for the last three years and don’t expect this to change any time soon.
Now when we look at the shifts in the new apartment markets this is where it gets scary because the blame here is shared equally between the state and federal governments. When the state government starts introducing a strategy for massive high–density developments and the federal government changes the ratio restrictions from 50 per cent to 100 per cent for overseas buyers on off–the–plan purchases, as I said a few years ago – train wreck.
Recently we read that the major banks ceased foreign lending so I immediately thought something is happening here as banks never turn away new revenue streams. Now we read that Westpac and the ANZ have found approximately $1 billion in Chinese mortgage application fraud. No doubt a precursor to the Australian Taxation Office clampdown on non – resident purchases so the anxious buyers then shifted to federal government endorsed off–the–plan purchases. It’s anyone’s guess where this will end up, although you would be right in saying this is only going to get worse. More particularly this has the potential so see a major revaluation of existing apartment purchases significantly down. Little wonder the major lenders announced recently that they were not approving any more loans in many Sydney suburbs.
Now shift your attention to the upcoming federal election where the Liberal party is not going to touch negative gearing and the Labor party are going to only make negative gearing available to new properties. Can you see another potential shift in the markets if negative gearing only applies to the new developments where given what’s currently happening nobody will be buying anything until these markets sort themselves out?
Then I read an article recently where Harry Triguboff announced that recently sales to Chinese buyers had halved and that Chinese buyers over the past few years had accounted for 80 percent of new Sydney apartment sales. Yes – 80 percent! Why is this not an election issue?
Now to put this into further perspective household consumption is actually what’s presently driving the Australian economy. In the December quarter 2015 national accounts household consumption delivered 0.4 percent of the total 0.6 percent growth.
Now there are a few shifts that need much closer examination. First signs for the NSW government will be a dramatic collapse in stamp duty revenues which is happening big time. The once ever dependable existing house market is renovating or has renovated so no financial joy there either. Then there will be a dependence on the off–the–plan purchases actually completing, although that’s looking shaky too. With 93 percent of investors preferring to buy existing properties and now the ALP wants them to but new properties – well that won’t work. We now know that nearly all the off–the–plan sales have gone to Asian investors.
The ALP need to be corrected on this as this policy change to negative gearing is Mining Tax Mark II.
<h4>MOSMAN – 2088</h4>
Number of houses on the market this time last year – 57
Number of houses on the market last week – 51
Number of houses on the market this week – 55
Number of apartments on the market this time last year – 49
Number of apartments on the market last week – 53
Number of apartments on the market this week – 50
<h4>CREMORNE – 2090</h4>
Number of houses on the market this time last year – 4
Number of houses on the market last week – 8
Number of houses on the market this week – 7
Number of apartments on the market this time last year – 14
Number of apartments on the market last week – 24
Number of apartments on the market this week – 23
<h4>NEUTRAL BAY – 2089</h4>
Number of houses on the market this time last year – 3
Number of houses on the market last week – 11
Number of houses on the market this week – 8
Number of apartments on the market this time last year – 27
Number of apartments on the market last week – 25
Number of apartments on the market this week – 21
 
ROBERT SIMEON is a director of <a href="https://www.rwm.com.au/" target="_blank" title="RWM" rel="nofollow">Richardson Wrench Mosman and Neutral Bay</a> and has been selling residential real estate in Sydney since 1985.  He has also been writing real estate blog <a href="https://www.rwm.com.au/news/" target="_blank" title="Virtual Realty News" rel="nofollow">Virtual Realty News</a> since 2000.
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Beware of the Sydney property shifts

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Leading Australian real estate group Raine &amp; Horne has been appointed as the Gulf Cooperation Council (GCC) representatives for Lemon Tree Hotels, a fast-growing Indian chain of business and leisure hotels.
Founded in 2002 by Patu Keswani, a first generation Indian entrepreneur, Lemon Tree Hotels has three brands catering to both luxury and economy travellers – the Lemon Tree Premier, Lemon Tree Hotels and the economy Red Fox Hotel – which it will bring to the GCC region.
The deal comes as Dubai Tourism reported a growth of 17% in Indian visitors in the first quarter of 2016, with over 467,000 visitors between January and March.
Dubai had 4.1 million overnight visitors in the first three months of 2016, a 5.1% increase over the same period last year, backed by strong double digit growth from its top two proximity markets, the GCC and India, according to figures released by Dubai’s Department of Tourism and Commerce Marketing (Dubai Tourism).
Raine &amp; Horne’s Dubai office will support eight hotel openings across the GCC region in the next three years, by identifying properties, managing relationships, and executing agreements, according to a media release.
The Lemon Tree group will initially focus on Dubai and Abu Dhabi, before turning its attention to Saudi Arabia, Oman, Kuwait and Qatar.
“We look forward to leveraging our regional property expertise and network of contacts to roll out the Lemon Tree brand out across the GCC,” said Sanjay Chimnani, managing director of Raine &amp; Horne Dubai.
“There’s a big need for quality affordable or midscale segment hotels and serviced apartments, and they’re key to the development of the region and its objective of having 20 million visitor arrivals by 2020.”
Deputy managing director of Lemon Tree Hotels, Rattan Keswani, outlined his vision for the group’s expansion.
“We’re proud to now have 29 hotels and over 3,200 rooms in 18 cities of India, and another 11 hotels with 1,500 rooms currently under development,” he said.
“Expanding within the GCC was the next logical step in the company’s evolution as the fastest growing hotel company in India, and by 2018 we should have over 4% of hotel rooms in India, which are owned, managed, or under development.”
Raine &amp; Horne Dubai were also appointed in late 2015 by Turkish investment trust Nurol REIT as their lead agency in marketing an extensive AED 3 billion ($1.12 billion) Turkish real estate portfolio to GCC states.
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Raine & Horne appointed by Indian hotel chain for Middle East expansion

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A corner site comprising a two-story building in Melbourne's Hawthorn has fetched $4.95 million, following a marketing campaign that attracted more than 80 enquiries.
The selling price on the property at 262 Burwood Road reflected a yield of 4.4%. 
The property was sold on a land rate of $11,250 per sqm, which contrasts with a recent sale of the Captain Snooze site opposite at 283-285 Burwood Road which sold at a land rate of $6,400 per sqm.
Fitzroys agents Michael Ryan and Michael Donovan handled the expressions of interest campaign for 262 Burwood Road.
The 440 sqm corner site comprises a two-story building plus basement, which provides office accommodation on the part ground and first floor levels.
Zoned Commercial 1, the freehold investment property was sold with a 10-year lease -- expiring in 2020 -- to information technology services company Dimension Data subsidiary Oakton Limited, returning $217,757 plus outgoings and GST. 
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Ryan said a local private investor beat other local and offshore investors.
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Office building site in Melbourne's Hawthorn fetches $4.95 million

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A landmark shop in Melbourne's Hawksburn has been leased by luxury goods retailer retailer Franque for around $840 per sqm, said to be a record rate for the precinct.
The shop at 597 Malvern Road has been occupied by Brown’s Antiques for almost 40 years, according to a media release.
Fitzroys agents Michael Ryan, Peter Weatherby and Jordan Ceppi negotiated the lease on the property.
The property comprises a heritage-style building with an ornate double frontage, a floor area of nearly 250 sqm, and provides ground floor retail space with high ceilings, timber floors and a rear yard.
New tenant Franque has operated successfully in High Street Armadale for many years and has exclusive rights to a number of high-end beauty and homewares lines including Santa Maria Novella. 
Tenants in the strip include Woolworths and a number of fashion labels and food delis.
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Luxury retailer Franque moves into Melbourne's Hawksburn

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Restaurateur, the Little Billy Group, has agreed terms on a new lease at the Village Centre in the heart of Wonga park in Melbourne.
Located on the corner of Yarra Road and Launders Avenue, the property comprises a 600 square metre tenancy leased on a 20-year term with options.
The rental was not disclosed, however, the asking rent was $550 a square metre 
The deal was brokered by Savills Australia's Michael Di Carlo.
"The owner has expanded the building to offer approximately 600 square metres of floor space to provide the tenant with the room to supply quality deli offerings along with a restaurant and café,’’ Di Carlo said.
The lessor is a Sydney-based investor.
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Little Billy commits to Wonga Park Village Centre

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A securely leased corner property in Melbourne's Richmond has been snapped by a self-managed superannuation fund at auction for $750,000.
Selling agent Rory White of Gray Johnson said the retail investment property's indicative return was 4.8%.
The 255 Swan Street property has a building area of 72 sqm with frontages to Swan Street and Mary Street.
The property is secured by a new five-year lease that started on 1 April with an initial annual rental of $36,000 plus GST and outgoings. There is a further five-year option and the lease provides for CPI-based rental growth. 
The tenant, Portobello Home, is a retail and online store selling mainly furniture and homeware.
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SMSF buys retail property in Melbourne's Swan St for $750,000

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Frasers Property Australia and Sekisui House Australia have announced the sale of The Australian Hotel and Abercrombie Heritage Terraces in Sydney's Chippendale to Solotel Hospitality Group for an undisclosed sum.
The sale concludes an international expressions of interest campaign to find a buyer, which was run by Ray White Hotel's Andrew Jolliffe.
Constructed in 1938, The Australian Hotel was one of four pubs included within the original Carlton United Brewery site. 
The purchase includes the original hotel building located at the corner site of Broadway and Abercrombie Street as well as three heritage terrace houses fronting Abercrombie Street. 
Frasers Property and Sekisui House Australia are partners on the award-winning Central Park development at the former Carlton &amp; United brewery site, which is set to house 5,000 new residents once completed.
The purchase of the Australian Hotel by hotelier Bruce Solomon and renowned chef and restaurateur Matt Moran of Solotel Hospitality Group sees the continuation of the trend of experienced operators taking their products to new areas of Sydney.
"Both Bruce and Matt have enjoyed considerable success in both Sydney and Brisbane through their ARIA, CHISWICK and Opera Bar businesses to name but a few, and we anticipate their hospitality prowess will again deliver the dynamic Chippendale area with another flagship drawcard upon completion of their Australian Hotel project," said Jolliffe. 
Central Park’s project director, Mick Caddey, said the joint venture team was pleased to bring experienced operators such as Solotel on board at Central Park.
The Australian Hotel, which will reopen in 2018 after refurbishment, will form part of Central Park’s Broadway street frontage embedded within the Foster + Partners designed DUO towers. 
“The Australian Hotel was once one of the most important local watering holes in the southern end of the Sydney CBD," Solotel Group’s managing director Bruce Solomon said.
"It saw a motley crew of Fairfax journalists, Carlton United Brewery staff and local rag-trade workers pass through its doors during the 40s, 50s and 60s." 
In addition, the three adjacent terrace houses facing Abercrombie Street will be converted into a European-style wine bar.
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Solotel buys historic The Australian Hotel at Sydney's Central Park

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Property fund manager ISPT’s Green Square South Tower in Brisbane’s Fortitude Valley is on the market and is expected to sell for around $200 million.
The 18,000 sqm A Grade tower is located at 505 St Pauls Terrace and is fully leased to the Brisbane City Council until 2027. 
The tower is expected to attract interest from both domestic and offshore investors.
ISPT bought into the development in 2005 and forward funded, as part of a four-property deal with Leighton Properties, which included the neighbouring building Green Square North Tower and two buildings at Civic in Canberra.
The listing agents are Colliers International's Tom Barr, Don Mackenzie and John Marasco.
Barr said the move to sell Green Square South Tower, which is part of ISPT’s Core Fund managed by Mark Bassett, at this point makes sense.  
“At the time they acquired this asset ISPT were underweight in Brisbane, with only one asset at 100 Creek Street, and were locked out of the market due to lack of suitable stock being traded," he said.
According to Barr, ISPT has received unsolicited interest in the asset over the past six months.
Tony McCormack, head of Capital Transactions at ISPT, said, “Fundamentally, Green Square South Tower is being sold to recycle the capital.”
 
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