Family-owned builder and developer <a href="https://www.apartments.com.au/developers/omaya">Omaya</a> is bringing its 27-storey The Maybelle development to market, with the 229-apartment tower rising alongside Ismay Reserve near North Strathfield.

<a href="https://www.apartments.com.au/new-apartments/the-maybelle-21-parramatta-road-homebush-nsw-2140">The Maybelle</a> will comprise one, two and three-bedroom apartments, with its height providing elevated outlooks towards the Sydney skyline and Harbour Bridge, while other residences will look across neighbouring Ismay Reserve.

Designed by <a href="https://www.apartments.com.au/architects/squillace-architects">Squillace Architects</a>, the tower combines its parkside setting with proximity to the established retail, dining and transport amenity around North Strathfield.

[smartcode_project:default project_id=134873 project_image_fid=376196]

Residences will feature open-plan living spaces and a choice of two interior schemes, while communal amenity is spread across two elevated levels of the building.

Level 8 will be home to the Garden Pavilion, a full-floor resident space incorporating communal entertaining and breakout areas, seating and recreation spaces. Further up the tower, a landscaped Sky Terrace on Level 14 will provide another communal area with panoramic views towards the Harbour Bridge and Sydney skyline.

At ground level, the development sits directly alongside Ismay Reserve, where lawns, walking paths, children's play areas, picnic spaces and recreational facilities extend the green space available immediately around the project.

[smartcode_project:default project_id=134873 project_image_fid=376194]

The Maybelle is also within walking distance of North Strathfield and the Bakehouse Quarter, which provides a mix of cafés, restaurants, shops and everyday services.

Existing rail and bus services provide connections across Sydney, while the future North Strathfield Metro and access to the M4 will add to the transport options available around the precinct. Walking and cycling routes also extend via Powells Creek towards Sydney Olympic Park and its sporting, entertainment and parkland precincts.

Families are also well positioned for access to a broad selection of established schools and education options across Strathfield and the surrounding Inner West.

[smartcode_project:default project_id=134873 project_image_fid=376181]

Omaya has operated in Sydney for more than 35 years, managing projects from acquisition and design through to construction and delivery. The family-owned company is both developer and builder of The Maybelle.

Apartments start from $560,000, with the development protected by 10-year Latent Defects Insurance.

Construction is well underway, with completion expected by the end of 2026 and move-in anticipated from Q1 2027.

[smartcode_project_cta:default project_id=134873]

Joel Robinson

The Maybelle brings 27-storey parkside tower to market near North Strathfield

Melbourne developer <a href="https://www.apartments.com.au/developers/pdg-corporation">PDG</a> has unveiled its vision for the former Water Tank Site in Ivanhoe, which would see it transformed into a thriving residential neighbourhood, complete with a 2000 sqm public park.&nbsp;

Delivered in partnership with <a href="https://www.apartments.com.au/developers/development-victoria">Development Victoria</a>, the proposal would transform the prominent corner of Bell Street and Upper Heidelberg Road into a connected community comprising two residential buildings, generous public open space and shared amenities.&nbsp;

The vision includes 287 one, two and three-bedroom apartments, with a minimum of 10 per cent allocated to affordable housing, alongside a 2,000-square-metre publicly accessible park featuring a children's playground, activity lawn, indigenous planting, timber climbing logs, seating areas and a rock gathering circle.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/dko-architecture">DKO Architecture</a>, the proposal draws on the site's industrial heritage, using a robust architectural language that references the former water tank through expressive structural elements and durable, self-finished materials.&nbsp;

Extensive landscaping has been woven throughout the development, creating a living landscape that strengthens connections to nature while responding sensitively to the surrounding neighbourhood. Two residential buildings ranging from three to 12 storeys are linked by a landscaped forecourt, creating a welcoming arrival experience and improving pedestrian connections through the site.&nbsp;

Residents would also enjoy more than 1,000 square metres of communal open space, including barbecue and dining facilities, vegetable gardens, landscaped seating pavilions and a dedicated coworking space.&nbsp;

PDG Founder and Managing Director Vince Giuliano said the vision reflected an opportunity to transform one of Ivanhoe's most recognisable sites into a place that balanced housing, community and landscape.&nbsp;

"This is an opportunity to reimagine an important site and create a neighbourhood that delivers lasting benefits for Ivanhoe," Giuliano said.&nbsp;

"We're creating much more than new homes. The vision brings together affordable housing, quality architecture, meaningful public open space and shared places that encourage people to connect, while respecting the site's history and its place within the local community."&nbsp;

Development Victoria’s Executive General Manager Precincts, Niall Cunningham, said the application is an important step for the government-owned site.&nbsp;

“This is about delivering more homes in a well-connected location, along with public open space that the Ivanhoe community will benefit from for years to come,” Cunningham said.&nbsp;

PDG was selected as development partner in late 2025 following a competitive tender process.&nbsp;

A planning submission for the project is currently being progressed through the Victorian Government's Development Facilitation Program, with positive early engagement from both Banyule Council and the Department of Transport and Planning.

PDG unveils plans to transform landmark Ivanhoe Water Tank Site

Shane Wilkinson's <a href="https://www.apartments.com.au/developers/pace-development-group">Pace Development Group</a> has lodged plans for a major residential precinct on the former Presentation College site in Windsor, with an eight-building masterplan ultimately rising to 10 storeys.

The proposal at <a href="https://www.apartments.com.au/new-apartments/167-dandenong-road-windsor-vic-3181">167–187 Dandenong Road</a> spans a substantial 19,027 sqm site and is being progressed across six stages, with the first residential stages comprising 170 homes across four buildings designed by <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>.

Stage Two will deliver the bulk of the initial housing, with Building A comprising 81 apartments and Building B 49 apartments, both rising to six storeys.

Stage Three will deliver a further 40 homes. The heritage Nagel Building, identified as Building C, will be converted to 12 dwellings, while a new five-storey Building D will comprise 28 apartments at the Hornby Street and Dandenong Road corner.

The 170 homes across Stages Two and Three will include a mix of one, two and three-bedroom apartments, including townhouse-style dwellings.<img alt="First look: Pace plans landscaped housing precinct on former Windsor school site" data-entity-type="file" data-entity-uuid="83c56e3e-dfb9-4e12-b172-c3f18513ec32" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_9.png?VersionId=xRcRpSZsxX.UX_NDDGcRZktw7HVrzx7u" />

&nbsp;

The longer-term masterplan points to considerably greater density across the site.

Indicative plans show Building E accommodating around 80 dwellings across up to 10 storeys, while Building F is earmarked for around 120 dwellings and also up to 10 storeys. Building G is planned to range between four and 10 storeys, however its apartment yield is yet to be determined. That means the masterplan currently identifies at least 370 dwellings across Buildings A to F before any apartments within Building G are counted.

Across the 1.9-hectare site, that represents an indicative density of at least 194 dwellings per hectare, with the final figure to increase once the yield of Building G is established.

Pace is pursuing the project through the Victorian Government's Development Facilitation Program, with Urbis lodging a combined Section 96A planning scheme amendment and planning application on behalf of the developer, which secured the site earlier this year.

The application seeks detailed approval for Stages One, Two and Three, alongside approval of the broader masterplan framework that will guide the later residential stages. Stage One will see an existing heritage building adaptively reused for a wellness and fitness-related facility, while the broader precinct will retain several significant heritage buildings and established trees as part of the redevelopment.

A minimum 10 per cent affordable housing contribution is proposed across both the initial residential stages and the later masterplan stages, delivered through a discounted rental model.

The project comes immediately after a major change to the site's planning controls.

The site was rezoned to the Housing Choice and Transport Zone through Planning Scheme Amendment GC285, gazetted on July 22, 2026, and now sits within the inner catchment of the Windsor Station precinct under the State Government's Train and Tram Zone Activity Centres Program.

While the new controls identify large sites within the inner catchment for buildings of up to six storeys, Pace's masterplan pushes height to 10 storeys in parts of the site, with the taller buildings concentrated toward the centre and along the Sandringham railway corridor.

Lower-scale built form is proposed toward the site's more sensitive residential and heritage edges, with Buildings A and B generally stepping from three storeys at their interfaces to six storeys at upper levels.

Cera Stribley's masterplan breaks the development into a collection of separate buildings rather than a continuous built form, with landscaped spaces, new pedestrian links and a new publicly accessible road forming part of the precinct.

The planning report says the development will create new pedestrian connections to Elm Place and along the railway corridor, as well as a new publicly accessible road linking Elm Place with Dandenong Road. The proposed buildings will occupy around 54 per cent of the site, leaving a substantial portion available for landscaping, communal areas and permeable surfaces.

Urbis said the scale of the project reflected the site's strategic location close to Windsor Station, tram services and the Chapel Street Activity Centre, with the former school campus identified as a significant opportunity to increase housing supply on an underutilised inner-Melbourne site.

&nbsp;

First look: Pace plans landscaped housing precinct on former Windsor school site

<a href="https://www.apartments.com.au/developers/jl-place">JL PLACE</a>'s Veil Brighton is approaching its final months of construction, with the nine-townhouse development at 17 Rooding Street expected to complete in December 2026.

The milestone is bringing the boutique project closer to becoming a finished part of the <a href="https://www.apartments.com.au/developments/brighton-vic-3186">Brighton</a> streetscape, with much of Brighton's everyday amenity within a short walk.

Palace Cinema, Coles Supermarket and North Brighton Station are all around five minutes on foot from <a href="https://www.apartments.com.au/new-townhouses/veil-brighton-17-rooding-street-brighton-vic-3186">Veil</a>, alongside numerous cafés, restaurants and bars. The station provides a direct rail connection toward Melbourne's CBD, while Bay Street and the wider Brighton retail and dining network add to the range of services accessible without relying on a car for every trip.

"The location was fundamental to the project. Brighton is an established suburb where many buyers already have strong connections to the area and want to remain close to the people, places and amenities that form part of their everyday life," the developer said.

"Veil sits in a highly walkable part of Brighton, with a Walk Score of 90/100."

For buyers looking to right-size within Bayside, that level of walkability adds to the appeal of a more manageable way of living. Everyday shopping, dining, entertainment and public transport can be accessed without relying on the car for every trip, while residents remain connected to the places and routines that make Brighton familiar. It allows buyers to simplify day-to-day life without giving up the convenience, amenity and connections they already value.

[smartcode_project:default project_id=7877 project_image_fid=355754]

As completion approaches, the architecture, landscaping and material palette are progressively becoming visible on site, giving prospective purchasers a clearer view of the finished development beyond its plans and renders.

Veil comprises nine townhouses, predominantly three-bedroom homes with between 2.5 and 3.5 bathrooms, two car spaces and, depending on the residence, study areas and private outdoor space. Selected homes include a bedroom on the ground floor.

Veil occupies a middle ground between detached housing and apartment living, retaining private gardens, storage and secure parking within a more manageable residential format.

<a href="https://www.apartments.com.au/architects/schmidt-pang-architects">Schmidt &amp; Pang</a> designed the architecture around natural light, ventilation, privacy and practical use of space. From Rooding Street, the façade has been composed to read as a cohesive residential building rather than nine individual townhouses, with landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick Landscape Architects</a> integrated throughout the site.

Inside, natural stone, oak flooring, integrated joinery and brushed nickel finishes establish a restrained material palette, while kitchens include Miele appliances and substantial storage such as pantries. Walk-in robes and dedicated study spaces have also been incorporated across the collection.

[smartcode_project:default project_id=7877 project_image_fid=355852]

The project team said the planning of the homes has been informed by how the spaces function for both daily routines and larger gatherings.

"Our new homes owners at Veil have enjoyed the attention to detail in creating efficient layouts that use every space well. Hosting Christmas lunch and large family gatherings is an ease when care is taken to consider how people really live and entertain."

Private landscaped gardens extend the living spaces outdoors, while secure basement parking and bicycle parking are provided below. The homes have also been designed to achieve a 7-star energy rating, supported by double glazing, high-quality insulation, natural ventilation, LED lighting, water tanks and water-efficient fittings. Each residence is backed by a 10-year building guarantee.

Veil is being built by <a href="https://www.apartments.com.au/builders/jeniton">Jeniton</a>.&nbsp;Limited-time stamp duty savings are also currently available on selected purchases at Veil, adding another consideration as the project moves toward completion.

[smartcode_project_cta:default project_id=7877]

Veil Brighton nears completion in one of the suburb's most walkable pockets

<a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic Property Group</a> has recorded 134 sales worth just over $400 million in two months of pre-release activity at The Riversdale, as the developer brings its $750 million South Brisbane riverfront project to the broader market.

The sales represent more than 60 per cent of the project's 213 apartments, with Mosaic reporting the majority of purchasers have been local owner-occupiers and downsizers.

<a href="https://www.apartments.com.au/new-apartments/the-riversdale-by-mosaic-south-brisbane-91-montague-road-south-brisbane-qld-4101">The Riversdale</a> will rise 39 storeys from its north-facing site at 91 Montague Road, delivering a mix of two, three and four-bedroom apartments alongside a collection of Mosaic's premium Masterpiece Series Sky Homes.

[smartcode_project:default project_id=151614 project_image_fid=371872]

The early buyer response comes ahead of the wider evolution of the northern end of Montague Road, where The Riversdale will be one of the first major residential projects delivered within an emerging riverfront precinct.

Directly adjoining the development is a planned 7.1-hectare mixed-use precinct, set to introduce new residences, parkland and public realm along the river's edge. The Riversdale's position directly on the Brisbane River gives it a relationship with the waterfront that Mosaic says cannot be replicated by future buildings within the precinct.

The site is also the result of a years-long pursuit by Mosaic. The developer first earmarked the <a href="https://www.apartments.com.au/developments/south-brisbane-qld-4101">South Brisbane</a> property in 2018, reflecting what Founder and Managing Director Brook Monahan has described as a deliberately patient approach to acquiring development sites.

[smartcode_project:default project_id=151614 project_image_fid=372083]

"We aren't opportunistic," Monahan previously told Apartments.com.au.

"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."

Designed in collaboration with <a href="https://www.apartments.com.au/architects/bureauproberts">Bureau Proberts</a>, The Riversdale has been shaped around the qualities of the riverfront site, with apartments oriented to capture northern light and uninterrupted Brisbane River views.

Generous floorplans and expansive balconies extend the living spaces towards the river, while natural materials and a restrained interior palette have been selected with longevity in mind.

[smartcode_project:default project_id=151614 project_image_fid=371890]

Residents will have access to a level of amenity more commonly associated with world-class hotels and private members' clubs, with almost 3,000 sqm dedicated to wellness, connection, recreation and everyday convenience.

At ground level is a business lounge, private meeting rooms and dedicated workspaces. Mid-tower is a wellness sanctuary featuring magnesium hot and cold plunge pools, sauna, steam room, infrared therapy facilities, a Pilates and yoga studio, and a commercial-grade gymnasium.

Crowning The Riversdale is a rooftop featuring a 35-metre swimming pool with lap lane and spa, outdoor dining and seating terraces, firepit lounges and views of the city, river and Mount Coot-tha.

A private members' club-inspired retreat offers private dining rooms, a whisky lounge, media rooms and immersive entertainment experiences. Completing the amenity offering are two hotel-style guest suites and a resident-exclusive electric vehicle fleet and car-share program.

[smartcode_project:default project_id=151614 project_image_fid=371877]

The Riversdale sits at the northern end of Montague Road between South Bank and West End, around 1.3 kilometres from the Brisbane CBD, providing access to the city's major cultural, dining and recreation precincts.

It becomes Mosaic's largest Brisbane project to date and adds to a pipeline already under construction across the city.

In Brisbane, the developer is currently delivering The Bedford and The Carter at Kangaroo Point, both of which are approaching sell-out, with a further four projects being delivered on the Gold Coast. Mosaic has completed more than $2 billion in projects since 2012 and has a further development pipeline exceeding $2 billion across South East Queensland.

Early works are underway at The Riversdale, which will be delivered by Mosaic's in-house construction division. Completion is anticipated in late 2029, with remaining apartments priced from $1.98 million.

[smartcode_project_cta:default project_id=151614]

Mosaic records more than $400m in two months at South Brisbane's The Riversdale

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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The home of Melbourne's Hare Krishna movement in Swanston Street has been sold to a Chinese investor for $15.8 million, breaking the 16 year drought of selling a freestanding property in central Swanston Street.
Savills agents Clinton Baxter and Nick Peden said the buyer of 123 Swanston St had bought three weeks before the close of the expressions of interest period.
"This is the state of what is an extraordinary market where a purchaser buys several weeks prior to the close of a campaign with a knock-out offer more than $5.8 million or nearly 60% above expectations for the property," Mr Baxter said.
"The eight level building is leased to two long-standing tenants including Downtown Revolution which occupies the ground and basement levels, whilst the Hare Krishna organization occupies three of the upper levels on a five year lease.  
"Both tenants have five year leases at a total current rental of $438,400 per annum."
"The vendor purchased the property in 1997 for $1,860,000 and enjoyed exceptional capital growth of 849% during the 18 years of ownership plus rental income throughout."
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mick.cee-iDmgDDAmu8

Hare Krishna's Melbourne HQ sold

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At a time where it would seemingly be an unfortunate game of “free-for-all” in the real estate and property arena that has negative-compounding effects on the public, the question remains; what institution or governing body, should take centre stage and curve the unethical practices of many agents, by adopting and implementing higher standards in new-training curriculums, before issuing licenses? 
Will it be the Real Estate Institute NSW (REINSW) or should Fair Trading and NSW Government offices alone handle the accreditations and certifications? Perhaps it should only be handled by specialists groups that are privately owned. Bodies that are licensed and empowered by the respective State Government.
No matter what the right or wrong answer may be, one thing is clear: it is presently a free-for-all in training provided to upcoming would-be real estate agents, as it is in the same agent’s behavior in and on their field of practice. It appears the answer is not closer today than it was yesterday. 
The reason for this article continues to center around current practices followed by real estate agents. Behavior that stems from practices adopted by agents in falsely presenting property to market and to bait consumers. Also further alarming discoveries of property not being properly represented. I have heard of property that has sold for 10 percent it’s true worth under a “forced legal auction [campaign]” and this being one of many that warrants further investigation and an article of its own. 
Staying true to this article and not being tempted to discuss our findings about these forced auctions, as I’m sure they will also make a great piece to read later on over another coffee; allow me to briefly discuss the anomalies around our industry’s state of affairs when it comes to training.  
The Real Estate Institute’s role
Admittedly, very little is known about the level and standard of training provided by REINSW. The actual course is not dissimilar to any other certification or licensing course found outside its walls. 
One thing for sure is that there is a common thread occurring, as most of the recipients of allegations and accusations labeled at agents for bad and unethical behavior, are actually members of the REINSW themselves. So the question is, how many have been trained and licensed through the REINSW's classrooms?
Yet, it is the voice of the REINSW that mainly calls on reform and changes to education but it appears in their eyes this will work, only if they are in control of the course curriculum and standards. 
I find it difficult to see how organizations with so much to offer as a lobby group, want to corner the market in so called implementing “ethical-training” measures but only as they see it. I won’t even venture into notions of parliamentary representation as a political party which has come from my friends in office at the REINSW.
My question to REINSW is simple. What other industry organisations and lobby groups train and license the work force they represent? 
The NSW Government
It is no secret and we all understand that our NSW Government Institutions are sadly under-resourced and therefore unable to maintain what I thought was once a well-controlled and monitored training and licensing unit. 
It’s not to say they don’t provide the service through TAFE courses. Again sadly, with privatization, options that are more readily accessed are available and the latter being the path of least resistance to many wanting to enter the industry. It is a no brainer to guess, where the wannabe real estate agents obtain their accreditations from.
The Private Sector
Most of the private Training Facilitators I know are both ethical and provide rigid and structured programs. I say most but despondently not all. 
Sadly, I feel it is in this lack of oversight by the government that some private institutions run what may well be questionable programs and courses to license an individual to sell and manage, the most valuable assets people have. 
However, this oversight cannot be blamed entirely on the current system, again how can governing bodies run proper audits when they are understaffed? 
What I am aware off is this: an audit is conducted on a private facilitator once every 5 years.  Please do tell me how this does not dissuade operators from implementing free-for-all training programs with very little accountability? 
I do not have the answer to what is the ideal solution but: if the real estate institute wants to rule the nest in providing training, again I say clean out your own house before preaching to the masses. If the Private Training Facilitators is the answer, then the governing bodies should implement auditing measures that are less susceptible to low rate training practices. Finally, if the government is to resume control, perhaps it’s also time the Federal Government got involved and laid down the law. Legal requirements with more stringent penalties and levels of accountability and all, before licensing individuals to deal with major assets.  
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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ealmedia-arK4DBYLjS

Curbing the free-for-all mentality of the real estate industry: Edwin Almeida

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Amid media’s multiple orgasms over Sydney price rises, the factor overlooked is how poorly the city had performed on capital growth in the decade before its belated resurgence. 
Hotspotting’s latest survey for the Capital Growth Superstars report shows that Sydney still ranks only fourth among the capital cities for long-term capital growth. Perth is No.1, marginally ahead of Melbourne and Darwin.
Perth’s market peaked in the middle of 2013 and been gradually subsiding since then – but, in terms of long-term growth rates, it still has more suburbs with strong growth averages than any other capital city. All but one of the Perth Top 20 average above 9% per year (which means property doubles in value every eight years).
The recent Sydney boom has elevated the city from 6th late in 2014 to 4th in mid-2015 – an improvement, but still mediocre for long-term growth. Fourteen of Sydney’s Top 20 suburbs have long-term growth rates below 8% - not nearly good enough to make the Top 20 lists for Melbourne, Perth or Darwin.
No suburb in the vast Sydney metropolitan area has a double-digit growth rate. The best is Pemulwuy (median price $720,000) in the city’s western suburbs, with a long-term growth rate of 9.5% per year. Most of the suburbs in the Top 20 have growth rates in the 7.0% to 8.0% range.
At first glance, it appears that the Top End suburbs dominate Sydney’s Top 20 list, as 19 of the Top 20 (all except Pemulwuy) have median prices above $1 million. But, in fact, these are mostly suburbs a tier below the Top End.  
In Sydney, the 15 most expensive suburbs all have median house prices above $2 million. None of the 20 most expensive suburbs (all with median prices above $1.9 million) make the Sydney’s Top 20 list for long-term capital growth. Most of them have growth rates below 5% per year.
Sydney’s Top 20 is dominated by 15 suburbs in the $1 million to $1.5 million range, which is Sydney’s second tier market.
This factor is common to most of the capital cities. Most of the Top 20 lists, including those in Melbourne, Brisbane, Adelaide and Canberra, are dominated by the middle market. The exception is Perth, where the cheaper end of the market fills most of the spaces on the Top 20 list. 
In Sydney, the outstanding precinct is the Ryde LGA on the lower North Shore, which has four suburbs in the city Top 20. Ryde is the only municipality with more than two suburbs in the Top 20. Its four top suburbs are Eastwood, Ryde, Denistone East and West Ryde, all with median prices in the $1.1 million to $1.3 million range.
The prestige end of the market, suburbs with median house prices above $2 million, continues to deliver poor capital growth rates. Indeed, three of the most expensive suburbs of Sydney are included in the Bottom 20 list of suburbs with the worst growth rates in the city.
Vaucluse (median $3.4 million), Palm Beach ($2.6 million) and Clontarf ($2.5 million) all have growth rates of 2.1% per year or less. Clontarf’s 1.3% grow rate means it would take 55 years for property to double in value (compared to eight years for Pemulwuy).
There are four other million-dollar suburbs on the Bottom 20 list.
The worst precinct in Sydney for capital growth is the Sutherland LGA in the south of the metropolitan area – it has four suburbs (Burraneer, Bundeena, Lilli Pilli and Illawong) on the Bottom 20 list, all with growth rates below 2% per year.
TERRY RYDER is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a> 
Terry was recently joined by Property Observer editor at large Jonathan Chancellor for a webinar on why research is the key to successful property investing in 2015. You can download slides and audio from the webinar here.
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Sydney ranks fourth for long-term capital growth: Terry Ryder

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This week, the preliminary clearance rate across the combined capital cities was recorded at 78.1%, the strongest result in 4 weeks. There were 1,273 reported auctions this week, with total auction volumes at 1,626. Due to the school holidays, this week the number of homes taken to auction was substantially lower than last week (2,249), but remained higher than at the same time last year (1,442) when the clearance rate was recorded at 68.9%.
<a href="https://www.propertyobserver.com.au/images/2015/07/06/20150705-Capital-City.jpg" target="_blank">Click 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/2015/07/06/20150705-Capital-City.jpg" alt="" width="849" height="638">
 
 
76.7% of Melbourne’s reported auctions sold this week, compared to a clearance rate of 78.5% last week and 71.4%last year. This week, 617 Melbourne auctions were held, down from 1,007 last week, but higher than the 549 held at the same time last year. Across Melbourne’s individual sub-regions the performance was varied this week. The stand out performer was the Outer East region, where 93.7% of homes were sold, followed by the Inner East, where the clearance rate was 85.7% this week.
<a href="https://www.propertyobserver.com.au/images/2015/07/06/20150705-Melbourne.jpg" target="_blank">Click 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/2015/07/06/20150705-Melbourne.jpg" alt="" width="893" height="599">
 
 
The preliminary auction clearance rate for Sydney was 84.5% this week with 711 auctions held. Last week, 896 residential properties were taken to auction across Sydney with a success rate of 82%. Auction conditions across Sydney continue to outperform when compared to the same time last year. One year ago, 72.4% of the 597 auctions across the city cleared. Sydney’s strongest performing sub-region this week was the Sutherland region, where 92.8% of reported auctions were successful, followed by the Inner South West (92.1%), and the Baulkham Hills and Hawkesbury region (91.6%).
<a href="https://www.propertyobserver.com.au/images/2015/07/06/20150705-Sydney.jpg" target="_blank">Click 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/2015/07/06/20150705-Sydney.jpg" alt="" width="828" height="561">
 
For Brisbane the number of homes taken to auction this week was 113, down from 140 last week and also lower than one year ago (126). Based on the preliminary results, 68.9% of Brisbane homes taken to auction sold this week, compared to 46.2% the previous week and 59.5% last year. There have been 30 Gold Coast auction results reported this week, with a preliminary clearance rate of 50.0%.
<a href="https://www.propertyobserver.com.au/images/2015/07/06/20150705-Brisbane.jpg" target="_blank">Click 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/2015/07/06/20150705-Brisbane.jpg" alt="" width="814" height="546">
 
Across Adelaide 86 homes were taken to auction this week with a clearance rate of 75.4%. Last week, 69.9% of the 84 Adelaide auctions were sold, while one year ago the clearance rate was 64.6%.
<a href="https://www.propertyobserver.com.au/images/2015/07/06/20150705-Adelaide.jpg" target="_blank">Click 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/2015/07/06/20150705-Adelaide.jpg" alt="" width="838" height="569">
 
Perth’s preliminary clearance rate this week is 30.0%, across 20 reported results. In comparison, over the previous week, Perth’s clearance rate was 68.0%, the strongest result for the city so far this year, while at the same time last year, 50.0%of Perth auctions were successfully sold.
There were 57 Canberra auctions this week, with a preliminary clearance rate of 75.0%.
Across Tasmania, only 1 result has been reported so far this week with an unsuccessful result.
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 Auction markets slowing on volume front: CoreLogic RP Data's Shana Miller

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<h2 class="post_title"> </h2>
Every year, as Sydney hits winter we can expect the inevitable property market predictions to come in thick and fast. Now before we get into the nitty gritty of these predictions there are a few observations that I made when I read these somewhat bizarre predictions.
Let’s look at some facts – the Australian Bureau of Statistics (ABS) released their latest data on Residential Property Prices in March 2015 which showed that the total value of Australia’s 9.500 million residential dwellings had increased to $5.500 trillion. At the end of the March quarter 2015 the ABS also advised that household net worth was $8,090.9 billion so we are talking big numbers here.
Researcher BIS Shrapnel noted that house prices (I assume this includes the investor apartment market too) have soared by 45% since 2012 – and they don’t expect a correction to arrive until 2017. Because in 2017 they are expecting the cash rate to start increasing – which I don’t agree with as I expect we will have a low cash rate for quite a few years to come.
A recent PwC study found that more than one – third of Australia was enduring recession conditions as the economy is increasingly driven by a small group of regions. The PwC analysis found about 20% of the national income was now produced in just 10 out of 2,214 locations across Australia, with Sydney, Melbourne and WA’s iron ore belt in the Pilbara among the dominant areas. 
It is also worth noting that Queensland and NSW are on a massive infrastructure spend with Victoria not that far behind.
For those intently following the Sydney infrastructure model, I suggest that you read<a href="https://www.strategy.planning.nsw.gov.au/sydney/the-plan/#section-224&amp;265" target="_blank"> Your Future Sydney</a> – “The Government must accelerate the delivery of new housing in Sydney to meet the needs of a bigger population and to satisfy a growing demand for different types of housing. Making sure that Sydney will have adequate shelter for its future population is a high priority of this Plan.
Over the next 20 years, the population in Sydney will grow much faster than in the last 20 years. Projections indicate that Sydney will need around 664,000 additional homes over the next 20 years. 1 – New housing will be needed in Greenfield locations and the established urban area. Providing housing in a variety of sizes, types and locations will be essential to meeting Sydney’s future housing need. Increasing housing supply will boost economic activity and generate viable infrastructure and business investment opportunities.
Sydney’s house prices are high compared with other Australian capital cities, 2 – and while house prices are the result of consumer demand, governments can help to put downward pressure on prices. Accelerating the supply and the variety of housing across Sydney, such as apartments and townhouses, will make it easier for people to find homes to suit their lifestyle and budget.”
It is also worth noting that the 664,000 additional new homes will be of the strata title variety with many high density subdivisions of air space to be contained mainly on the transport corridors. The Baird Government is well aware that NSW has fallen well behind where present reports have Sydney at approximately 140,000 new homes short of where it needs to be.
When these huge infrastructure models come to fruition which one would assume we will find ourselves somewhere around the 2017 mark – so it makes plenty of sense that investors will be watching this massive construction phase with great interest. By then the councils will have been merged into the new larger councils and we will see major high density subdivisions being rolled out across Sydney.
I have been reliably advised that the Abbott Government will not be changing the foreign ownership laws so foreign buyers can acquire 100% of all new developments – and we need to know that there are plenty of foreign buyers wanting to invest in Sydney, Melbourne, Brisbane and regional areas.
Mosman house levels are now down over 50% on recent years where this week we hit 36 houses on the market which is the lowest in living memory – so no correction happening here as is also the case in the vast majority of suburbs across Sydney.
At the end of the day despite what some may predict the Sydney real estate market is all about that old mathematical equation supply V demand. With the easing of foreign ownership rules the Australian property market is now an international market and that’s where the demand is coming from.
<h4>MOSMAN – 2088</h4>
• Number of houses on the market this time last year – 62
• Number of houses on the market last week – 43
• Number of houses on the market this week – 36
• Number of apartments on the market this time last year – 56
• Number of apartments on the market last week – 39
• Number of apartments on the market this week – 43
<h4>CREMORNE – 2090</h4>
• Number of houses on the market this time last year – 5
• Number of houses on the market last week – 4
• Number of houses on the market this week – 3
• Number of apartments on the market this time last year – 12
• Number of apartments on the market last week – 12
• Number of apartments on the market this week – 16
<h4>NEUTRAL BAY – 2089</h4>
• Number of houses on the market this time last year – 3
• Number of houses on the market last week – 2
• Number of houses on the market this week – 2
• Number of apartments on the market this time last year– 42
• Number of apartments on the market last week – 39
• Number of apartments on the market this week – 25
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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Property is just a simple mathematical equation: Robert Simeon

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<h3 class="post-title entry-title"> </h3>
<div id="post-body-5183975004734142219" class="post-body entry-content">
<div>
After a bit of pause in the ABS <a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/Lookup/3401.0Main+Features1Apr%202015?OpenDocument" target="_blank" style="line-height: 1.3em;">Overseas Arrivals and Departures</a> survey we have had no fewer than seven such releases since May...and there's yet another in the post in the next couple of days too!
</div>
<div> </div>
<div>The slowdown in Australia's population growth to +330,000 in 2014 was straightforward enough to predict for those who were paying attention - with Sydney and Melbourne leading the population growth charts - and regular readers will be well across the drivers of the downtrend.</div>
<div> </div>
<div>While most commentary is finally just about latching on to last year's story, I'm now getting more interested in trying to anticipate the eventual rebound - the causes thereof, and the likely timing. Let's have a look at a four trends to watch, and particularly the role of exchange rates thereon.</div>
 1 - Net long term migration <div>Rolling annual net long term migration slowed considerably from around 411,000 in January 2013 to just above 300,000 by April 2015.</div>
<div> </div>
<div><a href="https://1.bp.blogspot.com/-CsKHLxNp92E/VZhovUp0ezI/AAAAAAAAWog/kgkTP1sMsjg/s1600/Arr1.jpg" target="_blank">Click to enlarge</a></div>
 <div class="separator"><a href="https://1.bp.blogspot.com/-CsKHLxNp92E/VZhovUp0ezI/AAAAAAAAWog/kgkTP1sMsjg/s1600/Arr1.jpg"><img src="https://1.bp.blogspot.com/-CsKHLxNp92E/VZhovUp0ezI/AAAAAAAAWog/kgkTP1sMsjg/s640/Arr1.jpg" width="640" height="280"></a></div>
 <div>The downtrend is still in place but appears to be slowing. </div>
<div> </div>
<div>In any case, following some analysis of previous years' data the ABS itself <a href="https://petewargent.blogspot.com.au/2015/06/boomerang-departures-to-drive" target="_blank">cast doubts</a> on the relevance of the permanent departures statistics.</div>
 The ABS research implied that while ostensibly more than 380,000 Australians left the country on a long term or "permanent" basis over the past 12 months, a high proportion of them are likely return home within just a year. Observed the ABS: <div> </div>
<div>
"Analysis shows that the majority of those with an intention of permanently departing, return to Australia within the following year. For example, in the calendar year 2011, out of the 84,240 Australian residents who stated they were departing permanently, only 15,890 spent 12 months or more overseas."
</div>
 <div>Whether or not this proves to be true in the future is less clear, but it does serve as a timely reminder that all is often not as it seems when it comes to demographic trends.</div>
 <div>2 - Record short term arrivals</div>
<div> </div>
<div>As the Aussie dollar has declined from around 110 US cents close to just 75 cents, the domestic economy is set to benefit from record high short term arrivals, now tracking at well over 7 million in the year to April 2015.</div>
<div> </div>
<div>The chart below suggests that we might expect trends in short term arrivals and departures to dovetail with respect to changes in the strength or otherwise of our currency.</div>
<div> </div>
<div>With the awesome strength of the Aussie dollar through the mining investment boom it was no surprise to see short term departures exploding higher. 
</div>
<div>I even took full advantage of this myself to undertake a rather extravagant world cruise in 2011, something which seems somewhat less appealing now, at least from a cost perspective!</div>
<div> </div>
<div>Now that the dollar has depreciated it is all but inevitable that this rampant trend towards overseas travel will reverse and comparatively fewer Australians will choose to travel and holiday overseas.</div>
<div> </div>
<div><a href="https://2.bp.blogspot.com/-aeVfFBTDcNc/VZhoxu3OR4I/AAAAAAAAWo0/POJh6u2LYwI/s1600/arr4.jpg">Click to enlarge</a></div>
 <a href="https://2.bp.blogspot.com/-aeVfFBTDcNc/VZhoxu3OR4I/AAAAAAAAWo0/POJh6u2LYwI/s1600/arr4.jpg"><img src="https://2.bp.blogspot.com/-aeVfFBTDcNc/VZhoxu3OR4I/AAAAAAAAWo0/POJh6u2LYwI/s640/arr4.jpg" width="640" height="290"></a> In fact, although the above chart doesn't yet appear to suggest so, this has already begun to happen, which is a net positive for the domestic economy. <div>The below chart records the ratio of short term departures to short term arrivals by month, and reveals that the ratio has steadily fallen to sit at its lowest level since the first quarter of calendar year 2011.</div>
<div> </div>
<div><a href="https://1.bp.blogspot.com/-d6rsK8_HQD0/VZhow5WJAMI/AAAAAAAAWoo/hGaZ0NeT8ys/s1600/Arr8.jpg" target="_blank">Click to enlarge</a></div>
 <a href="https://1.bp.blogspot.com/-d6rsK8_HQD0/VZhow5WJAMI/AAAAAAAAWoo/hGaZ0NeT8ys/s1600/Arr8.jpg"><img src="https://1.bp.blogspot.com/-d6rsK8_HQD0/VZhow5WJAMI/AAAAAAAAWoo/hGaZ0NeT8ys/s640/Arr8.jpg" width="640" height="274"></a> The Aussie dollar likely has further to fall, and in turn so too does this ratio. 3 - Compositional shift of arrivals When people observe housing market trends and opine that the role of Chinese investment might be a passing fad, they might want to think again. <div> </div>
<div>Credit Suisse projects that Chinese investors will drop some $60 billion into Australia's housing markets over the five years to 2020, more than double the estimated $28 million in the preceding five years. </div>
<div> </div>
<div>Meanwhile the number of Chinese USD millionaires is expected to rise at 14% per annum (Chinese stock market corrections notwithstanding!) thereby doubling to 2.6 million by the end of the decade.</div>
<div> </div>
<div>While there must be an element of guesswork and extrapolation involved here, I've seen nothing in the housing market activity which causes me to cast doubt on the estimates.</div>
 <div>Comfortably the most significant change in short term visitors to Australia has been the explosion in Chinese short term arrivals since the turn of the century.</div>
 <div>In February 2015, the month which incorporated Chinese New Year, an astonishing 198,700 visitors came to Australia from China, Hong Kong and Taiwan combined.</div>
<div> </div>
<div>
<a href="https://4.bp.blogspot.com/-FriL70hzVFg/VZjW4f53AUI/AAAAAAAAWp8/RZosv0cwvJw/s1600/Chindia.jpg" target="_blank">Click to enlarge</a> <div class="separator"><a href="https://4.bp.blogspot.com/-FriL70hzVFg/VZjW4f53AUI/AAAAAAAAWp8/RZosv0cwvJw/s1600/Chindia.jpg"><img src="https://4.bp.blogspot.com/-FriL70hzVFg/VZjW4f53AUI/AAAAAAAAWp8/RZosv0cwvJw/s640/Chindia.jpg" width="640" height="276"></a></div>
</div>
Interestingly the "original" data for the three months to April also revealed unprecedented numbers of Indian short term arrivals at 66,500, while the Americans are also enjoying the shifts in the exchange rate with rolling annual number of short term visitors rising to a record 563,800. <div class="separator"> </div>
 <div>We can expect that eventually some of these trends will flow through to Australia's permanent settler figures.</div>
 <div>While the number of Brits settling is threatening to become immaterial - at just 590 settlers in April, less than a quarter of the levels seen in 2008 - and permanent New Zealander immigrants are trending sharply down, Indian and Chinese settlers are rapidly tracking at or close to record levels. 
</div>
<div><a href="https://4.bp.blogspot.com/-f8touQwzFSo/VZhowb-0JsI/AAAAAAAAWos/5pVKyqyQIbY/s1600/Arr6.jpg" target="_blank">Click to enlarge</a></div>
<div> </div>
<a href="https://4.bp.blogspot.com/-f8touQwzFSo/VZhowb-0JsI/AAAAAAAAWos/5pVKyqyQIbY/s1600/Arr6.jpg"><img src="https://4.bp.blogspot.com/-f8touQwzFSo/VZhowb-0JsI/AAAAAAAAWos/5pVKyqyQIbY/s640/Arr6.jpg" width="640" height="278"></a> <div> </div>
<div>Indeed, there were 73,370 settlers hailing from Asia in the year to April 2015 as compared to fewer than 15,000 from Europe.</div>
 It's a huge shift in composition that is underway. <div class="separator"> </div>
4 - Record education enrolments in Q1 2015 <div>One other unfolding trend to watch which is also tied to the depreciation of the currency is the record number of foreign student enrolments seen in the first quarter of 2015.</div>
<div> </div>
<div>The ABS series shows that the rolling annual number of short term arrivals into Australia in the year to April for education has blasted to its highest ever level at 421,400.</div>
<div> </div>
<div><a href="https://2.bp.blogspot.com/-rfQpqET2No8/VZhovXWXDPI/AAAAAAAAWoc/7GjRMo7Gbjo/s1600/Arr5.jpg" target="_blank">Click to enlarge</a></div>
 <div class="separator"><a href="https://2.bp.blogspot.com/-rfQpqET2No8/VZhovXWXDPI/AAAAAAAAWoc/7GjRMo7Gbjo/s1600/Arr5.jpg"><img src="https://2.bp.blogspot.com/-rfQpqET2No8/VZhovXWXDPI/AAAAAAAAWoc/7GjRMo7Gbjo/s640/Arr5.jpg" width="640" height="280"></a></div>
 <div>This is another demographic trend which is heavily skewed towards Asian participants, and Chinese students in particular, and one we can expect to keep on growing.</div>
<div> </div>
<div>
PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>. 
His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.
</div>
</div>
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Watch the dollar driven demographic dispositions: Pete Wargent

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Coming to the end of June is like closing one chapter of your property investing journey and opening the next. You cannot change whatever happened up until 30 June but July is a good time to start thinking about exactly what you are going to make happen over the next twelve months.   
Thank goodness our financial year falls in the middle of our calendar year, particularly because it's winter and cold and we're not distracted by summer holidays. If our financial year finished in December I definitely could not manage the stress of Christmas and holiday preparations, shopping AND finalising all I needed to on my business and property portfolio. 
But as it's winter, what else do we have to do before 30 June but sit in our offices paying as many expenses as possible and working on our new year's strategy?
My top three tips for getting organised as we enter the new year are:
1.  Tax Planning Strategy. 
A good tax planning strategy is important to have when you're a property investor, so make sure you have a good accountant who is not just going to process  your tax returns,  but also offer some really good strategy advice. You need to start strategising well BEFORE 30 June to give yourself time to make any adjustments to ensure you'll get the best results.  
2.  Investment Action Plan. 
As we move into the new financial year, it's time to plan your investment action. Think about the big picture and what you are trying to achieve. One of my clients has a very clear strategy which is to work hard over the next five years to continue to build his property portfolio so he can 'retire' from his salary job which is also his business and be a full time property developer. 
He's given himself a realistic timeframe which takes into consideration the property he already holds and what developments Property Bloom is managing for him. He was clear when he decided to work with us that he'd be using the experience to learn all he could so that he'd feel confident to then manage his own developments in the future. 
I love helping people help themselves, it gives great satisfaction knowing that you've not only helped someone achieve a financial goal but to educate them so they can continue on their journey. 
Another client has set up a self managed super fund which she plans to expand dramatically with strong yielding property over the next seven years which is when she plans to retire. 
Another younger client is chasing the best depreciation she can get as she's on a high salary and paying a lot of tax, with her Property Bloom development, she'll receive strong depreciation benefits and combined with her rent, will make her completed development cashflow positive and so she will be able to continue to borrow without too much impact to her serviceability. 
3. Schedule in Check points. 
For any plan, you need time during the action period to step back and check your progress. Schedule time into your diary and this will remind you to take stock of your achievements and review your plans and progress. It's best if you can do this with someone who you can share your big picture and review what you've achieved and discuss any adjustments that may be necessary to stay on track. Your financial planner is ideal but if not available, then your partner or a good friend who you can chat to about what you are trying to achieve and the purpose behind it. By simply saying this out loud to another person is a good way of cementing your plans and becoming accountable. 
We all have different things that motivate us. The start of the new financial year is a good time to rev up your plans as before we know it, Christmas and lure of warm, summer holidays will be upon us. 
Jo Chivers is Chief Executive Officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
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Three property development tips for the new financial year: Jo Chivers

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Hello Margaret, I am currently seeking (with my partner and my parents) to purchase land and put two dwellings onto it. The land we are looking at is greater than two acres with the houses approximately 200 square meters +. we are thinking sub diving but We are unsure of how to best address this and the processes involved as so many people tell you different things. Are you please able to provide us with an insight into the best was to approach this? Kind regards,
 Ian
 
Hi Ian,
Your first port of call will be to the local governing body, the council, to find out their individual policy on subdivision.  It's useful to note here that, while all local councils subscribe to their state's planning rules, each one will have different local rules surrounding what you can and cannot subdivide.  These rules will relate to the original zoning of the block, minimum lot sizes allowed, and a  whole host of other things.  For example, in some areas, apparently residential land may actually have a rural or semi- rural zoning, and this would mean that you may not be able to further subdivide at all, while in others you may be able to make this 2 acre block into two x one acre blocks, or even more. If the current zoning allows the subdivision you are after, you can commence, if it does not then you need to seek the council's advice around your chances of having that original zoning amended to allow the subdivision you want. A frank and open discussion with the local council should give you a good idea of what the current zoning is and their attitude to the plans you have for the land. Once you know what you are allowed to do, it's my advice that you contact a local town planner for phase two. A town planner will be able to clearly advise you on whether your ideas for this subdivision will progress smoothly through council, whether you face objections which may be overcome, or whether the entire idea is so far out of what is allowed that you have no hope. It's a worthwhile expense to have this feasibility study done as it could save you not only a lot of money, but time in satisfying the lengthy progress of seeking subdivision approval, only to find that your proposal is rejected. If the planner agrees that you have a hope then they will also oversee the obtaining of the required surveys, site and engineering plans. Remember that the town planner's fees will be on top of the fees that you pay each of these independent contractors. I have found that town planners usually know the rules intimately, and many have previously worked for council, so they are in the best position to develop a proposal with the greatest chances of success. I want to point out that the costs of subdividing are rarely accurately able to be forecast - in other words, whatever you think you will pay for all of this is likely to be so far below what you will actually end up paying that you will be surprised and possibly a little stressed out by the resulting project cost. These potential costs include, but are not limited to: drainage and sewerage, connection of services, access driveways if they are needed, cutting and levelling to prepare the site for building, potential retaining walls, connection of services, drafting fees, application fees, surveys and reports, environmental studies, permit fees, council contributions... the list goes on.  You will need to fund all of these costs yourself, and it's likely that such fees cannot be included in any bank loan you plan to get for the construction. My advice is to prepare a complete list of all possible costs with the guidance of the town planner, and then add at least 20% to the bottom line. You should also include what you believe to be the total costs of building the houses - and don't go by the advertised prices of houses built by the major project home builders.  My recent experience with this saw a property with an advertised price of $290,000, which purportedly included site costs, end up at a final price of $450,000, and this did not include much in the way of upgrades to the tile allowances and basic provisions - in my opinion project home building is a total rort that you only discover after you have signed the contract. If you can get a good understanding around what the homes will cost you to build, and add this to your projections on the subdivision costs, you'll then know if all the headaches of subdividing are actually worth it in the end. Being forewarned is being forearmed, so it's well worth your time to spend a great deal of time figuring all this out before committing to the deal. Have a property question?     <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
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Ask Margaret: The key to purchasing land

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Two property groups have teamed up to debunk media myths – but have actually added to them.
In seeking to dispel misconceptions about negative gearing and capital gains tax, the Property Council of Australia and the Real Estate Institute of Australia have added to the great seething mass of misinformation about real estate.
They have also missed a clear opportunity by failing to address two of the biggest arguments in favour of negative gearing and other investment incentives. 
That’s a shame. The media hysteria around negative gearing and the CGT “discount” needs a strong and coherent response from the real estate industry.
The PCA and the REIA have sought to provide that by asking a consultancy group to put together an evidence-based examination of the issues. To a certain degree it’s been a worthy exercise because the report presents facts and reasoned analysis, in contrast to media treatment of the issues.
It provides cogent responses to some of the lies about negative gearing, using official figures to show that this is not a tax benefit to the rich, nor is it a massive burden to the Federal Budget with no benefits to society. It shows that investors do indeed contribute to the creation of new housing supply and therefore assist in making homes more affordable. 
But it adds to the problem by reinforcing the notion of a runaway national property boom with soaring prices. It refers frequently to the “current booming residential property market”, belief in which has caused the lunatic fringe to target the industry with a sustained series of irrational attacks.
It also reinforces the greatest myth in Australian real estate – the claim that a national housing shortage exists. It’s poor form by these groups to self-righteously claim to be debunking other people’s myths while re-stating their own equally-fallacious furphies.
The PCA and REIA have also failed themselves and their industry by missing the opportunity to make two of the strongest arguments in favour of investment incentives like negative gearing.
The report examines how much negative gearing costs Budgets but doesn’t consider how much other revenue would be lost if negative gearing was disallowed. If this incentive to investment was removed and Australians stopped buying investment properties (and other forms of investment which have negative gearing provisions), other revenue streams would reduce, including stamp duty (State Governments would be screaming from the high heavens), land tax and capital gains tax. 
Given that the total tax take from the property industry is over $70 billion per year, and the amount claimed in negative gearing benefits is a tiny fraction of that, what would be the overall long-term impact to all government budgets – state as well as federal – if negative gearing ended?
To my knowledge no one has addressed this because everyone is looking at the issue from their own narrow viewpoints and the big picture has been lost.
But there is a bigger issue not discussed in this “debate” – and I couldn’t find any reference to it in the REIA/PCA report. My contention is that the Federal Budget would be a massive loser long-term if negative gearing was disallowed.
Here’s why. The biggest problem for the Budget is the mounting cost of welfare, notably pensions paid to retired people. The problem will get considerably worse, because of our ageing population. Successive Governments have told Australians they have to invest to provide for their own retirement years, because the nation cannot afford to fund them with pensions.
The nation needs to provide incentives to invest. Negative gearing it one of them – and it applies to other forms of investment including shares, businesses and artworks, as well as to real estate.
If we remove negative gearing, it will have to apply across all investment vehicles, not just to real estate. It’s a reasonable expectation that if the incentives are removed, many people will not invest. They will stagger into retirement with a small amount of superannuation and a need to claim the pension. 
A small short-term saving to the Federal Budget will result in a major long-term loss.
The anti-gearing attack is based on the claims that it inflates prices and damages government budgets. There is no evidence that negative gearing results in rising prices, because it’s impossible to measure. 
What we can say with certainty that we currently have negative gearing in place and prices are not rising strongly in any of our major cities except Sydney. If negative gearing inflates prices, why is there no price growth in Perth, Darwin or Canberra, and only muted growth in Brisbane and Adelaide?
Another thing we know, from the experience of the last time negative gearing was disallowed (in the 1980s), is that it results in higher residential rents.
The true impact on government budgets will not be known until someone does a proper study which includes the impact on other forms of real estate revenue if people stop buying investment properties (and other types of investments, including shares) and those who currently own them sell them to home buyers.
My belief is that there would be a net loss to state and federal budgets in the short-term and a massive cost in the longer-term because there would be considerably fewer self-funded retirees. 
TERRY RYDER is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a> 
Terry was recently joined by Property Observer editor at large Jonathan Chancellor for a webinar on why research is the key to successful property investing in 2015. You can download slides and audio from the webinar here.
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Property groups adding to market myths: Terry Ryder

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Local and global market conditions are helping Australia become a favourable construction nation, according to Turner &amp; Townsend’s International Construction Market Survey 2015.
Sydney is now positioned at number 10 with New York City taking the first spot for the most expensive place to undertake construction activities in the 35 markets surveyed.
The 2015 survey also ranked Perth at 16, Melbourne at 19 and Brisbane took the 20th spot. 
The <a href="https://bit.ly/icms-2015" target="_blank">International Construction Market Survey 2015</a> analyses input costs – such as labour and materials – and charts the average construction cost per m2 for both commercial and residential projects in 35 markets around the world.
 “The tide is now starting to turn in Australia’s favour with many factors influencing this change," Gary Emmett, the senior economist for Turner &amp; Townsend said.
"These include a falling Australian dollar, a low interest rate environment which makes finance relatively cheap and stable construction costs.
"The winding down of construction within the mining sector is freeing up resources for other sectors including infrastructure, tourism, education and agriculture."  
<a href="/images/2015/07/01/breakout.jpg" target="_blank" style="line-height: 1.3em;"> Click to enlarge</a><img src="/images/2015/07/01/breakout.jpg" alt="" style="line-height: 1.3em;">
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