<p>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.</p>

<p><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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=134873 project_image_fid=376196]</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=134873 project_image_fid=376194]</p>

<p>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.</p>

<p>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.</p>

<p>Families are also well positioned for access to a broad selection of established schools and education options across Strathfield and the surrounding Inner West.</p>

<p>[smartcode_project:default project_id=134873 project_image_fid=376181]</p>

<p>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.</p>

<p>Apartments start from $560,000, with the development protected by 10-year Latent Defects Insurance.</p>

<p>Construction is well underway, with completion expected by the end of 2026 and move-in anticipated from Q1 2027.</p>

<p>[smartcode_project_cta:default project_id=134873]</p>


Joel Robinson

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

<p>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;</p>

<p>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;</p>

<p>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;</p>

<p>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;</p>

<p>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;</p>

<p>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;</p>

<p>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;</p>

<p>"This is an opportunity to reimagine an important site and create a neighbourhood that delivers lasting benefits for Ivanhoe," Giuliano said.&nbsp;</p>

<p>"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;</p>

<p>Development Victoria’s Executive General Manager Precincts, Niall Cunningham, said the application is an important step for the government-owned site.&nbsp;</p>

<p>“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;</p>

<p>PDG was selected as development partner in late 2025 following a competitive tender process.&nbsp;</p>

<p>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.</p>


PDG unveils plans to transform landmark Ivanhoe Water Tank Site

<p>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.</p>

<p>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>.</p>

<p>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.</p>

<p>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.</p>

<p>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" /></p>

<p>&nbsp;</p>

<p>The longer-term masterplan points to considerably greater density across the site.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>The project comes immediately after a major change to the site's planning controls.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>&nbsp;</p>


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

<p><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.</p>

<p>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.</p>

<p>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.</p>

<p>"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.</p>

<p>"Veil sits in a highly walkable part of Brighton, with a Walk Score of 90/100."</p>

<p>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.</p>

<p>[smartcode_project:default project_id=7877 project_image_fid=355754]</p>

<p>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.</p>

<p>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.</p>

<p>Veil occupies a middle ground between detached housing and apartment living, retaining private gardens, storage and secure parking within a more manageable residential format.</p>

<p><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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=7877 project_image_fid=355852]</p>

<p>The project team said the planning of the homes has been informed by how the spaces function for both daily routines and larger gatherings.</p>

<p>"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."</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project_cta:default project_id=7877]</p>


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

<p><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.</p>

<p>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.</p>

<p><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.</p>

<p>[smartcode_project:default project_id=151614 project_image_fid=371872]</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=151614 project_image_fid=372083]</p>

<p>"We aren't opportunistic," Monahan previously told Apartments.com.au.</p>

<p>"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."</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=151614 project_image_fid=371890]</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=151614 project_image_fid=371877]</p>

<p>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.</p>

<p>It becomes Mosaic's largest Brisbane project to date and adds to a pipeline already under construction across the city.</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project_cta:default project_id=151614]</p>


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

<p>Prominent New Zealand apartment and hotel operator, <a href="/developers/safari-group">Safari Group</a>, is offering up a prime investment opportunity for Australians to purchase off the plan in one of the world’s most popular ski destinations.</p>

<p>They recently took to market Mountain Oak Queenstown Apartments, in the growing precinct of Remarkables Park in Frankton, near the airport and at the foot of The Remarkables - the mountain range the locals like to call “The Remarks”.&nbsp;</p>

<p>Sydney investors have shown interest in the one, two and three-bedroom apartments that secure high-season occupancy six months over the year, primarily over summer and winter months.</p>

<p>They average 90 per cent occupancy across their portfolio over January, February, March, August, November and December, while shoulder season months of April, July, September and October are still occupied 70 per cent of the time, with the growing appeal of Queenstown becoming not just a hotspot for the snow, but a lifestyle destination.</p>

<p>Even in the low seasons of May and June, occupancy levels reach around 40 per cent.</p>

<p><img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" /></p>

<p>Safari’s Safari Hotels arm can also manage the holiday letting for an investor, from the listing on holiday accommodation websites such as Airbnb and Booking.com to the cleaning and maintenance of the investment. They’ve been in the short stay management business for 15 years and offer 24/7 support for investors, an important convenience benefit for any overseas investor</p>

<p>Another major drawcard for Australians is that New Zealand doesn’t have a stamp duty policy - so the entry price of NZ$639,000 (AU$586,000), is all that is payable on completion.</p>

<p><img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" /></p>

<p>Safari is starting construction of the 141 apartments in Q2 this year, with a two-year build estimated to complete in mid-to-late 2027.<span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><span><img alt="" data-entity-type="" data-entity-uuid="" height="15" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXczFpFAb7WuA6f4f9TtKWcqXyNwR8qqtakWv352ERkpqNlP3KwIo8YKxw67jZNHfpjEGIZGv5MQTbnvLZwNt8iu9IVdOrswOjCvBZ4zhSoOOLrpt6etVEZTN1gkBho0r_R72zdHNA?key=yq3daOanqHSb88QFd8jGYKdb" title="Click and drag to move" width="15" /></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span></span><span><span><span><span><span><span>​</span></span></span></span></span></span></p>

<p>The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;</p>

<p>Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.</p>

<p>With its strategic location near Coronet Peak and Cardrona Alpine Resort, as well as key retail and dining precincts such as Market Street, Five Mile Shopping Centre, and Remarkables Market, Mountain Oak offers a strong proposition for investors seeking high rental yields and capital appreciation in one of New Zealand’s most sought-after locations.&nbsp;</p>

<p>Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.</p>


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

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<p>The giant Chinese conglomerate, Wanda Group and its online payment platform, 99 Bill, have introduced <span class="xn-location">China's</span> first commercial property crowdfunding project called "Stable Earner No.1."</p>
<p><span style="line-height: 1.3em;">As Wanda's first Internet finance product, "Stable Earner No.1" is a product based on Wanda plazas. </span></p>
<p><span style="line-height: 1.3em;">Funds raised will be directly invested in the construction of Wanda plazas in each city. </span></p>
<p><span style="line-height: 1.3em;">Investors will be awarded with the right to profits from such plazas and enjoy double returns including shop rental and added value of properties of Wanda Plazas. </span></p>
<p><span style="line-height: 1.3em;">The expected annualized rate of return may reach over 12%.</span></p>
<p>"With a minimum initial investment amount of <span class="xn-money">Rmb1,000 </span>, this project is revolutionary as it lowers the traditional minimum investment thresholds of commercial property, making it possible for ordinary investors to own quality property and share the hefty investment returns with leading commercial property developers," the company press release advised..</p>
<p>Wanda boasted of its mature and professional ability as well as experience to operate and manage commercial real estate.</p>
<p>"Each <span class="xn-person">Wanda Plaza </span>is where people are concentrated and is extremely popular among merchant partners.</p>
<p>"In terms of commercial management, Wanda has set world records that occupancy rate and rental collection rates have both exceeded 99% for many years.</p>
<p>"In addition, the "city center" effect implies great potential of property appreciation after a Wanda plaza is constructed.</p>
<p>"All of this provides reliable guarantee for investors to gain stable and sustained high profit."</p>
<p><span style="line-height: 1.3em;">Fundraising will be from </span><span class="xn-chron" style="line-height: 1.3em;">June 12 to June 15 2015</span><span style="line-height: 1.3em;">. Investors can view project details by logging in 99 Bill platform or downloading 99 Bill wallet APP.</span></p>
<p><span style="line-height: 1.3em;">Investors may opt to cash out of and sell their investment three months after the establishment of the project, </span><span style="line-height: 1.3em;">the first meaningful financial innovation project in the Shanghai Free Trade Zone and in </span><span class="xn-location" style="line-height: 1.3em;">China.</span></p>
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jchancellor-FAypfDUnLy

Wanda suggests 12% returns in Shanghai crowd funding initiative

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<p>The Chinese company, Shanghai Ceyuan Investment Management Center, in partnership with a Melbourne-based Bill Dongbiao Zheng have secured a 206-hectare development site in Victoria's Sunbury. </p>
<p>The <em>Australian Financial Review</em> says <a href="https://www.commercialrealestate.com.au/property/2011828576/for-sale/vic/sunbury/development-land" target="_blank">725 Sunbury Road</a> was bought for about $40 million <span>from the Carmody family.</span></p>
<p><span>Set 37 kilometres from the Melbourne CBD, with Jacksons Creek frontage, its future will be determined by the </span><span>Metropolitan Planning Authority which is preparing a precinct structure plan, in consultation with the City of Hume</span></p>
<p><span>725 Sunbury Road, which has the capacity for 1500 to 1700 lots, sold </span>through<span> Biggin &amp; Scott Land through an international April tender with professional services firm, Deloitte Real Estate. </span></p>
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Chinese buyer secures 206 hectare residential Sunbury site

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<p><span>The US indoor sports firm, Cue Time Pty Ltd, has agreed terms on a new office and warehouse lease at Clayton South in Melbourne’s south-eastern suburbs.</span></p>
<p><span>The lease deal was brokered by Savills Australia.</span></p>
<p>The 1/86-102 Whiteside Road property, speculatively built by Virtus Property Group, comprises a 2032 square metre industrial facility including a 1632 square metre warehouse and 400 square metres of office space.</p>
<p><span style="line-height: 1.3em;">Savills Associate Director, Daniel Kelly brokered the deal on a ten year term at $190,000 per annum net.</span></p>
<p><span style="line-height: 1.3em;">The facility would be used as a sporting complex for badminton, table tennis and other sports.</span></p>
<p><span style="line-height: 1.3em;">The tenant was attracted to the location next door to a trampoline centre, given potential business synergies, while the high ceilings, the quality of the build, and availability of on-site parking were other factors. </span></p>
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Cue Time take Clayton South lease

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<p>For what seams a long time we have been in the midst of a debate about the impact of offshore investment into our domestic residential property market, both private buyers and now increasingly developers. Revelations that FIRB regulations appear not to have been enforced for some years has as fuelled the idea that offshore buyers are driving up local prices and as a result locking some buyers, in particular first time buyers, out of the market.</p>
<p>However I think it’s important to acknowledge that this is not a new trend, offshore investment into Australia has been going on now for a very long time. Currently there appears to be a particular focus on Asian buyers, and this was a topic of a recent breakfast presentation I was involved in.</p>
<p>The breakfast presentation was hosted for a very interested audience by Coco Republic at their Sydney flagship store. The event has helped focus my views about this important debate, and so I am recounting some of the key points from that presentation.</p>
<p><strong>There’s a Lot of Wealth in Asia</strong></p>
<p>We need to remember that these buyers have very deep pockets, in some cases very deep and this extends to high net worth individuals (HNWI). While Asia is generally considered to rank third in number of HNWI after Europe and the USA, Asian numbers are growing rapidly, and will soon overtake the USA. Wealth also creates mobility and Asian buyers have always been happy to travel and invest in other countries, this mobility is often overlooked.</p>
<p>For these wealthy buyers as well as for a rapidly growing middle-class across the region, Australia is seen as a safe investment destination that also comes with a great lifestyle. Political stability and our property laws are also positives. Because of the current restrictions most offshore investment is naturally focused on new apartments, but within that market activity is generally spread across diverse areas, it’s not only CBD centric and I think that investment growth should be welcomed.</p>
<p>To say this is pushing up prices is too simplistic, prices are increasing, but it’s because of a combination of factors. Above all it’s tied to supply problems and poor delivery of infrastructure to enable a free flow of new stock and problems with supply are not new, we’ve know about problems with supply for years.</p>
<p>The supply side is also now being influenced by the direct development involvement of Asian investors into our markets, and so they are helping boost supply.</p>
<p>What we are seeing is the offshore investors/developers being very competitive in the market. They move quickly, they bring new ideas and we have to also keep in mind the impact of the local currency. Local and state governments with a development focus are looking for investment and many Asian investors have a critical level of expertise and access to capital that will only see this trend strengthen as more sites are acquired.</p>
<p><strong>Lifestyle a Key Factor</strong></p>
<p>One key point I made during my presentation is that offshore buyers are not coming here to play cricket in the streets, they are anxious to engage in every aspect of society and they take a long-term and very considered view of what and where they buy. Many buyers also have long term existing family connections here.</p>
<p>The flow of Asian buyers and the number of Asian students is one key example that has had a marked impact on some areas of the market in Sydney, and Melbourne and other cities. Big student numbers help drive demand for accommodation, and Sydney’s Broadway/Ultimo area is a dynamic example.</p>
<p>Largely because of student numbers and associated development, the area is heading for a true ‘downtown’ feel with 7-day a week activity. Because of its direct impact on residential property, it’s worth looking in more detail at the impact of the education sector. Figures show that in 1994 total student numbers were less than 100,000, by 2000 that had grown to 150,000.</p>
<p>However in 2009 numbers last peaked at around 620,000 students, numbers then fell away until 2012 and but since then numbers have been on the increase again and in 2014 were heading back towards 590,000, and the biggest sector is students in higher education. Although there’s growth in numbers also attending, and paying to do so, at the primary and high school level. There’s a direct link with more offshore buyers as some apartments are purchased for investments to cater for this demand, or parents buying to directly house their kids.</p>
<p>I think from a marketing perspective this has helped create more vibrant areas, and is a progressive development across several sectors and it is a big boost to economic activity; it’s a good example of why offshore direct investment into residential property is a positive trend. Education is a key part of the service sector economy and growth is required to help re-balance the economy as we exit the mining boom.</p>
<p><strong>Helping to Revive the CBD</strong></p>
<p>And while we have a strong in-flow of funds this is also helping to further shape core CBD residential markets, and is driving demand that will see more and more B &amp; C grade office buildings converted for residential use.</p>
<p>As the CBD evolves it can also be seen that offshore buyers are also having an indirect influence in a more subtle way. For example planners looking to change our local dependence on cars can have apartments with no parking and they can influence demand and size of apartments, all deriving from the fact that offshore buyers take a different view of these two sometimes touchy areas for local buyers, this helps to create diversity of product and supply.</p>
<p>This trend of re-developing secondary office stock will go on and motivate demand for new office inventory for example in Sydney in areas like Barangaroo.</p>
<p>Such investment activity has a deep and powerful impact on our cities, it helps make sure they are ever more dynamic places, and that’s important if Sydney’s continued ambitions of being a major international city are to be realised. We cannot have that ambition on the one hand, and then on the other restrict or shackled offshore buyers, we have to have an open (if regulated) approach.</p>
<p><strong>We are Not Creating ‘Little Asia’</strong></p>
<p>A question I was asked at the Coco Republic event was centred on the idea that some buildings or projects might be focused just on offshore or Asian buyers.</p>
<p>In reality this is not the case, really it is just the opposite, as might be expected in an open market, buildings vary with the buyer profile they attract. Just what might be seen as Asian facilities I am not sure, but as far as design and interiors and common areas are concerned, projects are being built to meet the general demands of the market, we are not setting out to just accommodate Asian buyers.</p>
<p>What is true is that just like any local buyer, offshore buyers do put a lot of energy into selecting the right home or investment. They don’t just rush in and buy anything. They may appear to be dominant in particular areas but this is more as a result of where supply happens to be. Most offshore buyers are astute buyers – they express 5-10 year plans, and re-sale is the key concern.</p>
<p>Like all investors, they also focus on the potential of capital gains in later years and so they look for apartments that have strong appeal to the local market, after all it is often said you can’t exactly pack up an apartment and ship it off in your luggage on the next Qantas flight.</p>
<p>There are some location specific buyer profiles, but again that is not a unique factor, local buyers will be attracted by access to a particular university or school or shopping centre or business park, the same applies to offshore buyers.</p>
<p>I think it’s also worth acknowledging that the big four banks are looking at buyer profiles and they can put a cap on lending to the sector, however offshore buyers can access external funds.</p>
<p><strong>ATO Takes on Part of FIRB Role</strong></p>
<p>The recent changes to FIRB merit some comment. From my experience over the last few months, the government changes have not had any significant impact. Most buyers accept that there is a need to enforce the current laws, the ATO is now checking and perhaps it’s more a failure of policy and not an attempt to contravene the laws that really reflects market sentiment.</p>
<p>As I suggested earlier, the rule of law is important to offshore buyers, this helps make our market attractive alongside the fact that title is secure, here in Australia. I see constant evidence that these buyers never take anything for granted and so they are happy to work within the rules.</p>
<p>The Federal Government is also taking up the benefit’s Free Trade Agreements, and Significant Investment Visas as ways of boosting economic activity and investment, and so I do not think that residential property can sit outside these sorts of policies.</p>
<p>Suggesting that offshore buyers are the main cause of higher prices and tight markets is counter productive. Offshore buyers are looking for a full cultural involvement with Australia and that extends beyond the apartments themselves, they go on and buy furniture, cars and services and so that filters into the economy. If you look at the education sector again, and were to remove foreign students then the sector starts to look pretty poor. I think offshore buyers can do much the same for the housing market, helping to sustain activity and also directly boosting supply via direct development and sizeable investment as is already happening.</p>
<p>Given the existing FIRB rules, it is not reasonable to suggest that offshore buyers are having any more than a marginal impact on the local market, and while that may be more apparent in some pockets, I think it’s a distraction from the failure of long-term policy, that all levels of government need to take responsibility for. This include the chronic neglect of infrastructure, neglect that we are now being reminded of almost daily.</p>
<p>Peter Chittenden is managing director for residential of Colliers International. He can be contacted <a href="https://www.projectagenda.com.au" target="_blank">here</a>.</p>
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Offshore investment is essential: Peter Chittenden

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<h1><strong style="color: #333333; font-family: Tahoma, Helvetica, Arial, sans-serif; font-size: 12px; line-height: 1.3em;">Treasurer Joe Hockey's comments at today's press conference - in complete context - on Sydney housing affordability are published by <em>Property Observer</em>.</strong></h1>
<p><strong>JOURNALIST:</strong></p>
<p>Treasurer do you accept that housing in Sydney is unaffordable and the only way we’re going to make it affordable is if real house prices in real terms actually fall over the near term?</p>
<p><strong>TREASURER:</strong></p>
<p>No. Look, if housing were unaffordable in Sydney, no one would be buying it. People are purchasing housing in Sydney, it’s expensive. As a multiple of average weekly earnings it is expensive, it’s an expensive city to live in. It’s my home city, it’s an expensive city. But, having said that, you know a lot of people would much rather have their homes go up in value than fall in value. Why? Because when you take out a mortgage, the mortgage is against the assessed value of that particular point in time, whatever’s leftover is your equity in the property. If your equity builds in the property not only is that to your financial benefit, but it also gives you the opportunity to borrow against that if you choose to do so for a small business. A lot of small businesspeople are borrowing against the equity in their homes in order to start up their business or build their business. Now, to have increasing equity in a home is a good thing, that’s a very good thing. Interest rates are at record lows. So if property is proving unaffordable for people with interest rates at record lows, then they should think carefully about how much they really can borrow, because you should always plan on in this situation interest rates potentially going up over the long term.  So, you’ve got to be careful, it is a big financial risk to buy your own home. We want to make it easier. There are a suite of initiatives we have in place in regard to that, but most obviously, the best way to address inflated house prices in Sydney is to build more properties, build more properties.</p>
<p><strong>JOURNALIST:</strong></p>
<p>You say that housing is affordable, but what about for first home buyers who can’t get on the property ladder, those people that don’t have access to equity in other properties?</p>
<p><strong>TREASURER:</strong></p>
<p>Well there are a range of incentives that have been put in place by state governments and others in relation to first home buyers. The starting point for a first home buyer is to get a good job that pays good money. If you’ve got a good job and it pays good money and you have security in relation to that job, then you can go to the bank and you can borrow money and that’s readily affordable. More affordable than ever to borrow money for a first home now than it has ever been. But, the response for first home buyers is to build more properties. I know, it’s a difficult concept for some to get their heads around, supply and demand, but it’s not that complicated. If you increase supply to meet the demand, then obviously you won’t get the growth in property prices that you may have thought if you have less supply.</p>
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Treasurer Joe Hockey on affordability - the risk, reward and reality when it comes to buying in Sydney

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<p><span>John Symond, the founder and chairman of Aussie Home Loans, believes the Sydney residential market was peaking.</span></p>
<p><span>"She's topped out," he suggests.</span></p>
<p>"I really can see, I am feeling it already..that the market is just starting to come off the boil," he told Ross Greenwood on the <em>2GB Money News</em> program tonight.</p>
<p>"By Christmas I reckon instead of going up in the hot areas by 15%, I reckon it will be like half of that."</p>
<p>"Into next year, I think they'll (prices growth) will settle right down to four or five percent. It will be a more healthy market, than the fears that are around at the moment.</p>
<p>"Ross I have been telling friends of mine… who ask me that question all the time … and I reckon that the prices are so high at the moment, my suggestion is wait six to 12 months the chances are, all going well, there will be opportunities out there that you will probably buy better in some areas than what you can buy today."</p>
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Patience John Symond advises Sydney first home buyers: the market is coming off the boil

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<p>With each passing week, the rhetoric on housing issues becomes less and less rational. On topics such as affordability and negative gearing, we have something akin to a form of mass hysteria. Apparently sensible people are making statements which, years from now, will cause them great embarrassment when they look back.</p>
<p><span style="line-height: 1.3em;">With the media we have in Australia, it’s almost impossible to have a rational debate on any subject. Media runs with its pre-conceived story lines and the only people who get heard are those willing to make outlandish comments that fit the ordained theme – such as, the Great Australian Dream is dead or negative-geared property owners are all rich bastards being subsidised by the taxation system or there’s a bubble, whatever that means.</span></p>
<p><span style="line-height: 1.3em;">Attention-seekers like economists know how to grab a bit of limelight – pander to media’s obsession with its pre-determined headlines, all of them based around Sydney’s property prices.</span></p>
<p><span style="line-height: 1.3em;">The great peculiarity of this “debate”, for lack of a better word, is that it’s happening when we don’t have a property boom or a national affordability problem. We have only one major city with boom-time price growth (although tame relative to 2002-2003). </span></p>
<p><span style="line-height: 1.3em;">If that one city was Perth or Adelaide, we wouldn’t be having this discussion. Media is all agog about it because the one elevated city market is Sydney and we have a hopelessly Sydney-centric media.</span></p>
<p><span style="line-height: 1.3em;">Around 20 million Australians live outside Sydney and they’re all watching this runaway hysteria about real estate with mounting bemusement. </span></p>
<p><span style="line-height: 1.3em;">It’s difficult for people in Perth and Hobart, where markets are going backwards, to relate to the notion that they need to accept lending restrictions because Sydney allegedly has a problem. </span></p>
<p><span style="line-height: 1.3em;">In Darwin, where vacancies are high, rents have dropped 5% in the past year and apartment prices are down 4%, people are wondering what the fuss is all about.</span></p>
<p><span style="line-height: 1.3em;">And in Canberra, which is producing similar statistics to Darwin, they must be scratching their heads at the panic that’s driving commentary three hours up the road in Sydney.</span></p>
<p><span style="line-height: 1.3em;">One of the absurdities of the affordability “debate” is that people keep referring to the Sydney median price and how first-time buyers can’t afford it. Sydney’s median is too high for a first-home buyer, therefore Australia has an affordability crisis. </span></p>
<p>The latest is serial publicity seeker and failed politician Graham Richardson, who is sadly typical of electronic media celebrities – a big ego, a loud voice and zero knowledge of important subjects. </p>
<p>His real estate rant on Sky News this week was a cacophony of misinformation. He said “the mean” dwelling in Sydney cost “a million dollars”, when the true figure is $752,000. He said this was “completely and utterly out of the reach of the new player”. But first-time buyers don’t buy at the median price – they buy below the median price, in Sydney and everywhere else. </p>
<p>A median price of $752,000 means half of all sales are below that figure – and in many Sydney locations it’s a lot below that figure. The No.1 most popular suburb in Sydney for buyers of dwellings is Blacktown (the suburb) – close to 1,000 homes changed hands there in the past 12 months, at a median price for $385,000 for apartments and $535,000 for houses (which means half of all sales were lower than those figures). Blacktown (the municipality) is also the No.1 LGA in NSW for population growth and the No.1 venue for first-home buyers. </p>
<p><span style="line-height: 1.3em;">There are hundreds of similar examples across the Sydney metropolitan area. So Richardson’s throwaway line that “it’s a grim future” for buyers in Sydney is nothing more than sound-byte generation from a pointless talking head. </span></p>
<p>He did mention that it wasn’t so bad elsewhere in Australia (a brief acknowledgment there is life in Australia beyond Sydney) and he mentioned Brisbane. He said prices were okay there because “there’s been no increase for years.” Again, wrong. But, then, being wrong in a loud voice is how “Richo” makes his way in the world. Sad.</p>
<p>Meanwhile, some attention-seeking behaviour of The Greens has added to the morass that is real estate coverage.</p>
<p>The Greens can be competent advocates of important issues like environment (though less so since Bob Brown retired) but they will never be serious contenders for government while they remain economically illiterate. Their latest clanger is the claim that scrapping negative gearing would raise $42 billion for government over 10 years. It would do nothing of the sort. </p>
<p>They’ve misunderstood the budget impacts, even without considering the fact that state and federal budgets would be losers if negative gearing was scrapped and people stopped buying investment properties, because of the lost revenue in stamp duty, capital gains tax and land tax. </p>
<p>The impact on rentals, for people who are unable to buy homes, would be alarming, as it was in the 1980s when negative gearing was (briefly) disallowed. </p>
<p>But the nation overall and the federal budget long-term would be the biggest losers, because if people aren’t investing to fund their retirement years, the nation has to fund them with pensions – and with our ageing population and the fragile state of the federal budget, that’s not sustainable. </p>
<p>The Greens have characterised negative gearing as low-income taxpayers subsidizing rich people – and that is simply dishonest. Three-quarters of people who own investment properties are average income earners who own just one property. </p>
<p>Most of them believe that investing for their retirement is doing the right thing by the nation. In condemning them with this poorly-considered and downright deceitful announcement, the Greens are making a serious error of judgment.</p>
<p><em>TERRY RYDER is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a></em></p>
<p>Terry is presenting a free webinar with Property Observer editor at large Jonathan Chancellor on Tuesday June 16 at 12.30pm titled on why research is the key to successful property investing in 2015. Sign up here.</p>
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Housing rhetoric becoming less rational: Terry Ryder

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<div>Population growth in Australia has slowed from its recent peak of a shade above 405,000 per annum in September 2013 back to around 354,600 per annum on the latest figures.</div>
<div> </div>
<div>This headline number will have some way to fall yet, with the December 2014 figures yet to be reported.</div>
<div> </div>
<div>However, a rebound is in the post in time.</div>
<div> </div>
<div>In the summer month of January 2015, traditionally a strong month for long term arrivals, the <a href="https://www.abs.gov.au/ausstats/abs@.nsf/mf/3401.0/" target="_blank"><em>Australian Bureau of Statistics</em> figures</a> recorded a bounce from 52,160 to 76,310, although the January result is still 9 per cent lower than one year ago.</div>
<div> </div>
<div><img src="/images/2015/06/09/wargent1.jpg" alt="" width="751" height="366"></div>
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<div> </div>
<div>
<div>On the departures side, however, long term and permanent departures also declined in January from 46,740 to 42,100, which notably is a below<strong> </strong>figure than the prior year comparative.</div>
<div> </div>
<div>On a rolling annual basis net long term migration of 318,560 sits some 22 per cent below the most recent peak of January 2013.</div>
<div> </div>
<div><img src="/images/2015/06/09/wargent2.jpg" alt="" width="673" height="324"></div>
<div> </div>
<div>
<div>When it comes to the long term and permanent departures data, stated intentions when ticking boxes on forms are one thing, but today's reality is quite another.</div>
<div> </div>
<div>Boomerang departures are one of the reasons that our capital cities appear so crowded, despite the apparently slowing population growth data.</div>
<div> </div>
<div>On the one hand we now have record high short term arrivals at close to 7 million per annum.</div>
<div> </div>
<div>And meanwhile most of those who claim to be migrating overseas permanently have "pulled a boomerang" within a year of leaving.</div>
<br><div>
<a href="https://www.abs.gov.au/ausstats/abs@.nsf/Latestproducts/3401.0Main%20Features2Jan%202015?opendocument&amp;tabname=Summary&amp;prodno=3401.0&amp;issue=Jan%202015&amp;num=&amp;view=" target="_blank">Analysis</a> of prior years' data from the <em>Australian Bureau of Statistics</em> reveals that while ostensibly more than 380,000 Australians left the country on a long term or "permanent" basis over the past 12 months, more than 80 per cent of them are likely return home within just a year!</div>
<br><div><span><span><em>"Analysis shows that the majority of those with an intention of permanently departing, return to Australia within the following year. </em></span></span></div>
<div><span><span><em> </em></span></span></div>
<div><span><span><em>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."</em></span></span></div>
<div> </div>
<div>So much for the "long term-ness" of the long term departures, if you'll kindly pardon my dreadful English.</div>
<div> </div>
<div>Perhaps those pastures further afield aren't as greener-er as what people think they are, and that's why they done that.</div>
<div> </div>
<div>OK I'm getting rather grammatically bogged down here, so let's move on to look at...</div>
<div> </div>
<div><strong><span style="text-decoration: underline;">Record high visitors (the delayed Oprah effect)</span></strong></div>
<div> </div>
<div>Shifting seamlessly along to short term arrivals we can see that visitors to Australia have sprinted to their highest level on record at more than 6.9 million.</div>
<div> </div>
<div><img src="/images/2015/06/09/wargent3.jpg" alt="" width="829" height="390"></div>
<div> </div>
<div>
<div>The idea that Kiwis are flocking home to rediscover the beauty of their homeland is an appealing narrative, but also one that has been overplayed.</div>
<div> </div>
<div>In fact, record numbers of New Zealanders arrived in Australia in the past year on a "short term" basis at close to 1.25 million.</div>
<div> </div>
<div>There has also been a notable surge in the number of American visitors to Australia to a record 555,300 on a rolling annual basis.</div>
<div> </div>
<div>Oprah Winfrey said it'd happen, and it seems she was right.</div>
<div> </div>
<div>Although the detailed figures do show a spike relating to her December 2010 visit - from memory she brought along a few hundred whooping guests, and even greater numbers of security guards and filming crew - it is only in the past 12 months that American visitor numbers have really picked up strongly.<br><br>Naturally the decline of the Aussie dollar towards the mid 70 cent range against the greenback is a big driver here. </div>
<div> </div>
<div><img src="/images/2015/06/09/wargent4.jpg" alt="" width="893" height="434"></div>
<div> </div>
<div><span>And the below mega-trend, I've documented here often previously.</span></div>
<div><span> </span></div>
<div><span><img src="/images/2015/06/09/Screen%20Shot%202015-06-09%20at%209.45.00%20AM.png" alt="" width="744" height="341"></span></div>
</div>
<div> </div>
<div>
<span>Expect more of the same based upon what I've seen around the traps in 2015.</span><br><br><strong><span style="text-decoration: underline;">Asian settlers </span></strong><br><br><div>In terms of settlers in Australia the trend has clearly been away from Brits and Kiwis since the financial crisis and towards Chinese and Indians.<br><br>
</div>
<div>However, there was a reasonable rebound in the number of New Zealander settlers in January so this particular downtrend may have run its course for now, although Kiwi settler numbers are still clearly down by 10 per cent or so from a year ago.</div>
<div> </div>
<div>Poms clearly are evidently still opting to stay at home, though.</div>
<div> </div>
<div><img src="/images/2015/06/09/Screen%20Shot%202015-06-09%20at%209.46.16%20AM.png" alt="" width="817" height="411"></div>
<div> </div>
<div><span>The last 12 months has seen some 71,310 settlers from Asia, another mega-trend that shows no real sign of abating.</span></div>
<div><span> </span></div>
<div><span><img src="/images/2015/06/09/Screen%20Shot%202015-06-09%20at%209.47.21%20AM.png" alt="" width="828" height="418"></span></div>
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<div><strong><span style="text-decoration: underline;">The wrap</span></strong></div>
<div> </div>
<div>The rolling long term net migration figures imply that Australian population growth will sink back towards the low 300,000s range over the near term.</div>
<div> </div>
<div>However, a complex range of factors will combine to drive a rebound in due course. </div>
<div> </div>
<div>Not least of these trends is that most who claim to be slinging their hooks for good don't even make it past year one before "pulling a boomerang".</div>
<div> </div>
</div>
<div class="post-footer">
<em><span>PETE WARGENT</span> is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.</em><br><p><em>His book '<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>' is out now.</em></p>
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Boomerang departures drive population growth rebound: Pete Wargent

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<p class="Normal"><span style="line-height: 1.3em;">Over the years I've refined the fittings and fixtures that we include in our villas. When we first started off many years ago, we'd just run with the basic builder's range.</span></p>
<p class="Normal">When I look back on the fittings in the basic builder's range I'm horrified. You see, the basic range is usually selected by the builder. The builder is very good at building homes but may not have a very strong sense of style. Large building companies will usually employ interior designers to make selections but if you are using a smaller building company, double check their fittings and fixtures.</p>
<p class="Normal">I remember on one build, after the timber mould out stage, (when the skirting boards, architraves and internal doors are hung) I arrived on site for my inspection. Walking into the villas I saw something bright and shiny in the corner of my eye. I turned to see gold hinges on the door. We'd chosen matt chrome door handles and I asked the builder about these brass hinges. His reply was "they are the best quality hinges you can get, Jo".  It didn't cross his mind that they didn't match in with the door handles. </p>
<p class="Normal">Some small changes to items like tapware can make a massive difference and not even cost any more. It's all in the style of tap. A builder's range tap may be functional but not necessary pretty. If you ask your builder who his plumbing supplier is, a quick visit to their showroom and I'm sure you'd find a nicer looking tap for the same price or a higher end range that may be on sale.</p>
<p class="Normal">The vanity is the focal point of a bathroom so look at what is available in the builder's range. Often you can add a coloured or timber look base to the vanity for no extra cost and tie in the colour with your tile scheme. A wall of feature tiles can really add impact, but make sure it's not overkill if it's a small bathroom.</p>
<p class="Normal">Lighting is another area that adds to the style of a room.  We try to avoid boring oyster lights. It's amazing how far the humble oyster light has come. Ask the electrician where he gets his lights and again take a look at what's available. Energy saving downlights give good light and are not that expensive and if you add two pendant lights over the kitchen then you will immediately give the kitchen a higher end feel. Add bulkheads above the overhead cupboards for a clean look. </p>
<p class="Normal">Ceiling fan with lights to the bedrooms are usually well received by tenants and buyers and not that much more.</p>
<p class="Normal">Don't forget the front door lighting, by adding a couple of stylish lights you're creating a good first impression.</p>
<p class="Normal">Look at a slight upgrade to the kitchen rangehood as this adds more dimension to your kitchen.</p>
<p class="Normal">I like to use a gloss floor tile in the living areas as it reflects light around the room and has a more luxurious feel.</p>
<p class="Normal">Finally, give the front façade something that will increase its appeal. Aluminium timber look garage doors are only slightly more than standard colours. Upgrade the front door handle to an oversized handle and combine it with a nice metal plate with the street number  to give a glamorous entrance.</p>
<p class="Normal"><em>Jo Chivers is Chief Executive Officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.</em></p>
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jochivers-wq5Bp59R5a

Small upgrades that give big impact: Jo Chivers 

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<p>Investor activity has surged over recent years and now shows that in March 2015, investors committed to $12.9 billion in housing finance.</p>
<p>By comparison, investment mortgage commitments reached a recent low of $6.3 billion in April 2011.</p>
<p>The recent rise to $12.9 billion has seen the value of commitments rise 105% in less than 4 years.</p>
<p>While state data is seasonally adjusted, these markets tend to be a little more volatile. Nevertheless, it shows $13.5 billion worth of commitments in March 2015.</p>
<p>A state by state breakdown shows that nationally, NSW accounted for 46.0% of all investor mortgage commitments. The value of commitments in NSW was greater than the value of all states and territories combined except for WA. Of particular note is the fact that this data largely reflects what is happening in Sydney which experienced a significant rise in investment lending over the past 3 years.</p>
<p>Across all states the recent low in investment lending has been in either January or February of certain years and we’ve found that this time of year is a seasonally slower period for mortgage lending.</p>
<p>After APRA wrote to Australian banks, credit unions and building societies late last year re-affirming sound residential mortgage policies we have recently started to see many banks change their lending policies.</p>
<p>A large focus of these changes has been around investment mortgages and over the coming months we should eventually see investment lending start to slow.</p>
<p><a href="/images/2015/06/04/700_Statebreakout.jpg" target="_blank">Click to enlarge</a></p>
<p><span><img src="/images/2015/06/04/700_Statebreakout.jpg" alt=""></span></p>
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<p><a href="/images/2015/06/04/700_lending.jpg" target="_blank">Click to enlarge</a></p>
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<p><span><img src="/images/2015/06/04/700_lending.jpg" alt=""></span></p>
<p><span>NSW </span>– in March 2015, investors committed to $6.2 billion in mortgages, a year-on-year increase of 37.2%. Over the past 3 years the value of investment mortgage commitments has increased by 155%. If you remove refinances, investors accounted for 60.0% of all new lending in NSW in March 2015.</p>
<p><span>Vic </span>– investors committed to $3.1 billion in mortgages in March, a 17.1% year-on-year rise. Investors accounted for 48.6% of new lending in March and the value of commitments is 70% higher over the past 3 years.</p>
<p><span>Qld </span>– at $2.2 billion in March, investor lending has risen by 43.1% year-on-year and is 69% higher over the past 3 years. Investors accounted for 47.2% of new lending over the month.</p>
<p><span>SA </span>– investment lending has increased by 28.3% year-on-year to March 2015 to $508.8 million and has increased by 32% over the past 3 years. Investors accounted for 43.0% of new lending in March 2015.</p>
<p><span>WA </span>– investors accounted for 39.0% of new mortgage lending over the month with $1.1 billion in commitments. Investor mortgage commitments have increased by 4.5% year-on-year and by 31% over the past 3 years.</p>
<p><span>Tas </span>– investors currently account for 30.5% of new mortgage lending <span>$</span>with a total of $70.8 million. The value of investment commitments is 21.3% higher over the year and has increased by 41% over the past 3 years.</p>
<p><span>NT </span>– at $103.5 million in March 2015, investment lending is -1.1% lower over the year. Investment lending has increased by 14% over the past 3 years and investors currently account for 55.3% of all new mortgage lending.</p>
<p><span>ACT </span>– at $168.3 million in March 2015, investment lending is 2.9% higher over the year. Investment lending has increased by 8% over the past 3 years and investors currently make-up 41.8% of all new mortgage lending.</p>
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