<p>Around 400 additional homes could be built at Southwark Grounds on Port Road, lifting total site capacity from 1300 to around 1700 dwellings.</p>

<p>A recently approved code amendment would allow apartment towers of up to 14 storeys in some areas of Renewal SA’s redevelopment of the former West End Brewery.</p>

<p>Renewal SA Acting Chief Executive Shane Wingard said he welcomed the code amendment, with the increase in heights and homes making a positive impact on the supply of high-quality, well-connected housing close to the city.</p>

<p>“By going higher across some parts of Southwark Grounds, we are adding a substantial number of very well-located homes with little impact on project delivery time or planned open space,” Mr Wingard said.</p>

<p>Since the project officially launched in 2025, Mr Wingard said more than 12,000 enquiries had been received about living at Southwark Grounds.</p>

<p>“The very strong early interest we’ve seen since homes were first released in the precinct reinforces our plans to create more housing opportunities,” he said.</p>

<p>The Southwark Grounds code amendment was launched in December last year, with community engagement undertaken over five weeks from January.</p>

<p>It proposed increasing maximum building heights from eight to 14 storeys on the eastern section of Southwark Grounds, and to 12 storeys across the remainder of the site, with minimum building heights ranging from two to four storeys.</p>

<p>The code amendment was implemented through an Early Commencement policy in late January, allowing developers to quickly explore the viability of increased height and housing yield while other planning processes continue.</p>

<p>One of the first developers delivering apartment sites have already finalised redesigns to increase the number of apartments following the code amendment.</p>

<p>Samaras’ development adjacent to the future Colonel Light Park is now planning to deliver 125 apartments across 11 storeys, significantly greater than original plans of around 50 apartments across four storeys.</p>

<p>The developer is also exploring the potential for additional affordable housing outcomes.</p>

<p>Most of the apartments at Southwark Grounds will be delivered within a master-planned precinct on a large parcel of land on the eastern portion of the site, covering around two-thirds of its 8.4 hectares.</p>

<p>Wingard said detailed precinct planning over the coming months may identify further opportunities to increase yield further that could see total apartment numbers at Southwark Grounds, exceed this number.</p>

<p>Affordable homes at Southwark Grounds will also see a net increase, with Renewal SA maintaining its commitment to a minimum of 20 per cent affordable housing across the development.</p>

<p>&nbsp;</p>

<p>&nbsp;</p>

<p>Civil works have begun across the site, with construction under way on the first new roads surrounding a townhouse precinct in the south‑west corner of Southwark Grounds. This includes Renewal SA’s 17 Founder’s Row homes, which are on track for completion by Christmas.</p>

<p>“We expect to have people living at Southwark Grounds by the end of the year, so delivering roads and public spaces for those residents is among our highest priorities.”</p>

<p>Construction of 40 townhouses off Anderson Street, known as West Village and being delivered by Contour, is forecast to begin in mid‑2026. Kolabb’s Anderson Lane development will follow shortly after, delivering a further 26 townhouses.</p>

<p>Southwark Grounds is a state government‑led urban renewal project now set to deliver around 1,700 homes over the next decade.</p>

<p>Homes will be supported by a supermarket, a range of retail and hospitality offerings anchored by a revitalised Walkerville Brew Tower, a childcare centre, car parking and well‑connected public spaces.</p>


Joel Robinson

400 new homes planned for Adelaide's former West End Brewery site

<p>Brisbane developer&nbsp;<a href="https://www.apartments.com.au/developers/cavcorp">Cavcorp</a> has lodged plans for a new mixed-use residential development at <a href="https://www.apartments.com.au/new-apartments/55-wyandra-street-teneriffe-qld-4005">55 Wyandra Street</a>, Teneriffe, anchored by an 85-metre public laneway designed to reconnect the suburb’s riverfront with the Gasworks precinct.</p>

<p>The buildings, known as Teneriffe House and Teneriffe Lane, would replace the existing Queensland Cotton head office site with a 15-storey residential tower transitioning to eight storeys toward Helen Street. The project has been designed by Plazibat Architects and lodged as a code assessable development application for 93 apartments across a 3,401 sqm mixed-use site within the Newstead and Teneriffe Waterfront neighbourhood plan.</p>

<p>Central to the scheme is the transformation of an existing service easement into a publicly accessible cross-block connection linking Wyandra and Helen Streets. Cavcorp says the new laneway will act as both a pedestrian shortcut and a landscaped civic space between the Teneriffe Riverwalk, ferry terminal, and Gasworks precinct.</p>

<p><img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="26e7f058-b065-4de8-b13d-a2b8cb64dfcc" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/bldg.png?VersionId=sELS0ZKYi361oYipUa1BIKfe_.DLZoFV" /></p>

<p>“The revised proposal delivers a legacy public-realm cross-block link, permanently secured for community use, transforming an existing private easement into a safe, high-quality pedestrian connection between the Teneriffe heritage riverwalk and the Gasworks–Long Island precinct,” the planning report states.</p>

<p>The laneway will sit beneath a large subtropical loggia integrated into the podium levels of the development. The design incorporates deep landscaping, water gardens, lobby spaces, business lounges, and ground-floor apartments to create what Cavcorp describes as a climate-responsive “urban verandah.”</p>

<p>The tower itself has been designed as a slender form with recessed floorplates and curved translucent corners inspired by contemporary Japanese architecture. The building height aligns with the Commercial Road precinct controls, which permit towers up to 15 storeys within proximity to Longland Street.</p>

<p><img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="a8a17d40-43b6-4718-b3fd-67676fcbb485" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pers%202_1.png?VersionId=i3VwDtp5AmL_8InW7w4qRbDFEpb744Jt" /></p>

<p>The project will comprise a mix of larger-format apartments aimed at owner-occupiers, downsizers, and families. The proposed apartment mix includes 11 loggia apartments across the lower levels, 50 four-bedroom Sky-Terrace apartments from levels three to seven, and 32 Sky-Pool Homes occupying the upper tower levels. The Sky-Pool Homes will feature private thermal plunge pools integrated into oversized balconies.</p>

<p>According to the application, the apartments are intended to reinterpret the scale and character of Teneriffe’s woolstore conversions and Queensland homes within a vertical residential format.</p>

<p>“The sky-pool homes build on Cavcorp’s previous projects and introduce a distinct apartment typology to Teneriffe, informed by both local and international precedent and responding to an identified market demand for enhanced safety, space and amenity,” the planning submission notes.</p>

<p>A major focus of the proposal is its five-level wellness and lifestyle offering, extending from the basement through to the rooftop.</p>

<p>Amenities proposed include a rooftop Swim &amp; Racquet Club with a 25-metre Olympic lap pool and tennis court, coworking spaces and libraries, golf simulators, wine storage, concierge facilities, business lounges, pet wash areas, and rooftop longevity-focused wellness spaces with spas, outdoor fitness zones, and landscaped terraces.</p>

<p><img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="944b352c-49b9-4247-a4c6-5967b4b69fda" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/amenity.png?VersionId=Ed_qKjAtMwFT.5gfl3jiA9QwdWxSMsaX" /></p>

<p>All parking will be concealed within basement levels accessed from Wyandra and Helen Streets. Cavcorp says the deep-basement engineering approach allows the entire ground plane to prioritise landscaping, pedestrian movement, and active frontage rather than vehicle infrastructure.</p>

<p>The development continues Cavcorp’s concentration in Newstead and Teneriffe, where the Brisbane developer has delivered a number of apartment projects including Lucent, Le Bain, and Luminare, as well as the Long Island Wellness Precinct nearby. Several of those projects have received national design and architecture awards, including recognition under Brisbane’s “Buildings that Breathe” program.</p>


Cavcorp unveils wellness-focused Teneriffe House and Teneriffe Lane apartment buildings

<p>Focus Group Investments has lodged plans for a new apartment development at <a href="https://www.apartments.com.au/new-apartments/64-70-hanover-street-fitzroy-vic-3065">64–70 Hanover Street</a> in Fitzroy, seeking to utilise the Victorian Government’s recently introduced Great Design Fast Track pathway to accelerate approvals for the project.</p>

<p>The proposal is among the latest developments to emerge through the state-led initiative, which was established to fast-track well-designed residential projects in activity centres and transport-connected inner-city locations. The pathway allows qualifying developments that meet elevated design and housing benchmarks to bypass traditional council planning timeframes and instead be assessed directly by the Department of Transport and Planning.</p>

<p>Designed by SJB, the development will comprise a mix of apartments above activated lower levels, with a strong focus on architectural articulation, landscaping, and communal amenity. The design response seeks to balance the industrial character of Richmond’s former warehouse precincts with a more contemporary residential form.</p>

<p><img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="abea51cc-d85b-479e-9aef-a589f3b37ca7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/ground.png?VersionId=e1Kf8EyPWwyiVumtqQ4rM5S4GpOR3CCz" /></p>

<p>Proposed are 63 new dwellings, a wide ranging mix of studio, one-, two-, and three-bedroom apartments, and townhouses and duplexes. They will be spread across a part-three, part-eight storey building.</p>

<p>The Planning and Urban Context Report by Tract says the development is of an "exemplary architectural standard" and has been carefully crafted by SJB Architects.</p>

<p>"Dwellings&nbsp;will benefit from excellent access to natural light, cross-ventilation opportunities and extensive communal space," the report noted.</p>

<p>The architectural material highlights the project’s integration of landscaped elements and communal spaces throughout the building. The proposal also incorporates sustainability initiatives aligned with the Victorian Government’s push for higher-performing apartment developments under the fast-track program.</p>

<p>The Great Design Fast Track was unveiled by the Victorian Government in 2024 as part of a broader housing supply strategy aimed at accelerating the delivery of new homes. Projects assessed through the pathway must demonstrate high-quality architecture, sustainability outcomes, and housing diversity while being located close to public transport and existing infrastructure.</p>

<p><img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="afdbe834-8dc4-4a77-a943-ba07bc927348" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/site_11.png?VersionId=0J657j.TaChAZfp93wqJYBTqSsnREJx2" /></p>

<p>Focus Group, founder and led by Paul De Lutiis, is increasingly active across Melbourne’s inner suburbs, targeting well-connected urban renewal locations suited to medium and higher-density residential development. The Fitzroy proposal continues that strategy, leveraging the area’s strong transport links, established retail amenity, and proximity to the CBD.</p>

<p>Fitzroy has been one of the most popular spots for developers and buyers in recent years. The likes of PACE Development Group, SMA Projects, Crema Group and Chapter Group, currently selling projects in the suburb.</p>


First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Fitzroy apartments

<p>The Gold Coast Planning Committee has supported the preliminary approval for the Benowa Gardens Urban Village project following an extensive community consultation and assessment process.</p>

<p>The proposal will now proceed to a full council vote on June 2.</p>

<p>The application sought approval for a masterplanned urban village on the existing Benowa Gardens Shopping Centre site, combining new housing, retail, dining, health and lifestyle amenities within a walkable, integrated precinct.&nbsp;</p>

<p>The proposed redevelopment includes around 413 apartments integrated above a revitalised mixed-use centre featuring a full-line supermarket of 4,000 sqm, 6,000 sqm of specialty retail and dining space across around 30 retailers, a 7,000 sqm health and wellness precinct, and roughly 9,630 sqm of office and medical suites.&nbsp;</p>

<p><img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="fb36ae47-80bc-45f0-9914-31b0c7b6007d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/PR26576%20Ashmore%20Road%20C4%201121%20FI.jpg?VersionId=6mRKk2uU4r67TmTt39DKGUlvFRbTVqWa" /></p>

<p>The broader masterplan also includes very significant traffic and transport improvements, wide pedestrian walkways, upgraded pedestrian and cycle connections, and enhanced public areas designed to create a more connected and walkable community environment.&nbsp;</p>

<p>Centre owner Patrick Lu said the milestone reflected months of detailed planning, technical assessment and ongoing communication with local residents, businesses, schools and stakeholders.</p>

<p>“We appreciate the time, consideration and care Council officers and the Planning Committee have given this proposal throughout the assessment process,” Lu said.</p>

<p>“We also sincerely thank the local community for engaging with us, sharing feedback and participating in the consultation process over many months.</p>

<p><img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="32fd1fc3-d0e6-485f-ac57-9916c9bcb818" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/PR26576%20Ashmore%20Road%20C5%201121%20FI_2.jpg?VersionId=fz8qQKDBLQ7MyFRc856Zccfbh9nFwLOe" /></p>

<p>“We understand projects of this scale bring questions and concerns, which is why we have worked hard to listen carefully, provide information transparently and continue refining elements of the proposal where possible.</p>

<p>“Our vision has always been to create a well-designed, community-focused urban village that responds to the changing needs of the Gold Coast, while delivering improved amenity, housing diversity, healthcare access and local lifestyle benefits.</p>

<p>“This proposal is about creating a genuine live-work-play environment where residents can access everyday services, schools, healthcare, dining, shopping and green space within walking distance, while also supporting local jobs and economic activity.”</p>

<p><img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="50dfbd04-590e-4fc6-983b-766880947867" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Dining%20Day%20Time%20-%20High%20Resolution.jpg?VersionId=BP7ZoKJ0DdL_8iRkkC8VVx99moICV6kg" /></p>

<p>Lu said the proposal had evolved significantly through consultation and technical review, particularly around traffic, pedestrian and student safety and neighbourhood connectivity.&nbsp;</p>

<p>Melissa Griffin, Director at Urbis, said the recommendation recognised the strategic importance of delivering more housing and services within established urban areas already supported by infrastructure.</p>

<p>“This proposal represents the type of thoughtful, integrated growth that planning frameworks across South-East Queensland are encouraging,” Ms Griffin said.</p>

<p>“The project seeks to place housing, retail, healthcare and employment opportunities together in a highly accessible location close to schools, transport and existing services.</p>

<p>“Importantly, the process has involved significant technical assessment and community engagement to ensure local issues and feedback were properly considered throughout the planning pathway.”</p>


$1 billion Benowa Gardens Urban Village heads to council vote following Planning Committee support

<p>Surfers Paradise is officially set for its first new residential development with a 45-storey skybridge connecting the two towers.</p>

<p>John Camilleri’s Celestino Developments has been given the green light by the Gold Coast City Council to develop its major beachfront precinct across its huge 4,000 sqm oceanfront site at <a href="https://www.apartments.com.au/new-apartments/63-79-garfield-terrace-surfers-paradise-qld-4217">63–79 Garfield Terrace</a>, just five months after its <a href="https://www.apartments.com.au/news/qld/first-look-exclusive-billionaire-winx-breeder-s-bold-two-tower-surfers-paradise-play-with-45th-storey-skybridge">submission in late 2025</a>.</p>

<p>The approved scheme will deliver two towers rising 55 and 48 storeys, connected by a skybridge positioned on level 45 that will house a range of resident-only wellness and entertainment spaces.</p>

<p>In its notice of approval, the Gold Coast City Council said the&nbsp;proposed overall built form has been designed to complement the scale, intensity and protect the adjacent amenity and surrounding streets through the use of varied setbacks, site cover and architectural elements.</p>

<p><img alt="First look exclusive: Billionaire Winx breeder’s bold two-tower Surfers Paradise play with 45th-storey skybridge" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-30%20at%209.53.48%E2%80%AFAM.png?VersionId=ADyPJ_TFbJvSU9wZFOiCBnlPtgF7VWqW" /></p>

<p>Designed by <a href="https://www.apartments.com.au/architects/dbi">DBI</a>, the development will comprise 275 apartments across the two towers, including a mix of two-, three-, and four-bedroom residences, as well as several penthouses. The apartments will sit above a landscaped podium featuring more than 90 metres of beachfront pool frontage, private resident lawns, lounges, and wellness spaces.</p>

<p>DBI said the design draws heavily from the movement and form of the coastal environment, with curving balcony lines and sculpted façades intended to soften the scale of the towers while maximising ocean outlooks and passive shading outcomes.</p>

<p>“The project occupies a rare, uninterrupted oceanfront site and has been shaped by a design philosophy that merges architectural elegance with environmental responsiveness and a carefully curated lifestyle experience,” DBI said in planning documents submitted to the Gold Coast City Council.</p>

<p>The most distinctive element of the approved project is the skybridge linking the two towers at level 45. The elevated communal space is planned to include executive lounges, formal dining areas, wellness facilities, and panoramic ocean-facing outlooks.</p>

<p>“The skybridge enhances the identity of the development, promotes social interaction, and delivers a lifestyle experience not found elsewhere on the Gold Coast,” DBI said.</p>

<p>At podium level, residents will have access to a suite of resort-style amenities, including resident lounges, private dining rooms, a yoga lawn, gymnasium, plunge pools, and treatment spaces. The beachfront pool has been designed with separate lap, lounge, and children’s areas extending across the width of the site.</p>

<p>The project will also introduce new food and beverage offerings along the Enderley Avenue and Oceanway frontages, contributing additional activation to the beachfront precinct.</p>


First look: Winx billionaire’s beachfront Surfers Paradise apartment development greenlit

<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><em>Hi Margaret,</em></p>
<p><em>With banks now restricted to only 80% LVR do you think this will significantly affect prices? </em><em style="line-height: 1.3em;"><span style="line-height: 1.3em;">I have two properties in Sydney. <em>Both are renting for $450 per week</em></span></em></p>
<p><em><span style="line-height: 1.3em;">Before this announcement one was probably worth at least 800K (house on land 873sqm) and the other at least $500,000.</span></em></p>
<p><em><span style="line-height: 1.3em;">Do you think it's worthwhile seeing the yield is so low for my Canley vale property to sell it and buy 2 properties in Brisbane where the yield could be higher and I'll have two more properties despite losing 1?</span></em></p>
<p><em><span style="line-height: 1.3em;">Would this be still worthwhile seeing I have to pay capital gains tax (purchased 7 years ago for 446K) and taking into account all buying and selling fees.</span></em></p>
<p><em><span style="line-height: 1.3em;">I have considered more on using buyers agents as maybe they are not all spruikers.</span></em></p>
<p><em><span style="line-height: 1.3em;">Regards,</span></em></p>
<p><em><span style="line-height: 1.3em;">Allen</span></em></p>
<p><span><span> </span></span></p>
<p><span><span>Hi Allen, </span></span></p>
<p><span><span>Firstly we must make clear that the banks are not technically restricted to only lending 80% (it's not law), and the new, tougher criteria being set by some banks is only targeting investors, with owner occupiers mostly not affected.</span><br><br><span>In response to The Australia Prudential Regulatory Authority's (APRA) calls for stricter controls around investment lending, banks like NAB and CBA have announced an end to pricing discounts for investors. ANZ have done the same, unless you have a PPR mortgage with them as well. Many lenders are also changing the maximum Loan to Valuation ratios (LVR) that they will allow for investors. As an example, BankWest will now apply a maximum LVR of 80% for all investment purposes (property and shares).</span><br><br><span>This means that you will still be able to access funding at higher LVRs if you're an investor, you'll just have to pay for it with an increased interest rate, or, more to the point, no access to the discounts which can usually be obtained if you negotiate well enough.</span><br><br><span>It's my opinion that this won't have a big impact on property prices, instead landlords will simply raise their rents to make up for the difference in their cash flows which the loss of these discounts will cause. We have to remember also that it's simply not suitable to say we are in a boom in the property market - I am sure the people of Adelaide and Perth would be quite surprised to hear they are in a boom, which making such sweeping claims infers.  We should hope that this inappropriate move by lenders doesn't impact the property market, as many areas can ill afford anything else to stunt growth.</span><br><br><span>In terms of your property, I believe that, with or without these moves, people holding Sydney property may well find that the values stall a little in the coming 18 months anyway.  The market has overshot the mark, with frenzied buying pushing prices up well over the intrinsic value of properties in many areas. When that happens and the market cools, as it always does, the values seen in the last phase of that boom often suffer and fall back a little.  In your case you'll still be fine, as even with an adjustment in values, you've still made a really good gain.</span><br><br><span>While I believe that the Brisbane market is likely to run soon, that's not advice to sell what you have in Sydney.  You could be up for a hefty capital gains tax bill which will eat into the returns.  It can be better to instead leverage against the equity and hang on to property you already have, choosing to sell it at times when you know you will be in a lower tax bracket, such as when you have left the paid workforce. </span></span></p>
<p><span><span>As you have bought in to these areas while prices were a lot lower, I'm sure that your yields are pretty good, for you.  Yield relates to what you paid for the property, not what it is worth, and as the property has gained so much value, you should be seeing a pretty good return on that initial investment.</span><br><br><span>In terms of a buyer's agent, just make sure that, if you choose to use one, they are a Qualified Property Investment Adviser (with the Property Investment Professionals of Australia) and that they have a broad based knowledge of all markets in Australia. </span></span></p>
<p><span><span>You want your adviser to be helping you to buy property in the best area at that moment in time, not just in the area where they personally happen to be active. You should also become as educated as you can about everything to do with investing (not just where to buy) before going any further. In my experience, those who take the time to become suitably educated first usually make better and more lasting choices and build stronger, better performing portfolios.</span></span></p>
<p><em>Have a property question?   <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a></em></p>
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mlomas-KC9MUPZ6Ca

Ask Margaret: Will bank LVR restrictions affect prices?

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<p>Queensland is a great example of how fussy investors need to be in selecting location.</p>
<p>The state has three of the four leading markets in regional Australia, and one of the more vibrant capital city markets, but also the greatest number of danger markets. </p>
<p>You could end up with a strongly-performing growth market and a basket case, depending on how well you choose your location.</p>
<p>Brisbane has had a fairly busy market for 18 months or so. It hasn’t produced a big price growth number, in terms of the average across the metropolitan area, in the way Sydney has, because the uplift in activity has been quite localized. </p>
<p>Some parts of the Greater Brisbane market, such as Logan City and the Moreton Bay Region, have seen elevated activity, but others have failed to deliver significant growth momentum, including Redland City and Ipswich City.</p>
<p>So you need to choosey about location.</p>
<p>South-east Queensland generally, with the Gold Coast and the Sunshine Coast added to Brisbane, is one of Australia’s rising markets. Both the coast markets have increasing sales activity and many suburbs are producing solid price growth. But again, you need to be careful.</p>
<p><span style="line-height: 1.3em;">The Sunshine Coast generally is buoyant but Noosa, which I have described frequently as Australian real estate’s biggest lemon, continues to struggle. And the Gold Coast may appear to be a growth market that should interest investors, but it has a poor record of growth because of bouts of oversupply – and developers are currently working hard to creating the next boom-bust scenario, which is a specialty of the Gold Coast.</span></p>
<p>Cairns joins the Sunshine Coast and the Gold Coast in providing three of the four biggest growth markets in regional Australia (the other biggest the City of Gosford). There are also signs that Townsville and the Fraser Coast are emerging. Toowoomba, one of the stars of regional Australia in recent years, remains solid - although the best time to buy there was two years ago.</p>
<p>But regional Queensland also has some of the worst places to buy. </p>
<p><span style="line-height: 1.3em;">In the new edition of <em>The Price Predictor Index</em>, six of the 12 locations which make up our National Dirty Dozen (the worst markets that must be avoided) are Queensland locations which had resources-related booms, only to have their markets undermined by developers who built too many dwellings.</span></p>
<p>They failed to take into account how many resources personnel would be staying in workers camps, rather than renting in the local towns. </p>
<p><span style="line-height: 1.3em;">In the most extreme cases, markets have been destroyed by over-building and the predominance of temporary workers camps. They include Central Queensland coal-mining towns like Moranbah and Dysart, and some of the Surat Basin towns where the coal seam gas boom produced a short boom followed by rapid decline, because 94% of resources personnel are accommodated in camps rather than rental houses.</span></p>
<p>To provide one stark example, the property market in Miles has been destroyed. There were no sales in the town in the March 2015 Quarter and only two in the December 2014 Quarter. The market no longer has sales to provide price statistics. The vacancy rate is 33%. </p>
<p>Before Miles disappeared off the radar screen, its median house price had dropped 27% in 12 months and it was taking six months, and discounting around 20%, to sell a house. In the past six quarters, house sales in Miles have dropped from 25 to 20 to 13 to seven to six to two to zero.</p>
<p>There are similar stories across regional Queensland – providing a timely reminder to investors that they need to be very careful about where they opt to buy.</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>
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The best and the worst found in Queensland: Terry Ryder

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<p><span>Talk in the industry is about whether or not house prices are in a bubble, if so have we been in one for some time and is it expensive bubble or a seriously expensive one?</span></p>
<p><span>One quote I read recently in relation to the current housing market was "One thing seems clear: If we’re having a discussion about whether or not house prices are in a bubble (as we have been for some time now), house prices do not represent good value at the current level. The debate is about whether they are expensive, or seriously expensive."</span></p>
<p><span style="line-height: 1.3em;">Now, of course we're all guilty of making sweeping comments - and myself more than most given my tendency towards a macro focus on this blog - but this snippet gives the full broom treatment to Australia's property markets.</span></p>
<p><span style="line-height: 1.3em;">The last time I checked in at the back end of 2014 there were 9,448,300 dwellings in Australia, a figure that will be approaching 9.5 million or so today. </span><span style="line-height: 1.3em; font-weight: bold;"> </span></p>
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<div><img src="/images/2015/05/22/Waregent1.jpg" alt=""></div>
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<div><span style="line-height: 1.3em;">Are some of those dwellings expensive? Indeed, and some of them are extraordinarily so in the present and persistent low interest rate climate.</span></div>
<div>
<div> </div>
<div>But equally, aren't some house prices very cheap? Very much so - in outer suburban Adelaide and Hobart, for example, and in any number of regional centres - although of course, "cheap" does not been good value ("cheap today is cheap tomorrow" as the old real estate mantra goes).</div>
<div> </div>
<div>The same holds true of share prices and indices, for that matter.<br><br>Are some share indices and stocks trading at high valuations? Yes. In fact, globally some markets are romping ahead to dizzying heights as I looked at only earlier this week.</div>
<div> </div>
<div>That does not mean that some individual stocks don't offer great value, though, particularly for those investors with the requisite skills in fundamental analysis.<br><br>With the benefit of hindsight, although not my favourite sector due to being capital intensive and reliant on the sale of commodities, 1999 was a great time to buy resources stocks. 2009 was an amazing time to load up on bank shares.  Today, health care and materials companies are worthy of consideration.</div>
<div> </div>
<div><img src="/images/2015/05/22/wargent2.gif" alt=""></div>
<div> </div>
<div> </div>
<div>
<div>Of course, this doesn't mean all companies in a sector are worth buying, or even any of them. There is no "one size fits all."</div>
<div> </div>
<div><strong>Focus</strong></div>
<div> </div>
<div>This was one of a raft of pieces of late referencing popping property bubbles, property speculators, the end of the property boom, shares now being due to outperform property, and so on.</div>
<div> </div>
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<div><img src="/images/2015/05/22/monty.jpg" alt=""></div>
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<div><img src="/images/2015/05/22/monty2.jpg" alt=""></div>
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<div>
<div>All fair enough, although the truth is that ex-Sydney (and to a lesser extent Melbourne) there hasn't actually been a property boom to date in this cycle, rather a protracted period of relatively flat prices in real terms, and correspondingly there is no "Australian property bubble".<br><br>Resources influenced Perth and Darwin are seeing declining rents, the polar opposite of frothy conditions, while a number of mining towns have already capitulated. Canberra's property markets seem similarly uninspired.</div>
<div> </div>
<div>Why so much angst from equities-only investors then, one wonders, apart from the wider ramifications for the Australian economy and share markets of a genuine and material property correction?</div>
<br><div>An obvious point from a fundie perspective is that more funds under management equals more fees, so naturally enough does make sense to point out from time to time the benefits of a diversified share portfolio over the risks of holding a specific investment property or portfolio of properties.<br><br>I'm not sure whether it makes a great deal of difference, though. In my experience there exists a fair proportion of investors who are simply "shares people" or "real estate" people, and they won't ever be budged either way!<br><br><strong>Stock valuations decline</strong>
</div>
<div> </div>
<div>Perhaps another of the reasons for the angst is that the Australian share markets (generally!) have been on the receiving end of a bit of a shellacking over the past month, which naturally the financial media reports unfailingly on a daily basis.</div>
<br><div>Since threatening to crunch through 6,000 on March 18 the market has tanked, paring all the way back down to 5,600.<br><br>6,000 now seems like a distant dream once again, although the recent dovish Board Minutes from the Reserve Bank reinstated a moderate easing bias, which may help to fire markets up again.</div>
<div> </div>
<div>Now as intelligent people both you and I know that such short term movements don't mean a great deal for stock market investors with a long term mindset.<br><br>In fact, cheaper market prices equates to a greater array of buying opportunities for those with an appropriately disciplined investment approach.</div>
<div> </div>
<div>But it's funny what daily media headlines can do to folk, particularly when Sydney house prices are suddenly once again rising at an annualised pace of somewhere north of 15%. </div>
<div> </div>
<div>The XJO (ASX 200) chart shows that this index has pulled back to the same level as the beginning of March 2007, well over eight years ago.</div>
<div> </div>
<div><img src="/images/2015/05/22/ASX.jpg" alt=""></div>
<div> </div>
<div>
<div>While experienced investors are well aware that accumulated returns inclusive of dividends have been robust, a good proportion of Mum and Dad investors tend to like to see capital gains, preferably of the fast buck variety.<br><br><strong>Sydney property leads cycle</strong>
</div>
<div> </div>
<div>What seemed to be a highly unlikely outcome for much of the past decade is now once again becoming a reality - Sydney houses selling for double what they did during their last cyclical low around 2005.</div>
<div> </div>
<div>Granted I have only come across a few such examples to date, all of them houses rather than apartments, and usually in popular beachside suburbs such as Bondi, but I expect this will become an increasingly common occurrence over the year ahead.</div>
<div>
<br>Of course, the main advantage that property investors have over share market investors is the use of leverage which can magnify gains...and losses.</div>
<div> </div>
<div>An investment which doubles in value can see the dollars invested increased 10 or 20 fold before transaction and holding costs - for those who get it right and are prepared to hold through the lean periods of the cycle.</div>
<div>
<br>Dare we even mention it, some folk even used 100 per cent leverage in the period leading up the the financial crisis, making the returns on "investment" extraordinarily high.<br><br><strong>Risks to the downside</strong>
</div>
<div> </div>
<div>There is an old saying in investment that if something sounds too good to be true then it probably is.<br><br>So, what's the catch? </div>
<div> </div>
<div>One such catch is that most people just aren't very good at investing in property. The stats show that most don't achieve their goals, owning only one or two properties, with many selling within the first early years of ownership.</div>
<div> </div>
<div>It's not always entirely their fault, mind - property advisers have recommended some desperate choices over the last decade, including mining towns and any number of far-flung locations which haven't fared anything like as well as Sydney has. </div>
<div> </div>
<div>It was popular for a while to say that capital city investors were singing the same old tune from years ago and had failed to move with the times, though I haven't heard anyone saying that of late as the Sydney market continues to take off.<br><br>Inner ring Brisbane is now seeing prices rising again too, though not for all property types and suburbs it must be said, and I believe that generic apartments will struggle through this cycle.</div>
<div> </div>
<div><strong>Spruikfest</strong></div>
<br><div>You only had to set foot in the <em>Sydney Homebuyer Show</em> this year to see that the property forum was packed to the rafters with the flocking crowds far outweighing the numbers at the share trading and investing event.</div>
<div> </div>
<div>This is what always happens when house prices are rising, of course.</div>
<div> </div>
<div>Unfortunately so too were the self managed superannuation fund (SMSF) property spruikers out in force, barking orders about setting up trust structures to buy property to anyone who would listen - and anyone who wasn't listening as well, come to think of it.</div>
<div> </div>
<div>The thing to remember is that property and shares are not really directly comparable investments for any number of reasons which I don't have the space or inclination to repeat here.</div>
<div> </div>
<div>Equities are a far "cleaner" and more liquid asset class, very well suited to retirees of the right mindset contrary to popular opinion, particularly given the favourable tax treatment of franked dividend income in Australia.<br><br>No tenants or related headaches. No repairs and maintenance bills, Quick and easy to sell parcels of shares. </div>
<div> </div>
<div>Property investment suits many long term Mum and Dad investors, despite its illiquidity, and the leverage can see them magnify gains (or losses) at a greater rate, provided they invest well (or badly).</div>
<div> </div>
<div>For reasons I never really got my head around some property advisers have recommended investing in towns where there is acres of land around and thus no scarcity. </div>
<div> </div>
<div>The key to long term successful property investment is finding an asset which is in extremely high demand.<br><br>This generally means the larger capital cities, near jobs and where people want and need to live - and is scarce in supply, which ideally means a dwelling with a land value content, and in a land-locked suburban location.<br><br>The long run data shows that even most average capital city property has generally done well through the cycles, beating inflation over time.<br><br>It won't be long before the Sydney median house price has doubled again since 2003, soon thereafter to be threatening the $1 million level.</div>
<div> </div>
<div><img src="/images/2015/05/22/Property.jpg" alt=""></div>
<div> </div>
<div>
<p><em><span>PETE WARGENT </span>is the co-founder of <a href="https://allenwargent.com/" target="_blank">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></p>
<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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Blowing bubbles (again): Pete Wargent

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<p><span>Fifty-three of the 200 people on the forthcoming annual 2015 BRW Rich List are property tycoons.</span></p>
<p><span>They include Meriton's Harry Triguboff, whose personal wealth is estimated to be $10.23 billion. He has been on the Rich 200 list since it was first published in 1984, when his net wealth was put as $25 million. The $10.23 billion was almost double last year's $5.5 billion. He was at $4.9 billion in 2013.</span></p>
<p>Meriton has focused on the apartment sector, but it is increasingly expanding into serviced apartment and also childcare centres, with plans to include 18 child care facilities in its new apartment buildings in the next year.</p>
<p><span style="line-height: 1.3em;">Meriton last year led Australia in housing starts with 7929 dwelling constructions, about triple the number the year before.</span></p>
<p><span style="line-height: 1.3em;">Meriton recorded its biggest ever profits from well over $1 billion worth of apartment sales with Triguboff’s wealth climbing to his highest mark in the 32-year history of the BRW Rich List, at $10.23 billion.</span></p>
<p>Mr Triguboff says Meriton will sell about 2500 apartments in 2015, mostly Sydney but also on the Gold Coast.</p>
<p>“We could certainly build more but there is only so much you can do with the labour you have,” he told BRW.</p>
<p><span style="line-height: 1.3em;">Harry Triguboff, 82, also played down chances of him selling all or part of Meriton after fielding approaches from Chinese investors last year, saying he was exploring options within his family for a succession plan.</span></p>
<p>The property sector this year accounts for 53 people among the 200 on the BRW Rich List, the most of any industry.</p>
<p>The magazine noted several list members, including Toll Holdings founder Paul Little and Nutrimedics co-founders Bill and Imelda Roche, have made their fortunes in other sectors but in more recent years have poured the bulk of their wealth into property.</p>
<p> </p>
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jchancellor-FAypfDUnLy

Almost doubling, Harry Triguboff at $10.23 billion in 2015 BRW Rich List 

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<div class="default">
<span style="line-height: 1.3em;">It was top-down success as apartments went on sale </span>today<span style="line-height: 1.3em;"> at Crown Ashfield's $88 million resort-style development.</span>
</div>
<div class="default"><span style="line-height: 1.3em;"> </span></div>
<div class="default"><span style="line-height: 1.3em;">Sold stickers in the early sales were very dominant among the pricier apartments on offer.</span></div>
<div class="default"> </div>
<div class="default"><img src="/images/2015/05/26/crown.jpg" alt=""></div>
<div class="default"><span style="line-height: 1.3em;"> </span></div>
<div class="default">
<span style="line-height: 1.3em;">Located nine kilometres from the Sydney CBD, six kilometres from the University of Sydney, 10 kilometres from the airport, 300 meters from Ashfield Mall and 750 metres from the railway station Ashfield, </span><span style="line-height: 1.3em;">sales were underway at same-day launch events in Sydney, Indonesia and Singapore.</span>
</div>
<div class="default"><span style="line-height: 1.3em;"> </span></div>
<div class="default"><span style="line-height: 1.3em;"><span>Crown Group chief executive Iwan Sunito tweeted his delight at the early morning buyer queues as it represents an important milestone for Crown Group as its brand continues to gain momentum around the world.</span></span></div>
<div class="default">
<p><img src="/images/2015/04/22/Crown%20Ashfield%20Interior%20%20-%20Dark.jpg" alt=""><br> </p>
<p><span>Crown Group chief executive Iwan Sunito said Crown Ashfield will feature a forest interior concept along with the development’s internal atrium.</span></p>
<p><span>"The common areas will be bathed in natural light, lush greenery and first-class residents’ amenities," Sunito said.</span></p>
<p><span>The starting price mark was around $700,000 for a one bedroom apartment.</span></p>
<p><span>Crown Ashfield was designed by Surry Hills architects Turner featuring natural, organic elements throughout including an internal atrium, abundant natural light, a flowing sculpted water feature and lush greenery at 168 Liverpool Road.</span></p>
<p><span>The sold stickers were being quickly posted for the apartments in the modern nine-storey development comprising 79 boutique apartments, four exclusive retail spaces, resident and visitors’ car parking, grand lobby lounge, theatrette, piano room and rooftop communal facilities including a terrace and a recreational area with city views. </span><span style="line-height: 1.3em;"> </span></p>
<p><span>Crown Group achieved an impressive $173 million in sales within four hours at the launch of Sydney by Crown in November last year for its Clarence Street project.</span></p>
<p><span style="line-height: 1.3em;">Closer to town, strong sale were also achieved as 581 apartments (below) were offered at the Lend Lease launch of the Darling Square project.</span></p>
<p><span>The two penthouses sold at more than $10 million each.</span></p>
</div>
<div class="default">
<div class="cT-imageGallerySnapshot cfix">
<div class="media">
<img src="https://images-2.domain.com.au/2015/04/19/6455642/Darling-Square-Cover-image_1024-620x414.jpg" alt="Artist's impressions of the second stage of Darling Square, Darling Harbour" width="619" height="414"><a class="more-photos size-lrg" href="https://news.domain.com.au/photogallery/domain/darling-square-darling-harbour-20150419-3ud7f?aggregate=&amp;selectedImage=0"><span class="size-lrg">C</span></a>
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Crown Ashfield secures top down sales success at its tree-house inspired Liverpool Road offering

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<p><span>The historic Newspaper House, at 247 Collins Street, Melbourne has been sold at around $23 million, with<span> the $12,000 a square metre a new record for Collins Street.</span></span></p>
<p>It comes with mosaic mural on its front facade designed by Napier Waller in 1932.</p>
<p>Mervyn Napier Waller's "I'll put a girdle about the earth" features heroic human figures appear among scenes of commerce, construction and communication.</p>
<p>There's lots of gold, an echo of the Byzantine era, in the 1933 commission by Sir Keith Murdoch from the Herald &amp; Weekly Times who needed more than their empire on Flinders Street.</p>
<p><img class="img-responsive" src="/images/2015/05/08/700_mural.jpg" alt="Newspaper House, Collins Street under offer"></p>
<div class="row article-content"><span style="line-height: 1.3em;">It was the former WH Rocke Ltd building on a 478 square metre holding.</span></div>
<p>There had been around 12 expressions of interest <a href="/expert-insights/investing/newspaper-house-collins-street-under-offer">before it went under offer through CBRE last month</a>.</p>
<p><span>Eu Ming Lim, of Thomson Geer solicitors, represented the purchaser from Singapore, who told the Australian Financial Review his client was considering both leasing and subdivision plans for the building.</span></p>
<p><a href="https://www.realcommercial.com.au/property-retail-vic-melbourne-501464323" target="_blank">Set near Swanston Street with a 2084 square metre floor area</a>, it was marketed as an irreplaceable seven level sandstone retail and office building, fully refurnished and upgraded.</p>
<p>Agents suggested it was a genuine “blank canvas” providing strategic opportunity for multi-level retail and/or residential/hotel conversion.</p>
<p>In 2010 Savills Australia had brokered a five-year lease deal for 250 square metres to Nespresso, who have now departed.</p>
<p>Its latest sale price has not been revealed but the former Herald and Weekly Times building sold for $11.08 million to a private investor, Melbourne horse-racing identity Ken Biddick in 2006 through Knight Frank, fully leased for $403,600 a year, reflecting a yield of 3.6%.</p>
<p>The then vendor, Desmond Oppenheimer had bought the building for $7.55 million in 2002.</p>
<p>The ground floor of 247 Collins Street had been previously leased to the House of Cashmere, and the upper levels to Sydney International College.  </p>
<p><strong>HIDDEN TREASURES OF NAPIER WALLER</strong></p>
<p><span>1926-27 MURALS Melbourne Town Hall, Swanston Street.</span></p>
<p><span>1927 MURAL Menzies Hotel, cnr Bourke and William streets (building demolished in 1969, mural sold privately).</span></p>
<p><span>1928 MURAL Better Than to Squander Life's Gifts Is to Conserve Them and Ensure a Fearless Future T&amp;G Life Building entry foyer, cnr Collins and Russell streets.</span></p>
<p><span>1928 MURAL Peace After Victory State Library of Victoria, first-floor landing near La Trobe Reading Room, cnr, Swanston and La Trobe street.</span></p>
<p><span>1933 MOSAIC I'll Put a Girdle Round the Earth Newspaper House facade, 247 Collins Street.</span></p>
<p><span>1934 FLORENTINE MURALS Florentino Restaurant, now Grossi Florentino, first floor, 80 Bourke Street.</span></p>
<p><span>1935 STAINED GLASS WINDOW Wesley Church, Pioneers window, upper gallery, north wall, 148 Lonsdale Street.</span></p>
<p><span>1935 STAINED GLASS WINDOW Ian Potter Museum foyer, Swanston Street on university campus. (Designed for Wilson Hall, University of Melbourne, which was destroyed by fire in 1951. Window was retrieved from the ruins.)</span></p>
<p><span>1935 MUIRALS Myer Melbourne Mural Hall dining room, sixth floor, 314 Bourke Street.</span></p>
<p><span>1937 STAINED GLASS Orchid Window University of Melbourne Botany School.</span></p>
<p><span>1940 MURAL Australian Symbolic Figures University of Melbourne Achitecture, Building and Planning Library (Orginally on display at Royal Insurance Company, 414-418 Collins Street, but donated to university after building was demolished in 1969.)</span></p>
<p><span>1963 MOSAIC The Eight Aboriginal Tribal Headmen Temple Court foyer, 422 Collins Street.</span></p>
<p><span>1967 MOSAIC Prometheus Monash House foyer, 15 William Street.</span></p>
<p><span>List Source: Fairfax Media</span></p>
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Newspaper House, Collins Street sold to subdividing Singaporean investor

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<p class="Normal"><span style="line-height: 1.3em;">Toowoomba vendors secured a profit in 98% of all houses sales in</span><span style="line-height: 1.3em;"> the year ending March 2015, according to the latest REIQ release.</span></p>
<p class="Normal"><span style="line-height: 1.3em;">And Cairns has been a standout performer over the past 12 months, with profit-making sales rising from 78% of transactions making a profit to 90%.</span></p>
<p class="Normal">REIQ CEO Antonia Mercorella said the data confirmed the REIQ’s position that Queensland was in "the grip of steady, sustainable growth."</p>
<p class="Normal"><span style="line-height: 1.3em;"><img src="/images/2015/05/25/woomba_av_days.jpg" alt=""></span></p>
<p class="Normal"><span style="line-height: 1.3em;">But those areas that are struggling to recover from the resources downturn are still endeavouring to stabilise, she said.</span></p>
<p class="Normal"><span style="line-height: 1.3em;">Brisbane (LGA) median house values have risen by 1.6% over the quarter, and, along with Toowoomba, this was the highest quarterly increase.</span></p>
<p class="Normal"><span style="line-height: 1.3em;"><img src="/images/2015/05/25/woomba_an_Sales.jpg" alt=""></span></p>
<p class="Normal"> </p>
<p class="Normal"> </p>
<p class="Normal"><span style="line-height: 1.3em;"><img src="/images/2015/05/25/woombasales.jpg" alt=""></span></p>
<p class="Normal"><span style="line-height: 1.3em;"> </span></p>
<p class="Normal">Brisbane (LGA) proportion of profit-making sales increased three percentage points to 96%, compared with a year ago.</p>
<p class="Normal"><span style="line-height: 1.3em;">Toowoomba is the fastest selling region, with days on market at 63 days, and what they call the Garden City continues to hold the lowest vendor discounting rate of 4.7%.</span></p>
<p class="Normal"><img src="/images/2015/05/25/woomba_vendor.png" alt=""></p>
<p class="Normal">Five of the major regions throughout Queensland are experiencing steady improvements in median house values.</p>
<p class="Normal">Brisbane, the Gold Coast, the Sunshine Coast, Toowoomba and Cairns, all showed rising annual median house values of approximately 1.5 to 1.9% on average each quarter over the past year.</p>
<p class="Normal">Gladstone’s median house values increased by 0.8%, which, although small, is significant because it is the city’s first move into positive territory in five quarters.</p>
<p class="Normal">The rate of decline in Mackay’s median values appears to be slowing, with a drop of just one per cent to its annual median value in the March quarter.</p>
<p class="Normal"><span style="line-height: 1.3em;">Townsville’s median house values rose 0.7%, which reflects the small improvements that that have been seen in other economic indicators. </span></p>
<p class="Normal"><span style="line-height: 1.3em;">Townsville’s proportion of profit-making sales continues to remain stable at 74% since August last year.</span></p>
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Toowoomba tops Queensland's 2015 property market recovery

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<p><strong style="line-height: 1.3em;">Jobs cut</strong></p>
<p><span style="line-height: 1.3em;">The first Holden workers will be forced to take redundancy packages from the Adelaide plant this week.</span></p>
<p><span>Last month</span><span> Holden called for 270 redundancies, but only 180 volunteers applied for the redundancy packages on offer.</span></p>
<p><span>The voluntary departures are also expected to take effect from today.</span></p>
<p><span>It is expected that further forced redundancies will be announced ahead of the closure of manufacturing operations by the end of 2017.</span></p>
<p>Elizabeth in Adelaide now has by a wide margin the <span>highest</span> capital city unemployment rate in the country at around 33%. </p>
<p><span><strong>Manufacturing malaise</strong></span></p>
<p><span>This forms part of a broader structural change as manufacturing jobs <span>continue to be shed</span> in aggregate.</span></p>
<p><span>This tends to be damaging to economies such as Adelaide which has traditionally had a strong manufacturing base.</span></p>
<p><span>Over the past four years, while Greater Sydney and Melbourne have added a combined total of more than 300,000 new jobs on a net basis, Adelaide has been stuck in reverse gear.</span></p>
<p><span>Cumulatively Adelaide has seen a net contraction in total employment over the same period of 5,660.</span></p>
<p><span style="line-height: 1.3em;"> </span><img src="/images/2015/05/22/Screen%20Shot%202015-05-22%20at%201.51.00%20PM.png" alt="" width="963" height="399" style="line-height: 1.3em;"></p>
<p><span><strong>Adelaide property revival?</strong></span></p>
<p><span>It's been a fairly dejected six years or so for most real estate markets in Adelaide, although the ABS series shows that median prices are now 14 per cent higher than they were at the end of 2008.</span></p>
<p><span>From a residential property market perspective owner-occupiers have been understandably reluctant to extend themselves given elevated levels of unemployment and ongoing uncertainty.</span></p>
<p><span>Despite record low borrowing rates, the number of owner-occupier <span>loans written</span> in South Australia March increased by only one.</span></p>
<p><span>On the other hand, there is some evidence that investors are tentatively seeking out bargains in South Australia, with a dearth of construction activity seeing vacancy rates tighten and a so-termed "landlords' market" returning.</span></p>
<p><span>Indeed, the latest round of <span>Lending Finance data</span> revealed investment loans written in South Australia spiking to a record high after a subdued few years.</span></p>
<p><img src="/images/2015/05/22/Screen%20Shot%202015-05-22%20at%201.58.37%20PM.png" alt="" width="1640" height="699"></p>
<p><span><strong>Cooling measures</strong></span></p>
<p><span style="line-height: 1.3em;">This investor revival may be short-lived, however, with a raft of new measures being implemented this week by lenders in order to pare back investor lending.</span></p>
<p><span>Certain banks will now require 20 per cent deposits for investment loans, while others will ratchet up their investment lending rates a notch to help scale back the surging growth of their investor mortgage books.</span></p>
<p><span>It seems unlikely at this stage that property markets will be dried up dramatically - after all, the economy wants and needs folk to borrow and spend (just ideally not in such a heavily skewed manner towards one asset class).</span></p>
<p><span>However, the regulator is keen to take the speculative edge off investment lending and we can expect this sector to calm somewhat in due course.</span></p>
<p><em><span> </span></em></p>
<p><em><span>PETE WARGENT </span>is the co-founder of <a href="https://allenwargent.com" target="_blank">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></p>
<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>
<p><span> </span></p>
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Adelaide investor revival may be short-lived: Pete Wargent

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<p>The asking price of the Muckleford, Victoria property with a green-and-yellow W-class tram as its centrepiece, has been reduced to $410,000.</p>
<p>The three-bedroom, one-bathroom home, <a href="https://www.domain.com.au/property/for-sale/house/vic/muckleford/?adid=2011451303" target="_blank">10 A Frame Track, Muckleford</a>, had been initially marketed at $439,000.</p>
<p>Set on 20 acres, 130 kilometres north-west of the CBD, the home has been fashioned around the tram including mud brick sections.</p>
<div id="conditionalAd-300x250-pos-3">
<div id="google_ads_iframe_/6411/WATODAY/domain/realestatenews_13__container__"> The tram has been renovated to include multi-functional bedroom-study-living areas as well as a kitchen and dining area. </div>
</div>
<p>The trams were produced between 1923 and 1956 by the Melbourne and Metropolitan Tramways Board. </p>
<p>Owner Gary Markoff paid about $1000 to buy the decommissioned vehicle and haul it to the country about 35 years ago.</p>
<p>Cantwell Property, Castlemaine, agent Genevieve Cantwell, is selling the home.</p>
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Tram fare price at Muckleford comes down to $410,000

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<p>We are moving away from 9-5 and Monday to Friday work to a "work when, where and how is appropriate model" according to Morris Miselowski of Business Futurist.</p>
<p>In this new world, he says many of us will have 6 careers and 14 jobs, work into our 80's and have a "work portfolio" rather than a "job".</p>
<p>The work portfolio means we can gain income from a range of activities as well as mix in a more cash flow stable 'salary' job. </p>
<p>I totally agree with the idea of a work portfolio. Technology gives us the freedom to work anywhere, at any time. You no longer have to be tied to a desk working for one business to earn your money. </p>
<p>In fact, you could be working several jobs at once to meet your needs. For instance, you may want to sell on the global market those unique items you make on Etsy, manage your various property investments and superannuation fund, do the odd task for money and also perhaps hold down a 2-3 day a week salary job.  </p>
<p>It's the hay day for entrepreneurs as crowd funding has become the norm and new businesses can be "incubated". This means being nurtured and supported in free office space with access to all the services required to get started on your new business journey. Wow, I wish this was around when I started out! </p>
<p>File sharing systems like Dropbox allow us to access cloud based storage systems again from anywhere at any time and share information easily. </p>
<p>I feel like a bit of an accidental pioneer as without knowing it, I've created a business working in this way. </p>
<p>Even when I had my last "salary job" which was regional marketing manager for a major USA cosmetic brand, I worked from home and in the hours I needed to get my work done. My office was in New York but I lived in Sydney's beachside suburb of North Curl Curl. </p>
<p>Property Bloom offers staff a flexible work environment where they can project manage our developments in their own time. This often means some after hours work but also gives them time out with their family, for sports and also importantly, other income producing activities. One of my project managers also owns a palates studio, another runs installations for outdoor signage in his spare time. My admin assistant has two small children to care for. So all their work for me is done in their own time. </p>
<p>This way of working is flexible and puts less stress on us, so maybe we will continue working into our 80's, although I do hope I'll be at least semi retired by then!  There are health benefits for this flexible working arrangement, keeping our minds active and giving us a sense of contributing.</p>
<p>In all our customs designs for our property developments we are including home offices where tenants have a dedicated work space in case they also want to do enjoy a flexible 'work portfolio'.</p>
<p><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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