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

Joel Robinson

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

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

PDG unveils plans to transform landmark Ivanhoe Water Tank Site

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

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

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

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

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

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

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

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

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Joe Hockey said that while he appreciates the concerns of economist Saul Eslake, removing negative gearing has national ramifications.
Rob Hudson from the Brotherhood of Saint Laurence asked the Australian Treasurer at yesterday's luanch of the government's discussion paper on tax reform in Melbourne: "Can you commit through this tax review that if in fact negative gearing and other tax concessions are found not to be the best way to assist low-income people in terms of housing affordability, that you will do something about them?"
Hockey's response was: "I've already spoken to Saul many times over many years about his view on negative gearing and the view was when Bob Hawke got rid of negative gearing back in the '80s, a lot of people said well that meant that rents increased, so those people who were least able to afford an increase in costs ended up paying more rent because of course homeowners, home investors needed to recover the full costs of the interest payments on the loans associated with those properties.
"But Saul's point is: well it only happened in Sydney it didn't happen in other places that rents went up.
"Well, if it happens in one part of Australia, it happens effectively in all parts of Australia because the Commonwealth government can't discriminate in one particular market and certainly can't apply tax in one particular jurisdiction within the Commonwealth.
"We have to apply it to the whole country.
"So you know, people have raised negative gearing in comparison with Europe.
"Europe has rent controls, so they’ve got a different system entirely and then others have – other countries have rental subsidies above and beyond the rental subsidy we pay for those people that receive welfare in Australia.
"So there are many different systems. I and Tony Abbott, Tony Abbott and myself, all the government are concerned for first home buyers in particular who are finding it increasingly difficult to get into the home market, into home ownership. We are very concerned about that.
"One of the big areas of response is going to be supply and I'm also going to raise that with the Treasurers in the next couple of weeks but there are many other suggestions on the table and we welcome the input but I'm not giving guarantees now.
"I mean I've released the paper in the last 20 minutes and now you're the first cab off the rank to say please give a guarantee."
Eslake, the Bank of America Merrill Lynch chief economist, has been a long-term critic of negative gearing for existing dwellings, arguing it does not create supply.
Eslake also said yesterday that capital gains tax concessions should be reduced.
“I can’t see a policy rationale as to why income from speculating should be taxed at a lower rate to income from working,” he told News Ltd papers.
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jchancellor-FAypfDUnLy

Joe Hockey says Saul Eslake's negative gearing critique is Sydney-focused

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<div>
The Aussie Home Loans founder John Symond doesn't think investors in the luxury home market should enjoy the benefits of negative gearing.
Entering the tax white paper discussion, John Symond said negative gearing should be capped.
</div>
“The intention of negative gearing when it was introduced was not to facilitate a $10 million- $20 million house to rent out, get a 2% yield and write the rest off on negative gearing,” Symond told The Australian.
“It needs tweaking on capping the benefits.”
But he warned that scrapping the tax break in the broader market would affect housing supply.
“The downside with messing with negative gearing is that it would stifle investor appetite and there would be an even bigger problem in the supply of housing," Symond said.
"The lack of an orderly supply strategy for housing has brought on price increases in cities like Sydney.”
The Treasury white paper suggested that negative gearing and capital gains tax concessions were probably inflating house prices.
It found that taxes on property – stamp duty and land tax – contribute 9% net of the total tax base which is far more than the OECD average of around 5%.
Investment property was described by the paper as the Australia's third most popular savings.
The paper indcated a preference for removing stamp duty.
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John Symond says scrap millionaires' negative gearing

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The Australian Bureau of Statistics (ABS) released its demographic data for the September 2014 quarter last week. The data showed that over the quarter, Australia’s population was recorded at 23.581 million persons having increased by 1.5% or 354,605 persons over the past year.
<img class="aligncenter size-full wp-image-4440" src="https://blog.corelogic.com.au/wp-content/uploads/2015/03/Chart-13.jpg" alt="Chart 1" width="500" height="184">
The increase in population over the past year was actually the lowest increase in national population over a year since the 12 months to December 2011. Looking at the components of the national population increase, natural increase (births minus deaths) accounted for a 150,721 person increase in population and net overseas migration contributed to a 203,884 person increase. 
The 150,721 person natural increase was the lowest annual increase since the 12 months to March 2007 while the additional 203,884 persons due to net overseas migration was the lowest since September 2011. As the first chart shows the sharp slowdown in net overseas migration in particular is having a big impact on the overall national rate of population growth.
<img class="aligncenter size-full wp-image-4441" src="https://blog.corelogic.com.au/wp-content/uploads/2015/03/Chart-22.jpg" alt="Chart 2" width="500" height="190">
Looking at population growth across the states, the annual increase in population was greatest in New South Wales (106,365), Victoria (102,021), Queensland (69,423) and Western Australia (53,691). Annual population growth was much lower over the year in South Australia (14,303), Australian Capital Territory (4,403), Northern Territory 2,765) and Tasmania (1,602). Over the past year, 58.8% of total population growth occurred in NSW and Vic. 
If you add Qld and WA, those four states account for 93.5% of total national population growth. In terms of the rate of annual population growth, it is currently strongest in WA (2.1%), Vic (1.8%), Qld (1.5%) and NSW (1.4%). Elsewhere, the rate of annual population increase was recorded at 0.9% in SA, 0.3% in Tas, 1.1% in NT and 1.2% in ACT.
Although the population of each state is continuing to grow, the rate of growth has slowed across the board.
 In NSW the annual increase in population was the lowest since June 2013, in Vic it was the lowest since March 2013, in Qld it was its lowest since September 2001 and in WA it was at its lowest level since September 2010. 
Across the remaining states and territories the rate of population growth in SA was its lowest since September 2011, in Tas it was its lowest since March 2014, in NT it was higher than the previous quarter but lower over the year and in ACT it was at its lowest level since September 2006.
If we look at the components of population growth at the state level we get even further insight into the trends taking place. 
<img class="aligncenter size-full wp-image-4442" src="https://blog.corelogic.com.au/wp-content/uploads/2015/03/Chart-32.jpg" alt="Chart 3" width="500" height="182">
Natural increase is basically a function of the overall population size and as a result natural increase is much greater within the largest states. Over the 12 months to September 2014, the natural increase was recorded at 43,069 persons in NSW, 36,794 in Vic, 34,603 in Qld, 6,932 persons in SA, 21,210 persons in WA, 1,503 persons in Tas, 2,882 persons in NT and 3,706 persons in ACT.
<img class="aligncenter size-full wp-image-4443" src="https://blog.corelogic.com.au/wp-content/uploads/2015/03/Chart-42.jpg" alt="Chart 4" width="500" height="183">
Turning to net overseas migration, overseas migrants are finding NSW and Vic the most attractive states in which to settle. Over the 12 months to September 2014, 62.0% of the net gain from overseas migration was recorded in NSW and Vic. Across the individual states the net overseas migration was greatest in NSW (69,601), Vic (56,772), WA (32,190) and Qld (28,878). Across the remaining states and territories net overseas migration was recorded at: 10,304 in SA, 1,065 in Tas, 3,266 in NT and 1,798 in ACT. NSW and Vic have always attracted the greatest number of overseas migrants however, as the chart shows the gap has widened significantly over recent quarters.
<img class="aligncenter size-full wp-image-4444" src="https://blog.corelogic.com.au/wp-content/uploads/2015/03/Chart-52.jpg" alt="Chart 5" width="500" height="182">
The profile of interstate migration has also changed significantly over recent years. Qld has historically been the powerhouse in terms of interstate migration however, Vic has now taken that mantle. Over the 12 months to September 2014 only Vic (8,455), Qld (5,942) and WA (291) recorded positive net interstate migration. On the flipside, each of NSW (-6,305), SA (-2,933), Tas (-966), NT (-3,383) and ACT (-1,101) recorded a net loss of residents to the other three states. This data set is published from 1981 onwards and over that time NSW has always recorded a net loss of residents to other states and territories however, the outflow is currently at a record low. In Vic, the inflow eased slightly from a record high over the previous quarter. Across the other states and territories, Qld net interstate migration is hovering around the lowest level on record, WA interstate migration is at its lowest level since September 2003 and the outflow of residents to other states and territories in NT is at a record high.
The data highlights an overall slowing of the rate of population growth which will undoubtedly have an impact on the wider economy. Economic growth is slower than it has typically been over the past 2 decades and is extremely weak on a per capita basis, lower population growth may exacerbate the slowing of economic growth. Dwelling approvals and construction are at record high levels, as we know over the past decade there hasn’t been an ample supply of new housing. The heightened level of construction will go some way to alleviating housing shortages however, it would take a number of years of heightened construction to totally rectify the shortage.
Looking at the data, the rate of population growth has slowed and the fall has been most noticeable across net overseas migration. Those migrants who are coming to Australia are favouring settling in NSW (Sydney) and Vic (Melbourne). This is creating further demand for housing in these cities, so too is the fact that Vic now has the highest net interstate migration of any state and the outflow of residents from NSW is at a record low level. 
Given this, it is easy to see the impact demographics are having on the housing markets and why Sydney and Melbourne are seeing much greater housing demand and housing value growth. Fewer people are leaving those cities, more people are coming from interstate and most coming from overseas are choosing to settle in our two largest cities. On the other hand population growth has slowed significantly in other capital cities, fewer residents are leaving NSW and Vic to settle in these states and territories and they are attracting fewer overseas migrants.
With population growth now showing a consistent slowdown since the end of 2012 and new housing supply showing a consistent increase since late 2011, the gap between housing supply and demand has significantly narrowed. It is reasonable to assume that higher supply levels and lower housing demand will eventually dampen the exuberant housing market conditions that are so evident in Sydney and to a lesser extent in Melbourne. It is important to note that to-date the supply-side response has been nowhere near as strong in Sydney as it has been across most other capital cities.
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ckusher-ujnxiKuFQs

The rate of population growth remains strong but continues to slow: Cameron Kusher

<html><body><div id="post-body-5899603589334484546" class="post-body entry-content">
<div>It has long been apparent that since 2005 Sydney has not constructing enough dwelling stock to keep pace with the city's <a href="https://petewargent.blogspot.com.au/2015/03/help-commentary-on-demographics-and" target="_blank">burgeoning population growth</a>, which would inevitably lead to a surge in prices.</div>
 <img src="https://1.bp.blogspot.com/-Qyzz354APPQ/VRPWZSpyqyI/AAAAAAAAT-o/RgOP6BmiWes/s640/Dem9.jpg" width="640" height="246"> <div>Only from 2014 has this finally begun to be addressed, by <a href="https://petewargent.blogspot.com.au/2015/01/record-high-for-dwelling-commencements" target="_blank">construction ramping up</a> to a pace somewhat more appropriate for the massive and ongoing surge in headcount.</div>
<div> </div>
<div><img src="https://3.bp.blogspot.com/-z8YzjlNHmbg/VLfEY8cprII/AAAAAAAASd8/ejl6pzwobL0/s640/AA7.jpg" width="640" height="271"></div>
<div> </div>
<div>However, it should be emphasised that <a href="https://petewargent.blogspot.com.au/2015/03/help-commentary-on-demographics-and" target="_blank">data released last week</a> showed the population growth of New South Wales is still tracking at 106,400 per annum, which in absolute terms is the greatest population growth in the country. </div>
<div> </div>
<div>By the time the Q4 2014 data has washed through, it seems likely that Greater Sydney's population increased by close to ~90,000 persons in 2014.
</div>
 Housing finance soaring <div>Contrary to what you might think, <a href="https://petewargent.blogspot.com.au/2015/03/housing-finance-commitments-burst" target="_blank">my analysis</a> of the latest <a href="https://petewargent.blogspot.com.au/2015/03/housing-finance-commitments-burst" target="_blank">Housing Finance</a> data showed that the number of owner occupiers buying into the Sydney market presently remains well below the levels seen in the preceding boom period (and in population-adjusted terms today's figures would be comparatively lower still).</div>
<div> </div>
<img src="https://1.bp.blogspot.com/-9aPwmEZpiQE/VP-UY7zQfPI/AAAAAAAATsI/aTiAlvbEI3k/s640/HF3.jpg" width="640" height="260"> <div>However, what is certainly the case is that since the middle of 2013 the prices that Sydney homebuyers have been prepared to pay have been rising very sharply. 
</div>
<img src="https://3.bp.blogspot.com/-NXRIMoAFWjo/VP-UZ6Sn29I/AAAAAAAATsc/boVxqziPyD8/s640/HF4.jpg" width="640" height="263"> <div>Meanwhile, investors became wise to the supply shortage and began piling into the market in <a href="https://petewargent.blogspot.com.au/2015/03/sydney-record-high-investor-loans" target="_blank">record numbers</a>. The volume of investor loans is now breaking <a href="https://petewargent.blogspot.com.au/2015/03/sydney-record-high-investor-loans" target="_blank">new highs by the month</a>.</div>
 <img src="https://3.bp.blogspot.com/-8ckLfm5geVY/VQJEXp9qZsI/AAAAAAAATvY/9w_Mn0Y1CxA/s640/Loans1.jpg" width="640" height="261"> Stock levels remain muffled <div>Despite rising prices, data compiled by <a href="https://sqmresearch.com.au/" target="_blank">SQM Research</a> has shown that the level of stock on market remains below where it was a year ago, and far beneath the stock on market levels of the only equivalently sized Antipodean city.</div>
 <div class="separator"><a href="https://1.bp.blogspot.com/-7IvMpCuJXio/VRcVTXTmesI/AAAAAAAAUB8/Ek4YKFQzUss/s1600/SQM%2Bsom.jpg"><img src="https://1.bp.blogspot.com/-7IvMpCuJXio/VRcVTXTmesI/AAAAAAAAUB8/Ek4YKFQzUss/s1600/SQM%2Bsom.jpg" width="640" height="260"></a></div>
 <div>We are now at last beginning to see the first impacts of new developments coming online, with a further ~25,000 apartment approvals for Sydney in the past 12 months, and <a href="https://petewargent.blogspot.com.au/2015/01/record-high-for-dwelling-commencements" target="_blank">dwelling completions</a> also just beginning to hit their straps.</div>
 <img src="https://1.bp.blogspot.com/-ZD2OaSeqgHA/VPUtgOVuliI/AAAAAAAATfI/uoYdFeE_voI/s640/approvals1.jpg" width="640" height="270"> At the present time vacancy rates in Sydney remain significantly lower than where they were in 2004 at the end of the preceding boom period. <div class="separator"><a href="https://4.bp.blogspot.com/-QWGY4ErVhvQ/VRcVTWnxWDI/AAAAAAAAUB4/_7ftk2qsucA/s1600/SQM%2Bvr.jpg"><img src="https://4.bp.blogspot.com/-QWGY4ErVhvQ/VRcVTWnxWDI/AAAAAAAAUB4/_7ftk2qsucA/s1600/SQM%2Bvr.jpg" width="640" height="262"></a></div>
<div class="separator"> </div>
However, vacancy rates are finally being nudged higher around a few key construction hubs, which will put upwards pressure on apartment vacancy rates and an equivalent downwards pressure on unit rents. <div> </div>
<div>These include certain suburbs in the inner west (Erskineville), the inner south (Mascot, Green Square), north Sydney (Chatswood, North Sydney), and the surrounds of Olympic Park (Homebush Bay, Rhodes), to name a few.</div>
 <div>For all that, we do need some perspective here. Nationally, building approvals have <a href="https://petewargent.blogspot.com.au/2015/03/building-approvals-smash-record-high" target="_blank">smashed an all-time record high</a> at more than 200,000 on a rolling annual basis. Of these, Greater Sydney has approved 25,440 units and 13,337 houses in the past 12 months. </div>
<div> </div>
<div>That's a jolly good start. Yet even if every single one of those 38,777 approvals makes it through to completion - which they won't - then in aggregate even this will barely make a dent in Sydney's inherent supply shortage.</div>
<div> </div>
<div>Sure, there are doubtless dozens of vacant apartments up for rent way out at Australia Avenue. But what impact will this have on what is happening in the more popular established suburbs? Probably somewhere close to zilch, because of the diminished level of <a href="https://petewargent.blogspot.com.au/2013/11/planning-land-prices-and-house-prices" target="_blank">substitutability</a>. It has been estimated that Sydney needs some 130,000 new dwellings. I'm not so sure about that, but I do know that it will take more than a few strong months of building approvals to redress an imbalance which was nearly a decade in the making.</div>
 Dwelling prices rising <div>Unsurprisingly, CoreLogic-RP Data records Sydney home values as rising strongly. Its "<a href="https://www.corelogic.com.au/research/rpdata-corelogic-home-value-index" target="_blank">Daily Home Value Index</a>" has historically tended to record a mid-year dip which invariably leads to misplaced excitement, so we might expect to see prices on this chart dwindle across the next month or two.</div>
 <div class="separator"><a href="https://3.bp.blogspot.com/-VxkwhIfBYOI/VRdUEcCW4SI/AAAAAAAAUC0/gtS3s15gLGs/s1600/RPD.jpg"><img src="https://3.bp.blogspot.com/-VxkwhIfBYOI/VRdUEcCW4SI/AAAAAAAAUC0/gtS3s15gLGs/s1600/RPD.jpg" width="640" height="248"></a></div>
 <div>This weekend was the busiest auction weekend ever in Sydney with more than 1,100 properties scheduled to go under the hammer ahead of the traditional Easter break.</div>
<div> </div>
<div>All the way back in <a href="https://petewargent.blogspot.com.au/2013/08/how-white-hot-can-red-hot-sydney-market" target="_blank">August 2013</a> Australian Property Monitors (now under the Domain banner) reported that the auction market had shifted seamlessly from "red hot" to "white hot".</div>
<div> </div>
<div>This weekend's preliminary result busted all previous records with a massive 87.5 percent clearance rate reported. Domain circumvented the auction heat/pigment conundrum by simply declaring the market as the hottest it has ever seen. The <a href="https://news.domain.com.au/domain/real-estate-news/sydney-achieves-highest-clearance-on-biggest-auction-day-20150328-1m9vzq" target="_blank">Sydney Morning Herald reported</a>:</div>
<div> </div>
<div>"The Domain Group senior economist, Dr Andrew Wilson, says he's "absolutely astonished". "This could not have been rationally predicted – the highest clearance rate on the biggest auction day ever. This is the hottest of hot auction markets ever."</div>
<div> </div>
<div>
The good Doctor Wilson has <a href="https://doctorandrewwilson.blogspot.com.au/" target="_blank">courted a little controversy</a> with the introduction of his divisive "<a href="https://doctorandrewwilson.blogspot.com.au/" target="_blank">Countdown to Sydney $1,000,000 median house price</a>" counter Pictured below). Based upon current market trends, Dr. Wilson sees this as being 442 days away, though after this weekend's auction frenzy the $1 million median house price may hover into view sooner still.
</div>
<div> </div>
<div class="separator"><a href="https://1.bp.blogspot.com/-wGM3cbY_e20/VRcbPb2iNCI/AAAAAAAAUCY/2DATbvGcARI/s1600/wilso.jpg"><img src="https://1.bp.blogspot.com/-wGM3cbY_e20/VRcbPb2iNCI/AAAAAAAAUCY/2DATbvGcARI/s1600/wilso.jpg" width="640" height="160"></a></div>
 
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pwargent-M4siyDbqQY

Sydney apartment construction hubs need close monitoring by investors: Pete Wargent 

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A desire by vendors to sell before Easter and the strong market this year has resulted in record volumes for the year in Sydney, Adelaide and Perth.
The high volumes have not overwhelmed demand which is responding to the interest rate cut two months ago.
A preliminary weighted average clearance rate of 77.5% was recorded this week across capital cities compared to 75.9% last week and 67.7% this time last year.
In Sydney a preliminary clearance rate of 84.6% was recorded compared to 84.8% last week and 75.9% last year. Buyers responded very well to the high volumes this week and kept the market in boom territory.
In Melbourne a preliminary clearance rate was 78.5% was recorded, compared to 77.1% last week and 66.9% this time last year.
In Brisbane a preliminary clearance rate of 45.6% was recorded compared to 41.5% last week and 47.1% last year.
In Adelaide a preliminary clearance rate of 69.1% was recorded compared to 64.6% last week.
In Canberra a clearance rate of 58.1% was recorded compared to 62.1% last week.
In Perth a clearance rate of 57.7% was recorded compared to 23.1% last week and 41.7% last year.
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rlarocca-zWhvjay44N

Strong clearance rate and record highs for volume in three capital cities: Larocca's national auction wrap

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A three-level townhouse in the former R. M. Crockett &amp; Son cricket bat factory at Seddon failed to sell at weekend Jas Stephens auction.
A $700,000 vendor bid came from auctioneer Branko Lemaic today.
A second vendor bid of $720,000 prompted the the two-bedroom conversion being passed in. 
<a href="https://www.realestateview.com.au/Real-Estate/3-138-charles-street-seddon/Property-Details-buy-residential-8437510" target="_blank">The reserve price</a> has been signalled as $769,000 for 3/138 Charles Street.
In the 1960s the firm of R.M. Crockett &amp; Son came under the control of the Slazenger. 
<div>
<div id="property-upper-display">
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<div id="displayphotos" data-photocount="8" data-floorplancount="1" data-iswa="0">
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<div id="mainphoto">
<div id="link-photo"><a class="photobox cboxElement" href="https://www.realestateview.com.au/portal/viewphotos?OID=8437510&amp;popup=photos"><img src="https://images.realestateview.com.au/pics/510/3-138-Charles-Street-Seddon-VIC-3011-Real-Estate-photo-1-large-8437510.jpg" alt="3/138 Charles Street Seddon VIC 3011 Real Estate Photo 1" title="3/138 Charles Street Seddon VIC 3011 House - Photo 1"></a></div>
<div id="soldbanner"> </div>
<div>A Melbourne auction clearance rate of 79 per cent was recorded this weekend compared to 76 per cent last weekend and 69 per cent this weekend last year.</div>
</div>
</div>
</div>
</div>
</div>
</div>
 
There were 1291 auctions reported to the REIV today.
 
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Bumper day, but with no bat or ball players, RM Crockett cricket bat factory residential offering passed in

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After experiencing a lull in sales volumes in 2011, Richmond-Tweed sales volumes are showing steady increases on a year on year basis, according to recent CoreLogic RP Data insights.
Over the 12 months to November 2014, sales volumes were 12% higher than they were at the same time in 2013.
A more moderate rise in Richmond-Tweed home values was recorded over the 2014 calendar year, with detached home values up 2.9%, compared to a 3.7% rise across the unit market.
While home values have increased over the past year, the rise is moderate compared to the 9.7% and 4.5% rise for houses and units respectively over the year to December 2013. 
<a href="/images/2015/03/16/richmond-tweed-mar-16-one.jpg" target="_blank"><img src="/images/2015/03/16/richmond-tweed-mar-16-one.jpg" alt=""></a>
Source: CoreLogic RP Data
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po-LsXgBTHBmX

Richmond-Tweed market on the path to recovery: CoreLogic RP Data

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The Urban Development Institute of Australia has called on government to remove stamp duty on property and support foreign investment into residential real estate, which it says will help boost the supply of land for development and improve housing affordability.
The calls follow the release of the UDIA’s latest State of the Land Report which showed the supply of new development land jumped by 30.8% in 2014 to 50,150 new lots, up from 38,350 lots released in 2013.
UDIA National President Cameron Shephard welcomed the increase but warned governments against complacency on land supply.
“Nationally, Australia still suffers from a marked undersupply of new housing stock, caused by inadequate investment in urban infrastructure, slow planning and approvals systems, and high taxes and charges on new housing supply,” Shephard said.
“Even now, we’re still not building enough new homes to meet underlying demand.”
The UDIA has urged the federal government to:
<ul>
<li>Assist state governments with replacing stamp duty on property with other forms of taxation.</li>
<li>Provide additional funding for investment in new urban infrastructure.  </li>
<li>Link funding for state governments to their performance on key land supply measures. </li>
<li>Cease plans to shift the cost of providing the National Broadband Network to new home buyers through up front connection, network and backhaul charges.  </li>
<li>Continue to encourage foreign investment into residential real estate, by supporting Australia’s existing foreign investment policy framework.</li>
</ul>
It has also called for state and local governments to:
<ul>
<li>Reform their planning systems to increase the supply of urban land and reduce delays and uncertainty associated with zoning, planning and approvals processes.  </li>
<li>Reduce upfront charges and levies on new housing and to instead recover costs over long time frames.</li>
</ul>
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zfielding-GvX3Uq9KTa

Removing stamp duty, supporting foreign investment will boost affordability: UDIA

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A family from Shanghai has paid the lucky sum of $8,888,888 for the Melbourne CBD freehold at 415 Collins Street.
The four level freestanding office and retail building is located near the corner of Collins Street and Market Street.
<a href="https://www.smh.com.au/business/property/collins-street-building-sells-for-the-right-number-20150326-1m8cb0" target="_blank">Fairfax reports</a> that more than 200 people attended the auction at the foot of the heritage listed building, but the bidding came down to two buyers of Chinese origin.
Bidding began at $5 million for the property, which had a sub $10 million price guide and a reserve of $6.3 million.
In total, 12 buyers reportedly made 51 bids. The locally based bidders, who eventually lost out on the property, made a $8,884,000 bid, but auctioneer Philip Kingston urged the bidders to reach $8,888,888 – eight is a traditionally lucky number for some Chinese people.
The winning $8,888,888 bid was made by the Shanghai-based Ry family.
The sale was marketed by CBRE agents Josh Rutman, Mark Wizel and Lewis Tong. Three investors, Phil Mehrtens, Ted Yencken and Wayne Judson, paid $2.28 million for the 750 square metre property in 1999. The three investors are all associated with construction firm Probuild. Mehrtens is the founder, Judson is a former Probuild business partner and Yencken is a director. Previously, the building had sold for $6.2 million 1990.
The partially vacant property sold yesterday at 2.2% yield. The Reserve Bank recently <a href="/expert-insights/investing/watch-your-yields-rba-warns-as-commercial-property-risks-rise">sounded a warning on commercial property investment</a>, saying: "Although the Australian banking system's exposure to the commercial property sector declined following the global financial crisis, and the recent lending has not increased its share of banks' domestic assets, risks in this area appear to be building."
The Sherlock Holmes Inn is currently located in the basement of 415 Collins Street. The heritage listed building, known as as both Rochelle House and Evans house, was constructed in 1929 as a mixed use building for Thomas Evans, a canvas goods retailer. Designed by Hare Alder Peck &amp; Lacey, the building has a distinctive terracotta detailing in the Moderne style.
An office on the building's first level is currently available to lease, at <a href="https://www.realcommercial.com.au/property-offices-vic-melbourne-501489035" target="_blank">$291 per square metre</a> including all outgoings.
 
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jrichardson-uRX5hFdKfN

Chinese buyer snaps up 415 Collins Street for lucky $8,888,888

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SQM Research's top 10 most discounted properties list shows the homes around the country that have been untouched by any recent growth in our property markets.
The 10 homes just can't seem to budge, despite price cuts and months – sometimes years, on the market.
One property that can't seem to secure a buyer is <a href="https://www.realestate.com.au/property-house-nsw-oberon-112406507" target="_blank">118 Queen Street in Oberon</a>, New South Wales.
The modest one bedroom house on a 585 square metre plot is now priced at $149,000, after a 50% price cut. The Blue Mountains house has been on the market for 800 days, according to SQM Research, although CoreLogic RP Data places the home's current campaign at 1011 days long.
<a href="https://www.sqmresearch.com.au/" target="_blank">SQM Research</a>'s top 10 most discounted properties:
<ol>
<li>1/35 Empire Drive, Kincumber, NSW Initial listing price: $889,000 Now asking: $400,000 Reduction: 55% Days on market: 366 
</li>
<li>2 Louisa Street, Ranelagh, Tas Initial listing price: $2 million Now asking: $995,000 Reduction: 50% Days on market: 730 
</li>
<li>118 Queen Street, Oberon, NSW Initial listing price: $299,000 Now asking: $149,000 Reduction: 50% Days on market: 800 
</li>
<li>202-204 Gymea Bay Road, Gymea Bay, NSW Initial listing price: $1.8 million Now asking: $900,000 Reduction: 50% Days on market: 100 
</li>
<li>6 Gatumba Street, Myora, Dunwich, QLD Initial listing price: $1.5 million Now asking: $825,000 Reduction: 45% Days on market: 247 
</li>
<li>8/109 Mitchell Street, Brunswick, Vic Initial listing price: $670,000 Now asking: $390,000 Reduction: 42% Days on market: 156 
</li>
<li>114 Attfield Street, Maddington, WA Initial listing price: $629,950 Now asking: $385,000 Reduction: 39% Days on market: 499 
</li>
<li>292 Carabooda Road, Carabooda, WA Initial listing price: $1.65 million Now asking: $1,032,000 Reduction: 37% Days on market: 581 
</li>
<li>1 Dunraven Court, Sydenham, Vic Initial listing price: $780,000 Now asking: $490,000 Reduction: 37% Days on market: 317 
</li>
<li>219 Bernard Road North, Carabooda, WA Initial listing price: $3.5 million Now asking: $2,272,000 Reduction: 35% Days on market: 581</li>
</ol>
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