Around 400 additional homes could be built at Southwark Grounds on Port Road, lifting total site capacity from 1300 to around 1700 dwellings.

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.

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.

“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.

Since the project officially launched in 2025, Mr Wingard said more than 12,000 enquiries had been received about living at Southwark Grounds.

“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.

The Southwark Grounds code amendment was launched in December last year, with community engagement undertaken over five weeks from January.

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.

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.

One of the first developers delivering apartment sites have already finalised redesigns to increase the number of apartments following the code amendment.

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.

The developer is also exploring the potential for additional affordable housing outcomes.

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.

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.

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.

&nbsp;

&nbsp;

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.

“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.”

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.

Southwark Grounds is a state government‑led urban renewal project now set to deliver around 1,700 homes over the next decade.

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.

Joel Robinson

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

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.

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.

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.

<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" />

“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.

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.”

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.

<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" />

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.

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.

“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.

A major focus of the proposal is its five-level wellness and lifestyle offering, extending from the basement through to the rooftop.

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.

<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" />

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.

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.

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

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.

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.

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.

<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" />

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.

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.

"Dwellings&nbsp;will benefit from excellent access to natural light, cross-ventilation opportunities and extensive communal space," the report noted.

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.

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.

<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" />

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.

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.

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

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.

The proposal will now proceed to a full council vote on June 2.

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;

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;

<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" />

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;

Centre owner Patrick Lu said the milestone reflected months of detailed planning, technical assessment and ongoing communication with local residents, businesses, schools and stakeholders.

“We appreciate the time, consideration and care Council officers and the Planning Committee have given this proposal throughout the assessment process,” Lu said.

“We also sincerely thank the local community for engaging with us, sharing feedback and participating in the consultation process over many months.

<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" />

“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.

“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.

“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.”

<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" />

Lu said the proposal had evolved significantly through consultation and technical review, particularly around traffic, pedestrian and student safety and neighbourhood connectivity.&nbsp;

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.

“This proposal represents the type of thoughtful, integrated growth that planning frameworks across South-East Queensland are encouraging,” Ms Griffin said.

“The project seeks to place housing, retail, healthcare and employment opportunities together in a highly accessible location close to schools, transport and existing services.

“Importantly, the process has involved significant technical assessment and community engagement to ensure local issues and feedback were properly considered throughout the planning pathway.”

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

Surfers Paradise is officially set for its first new residential development with a 45-storey skybridge connecting the two towers.

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>.

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.

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.

<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" />

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.

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.

“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.

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.

“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.

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.

The project will also introduce new food and beverage offerings along the Enderley Avenue and Oceanway frontages, contributing additional activation to the beachfront precinct.

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

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

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

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A four lot, 2,800 square metre facility has been sold by the Salvation Army.
The former youth leadership facility is located on a waterfront block in New South Wales' Lake Munmorah. The Salvation Army had owned the 1960s era building, originally called Kiwi Ranch, for almost 20 years.
Four main buildings built over four lots at 38-44 Greenacre Avenue in Lake Munmorah included office space, a separate cottage, assembly halls and a commercial kitchen, with accommodation.
It was marketed by Ray White Thompson Partners selling principal Luke Thompson, who said the property was "one of the most iconic properties on the very best block of land". It includes a jetty and abuts a private reserve.
The facility first went to auction in July 2014 but failed to sell. The property found a buyer last month, after a 10 month campaign.
During its sale campaign Thompson said he expected interest from developers but also other organisations and institutions who may wish to renovate the facilities.
No sale price has yet emerged.
 
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jrichardson-uRX5hFdKfN

Salvation Army sell four lot Lake Munmorah facility

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GUEST OBSERVATION 
­When it comes to investment, the property v shares debate has waged on over the years. But what is the honest unbiased answer? The question itself leaves the answer open to much interpretation, so I’ll do my best to present a balanced overview of the arguments.
The general consensus is that the housing market offers a more stable investment option due the constant demand of the market. Houses are one of the few assets that are a must-have. Everyone needs a house and the demand will continue to rise along with the population.
Investing in shares is often perceived as a riskier route, left to those who thoroughly understand the game, and those who like the gamble of holding shares during volatile periods on the market.
However, those perceptions aside, what are the cold hard facts surrounding this debate?
<ul>
<li>Security</li>
</ul>
From a young age we are led to believe that owning property is literally ‘as safe as houses’. This confidence in the market is one of the driving forces behind people’s faith in investing such large amounts of capital, with today’s properties worth in excess of hundreds of thousands of dollars.
This trust further extends into the lender’s jurisdiction, with bankers prepared to loan more money against property (90%), than against shares (50%), and at a lower rate of interest. However, as dwellings become more volatile, these levels of borrowing may be subject to review.
It is also important to note that, as an asset, property can very rarely be worth nothing, unlike a share, which can leave the investor with an asset with no value.
<ul>
<li>Transparency</li>
</ul>
It’s difficult to fabricate the quality of a property investment opportunity. Residences are a tangible asset that can be inspected and reviewed prior to purchase, with most risks identified during this pre-investment stage. This is in contrast to a share purchase where the investor is dependant upon the company directors offering integral feedback on the risks involved, and behaving accordingly in terms of legal and corporate regulations.
In today’s market, there is much more information available to hand in regards to a property’s history, market performance and characteristics.
<ul>
<li>Market value</li>
</ul>
The estimated total value of Australia’s residential portfolio is in excess of $5 trillion, whereas the total market capitalisation of the stock market is suggested to be in the order of $1.5 trillion.
<ul>
<li>Commitment</li>
</ul>
Property investment is a long-term commitment. Shares tend to provide higher returns, at less risk, within a shorter period of time, whereas houses and units provide higher return in the long run.
On another note, you can’t decide at any one time that you wish to dispose of the property and expect to make a quick buck. Sometimes it can take many months to sell, and to get the most out of your investment you must be prepared to wait until the right offer comes along.
<ul>
<li>Ambiguous</li>
</ul>
It’s not always easy to identify the market value of a property. This fluctuates consistently based on many factors including market conditions, employment rates, local amenities, crime, infrastructure and development – all interchangeable factors that affect the value of a property.
<ul>
<li>Upfront costs</li>
</ul>
To step onto the property ladder you have to commit to a huge initial capital investment. This investment will also be attributed to a single entity, ensuring you are locked in to the performance of that individual asset over time. Investment in shares, however, can be diversified, with the risk spread out across various markets and mediums.
From the above analysis, I think it’s fair to say that overall an investment in housing appears the be the lower risk solution, although I think that the important question is whether an investment in housing provides a better total return.
As the appealing Australian lifestyle has drawn more investment in our housing market, people now view dwellings more as portfolio assets than buildings to live in. As a result, Australian housing markets have seen higher volatility and lower rental returns. Between June 2005 and June 2014 alone, the average house in Sydney provided returns between -1.00% and 20%.
On the other hand, while many reports do indicate an investment in shares is the better performer, I believe these reports are based on time frames that benefit the shares market and do not take the risk factor into account.
A better quality analysis would seek to compare the two over a longer timeframe, taking many different investment periods into account and then consider the medium outcome. That analysis would take into account all income streams of the assets and allow for leverage and taxation.
Eliza Owen is a market analyst for <a href="https://www.Onthehouse.com.au">Onthehouse.com.au</a>.
You can find out more at the <a href="https://investors.onthehouse.com.au/">Investor Centre</a> at Onthehouse.com.au.
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po-LsXgBTHBmX

Property v shares - the age-old debate: Eliza Owen

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You don’t become a fully fledged member of Australian society without first owning a property. And the more properties you own, the more Australian you become. Take this far enough and eventually even The Block becomes compelling viewing.
We know this to be true because the tax system, like reality TV, is a mirror to our national aspirations. Both tell us that property investment is good and rising house prices even better.
Australians do not pay capital gains tax on the family home and investors can negatively gear their property investments. Own 30 properties? Please, claim a tax deduction on all of them. Want to cut your capital gains tax bill in half? Sure, just hold the asset for more than 12 months.
As the effects of these policies took hold and prices rose, first-home owners were squeezed out. This wasn’t politically acceptable and anyway, who was going to hold up the ladder if not those on the bottom rung?
The solution was to throw money at them, too. In Tasmania, home to some of the cheapest housing in the country, the state Labor government recently<a href="https://www.themercury.com.au/lifestyle/new-home-grants/story-fnj64ocs-1226754568608" target="_blank"> increased the first-home buyer’s grant to an incredible $30,000</a>. Self-managed super funds were also recently encouraged to leverage into the boom.
Now Treasurer Joe Hockey has turned the idiocy up to 11 by suggesting those struggling to get on the property ladder should also be allowed the chance to blow up their super funds by speculating on higher house prices. Well, if super funds can do it, why not everyone else?
There is bipartisan stupidity on housing market affordability policies. Politicians of both major parties love the idea of throwing huge sums of money to make the problem worse. They want to make housing more affordable, but only if they can do so by pushing prices up.
There is simply no evidence to suggest first-home owner grants make property more affordable. There is plenty of evidence to suggest they make them more expensive.
As Bank of America chief economist Saul Eslake told a Senate committee in 2014: "It's hard to think of any government policy that has been pursued for so long, in the face of such incontrovertible evidence that it doesn't work, than the policy of giving cash to first-home buyers in the belief that doing so will promote home ownership."
But instead of ending the stupidity, like so many treasurers before him Joe Hockey is intent on finding another way to perpetuate it.
The effect of these policies is three-fold. First, property prices have well beyond the rate of inflation and wage growth (see <a href="https://www.afr.com/p/national/australia_housing_boom_in_five_graphs_OEp5Bttj0dyWeE9zAEXxjM" target="_blank">Australia’s housing boom in five graphs</a>). Second, despite taxpayers spending billions on first home-owner grants since 1964, the share of first-home buyers as a percentage of the total market has never been smaller. In November last year, they represented just 12.3% of the market.
Finally, owning property is becoming something only the rich can afford. Eslake suggests that <a href="https://www.ahuri.edu.au/downloads/media/The_Australian_-_Locked_out.pdf" target="_blank">the top 20% of income earners own 36%</a> of the housing stock.
There are many things politicians could do to make housing more affordable, not least of which would be to eliminate negative gearing. That would remove some of the demand for housing. Making it easier and cheaper to build through greater land releases and quicker and cheaper development approvals would increase supply. The combined effect would be lower property prices.
But that isn’t something any politician wants to countenance, let along bring about through sensible, well-reasoned policy.
Until we get a courageous politician that is willing to do that, the bipartisan but expensive charade -- that housing can be made more affordable with policies that push prices up -- will continue.
John Addis is the founder of Intelligent Investor Share Advisor and director of Private Media, publishers of Property Observer. Unlock all of Share Advisor’s stock research and buy recommendations<a href="https://landing.intelligentinvestor.com.au/crikey-article?utm_source=crikey&amp;utm_medium=article&amp;utm_campaign=crikey_articles" target="_blank"> by taking out a 15-day free membership</a>.
This article first appeared on <a href="https://www.crikey.com.au/" target="_blank">Crikey</a>.
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The expensive illusion of housing affordability policy: John Addis

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<a href="https://www.smartcompany.com.au/leadership/management/42915-aldi-founder-karl-albrecht-dies-five-things-you-didn-t-know-about-this-supermarket-king">German supermarket chain Aldi</a> is increasing its stake in Australia’s grocery market, posing a long-term threat to the country’s traditional supermarket duopoly, according to research released last week.
The report by credit rating agency Moody’s shows an increasing acceptance of Aldi by Australian consumers and says the low-cost supermarket’s aggressive expansion will put pressure on Woolworths and Coles over time, whereas its growth had previously been at the expense of Metcash’s IGA supermarkets and other independent retailers.
Moody’s estimates Aldi holds 8% of the local market, whereas Woolworths has 37% and Coles has 26%. Metcash is estimated to have 11% of the market, with another 18% made up of “other” retailers.
“Aldi will definitely increase its market share in Australia because it is opening stores at a faster rate,” Ian Chitterer, Moody’s Investors Service vice president and senior analyst, told SmartCompany.
Aldi recently announced a $700 million expansion into South Australia and Western Australia, which will see it add a further 120 to130 new stores to its 300-store strong network over the next five years. An Australian spokesperson for the supermarket confirmed Aldi plans to open up to 25 stores per year on the Eastern Australian seaboard.
<div>"Aldi Australia is focused on growing the business sustainably and responsibly in line with consumer demand for quality products at permanently low prices," said thespokesperson.
</div>
<div> </div>
<div>
"As a discount retailer, Aldi offers a very different proposition to the major supermarket chains and does not position the business in direct competition to the duopoly."
</div>
But Chitterer says Aldi’s increasing market share is still most likely to come from Metcash and the independents over the next two years, as Coles and Woolworths continue to miss an opportunity to take a further stake from the smaller players.
“The market share they’ve gained, that is market share Coles or Woolworths could have taken,” he says.
The report comes as price-cutting continues to heat up in the Australian grocery market, with Woolworths signalling it will keep pushing forward with its plans to lower prices at the checkout to shift perceptions that it is the more expensive option of the two major supermarkets.
"We want to make sure that we remain the market-leading food offer in Australia and to do that we've got to have the best prices, we've got have the best in-store service and we've got to have the best stores," Woolworths chief executive Grant O'Brien <a href="https://www.smh.com.au/business/retail/woolworths-flags-price-cuts-20150227-13qv66#ixzz3TqA987u0">previously told Fairfax</a>.
Chitterer says Aldi will likely be closely watching the pricing competition between the two major players.
“I would expect Aldi is watching the pricing from the two companies and will respond accordingly,” he says.
Peter Strong, executive director of the Council of Small Business of Australia, welcomed the potential for Aldi to take some market share away from Coles and Woolworths, but says he still has concerns about the lengths the supermarket giants will go to protect their profit margins.
“The fear is Coles and Woolies will take profit from their suppliers,” Strong says.
Strong says Coles and Woolworths are “two of the most profitable supermarkets in the world” and there is little doubt their profit margins will begin to drop as competition in the space heats up.
But he says if suppliers are squeezed further in the retailers’ bids to maintain profit, the recently introduced voluntary <a href="https://www.smartcompany.com.au/growth/45900-fast-lane-food-and-grocery-code-of-conduct-falls-short">Food and Grocery Code of Conduct</a> will “need to become mandatory”.
In <a href="https://www.smh.com.au/business/retail/accc-chairman-rod-sims-says-woolworths-has-fat-margins-as-suppliers-fear-profits-shrinkage-20150308-13xekz#ixzz3TqDABjuo">an interview with Fairfax,</a> Australian Competition and Consumer Commission chairman Rod Sims said this week he believes Woolworths has one of the highest profit margins of any large supermarket chain in the world.
SmartCompany contacted Woolworths but did not receive a response prior to publication. 
This article first appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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krobb-aCrRNnPq6D

Supermarket wars: Aldi takes on market share as Woolworths drops prices

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The NSW Opposition has promised a staggered stamp duty payments scheme for first home buyers if it wins government at the upcoming March election.
It was an undertaking revealed on the Channel 7/Daily Telgraph leaders debate in response to an audience question about what Luke Foley and Mike Baird would do to make it easier for first home buyers to enter the hot NSW market.
“Look at a scheme where people, rather than being charged 100 per cent of stamp duty upfront, they could pay it back in instalments over several years,” the NSW Opposition leader, Luke Foley suggested, seemingly foreshadowing a more detailed policy announcement.
Advising the key to lowering prices was increasing the number of houses built, Premier Mike Baird said he had introduced a scheme where first home buyers purchasing new dwellings under $550,000 are exempt from paying stamp duty.
Stamp duty is one of the big upfront costs in buying a house especially if the buyers don't wish to be corralled into buying a new house or flat.
<a href="https://www.apps08.osr.nsw.gov.au/erevenue/calculators/fhnh.php" target="_blank">Stamp duty is calculated</a> by applying a sliding scale of state government taxation, depending on the value of the property purchase.
The NSW first-time buyer concession in place for stamp duty is designed to make it easier for people to get their first home, but only news homes. 
NSW is probably the most generous state.
<div title="Page 1">
<div>
<div>
The scheme was established to assist eligible first home owners to purchase a new home or build their home by offering a $15 000 grant. The grant applies to new homes only and does not apply to the purchase of an established home, vacant land, business premises or a holiday house. The grant will reduce to $10,000 on 1 January 2016. 
</div>
</div>
</div>
The First Home New Home scheme commenced from 1 January 2012 and provides eligible purchasers with exemptions from transfer duty on new homes valued up to $550,000 and concessions for new homes valued between $550,000 and $650,000.
Eligible purchaser buying a vacant block of residential land to build their home will pay no duty on vacant land valued up to $350,000, and will receive concessions for vacant land valued between $350,000 and $450, 000.
 
 
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jchancellor-FAypfDUnLy

NSW Labor promises staggered stamp duty for first home buyers

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<div>
NSW estate agents have been reminded that they must tell buyers the same price guidance estimate they have given to their vendors.
Depending on the success of his re-election, Premier Mike Baird has vowed to crackdown on price underquoting ….. and overquoting too.
Not only fines, but also the loss of sale commissions for any such sale where there is intentional false feedback.
Property Observer gleans the genesis of the policy was when the Fair Trading minister Matthew Mason‐Cox was quoted a price on a Sydney unit, only for him to discover it sold for 25 per cent more a few days later. 
There has, however, not been a fine on an agent for underquoting since 2004 when an agent was fined more than $14,000 by NSW Fair Trading. In 2008 another agent was disqualified from holding a licence for five years for underquoting, The Daily Telegraph reported.
</div>
"There are some agents that bend the rules and waste everyone's time," the Premier Mike Baird said today.
"The practice of underquoting has to end," Mike Baird said.
"This is aimed at those who advertise a price that they know is not fair value for a property. 
"We don't want to raise false hope, we don't want home-buyers to waste their time, we don't want them to spend money on strata inspections and building inspections if they have no chance of actually acquiring this property."
<div><img src="https://pbs.twimg.com/media/B_czIaLVEAAgL5L.jpg" alt="Embedded image permalink" width="768" height="1024"></div>
Underquoting is where an agent intentionally quotes a low likely price estimate to reel in prospective auction buyers who face a vendor reserve price far in excess of the guidance, then typically concluded with the claim the auction was a great result.
For many years, NSW estate agents have been required to duplicate the price guidance they had advised the vendor on the agency agreement, which has generally seen a lessening of the underquoting issue across Sydney.
However it is possible that the agency agreement is an intentionally conservative estimate designed to encourage a greater pool of prospective buyers into the bidding process when all along the vendor's hopes were substantially higher when revealed on auction day.
Ofcourse many naive vendors continue to be tricked by agents who promise the world with an ambitiously high estimated selling price, as a strategy to get the listing only to then condition the vendor down in price in the lead up to the auction day, blaming the market.
Also another cyclical issue around underquoting is that in a strong market it is harder to predict where a sale price might finally fall, making genuinely held estimates considerably short of the sale price, a frustration for longtime lookers missing out yet again at auction.
Competition on the auction day can just blow a vendor's and agent's expectations out of the water. Some industry players believes the price estimate within the agency agreement between agent and vendor should be disclosed after the auction to make sure nothing shady has taken place, available to the registered bidders, not just the Department of Fair Trading whose well-announced raids on agencies have failed to yield any recent scalps.
Agents, of course, sometimes have little idea of where the vendor's true expectation is until the written reserver is handed over minutes before the auction.
Agents typically provide comparable recent sale prices elsewhere in the neighbourhood to both their prospective vendors, then prospective buyers to assist in informing the market.
“The existing laws are vague at best so prosecutions or fines have been few and far between. So, yes, greater ­enforcement is anticipated ­because the laws will be clearer,” a spokeswoman for Mr Baird told state political editor, Andrew Clennell in the Daily Telegraph exclusive front page Saturday story.
“The changes we’ll impose will require all ads to specify a dollar figure or price range as opposed to ‘offers over’.”
While disclosed price estimates are the cornerstone of transparent pricing, some agents don't like price ranges as they deem it to be almost price capping, setting an upper limit.
An aggrieved Fairfax Media quickly lashed out with follow-up Saturday afternoon headlines labelling the Premier's truth in advertising announcement in the Daily Telegraph as an "election stunt leaked to the tabloid press." However the Fairfax Media readers website vote on whether underquoting was an issue in NSW was tracking at 80% or more has having concerns. 
The minister also raised the prospect of over quoting in markets in decline.
Matthew Mason-Cox advised the changes will be made to clear up the confusion around what constitutes underquoting, also known as bait advertising.
“The laws will be changed to recognise underquoting has occurred if the advertised selling price of a property is less than the price indicated in the agent’s agreement with the vendor,” he said. “The new laws will also … require all property advertisements mentioning a price to now offer an actual dollar price or range.”
"As part of what we are bringing in if we are re-elected, there would be a very clear picture of how the price was arranged, how the price was actually come to by the agent," the Minister said.
"Everything will have to be in writing for the first time, as well as ensuring that that is communicated to the vendor and reflected in the file as well as in relation to the vendor contract."
The government is promising to set up a special hotline for underquoting complaints.
Underquoting became a political issue in Victoria during last November's state election.
The outgoing Coalition government said it would introduce new laws on underquoting if it was re-elected – a policy slammed as unnecessary by the Real Estate Institute of Victoria.
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Estate agent commissions to be at risk as NSW Premier Mike Baird seeks house price underquoting review

Toga Group's Charlotte Vidor leads the property representation amid Australia's top female entrepreneurs

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Andrew Wilson, chief economist of the Domain Group, predicts Sydney's inner west will retain its boom sale conditions, along with the continued emergence of some real prestige suburbs such as Balmain East and Strathfield.
While some experts believe the growth is starting to push prices towards their limits, the Domain Group has selected 13 suburbs which it forecasts will record 15% plus house price growth during 2015.
They are:
<ul>
<li>Ashfield 
</li>
<li>Burwood Heights 
</li>
<li>Burwood 
</li>
<li>Cabarita 
</li>
<li>Camperdown 
</li>
<li>Canada Bay 
</li>
<li>Croydon Park 
</li>
<li>Five Dock 
</li>
<li>Homebush 
</li>
<li>Lilyfield 
</li>
<li>Mortlake 
</li>
<li>Petersham 
</li>
<li>Rozelle</li>
</ul>
The typical Sydney inner west suburb is tipped to secure 10-12% house price growth this year, with Dr Wilson tipping 7-10% dwelling price growth across Sydney.
Source: Domain Group
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The 13 Sydney suburbs with highest 2015 house price growth prospects: Fairfax Domain

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The ABS released the <a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/Lookup/5206.0Main+Features1Dec%202014?OpenDocument" target="_blank">Australian National Accounts</a> for Q4 2014 which showed the economy growing by an underwhelming 0.5% in the quarter and 2.5% over the year.
In trend terms growth was just 2.3% over 2014, which is below the long run average.
Looking on the bright side this completes a remarkable 93 consecutive quarters since Australia experienced a recession.
<img src="https://4.bp.blogspot.com/-xEIAcp4LYc0/VPaSsFjrqjI/AAAAAAAATgw/pKuWUjzn7KU/s1600/GDP1.jpg">
In truth, though, this was another soft result and a slowing rate of annualised GDP growth which appears to be commensurate with further monetary policy easing.
<img src="https://4.bp.blogspot.com/-4cGxCCHnBag/VPaSsRwfC2I/AAAAAAAATg8/0-OVfUsFlXA/s1600/GDP2.jpg"> 
Domestic demand led by Sydney
The Domestic Final Demand picture showed that as expected the strength of the housing markets in Sydney and Melbourne have boosted demand locally.
Dwelling construction and <a href="https://petewargent.blogspot.com.au/2015/03/building-approvals-smash-record-high" target="_blank">record high building approvals</a> are firing in both capital cities and the "wealth effect" of rising dwelling prices has <a href="https://petewargent.blogspot.com.au/2015/02/retail-volumes-increase-in-q4" target="_blank">improved consumption in both New South Wales and Victoria</a>.
State Final Demand which is at best only an indicative measure remained weak in Canberra (ACT) and in the southern states of South Australia and Tasmania.
The negative year on year readings for Western Australia and Queensland are not unexpected, reflective of mining construction tailing away and a number of <a href="https://petewargent.blogspot.com.au/2015/03/death-of-thousand-cuts" target="_blank">diabolical regional economies</a> at the local level.
<img src="https://1.bp.blogspot.com/-fntRY-bk6b0/VPaSsVG5YXI/AAAAAAAATg0/RlVdkNmSgGo/s1600/GDP4.jpg">
Contributors to growth
GDP growth of 0.5% for the quarter was held aloft by net exports. While non-residential construction acted as a drag it was heartening to see new housing investment contributing 0.2ppts to growth. 
<img src="https://3.bp.blogspot.com/-5DRqvlhjVfQ/VPaSuxcDSwI/AAAAAAAAThc/4O1cOiPstc8/s1600/gdp3.jpg">
Dwelling investment
Indeed the "new dwellings" component of dwelling investment improved substantially by 12.4% over the past year, and the Reserve Bank will be keen to see this continue over the next couple of years as mining construction declines.
Note that major renovations contributed absolutely zip to GDP - a stunning 0.0ppts.
Although Sydney has been through a renovations mini-boom, across the rest of the country the trend is at best moribund.
<img src="https://3.bp.blogspot.com/-wLlfIgjgeuk/VPaStGcwTqI/AAAAAAAAThk/JcrrI8BAVyk/s1600/GDP5.jpg">
National and household income 
While real net national disposable income increased by 0.4% in Q4 to be 0.5% over the year, in per capita terms this reading did not increase in Q4 and was negative in 2014. 
Meanwhile the most recent <a href="https://petewargent.blogspot.com.au/2015/03/weak-commodity-prices-pave-way-for-more" target="_blank">commodities index release</a> showed that Australia's terms of trade are set to continue declining in Q1 2015.
At the household income level employee compensation growth has slowed markedly following on from a <a href="https://petewargent.blogspot.com.au/2015/02/wages-rise-25-percent" target="_blank">wage price index at a survey low reading</a> of +2.5%, although gross disposable income fared somewhat better across 2014.
<img src="https://4.bp.blogspot.com/-GYBsvfA-FOw/VPaStX6RBOI/AAAAAAAAThE/zA9HcTQqyn0/s1600/GDP6.jpg">
While interest paid on dwellings began to rise again through 2014 - and logically we should expect to see this chart rising over time due to Australia's high rates of immigration - mortgage serviceability for existing homeowners on variable rate mortgages has improved enormously since Q3 2008.
<img src="https://3.bp.blogspot.com/-G6fajQbUcCc/VPaSuWaqblI/AAAAAAAAThU/2iXR0cYE7P8/s1600/GDP8.jpg">
The shape of the above chart mirrors the findings of the Reserve Bank's own submission to the <a href="https://www.rba.gov.au/publications/submissions/inquiry-affordable-housing/" target="_blank">Inquiry into Affordable Housing</a> which found that repayments on new housing loans when charted against household disposable income had improved dramatically to be way below the average for the past decade.
Anyone with a variable rate mortgage over the past six years will attest to the same - not that this is much consolation for first home buyers in Sydney, granted. 
 The Wrap
Not entirely unexpectedly this was a soft result which marginally missed expectations and won't do a great deal to change the view that interest rates are likely be cut again before the end of H2 2015.
PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.
His 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.
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pwargent-M4siyDbqQY

Major renovations contributed absolutely zip to GDP: Pete Wargent

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GUEST OBSERVATION
We welcome the focus that the Intergenerational Report has placed on meeting Australia’s future economic, social and housing needs.
The Intergenerational Report is an essential exercise in looking ahead over the coming decades, highlighting the challenges we are facing as a nation to our economy and to our standard of living.
Top of this list must be housing Australia’s growing and ageing population, which is forecast to reach almost 40 million by 2050.
Housing is the bedrock on which all other facets of society are built. Without shelter, families and individuals cannot participate in the economy to their full potential.
Fortunately, residential construction is not only the challenge, but also the answer.
Challenges highlighted by the IGR are:
<ol>
<li>Housing our growing population;</li>
<li>Providing appropriate housing for an ageing population;</li>
<li>Ensuring housing is affordable for all Australians;</li>
<li>Job creation and workforce capacity to retain our standard of living for future generations.</li>
</ol>
New housing construction generates a range of economic benefits, which flow from the IGR, including:
<ul>
<li>New job creation;</li>
<li>Greater economic activity;</li>
<li>Appropriate shelter for all;</li>
<li>Productivity growth through housing policy reform;</li>
<li>Flow on activity to other sectors, including manufacturing and retail;</li>
<li>Broader government revenue base.</li>
</ul>
To achieve a significant increase in the delivery of housing that is affordable and meets the nation’s future demographic needs, governments must focus on investment in economic and social infrastructure, increasing the supply of residential land, and removing impediments in the planning system.
Graham Wolfe is the <a href="https://hia.com.au/" target="_blank">HIA</a>'s chief executive of industry policy and media.
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