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

<html><body>
Stamp duty on property conveyancing, insurance and motor vehicle sales should be scrapped and the goods and services tax (GST) lifted to make up any funding shortfall, accounting professional body CPA Australia has proposed.
<a href="/expert-insights/finance/how-stamp-duty-varies-state-by-state">Pressure has been mounting for changes to stamp duty</a>, which is charged when properties change hands, with representatives from various state branches of the Real Estate Institute, the Property Council of Australia and other industry commentators calling for the tax to be reviewed.
CPA Australia chief executive Alex Malley described stamp duty and taxes on property conveyancing, which often run to tens of thousands of dollars, as “inefficient and unpopular”.
He said modifications to the GST could raise enough revenue to allow government to eliminate the charges.
“Additional GST revenue can be used to abolish a number of inefficient state taxes and also provide for personal income tax cuts and compensation for low income households, while also boosting economic growth,” Malley said.
The accounting body commissioned KPMG to prepare a report comparing four scenarios involving changes to the base and rate of the GST, along with the removal of stamp duties.
Under the existing system, a 10% GST is applied to a wide range of products and services in Australia. Food, health and education are excluded.
One scenario looked at maintaining the level of the GST but extending it to include food, health and education. The report estimated an additional $12.1 billion could be raised in the first year through this course of action.
Another scenario examined retaining current exemptions while increasing the GST to 15%. This would raise an extra $26 billion, the report estimated.
A third case considered lifting the GST and extending it to cover health and education but not fresh food, which was reckoned to bring in $36.8 billion in extra revenue.
The final scenario involved increasing the GST to 15% and broadening its reach to include food, health and education. The modelling found this would raise $42.9 billion additional revenue.
“The additional revenue raised in each of the scenarios can be used to retire or reduce inefficient and unpopular taxes, including stamp duties on insurance, motor vehicles and conveyancing on residential and commercial properties,” Malley said.
“The modelling reveals that there is also sufficient revenue to return to households as income tax cuts or as compensation for low income households who would not benefit from changes in income taxes.
“The net outcome in all the reform scenarios we’ve looked at is that households across the income spectrum can be better off.”
Previous reviews of the taxation system have excluded the GST, which was introduced by the Howard government in 2000, more than 20 years after a consumption-based tax was first proposed for Australia.
{mijopolls 92}
</body></html>

zfielding-GvX3Uq9KTa

Raise the GST to abolish stamp duty: Accountancy group

<html><body>
Lend Lease has reported a 25.4% profit boost in its half year profit announcement.
Profit was up to $315.6 million, although the property group reported a 9.4% fall in revenue to $5.9 billion. 
Lend Lease has operations in Australia, United States, UK and Asia.
Chief executive Steve McCann advised Australian and UK residential markets had remained strong.
"We increased our residential pre-sold revenue by $2.2 billion, to $3.6 billion, and settlements rose 11% from the prior corresponding period," he said.
In Australia apartment pre-sales increased 195%, including sales for The Yards at Brisbane Showgrounds.
Click to open in new window:
<a href="/images/2015/02/23/ll-feb-23-one.jpg" target="_blank"><img src="/images/2015/02/23/ll-feb-23-one.jpg" alt=""></a>
Source: Lend Lease
The group has about 4000 apartments scheduled for delivery across Australia and the UK.
Strong residential trading conditions saw the property development business deliver profit of $132.6 million. 
</body></html>

jchancellor-FAypfDUnLy

Lend Lease report strong residential sales

<html><body>
More than half a million Australian households were the victims of malicious property damage, while another 400,000 suffered a break-in or attempted break-in at their home in the 2013-14 financial year, a survey published last week has found.
Malicious damage was the most common property crime, with 6% of the 8.8 million households surveyed by the Australian Bureau of Statistics claiming to have suffered at least one incident during the year.
That rate was 10 times higher than the proportion who experienced a motor vehicle theft and double the proportion who said items had been stolen from their vehicle.
Only half of households that experienced malicious property damage reported the incident to police, the ABS survey found. Three quarters reported a break-in but only 43% reported an attempted break-in.
Despite the risk of theft and damage to home and contents, four out of five Australians has inadequate property insurance and one in four has no contents insurance cover at all, according to a separate survey by Quantum Market Research for the Insurance Council of Australia.
Some people said the cost of insurance was too high while others were complacent about the need for coverage.
For landlords, insurance premiums can be claimed as a tax deduction. The scope of <a href="/expert-insights/investing/what-is-landlords-insurance-investment-terms-explained">landlord insurance</a> varies between policies, but most include coverage against malicious damage to the building and its contents by tenants and their guests, as well as intruders.
</body></html>

Malicious damage the most common property crime

<html><body>
The Chinese dev­el­oper, Jiyuan “Louis” Li, has secured the Prince of Wales hotel at St Kilda.
St Kilda's iconic Prince of Wales Hotel was <a href="https://cbre.realcommercial.com.au/property-hotel+leisure-vic-st+kilda-501285447" target="_blank" style="line-height: 1.3em;">listed</a> by the syndicate headed by the van Haandel family, who revitalised the formerly decrepit hotel.
John van Haandel, with his brother, Frank, paid $4.3 million in 1995 for the freehold property before Frank later exited his stake.
The classic corner pub comes with frontages to Fitzroy and Acland streets.
It is a four level freehold building providing 5,802 square metres space, along with a multi-storey car park.
There are leases to seven retailers and venue operators. The net income is $2.3 million.
The agents suggest there is immediate development potential with approved plans and permits for four additional levels of 60 apartments with plans done by architects Woods Marsh.
The sale of the freehold was tipped to fetch well over $25 million, according to industry sources, but fetched around $45 million according to both Fairfax Media and The Australian.
The site, with its various businesses, including Circa restaurant, has been leased to Melbourne Pub Group (MPG) since 2011. Prince Bandroom is one of Melbourne's most prominent live venues, previously hosting acts such as Lenny Kravitz, Jack Johnson, Scissor Sisters, Pink and Coldplay.
It was bought by Pub Li City Pty Ltd, a company registered to Chinese-born national Jiyuan Louis Li, with two other shareholders, Jie Li and Wenxiu Zhao.
 
</body></html>

St Kilda's Prince of Wales sold to Chinese buyer

<html><body>
GUEST OBSERVATION
When it comes to investment strategies, there are those who use a cash ﬂow strategy and those who understand that real wealth is only achieved by using a capital growth property strategy.
The aim of a cash flow strategy is to supplement your income and retire at the end point. But that doesn’t mean you will retire earlier that you would using a growth strategy. That will depend on your initial available capital and the timing of the next market growth cycle.
A cash flow strategy is very simple. Identify properties with a rental yield higher than the total amount of your expenses, interest repayments and holding costs. Once your desired level of passive cash flow has been reached, you have a choice about whether or not you want to remain in the workforce.
There are a number of problems with a cash flow strategy. The first is the amount of capital required in today’s Australian markets to establish a sufficient cash flow positive portfolio. This aside the main issue when considering a strategy to build wealth is that real wealth comes from doubling your asset holdings every seven to 10 years. You will never achieve real wealth by trying to supplement your income. I’m sure you’ve realised by now that I’m a capital growth property strategist.
The properties required to build a cash flow portfolio are usually located regionally or on the outskirts of major cities. With regional properties you’re lucky if they double in value every 15 years, so we don’t consider them as part of a capital growth strategy.
Here’s an example of how a growth strategy outperforms a cash flow strategy.
If you were to invest $400,000 into a cash flow property portfolio and assume that it would double every 15 years, then your initial investment will double twice in value over 30 years. Its value at this time would be $1,600,000. This may seem like a large amount in today’s money, but in 30 years it won’t buy you much.
If you made the same $400,000 investment in a growth property portfolio and assume your investment will double every seven to 10 years, then you can assume your initial investment will double three to four times in 30 years, which means if doubled every 10 years it will be worth $3,200,000. If it doubles every seven years, the end value will be about $6,400,000.
Be very clear on your desired end position when comparing and considering these two strategies. You can’t save your way to wealth with rental income or earned income.
I also want to make it clear that you should never combine these two strategies when building your portfolio. Decide on your preferred strategy and stick with it. If you’ve already started on a cash flow strategy path and you want to switch to a growth plan, I recommend you sell up and realign your portfolio to your plan.
Tips
<ul>
<li>You can’t achieve real wealth by trying to supplement your income.</li>
<li>Regional properties generally double every 15 years and are not suitable for a capital growth strategy.</li>
<li>Growth properties historically double every seven to 10 years.</li>
<li>Never combine these two strategies when building your portfolio.</li>
</ul>
Cam McLellan is a property investor, businessman and the founder and CEO of <a href="https://openwealthcreation.com.au/" target="_blank">Open Wealth Creation</a>. 
Open Wealth Creation advise, coach and guide people through the property investment process including arranging finance and choosing property to finding tenants and portfolio management.
</body></html>

cmclellan-94LEvYTinN

What's the right investment strategy for you? Cam McLellan

<html><body>
Senator Sam Dastyari, the chair of the Senate Economics References Committee, will be undertaking an inquiry into how tradies have been affected by insolvency in the construction industry.
"In the latter half of this year, the Senate Economics Committee will make recommendations to the Abbott government," he said.
He claimed the legal and regulatory framework continued to be manipulated with many insolvencies that involved "no more than a simple refusal to pay bills".
"It is often alleged that head contractors have used their subcontractors as cash flow while a project is being built and then refuse to pay on completion," said Dastyari.
"And then there is the practice of phoenixing, where the assets of an insolvent company are transferred to a new company that has the same directors.
"To an outsider, it seems that our legal system often serves to protect the bad guys, and it comes as no surprise that unscrupulous means are used to recover debts, further damaging the reputation of the industry.
"We want to hear from everyone who has ideas about what we, in the parliament, can do to help, whether they are developers or suppliers, lead contractors or sub-contractors.
"We will be seeking the advice of lenders, insurers, and lawyers involved in debt recovery, and of course, insolvency practitioners."
</body></html>

Senate to investigate building industry phoenixing harm to tradies

<html><body>
Federation Centres, which has 65 retail assets owned or co-owned, had advised its occupancy rate is maintained at 99.5%.
Its net operating income grew by around 3.7% compared to 2.2%, underpinned by total rental growth of 3.2%.
Specialty store sales growth of 2.3% was achieved compared with 2.0% on a moving annual turnover basis, in announced in its half year results today. Federation Centres CEO and managing director, Steven Sewell said it was "very pleasing that positive leasing spreads were achieved across all three centre types for both renewals and new leases".
“Careful management of overheads during the half year led to a significant reduction.
"An improved procurement process for costs such as electricity and cleaning was a key drive.
"The newly commissioned IT platform will provide ongoing opportunities to more efficiently manage our business as well.
"Simplification of the corporate structure from a quadruple to dual stapled security will also assist in managing the business efficiently." 
Its statutory net profit of $222.5 million was down 1.9% from $226.7 million with underlying earnings of $129 million up 8.6%. 
Overheads were reduced by 3.3% or $0.7 million on a larger portfolio. 
On its proposed merger with Novion Property Group, Steven Sewell said it was a "unique opportunity to create an investment portfolio that provides both immediate synergy benefits and material value creation along with significant long term benefits such as increased relevance to debt and equity investors, improved growth opportunities and enhanced asset, geographic and tenant diversification".
The merger proposal is unanimously endorsed by the board of Federation Centres, as well as the Novion Board and Novion’s largest securityholder the Gandel Group.
</body></html>

Electricity and cleaning efficiency reduces Federation Centres overheads

<html><body>
Morgan Stanley Real Estate, the US giant, has commenced a formal process around its holding in Investa Property Group (IPT).
Cbus Property and the Chinese group Fosan have been tipped as among global and domestic property management businesses keen to buy the Morgan Stanley fund's assets. 
Neither Investa Office Fund (IOF) nor Investa Commercial Property Fund (ICPF) will participate in any sales process of IPT to avoid perceived conflicts of interest. 
The IOF does have certain pre-emptive rights over the management platform. 
The assets includes Sydney CBD interests at 126 Phillip Street, 225 George Street, and 400 George Street, and 120 Collins Street in Melbourne.
Macquarie Capital and Fort Street Advisers are acting for the responsible entity of the IOF.
</body></html>

Morgan Stanley seeks buyer for Investa Property Group holdings

<html><body>
 Capital city medians are an interesting indicator of price trend.
There are four data suppliers for housing prices in Australia, the Australian Bureau of Statistics (ABS), CoreLogic RP Data, Australian Property Monitors (APM) and Residex.
Westpac have tracked their results through the graphs below.
<img src="/images/2015/02/11/a-feb-11-one.jpg" alt="">
<img src="/images/2015/02/11/a-feb-11-two.jpg" alt="">
<img src="/images/2015/02/11/a-feb-11-three.jpg" alt="">
<img src="/images/2015/02/11/a-feb-11-four.jpg" alt="">
<img src="/images/2015/02/11/a-feb-11-five.jpg" alt="">
<img src="/images/2015/02/11/a-feb-11-six.jpg" alt="">
<img src="/images/2015/02/11/a-feb-11-seven.jpg" alt="">
<img src="/images/2015/02/11/a-feb-11-eight.jpg" alt="">
<img src="/images/2015/02/11/a-feb-11-nine.jpg" alt="">
<img src="/images/2015/02/11/a-feb-11-ten.jpg" alt="">
<img src="/images/2015/02/11/a-feb-11-eleven.jpg" alt="">
<img src="/images/2015/02/11/a-feb-11-twelve.jpg" alt="">
 
</body></html>

Capital city medians - all four data companies compared in graphs

<html><body>
Property group Mirvac's first-half operating profit rose by 15.5% to $230 million.
Its residential division holds $1.3 billion of exchanged pre-sales contracts with some 2,200 lots to be delivered in the full 2015 year.
The report noted adding dwelling activity and housing finance was up in all four major states and "monetary policy continues to be effective".
"Above historical average population growth in NSW and broad-based economic strength supports long pipeline of required dwellings in Sydney," chief executive Susan Lloyd-Hurwitz reported.
Around 73% of its nine new projects totalling 3,350 lots have been across Sydney.
It's residential projects scheduled until 2019 include::
NSW
<ul>
<li>Bondi</li>
<li>Gledswood Hills</li>
<li>Green Square</li>
<li>Googong</li>
<li>Harold Park</li>
<li>Marsden Park</li>
<li>Moorebank</li>
<li>New Brighton</li>
<li>Sydney Olympic Park</li>
<li>Waterloo</li>
</ul>
VIC
<ul>
<li>Cheltenham</li>
<li>Dallas Brook</li>
<li>Donnybook</li>
<li>Eastern Golf Club</li>
<li>Harcrest</li>
<li>Rockbank</li>
<li>Smith’s Lane</li>
<li>Yarra’s Edge</li>
</ul>
QLD
<ul>
<li>Art House</li>
<li>Darien Street</li>
<li>Gainsborough Greens</li>
<li>Waterfront </li>
</ul>
WA
<ul>
<li>Baldivis</li>
<li>Claremont</li>
<li>Meadow Springs</li>
<li>Osprey Waters</li>
<li>West Swan </li>
</ul>
</body></html>

Latest Investing Insights

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

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Investing Insights

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

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News