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

<html><body>
At $825,000, a median priced Sydney house is almost $200,000 more expensive than one in Melbourne, according to CoreLogic.
It’s more than double the median price of a Hobart home, and almost $300,000 more than a typical house in Perth.
Property Observer looks at recent sales to see just how far $825,000 will go in some of Australia’s other capital cities. 
<h3>Sydney:</h3>
<a href="https://www.realestate.com.au/property-house-nsw-the+ponds-118298403" target="_blank">69 Mosaic Avenue, The Ponds, NSW</a>
<img src="/images/2014/12/15/1.jpg" alt="">
This four bedroom single level home sold for $820,000. The house with a backyard and double garage and ducted air conditioning is located in The Ponds, 40 kilometres north-west of the Sydney CBD.
<ul>
<li>Price: $820,000</li>
<li>Bedrooms: Four</li>
<li>Land size: 450 square metres</li>
<li>Drive to CBD: 40 minutes</li>
</ul>
<h3>Melbourne:</h3>
<a href="https://www.realestate.com.au/property-house-vic-heidelberg-118217635" target="_blank">5 Halifax Avenue, Heidelberg, Vic</a>
<img src="/images/2014/12/15/2.jpg" alt="">
A four bedroom house located in the north-eastern Melbourne suburb of Heidelberg sold for $825,000 last month. However, this one’s much closer to the city than The Ponds’ offering around 11 kilometres from the CBD. 
<ul>
<li>Price: $825,000</li>
<li>Bedrooms: Four</li>
<li>Land size: 613 square metres</li>
<li>Drive to CBD: 30 minutes</li>
</ul>
<h3>Brisbane:</h3>
<a href="https://www.realestate.com.au/property-house-qld-taringa-118083059" target="_blank">46 Swann Road, Taringa, Qld</a>
<img src="/images/2014/12/15/3.jpg" alt="">
This Queenslander has four bedrooms and three bathrooms. One bedroom and one bathroom are located downstairs, which has separate access and can act as a granny flat. The home sold for $24,000 less than Sydney’s house price, and is situated around 7 kilometres from the CBD.
<ul>
<li>Price: $801,000</li>
<li>Bedrooms: Four</li>
<li>Land size: 511 square metres</li>
<li>Drive to CBD: 12 minutes</li>
</ul>
<h3>Hobart:</h3>
<a href="https://www.realestate.com.au/property-house-tas-sandy+bay-116898179" target="_blank">5 Duke Street, Sandy Bay, Tas</a>
<img src="/images/2014/12/15/4.jpg" alt="">
A five bedroom house in Australia’s cheapest capital city sold for $820,000 earlier this year. The circa 1920 house has two levels and is located just outside of Hobart’s CBD.
<ul>
<li>Price: $820,000</li>
<li>Bedrooms: Five</li>
<li>Land size: 734 square metres</li>
<li>Drive to CBD: Seven minutes</li>
</ul>
<h3>Perth:</h3>
<a href="https://www.realestate.com.au/property-house-wa-lesmurdie-117846895" target="_blank">27 Rootes Road, Lesmurdie, WA</a>
<img src="/images/2014/12/15/5.jpg" alt="">
Buyers paid $825,000 for this four bedroom, two bathroom house in Lesmurdie. The house is set on a 1,803 square metre block, with a large patio and in ground pool. It’s located in Perth’s eastern suburbs, around 26 kilometres from the CBD.
<ul>
<li>Price: $825,000</li>
<li>Bedrooms: Four</li>
<li>Land size: 1,803 square metres</li>
<li>Drive to CBD: 35 minutes</li>
</ul>
</body></html>

jrichardson-uRX5hFdKfN

What will Sydney’s median house price buy you around the country?

<html><body>
The top sellers’ markets across Australia, where there are the most people looking per listing, have been released by realestate.com.au.
The top 10 reveal that South Australia remains strong on the list, with Parkside taking out top spot again – having maintained the result over the last 11 quarters.
The figures are based on the September to November 2014 quarter’s views on the site.
The top 10 revealed suburbs:
<ol>
<li>Parkside, South Australia 
</li>
<li>Unley, South Australia 
</li>
<li>Engadine, New South Wales 
</li>
<li>Norwood, South Australia 
</li>
<li>Albert Park, Victoria 
</li>
<li>Unley Park, South Australia 
</li>
<li>Cherrybrook, New South Wales 
</li>
<li>Holland Park, Queensland 
</li>
<li>Bella Vista, New South Wales 
</li>
<li>Ringwood North, Victoria</li>
</ol>
New South Wales, while still a good result, has seen the number of suburbs on the list halved since last quarter.
Parkside, Norwood, Cherrybrook and Bella Vista have all been on the list previously.
Tom Ainsworth, realestate.com.au’s head of sales, said that it’s good news for sellers as it means there is a high amount of interest in buying their property when they put it to market.
“If a suburb is consistently featuring on the Top Sellers’ Markets list, it shows that buyers are determined to find a property in this area and are always checking the site to see if a listing has come up,” he explained.
Property Observer isn't quite sure why Parkside has seen such strong success. With 2,286 private dwellings in total in the area, REA statistics note that when considering properties for sale there are 102 visits per property compared to the 65 visits per property for the Adelaide average.
Why do you think this area has made the list?
</body></html>

jduke-EHk3XBmHkn

The 10 suburbs with the most buyers per listing: REA

<html><body>
GUEST OBSERVATION
"<a href="https://www.newcriterion.com/articles.cfm/Herb-Stein-s-law-7531" target="_blank">If something can’t go on for ever, it won’t.</a> – Herb Stein, chief economic adviser to former US president Richard Nixon.
China’s economic rise has been a good news story for Australia. According to most economic policymakers and commentators, the growing middle classes of China and the rest of Asia will ensure Australia continues to flourish over coming decades.
Treasurer Joe Hockey, for example, recently <a href="https://jbh.ministers.treasury.gov.au/speech/024-2014/" target="_blank">argued</a>: "China’s middle class of around 150 million people is expected to reach one billion in just 16 years … This rising middle class of Asia wants what comes from Australia’s farms and our gas fields. They want to come here as tourists, attend our universities and they need our financial sector to manage their wealth and plan their retirement."
Reserve Bank economist Alexandra Heath also <a href="https://www.rba.gov.au/speeches/2014/sp-so-211114" target="_blank">contends</a>: "Even if the sustainable growth trajectory for the Chinese economy gradually declines over the medium term, the economy is much larger than it was and is still growing. This implies there will continue to be a huge appetite for commodities of many kinds."
They could be right, and if you judged future opportunities based on past performance you’d be reasonably confident. But what if they’re wrong? Is Australia prepared if the optimistic scenario doesn’t eventuate? Do we need a plan B?
Australia is now the most China-dependent economy in the world. Australian exports to China have grown from <a href="https://www.treasury.gov.au/PublicationsAndMedia/Speeches/2014/CEDA-27112014" target="_blank">8.5% of the total in 2003-04</a> to <a href="https://dfat.gov.au/publications/tgs/index" target="_blank">32.5% in 2013-14</a> – and they continue to grow.
Australia’s dependence on its top three export destinations has also increased over the past ten years. The top three accounted for 33.7% (Japan 15.7%, US 9.5% and China 8.5%) in 2003-04, rising to 55.1% (China 32.5%, Japan 15.8% and South Korea 6.8%) by 2013-14. The top five now account for 63.7%, up from 47.7%.
More worryingly, not only is Australia more China-dependent, but so is most of the rest of Asia. This means that a China slowdown (or worse) will also hit Australia’s exports to Japan and South Korea – our second and third-largest export destinations.
Let us hope that the dreamers are right about China’s long-term progress and that the doomsayers are wrong. But remember also that all of this export growth to China occurred without the free trade agreement that Australia and China have <a href="https://www.pm.gov.au/media/2014-11-17/landmark-china-australia-free-trade-agreement" target="_blank">concluded negotiating</a>. It’s possible that the agreement will help to diversify Australia’s export mix to China – <a href="https://www.smh.com.au/business/the-economy/who-wins-in-australiachina-free-trade-agreement-20141117-11ojvd" target="_blank">more agriculture, more services</a> – but it might also just make us more vulnerable down the track as Australia becomes even more dependent on China for earning foreign exchange.
Current policy settings aim to reinforce Australia’s strengths. While this has worked well for us over recent years, Australia’s long-standing economic vulnerabilities remain. These include our vulnerability to falls in the demand for – and prices of – <a href="https://www.theaustralian.com.au/business/news/iron-ore-price-resumes-downwards-trend/story-e6frg906-1227142842905" target="_blank">resources</a>, and high levels of <a href="https://www.aph.gov.au/About_Parliament/Parliamentary_Departments/Parliamentary_Library/pubs/rp/rp1415/Quick_Guides/AustForeignDebt" target="_blank">foreign</a> and <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2014-05-07/household-debt-the-big-threat-to-australian-economy/5435844" target="_blank">household</a> debt.
This leads us to the big question: does Australia need a Plan B? And what would that be? A Plan B would involve a realisation that while resources have helped to make Australia rich, they’re not enough to sustain our prosperity over time. Australia needs active policy efforts to diversify the economy away from a reliance on resources and on buying and selling houses.
Policymakers need to reconsider industry policies and think of ways to develop new industries rather than just support old ones in ad hoc ways. Efforts to extract greater rents from Australia’s <a href="https://www.miningaustralia.com.au/news/foreign-ownership-dominates-mining-industry-rba">80% foreign-owned</a> mining sector are also necessary – that is, through mining taxes. Encouraging the development of renewable technologies through a carbon price should also be a no-brainer for Australia.
In other words, the two policies that the Abbott government <a href="https://www.news.com.au/national/budget-what-did-the-abbott-government-achieve/story-fncynjr2-1227144981800">trumpets as successes</a> are anything but.
The continuing transformation of the Australian political economy is likely to cause ongoing political volatility as Australian governments deal with the electoral consequences of structural changes and economic vulnerabilities.
The best way to ease the pain and avoid resistance to necessary structural reforms is to ensure a fairer distribution of Australian prosperity and a fairer distribution of the pain when the current period of economic growth ends. There are no guarantees of political success, but a fairer political economy is likely to underpin support for economic openness and flexibility. Both are vital preconditions for a more productive economy.
Improvements in productivity – the efficiency of labour and capital – and an egalitarian distribution of the fruits of that productivity are what matters for long-term prosperity. Getting Australia’s policymakers and the wider population to realise that the two are not contradictory is the short-term challenge.
Both good and bad things can come from political processes but we cannot remove politics from the equation. It is worth remembering that Australia is a <a href="https://theconversation.com/income-and-wealth-inequality-how-is-australia-faring-23483">wealthy and relatively equal country</a> because of political interventions, not despite them. Australia needs to utilise its luck to lessen its vulnerabilities.
If policymakers simply believe that China will sustain Australia’s prosperity over the next 20 years, then many Australians will think there’s no reason to change tack – until it’s too late.
Tom Conley is senior lecturer, School of Government and International Relations at Griffith University.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>.
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Australia’s China dependence: Do we need a Plan B?

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Christmas is coming, our homes (and soon our bellies) are filled with egg nog and mince pies. But that’s no reason to forget about your property portfolio.
With some time away from work to reflect on the year and the important things in life, it’s worth considering how you can improve your property portfolio. If you haven’t yet built your property portfolio, then here are some steps to bear in mind.
Here are seven questions to ask yourself over the break:
<img src="data:image/png;base64,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" alt="">Do I have any underperformers in my portfolio?
First things first, it’s time to identify the properties that just aren’t pulling their weight. Perhaps this is through lacklustre capital growth with few future prospects, or even high vacancy rates and subsequently poor cash flow that’s draining your bank account dry.
Taking a critical look at your worst performers will quickly alert you to what needs to be done. Perhaps selling the property is an option, or maybe you’re willing to ride it out a little longer. Do your calculations around what your bottom line looks like with both your underperformers included and the money redirected elsewhere.
<img src="data:image/png;base64,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" alt="">Am I hitting my goals?
Part of investing in property is setting achievable, measurable goals that you can keep tabs on. If you haven’t set any goals, then now is the time to do so. If you had goals already, ensure that you are on track to meet them. If not, why not? What went wrong or changed? Perhaps your underperforming properties are holding you back from achieving what you had said out to do, or maybe your goals were too bullish.
<img src="data:image/png;base64,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" alt=""> Has my lifestyle changed, or is likely to change in the future?
Over the past year, you may have changed jobs, had a windfall or joint finances with another person. Revisit your portfolio with this in mind and consider your altered savings and discretionary income capacity.
You may find that you are now able to do more things with your money if you wanted, or to pay down debt more quickly. On the other hand, you might discover that your financial comfort is heading south.
Consider any upcoming changes over the next year that may impact on your finances. Obviously, not everything is predictable. However, if you’re actively looking into a job change or are trying for a baby, be aware of the financial pressures.
<img src="data:image/png;base64,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" alt=""> Can I move my portfolio ahead more quickly?
With a year behind you to reflect on the properties, you may find that you have an increased level of equity in the homes – especially given some of the recent strong rises in the market. If this is the case, it may be worth exploring your options around refinancing and buying another property, renovating with the equity and a number of other options that could help you reach your goals.
<img src="data:image/png;base64,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" alt=""> Do any of my properties need updating?
If you haven’t kept up to date with maintenance, repairs and even moderate renovations where possible then it’s time to start planning this. If any of your tenants are moving out soon then it’s the perfect opportunity to do a refresh.
Remember, keeping your homes in good working order is not only beneficial for the tenants who live there but also for protecting your assets.
<img src="data:image/png;base64,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" alt=""> Have I built in some risk mitigation?
Consider your insurances, savings and financial buffers and make sure you’ve considered the risks of property investing. Property prices can and do drop, so do consider how to protect yourself in the event of a falling property market or any of the aforementioned changes in your financial and personal circumstances.
In some cases, this risk mitigation will be leaving a certain amount of equity in the property, or paying it down a little more quickly, to avoid the possibility of negative equity. In other instances, you may want life insurance or another form of protection. Consider your own comfort levels with risk.
<img src="data:image/png;base64,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" alt=""> What is the plan looking ahead?
With all of the above information in mind, now it’s time to look towards the plan for the next year and in the future.
Noting down practical things to do (such as to get a valuation on a property or to sort out Landlord’s Insurance), as well as general comments around goals for the rest of the year, should put you on the right track.
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Seven questions to ask yourself about your portfolio

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Hi Margaret,
I was reading about Capital Gains Tax (CGT) on principal residences and I was wondering if CGT is applicable on an elderly parent’s home after they have moved to a nursing home. If the home is rented out to pay for the ongoing expenses of nursing care, is CGT applicable after she has passed and the home is sold? Alternatively, if a family member lives in the home until such time as she passes, is capital gains also applicable?
Presently there is family division (as usual) about the way her assets and home should be managed.
Regards,
Katherine
Margaret Lomas' answer is on the next page. Please click below.
<hr class="system-pagebreak">
Capital gains tax is a complicated issue, and I wanted to be sure I got this right for you, so I called my Property Success resident tax expert, Ian Rodrigues, and checked that my understanding around this was correct.
If you own a Principal Place of Residence (PPOR) from which you are absent and you rent it out, you have a six year period where you can have an exemption from CGT, as long as you don’t claim another PPOR exemption. 
If you don’t rent it out, the amount of time that you can claim that exemption is unlimited. This would mean that, as long as the period did not exceed 6 years, renting it out in order to help pay those expenses would be OK. 
Once she passes, the status of the person’s CGT position shifts to those who inherit – if it is still considered her PPOR (so in that six year period) then the CGT status transfers, and the beneficiaries have two years to sell before they incur CGT.
If a family member lived there, and it was to simply take care of the place for your mother, and not a market based arrangement on the same terms as a third party tenant, then this would likely be considered to be the same as if no one lived there.
Of course, if your mother bought the property prior to 19 September, 1985, then all of the above is moot – it’s a pre CGT asset anyway and no CGT applies in any circumstance.
Always check with a good accountant or even the tax office itself though, to ensure that your own situation is covered by these rules.  It’s quite easy to get a private ruling in the event that no one seems sure and that way, you have it all in writing!
Have a property question?  <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
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mlomas-KC9MUPZ6Ca

Ask Margaret: Is CGT applicable if an elderly resident moves to a nursing home?

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There are 1,324 auctions scheduled this week in Melbourne compared to 1,616 for the same time last year.
The highest volume of auctions will be in Reservoir, which has 33 expected.
Last week was the second largest weekend for auctions in the city's history with 1,733 auctions compared to 1,837 in late October. The clearance rate dropped from 71% to 66%; this comparison between the two almost identical weeks provides a very clear summary of the change in the market over two months.
There are only two weekends for auctions now until Christmas.
On a citywide basis, the time on market results for houses sold at private sale contracted from 32 to 31 days over the last week and vendor discounting eased slightly to -5%.
Key data:
<ul>
<li>Clearance rate week ending 7 December: 66%</li>
<li>Melbourne auctions expected week ending 14 December: 1,324</li>
<li>Melbourne private sales time on market week ending 7 December: 31 days (houses)</li>
<li>Melbourne vendor discounting market week ending 7 December: -5% (houses)</li>
<li>Listings being prepared for market are 0.4% higher in month ending 7 December (seasonally adjusted)</li>
</ul>
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Reservoir homes go under the hammer: Melbourne's weekend auction preview

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The Golden Sheaf hotel at Double Bay has been sold to an eastern suburb's private investor on a 6.6% net yield.
It is on a lease-back agreement, and while no price or buyer was formally disclosed, Fairfax Media suggests just above $40 million was paid by investor Vaughan Blank.
News Ltd papers say $41 million plus.
Bruce Solomon will remain the tenant of the Golden Sheaf, using the proceeds to expand the Solotel business.
It was listed in September through <a href="/news/double-bays-golden-sheaf-hotel-returns-to-market-as-freehold-only">JLL and CBRE Hotels</a> subject to leaseback to the hotel and hospitality group, Solotel.
The hotel was offered with a combined 40 year triple net lease to the Solotel Group, with a straight 20 year first term and fixed annual rental growth of 3% per annum.
It sold through John Musca, director, investment sales, JLL Hotels &amp; Hospitality Group, and Daniel Dragicevich, CBRE Hotels director.
The hotel occupies a 1,669 square metre site area with future development potential.
The SMH previously reported it is considered among the country's most profitable pubs.
It was listed initially in <a href="/news/nsw/double-bays-sheaf-comes-with-golden-expectations">mid-2011</a>.
The heritage-listed 1936 pub was bought for $5,327,000 in 1991. 
Its New South Head Road premises was expanded after $4.8 million was spent in 2006 with purchase of the adjacent George's restaurant from Leo Varvaritis.
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Bruce Solomon sells Double Bay's Golden Sheaf Hotel

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GUEST OBSERVATION
Finally, <a href="https://fsi.gov.au/publications/final-report/executive-summary/" target="_blank">Financial System Inquiry</a> chairman, David Murray, has brought some consistency into two hot debates running in finance.
Parliament, financial media commentators and a whole range of vested interests have argued at length over the last year about who can give financial advice, how they should be remunerated, how they should be trained and what qualifications they should have.
At the same time there has been an <a href="/news">ongoing debate</a> in the media, through speeches and submissions, about who is appropriately qualified to be trustees of large superannuation funds.
The same groups have made the opposite arguments in the two cases.
One group of institutions, mainly the industry super funds, has been arguing that we need to have greater independence of financial planners and advisers. Another group of institutions, mainly the retail super funds, have been arguing that advisers can be aligned but should be more closely controlled. Most importantly, they argue that they should be more professional. The recent political fight around the roll back of Labor’s Future of Financial Advice (FOFA) reforms has essentially been focused on these issues of independence and professionalism.
At the same time the retail super funds have been pushing to ensure that a majority of the directors of superannuation funds should be independent. They are pushing the case for greater professionalism of superannuation trustees. By contrast the industry super funds have been arguing that this is not necessary, and that trustees do not need special knowledge. Most particularly they have argued that trustees coming from particular employers and particular employee groups, without any particular qualification, are appropriate.
Murray has pointed out the inconsistency. If the person advising me on my $200,000 superannuation fund must be professional, then the trustee for a fund managing $2 billion for its members surely deserves the same respect.
Clearly both are important. An adviser who gives me bad advice can ruin my retirement and my life. Notably however, a superannuation fund which makes mistakes can cost thousands of people security in their retirement. There are three reasons to think that the latter is more important.
The 2010 <a href="https://www.supersystemreview.gov.au/content/content.aspx?doc=html/final_report.htm" target="_blank">Cooper report</a> into the superannuation system pointed out that by 2035 the average superannuation fund supervised by the Australian Prudential Regulation Authority (APRA) (that is, excluding the self-managed sector) will be managing $53 billion on behalf of superannuants. This is a very large amount of money, the lifetime savings of thousands of members. Putting to one side the politics and the vested interests, clearly it is extremely important that the directors of superannuation funds be appropriately qualified and highly skilled.
The second reason is that superannuation sector is not simply important to individuals, but to Australia’s economic future. Murray makes clear that the superannuation sector is well on the way to being one of the largest components of the Australian financial system, not far from the size of the banks. Where and how it invests will shape much of Australia’s growth and development. This alone is a key reason to demand a high degree of professionalism in the management of the sector.
The third argument Murray makes for independence of directors, is that since people can choose which fund they join, the superannuation funds will be increasingly de-linked from particular industries. If anyone can join a fund, there is little reason for the trustees of the fund to belong to a particular sector of the workforce (employers or employees).
One would actually hope that APRA would have a say in approving who could be a trustee of a major superannuation fund, and would set very high standards of training and experience.
There are lots of vested interests involved in these debates. Murray has however given us reasons to sit back and ask, what is the best structure for the future? This is important to Australia’s future.
So let’s have some honesty and consistency in the public debate. If professionalism is important at the level of the individual then we should expect high standards of professionalism from the trustees of superannuation funds. Arguably, trustees of major funds should be held to a higher standard.
Rodney Maddock is Vice Chancellor's fellow at Victoria University and adjunct professor of Economics at Monash University.
This article was originally published on <a href="https://theconversation.com" style="line-height: 1.3em;">The Conversation</a>.
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rmaddock-AxiRakmDz9

Murray pinpoints inconsistency on financial advice and super trustees

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While the economy’s not booming, it is improving, according to CBRE’s Market Outlook Australia report.
The report notes that average yields are expected to decrease next year in retail and industrial property.
Offices are expected to see stabilising average yields.
<img src="/images/2014/12/10/cbre%20dec%2010%20one.png" alt="">
Source: CBRE
However, while 2014 has seen a downward shift in yields in all three sectors and varying conditions in tenant markets, 2015’s limited rent growth expectations should be seen as a slight positive coming off of a softening yield year.
“Our broad view is that prime yields will stabilise through the year as the rent cycle is weak and IRRs remains steady. Further softening in Perth/Brisbane offsets modest compression in Sydney/Melbourne in 1H 2015,” the CBRE report noted.
Looking towards industrial, however, they noted that prime warehouse continues to perform well in comparison to secondary stock. Those with prime warehouse assets may see some rental growth.
Larger format retail and sub-regional/neighbourhood centres are also expected to outperform in the retail category, while those with prime retail may not have such a good 2015.
For the majority of commercial assets it seems CBRE is predicting a slow growth environment.
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Commercial rent expectations for 2015: CBRE

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A private local developer has paid $48 million for the Chapel Street site, a large land parcel in the heart of Rockdale. 
The sale was negotiated by Savills Australia on behalf of <a href="https://ninemsn.commercialrealestate.com.au/property/2011303987/for-sale/nsw/rockdale/development-land" target="_blank">Rockdale City Council</a>.
Situated between Bay Street and Lister Avenue, it spans 7,419 square metres across three sites.
The holding is zoned part B2 Local Centre and part R4 High Density Residential under the Rockdale Local Environment Plan 2011. 
 Council provided a concept plan which indicates the potential for over 300 units plus retail space.
“Rockdale and surrounding suburbs such as Wolli Creek, Arncliffe, Brighton le Sands and Kogarah are the focus of a new wave of development activity that is regenerating southern Sydney’s key urban precincts,” according to selling agents Robert Lowe of Savills Metropolitan &amp; Regional Sales and David Poppleton of Savills Residential Special Projects.
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