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.

Joel Robinson

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

Lender, fund manager and apartment developer Princeton has completed <a href="https://www.apartments.com.au/buildings/marque-rockdale-602-608-princes-highway-rockdale-nsw-2216">Marque Rockdale</a>, the first new apartment development in South Sydney to provide its owners with a 10-year Latent Defects Insurance policy, the most comprehensive insurance available for a new apartment building.

The policy has been a key consideration for prospective purchasers of the 58 one-, two-, and three-bedroom apartments, strategically located between&nbsp;Rockdale Plaza and Rockdale Station.&nbsp;

Buyers have also been drawn to the fact that it is one of few new apartment developments delivered in the suburb in the last 10 years, and the only one located on Princes Highway to be set well back from the street to reduce noise. There's also a communal rooftop, a rarity in the suburb, complete barbecue facilities, landscaped seating areas, a children's play zone and herb gardens.

[smartcode_project:default project_id=136442 project_image_fid=374084]

Ray White Projects’ Matt Otway said buyer enquiry reflected the increasingly diverse and cosmopolitan population that has made Rockdale home.

“We’re seeing strong interest from a broad mix of buyers, including young professionals and people who have rented in Rockdale and the surrounding suburbs and now see Marque as an opportunity to buy a brand-new apartment in an area they already know,” Otway said.

“Proximity to the CBD and Sydney Airport is another key advantage particularly for buyers working in these locations who want the added convenience of living close by.”

Investors have also been attracted to the project, with rental yields of more than five per cent, which is considered a strong result for the Sydney market.

[smartcode_project:default project_id=136442 project_image_fid=374090]

Adding another layer to the buyer proposition is Marque's 10-year Latent Defects Insurance policy from Resilience Insurance, making it the only new apartment development in Rockdale to offer the cover.

The policy protects apartment owners against major structural and waterproofing defects for 10 years following completion, giving Marque purchasers cover until early 2036 at no additional cost.

The likelihood of defects emerging has also been mitigated through the Technical Inspection Service (TIS), which saw independent experts inspect the building at various stages throughout construction to identify potential issues during the build, rather than after the fact.

SDSS, which provided the TIS, consistently ranked the construction quality at Marque, undertaken by iCIRT-rated builder Coplex, among the best across its extensive portfolio of projects.

[smartcode_project:default project_id=136442 project_image_fid=374088]

Otway said the LDI had become a major drawcard for buyers, particularly given Rockdale has seen relatively little new apartment development over the past decade.

"Rockdale hasn't had a lot of new apartment buildings in the last decade, and has never had a project with 10-year defect insurance," Otway said.

"Marque presents a truly rare opportunity at an affordable price point, so well connected to the Sydney CBD."

One-bedroom apartments at Marque start from $735,000.

[smartcode_project_cta:default project_id=136442]

Marque Rockdale completes as South Sydney’s first apartments backed by 10-year defect insurance

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

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

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Apartment living is popular and apartments are also sought after investments and today the location, price range and style of apartment you can buy is varied.
So I found myself asking, given all of the options available, what makes a good apartment?
So I spent a little time having a look at a number of chatroom and information sites where other people were asking just this question. I found potential buyers, investors, people looking to rent and parents looking to buy for their kids, asking this question, sharing their views, experiences and their concerns. What I found was a pattern of comments and advice that soon came down to about fourteen points.
Many of the points were common and we would recognise them here in Sydney, or indeed in any city. Some concerns like noise and parking and access to a local supermarket came up quite a few times.
I thought that I would share with you the results of my personal research, because I think it’s a good idea to keep reminding ourselves about what buyers, tenants and investors are looking for when they come into the market, no matter how robust conditions might currently be. Here are some of the key points I discovered.
Upfront, having apartments that were soundproof was a clear concern, and it’s not an uncommon point of discussion when taking a project to market. Clearly people want peace and quite when they are at home. Then came a comment about water pressure, it’s one that does not come up that frequently, but again it’s an important day to day issue. I do know of comments however in buildings with central hot water systems that it’s sometimes necessary to run taps for a few minutes to get hot water to the shower or kitchen sink – something to think about.
However in third place I found repeated comments about noise, street noise, traffic noise and pool noise, there’s been some discussion about noise pollution and as urban areas become far more concentrated clearly it’s a point of concern. Personal safety was also a high-priority issue, secure buildings and neighbourhoods are seen as a plus.
Now the next one did surprise me. Many people buying into an established building were trying to establish if there were short-term leases on offer. This was seen as a big negative and a possible indication of poor management. Most people believed that these buildings should be avoided. This a recent concern in Sydney and an issue that needs a lasting solution. Residential apartment buildings are clearly not hotels in the minds of the community.
Then I came to a very familiar topic and one that got lots of attention, parking. The topic was a concern not only about secure parking in particular buildings, but also easy access to visitor parking and easy on-street parking for deliveries or service calls. Day time parking was an issue in areas with clearways and the restrictions they impose on both residents and visitors. All of which is very familiar.
Ample storage was another pointer, storage that was clean, easy to access and not damp! Then I saw many comments about looking for buildings that allow pets, so that’s an area we seem to have right in Sydney, where most buildings welcome pets and it’s seen as a sensible policy.
The appearance and up-keep of an apartment building was covered in many comments, however the main concern was the ventilation of common areas, in particular the hallways leading to apartments. Buyers were unimpressed with cooking smells, stale air and artificial light. Clearly all common areas need to be fresh, with some natural light and good ventilation top of the list.
Talking about design, buildings and apartments that were well designed to cope with high summer temperatures, or cold winters were seen as a plus, environmental planning for shifting weather patterns is clearly on the minds of apartment dwellers. Nobody wants to come home to an apartment that feels like an oven in summer or a fridge in winter. Natural shading and cross ventilation is seen as a good option here by many chat participants.
Then I came to three common pointers regarding location. These were, look for apartments within walking distance of a supermarket, so there’s not always a need to drive. Be close to public transport or easy road and motorway access and the third golden rule of location for apartment dwellers was access to varied areas of open space, parks and wilderness.
But when looking to buy into or rent an apartment it was this last point that I thought was the most telling. That was to look for buildings that have clean and well ordered garbage rooms, because this means good management and above all thoughtful residents.
I found my chatroom visit very reassuring and helpful and worth sharing.
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pchittenden-eLqUUC8TWW

What makes a good apartment

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New South Wales home owners' rights to claim compensation for structural defects in their home will be reduced after legislative changes that will soon take effect.
Currently, the NSW government grants a six-year warranty for "structural defects" made by developers or builders. The warranty now only covers "major defects", which the government defines as those that cause "the inability to inhabit or use the building (or part of the building) for its intended purpose," or "the destruction of the building or any part of the building" or "a threat of collapse" of the building or any of its parts.
Some speculate that the downgraded scope of the warranty will result in only a two year warranty being granted for many defects which were previously covered for six years.
According to David Bannerman of Bannerman Lawyers, the changes will mean home owners will no longer be compensated for issues such as external cracking, reducing costs for the government.
"The relief to the Government coffers should be immediate, because it has taken the extraordinary step of making many of the amendments, including the change from 'structural' to 'major' defects, retrospective," claimed Bannerman.
The changes introduced in the Home Building Amendment Act 2014 are likely to come into effect on 1 December.
For home owners who wish to make claims for building defects made within the past six years, Bannerman advised they take the following action before 1 December:
<ol>
<li>Commence legal proceedings against the builder or developer responsible for their home, where there is an available action for breach of the warranties (i.e. building defects), or</li>
<li>Where the circumstances and policy terms allow, lodge a claim with the home owner's warranty insurer.</li>
</ol>
Source: Bannerman Lawyers
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jrichardson-uRX5hFdKfN

NSW home owners' dodgy construction claims curbed by government

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When purchasing an investment property, or even a home, it’s unlikely for many to consider what they’re going to do on the selling end. However, considering your future re-sale prospects and what you may need to do if your property plans go toe up is a worthwhile exercise.
It is this type of future planning that is what is known as your ‘exit strategy’. By thinking about what you will do if you lose your job, or the property doesn’t perform, you are not only preparing yourself for the worst case scenario but also providing yourself some significant forethought that may see you re-think your property purchase.
This term is often used to explain your “end game” – that is, where you hope to end up with property. For some, this may be selling down a whole portfolio and living off of the capital gains in retirement. However, an ‘exit strategy’ is more your emergency plan for when things are not going according to how you’d imagined.
Even if your mantra is “never sell” or you are purchasing the property to hand down to your children, an exit strategy is prudent.
Types of ‘exit strategy’
Selling up is likely the most common, although not the only, exit strategy available. There are some other far less likely outcomes that may be worth a consideration. For instance, for those who are renting and looking to buy an investment property nearby, moving into the property could be considered a form of exit strategy. You may also want to develop the block if this is a possibility.
There is also the possibility, particularly if you have a portfolio of properties, that you can restructure your loans, or that you can organise to sell specific properties but not others. It’s worth discussing the CGT implications with your accountant and to get your broker on board early on to discuss your loans. For example, you may be able to pay interest only for a period if you are finding it unaffordable.
For the purposes of this article, we will assume that your exit strategy is to sell.
You must consider the following:
<ul>
<li>How much of a loss can I stomach on this property? </li>
<li>In what situation would I sell up? (Falling market, loss of job, long-term vacancy, other opportunity becomes available) Knowing the signals can help you sell before it’s too late, and you can ensure that you have adequate protection that may stop you, or your family, needing to sell up. This could be life insurance, landlord’s insurance or even income protection.) </li>
<li>What are the costs associated with selling? </li>
<li>When am I likely to need to sell? </li>
<li>Are there many prospective buyers (and will there be in the future)? </li>
<li>How long is it likely to take to sell the home (days on market, current trends)?</li>
</ul>
While you don’t want to employ your exit strategy until you very much have to, remember, this is your last-resort option, if you haven’t adequately planned upfront or the unexpected occurs, then you may need to sell fast.
To protect yourself from rushing through a sale process, ensure you have built in the correct insurances and buffers to have a financial barrier that allows you to hold the property for a full selling campaign that is typical of the area. You will want to speak to an accountant, and potentially a financial planner, to help prepare yourself in case of a downturn. Some areas will take longer to sell than others, and if you’re falling in a downward spiralling market then you need to be prepared. 
Some investors even go so far as to consider “market indicators” that will dictate when it’s time to bring in the exit strategy. Perhaps it’s when the market gets too hot, or when a notable decrease in rent is noted. Each investor will differ in when they think the indicators suggest it’s time to sell, and some are happy to weather out a downturn in the cycle, confident that the future will bring an upturn. It’s up to you to determine your own comfort level.
The aim is to never be forced to put the exit strategy into place – hopefully by purchasing well and planning in advance – but if you forget this crucial stage then you may find yourself in a less than comfortable position.
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jduke-EHk3XBmHkn

What is an ‘exit strategy’? Investment terms explained

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The local <a href="https://www.smartcompany.com.au/growth/economy/25199-sorry-gerry--we-re-thriving-smart50-online-furniture-retailers-say-harvey-wrong-on-sector-s-sales">home furniture market</a> is set for a shake-up, with US furniture manufacturer Ashley Furniture reportedly set to open its first Australian store next month.
While Australian consumers can currently purchase Ashley Furniture products through Le Cornu, owned by ASX-listed Fantastic Holdings, <a href="https://www.afr.com/p/opinion/bums_on_seats_us_giant_ashley_furniture_7cltvePvh3hXKKl6BB1RNN">Fairfax reports</a> the first Australian standalone Ashley Furniture retail store will open in the Adelaide suburb of Gepps Cross in early December.
The store will be located in a homemaker centre that is already home to competitors Harvey Norman and Super Retail Group-owned BCF.
Ashley Furniture is owned by the Wanek family and is estimated to have a turnover of more than $US 3.5 billion ($4 billion) annually. The business was founded by 73-year-old billionaire Ronald Wanek, who is estimated to be worth $US1.97 billion by Forbes, and is currently led by son Todd Wanek.
Starting out as a sales company in 1945, Ashley Furniture merged with furniture manufacturer Arcadia Furniture in 1976. The first Ashley Furniture HomeStore retail outlet opened in Alaska in 1997 and by 2003, the company was operating 100 retail outlets in the US.
Ashley Furniture also operates stores in Canada, as well as South America and Asia, and according to Fairfax, is planning to open further stores around Australia.
The US company will be hoping to secure a sizeable slice of the Australian furniture retail market, which according to IBISWorld, is worth approximately $7.7 billion.
IBISWorld estimates some 4,364 business current operate in the local market, which includes retailers of household furniture, blinds, awnings and mattresses. Harvey Norman is estimated to hold the largest market share at 14%, followed by Steinhoff Asia Pacific Holdings, parent company of Freedom, Bay Leather Republic and Snooze, which controls 7.9%.
Senior IBISWorld analyst Stephen Gargano told SmartCompany existing players such as Harvey Norman and Freedom will likely be watching the movements of Ashley Furniture with a “keen eye” as the scale of the US company means it has the potential to “make a big splash” in the local market.
“There haven’t been any major new players enter the local market in the past five years, apart from <a href="https://www.smartcompany.com.au/growth/economy/27533-williams-sonoma-and-pottery-barn-opening-in-australia-six-things-you-can-learn-from-the-american-homewares-giant">Pottery Barn</a> which has a very small operation,” Gargano says.
Growth in the local furniture market has been flat over the past five years, with IBISWorld research pegging annual growth in the sector at just 0.1% between 2010 and 2015.
“Furniture retailers have clearly faced some strain over the past five years,” Gregano says.
“While those at the cheaper end of the market such as IKEA have benefitted substantial from people opting to purchase cheaper products, some of the more expensive retailers have suffered as people have put off expenditure or found cheaper items.”
“In the face of those conditions, the entrance of Ashley Furniture does pose a potential threat in the future.”
IBISWorld predicts a modest uptick in annual growth for the industry of 1.7% between 2015 and 2020 and Gregano says Ashley Furniture is well-placed to take advantage of that return to growth.
“It is one of the largest furniture retailers in the world, it has a well-established business model that has been very successful wherever they have opened up, [and] they stock quite a big range,” he says.
And while Ashley Furniture appears to be starting off small with just one retail outlet in Adelaide, Gregano says the retailer has already “tested the waters” through its relationship with Le Cornu which “points to the fact there is some demand for their products”.
SmartCompany contacted Ashley Furniture but did not receive a response prior to publication.
This article first appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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ekeating-PWvazjYE25

US furniture giant to open first Australian store in December

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The Victorian Employers’ Chamber of Commerce and Industry (VECCI) has sold its East Melbourne headquarters to the Catholic Archdiocese of Melbourne.
The Archdiocese will look to house its central administration and various departments currently operating from multiple sites across Melbourne in the 11-level office building at 488 Albert Street property.
Industry House's heritage façade dates back to the first Baptist Chapel in the 1860s. The Catholic's new headquarters are next door to the Melbourne City Synagogue, the city’s oldest, which was consecrated in 1877.
No price has been revealed, but it was suggested during its marketing that it would fetch about $35 million if acquired as a pure office investment.
It also had the potential for alternative uses such as residential or as a hotel.
VECCI listed the property for sale after 12 years of ownership to facilitate plans to expand its operations in a CBD location.
“Of special appeal to the Archdiocese is the central location of the building so close to St. Patrick’s Cathedral and other nearby Catholic services including the Australian Catholic University, the Catholic Education Office, Catholic Theological College and St. Vincent’s Private and Public Hospitals,” Francis Moore, executive director administration of the Archdiocese of Melbourne said.
The building which has a lettable area of 6,822 square metre was sold by CBRE agents Kiran Pillai, Mark Wizel, Josh Rutman and Mark Coster.
The building is currently occupied by VECCI together with the Australian Catholic University and Medhealth.
After 12 years of ownership, VECCI chief executive Mark Stone said the proceeds from the sale will go toward the future acquisition of other property.
<img src="/images/2014/11/17/east%20melbourne%20nov%2017%20two.jpg" alt="">
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jchancellor-FAypfDUnLy

Catholic Church buys VECCI Industry House, East Melbourne offices

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GUEST OBSERVATION
You should always begin with the end in mind, in other words your desired outcome.
Once your journey begins, it’s easy to get distracted and stray from your path of systematic investment. Talk to your accountant about your initial setup and holding structure, as this will have an impact on the timing of your exit strategy.
Here are the four main exit strategies property investors:
<img src="/images/2014/07/04/yellow-one.jpg" alt="" style="float: left;"> Sell to pay off your debt
There are some pros and cons to this strategy. Many people feel the need to be debt free and their only financial goal is to pay off the family home.
From time to time you will hear people toss around the saying ‘work smarter, not harder’. But the majority of people don’t do this. Instead, they work hard to pay off the family home with income they earn from a job. And that is a big waste of time.
I realise most people have been conditioned to think this way by their parents and society as a whole. But that doesn’t make it a viable strategy. I’ll give you an example that shows why paying off the family home over 25 or 30 years with earned income is a bad strategy.
Let’s say you only ever buy three properties in your life.
Two well-chosen investment properties bought at $500,000 each and the family home also bought for $500,000.
<ul>
<li>Investment property value - $1,000,000</li>
<li>Family home value - $500,000</li>
<li>Total property value $1,500,000</li>
</ul>
For simplicity’s sake we’ll assume the total loan amount is also $1,500,000.
Remember tax breaks and rental income will help you fund most of the loan repayments.
As we know, well-chosen property will double in value about every seven to 10 years. That being the case, all you need to do to become debt free is to hold the investment properties through one full growth cycle and then sell them.
This means your two investment properties will increase in value from $1,000,000 to $2,000,000. If you were to sell the two investment properties at this point for $2,000,000 you would incur capital gains tax of 25% on the profit from the sales (25% rather than 50% as these properties will have been held for a period longer than 12 months). The remaining amount available to reduce debt after tax will be $1,750,000.
You can now pay back the $1,500,000 debt on the investment properties and your own home, leaving you with $250,000 to play with. I’m sure you’ll think of something to do with the extra money.
This is a simple example of what you can do, though it’s not the strategy I recommend.
Remember, if the rent is covering the repayments on your portfolio, then what you have is good debt. It’s worth examining whether your desire to reduce debt is due to societies deep-seated belief that all debt is bad.
<img src="/images/2014/07/04/yellow-two.jpg" alt="" style="float: left;"> Move one of your loans to principal and interest
Or keep it as interest only but start paying off the principal from your excess cash flow.
Once you pay the debt on this property, focus your increased cash flow on your remaining total debt.
Your interest repayments have been reduced because you’ve already paid off one house. This means you can pay off your next house in an even shorter timeframe.
This is called the domino effect.
As each loan or house is paid off, cash flow improves and subsequent loans are paid off at a faster rate until you are debt free. This is a reasonable strategy to use while you are still working and it means you can have a stress-free retirement with a solid income. To truly become debt free or to fast track your wealth building, you may need to use the selling exit strategy in conjunction with the domino effect.
Article continues on the next page. Please click below.
<hr class="system-pagebreak">
Neither of the above two strategies are my preferred options however. My choice is to:
<img src="/images/2014/07/04/yellow-three.jpg" alt="" style="float: left;">Make interest-only payments and live off the equity gains and increases in rental yield
This is relatively simple process. Once I’d achieved an increase in my portfolios value, I had my portfolio revalued. I then created a line of credit with the banks. This now allows me to use these funds to live off. This is an ideal situation, as long as your portfolio grows in value faster than your living expenses.
Most people want to know how they can eventually own their properties outright. But ask yourself this. If your portfolio is supporting your loan repayments and providing you with an adequate income, why do you need to pay them all off?
You could simply have your portfolio at a positive or neutral cash flow position and leave it to increase in value. Meanwhile you live off the equity gains. If the value of your portfolio increases on average at a faster rate than your yearly expenses, this may be a satisfactory strategy for you.
<img src="/images/2014/07/04/yellow-four.jpg" alt="" style="float: left;">Hand it over to your kids...
If they are smart enough to handle it. You can use this strategy in conjunction with the others I’ve mentioned. Simply transfer control of a portfolio that’s held in trust by appointing a new company director. The actual asset never changes hands so no tax is incurred. You are simply signing across control of the asset’s holding entity.
As with any exit strategy, the right ownership structure is very important.
Remember, your portfolio will be equity rich and positive in cash flow by the time you make an exit. An exit strategy is all about minimising tax and maximising returns.
Tips
<ul>
<li>Always begin with the end in mind.</li>
<li>Sell to pay off your debt.</li>
<li>The domino effect.</li>
<li>Live off the equity gains and rental yield.</li>
<li>Give your portfolio away.</li>
</ul>
About the author:
Cam McLellan is a successful property investor, author, blogger and the CEO of <a href="https://openwealthcreation.com.au/" target="_blank">Open Wealth Creation</a>.
Cam and his team at Open Wealth Creation provide end to end property investment services from education and inspiration, investment property selection, finance and loan structuring, risk assessment, settlement and portfolio management.
In addition to amassing a commercial and residential property portfolio, Cameron has built a group of companies listed five times in the BRW fast growth lists.
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cmclellan-94LEvYTinN

The four top exit strategies for property investors

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The ABS released its <a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/Lookup/6291.0.55.001Main+Features1Oct%202014?OpenDocument" target="_blank" style="line-height: 1.3em;">Detailed Labour Force</a> data last Friday and it revealed a concerning and widening disparity between the prosperity of capital city Australia and our struggling regional centres. 
There's a bit of analysis to rip through here, so let's dive straight in and take a look in three short parts, commencing with...
Part 1 - Capital Cities are Dominating Employment Growth
In the two largest states, aggregate employment growth is now being driven entirely by the capital cities, although even therein the trend has softened. Note that regional New South Wales has barely added any employment at all in aggregate (on a net basis) for more than six and a half years. Regional Victoria has fared little better with total employment lower today than it was in January 2011.
Moreover, the trend in the regional employment has now clearly been down over the past couple of years.
<img src="https://4.bp.blogspot.com/-t7muucmvYVU/VGSM2K8AEDI/AAAAAAAARMs/HH1PjiQctoo/s640/CITY1.jpg">
There has only been one shining light in terms of regional jobs growth over the past half decade, that being regional Queensland.
Alas with the mining construction boom now unwinding total employment is now declining in regional Queensland too. The coal industry in particular <a href="https://petewargent.blogspot.co.uk/2014/09/pain-ahead-for-coal-mining-regions" target="_blank">looks vulnerable</a>.
The size of the total workforce in South Australia has been shrinking, with regional employment falling significantly over the past five years and total employment in Adelaide now some 20,000 lower than it was around 18 months ago, with the fallout from the decline of the automobile manufacture industry probably yet to be felt in full. 
Not a pretty picture for SA.
<img src="https://3.bp.blogspot.com/-9WGp3259SWI/VGSM3UapvoI/AAAAAAAARM4/kobxSzJCDtE/s640/CITY2.jpg">
Employment Over the Long Run
Now sure, property "advisors" are virtually all vested interests of one sort or another, and of course anyone can torture the figures until they confess.
One of the latest favourites has been the "strongest property market performer of the month!" proclamation, which is appallingly misleading.
But through presenting the full data sets across a range of timelines as we shall now undertake below leaves far less wriggle room for blatantly making nonsense up.
Indeed this is a perennial problem in the real estate commentary space - as if by a force of nature few advisors will ever highlight risks facing regions they own property in themselves, which is understandable enough, but not very helpful for would-be investors.
Personally I own property in regional Victoria (and regional Britain) but I'm hardly going to recommend that it's likely a great idea right now from a macro perspective given what the graphic below tells us. Any credibility I have would quite rightly be shot to pieces!
Logically, from my perspective, property investment is likely to entail significantly more risk where employment is falling or flailing, so to my mind there is a good deal of more elevated risk facing parts of Adelaide and Canberra, as well regional New South Wales, regional Victoria, regional Queensland, regional South Australia and regional Tasmania.
Why? Because employment is falling.
<img src="https://2.bp.blogspot.com/-0-9LeUbBcJ0/VGSM3ap3yTI/AAAAAAAARM0/nWVhzUWfxUI/s640/CITY3.jpg">
It should - but probably doesn't - go without saying that we also continue to believe there to a very high level of risk associated with mining and resources towns and regions in the current climate, and indeed, going forward as the mining construction boom implodes.
There is always some risk involved in buying property, that's a given. Our recommendation is that if you're going to do it, minimise the risks to the extent that this is possible through detailed research at both the macro and the micro level.
This article continues on the next page . Please click below. 
<hr class="system-pagebreak">
Part 2 - Unemployment Elevated and Rising in Regional Australia
As noted here previously, headline unemployment figures as reported by the ABS can be a relatively crude and volatile measure, failing to adequately capture discouraged workers or the underemployed, for example.
Nevertheless, it is worth a look at what is happening around the states, and the general picture is that unemployment is rising sharply in the regions. 
Sydney remains well placed with a headline unemployment rate of only 5.1% and a huge volume of dwelling and infrastructure construction in the pipeline, yet in regional New South Wales the unemployment rate trend has been up to now sit above 7%, which is much too high for comfort.
<img src="https://4.bp.blogspot.com/-PVbFLpPOLsA/VGSM5opf7qI/AAAAAAAARNU/tQn58uxZ65A/s640/UE1.jpg">
Below we have presented the three month moving average figures for Victoria, but we note that this month's ABS data is now beginning to record a sizeable disparity here too, with Melbourne's 6.3% unemployment rate now substantially lower than regional Victoria at 7.2%.
<img src="https://4.bp.blogspot.com/-8EdOMF2vFXg/VGSM57ZzaBI/AAAAAAAARNY/bkAeKyDCprI/s640/UE2.jpg">
The most concerning of all states, perhaps, is Queensland. While this is not yet fully reflected in the three month moving average figures, Brisbane's unemployment rate of 6.3% has diverged dramatically from regional unemployment which has leapt alarmingly to 7.7%. 
We have warned about parts of regional Queensland here repeatedly, particularly potential job losses in the coal mining sector.
<img src="https://1.bp.blogspot.com/-Hb7dG0tyP94/VGSM6W_bB4I/AAAAAAAARNg/2LUzTbuoiCw/s640/UE3.jpg">
With our chart pack on demographic statistics revealing a debilitating "brain drain" from South Australia in the form of net interstate migration, and the total size of the workforce having shrunk, it is perhaps unrealistic to expect elevated unemployment rates in the state's regions.
In fact the unemployment rate in regional South Australia has all but evaporated into thin air over the past month or two, but this is clearly not due to employment growth since there were more folk employed in regional South Australia way back in 2007 than there are today.
Adelaide's unemployment rate is too high for comfort at 6.9%.
<img src="https://2.bp.blogspot.com/-AIu_CkHVulk/VGSM7Dv8pxI/AAAAAAAARN0/3uO--Rc0QHA/s640/UE4.jpg">
Perth and WA still have the lowest headline unemployment rates respectively, although the trend in Perth has been steadily up since 2009 when the Western Australian capital city was effectively close to full employment.
<img src="https://3.bp.blogspot.com/-J906OHJ9T94/VGSM7Xs_5-I/AAAAAAAARNs/dhptShf1gaw/s640/UE5.jpg">
Finally the unemployment rate appears to have fallen in Hobart which is wonderful to see, but regional Tasmania has even managed to record a double digit unemployment rate reading in the past two months, which is less heartening.
<img src="https://1.bp.blogspot.com/-vY75mbXEkoY/VGSM7_Cf1TI/AAAAAAAARNw/uM_Lfx13d3U/s640/UE6.jpg">
Part 3 - The Casualisation of the Workforce
I think we are about done for today, but let's just acknowledge here the likely gradual casualisation of the workforce which must be a key consideration for property investors, particularly in the regional Australia where full-time employment in aggregate appears to be in an entrenched decline.
<img src="https://2.bp.blogspot.com/-nZ3BbpdoK-4/VGSM3y5_ieI/AAAAAAAARM8/wv4vlYYnme0/s640/FT1.jpg">
<img src="https://4.bp.blogspot.com/-tIM-PF6i-j4/VGSM41n1KyI/AAAAAAAARNI/-a1dGzz7Bp4/s640/FT2.jpg">
The Wrap
We've covered a lot of ground in a short space here, but the macro picture is that unemployment rates are trending up worryingly in regional Australia with jobs growth overwhelmingly focused in only the four largest capital cities.
You can visit <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) or Pete's <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blog</a>.
His latest book is '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>' .
 
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pwargent-M4siyDbqQY

Employment gap between capital cities and regions becoming a gulf

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GUEST OBSERVATION
Whether it’s your first property or 21st, buying an investment property is a completely different process to purchasing a family home.
Buying the family home is an emotional decision-making process.
“Is the property big enough? Is that the part of town that we want to live? How does it fit in with the kids commute to school? Do we like it?”
These are all emotional questions which are very important in achieving the primary objective of buying the family home – the objective of being happy at home.
The primary objective of investing is different – to make money over the longer term. So, it’s important to totally remove all emotion from the purchase decision and to treat the asset not as a property, but a financial instrument.
The majority of investors purchase properties within 10 kilometres of where they live.  When asked why, these people often say “I know the market”. Knowing a local neighbourhood and knowing a property market are completely different. Buying locally for no other reason or with no other research than it is simply close to where we live, would be like a share investor saying “...Qantas is my preferred airline so I’ll invest in Qantas shares” – the shares have performed abysmally.
Australia is not one single property market; even Brisbane/Sydney/Melbourne have markets within their own market. With over 9.6 million properties in Australia, it is unlikely that you would be lucky enough to have ‘the best’ investment opportunity in your own neighbourhood.
Property investors would do well to adopt a business owner mindset to building and managing their property portfolio.  You’re in the business to make money through providing accommodation to people. You’ll make more money from the growth of your asset value over time than from the net rental income collected each year.
It is irrelevant whether or not an investment property resembles something that you would live in – that’s not the objective, that’s emotions clouding a financial decision. Remember that different people have different preferences for the cars they drive, the food they eat, the clothes they wear, and the type of property they live in.
It is important that an investment property has general demand from a broad market. Demand for accommodation is most influenced by affordability (the more people who can afford it, the higher demand) and where people work. Ongoing demand creates competition and price growth.
I’m not saying rush out and find the ugliest property, but we need to keep in mind that whilst an exceptionally well presented property may look pretty, it will also more often than not come with a larger price tag. The property must be structurally sound and presentable for potential tenants (that means neat, tidy and everything in working order).   
After a few years of tenants occupying a property, the shine will wear off the ‘pretty’ property with the even prettier price tag. We want a property looking its best when it comes time to sell – not when you are buying it.
Purchasing an investment property is a financial transaction; not an emotional one!
Bryan Loughnan is a buyer’s agent with <a href="https://www.propertyology.com.au/" target="_blank">Propertyology</a>. Bryan has a Bachelor of Applied Science majoring in property economics. 
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po-LsXgBTHBmX

Make sure property investing is a financial decision, not an emotional one

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GUEST OBSERVATION
Australia’s policies to cut greenhouse emissions have been shrouded in uncertainty over the past few months. The contentious <a href="https://theconversation.com/au/topics/renewable-energy-target-review" target="_blank">Renewable Energy Target review</a> and the swapping of the <a href="https://theconversation.com/search?q=carbon+tax+repeal" target="_blank">carbon price</a> for <a href="https://theconversation.com/au/topics/direct-action-plan" target="_blank">Direct Action</a> have garnered most of the headlines. But another policy, which has quietly been cutting emissions for the past four years, is now also under scrutiny.
The <a href="https://www.cbd.gov.au">Commercial Building Disclosure</a> (CBD) program is the latest federal environmental policy to be placed under review. The scheme encourages energy efficiency by requiring owners to detail whether their buildings are high or low energy users. It has strong support in both industry and <a href="https://parlinfo.aph.gov.au/parlInfo/search/display/display.w3p;query=Id%3A%22chamber%2Fhansardr%2Fa275472e-b699-46e7-ac29-bcf2fb8ee942%2F0165%22" target="_blank">politics</a>.
The review creates uncertainty about the future of a proven program which has been effective in improving energy efficiency.
The introduction of the CBD program in 2010 radically improved the visibility of building energy consumption and operating costs to prospective owners and tenants. This has created an effective market-based incentive to improve energy efficiency, without significant regulatory involvement or administrative overheads.
Improving the energy efficiency of existing buildings is one of the quickest, easiest and cheapest ways to cut greenhouse emissions. Some 85% of Australia’s buildings were built before energy-efficiency regulations were introduced, and turnover is slow: just 1-3% of buildings are replaced each year. Commercial buildings account for about 10% of Australia’s greenhouse emissions.
Cutting emissions saves money as well. The Intergovernmental Panel on Climate Change <a href="https://report.mitigation2014.org/drafts/final-draft-postplenary/ipcc_wg3_ar5_final-draft_postplenary_chapter9.pdf" target="_blank">reports that</a> cutting emissions in the building sector by 30% would have net economic benefits. In Australia, commercial building retrofitting is among the most economically attractive ways to reduce emissions.
How does the CBD program work?
The CBD program, also known as “mandatory disclosure”, encourages commercial building managers to drive emissions down. The scheme requires the disclosure of energy efficiency information on a building whenever a commercial office space larger than 2,000 square metres is offered for sale or lease. This includes giving the building a star rating (under a scheme called <a href="https://www.nabers.gov.au/public/WebPages/ContentStandard.aspx?module=10&amp;template=3&amp;id=5&amp;include=HowNabersWorks.htm&amp;side=factsheets.htm" target="_blank">NABERS</a>), detailing the efficiency of its lighting, and making recommendations for further improvements.
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/64431/width668/vpfdgmzy-1415838189.jpg" alt="">
Example of the signage required for compliance with CBD obligations Australian Government Department of Industry
This empowers potential tenants or buyers to choose more efficient buildings, and thus creates market pressure for owners to improve their energy efficiency. Since the announcement of the program, the average star rating <a href="https://cbd.gov.au/files/files//IPD-Department%20Of%20Industry%20NABERS%20Energy%20Office%20Market%20Analysis%20Q4%202013.pdf" target="_blank">has jumped</a> from 3.3 to 4.1, while the amount of floor area covered by the NABERS rating scheme has almost doubled.
Individual buildings rated more than once whilst CBD has been in operation have <a href="https://www.nabers.gov.au/AnnualReport/2010-14-cbd-statistics" target="_blank">reduced their energy</a> use by an average of 8.6%. This would deliver an almost 1% reduction in Australia’s total greenhouse emissions if implemented across the entire commercial building stock.
The program has been particularly effective at targeting smaller, poorer-performing buildings, in contrast to flagship office buildings where being green is already a key consideration. Compared with <a href="https://www.nabers.gov.au/AnnualReport/index" target="_blank">other schemes</a> targeting this sector the market-based CBD program has been a huge success.
This article continues on the next page. Please click below.
<hr class="system-pagebreak">
So why review the scheme?
The CBD program has <a href="https://www.propertyobserver.com.au/https://www.thefifthestate.com.au/politics/government/cbd-program-up-for-review-and-axing/67608" target="_blank">strong support</a> from both the property and sustainability industries, including the companies that work to retrofit old buildings. The Green Building Council of Australia has <a href="https://www.gbca.org.au/uploads/180/35252/GBCA%20Pre-Budget%20submission%20to%202014-15%20Federal%20Budget%20FINAL%20310114.pdf" target="_blank">singled out the scheme</a> as playing an important role in raising awareness and setting minimum standards for energy efficiency.
The <a href="https://cbd.gov.au/overview-of-the-program/cbd-review-201415/terms-of-reference" target="_blank">review</a> will be carried out by ACIL Allen, the company that also provided modelling for the controversia<a href="https://theconversation.com/au/topics/renewable-energy-target" target="_blank">l Renewable Energy Target Review</a>. It will advise on whether the scheme should continue or be scrapped, but will also be free to make broader recommendations that it be broadened out to include smaller buildings or non-commercial properties. This wide remit has <a href="https://www.propertyobserver.com.au/https://www.thefifthestate.com.au/business/trends/behind-the-lines-in-energy-efficiency-land/68141" target="_blank">already been blamed</a> for creating damaging uncertainty in the energy-efficiency industry.
Meanwhile, the federal government has outlined a method for <a href="https://www.environment.gov.au/system/files/pages/a6d1ee7d-2e4d-42b2-b9c8-43a5564c2302/files/commercial-buildings-determination.pdf" target="_blank">including commercial building emissions reductions in the Carbon Farming Initiative</a>, as part of the newly approved Direct Action plan. The proposed method uses the NABERS star rating of a building as a measure of energy consumption.
In some ways the CBD program would be a natural fit with the proposed method. A building owner required to get a star rating under mandatory disclosure could potentially then bid for Direct Action funding to improve it. But Direct Action, which is focused primarily on large projects, requires bidders to achieve minimum emissions reductions of 2,000 tonnes of carbon dioxide per year – 10 times larger than the level <a href="https://www.environment.gov.au/submissions/emissions-reduction/green-paper/263-property-council-of-australia.pdf" target="_blank">advocated for</a> by the Property Council of Australia.
This means that an average commercial building attempting to cut its energy use by a very ambitious 30% would need to have a floor area of at least 18,000 sq m to be eligible for Direct Action. This would exclude almost 80% of office buildings, unless the savings from various different buildings were lumped together to form a bigger project.
It seems unlikely that the CBD program will be entirely scrapped, particularly as it has proved to be effective in cutting emissions without direct government subsidies. Its alignment with Direct Action plan also further strengthens the case for the CBD to be retained in its current form.
But there’s a danger that the large minimum emissions reductions required for Direct Action funding and ongoing policy uncertainty will act as barriers to efficiency improvements being made in much of the commercial building sector.
Daniel Daly is a PhD candidate at the Sustainable Buildings Research Centre at University of Wollongong. He is a current member of The Greens.
Paul Cooper is professor and director of the Sustainable Buildings Research Centre (SBRC) at University of Wollongong.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>.
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Green building scheme review adds yet more policy uncertainty

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Our clients Lorraine and Steven live in Sydney and are active property investors.
Both are very busy professionals with a young family. Steven is a medical specialist and on call all hours of the night and Lorraine a solicitor with a young toddler. 
We located a dual occupancy site for them in the City of Maitland in the Lower Hunter Region of NSW.  The official population of Maitland City as of the 30 June 2013, is 73,447. It has grown <a href="https://profile.id.com.au/maitland/population-estimate" target="_blank">by 2.16% over the past year</a>. 
<img src="/images/2014/11/14/IMG_3845.JPG" alt="">
Maitland City is a solid area to develop in as we've been working there for over nine years and seen the population steadily rising and announcements of large infrastructure projects mean there is good investment being made by the government. NSW Planning have Maitland's annual growth rate projected to be the highest in metropolitan areas outside of Sydney.
As part of our research process, after pinpointing a city or town to develop in, we then drill down into suburb data. We look at median price history and trends and availability of land and housing. Our research with local agents confirms the type of housing in demand and we check for low vacancy rates. We then look for development site locations that are close to infrastructure such as good schools, shopping centres, public transport and quick access to Newcastle and to the M1 to Sydney.
<img src="/images/2014/11/14/IMG_3840.JPG" alt="">
We were offered Lorraine and Steven's development site off market through one of our land developers and quickly moved to secure it for our clients. The dual occupancy project was completed within 12 months of settlement on the land.
Here are the details:
<ul>
<li>890 square metre development site; land cost: $210,000 </li>
<li>Stamp duty &amp; legal costs: $2,285 </li>
<li>
($5,000 <a href="https://www.osr.nsw.gov.au/lib/doc/factsheets/ofs_nhg1.pdf" target="_blank" style="line-height: 1.3em;">NSW New Home Grant</a> applied. The government contributes $5,000 to offset stamp duty) 
</li>
<li>Construction cost for two freestanding, three bedroom, two bathroom, DLUG villas, includes Torrens title subdivision all design and council fees and charges: $460,627 </li>
<li>Total cost: $672,912 </li>
<li>The villas were valued on completion of the project at: $390,000 each. Total end values for both villas: $780,000. </li>
<li>Equity created: $107,782 
</li>
<li>
Gross yield after villas were rented at $400 per week each: 6.2% 
</li>
</ul>
<img src="/images/2014/11/14/IMG_3807.JPG" alt="">
If you are borrowing at around 4.5% then a development project like this may be cash flow positive for you. This is when the rent and depreciation benefits combined cover the costs of interest, insurance, council, water rates and management fees.
The other big benefit on a dual occupancy project is the depreciation benefits. On the above case study depreciation came in around $21,000 year one (using the diminishing method).
<img src="/images/2014/11/14/IMG_3780.JPG" alt="">
What Lorraine and Steven got out of using our service is the experience of being a property developer without having to deal with all the fine details and issues. Our weekly update reports act as a handy reference guide for clients to use when/if they have time to manage their next project themselves. Our role is to bring in the projects as quickly and efficiently as possible. Our long standing relationships with builders and contractors, land developers and agents allow us to pass on discounts and exclusive offers to our clients.
<a href="https://www.propertybloom.com.au" target="_blank">www.propertybloom.com.au</a>
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