Around 400 additional homes could be built at Southwark Grounds on Port Road, lifting total site capacity from 1300 to around 1700 dwellings.

A recently approved code amendment would allow apartment towers of up to 14 storeys in some areas of Renewal SA’s redevelopment of the former West End Brewery.

Renewal SA Acting Chief Executive Shane Wingard said he welcomed the code amendment, with the increase in heights and homes making a positive impact on the supply of high-quality, well-connected housing close to the city.

“By going higher across some parts of Southwark Grounds, we are adding a substantial number of very well-located homes with little impact on project delivery time or planned open space,” Mr Wingard said.

Since the project officially launched in 2025, Mr Wingard said more than 12,000 enquiries had been received about living at Southwark Grounds.

“The very strong early interest we’ve seen since homes were first released in the precinct reinforces our plans to create more housing opportunities,” he said.

The Southwark Grounds code amendment was launched in December last year, with community engagement undertaken over five weeks from January.

It proposed increasing maximum building heights from eight to 14 storeys on the eastern section of Southwark Grounds, and to 12 storeys across the remainder of the site, with minimum building heights ranging from two to four storeys.

The code amendment was implemented through an Early Commencement policy in late January, allowing developers to quickly explore the viability of increased height and housing yield while other planning processes continue.

One of the first developers delivering apartment sites have already finalised redesigns to increase the number of apartments following the code amendment.

Samaras’ development adjacent to the future Colonel Light Park is now planning to deliver 125 apartments across 11 storeys, significantly greater than original plans of around 50 apartments across four storeys.

The developer is also exploring the potential for additional affordable housing outcomes.

Most of the apartments at Southwark Grounds will be delivered within a master-planned precinct on a large parcel of land on the eastern portion of the site, covering around two-thirds of its 8.4 hectares.

Wingard said detailed precinct planning over the coming months may identify further opportunities to increase yield further that could see total apartment numbers at Southwark Grounds, exceed this number.

Affordable homes at Southwark Grounds will also see a net increase, with Renewal SA maintaining its commitment to a minimum of 20 per cent affordable housing across the development.

&nbsp;

&nbsp;

Civil works have begun across the site, with construction under way on the first new roads surrounding a townhouse precinct in the south‑west corner of Southwark Grounds. This includes Renewal SA’s 17 Founder’s Row homes, which are on track for completion by Christmas.

“We expect to have people living at Southwark Grounds by the end of the year, so delivering roads and public spaces for those residents is among our highest priorities.”

Construction of 40 townhouses off Anderson Street, known as West Village and being delivered by Contour, is forecast to begin in mid‑2026. Kolabb’s Anderson Lane development will follow shortly after, delivering a further 26 townhouses.

Southwark Grounds is a state government‑led urban renewal project now set to deliver around 1,700 homes over the next decade.

Homes will be supported by a supermarket, a range of retail and hospitality offerings anchored by a revitalised Walkerville Brew Tower, a childcare centre, car parking and well‑connected public spaces.

Joel Robinson

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

Brisbane developer&nbsp;<a href="https://www.apartments.com.au/developers/cavcorp">Cavcorp</a> has lodged plans for a new mixed-use residential development at <a href="https://www.apartments.com.au/new-apartments/55-wyandra-street-teneriffe-qld-4005">55 Wyandra Street</a>, Teneriffe, anchored by an 85-metre public laneway designed to reconnect the suburb’s riverfront with the Gasworks precinct.

The buildings, known as Teneriffe House and Teneriffe Lane, would replace the existing Queensland Cotton head office site with a 15-storey residential tower transitioning to eight storeys toward Helen Street. The project has been designed by Plazibat Architects and lodged as a code assessable development application for 93 apartments across a 3,401 sqm mixed-use site within the Newstead and Teneriffe Waterfront neighbourhood plan.

Central to the scheme is the transformation of an existing service easement into a publicly accessible cross-block connection linking Wyandra and Helen Streets. Cavcorp says the new laneway will act as both a pedestrian shortcut and a landscaped civic space between the Teneriffe Riverwalk, ferry terminal, and Gasworks precinct.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="26e7f058-b065-4de8-b13d-a2b8cb64dfcc" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/bldg.png?VersionId=sELS0ZKYi361oYipUa1BIKfe_.DLZoFV" />

“The revised proposal delivers a legacy public-realm cross-block link, permanently secured for community use, transforming an existing private easement into a safe, high-quality pedestrian connection between the Teneriffe heritage riverwalk and the Gasworks–Long Island precinct,” the planning report states.

The laneway will sit beneath a large subtropical loggia integrated into the podium levels of the development. The design incorporates deep landscaping, water gardens, lobby spaces, business lounges, and ground-floor apartments to create what Cavcorp describes as a climate-responsive “urban verandah.”

The tower itself has been designed as a slender form with recessed floorplates and curved translucent corners inspired by contemporary Japanese architecture. The building height aligns with the Commercial Road precinct controls, which permit towers up to 15 storeys within proximity to Longland Street.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="a8a17d40-43b6-4718-b3fd-67676fcbb485" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pers%202_1.png?VersionId=i3VwDtp5AmL_8InW7w4qRbDFEpb744Jt" />

The project will comprise a mix of larger-format apartments aimed at owner-occupiers, downsizers, and families. The proposed apartment mix includes 11 loggia apartments across the lower levels, 50 four-bedroom Sky-Terrace apartments from levels three to seven, and 32 Sky-Pool Homes occupying the upper tower levels. The Sky-Pool Homes will feature private thermal plunge pools integrated into oversized balconies.

According to the application, the apartments are intended to reinterpret the scale and character of Teneriffe’s woolstore conversions and Queensland homes within a vertical residential format.

“The sky-pool homes build on Cavcorp’s previous projects and introduce a distinct apartment typology to Teneriffe, informed by both local and international precedent and responding to an identified market demand for enhanced safety, space and amenity,” the planning submission notes.

A major focus of the proposal is its five-level wellness and lifestyle offering, extending from the basement through to the rooftop.

Amenities proposed include a rooftop Swim &amp; Racquet Club with a 25-metre Olympic lap pool and tennis court, coworking spaces and libraries, golf simulators, wine storage, concierge facilities, business lounges, pet wash areas, and rooftop longevity-focused wellness spaces with spas, outdoor fitness zones, and landscaped terraces.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="944b352c-49b9-4247-a4c6-5967b4b69fda" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/amenity.png?VersionId=Ed_qKjAtMwFT.5gfl3jiA9QwdWxSMsaX" />

All parking will be concealed within basement levels accessed from Wyandra and Helen Streets. Cavcorp says the deep-basement engineering approach allows the entire ground plane to prioritise landscaping, pedestrian movement, and active frontage rather than vehicle infrastructure.

The development continues Cavcorp’s concentration in Newstead and Teneriffe, where the Brisbane developer has delivered a number of apartment projects including Lucent, Le Bain, and Luminare, as well as the Long Island Wellness Precinct nearby. Several of those projects have received national design and architecture awards, including recognition under Brisbane’s “Buildings that Breathe” program.

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

Focus Group Investments has lodged plans for a new apartment development at <a href="https://www.apartments.com.au/new-apartments/64-70-hanover-street-fitzroy-vic-3065">64–70 Hanover Street</a> in Fitzroy, seeking to utilise the Victorian Government’s recently introduced Great Design Fast Track pathway to accelerate approvals for the project.

The proposal is among the latest developments to emerge through the state-led initiative, which was established to fast-track well-designed residential projects in activity centres and transport-connected inner-city locations. The pathway allows qualifying developments that meet elevated design and housing benchmarks to bypass traditional council planning timeframes and instead be assessed directly by the Department of Transport and Planning.

Designed by SJB, the development will comprise a mix of apartments above activated lower levels, with a strong focus on architectural articulation, landscaping, and communal amenity. The design response seeks to balance the industrial character of Richmond’s former warehouse precincts with a more contemporary residential form.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="abea51cc-d85b-479e-9aef-a589f3b37ca7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/ground.png?VersionId=e1Kf8EyPWwyiVumtqQ4rM5S4GpOR3CCz" />

Proposed are 63 new dwellings, a wide ranging mix of studio, one-, two-, and three-bedroom apartments, and townhouses and duplexes. They will be spread across a part-three, part-eight storey building.

The Planning and Urban Context Report by Tract says the development is of an "exemplary architectural standard" and has been carefully crafted by SJB Architects.

"Dwellings&nbsp;will benefit from excellent access to natural light, cross-ventilation opportunities and extensive communal space," the report noted.

The architectural material highlights the project’s integration of landscaped elements and communal spaces throughout the building. The proposal also incorporates sustainability initiatives aligned with the Victorian Government’s push for higher-performing apartment developments under the fast-track program.

The Great Design Fast Track was unveiled by the Victorian Government in 2024 as part of a broader housing supply strategy aimed at accelerating the delivery of new homes. Projects assessed through the pathway must demonstrate high-quality architecture, sustainability outcomes, and housing diversity while being located close to public transport and existing infrastructure.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="afdbe834-8dc4-4a77-a943-ba07bc927348" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/site_11.png?VersionId=0J657j.TaChAZfp93wqJYBTqSsnREJx2" />

Focus Group, founder and led by Paul De Lutiis, is increasingly active across Melbourne’s inner suburbs, targeting well-connected urban renewal locations suited to medium and higher-density residential development. The Fitzroy proposal continues that strategy, leveraging the area’s strong transport links, established retail amenity, and proximity to the CBD.

Fitzroy has been one of the most popular spots for developers and buyers in recent years. The likes of PACE Development Group, SMA Projects, Crema Group and Chapter Group, currently selling projects in the suburb.

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

The Gold Coast Planning Committee has supported the preliminary approval for the Benowa Gardens Urban Village project following an extensive community consultation and assessment process.

The proposal will now proceed to a full council vote on June 2.

The application sought approval for a masterplanned urban village on the existing Benowa Gardens Shopping Centre site, combining new housing, retail, dining, health and lifestyle amenities within a walkable, integrated precinct.&nbsp;

The proposed redevelopment includes around 413 apartments integrated above a revitalised mixed-use centre featuring a full-line supermarket of 4,000 sqm, 6,000 sqm of specialty retail and dining space across around 30 retailers, a 7,000 sqm health and wellness precinct, and roughly 9,630 sqm of office and medical suites.&nbsp;

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="fb36ae47-80bc-45f0-9914-31b0c7b6007d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/PR26576%20Ashmore%20Road%20C4%201121%20FI.jpg?VersionId=6mRKk2uU4r67TmTt39DKGUlvFRbTVqWa" />

The broader masterplan also includes very significant traffic and transport improvements, wide pedestrian walkways, upgraded pedestrian and cycle connections, and enhanced public areas designed to create a more connected and walkable community environment.&nbsp;

Centre owner Patrick Lu said the milestone reflected months of detailed planning, technical assessment and ongoing communication with local residents, businesses, schools and stakeholders.

“We appreciate the time, consideration and care Council officers and the Planning Committee have given this proposal throughout the assessment process,” Lu said.

“We also sincerely thank the local community for engaging with us, sharing feedback and participating in the consultation process over many months.

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="32fd1fc3-d0e6-485f-ac57-9916c9bcb818" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/PR26576%20Ashmore%20Road%20C5%201121%20FI_2.jpg?VersionId=fz8qQKDBLQ7MyFRc856Zccfbh9nFwLOe" />

“We understand projects of this scale bring questions and concerns, which is why we have worked hard to listen carefully, provide information transparently and continue refining elements of the proposal where possible.

“Our vision has always been to create a well-designed, community-focused urban village that responds to the changing needs of the Gold Coast, while delivering improved amenity, housing diversity, healthcare access and local lifestyle benefits.

“This proposal is about creating a genuine live-work-play environment where residents can access everyday services, schools, healthcare, dining, shopping and green space within walking distance, while also supporting local jobs and economic activity.”

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="50dfbd04-590e-4fc6-983b-766880947867" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Dining%20Day%20Time%20-%20High%20Resolution.jpg?VersionId=BP7ZoKJ0DdL_8iRkkC8VVx99moICV6kg" />

Lu said the proposal had evolved significantly through consultation and technical review, particularly around traffic, pedestrian and student safety and neighbourhood connectivity.&nbsp;

Melissa Griffin, Director at Urbis, said the recommendation recognised the strategic importance of delivering more housing and services within established urban areas already supported by infrastructure.

“This proposal represents the type of thoughtful, integrated growth that planning frameworks across South-East Queensland are encouraging,” Ms Griffin said.

“The project seeks to place housing, retail, healthcare and employment opportunities together in a highly accessible location close to schools, transport and existing services.

“Importantly, the process has involved significant technical assessment and community engagement to ensure local issues and feedback were properly considered throughout the planning pathway.”

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

Surfers Paradise is officially set for its first new residential development with a 45-storey skybridge connecting the two towers.

John Camilleri’s Celestino Developments has been given the green light by the Gold Coast City Council to develop its major beachfront precinct across its huge 4,000 sqm oceanfront site at <a href="https://www.apartments.com.au/new-apartments/63-79-garfield-terrace-surfers-paradise-qld-4217">63–79 Garfield Terrace</a>, just five months after its <a href="https://www.apartments.com.au/news/qld/first-look-exclusive-billionaire-winx-breeder-s-bold-two-tower-surfers-paradise-play-with-45th-storey-skybridge">submission in late 2025</a>.

The approved scheme will deliver two towers rising 55 and 48 storeys, connected by a skybridge positioned on level 45 that will house a range of resident-only wellness and entertainment spaces.

In its notice of approval, the Gold Coast City Council said the&nbsp;proposed overall built form has been designed to complement the scale, intensity and protect the adjacent amenity and surrounding streets through the use of varied setbacks, site cover and architectural elements.

<img alt="First look exclusive: Billionaire Winx breeder’s bold two-tower Surfers Paradise play with 45th-storey skybridge" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-30%20at%209.53.48%E2%80%AFAM.png?VersionId=ADyPJ_TFbJvSU9wZFOiCBnlPtgF7VWqW" />

Designed by <a href="https://www.apartments.com.au/architects/dbi">DBI</a>, the development will comprise 275 apartments across the two towers, including a mix of two-, three-, and four-bedroom residences, as well as several penthouses. The apartments will sit above a landscaped podium featuring more than 90 metres of beachfront pool frontage, private resident lawns, lounges, and wellness spaces.

DBI said the design draws heavily from the movement and form of the coastal environment, with curving balcony lines and sculpted façades intended to soften the scale of the towers while maximising ocean outlooks and passive shading outcomes.

“The project occupies a rare, uninterrupted oceanfront site and has been shaped by a design philosophy that merges architectural elegance with environmental responsiveness and a carefully curated lifestyle experience,” DBI said in planning documents submitted to the Gold Coast City Council.

The most distinctive element of the approved project is the skybridge linking the two towers at level 45. The elevated communal space is planned to include executive lounges, formal dining areas, wellness facilities, and panoramic ocean-facing outlooks.

“The skybridge enhances the identity of the development, promotes social interaction, and delivers a lifestyle experience not found elsewhere on the Gold Coast,” DBI said.

At podium level, residents will have access to a suite of resort-style amenities, including resident lounges, private dining rooms, a yoga lawn, gymnasium, plunge pools, and treatment spaces. The beachfront pool has been designed with separate lap, lounge, and children’s areas extending across the width of the site.

The project will also introduce new food and beverage offerings along the Enderley Avenue and Oceanway frontages, contributing additional activation to the beachfront precinct.

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

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

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

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Agent: Tom Pullinen<img src="/images/2014/09/17/pullinene-sept-17-two.png" alt="" style="float: right;">
Position: Head of tenant representation
Company: Colliers International
Office location: Sydney
How long have you been in the industry?
Since 1986 although started working in it part-time in 1984.
What’s happening in the area you specialise in?
The transformation of the industry is on the way, of which tenant representation is an integral part.
Corporate real estate is in its infancy and shall continue to grow now for the next 10-15 years.
Describe the most interesting property you have sold.
Not usually in selling but sold the former Fairfax Building in Ultimo to UTS in the late 1990s.
What are the ingredients to being successful in your job?
Trust, patience, persistence and professionalism.
What aspects of your role do you enjoy the most?
Building and working with a team.
Where would you invest a spare $750,000?
For now in the bank on a short term basis and wait until next year and then make a decision.
Which football team do you support?
Union – Waratahs.
League – St George.
AFL - Carlton.
What’s your favourite app or techno gadget?
Do not have one.
How do you use social media?
Minimally but expanding that right now.
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jrichardson-uRX5hFdKfN

In profile: Colliers International's head of tenant representation, Tom Pullinen

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Hi
There is a property I'm interested in is going to an auction while I'm travelling interstate. What's involved in engaging a professional to bid for us and sign the paperwork on our behalf?
I looked into a few buyer's agents but they were after 1% commission, which I believe is way too much just for bidding on the day. I have done my own research so don't need this as part of the service it's purely the bidding.
Also what's involved in signing the paperwork if we are not physically present, could this be done electronically or via fax?
Thanks for your assistance.
Regards
Katie
Margaret's answer is on the next page. Please click below.
<hr class="system-pagebreak">
Dear Katie,
Having someone else bid for you on auction day is becoming more and more common these days, with people either telephoning in bids and having them presented by someone else, or appointing someone else to bid for them either in their presence or when they cannot attend the auction themselves.
In your case, you have done all of your research and so you should find someone you can trust to attend on the day and make the bids.  Depending upon how skilled you think they may be, you might want to phone your nominated person when the auction starts and make the bids yourself, using that person to simply present your bids.  If you are not available to do this, be sure that you carefully coach the person on how much you would like to pay and what your upper limit is.
While you can appoint someone else to bid for you, be careful when it comes to signing on your behalf. Although there is a nominee clause in all contracts, this can result in double stamp duty being paid when the contract passes from the nominee to you, and this can be very expensive.
The person bidding on your behalf must give the auctioneer written authority from you before the auction starts. You will need to furnish them with a letter which includes your name, address and details of proof of identity, such as your driver's licence or passport.
It also needs to contain an acknowledgement that the person on whose behalf bids are made has been given a copy of the conditions that are applicable in respect to the sale, and has seen a  copy of the contract.
If your bid is successful, and depending upon the state you are buying in, either the auctioneer can sign the contract on your behalf, or you may wish to have a power of attornery granted to your representative prior to the auction.  In some states a power of attorney can be 'limited', where you provide a power of attorney for a single instance, such as bidding at a particular auction.  These powers of attorney forms can usually be downloaded from the internet from the government department in your state.
Kind regards
Margaret
Have a property question?  <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
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mlomas-KC9MUPZ6Ca

Should I hire a buyer's agent? Ask Margaret

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GUEST OBSERVATION
Recently I received a frantic phone call from a client to whom I was introduced to four weeks ago and who asked me "What’s wrong with just going to the bank I have been with for years?"
When I met this client Andrew (name has been changed) we explained to him that not all banks are the same, they all have different credit policies and lending criteria. Andrew though was convinced his personal banker at his local branch would be able to help him.
So why was Andrew calling me?
Well it seems that Andrew had decided to really dive in at the deep end and purchase a block of six units for just over $1.5 million, with plans to renovate and strata each individual unit.
This sounded great. Based on Andrews numbers by spending around $180,000 he would be increasing the value of his asset by somewhere between $50,000 to $100,000 per unit. And since they could now be sold off individually in the future he had an asset that was much easier to sell if he needed to.
When I met with Andrew originally though, his plan was simply to rent out the newly renovated properties and based on fixing his interest rate of 5% for five years. With a rental return of just over 5% he was hoping to be in an almost cash flow neutral position. In addition with the new equity, which he could access, he would be able to purchase another investment and would be well on his way to having a great property portfolio.
Well Andrew had just received his loan offers from his bank and what his personal banker had failed to tell him was that his bank was treating the application as a commercial application. That meant a valuation fee that was closer to $3,000 than the $900 he was expecting and legal and application fees that totaled almost $12,000. Worst of all his interest rate would jump to nearly 7%. Oh and the lender would only lend at a loan to value ratio (LVR) of 70%.
All of a sudden Andrew’s investment looked like requiring over $33,000 a year in extra income to support the loan. This property had gone from looking like a great opportunity to a drain on his finances.
What could be done?
Firstly, we found a lender who was happy to treat the loan as a standard residential lend. That meant more modest valuation costs.
There was some bad news though. To protect their interest the lender would only lend 70%, while the six units where not strata registered.
But the good news was they would offer him a one year fixed interest rate of 4.79%. This year would give him the opportunity to arrange the strata and renovations and the lender was willing to offer to revalue the property at the end of the year to capture any equity and take the loan up to an 80% lend.
Andrew's story is typical of many of the clients we meet and who call us. Often the last thing thought about is what effect the lending will have on the investment.
Albertus Waldron is a partner at Chan &amp; Naylor. For a free portfolio review or guidance on which lenders might be right for you, you can contact <a href="https://www.chan-naylor.com.au/contact/" target="_blank">Chan &amp; Naylor</a>. 
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awaldron-dVhPXocinv

What’s wrong with just going to the bank I have been with for years?

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Without a doubt it’s one of the most confused and manipulated demographics within the Australian economy – yet year in and year out we have commentators both here and afar trying to solve this puzzle. 
What is clear is that very few can solve this puzzle given they quickly get lost deep in the permutations of the mathematics by focusing too much on theory and not enough on the practice.
Bubbles, booms and bonanza – and yet for some strange reason they have this creative ability to conjure this monumental market disintegration creating this almighty property Armageddon. 
This week, I was particularly interested to read commentary from Fabienne Michaux, head of Standard &amp; Poor’s Rating Service Australia and New Zealand. In particular: “One of the peculiarities of the Australian system is our huge reliance on foreign debt and most of that is channeled through the banking system.”
“Although the rise in house prices didn’t look like a speculative bubble the market is certainly looking fully priced and possibly a little overpriced, particularly in Sydney and Melbourne which account for such a large percentage of the national stock.” 
Finally, an assessment that I totally agree with, “fully priced and possibly a little overpriced”.
When the Murray inquiry is released later this year, many of the answers to solving the Australian property Rubik’s Cube will be answered – all that remains to be seen is whether or not the Abbott government will act on the findings. 
The major problem for Australian property is that the governments ignore the problems preferring to feed from these highly profitable property ”rivers of gold” – which is keeping the governments’ heads above water due to the ongoing taxes. Capital gains tax, land tax, stamp duty, rates – the list keeps going on.
GST was introduced by the Howard government on 1 July 2000, replacing the previous federal wholesale sales tax system and designed to phase out a number of various state and territory government taxes, duties and levies such as banking taxes and stamp duty. Well hello!!  We still have them today despite the promise that they would be removed. Actually, on the property side these taxes have mysteriously been increased since the GST was introduced.
Back in 2010 when the Henry tax review was handed down the Treasurer Wayne Swan responded that “Labor would never reduce the existing tax concessions on negative gearing and capital gains tax”. What we were seeing back then was an approximate 20% rise in house prices over that year where it was obvious from the report that tax breaks were inflating house prices. At the time former New South Wales auditor – general commented: “It doesn’t do Australia any good to have a government which, when they see these rational arguments from a very well experienced team, give it three minutes’ thought and then just ditch it.”
<a href="https://www.rwm.com.au/files/2014/09/10-09-2014-1-31-59-PM.jpg"><img class="aligncenter size-full wp-image-143882" src="https://www.rwm.com.au/files/2014/09/10-09-2014-1-31-59-PM.jpg" alt="10-09-2014 1-31-59 PM" width="681" height="394"></a>
If we are to try and solve this Australian property Rubik’s Cube the next inquiry Mr Murray should be given is does Australia need middle and third tier governments? The problem here is the governments rely totally on the multitude of taxes which keeps them in jobs so that on retirement they can collect a handsome pension. Making such a decision like those contained within the Henry tax review would be committing some type of political treason.
You very simply can’t solve the problem when the politicians who make the decisions have a clear vested interest of self-preservation. This can’t be solved until such time as Canberra admits that we have a problem – despite reports confirming that change is needed, the preferred option is to then ignore it, which is confirmed when you see that the Abbott government does not even have a Housing Minister.
<a href="https://www.rwm.com.au/files/2014/09/8-09-2014-2-25-50-PM.jpg"><img class="aligncenter size-full wp-image-143883" src="https://www.rwm.com.au/files/2014/09/8-09-2014-2-25-50-PM.jpg" alt="8-09-2014 2-25-50 PM" width="632" height="278"></a>
So let’s just think about this and how we can possibly solve this dilemma? Imagine the Liberals and Labor offering bipartisan support for the creation of (let’s get creative and call it) the Australian Economic Master Plan (AEMP). So let’s appoint David Murray as the chairperson, then appoint another nine pre-eminent business people to join this committee to actually closely investigate and then recommend what such a AEMP should look like, what needs to be implemented and what needs to be removed, which let’s say may take 12 months to determine. That would leave twelve 12 to discuss, then it is presented at the next federal election by referendum.
The problem previously has been that these conversations were quickly placed in the too – hard basket (for political reasons). It’s clearly time now to remove the politics by listening to what a totally independent body recommend – that way we just may solve the Australian real estate Rubik’s Cube.
Whatever the case we at least need to start this conversation – as it’s long overdue.
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Bubbles, booms and bonanza – Solving the Australian property Rubik's Cube

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Listed property stocks are well managed and in good shape to deliver strong distributions to investors but stellar capital gains made over the past year are unlikely to continue, a research specialist predicts.
Real estate companies and investment trusts have been delivering attractive running yields from high-growth property that is efficiently financed with manageable debt levels, accountancy and financial advice firm Crowe Horwath’s head of research Jeremy McPhail told Property Observer.
Over the six months to June, the property sector returned about 12%, compared with a 3% gain from the overall market as investors focused on consistent cash flow, McPhail said.
“At the start of the year we had a view that it was worth looking at more tactical short-term allocations to property and infrastructure-based stocks. Those stocks have now outperformed the market,” he said.
Share prices gains had been supported by consistent income distributions.
“For us [property and infrastructure stocks] are neither expensive nor cheap,” McPhail said.
He said distributions were likely to continue to increase at a slow and stable pace but added that he would not be surprised those stocks produced lower capital gains over the coming months.
Investments in listed property and infrastructure stocks were among ten of the best investment ideas for the year identified by Crowe Horwath’s financial advisers, investment analysts and economists. The firm last week issued its 2014 Ten Best Investment Ideas Half Year Progress Report, providing an update on the investment ideas identified at the start of the year.
The report noted: “Overall, we remain confident that balance sheets (gearing) for most investment grade opportunities are well under control. Occupancy is high, with low tenant turnover. Management are seeking to replace more expensive debt with lower interest rates and longer-term maturities aligned with current market rates, which improves funds from operations. While this isn’t helping the underlying fundamentals of the assets, it is good to see management focused on controlling what they can.”
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REITs have outperformed, but stellar gains unlikely to continue: Research specialist

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Some surprising set of news last week as the <a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/Lookup/6202.0Main+Features1Aug%202014?OpenDocument" target="_blank" style="line-height: 1.3em;">Labour Force</a> data showed total employment leaping by an outlandish 121,000 in the month of August, the greatest net gain in the history of the data series which runs all the way back to 1978.
Most of the gains were of the part-time nature, reported full-time employment increased by 14,300 and part-time employment by 106,700.
Of course, the data represents only a survey and therefore the results are necessarily volatile and should not be taken too literally. The huge variance against expectations will do little to enhance the credibility of the survey's accuracy. 
In particular, the huge boost in part-time employment seems likely to be largely a result of sample rotation.
Nevertheless, such a large gain in employment must be reflective of at least some good news in the economy.
Total employment jumps
The total employment gain was welcome news after a weak result last time around.
 <img src="https://1.bp.blogspot.com/-mrUDmv8-6LA/VBFRgqPGO5I/AAAAAAAAPro/oo15o57A8KU/s1600/1.jpg"> 
Over the past year total employment has increased by 128,000 for females and 111,000 for males.
<img src="https://1.bp.blogspot.com/-moissCZGpvc/VBFRgi66JgI/AAAAAAAAPr8/OVCxMMeB5C8/s1600/2.jpg"> 
Zooming in the total employed chart to a five year time frame shows what a truly anomalous result the August gain was - a monster uplift in reported total employment.
Clearly the monthly data is noisy but the economy must be doing something right for total employment to continue its right to the highest level in Australia's history at more than 11.7 million.
<img src="https://3.bp.blogspot.com/-14IjNw0pFBw/VBFRg7s9OdI/AAAAAAAAPrs/AjYeEghJPR8/s1600/3.jpg">
Total employment by state
More interestingly, what is happening at the state level?
The month of August showed the New South Wales economy to be leading the way with a hefty gain in total employment (+45,000) albeit with the majority of that fueled by part-time employment gains.
Queensland (+27,000), Victoria (+26,000), South Australia (+17,000), Western Australia (+10,000) and Tasmania (+4,000) also each benefited to a greater or lesser extent in the month (question marks over the integrity of the data notwithstanding).
<img src="https://3.bp.blogspot.com/-GN3Spx7s4uQ/VBFRhimgcMI/AAAAAAAAPr0/hwSoPu1G1tU/s1600/4.jpg">
The cumulative jobs added by state chart below is very much a three horse race, with New South Wales, Victoria and Queensland leading the way, although over the past four years the momentum is all with Sydney.
South Australia and Tasmania (which I haven't charted here) have lagged badly for the past half decade although the August data proved to be reasonably good in both cases.
<img src="https://1.bp.blogspot.com/-MhkqMBWv83A/VBFRithdlQI/AAAAAAAAPsE/KbZu1n5prdY/s1600/5.jpg"> 
Sydney's economy currently stands to benefit from a major construction boom. Of course, as the boom is largely of the residential property nature, property owners would be wise to keep a watchful eye on oversupply risk.
Our latest data shows that on a city-wide basis the Sydney market remains relatively tight with a vacancy rate of only 1.8% which is well under the national and capital city average of 2.3%. Certain inner west and Canterbury-Bankstown suburbs have vacancy rates which are far lower again at below 1.5%.
However, there are some areas we do highlight as having significant oversupply potential, particularly for new apartment stock around the Central Business District, the inner south and surrounding some of the Urban Activation Precincts (UAPs). 
Caveat emptor.
This article continues on the next page. Please click below.
<hr class="system-pagebreak">
Unemployment rate by state 
Commentators reserved much of their scorn for the unemployment rate by state which continues to leap around in manic-depressive fashion. The national unemployment rate month dived from 6.4% to 6.1% on a seasonally adjusted basis, reversed much of the previous month's spike.
<img src="https://2.bp.blogspot.com/-GOXOvAT7sZ4/VBFRjkKTHHI/AAAAAAAAPsQ/2vC2IJ1GxP0/s1600/6.jpg"> 
This month threw out some particularly wild unemployment rate changes at the state level, but users of the data would be wise to observe the trend rather than the noise, which remains up, albeit on a somewhat shallower basis than previously implied.
<img src="https://1.bp.blogspot.com/-V990bDN0pLA/VBFRj4qFHNI/AAAAAAAAPsU/PZRIr7H_oBo/s1600/7.jpg"> 
The August data showed unemployment rate falls across the board with Western Australia (5.0%) and New South Wales (5.7%) recording the lowest rates.
The data recorded some enormous falls in August with South Australia and Tasmania in particular seeing a colossal drop in their respective unemployment rates despite an overall increase in the participation rate.
Lovely to see but most commentators will be unlikely to suspend their disbelief based upon one month of noise.
<img src="https://3.bp.blogspot.com/-PD8ceVilwFQ/VBFRkhOf-GI/AAAAAAAAPsg/wQw-kOPjzmY/s1600/8.jpg">
Summary and property market implications
A literally unbelievably good boost in total employment must at least mask some positive news in the wider economy, but of course we would want to see any trend confirmed over time rather than becoming too aroused by one rogue print.
Cash rate futures and currency markets responded with further interest rate cuts now totally priced out of the yield curve.
With monetary policy settings at the current level we of course have expected to see dwelling prices rising across Australia but there remain serious question marks as to how sustainable gains in this cycle can be in most cities and regions.
Sydney and Melbourne have been boosted by an apparent explosion in demand from offshore funds.
Commentators for some time have reported that Sydney's cycle is over with investor demand being pulled forward. What they failed to account for is that equity gains create new deposits, and we are seeing plenty of evidence of refinancing in order to clamber aboard the Sydney property bandwagon at the present time.
On the other hand, there will be no such explosion in demand elsewhere and hence no equivalent property boom, and this was backed up further by today's Labour Force report. Total employment has been trending down in the Northern Territory for the past five months while the 2014 employment data flowing out of Canberra has proved to be flatter than a gander's arch. The August employment data for South Australia and Tasmania was reasonably positive but the five year charts look dire. Meanwhile, Western Australia appears to be holding up reasonably well but is clearly a state in transition from mining construction to production.  Overall this property cycle possibly has a little way to run yet, but gains outside Sydney are likely to be relatively disappointing as compared to the property booms of Christmases past.
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What does the 'unbelievable' boost in employment mean for the property market?

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This week we've been designing new duplexes to build in a more upmarket location.
We've been studying floor plans with our builder and their draftswoman. The villas are three bedroom, master with en suite and main bathroom, separate living room open plan kitchen, dining and living space with alfresco dining under the roof.
I'm excited about our plans as I think we've managed to design in all the essentials and a few luxuries and we replaced what was originally a second linen press with a built in cabinetry study nook to complete our new plan. There was already a full size laundry with storage and another linen cupboard, each bedroom has built-in robes and the master with a walk-in-robe, there was plenty of storage, which tenants love.
But one area we were not sure about was whether we should separate the toilet from the main bathroom?
A separate toilet compartment can be the ultimate in privacy but it may also seem a little confined or closed in.  We had a generous space already for the main bathroom but when we looked at combining the toilet in this space, we would have a more luxurious area to work with.
We ended up including the loo in the main bathroom and adding a privacy panel to give the sense of separation and hide the toilet as you entered. This gave scope to upgrade our bath to a larger size.
One client asked if we should use an in-wall cistern for the toilet to make it even sleeker but I was dead against that idea. Whilst it can look very stylish, these villas are to be used as rental properties and if there is a repair required on an in-wall system, it can be very expensive to fix.
Another conversation we had was whether to include a double bowl to the 1,200mm wide wall hung vanity in the main bathroom.  I tend to like more surface area that a single sink gives and the extra storage opposed to a double basin (that takes up some of the storage space) but this is a personal choice. The villas are three bedrooms and likely to lease to young families, so kids lining up at one sink to clean their teeth may be an issue. 
We switched our attention to the external façades to ensure that even though the villas are attached and part of a duplex, they still look different. We did this by separating the garages so each villa will have its own driveway and the front entrances and windows are different. We've used gables to the roof line on one side and used texture to differentiate them.
The main building is face brick but on one side will have some weather board cladding. On the other side we'll use a coated brick finish to give another dimension to the texture. One side has brick pillars to the entrance and the other side has painted timber posts. Each front door is a different design as are the windows on the front façade. 
Finally, we will use a different landscape design to the front of each villa to finish our individual look. The last thing we want is for the duplex to look 'mirror' image (which is so 1980s).
Spending time on creating some great designs is fun, but it also very important that we build the right dwellings to suit their environment.
In this case we think we've hit the nail on the head.
<a href="https://www.propertybloom.com.au" target="_blank">www.propertybloom.com.au</a>
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jochivers-wq5Bp59R5a

The elements that create a great duplex design

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GUEST OBSERVATION
Carbon monoxide, or 'the silent killer' <a href="https://www.forbes.com/sites/marijkevroomendurning/2013/08/20/carbon-monoxide-a-silent-killer-are-you-safe/" target="_blank">as it is often called</a>, is a highly poisonous colourless, odourless and tasteless gas that is caused by faulty or unserviced gas appliances.
But as fatal as it can be, it can also be easily prevented with regular maintenance and by recognising the signs and symptoms of when carbon monoxide is present. To ensure you are protected as a property manager, landlord and tenant, here is what you need to know to prevent and quickly identify carbon monoxide poisoning.
What you need to know as a property manager and landlord
The Residential Tenancies Act 1997 requires a landlord and property manager to ensure that rented accommodation is maintained in “good repair”. This includes all gas appliances provided by the landlord that must be safe to use and properly maintained.
Failure to ensure gas appliances are properly installed and safely maintained every two years according to the manufacturer’s instructions, can not only be harmful or fatal to your tenants, it can also cause extensive property damage, expose you both to legal action and jeopardise your landlord insurance.
It’s just not worth the risk, especially when it can be so easily avoided. To protect yourself, your property, your business and your tenants here are five tips to follow as a landlord and property manager:
<ol>
<li>Have gas appliances installed by a qualified gas fitter</li>
<li>Install a carbon monoxide alarm, like smoke alarms these save lives</li>
<li>Have gas appliances serviced every two years by a qualified gas fitter</li>
<li>Ensure there is adequate ventilation around gas appliances</li>
<li>Act on tenants concerns quickly</li>
</ol>
 What you need to know as a tenant
While gas appliances are one of the most effective and energy efficient ways to keep warm indoors and out, there are certain risks you need to be aware of and carbon monoxide poisoning is one of them.
While it is almost impossible to detect, it can give you subtle symptoms and signs that it may be present. Symptoms of poisoning start a like the flu, you can experience headaches, tiredness, nausea and vomiting, which can lead to confusion, unconsciousness and death in high doses.
The challenge is that gas appliances are used more frequently during flu season resulting in the symptoms of carbon monoxide poisoning going undetected or misdiagnosed as the flu. This is why it is vital to monitor your family’s health. If symptoms persist or you improve when you are away from home but feel worse when you return, carbon monoxide may be present.
To protect yourself and your family here are five tips to follow as a tenant:
<ol>
<li>Ask when gas appliances were last serviced by a qualified gas fitter</li>
<li>Request a carbon monoxide alarm, as said above these save lives</li>
<li>Only use gas appliances in the way they are intended, don’t bring outdoor appliances indoors</li>
<li>Report your concerns promptly and in writing. Don’t hesitate to follow up, your safety could be at risk</li>
<li>Know the signs when carbon monoxide might be present</li>
</ol>
 How to identify if carbon monoxide might be present in your home
For the safety and wellbeing of all involved it pays to know the signs that can present when carbon monoxide is in your home or investment property.
If you have:
<ul>
<li>Pilot lights that frequently go out</li>
<li>Excessive condensation</li>
<li>A blue flame that starts to burn yellow or orange</li>
<li>Sooting, or yellow or brown staining around your appliances, ceilings or walls; and/or</li>
<li>Improved health when you are away from home but worsen on your return</li>
</ul>
Carbon monoxide may be present and you need to report your findings to your property manager and landlord immediately.
As a property manager or landlord, if you know the gas appliances in an investment property are due for a service organise a qualified gas fitter to inspect them as soon as possible, you might just save a life.
Frans Sterk is a qualified gas fitter, carbon monoxide specialist and owner of Gaswatch. For more information and safety tips on carbon monoxide head to <a href="https://www.gaswatch.com.au/">www.gaswatch.com.au</a>
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Carbon monoxide: What you need to know as property managers, landlords and tenants

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<h1> </h1>
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/58495/width668/838s2szm-1410216648.png" alt="">
<img src="https://counter.theconversation.edu.au/content/31345/count.gif" alt="The Conversation" width="1" height="1" style="line-height: 1.3em;"> Charis Palmer is deputy business Editor at The Conversation.
Emil Jeyaratnam is multimedia editor at The Conversation.
This article was originally published on <a href="https://theconversation.com" target="_blank" style="font-family: Tahoma, Helvetica, Arial, sans-serif; font-size: 12px; line-height: 1.3em;">The Conversation</a>. 
<h3 class="fn" style="line-height: 1.3em;"> </h3>
<h3 class="fn" style="line-height: 1.3em;"> </h3>
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Seven things keeping house prices high: Infographic

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GUEST OBSERVATION
Industrial property has experienced a strong return of 12.1% over the year to 30 June 2014. This exceeds the returns from the other two major commercial property sectors being retail and office property which generated returns of 9.8% and 9.0% respectively.
The strength of the industrial property sector has resulted from strong demand for distribution and warehousing services generated by increases in retail spending in the Australian economy. New supply of industrial property has been significant and has restricted rental growth over the year to June 2014. Over the year to June 2014 industrial property generated an income return of 8.4%, while retail and office property generated lower income returns of 7.0% and 7.2% respectively.
Capital has flowed into the sector from investors seeking high yields. Industrial property offering yields of 8.4% is attractive. Strong investor demand has driven a rise in industrial property valuations generating capital growth for the year of 3.4%, which is greater than both retail and office property. A compression of capitalisation rates of industrial property occurred from 8.5% in June 2013 to 8.2% in June 2014.
Performance from industrial property over the longer term has also been positive. In chart one is shown the growth in value of $100 invested over 20 years from June 1994 to June 2014 in the retail, office and industrial property sectors.
Chart one – Growth in investment – Retail, office and industrial property sectors
 <img src="/images/2014/09/10/lev%20sept%2010%20one.png" alt="">
Source: PCA/IPD.
It is shown in chart one that industrial property generated a higher cumulative return than any other major commercial property sector over a 20 year period to 30 June 2014. Industrial, retail and office property generated returns of 11.5% per annum, 10.8% per annum and 9.4% per annum respectively.
The income return for industrial property over the long term has also been greater than that of retail and office property. Industrial property income return was 9.0% per annum over 20 years to 30 June 2014 while retail and office property income return was 7.4% per annum and 7.3% per annum respectively. Rental yields on industrial property are higher than retail or office propert,y reflecting the greater ease in developing new industrial property and the tendency for single tenants in assets.
Capital growth for the industrial property sector was 2.3% per annum over 20 years to 30 June 2014, while capital growth for retail and office property was 3.2% per annum and 2.0% per annum respectively. The income return generated by industrial property over 20 years to 30 June 2014 has more than compensated for the lower capital return from industrial property compared with retail property.
Demand for distribution and warehousing services is expected to grow over the medium term from increased retail spending and growth in internet retail sales. Industrial property is a key component of internet retail sales which require efficient delivery systems through technology in logistics. Rents are expected to remain stable as new supply emerges. Rental yields on industrial property remain attractive being 4.7% higher than Commonwealth Government bond yields. The yield premium may shrink as the Australian economy strengthens and interest rates rise.
Strong investor demand for industrial property is expected, maintaining upward pressure on prices. Capital growth will be positive as a result.  
Market conditions will be favourable for industrial property in the medium term with a combination of demand for warehousing and distribution services underpinning rental income and investor demand for high yields driving growth.
Lev Driker is an analyst at <a href="https://atchison.com.au/" target="_blank">Atchison Consultants</a>.
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