<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]

Joel Robinson

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

Sydney developer <a href="https://www.apartments.com.au/developers/odus">ODUS Property Group</a> is continuing to expand its local Gold Coast development pipeline, filing plans for a new 40-storey tower in the Southport CBD.

Odus, which bought two luxury Main Beach projects, now La Mer and Le Reve, to make its move into the booming Gold Coast apartment market, has secured its third site. But it is tweaking the plans for a previously proposed 50-storey skyscraper, now seeking to deliver 40 storeys.

The project, dubbed <a href="https://www.apartments.com.au/new-apartments/80-marine-parade-74-80-marine-parade-southport-qld-4215">80 Marine Parade</a>, sits on a prime&nbsp;2,032 sqm amalgamated corner site at 74–80 Marine Parade and 4 Welch Street, across the road from the Gold Coast Aquatic Centre. It will have unobstructed, never-to-be-built-out views to the east given its position opposite the Broadbwater Parklands.&nbsp;

The plans are for 316 apartments, ground-floor retail, and resort-style resident amenities. The project sits within Precinct 1 (Central Business District) of the Southport Priority Development Area, where high-density residential and commercial development is actively encouraged.

BGD, ran by Bayden Goddard and the architecture firm behind Le Reve, has revised the original concept plans, substantially reworking the built form. Basement parking has been replaced by an expanded podium designed to improve functionality while reducing the tower's overall visual impact.&nbsp;&nbsp;

<img alt="First look: Odus Property Group plots landmark 40-storey tower for Southport's Broadwater gateway" data-entity-type="file" data-entity-uuid="0f13d065-2cf5-45ec-aa17-1a03754d93d8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Southport%20da%202.png?VersionId=.9QS2n7kBc_U3PyaI247uOyNSXIqnXSE" />

The tower rises above the eight-storey landscaped podium with a distinctive architectural language defined by sweeping arches, integrated greenery, bronze-toned glazing, and a sculptural rooftop crown.

The development will comprise 104 one-bedroom apartments, 208 two-bedroom apartments, and four four-bedroom penthouses across levels 9 to 36. Apartments are designed to accommodate both permanent residents and short-term accommodation within the same building.

A double-height lobby and reception will anchor the ground floor alongside a 23 sqm food and drink outlet, activating the Marine Parade frontage.

Parking will be accommodated within the podium, providing 288 vehicle spaces and 74 bicycle spaces, accessed from Welch Street.

<img alt="First look: Odus Property Group plots landmark 40-storey tower for Southport's Broadwater gateway" data-entity-type="file" data-entity-uuid="d7528b91-2c47-4094-98b3-5eecbacc0041" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Southport%20da%20podium.png?VersionId=efF5oWs4T9PDvxJwJEDHu5kSQ5eE3IBy" />

Residents will have access to an extensive suite of amenities spread across multiple levels. A podium recreation deck will include a swimming pool, spas, sauna, steam room, cinema, residents' lounge and children's games room, while a second wellness level near the top of the building will feature a gym, co-working spaces, reading room, dining areas and communal kitchen. Extensive podium landscaping wraps the building to soften the built form and strengthen its interface with the surrounding streetscape.

The planning report notes the project responds directly to Southport's ongoing urban transformation.

"Consistent with much of Southport, the surrounding area is undergoing significant transition, with many older low-rise developments progressively being redeveloped for higher-intensity urban outcomes, as envisaged within Precinct 1."

It also states that the proposal "will contribute to a defined and legible eastern gateway to the Southport CBD, reinforcing the area's high-density urban character while maintaining a strong visual connection to the adjoining public open space network."

<img alt="First look: Odus Property Group plots landmark 40-storey tower for Southport's Broadwater gateway" data-entity-type="file" data-entity-uuid="0b9fdebd-4b35-400b-a287-6bd1cdbcdb1b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Southport%20da.png?VersionId=4LG35XR5mfir7jvG2TShtQx.utMLYBxu" />

Located opposite the Broadwater Parklands, the site enjoys immediate access to the Gold Coast Aquatic Centre, Australia Fair Shopping Centre, TAFE Queensland Southport campus, the G:link light rail corridor and Southport's established commercial precinct. The location places future residents within one of the Gold Coast's fastest-evolving mixed-use centres, where numerous high-rise residential projects are reshaping the CBD skyline.

Odus is headed by development professionals Byron Sakha, Jarrod Younan and Sebastian Younan. The Younans also head family-owned builder Nazero Constructions, established in the 1960s.

They are currently delivering La Mer, 24 luxury apartments on Main Beach Parade, and Le&nbsp;Rêve, on the same street but on the prized beachfront side of the sought-after strip.

ODUS plans landmark 40-storey tower for Southport's Broadwater gateway

A boutique collection of just 10 residences could become the catalyst for the next phase of renewal along the southern end of Surfers Paradise Boulevard, with new plans laid for a mixed-use tower designed to transform a long-vacant site.

The proposal for <a href="https://www.apartments.com.au/new-apartments/3098-surfers-paradise-boulevard-surfers-paradise-qld-4217">3098 Surfers Paradise Boulevard</a> has been conceived as more than a standalone residential project. Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, the development aims to spark the revitalisation of what the design team describes as the "South Boulevard" precinct, creating an active streetscape with retail uses at ground level beneath a collection of full-floor luxury residences.

The application, by PR Property Holdings, an entity directed by the Brisbane-based Ryan and Petrovic families, seeks approval for a 17-storey, 62.2-metre mixed-use development on a compact 427 sqm site between Surfers Paradise Boulevard and Appel Street.

The project will comprise just 10 apartments, including eight full-floor residences and two duplex apartments, positioned above a two-level retail podium. Three podium parking levels will accommodate 26 vehicle spaces, while a recreation deck is proposed on Level 4.

<img alt="First look: PR Property Holdings plans boutique apartment tower to kickstart Surfers Paradise's 'South Boulevard' revival" data-entity-type="file" data-entity-uuid="46cfa37d-5051-4449-8d8e-6724f8ca0d59" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_8.png?VersionId=e7UkeV1eTZAC2lXhdq72E3jpUbwiFD2t" />

Rather than pursuing apartment volume, the proposal focuses on large-format homes with a slender tower form intended to maximise outlooks while limiting visual bulk.

BDA Architecture said the proposal has been designed to become an urban renewal catalyst for the precinct.

"The ambition of 3098 Surfer's Paradise is that it provides the catalyst for incremental infill redevelopment and upgrade of what is coined the 'South Boulevarde' of Surfers Paradise which connects to the beating heart of Cavill Avenue."

The architects added: "An incremental approach to development that provides quality ground plane interface, human scale design, integrated subtropical landscape and semipublic permeable frontage can over time entirely upgrade a precinct."

The architecture adopts soft curves, articulated balconies and a slender tower profile rising from a human-scaled podium. The design report describes the project as delivering "bespoke residences of enduring distinction, sculpted with precision and quiet sophistication," with a focus on timeless coastal architecture.

The application also includes retail tenancies addressing Surfers Paradise Boulevard, reinforcing the site's role as an active mixed-use destination rather than a purely residential address. The planning report states the combination of the podium, landscaping and active frontage is intended to strengthen the pedestrian experience while contributing to the evolving character of the boulevard.

The site occupies a prominent position in the southern section of Surfers Paradise, directly opposite the G:link light rail corridor and within walking distance of Surfers Paradise Beach, Cavill Avenue, the Nerang River and Bruce Bishop Car Park. It is currently vacant, having previously accommodated a single-storey commercial building that was demolished in 2022. The planning report notes the surrounding area is characterised by a mix of commercial buildings and residential towers, with unlimited building height provisions applying under the Centre Zone.

The proposal also replaces an earlier 2022 approval for a restaurant and bar on the site, instead introducing a permanent mixed-use development that combines retail activation with boutique residential living.

Boutique apartment tower to "kickstart" Surfers Paradise's 'South Boulevard' revival

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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International fashion brands H&amp;M, UNIQLO, Zara and Gap have all been confirmed as tenants for the Macquarie Centre, North Ryde shopping centre's second stage of development, set to open on 16 October.
An AMP announcement said that Macquarie Centre will have more large-format overseas brands than any other shopping centre in the country.
Another international brand is expected to be announced in the coming weeks, with speculation that it will be American fashion retailer Forever 21.
Forever 21's first Australian store was <a href="https://www.smartcompany.com.au/marketing/sales/34690-forever-21-joins-raft-of-fashion-retailers-entering-australia" target="_blank">announced in November 2013 for Brisbane's Queen Street Mall</a>, with plans to open in mid-2014. However, the store which will neighbour the new Zara shop, has not yet opened,.
Macquarie Centre will be <a href="/expert-insights/investing/h-ms-first-sydney-store-set-for-a-16-october-opening-at-macquarie-centre-north-ryde">H&amp;M’s first Sydney store</a> and <a href="/expert-insights/investing/uniqlo-to-open-macquarie-centre-store-later-this-year">UNIQLO’s second New South Wales offering</a>. 
The first stage of the Macquarie Centre <a href="/expert-insights/investing/sydneys-largest-suburban-shopping-centre-amp-capitals-macquarie-centre-now-open">opened earlier this year</a>. 
The $440 million transformation also includes Myer, David Jones and 130 speciality fashion and beauty stores. These range from Sass &amp; Bide, Zimmerman and Willow to Alice McCall, Gorman and Scanlan Theodore.
Macquarie Centre will be the largest suburban shopping centre in New South Wales, spanning 138,500 square metres of floor space.
AMP Capital's $2.8 billion shopping centre pipeline also includes major redevelopments at the Gold Coast’s Pacific Fair, Ocean Keys in Perth and proposed redevelopments of Perth’s Karrinyup, Booragoon and Garden City.
AMP Capital Shopping Centres managing director Bryan Hynes said that the centre includes international brands, and established local brands, as well as aspirational fashion retailers, unique leisure and lifestyle retailers and fresh food offerings.
“Macquarie Centre will be transformed into a leading fashion, lifestyle and leisure hub for Sydney with the first and highly anticipated H&amp;M, the first UNIQLO in the city’s north and Zara will be the only store on Sydney’s north side to stock a full children’s range, complementing the strong children’s offer from H&amp;M, UNIQLO and Gap,” he said.
“We have some grand plans for when our doors open on 16 October including two fashion shows curated by fashion industry experts to showcase everything we will have on offer at Macquarie Centre.”
A dining and café precinct, 5,000 car spaces, valet parking, porter shopping and free WIFI will be in the centre. Coles, ALDI and a refurbished Woolworths will be in the Fresh Food Market, including eateries Costi’s Seafood Market Macquarie, Inlakesh Living Foods and F&amp;L Gourmet.
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Zara, Gap, H&M and UNIQLO announced for Macquarie Centre, North Ryde

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GUEST OBSERVATION
When Australian prime minister Tony Abbott came into office last year his aim was to be remembered as the “infrastructure prime minister”.
In the Coalition’s September 2013 <a href="https://lpaweb-static.s3.amazonaws.com/13-09-05%20Coalition%202013%20Election%20Policy%20%E2%80%93%20Better%20Infrastructure%20Planning%20%E2%80%93%20policy%20document.pdf" target="_blank">policy</a> to “Deliver the Infrastructure for the 21st Century”, the government promised vital infrastructure projects would be underway across the country within 12 months.
The same document promised all Commonwealth infrastructure spending exceeding $100 million would be subject to analysis by Infrastructure Australia “to test cost-effectiveness and financial viability” – analysis that would be made public.
A recent report published by the Australian Logistics Council indicated a 1% increase in logistics efficiency, which could be achieved by increased spending on road and rail infrastructure, would boost GDP by $2 billion.
One year on it is time to review the government’s performance.
Infrastructure spending is a vote winner
Having a focus on infrastructure is popular with politicians: it provides tangible evidence of action and they might even have a project named after them. Why have a boring name like WestConnex or M5 when you could have the “Abbott Expressway”?
It also provides for good photo opportunities even when not a cent of public money has been spent on the project. According to trade minister Andrew Robb after a recent visit to New York, international funds management groups with trillions of dollars under management are “enormously excited” about investing in Australian infrastructure.
Assistant infrastructure minister Jamie Briggs recently said the government was investing “a record $50 billion in world class infrastructure that will leverage over $125 billion of public and private investment in infrastructure over the next decade”. However, he neglected to mention that $36 billion of the $50 billion was already committed by the previous government.
Asset recycling remains thwarted
The federal government has set up a $5 billion <a href="https://theconversation.com/asset-recycling-no-dream-for-hockey-but-efficiency-boost-likely-28802" target="_blank">asset recycling</a> fund from which it plans to give a 15% bonus for each project to state and territory governments who recycle capital gained from the privatisation of state-owned entities, such as ports and utility assets.
This additional capital is mainly available for road projects with spending on rail infrastructure a poor second, and spending on public transport not even on the government’s agenda.
Despite this, the much publicised East Coast passenger fast-rail link may be back on track after the government had recent high level meetings with a number of foreign rail companies. Unfortunately for the state and territory governments, the asset recycling plan is currently stalled in the House of Representatives following amendments proposed by Labor and the Greens in the Senate.
While the government has delivered on some promises, most are still just promises. The heavy lifting (and concrete pouring) of funding new infrastructure has been shifted to the state and territory governments and/or private businesses.
Article continues on the next page. Please click below.
<hr class="system-pagebreak">
Step one: Infrastructure Australia
One promise the government has delivered on is the changing of the guard at Infrastructure Australia, with the appointment of a new CEO and Board who have responsibility for delivering the strategic objectives of the agency.
But will Infrastructure Australia be able to deliver tangible results and be left to get on with their work without interference from politicians (from both sides of the chamber) keen on ribbon-cutting in their electorates?
The government committed the following projects would be underway within 12 months of its election:
<ul>
<li>$6.7 billion to fix Queensland’s Bruce Highway</li>
<li>$5.6 billion to complete the duplication of the Pacific Highway from Newcastle to the Queensland border</li>
<li>$1.5 billion to get Melbourne’s East West Link underway</li>
<li>$1.5 billion to ensure the WestConnex project gets underway in Sydney</li>
<li>$1 billion to support the Gateway Motorway upgrade in Brisbane</li>
<li>a number of smaller road infrastructure projects In Perth, Adelaide and Tasmania</li>
</ul>
Two rail projects get a brief mention: $300 million to finalise plans for an inland railway from Melbourne to Brisbane and a promise to get the Toowoomba Second Range Crossing underway.
The verdict
On the promise to provide a cost benefit analysis for projects over $100 million the government has recorded a “fail” as these analyses are generally being hidden under the veil of “commercial in confidence”.
All of the above mentioned projects are still to commence and none are “shovel ready”. Most have long lead times due to the complex planning processes involved, so we will have to wait and see if the government will be able to bring some of these promises to fruition. At this stage we may be able to give the government a “borderline pass” on its infrastructure report card.
In its pre-election infrastructure policy document the government also promised to deliver an “Annual Parliamentary Statement on Infrastructure Delivery” to the House of Representatives. It will be interesting to see what this statement contains if and when it is made public.<img src="https://counter.theconversation.edu.au/content/30477/count.gif" alt="The Conversation" width="1" height="1" style="line-height: 1.3em;">
Peter van Duyn is maritime industry expert, Institute for Supply Chain and Logistics at <a href="https://www.vu.edu.au/" target="_blank">Victoria University</a>.
This article was originally published on <a href="https://theconversation.com">The Conversation</a>.
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po-LsXgBTHBmX

The verdict on our "infrastructure prime minister" one year on

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Our <a href="https://petewargent.blogspot.co.uk/2014/08/population-growth-will-be-very" target="_blank">2014 population forecasts</a> showed that we expect to see something quite different in 2014, that being total population growth in Australia easing back quite significantly this year to closer to 300,000 than the near 400,000 we have seen previously. 
Further, we expect other demographic shifts, including centralisation of our capital cities (recently affirmed by the <a href="https://new%20south%20wales%20-%2050%2c000%20victoria%20-%2037%2c500%20queensland%20-%2035%2c000%20western%20australia%20-%2020%2c000%20south%20australia%20-%207%2c500%20other%20-%2010%2c000%20total%20-%20160%2c000/" target="_blank">Reserve Bank and another Grattan Institute report</a>) as well as a growing contingent of Asian settlers.
The overseas arrivals and departures data is a significant feeder into the population growth data, and recent figures further confirmed our expectations. 
Short-term arrivals and departures
Over the past half decade we have have had more short-term departures from Australia than short-term arrivals, a trend which continues:
<img src="https://1.bp.blogspot.com/-hA2Tcs1tcm4/VAgTxF99yuI/AAAAAAAAPgk/6SEpEVKdxF0/s1600/Arrivals1a.jpg"> 
The short-term arrivals data is interesting to the extent that it potentially gives us a sneak peak of the decade ahead. 
In this context, the massive boom in visitors from China is important.
On a rolling annual basis the number of Chinese short-term arrivals simply keeps on increasing breaking a new record high of more than 780,000 in the year to July 2014.
<img src="https://4.bp.blogspot.com/-_bmDWYGM4oI/VAgTwdfZrCI/AAAAAAAAPgc/vlQwHAmyv04/s1600/Arrivals1.jpg"> 
Long term arrivals and departures 
More interestingly, what is happening to long-term arrivals? 
Well, July was a very strong month with more than 70,000 long-term arrivals, but the rolling annual trend is down in line with our forecasts (recall that we are expecting considerably weaker population growth in 2014 - we expect massive population growth into Sydney and New South Wales, but figures easing back elsewhere).
<img src="https://1.bp.blogspot.com/-3MyN5HGsm4M/VAgTyfDNotI/AAAAAAAAPgs/D1ukn05iiFU/s1600/Arrivals2.jpg">
When viewed on a net basis set off against long term departures, a similar trend on a rolling annual basis with rolling annual net long term migration also easing back despite a strong month of long-term arrivals in July.
<img src="https://2.bp.blogspot.com/-rwqQXucpdkU/VAgT4-QUwuI/AAAAAAAAPg0/xDRLs55I57M/s1600/Arrivals3.jpg"> 
Settlers
As for where the settlers are coming from? 
In July we saw something of a landmark; for the first time we have more Indian settlers than Kiwis on a rolling annual basis. 
Poms are also following the UK economic recovery and fewer are arriving in Australia now as the British employment rate booms. 
Chinese and Indian immigration into Australia, on the other hand, is looking very strong.
<img src="https://4.bp.blogspot.com/-iJMwkRbP_Zg/VAgT_HP6GkI/AAAAAAAAPhE/vZON-IygFS8/s1600/arrivals4.jpg">
Finally, a chart which helps to explain the rising prominence of so-termed "Asian buyers" of Australian property.
Simply, since 2000 there has been a tremendous boom in the number of Asian immigrants, so it can hardly be a surprise to see more folk of an Asian appearance at property viewings and auctions - most of the so-called "Asian buyers" are actually Australian buyers of Asian heritage, a point which appears to be lost on the popular media. 
 <img src="https://1.bp.blogspot.com/-EqxVMeNbY7Q/VAgT8gTqM5I/AAAAAAAAPg8/MYxHKSjr_vg/s1600/Arrivals5.jpg">
Summary
Overall the data is consistent with expectations.  
We still see population growth easing back to nearer 300,000 than 400,000 in 2014, with Sydney to be a major beneficiary of the population growth this year. 
The mining states of Queensland and Western Australia have dimming prospects for population growth in 2014 as mining capex and interstate migration drops off, while South Australia's population growth will likely just be just weak, full stop.
Victoria's population growth will be softer in 2014 than in the prior year, but still should remain very strong in absolute terms. As a quick primer, here are our 2014 best estimates:
Natural population increase 2014 (f)
<ul>
<li>New South Wales - 50,000</li>
<li>Victoria - 37,500</li>
<li>Queensland - 35,000</li>
<li>Western Australia - 20,000</li>
<li>South Australia - 7,500</li>
<li>Other - 10,000</li>
<li>Total - 160,000</li>
</ul>
Total population growth 2014 (f) 
<ul>
<li>New South Wales - 105,000</li>
<li>Victoria - 87,500</li>
<li>Queensland - 60,000</li>
<li>Western Australia - 40,000</li>
<li>South Australia - 10,000</li>
<li>Other - 7,500</li>
<li>Total - 310,000</li>
</ul>
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

The rise and rise of Asian property buyers

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AMP Capital has bought the National Australia Bank building in Docklands for $433.5 million.
The Cbus built property, designed by Woods Bagot, at 700 Bourke Street was completed last year.
It is 99% leased to NAB, with an average lease expiry of 13 years. 
There are 4% fixed rental increases which will boost the long-term income yield to 7%.
But the initial yield is 5.75% for the new 63,000-square-metre building.
Colliers International agents John Marasco, Nick Rathgeber, and Leigh Melbourne and Savills agent Ian Hetherington handled the sale.
{qtube vid:=cwF1_nYjzo8}
Photos courtesy of <a href="https://www.woodsbagot.com/project/national-australia-bank-docklands" target="_blank">Woods Bagot</a>.
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jchancellor-FAypfDUnLy

AMP Capital buy the Woods Bagot-designed NAB Docklands office

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Many Australian’s would like to live in the inner city areas of their capital city where the amenities are most abundant, but sadly the cost of housing is generally restrictive.
According to the RP Data Home Value Index results for July 2014, combined capital city home values increased by 10.2% over the 12 month period. The greatest annual increases in values have been recorded in Sydney (14.8%) and Melbourne (11.0%). In all other capital cities the total value growth over the past year has been less than 7%.
A familiar trend we are witnessing across most cities is that demand for housing is particularly strong across the inner city areas of the city. With mortgage rates low, buyers are battling it out to purchase those homes close to the city centre. Of course areas closer to the CBD tend to be much more expensive than those areas further away. Inner city suburbs are also generally better serviced by both essential and desirable amenities such as: schools, medical services, shopping centres, social amenity, roads and public transport infrastructure.
In certain capital cities the cost of housing is restrictive in these areas due to a high level of demand which has pushed housing costs out of the reach of many perspective buyers. Coupled with high demand is inherently low levels of supply; it is much more challenging to release new detached close to the city due to the limited availability of developable land. Of course there remain alternative options such as units however even units in certain cities have restrictive price points.
Looking at those suburbs with the most affordable median value within a 10 kilometre radius of the CBD across the cities we can see a large divergence in results. For example, in Sydney <a href="/news">Wolli Creek</a> has the lowest median house value at $710,303 (not very affordable) and in Melbourne the most affordable suburb is <a href="/news">Bellfield </a>at $533,252. In most other capital cities, except for Darwin the starting point for a house is significantly lower. Of course, in many cities these areas are less desirable than other inner city suburbs however, they remain close to the city and potentially have scope for urban renewal over the coming years.
Turning to the unit markets, home values are typically much more affordable closer to the city centre than they are for houses. Again, this doesn’t mean that they are affordable or practical for everyone. It is also interesting to note that the divergence in results from city-to-city. For example <a href="/news">Kilburn</a> is the fifth most affordable suburb for houses in Adelaide with a median of $349,925. The most affordable suburb for units in Sydney’s inner city is <a href="/news">Eastlakes </a>with a median of $452,776 which is significantly higher than the median house value of Kilburn. Nevertheless, the median value of units is much lower than the median house values across most cities. No wonder we are seeing such a rise in inner city unit construction with so much demand and a lower price point compared to comparable houses.
RP Data anticipates that home values in inner-city areas are likely to continue to increase, particularly as mortgage rates remain at such low levels. As a result more and more potential buyers are likely to be priced out of the inner city housing market. This creates some good opportunities for other areas of the city to see increased demand.
If buyers can’t afford to purchase a home within the inner city, they will most likely look to those locations that tick as many of the inner city boxes, just at a lower price point than the inner city areas. Given this, suburbs with features such as: quality public transport connections, abundant retail and social amenity, quality schools and medical amenity will likely see renewed interest as inner city buyers look to these more affordable alternatives.
<img src="https://image.e.rpdata.com/lib/fe591570776d03757d17/m/7/2014-08-15--most-affordable-inner-suburbs.jpg">
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ckusher-ujnxiKuFQs

Australia's most affordable inner city suburbs

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During our project management we find that there is quite a large variation in the amount of time required at each stage of the property development process.
I thought I'd share with you a brief overview of each phase of a development and indicate the time needed. 
<ul>
<li>
Site selection 
</li>
</ul>
This can be very time consuming looking at different sites and running feasibilities on each of them. Once you find a good site, then there is no time to waste in securing it and taking it off the market.
Firm and professional negotiation is needed and you should manage the agent during this stage. Make sure they've raised the sales advise quickly and contracts are received and reviewed by your solicitor.  Request terms such as a longer settlement period and permission to lodge your development application (DA) during this time. 
You may be able to purchase under an option agreement which can literally buy you time but discuss this in detail with your solicitor so you understand how it works. We don't normally use an option to buy as land developers and vendors mostly want to see a firm purchases.
Good sites will sell quickly to others and sometime more complicated purchasing strategies can kill a deal. Once you have an offer accepted, be ready to move to exchange on the land quickly.
<ul>
<li>Design and Development Application preparation</li>
</ul>
Again, time is of the essence as you want to get as much work done before you settle on the land and interest holding costs start kicking in. Work closely with your architect so that they can finalise designs fast.
<ul>
<li>DA processing </li>
</ul>
This is a chance to take a deep breath, regroup and begin to set your focus on the construction phase.  Whilst you'll have a few weeks up your sleeve here, you still need to stay in touch with the town planner assigned to your DA but don't be too pushy. Make sure that if council does request more details, you provide them very quickly as the processing 'clock' will stop while they are waiting on your response.
<ul>
<li>
Construction Certificate 
</li>
</ul>
Using a private certifier to approve construction certificate plans and issue occupation certificates can save you valuable time compared to leaving it all with council.
<ul>
<li>
Unconditional construction finance 
</li>
</ul>
Move like a speeding bullet to get the consents and stamped plans to your finance broker/bank along with the personal information and documents they will need to finalise your construction loan and give you unconditional approval.
Time can be wasted in this phase with banks waiting on necessary docs or not being given all the information they need. Chase the bank for the Letter to Commence construction that your builder needs before they can commence work.
<ul>
<li>
Building phase 
</li>
</ul>
An efficient builder, they will generally spend a couple of weeks after receiving the letter to commence from your bank, preparing your site file which involves placing orders with their suppliers and allocating resources for your project. This is important planning time for the builder so when construction starts, there is no waiting around for delivery of materials to site.  Ask for a date that your site will be cut and be available to attend.
The site preparation phase is where some issues can arise and you'll need to be aware and give direction to your builder.  As the build phase continues, work closely with the site supervisor and provide any details or deal with any issues as they arise.
Property Bloom spends a lot of time with our builder supporting them and to ensure a smooth process. We hold a weekly work-in-progress meeting and inspect each site once a week or more depending on the complexity of the stage we are in. 
<ul>
<li>
Final inspections and Occupation Certificate 
</li>
</ul>
It's important to spend the time here ensuring you are happy with the finishes, booking in the final certifier inspections and making sure they have all the documentation they require to issue final approvals.   
Manage your bank so that the builder's final account is paid quickly (after you are happy all works are complete).  We have a system where we are able to start our tenant procurement during the practical completion and Handover period so that as soon as the occupation certificates are issued, approved tenants can move in.
This phase can draw out with the bank needing to send a valuer to ensure the project is complete before they release funds. If the valuer cannot get access or in touch with he builder then there are delays. The builder will not handover the keys until the final payment is in their account.
It's really a full time job project managing the ebbs and flow of a development project.  It's not always a race against the clock but a balance between spending the right amount of time to ensure nothing is missed and of course, to enjoy the journey. 
As Gold Meir once said: "I must govern the clock, not be governed by it."
<a href="https://www.propertybloom.com.au" target="_blank">www.propertybloom.com.au</a>
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jochivers-wq5Bp59R5a

The property development process: How much time does each stage take?

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Finding a buyer's agent that fits your investment plan is tricky business. They're not all made equal.
If you're currently in the process of choosing a buyer's agent, then here are 15 questions that you should be asking:
<ol>
<li>What are your skills and experience as a buyer’s agent? 
</li>
<li>What is your fee? 
</li>
<li>How is your fee determined? 
</li>
<li>What services are included in your fee? 
</li>
<li>Are there any additional fees/charges? 
</li>
<li>Do you need my authority to incur additional fees/charges? 
</li>
<li>How frequently will you provide me with a list of suitable properties? 
</li>
<li>How thoroughly do you evaluate properties on the list? What research do you undertake before recommending a property to me? 
</li>
<li>How does the negotiation process work? 
</li>
<li>What strategies will you employ to achieve the best possible outcome for me? 
</li>
<li>Are you a member of a relevant industry body, such as the Real Estate Institute of WA (REIWA) or the Real EstateBuyers’ Agents Association of Australia? 
</li>
<li>Can you provide references from former clients? 
</li>
<li>Do you have Professional Indemnity insurance? 
</li>
<li>Do you have a conflict of interest? In other words, are you the selling agent for a property that you think I might be interested in purchasing? 
</li>
<li>What happens if I locate a property myself or inherit a property during the period of our contract?</li>
</ol>
Source: Government of Western Australian, Department of Commerce (for <a href="https://www.commerce.wa.gov.au/consumer-protection/buyers-agent" target="_blank">more of their tips, see here</a>).
You can also read Property Observer's <a href="/expert-insights/buying/select-your-buyers-agent-wisely-what-you-need-to-consider">guide to choosing a buyer's agent here</a>.
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15 questions to ask your buyer’s agent: WA Department of Commerce

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GUEST OBSERVATION
Six years ago McCrindle Research (one of Australia's leading research houses) predicted that by 2020 the Australian population would reach 24 million. At the time - 2008 - our population was 21.4 million.
Based on the Australian Bureau of growth statistics (2013), we're growing by:
<ul>
<li>one birth every one minute and 42 seconds,</li>
<li>one death every three minutes and 34 seconds,</li>
<li>a net gain of one international migration every two minutes and 14 seconds, leading to</li>
<li>an overall total population increase of one person every one minute and 20 seconds.</li>
</ul>
As I write this article in August 2014 Australia's population sits at 23.5 million (<a href="https://abs.gov/" target="_blank">abs.gov</a>). If my calculations are correct, we're growing by 395,188 people every year. By New Years Eve in 2020, we'll add another 2.371 million people to our population. Last time I checked ... 23.5 million plus 2.3 million equals 25.8 million.
We'll be 10% bigger at almost 26 million people. By 2020 we won't just reach 24 million - we'll have enough new blood to add another Adelaide, Hobart, Darwin, Canberra, Townsville and Cairns into the mix!
It's just "numbers" you say, but take note - these "numbers" will have a massive effect on the Australian economy and the thousands of property markets across Australia.
As the federal government has recently signalled - adding salt to the wound will be our ageing population; lots of significantly older adults.
Around 200,000 people reached 65 years of age in 2011. Between January 2012 and December 2020 another 5.4 million will join them. That little fact may not mean much today - but with Baby Boomers exiting the workforce in large numbers, we're staring down the barrel of a lot more people and a lot less tax payers.
A bit more research (another McCrindle report) revealed that in 2012 the median age was 38. They also predict that in 2050 our median age will be 43. We're growing older and living longer.
The double-edged sword? We're also losing our kids to the 'global village' - what we read about at university back in the 60s and 70s, they now live in. Our younger generations grow up, study, possibly received government funding or HECS support to gain their qualifications and leave our shores in increasing numbers to work in others countries.
In 2012, a reported 257,258 Australians left the 'lucky country' permanently - a quarter of a million Aussies said goodbye!
When I sat my HSC 42 years ago we didn't have pocket calculators - they weren't available in Australia. "How the times they are a changing"
I know at least some of these kids found that international job on their mobile device, accepted the offer, negotiated their remuneration package and booked their flights the same way. Leaving without a second thought.
The undeniable challenge we must now address is that we have a mass exit at the top of the age scale, a significant one in the lower age bracket - and the people in the middle are going to suffer. Your retirement age has already been increased to 70 years of age.
What's next then?
This is what's next, and it's a real eye opener. In 2013, only four percent of Aussies over the age of 65 years were self-funded retirees.
What the? 96% of people over the age of 65 were either reliant on a tax-payer funded pension, still working, or deceased. And as I said earlier, with the Boomers exiting the workforce in large numbers, we're staring down the barrel of a lot less tax payers to fund those pensions.
If people in the middle age bracket (38-55 years of age) don't take control of their financial futures right now, they really won't have much to look forward to in retirement.
If you're in that middle group and you're 'stuck'; unsure of how to shape your financial future so you can see the retirement you want and deserve, then you need to invest in your financial education now.
By developing your financial education, you'll create the ability to identify opportunities to help maximise your income and asset potential, and in return create a passive income in retirement.
Kevin Lee is the property investment expert and buyer's agent at <a href="https://www.smartpropertyadviser.com.au/" target="_blank" rel="nofollow">Smart Property Adviser</a>.
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klee-LzAEhB2j7n

The demographic storm about to hit Australia

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So many people have bad experiences with property investment. It happens, I believe, because Australians are fed so much misinformation.
Here’s the deadly formula that leads people to buy in the wrong place at the wrong time:
<ul>
<li>Writers on real estate who know little about real estate.</li>
<li>Media outlets which do little more than re-cycle press releases.</li>
<li>Researchers who don’t clean up the statistical absurdities spat out of their computers.</li>
</ul>
Mix those ingredients together and it’s a recipe likely to poison, rather than nourish, the finances of anyone who reads the resulting article and acts on the “advice”.
Here’s a stunning example published this week by a real estate magazine. The magazine took some figures from a research organisation that tends to be careless about its data in its haste to generate profile and it came up with this headline: ‘10 scorching hot suburbs for cash flow hunters’.
Top of its list was a town in Tasmania called Queenstown. If there’s a more depressing town in Australia or a more depressed property market, please tell me about it. The town resembles the film set for a western movie, with tumbleweeds in the main street.
The median house price ($70,000) says a lot. It’s 12% lower that it was a year ago. It’s lower than it was three years ago. Hell, it’s even lower than it was five years ago, having dropped an average of 3% per year since 2009. The typical house on the market takes nine months to sell.
Remember, a national magazine has placed this town at the top of its list of “cash flow hotspots”, even though the vacancy rate is 15% so the chances of achieving any cash flow at all are near zero.
But wait, there’s more.
The top 10 list of scorching hot suburbs recommended to investors also includes Kambalda in Western Australia. This is a godforsaken mining town in a “semi-arid environment” 600 kilometres east of Perth, split into two town sites 4 kilometres apart. The median price is $150,000, after a 19% decline in the past 12 months. Prices have fallen at an average rate of 6.5% per year over the past five years. If you have a house to sell there, expect to wait eight months.
And if you’re expecting scorching hot cash flow, the vacancy rate of 20% might present a problem.
Keep in mind that the magazine said all of its top 10 scorching hot suburbs were places “where rental yields are strong despite the solid growth in property prices”.
Another of the suburbs listed among the top 10 is described as “Maluwa Bay” in New South Wales. I’ve searched but cannot find a place with that name.
There is a Malua Bay, a small town on the South Coast of NSW where the average house takes almost a year to sell and where the long-term capital growth rate is zero. Sorry, that’s not fair – it’s 0.1%, which is the average annual growth in prices over the past 10 years.
That’s so scorching hot I can feel the heat all the way up here in Queensland.
The magazine lists the median weekly rent in this place as $925 per week, but that is a statistical error commonly made by the research source used by the magazine – whereby they list the holiday rental rate, rather than the rental rate for permanent tenants, and come up with a median yield which assumes properties are occupied by tourists 52 weeks of the year, which of course they are not.
The median weekly rent for Malua Bay is actually $350 per week and anyway buying there would be seriously into negatively geared territory. So, no cash flow there, either.
I could go on, but you get the picture. This is the worst kind of misinformation, presented by a national magazine as credible advice to property investors.
God help anyone who bases an investment decision on this disgraceful piece of non-journalism.
You can contact Terry via <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email</a> or on <a href="https://www.twitter.com/hotspotting" target="_blank">Twitter</a>. 
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terryryder-YECXbqmri2

The deadly formula of bad investment advice

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Sydney’s Newtown Central, a retail centre in the inner west suburbs, is up for sale.
It is a three level centre that underwent a full refurbishment in 2009 and includes leases with Foodworks, Fitness First and Cellarbrations on the highly trafficked King Street. These three tenants secure approximately 70% of the income.
It has housed a hair dresser and an Optus shop.
Close to Newtown train station, the current owners Monash Private Capital Pty Ltd and Diamong Properties note that convenience retail is a highly desirable asset class.
“Since acquiring this asset we have applied an active management plan in which we have undertaken several lease renewals and identified areas where we have successfully added value to the property,” said Monash Private Capital’s Joey Fridman.
The selling agents behind the property, Colliers International’s James Wilson and Savills’ Steve Lerche, have the opportunity offered to market via <a href="https://www.realcommercial.com.au/property-retail-nsw-newtown-501273899" target="_blank">expressions of interests closing on 30 September</a>.
“The shopping centre investment market has been driven by the combination of a large capital injection, historically low interest rates and a lack of quality opportunities comparable to Newtown Central,” said Wilson.
“The prime location of the supermarket anchored neighbourhood shopping ensures a captive market with exceptionally difficult barriers of entry for competition,” said Lerche. 
They expect strong interest in the property, which comes with basement car parking for 33 vehicles and 18 strata spaces opposite. It is on 1,574 square metres of land and covers 3,385 square metres of floor area.
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