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

Joel Robinson

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

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

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

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

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

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

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

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

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

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

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

<html><body>
GUEST OBSERVATION
One of the most common questions asked by Australian property investors is when is the right time to get started in property investment?
Should you wait until you are more financially established or should you postpone buying your first home and buy an investment property instead?
These and many other questions face the first time property investor, but the fact is there are no simple answers to any question. The answer really lies in a more comprehensive approach to property investment as a whole. The fittest and healthiest members of our community do not get their advice out of magazines and newspaper articles. They consult medical experts, dietitians and other health-related professionals and put a plan in place that incorporates a healthy diet and regular exercise.
It is the same in the case of property investments. You should start by consulting experts in the field before you buy your first investment property. This may include a one-stop shop investment advisory service or consulting with a range of professionals including accountants, property strategists, solicitors, mortgage brokers and quantity surveyors. Collectively, these experts provide you with the full suite of products you need to make successful and profitable decisions.
To get down to the nitty-gritty however, it is impossible to pinpoint any time in history when purchasing property may or may not have been a good decision. The most important thing to consider is your personal circumstances, because whilst you might be able to afford to purchase a property at a certain time in the cycle, other investors may not be so fortunate. The decision is really based around your personal circumstances and priorities.
Some pundits say that the best time to buy property is when there is limited stock on the market and not many buyers. This is a simple case of supply and demand and any economic theory will tell you this is true. However, if you are not in a position to borrow sufficient funds or to have the comfort in terms of cash flow to service a loan in the absence of adequate rental income, then the circumstances are certainly not right for you.
That's why it is always important to take professional advice at any stage of the market cycle to ensure that you are in the best position to proceed with the purchase. The best financial plans lay out a long-term strategy with constant reviews so that adjustments can be made for psychical economic conditions as they develop. There is no point having a 'purchase at any price' mentality simply because you think it is a good idea; you should only proceed when you have sound professional advice to back you up, coupled with independent research. It is not just about when you buy, but more importantly where and what you buy.
You can buy an investment property at any time and make a profit, over a reasonable time frame, considering you take care of what and where you buy.
Never try to second-guess what the market will be doing in the future. Base your property investment decisions upon well researched professional advice and be prepared to adapt your strategy to suit changing circumstances including your own as well as what's happening on the world stage.
Sam Khalil is founder and director of <a href="https://www.dpn.com.au/" target="_blank">Direct Property Network</a>.
Direct Property Network (DPN) provides clients with an end to end property investment solution from selecting the right property through to settlement and beyond.
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SamKhalil-UNoWQ73CmG

How do I know it's the right time to start investing in property?

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If you own a rental property, it might be time to touch base with your tenant, particularly if they have been a long term renter in your property. You can either do this yourself, if you self-manage, or through your property manager.
The aim of these is two-fold. Firstly, you want to ensure they’re comfortable and happy with the rental as this will help assist you from ending up with vacancies in the long run. Secondly, it will quickly identify if there are any issues with your investment that have been overlooked and are worth attending to.
Here are the seven questions that Property Observer recommends passing by your tenant. Of course, there are many more that you may also consider asking – if you have suggestions, share them in the comments section below.
<ol>
<li>
Are there any maintenance issues or small fixes that have been missed? Maintenance should be attended to regularly, however sometimes things can be glossed over, or forgotten about. Leaky taps or loose door handles, even the small nitty gritty issues that can be fixed in an afternoon will help keep your property in working order. 
</li>
<li>
Is there anything that would make this property more comfortable for you? You may not be up for installing a spa bath for your tenant, but they may suggest modest improvements that would make the picture better all round. Remember, much of what they might want is likely to be an improvement on your property and the next tenant is likely to want it as well. Some tenants are also willing to install things themselves, or to pay a little more rent for an inclusion. Think items like flyscreens, air conditioning units, a new coat of paint or even a new dishwasher. 
</li>
<li>
What do you like most/least about the rental? This will help give you some selling points for future, as well as pros for future tenants, and it will also allow you to address objections as they come up. It may also get you thinking about how to improve your other rental properties and problems to look out for. It may be the location, or the garden, but it should at least get you thinking. 
</li>
<li>
How do you find the neighbourhood? If there are any issues with the location of the property, it’s worth finding out now. Graffiti on neighbouring properties, or loud parties next door are both items that can be identified by tenants. They might tell you that there is a loud dog making their life difficult. Take steps to fix this, where possible, before it becomes a deal-breaker for the tenant. 
</li>
<li>
Would it make your life easier to have a gardener/other assistance? Does your property have a pool or a large garden? If so, and particularly if you’re noticing it’s getting unkempt, it may be worth providing the option to your tenant of a weekly stipend for a monthly gardener and handyman to come in and get to the jobs that need doing. Not all tenants will want this, however very few are given the choice. 
</li>
<li>
Would it be easier for you to pay your rent weekly/fortnightly/monthly? It’s very unusual for a tenant to be given the option to choose the date they pay rent on. However, with different pay arrangements at each workplace, it may make their life a lot easier to pay you on the day they get paid – and may make little difference to you. Giving them this personalised attention isn’t an option for every investor or property manager, however if you can then it’s worthwhile. 
</li>
<li>
Would you be keen to renew your lease? Why/why not? Finally, the above broad question will quickly have them identifying to you anything that is an issue with the property for them. While it may not be anything you can fix – for instance, they may want to move closer to their child’s school – it can alert you to possible future hesitations from tenants. It may be that they have wanted a pet, and you hadn't allowed this option - perhaps you could reconsider, or see if there's another way to sort out the issue.
</li>
</ol>
YOU MIGHT ALSO WANT TO READ:
<ul>
<li><a href="/expert-insights/investing/how-to-find-and-hold-good-tenants">How to find and hold good tenants</a></li>
<li><a href="/expert-insights/investing/five-tips-for-keeping-good-tenants">Five tips for keeping good tenants</a></li>
</ul>
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jduke-EHk3XBmHkn

Seven questions to ask your tenant

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While it’s the common property investor myth that dwelling prices double every seven to 10 years and that properties always increase in value, this is certainly not the case.
In fact, while some 10 year periods have seen a doubling effect for some areas – and specific outperforming areas have been successful in regularly achieving this – many capital cities have fallen far below the mark.
Using <a href="/news/the-one-number-you-need-to-know-72">the rule of 72</a>, that essentially states you need to see 7.2% growth per annum for a doubling of price to occur in 10 years’ time, or that you need to see 10% growth to see a doubling in seven years’ time, it’s pretty clear which areas have yet to achieve.
Here are the latest RP Data statistics showing the annual change in dwelling values over the past 10 years:
<ul>
<li>
Darwin - 8.5%
</li>
<li>
Perth - 7.1%
</li>
<li>
Melbourne - 6.2%
</li>
<li>
Adelaide - 4.0%
</li>
<li>
Canberra - 3.7%
</li>
<li>
Sydney - 3.7%
</li>
<li>
Brisbane - 3.4%
</li>
<li>
Hobart - 2.0%
</li>
</ul>
Source: RP Data Core Logic Home Value Index, September
Over the past 12 months, Sydney has increased 16.2%, while Melbourne has jumped up 11.7%. Clearly this is a huge jump start for anyone wanting to see big gains over time.
What this does go some way to suggesting, however, is that it’s as much about timing your own 10 year holding period as it is relying on any 10 years to give you an uptick.
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Which capitals did not double in value over the last 10 years?

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Currently there is no cost associated with any FIRB application so there are limited financial resources for the Treasury department to police the current regulations.
The bulk of their activity remains in processing.
But a modest FIRB application fee would be acceptable to overseas buyers that are often subject to fees in other international property markets, according to Steve Douglas, the executive chairman of the SMATS Group that has arranged over $1 billion in lending for expatriate and foreign buyers over recent years.
"These fees could be directed to FIRB for process improvement and policing activity to ensure the current regulations are enforced," he said.
Steve Douglas says provided it remains realistic, it should not have a detrimental impact on the current buyer activity levels, especially if it is balanced by the return of the CGT 50% discount and fairness is restored to previous legislation.
The submission was made to the House of Representatives Standing Committee on Economics which is holding public hearings as part of its Inquiry into Foreign Investment in Australian residential real estate. 
"We do need to appropriately police the fairness of the FIRB regulations and protect the market from abuse and speculation," he told the parliamentary inquiry.
"A modest fee on the approximate 10,000 residential purchases would fund this and allow the FIRB to be properly resourced to investigate illegal activity – without introducing any new restrictions. 
"This would be logical, acceptable to the market and also easy to police with a simple 'Statement of Residency' at any property settlement confirming FIRB compliance and then lodging for spot checks with FIRB."
SMATS Group is an Australian tax agent that specialises in foreign investors and expatriates. 
It commenced in 1995 headquartered in Singapore with offices in Hong Kong, Malaysia, Dubai, London, New York, Perth and Sydney.
The SMATS submission suggests a modest fee would be acceptable by international standards set at:
<ul><ul>
<li>$2,000 for acquisitions under $500,000, and</li>
<li>$3,000 for acquisitions over $500,000</li>
</ul></ul>
"It is our strong opinion that the importance of foreign investors is not fully appreciated in Australia."
Douglas outlined two major misconceptions in the community when it comes to foreign investors.
The first misconception was that "foreigners are buying all the property at auction".
The second was that foreigners are driving up prices.
<ul>
<li>
Misconception: Foreigners are buying all the property at auctions.
</li>
<li>
Reality: Foreigners cannot buy established property under the FIRB Regulations, so the buyer must have held Australian Citizenship or Permanent Residency or if acquired under a Temporary Residency will need to sell the house on exit of Australia. It is more likely these are “new Australians” that have migrated and have appropriate permanent Visa status.
</li>
<li>
Misconception: Foreigners drive up prices.
</li>
<li>
Reality: Improved supply stabilises prices. In fact sometimes Foreigners have paid too much for Australian property then are willing to sell at a loss releasing lower value stock into the market.
</li>
</ul>
Source: SMATS Group's submission to the Inquiry into Foreign Investment in Australian residential real estate.
Douglas said the general community does not fully appreciate that the main driving force in property price increases was Australia’s growing population.
"It is our opinion that Australia’s strong population growth during the period of the global financial crisis between July 2007 and March 2010 was a key contributing factor to Australia’s economic resilience as it created compulsory consumption spending for new arrivals when domestic consumption fell away with economic uncertainty during the GFC."
He suggested that the current population growth now back near or above 400,000 per annum since December 2012 created a demand driven property market and with the absence of adequate supply of housing stock, must inevitably lead to a lift in prices.
In 2012-13 the FIRB approved 11,668 applications for residential property, and increase of 19.45% over the previous year; however the value of these applications actually decreased from $19.7 billion to $17.16 billion.
Douglas said it was a general misconception that foreigners push prices up. 
Where in reality it is more likely that they actually keep prices down for the vast majority of Australian’s as the newly constructed dwellings of foreign investors provide important rental accommodation and expansion of projects and estates that may otherwise not attract sufficient pre-sales to permit financing to begin and allow many larger scale projects to move from concept to reality."
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jchancellor-FAypfDUnLy

FIRB application fee would help fund compliance: SMATS Group

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It makes absolute sense that a parliamentary committee would propose hitting foreign investors with extra fees.
If politicians are silly enough to bring on a lengthy, costly, pointless inquiry into a mythical problem (housing affordability), it follows that they would come up with “solutions” that are equally ineffectual.
The idea which reportedly is being considered by the parliamentary committee investigating housing affordability is to charge foreign buyers of Australian property extra stamp duty or other additional fees.
The “logic” goes like this: there is an affordability crisis; foreign investors are causing it and therefore if we hit foreign buyers with lots of extra costs they’ll all go away and there won’t be a problem any more.
Housing will be affordable once again and young Australians will all live happily every after.
Here’s the problem with the solution: we don’t have an affordability crisis, foreign investors are not pricing young Australians out of the market and charging them additional stamp duty will not have the slightest impact on the cost of dwellings for first home buyers.
The Reserve Bank and many commentators from the property research sector have said they believe the impact of foreign buyers is being overstated. I think they’re right.
None of that should prevent the committee from proceeding with the idea of punishing foreign investors. This whole exercise, remember, is being run according to the 'Boys Own Manual of Bureaucratic Smokescreens' written by Sir Humphrey Appleby.
Foreigners account for a small percentage of residential property sales. Their numbers are dwarfed by local investors and in particular by the most powerful force in Australian real estate, home buyers other than first home buyers.
Foreigners are not out-bidding Australians at Sydney and Melbourne auctions because foreigners are restricted in what they are allowed to buy (although there are claims they are sidestepping the rules in the some cases). The “debate” has got to the point where anyone Asian-looking who buys at auction is deemed to be a foreign investor.
Most foreign buyers are purchasing off the plan apartments in locations such as inner city Melbourne and the Gold Coast. These places are not first homebuyer territory so they are not competing with young Aussie wannabes.
My interpretation is that the impact of foreign investors on Australian house prices is close to zero.
Here’s the great irony in all this: if you really wanted to bring down the price of city real estate, you should be providing incentives for foreigners to buy off the plan apartments, not disincentives.
The only way to reduce property values is to create a massive oversupply. Simply increasing supply a little won’t do it. You need a serious glut, with vacancies at 10% or 15%.
The only markets around Australia where values have dropped a lot (such as mining towns and resources regional centres) are locations with major vacancies caused by oversupply.
Several of the inner city markets in our biggest cities already have high vacancies but developers are bringing on more and more new towers. Why? Because they think they can flog them to foreign investors. At least half of the apartments being built around Australia are being developed by Asian companies.
These apartment towers are not being built for Aussie first home buyers or Aussie buyers of any genre. They’re being built for gullible Chinese investors. Some of our cities, headed by Melbourne, will end up with scary oversupplies, big enough to crash rentals and prices – and not just in the inner city areas.
If politicians scare off foreign investors by hitting them with onerous charges, many highrise developments will be scrapped. No oversupply, no collapsing property values, no cheap dwellings for first home buyers – and, incidentally, no construction boom and none of the jobs it would generate.
On that basis, I think deterring foreign investors is a good idea – not because it will help housing affordability but because it will prevent a disastrous oversupply of apartments in Melbourne, Brisbane, Perth, the Gold Coast and, eventually, Sydney.
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

Hitting foreign buyers with extra fees is an ineffectual solution to a mythical problem

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It is certainly important to consider the vacancy rate of the suburb you’re considering investing in, but you should also consider prospective property managers’ vacancy rates.
According to PhilipWebb property management division head Sophie Lyon, you need to be asking plenty of questions of your property manager.
“Your property manager should know their stuff, and easily be able to describe the tenant demographic and suburb profiles,” said Lyon.
“How many properties do they manage in the area? How many are similar to yours? What is the agency’s occupancy rate?"
She explained that the way your investment property is marketed to tenants directly impacts the number of days it’s available on the rental market – and therefore your own cash flow and financial situation.
“You need an agency with a track record of high occupancy rates. The less time it is vacant, the more profitable your investment,” she said.
Ask property managers the rental occupancy rate on their books and compare it to that of the area.
“This is one of the most important factors to look at when choosing a property manager,” she said. She also noted that the quality of the tenants will also directly impact on your return.
“Landlords should regard having a good property manager as having good insurance,” she explained.
“A lot of what property managers do is behind the scenes. We deal with fallen trees, gas explosions, fire and even murder suicides.”
Maintenance, mediating disputes, emergency repairs and communication are all in a property manager’s daily lot.
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Property manager’s vacancy rate as crucial as area’s: PhilipWebb

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We hear it all the time, often in shining lights and emblazoned on advertising or being told that someone 'lives' off of the income, but what exactly is ‘positive cash flow’ for a property?
It’s actually quite simple. Having a property that returns you money overall, rather than causes you to pay out funds, is known as a ‘positive cash flow’ property.
This doesn’t necessarily have to be before-tax cash flow. Many negatively geared properties provide enough tax savings to make the overall result after tax cash flow positive. For this reason, it varies from person to person. Those in a higher tax bracket who can achieve an advanced level of saving in their tax return may see a property in the positive cash flow territory before someone on a lower income. Similarly, someone that has the funds to push the LVR lower will see cash flow higher for each individual.
The most simple equation to work out what may be likely for cash flow is to look at how much rent is incoming, and how much on the loan will be outgoing. If you have a significant amount left in the remainder, then you’re more likely to be positive.
Yield does have a place in positive cash flow calculations. Higher yielding properties are more likely to provide you a cash flow, as this represents the amount of rent you are achieving against the value of the property – which suggests that your loan, and therefore repayments, are lower.
However, when it comes to the actual cash flow after all costs are considered, which is the amount that truly affects you, everything from maintenance, to property management fees, to vacancies and emergency repairs will alter the amount that you are truly cash flow positive by.
If you wanted to work out the cash flow for the property you’re considering, you’d be required to calculate all of these things in advance and then see what is left over.
So, is there such a thing as a ‘cash flow positive property’?
Yes, for an individual you may be able to own a positive cash flow property. However, it doesn’t mean that any investor who purchases that house or unit will have the same experience. Cash flow is an individual situation and as much to do with chance, such as something breaking unexpectedly and affecting the overall equation, as it is to do with the amount of rent being achieved.
Cash flow situations also change over time. As rent increases or decreases in the area, and as you alter your own in line with the market value, your return on investment will change. Some negative cash flow properties do eventually become positive cash flow and vice versa. Properties that do not cost anything to hold, but also don't provide any return, are often called 'neutral'.
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What is ‘positive cash flow’? Property investment terms explained

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Numbeo’s cost of living statistics for cities across the world provides an interesting comparison point for Australian cities.
Ranked by the rent index, Sydney soars to the top of the list as the most expensive. However, when ranked by the consumer price plus rent index, Darwin takes the lead. In fact, Perth, Sydney and Darwin fight for spaces on the Consumer Price Index most expensive (not including rent).
Here are the statistics to know:
<table style="width: 460px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="bottom" nowrap width="88">
 
</td>
<td valign="bottom" nowrap width="80">
Rent Index
</td>
<td valign="bottom" nowrap width="223">
Consumer Price plus Rent Index
</td>
</tr>
<tr>
<td width="88">
Darwin
</td>
<td width="80">
75.99
</td>
<td width="223">
102.53
</td>
</tr>
<tr>
<td width="88">
Sydney
</td>
<td width="80">
83.08
</td>
<td width="223">
100.73
</td>
</tr>
<tr>
<td width="88">
Perth
</td>
<td width="80">
70.31
</td>
<td width="223">
99.43
</td>
</tr>
<tr>
<td width="88">
Melbourne
</td>
<td width="80">
59.37
</td>
<td width="223">
87.84
</td>
</tr>
<tr>
<td width="88">
Canberra
</td>
<td width="80">
63.17
</td>
<td width="223">
87.48
</td>
</tr>
<tr>
<td width="88">
Brisbane
</td>
<td width="80">
59.93
</td>
<td width="223">
87.02
</td>
</tr>
<tr>
<td width="88">
Newcastle
</td>
<td width="80">
56.59
</td>
<td width="223">
82.01
</td>
</tr>
<tr>
<td width="88">
Hobart
</td>
<td width="80">
49.67
</td>
<td width="223">
80.19
</td>
</tr>
<tr>
<td width="88">
Adelaide
</td>
<td width="80">
45.26
</td>
<td width="223">
79.43
</td>
</tr>
<tr>
<td width="88">
Gold Coast
</td>
<td width="80">
49.05
</td>
<td width="223">
79.17
</td>
</tr>
<tr>
<td width="88">
Wollongong
</td>
<td width="80">
48.33
</td>
<td width="223">
79.13
</td>
</tr>
<tr>
<td width="88">
Cairns
</td>
<td width="80">
41.08
</td>
<td width="223">
74.25
</td>
</tr>
</tbody></table>
 Source: Numbeo
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Cost of living v rent: How do the states compare?

<html><body>
Which capital cities across Australia offer the best gross rental yields for houses and units?
The latest RP Data Core Logic Home Value Index has revealed that while yields are tracking down in the majority of areas, there are still some good opportunities for investors willing to look further afield than Sydney and Melbourne.
HOUSES
<ol>
<li>
Darwin - 5.9%
</li>
<li>
Hobart - 5.2%
</li>
<li>
Brisbane - 4.5%
</li>
<li>
Adelaide - 4.2%
</li>
<li>
Perth - 4.1%
</li>
<li>
Canberra - 4.1%
</li>
<li>
Sydney - 3.6%
</li>
<li>
Melbourne - 3.2%
</li>
</ol>
See over page for each state and territory’s gross rental yields for units
<hr class="system-pagebreak">
UNITS
<ol>
<li>
Darwin - 5.8%
</li>
<li>
Brisbane - 5.4%
</li>
<li>
Hobart - 5.2%
</li>
<li>
Canberra - 5.0%
</li>
<li>
Adelaide - 4.8%
</li>
<li>
Perth - 4.6%
</li>
<li>
Sydney - 4.5%
</li>
<li>
Melbourne - 4.2%
</li>
</ol>
</body></html>

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