<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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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>
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