Malaysian developer <a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> is the latest to jump into St Leonards booming Transport Oriented Development precinct.

The developer, which has previously delivered Sapphire by the Gardens apartment development in Melbourne, identified the Atchison Street site in 2023. It filed a Scoping Report around 12 months ago, and now has revealed the designs for the new&nbsp;40-storey mixed-use tower.

The State Significant Development Application covers <a href="https://next-portal.urban.com.au/projects/14650/summary">20-22 Atchison Street</a>, a 1,374 sqm site positioned between St Leonards Station and the new Crows Nest Metro station.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the project would deliver 181 apartments, above a four-storey commercial podium, five basement levels, and new public domain works along Mitchell Street. The apartment mix comprises 35 one-bedroom apartments, 39 one-bedroom-plus-study apartments, 85 two-bedroom apartments, and 22 three-bedroom residences.

The proposal has been lodged as a shop-top housing development under the NSW Government’s TOD planning pathway, which allows increased density around key transport infrastructure. The site sits within the recently rezoned Crows Nest Accelerated TOD Precinct.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b799673d-48e2-46b0-801a-0e33a9330100" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20site.png?VersionId=dPh0UfwfaHpbFL1R7H1cbZNbIW0CHbCC" />

SP Setia acquired the Atchison Street site as part of its continued expansion into the Australian apartment market. In comments made to City &amp; Country (The Edge Malaysia) in 2023, SP Setia President and CEO Datuk Choong Kai Wai described the acquisition as “a strategic move” aligned with the group’s post-pandemic market recovery strategy.

“Our target for this exceptional development is local and overseas buyers, including first-home buyers, downsizers and investors,” Choong said.

The tower has been designed as a slender vertical form rising from a mixed-use podium, with COX Architecture positioning the development as a response to the evolving St Leonards and Crows Nest skyline.

“The purpose of the project is to facilitate the delivery of high-quality housing at a strategically located site and deliver a built tower outcome that is consistent with the desired future character of St Leonards and aligns with the TOD controls,” the design report stated.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b1a85eee-76f7-436c-a6da-73ba827b9b13" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20entry.png?VersionId=dA9jHGPMcm.dDbwk4QfxqWiY5bfh3UVt" />

The podium would incorporate retail uses fronting Atchison Street, commercial tenancies, landscaped communal areas, and pedestrian improvements along Mitchell Street. Vehicle access and loading would be consolidated via Atchison Lane.

Residents would have access to more than 665 sqm of communal indoor and outdoor spaces, while the development proposes 96 parking spaces across five basement levels.

The proposal also includes a commitment for 10 per cent of residential floor space to be allocated toward affordable housing through a monetary contribution.

COX said the tower form responds directly to the emerging high-density character of the precinct while seeking to maximise solar access, cross ventilation, and outlook from apartments.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="2163f85c-f63b-4be3-aafa-f8763976cec5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_5.png?VersionId=WiAmtIKJ6.ZQ41EtYEQ1fol7AeorKBlL" />

“The building is orientated towards north,” the Apartment Design Guide compliance report noted, adding that the tower’s slim form was driven by the constrained inner-urban site dimensions.

The design also incorporates landscaped setbacks and communal open space at podium level, intended to soften the interface with surrounding streets and improve pedestrian amenity.

The project adds to a growing wave of redevelopment proposals reshaping St Leonards and Crows Nest following the opening of the Sydney Metro City line and the NSW Government’s push for higher-density housing around major transport nodes.

Last week Stockland filed plans just down the road. They want to build a <a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">52-storey tower on Pacific Highway</a>.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">First look: Stockland plans 52-storey, 538-apartment St Leonards tower&nbsp;</a>

Joel Robinson

First look: SP Setia targets St Leonards skyline with 40-storey TOD tower

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has revealed plans for a new mixed-use tower at 10 Dangar Street, Wickham, advancing a proposal that would reshape the southern gateway to Newcastle’s city centre with one of the city’s tallest residential buildings.

The State Significant Development proposal, now on exhibition, seeks approval for a <a href="https://www.apartments.com.au/new-apartments/bowline-10-dangar-street-wickham-nsw-2293">43-storey tower</a> immediately adjacent to the Newcastle Interchange. The project would deliver around 200 apartments, including 42 affordable housing dwellings, alongside 99 co-living units, a 171-room hotel, retail space, and new public domain integrated through the site.

The scheme marks a significant escalation of plans previously approved for the site. Urban Property Group took over the prominent 2,904 sqm parcel, where excavation and demolition had already commenced under an earlier consent for a 14-storey mixed-use development.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="58a96dd9-407f-4d20-86b4-94e4bfeef74b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20podium.png?VersionId=LGlf08pdFGAZDzvx_CXC4XakHNZRuEE0" />

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, the tower has been conceived as a landmark transit-oriented development anchored to the Newcastle Interchange precinct. The proposal includes 245 build-to-sell apartments across a mix of one, two, and three-bedroom residences, as well as two penthouses. Fifteen apartments and one operational unit are earmarked for NDIS housing. The co-living component would add a further 99 units, while the podium would accommodate retail uses and hotel facilities.

SJB said the site presents “a valuable opportunity to anchor the precinct by setting the standard for design, active ground planes and character at the key southern gateway.”

The architecture responds directly to the site’s position beside major transport infrastructure and within one of Newcastle’s fastest-evolving urban renewal precincts. The tower form sits above a sculpted podium designed to frame new public spaces, including a through-site pedestrian link connecting Station Street to Hannell Street, landscaped plazas, and activated retail edges.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="a7bd6ff0-f7db-4ce8-a6dc-ea56e72c6149" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20lanne.png?VersionId=xzf39VADyhj7zBQY2I9fx9vI62u2tuSb" />

The design report describes the project as part of the broader transition of Wickham into “a vibrant, high-quality mixed-use urban precinct” that leverages proximity to the station, open space, and regional connectivity.

A detailed public art strategy has also been prepared for the development. The strategy positions the project as “a transit-oriented development of state significance at the gateway to Newcastle’s city centre” and outlines a series of integrated artworks responding to Newcastle’s industrial and transport heritage.

Creative Road’s curatorial framework for the project, titled Unveil, draws on “stratified surfaces, carved volumes, and light-filled apertures” while referencing Newcastle’s transformation from an industrial city into a contemporary education and technology hub.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="77a882bb-14b1-4d28-99ff-9438e39508c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20site.png?VersionId=cevgo_vN0eKPK78P8YcEu3mKPLkpFqE7" />

The proposal is being advanced through the NSW Housing Delivery Authority pathway after being declared State Significant Development in June 2025. The accompanying scoping report states the development aims to “maximise the site’s proximity to the Newcastle Interchange by delivering transit-oriented development” while increasing housing supply and affordable housing provision within the Newcastle LGA.

Urban Property Group’s plans align with the long-term strategic vision established under the Wickham Master Plan, which identified the interchange precinct as suitable for substantial uplift in height and density. The current proposal would significantly intensify that vision, positioning the tower among the tallest developments proposed for Newcastle.

The site sits immediately north of the Newcastle Interchange, bounded by Dangar Street, Hannell Street, and Charles Street. It is surrounded by a rapidly growing cluster of residential towers and mixed-use projects that have emerged following the completion of the light rail and transport interchange.

First look: Urban Property Group unveils Newcastle’s latest tower at Wickham interchange

Bottega House has completed settlement of a landmark riverfront site in Macquarie Street, St Lucia, representing its first major Brisbane development.&nbsp;

Positioned on the banks of the Brisbane River, the <a href="https://www.apartments.com.au/new-apartments/180-macquarie-street-st-lucia-qld-4067">premium site at 180 Macquarie Street</a> features uninterrupted river frontage in one of Brisbane’s most tightly held residential precincts.&nbsp;

The proposed development, currently under assessment with Brisbane City Council, has been designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and will deliver a boutique collection of premium residences positioned specifically for owner occupiers and downsizers.&nbsp;

The residences are set to redefine luxury apartment living in the area, with a focus on architectural quality, refined finishes, landscape integration and elevated amenities including curated wellness facilities, resort-style pools and recreation spaces rarely seen in the local market.&nbsp;

Exclusive sales for the project will be led by Keenan &amp; Byrne, ahead of an anticipated launch later this year.&nbsp;

Bottega House Managing Director Nick Malloch said the project reflects the group’s ambition to deliver a highly curated residential offering within one of Brisbane’s most tightly held precincts.&nbsp;

“This is an incredibly rare riverfront opportunity and one we have approached with a long-term perspective,” Malloch said.&nbsp;

“Our vision from the outset was to create a boutique collection of residences that feel more like private homes than traditional apartments, with generous proportions, refined finishes and exceptional amenity throughout."

Malloch says there is a&nbsp;lack of premium owner-occupier stock of this quality in the market, particularly for downsizers wanting space, privacy and a true lifestyle offering without compromise.&nbsp;

"Demand is expected to be strong given the scarcity of premium riverfront opportunities of this nature within Brisbane’s inner-west."&nbsp;

Bottega House secures landmark riverfront site in St Lucia 

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The arrival of the first piling rig officially marks the commencement of construction at SIERA’s new beachside apartment development, Exhale, in Northcliffe.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a>, a glass-encased tower featuring 54 large-scale apartments at 8 Enderley Avenue, is SIERA’s third Gold Coast development. It follows the recently completed PIPIS Bilinga beachfront project, which achieved suburb-record prices, and the soon-to-be-completed Chevron Island development, Tapestry.

[smartcode_project:default project_id=112661 project_image_fid=359603]

<a href="https://www.apartments.com.au/developers/siera">SIERA</a> Founder and Managing Director Brent Thompson said the arrival of the piling rig represented a significant milestone for the development, which is scheduled for completion in late 2028.

Over the next month, around 260 piles are expected to be installed as work progresses on the basement structure. The building is anticipated to rise above ground level early next year, before unveiling its sculptural glass curtain wall, developed in collaboration with specialist façade engineers.

“The façade was designed to maximise panoramic coastal views while creating a distinctive architectural identity,” Thompson said.

[smartcode_project:default project_id=112661 project_image_fid=355935]

Designed by BDA Architecture, Exhale will comprise just 54 two- and three-bedroom residences across 26 levels, a level of low-density living rarely delivered in this beachside pocket between Surfers Paradise and Broadbeach.

The project has been conceived as a resident-only building, with no short-stay accommodation permitted. SIERA says the model is intended to appeal to long-term owner-occupiers rather than transient holiday demand.

[smartcode_project:default project_id=112661 project_image_fid=361052]

Residences have been designed with large-format layouts and expansive glazing, with most apartments featuring more than 30 metres of glass frontage to maximise natural light and ocean views.

The amenity offering spans two levels and centres on wellness and lifestyle, including a heated magnesium pool, sauna, yoga and Pilates studio, gymnasium, private dining facilities, cinema lounge, and dedicated surfcraft storage.

[smartcode_project:default project_id=112661 project_image_fid=359607]

More than half of the apartments have already sold. SIERA has also opened a sales gallery for Exhale at its Chevron Island commercial premises, near its Tapestry tower and the site of its second Chevron Island apartment development, which is slated to launch in early 2027.
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[smartcode_project_cta:default project_id=112661]

SIERA kicks off construction at Northcliffe tower Exhale

Local Little Bay residents, along with buyers from premium postcodes across Sydney’s affluent Eastern Suburbs, have dominated purchases in developer-builder Urban Property Group’s first Eastern Suburbs apartment development, <a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a>.

The $250 million coastal project, one of the first new developments in the area in several years, has proven particularly popular with downsizers, especially those from Coogee and Bondi. One Double Bay downsizer paid $4.7 million for a four-bedroom penthouse, setting a new local apartment price record in the process.

Buyers have been attracted to the combination of coastal tranquillity, premium design and amenity-rich neighbourhood living. The walkable village setting, along with proximity to three of Sydney’s leading golf courses, New South Wales Golf Club, St Michael’s Golf Club and The Coast Golf Club, has also been a key drawcard.

[smartcode_project:default project_id=112343 project_image_fid=352689]

Built across two low-rise buildings designed by <a href="https://www.apartments.com.au/architects/hill-thalis-architecture-urban-projects-pty-ltd">Hill Thalis</a> and set along a lush, landscaped green spine, designed by leading landscape architect <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>, ESTE Little Bay offers a collection of one, two, three and four-bedroom residences with interiors by Richards Stanisich.

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> Sales Director, Tom McIvor said the response to ESTE has been "nothing short of extraordinary."

“Buyers have been quick to recognise ESTE as a rare opportunity to invest in a coastal sanctuary that offers both seclusion and connectivity to the heart of Sydney,” McIvor said.

[smartcode_project:default project_id=112343 project_image_fid=352687]

<a href="https://www.apartments.com.au/project-marketer/srm-residential">SRM Residential</a> Senior Director, <a href="https://www.apartments.com.au/project-marketer/srm-residential">Clayton Ross</a> said the local market has responded incredibly well, driven by ESTE’s exceptional location and the rarity it offers.

“We’ve seen strong interest from a variety of buyer groups, all of whom are drawn to the exclusivity and quality of the build and construction by the 4.5-star iCIRT-rated builder / developer, Urban Property Group. There’s truly nothing else like it along Sydney’s coastline.”

[smartcode_project:default project_id=112343 project_image_fid=352690]

The project also includes robust buyer protections, including Resilience Insurance’s Latent Defects Insurance, providing 10 years of structural cover, and an independent iCIRT-rating of the developer.

“The iCIRT-rating adds another layer of confidence,” Ross added. “Buyers see it as a safeguard for their investment and their lifestyle.” A highlight of ESTE’s offering is its exclusive wellness amenities, including a heated rooftop infinity pool and outdoor heated spa, a state-of-the-art Technogym fitness centre, and a sauna.

<a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a> is topped out and is on track to complete towards the end of 2026, with residents moving in before Christmas.

[smartcode_project_cta:default project_id=112343]

Eastern Suburbs buyers snap up ESTE Little Bay apartments

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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Smaller commercial properties are in demand from private investors looking for yield in the low interest rate environment.
Properties in the $1 million to $5 million price range are particularly sought after by self-managed superannuation funds, said Dean Venturato, director of Burgess Rawson, which specialises in selling commercial properties to investors.
“In the last 18 months there has been more activity from SMSFs and there’s more awareness of [commercial property]. There are more people getting advice from accountants and financial planners to [invest in] it,” Venturato said.
He estimates that as many as half of buyers of smaller commercial properties are investing through superannuation funds. These buyers favour lower risk properties.
“The better the tenant, the longer the lease, the better the location, the more interest we get,” he said.
There could be two to three times more enquiries and inspections on properties in prime locations with good tenants on long leases, even though these properties tended to deliver lower yields.
The markets in Sydney, Melbourne and Brisbane were seeing equally strong demand from investors.
In Melbourne, strip retail premises in prime locations delivered yields of around 4 to 5%. “That’s a reflection of the popularity of those areas,” Venturato said.
Strip retail in Sydney’s better locations such as Randwick, Newtown and Balmain could yield around 5 to 5.5%, Ventuarto said. In lesser retail areas in Western Sydney, yields could be up to 8%, depending on the tenant and the length of the lease.
Supermarkets leased to national tenants might offer yields of 6 to 6.5%.
Service stations and 7-11s sold under sale-and-lease-back arrangements were delivering yields of around 7.5%, or 6.5% for properties in prime spots.
For service stations in regional areas, investors could expect yields around 0.5% above those in metropolitan areas. “For 7.5% yield in Sydney, it might be 8% in Scone and Muswellbrook,” Venturato said.
Industrial buildings offered slightly higher returns. A modern, prefabricated concrete building with a secure tenant might deliver 7.5% yield, while an industrial shed might return around 9%.
High auction clearance rates of around 90% for smaller commercial properties have boosted vendor confidence and seen more properties come onto the market in the past four to six months, Venturato said.
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zfielding-GvX3Uq9KTa

Smaller commercial properties seeing SMSF demand

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Construction at the 2,418 square metre site at 177 Pacific Highway in North Sydney has commenced. 
A groundbreaking ceremony was held for the 30 level Leighton Properties development, to be built by Leighton Contractors (artistic impression below). The $413 million, development, with 40,000 square metres of floor space, is set to become the Leighton Group’s new global hub.
<img alt="north-sydney-aug-21-one" height="517" width="470" src="/images/stories/2014/02/19/north-sydney-aug-21-one.gif">
At the ceremony, Leighton Holdings chief executive officer Hamish Tyrwhitt noted the date’s significance for the company.
“This is a great milestone to be celebrating today. For the Leighton Group this is a step towards creating the next generation workspace for our staff - one that fosters collaboration, innovation and performance and is an example of our corporate values,” Tyrwhitt said.
The development will be North Sydney’s first new commercial tower in six years, according to Leighton Properties managing director Mark Gray.
“177 Pacific Highway will add an entirely new dimension to the North Sydney skyline,” he said. “Being the first new ESD rated commercial tower in six years it will provide the market with much-needed A-grade accommodation. It signals an important next step in North Sydney’s continued development as a commercial CBD,” Gray said.
Gray expects that Leighton’s reputation will attract strong demand from commercial tenants.
“We expect the certainty of the completion date, and the commitment and involvement of Leighton, will make this a highly sought-after building for companies wanting to secure a noteworthy address,” said Gray.
10,000 square metres of the building’s top level space is still available for lease, with 76% of the tower’s total space leased by Leighton.
The building was designed by Bates Smart, and is scheduled for completion and occupancy in early 2016. The company is targeting a 5 Green Star and 5 Star NABERS energy rating for the building.
The ground levels of the building will include cafes and retail spaces.
<a target="_blank" href="mailto:jrichardson@propertyobserver.com.au">jrichardson@propertyobserver.com.au</a>
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jrichardson-uRX5hFdKfN

Construction begins at Pacific Highway, North Sydney commercial tower

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Just in case you haven't had the appropriate dose of romance this Valentine's day, Property Observer brings you three holiday rentals that are bound to bring a little loving your way.
Coonawarra Vineyard, South Australia
{yoogallery src=[images/stories/2014/02/14/coo]}
If the soft-focus didn't clue you in, the rose petals in the bathtub transmit the message loud and clear - this rental is all about romance. But in case you still haven't gotten it, the two champagne glasses and the long stemmed roses next to the tub should do the trick.
If you're after a bit of seclusion with your other half, Honeysuckle Lodge certainly looks like the place to get it. If you won't take our word for it, ask the couple casually sipping wine in front of the open fire.
 
Jacaranda at Jambaroo, New South Wales
{yoogallery src=[images/stories/2014/02/14/jam]}
This one bedroom self contained cottage on a rural estate has all the ingredients for a great romantic getaway - seclusion, beautiful landscapes and a great kitchen. And, at the right time of year, we bet that pond would generate some mist worthy of Wuthering Heights. Of course, the rental comes with the requisite red bedding.
 
Reid's Place, Redcliffe, Queensland
{yoogallery src=[images/stories/2014/02/14/red3]}
If there's any lesson to learn this Valentine's Day, it's that nothing says 'I love you' like bathrobes. Thankfully, on this front, Reid's Place delivers. The listing shows couples eating breakfast in bathrobes, eating another meal in their bathrobes, and putting away dishes in bathrobes.
There's even a shot of two bathrobes hanging side by side, just for good measure. All this bathrobe wearing is thankfully explained by two shots of two different (but eerily similar looking) couples enjoying bubble baths at Reid's Place. Only one gets the red petal treatment, but both get to crack into some champagne.
While it might be a little late to book one of these romantic getaways for you and your special someone, keep them in mind for the next time you need to escape for the weekend. And if you're on the other side, and thinking of renting out your property for a short term holiday rental, take a look at our <a href="https://www.propertyobserver.com.au/landlords/holiday-and-short-term-rentals-do-the-finances-stack-up-in-a-real-life-case-study/2014021167712">Airbnb case study</a>.
<a href="mailto:jrichardson@propertyobserver.com.au" target="_parent">jrichardson@propertyobserver.com.au</a>
 
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We'll always have Coonawarra: Three romantic Valentine's Day rentals

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February is one of the busiest months for prospective tenants searching for rentals, according to REA Group. For investors, this may mean one of two things. Either you can easily snap up a new tenant for your vacant rental, or you may see your tenant looking to move elsewhere.
While the <a href="/news">trend is increasingly to marry and have children later in life</a>, realestate.com.au has surveyed and found that 55% of those they spoke to would be more than happy to move in with their partner within 12 months of dating.
Just one in 10 will wait until they are married to move in together, with two-thirds noting they’d rather set up an entirely new home with their significant other than try to move into the others’ space.
General manager of sales and operations, Arthur Charlaftis, said that a change in life stage is one of the biggest triggers for those looking to move rental properties.
“The decision to move in with a partner, or away from a housemate, often prompts people to re-enter the property market. The suburb profile pages on realestate.com.au help tenants and buyers to understand the demographic of the suburb they are considering, helping them to make a more informed decision,” Charlaftis said.
And with February being “the month” for tenants to be shopping around, it’s time to take advantage of the increased number of eyeballs looking at your listing.
If your property has been vacant for some time, then you need to identify what the problem is.
There are three factors that you need to look at:
Demand
Price
Presentation
Tips on tenanting your vacant rental on the next page. Please click below.
 
<hr class="system-pagebreak">
Getting that vacant rental tenanted
DEMAND
Firstly, check the demand in your suburb. A quick way to do this is to head onto SQM Research and look for the vacancy rate. The lower it is, the higher the demand for rentals, and the more likely this isn’t the problem.
However, in a suburb where dwelling types are mixed, it’s worth working out whether this blanket rate of demand applies to your property. Head onto a listings website and find out how many properties there are for that suburb – then check how many there are that are comparable to your property.
As you do this, make sure you’re keeping careful watch on how many are superior and how many are inferior to your property.
You then want to call a property manager – it might be worth calling one that isn’t your own if they can’t seem to provide any new information on why your property isn’t seeing much interest – and ask about the tenant demand on their books.
 
Five questions to ask:
1) How quickly are my type of property e.g. three bedroom, two bathroom units, being rented out?
2) What number of applications do you tend to get? (And what type of people are they – students, families etc?)
3) How much are tenants paying for them?
4) Are there any features they are looking for more than others?
5) How often do these properties come up for rent?
Ensure you’re comparing apples with apples – if your block is on a main road, or doesn’t have air conditioning when others do, you’d do well to mention this to the property manager. Your <a href="https://www.propertyobserver.com.au/news/your-property-type-will-dictate-your-tenant-terri-scheer-insurance/2014012867402" target="_blank">property type is also likely to dictate your tenant, according to Terri Scheer Insurance</a>, so you need to know what type of person will be looking to rent this home.
For instance, if you have a ‘top dollar’ apartment, then your tenant is going to be expecting ‘top dollar’ amenities. Observer <a href="https://www.propertyobserver.com.au/landlords/the-10-things-a-tenant-wants-in-a-top-dollar-apartment-cameron-mcevoy/2013100865565" target="_blank">Cameron McEvoy explains what the 10 things are that they will be searching for</a>.
Low demand means you’re going to need to be more competitive.
If demand is or isn’t favourable, then it’s still time to look at aspect number two.
 
PRICE
For many tenants, price is the top factor that they consider when renting a home. As an investor sitting with a vacant property that’s likely proving to be a drain on your bank account, you might find that a $5 or $10 drop in asking rent will stop the bleed in the short term.
You can head to RP Data for free and check what median asking rents are within a suburb, but by now, you will have looked at a number of comparable properties in the area, including some that are and are not being rented quickly. If your headlining figure is not in line with those doing well, or if you found that demand was soft in the example above, then it may be time to offer a rent discount or a “week’s free” incentive to get a tenant locked in.
Price is likely to be the aspect holding you back from your secure income.
 
PRESENTATION
Seeing how your property appears to a tenant who is looking at it for the first time can be difficult. It’s important to remember that presentation covers both how the property is advertised, as well as how it appears when the tenant attends an open home.
Have a look at your online listing (this should be on the major listings websites, and potentially on other sites such as Gumtree if you are comfortable with this strategy).
 
Check for the following:
<ul>
<li>
An effectively written advertisement (does it sell the home’s best features and location benefits?)
</li>
<li>
As much information as possible about the home.
</li>
<li>
Good photographs – well lit, neat, clean, tidy and professional-looking photographs are absolutely crucial. It is worth getting these re-done if they are below standard.
</li>
<li>
Then have a look at the property itself (or the last inspection photographs if you are not close by). Some landlords even spend a night and a day in the home seeing if there’s anything that needs sorting out.
</li>
</ul>
 
You need to ensure that:
<ul>
<li>
Everything is in working order (no dripping taps, dodgy doors or similar).
</li>
<li>
Everything is clean – and by clean, it means really clean. Steam cleaning the carpets is important.
</li>
<li>
Your agent is prepared to maximise the home for its open (lights on, blinds open – just as you would when selling)
</li>
<li>
You’ve considered all of the senses – does something smell, look, feel or sound bad. Is the traffic noise too much? Is there anything you can do about it (such as timing your open homes carefully)?
</li>
<li>
The outside of the home has had as much attention as the inside – the yards should be tidy, and the front needs to be as presentable as possible. This is your first impression.
</li>
</ul>
If you still have questions, see if you can find out why your last tenant left.
If your property is still looking a bit lacklustre, it might be worth considering some cosmetic renovations or getting the property professionally staged to provide it the ‘uplift’ it needs at an open home. A lick of paint, some new handles or taps and a bit of attention to the front of the property can really go a long way.
If you are still struggling after this point, it might be time to check how well your property manager is performing in terms of following tenant leads. If your property manager isn’t performing, it will become pretty clear when you have gone through the above steps.
This step-by-step guide to securing tenants will really <a href="/news">help you get an understanding of the process</a> a property manager should be going through.
<a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>
 
 
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jduke-EHk3XBmHkn

Vacant investment property? February is the month to get it tenanted

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If I told you that a regional NSW city - only a two hour drive from Sydney - has predicted population growth of 42% over the next 20 years, would you believe me?
NSW Planning has released some interesting statistics. They say that the population of NSW will increase by two million people to reach 9.2 million by 2031.
There is a special release of preliminary population projections for 2011-2031 which reveal that many of the states regions will grow – some faster than others.
Some of you reading this will know that I’m a big fan of the Hunter Region of NSW. It’s where I’ve been developing property since 2001. I love the area and continue to study and research it. It’s a vibrant region with a diverse economy. Over time, I’ve narrowed down my focus for property developing to a few cities within the very large Hunter Region.  The areas we work in are very affordable, with good growth prospects.
This week I thought I’d share a great research tool on the NSW Department of Planning’s website.
The NSW Department of Planning and Infrastructure is the key source of population analysis and policy-orientated advice for the NSW government. It’s responsible for the development and regular review of NSW official population projections, incorporating information from its Metropolitan Development Program, the Australian Bureau of Statistics, Federal Department of Immigration and Citizenship and NSW Health. It also develops household and dwelling projections, which are informed by the future population size and age structure as indicated by the population projections.
In a nutshell, they’ve worked out that NSW is growing.
Their projections show that the state will grow by 100,000 people on average each year until 2031. They have regional growth plans in place for all parts of NSW to better cater for, and support, growth and population change in the regional areas.
The measures being taken by the NSW government to encourage regional development include:
<ul>
<li>
Identifying 1,500 more public sector jobs for relocation from metropolitan Sydney to regional areas by 2021, as part of the Decade of Decentralisation vision
</li>
<li>
Creating regional growth plans as part of our new planning system
</li>
<li>
Extending eligibility for the Regional Relocation Grant to long-term renters in metropolitan
</li>
<li>
Increasing NSW government funding to promote regional tourism, boost frontline services and support hospital upgrades in regional communities
</li>
<li>
Providing more than $160 million over four years to mining communities through the Resources for Regions program
</li>
<li>
Supporting new investment in regional NSW through the Regional Industries Investment Fund, which in 2011-12 helped generate more than 1,000 new jobs
</li>
<li>
Furthering efforts to attract people to regional NSW for work through a new $10,000 Skilled Regional Relocation Incentive
</li>
<li>
Extending the Jobs Action Plan, which offers a payroll tax rebate to businesses employing additional staff, to 30 June 2015
</li>
<li>
Allocating 30% of funding from the state’s infrastructure fund, Restart NSW, to regional communities
</li>
</ul>
Check out <a target="_blank" href="https://www.planning.nsw.gov.au/en-au/deliveringhomes/populationandhousingprojections.aspx">this link</a>; you can click on any NSW region and it will give you the current population, predicted growth, the main drivers of the growth and a breakdown of the age changers. Let me know if you work out which city I’m referring to.
If history is anything to go by, the Hunter lags the Sydney market. Last cycle, I watched as the Sydney market went crazy with demand, prices increased and investors were priced out. They started looking for more affordable areas to invest in. That triggered the last major growth spurt in the outskirts of Sydney. Indicators show that this time may be looming.
If you combine purchasing and then adding value to property through development - as the market swings upwards - then you’ve hit the nail on the head and can create some good equity in your property.
I’m not the only one touting the benefits of the Hunter Region and agree wholeheartedly with Bernard Salt, leading commentator and advisor on consumer, cultural and demographic trends:
“The Hunter has it all: critical mass in population; a diverse economic base; first-class tertiary institutions; military representation; airport connectivity; local media production and broadcasting; as well as proximity to Sydney.” 
I couldn’t have said it better myself, thanks Bernard.
Jo Chivers is director of <a title="Property Bloom" href="https://www.propertybloom.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">Property Bloom</a>, which manages property development.
 
 
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jochivers-wq5Bp59R5a

NSW's population is growing, but some places more than others

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The weekend offering at 4 Lincoln Avenue, Glen Waverley sold for $1,100,888 at onsite auction.
It appeared the Biggin &amp; Scott agency exquisitely timed the auction listing for the February 8 Saturday of the ?????? (Chinese New Year).
I am is aware it did fail to sell during last year's private treaty campaign which kicked off in October - and nothing came from its sale by fixed date January 13, 2014 marketing strategy either.
The final auction bid included the number 88 – the Asian symbol of good fortune and good luck.
Though I wonder just who was the luckiest.
<a href="https://www.propertyobserver.com.au/https://glenwaverley.bigginscott.com.au/property/details/62" target="_blank">It sold through Biggin &amp; Scott agents Ming Xu and Joe Monea.</a> 
Set in a quiet tree-lined, no-through road, the four bedroom house sits within the sought after Glen Waverley Secondary College Zone in the City of Monash. 
The 702 square metre property was also presented as an opportunity for developers.
The marketing kicked off last October, with vendor Alex Paszkiewicz's decision to list followed the death of his mother earlier last year.
It was the 1960s home that he and his sister grew up in, he told the local paper.
When he was inviting agents to pitch for the listing last October, under no time pressure to sell. With the gut feeling that prices will continue to rise into this year, one local agent indicated to him they had 46 buyers for every local property.
Agents had also indicated family homes were selling before it was official listed - sometimes within a day.
<a target="_blank" href="/news">Glen Waverley's current median house price is $778,000</a>, according to RP Data.
Local agents say families of Chinese descent have bought about 25 of the street's 70 or so homes since the initial acquisition in 1993.
The street's previous highest sale was $1.85 million in 2012, one of six sales above the $1 million mark in the past two years.
{yoogallery src=[images/stories/2014/02/14/glen]}
Also on the weekend Trevor Fernandes of Ray White sold a four-bedroom, three-bathroom house at <a target="_blank" href="https://www.realestate.com.au/property-house-vic-glen+waverley-115789327?">92 Capital Avenue, Glen Waverley</a> (pictured above) which was in the Highvale Secondary College zone.
It was sold for $851,000 - well over its reserve of $750,000 after bids from eight parties. That lucky number again!
news@propertyobserver.com.au
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jchancellor-FAypfDUnLy

Happy Chinese New Year as 1960s Glen Waverley house sells for $1,100,888 on lucky third attempt

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Leading Sydney auctioneer Damien Cooley's own Sydney home in Naremburn (pictured above) goes to auction today, Valentine Day's 2014.
He says it's not a romantic marketing attempt, but because his auction agency has got 30 auctions to bring the hammer down at on the weekend for estate agency clients.
He certainly does keep a busy schedule as last year his tally was 1,600 plus auctions at Cooley Auctions. And last night he sold all seven offerings through RaineHorneBBDB with the highlight being 1A Strickland Street, Rose Bay which sold for $2.825 million.
But there's no debate today from our commentators who love the merits of selling on Valentine's Day. Better than carnations that will wilt tomorrow.
HE SAID:<img style="float: right;" alt="jc-silhouette-5" height="188" width="125" src="/images/stories/2013/09/06/jc-silhouette-5.jpg">
Much of property purchasing is about emotion. So it could be more emotional than most auctions tonight given the Valentine's Day fervour. This one's even got brotherly love as Damien Cooley has entrusted his brother, Andrew Cooley, to be the auctioneer when 46 Darvall Street goes to auction tonight at 6.30pm.
I recall it was bought by Damien and his wife Peppi in 2006 - just the weekend after they returned from their honeymoon. They bought the Darvall Street property for $775,000 and now have hopes of more than $1.4 million. That's just above the current <a target="_blank" href="/news">Naremburn median of $1.26 million, </a>according to RP Data.
Damien is spreading the love around too with conjunctional agents, the <a target="_blank" href="https://www.realestate.com.au/property-house-nsw-naremburn-115909579">LJ Hooker Willoughby</a> agent John McManus and Peter Chauncey at <a target="_blank" href="https://www.mcgrath.com.au/buy/house-naremburn-nsw-2065/206856/?searchID=36518264">McGrath</a>. They say more than 250 groups had been through during the marketing campaign. And at last count 30 plus contracts issued.
And just between us blokes, Damien actually didn't even realise it was Valentine's Day when the auction date was set. It was supposed to be Friday February 21, but was brought forward one week since the early bird marketing was going great. 
 
<img style="float: left;" alt="mb-silhouette-4" height="188" width="125" src="/images/stories/2013/09/06/mb-silhouette-4.jpg">SHE SAID:
Damien and his wife Peppi have not only extensively renovated the three-bedroom Victorian-style home but also raised their three children Eva, 4, Dax, 3, and one-year-old Tom at the home.
They gutted the house and built up out the back behind its gorgeous facade and quaint fence. The master bedroom has built-in robes and Travertine ensuite with cosy in-floor heating and heated towel rails. And built-in window storage seat.
With its high ceilings, Blackbutt timber floors, plantation shutters and pale neutral palette, it is hard not to absolutely love this house, the aspect and the location, as have the Cooley family who are sad to let the house go, but life changes.
They need a bigger house now and have bought a home in <a href="/news">Artarmon</a>. Buying before you sell is a risk, but not in this market and on this special day. Here's just hoping the rain stays away to make it perfect.
news@propertyobserver.com.au
 
 
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Valentine's Day property auctions? He Said/She Said

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I'm not against foreign investment and I'm not against the property market increasing in value.  What I don't agree with is the current 'Foreign Investment Policy Settings' in regards to property acquisition by non-residents or non-Australian citizens.
The two main concerns I have are that it's inflationary and that it will create a generation of renters which will result in other knock-on social issues down the track.
Under the current policy, 100% of a new apartment blocks or any new housing with FIRB (Foreign Investment Review Board) approval can be sold to non-residents. As a result of this there is no doubt that we are seeing prices (particularly in our capital cities) being pushed up higher and faster than they otherwise would be without foreign buyers thereby creating an inflationary effect.
As a nation we have prided ourselves on giving all Australians a fair go. In contrast this current situation prices many would be Australian home buyers and investors seeking to secure their future out of the market. It is forcing many to rent now who would otherwise like to purchase and could create a generation where more rent than own diminishing for many the great Australian dream of owning their own home.
The reality is that the property market is strong enough without adding more demand to what is widely reported by several housing bodies as a market that has an under-supply. Currently those stats show the under-supply to be in excess of 200,000 properties and this is increasing.  So there's no question that we have plenty of demand locally without "importing it".
The flow on effects of the current policy must also be examined. We are likely to see a generation that will be far more financially dependent on the government come retirement having not established the financial security of buying and paying-off their own home.
Financial modelling for self-funded retirees (which is the purpose of super) has the assumption that retirees have paid off their home. If they are still renting then it's likely they will require an additional million dollars in super or other investments (be that cash, shares or property) to fund their rental costs, for the rest of their lives.  If they don't then it’s highly likely they will be dependent on some form of government pension or financial support to pay their rent.
It's well understood that once people/families are dependent on welfare it often becomes generational. Clearly more people being dependant on government financial support is not in Australia's long-term interest.
I have written to the PM with my recommendations for adjustments to the policy which would essentially restrict the amount of properties that can be sold to non residents in any one particular development to a less inflationary level of less than 10% and to place a limit on how many properties any one individual non resident can purchase in Australia.
The federal government has the responsibility to create quality, sustainable policy and make adjustments to the current foreign investment rules so that we don't end up with social problems for future generations. I am optimistic that the new government will address this very important issue as it's become increasingly apparent that the current policy needs adjusting.
Patrick Bright is the founder of Sydney-based buyer’s agency <a target="_blank" href="https://%20www.epspropertysearch.com.au/" rel="nofollow">EPS Property Search</a>.
Patrick is the author of four best-selling real estate books known as “The Insider’s Guide to Buying Real Estate Series.”
This article first appeared on <a rel="nofollow" href="https://www.epspropertysearch.com.au/">www.epspropertysearch.com.au</a>.
 
 
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pbright-aNtgvRfvJN

Why the federal government must change its foreign investment policy

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The federal government’s National Rental Affordability Scheme (NRAS) is being used as a marketing tool to sell property. The scheme was introduced in 2008 and is designed to help meet the social need for affordable rental housing by encouraging investment in residential property through attractive tax incentives.
The scheme provides a substantial financial incentive of a minimum of $9,524 tax free per house annually to investors, who rent approved houses at 20% or more below current market rates to eligible tenants.
However, NRAS is not an investment scheme per se, it is a housing scheme. It aims to provide affordable accommodation and underpins the government’s drive to privatise public housing.
My concern with the scheme is the regulated choice investors have. Asset selection is limited to new approved developments in areas where there is a need for affordable housing. It aims to supply 50,000 new dwellings and because these are in defined areas where approval is granted there is a risk of clusters of NRAS properties throughout the market. This has the potential to cause oversupply issues down the track.
Further, these developments tend to be in areas where land is available at low cost, which is generally the case when there is limited demand in the area.  However, a key characteristic for capital growth is a high land value and limited supply.
The popularity of NRAS properties is growing as financial planners find ways to market the incentives and make money through their referrals and recommendations. Investors need to be aware that large kickbacks, of 5% to 10% of the purchase price, are being paid to the advisor who is making the recommendation to purchase, and that these kick-backs are simply built into the purchase price of the investment.
I have come across a number of people promoting these schemes and the alarm bells have been ringing. In one example an investor was offered a unit backed by the scheme for $356,000. On paper the investment cash flows looked great but when subjected to greater scrutiny, the property was found to have a market value of closer to $300,000.
Investment schemes that are heavily marketed off the back of cash incentives and tax benefits are nothing new. In recent times we have seen a number of investments that have been sold with a focus on upfront benefits, only to be a disaster down the track.
In the early 2000s a wave of off the plan properties were sold around the country. The lure of stamp duty savings and depreciation benefits were used to attract buyers. Fast forward five years and many of these properties have been re-sold at a loss. In one example a <a target="_blank" href="/news">Docklands</a> property was purchased in 2001 for $582,000, only to be sold in 2006 for $455,000.
Further, the investment time bombs are not limited to the property market. In 2008 many investors got stung investing in agribusiness managed investment schemes such as Timbercorp and Great Sothern. Once again these investments were sold with the enticement of upfront tax deductions. However, when the dust settled, the Australian Securities and Investments Commission (ASIC) was reported to have identified issues with inadequate disclosure of information to potential investors and poor performance of the investments. Once again these investments were sold through financial planning channels where commissions of around 10% were paid.
It is important to point out I am not criticizing the NRAS scheme itself, however investors need to understand the true motivations of the scheme. They should be wary of the marketing machine that uses the scheme to make an investment product look good.
Upfront cash benefits are great but they must be viewed as a bonus. The quality of an asset should be assessed in isolation of any incentives.  If the investment asset does not grow in value, or worse has the potential to lose money, then why bother? In some cases keeping your money and just going on a nice holiday is a better option.
Mark Armstrong and Xavier Perronnet are directors of <a href="https://www.ipropertyplan.com.au/">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.
<hr>
RELATED ARTICLES:
I'd rather stick a fork in my eye than buy NRAS: Todd Hunter 
<a target="_blank" href="https://www.propertyobserver.com.au/trends/my-response-to-nras-naysayers-adrian-jenkins/2013091264998?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">My response to NRAS naysayers: Adrian Jenkins</a>
Readers respond in defence of NRAS
<hr>
Note: The byline for this article has been updated since publication to reflect the co-authorship.
This article was originally published on Property Observer in October 2012.
 
 
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marmstrong-sd3emVLPPb

The NRAS nightmare: It's a housing scheme, not one for investors

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Recently released figures implied that the percentage of first home buyers in the market fell from 12.5% in December 2012 to just 10.2% in December 2013, before bouncing a little to 11.2% in January 2014.
I could be proven wrong of course (it's been known!) but I'm pretty confident that the number of first home buyers will be strong enough in 2014. While we're all guilty of at times looking for evidence to support our own preconceptions, today I'll discuss why it is that I think that.
Data from <a target="_blank" href="https://www.afgonline.com.au/news">AFG's mortgage index</a> in January showed that the level of first home buyers (FHBs) was strong in Western Australia (up from 21.8% to 24.2%), pretty good in South Australia (15.5%) and increased in Victoria (up from 8.7% to 11.2%).
However, the data showed that in states with no first home buyer grants the level of FHBs was exceptionally low; such as in Queensland (6.5%) and New South Wales (3.4%). The Reserve Bank's chart below shows how the market looks in historical terms, with the distorting impact of previous grants clearly evident.
<img style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" src="https://www.rba.gov.au/chart-pack/images/5-6-household-sector/6br-hla-small.gif?accessed=2014-02-10-08-57-41" alt="Housing Loan Approvals graph">
Here are three of the reasons I believe that FHB levels will be strong enough in 2014.
1 - Finance won't get any easier than this
Loan products <a target="_blank" href="https://www.theadviser.com.au/breaking-news/29720-new-fhb-home-loan-launched?utm_source=The+Adviser&amp;utm_campaign=The_Adviser_Bulletin07_02_2014&amp;utm_medium=email">are now available from just 5.79% per annum</a> interest for first home buyers with only a 5% deposit and with no Lenders Mortgage Insurance to be charged. I also just saw a TV advert for 95% first home buyer loans with parental guarantee. When stuff like this starts hitting the popular media, it's a sign of changing sentiments.
Financing probably won't (perhaps I should rephrase that - probably shouldn't) get any easier than this.
Yes, 100% LVR loans were available to first home buyers prior to the financial crisis, but to date I haven't seen or heard any market commentator suggest that the widespread return of 100% FHB mortgages would be a good idea.
Declining lending standards add fuel to markets that are already inclined to be irrational and are likely to lead to financial instability. Encouraging buyers with no track record of saving to leverage up when interest rates are at generational lows, could easily lead to a proliferation of non-performing loans down the track.
In any case, while previously available 100% mortgages may have been great for those who used them, the appeal must have been somewhat diminished by being slugged by up to $15,000 (or on occasions even more) of lenders mortgage insurance (LMI), even if it was possible to capitalise the amount charged into the loan balance. This can leave buyers in an immediate negative equity position - not at all desirable!
2 - Cyclical markets
It may not feel it at times, but ultimately markets are cyclical. Over in Britain, we heard people over the last six years saying that an entire generation of younger buyers were in the process of being locked out of home ownership...and yet today an astonishing 44% of mortgage activity is for first home buyers. To all intents and purposes, this is as high a reading as we've ever seen.
Investors tend to be less in favour of buying into rising markets, while first timers are probably more inclined to buy into the market as it rises for fear of missing out. This is exactly what is happening in Britain in 2014, where first home buyers are now jumping aboard after prices increased by close to 9% in 2013.
As counter-cyclical investors, we were largely buying between 2010 and 2012 when sentiment was extremely despondent, and while it's not possible to consistently, median prices will race on to new highs in 2014.
There is, of course, ultimately a speed limit on asset prices. Property markets can't continue to appreciate in perpetuity beyond the capability of buyers to finance acquisitions. Therefore while it may take time for markets like London, Melbourne Sydney to come back to some kind of normality, over the medium term markets are likely to be to a certain extent self-correcting.
Article continues on next page. Please click below.
 
 
<hr class="system-pagebreak">
 
3 - Incomplete records
As I note below, the non-recording of first home buyers in states such as New South Wales, has been discussed for more than a year in various chat fora.
Having spent the Pommie summer (or at least, the short period of time which passes as an excuse for summer over there) in our London office, I've been a little out of the loop, but over the past six months I've now had dealings with a few first home buyers in Sydney. Clearly, with offices in Mayfair and Martin Place, our target clients are higher-income earners and investment funds. Nevertheless, I have had some FHB interaction.
Last month, I engaged with a first home buying couple and enquired out of interest whether they had registered as such when obtaining finance. Their response was along the lines of: "No, why would we do that?" Which pretty much sums up the current situation.
Before Christmas I worked with another first time buyer who had chosen to buy an investment property as their first move onto the housing ladder, and as such they weren't recorded as a first-time buyer either. Buying a rental property first also appears likely to be an increasing trend, as younger generations change jobs and careers far more quickly than has ever been the case before.
Now granted, the sum total of my experiences in NSW with first home buyers over the last half year – at only four – is not nearly enough to conclude anything with statistical significance. But given that in all four cases the data has not recorded the buyers as FHBs, it's enough for me to conclude that the system ain't working.
To be frank, I'm not even sure how this issue gets resolved, short of a directive to mortgage brokers from a regulatory body or other changes to the existing system? Answers on a postcard. However, for now, I can't see how a reading of above 24% in Western Australia and 3.4% in New South Wales makes any kind of sense to anyone who is analysing the data objectively.
Some observations of the first home buyer experience
One observation I have to add from my dealings with first homebuyers over the last six months is that today the real estate market dice are fully loaded in favour of dual income households.
Saving a 5% deposit seems to be an achievable enough task for a couple; whereby one of the incomes can be used to pay for rent, food, living costs and luxuries, and the second income can be socked away for a deposit. Clearly, this is not nearly as easy a prospect for a single income earner, particularly in the younger and lower income-earning years.
Another factor which has distorted the savings process in recent times has been a necessarily increased dependence on debt to fund higher education, leading potential first home buyers towards mixed priorities. Should one clear the tranche of liabilities related to education costs before embarking on the next level of indebtedness?
Home ownership rates have been remarkably stable in Australia for the past half century. However, it strikes me as very likely that our comparatively high rates of home ownership will begin to decline to levels seen in other developed countries, as Australia's population explosion continues and as people do practically everything later in life than they used to.
However, absent significant changes to the prevailing system (e.g. a major tax reform which makes ownership less appealing than renting) most Australians will likely continue to aspire to get onto the housing ladder one day. For that reason it seems probable that the market will remain robust in most well-located capital city suburbs over the longer term.
<img width="450" height="310" src="https://1.bp.blogspot.com/-MIPWGt0ZfX4/UvgH28WAEdI/AAAAAAAALdg/OakFaZkBNG8/s1600/HORates.jpg" style="border: 1px solid #ebebeb; position: relative; padding: 5px; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;">
Pete Wargent is the co-founder of <a rel="nofollow" target="_blank" href="https://allenwargent.com/">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a rel="nofollow" target="_blank" href="https://petewargent.blogspot.com/">blogger</a>.
His new book '<a rel="nofollow" target="_blank" href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx">Four Green Houses and a Red Hotel</a>' is out now.
 
 
 
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