Perth’s new apartment market recorded its strongest quarter of sales since Q4 2021, with 412 apartments sold in Q1 2026 and a record quarterly sold value of $537 million, according to Urbis’ latest Apartment Essentials results.

Urbis said the March quarter result reflects strong, highly product‑specific demand across both ends of the market, from more attainable projects delivering at scale, through to premium stock being absorbed by equity‑rich downsizers.&nbsp;

David Cresp, Partner at Urbis, said the key story in Perth is not demand, it is the market’s ability to convert demand into delivered housing.&nbsp;

“This is the strongest sales quarter since Q4 2021, and it reinforces that demand in Perth is real and it’s local,” David Cresp said. “But the task now is delivery, turning that demand into projects that can actually be built and completed.”&nbsp;

[smartcode_project:default project_id=110291 project_image_fid=302785]

<h2>Affordable product leads, premium demand remains resilient</h2>

Sales in Q1 were led by more affordable projects, with The Boulevard (SKS Group) recording 115 sales in the quarter, the presentation noting this is only the second time a single project has surpassed 100 quarterly sales. The project was able to offer more affordable housing product right next to a train station.&nbsp;

Palmyra West (Finbar) also delivered strong results with 28 sales in Q1, following 84 sales in Q4, with an average price of under $800,000, underscoring depth of demand for well‑located, attainable new stock.&nbsp;

At the premium end, Urbis said downsizer demand is continuing, with the results highlighting Romeo (Applecross, Finbar) recording 75 sales and reaching almost 50% sold in one quarter.

Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.

Urbis noted that Perth apartment demand is not speculative, not investor‑led, and not uniform, describing it as localised, often equity‑driven and highly product‑specific, a pattern reflected in the polarisation between strong “attainable” performers and premium downsizer product.&nbsp;

[smartcode_project:default project_id=148957 project_image_fid=364102]

<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

Urbis said pricing pressure is cost not demand‑driven: construction costs and delivery risk are now a central constraint, with the results noting build costs remain elevated and volatile, and that energy, fuel and labour uncertainty weigh on feasibility.

David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.

“Developers are really feeling the pressure from a building market that was operating at capacity and securing a builder is challenging,” David Cresp said, adding that even where a builder can be secured, “trying to get to the price that makes the development financially viable is incredibly challenging in the current market.”&nbsp;

Urbis’ broader WA commentary also notes that industry remains at or above capacity with lot and housing creation, and that many builders are limiting new sales to manage stretched workforces and fixed‑price contract pressures, conditions that flow directly into apartment feasibility and delivery timing.

[smartcode_project:default project_id=108869 project_image_fid=317905]

<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

While near‑term supply remains constrained, Urbis’ forecast shows completions lifting “Supply is forecast to be back above 1,500 apartments per annum for the first time since 2019”, with 1,775 completions forecast for 2026, and volumes remaining above that level over the following years.&nbsp;

Looking further ahead, completions are forecast to reach 2,500 in 2028, with the report noting 32% of that total is social/affordable, reflecting the role of government‑supported delivery in rebuilding the pipeline.&nbsp;

However, Urbis said Perth remains behind comparable markets on pipeline scale. In a national comparison of projects under construction, the report shows under construction Perth Build‑to‑Sell (BTS) at 3,446 apartments versus the Gold Coast at 7,922. Mr Cresp said “The challenge for Perth is how to we grow the delivery pipeline”.

Urbis’ conclusion is that Perth’s market is increasingly defined by product discipline and delivery certainty, with the research identifying “delivery certainty is key” and calling out builder risk and procurement models as core success factors, alongside “timing and staging”.&nbsp;

Joel Robinson

Perth apartment sales hit strongest pace since late 2021 as builder capacity tightens

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" 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/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

Developer Lanevick is heading back into Sydney’s apartment market after focusing more heavily on the luxury townhouse and terrace sector in recent years.

Lanevick, founded and directed by Steve Maroun, is expecting to receive approval in the coming months for a new apartment development in Gladesville, with the aim to launch it to the market later this year.

The 51-apartment project, designed by Studio Johnston, will comprise a mix of one-, two-, and three-bedroom apartments positioned toward the Hunters Hill downsizer market.

“Traditionally it’s been difficult for people in that market to downsize because there just hasn’t been the right product available,” Maroun said.

“We’re targeting buyers who might have 30 to 40 per cent of their house value sitting in the bank after downsizing.

“They still want good spacious entertaining areas, they still want quality design, but they also want flexibility and the ability to enjoy life a bit more after working hard for a long time.”

The project sits near Boronia Park and within close proximity to the Parramatta River foreshore, an area Maroun says offers more of a Hunters Hill lifestyle than a traditional apartment precinct.

“From a lifestyle perspective, it’s really more Hunters Hill than Gladesville,” Maroun said. “You’re close to the foreshore, close to parklands, and still connected back into the village precinct.”

From level four and above, apartments will capture water views&nbsp;toward Sydney Harbour. Communal amenity will include rooftop entertaining areas, wellness spaces, and a gym tailored toward owner-occupier buyers.

“We’ve really designed these apartments around that buyer coming from the Hunters Hill LGA and what they’re actually looking for in their next chapter.”

The proposed development has also been designed to respond to the changing character of the broader Gladesville town centre, where a growing number of mixed-use and residential proposals are expected to emerge over the coming years.

“Gladesville presented a rare opportunity to deliver a genuinely design-led residential project within an evolving lifestyle precinct, just moments from the growing Gladesville town centre, and we’ve approached the project with a strong focus on architecture, liveability and long-term community value,” Maroun said.

Maroun said Lanevick saw a first-mover advantage within the precinct as planning controls continue to evolve to accommodate greater housing density.

“We think there’s a real opportunity there that hasn’t really been serviced properly yet,” he said.

“There’s going to be a broader evolution of the whole Gladesville village precinct over time, particularly with more activation and mixed-use outcomes.”

The Venus Street proposal will include a commercial and retail component at ground level designed to contribute to that evolving streetscape activation.

“A big part of the thinking was how do you activate that area properly and create more vibrancy and amenity, which is what Hunters Hill has been looking for,” Maroun said.

Lanevick’s focus since 2020 has largely been on smaller-scale luxury townhouse and terrace developments. The developer recently completed Royale Randwick, also designed by Studio Johnston, where prices reached $3.65 million. The project was featured in the UDIA NSW 2026 Professional Development Prospectus and was also named a finalist for Development of the Year.

&nbsp;

Lanevick to cater for Hunters Hill downsizers with new Gladesville apartment development

Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

WM Residences fills gap in Mordialloc townhouse market

Housing Affordability

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When it comes to house prices, 99.9% of Australian’s believe that because demand outstrips supply is the prime reason as to why house prices in Australia are as high as they are. Unfortunately, the greatest flaw in this theory is that the assumption is that when it comes to the housing market that banks and debt do not exist. 
In other words, just because there are a large sum of buyers seeking to buy a house relative to the available (sufficient) supply that the price can climb infinitively.
Lets look at two hypothetical property markets as an example.
<table style="width: 269px;"><tbody>
<tr>
<td width="139"> </td>
<td width="65">City A</td>
<td width="65">City B</td>
</tr>
<tr>
<td>Median Household income</td>
<td>$70,000</td>
<td> $70,000</td>
</tr>
<tr>
<td>Median House Price</td>
<td>$210,000</td>
<td> $700,000</td>
</tr>
</tbody></table>
 
Now here is where Australian society has made a dangerously flawed assumption. The Australian herd assumes that just because a city such as the hypothetical City B has a significantly higher house price that there is less housing stock available in the marketplace relative to demand than City A. And based on this assumption that supply is incredibly limited that homebuyers are able to magically come up with the necessary funds (based on the absolute assumption that desperation to secure a roof over their head is higher in City B v City A) available to purchase a median house at 10x the median income without debt.
What the overwhelming majority of the Australian public… (including the economists at the big banks and RBA) dont understand ‘or will not acknowledge’ is that it is almost near impossible for housing in both City A and City B to be as expensive as it is even if there was screaming demand relative to the available supply without banks and debt.
But when banks in one city are prepared to lend more than banks in another city relative to incomes, you will generally find house prices are higher in the city where the banks lend more.
<table style="width: 301px;"><tbody>
<tr>
<td width="157"> </td>
<td width="69">City A</td>
<td width="75">City B</td>
</tr>
<tr>
<td>Median Household income</td>
<td>$70,000</td>
<td> $70,000</td>
</tr>
<tr>
<td>Median House Price</td>
<td>$210,000</td>
<td> $700,000</td>
</tr>
<tr>
<td>Deposit</td>
<td>30%</td>
<td> 20%</td>
</tr>
<tr>
<td>Total Deposit</td>
<td>$63,000</td>
<td> $140,000</td>
</tr>
</tbody></table>
 
Now as per the above, if the banks in City A are only willing to lend households 210% of their income to purchase a home, that would mean there is a good chance (give or take a few % points) that the median household would only be able to acquire a maximum of $147,000 of debt (on top of their deposit) to purchase a house.
Theoretically, even if there was an actual dire shortage of houses available in the marketplace, you would find that more often that not the only way to drive house prices higher would be if the median homebuyer was able to come up with a larger deposit.
Lets assume that the median homebuyer in City A were to come up with an $70,000 deposit versus a $63,000 deposit. It would mean that the homebuyer would be able to pay $7,000 above the median house price. But in City B there is a distinctive difference (spread) between the median income generated by the median household and the median house price when compared to City A. 
All things being equal between the two cities where there are just as many homebuyers in each city desperate enough to get into the housing market. If the banks in City A are only willing to lend a median income homebuyer $147,000, but in City B banks are willing to lend a median to homebuyers $560,000, which city do you expect to have higher house prices if both property markets share the exact same level of demand?
So the next time you hear a chief economist from one of the major Australian financial institutions mention the importance of supply and demand– remember, they (and the banks they work for and lend significant sums of debt to homebuyers year after year) assume that the banking system has no involvement whatsoever in the housing market and has not made an impact on the price of a house through flooding the housing market with debt.
Artificial leveraged demand created by the Australian banking system in what is a nation where housing is completely unaffordable is what drives prices in Australia sky high. Funny how no major financial institution, research agency or government entity such as Treasury or the RBA will never address the demand side of the Australian housing market. Just the good old, ‘we have a housing shortage’ and the population is desperate… creating artificial desperation. <a href="https://blog.australiaboomtobust.com/wp-content/uploads/2015/05/Australian-Consolidated-Private-Gross-Debt1.jpg"> </a>
Lindsay David is the author of <a href="https://www.amazon.com.au/Australia-Australian-Credit-Property-Bubble-ebook/dp/B00JJ7UW0S/ref=sr_1_1?ie=UTF8&amp;qid=1410612321&amp;sr=8-1&amp;keywords=australia+boom+to+bust" target="_blank">Australia: Boom to Bust</a> and  <a href="https://www.amazon.com/Print-Central-Bankers-Lindsay-David-ebook/dp/B00TMHEDBY/ref=sr_1_1?ie=UTF8&amp;qid=1423979661&amp;sr=8-1&amp;keywords=print+the+central+bankers+bubble" target="_blank">Print: The Central Bankers Bubble</a>. David recently founded <a href="https://www.lfeconomics.com/" target="_blank">LF Economics</a> and holds an MBA from IMD Business School.
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LindsayDavid-WEhfyLvNJJ

Artificial desperation: Lindsay David

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The difference between median house and median apartments is greatest in Adelaide, according to new figures from CoreLogic RP Data.
CoreLogic RP Data found the narrowest gap was Brisbane. 
The Brisbane gap was $70,000 with houses 14.5% dearer than units.
The Melbourne gap was $82,000 with houses 15% dearer than units.
The Perth gap was $88,000 with houses 16% dearer than units.
The Canberra gap was $103,000 with houses 18% dearer than units.
The Sydney gap was $172,000 with houses 20% dearer.
The Darwin gap was $110,000 with houses 20% dearer than units.
The Hobart gap was $74,000 with houses 21% dearer than its units. 
The Adelaide gap was $105,000 with houses 25% dearer.
 
<img src="/images/2015/05/18/Screen%20Shot%202015-05-18%20at%202.17.49%20PM.png" alt="" width="765" height="352">
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po-LsXgBTHBmX

Capital cities - the gap between house and apartment price medians: CoreLogic RP Data

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The Senate committee on housing affordability reports recommends that the Federal government investigate new policy settings to address barriers to downsizing by retirees, including schemes along the lines of the Housing Help for Seniors pilot. 
The report noted many older people would prefer to move out of the family home and into more appropriate accommodation, but financial and other barriers prevented them from doing so.
While submissions generally talked about 'downsizing', the committee noted policy discourse might benefit from reframing the issue to be about 'rightsizing'.
The committee argued against inclusion of the family home in the aged pension assets test given the attachment many people have to their home and the benefits of allowing people to age in place. 
But they noted "it may be that the exemption of the family home from the aged pension means test encourages some over investment in housing and, in some cases, discourages people from moving to accommodation better suited to their needs.
"However, improved housing affordability achieved through policy which pressures older Australians to sell their homes to access capital, potentially disrupting their ties to family, friends and community, would be a hollow achievement."
The committee believed a better approach would be to explore innovative and affordable policies that allow retirees to downsize (or 'rightsize') when they wish or require to do so, without the sale proceeds necessarily jeopardising their pension eligibility.
"Programs such as the Housing Help for Seniors program, announced by the former government in the 2013–14 Budget but abandoned by the current government in the 2014–15 Budget before it was legislated, would be worth exploring in this regard," the report noted.
In the 2013–14 Budget the then Labor government announced its intention to implement the Housing Help for Seniors pilot program, with a commencement date of 1 July 2014.
The report noted had the pilot been implemented, it would have allowed a homeowner who had lived in their home for at least 25 years to sell their home and have at least 80% of the proceeds from the sale of the home (that is, the sale price less any valid encumbrance such as a mortgage, and less the purchase price of the new home), up to a cap of $200,000, quarantined in a special account so that it was not considered as part of the aged pension asset test.
The money in the account plus any interest earned would have been exempt from the asset test for up to ten years, providing there were no withdrawals during the life of the account. 
The exemption was to be available to people assessed as home owners who moved into a retirement village or a granny flat, but would not have been available to people moving into residential aged care.
The program, according to the budget papers, would have cost $112.4 million over the forward estimates period.
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jchancellor-FAypfDUnLy

Seniors should be encouraged to downsize: Senate affordability committee report 

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Despite design and administrative shortcomings that overshadowed the National Rental Affordability Scheme (NRAS), they in no way warranted the scheme's discontinuation, according to the Senate Inquiry into Affordable Housing.
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NRAS is a partnership between the Australian Government and the states and territories to invest in affordable rental housing with property investors.
 It is a $6 billion initiative intended to stimulate the supply of affordable rental homes across Australia aimed to increase the supply of new affordable rental housing; reduce rental costs for low and moderate income households; and encourage large-scale investment and innovative delivery of affordable housing.
But while evidence to the Senate Standing Committees on Economics indicated clearly that a range of individuals and organisations strongly supported NRAS, the inquiry found some difficulties with its implementation: 
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<li>
teething troubles, including administrative practices associated with too much paperwork, delays in processing applications and slow response to emerging signs of problems; 
</li>
<li>
understaffing, inexperience and high turnover within the department administering the scheme; 
</li>
<li>
design inadequacies including a one size-fits-all approach which failed to take account of, or appreciate, the housing circumstances of particular areas with an identified need for affordable housing such as high value suburbs and regional, rural and remote areas; 
</li>
<li>
lack of clarity around the targeting of incentives and eligibility, which allowed significant allocation of incentives to overseas students; 
</li>
<li>
disclosure measures, which allowed the trading of incentives with excessive fees to persist and ultimately to damage the perceived integrity of the scheme; and 
</li>
<li>
external factors, notably the global financial crisis which created challenges in attracting private investment. 
</li>
</ul>
"These design and administrative shortcomings have overshadowed NRAS' success but, while they point to the need for refinement, they in no way warrant its discontinuation," the committee concluded. 
From its commencement in 2008, the annual incentives available to NRAS providers were to last for ten years, indexed annually for the rental component of the Consumer Price Index (CPI) and comprise two parts.
The incentive values for 2014–2015 were:
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<li>
a Commonwealth Government incentive of $7,996 per dwelling per year as a refundable tax offset or payment; and 
</li>
<li>
a state or territory contribution of $2,665.6 The total amount came to $10,661. 
</li>
</ul>
When announced, the original proposal was for an initial round of 50,000 incentives, though the scheme was introduced in the middle of the Global Financial Crisis (GFC) at a time when the banks were very hesitant and valuers were very negative. 
The Community Housing Federation of Australia suggested that one of the benefits of NRAS had been the partnerships it had facilitated across the not-for-profit, for-profit, development, and financial sectors, building sustainable communities with some private sales, some NRAS and some social housing.
The committee noted NRAS brought direct private investment into the affordable housing arena and significantly increased the community housing providers' engagement with financial institutions.
The committee heard it created a mechanism which has enabled a combination of private equity, the private sector, community-housing providers and the government to work in collaboration. 
Despite the strong support for NRAS, a number of witnesses drew attention to weaknesses that have undermined its performance.
JELD-WEN indicated that some NRAS incentives had been allocated to tenderers that did not have sites for the commencement of rental housing, saying it was implausible that NRAS incentives could be approved without tenderers submitting proposed developments on actual sites.
JELD-WEN also criticised NRAS for poor accountability. It referred to 'a glaring need for a report card on the cost-effectiveness.
The Property Council of Australia made a number of observations about NRAS including that some participants had been concerned about repetitious and costly tendering processes in rounds 1–3. 
Grace Mutual Limited referred to delays in processing applications and unclear, complex and poorly drafted regulations and law that 'hurt the program'.
Some argued greater consideration should be given to the geographic location of the NRAS incentives granted to ensure those regions with the poorest housing affordability and suitability for disadvantaged groups receive more incentives. 
The Tenants Union of Victoria noted that NRAS had played an important role in bringing private finance to increase the amount of affordable housing in Australia. 
But it also referred to recent negative media coverage reporting allegations that NRAS had been 'rorted to provide accommodation for wealthy international students, and that foreign investors, brokers and small time investors' were exploiting NRAS tax breaks.
The Tenants Union of Victoria held the view that NRAS was one of the important supply side interventions that made a positive difference. 
The committee did believe the review of NRAS was warranted. 
It noted lessons needed to be learnt from NRAS such as the need for clear and tight eligibility criteria and better targeting to areas of need.
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But the cancellation of round 5, however, "was a very different matter."
"This cessation has set back the scheme just as it was gaining the trust and support of the private sector and beginning to make a material contribution to the supply of affordable housing. 
"Not only has it undermined investor confidence in this scheme, it has also fed into the general uncertainty that has engulfed the national policy on affordable housing. 
"The committee is firmly of the view that the government should start immediately to rekindle the confidence that institutional investors were starting to show in investing in affordable housing and to provide greater certainty in order to attract such investors."
The Senate committee recommends that:
<ul>
<li>
in the absence of any credible alternative scheme designed to increase the supply of new affordable housing and considering steps have already been taken to improve the administration and implementation of NRAS, that the Australian Government continue with NRAS round 5; 
</li>
<li>
the Federation White Paper process look at the Queensland NRAS model, which appeared to have much tighter controls over eligibility, as a means of determining where further improvements or fine-tuning could make the system more robust and effective; 
</li>
<li>
the Federation White Paper process look at how NRAS or a replacement scheme could be reframed to take account of the particular housing circumstances of regional Australia and ensure that NRAS housing was better targeted to areas in most need; and 
</li>
<li>
as part of the Federation White Paper process, a thorough cost benefit analysis of NRAS be undertaken, and that any such analysis include comparison of forgone revenue from demand subsidies such as the first home owners grant, and negative gearing and capital gains tax.
</li>
</ul>
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NRAS should be restored with improvements: Senate Affordable Housing Inquiry 

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Just eight Sydney properties sold at weekend auction under $500,000.
The cheapest was a<a href="/expert-insights/buying/cabramatta-had-sydneys-cheapest-auction-offering-what-you-get-for-400-000"> two bedroom Cabramatta flat</a> at $400,000.
Leaving Sydney is the stark reality facing many of its residents who can't afford to buy house or apartment.
Regional NSW is far cheaper for what has been recently dubbed as "economic housing refugees".
Onthehouse Residex put the Sydney house median a $917,000, while country NSW is $394,500.
Units are cheaper, but the gap not as wide with the median Sydney unit value at $613,500 and $330,500 in NSW country.
Realestate.com.au has around 5200 listings of houses priced between $200,000 and $300,000, from Aberdare, near Cessnock, to Yass.
CoreLogic RP Data recently noted just how rampant Sydney's increase in home values has been among all Australian capital cities with values, most recently increasing by 13% annually.
Although Sydney home values are increasing at a faster pace than all other capital cities, the 13% annual rise is below the peak annual growth rate of 16.7% in April 2014.
Over the five years to January 2015, Sydney home values have increased by a total of 35.6%, which is the strongest rate of growth of any city over that period.
The recent growth comes on the back of total value growth of just 14.4% over the previous five years, which was the lowest amongst all capital cities.
Between January 2000 and January 2005, Sydney home value growth was greater than it has been over the past five years with values rising 62.3%.
Sydney house values have recorded a higher level of growth than units, increasing by 13.8% over the year as opposed to 9.9% for units.
So where outside of Sydney is the price growth tamer for houses over the past year?
CoreLogic RP Data says it is the Richmond Tweed district followed by the Murray district.
But closer to Sydney it is the Illawarra rather than the Hunter.
<img src="/images/2015/05/05/core-may-5-one.jpg" alt="">
Source: CoreLogic RP Data
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Sydney or the bush: Where should housing economic refugees head? 

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Measuring the cost of housing and housing affordability is such an abstract idea because it is not a one size fits all measure and there are so many factors which contribute to affordability or unaffordability.
Most of the common measures have one or a number of glowing weaknesses which I will cover.
<ul>
<li>Interest rates</li>
</ul>
What interest rate do you use when a typical mortgage is 25 to 30 years? Most measures utilise the current mortgage rate and while that may tell you what affordability is like now affordability is important to analyse throughout the life of the mortgage not just as you purchase. With generational low mortgage rates right now, affordability in many areas looks good but if rates were to normalise affordability would look very different.
<ul>
<li>Household income</li>
</ul>
What figure do you use for household income? Much like interest rates household incomes will fluctuate over the 25 to 30 year cycle of a mortgage. Given this, are household income measures appropriate or is it better to assume a single or dual income household? Furthermore, outside of the Census, which is conducted every five years, this data is only published semi-regularly and at a state level. Housing markets and income levels are very different across different regions of the country.
<ul>
<li>International comparisons</li>
</ul>
Is a home in Australia the same as a home anywhere else in the world? In the sense that it provides shelter it is, however, tax regimes, the cost and scarcity of developable land, the provision of infrastructure and the availability of jobs are all other factors that contribute to the cost of housing. Furthermore, most comparisons are not apples with apples. Australian housing markets are dominated by detached houses whereas markets like Tokyo, Singapore, Hong Kong and Manhattan are largely apartment markets while London for example is predominately attached housing types (what we would call terraces or townhouses). The fact that Australian homes are, at least for the large part, detached and the largest in the world will also contribute to a higher cost.
Ryan Fox and Richard Finlay from the RBA wrote an excellent paper back in 2012 which provides an overview of some of the challenges around blending household income data with housing prices which is available <a href="https://www.propertyobserver.com.au/https://www.rba.gov.au/publications/bulletin/2012/dec/2" target="_blank">here</a>.
CoreLogic RP Data don’t regularly publish a measurement of housing affordability, however, a different perspective on housing affordability is to look at the cost of renting relative to the price of a home. Using our data on advertised median rental rates and median selling prices of homes we can determine how many years difference there is between the cost of renting and the cost of a home. This analysis focusses on the relative affordability between the two primary means of shelter; renting or owning a home. This analysis doesn’t factor in interest rates or household incomes and doesn’t compare internationally. What it does do is look at the difference between the two forms of housing residents have, to rent or to purchase.
With rental growth at its lowest level in more than a decade, we would expect that the number of years of rent required to purchase a home will rise over the coming year. As a result we may see more residents choosing not to purchase their own home despite the low mortgage rates available.
<img src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/chart-1.jpg" alt="chart 1" width="500" height="181">
Across the combined capital cities, the annual rent for a house is $25,552, for a unit it is $24,013 and for combined houses and units (dwellings) it is $25,311. In comparison, the median house price is $559,000, the median unit price is $470,000 and the median dwelling price is $530,000.
Based on this data, to buy a house would take 21.9 years of rental payments, to buy a unit requires 19.6 years of rent and a dwelling would take 20.9 years of rental payments. As the chart shows, the differential has been greater at the end of 2007 and there has been little change over recent years. In saying this, in March 1997, the differential was much lower at 10.8 years for houses and 11.7 years for units.
<img src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/chart-2.jpg" alt="chart 2" width="500" height="182">
In Sydney, the cost of a house is equivalent to 24.6 years of rents and the cost of a unit is 21.7 years of rent.
<img src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/chart-3.jpg" alt="chart 3" width="500" height="182">
Across Melbourne the median house price is equivalent to 23.8 years of rent while the cost of a unit equates to 21.3 years of rent.
<img src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/chart-4.jpg" alt="chart 4" width="500" height="181">
A typical Brisbane house costs 20.9 years’ worth of rent while the typical Brisbane unit costs 17.7 years of rent. Note that the 17.7 years is the lowest since July 2004.
<img src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/chart-5.jpg" alt="chart 5" width="500" height="183">
The median house price in Adelaide is equivalent to 22.0 years of rent and the unit price amounts to 20.6 years of rent.
<img src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/chart-6.jpg" alt="chart 6" width="500" height="182">
The median Perth house costs 21.0 years’ worth of rent while the median unit costs 19.1 years’ worth of rent.
<img src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/chart-7.jpg" alt="chart 7" width="500" height="183">
A typical house in Hobart costs the equivalent of 18.9 years of rent while a unit costs 17.0 years of rent.
<img src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/chart-8.jpg" alt="chart 8" width="500" height="183">
A house in Darwin costs 18.4 years’ worth of rent while a unit costs 18.9 years’ worth of rent.
<img src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/chart-9.jpg" alt="chart 9" width="500" height="182">
The median house price in Canberra is equivalent to 22.6 years of rent while the median unit price is 19.7 years of rent.
<img src="https://blog.corelogic.com.au/wp-content/uploads/2015/04/chart-10.jpg" alt="chart 10" width="500" height="232">
It is also interesting to look at the relativity between cities. The way to read this chart is if you use Sydney as an example, rents are on the left and purchase prices are at the top. Given this, if you rent in Sydney and want to purchase in Sydney it costs 22.4 years of rent, whereas if you live in Sydney but want to purchase in Melbourne it is equivalent to just 16.8 years of your Sydney rent.
The table shows that those renting in the more expensive cities would have a much easier time entering into home ownership outside of these cities. On the other hand, if you are thinking about buying in Sydney but are currently renting in another city you could be in for a nasty shock when you go to purchase.
By no means do I think this analysis is a perfect picture of housing affordability however, I do think it is a different way to measure it. It still has the weakness of using medians and of course, very few people purchase the median home and in particular first time buyers should be looking to purchase below the median price. Nevertheless it does show the difference in the cost of renting and housing and potentially provides some food for thought for those looking to enter into home ownership.
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ckusher-ujnxiKuFQs

Measuring the relativity of housing costs: Cameron Kusher

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GUEST OBSERVATION
Trauma from domestic abuse causes suffering and pain in multiple ways. We often think first of the physical impact of domestic violence, but new research shows domestic violence can force women into lower-quality housing – or make it harder to find a home altogether.
Domestic violence is the primary <a href="https://wesnet.org.au/wp-content/uploads/2011/05/homesafehome.pdf">reason</a> for women’s homelessness. Safe, appropriate housing and the economic resources to maintain it are two of the most pressing concerns for women wanting to escape domestic violence.
Following separation from a violent partner, women and their children are likely to experience significant income loss, financial hardship and housing instability, <a href="https://www.propertyobserver.com.au/https://www.ncbi.nlm.nih.gov/pubmed/19218545">particularly women</a> who are at least partially financially dependent on their partners.
In other words, housing affordability is one of the primary issues women are forced to confront when deciding whether or not to leave a violent relationship. The prospect of high rents and scarce housing supply may even be causing women and children to remain in dangerous situations.
The cost of leaving
Dr Carole Zufferey, Professor Suzanne Franzway, Professor Donna Chung, Dr Nicole Moulding and I have been researching the intersection of domestic violence and the housing affordability crisis. We have just completed a study that examined the compounding effects of domestic violence on women’s housing, employment and mental health in Australia, funded through the Australian Research Council Discovery Grant Scheme.
For this project, 658 women completed a national online survey during 2013-2014 and 79% of the sample had children. Participants were recruited through advertisements and contact with national and local domestic violence and housing services across Australia.
We found that while experiencing domestic violence, 50.8% of the participants owned their home. Immediately after leaving the violent relationship, only 13.4% owned their home. At the time of completing the survey, 37.1% owned their home.
Immediately after leaving, 26.7% were in a rental property and 46.9% of women lived in temporary dwellings, which included caravans, shelters, staying with friends/family (33%), cars or parks.
For the majority of women (67%), housing costs increased after separation, which obviously affects the choice of home they could afford. In other words, leaving a violent relationship came at a big financial cost for the women.
At the same time, the majority of women reported being on a much lower income, with many having to leave their jobs after their relationship ended. Many experienced financial insecurity and poverty, which compounded housing affordability and safety.
The cost of violence
The housing problems women face once they leave a violent relationship are complex and multiple. Financial losses as a consequence of leaving a violent relationship impact women’s housing status, choices and practices.
For example, we found women often had to pay for a violent partner’s property damage and debts, which affected their ability to access and afford adequate rental housing. Alternatively, legal costs and non-payment of child support after separation reduced income for housing.
Women who were or had been home owners experienced unequal and lengthy property settlements, with many women settling for less because they feared their partner.
One woman said: "property damage from him… the place was in my name… it’s held against me in finding rental."
Another woman said: "He hadn’t paid bills for several years and would lie, saying he had paid them while hiding the bills… I was left with overdue rates, other debts and the house is in unmanageable state of disarray."
We also found that the most frequently used description in the data on housing was the loss of a “safe home”. Among participants surveyed, 42% of women (and their children) had to make frequent moves to escape violence. This disconnected them from communities, schools and a sense of “home”.
Fear also impacts on women’s decision-making about their housing choices and options.
One woman said: "I will never have a home of my own or a place that I feel is my home – safe, secure and private."
Another woman said: "I have felt invaded, under siege, at every house I have been in… I needed to pay for increased security measures, sensor lights, high fencing, lockable gates. I slept with my bedroom light on and my mobile under my pillow."
Our study also found that feelings of shame that accompany domestic violence also hindered women’s decisions and abilities to seek out housing services and assistance.
Women reported feeling shame when they asked friends and family for help, when they applied for private rental or public housing and when they used health and welfare services for domestic violence.
One woman said: "We had to go into housing commission rental that was very demoralising for me. My children suffered… I had lost everything I had worked for, most of my furniture [and was] made to feel second rate and that made my self-esteem even worse."
Staying in the family home
In Australia, the funding of public housing has been curtailed and average house prices are increasing relative to income. The proportion of first homeowners has fallen and there is increasing competition for housing in the private rental market where landlords exercise considerable <a href="https://www.sapo.org.au/pub/pub10023">discretion</a> in choice of tenant.
The majority of women experiencing domestic violence are forced to leave their homes for their own and children’s safety, and they are systematically disadvantaged as they enter the rental housing market.
They are forced to tackle this terrain while experiencing fear, parenting traumatised children and often enduring financial hardship.
To prevent homelessness and housing instability for women and their children, we need to continually look for ways that enable women to seek protection from domestic violence and remain in the family home, <a href="https://www.aph.gov.au/About_Parliament/Parliamentary_Departments/Parliamentary_Library/pubs/rp/rp1415/ViolenceAust">while the perpetrator is removed</a>. This supports women and their children to maintain connections to their homes and communities, social support networks, employment and educational opportunities and it provides stability for children.
Housing, legal and domestic violence systems and services must continually work together toward this goal.
Sarah Wendt is program director, Masters of Social Work; co-director, Research Centre for Gender Studies; senior lecturer, School of Psychology, Social Work and Social Policy at University of South Australia.
This article was originally published on <a href="https://theconversation.com">The Conversation</a>.
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How housing affordability hurts women and kids fleeing violence: Sarah Wendt

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Climbing home prices in Melbourne and Sydney have resulted in declines in Moody's home affordability measure despite low interest rates. Moody's also noted Melbourne and Sydney's "problematic" large loan sizes.
Households across Australia needed to use 27% of their income, on average, to make home mortgage repayments. The same ratio was recorded in March last year.
Click charts to open in new window:
<a href="/images/2015/04/27/moodys-april-27-one.jpg" target="_blank"><img src="/images/2015/04/27/moodys-april-27-one.jpg" alt=""></a>
In Sydney, however, households are using 35.1% of their income to make their mortgage repayments. In March 2014, Sydney households were putting 32.8% of their income towards their mortgage. March 2015's result is also higher than the city's 10 year average of 33.6%.
<a href="/images/2015/04/27/moodys-april-27-two.jpg" target="_blank"><img src="/images/2015/04/27/moodys-april-27-two.jpg" alt=""></a>
In Melbourne, mortgage affordability has also declined, with the share of income needed to make mortgage repayments increasing to 28.2% in March this year from 27.5% at the same time last year.
The Moody's Australian Housing Affordability Measure has remained constant on a national level, in part due to low interest rates. In Perth, affordability measures improved, due to declining home price, with the measure decreasing from 24.6% to 21.9%. Moody's noted Perth's exposure to falling commodity prices in its report.
The report called the affordability deterioration in Melbourne and Sydney "credit negative for new mortgage loans from these cities".
"The larger loan sizes and repayment obligations of new mortgages in Sydney and Melbourne are especially problematic since these mortgages are being underwritten at historically low interest rate," the report reads, noting an average Australian standard variable mortgage rate of 5.65%, while the 10-year average is 7.18%.
"Our forecast is for the RBA to cut the official cash rate - a key determinant of mortgage interest rates - by a further 25 basis points to 2% in 2015.
"However, borrowers who took out loans at historically low interest rates are at a greater risk of not being able to afford repayments when interest rates eventually rise.
"By contrast, mortgages underwritten at higher interest rates pose lower risk when interest rates rise, because borrowers' ability to service these loans has been assessed at higher interest rates."
Although there has been pronounced price increases in Melbourne and Sydney over the past two years, income growth has remained "modest", writes Moody's.
<a href="/images/2015/04/27/moodys-april-27-three.jpg" target="_blank"><img src="/images/2015/04/27/moodys-april-27-three.jpg" alt=""></a>
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jrichardson-uRX5hFdKfN

Affordability "deteriorating" in Melbourne and Sydney: Moody's

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The government's claim that increasing home prices are due to an underlying imbalance in demand and supply is not true, according to a new report.
LF Economics' Housing Supply in Australia report draws a parallel between Australia's current market and the United States property market before the global financial crisis. The report's author, Lindsay David, writes that the American housing bubble was "blamed on a phantom shortage", which was proven untrue after the market crashed. Instead, writes David, there was actually a "massive oversupply of houses in the market".
"Every country that has suffered through a housing cycle in recent years had so-called experts claiming capital prices were based upon fundamental factors of supply and demand," reads the report.
"Unfortunately, economists considered these housing price booms to be efficiently based, so there was no need to actually test for a shortage – they are considered to exist by definition."
According to the report, Victoria is of "particular concern", with the greatest rise in housing prices but also the "largest cumulative oversupply of dwellings at 123,000" – three years' worth of excess supply.
<img src="/images/2015/04/22/soos-april-22-one.jpg" alt="">
The report determined that to cope with its growing population, between 1996 and 2014, Australia should have required a new dwelling for every 2.6 new residents. The LF Dwelling Supply Index compares the amount of new housing supply to the influx of new residents.
<img src="/images/2015/04/22/soos-april-22-two.jpg" alt="">
According to the report, while there have been some periods of undersupply, from 1996 to 2006, there was an oversupply of housing in Australia.
David attributes the surplus period between 2007 and 2009 to the global financial crisis, which lead to a moderation in construction while population growth increased.
"A deficit existed between 2011 and 2013, again moving into surplus as population growth has again slowed and another boom in dwelling construction has taken hold, especially in the capital city apartment markets," David writes.
"Given the uptick in dwelling completions and residential projects in the pipeline, a surplus appears likely for the next several quarters."
The report concluded that there is no connection between housing prices and the rise in home prices recorded since 1996.
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"Housing shortage is a myth": Report

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Senator Sam Dastyari has said that he is too busy to finalise the final report of the Senate inquiry into affordable housing - again.
The release of the Economics References Committee's Inquiry into Affordable Housing report has been delayed until early May.
The committee inquiry kicked off in December 2013 with the report due by June 2014.
The Senate subsequently extended the reporting date on three occasions: first to November 2014, then to the first sitting day in March 2015 and finally by today, 14 April 2015.
Yesterday Dastyari let the Senate president know he was running late with his report.
He was recently dubbed a "stuntman" by assistant treasurer, Josh Frydenberg.
"I call him the Evil Knievel of Australian politics," Frydenberg said suggesting the recent senate hearings into international corporate tax were stunt-ridden.
With submissions from the Commonwealth, state and territory governments, organisations, academics and other people known to be interested in housing, the affordability committee received 230 submissions mostly in early 2014.
"The committee is preparing a comprehensive report to address the terms of reference," Dastyari advised yesterday.
"In order to allow committee members sufficient time to consider the draft report, the committee has …... the intention of tabling its final report before 8 May 2015."
Get your homework in please Senator!
PS Property Observer gleans the final draft - some 600 pages - is being finalised by the somewhat stretched secretariat of the committee.
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