Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

Joel Robinson

First look: Harridan plans Burke Street transformation beside Boggo Road transport hub

IN BRIEF

<ul>
	<li>
	Just three double-storey Sky Homes sit at the top of The Waterline, each with its own private marina berth and rooftop terrace.
	</li>
	<li>
	Construction on The Waterline is complete, with the first residents expected to move in from mid-October.
	</li>
	<li>
	Sky Homes range from 282 sqm to 367 sqm and are priced from $3.65 million.
	</li>
</ul>

<hr />
Lewis Land has opened the first completed sky home for inspection at Harbour Shores, giving buyers their first opportunity to step inside one of just three double-storey residences crowning The Waterline.

Each sky home comes with its own private marina berth, rooftop terrace and Broadwater views, combining the scale of a larger home with direct access to the boating lifestyle that underpins the wider <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan.

[smartcode_project:default project_id=113271 project_image_fid=366708]

Lewis Land Head of Development Michael Long said the inclusion of a berth with every Sky Home had become increasingly valuable as marina access across the Gold Coast tightened.

“Marina berths are becoming increasingly difficult to secure across the Gold Coast, so including one with every Sky Home makes this a genuinely rare offering,” Long said.

“The private 70-berth marina will accommodate boats up to 12 metres in length and is positioned just 2.5 kilometres from the Broadwater, placing the open ocean only 15 minutes away.

“Being able to step out of your home onto your boat is a rare luxury, and it’s something residents here can look forward to when it opens later this year.”

[smartcode_project:default project_id=113271 project_image_fid=366709]

The display opening comes as construction completes on The Waterline, with the first residents expected to move in from mid-October.

The three Sky Homes range from 282 sqm to 367 sqm and each feature three bedrooms, three bathrooms, multiple living zones, expansive kitchens with butler's pantries and large balconies taking in the Broadwater outlook.

Each residence also has three secure basement car spaces and additional storage.

“This is the first opportunity the Gold Coast has had to step into Harbour Shores and see, touch and feel what we’re bringing to life here,” Long said.

“There are only three Sky Homes within The Waterline, ranging in size from 282sqm to 367sqm, with each residence featuring three large bedrooms, three bathrooms, multiple living zones, expansive custom-built kitchens with butler’s pantry, and large balconies capturing Broadwater views.”

<img alt="Harbour Shores" data-entity-type="file" data-entity-uuid="bab65e10-4fab-45e1-92d8-fc56e2ab98ff" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%202.00.16%E2%80%AFPM.png?VersionId=XT8q76LsPkw3cYTsvN3JfFDaPLud90PN" />

Residents of The Waterline will have access to a private pool, along with Harbour Shores' wider collection of amenity including a lagoon pool, social clubhouse, tennis court, gym, yoga facilities and sauna.

Lewis Land partnered with Studio Collective to furnish the completed display, with the interiors designed to demonstrate how the residences could function as permanent homes rather than simply as show apartments.

Studio Collective Director Melissa Park said the surrounding waterways informed the interiors, but in a more restrained way than a traditional coastal scheme.

“We drew inspiration from the canals and coastal surrounds, but our approach was to interpret that subtly through layered materials and a grounded palette of earthy tones, rather than literal coastal references,” Park said.

“We introduced hero moments of green and teal to reference the surrounding waterways, while mirrored elements help reflect natural light.

“The result is a residence that feels elevated yet comfortable, somewhere buyers can genuinely imagine themselves living, entertaining and unwinding.”

Sky Homes are priced from $3.65 million.

Lewis Land is also offering private marina berths with The Residences, its limited collection of three and four-bedroom villas positioned directly along the Harbour Shores waterfront boardwalk.

Three-bedroom villas are priced from $2.99 million, while four-bedroom residences start from $3.19 million.

Harbour Shores is being marketed by Colliers International.

[smartcode_project_cta:default project_id=113271]

Lewis Land opens sky home display as The Waterline completes at Harbour Shores

St Vincent de Paul Society Housing Australia has filed plans for a major mixed-use housing precinct on the southern edge of the North Sydney CBD, adding another significant proposal to a pocket around North Sydn​ey Station that is quickly becoming one of the LGA's busiest development zones.

The State Significant Development Application covers a 5,990 sqm site at <a href="https://www.apartments.com.au/new-apartments/1-19-mackenzie-street-lavender-bay-nsw-2060">1-19 MacKenzie Street and 211 Blues Point Road in Lavender Bay</a>, immediately south of Nor​th Sydney Station and between the commercial core and the lower-rise Lavender Bay Heritage Conservation Area.

Designed by Wardle, the proposal would deliver a new residential tower comprising 88 build-to-sell apartments and 19 affordable apartments, alongside a separate co-living building with 57 rooms and a building manager's studio.

It would also see the significant restoration and upgrade of St Francis Xavier Catholic Church, the adaptive reuse of the former school building, new parish facilities, retail, a new public square and around 1,000 sqm of publicly accessible open space.

<img alt="Vinnies North Sydney" data-entity-type="file" data-entity-uuid="d5dd7f87-a617-463e-b577-17541e01f0e9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.13%E2%80%AFAM.png?VersionId=4R8TsFN3P_LrrXO2HswTOIrx2blil8lh" />

The project is seeking a concurrent rezoning of the site to R4 High Density Residential and an increase in the maximum building height to allow a tower reaching RL120, or up to 20 storeys. The proposal was progressed through the NSW Government's Housing Delivery Authority pathway.

The build-to-sell component will be weighted toward larger apartments, with just six one-bedroom apartments compared with 31 two-beds, 43 three-beds and eight four-bedroom residences.

The 19 affordable apartments will comprise two studios, 15 one-bedroom apartments and two two-bedroom apartments, taking the total apartment component to 107 residences before the 58 co-living rooms are included.

<img alt="Vnnies" data-entity-type="file" data-entity-uuid="7d568ca5-cb90-4e18-96c6-d9795dba0c56" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.05%E2%80%AFAM.png?VersionId=GY2R5M9VtQh0EKy1vajaea19PSLOPuRD" />

Wardle's design for the Vinnies site has sought to negotiate that emerging high-rise context while retaining the lower-scale character of MacKenzie Street and the adjoining heritage conservation area.

The main building adopts a three-storey podium and tower arrangement, with the podium aligned to the ridgeline and front setback of St Francis Xavier Church.&nbsp;Wardle has designed the podium with colonnades, seating, recessed entries and active ground-floor frontages, with sandstone-toned precast concrete and face brick referencing the materiality of the existing church.

The tower then steps back eight metres to the south and six metres to the north before rising in a sculpted form comprising four interlocking quadrants. Wardle has also introduced rounded forms and chamfered corners to reduce the tower's perceived bulk and improve view sharing with neighbouring development sites.

Resident facilities and outdoor areas are planned at the separation between the podium and tower at Level 3, oriented toward Sydney Harbour and the CBD skyline.

The tower itself will feature a glass reinforced concrete facade, with recessed balconies and deep reveals used both to provide shading and privacy and frame views toward the harbour and city. The lower levels take a different architectural approach, using brick and sandstone-toned finishes intended to establish a stronger relationship with St Francis Xavier Church. The Church itself will be conserved and upgraded for its continued use, while the former school building will be adaptively reused as part of the co-living component.

<img alt="Lavendar Bay" data-entity-type="file" data-entity-uuid="2d4418ad-90aa-4d49-af93-c80b140aea80" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.09.47%E2%80%AFAM.png?VersionId=Kv4gzbsACaGvZSRuaqcfGC54jEJRXIDJ" />

&nbsp;

The proposal adds to an increasingly concentrated pipeline of residential development around Blue Street, MacKenzie Street and Lavender Bay.

Just west of the site, Central Element lodged plans earlier this year for one of the most significant residential developments proposed in Lavender Bay in recent years.

Central Element's SJB-designed scheme at 64-66 Lavender Street and 3-7 Middlemiss Street would deliver 163 apartments across two towers rising 23 and 32 storeys, replacing five existing apartment buildings containing 32 homes. The project also forms part of the Housing Delivery Authority pathway.

<a href="https://www.apartments.com.au/news/nsw/first-look-central-element-reveals-lavender-bay-apartment-plans?utm_source=chatgpt.com" rel="noopener" target="_blank">First look: Central Element reveals Lavender Bay apartment plans</a>

Immediately around North Sy​dney Station, another two significant proposals have emerged at 5 and 15 Blue Street.

Zurich Australian Insurance Properties is seeking to adaptively reuse its longstanding commercial building at 5 Blue Street, directly above North Sydney Station, rather than demolishing the structure.

Its SSDA proposes converting the building into a 14-storey mixed-use development with 62 apartments and 86 co-living rooms, together with ground-floor retail and a major refurbishment of Blue Street Plaza. The application is currently at the Response to Submissions stage.

<a href="https://www.apartments.com.au/news/nsw/first-look-zurich-targets-north-sydney-office-conversion-with-148-unit-proposal-above-metro-station">First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station</a>

&nbsp;

First look: Vinnies files for 20-storey Lavender Bay apartment tower as North Sydney housing pocket heats up

When the opportunity arose for South Australian developer Palumbo to return to Kent Town, where it had previously delivered East Park Apartments and the East 
Rundle Apartments, it wasn't one the longstanding developer-builder was going to pass up.

The decision was quickly vindicated, with more than 30 apartments sold within the first month of launching <a href="https://www.apartments.com.au/new-apartments/royal-apartments-kent-town-2-8-north-terrace-kent-town-sa-5067">Royal Apartments</a> to the market.

The 206-apartment development, which will bring significant new supply to Adelaide's tightly held eastern city fringe, also gives <a href="https://www.apartments.com.au/developers/palumbo">Palumbo</a> the opportunity to bring new life to one of Kent Town's most recognisable watering holes.

[smartcode_project:default project_id=6109 project_image_fid=376073]

Royal Apartments incorporates the historic Royal Hotel, a venue Palumbo Managing Director Daniel Palumbo said has a longstanding connection with the local community.

"Everyone in the area has history with the Royal Hotel," Palumbo told Apartments.com.au.

"It was quite an active pub and social gathering place for locals. We want to bring it back to its former glory."

[smartcode_project:default project_id=6109 project_image_fid=376072]

The wider development will comprise two residential towers alongside the restored hotel, sitting on North Terrace opposite the Adelaide Park Lands.

For Palumbo, the project also marks a return to familiar territory.

The developer completed East Park Apartments next door more than a decade ago and jumped at the opportunity to develop in Kent Town again when the Royal Hotel site became available.

"The opportunity emerged, and we moved to secure the site," Palumbo said.

"We were approached by the previous landowner, who said they had extensive commitments in Sydney and weren't in a position to deliver the project.

"We took over the site and within six months recut the design scheme to be more in keeping with the type of development we want to bring to Adelaide.

"Now we're on the market and those changes have really resonated with local buyers."

That has translated into a strong start to sales, with 33 apartments transacting in the project's first 35 days.

Palumbo said the early purchaser profile had been consistent with the group's traditional focus on owner-occupiers rather than investor-led apartment stock.

"Local owner-occupiers have always been our market," he said.

"There are always some investors, but we've never developed what would be called traditional development stock. Owner-occupiers are very much our market."

[smartcode_project:default project_id=6109 project_image_fid=376068]

The buyer mix has been diverse so far, with downsizers and younger professionals both accounting for a significant portion of early sales.

South Australia's current stamp duty settings, which allow&nbsp;eligible homeowners in South Australia aged 60 savings of up to $103,830 on stamp duty when they downsize to a new property valued at up to $2 million,&nbsp;have helped encourage downsizer activity, while younger buyers in their late 20s and early 30s have been attracted to the opportunity to live immediately outside the CBD while still being able to walk into the city.



Location has been a major part of the proposition for both buyer cohorts.

[smartcode_project:default project_id=6109 project_image_fid=376075]

Royal Apartments sits on North Terrace directly opposite the Adelaide Park Lands, with residents able to walk through the parklands toward the East End, Rundle Street and Rundle Mall.

Apartments have been positioned to capture views across the parklands, Adelaide skyline, Botanic Gardens and Adelaide Hills.

Palumbo believes the scarcity of developable land along this section of the Park Lands makes the site particularly difficult to replicate.

"There's very few allotments on that side that can be developed," he said.

"If this location was in New York and you were sitting on Central Park, you'd be talking about a $60 million apartments."

Royal Apartments will offer a broad mix of residences, ranging from one-bedroom apartments through to four-bedroom sub-penthouses and penthouses.

Current listings include one-bedroom apartments from $680,000, while larger three and four-bedroom residences are priced around $2.5 million.

Residents will have access to a swimming pool, gym, barbecue and recreation areas, residents' lounge and dining space, and a communal deck.

[smartcode_project:default project_id=6109 project_image_fid=376067]

The apartments will feature generous balconies, while secure parking, bicycle storage and storage cages will also be provided.

A porte-cochère-style arrival and drop-off area has also resonated with buyers, particularly those attracted to being able to walk into the CBD during the day while retaining secure vehicle access at home.

Palumbo is acting as developer, architect and builder on Royal Apartments, continuing the vertically integrated model it has used across its South Australian portfolio.

The group was also behind the $150 million Sofitel Adelaide, the 251-room five-star hotel and residential tower which opened in 2021.

Palumbo said Royal's launch had come at an interesting time for the broader Adelaide apartment market.

Buyer confidence had initially been impacted by uncertainty surrounding the Federal Budget and broader economic conditions, but Palumbo believes sentiment is beginning to improve against a backdrop of significant investment flowing into South Australia.

He pointed to increased activity across defence and resources, including Olympic Dam, as potential long-term drivers of the state's economy and housing market.

"Money is starting to flow into Adeliade, significant amounts as Adelaide bucks the trend of the rest of the country.," Palumbo said.

"There's a lot of activity in the economy over the next decade. I think more investment will come into this market."

Early works on Royal Apartments are expected to commence this year, with major construction activity and cranes anticipated on site from early next year.

[smartcode_project_cta:default project_id=6109]

Palumbo's return to Kent Town strikes early chord with buyers

Go-to builder-developer <a href="https://www.apartments.com.au/developers/graya">GRAYA</a> is continuing to bulk out its already impressive and diverse apartment portfolio across South East Queensland. Their latest milestone is securing development approval for Silk, its boutique riverfront apartment development in St Lucia.

The approval clears&nbsp;the way for the team to begin construction planning for the 22-residence project.

<a href="https://www.apartments.com.au/new-apartments/silk-st-lucia-16-18-sandford-street-st-lucia-qld-4067">Silk</a> will rise 15 levels from an 810 sqm site at 16-18 Sandford Street, occupying a prominent bend of the Brisbane River with a prized northern aspect across Orleigh Park toward the Brisbane CBD.

The approved scheme will comprise 16 split-floor and six full-floor residences, continuing GRAYA's move into larger-format apartment developments targeting Brisbane's prestige owner-occupier market.

The project has been designed around the site's broad river frontage and dual-direction views, with GRAYA prioritising larger residences, privacy and outlook over apartment yield.

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="aa5c2349-f96c-4914-a812-1f2cd6827af8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.44%E2%80%AFAM.png?VersionId=WY0vEU_7vYjeRJKQHiCwFdMxu8PvFh52" />

GRAYA Co-founder and Chief Executive Officer Rob Gray said the project had been shaped around local homeowners wanting to remain in St Lucia without maintaining a traditional family home.

"St Lucia is one of those suburbs people do not want to leave," Gray said.

"They know the river, the trees, UQ, the golf course, Toowong and Indooroopilly, and that familiarity is hard to replace.

"True riverfront opportunities here are exceptionally scarce. What we have designed at Silk is a way to stay in the suburb people love, with the scale and privacy of a private home and far less to maintain.

"This is not typical apartment product. It is a proper home on the river, and that is exactly what this market has been missing."

The approval comes as new apartment development continues to increase across the St Lucia and neighbouring Toowong corridor, although direct riverfront sites remain considerably more tightly held.

GRAYA Co-founder and Managing Director Andrew Gray said securing the approval had removed a significant element of development risk from Silk.

"Genuine riverfront sites of this quality in St Lucia are not something that comes up regularly," Gray said.

"The approval removes a substantial layer of execution risk, and the location underwrites demand in a way very few inner-city sites can.

"The fundamentals here are as strong as anything we have assessed in Brisbane."

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="d0f3d734-65e1-48e8-8ed3-2e0715ffcdd9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.56%E2%80%AFAM.png?VersionId=sOLSs_jdHkXLWbBKzRyayf5BfTb2vPsD" />

Silk will see GRAYA return to a stretch of the Brisbane River where it already has recent construction experience. The vertically integrated group recently completed ARC in neighbouring Toowong as builder for developer Spyre, delivering the riverfront project on a constrained site.

GRAYA will take a different role at Silk, controlling the project from design and development through construction and aftercare under its vertically integrated model.

The development will include a gym and resident leisure areas at ground level, integrated with the river's edge.

Silk joins a growing pipeline for GRAYA across Brisbane and the Gold Coast, which includes Enclave, The Gallery, Coral and Ripple.

The developer-builder has also recently lodged plans for its largest project to date, <a href="https://www.apartments.com.au/new-apartments/the-silo-19-chester-street-newstead-qld-4006">The Silo</a>, a proposed <a href="https://www.apartments.com.au/news/qld/graya-buys-frasers-newstead-site-plans-the-silo-between-james-street-and-gasworks-precincts">$700 million mixed-use development</a> in Brisbane's James Street precinct.

Silk is expected to predominantly target local owner-occupiers and prestige buyers seeking a permanent riverfront home in Brisbane's inner west.

Registrations of interest are now open, with further details on the project and construction program to be released as it progresses.

<hr />
<h2>SILK PROJECT FACTS</h2>

Developer-builder: GRAYA

Project: Silk

Location: 16-18 Sandford Street, St Lucia

Apartments: 22

Built form: 15 levels

Site: 810 sqm riverfront holding

Mix: 16 split-floor and six full-floor residences

Status: Development approved

Next step: Construction planning underway

[smartcode_project_cta:default project_id=152168]

GRAYA greenlit for riverfront St Lucia apartment development, Silk

Investment

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People who invest in real estate through a self-managed superannuation fund should have an exit strategy in mind for their property from the time they acquire it, even if they plan to hold the investment for the long term and pass it down through the family.  This exit may be based on performance criteria as you would do with any other asset, or may be based on income requirements.  It also needs to include the considerations for a number of unexpected circumstances.
There are many scenarios in which an SMSF’s trustees may wish to sell a property. They may identify a better investment opportunity elsewhere and want to realise a capital gain on the property.  They have identified their funds have a better opportunity to out perform the market in another property investment.
The fund may need to pay out pension benefits to retired members and find its income is insufficient to cover the payments. Or, one or more of the members may die, requiring the fund to make a lump sum inheritance payment. 
Whatever the reason for a sale, the fund should have plans in place for disposing of the investment.
For real estate, this starts with the capital growth drivers that increase the performance of the property and filters down through to the property selection. 
The location, type and features of the property should appeal to other buyers, as well as to tenants.
The demographics, economy and employment prospects in the local area will affect buyer demand. Homes in large cities and towns typically sell more quickly than those in regional areas as there is a larger pool of buyers. 
In general, residences that are close to transport and amenities such as shops and schools will be easier to both rent and sell than those in less convenient locations. A well-maintained home with parking, practical living spaces and a tidy kitchen and bathroom may be easier to sell than an awkwardly laid out property that needs work. 
There are many dimensions to buying well for income and capital gain. People purchasing property through an SMSF, like other property investors, should do their research and consider what will appeal to other buyers as well as to tenants. 
Timing
The timing of a property sale will be driven by a range of personal and market factors. 
Assuming the SMSF’s trustees have control over the timing – rather than being forced to sell due to a member’s unexpected death for instance.  While the most tax effective option is usually to continue to hold the property in the fund until the members have retired, there may be performance criteria that drive the timing of an exit.
After the members have retired and converted the SMSF into a pension, all fund income, including capital gains, is tax free. Before the members’ retirement, capital and income on investments in the fund are taxed at 15%. 
Property owned through an SMSF, like property held directly outside of superannuation, qualifies for a capital gains tax discount if the asset has been held for more than 12 months. The CGT discount for property owned inside an SMSF is one third of the gain. That means the fund pays 15% tax on two thirds of the capital gain if it is sold before its members retire.
Say an SMSF sells a property making a capital gain of $120,000 before its members have retired. The fund will incur a tax bill of $12,000 if it has held the property for more than 12 months. That tax bill could be avoided by timing the sale to settle after the members’ retirement.  However changes in a property market’ stength need to be considered.  In a bear market changes can easily wipe $12,000 from a sale price 
Multiple generations
Strategies that involve for holding property through an SMSF across multiple generations of a family are more complicated. 
Planning for what will happen when a fund member dies needs to take a variety of factors into account. These include whether the property will be sold after a member’s death; whether there is debt on the property; whether it is positively or negatively geared; how the fund is structured; how fund member are related to one another; and whether they are dependants of the deceased, as defined under superannuation law.
Some SMSF trustees decide to sell the property if one of the members dies. That way any debt can be repaid out of the sale proceeds and the deceased fund member’s share of the remaining equity can be paid to their beneficiaries or estate. 
If the trustees would prefer to keep the property after the death of a fund member, the plan should consider how the beneficiaries will be paid their inheritance. It should also consider how the fund will make loan repayments and meet other costs associated with the property without that member’s contributions to the fund. 
Superannuation regulations restrict how property can be transferred when used as a vehicle for holding properties over multiple generations. There are tax consequences for each course of action. 
Trustees should seek specialist legal and tax advice on the best options for their fund.
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admin-TPy8csjoDs

How to plan your SMSF exit strategy: Forrester Cohen

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Will fresh Chinese property buyers still come to Australia?
Will existing off the plan contracts settle?
What decisions will the Chinese government make on fund transfers, with its formidable capaclty to control many aspects of its economy.
Will all Chinese developers proceed with their overpaid site projects?
Any Australian property market Chinese certainties are now off after the recent stockmarket rout. 
Blogger Pete Wargent recently uploaded a 25 year chart for the Shanghai Composite, indicating just how explosive the stock bubble had become in China. 
He noted that he make no pretensions of having special or unique insights into China's stock market craziness.
And I suspect no-one really knows all the likely property outcomes for Australia. 
We are all interested observers. About 8% of Chinese wealth is held by the 1.4 billion Chinese in their stockmarket - often considered punting money. Financial services company GaveKal said in a recent report the pain of the crash is affecting probably no more than 20 million to 30 million Chinese households, most of which range from upper middle class to very wealthy.
<div><a href="https://3.bp.blogspot.com/-7FoNXS2m2iM/VZyUiG-EIRI/AAAAAAAAWvo/fa1aXO627rk/s1600/ssec.jpg" target="_blank">Click to enlarge </a></div>
<div> </div>
<div class="separator"><a href="https://3.bp.blogspot.com/-7FoNXS2m2iM/VZyUiG-EIRI/AAAAAAAAWvo/fa1aXO627rk/s1600/ssec.jpg"><img src="https://3.bp.blogspot.com/-7FoNXS2m2iM/VZyUiG-EIRI/AAAAAAAAWvo/fa1aXO627rk/s640/ssec.jpg" width="640" height="272"></a></div>
The turmoil on the Chinese sharemarket raises concerns, challenges and opportunities for Australian real estate, Robert Harley wisely concluded in today's Australian Financial Review.
China has been the single-largest source of offshore real estate investment here, with $12.4 billion of Foreign Investment Review Board approvals in 2014-15, and has been rising and spreading fast.
No one depends more than Australia's billionaire apartment developer, Meriton's Harry Triguboff who told Harley:
"At this stage, we don't feel anything has changed. With the dollar coming down, they want our apartments even more."
Most current commentary suggests Chinese sharemarket turmoil will prompt the Chinese away from stocks to other asset classes, especially real estate. But I'd expect a few non-cyclical curve-balls. 
 
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jchancellor-FAypfDUnLy

Any Australian-Chinese property market certainties are off after stockmarket rout 

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AFG, Australia’s largest mortgage broker, has reported investment loans moderated in NSW from 49.8% in May to 41.6% in June. 
Investment loans had been running at an average of 49.5% of all loans in NSW for the previous 12 months.
Elsewhere in Australia, the same moderating trend was repeated, with investment loans declining in SA from 41.8% to 36.8%, in QLD from 36.1% to 34.1%, in VIC from 36.5% to 35.7% and in WA from 31.8% to 31.2%.
Brett McKeon, AFG managing director suggested the figures indicated that APRA controls are starting to take effect, but not at the expense of the overall mortgage market.
"If this trend continues, it should help allay concerns about overheating in Sydney, in particular, as investment levels there come back into line with the sustainable, long term, national average.”
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NSW investor numbers tumble 20% AFG

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GUEST OBSERVER
A quick study of the latest property data shows that a new type of property investor has definitely emerged. We still have the other traditional kinds: like the classic, slow build investor who has built up a portfolio over decades. Then there’s the mum and dad investors who are carefully looking to dip their toes in the water after getting on top of their mortgage. However, this new breed is different.
It’s a weird amalgam: first home buyer/investor/renter. They’re the people who simply can’t afford the place of their dreams. They’re struggling with the heated urban market, especially Sydney or Melbourne. Yet they’ve scraped together a deposit and recognize the value of getting something, anything, before the market once again rises. So they’ve bought a property out in an area where they don’t want to live, usually the outer suburbs, and they are renting and living somewhere else. This is especially a phenomenon of younger couples who want to send their kids to a certain school or have a love for a certain area. For example, couples who rent in beach side Sydney or a desirable family friendly suburb in Melbourne like Camberwell or Bentleigh. They can’t buy into these places but want to live there. They can see the value in buying a place out in the sticks, but certainly aren’t thinking in terms of portfolios or multiple properties.
They’ve become unwitting, unplanned investors. Let’s call them the reluctant landlords. They’ve replaced the owner/occupiers. The owner occupiers were a classic force in Australia right up till recent times. They saw a property as long term and would quietly suffer economic downturns, feeling sure that their ultimate plan of property appreciation would eventually happen. As they generally were in it for the long haul they were never prone to alarm about sudden market twinges. However, they’ve started to disappear as first time buyers simply struggle to get into the market. So reluctant investors/landlords have their own long term approach. Priced out of their own desired area they plan to invest in a medium-short term rapid growth suburb as investors. They generally don’t plan to be doing this for too long. Their hope is to perhaps do up the property, rent it out then resell it after one-two years and take advantage of the heated market to buy the house they’ll remain in. It’s like a two phase strategy of the owner occupier plan.
Most of them are twenty somethings or thirty somethings, either renting or else living with their parents while they save up. Except instead of buying a house for themselves they’re buying an investment property.
The reluctant landlords often feel uncomfortable as investors or renting out their property. This is because it’s not their long-term goal. Consequently they can sometimes make bad decisions, such as selecting an inferior property manager or not vetting tenants properly. They also may make other poor choices like identifying a suburb that is likely to rise as an investment area but not being aware of costly strata or title issues. Essentially they’re amateur investors and prone to making mistakes.
The more savy or those partnering with service providers who can pass on their expertise, are using renting and investing as a combined long-term strategy, keeping them in their desired urban hub and investing in affordable high-growth areas maximising depreciation and tax benefits to their advantage while  building a passive income for their future.
The latest figures from the Australian Bureau of Statistics showed that investor loans galloped ahead of owner-occupier loans by four times the amount. Added to this a new study by Digital Financial Analytics shows that property investors are younger than ever before. This gives credence to the theory that we’re seeing young couples being pushed into investor roles through the sheer white heat of the current property market. It’s also in part due to the slashing of first time buyer grants from the Federal Government. Conversely negative gearing and the steady stream of low interest rates have made the market very conducive to investors. First home buyers, to some extent, have been forced to become investors through a rearranging of the laws of property.
Yet we’ve seen that there’s a cooling in rentals, partly due to an oversupply of apartment buildings in cities like Melbourne. And areas such as the Gold Coast are not the booming rental markets as they used to be. This leaves the reluctant landlords on shaky ground. Property investment will never be an exact science and the stakes are too high to make the wrong choice, especially as a first time buyer. So careful analyses and researching the market is vitally important. So too is getting accurate information and seeking it out from property experts may be the first steps in the property path to success.
SAM KHALIL is founder and director of <a href="https://www.dpn.com.au/" target="_blank">Direct Property Network</a>.
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The new breed of property investor: DPN's Sam Khalil

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GUEST OBSERVER
Sydney’s white hot property market has defied expert predictions, with median house prices edging close to $1 million as growth and competition accelerates*.  Sydney’s market imbalance – the divide between investors and owner-occupiers – is spurring a social divide between the have not’s and the have more’s.
We have a situation where owner-occupiers are being phased-out as house prices hike. Investors are saturating the market and expanding their property portfolios while first home buyers are struggling to get a foot in the door. 
Of those first time buyers that do successfully buy, many can’t afford to move into their property and are stuck living in a rental. This is concerning, in so far that lending conditions have played a role in this dilemma.
There is also growing separation within the investment community. We have one group of investors that are more mature and astute, while others appear less sophisticated, taking on too much debt and lacking a long term investment strategy. This latter group are more likely to negatively gear their property; but if the market takes a turn and interest rates increase, these investors could face loan repayment difficulties if they’ve given themselves only a small financial buffer.
In December 2014, the Australian Prudential Regulation Authority (APRA) outlined guidelines to lending institutions on steps to reinforce mortgage lending practices**. One of these included requiring investors to pay higher deposits. I welcome this guideline. It is arguably too easy for investors, especially less sophisticated investors, to be approved low rate loans. While I actively encourage property investment, the current ratio is out of kilter, and this will inevitably lead to negative ramifications should nothing change. Not only are some investors at risk of being overconfident, they are snapping up properties that are ideal for first home buyers.
Greater lending prudence is urgently needed. We need incentives that assist Sydney’s first home buyers in entering the market so that they can physically live in their new dwelling, such as fixed, low rate, new home owner mortgages. Tighter regulations for investors are also necessary. I believe investors should pay up to 20% investment deposits. These two measures would at least be a step forward in helping redress the balance.
The influx of foreign investors also doesn’t appear to show signs of slowing down. The Government should seriously consider putting a cap on the number of properties that a foreign buyer can purchase within a new development. Right now, foreign buyers are snapping up development properties in droves, and before the first slab of concrete hits the ground. Australians are also becoming increasingly adaptive to buying off-the-plan, but right now, it’s a case of slim pickings. We need to ensure that there is a residual amount of stock available for local buyers.
The time to act is now. Sydney’s housing market is robust, but when you peel back the layers, there are several issues warranting address, and the market imbalance is a pressing issue. If left untended, the consequences could be significant.
DOUGLAS DRISCOLL is CEO of real estate agency <a href="https://www.starrpartners.com.au/" target="_blank">Starr Partners</a>.
 
*Latest monthly indices by CoreLogic shows the median value of Sydney house prices is $949,800, as at 31 May, 2015. See: <a href="https://www.corelogic.com.au/research/monthly-indices" target="_blank">https://www.corelogic.com.au/research/monthly-indices.html</a>
**Please click here to read a media release on APRA’s guidelines on residential mortgage lending practices: <a href="https://www.apra.gov.au/mediareleases/pages/14_30.aspx" target="_blank">https://www.apra.gov.au/mediareleases/pages/14_30.aspx</a>
 
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Sydney’s high-price property market fuelling social divide: Douglas Driscoll

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Investment loans nationally declined in June from their earlier peak, with figures for June showing investment loans down to 36.9% when compared to the April highs of 43.1% of all mortgages processed.
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According to the AFG Mortgage Index a similar trend was felt across all states, with investment loans in Queensland down to 34.1% from 36.1%, Western Australia from 31.8% to 31.2%, Victoria from 36.5% to 35.7% and South Australia from 41.8% to 36.8% 
New South Wales fell the furthest, down to 41.6% from May's figure of 49.8%. During the past year investment loans in NSW held an average of 49.5% of all loans.
AFG managing director Brett McKeon said if this trend continues, it should help allay concerns about overheating in Sydney in particular, as investment levels come back into line with the sustainable, long term, national average.
 “These figures suggest that APRA controls are starting to take effect, but not at the expense of the overall mortgage market,” Mr McKeon said. 
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June investment loan figures pull Sydney into line: AFG

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After a bit of pause in the ABS <a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/Lookup/3401.0Main+Features1Apr%202015?OpenDocument" target="_blank" style="line-height: 1.3em;">Overseas Arrivals and Departures</a> survey we have had no fewer than seven such releases since May...and there's yet another in the post in the next couple of days too!
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<div>The slowdown in Australia's population growth to +330,000 in 2014 was straightforward enough to predict for those who were paying attention - with Sydney and Melbourne leading the population growth charts - and regular readers will be well across the drivers of the downtrend.</div>
<div> </div>
<div>While most commentary is finally just about latching on to last year's story, I'm now getting more interested in trying to anticipate the eventual rebound - the causes thereof, and the likely timing. Let's have a look at a four trends to watch, and particularly the role of exchange rates thereon.</div>
 1 - Net long term migration <div>Rolling annual net long term migration slowed considerably from around 411,000 in January 2013 to just above 300,000 by April 2015.</div>
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<div><a href="https://1.bp.blogspot.com/-CsKHLxNp92E/VZhovUp0ezI/AAAAAAAAWog/kgkTP1sMsjg/s1600/Arr1.jpg" target="_blank">Click to enlarge</a></div>
 <div class="separator"><a href="https://1.bp.blogspot.com/-CsKHLxNp92E/VZhovUp0ezI/AAAAAAAAWog/kgkTP1sMsjg/s1600/Arr1.jpg"><img src="https://1.bp.blogspot.com/-CsKHLxNp92E/VZhovUp0ezI/AAAAAAAAWog/kgkTP1sMsjg/s640/Arr1.jpg" width="640" height="280"></a></div>
 <div>The downtrend is still in place but appears to be slowing. </div>
<div> </div>
<div>In any case, following some analysis of previous years' data the ABS itself <a href="https://petewargent.blogspot.com.au/2015/06/boomerang-departures-to-drive" target="_blank">cast doubts</a> on the relevance of the permanent departures statistics.</div>
 The ABS research implied that while ostensibly more than 380,000 Australians left the country on a long term or "permanent" basis over the past 12 months, a high proportion of them are likely return home within just a year. Observed the ABS: <div> </div>
<div>
"Analysis shows that the majority of those with an intention of permanently departing, return to Australia within the following year. For example, in the calendar year 2011, out of the 84,240 Australian residents who stated they were departing permanently, only 15,890 spent 12 months or more overseas."
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 <div>Whether or not this proves to be true in the future is less clear, but it does serve as a timely reminder that all is often not as it seems when it comes to demographic trends.</div>
 <div>2 - Record short term arrivals</div>
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<div>As the Aussie dollar has declined from around 110 US cents close to just 75 cents, the domestic economy is set to benefit from record high short term arrivals, now tracking at well over 7 million in the year to April 2015.</div>
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<div>The chart below suggests that we might expect trends in short term arrivals and departures to dovetail with respect to changes in the strength or otherwise of our currency.</div>
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<div>With the awesome strength of the Aussie dollar through the mining investment boom it was no surprise to see short term departures exploding higher. 
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<div>I even took full advantage of this myself to undertake a rather extravagant world cruise in 2011, something which seems somewhat less appealing now, at least from a cost perspective!</div>
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<div>Now that the dollar has depreciated it is all but inevitable that this rampant trend towards overseas travel will reverse and comparatively fewer Australians will choose to travel and holiday overseas.</div>
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<div><a href="https://2.bp.blogspot.com/-aeVfFBTDcNc/VZhoxu3OR4I/AAAAAAAAWo0/POJh6u2LYwI/s1600/arr4.jpg">Click to enlarge</a></div>
 <a href="https://2.bp.blogspot.com/-aeVfFBTDcNc/VZhoxu3OR4I/AAAAAAAAWo0/POJh6u2LYwI/s1600/arr4.jpg"><img src="https://2.bp.blogspot.com/-aeVfFBTDcNc/VZhoxu3OR4I/AAAAAAAAWo0/POJh6u2LYwI/s640/arr4.jpg" width="640" height="290"></a> In fact, although the above chart doesn't yet appear to suggest so, this has already begun to happen, which is a net positive for the domestic economy. <div>The below chart records the ratio of short term departures to short term arrivals by month, and reveals that the ratio has steadily fallen to sit at its lowest level since the first quarter of calendar year 2011.</div>
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<div><a href="https://1.bp.blogspot.com/-d6rsK8_HQD0/VZhow5WJAMI/AAAAAAAAWoo/hGaZ0NeT8ys/s1600/Arr8.jpg" target="_blank">Click to enlarge</a></div>
 <a href="https://1.bp.blogspot.com/-d6rsK8_HQD0/VZhow5WJAMI/AAAAAAAAWoo/hGaZ0NeT8ys/s1600/Arr8.jpg"><img src="https://1.bp.blogspot.com/-d6rsK8_HQD0/VZhow5WJAMI/AAAAAAAAWoo/hGaZ0NeT8ys/s640/Arr8.jpg" width="640" height="274"></a> The Aussie dollar likely has further to fall, and in turn so too does this ratio. 3 - Compositional shift of arrivals When people observe housing market trends and opine that the role of Chinese investment might be a passing fad, they might want to think again. <div> </div>
<div>Credit Suisse projects that Chinese investors will drop some $60 billion into Australia's housing markets over the five years to 2020, more than double the estimated $28 million in the preceding five years. </div>
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<div>Meanwhile the number of Chinese USD millionaires is expected to rise at 14% per annum (Chinese stock market corrections notwithstanding!) thereby doubling to 2.6 million by the end of the decade.</div>
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<div>While there must be an element of guesswork and extrapolation involved here, I've seen nothing in the housing market activity which causes me to cast doubt on the estimates.</div>
 <div>Comfortably the most significant change in short term visitors to Australia has been the explosion in Chinese short term arrivals since the turn of the century.</div>
 <div>In February 2015, the month which incorporated Chinese New Year, an astonishing 198,700 visitors came to Australia from China, Hong Kong and Taiwan combined.</div>
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Interestingly the "original" data for the three months to April also revealed unprecedented numbers of Indian short term arrivals at 66,500, while the Americans are also enjoying the shifts in the exchange rate with rolling annual number of short term visitors rising to a record 563,800. <div class="separator"> </div>
 <div>We can expect that eventually some of these trends will flow through to Australia's permanent settler figures.</div>
 <div>While the number of Brits settling is threatening to become immaterial - at just 590 settlers in April, less than a quarter of the levels seen in 2008 - and permanent New Zealander immigrants are trending sharply down, Indian and Chinese settlers are rapidly tracking at or close to record levels. 
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<div><a href="https://4.bp.blogspot.com/-f8touQwzFSo/VZhowb-0JsI/AAAAAAAAWos/5pVKyqyQIbY/s1600/Arr6.jpg" target="_blank">Click to enlarge</a></div>
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<a href="https://4.bp.blogspot.com/-f8touQwzFSo/VZhowb-0JsI/AAAAAAAAWos/5pVKyqyQIbY/s1600/Arr6.jpg"><img src="https://4.bp.blogspot.com/-f8touQwzFSo/VZhowb-0JsI/AAAAAAAAWos/5pVKyqyQIbY/s640/Arr6.jpg" width="640" height="278"></a> <div> </div>
<div>Indeed, there were 73,370 settlers hailing from Asia in the year to April 2015 as compared to fewer than 15,000 from Europe.</div>
 It's a huge shift in composition that is underway. <div class="separator"> </div>
4 - Record education enrolments in Q1 2015 <div>One other unfolding trend to watch which is also tied to the depreciation of the currency is the record number of foreign student enrolments seen in the first quarter of 2015.</div>
<div> </div>
<div>The ABS series shows that the rolling annual number of short term arrivals into Australia in the year to April for education has blasted to its highest ever level at 421,400.</div>
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<div><a href="https://2.bp.blogspot.com/-rfQpqET2No8/VZhovXWXDPI/AAAAAAAAWoc/7GjRMo7Gbjo/s1600/Arr5.jpg" target="_blank">Click to enlarge</a></div>
 <div class="separator"><a href="https://2.bp.blogspot.com/-rfQpqET2No8/VZhovXWXDPI/AAAAAAAAWoc/7GjRMo7Gbjo/s1600/Arr5.jpg"><img src="https://2.bp.blogspot.com/-rfQpqET2No8/VZhovXWXDPI/AAAAAAAAWoc/7GjRMo7Gbjo/s640/Arr5.jpg" width="640" height="280"></a></div>
 <div>This is another demographic trend which is heavily skewed towards Asian participants, and Chinese students in particular, and one we can expect to keep on growing.</div>
<div> </div>
<div>
PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>. 
His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.
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Watch the dollar driven demographic dispositions: Pete Wargent

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The Perth property market has recovered from the post-mining slump to grow above historical trends with a current capital growth rate of between 5% to 7%.
Middle-range priced property of between $300,000 and $450,00 is 'well represented' in both property volume and value, with supply and demand stable, according to a new report.
The Herron Todd White June Month in Review found property sales of over $500,000 is now strong up to and into the mid $600,000 price bracket.
The report noted current investment in the lower socio-economic residential market of Esperance as sound and returning the best investment figures due to correspondingly high rentals relative to capital outlay.
Sales between $180,000 and $220,00 in Esperance have increased compared to last year.
 
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Perth shows signs of shaking off slump, Esperance market strong: Herron Todd White

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Capital gains made through detached housing investments is trumping growth made through units with house values 10.4% higher across all capital cities compared to units at 5.6% over the financial year.
According to CoreLogic RP Data's June RP Data Hedonic Home Value Index found only property in Darwin and Hobart bucked the trend.
Melbourne house values had an 11.2% capital gain over the financial year, with apartments only 2.4%.
CoreLogic RP Data’s head of research, Tim Lawless, said the underperformance of units compared with houses is likely due to higher supply levels for units compared with detached houses.
“The Inner Melbourne unit market exemplifies the weakness in this sector where the latest CoreLogic RP Data ‘Pain and Gain’ report revealed that almost one quarter of all apartments across the Inner Melbourne region resold over the March quarter at a price that was lower than the purchase price," Mr Lawless said. 
"Interest rates cuts in February and May have contributed in pushing capital gains higher."
 
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Housing capital gains trump units: CoreLogic RP Data

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The Swedish furniture giant IKEA plans to more than double its retail presence in Australia by opening small urban stores.
It is also selling products online for the first time since opening in Australia in 1975.
IKEA Australia's David Hood unveiled the strategy to boost store numbers from eight to around 22 over the next few years, the Australian Financial Review reported.
It included building another three or four 30,000 square metre mega-stores.
The small-format stores are currently being tested in markets across Europe and Tasmania, where there is a pickup capacity.
IKEA plans are accompanied by two new distribution centres which will increase the number of products able to be stocked in Australia from 1300 to around 9000.
Mr Hood, who is a 25-year IKEA veteran running the Australian business since 2008, said most customers shop at IKEA four or five times a year.
IKEA will open three stores this year – Marsden Park in Sydney's west opened last month, Canberra in November and a second Brisbane store in August.
David Hood envisages smaller stores along the east coast, including the NSW Central Coast and the Gold Coast.
"There are 22 locations that we feel the customers could meet IKEA in some way – what it will not be is what we see at Tempe [which is 37,000 square metres]," he told The AFR.
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