<p>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.</p>

<p>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;</p>

<p>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;</p>

<p>“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;</p>

<p>[smartcode_project:default project_id=110291 project_image_fid=302785]</p>

<h2>Affordable product leads, premium demand remains resilient</h2>

<p>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;</p>

<p>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;</p>

<p>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.</p>

<p>Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.</p>

<p>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;</p>

<p>[smartcode_project:default project_id=148957 project_image_fid=364102]</p>

<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

<p>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.</p>

<p>David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.</p>

<p>“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;</p>

<p>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.</p>

<p>[smartcode_project:default project_id=108869 project_image_fid=317905]</p>

<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

<p>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;</p>

<p>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;</p>

<p>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”.</p>

<p>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;</p>


Joel Robinson

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

<p><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.</p>

<p>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.</p>

<p>Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.</p>

<p>“Brisbane was the right step for Sammut,” Sammut said.</p>

<p>“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.”</p>

<p><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" /></p>

<p>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.</p>

<p>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.</p>

<p>“We are DA approved now which is very exciting,” Sammut said.</p>

<p>“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.”</p>

<p><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" /></p>

<p>Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.</p>

<p>“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.</p>

<p>The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.</p>

<p>“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.”</p>

<p>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.</p>

<p>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.</p>


Sammut secures approval for debut Brisbane apartment development in Toowong

<p>Developer Lanevick is heading back into Sydney’s apartment market after focusing more heavily on the luxury townhouse and terrace sector in recent years.</p>

<p>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.</p>

<p>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.</p>

<p>“Traditionally it’s been difficult for people in that market to downsize because there just hasn’t been the right product available,” Maroun said.</p>

<p>“We’re targeting buyers who might have 30 to 40 per cent of their house value sitting in the bank after downsizing.</p>

<p>“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.”</p>

<p>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.</p>

<p>“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.”</p>

<p>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.</p>

<p>“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.”</p>

<p>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.</p>

<p>“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.</p>

<p>Maroun said Lanevick saw a first-mover advantage within the precinct as planning controls continue to evolve to accommodate greater housing density.</p>

<p>“We think there’s a real opportunity there that hasn’t really been serviced properly yet,” he said.</p>

<p>“There’s going to be a broader evolution of the whole Gladesville village precinct over time, particularly with more activation and mixed-use outcomes.”</p>

<p>The Venus Street proposal will include a commercial and retail component at ground level designed to contribute to that evolving streetscape activation.</p>

<p>“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.</p>

<p>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.</p>

<p>&nbsp;</p>


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

<p>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.</p>

<p>The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.</p>

<p>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.</p>

<p>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.</p>

<p>“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.</p>

<p>“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.”</p>

<p><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" /></p>

<p>GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.</p>

<p>“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.”</p>

<p>Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.</p>

<p>“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.</p>

<p><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" /></p>

<p>&nbsp;</p>

<p>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.</p>

<p>Green praised local policy settings.</p>

<p>“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.”</p>

<p>One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.</p>

<p>“The way we will be able to achieve economies of scale is through size,” Green added.</p>


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

<p>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.</p>

<p>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.</p>

<p>Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be</p>

<p data-end="683" data-start="511">"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.</p>

<p data-end="882" data-start="690">"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."</p>

<p data-end="882" data-start="690">[smartcode_project:default project_id=134646 project_image_fid=6109]</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=134646 project_image_fid=6110]</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=134646 project_image_fid=6116]</p>

<p data-end="247" data-is-last-node="" data-is-only-node="" data-start="0">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.</p>

<p>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.</p>

<p>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.</p>

<p>[smartcode_project_cta:default project_id=134646]</p>


WM Residences fills gap in Mordialloc townhouse market

Property

<html><body><div class="page" title="Page 11">
<div class="section">
<div class="layoutArea">
<div class="column">
<p><span>The valuers HTW have advised on what is available at around $500,000 in Victorian's Gippsland district.</span></p>
<p><span>In the Traralgon area, $500,000 will buy a modern 4-bedroom home in a superior, close-in residential estate, or an older style, rural residential property on the outskirts of town. Older style properties in prime locations will generally sell for $400,000 to $500,000, especially if they have been partly renovated or have subdivision potential.</span></p>
<p><span>Sales of single dwellings in the Morwell and Moe/ Newborough areas over $500,000 are rare and generally represent large, high quality dwellings on large residential allotments or well established rural residential properties.</span></p>
<p><span>In Morwell you would be able to purchase four circa 1960s, commission style homes bringing a 7.5% to 8% rental return.</span></p>
<p><span>Standard residential properties in East Gippsland are generally well below the half million dollar level but you can spend that amount on a quality new build<br> or a well renovated period dwelling in a good spot, although these are rare.</span></p>
<p><span>Moving out of town in the Bairnsdale area, $500,000 will get you a rural residential property with a standard build of a circa 2000s, 4-bedroom, single level dwelling with a shed on up to one hectare of land. Older dwellings come with more land (up to 15 hectares) and you can get a pool, more shedding and better views for the same money. </span></p>
<p><span>Properties extending out into the Nicholson area are of the circa 1990s era and will be set up for horses with basic stables, a number of paddocks and are close enough to schools for family appeal and should be comfortably within the budget.</span></p>
<p><span>If you are looking to be closer to water you can get a modern house in the Paynesville area with a lake view, but not canal frontage, for around $500,000. </span></p>
</div>
</div>
</div>
</div></body></html>

jonathanchancellor-7SQnKwU6yx

Gippsland's $500,000 property market: HTW

<html><body>
<p>A fully leased retail investment property in Richmond is set to go under the hammer with expectations of around $1.5 million.</p>
<p>The 160 square metre, Commercial 1 zoned site at 142 Bridge Road is currently a restaurant with function area on the first floor.</p>
<p>Teska Carson’s Tom Maule said the property will be sold subject to a three year lease to Chuck Taylor’s Pty Ltd, trading as Mister Jennings, at a current income of $72,100 per annum from June 2014 with two further terms of four years and 3% annual rental reviews with a market review at the option.<span style="line-height: 1.3em;"> </span></p>
<p>The property will be auctioned on Friday, August 21 at 1 pm on site.</p>
<p> </p>
</body></html>

Richmond Hill restaurant has $1.5 million hopes

<html><body>
<div>I've been quite reserved on here, but what a great Ashes series win for Alastair Cook's England team in the cricket, surprising everyone, including Alastair himself!</div>
<div> </div>
<div>Haven't done a "Cranewatch" post for a while. so here goes.</div>
<div> </div>
<div>The basic premise is that I take my camera out to areas of Australia which are undergoing a major transformation.</div>
<div> </div>
<div>Previously I've looked at Darling Harbour Live, Barangaroo (several times...including a site tour), Mascot, Green Square, Rosebery and Zetland in Sydney.</div>
<div> </div>
<div>I've also look at the Central Business District, West End and South Brisbane in...um, Brisbane.</div>
<div> </div>
<div>Today, a quick look around what's happening Newstead.</div>
<div> </div>
<div>As I looked at Fortitude Valley and Newstead are two other suburbs in Brisbane which are set to be transformed into apartment-dwelling hubs within close proximity to the city.</div>
<div> </div>
<div>And over the short term, of course, this will lead to an oversupply of units, a spike in vacancy rates, and softening rents.</div>
<div> </div>
<div><a href="https://1.bp.blogspot.com/-WfFR3QaK4_U/VYsLRzQaGJI/AAAAAAAAWY4/PXWxo14m46I/s640/Inner%2Bnorth.jpg" target="_blank">Click to enlarge</a></div>
<div> </div>
<div><img src="https://1.bp.blogspot.com/-WfFR3QaK4_U/VYsLRzQaGJI/AAAAAAAAWY4/PXWxo14m46I/s640/Inner%2Bnorth.jpg" width="640" height="500"></div>
<div> </div>
<div><strong><span style="text-decoration: underline;">In pictures</span></strong></div>
<div> </div>
<div>Facts, figures and statistics are one thing.</div>
<div> </div>
<div>But what does it all look like and feel like in practice?</div>
<div> </div>
<div>Surprisingly neat is the answer.</div>
<div> </div>
<div>I took the camera down yesterday for a look around the Newstead gasworks locality, which has been converted into a retail precinct with a pleasant picnic area.</div>
<div> </div>
<p><a href="https://3.bp.blogspot.com/-Uxzj5BpL_Zc/VcXDXZBV4UI/AAAAAAAAXfU/fU_0U0mfRF4/s1600/DSCN3261.JPG"><img src="https://3.bp.blogspot.com/-Uxzj5BpL_Zc/VcXDXZBV4UI/AAAAAAAAXfU/fU_0U0mfRF4/s640/DSCN3261.JPG" width="640" height="480"></a><br><br><span>The new dwellings will look like a mirror image of what is now in place in Sydney's Mascot.</span><br><br></p>
<div class="separator"><a href="https://4.bp.blogspot.com/-Hqbr26pkIl8/VcXDUpw8MUI/AAAAAAAAXeo/VS1lJcI96EU/s1600/DSCN3255.JPG"><img src="https://4.bp.blogspot.com/-Hqbr26pkIl8/VcXDUpw8MUI/AAAAAAAAXeo/VS1lJcI96EU/s640/DSCN3255.JPG" width="640" height="480"></a></div>
<p><br><span>i.e. high density living.</span><br><br><a href="https://2.bp.blogspot.com/-oE1pg7QO2W8/VcXDV7gAFZI/AAAAAAAAXe4/_1J4B4zFZUQ/s1600/DSCN3257.JPG"><img src="https://2.bp.blogspot.com/-oE1pg7QO2W8/VcXDV7gAFZI/AAAAAAAAXe4/_1J4B4zFZUQ/s640/DSCN3257.JPG" width="640" height="480"></a></p>
<p> </p>
<div>The new developments have yet to fill up, but the generally "feeling" of the area is actually pretty good - the coffee shops and food bars are busy, even in the evenings. </div>
<div> </div>
<p><a href="https://2.bp.blogspot.com/-79J1UNKftPc/VcXDWL4ImZI/AAAAAAAAXfA/35xvAQMcfWg/s1600/DSCN3259.JPG"><img src="https://2.bp.blogspot.com/-79J1UNKftPc/VcXDWL4ImZI/AAAAAAAAXfA/35xvAQMcfWg/s640/DSCN3259.JPG" width="640" height="480"></a><br><br><a href="https://www.waterfront.mirvac.com/" target="_blank">Waterfront</a><span> by Mirvac is now under construction (below).</span></p>
<div class="separator"><a href="https://3.bp.blogspot.com/-TAEtZ1aIGBM/VcXDUhxDYfI/AAAAAAAAXek/2Pkb0XILffU/s1600/DSCN3256.JPG"><img src="https://3.bp.blogspot.com/-TAEtZ1aIGBM/VcXDUhxDYfI/AAAAAAAAXek/2Pkb0XILffU/s640/DSCN3256.JPG" width="640" height="480"></a></div>
<p><br><span>Cranes are pretty much everywhere in Newstead and the Valley.</span><br><br></p>
<div class="separator"><a href="https://1.bp.blogspot.com/-a3GHmduOQAE/VcXDWM7o7uI/AAAAAAAAXe8/xlYt43c7Wg8/s1600/DSCN3258.JPG"><img src="https://1.bp.blogspot.com/-a3GHmduOQAE/VcXDWM7o7uI/AAAAAAAAXe8/xlYt43c7Wg8/s640/DSCN3258.JPG" width="640" height="480"></a></div>
<p><br><span>Max Brenner and the rest are set to benefit from the new infill.</span><br><br></p>
<div class="separator"><a href="https://3.bp.blogspot.com/-VzRJtr_7xe8/VcXDXZWb5DI/AAAAAAAAXfQ/C9RGKI76VFw/s1600/DSCN3260.JPG"><img src="https://3.bp.blogspot.com/-VzRJtr_7xe8/VcXDXZWb5DI/AAAAAAAAXfQ/C9RGKI76VFw/s640/DSCN3260.JPG" width="640" height="480"></a></div>
<div class="separator"> </div>
<div class="separator">The new apartments are expensive and will likely be largely sold offshore to Chinese investors.</div>
<div class="separator"> </div>
<div class="separator">Much better value elsewhere for domestic buyers. </div>
<div class="separator"> </div>
<div class="separator">
<p><span><em>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>.</em><br></span></p>
<p><em>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>.</em></p>
</div>
</body></html>

pwargent-M4siyDbqQY

Brisbane's Newstead, neat but pricey: Pete Wargent

<html><body>
<p>Perth was the most difficult market to sell in July with an average time on market of 112 days, as well as the average discount at 7.2%. </p>
<p>APM's July Monthly Days on Market report saw the average time to sell in Sydney was 42 days, with Melbourne at 79.</p>
<p><a href="/images/2015/08/07/APM_complete.jpg" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2015/08/07/APM_complete.jpg" alt="" width="1000" height="1310"> </p>
</body></html>

Perth holds longest days on market for July: APM

<html><body>
<p><span>A hotel just a stone's throw from the Sydney CBD and Randwick Racecourse has sold to a developer for $17.1 million.</span></p>
<p><span>The five-storey Addison Hotel, 147-151 Anzac Parade, Kensington, was sold to a Chinese developer with plans to develop the property, according to Peter Kotzias from Ray White Commercial South Sydney.</span></p>
<p><span>Mr Kotzias said the building includes 42 x 26 sqm serviced apartments as well as a 44 sqm manager’s apartment and 351 sqm of commercial space.</span><span style="line-height: 1.3em;"> </span></p>
<p><span>“The purchaser will be operating the existing hotel/accommodation as it is for the time being and enjoying the current cash flow,” Mr Kotzias said.</span></p>
<p><span>"The building is situated on a land area of 1,453 sqm and comprises 44 strata lots and basement parking for approximately 35 cars.</span></p>
<p><span>"</span><span>It’s also in close proximity to Centennial Park and a short distance to Sydney’s famous eastern suburbs beaches as well as shopping centres and other amenities."</span></p>
<p><span style="line-height: 1.3em;">There are future plans to redevelop the property.</span></p>
</body></html>

Sydney's Addison Hotel sells for $17.1 million

<html><body>
<p><span style="line-height: 1.3em;">Reporting season is off to a strong start for property companies listed on the Australian Securities Exchange with BWP Trust and ALE Property Trust delivering solid results and home builder AV Jennings, which reports later in the month, upgrading its profit guidance through the week. </span></p>
<p>Listed companies included in the Australian-Real Estate Investment Trust index outperformed those in the broader market in 2015. In the year to July 31, 2015, the S&amp;P/ASX 200 A-REIT gained 21.08% while the S&amp;P/ASX 200 added 5.68%. </p>
<p>BWP Trust, which owns retail properties mainly tenanted by Bunnings, was one of the first property companies to report its results this August. It reported a 13.7% increase in income, a $108.5 million increase in the valuation of its portfolio and a 9.5% increase in distributable profit. </p>
<p>The trust’s managing director Michael Wedgwood said the trust was comfortable with its portfolio although admitted that competition for quality retail properties would be difficult to grow through acquisitions while the low inflation rate was keeping a lid on rental growth. </p>
<p>Morningstar analysts were concerned about the outlook for BWP and said the trust looked overvalued at its recent share price of around $3.30. </p>
<p>“While BWP Trust is a good-quality Australian REIT with secure earnings and a strong balance sheet, we believe the market is underestimating the drag to earnings from lower CPI, lower growth from market rent reviews and rising vacancies,” Morningstar analysts said in a note. </p>
<p>Pub-owner ALE Property Trust, which also reported through the week, surprised the market by increasing its forecast distribution for 2016 to at least 20 cents. It paid out 16.85 cents a security in the 2015 financial year. </p>
<p>ALE’s net profit after tax jumped to $99.4 million, from $37.2 million in 2014, due to increases in property valuations. Distributable profit fell slightly to $29.1 million from $31.2 million.</p>
<p>In further good news from the sector, home builder AV Jennings upgraded its guidance, alerting the market that its full-year profit before tax was likely to be “$47 million or higher”, up from its previous forecast of above $40 million. </p>
<p>AV Jennings was able to complete a number of stages of projects in June, which were not previously expected to complete before the year end when adverse weather in NSW was disrupting development. </p>
<p>The directors said they “remain confident of strong residential market conditions continuing”. The company expects to issue its full year results around August 20 and the directors will give further commentary on their expectations for the market then. </p>
</body></html>

zfielding-GvX3Uq9KTa

Listed property companies delivering strong results 

<html><body>
<p>As much as society romanticises the first home purchase, ‘getting on the ladder’ is always the dominant motivation for buying that first property.</p>
<p>Behind the Australian dream there is usually a pragmatic calculation by the first time buyer that it’s time to start the process of building equity. The growing equity represents greater security and opportunity, far more so than the physical bricks and mortar. Conversely, those waiting to buy fear not just paying more when they finally succeed, but a longer-range predicament that delaying equity accumulation may close doors to them in the future – say the means to buy a bigger home near a good school or having the funds to invest in a business proposition.</p>
<p>You may shudder at my deconstruction of nest-making into cold-hearted rationalist decision-making. Fortunately, although the dominant factor, there are usually other objectives and constraints that are a little more tender. Many home buyers want or need to be close to family and friends. They may well have a strong bond to a particular area. Work or schooling requirements often constrain our decision-making.</p>
<p>It is these ‘lifestyle’ elements that distinguish the typical home buyer from the out-and-out investor. The investor seeks to maximise their financial return whilst the home buyer concedes some financial gains to accommodate other goals.</p>
<p>But is it possible to have it all: the home that delivers investment grade returns? On paper yes, but it rarely happens without something being compromised.</p>
<p>Typically, the highest quality investment properties are found in the inner suburbs of our capital cities; they tend to be older-style houses or apartments located on quiet streets with a consistent residential architecture. And – here is the rub for those hoping to combine investment and lifestyle goals – they aren’t usually that large. One- and two-bedroom apartments and two-bedroom houses are the most in-demand types of properties by inner suburban renters. Hence those are the ones investors gravitate to and so deliver the best returns.</p>
<p>You may be fortunate that your lifestyle needs mirror the qualities of an investment property. But if not, it’s a case of weighing up which objective is most important to you and accepting the least bad compromise. If you conclude that maximising returns remain paramount, perhaps you can cope with the kids sharing a bedroom for a few years or having to commute a little further to your non-CBD job or to visit the family in suburbia. But of course it is just as reasonable to conclude that you’ll swap some extra capital growth for a bit more space, a shorter commute and proximity to family and friends.</p>
<p>If you do make the lifestyle sacrifice and opt to live in the investment-grade property, consider maximising the rewards by committing to keep the property for the long-term.  Factor into your planning how to retain the property when you eventually decide to change the family home. Execute that plan well and you now have the best of both worlds: the family home that meets your lifestyle needs and an investment property that is earning a rental income and delivering strong capital growth. Moreover, you save on the transaction costs relating to selling the first property (and perhaps buying an investment property at a later date).</p>
<p>Note that there are tax implications relating to an asset that shifts from being a principal place of residence (PPOR) to an income earner. The ATO has a very useful guide on this issue on its website <a href="https://bit.ly/ATOhomerent" target="_blank">here</a>. In short, on the upside, you can now claim back your net expenses including interest at your marginal tax rate.  On the downside, any capital gains made on the property during the period it is leased out are now subject to capital gains tax when you eventually sell the property.  In essence, these changes just put you into the same boat as every other property investor.</p>
<p>Bear in mind that many investors maintain a high level of debt on their investment property throughout the life of ownership in order to maximise their negative gearing tax benefits (whilst aggressively paying down their PPOR loan, which isn’t tax deductible).  But in this change-of-PPOR scenario, if you had been diligently paying down the original mortgage as a home owner, you may find that the loan (which becomes investment borrowings with the change of PPOR) may be so low that your rental income exceeds your expenses.  You can’t just increase the loan to increase the deductions. According to ATO rules, the cost of any further borrowings on the now rental property are not tax deductible. The ATO considers the new loan to be for private purposes and therefore non-deductible.</p>
<p>But if you know when you buy a home that you intend to convert it to a rental property in the future, this scenario can be avoided by taking out a mortgage with an offset account. Rather than paying down principal, you pay money into the offset account. These offset account funds can eventually be withdrawn, preserving the original loan, and maximising your future tax break. Naturally, make sure you obtain advice from your accountant before you proceed.</p>
<p>Attempting to subsume your lifestyle needs to your investment objectives isn’t without risks. You may misjudge how important those lifestyle needs are and find yourself unhappy. This is especially the case when there are others involved i.e. a partner and/or children. At a minimum, you’ll want to have your partner fully on board from the start of the journey and check-in with them from time to time to affirm the joint sacrifice.</p>
<p><em><span>RICHARD WAKELIN</span> is the director and founder of <a href="https://wakelin.com.au/" target="_blank">Wakelin Property Advisory</a>.</em></p>
<p><em>Richard is hosting a webinar on how to prepare to sell your home or investment property this spring at 8pm Wednesday, August 12. You can sign up <a href="https://wakelin.com.au/webinar" target="_blank">here</a>.</em></p>
</body></html>

RichardWakelin-5qKEwDuXVG

Careful mixing home making and investing: Richard Wakelin

<html><body>
<p><span>The valuation firm, Herron Todd White has issued its latest</span><span> property clock - a simple broad brush means to suggest where property markets are - and what direction prices are moving in.</span></p>
<p>The valuation firm has included capital and regional cities on the property clock for house price direction.</p>
<p><span style="line-height: 1.3em;"> To view the property clock in full, <a href="/images/2015/07/13/new_clock.jpg" target="_blank">click here</a>.</span></p>
</body></html>

po-LsXgBTHBmX

Dubbo, Newcastle and Gippsland at peak pricing in July HTW property clock

<html><body>
<p><span style="line-height: 1.3em;">This week whilst finalising some new floor plans for our clients, I started to wonder what we could add to give them a new twist on modern living.  I asked, "do we really need the formal dining area or separate lounge room anymore and what could we replace them with?"  </span></p>
<p>One of the newer additions to the home is the theatre room which is a space dedicated to watching movies… but could there be other needs we can meet with a specific room?</p>
<p>There's one that comes to mind immediately... the day spa room!  I would love a space that mimicked a day spa, a kind of extension I guess of a luxury bathroom but with a space off it to lounge around and read whilst your face mask weaved it's magic. With speakers filtering new age music filled the air, wafts of calming lavender oil burned and locks on the door to keep the kids out!</p>
<p>What used to be known as a library may now be called a Technology Room, I envisage it as an irregular shaped room with beanbags on the floor or hammocks swung from the roof, where you lounge around, surfing the net or playing the latest online games but still with a cosy reading nook to escape inside a good novel whether it be read from a book or tablet. </p>
<p>One of the more cooler ideas that my boys came up with was a skate room to hang in. A bedroom with curved walls or a half pipe to go full Caballerial on (you may need to Google this if you don't have young sons).</p>
<p>Outdoor kitchens have been popular and you can extend this to include a backyard cinema with courtyards with fire pits and built in bench seating.  </p>
<p>Of course there is the original Man Cave that has typically been the old shed or garage but the modern man is looking for far more these days and his cave may include a full gym, full cellar or full on recording studio.</p>
<p>Don't forget the She Shed, an area where a female can make a little sanctuary for herself. perhaps a little outdoor shed converted into a luxurious, chandelier hung hideaway.  A space where the outdoors blended with the indoor space with a comfortable lounge, lots of cushions, throws, plants and candles. </p>
<p>Perhaps an economical addition to the home is a twist on the traditional guest room. These days, you can make a killing by renting out a room in your house on Airbnb or Stayz or to overseas students. So make the guest room a little more appealing and self sufficient by adding items like a bar fridge they can keep fresh snacks and drinks, a small desk they can set up their laptop/tablet and work at including a little sign with your WiFi password so it's easy to find. </p>
<p>All these ideas led to one extra inclusion in our floor plan and that was a home office. It has now become a feature of all Property Bloom developments as we all need a space to work or study from in the home and so we now have our kitchen supplier design and install a built in desk with storage and shelving and tenants are loving it. </p>
<p><em>Jo Chivers is Chief Executive Officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.</em></p>
</body></html>

jochivers-wq5Bp59R5a

Thinking outside the Square: Jo Chivers

<html><body>
<p><span>Reserve Bank of Australia assistant governor, Guy Debelle spent</span><span> $2.75 million in Randwick at March auction.</span></p>
<p><span>Dr Debelle's new home last sold for $305,000 in emerging boomtime 1988, which the A<em>ustralian Financial Review</em> calculated as an 800% gain, or average 8.5% annual increase for each of the past 27 years. </span></p>
<p><span>He settled on the five bedroom 1890s house last month through McGrath Estate Agents with his wife, Lend Lease's Australian head of property marketing and communications Jocelyn Harvey.</span></p>
<p><span>Title Tattle gathers it has four underground sandstone cellars.</span></p>
<p><span><span>The couple upsized from a Bron<span>te semi sold a<span>t $2.02 million in May. I<span>t cos<span>t $1,725,000 in 2010, refec<span>t</span>ing 3% annual grow<span>t</span>h.</span></span></span></span></span></span></p>
<p><span><span><span><span><span><span><span>The previous Ches<span>terfield Parade owners had secured 11% annual grow<span>t</span>h during <span>t</span>heir 27 year ownership <span>t</span>o 2010.</span></span></span></span></span></span></span></span></p>
</body></html>

Property

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News

Property

Editor's Picks

Receive the latest news stories to your inbox

Have something to contribute?

Developments

New apartments

New townhouses

News