An entity directed by HSN's Rafi Assouline and Rebel Property's Allen Linz has filed plans for an impressive new precinct in Woolloomooloo.

The major mixed-use development would transform a prominent William Street site into a new residential village anchored by affordable housing and a large public park.

The proposal, submitted as a State Significant Development Application, covers 164-172 and 174-194 William Street, a 6,398 sqm site between Forbes Street and Dowling Street on the southern edge of Woolloomooloo.

Designed by fjcstudio in collaboration with Bangawarra, Studio Bright and Tribe Studio Architects, the scheme would deliver 227 apartments across four residential buildings ranging in height up to 18 storeys, alongside retail space, public domain improvements and a new publicly accessible park.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="0eb59b7c-914a-4a5c-b849-3a56749f5e93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.18.51%E2%80%AFAM.png?VersionId=mxM6EEqeoLjrCiTlCzTKTvzpKuh6kSkH" />

It's another design scheme for Rebel, who took <a href="https://www.apartments.com.au/news/nsw/first-look-rebel-property-group-takes-woolloomooloo-precinct-to-nsw-government">concept plans to the NSW Gov late last year</a>.

The latest plans will be a mix of 167 build-to-sell apartments and 60 affordable apartments, with the affordable housing component representing 15 per cent of the project's gross floor area. The apartment mix includes 12 one-bedroom, 53 two-bedroom, 89 three-bedroom apartments and 13 penthouses, while the affordable housing component would comprise 42 one-bedroom and 18 two-bedroom apartments.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="3b3d4553-8a8c-4af5-aa8c-519ffb1e28c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.12%E2%80%AFAM.png?VersionId=_Yb6ibN7eDnOtQjCNDK2eviORa4qzgv." />

Rebel Property is seeking to take advantage of the NSW Government's infill affordable housing bonus provisions under the Housing SEPP, which provide additional floor space and height in exchange for the delivery of affordable housing for a minimum of 15 years. The planning pathway allows a 30 per cent increase in floor space ratio and building height where 15 per cent of the development is dedicated to affordable housing.

&nbsp;

At the centre of the development is a 1,356 sqm sunlit public park designed to become a new community gathering space at the gateway to Woolloomooloo. The park would be complemented by a network of pedestrian laneways connecting William Street with the surrounding streets, improving permeability through what is currently a largely impermeable block.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="257af931-a393-4007-8c6d-7219796df58d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.51%E2%80%AFAM.png?VersionId=KAHy94GrhaReFsWTGDKfy39EDJ8gEEv4" />

The design team says the public domain has been heavily influenced by the site's topography and Aboriginal cultural heritage, drawing on the escarpments, gullies and landscape characteristics that historically defined the area before urbanisation. The landscape design has been developed in partnership with First Nations consultancy Bangawarra.

The project would be delivered across four separate buildings. The William Street East and William Street West buildings, designed by fjcstudio, would contain the majority of the apartments. Melbourne-based Studio Bright has designed the Forbes Street building, while Tribe Studio Architects is responsible for the Dowling Street building.

Rebel had secured approval for the concept plans late last year.

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

A locally heritage-listed furniture showroom on Water Street is set to become the centrepiece of a new mixed-use residential development as local developer&nbsp;<a href="https://www.apartments.com.au/developers/keylin-group">Keylin</a> seeks approval for <a href="https://www.apartments.com.au/new-apartments/lotus-on-water-street-290-water-street-fortitude-valley-qld-4006">Lotus on Water Street</a>, a 15-storey project on the Fortitude Valley side of Spring Hill.

The proposal spans 290 Water Street and 137-141 Warry Street, combining several properties into a 2,869 sqm site that sits between Fortitude Valley, Spring Hill and the rapidly evolving Victoria Park precinct. Keylin's plans would deliver 132 apartments alongside new retail, hospitality and commercial space, while retaining and repurposing the historic Brunswick Home Furnishers Showroom that fronts Water Street.

Designed by <a href="https://www.apartments.com.au/architects/jackson-teece">Jackson Teece</a>, Lotus on Water Street comprises a 12-storey residential tower rising above a three-storey podium and communal rooftop terrace. The development includes 76 apartments classified as multiple dwellings and a further 56 units proposed as short-term accommodation, designed to be flexibly used as either accommodation or permanent residences. The apartment mix comprises six one-bedroom, 54 two-bedroom and 16 three-bedroom homes.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="9822bb79-6c49-49c9-95ba-319e8c8d81c3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20front.png?VersionId=ioW8zbN4UVebbLetTFuv92t.HkdgfR5e" />

Residents would have access to an extensive rooftop recreation level spanning more than 1,200 sqm of communal open space. Plans include a pool, gym, sauna, infrared sauna, yoga area, library, private dining room, barbecue facilities and landscaped entertainment spaces, making the rooftop the project's largest shared amenity offering.

At street level, the proposal focuses on the adaptive reuse of the heritage buildings along Water Street, where 518 sqm of retail and commercial space is planned across shop, office and food and drink outlet uses. A permeable residential lobby would be positioned between the retained heritage buildings, creating a pedestrian connection between the historic streetscape and the new tower behind.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="269cf3e0-7d13-48bf-a318-05a00deb5c10" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20podium.png?VersionId=DLXmTCLsp6GOcLpQ0h.0z7wKCw59EhN_" />

The heritage retention strategy is central to the scheme. The development application notes that the Brunswick Home Furnishers Showroom and adjoining heritage buildings will remain, with only non-significant structures on the site earmarked for removal under a previously issued Heritage Exemption Certificate. Levels one and two of the new podium are recessed behind the heritage façades to maintain their prominence within the streetscape.

Jackson Teece has drawn inspiration from the site's manufacturing history when designing the podium. The planning documents state that the façade incorporates perforated metal screening that references the woven and rattan furniture historically produced on the site. Cascading and climbing plants are integrated throughout the podium to soften the building's presentation and screen parking levels behind. The landscape strategy also informs the project's name, Lotus on Water Street, drawing on the historic Spring Hollow waterholes that once ran through Spring Hill and the blue water lilies associated with Meeanjin, Brisbane's traditional name.

The proposal also incorporates the neighbouring property at 141 Warry Street, currently occupied by a healthcare service. The existing building would remain, with nine dedicated parking spaces allocated within the new development to support its ongoing operation. In total, Lotus on Water Street proposes 117 car spaces, including 110 resident spaces and seven visitor bays, alongside 100 bicycle spaces.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="70cf07bc-4fd8-4e70-92dd-be8b21c4e4f0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20site.png?VersionId=txlxrJImM0Sm_vTzHVKh5DDUkyL_CiiA" />

The site sits within the Spring Hill East Precinct of the Spring Hill Neighbourhood Plan and is positioned around 650 metres from both Fortitude Valley Station and Exhibition Station. It is also within walking distance of the King Street precinct, Royal Brisbane and Women's Hospital, Herston Quarter and Victoria Park, which is earmarked to become a major venue precinct ahead of the Brisbane 2032 Olympic and Paralympic Games.

Planning documents describe the location as a key gateway between Spring Hill and Fortitude Valley and highlight the area's increasing importance as new transport infrastructure and Olympic-related investment reshape Brisbane's inner north. The development team argues the project will contribute additional housing supply while activating a section of Water Street that has historically received less investment than other parts of the Valley.

Keylin has become increasingly active across Brisbane and southeast Queensland, assembling sites in strategic inner-city locations. They are currently selling and delivering <a href="https://www.apartments.com.au/new-apartments/oria-spring-hill-447-gregory-terrace-spring-hill-qld-4000">Oria Spring Hill</a>, just over 140 apartments due for completion in 2027.

Keylin plans heritage-led Lotus on Water Street apartment development in Fortitude Valley

Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

Property investment

<html><body>
<div>APRA's crackdown has skimmed skimmed the high LVR property investors out of the market, but there still exists a relatively high level of demand for investor credit from those with the requisite serviceability that remain. </div>
<div> </div>
<div>The ABS Lending Finance data series for February 2016 showed total lending finance across all measured sectors rebounding nicely in February, but against an underlying downtrend.</div>
<div> </div>
<div>That's in part due to the APRA effect, which has effectively stymied the outlandish surge in property investment demand. </div>
<a href="/images/2016/04/19/B4.jpg" target="_blank">Click to enlarge</a> <img src="/images/2016/04/19/B4.jpg" alt="">
 
<div>Breaking out the data into its component parts and using the smoother trend figures we can see that despite a solid rebound in February commercial lending has apparently lost some of its momentum, which is potentially underwhelming news for business. Of course, from month to month the underlying business lending figures are lumpy, and there's no getting away from that.  But for the moment, at least, the trend appears to be softening.</div>
<div> </div>
<div><a href="/images/2016/04/19/B5.jpg" target="_blank">Click to enlarge</a></div>
<div><img src="/images/2016/04/19/B5.jpg" alt=""></div>
 
<div>The figures for personal finance at first blush appear to be almost comically soft, declining to levels last seen in 2007.  However, I do wonder about classification issues here, given the massive and increasing popularity of mortgage buffers, offset accounts, and redraw facilities. Not really sure about this, but it looks muchos weird to me. Let's pass on that one, Magnus!  At the state level, commercial finance in rolling annual terms has been trending up marginally in Queensland, but down in Western Australia. However, the latest figures suggest that WA may have at least arrested its decline.</div>
 <a href="/images/2016/04/19/B6.jpg" target="_blank">Click to enlarge</a> <img src="/images/2016/04/19/B6.jpg" alt="">
<div>Splitting out the commercial finance data by industry it is with no great surprise that we discover with that lending in the mining sector has been obliterated by about a third over the past year to be around 40 per cent below its peak.</div>
<div> </div>
<div><a href="/images/2016/04/19/B3.jpg" target="_blank">Click to enlarge</a></div>
<div><img src="/images/2016/04/19/B3.jpg" alt=""></div>
 
<div>Fortunately mining is only one part of Australian industry, and other sectors have fared considerably better, with business lending rates tracking at record lows.</div>
 Property investment loans 
<div>Macroprudential tools have been deployed in order to cap property investor credit growth at 10 per cent, while the RBA disclosed some of its <a href="https://www.rba.gov.au/information/foi/disclosure-log/pdf/141515.pdf" target="_blank">thought processes</a> in this regard this week - interesting insights indeed (imagine having your emails disclosed like that in the public domain, by the way!).</div>
<div> </div>
<div>These moves have had the desired effect, and the focus has very much shifted towards owner-occupier lending. </div>
<div> </div>
<div>That said the seasonally adjusted February Housing Finance data showed investment loans rebounding by +4.1 per cent in February to $11.9 billion, so there is still a reasonably high volume of investor activity in the post. </div>
<div> </div>
<div>Indeed, investor loans are steadying across most states in February when looked at in rolling annual terms.  That said, activity in Western Australia was down by 20 per cent in February from the prior year comparative result, so there is possibly still some decline to come there, although a few analysts have already called the market bottom for Perth. </div>
<a href="/images/2016/04/19/B1.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/19/B1.jpg" alt="">
 
<div>Investor activity in the Northern Territory has fallen to such a low level at about $46 million per month that it wouldn't even register as a blip on the above chart. The February result was down by 43 percent from one year ago, so the trend line is shaping as if participating in a race to the bottom.</div>
<a href="/images/2016/04/19/B2.jpg" target="_blank"> Click to enlarge</a>
<img src="/images/2016/04/19/B2.jpg" alt="">
 Not looking all that grand for Darwin, tbh!
<div>
 The wrap
</div>
<div> </div>
<div>A decent rebound for Lending Finance in February, but there looks to be a softening tending in business finance. </div>
<div> </div>
<div>Monthly investor lending activity looks to be steadying in New South Wales ($4 billion), Victoria ($2.6 billion), and Queensland ($1.5 billion), though there is still some potential softness in evidence elsewhere. With some banks having offered fixed rate home loans as low as 3.99 per cent, anecdotally there was a strong month of owner-occupier lending in March.</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>.
</div>
</body></html>

pwargent-M4siyDbqQY

Property investment loans already bottoming out: Pete Wargent

<html><body>
GUEST OBSERVER
I’m a big believer that property investment can be a worthwhile and rewarding experience.
Financially, it can provide excellent longer-term returns through capital appreciation while the monthly rental income can help offset property holding costs. Personally, you can get a lot of satisfaction and comfort knowing that if you’ve invested wisely your property can provide future financial security for you and your family.
However, all this doesn’t necessarily mean you must, should or are ready to become a landlord and undertake what may well be the biggest investment decision in your lifetime.
With ongoing media coverage about the level and direction of property values, strong auction clearance rates, strong median price growth in the major capitals and of course targeted marketing campaigns espousing the benefits of being a property investor, it is easy to get caught up in the excitement and opportunities this type of investment promises.
In addition, many potential investors may harbour the fear of missing out, which property marketers attempt to exploit. Their argument goes along the lines that if you don’t buy now, you may miss out forever. However, my advice is don’t get sucked-in by this marketing hype.
Before you commit to becoming a property investor (and I say commit because normally you’re looking at a 7-10 year investment timeline) here are ten warning signs that you might not ready…
1. You haven’t set your investment objectives
Don’t be a lemming and buy an investment property because that’s what others are doing. You should be clear about why you’re investing and what type of return you’re after. You also have to be ready, willing and able to take on the obligations of being a landlord.
The dangers of not being clear on your objectives include: 
<ul>
<li>You may choose the wrong property</li>
<li>Select the wrong loan product</li>
<li>Not know when to sell</li>
<li>And as result of the preceding points, you could lose money</li>
</ul>
2. You haven’t researched the market
There are many factors to consider when selecting a property and you should research these by property type and location. Without adequate research it will be difficult to identify and choose between properties most likely to deliver your investment objectives. Factors you need to consider include: capital growth potential, vacancy rates, rental returns and the cost of ownership.
Speaking to local selling agents, reading property articles and news feeds and subscribing to property reports from independent research organisations (like www.onthehouse.com.au) are great ways to improve your knowledge and understanding of the markets you’re considering buying into.
3. You’re convinced property investment is a sure thing
I hate to burst your bubble (no pun intended) but there is no guarantee that investing in property will meet your financial expectations. Prices can go down as well as up and they can remain flat or stagnant for many years. And remember, the property market can be broken down into various sub-markets including: national, state, suburb and street markets, all of which may interact with and diverge from one another (positively or negatively), depending on what’s happening from a macro or micro economic perspective. Never assume that investing in property is the right thing to because the only way is up. This is certainly not the case.
4. You don’t understand your legal obligations
When you invest in residential property you’re not only taking on the financial commitment of a long-term loan, you’re also taking on a number of legal responsibilities. Some of these include being a landlord, certain tax and reporting obligations or those of a company director if you purchase your property through a separate incorporated entity. Importantly, you must be aware of all your legal obligations to ensure you comply with the law because if you don’t, the consequences could be severe, such as being hit with a fine or worse.
5. You haven’t set a realistic investment timeframe
Don’t invest if you’re looking to make a quick buck. Sure you may have heard stories where lucky investors have managed to “flip” (that is buy and then quickly sell) a property within a relatively short period of time and make a profit (after taking into account all purchases costs including stamp duty), but these success stories are few and far between. And I think they’re more likely to arise from good fortune rather than necessarily good buying.
As mentioned above, you need to view your investment as a medium to long-term one – at least five years and more likely closer to ten. This investment horizon provides the time needed to recover your upfront purchase costs (which can add additional costs of anywhere between 3% and 7% to the purchase price) and provide the time needed to ride out any downward trends in the property cycle.
6. You don’t understand property cash flows
If you don’t understand the quantum and timing of your investment property’s cash flow then you’re asking for trouble. There are numerous stories of highly geared investors getting themselves into financial difficulty because they’ve taken on too much debt and eventually discover they can’t afford to meet their ongoing financial commitments. And this situation can be exacerbated if they’re negatively geared or if there’s a reduction in their household income where a reasonable portion of that income is needed to support their investment.
So don’t proceed until you’ve prepared a cash flow budget that you understand and that indicates you can afford the investment. And make sure you flex it to see what would happen in a worst case scenario. I would also suggest you set up a reserve fund to be used to help cover the unexpected – like an unforeseen major repair bill.
7. You’re not sure how much you should pay for a property
There are two big risks if you don’t know what you should reasonably offer for your investment property. First, you could end up paying too much (which costs you money) and second, by paying too much you could adversely affect both the level of growth and quantum of any capital gain you hope to make. In addition, it could add years to your investment timeline whereby you have to wait for the market to catch up to the price you paid, as well as cover all your acquisition costs.
So never put in an offer or sign on the dotted line unless you have a reasonable understanding of what a property is worth. This is where doing some legwork by attending open houses and auctions, speaking to local selling agents to get a sense of value and subscribing to independent property reports can pay real dividends.
8. You think negative gearing is a way to make money
This is another marketing ploy used by spruikers. Their argument is you can reduce your tax bill by losing money. Let’s just think about that for a moment…… You don’t make money by paying less tax as a result of a negatively geared property. You only make money if you’re able to sell your property for more than you paid for it plus (hopefully) what you paid out in interest and other costs less the rent you received over the period you owned it.
So you should think very carefully if the only way you can afford to buy an investment property is to lose money. From a loan affordability perspective, ask yourself this question, “What would happen if I lost my job or a big unexpected bill came in?” Just remember that if you can’t meet your ongoing investment property mortgage payments the benefits of negative gearing go right out the door.
9. Your don’t have the right investment structure in place
If you get this wrong it could adversely affect your personal tax situation including capital gains tax, the property’s overall investment returns and otherwise undermine the achievement of your investment objectives.
It’s therefore important that you focus on things like ensuring your property loan supports your investment strategy and that structure used to buy the property meets your personal, family and of course taxation needs.
10. Going solo
We’ve looked at nine examples where things can wrong, and thinking you can do it all yourself is example number ten. There are plenty of traps you need to steer clear of, whether you’re a novice or even a more experienced investor. For instance, you have to be across issues and risks encompassing: financial, property, tax, accounting, legal, insurance and even estate planning matters. Just bear in mind it takes years of training and experience and in most cases requires academic and professional qualification to be able to understand and/or provide advice on these matters.
You need to ask yourself, do I know everything I need to know? For most of us the answer is likely to be “no”. This is why you should always seek independent and unbiased advice before you invest.
Peter Boehm is the finance editor for Onthehouse.com.au and ca be contacted <a href="https://www.onthehouse.com.au" target="_blank">here</a>.
</body></html>

jchancellor-FAypfDUnLy

Property 101: Ten reasons not to invest in residential property

<html><body>
The recent property boom in some markets brought with it the usual batch of property opportunists – using the favourable circumstances as a way of marketing otherwise dodgy investments, says best-selling author Margaret Lomas in her recent column on Switzer. 
Here's a list of the five hot dangerous things to avoid in 2016 from Lomas.
1. Now might be a bad time to buy off-the-plan, she warns. Off-the-plan carries more than the usual degree of risk, the best example being those who bought years ago on the Gold Coast and were forced to settle on properties worth $100,000 less than they paid.
2. Inner city apartments. Yields will decline, vacancies will rise and values will stagnate due to another glut expected in the coming years. The most important feature of house price growth in the next few years will be population growth, and one that is growing faster than the national average.  
3. Holiday properties.  The new APRA (Australian Prudential Regulation Authority) requirements has impacted lending to investors and as such the resale market for such property is shrinking even further.  
4. Self-managed superannuation fund investing.  Unless one has significant funds to roll over into super (more than $300,000), this one's best avoided, Lamas says. The lengthy ATO compliance requirements, the costly maintenance of these funds, the fact that non-recourse borrowings severely limit the amount you can borrow and so the number of properties you can buy (being probably only one) and the fact that you can only secure each property once, which makes them unavailable for leverage. 
5. Overseas properties.  There’s not enough room here to list all of the reasons why you shouldn’t be buying an overseas property, even if it is cheap. Remember, when locals won’t buy their own property, there has to be something very wrong!     
 
For more real estate traps and tips visit <a href="https://realestatetraps.com.au/">realestatetraps.com.au</a> 
 
</body></html>

j.ballantyne1990-6AQqhLzZaK

Property 101: Five property traps to avoid in 2016: Margaret Lomas

<html><body>
<div class="page" title="Page 3">
<div class="section">
<div class="layoutArea">
<div class="column">
The Year of the Monkey offers great opportunities for Chinese investors who are looking to buy property in Australia. 
The benefits to investing in Australia’s housing market include the country’s healthy and comfortable lifestyle, the property market’s relative stability, and regulations that protect investors’ ownership rights. 
Australian rental properties often deliver yields in the range of 3 percent to 5 percent, plus the potential for strong capital gains over the long term. 
Housing values in Australia’s major capitals have been rising over the past few years, driven by low interest rates and high investor demand. 
</div>
</div>
</div>
</div>
Simply <a href="https://www.propertyobserver.com.au/images/2016/chinese_ebook/english_guide.pdf" target="_blank">click here</a> to get your copy of Property Observer's eBook, Buying property in Australia: A guide for Chinese investors.
{rsform 54}
</body></html>

po-LsXgBTHBmX

Buying property in Australia: A guide for Chinese investors

<html><body>
At the moment, the issue of negative gearing is extremely topical due to the Federal opposition proposal to change the availability of negative gearing to new properties only. 
In data released last week, the Australian Tax Office (ATO) published their annual taxation statistics for the 2013-14 financial year. 
The latest data shows that over the year there was a substantial decline in net rental losses claimed.  In fact, net rental losses haven’t been this low in close to ten years.
<a href="/images/2016/03/22/Chart-1-3-580x210.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/22/Chart-1-3-580x210.jpg" alt="">
The first chart looks at net rent over time and what is immediately noticeable is that since the beginning of the 2000’s net rental losses have been consistent and grown to be much greater than they ever were before that time. In 1999 the capital gains tax indexation was scrapped and replaced with a 50 percent discount on the capital gain if the asset is held for more than a year.  Since that time we have seen an increase in net rental losses suggesting that this change has made rental income losses more attractive to investors.
Over the 2013-14 financial year the value of net rental losses was $3.719 billion which was down 34.2 percent from the previous year when there were net rental losses of $5.654 billion. Net rental losses peaked at $9.065 billion over the 2007-08 financial year which indicates that rental losses are now 59.0% lower than this peak. 
Lower mortgage rates clearly have an impact given that holding costs are lower and this has no doubt contributed to the value of rental losses having fallen.  We would expect a further reduction in rental losses over the 2014-15 financial year considering that standard variable mortgage rates fell by a further 50 basis points over the 2014/15 financial year.
<a href="/images/2016/03/22/Chart-2-2-580x203.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/22/Chart-2-2-580x203.jpg" alt="">
The net rental data is split into two components, those that make a profit and those that make a loss. Focusing on those making a profit, there were 776,672 individuals that recorded a net rental profit in 2013-14, with the number increasing by 6.1 percent over the year to its highest number on record.  These individuals made a total profit from their net rent of $7.248 billion which was an historic high and up 5.3 percent over the year. As a result, the average net profit by these individuals was $9,332 which was -1.0 percent lower over the year.
The reason for the decline in the average net profit is most likely due to the fact that some of those that have shifted from making a loss to making a profit are making far smaller profits than those that were already established as making a profit.
<a href="/images/2016/03/22/Chart-3-3-580x203.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/22/Chart-3-3-580x203.jpg" alt="">
Turning to those individuals claiming a net rental loss, there were 1,257,301 of them in 2013-14 and they claimed a total of $10.967 billion worth of rental losses over the year. The number of individuals claiming a rental loss was -3.7 percent lower over the year which was the fewest claiming a loss since 2009-10. In value terms, losses were -12.5 percent lower over the year and at their lowest total value since 2009-10 as well. The average loss claimed was $8,722 which was the lowest it has been since 2005-06.
<a href="/images/2016/03/22/Chart-4-3-580x210.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/22/Chart-4-3-580x210.jpg" alt="">
The taxation statistics also split out the proportion of individuals that were claiming a loss compared to those whose properties were neutral or returning a profit in each state and territory.  Individuals with an investment property in Queensland were the least likely to be neutral or positively geared (30.7 percent) while investors in New South Wales were the most likely to be neutral or positively geared (47.5 percent).
<a href="/images/2016/03/22/Chart-5-1-580x137.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/22/Chart-5-1-580x137.jpg" alt="">
The above table shows net rental statistics across income ranges which match to the national income tax bands.  Firstly the non-taxable individuals’ data shows that 3,251,992 individuals are non-taxable compared to 9,712,276 that are.  Of those non-taxable individuals, 11.3% have claimed net rent compared to a higher 17.1% of taxable individuals and non-taxable individuals average net rental loss is much lower than those taxable individuals.
Focussing only on taxable individuals, the data shows that those on the lowest income band, more than half of them claim net rent and it is the only income band shown where on average they are seeing a rental profit.  This is probably reflective of retirees or those close to retirement positively gearing investment properties to provide them with an income source. 
In terms of number of individuals, far more individuals on lower incomes claim net rent however, this is by virtue of far more individuals overall are on lower incomes.  If you look at the percentage of individuals claiming net rent across the income ranges you can see that the proportion is much higher for the higher incomes (except for less than $18,200). 
As the income range gets higher you can also see that the average net rental losses increase significantly.  This indicates that the benefit from negative gearing tends to be greater for those that have higher incomes, conversely, the lower income earners are more likely to have their investment properties either positively or neutrally geared.
The taxation statistics show that the lower mortgage rates are reducing the value of losses claimed on rental properties.  With mortgage rates currently lower than they were in June 2014, it is reasonable to expect that the value of rental losses will continue to decline. 
Interestingly, since June 2014 we have also seen the level of investor participation in the market has hit record high levels and has since sunk back to decade average levels.  Given this, we would expect that over the coming year the number of property investors to increase quite substantially at the same time as the value of losses to fall.
It is important to also note that there is a significant shortcoming to all of this data.  Because it is all based on net figures, the data is assessed once the deductions have been made.  Particularly in the case of the income brackets, we don’t have a clear indication of how many people have shifted into a lower taxation bracket due to the deductions they have been able to make.
Although there has been a lot of debate about the tax burden negative gearing creates and changes to negative gearing policies, this data shows that the actual value of these losses has fallen substantially and is likely to remain much lower as long as interest rates remain at low levels.  While any policy changes may be seen as making access to the housing market more equitable, the financial benefit to the Government from such changes is likely to be limited.
Cameron Kusher is research analyst for CoreLogic RP Data. You can contact him <a href="https://blog.corelogic.com.au/about/">here</a>.
</body></html>

ckusher-ujnxiKuFQs

Net rental property losses at near ten year lows: Cameron Kusher 

<html><body>
Malcolm Turnbull's tax change options have been narrowed by what the Canberra press gallery has dubbed as the dramatic partyroom intervention of Tony Abbott.
Some MPs believe it is now "practically impossible" for Turnbull to move on negative gearing in any way, now that Abbott has so clearly positioned himself.
It has been suggested Prime Minister Malcolm Turnbull has been corralled by his predecessor, Tony Abbott. 
The opposition leapt on Abbott's re-engagement, depicting it as a strategic "shirt-fronting" of a weakened Prime Minister by his predecessor.
The Age suggested Scott Morrison was caught in the middle haing previously referred to "excesses" in the negative gearing policy.
One MP said it was apparent that Abbott had come prepared - even testing election lines, which Turnbull would have no trouble using if he backs no increases. These were: a tax on super is an attack on elderly Australians; a tax on capital gains is an attack on battlers trying to get ahead; and, a tax on negative gearing is an attack on families.
Praising what he called Mr Turnbull's "brilliant" campaign against Labor's negative gearing changes, he warned the party room colleagues: "We can't go down this path ourselves."
</body></html>

Tony Abbott enters negative gearing debate 

<html><body>
Residential property investment is going to be a political football during 2016, right up to the election and then beyond.
Just which way the investment herd heads will unfold but property markets don't like uncertainty.
As our politicians dwell on how to tax property investors, many will pause their decision making.
Yes some might rush in ahead of any change, but more likely there could be a flight of capital away from rental housing at the very time when the early 2016 sharemarket turmoil was likely to attract investment towards property.
We have a scenario where both the Turnbull Government and Shorten opposition work have mooted significant changes that will reduce tax benefits arising from property investment.
Both major parties seem intent to end the longstanding negative gearing arrangements that have been in place since the Hawke/Keating Government days.
The opposition has also signalled it intends changing the capital gains tax benefits that have been their since the Howard-Costello government, ie halving from 50 per cent to 25 per cent the capital gains tax deduction for investors who sell a property after holding it for at least 12 months.
The Turnbull government is pursuing negative gearers after tentative plans for an increased GST were virtually ditched as too hard.
Then Bill Shorten announced that a Labor government, if elected, would change the rules so that only new homes purchased after July 1, 2017, could be negatively geared.
Existing investors would supposedly not be affected by the grandfathered tax change, but that ignores the disappearance of the potential investor buyer pool into new housing and leaving just owner occupiers to compete for the established home rental offering. 
While the Turnbull government has rejected Labor's policy to restrict negative gearing to new properties, it seemingly plans to target high-end and professional investors by either capping the number of properties that can be geared or limiting the annual tax deductions of which can be claimed.
Earlier this month the Property Council of Australia released data on the number of negatively geared voters in the most marginal seats and threatened a campaign in Labor and Liberal marginal seats should negative gearing be touched.
Their data indicated over 430,000 Australians who negative gear an investment property live in marginal seats held by the Government and the Opposition.
The 10 most marginal Coalition seats have an average of 8,181 investment property owners and the 10 most marginal Labor seats have an average of 8,357 property owners. 
Federal Liberal Craig Laundy in Barton has over 11,000 with a stake in the outcome. Opposition treasury spokeperson Chris Bowen has 7400 negative gearers in his Sydney electorate.
“Mums and dads see owning an investment property as a way of securing their long term prosperity," said Property Council chief executive Ken Morrison.
“To play with negative gearing is to play with the financial futures of 430,000 people who live in the most marginal seats."
This article was first published in the Saturday Daily Telegraph.
</body></html>

Property investment becomes a political football

<html><body>
The recontesting ALP politician Anthony Albanese has expanded his property portfolio after buying a $1.1 million investment in Dulwich Hill.
The three bedroom home has immediately been put up for rent at $880 a week through Mario Markisic of Raine &amp; Horne, reflecting a 3.9 per cent yield
<a href="https://www.realestate.com.au/property-house-nsw-dulwich+hill-121037070" target="_blank">The newly built two storey terrace property</a> had been on the market initially mid-last year with $1.3 million plus hopes.
The Marrickville-based Albanese and his wife, the retired state politician Carmel Tebbutt already had a decent portfolio, owning another $1.1 million investment property in Marrickville along with a Canberra apartment bolthole in Barton.
This article was first published in the Saturday Daily Telegraph.
</body></html>

firstname1-iYD4UYzvBa

Anthony Albanese buys another $1.1 million investment property

<html><body>
OK, here we go again. 2016 has well and truly kicked in and before we know it January will be gone. Strewth, it's Australia Day next week!
So have you set your goals for 2016?ï¿½ Yeah, I know...boring!
Yes, goal setting can be pretty dry - what do they say? Make your goals SMART - Specific, Meaningful, Action Orientated, Realistic and Timely. That's so 1980's - I'm going to an 1980's themed birthday party soon, maybe I'll dress as a SMART goal!
So here's my fun way to set goals.
Each year I go away on a girls weekend and we share our goals or dreams for the following year over a few glasses of wine. One of us stays sober enough to write them all down and then we check in to see how we've all tracked the next year, over more wine of course. It's fun and sharing our goals in this way makes us more accountable.
What I tried to do this year was think about what I wanted to achieve from my goals or dreams. Actually, I focussed on HOW I was going to ENJOY the results of achieving the goals rather than the goals themselves.
So here's the results of my goals that I'll be enjoying soon:
- more time hanging out with those I love.
- going to Europe next year with those I love.
- relaxing time at the beach or immersed in other elements of nature.
- becoming fitter and healthier.
- growing my awesome business.
As Napoleon Hill said; "A goal is a dream with a deadline".
Once I had written down what I wanted to enjoy from achieving my goals, writing the goals and setting the deadlines was easy.
Basically my goals are to create more opportunity. Opportunity is defined as; a time or set of circumstances that makes it possible to do something.
Opportunity, whether it be to make money or to meet people or to simply relax, is golden. Being specific and visualising opportunity is important. But the most important thing is to take action.
I've been talking to a number of people lately who are doing just that - taking action. There are some that I'd spoken to months ago, in fact one chap I started talking to five years ago, and after thinking about their investment goals over the Christmas break, they are now ready.
So action will be taken, sooner than later and by Property Bloom for these new clients. By helping them develop property, I'll also be achieving my goals.
I read a funny Seth Godin story where he lists seventeen times to start taking action, my favourite is "The best time to start was last year, the best opportunities are gone" (I've heard this one so many times from property investors) but then he finishes his long list of the best time to starts with; "Actually, as you've probably guessed,ï¿½the best time to startï¿½was last year. The second best time to start isï¿½right now."
ï¿½
Jo Chivers is chief executive officer of property development project managersï¿½<a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
</body></html>

jochivers-wq5Bp59R5a

Setting your 2016 property investment goals: Jo Chivers

<html><body>
Property has always been a hot investment for Australians, even when staying abroad.
Australia’s population is growing around 2% a year, driven by immigration. But 65% of the population live in one of the eight state or territory capital cities, meaning supply is almost always struggling to catch up with demand, according to Richard Wakelin from Wakelin Property Advisory.
Hence, investing in property is an attractive option.
But for those overseas trying to channel their hard-earned money here for investment and handy returns, be wary of property spruikers.
Regulators have voiced concerns about the price rises in Sydney and Melbourne in particular, amid reports of property spruikers "trapping" ill-advised investors in self-managed super fund (SMSF) structures.
In December 2014, the Financial System Inquiry chaired by David Murray suggested banning SMSFs borrowing to buy property, by removing the current exemption for limited recourse borrowing arrangements (LRBAs).
"We regard [recommendations to buy property through SMSFs] as investment advice and you need to be licensed and if you are not licensed we will come after you," ASIC commissioner Greg Tanzer told Property Observer earlier this year. 
Be cautious while buying off-the-plan property. You might save on stamp duty, but this is usually offset by the GST you indirectly pay, as a developer pays 10% GST on the building costs component which will be passed on to the buyer in the purchase price.
Also, as you will invariably pay a premium for the new house, you could end up losing up to 20% value if you skipped proper research.
High-rises can sometimes prove to be a trap as there is a supply glut in some suburbs. Which means finding tenants is hard, besides the level of rent and the yield.
Buildings with lifts, communal gymnasiums and pools usually come at the cost of higher fees.
Also, avoid properties that banks may be reluctant to lend for. These could include serviced apartments, student accommodation and those in a mixed zoning. 
If it's not good enough for the bank, meaning 'risky', it's likely not good enough for you, says Wakelin.
</body></html>

Property investment

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News

Property investment

Editor's Picks

Receive the latest news stories to your inbox

Have something to contribute?

Developments

New apartments

New townhouses

News