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.

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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.

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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.

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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

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Foreign investment legislation introduced into parliament last week implementing a penalty increase from $90,000 to $135,000 for serious breaches of real estate rules is welcome news, according to REINSW president Malcolm Gunning. 
The REINSW International Chapter has been alerted that many are being told to buy a property first and them make an application to the Foreign Investment Review Board second, he said, adding most foreign investors don’t come into Australia with the intention of breaking the law.
“They tend to seek advice from someone who they have been referred to who speaks their native tongue and this is where the problem lies because they are often taken advantage of and given incorrect advice.," he said.
“A major issue with foreign investment in the past was due to inadequate policing. We welcome the fee of $5,000 for properties valued at $1 million or less and higher fees to more expensive residential and agricultural properties as well as commercial real estate and business applications.
“We support new compliance powers granted to the Australian Taxation Office, which we believe is the appropriate place to find such transactions, and additional powers to the Foreign Investment Review Board."
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mick.cee-iDmgDDAmu8

REINSW welcome foreign investment reform

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Property experts are continually surprised at how some investors get started in the market without knowing more about the entire process and educating themselves.
Offering commentary on Switzer's Home Loans website, Margaret Lomas, founder of Destiny Financial Solutions, likened the current new investor mentality to a doctor who was content to 'jump in the deep end' in order to learn.
"They figured that if they got it wrong, they would learn from that, and if they just followed the crowd and performed operations as everyone else did, they had a pretty good chance of success.," she said.
"Sounds mad, yes, but this is how most property investors get started. Either they have a notion that they would love to buy property, and away they go, or a property presents itself and so the decision is made to become a property investor, based on the opportunity which that one property presents. It’s little wonder that people make grave mistakes, often bad enough to turn them off property investing forever.
"Like the doctor who must remain at the top of their field through constant and ongoing education and through consistent fellowship with their peers, you must understand that property investing is a vastly changing landscape, which needs constant re-learning.
"It is ultimately linked to our economy, so we must constantly review not only what we are doing but also what we will do."
Lomas says before any property is purchased, the basics must be in place.
"This includes a complete understanding of not only your current financial position, in terms of income, expenses, assets and liabilities, but also of the time you have available until retirement.
"This is a crucial element that most people miss – what you buy, and where you buy depends on many things, but one important consideration will always be the length of time you have available during which to hold the property."
She says don’t fall into the trap of thinking that, once you have read a few books or attended a few seminars, your education is finished. 
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Property experts stunned at low investor knowledge

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We have been advising our clients for some time that the banks have become harder to deal with, than this time last year. Since those comments we have introduced internal measures to help our buying clients AND the banks have put investor rates up. Ok, the banks are being prudent, aren’t they?
Yes, but hey, there is a bigger picture here that the banks and the government are not seeing or maybe are choosing to ignore.
Are banks being fair to locals?
Question:  Are our local banks involved in some form of inadvertent, bizarre reverse prejudice by pulling interest rate and other restrictive lending levers for locals.
As any local buyer will acknowledge, it is already very difficult to compete against the huge Asian inflow of money. Asian buyers have more financial options eg currency swapping, than the local Australian buyers do.
Are we seeing a repeat of the 1960s where the banks wanted to encourage new building, so they made it easy for locals to borrow to build new in Doncaster, while making it more difficult for locals to borrow and buy second hand in Albert Park? The Greek and Italian migrants who at the time had more money raising abilities than the locals, took full advantage of this when walking off the boat and bought en masse in Albert Park, Port Melbourne and Middle Park with minimal competition.
The Asian buying influx is a lot, lot bigger now than the Greek and Italian influx of those times.
Since the FIRB changes of 2009 which opened and never shut the floodgates to overseas investment, large amounts of land and huge numbers of established homes in Inner Melbourne have been and are continuing to be bought by overseas investors. This seems to be what the Australian governments of both political persuasions want – ok, that is the government’s call – that’s not the point of this article – that’s for another time.
Our policy at James is clear – we act for local and overseas clients without internal policy bias.
Our point is that the locals (your children and my children) need to be on as level a playing field as possible when it comes to being able to compete against buyers from Asia.
Otherwise the banks/governments maybe subjecting some of our clients, locals, your/my children etc to a form of bias which we find totally unacceptable and outside our values of Australian fair play.
The banks, for no doubt very good reasons in their mind, are making it harder for locals to buy – but they may not slow the surge, as they intend. All they may do, is make it a lot easier for overseas buyers to buy near schools, buy in good streets, buy the established homes; as fewer local buyers have the ability to compete against the more sophisticated money from China and other Asian countries.
We think this is seriously unfair on local Australians if it plays out as it looks like it may.
Local banks need to be helping local buyers, not making it harder – guys, it’s already bloody hard enough for local buyers.
When are people of influence going to stand up for our children and for local buyers – who want to live locally.
If the government and banks want the market to ease, go to the source of the creation – huge and unabated overseas demand.
Banking leaders please look at what you may be inadvertently doing if you carry on your latest policy directions.
This current market is not being driven by local interest rates – this current market is being driven by overseas demand and if you continue to weaken the local competition by restricting their ability to borrow (which no doubt is based on good intentions); all you may be doing is making it even easier for overseas buyers to buy, while making it harder for some of our clients, locals and our/your children to buy.
Is that fair? No, it is not fair.
Mal writes weekly auction reports, advice and in-depth market analysis on <a href="https://www.jamesbuyeradvocates.com.au/" target="_blank">James' website</a>.
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maljames-vHwm28JUAa

Our banks are not being fair on local buyers: Mal James

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Getting started on your property investment journey can be daunting. I'm reminded of this when I hear from people who haven't yet been able to take that step forward. 
It's something that comes naturally to me now after sourcing many properties and development sites for our Property Bloom clients but I can still remember very clearly my first investment property purchase. Man, was I nervous!
Some people seem to be able to make a quick (yet still educated) decision and others 'think' about it for weeks, months and sometimes years. Being decisive is a great skill to have. 
I had a call the other day from a lady who said she'd been following my articles on Property Observer for years but couldn't ever get to the point of making a decision on how to buy her first property, where to buy it and how much she should spend. 
In this time, she watched the Sydney market rise and rise until it was virtually unviable to her as an investment option. Then she was kicking herself for not getting in earlier.
The one thing I wanted to communicate to her was to "take small steps".  Break down the process so that it doesn't seem so overwhelming. 
Start with your finance. How much can you borrow and service and how much do you feel comfortable borrowing? Once you have a budget then you've taken the first step. 
With that budget in mind, look for locations with a median price point around the same as your budget. Choose a few different suburbs in this location and then spend time in these suburbs. Drive around, hang out in the shopping centre, study the people who live there. Strike up conversations and ask about what they love about living there... and if  there are any streets they wouldn't live. What are the schools like and are there good community facilities like sporting fields, skate parks, playgrounds, places for families to enjoy. 
Once you get a 'feel' for the area and the people living there, then start some more detailed due diligence on the local economy, job opportunities, infrastructure projects, council's long term plans for the area, population growth, recent past sales, rental returns and vacancy rates. Attend auctions and talk to real estate agents about what tenants are looking for.   
There that's the next step taken, and all of a sudden you've become very knowledgeable and narrowed down the suburb where you'll invest.  Follow the sales market in the streets you like and you'll soon know what a good deal looks like. 
Remember to look for development potential in a property; can you add value to it either now or in the future?  Search for large block sizes, dual access points, houses you can add a bedroom or upgrade the kitchen or bathroom to increase the rent.  Property located in a medium density zone means you'll have more options later to develop it. Find property that is close to shops, on public transport routes and within a short drive to the central business district or to the closest city.  
Finally, get ready to move quickly. When you find a property that ticks all the boxes and with a finance preapproval under your belt, you can confidently make an offer.
Don't be disappointed if you miss out as all this adds to your experience and there will be other properties that come up soon. By going through this process you'll establish relationships with locals and agents and soon that first small step will lead to an investment property purchase. 
Jo Chivers is Chief Executive Officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
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Small steps will lead to big things: Jo Chivers

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CoreLogic RP Data's Housing Market and Economic Update for August 2015 has found residential real estate accounts for more than half of all household wealth.
Residential land and housing investments make up 50.8% of wealth, with superannuation at 22.4%
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Residential real estate accounts for more than half of all household wealth: CoreLogic RP Data

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Did Australia pass a prohibition law on property investment but forget to tell anyone?
Somewhere in recent history, buying property has mutated from a normal part of Australian life into something with the odour of dealing in illicit drugs on murky street corners.
Mums and dads trying to provide for their kids’ education are accused of smashing the dreams of first-home buyers.
Those seeking to fund their retirement without burdening the state are labeled speculators.
People on average incomes who own one investment property – i.e. the majority of property investors - are portrayed as greedy bastards ripping off the tax system.
Foreign buyers of Australian property treated as criminals by the buffoon otherwise known as the Federal Treasurer.
Suddenly, property investment is everyone’s top-of-mind political football. Property investors have become the whipping boy of choice for everyone from the Prime Minister to the Reserve Bank to lefty lunatic fringe dwellers. It’s become hip to be anti-property.
Investors are there to be exploited, pilloried and abused. Regulators are having a field day, banks are boosting their profits and local councils are propping up their balance sheets by hammering property investors.
So Australia needs to make a fundamental decision: is property investment okay or is it not?
Last time I checked, it was legal. Last time I analysed it, it was an activity that benefited the nation. Every way I look at it, it’s something that should be nurtured, especially if Australia wants its citizens to be self-funded in retirement.
Unfortunately, the politicians who run the country or parts of it don’t see investors as valued citizens undertaking worthy activities. They treat them as bunnies ripe for exploitation, both financially and politically. 
Over $70 billion gets ripped out of the real estate industry in taxes every year. The cost to the public purse of negative gearing is petty cash by comparison.
Politicians, being the inherently-dishonest bottom feeders that they are, are happy to blame affordability issues on investors. It’s a convenient distraction from the fundamental truth that politicians’ taxes on real estate activity add 40% to the cost of every new home built in Australia.
Local councils subsidise the rates charged to their constituents by slamming investor owners with higher charges. State Governments slug them with higher rates of stamp duty and a medieval impost called land tax.
Banks are exploiting the APRA brain explosion by slugging investor borrowers with higher interest rates at a time when the trend is overwhelmingly to lower interest rates. 
Everywhere investors turn, lenders and bureaucrats and political activists and elected representatives are doing their damnedest to damage them.
So what’s the answer to that fundamental question, Australia? Is real estate investment okay or not?
You need to decide. And then get out of the way.
 
TERRY RYDER is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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It’s become hip to be anti-property: Terry Ryder

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Institutional investors have injected more than $3 billion into the sub-regional and neighbourhood markets in the 12 months to June with neighbourhood centre sales up 180% on the five year average.
According to the Australian Neighbourhood and Sub-Regional Shopping Centre Spotlight from Savills Australia neighbourhood shopping centre transactions totalled $2.5 billion in the year to June, up on the five year average of $895 million.
Tony Crabb, Savills’ national head of research, said institutions accounted for 65%of the $2.5 billion national spend on neighbourhood shopping centres and 67% of the $2.l billion outlayed on sub-regional assets over the period.
"At $2.1 billion sub-regional sales were also up, albeit a mere 17 per cent on the $1.8 billion of recorded sales in the previous year, but almost double the five-year average of $1.1 billion," Mr Crabb said.
"Of those sales, funds, trusts and syndicates have accounted for $1.625 billion in neighbourhood shopping centre transactions and $1.407 billion in sub-regional sales."
Steven Lerche, Savills’ national director of retail investments said the demand had seen yields for prime assets tighten to a post-GFC low, at 6.25 to 6.5%, which would continue to come under pressure as cashed up institutions and low interest rates continued to drive the market.
"Foreign investment, which had been a key driver of record property investment markets in recent times, has not been a significant player in recent neighbourhood and sub-regional sales although foreign money is increasingly looking to partner with Australian connections," Mr Lerche said.
 
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Institutional investors spend $3 billion in neighbourhood markets: Savills

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The villa and townhouse market and older homes with decent land on the water about 10-15km from the Sydney CBD are peaking investor interest due to proposed upgrades to transport and commercial infrastructure.
Ramsgate Beach, just past Sydney's airport, is one such region, according to PRDnationwide research analyst Thomas Doyle, who said median growth for houses in the area is consistently greater than 20%.
"So when talking about at $700K, three- bedroom in the early 2000s, you’re now talking about a $1.1-$1.5m property in 2015, on a parcel that has capacity for further development," said Mr Doyle.
“We are finding buyers and investors purchasing villas/townhouses under $1m. Due to so many people looking to buy into the area and also wanting to purchase a home for less than $1m, we have noticed a significant increase in villa/townhouse prices due to being priced out for the standard freestanding home.
“While Sydney prices continue to soar, there are terrific comparable homes in Ramsgate and surrounding suburbs such as Bexley North. The growth in these areas looks a long way from ending.” 
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Sydney's southern suburbs ripe for property investment

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Direct property investment has never been a passive occupation, buyers advocate Richard Wakelin says.
"Unlike shares or bonds, one can’t set and forget for years on end.
"Tenants must be found, served and replaced from time to time.
"Checking in regularly with the managing agent should be an ingrained discipline to maintain an even keel and avoid surprises. 
"And, every few years, the property will require renovations."
Richard Wakelin says depending on the starting point and the size of the property, a modest renovation can often be done for as little as $5,000 and typically for between $10,000 and $20,000.
"You tend not to achieve the same magnitude of uplift in rent level and property value as the designer-level renovation delivers, but with rents often jumping by 20 per cent or so, the percentage return on the outlay may well be superior. 
"Moreover, less ambitious renovations are also less likely to over-run, go wrong or be rejected by tenants.
"Good property managers know what the pool of renters is looking for.
"And they also use the best tradespeople. 
"So if your property is tired, book a makeover meeting with your property manager," he said.
RICHARD WAKELIN is the director and founder of <a href="https://wakelin.com.au/" target="_blank">Wakelin Property Advisory</a>.
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>.
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Direct property investment is not a passive occupation: Richard Wakelin

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We now live in an international world. Policy decisions made in one country can reverberate thousands of miles away.
Something that happened in Beijing in early June is still sending out shockwaves. It could lead to more than $98.5 billion of new investment in Australia’s property sector.
This momentous event was the Chinese government’s soft announcement of a new pilot program, named QDII2, to enable people to more easily move money out of China.
Most Australians have become accustomed to thinking of China as jealously guarding its borders, to prevent its citizens from investing overseas.
But, in fact, China’s government has a very public desire to increase its citizens’ and corporations’ international investments. 
China also wants its yuan to rank right up there as a global currency, along with the US dollar, Japanese yen and British pounds sterling.
QDII2 starts with six cities, whose total population is more than 50 million. After testing the concept, the government hopes to roll it out to the whole country of 1.3 billion.
The total amount of wealth that would then been be freed, as reported in the Financial Times, to invest in international assets would be AU$8.5 trillion. Our conservative estimate is that about $98.5 billion of that will find its way into Australian real estate.
This is good news for the lucky country. Australia is just starting to reap some of the major benefits from Chinese investment. This latest change will multiply those benefits.
One benefit is, frankly, a higher level of architectural quality. It’s no surprise that a Chinese developer will build Australia’s first buildings by Pritzker Architecture Prize winner Dame Zaha Hadid.
Another benefit is the large number of new apartments coming into the market. New construction has soared since Chinese buyers entered the market.
Chinese are often willing to buy off the plan, so they give developers the pre-sales they need to start construction on projects that they otherwise couldn’t build.
The Property Council of Australia estimates that each Chinese purchase enables the construction of four additional new homes for Australians.
With increased Chinese international investment, Australia should continue to benefit. But, it is conceivable that the country lose its place as a favored destination for Chinese buyers.
There is intense international competition for Chinese investment. Conditions in other destination countries may become more attractive. 
Or, Australia could lose its appeal, either due to market conditions or bad policy decisions.
Australia’s economy needs foreign investment. QDII2 presents a huge new opportunity to attract that money. Let’s see what Australia does about it.
 
Andrew Taylor is the founder and chief executive officer of sales and marketing at <a href="https://www.juwai.com/" target="_blank">Juwai.com</a>, the number-one Chinese real estate portal for property in Australia and around the world. Find out more about him <a href="https://list.juwai.com/" target="_blank">here</a>.
 
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