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]

Joel Robinson

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

A local downsizer has splashed $6.5 million on a penthouse in Perifa's Alex &amp; Willow development in Crows Nest. 
&nbsp; 
The purchaser sold their long-held family home in the area before embarking on a six-month search for the right apartment. After inspecting a range of options across the Lower North Shore, the buyer returned to <a href="https://www.apartments.com.au/new-apartments/alex-willow-crows-nest-82-90-alexander-street-crows-nest-nsw-2065">Alex &amp; Willow</a>. 
&nbsp; 
The buyer profile reflects the project’s broader purchaser mix. <a>Alex &amp; Willow</a> has attracted predominantly local downsizers looking to transition from larger homes without compromising on space or quality, alongside a smaller cohort of upsizers and investors drawn to the project’s location and design credentials. 
&nbsp; 
The milestone sale comes as the project, developed by&nbsp;<a href="https://www.apartments.com.au/developers/perifa">Perifa</a>&nbsp;and delivered by <a href="https://www.apartments.com.au/builders/versatile-made-construction">Versatile Construction</a>, both part of Versatile Group, reaches 60 per cent sold.

[smartcode_project:default project_id=6680 project_image_fid=371325] 
&nbsp; 
Eddie Mansour, Managing Partner of <a href="https://www.apartments.com.au/project-marketer/ray-white-projects">Ray White Projects</a>, said the result demonstrates not only a headline price but also depth of demand. 
&nbsp; 
“This is an exceptional outcome and a clear reflection of sustained buyer demand for premium, well-located downsizer product,” Mansour said.

“We’re seeing a consistent pattern of local homeowners selling family residences and reinvesting into high-quality apartments that allow them to remain within their community. Alex &amp; Willow has resonated strongly with this group because it offers genuine scale, thoughtful design and immediate proximity to the village.” 
&nbsp; 
The sale reflects a broader and consistent trend of local downsizers actively seeking high-quality, low-maintenance residences close to established village centres. Agents report that demand for this product type has remained resilient, particularly where developments offer a rare combination of scale, design quality and walkable amenity. 
&nbsp;&nbsp; 
Fabrizio Perilli, Managing Director of Perifa and Versatile Group, said the sale marks a defining moment for the project. 
&nbsp; 
“The penthouse sale is a strong endorsement of the quality we have delivered, alongside our partners, and the clear demand from local downsizers for premium, boutique residences in this location,” Perilli said.&nbsp; 
&nbsp; 
“Most importantly, we’re proud to see the Alex &amp; Willow community beginning to take shape. As we move closer to completion, we’re looking forward to welcoming residents and seeing the project come to life.”&nbsp;

[smartcode_project:default project_id=6680 project_image_fid=338516] 
&nbsp; 
Designed by <a href="https://www.apartments.com.au/architects/nettletontribe">Nettleton Tribe</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/richards-stanisich">Richards Stanisich</a>, Alex &amp; Willow is a boutique collection of generously sized two- and three-bedroom residences in the heart of Crows Nest village.&nbsp;

Completion is slated for early 2027.

[smartcode_project_cta:default project_id=6680]

Alex & Willow, Crows Nest penthouse sells off the plan for $6.5 million

Fresh from launching the first stage of its Wollongong precinct, <a href="https://www.apartments.com.au/new-apartments/keira-place-wollongong-120-122-smith-street-wollongong-nsw-2500">Keira Place</a>, builder-developer Urban Property Group has unveiled plans for the next phase of the masterplanned community.

Now on public exhibition through the NSW Government's Housing Delivery Authority pathway is a State Significant Development Application for a further 657 homes on the prominent gateway site opposite Beaton Park.

The proposal comprises three buildings, including two build-to-sell towers rising 25 and 30 storeys, delivering 391 apartments, alongside a 12-storey co-living building with 266 residences, making it one of the largest co-living proposals currently planned in regional New South Wales.

Of the apartments proposed in the build-to-sell towers, the majority, 310, are two-bedroom dwellings. The balance comprises 44 one-bedroom apartments and 37 three-bedroom residences. Apartment sizes range from around 50 sqm for one-bedroom homes to approximately 90 sqm for three-bedroom apartments.

<img alt="Smith St" data-entity-type="file" data-entity-uuid="19347059-1612-41a0-9c74-b86a657237f8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%2010.02.18%E2%80%AFAM.png?VersionId=sWXnaCcA.cIC6N8YT1dg5pJ2e1V3Z6z7" />

The submission says the proposal has evolved significantly from its original Housing Delivery Authority application following extensive consultation with the State Design Review Panel and Wollongong City Council.

The final scheme has been designed to align with the emerging vision for the Flinders Street Precinct, an area identified by Council as a future high-density mixed-use neighbourhood capable of accommodating substantial housing growth close to transport, employment and community infrastructure.

According to the design report prepared by COX Architecture, the development aims to "deliver a built outcome consistent with the future character of the Wollongong CBD while responding to the site's unique constraints and opportunities."

"Our vision for the next phase of the site evolution in Wollongong is grounded in three design pillars that guide the design response: place, natural environment and celebration," COX said.

"Inspired by its surroundings and grounded in the stories of place on Wodi Wodi Country, the design proposal acknowledges the established character of its setting while creating a unique and timeless identity that sits harmoniously within it.

"The design proposal responds to its specific site conditions, acknowledging the vegetation, climate, wind conditions and solar access of the site."

The architecture responds directly to the site's position between Wollongong's urban core and its natural landscape setting.

COX identified views towards Mount Keira and the Illawarra Escarpment as defining features of the site, while the upper levels of the towers will also capture expansive views across the city and out to the Pacific Ocean.

The design team has positioned the tallest buildings closer to the rail corridor, where overshadowing impacts can be better managed while establishing a landmark built form on the northern approach into the city.

<img alt="Smith St" data-entity-type="file" data-entity-uuid="79580d5b-500c-4ebf-9629-797146a4a694" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%209.51.59%E2%80%AFAM.png?VersionId=WbTB1EKSG.KDfsfz0F3wp1QVa2oCMGR5" />

Urban Property Group secured the 11,000 sqm Smith Street site in 2022 and has since progressed plans for the broader Keira Place precinct.

Construction recently commenced on the first stage of Keira Place, which will deliver 150 apartments across two residential buildings, including 27 affordable housing apartments and 18 specialist disability accommodation dwellings, alongside activated ground-floor retail and commercial space.

Urban Co-CEO Patrick Elias said the commencement of construction marked a significant milestone for Wollongong and reflected the developer's long-term commitment to regional cities.

"Today's groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong's city centre," Elias said.

"Keira Place will provide a diverse mix of homes close to jobs, transport and services, while setting a high benchmark for quality, durability and consumer protection."

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/groundbreaking-marks-start-of-construction-at-keira-place-in-wollongong-cbd">Groundbreaking marks start of construction at Keira Place in Wollongong CBD</a>

&nbsp;

&nbsp;

&nbsp;

Urban Property Group unveils trio of towers for next stage of new Wollongong precinct, Keira Place

Property market

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Seven banking, insurance and investment products have been received a 2017 Innovation Excellence Award from CANSTAR.
Some 52 submissions were entered, with the winners awarded based on the degree of innovation and potential impact on the market their product has.
Mitchell Watson, CANSTAR group manager, research and ratings said this year entrants have exceeded expectations for the achievements that will make consumers’ lives better.
"From convenient digital wallets and new mobile banking apps and functions, to innovative insurance options and a fintech investment solution, winning submissions this year are focused on meeting a gap in the market or providing better value for money solution," he said.
“It’s great to recognise our first fintech solution into the Innovation Excellence Awards category. Given the growing appetite for finance services tech innovation, it will be interesting to see how many more fintech solutions are in the ranks next year
CANSTAR 2017 Innovation Excellence Award Winners
The seven winners are BRICKX, Macquarie Bank Online Banking, MLC Pre-Claim Early Engagement Service, NAB Pay Digital Wallet, Rural Bank Farm Management Deposit Offset Account, Suncorp Cyclone Resilience Benefit and Westpac Quick Transfer.
BRICKX is a fractional property investment platform that enables Australians to invest in residential real estate for a small portion of the cost of buying a whole house or investment property.
BRICKX buys the properties upfront, each property is put into a standalone fixed trust, and the properties are rented out. Investors buy ‘Bricks’ in the unit trust that owns the property they are interested in. Each Brick gives the investor a beneficial interest in the rental income and possible capital gains from that property. In March the property portfolio was valued at $8.68 million.
BRICKX launched fractional property investment as a retail product through the ASIC Innovation Hub scheme.  Although other fractional ownership schemes or managed funds exist, BRICKX provides a lower point of entry for investing in Australian residential real estate, compared to other investment options in the market, with investments starting at less than $100.  
BRICKX has succeeded in becoming popular with Australian investors, with 2,150 investors using the platform in the four months since launching in September 2016. 
For more information, <a href="https://www.canstar.com.au/star-rating-reports/innovation-awards." target="_blank">click here</a>.
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jonathanchancellor-7SQnKwU6yx

BRICKX announced CANSTAR 2017 innovation award winner

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<img src="https://counter.theconversation.edu.au/content/74925/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
The b-word is doing the rounds, barely a decade after the United States house price bubble burst spectacularly, setting in motion a global financial crisis. As Australian real estate prices continue to break records, many wonder whether this is sustainable. 
Economists disagree on how to define a bubble, or even whether bubbles exist. Intuitively, a bubble (and this applies to any asset, not just real estate) exists when the price of an asset is over-inflated relative to some benchmark. And here’s the rub: no one can agree on what that benchmark should be.
The benchmark could be an estimate of the asset’s value based on a collection of variables that plausibly affect its supply, demand and price, so-called fundamentals. For houses, these fundamentals include population growth, tax policy, household size, household income, and many others. 
But economists cannot agree on what fundamentals determine an asset price, or how important each fundamental is. As well, the value of these fundamentals can only be estimated, not observed. It’s subjective to the point that someone will always be able to concoct a story based on fundamentals to rationalise why house prices are at the level they are.
Some economists propose alternative benchmarks to measure a bubble, such as historical long-run averages or an estimate of the underlying value of a trend. If asset prices are greater than these averages or the trend, then we have a bubble. However, this definition is too simplistic because the economy is dynamic, ever evolving, and both long-run averages, as well as trends, do change.
Price hikes and bubbles
It’s only when asset prices reach outrageous heights that a majority of people, economists included, agree that it is overpriced and due for a major correction (a bubble burst). Even then some economists will deny the existence of a bubble. 
One of the earliest examples of an asset price bubble was the frenzy in the market for Dutch tulip bulbs in the seventeenth century — the so-called “Tulipmania”. Although the data is patchy and many historians have not exercised great care in retelling the story, there’s little else to explain how prices for Witte Croonen bulbs rose 26-fold in January 1637 and fell to one-twentieth of their peak value in the first week of February.
Yet, well-respected scholar Peter Garber argued that:
"The wonderful tales from the tulipmania are catnip irresistible to those with a taste for crying bubble, even when the stories are so obviously untrue. So perfect are they for didactic use that financial moralizers will always find a ready market for them in a world filled with investors ever fearful of financial Armageddon."
Assuming bubbles are a significant gap between the observed asset price and some appropriate benchmark value, the mere existence of this gap begs the question of how it came about. The answers mostly rely on psychology, which is why many economists (looking to represent the world in a mathematical model) struggle with the concept.
Bubble frenzy
Bubbles are ultimately a confidence game, in which the vendor sells the asset to a buyer at a profit, with the latter hoping to do the same in the future. This game relies on a powerful narrative that captures people’s imagination and persuades them their turn will be different. 
As George Soros, the famous US-Hungarian multi-billionaire hedge fund manager once remarked:
"Bubbles don’t grow out of thin air. They have a solid basis in reality, but reality as distorted by a misconception."
This misconception is the consequence of human behaviour and traits that depart from the fully rational paradigm so often assumed in formal economics. Instead, as behavioural economists argue, people exhibit a number of biases.
These include, for example, the desire to find information that agrees with their existing beliefs (called confirmation bias) or the tendency to form decisions based on the most readily available information (called availability bias). People experience and seek to resolve their discomfort when they have two or more contradictory beliefs, ideas, or values and they also employ simple abstractions in thinking about complex problems and events (framing).
People are poor intuitive statisticians and care more about avoiding losses than about experiencing gains (called loss aversion). The list of flaws in human behaviour goes on. Moreover, humans, social animals that we are, compete with and emulate our peers, herd like sheep and act on rumours. 
Occasionally, all these traits and biases re-enforce each other and send the prices of houses, or shares or whatever, into the stratosphere.
Who’s afraid of a bubble?
The bubble itself is rarely a major cause for concern, although young Australian households looking to purchase their first home will disagree. The problem, of course, is that every bubble eventually pops and this correction is typically violent and painful, for two reasons. 
First, asset prices often fall faster than they rise, so the downward correction can destroy value in a very short space of time. And second, most bubbles are fuelled by debt, because the only way a bubble can expand in the later stages is if the demand for the asset is bolstered by debt.
This combination – high debt and falling asset prices – generates a vicious cycle in which distressed debtors scramble to repair their balance sheets and sell their asset. This in turn pushes the price of that asset even lower, causing further distress to similar owners of the asset, and so on.
The pain associated with a bursting bubble varies considerably. Sometimes economies rebound rather quickly from a burst bubble, as was the case after the breath-taking collapse of the dotcom bubble. 
However, housing bubbles are in a league of their own. Historically, they have always led to severe recessions, and there is no reason to believe this should change. The next time is not different.
The answers on how to deal with a bubble range from “nothing” to “whatever it takes”. The problem is that no-one (policy makers included) can reliably identify a bubble. 
If there is such a thing as a bubble, we will only know for sure when the bubble is already popping. Acting early to prevent a bubble expanding further is risky and unpopular. It’s a brave central banker who raises interest rates in anticipation of an increase in asset prices when the rest of the economy is humming along just fine, or even showing signs of weakness.
So, is Australia in the midst of a housing bubble? I will go out on a limb and answer in the affirmative. There are plenty of arguments why current house prices are exactly where they should be, based on the fundamentals.
But in my opinion these explanations do not pass the smell test: double digit increases in house prices, combined with unprecedentedly high household debt (more than 120 percent of GDP, the third highest in the world) and household debt servicing ratios (also the third highest in the world), make for a precarious situation. All it takes is a modest change in investor sentiment, a few interest rate hikes, or a noticeable increase in unemployment, and the whole scheme unravels. I hope I’m wrong, but history is on my side.
Timo Henckel is research associate, Centre for Applied Macroeconomic Analysis, Australian National University and author for The Conversation.
He can be contacted <a href="https://theconversation.com/profiles/timo-henckel-990" target="_blank">here.</a>
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j.ballantyne1990-6AQqhLzZaK

Are record-breaking real estate prices sustainable?

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Century 21 Australasia chairman Charles Tarbey believes property investment in Sydney's Rouse Hill, the Sunshine Coast, Melbourne and Perth may hold good prospects for future investment.
Writing on Peter Switzer's Switzer Daily, Tarbey said Melbourne apartments and homes in Perth will be areas to watch.
He said more and more Australians are turning to property as their preferred asset class and taking advantage of the current low interest rate environment to invest in the relative security of bricks and mortar.
"A question I am often asked concerns the best places to invest as people eagerly seek to discover the hotspots for their next property purchase. 
The nature of the real estate cycle means that markets are consistently changing and it is difficult to predict movements with certainty.
"Prudent property investors will be researching, looking at data, engaging with professionals and putting all of this together to make the most informed decision possible for their personal circumstances. 
"Here are a few of my thoughts on locations in Australia that may hold good prospects for property purchases moving forward."
Melbourne
"According to CoreLogic, Melbourne experienced a 1.5 eprcent lift in prices over the month of February, and a 13.1 percent increase for year-on-year," he said.
"The state of Victoria as a whole is a strong market, however Melbourne in particular holds good prospects over the long term as a place for investment due to the strength of the economy and the prices of properties compared to similar property brackets in its northern neighbour, NSW. 
"Apartments are steadily coming on to the market, but at a slightly greater rate than demand. Unit approvals have risen 32.2 percent compared to a year ago according to ABS data from January 2017, so investors should remain wary of unit purchases that don’t meet their strict investment rules. 
"I believe that Melbourne remains a place where property exists in a good price range for such an iconic city, which may mean it endures as an attractive and relatively safe investment destination when taking a long-term view."
Rouse Hill and Surrounding Areas
"Rouse Hill sits around 42 kilometres north-west of Sydney and has quickly emerged as an area with good prospects for property investment," he said.
"CoreLogic data shows the median sale price of houses has increased 53.6 percent over the past five year, equating to a compound annual growth rate of around 9 percent. 
"Infrastructure is often a valuable indication of a suburb with good investment prospects as accessibility is enhanced. With construction of the Sydney Metro North West rail project well underway, we have seen many new developments of both houses and apartments emerging in the area. 
"Homes selling with million dollar price tags have become more frequent as people are attracted by qualities such as the family-friendly lifestyle found in Rouse Hill and surrounding areas, as well its location that is in relatively close proximity to the city. 
"With such a rapid growth in prices of late many might be wondering whether they have missed the boat on Rouse Hill and surrounding areas. I believe there are still suburbs around Rouse Hill that hold value for investors and it is hard not to believe that Rouse Hill itself won’t continue to enjoy growth over the long term as the train line begins operation and this micro economy, fuelled by the North West commercial district, comes into its own."
Sunshine Coast
"Stretching from Caloundra up to Noosa Heads, the Sunshine Coast region has been on the radars of many Australians," he said.  
"The area offers a great coastal lifestyle, which makes it an attractive destination that can satisfy the needs of those looking for a new home, rental property or holiday home. 
"According to CoreLogic’s regional report for the September 2016 quarter, the Sunshine Coast was one of the top performers in Queensland, along with the Gold Coast, and experienced lifts in both house and unit values. 
"Median values across Queensland’s Sunshine Coast rose by 4.1 percent for houses and 3.0 percent for units over the year ending September 2016.
"The region may hold good opportunities for investors as properties are still relatively cheap compared to other markets, the region is fairly iconic for both Australians and international visitors, and the area’s relatively close proximity to Brisbane should see it be a desirable location for Queenslanders for many years to come. 
"However, if the market encounters an influx of interest, there runs the risk that it can result in an oversupply of rental stock. Investors should remain cautious of this and ensure they are borrowing within a predetermined budget to avoid any financial shock should they encounter difficulty in attracting and keeping a good tenant."
Perth
"The Western Australian market has been struggling for a while now as it encountered the effects of a downturn in mining activity. This has been particularly prominent in comparison to other state markets that have been experiencing continuously strong growth," he said.
"CoreLogic data showed that Perth home values have fallen by -0.9 percent over the three months to February 2017. While prices are still experiencing downward movement in many areas, this trend may begin to attract the interest of investors looking for value laden purchases. 
"Investors may be able to secure property at a fair price, and should be watching areas in and around Perth as its potential to stabilise is good and any large increase in mining activity can see that property market explode very quickly."
 
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Century 21's Charles Tarbey gives future property hotspot list

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Non-bank property financiers and advisory group Gresham Property is launching a $500 million fund for developer financing as it seeks to cash in on tightening of lending rules by major banks. 
The new fund has received backing from several institutional investors that believe there are still good development deals available to the banks who have elected not to lend because of their own capital constraints, reported the Australian Financial Review.
Gresham Property's joint managing directors Ami Simon and Mike Burley said the scale of the backing was proof of the shortfall in developer funding. 
"With APRA calling for the banks to tighten their lending standards and the banks significantly limiting the availability of development finance, we believe that having a non-bank lender step in to help fill some of the void will be a very positive change for the development community," Simon was cited as saying by the AFR.
He said the fund and others like it would "assist in addressing housing supply issues in tight east-coast markets".
"With housing affordability becoming a very significant issue, especially in the Sydney and Melbourne markets, having additional funding sources to help developers address the supply side should be a very positive development."
In 2015, Gresham launched a $400 million fund backed by institutional investors to lend to property developers reconsidering borrowing from banks.
“We are providing something which stretches beyond where the banks like to go," Gresham Property's joint managing director Ami Simon had said then.
Repeat warnings have come from the Reserve Bank of Australia and overseas organisations such as the IMF and OECD about Australia's property markets, and financial watchdog Australian Prudential Regulation Authority is pushing banks to adopt strict mechanisms for lending. 
In such a senario, Gresham's new fund could be a reprieve for developers. 
Gresham’s Mike Burley said the fund would be offering "stretched senior" debt and would be focused on property development and value-add opportunities across all property sectors.
"Projects involving residential development in metropolitan locations are expected to be a primary source of opportunity," Burley said.
"GPF6 will be targeting developers with well-located projects, in markets which are under-supplied, with high-quality presales requiring investments in the $25 million-$125 million range."
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Gresham Property launches $500 million developer lending fund to cash in on banks’ reluctance

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GUEST OBSERVER
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Federal government plans to restrict foreigners from buying more than half the homes or apartments in any new development will only discourage offshore developers from doing business in Australia.
The proposal pitched as one of a raft of possible measures in the May budget to help young Australians enter the property market would be a waste of taxpayers’ money and potentially disastrous for the economy.
Foreign buyers already faced a wide range of restrictions and fees when it comes to investing in property in Australia.
Enough is enough.
The roll-on effect if this latest proposal is included in the May budget could be an economic disaster for Australia. 
This is just a ploy from the Government to make it look like they are doing something for first home buyers but it will just discourage offshore developers from investing in Australia.
The foreign buyer restriction could be the last straw and could result in driving away foreign buyers investing in Australian property. Excessive surcharges and further restrictions on foreign buyers could also lead to fewer international students coming to Australia as well as a slower population growth and a rise in unemployment.
Most buildings developed by onshore developers rely on local funding which typically limits their sales to foreign investors at 15-20 percent of the total sales.
This was not the first-time foreign buyers have faced a limit on the dwellings they can buy in Australia.
Before 2009, there was a regulation that meant developers could only sell half of their new dwellings in any development to foreign buyers.
But this all changed when the Global Financial Crisis (GFC) hit and the then Labor government decided to abolish the foreign limit for off the plan properties. This meant foreign buyers could buy whole developments if they were marketed both locally and overseas.
 
Mark Mendel, is founder and chief executive officer of iBuyNew.com.au and can be contacted <a href="https://www.ibuynew.com.au/" target="_blank">here.</a>
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jchancellor-FAypfDUnLy

Foreign investor restrictions could be disastrous: Mark Mendel

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BRICKX, the innovative online platform that makes it easy to invest through fractional ownership, has seven properties for potential investment.
To mark its sixth month since launch to small investors, any Bricks brought today - March 16 - will not incur purchase transaction fees.
"This offer ends at midnight tonight (AEDT)," the chief executive, Anthony Millet said.
Investors have potential to receive both capital returns and net rental income. Its tenant for the Bondi property commenced late last year paying $900 per week, as forecasted.
<a href="https://www.brickx.com/" target="_blank">BRICKX</a> has a simple fee structure typically charging a 1.75 percent transaction fee when you buy or sell bricks.
There are no funds under management, performance, contribution, service, or withdrawal fees.
There are monthly expenses associated with each property, detailed on each property's cashflow monthly distributions.
There are some 2,746 BRICKX investors who can currently trade on the exchange.
Some 11,604 Bricks have been transacted in the last 90 days.
The seven properties have an $8,685,000 value.
Since launched in September with four properties on the BRICKX Platform, the venture won Fintech Startup of the Year 2016 at the Startcon awards.
Millet was cited by the Australian Financial Review recently as saying that it took three years to get the approval from the Australian Securities and Investments Commission for the product to ensure it was suitable for retail investors.
The company currently owns properties in Bondi Beach, Double Bay, Enmore, Annandale and Mosman in Sydney and at Port Melbourne and Prahran in Melbourne. 
The estimated net rental yield for these properties, as shown on its website, range from 1.48 percent to 2.88 percent. 
Prices of bricks range from $69 per brick for its one-bedroom property in Enmore to $158 per brick for a two-bedroom house in Melbourne. 
The property investment platform that allows investors to acquire small interests in residential properties buys a property and divides it into 10,000 ‘bricks’, which are then sold to investors. 
The platform has drawn interest from self managed super funds. Chief executive Anthony Millet said SMSFs typically invest six-and-a-half times more than other retail investors through the site.
The average number of properties in which SMSF investors have an interest is 2.7.
For more information, <a href="https://www.brickx.com" target="_blank">click here</a>.
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BRICKX close to securing 2,750 investors as SMSFs take up fractional property investment 

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Richard Butler, the principal of Richard Butler Property Advisors (RBPA), has appeared overnight on stage at a MIPIM presentation in Cannes.
Butler, who heads an independent and specialised Sydney-based property agency, is the only featured Australian at the annual international property conference.
RBPA commenced in August last year and has already executed $800 million in sales and acquisitions. 
RBPA will be rebadged as a new agency in April 2017 when Richard will be joined by a team of five partners.
The firm specialises in investment sales and advisory for both Australian and offshore based instuitutional and private buyers and sellers specialising in Sydney but acting nationally.  
Richard’s real estate career spans 34 years since he began his career at Raine and Horne Commercial in 1983.
Richard joined Richard Ellis in 1989 as Director, City Sales. In 1995, he was appointed Director, Asian Marketing (Eastern Seaboard Offices). In this role, he was responsible for coordinating all Asian marketing on behalf of the Sydney, Brisbane and Melbourne offices.  In 1998 Richard Ellis was acquired by CB Commercial and was eventually rebadged as CBRE.
Richard was appointed Acting Managing Director of the Sydney office and then established the highly successful International Investments team in the capacity of Senior Managing Director. 
Richard has executed well over AUD $21 billion in transactions in Australia and overseas covering the US, EMEA and Asia.
Butler moderated the MIPIM session, Where are the blue oceans in Asia?, a session that focused on the South East Asian real estate investments. 
Chiaranussati Suchad, who founded the SC Capital Partners Group in 2004, under which the Real Estate Capital Asia Partners (RECAP) funds were borne, was on the panel along with Desai Rushabh, head of Asia Pacific Allianz Real Estate and Yue Richard, the CEO &amp; CIO of ARCH Capital Management Co. 
Organised by Reed MIDEM, a subsidiary of Reed Exhibitions, <a href="https://www.mipim.com" target="_blank">MIPIM is currently taking place in Cannes</a>.
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RBPA's Richard Butler addresses 2017 MIPIM

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The housing market in Queensland grew moderately in 2016 with Q4 results showing a weaker result for units, according to the REIQ.
The REIQ Queensland Market Monitor: December 2016 quarter report found the Brisbane LGA median house price grew 1.6 percent this quarter, to a new high of $655,000.
The annual median house price grew 4.1 percent over the past 12 months. The unit market performed less well, falling 4 percent this quarter. CoreLogic has Brisbane's unit median price currently at $488,000.
Antonia Mercorella, chief executive officer, REIQ  said this is the consistent, sustainable growth that the Brisbane house market has become known for and it is great that it’s such a solid performer.
"The unit market performed less well, falling 4 per cent this quarter, with supply issues finally gaining traction that many had forecast.  
"However, over the past 12 months the unit market has only fallen 1.1 percent and over the past five years the market is still in positive territory, having grown 11.3 percent.
“These supply issues have, as expected, had a small impact on prices, however, we know that the market is an excellent self-regulator and developers are already scaling back projects scheduled for this year and in 2018," she said.
Ipswich: The Ipswich median house price increased marginally this quarter, by 0.8 percent, to $332,700.
"This market is holding steady. While it has only grown by a slender 0.9 per cent over the past 12 months it is about 5.5 per cent higher than five years ago," she said.
"The Ipswich unit market is much more volatile than the house market and this is partially due to the stuttering nature of supply coming onto the market.
"The median unit price fell 10.6 percent this quarter, to $272,750, however, over the past five years the market is still showing modest growth of 7.1 percent.    
"Logan and Moreton Bay: Logan and Moreton Bay houses were the strongest growth markets in the Greater Brisbane region this quarter, with Logan’s median house price growing 2.4 percent to $384,500 and Moreton Bay’s median house price growing 1.8 percent to $422,250.  
"Logan’s unit market is the most affordable in Greater Brisbane and fell 1 percent in the December quarter, to $250,500.
"Moreton Bay’s unit market fell 2.9 percent this quarter, however, with a median price of $330,000 it remains the second-most expensive unit market in Greater Brisbane after Redland.
"Redland: The Redland house market is the cream of the Greater Brisbane crop.
"With a quarterly median house price of $510,000, even though this market showed zero growth over the quarter, it remains the most expensive house market after Brisbane LGA.
"The Redland annual median house price grew 4 percent over the year, which is similar to Brisbane LGA levels, and has grown almost 15 percent (14.8 percent) over five years.
"Similarly, the unit market is also the most expensive in Greater Brisbane.
"Even though the quarterly price fell a startling 10.2 percent in just one quarter, the market is 7 percent higher than it was five years ago.
"It would be fair to say this is a fragile market at the moment.
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Apartment prices weaken in Brisbane: REIQ

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The Brisbane property market, in terms of public perceptions, is a victim of the way research companies and media choose to portray price growth.
It’s a stronger market than the published numbers suggest. Sales activity is generally buoyant and there are suburban precincts with growth markets right across the Brisbane metropolitan area.
But the various research firms publish a single figure to describe house price growth across an entire metropolitan area - and that’s what media reports. In the past year, the single figure published for Brisbane suggests only moderate growth, much lower than Sydney or Melbourne. It’s caused some talking-head pontificators to declare that “there’s nothing happening in the Brisbane market”.
But individual parts of the Brisbane metropolitan area have performed better than the reported research suggests. Over the past 2-3 years, various precincts have recorded double-digit annual growth in median prices - but the growth has not been felt across the board, so the overall Brisbane growth figures have been quite small.
Hotspotting analysis of sales activity shows that the Brisbane metro area is one of the most active capital city markets in Australia and I expect good price growth in specific areas in 2017.
Brisbane has greater buoyancy in its markets than do Sydney and Melbourne, where sales activity fell markedly in 2016. But media continues to report distorted figures for price growth and auction clearance rates in the bigger cities, especially for Sydney, creating a misleading impression.
The notion that Sydney house prices are still growing at an annual rate of almost 20 percent is ludicrous but various media outlets keep stating it as fact, because one popular source says it’s so. Domain chief economist Andrew Wilson, on the hand, says comparing all Sydney sales in 2016 with all sales in 2015 gives an annual growth rate of just 4.4 percent, while the latest figure from the ABS is 3.3 percent and the Real Estate Institute of Australia says 3.4 percent.
Meanwhile, Brisbane chugs along, largely under the radar of national media – but not property investors who are smart enough to do their own research. A recent national survey found that Brisbane is the No.1 choice for property investors who plan to buy in 2017. Cheaper prices and much higher rental yields, compared to the two biggest cities, are strong attractions for nationally-focused investors.
Having just completed my latest analysis of sales data, I can confirm that the leading precinct for market activity is the Moreton Bay Region in Brisbane’s far north, where affordability, infrastructure and proximity to jobs nodes are key factors.
The Redcliffe Peninsula, which is part of the Moreton Bay Region LGA, has received particular impetus from the completion of the Moreton Bay Rail Link, a long-awaited piece of transport infrastructure. Some of the Peninsula suburbs have recorded double-digit growth in their median house prices in the past 12 months.
But while the Moreton Bay LGA leads, there is growth to be found in almost every segment of the Brisbane market. Some of the middle-market precincts both northside and southside, which appeared to have faded somewhat in 2016, have revitalised and there are numerous areas with growth momentum.
Logan City, the mirror image of Moreton Bay in the south of the Greater Brisbane Area, has been a market leader in the past two years. It appears to have faded a little but still has growth precincts and will continue to attract home-buyers and investors because of its cheap housing, excellent transport links and generally strong infrastructure.
Ipswich City, the south-western precinct with similar qualities to Logan City, is also rising and many suburbs are now delivering good price growth.
Redland Bay, which encompasses the bayside suburbs in Brisbane’s far east, is also now producing rising sales activity. It attracts buyers because of its affordable bayside lifestyle. It is increasingly emerging as an area of economic development and has good proximity to the Port of Brisbane and to Brisbane Airport, where there are major employment nodes.
Investors should continue to avoid the inner-city apartment markets. The CBD and near-city suburbs all have vacancy rates in the 5-7% range and these will increase as new high-rise projects are completed. Median apartment prices and median rentals are falling.
The latest Market Monitor from the REIQ shows that median apartment prices fell in all the inner-city markets last year including the CBD (down 4 percent), South Brisbane (down 7 percent), Fortitude Valley (down 5 percent), West End (down 5 percent) and Woolloongabba (down 7 percent).
There are also suburban precincts, particularly in the middle-ring areas, with above-average vacancies too, thanks to over-building of small-to-medium developments of units and townhouses.
But those cautions aside, the Brisbane metro area is a place of busy markets where growth will be found by investors in 2017. It presents as a good hunting ground for those disillusioned by the high prices in Sydney and parts of Melbourne.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/">hotspotting.com.au</a>. You can  <a href="mailto:%20%3Cscript%20type='text/javascript'%3E%20%3C!--%20var%20prefix%20=%20'ma'%20+%20'il'%20+%20'to';%20var%20path%20=%20'hr'%20+%20'ef'%20+%20'=';%20var%20addy38821%20=%20'ryder'%20+%20'@';%20addy38821%20=%20addy38821%20+%20'hotspotting'%20+%20'.'%20+%20'com'%20+%20'.'%20+%20'au';%20document.write('%3Ca%20'%20+%20path%20+%20'/''%20+%20prefix%20+%20':'%20+%20addy38821%20+%20'/'%3E');%20document.write(addy38821);%20document.write('%3C//a%3E');%20//--%3E/n%20%3C/script%3E%3Cscript%20type='text/javascript'%3E%20%3C!--%20document.write('%3Cspan%20style=/'display:%20none;/'%3E');%20//--%3E%20%3C/script%3EThis%20email%20address%20is%20being%20protected%20from%20spambots.%20You%20need%20JavaScript%20enabled%20to%20view%20it.%20%3Cscript%20type='text/javascript'%3E%20%3C!--%20document.write('%3C/');%20document.write('span%3E');%20//--%3E%20%3C/script%3E">email him</a> or follow him on <a href="https://twitter.com/hotspotting">Twitter.</a>
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terryryder-YECXbqmri2

Brisbane property market stronger than numbers suggest: Terry Ryder

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Up until now it’s very clear that federal and state politicians do not want a debate on property markets as they well know that a major overhaul is what’s required – consumers would be much better off and government revenues would be significantly reduced.
This would explain why the last significant taxation review in Australia, happened back in 2000, with the introduction of the goods and services tax (GST).
In 2008, the then Rudd Government commissioned the Henry Tax Review which was then published in 2010 – this was supposed to be Australia’s tax system reforms for the next ten to twenty years. Sadly, this review was binned and never saw the light of day as it threatened the longevity of a politician’s career. More recently, Ken Henry had another attempt to shed light on Australia’s housing affordability woes – the recommendations were immediately muted.
In December 2016, the Turnbull government completed its 20-month inquiry into home ownership in Australia. The conclusion was that Australia had no structural problem with housing affordability! This would have to be the most embarrassing finding over the last decade of Australian politics.
Australia urgently needs a property inquiry that does not include politicians or banks – this must be independent with the findings released six months before the next federal election. Then constituents can decide who they will vote for based on these findings, and the logical person to head this is Ken Henry, although our elected politicians would cringe at such a thought.
 
The Turnbull Government sixteen months ago agreed to implement many of the findings from the Murray recommendations relating to bank competition – to this day the legislation has been ignored despite publicly agreeing to act. Much like the Turnbull Government announcing that the Productivity Commission would formally investigate an inquiry into bank competition- this too, has mysteriously disappeared.
Treasurer Scott Morrison indicated this week that the government was working on a housing affordability package in the May federal budget although he has effectively ruled out most of the solutions available that must be included.
<a href="https://www.propertyobserver.com.au/images/2017/03/10/House-Prices-since-GFC.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/03/10/House-Prices-since-GFC.png" alt="">
Australia’s big banks testified at a parliamentary inquiry into banking this week and all found to much amazement that Australia’s property prices aren’t over-inflated. Of course, they are going to say that because if they said they hold grave fears (which they all do) then there would be a huge sell-off of their respective shares. Like just what are these inquiries supposed to achieve? Maybe a lie detector would be an intelligent start – where this graph has the banks not remotely concerned.
<a href="https://www.propertyobserver.com.au/images/2017/03/10/Mortgage-Nation.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/03/10/Mortgage-Nation.png" alt="">
Again the Reserve Bank of Australia (RBA) left the cash rate at 1.50 per cent which takes me to a topic that I have written about – why does Australia have a one fit cash rate that fits all property markets? SGS Economics principal Terry Rawnsley announced that they found if interest rates were presently set for each state and territory that there would be massive variations across Australia. Sydney would currently be at 3.75 per cent, Melbourne would be 3.50 per cent, Adelaide, Brisbane and Hobart at 0.25 per cent and Perth at 0.5 per cent. Why is the RBA not looking at these models? For example, if Sydney was at 3.75 per cent then the variable rate would be at 7.05 per cent – but we all know that this would not be good for the economy and the government’s economic standing in the global economy. I can tell you one thing, if Sydney had a variable rate of 7.05 per cent clearance rates would be half of where they sit today.
These are just a few of the discussions we should be having today, although a fair and true representation can only occur when vested and conflicted parties are not involved in the debate. Rather make the findings, and then have the much-overdue debate.
Although Canberra would rather let you know that they are steering Australia to absolute greatness. In less than a month, April 1 (and this is not an April Fool’s joke) Australia will lay claim and become the titleholder for the longest economic expansion ever recorded before once it posts our 104th quarter of economic growth.
Yep – there is a valid argument why Australia must not have any economic reform and this would explain why economic paralysis has spread so fast and wide in Canberra. They will also tell you this planning and research has enabled Sydney to post the strongest annual growth in house prices since 2003.
My-bad, I am obviously barking up the wrong tree.
ROBERT SIMEON is a director of <a href="https://www.rwm.com.au/">Richardson Wrench Mosman and Neutral Bay</a> and has been selling residential real estate in Sydney since 1985. 
He has also been writing real estate blog <a href="https://www.rwm.com.au/news/">Virtual Realty News</a> since 2000.
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