<p data-end="587" data-start="368">Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.</p>

<p data-end="778" data-start="589">The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.</p>

<p data-end="907" data-start="780"><a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.</p>

<p data-end="1052" data-start="909">The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.</p>

<p data-end="1311" data-start="1054">The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.</p>

<p data-end="1451" data-start="1313">The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.</p>

<p data-end="1676" data-start="1453">MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.</p>

<p data-end="1908" data-start="1678">Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.</p>

<p data-end="2142" data-start="1910">The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.</p>

<p data-end="2142" data-start="1910"><img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" /></p>

<p data-end="2308" data-start="2144">MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.</p>

<p data-end="2648" data-start="2310">"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.</p>

<p data-end="2797" data-start="2650">"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."</p>

<p data-end="2938" data-start="2799">The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.</p>

<p data-end="3216" data-start="2940">Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.</p>

<p data-end="3325" data-start="3218">Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.</p>

<p data-end="3442" data-start="3327">"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.</p>

<p data-end="3662" data-start="3444">"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."</p>

<p data-end="3818" data-start="3664">MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.</p>

<p data-end="4076" data-start="3820">"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.</p>

<p data-end="4375" data-start="4078">"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."</p>

<p data-end="4503" data-start="4377">Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.</p>

<p data-end="4741" data-start="4505">"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."</p>

<p data-end="4910" data-start="4743">The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.</p>

<p data-end="4951" data-start="4912">MAYD is targeting an early 2027 launch.</p>


Joel Robinson

First look at MAYD's North Kirra mixed-use precinct

<main data-perf-region="main">
<p data-end="600" data-start="394">Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.</p>

<p data-end="733" data-start="602">But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.</p>

<p data-end="970" data-start="735">Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.</p>

<p data-end="970" data-start="735">[smartcode_project:default project_id=152737 project_image_fid=377679]</p>

<p data-end="1159" data-start="972">The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.</p>

<p data-end="1357" data-start="1161">It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.</p>

<p data-end="3400" data-start="3216">[smartcode_project:default project_id=152737 project_image_fid=377675]</p>

<p data-end="3400" data-start="3216">Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.</p>

<p data-end="1664" data-start="1517">Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.</p>

<p data-end="1826" data-start="1666">Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.</p>

<p data-end="1826" data-start="1666">[smartcode_project:default project_id=152737 project_image_fid=377685]</p>

<p data-end="2045" data-start="1828">Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.</p>

<p data-end="2269" data-start="2047">"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.</p>

<p data-end="2430" data-start="2271">A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.</p>

<p data-end="2606" data-start="2432">It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.</p>

<p data-end="2724" data-start="2608">At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.</p>

<p data-end="2892" data-start="2726">Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.</p>

<p data-end="2892" data-start="2726">[smartcode_project:default project_id=152737 project_image_fid=377680]</p>

<p data-end="3004" data-start="2894">Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.</p>

<p data-end="3214" data-start="3006">"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.</p>

<p data-end="3400" data-start="3216">The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.</p>

<p data-end="3400" data-start="3216">More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.</p>

<p data-end="3670" data-start="3538">&nbsp;</p>

<p data-end="3670" data-start="3538">[smartcode_project_cta:default project_id=152737]</p>

<h3 data-end="3697" data-section-id="q3n5ak" data-start="3672">&nbsp;</h3>
</main>


Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

<p>A collection of just 25 large-format apartments and penthouses overlooking Goodwin Park is entering the Coolangatta market, with <a href="https://www.apartments.com.au/new-apartments/marea-residences-coolangatta-27-27a-dixon-street-coolangatta-qld-4225">Maréa Residences</a> combining a low-density, residential-only approach with uninterrupted park and Pacific Ocean outlooks.</p>

<p>Located at 27 Dixon Street, Maréa comprises three and four-bedroom residences alongside a limited number of dual-level penthouses, with the project positioned between Goodwin Park and <a href="https://www.apartments.com.au/developments/coolangatta-qld-4225">Coolangatta</a>’s coastal precinct.</p>

<p>Construction has commenced, with completion currently estimated for late 2027. Three-bedroom residences are priced from $1.8 million.</p>

<p>[smartcode_project:default project_id=150999 project_image_fid=374005]</p>

<p>The project has been designed around its northern outlook across the park, with the building’s architecture, landscaping and material palette intended to establish a connection with the neighbouring green space. The residences have been configured to maximise natural light and views across Goodwin Park towards the ocean.</p>

<p>Inside, the material palette incorporates timber, stone and brushed brass, complemented by curved detailing and ambient lighting. Kitchens and bathrooms carry the same natural material approach, while residences also include basement parking, storage and lift access.</p>

<p>Maréa’s penthouses are arranged over two levels and include private pools, adding another layer to the project’s focus on larger-format apartment living. Across the development, residences are configured with three or four bedrooms rather than the broader mix of smaller apartment types commonly found in larger projects.</p>

<p>[smartcode_project:default project_id=150999 project_image_fid=374010]</p>

<p>Resident amenity is concentrated at rooftop level, where landscaped entertaining terraces and pools take advantage of elevated views across Coolangatta and the Pacific Ocean.</p>

<p>The project has so far been particularly well received by local owner-occupiers and downsizers, according to Urban Activation Property Sales and Marketing Director Matt George, with the residential-only format, construction quality and northern park outlook among the features resonating with purchasers.</p>

<p>“The uninterrupted northern aspect overlooking Goodwin Park has been a key point of difference, with buyers attracted to the sense of serenity and open space the park provides, while still enjoying easy access to the ocean and being within walking distance of the lifestyle and amenities Coolangatta has to offer,” George said.</p>

<p>[smartcode_project:default project_id=150999 project_image_fid=374002]</p>

<p>“The combination of high-quality construction, a residential-only building, park outlook and proximity to the beach has resonated strongly with the local downsizer market.”</p>

<p>The Dixon Street address is within walking distance of Coolangatta Beach and the broader southern Gold Coast coastline, including the surf breaks at Snapper Rocks and Kirra. Coolangatta’s cafés, restaurants and retail are nearby, while Gold Coast Airport is also within close proximity.</p>

<p>[smartcode_project_cta:default project_id=150999]</p>


Maréa Residences brings parkside apartments to Coolangatta

<p data-end="535" data-start="324">Melbourne developer PDG has secured Victorian Government approval for its $1.5 billion Southbank development <a href="https://www.apartments.com.au/new-apartments/the-one-1-queens-bridge-street-southbank-vic-3006">The One</a>, clearing the way for the long-dormant riverfront site opposite Crown to finally be developed.</p>

<p data-end="717" data-start="537">The Minister for Planning has approved the project at 1-29 Queens Bridge Street, with the Department of Transport and Planning issuing the planning permit following its assessment.</p>

<p data-end="918" data-start="719">The approval will allow PDG to develop the prominent 5,059 sqm site with a major mixed-use tower comprising premium apartments, including branded residences, a luxury hotel and boutique office space.</p>

<p data-end="1131" data-start="920">PDG acquired the site in late 2024, with its position directly opposite Crown's main entrance and near Melbourne's Arts Precinct making it one of Southbank's most significant remaining development opportunities.</p>

<p data-end="1131" data-start="920"><img alt="PDG" data-entity-type="file" data-entity-uuid="3933013e-6332-4386-b9be-089df05caf17" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.22%E2%80%AFAM.png?VersionId=sITIgBqDL0N3VNSMwWEmF5UA.uvcsRyu" /></p>

<p data-end="1318" data-start="1133">Designed by COX in collaboration with ODO and PDG, the tower's architecture draws on the movement of the Yarra River, with six vertical pleats running the height of the sculpted facade.</p>

<p data-end="1433" data-start="1320">The project will also see the heritage-listed Queens Bridge Hotel restored and incorporated into the development&nbsp;with new hospitality and public uses, including a rooftop venue.</p>

<p data-end="1658" data-start="1591">A significant component of The One will be its residential amenity.</p>

<p data-end="1864" data-start="1660">More than 5,000 sqm of resident facilities will be delivered across a single level, making it one of the largest consolidated residential amenity offerings proposed in an Australian apartment development.</p>

<p data-end="2011" data-start="1866">The planning approval also incorporates a major upgrade of Queensbridge Square, which PDG will deliver in partnership with the City of Melbourne.</p>

<p data-end="2011" data-start="1866"><img alt="PDG" data-entity-type="file" data-entity-uuid="73167fcd-1031-4b6f-a408-a064cfe45ed1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.17%E2%80%AFAM.png?VersionId=Pf1AEWxw6SNmBqR0zQW5lyEze.MtxgFp" /></p>

<p data-end="2191" data-start="2013">The existing square will be revitalised as a new civic and pedestrian space along the Yarra River, strengthening the connection between the project, Southbank and the riverfront.</p>

<p data-end="2365" data-start="2193">PDG Founder and Managing Director Vince Giuliano said the approval represented a major milestone for a site which has remained largely underutilised for more than 15 years.</p>

<p data-end="2473" data-start="2367">“This is the most significant Planning Permit approval Melbourne has seen in recent years,” Giuliano said.</p>

<p data-end="2775" data-start="2475">“For more than 15 years, this site has remained underutilised. This approval enables us to deliver a project that will contribute meaningfully to the revitalisation of Southbank, restore and reactivate an important heritage building, and create a new civic and hospitality destination for Melbourne.”</p>

<p data-end="2943" data-start="2777">The latest approval follows an earlier planning permit issued by the City of Melbourne covering demolition works across part of the site at 9-29 Queens Bridge Street. Those demolition and early works are already underway.</p>

<p data-end="3145" data-start="3001">PDG has also started generating early interest in the residential component from owner-occupiers ahead of a planned public launch in early 2027.</p>


PDG secures approval for $1.5bn Southbank apartment development, The One

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


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

Property market

<html><body>
<p><span>Nothing is going quite right for James Magnussen with his timing.</span></p>
<p><span>The champion swimmer pulled his Ryde investment from its scheduled auction last weekend when he was in Adelaide competing for a spot for Rio 2016.</span></p>
<p><span>The apartment has been pushed back to an April 23 auction, with apparently now a couple of contracts having been issued to prospective buyers.</span></p>
<p><span>Its price guide has dropped from $750,000-$800,000 to between $710,000 and $775,000.</span></p>
<p><span>Magnussen's performance at the Australian swimming championships after injury saw him fail to qualify for an individual swim in Rio after losing out in the 50 and 100 metre freestyle races.</span></p>
<p><span>He is still expected to be heading to Rio as part of the 4x100 metre relay team which will be decided before the deadline on May 31.</span></p>
<p><span>The Drummoyne based swimmer bought the apartment in original condition in the block of six and renovated the 88 sqm apartment, with the help of a builder mate, during his recovery from shoulder reconstruction surgery.</span></p>
<p><span>The total refurbishment, including a new open kitchen and bathroom, cost about $50,000.</span></p>
<p><span>There's still a likely profit as Magnussen Enterprises Pty Ltd paid $623,000 early last year for the three bedroom, 1960's red-brick walk up block unit.</span></p>
<p><span>The property failed at auction last November when the bidding started and ended at $740,000. </span></p>
<p><span>Following the auction failure, the Gladstone Avenue unit was re-listed through John Paranchi of Hunters Hill McGrath who had the The Hired Home stylists furnish what was previously an empty space.</span></p>
<p><span>They suggest investors are likely to yield $650 weekly rental tenants.</span></p>
<p><span>Of the 500 plus auctions listed across Sydney last weekend, some 45 were pulled from auction.</span></p>
<p><span>Magnussen does have an eagle eye for a good property deal as he spent $935,000 in 2012 on his own Drummoyne flat which was seemingly well bought as it had traded at $910,000 some five years earlier in 2007.</span></p>
<p><span>Some recently retired swimmers have had mixed fortunes in the property market.</span></p>
<p><span>The former world record swimming champion Eamon Sullivan secured $1.8 million for his Surry Hills terrace - bought for $1.26 million in 2009 - following his move back to home town Perth.</span></p>
<p><span>Three time gold medalist Stephanie Rice too had no problems in securing a $1.28 million sale for her Paddington terrace just outside of Brisbane prior to auction.</span></p>
<p><span>But she only made a $20,000 profit from the property she paid $1.26 million for in 2009.</span></p>
<p><em>This article was first published in the Saturday Daily Telegraph. </em></p>
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firstname1-iYD4UYzvBa

Swimmer James Magnussen pulls Ryde investment from auction

<html><body>
<div>It looks increasingly as though 2016 is going to be a becalmed year for Sydney's property markets.<br><br>Some articles doing the rounds this week suggested that apartment prices had already fallen in Sydney, but as you would expect different market sectors and sub-regions have behaved somewhat differently.</div>
<div> </div>
<div>Mainly these declines would relate to new stock or "off-the-plan" or high-rise apartment purchases, some of which in my opinion is quite over-priced and quite risky, and some outer suburban or secondary locations where auction clearance rates have tanked. </div>
<div> </div>
<div>Residex released its April market update on Friday which showed that <em>median</em> apartment prices in Sydney had increased by +11.5 per cent over the year to March, to a fresh all-time high of $691,500.</div>
<div> </div>
<div>Following a +2.4 per cent increase in March, the median unit price growth has all but overhauled median house price growth in the harbour city, which has slowed to +12.2 per cent over the year to March. <br><br>This need not be such a surprise - at this stage in the cycle the stamp duty on detached housing in desirable locations has become increasingly prohibitive, acting as a drag on price growth.  </div>
<div> </div>
<div>Sydney's median house price is now $1,042,500 which is +$271,500 higher than when the latest round of doomsday predictions were rolled out at the beginning of 2014. And this median price is also +$381,500 than in the middle of 2012 when some other crash predictions were being bantered around.<br><br>With the additional stamp duty burden ramping up by nearly $18,000 over the past four years, rational buyers will increasingly look towards properties they can add value to, or scale down their entry price accordingly. <br><br>While auction results are still throwing out some enormous results (for example, this <a href="https://www.realestate.com.au/property-terrace-nsw-potts+point-115126003" target="_blank">Potts Point terrace</a> was resold for a thunderous $13 million this week, almost doubling the record price for a Sydney terraced house) it does look as though the wider market away from the inner suburbs has now slowed in accordance with APRA's wishes. </div>
<div>
<br>According to Residex medians, there was a continued steady growth in the year to March for Brisbane houses (+3.5 per cent) and Brisbane units (+4.2 per cent). <br><br>
</div>
<div><strong><span style="text-decoration: underline;">Economy more upbeat</span></strong></div>
<div> </div>
<div>There have been quite a few positive signs for the economy of late - an extraordinarily strong NAB business survey saw conditions at their equal highest level in 8 years, and the AIG Performance of Manufacturing Index gauge surging to its highest reading in 12 years. <br><br>Lately there has been a strong bounce in commodity prices, sending some of the oversold major resources companies on a serious bull run.<br><br>The March Labour Force figures showed that the national unemployment rate has kept ticking down to its lowest level in two-and-a-half years, and quite a bit sooner than had been expected. <br><br>More detailed employment figures due out on Thursday will confirm that Sydney's economy is rather enjoying its infrastructure and building boom. </div>
<div> </div>
<div class="separator"><a href="/images/2016/04/18/UE.jpg" target="_blank">Click to enlarge</a></div>
<div class="separator"><img src="/images/2016/04/18/UE.jpg" alt=""></div>
<div class="separator"> </div>
<div>As for the much-feared "mining cliff", well that  has all but been and gone, meaning that resources construction will no longer be such a significant drag on the economy in about 12 to 18 months time.</div>
<div>
<br>The latest available data only runs to December 2015, but as we are now about three-and-a-half years beyond the peak estimates have shown that some three quarters of the decline may now be in the rear view mirror, while record residential construction activity has helped to offset the decline.<br><br>That said, Western Australia and the Northern Territory still evidently have quite a way to fall back yet.</div>
<div> </div>
<div class="separator"><a href="/images/2016/04/18/C1.jpg" target="_blank">Click to enlarge</a></div>
<div class="separator"><img src="/images/2016/04/18/C1.jpg" alt=""></div>
<div class="separator"> </div>
<div>Good news, and futures markets are now less than convinced of the need for a further interest rate cut in this cycle.</div>
<div> </div>
<div><strong><span style="text-decoration: underline;">Financial Stability Review (FSR)</span></strong></div>
<div> </div>
<div>In other news the Reserve Bank of Australia (RBA) released its April 2016 Financial Stability Review (FSR) on Friday. </div>
<div> </div>
<div>The RBA noted that spreads on Australian banks' wholesale funding costs had increased a little over the past six months, partly due to one-off factors related to international regulation. </div>
<div> </div>
<div>That said, spreads have declined a bit of late as the outlook has brightened, and having successfully issued some $50 billion in bonds since the beginning of the year Australian banks are set to comfortably meet their funding requirements through this calendar year.</div>
<div> </div>
<div>Despite the moderate increase in spreads, banks' long and short debt pricing spread to swap remains a world away from where it was in, say 2012, let alone from the unholy spike of 2008.</div>
<div> </div>
<div>In any event Australian banks are now less exposed to wholesale funding risk because first deposit funding and now equity funding have been stepped up respectively.</div>
<div> </div>
<div>There has been very little impact on deposit rates. </div>
<div> </div>
<div><a href="/images/2016/04/18/FUNDING.jpg" target="_blank">Click to enlarge</a></div>
<div> </div>
<div>
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<div>Non-performing asset ratios on domestic books are generally speaking in pretty good nick, having continued to improve in the latter half of 2015.</div>
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<div>For the majors non-performing loans are also in very good shape, although the resources regions and mining towns of Western Australia and Queensland are expected to cop some default action, an unfortunate occurrence which has been known about for some time. </div>
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<div>The RBA highlighted the potential for apartment oversupply and possible related settlement risks, while noting that there has been little evidence of the latter to date, and also little evidence of any meaningful slowdown in demand from China. <br><br>Despite the high levels of apartment construction, I'm coming around the view that with more than half of the dwelling stock effectively financed by offshore investors - overwhelmingly from China - such a ratio of apartments may never make it to the rental market that the actual impact on supply could yet prove to be a fizzer. <br><br><strong><span style="text-decoration: underline;">No stress?</span></strong><br><br>The RBA remains relatively unperturbed with household debt levels, for although gross household debt has increased so too have aggregated mortgage buffers (balances held in offsets and redraw facilities), up to an enormous 17 per cent of outstanding loan balances - that's the equivalent of more than 2.5 years of mortgage repayments at current interest rate levels.<br><br>The RBA reiterated that most household debt is held by the households that can afford to service it, with half of household debt held by the top quintile of income earners. Meanwhile, indicators of stress on overall loan portfolios remain low. <br><br>However, this review did acknowledge that the households without mortgage buffers are often those in the lower income brackets, which may present a market risk in time. <br><br>As such, housing markets in lower socio-demographic areas may be at greater risk if either interest rates or unemployment rates rise. <br><br>This certainly rings true in the case of Sydney where house prices in the west and at the city fringe have recorded particularly punchy price growth since 2012 - a dynamic which tends to mask any underlying household mortgage stress - but with auction results pointing to ongoing weakness, the fundamentals out west all look rather fragile.</div>
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<p><span><em>PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.</em><br></span></p>
<p><em>His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.</em></p>
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pwargent-M4siyDbqQY

The becalmed market: Pete Wargent

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<p><span>The regional centre of Tamworth (postcode 2340), also known as the country music capital of Australia, figures on the list of most searched suburbs by <span>rent.com.au</span> for 2015.</span></p>
<p><span>The median rental for all rental properties advertised in Tamworth in the 30 days to February was $300 per week, a significant 6.25 percent or $20 lower than the previous quarter, according to <a href="https://rent.com.au/" target="_blank"><span>rent.com.au</span></a>.</span></p>
<p><span>This was also lower than the median of $315 per week of surrounding suburbs, which comprise East Tamworth, North Tamworth, South Tamworth, Taming and West Tamworth. </span></p>
<p><span>A look at rental pricing trends also shows that median weekly rents for both houses and units haven’t had any spikes or sharp falls in six-months from August 15 to January 16.</span></p>
<p><span>The average days on market for all rental properties advertised in Tamworth within the monitored 90 day period also fell by nine days to 29 days from the previous quarter.</span></p>
<p><span>There was a total of 151 rental properties advertised in Tamworth within the last 30 days, a jump of 41 from the previous 30 days. Out of these there were 93 houses and 58 apartments. </span></p>
<p><span>The dwelling composition of postcode 2340 is 63.5 percent houses and 36.5 percent apartments, according to ABS data.</span></p>
<p><span>The rents ranged from $150 for a one-bedroom dwelling to $515 for a five-bedroom place in the 30-day period.</span></p>
<p><span>There are a total of 31 rental properties in Tamworth, 59.6 percent of all properties in Tamworth (ABS, Census Data, 2011).</span></p>
<p><span><em>Property Observer</em> showcases two examples around the median rental price from rent.com.au:</span></p>
<p><span><img src="/images/2016/04/15/rent1.jpg" alt="" width="553" height="398"></span></p>
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<li><span>A three-bedroom house at <a href="https://www.rent.com.au/property-house-tamworth-2340-1694111" target="_blank"><span>28 Hercules Street</span></a> (above) is up for rent at $310 per week.</span></li>
<li>
<span style="line-height: 1.3em;">A three-bedroom house on </span><a href="https://www.rent.com.au/property-house-tamworth-2340-1693342" target="_blank" style="line-height: 1.3em;">23 Warren Street</a><span style="line-height: 1.3em;"> (below) is available for $295 per week.</span>
</li>
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<p><span style="line-height: 1.3em;"><img src="/images/2016/04/15/Screen%20Shot%202016-04-15%20at%2010.43.46%20AM.png" alt="" width="649" height="456"></span></p>
<p><span>The ASX-listed Rent.com.au Ltd achieved a record 615,405 unique visitors to its website in January, followed by more than 610,000 unique visitors in February.</span></p>
<p><span>Landlords are able to list their property for free in a limited time offer on <a href="https://www.rent.com.au/" target="_blank"><span>rent.com.au</span></a>. </span></p>
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prateek24-ezbwHMbNAk

NSW’s Tamworth median rent fell more than 6 percent in 30 days, average rate on market up: rent.com.au

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<p>I’m not sure if you are into New Age stuff, but in my experience it works. I’ve read a few books and I think most of us has seen the movie “The Secret” a few years ago which really bought it all into the mainstream.</p>
<p>The Law of Attraction is a belief based on the concept that ‘like attracts like’ and that focussing on positive thoughts you will attract positive outcomes. Negative thoughts will do the same, attract negative outcomes. </p>
<p>Whilst property developing is mostly all about numbers, if you don’t have the right mindset then you may find it hard to succeed. This goes for most things in life really.</p>
<p>I’ll tell you a little story. It’s been about 15 years since I started my business. Looking back, it was pretty crazy times. Not only did I transition from a career in marketing cosmetics to developing property, I also educated myself financially and bought a hand full of investment properties and had my first son all in the space of about a year.</p>
<p>I’ll always remember when I started Property Bloom as it was the year I also started a family. After discovering I was pregnant, I suddenly decided that we (my then husband and I) needed to build up our wealth in preparation for our retirements, still a way away but this must have been how my “nesting instinct” played out. When you are pregnant the increase in adrenaline in your system, alongside hormones and emotions makes mother’s-to-be very productive.</p>
<p>Rather than buying baby things, I started buying properties. Instead of cleaning out the cupboards, I sat in lecture theatres being inspired by all the strategies you can use to build wealth through property.</p>
<p>In the process of setting up our portfolio of investment properties, I realised just how much I loved property. I wanted to create a business where I could still do what I loved and have the flexibility to look after my little baby. After developing property for myself, a couple of friends asked me to project manager theirs and so that’s how Property Bloom came about. My little baby is turning 15 soon and so much has happened in this time.</p>
<p>The biggest, most challenging change for me came just two years ago when I became a single mum. Unfortunately, things didn’t work out for my marriage and after 19 years it was the biggest decision of my life to leave it. I had to weigh up many things and the most important being the kids. I have two beautiful sons and they are my priority. With the help of some good counselling and support of my awesome girlfriends, I made it through. The scariest thing was not fully knowing how I would manage financially.</p>
<p>But I needn’t have worried as during the last few years, I worked out how we can create and attract what we want. It’s all about having the right energy or mindset.</p>
<p>I was so unhappy I didn’t realise how much this sadness impacted on my daily life. I used exercise and keeping busy to cope but at the end of the day, I was finding it hard to keep a positive mindset. Then two massive life changing things happened. My elderly father died and then suddenly my younger mother-in-law died in the space of just a few months. These were the first deaths in my family and the harsh perspective they gave me was so powerful it literally kicked me into action.  Life was too short and I knew I had to make a massive change.</p>
<p>When I became happy after making that enormous and very tough decision, it was like the entire universe was on my side. My business was already doing well, possibly as I used it to focus on to get me through the tough times. But as a feeling of peace flowed through me, everything became brighter and it was easy to be positive.</p>
<p>I cherished the time I had with my boys and also the newly found time I had to myself when they were with their father. I’d never had much time to myself. Building a business and raising a family is time consuming and hard work. I used this precious time to recharge my energy levels, rebuild my self-esteem and focus on what I wanted.</p>
<p>In the meantime, my property development project management business that I love so much, was gaining momentum. Lots of clients were coming back to do a second and third project with us and new clients were attracted to the high level of service our boutique business offers. This meant I had no reason to feel financially worried despite taking out a massive mortgage on the family home so the kids and I could still stay there. Thank goodness for low interest rates!</p>
<p>After a while, I started thinking that the only thing missing was a partner to share my happy life with.</p>
<p>This is the fun bit. One New Year’s Eve, over a few glasses of champagne with my girlfriends, I wrote out a list of things I wanted in a new partner. This is much like writing out a list of goals. When you write them down, they become real and the more you go back and review them, the more energy and focus you are putting on them.</p>
<p>Almost a year to the day of writing that list, I met an amazing man. As we got to know each other, I was blown away that he was literally everything on my list, and more – no mean feat considering it was two pages long!</p>
<p>I’m ecstatically happy and very grateful, its amazing how awesome life is.</p>
<p>So how is your mindset right now? Make it positive and not negative, as remember like attracts like. Are there any changes (hopefully not as dramatic as mine) that you can make that will help you achieve your goals and have you written them down yet?  If something cannot be changed, you can still change your attitude about it. Get started on attracting what you want, perhaps it’s to get started on that development project you’ve always wanted to do.</p>
<p>Your mind is the most powerful tool you’ll ever need on a development site. </p>
<p><em>Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.</em></p>
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jochivers-wq5Bp59R5a

What’s the most important tool needed to develop property? Jo Chivers 

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<p><span style="line-height: 1.3em;">iBuyNew, the online marketplace connects prospective property buyers with off-the-plan properties, whether it's apartments or townhouses.</span></p>
<p><span>The company had marketed more than 650 new residential projects around Australia as of September 2015, according to its CEO Mark Mendel.</span></p>
<p><span>Some of the recent properties featured on iBuyNew include projects in NSW's Gosford, Merrylands, Melbourne and Brisbane. The developments are priced in the range $435,000 to $490,000.</span><span style="line-height: 1.3em;"> </span></p>
<p><span>iBuyNew has more than 2,700 new and Off The Plan (OTP) properties.</span></p>
<p><span>Starting in 2013, iBuyNew sold more than $170 million worth of properties and generated more than $600,000 in profit last year, according to an article in the <em>Australian Financial Review</em> late last year.</span></p>
<p><span>Mendel plans to grow his team to 30 by the end of 2016 as the company begins to expand its offerings and user base.</span></p>
<p><span>Recently, technology investment company Disruptive Investment Group Limited increased its stake in iBuyNew to 100 percent from 50 percent for $5.9 million. </span></p>
<p><span>The deal is expected to be completed before July this year subject to approval from shareholders.</span></p>
<p><span>Mendel said in a recent media post that iBuyNew are property consultants, helping buyers zero in on the right property through reach, advice and insights. </span></p>
<p><span>The company pays its consultants a flat fee irrespective of whether it's a $300,000 or a million dollars. </span></p>
<p><span>"Many other real estate agents are paid a commission, so the more you spend, the more they gain," said Mendel.</span></p>
<p><span>He also said many developers were approaching the company even before launching their projects to the market.</span></p>
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jonathanchancellor-7SQnKwU6yx

iBuyNew helping buyers with off-the-plan properties

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<div><span style="line-height: 1.3em;">It looks as though 2016 is shaping up to be a year within which the residential construction boom, which has mostly served the demands of foreign investors, begins to tail off.</span></div>
<div> </div>
<div>We should never read too much into the results of one month, of course, but reflecting trends that have already been reported by Housing Industry Association (HIA) finance for the purchase of new dwellings fell by more than 15 percent in February.</div>
<p><a href="/images/2016/04/13/A5.jpg" target="_blank">Click to enlarge</a></p>
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<div>Although it is not yet much reflected in the rolling annual data below, finance for the construction of new dwellings also ticked back by -1.9 per cent in February.</div>
<div> </div>
<div>It may or may not be too early to call the peak on finance for dwelling construction after a very solid run through this cycle, but market releases suggest that building approvals are now on a downslope, and construction will probably follow suit in time too.</div>
<p><a href="/images/2016/04/13/A11.jpg" target="_blank">Click to enlarge</a><br><img src="/images/2016/04/13/A11.jpg" alt=""></p>
<div><strong><span style="text-decoration: underline;">Market shifting away from investors</span></strong></div>
<div> </div>
<div>Figures showed investor lending steadying at around a seasonally adjusted $11.9 billion, which is still a historically high figure, but some way down from the August 2015 peak.</div>
<div> </div>
<div>A quick glance at the chart for loans outstanding shows how banks and lenders have shifted their focus in favour of home loans, a direct response to APRA's regulatory intervention.</div>
<p><a href="/images/2016/04/13/A6.jpg" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/04/13/A6.jpg" alt=""></p>
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<div>We know that there remain blurred lines between investor and home loans, but the February data shows that overall the balance has tilted back in favour of owner-occupier finance ($21 billion) over investment housing finance ($11.9 billion).</div>
<div> </div>
<div>Overall, 2016 looks likely to be a steadier year for property markets, as investors are limited in their borrowing capacity.<br><br>It's worth remembering that owner-occupiers represent a greater share of the market, and as such have the potential to push prices up in the areas in which they are buying (think middle-ring suburbs, catchments for good schools, good transport links, appealing shopping and lifestyle locations).<br><br>Investors should now begin to account for about one third of the market, which is much more in line with historical averages.</div>
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<div>With returns from fixed interest accounts so low and mortgage repayments much lower than they were, many in the home ownership sector will look to improve the value of their own homes, or look to acquire renovation projects.</div>
<div> </div>
<div>Indeed major renovations activity is now at long last trending up in all three of the most populous states, with Sydney leading the way by a margin. Renovation activity is presently less popular in Melbourne, with considerably more modern housing available following a strong decade of construction and dwelling supply.</div>
<p><a href="/images/2016/04/13/A10.jpg" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/04/13/A10.jpg" alt=""></p>
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<div><strong><span style="text-decoration: underline;">First homebuyers subdued</span></strong></div>
<div> </div>
<div>While 2016 looks set to be the year of the homebuyer, much of the activity is being driven by refinancing and existing home-owning folk looking to trade up or down, rather than by new market entrants.</div>
<div> </div>
<div>Even if the ABS data is not quite complete or accurate, it seems fair to surmise that the share of dwellings financed by first homebuyers is tracking some way below the long run averages.</div>
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<p><br><strong><span style="text-decoration: underline;">The wrap</span></strong><br><br></p>
<div>2016 therefore seems likely to be a year wherein markets are increasingly moved by homebuyers ahead of investors.</div>
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<div>It is worth reiterating here that in part due to high transaction costs, whether bought as a home or a pure investment, property works best as a long term play.</div>
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<div>The internet and financial media is largely - though, of course, not absolutely - a fusion of noise, short-termism, misinformation and guesswork when it comes to property market commentary. You only need to look back to 2012 for some classic examples of that.<br><br>In my opinion there is very little value in comparing returns with the share market over a one or two year timeframe. Each asset class has its merits and place in a portfolio, but generally speaking property needs at least a ten year time horizon in order to justify the transaction costs. <br><br>The data yesterday confirmed that home loan activity levels - although not necessarily aggregate mortgage values - are rising solidly in Queensland, and this is readily visible in some of the family-friendly middle ring suburbs of Brisbane. Investor hubs are considerably patchier, and many of the resources regions are an absolute disaster zone. <br><br>A final point of interest for today is that markets had increasingly been lining up bets for an interest rate cut as soon as May, though I personally didn't like the odds of that happening. <br><br>I don't spend hours deliberating over monetary policy wording, but clearly the Reserve Bank (RBA) noted in its most recent decision release that "continued low inflation would allow scope for easier policy, should that be appropriate...".<br><br>There are probably three things that would need to be in place for an interest rate cut, being a cooling of property investor lending (tentative tick), confirmation that hiring is weakening, and evidently confirmation of continued low inflation. <br><br>The Labour Force figures for March are due out on Thursday, and the market consensus sees a fairly moderate result as likely, with some clear risks to the unemployment rate reading, while the March inflation data is due out towards the end of the month.<br><br>There's a bit of water to flow under the bridge between now and then, but a nice bump in key commodity prices overnight and an incredibly strong result from NAB's Business Survey really don't point towards a rate cut at this stage. <br><br>A cracking NAB survey showed a surge in business conditions at their highest level in fully eight years since 2008, and while the employment gauge jumped to a five year high. Business conditions are now showing a reading of +12, absolutely miles above the long run average of +5, and capacity utilisation has improved strongly (I do note here, though, that the outlook for mining remains dire). <br><br>The RBA has arguably been a reluctant cutter through this cycle, so I reckon that rules out a May cut. In fact, interest rates could be on hold for as far as the eye can see. <br><br>As ever, happy to be proven wrong on that, though.</div>
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<p><span><em>PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.</em><br></span></p>
<p><em>His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.</em></p>
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Residential construction boom tapering off: Pete Wargent

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<p><span>Unit rents increased at record levels over the March quarter for the majority of capital cities despite a national apartment building boom, according to the March Quarter Rental Report from <span id="0.0773269054479897" class="highlight">Domain</span><span>.com.au.</span></span></p>
<p><span style="line-height: 1.3em;">The report found u</span><span style="line-height: 1.3em;">nit rents increased in Sydney, Melbourne, Brisbane, Hobart and Canberra over the March quarter, staying at record levels despite the recent unit building boom, while h</span><span style="line-height: 1.3em;">ouse rental vacancies remain low in most capitals.</span></p>
<p>Capital city vacancy rates were steady at 2.1 percent for houses but fell slightly for units to 2.3 percent, with overall dwelling vacancies remaining at 2.2 percent.</p>
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<p><img src="/images/2016/04/7/Screen%20Shot%202016-04-07%20at%2011.21.30%20AM.png" alt=""></p>
<p>Domain.com.au senior economist Dr. Andrew Wilson said d<span style="line-height: 1.3em;">espite the recent influx of home building, we can expect to see upward pressure on both house and unit rents in most capital cities continuing in the foreseeable future.</span></p>
<p>"The clear exceptions to tight capital city rental markets are Perth and Darwin. Rents in these cities continue to fall reflecting the impact of the downturn in the resource economy and the end of the significant rental demand driven by a fly-in fly-out workforce," he said.</p>
<p>"Sydney median unit rents increasing sharply over the March quarter.</p>
<p>“Despite the significant numbers of new apartments entering the market, Sydney unit rents bounced back this quarter with a sharp 4 per cent increase in the median weekly rental. This increase offers no relief for tenants with house rents remaining at record highs and already low vacancy rates continuing to tighten. <span style="line-height: 1.3em;">The median unit rent was recorded at $520 per week, closing in on the $530 median weekly rent for houses. Sydney unit rents have now increased by 4 percent over the past year – second to Melbourne for annual growth. </span></p>
<p><span style="line-height: 1.3em;">The report found Melbourne house rents came in at $400 per week, up 2.6 percent over the year and unit vacancy rates falling despite the recent surge in new supply.</span></p>
<p><span style="line-height: 1.3em;">"It has been a positive quarter for investors in Melbourne with unit rents now rising to record levels and vacancy rates falling, despite an unprecedented new apartment boom. Melbourne house rents remain at peak values as well, with low vacancy rates indicating no relief in sight for tenants," he said.</span></p>
<p><span style="line-height: 1.3em;">“Brisbane tenants in units and houses have experienced rising rents, with both at record highs. Vacancy rates do remain reasonably balanced, however, with some slight tightening for units in the March quarter."</span></p>
<p><span style="line-height: 1.3em;">Gross rental yields for investors held over the March quarter, with Hobart having highest gross returns for houses at 5.6 percent and rising. Sydney had 3.3 per cent.</span></p>
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mick.cee-iDmgDDAmu8

Rents continue to rise despite national building boom: Domain

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<p>Minister for Family and Community Services and Social Housing Brad Hazzard <span style="line-height: 1.3em;">and the Lord Mayor of Sydney, Clover Moore, officially opened the latest development by </span><span style="line-height: 1.3em;">City West Housing, The Exordium Apartments at Zetland.</span></p>
<p><span style="line-height: 1.3em;">Exordium Apartments at Zetland is a $41m development comprising 104 </span><span style="line-height: 1.3em;">contemporary one, two and three bedroom units geared toward </span>affordability<span style="line-height: 1.3em;"> for city workers.</span></p>
<p>Janelle Goulding, CEO of City West Housing said the vision for the development <span style="line-height: 1.3em;">was to create a high quality and sophisticated contemporary building and </span><span style="line-height: 1.3em;"> provides a mix of residential </span><span style="line-height: 1.3em;">dwellings to help support the ever increasing demand for affordable rental accommodation.</span></p>
<p>It will feature communal gardens and BBQ areas, a small cafe and a single <span style="line-height: 1.3em;">level basement with parking for 40 cars and ample bicycle storage.</span></p>
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po-LsXgBTHBmX

City West Housing Zetland development The Exordium officially open

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<p>GUEST OBSERVER</p>
<p>The impending end to the 2015/16 tax year is set to help drive real estate market activity in autumn.</p>
<p>With the end of the tax year fast approaching, many investors and self-managed super funds will be weighing up whether to rebalance in or out of real estate assets and will act well before the  June 30 cut-off.</p>
<p>Throw in the threat of a July Federal Election and we expect appraisal, listing and sales numbers to hold their ground in the lead up to the end of the financial year.</p>
<p><strong>Buyer activity will be consistent in autumn</strong></p>
<p>Real estate has become a round-the-clock market due to the universality of the internet, which means vendors can achieve good sales results regardless of the season.</p>
<p>Buyers are driven to secure a property for a wide variety of reasons, whether it’s to secure a tax-effective investment for a self-managed super fund, or a home to live in – and the season makes little difference to them.  </p>
<p>If the vendor settles on a realistic price and the property is well presented, it won’t matter to buyers whether it’s spring or autumn.</p>
<p>Yet the reality is there will be fewer properties for sale in autumn than in the traditional springtime selling months between September and December, when many owners list properties for sale.</p>
<p>The number of properties for sale in March 2016 was 20 percent less than September 2015, according to Raine &amp; Horne.</p>
<p>If there are fewer properties for sale in April and May than September, and more or less the same number of buyers, it stands to reason that an autumn sale can make plenty of sense.</p>
<p><strong>A more pleasurable experience for buyers</strong></p>
<p>Across much of Australia, autumn is relatively milder than the stickier spring and summer months – although it will be getting chillier in the southern states.</p>
<p>An autumn open home therefore can present a more pleasurable experience for buyers, who will be more likely to poke around properties with more inviting external spaces for longer than they might at the height of the summer.</p>
<p>The colourful backdrop provided by autumn leaves may even strike a chord with some buyers looking for the perfect outdoor experience.</p>
<p>Tumbling autumn leaves, however, means owners need to be diligent with the rake to ensure the exteriors of their properties present in a clean and tidy fashion. </p>
<p> </p>
<p><em><span>Angus Raine is executive chairman, <a href="https://www.raineandhorne.com.au/" target="_blank">Raine &amp; Horne</a>.</span></em></p>
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End of financial year to drive autumn property markets: Angus Raine

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<p>GUEST OBSERVER</p>
<p>Australia’s property market found itself caught in a perfect storm last year.</p>
<p>With RBA interest latest sitting at levels not seen since the 1950s, an Australian dollar sitting below 0.80 to the US dollar, and a low a level of inflation, both investors and owner-occupiers alike saw it as the perfect opportunity to claim their piece of Australia’s property market pie. Across the country, we saw new dwelling commencements increase for the third year running at 211,860 in conjunction to the boom in Melbourne and Sydney’s house prices. <br><br> But after experiencing this seemingly perfect storm that helped us sail prosperously through 2015, as we propel further into the next leg of the race many are left wondering; <em>will 2016 provide the same conditions to herald a consecutive year of property market success?</em></p>
<p>Much like the weather, our economy is far from static. The forces that once may have assisted us can very quickly take a turn. Some will find this will ultimately put them at an advantage; for others, it may make the voyage a little less linear.<br><br> While RBA interest rates currently sit on 2 percent and are expected to hold, and the Australian dollar floats around 0.70 to the greenback, it is the banks that have changed their game. <br><br> The rhetoric of global economic uncertainty currently prevailing among business experts means that banks have had to respond. More stringent stress testing standards to assess their capability to respond to a financial downturn mean this is also being applied to investors in 2016.<br><br> As the cost of capital has increased for banks due to greater risk, investors will now find it harder to access loans. While there has always been a degree of stress testing, the margins are now higher. The Big Four Australian banks have a large amount of security tied to residential debt, so while you may put in an application at 4 percent it is likely to be tested at 6 percent. <br><br> This creates an environment where being able to prove cashflow is prime, highlighting two major players: those who have assets but are cashflow poor and may struggle to liquidate, and those with strong balance sheets with a large amount of cash on hand who can prove mitigation of future risk. For those who are able, commercial property will likely be the investment pick, with better yields and stronger prospects for long-term tenants providing stronger foundations for capital growth and ultimately a more secure investment.</p>
<p>It is important for both large scale and individual investors alike that property is not a short-term venture, and disruptions in the market should not instantly prompt investors to sell. Those who panic will ultimately lose because they are selling in a softening market if having purchased recently. Given the nature of our globally-linked financial markets and the uncertainty surrounding them, it is likely interest rates will remain low for at least several years to come. If you are sensible with the amount you are borrowing, and gear yourself comfortably, you are likely to be in a winning position in the long run.</p>
<p>Our perfect storm may well be on the turn, but it’s still presenting a whirlwind of opportunity for property investment. This will be easier for some more than others, but with a prudent and logical financial approach, there’s still plenty of opportunity to capitalise.</p>
<p> </p>
<p><em>Andrew Fawell is director, Beller, and can be contacted <a href="https://beller.com.au" target="_blank">here</a>. </em></p>
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