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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Queensland is tipped to replace New South Wales as the most optimistic state regarding the residential property market and lead the country for price and rental growth over the next two years, according to the NAB Residential Property Survey.
The NAB Residential Property Survey found market sentiment improved notably in Queensland and was less negative in SA/NT, softened in Victoria and NSW and fell to a new low in WA.
<a href="/images/2015/10/29/Screen%20Shot%202015-10-29%20at%2010.58.02%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/10/29/Screen%20Shot%202015-10-29%20at%2010.58.02%20AM.png" alt="">
NAB Group chief economist Alan Oster said the NAB Residential Property Index fell -7 to +10 points in the September quarter - its second consecutive fall - with the index now below its long-term average (+14 points), however it’s not all negative as the overall picture masks some big differences across individual state markets.
“The survey also suggests that yield compression will continue as capital growth outpaces rental growth in all states,” he said.
“Foreign buyers were notably more active in Victoria, where they accounted for just over 1 in 4 of all new property sales and around 1 in 7 sales of established homes.
"In established property markets, foreign buyers accounted for around 11.3% of all apartment sales and 9.5% of house sales. These ratios were significantly higher in Victoria, where foreign buyers accounted for around 1 in 5 of all established apartment sales and just over 1 in 6 houses.
The report noted expectations for national house price growth over the next 1-2 years were scaled back to 1.5% and 1.8%. 
"However, this also masked a notable improvement in Queensland, which is now predicted to be the leading state for capital growth in the next few years (2.6% &amp; 3.4%). In contrast, expectations were cut back in NSW (2.2% &amp; 1.8%) and Victoria (1.9% &amp; 1.9%), and remain weak in SA/NT (-0.2% &amp; 0.5%) and WA (-0.7% &amp; 0.4%)," it read.
"In 2016, the slowdown in average national house price growth to 2.3% is largely driven by a moderation in both Sydney and Melbourne prices growth. NAB Economics expects house price growth to decelerate in Sydney to 1.2%, while price growth in Melbourne will ease to 3%. Brisbane is tipped to see the fastest house price growth (4.5%), and the Adelaide market is expected to improve (2.4%). Perth will remain weak, although price declines are forecast to ease."
<a href="/images/2015/10/29/Screen%20Shot%202015-10-29%20at%2010.57.50%20AM.png" target="_blank">Click to enlarge</a>
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mick.cee-iDmgDDAmu8

QLD to replace NSW as most optimistic: NAB

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Queensland's property market continued to operate at two speeds in September, with vacancy rates tight in the southeast corner while holding steady, albeit weaker, in the regions, REIQ data suggests.
The rental markets from Gympie south to the Gold Coast and west to Toowoomba are near historically tight levels, with vacancy at less than 1% in some parts of the Sunshine Coast.
REIQ CEO Antonia Mercorella said demand was rising and limited inventory meant the market was very tight, particularly in Caloundra and Noosa, with both areas registering a vacancy rate of 0.9% – the lowest in the state.
“We’re seeing strong demand for rental properties in these areas and while a small level of this demand is seasonal, it does mean good news for investors who have certainty around finding tenants for their properties,” she said.
Brisbane continued its long-term trend with a vacancy rate of 2.8%, still in the healthy range.
“We continue to see strong demand for dwellings in the Brisbane market and despite some commentators who suggest that we are facing a glut the data tells a different story,” Mercorella said.
“New apartments in Brisbane are reportedly being snapped up by investors and owner-occupiers, although the vacancy rate softened slightly to 3.3% from 3%.
“Local agents are telling us that in order to secure a tenant, rental incentives are being offered,” she said.
“Asking rental prices are also said to be softening in response to the level of supply, however, it is evident that tenant demand is still there.”
<a href="/images/2015/10/28/Screen%20Shot%202015-10-29%20at%208.14.35%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/10/28/Screen%20Shot%202015-10-29%20at%208.14.35%20AM.png" alt="">
 
The Gold Coast dropped to 1.7% from 2.3%, while the greater Sunshine Coast area edged lower to 1.3% from 1.6%.
Fraser Coast recorded a small dip to 3.7% from 3.8%, reflecting a trend towards a healthier investor market.
In Toowoomba, the rate dropped to 2.7% from 3.1%.
This reflects the strength of the region and the diversity of its local economy. Improving employment prospects are adding to local confidence with the second range crossing scheduled to begin construction in 2016.
Regular international freight flights out of the Brisbane West airport are also expected in the not so distant future.
Further north, the market is softer, with Gladstone's vacancy rate weakening to 7.1% from 5.2%.
Mercorella said the market in Gladstone was facing challenges, but with promised infrastructure projects emerging on the horizon a recovery was likely.
“With potential projects slated to go ahead, such as the Eden Bann Weir scheduled for next year and the Gladstone to Fitzroy River pipeline, employment should improve and with that, the property market.”
Further north, Rockhampton revealed a steadily improving picture as the vacancy rate improved to to 4.5% from 6%.
Mackay held steady at 9.1% for a second consecutive quarter.
According to local agents, despite the somewhat high vacancy levels, optimism was returning as employment prospects firmed.
“We are hearing that tenants are taking longer leases in response to better employment certainty and while it would be premature to suggest a turnaround was imminent we are confident in our position that the bottom has been reached,” Mercorella said.
In the state’s north, Townsville rose marginally to 5.6% from 5.3 percent.
Cairns was one of the best performing regional centres, with a drop to 2.6 percent from 2.7 percent, reflecting continued employment and improvements in the tourism market.
Mercorella said that overall, Queensland’s market was relatively solid compared with other states.
“The southeast corner is driving growth and this will eventually cascade throughout the rest of the state,” she said.
“We’re hearing that business confidence is improving in some regional centres as those economies diversify and manage the resources downturn impact.
“In Brisbane, consistently strong capital growth for the past two years gives us reason to be optimistic that equilibrium will be restored in the rest of the state,” she said.
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j.ballantyne1990-6AQqhLzZaK

Queensland's rental property market operating at two speeds

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The Australian Property Institute's proposal to modernise the organisation has received strong support from members.
At the API's extraordinary general meeting (EGM) in Adelaide, the motions passed with 90% of votes in favour.
At least 66% approval was needed to pass the resolutions, which include:
- the API to become a company limited by guarantee,
- and to adopt the proposed new constitution.
The new structure and governance is expected to come into effect from January 1, 2016.
"This is a real transition, a culture change from 2016 onwards, the API would serve the members, provide advocacy, develop and uphold professional standards," API chief executive Mike Zissler said.
API national president Tyrone Hodge would become chair of the new organisation until the AGM in May next year.
New members would also be nominated for election to the board at the meeting, with some current members staying to ensure continuity.
“There is still a lot of work to be done finalising charters, policies and guidelines, however, the outcome of the EGM is a tremendously positive step forward for the API," said Zissler.
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jchancellor-FAypfDUnLy

API members pass much needed modernisation reforms

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Melbourne's Newmarket Hotel will go under the hammer on November 12.
Redeveloped by the Melbourne Pub Group about three years ago, the <a href="https://www.realcommercial.com.au/property-hotel+leisure-vic-st+kilda-501723705" target="_blank">Newmarket Hotel </a>is a modern gastro pub with a basement lounge bar in bustling St Kilda.
It is on lease to the Dixon Hospitality Group for circa 25 years, including options.
The hotel earns a net rental income of nearly $365,000 per annum and is one of the best performing bayside food and beverage pubs.
“Prominently situated on Inkerman Street, the Newmarket Hotel is an iconic St Kilda watering hole, popular for its high-end pub fare and extensive selection of boutique beers on tap,” said CBRE Hotels’ Scott Callow, who along with Joseph Du Rieu, is the listing agent.
The hotel is set on more than 1,000 square metres of land.
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Premium St Kilda watering hole to go under the hammer

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Australia has set itself up for a classic property crash - and potentially take the economy with it - if our luck doesn't hold, the expatriate Professor Steve Keen has forecast.
Chinese buyers had given Australia's debt-booze-addled gamblers a possible out.
"Australians are now gambling on whether the fallout from China's crash will prick their own bubble, or inflate it once more," he suggested.
"In everywhere but Australia, I'm famous for predicting the 2008 crash," the UK based former Sydney professor told his recent Irish audience ahead of a conference next month.
"In Australia, I'm famous for being wrong about house prices - they rose after the crash, when I expected them to fall."
He says he partly got the cause right, but the direction of the cause wrong with his 2008 forecast.
"As the Irish know only too well, what really causes house prices to rise rapidly is too much mortgage debt, rising too quickly.
"House prices exploded here in the "Celtic Tiger" days, only to collapse when the mortgage bubble burst - bringing the economy down with it," <a href="https://www.independent.ie/world-news/asia-pacific/listen-is-that-the-sound-of-a-bubble-bursting-down-under-34137299" target="_blank">he wrote in the Irish Independent</a>.
Keen wrote that Australians avoided the nasty hangover "by the classic Antipodean method: they went for the 'Hair of the Dog' cure.
"Whereas the rest of the world unwound its mortgage debt, Australians piled into it - first in 2008 when the government turbocharged the market by doubling the grant it gave to first-home buyers, and then since 2012 when falling interest rates encouraged Baby Boomers to throw their so-called retirement savings into the housing market casino.
he said the Australian hangover cure worked, but at the expense of mortgaging Australia to the hilt.
When the crisis hit in 2008, Australian mortgage debt was already higher than in the USA: mortgage debt peaked at 72pc of GDP in America then, but Australia's level was 10pc higher again.
"Today, mortgage debt in the USA has fallen to 53pc of GDP-what wimps!
"The hard-drinking Australians now have a mortgage debt level of 91pc of GDP and rising."
"As any fan of the 'Hair of the Dog' cure knows, it only works if you keep drinking.
"So can Australians maintain their record for insobriety and keep imbibing from the Bar of the Banks?
Left to their own devices, I have little doubt that my ex-countrymen could keep knocking back the 4X of mortgage debt forever.
But as 'Hair of the Dog' devotees also know, one danger of this cure is that the bartender will eventually refuse to serve you.
"And that seems to be happening in Australia now ....with the policeman (the "Australian Prudential Regulation Authority") finally awoken from his slumber, and is now insisting on less alcohol in the brew-otherwise known as a lower loan to valuation ratio.
Kenn says these moves seem to be have blown the froth off the Australian market.
In the boom days, more than 80pc of properties were sold at auction, and frequently for well over their reserves.
Steve Keen noted the auction clearance rate appears to be heading further south.
"Prices are still rising, but the rate of price increase has slowed. 
As fans of rugby will appreciate, Australians can win on luck as well as talent.
"But it's only luck now that is keeping Australia from tasting the bitter brew that Ireland was forced to sip when the myth of the Celtic Tiger was exposed as a debt-drunkard's delusion.
"Australia has set itself up for a classic "Marsupial Tiger" crash.
"As the growth rate of mortgage debt slows, the market will come down and potentially take the economy with it.
"But Australians are relying on their other secret weapon: luck.
"Chinese buying of Australian real estate-partly as insurance against things going bad in China, partly to buy blue skies, which can't be bought in China for love nor money - has given Australia's debt-booze-addled gamblers a possible way to walk away from it all and appear sober rather than sozzled.
"However, China itself is going through its own property market crash, and there's no external force that will rescue its speculators from that fate.
"So Australians are now gambling on whether the fallout from China's crash will prick their own bubble, or inflate it once more."
Professor Steve Keen is just one of the many big names from the world of economics appearing at <a href="https://www.kilkenomics.com/" target="_blank">Kilkenomics</a>, called Davos with jokes, in two weeks' time.
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Australia faces property crash - taking the economy with it - if luck doesn't hold, Professor Steve Keen

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A seven-fold increase in infrastructure spend around Hobart is creating affordable real estate hotspots for investors and owner-occupiers, according to PRDnationwide Research. 
Especially houses and apartments in areas such as Howrah, Rokeby and Glenorchy, PRD's latest Hotspots report shows.
"With great affordability and major support in the form of large upcoming infrastructure spend, Hobart will become a hotspot for first time home buyers and investors alike," PRDnationwide national research manager Asti Mardiasmo anticipates.
Hobart is often considered the perennial under-performer of the Australian property market.
"In Hobart and its surrounding metro area, positive median price growth is evident for both house (5.2%) and units (2.7%)," Asti Mardiasmo said.
The median price of Hobart CBD and its immediate areas range between $500,000 - $800,000, with most expensive suburbs to be found south of the CBD and on the eastern shore.
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Earlier this month SQM Research director Louis Christopher said Hobart would be one of Australia's best-performing property markets in 2016.  
Price growth of houses in Howrah, a suburb across Derwent River and 12km from the CBD, was achieving annualised 2.8% growth in the year to September, up from just 0.5% six months earlier, the PRD report shows. 
Neighbouring Rokeby has had a 5.6% annualised boost to prices. Just six months ago, they were falling 5.3% a year.
"Historically an overlooked suburb, Rokeby is looking to gain future benefit from $13.6M of developments completed over the past financial year, and an additional $6.8M of projects in the next 12 months. Investors will do well in Rokeby with an average rental yield of 6.5%," the report said.
Claremont growth has pushed ahead to $253,750 median, up 6.4%. "Home of the Cadbury chocolate factory and located north of the Hobart CBD, Claremont affords a more quiet lifestyle alternative to inner city living at an affordable entry price. With a 10.1% growth in median price over the past 12 months and 6.3% rental yield, it is a highly desirable area," the report says.
In Glenorchy in the city's north unit prices, which were falling at an annual pace of 7.1% six months ago, have turned around and are now gaining at an annualised 5.1%. The median unit price in Glenorchy is $205,000. 
Bridgewater on Greater Hobart's northern edge, where units that six months earlier were growing at a pace of 0.5%, are rising at 9.9% rate with the median unit price at $155,000, the PRD report shows as one of the strongest market segments. 
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<img src="/images/2015/10/28/Screen%20Shot%202015-10-28%20at%2010.59.44%20AM.png" alt="">
"Bridgewater offers an affordable alternative to the inner city markets, yet also recording high growth of 15.7% over the past 12 months.
"There is a wide range of dwelling types within the area suiting both investors and first home buyers.
"Investors do well in Bridgewater with an average yield of 7.5%."
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Is Hobart the next hotspot? PRD think so

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The three bedroom Redfern terrace of the film and television producer Sandra Levy has been sold for $1.89 million through Nick Gill at Bresic Whitney.
<a href="https://www.realestate.com.au/property-house-nsw-redfern-119246643" target="_blank">The terrace</a> was bought by the Business Council of Australia president, Catherine Livingstone and chartered accountant husband Michael Satterthwaite who've quickly secured a $1300 weekly rental for their second investment terrace in the suburb. 
Levy who paid $1.42 million in 2010 is off to the Jasper, St Margarets complex in Surry Hills. 
Great Buckingham Street was described in the marketing as the suburb's best street. 
Livingstone has held influential positions in some of the country’s major companies including Macquarie Bank and Telstra.
This article was first published in the Saturday Daily Telegraph.
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Sandra Levy sells to director Catherine Livingstone

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A new Deloitte report says that while negative gearing gets the blame, it is the 50% capital gains tax discount that has been mostly under-appreciated for frenetic property speculation.
Doubling the length of time an asset has to be held before it is eligible for a capital gains tax break - from 12 months to 24 months - was an option that needed consideration, the report suggested. 
Another options suggested for reform included reducing the size of the discount to 33.3 %. 
"The current . . . discount is too generous, to the extent that it undermines the very principles of this nation's progressive income tax system," the Deloitte report says.
It suggests 33.3% as this is what super funds are eligible to receive. 
Currently capital gains on an asset sold within 12 months are not eligible for any CGT discount.
It is the second "myth-busting" report released by Deloitte as part of its contribution to the tax reform debate.
While overused, negative gearing was not the "evil" force many believe it to be, the report advised. Shares and other assets can also be negatively geared.
Another "skeleton in the closet" for the Australian taxation system are the carried-forward capital losses, the report suggested.
The ATO calculates carried forward losses as at 2012-13 at $8 billion for individuals, $35 billion for companies and $33 billion for super funds.
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Capital gains tax discount more to blame for property bubble than negative gearing

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The overwhelming weight of expert commentary has rubbished Macquarie Bank’s forecast of major price decline in the next 12 months. 
Some media has presented Macquarie’s simplistic analysis, based on Australian as a single property market with a very specific price prediction, as the gospel according to irrefutable economists. But most coverage has been a counter-attack from credible commentators presenting more considered and realistic views of next year’s markets.
Aussie Home Loans chief John Symond said "there's buckley's chance of a price correction." As Property Observer reported on 22 October, Symond told a Sydney investment conference that Sydney's market was nearing its peak, <a href="/news/sydneys-booming-residential-property-market-was-nearing-peak-john-symond">with “steam coming out of the market and sanity coming in”</a>, and predicted a more flat market – but no across-the-board decreases.
And he observed, quite correctly, that there would be differences from one area to the next. "Hot areas will still see a 7-9% gain, in other areas you might see 3-4% and in some other areas a 5% drop," he said. "You have to do your homework." 
Yes, indeed. That is a far more reasoned assessment of the near future than Macquarie’s prediction of a blanket 7.5% decline, apparently everywhere.
Louis Christopher of SQM Research has predicted house price growth in 2016 but at a slower pace than recent years. As an experienced analyst, he knows better than to make a generalised forecast that covers the whole nation as a single market. He has different forecasts for each city and includes three different forecast scenarios in each case, dependent on key events including economic growth, interest rates and the value of the Australian dollar.
In the latest edition of Housing Boom and Bust Report from SQM Research, he predicted Sydney prices will rise between 4% and 9% next year. Melbourne is forecast to overtake Sydney and be the best-performing capital city in 2016 with a rise of between 8% and 13%. 
Christopher said the market overall is unlikely to see price decline for a number of reasons, including the Australian dollar, which is tipped to stay at current low levels or fall further, providing a buffer to the economy and the housing market. 
Raine &amp; Horne executive chairman Angus Raine believes the Macquarie prediction is difficult to substantiate given the current performance of major property markets. He said the level of demand for property and the depth to the market do not indicate a major correction.
Veronica Morgan, the principal of Good Deeds Property Buyers based in Sydney’s inner west, quite rightly criticised the bank for broadcasting the prediction without considering markets on a micro scale.
“It really annoys me when bank PR people get hold of some economic data and suddenly an impending drop in the property market is front-page news,” she said. “Why can I say that this latest prediction will not come true? Because there is really no such thing as an Australian property market. Look at any national property data and you will see that no two capital cities perform in the same way. 
“And then there are regional markets that all have their own cycles to consider. So how can anybody make a claim that the entire country is over-priced or ready for a fall? Even within Sydney there are dozens, probably hundreds, of micro markets."
Business commentator Peter Switzer said the bank forecast "bordered on being stupid", while Andrew Wilson, the senior economist at Domain's Australian Property Monitors, said it was “unbelievably unlikely”.
Wilson noted that, in the past decade, there had not been any national annual drops of more than 5%. “Even in periods where we had prices falling, such as during 2008 when it was the global financial crisis, the national house price fell by just under 4%,” Wilson said. 
Stockland chief Mark Steinert expects house prices to continue to rise next year. His forecast is 3% to 5%.
"There has been quite a lot of talk going on for quite a long time now about the imminent downturn in housing, but no one has mentioned that it hasn't actually eventuated," Steinert told a Property Council lunch in Melbourne. 
"The reality is the economy in Australia is growing at a moderate level of around 2.5%. We have a low Australian dollar, continued population growth (albeit at a slower rate) and metro housing markets that are generally under-supplied. These are not the pre-conditions for some sort of general correction in housing."
There have numerous other commentators on the issue and the general theme is that there will be price growth in 2016 - but, in the case of Sydney especially, the rate of growth will be less.
An alternative view has come from accident-prone Shane Oliver, AMP Capital’s chief economist, who is predicting price decline but not until 2017.
Oliver has probably the worst track record of any economist in predicting real estate events. I could fill several pages with examples, but basically he believes housing is “over-valued” and has been predicting a significant correction for most of the past 10 years.
He clearly is one of those, not unlike another failed forecaster Steve Keen, who believes that if you keep making the same prediction year after year, you’ll eventually get it right.
So Shameless Shane was out there in the media again recently expounding his bubble theories, with claims of over-valuation of housing and predictions that property prices would fall “between 5% and 10%” - which might happen “around 2017”.
 
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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terryryder-YECXbqmri2

Experts rubbish Macquarie Bank's price decline forecast: Terry Ryder

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The Hodges estate agency has been named winner of the best website award by the Real Estate Institute of Victoria (REIV).
Hodges attributed the win to their recent rebranding after a complete rebuild in 2015.
The site’s audience is predominantly mobile, so the design factored in tablets and smartphones. 
The go-digital approach resulted in a significant rise in hits to the website in the past 12 months, with 303,828 views so far in 2015.
“I am incredibly proud to be a part of Hodges leading the industry," Hodges CEO Carmel Baker said. 
In its 21st year, the REIV Awards considered more than 250 submissions, with Hodges in the top three finalists for the Communications Award, Best Website Award, and Residential Property Manager of the Year (Principals).
Under their new CEO Baker, Hodges expects to increase its franchise presence around the bay from Point Nepean to Queenscliff by 50 percent in the next 12 months.
Established in 1856, Hodges is one of Melbourne’s oldest real estate agencies.
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