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

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

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

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

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

Juliet to sit quietly amid Roseville apartment boom

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

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

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

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

Property market

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Sydney has the shortest national capital city median house time on market length with 26 days, according to CoreLogic RP Data.
Melbourne follows with 31 days, Canberra 33 and Brisbane with 62 days.
For units, the average time on market in Sydney is 25 days, Melbourne 34 and 61 days in Canberra.
<a href="/images/2015/08/25/Screen%20Shot%202015-08-25%20at%204.29.50%20PM.png" target="_blank">Click to enlarge</a>
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mick.cee-iDmgDDAmu8

Median time on market shortest in Sydney, Melbourne: CoreLogic RP Data

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GUEST OBSERVER
The property markets of ten out of the thirteen local government authorities (LGAs) which make up the New South Wales region of Northern Inland are ranked in Australia’s Top 30% property markets over the last fifteen years.
Gunnedah and Liverpool Plains were the equal best performing markets in the region with a national ranking of 38th out of the 550 LGA’s in Australia. 
<a href="/images/2015/08/24/Screen%20Shot%202015-08-24%20at%203.14.32%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/08/24/Screen%20Shot%202015-08-24%20at%203.14.32%20PM.png" alt="" width="545" height="495">
The median house price in Gunnedah increased from $80,000 at the start of 2000 to $290,000 by the end of 2014. The average annual growth rate of 9.6% plus the 5.8% rental yield equates to a total annual return of 15.4%.
Liverpool Plains’ median house price increased by an average of 7.9% per annum and its average rental yield is 7.5%.
Propertyology conducted a study to compare the historical property market performance of each of Australia’s 550 local government authorities between 2000 and 2014. Given that some property markets have higher rates of growth and others have higher rental yields, Propertyology calculated the ‘total return’ (average annual growth rate plus rental yield) and we then ranked the LGA’s from 1 to 550 based on this performance.
Glen Innes (ranked 70th), Narrabri (49th), Moree Plains (81st), Guyra and Inverall (equal 92nd) all featured in Australia’s Top 100.
Tamworth had the highest population growth rate in the region – 1.1% per annum for the last ten years compared to the 1.6% national average. Propertyology regards Tamworth as an exceptional strong regional service centre with an economy which is comparable to capital cities in regards to industry diversity. Tamworth’s property market was equal 163rd (with Uralla), making it amongst the best 30% based on overall historical performance for the last 15 years.
Tenterfield (107th) and Armidale (173rd) out of 550 also performed exceptionally well.
Propertyology’s study concluded that population growth doesn’t have the big influence on overall return as many think. The historical evidence shows numerous locations performed strongly in spite of modest, or even no, population growth. For example, Moree Plains’ population declined by an average of 0.6% per annum and both Narrabri and Liverpool Plains had zero population growth, yet they all performed better than each of the 43 LGA’s in Greater-Sydney. Affordability and lifestyle are the common denominators.
The Northern Inland region contains locations which tick a lot the boxes that Propertyology looks for when helping mum-and-dad investors to take advantage of the many opportunities that Australian property markets have to offer.
Gwydir was the region’s worst performing property market, ranked 417th.
Simon Pressley is Managing Director of <a href="https://www.propertyology.com.au/" target="_blank">Propertyology</a>, REIA Hall of Fame Inductee, property market analyst, accredited property investment adviser, and Buyer’s Agent.
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spressley-sBoeMhannA

Northern inland NSW property scorecard: Simon Pressley 

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Kel Richards, the veteran Macquarie Radio broadcaster, and wife Barbara have listed in Riverview.
Richards, best known for his insights into words, has been in their older style two storey house since paying $170,000 in pre-boom 1986.
Now with modern kitchen and bathrooms, the five bedroom home has been listed through Holgate First National Lane Cove agents Scott and Tina Henry.
They expect the 580 sqm Yallambee Road property, with pool, to fetch around $2 million at its <a href="https://www.realestate.com.au/property-house-nsw-riverview-120527925" target="_blank">September 12 auction</a>.
It was built in 1927 and extended in the 1970s, with the marketing saying its interiors display a wonderful sense of elegance and charm.
The radio personality has also written a series of crime novels including The Case of the Vanishing Corpse, Death in Egypt and An Outbreak of Darkness. His ABC News Radio weekend Wordwatch segment ran until 2010. 
Kel Richards currently presents Sydney radio station 2CH's Sunday night program Sunday Night with Kel Richards.
This article first appeared in The Saturday Daily Telegraph.
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jchancellor-FAypfDUnLy

Broadcaster Kel Richards lists Riverview home

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

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Heading into the new season, changes to funding by APRA will have an immense effect on all the developments that are due to compete for investment purchases of off-plan apartments.
Spring will be the start of the wick being lit for the eventual ‘POP’.
However APRA is not the only leveler of the market: I believe “property valuers” will begin to cover their backs as they dish-out valuations. They have already started to do so, as they become more and more aware of the glut of property now being completed. Coupled with this are rental guarantees and inflated commissions.  
Here's my top five tips for spring. 
1. Owner occupiers should sell, sell, sell.
Investors shouldn't buy off-plan properties and if they really want to get in; waiting till the end of the year means they will reap greater rewards as there will be close to 60,000 properties completed across Sydney and Brisbane alone. 
2. First home buyers should consider stable property, not new
First home buyers should approach and rent where they want to live as rentals across Sydney are lowering in price monthly and vacancy rates are also increasing monthly. Invest where money will be made; there are hubs outside of city centres with great steady capital growth possibilities and great low vacancy rates. 
3. Some BUT NOT ALL regional towns have and will continue to perform well for a few years to come
Some of the markets we have identified and have purchased property in have: steady capital growth, on average 6% yields + and vacancy rates well below 1.5%. The great appeal for some of my young family is also the great entry points with some properties below $200,000 making it manageable and not such a burden. 
4. Parramatta will be flooded with new apartments as they complete in the next 1-4 months
Properties in the Inner West of Sydney are also taking longer to rent out as renters have a greater choice. The western suburbs outside of Parramatta have had a huge build-up of granny-flats as well as new apartments. Again putting pressure on achieving yields and renting property out quickly. 
5. Stablished homes are primed for achieving great sales figures 
Many buyers are still convinced that Sydney is hedged from a property bubble pop. I see a new development proposal just about every day and it startles me that the mainstream media still report under-supply running out of land and huge population growth. Frankly, I see the opposite. 
 
EDWIN ALMEIDA is licensee in charge of <a href="https://www.just-think.com.au/" target="_blank">Just Think Real Estate</a>.<a href="https://www.just-thin.com.au/"> </a>
He is also the creator of <a href="https://www.youtube.com/user/JustThinkProperty" target="_blank">Oz Real Estate.TV</a> and a presenter for <a href="https://propertyinvestingvault.com/" target="_blank">propertyinvestingvault.com</a>.
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ealmedia-arK4DBYLjS

Springtime property valuers best cover their backs: Edwin Almeida's five tips for spring 2015 

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GUEST OBSERVER
With the recent introduction of tightened lending rules for investors, bidder numbers at auctions have lowered for most properties giving others a chance to purchase. Overall, looking at the average number of bidders at our auctions, we are currently at six per property which is down from the eight buyers or so we were seeing just four or five weeks ago. 
You would think that buyers would take the opportunity to put their best foot forward and bid strong to finally have a chance at buying a property but we are noticing buyers are reluctant to bid, but rather wait for others to do so first which is quite rare in a great market. This is an opportunity to pounce and secure something before investors realise the the restraints aren't so bad and interest rates are still at their lowest point making it easier to pay down their loans.
Owner occupiers should get amongst it and bid strongly. They should take the opportunity while their are less active buyers and everyone is uncertain. Remember also that interest rates are the biggest influencer for market fluctuation.
Investors need to understand that if interest rates start going up then so do rents normally, so take advantage of the low interest rates for as long as possible and position yourself as a long term investor. Look to retain for 10+years. 
First home buyers are always too scared to commit as they haven't done it before. I remember when I bought my first property it all seemed very hard but you learn to budget and once you get ahead things get much easier. There is now way I could've saved the money that my properties are worth if I hadn't got my first property.
Remember interest rates are very low and even if they go up to 8% that's still ok, just budget and enjoy the low rates for as long as possible.
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<div>Rocky Bartolotto is director of Property Auction Services and can be contacted <a href="https://auctionservices.net.au/rocky-bartolotto/" target="_blank">here</a>.</div>
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Get amongst it and bid strongly this Spring: Rocky Bartolotto

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Margaret Lomas, founder of Destiny Financial Solutions, has told the Australian Financial Review she recommends avoiding Sydney altogether.
She suggests those who stick to the inner and middle ring suburbs are likely to overpay.
Saying it will be a different matter when rates rise, Lomas says 'try the up and coming markets."
"Those areas which have the underlying fundamentals and display exceptional growth drivers, but for some reason doesn't yet have the buyer demand that makes it a healthy market," she says.
Lomas likes the NSW central coast, including regions such as Bateau Bay where properties can be bought in the low $300,000, an equivalent rental yield of 6%.
She suggests areas north of Wyong such as Blue Haven and Lake Haven are also worth a look.
Her top picks in Brisbane include the north and south. Suburbs such as Morayfield, Deception Bay and Redcliff Peninsula all offer low buy-in prices, yields above 5 per cent and are likely to attract young families in the years ahead.
In Victoria, Lomas recommends staying away from regional areas such as Ballarat where spruikers have moved in, pushing up prices.
Lomas told AFR readers she see value in areas investors might normally be reluctant to buy in such as Tarneit and Narrewarren.
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Margaret Lomas warns off Sydney, but likes the NSW Central Coast

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The top three suburbs in South Australia for the highest gross rental yields are Port Vincent at 13.84%, Solomontown (10.9%) and Port Pirie West (9.41)%.
According to CoreLogic RP Data the suburbs with the lowest gross rental yields are in Carrickalinga (2.14%) followed by Saint Peters, (2.51%) and North Adelaide (2.56%).
Highest
<table border="1">
<colgroup>
<col>
<col>
<col>
<col>
<col>
</colgroup>
<tbody>
<tr>
<td class="s0">Suburb</td>
<td class="s0">Postcode</td>
<td class="s0">Median Price ($'000)</td>
<td class="s0">Gross Rental Yield (%)</td>
<td class="s0">Weekly Median Advertised Rent</td>
</tr>
<tr>
<td class="s0">Port Vincent</td>
<td class="s1">5581</td>
<td class="s1">$342</td>
<td class="s1">13.84</td>
<td class="s1">$910</td>
</tr>
<tr>
<td class="s0">Solomontown</td>
<td class="s1">5540</td>
<td class="s1">$105</td>
<td class="s1">10.9</td>
<td class="s1">$220</td>
</tr>
<tr>
<td class="s0">Port Pirie West</td>
<td class="s1">5540</td>
<td class="s1">$105</td>
<td class="s1">9.41</td>
<td class="s1">$190</td>
</tr>
<tr>
<td class="s0">Peterborough</td>
<td class="s1">5422</td>
<td class="s1">$89</td>
<td class="s1">8.81</td>
<td class="s1">$150</td>
</tr>
<tr>
<td class="s0">Bordertown</td>
<td class="s1">5268</td>
<td class="s1">$158</td>
<td class="s1">8.25</td>
<td class="s1">$250</td>
</tr>
<tr>
<td class="s0">Port Augusta</td>
<td class="s1">5700</td>
<td class="s1">$168</td>
<td class="s1">7.74</td>
<td class="s1">$250</td>
</tr>
<tr>
<td class="s0">Elizabeth Downs</td>
<td class="s1">5113</td>
<td class="s1">$183</td>
<td class="s1">7.27</td>
<td class="s1">$255</td>
</tr>
<tr>
<td class="s0">Davoren Park</td>
<td class="s1">5113</td>
<td class="s1">$180</td>
<td class="s1">7.24</td>
<td class="s1">$251</td>
</tr>
<tr>
<td class="s0">Crystal Brook</td>
<td class="s1">5523</td>
<td class="s1">$171</td>
<td class="s1">7.15</td>
<td class="s1">$235</td>
</tr>
<tr>
<td class="s0">Elizabeth Park</td>
<td class="s1">5113</td>
<td class="s1">$191</td>
<td class="s1">7.08</td>
<td class="s1">$260</td>
</tr>
<tr>
<td class="s0">Elizabeth Grove</td>
<td class="s1">5112</td>
<td class="s1">$195</td>
<td class="s1">6.93</td>
<td class="s1">$260</td>
</tr>
<tr>
<td class="s0">Elizabeth North</td>
<td class="s1">5113</td>
<td class="s1">$190</td>
<td class="s1">6.86</td>
<td class="s1">$251</td>
</tr>
</tbody>
</table>
  
Lowest
<table border="1">
<colgroup>
<col>
<col>
<col>
<col>
<col>
</colgroup>
<tbody>
<tr>
<td class="s0">Suburb</td>
<td class="s0">Postcode</td>
<td class="s0">Median Price ($'000)</td>
<td class="s0">Gross Rental Yield (%)</td>
<td class="s0">Weekly Median Advertised Rent</td>
</tr>
<tr>
<td class="s0">Carrickalinga</td>
<td class="s1">5204</td>
<td class="s1">$414</td>
<td class="s1">2.14</td>
<td class="s1">$170</td>
</tr>
<tr>
<td class="s0">Saint Peters</td>
<td class="s1">5069</td>
<td class="s1">$1,100</td>
<td class="s1">2.51</td>
<td class="s1">$530</td>
</tr>
<tr>
<td class="s0">North Adelaide</td>
<td class="s1">5006</td>
<td class="s1">$1,070</td>
<td class="s1">2.56</td>
<td class="s1">$528</td>
</tr>
<tr>
<td class="s0">Saint Georges</td>
<td class="s1">5064</td>
<td class="s1">$920</td>
<td class="s1">2.57</td>
<td class="s1">$455</td>
</tr>
<tr>
<td class="s0">Hyde Park</td>
<td class="s1">5061</td>
<td class="s1">$1,100</td>
<td class="s1">2.62</td>
<td class="s1">$555</td>
</tr>
<tr>
<td class="s0">Toorak Gardens</td>
<td class="s1">5065</td>
<td class="s1">$1,160</td>
<td class="s1">2.69</td>
<td class="s1">$600</td>
</tr>
<tr>
<td class="s0">Hawthorn</td>
<td class="s1">5062</td>
<td class="s1">$827</td>
<td class="s1">2.73</td>
<td class="s1">$435</td>
</tr>
<tr>
<td class="s0">Westbourne Park</td>
<td class="s1">5041</td>
<td class="s1">$766</td>
<td class="s1">2.78</td>
<td class="s1">$410</td>
</tr>
<tr>
<td class="s0">Glenunga</td>
<td class="s1">5064</td>
<td class="s1">$909</td>
<td class="s1">2.8</td>
<td class="s1">$490</td>
</tr>
<tr>
<td class="s0">Cumberland Park</td>
<td class="s1">5041</td>
<td class="s1">$708</td>
<td class="s1">2.87</td>
<td class="s1">$390</td>
</tr>
<tr>
<td class="s0">Beulah Park</td>
<td class="s1">5067</td>
<td class="s1">$730</td>
<td class="s1">2.92</td>
<td class="s1">$410</td>
</tr>
<tr>
<td class="s0">Tennyson</td>
<td class="s1">5022</td>
<td class="s1">$1,120</td>
<td class="s1">2.93</td>
<td class="s1">$630 
</td>
</tr>
</tbody>
</table>
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jonathanchancellor-7SQnKwU6yx

South Australia's best and worst suburbs for gross rental yield

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The top three suburbs in Western Australia with the highest gross rental yields are Kambalda west with 10.2% followed by Nickol (9.67%) and Port Hedland at 9.51%.
According to CoreLogic RP Data the lowest gross rental yields are in Dalkeith (2.33%) followed by Cottesloe (2.52%) and Coolbinia (2.55%).
Highest
<table border="1">
<colgroup>
<col>
<col>
<col>
<col>
<col>
</colgroup>
<tbody>
<tr>
<td class="s0">Suburb</td>
<td class="s0">Postcode</td>
<td class="s0">Median Price ($'000)</td>
<td class="s0">Gross Rental Yield (%)</td>
<td class="s0">Weekly Median Advertised Rent</td>
</tr>
<tr>
<td class="s0">Kambalda west</td>
<td class="s1">6442</td>
<td class="s1">$133</td>
<td class="s1">10.2</td>
<td class="s1">$260</td>
</tr>
<tr>
<td class="s0">Nickol</td>
<td class="s1">6714</td>
<td class="s1">$430</td>
<td class="s1">9.67</td>
<td class="s1">$800</td>
</tr>
<tr>
<td class="s0">Port Hedland</td>
<td class="s1">6721</td>
<td class="s1">$875</td>
<td class="s1">9.51</td>
<td class="s1">$1,600</td>
</tr>
<tr>
<td class="s0">Pegs Creek</td>
<td class="s1">6714</td>
<td class="s1">$430</td>
<td class="s1">8.47</td>
<td class="s1">$700</td>
</tr>
<tr>
<td class="s0">Millars Well</td>
<td class="s1">6714</td>
<td class="s1">$405</td>
<td class="s1">8.35</td>
<td class="s1">$650</td>
</tr>
<tr>
<td class="s0">Kambalda East</td>
<td class="s1">6442</td>
<td class="s1">$125</td>
<td class="s1">8.32</td>
<td class="s1">$200</td>
</tr>
<tr>
<td class="s0">South Boulder</td>
<td class="s1">6432</td>
<td class="s1">$185</td>
<td class="s1">8.29</td>
<td class="s1">$295</td>
</tr>
<tr>
<td class="s0">Bulgarra</td>
<td class="s1">6714</td>
<td class="s1">$440</td>
<td class="s1">7.98</td>
<td class="s1">$675</td>
</tr>
<tr>
<td class="s0">Baynton</td>
<td class="s1">6714</td>
<td class="s1">$593</td>
<td class="s1">7.89</td>
<td class="s1">$900</td>
</tr>
<tr>
<td class="s0">Katanning</td>
<td class="s1">6317</td>
<td class="s1">$163</td>
<td class="s1">7.68</td>
<td class="s1">$240</td>
</tr>
<tr>
<td class="s0">Boddington</td>
<td class="s1">6390</td>
<td class="s1">$260</td>
<td class="s1">7.6</td>
<td class="s1">$380</td>
</tr>
<tr>
<td class="s0">Coolgardie</td>
<td class="s1">6429</td>
<td class="s1">$174</td>
<td class="s1">7.47</td>
<td class="s1">$250</td>
</tr>
</tbody>
</table>
Lowest
<table border="1">
<colgroup>
<col>
<col>
<col>
<col>
<col>
</colgroup>
<tbody>
<tr>
<td class="s0">Suburb</td>
<td class="s0">Postcode</td>
<td class="s0">Median Price ($'000)</td>
<td class="s0">Gross Rental Yield (%)</td>
<td class="s0">Weekly Median Advertised Rent</td>
</tr>
<tr>
<td class="s0">Dalkeith</td>
<td class="s1">6009</td>
<td class="s1">$2,450</td>
<td class="s1">2.33</td>
<td class="s1">$1,100</td>
</tr>
<tr>
<td class="s0">Cottesloe</td>
<td class="s1">6011</td>
<td class="s1">$1,850</td>
<td class="s1">2.52</td>
<td class="s1">$895</td>
</tr>
<tr>
<td class="s0">Coolbinia</td>
<td class="s1">6050</td>
<td class="s1">$1,080</td>
<td class="s1">2.55</td>
<td class="s1">$530</td>
</tr>
<tr>
<td class="s0">Menora</td>
<td class="s1">6050</td>
<td class="s1">$1,240</td>
<td class="s1">2.58</td>
<td class="s1">$615</td>
</tr>
<tr>
<td class="s0">Middleton Beach</td>
<td class="s1">6330</td>
<td class="s1">$663</td>
<td class="s1">2.59</td>
<td class="s1">$330</td>
</tr>
<tr>
<td class="s0">Nedlands</td>
<td class="s1">6009</td>
<td class="s1">$1,575</td>
<td class="s1">2.64</td>
<td class="s1">$800</td>
</tr>
<tr>
<td class="s0">Swanbourne</td>
<td class="s1">6010</td>
<td class="s1">$1,519</td>
<td class="s1">2.65</td>
<td class="s1">$775</td>
</tr>
<tr>
<td class="s0">Floreat</td>
<td class="s1">6014</td>
<td class="s1">$1,350</td>
<td class="s1">2.7</td>
<td class="s1">$700</td>
</tr>
<tr>
<td class="s0">South Perth</td>
<td class="s1">6151</td>
<td class="s1">$1,150</td>
<td class="s1">2.71</td>
<td class="s1">$600</td>
</tr>
<tr>
<td class="s0">Rossmoyne</td>
<td class="s1">6148</td>
<td class="s1">$1,100</td>
<td class="s1">2.79</td>
<td class="s1">$590</td>
</tr>
<tr>
<td class="s0">Peppermint Grove</td>
<td class="s1">6011</td>
<td class="s1">$3,700</td>
<td class="s1">2.81</td>
<td class="s1">$2,000</td>
</tr>
<tr>
<td class="s0">Applecross</td>
<td class="s1">6153</td>
<td class="s1">$1,408</td>
<td class="s1">2.87</td>
<td class="s1">$778</td>
</tr>
</tbody>
</table>
 
 
 
 
 
 
 
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Western Australia's highest and lowest suburbs for gross rental yield

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New listings have increased steadily over the past four months, with 26,000 new homes listed in the capital cities each month.
CoreLogic RP Data's Property Pulse for the four weeks ending July 19th tipped an escalation in listings over the next few weeks, typical in the second week of August.
Capital city listings are now 13.2% higher than this time last year, high new listings up 9.7%
According to CoreLogic RP Data, the most significant boost in new listing numbers is coming from the most buoyant housing markets, Sydney (+20.1%) and Melbourne (+19.2%) while the softer housing markets are seeing new listing numbers substantially lower than a year ago.
"The opposite is true for the total number of properties being advertised for sale, with total listings in Sydney, Melbourne, Brisbane, Hobart and Canberra lower compared with a year ago indicating a higher rate of absorption than the weaker markets of Perth, Darwin and Adelaide where total listings are up on last year," the report noted.
"At a combined capital city level, total advertised stock levels are virtually level with the same time last year (-0.4%) while nationally total stock levels are 1.8% lower than a year ago."
 
<a href="/images/2015/08/18/Screen%20Shot%202015-08-18%20at%209.20.24%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/08/18/Screen%20Shot%202015-08-18%20at%209.20.24%20AM.png" alt="">
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