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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Western Australia contains Australia’s two best performed property markets and four in the top ten. Since the year 2000, the property markets of the local government authority of East Pilbara (Newman) and Port Hedland have performed better than any other market in Australia, while Capel and Kwinana ranked ninth and tenth.
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.
132 of the total 550 Australian LGA’s are in Western Australia. Eleven capital city LGA’s and 19 regional LGA’s were ranked in Australia’s Top 100. The regional LGA’s include Derby (17th), Roebourne / Karratha (18th), Collie (23rd), Wyndham (30th), Carnarvon (43rd), Murray (64th), and York (92nd). Geraldton (135th), Broome (123rd), and Mandurah (117th) also ranked amongst Australia’s best 25%.
Whilst there will always be a segment of Australia’s population who frown upon investing in mining communities the indisputable facts are that a large proportion of Australia’s best performed property markets over the last 15 years have a mining flavour within their economy. WA’s iron ore and gas sectors were the prominent growth drivers, especially during the period 2004 to 2012.
In spite of 16.6% and 13.9% declines in median house values in Newman and Port Hedland, respectively, during 2014 they are still streets ahead of the rest of the country. Double digit price growth occurred in nine of the last fifteen years. Over the nine year period to December 2012, median house values increased by 9.1 and 5.5 times, respectively. And, even though there has been a spike in vacancy rates of late, rental yields remain well above average.
Kwinana is the highest ranked capital city LGA in Australia for total return over the period 2000 to 2014. The affluent Peppermint Grove ranked 184th.
Perth was the second best performing capital city over the 15-year period (behind Darwin). The median house value for Greater-Perth has increased from $248,583 as at the start of 2000 to $898,844 by December 2014. Over the 6 year period to December 2007, Greater-Perth’s median house value increased 2.89 times. 
You can view an infographic for the entire Western Australian Scorecard here.
<a href="/images/2015/08/13/StateScorecard_WA.1.JPG" target="_blank">Click to enlarge</a>
<img src="/images/2015/08/13/StateScorecard_WA.1.JPG" alt="" width="559" height="551">
 
SIMON PRESSLEY is managing director of <a href="https://www.propertyology.com.au/" target="_blank">Propertyology</a>, a full-time property market analyst, accredited property investment adviser, and Australia’s (REIA) Buyer’s Agent of the Year (2012+2013+2014).
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spressley-sBoeMhannA

Western Australia’s property market scorecard 2000-2014: Simon Pressley

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Ipswich houses are now in a rising market timeframe, according to the HTW August 2015 property clock.
And Mackay houses are now deemed by the valuers as in decline.  
 
<a href="/images/2015/08/10/Clock20-20August20201520Data-01.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/08/10/Clock20-20August20201520Data-01.png" alt="">
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Ipswich houses rising while Mackay is in decline: HTW August 2015 property clock

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While some of Adelaide’s fundamentals are solid, a big question mark hangs over an important industry sector. A distinct lack of economic drive continues to underwhelm. All things being equal, Adelaide’s property market is likely to follow a steady-as-she-goes path.
Greater-Adelaide’s average annual growth in median property values of 8.1% (houses) and 8.3% (apartments) for the last fifteen (15) years compares to Australia’s capital city average of 8.4% and 7.6%, respectively. The best performing Adelaide local government authorities over the last fifteen years were Port Adelaide Enfield (9.2%), Salisbury (9.0%), Campbelltown (8.8%), Marion (8.8%), Onkaparinga and Playford (both 8.5%).
With median house and apartment values of $533,000 and $333,000 respectively accommodation in Adelaide is the second most affordable of all Australian capital cities (after Hobart). This low entry price and the controlled rates of new housing supply meet two important investment fundamentals.
As strange as this may sound, the opening of the redeveloped Adelaide Oval in early 2014 played a significant role in creating an ‘energy’ which has improved Adelaide’s general sentiment.
Fundamentals like these plus a low interest rate environment has been the catalyst for growth in 2014 median property values of 6.1% (houses) and 4.0% (apartments). 
Adelaide’s 1.22 million people represents 72% of the entire state’s population. There are approximately 530,000 dwellings in Greater-Adelaide.
The future for Adelaide’s property market rests in the fate of its economy. South Australia’s key industries are manufacturing, agriculture, mining, and tourism. It also has a significant representation of defence force personnel.
Significant concerns beckon for manufacturing in the state. According to a report produced by University of Adelaide, 24,000 jobs will be lost in South Australia as a result of closures of car manufacturing plants by Ford (2016), Holden and Toyota (both 2017). A cloud also hangs over the careers of thousands of employees at Defence Material Organisation (DMO) and Australian Submarine Corporation (ASC) which play a major role in the manufacturing and maintenance of Australia’s military fleet.
A federal government white paper on Australia’s defence force published in 2011 flagged unprecedented levels of investment in military fleet expansion plus an increase in personnel; Adelaide was to be the primary beneficiary. Subsequent federal budget pressures and Australia’s obvious inability to compete on price with international manufacturers of equipment such as submarines means that neither of these bold targets would come close to being realised.
A significant economic boost is needed to increase demand for goods and services in South Australia. While there is an abundance of opportunities to leverage its agriculture and tourism industries off the Asian Century there is nothing tangible at present to suggest that prosperity is just around the corner.
South Australia’s unemployment figures have consistently been trending above the national average for some time. The job creation data for Greater-Adelaide contrasts the impressive 246,121 jobs created in 2011 to a net jobs loss of 71,813 in 2014. The north and west of Adelaide have the highest unemployment rates. 
Adelaide’s largest infrastructure project is the $2.1 billion Royal Adelaide Hospital. Once completed in 2016, an estimated 14,000 people will occupy the new medical precinct and adjoining university in the north-west corner of the CBD.
The $1.5 billion Adelaide Riverbank project is likely to commence in 2016. This major urban renewal project will further position the inner-north as a world class entertainment precinct with an expanded Festival Centre, an upgrade of Adelaide’s casino, new hotel, restaurants, and parking.
Construction on the new $900 million 3-lane super highway along South Road will commence this year. The project will reduce congestion along the southern corridor once completed late-2018.
The only other large project is the $1 billion expansion of the Adelaide Airport. In January 2015, the federal government signed off on funding for the project which includes increased terminal capacity, a 250-room hotel, and office complexes. 8,500 people already work in the airport precinct (the state’s largest employer); the expansion is expected to increase this to 17,500 by 2020.
Aside from these major infrastructure projects, the only thing currently on the horizon to stimulate Adelaide’s economy is the possible expansion of the Olympic Dam mine. Only time will tell whether BHP, the world’s biggest mining company, will finally bite the bullet after 30 years of planning and give the green light to the Olympic Dam mining expansion to create the World’s biggest mine. If this ever did occur there is potential for more than 10,000 new jobs to be based in Adelaide, directly working for BHP and indirectly providing support services.
The long term subdued nature of Adelaide’s economy is directly reflected in South Australia’s modest population growth figures – an average of 1.0 % per annum over the last decade compared to a 1.7% national average. 
When Propertyology zoomed the microscope in for a closer look at population figures of the eighteen (18) individual LGA’s which make up Greater-Adelaide, it became apparent that the highest growth is in the LGA of Adelaide City (3.8%). 
Building approval data also shows that the extra demand for accommodation in Adelaide City is being adequately supplied by a big spike in apartments (1,306 apartments approved during the eight months from July 2014 to February 2015). Hindmarsh and Woodville are two other locations with a notable increase in apartment approvals.
The next biggest increases in population growth have been further out in Playford LGA (2.2%), Port Adelaide (1.7%), Gawler (1.7%), and Salisbury (1.6%). 
Population growth is one thing however, employment opportunities is the biggest piece of the property investment puzzle. 9,000 of the job losses from the car manufacturing sector will be to residents of the northern Adelaide LGAs of Salisbury, Playford, Tee Tree Gully, and Port Adelaide Enfield. Residents of the Onkaparinga LGA in the south of Adelaide are also expected to lose 3,000 jobs from the demise of the car manufacturing industry. The DMO and ASC defence force factories are located in the suburb of Osborne. 
While Adelaide’s uninspiring economy is likely to continue to limit housing demand, building approval data shows that housing supply has been kept in check. There are approximately 530,000 existing dwellings in Greater-Adelaide. Generally speaking, between 6,000 and 8,000 new dwellings are approved each year. The highest volume of new housing stock are in Paradise, Gawler South, Craigmore, Davoren, Angle Vale, Enfield, Northgate, Windsor Gardens, Parafield Gardens, Salisbury North, Aldinga, and Seaford.
With housing affordability as the pillar of Adelaide’s property market, and provided housing supply remains in check, Propertyology expects the Adelaide market to produce steady growth again in 2015. 
Unfortunately, the Adelaide market beyond 2016 looks somewhat gloomy. The pending challenges with Adelaide’s manufacturing sector are significant; government intervention is required. Propertyology’s current expectations is that employment opportunities are likely to significantly diminish and pressure on property values will go with it. 
<a href="/images/2015/08/10/Adelaide_CarManufacturing_LGAs.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/08/10/Adelaide_CarManufacturing_LGAs.jpg" alt="">
 
Simon Pressley is Managing Director of <a href="https://www.propertyology.com.au" target="_blank">Propertyology</a>, a REIA Hall Of fame Inductee, property market analyst, accredited property investment adviser and Buyer’s Agent.
 
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Adelaide property market just steady as she goes: Simon Pressley

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Following from my earlier post I want to look further at the important role of creative place making as a vigorous part of the project development and marketing mix. To do so let’s examine three core areas that are commonly used to help define ‘place making’ and see how they combine to help structure the sort of places (communities and neighbourhoods) where people want to live.
After all, that’s the fundamental aim of every project we take to the market and help to develop.
Social Offering
The social offering of a development, either a medium or high density project or a new housing estate is tied to the identity of the area and a good social offering, as part of place making, does doubtless establish a valuable and tangible competitive advantage.
When looking for a positive social offering we will rely upon two main areas, infrastructure (nothing surprising there) and how people then relate to and use an area. It’s that vibe you feel in an area, the feeling of a genuine community that’s come about because of a grassroots organic process.
Infrastructure is so important because this impacts the things people are able to do in an area, and how they live and use the area as part of their daily activity and lives. Visitors will have a different affinity, but still infrastructure will determine the quality of everyone’s engagement with an area, and in-turn the individual developments.
However when referring to infrastructure we need to look beyond the hard areas like key services (schools, shops and transport for example) and consider the wide social offering of an area including the arts.
Social infrastructure will vary between an inner-city brownfield location and a new greenfield location, but both will offer opportunity for community engagement and the arts can be used to seed that for new projects and residents. Mixed-use developments do have an advantage in that they will often be of a scale that includes new social, at times culturally and arts focused projects.
Openness
This is a significant area, it’s a big subject, that results in an area making people feel welcome and comfortable, a simple idea I agree, but as the density of our cities increases, this is a key to creating well-rounded communities.
Openness as part of place making is very much tied up in the demographics of an area, and as demographics shift there can be challenges involved. It’s not so much an area that a developer can directly create or deliver, but comes about more as a result of planning, although the product mix of a building does play a role.
When we think about demographics, a mixed profile is most often seen as the best outcome, a mix of ages and family types is good so that the neighbourhood is not narrowly fixed on one demographic. We want the area to say ‘please come and live here or visit, you’re welcome.’
Putting this another way, we want people to feel comfortable and welcome in an area, in a new project and this is a point that can be kept in mind in the planning and design of projects. Also as the demographics of a suburb change we already see openness linked to the areas such as ageing in place and affordability, both have a part to play, and they’re big topics in themselves.
Appearances
The appearance of a project is the most positive and visible and important expression of ‘place making’ because it’s here we address the aesthetics of the built environment, the public and accessible parts of a project. It’s also an area where developers can take the lead.
With a small project this could be limited to the main residents foyer, connecting the building to the street, while for larger projects there’s often the ability to create a big impact via open plaza areas, parks, shops, cafes and community facilities, the bigger the project the bigger the potential impact.
This same area would also include the common areas of any development, and while these areas are not usually open to full public access, common areas do set the tone and character of a project and are an essential part of a building’s appeal. Common areas are even more important to buyers, as apartments are tending to get smaller.
These areas are often the glamour stars of marketing material and I think with any size project, buyers always pay a lot of attention to the quality and presentation of common areas, creating a sense of arrival and status.
Looking for a suitable way to sum up the importance of appearance, as a key to creative place making is not easy. It’s an important area, essential really and usually involves a major investment, not only by a project developer, but also frequently by the local councils and government. For the City of Sydney this is a big focus.
Aesthetics, design and appearance can create a valuable reputation for a building and an entire area, and no matter the scale I think if the residents and visitors feel proud of an area then that’s a tick for all involved.
Creative place making then involves a wide range of interesting topics from the arts to demographics, and in the constant rush of high demand and rising prices this topic still deserves our attention. The feeling of place after all will survive varied market conditions and mark the quality and appeal of where we spend our daily lives.
Read the first part of Peter's post here.
Peter Chittenden is managing director for residential of Colliers International. He can be contacted <a href="https://www.projectagenda.com.au/" target="_blank">here</a>.
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Creative place making Part Two: Peter Chittenden

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A crackdown on speculative investor lending can only be good for the property market.
The pressure placed on banks by Australian Prudential Regulation Authority (APRA), to curb lending to investors, will ultimately create a more stable market and lessen any risk poised by speculative buyers.
It is hoped that the changes will also take some heat out of section of the Sydney and Melbourne property prices. 
We are not expecting it will create a big difference as population growth and an undersupply of homes should keep buyer demand in both markets strong.
Property remains a much more stable and secure investment than other assets.
And because of this investors have come to residential real estate significantly in the past couple of years, probably to the detriment of the equities market. 
Many are sophisticated and more in tune with the market than in the past because they are now able to undertake research or reengage real estate agents who are now` better informed on valuation and yields.
As long as they stay wary of speculative markets and stick with more stable markets where they can buy with a degree of confidence.
While nothing is without risks, Sydney, Melbourne, Perth, Brisbane and Adelaide are unlikely to see a dramatic increase in rental vacancies.
The reality is that people have to live somewhere and there remains a fundamental shortage in the major markets of properties versus population growth.
Investing in property offers a lower risk in comparison to other asset classes.
In the background, however, banks are beginning to lower their valuations to avoid excessive speculation with demand for property being strong. 
Investors are typically unemotional when buying assets; while owner-occupiers are buying a lifestyle.
You have to be very careful when creating a property portfolio that you are in line with the value of the asset as determined by market and the banks.
Typically investors will retract if there is talk around prices coming back or valuations being different to the market. They are rationale investors focused on yields and capital growth. 
The good news is most are well covered.
Even significant movement wouldn’t be enough to cause the sudden flow of distressed properties coming into the market.
Most property are not excessively geared and as long as they have income, investors will ride out any lows. 
 
Grant Harrod is chief executive office of JL Hooker.
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Property investors will ride out any market lows: Grant Harrod

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A preliminary draft plan for a $160 million retail park in the Sydney suburb of Bankstown has been released, with the public invited to submit their ideas until October 21.
The Preliminary Draft Major Development Plan for the Bankstown Business Estate is designed to make best use of surplus aviation land around Bankstown Airport, some 41 hectares of Commonwealth-owned land.
LEDA Holdings managing director Robert Ell said the disused land is a perfect fit for such a proposal.
“The site has been earmarked for commercial use for a long time,” Mr Ell said.
“The project would also fill a commercial gap, attracting some of the world’s top retail names and providing affordable shopping opportunities for locals.
"The impact on local residents should be negligible because the site is buffered by Bankstown Airport’s runways, existing commercial operations, local golf courses and the Georges River."
$50 million of the proposed development has been slated for local infrastructure upgrades.
Potential retail development could include a discount factory outlet, bulky goods retail, warehousing, medical and fitness tenants and lifestyle and entertainment facilities such as alfresco cafes, restaurants, bowling lanes and play centres.
For more information, go to the Bankstown Business Estate website <a href="https://www.bankstownbusinessestate.com/the-site/" target="_blank">here</a>.
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Preliminary Bankstown Business Estate project draft released

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Patchdale, the Burradoo residence of veteran radio operative George Buschman and his wife Belinda has been listed for sale.
The four bedroom, four bathroom retreat sits on <a href="https://www.drewlindsay.com.au/?property=patchdale-buradoo-new" target="_blank">6200 square metres of landscaped grounds</a>.
The Boost Media executive chairman paid $2.85 million when it was bought from veteran finance commentator Bryan Frith and his wife Faye in 2008.
Drew Lindsay and Karl Zabel of Drew Lindsay Real Estate have given it an asking price of $3.5 million.
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Patchdale, Burradoo listed at $3.5 million

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Ray White Group joint chairman <a href="https://twitter.com/brwhite" target="_blank">Brian White</a> says Ray White’s $3.8 billion June result almost broke the May record of $4 billion.
"These figures in winter months?
"Winter is a time for hiatus in the property market isn’t it?," he posted in his monthly blog.
"Our tradition has been to break records in spring and summer and hold on during winter as spring marketing campaigns start to build.
"But there is an urgency in the markets today that we haven’t seen in most careers," noting the only sobering data was in the current market in Perth.
"Just a year or so ago, Perth was in full flight, but the dramatic reversal in the resources industry has clearly had an impact on confidence and jobs in that state, reflected in a market nowhere resembling its eastern state cousins."
Ray White offices such as Double Bay in Sydney are now reaching close to $100 million sales per month, with an ambition to have a $1 billion year within their sights.
Reflecting the driving inner city markets, Ray White’s new offices are in Spring Hill and North Quay in Brisbane and in Sydney new offices in Darlinghurst and Circular Quay.
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Ray White's Brian White sees buyer urgency in winter property markets

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New housing supply is expected to outpace demand mid 2018 with investors, upgraders and downsizers predicted to drive the national market during the short term.
BIS Shrapnel's Building in Australia 2015-2030 report, based on household formation per thousand of people, noted after sustained period of underbuilding, new dwelling supply is now exceeding demand and predicts the national deficiency will have been largely satisfied by 2018.
BIS Shrapnel associate director Dr Kim Hawtrey said national activity is forecast to begin trending down over the following three years (from 2014/15), with the 'high-flying apartments sector leading the way down'.
“After recording strong growth over the past few years, we estimate that total dwelling starts reached just over 210,000 in 2014/15, an all-time record high,” Dr Hawtrey said.
“Low interest rates have unlocked significant pent up demand and underpinned the current boom in activity, but as population growth slows while construction activity remains strong, new supply will begin to outpace demand.
"This will see the national deficiency of dwellings gradually eroded and some key markets will begin to display signs of oversupply.”
<a href="/images/2015/07/22/bis.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/07/22/bis.jpg" alt="" width="1248" height="769">
The report said despite a sharp decline in 2014/15 (-13%) non-residential building commencements are expected to bounce back in 2015/16 (+10%) to $33.42 billion (constant 2012/13 prices).
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