<a href="https://www.apartments.com.au/developers/consolidated-properties">Consolidated Properties Group</a> (CPG) is approaching the launch of its latest Brisbane riverfront development, Castile, on the dress circle Skyring Terrace in Newstead.

VIP buyers are now being engaged, with a full public sales launch coming later this year.

Positioned as the final opportunity to secure a new absolute riverfront residence on the East bank of Newstead, Teneriffe or New Farm, Castile at 47 Skyring Terrace has been designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> as a timeless addition to the Brisbane skyline.&nbsp;

[smartcode_project:default project_id=150489 project_image_fid=371113]

The name Castile draws on themes of permanence, sophistication and legacy, reflecting a broader vision centred on enduring architecture and timelessness in the rarest of riverfront positions.&nbsp;

CPG Chairman and CEO Don O’Rorke said the project had been envisioned as a future Brisbane icon.&nbsp;

“With 47 metres of direct river frontage and never to be built out views, 47 Skyring Terrace is the definitive address on the Brisbane River,” O’Rorke said.&nbsp;

[smartcode_project:default project_id=150489 project_image_fid=371114]

“Rather than following trend-based apartment design, Castile draws inspiration from Brisbane’s great heritage buildings, reinterpreting classical architecture into a contemporary riverfront landmark designed to stand proudly for the next 100 years,” he said.&nbsp;

The approved development will comprise 227 apartments across a 25-storey tower alongside a boutique six-storey riverfront building of just 12 residences.&nbsp;

Construction is scheduled to commence in September 2026.

[smartcode_project_cta:default project_id=150489]

Joel Robinson

CPG unveils Castile Newstead ahead of upcoming sales launch

Australia’s online shopping habits have shifted dramatically over the last decade. As eCommerce volumes surged, so too did the frustrations that came with traditional parcel delivery: missed deliveries, long Post Office queues, parcel theft and the challenge of being home during business hours.

Australia Post’s Parcel Lockers emerged as one of the more practical responses to that changing consumer behaviour.

What started as a relatively niche delivery option has evolved into a nationwide network of more than 1,400 self-service Parcel Lockers positioned at train stations, shopping centres, supermarkets and Post Offices across the country. The system allows Australians to send, collect and return parcels 24 hours a day, fundamentally changing how many people interact with deliveries.

The appeal is relatively straightforward: flexibility.

Instead of waiting at home for a delivery driver or rushing to a Post Office before closing time, users can direct eligible parcels to a Parcel Locker location of their choice. Once the parcel arrives, Australia Post sends a notification with a collection code or QR access through the AusPost app, allowing customers to retrieve their package at any time within the collection window.

For apartment residents in particular, the system has become increasingly valuable.

Higher-density living has created logistical challenges around deliveries, especially in buildings without concierge services or secure parcel rooms. Missed deliveries are common, while parcel theft has become an increasing concern as online shopping volumes continue to rise.

Australia Post itself has repeatedly highlighted the growing issue of “porch pirates” during peak shopping periods, encouraging customers to use Parcel Lockers as a safer alternative to unattended home deliveries.

That security aspect is one of the key reasons the Australia Post Parcel Locker network has grown so rapidly.

Parcel Lockers are positioned as secure, monitored collection points that reduce the risk of theft while also improving delivery efficiency for Australia Post. Instead of multiple redelivery attempts, parcels can be consolidated into a single secure destination.

The Parcel Lockers themselves are free to use through a MyPost account and support a range of parcel sizes up to 16 kilograms and dimensions of approximately 35 x 44 x 61 centimetres.

Beyond receiving parcels, the system has increasingly become integrated into the broader eCommerce ecosystem.

Customers can now use Parcel Lockers to return online purchases, while retailers have embraced the model as a way to improve delivery success rates and reduce friction in the shopping process. Australia Post has actively expanded partnerships with major retailers and promoted Parcel Lockers as part of a broader out-of-home strategy.

The timing of that expansion aligns with broader changes in Australian shopping behaviour.

The acceleration of online retail during and after the pandemic placed enormous pressure on delivery infrastructure. Parcel volumes reached record highs, particularly during Black Friday and Christmas periods, with Australia Post delivering more than 100 million parcels during peak festive seasons.

That growth forced logistics providers to rethink the “last mile” of delivery, widely regarded as the most expensive and operationally difficult stage of the process.

Parcel Locker systems have increasingly been viewed as part of the long-term solution.

The concept itself is not unique to Australia. Parcel Locker networks have become common globally, particularly across Europe and Asia, where dense urban environments and apartment living create similar logistical challenges. But Australia’s geography and suburban sprawl made adoption slower initially.

Now, however, the convenience factor is driving mainstream usage.

For commuters, Parcel Lockers near train stations allow parcels to be collected on the way home from work. For apartment dwellers, they remove the uncertainty around access and missed deliveries.

The rise of the AusPost app has also streamlined the experience, centralising notifications, tracking and Parcel Locker access into a single platform. Australia Post has increasingly pushed customers toward app-based delivery management, partly as a way to combat phishing scams and fake delivery notifications, which have become more sophisticated in recent years.

The Parcel Locker model is also beginning to influence property development itself.

Parcel management has become a growing consideration in apartment building design, particularly as online shopping becomes embedded in everyday life. Many new residential developments are now incorporating dedicated parcel rooms or Parcel Locker systems into foyers and communal spaces.

For developers, parcel management is increasingly viewed as part of the broader resident amenity offering, alongside gyms, wellness spaces and communal work areas.

That reflects a wider evolution in how residential buildings are designed.

Apartment buyers are placing greater emphasis on convenience, security and operational functionality, particularly in higher-density urban environments. Parcel delivery, once considered a minor operational detail, has become an increasingly important part of that equation.

Australia Post’s Parcel Locker network sits at the centre of that behavioural shift.

What began as a simple alternative delivery option has evolved into a key piece of infrastructure supporting Australia’s growing eCommerce economy and changing urban lifestyles.

And as online shopping continues to expand, the role of Parcel Lockers is likely to become even more embedded in how Australians live, shop and receive goods.

How Australia Post Parcel Lockers changed parcel delivery convenience in Australia

Perth’s new apartment market recorded its strongest quarter of sales since Q4 2021, with 412 apartments sold in Q1 2026 and a record quarterly sold value of $537 million, according to Urbis’ latest Apartment Essentials results.

Urbis said the March quarter result reflects strong, highly product‑specific demand across both ends of the market, from more attainable projects delivering at scale, through to premium stock being absorbed by equity‑rich downsizers.&nbsp;

David Cresp, Partner at Urbis, said the key story in Perth is not demand, it is the market’s ability to convert demand into delivered housing.&nbsp;

“This is the strongest sales quarter since Q4 2021, and it reinforces that demand in Perth is real and it’s local,” David Cresp said. “But the task now is delivery, turning that demand into projects that can actually be built and completed.”&nbsp;

[smartcode_project:default project_id=110291 project_image_fid=302785]

<h2>Affordable product leads, premium demand remains resilient</h2>

Sales in Q1 were led by more affordable projects, with The Boulevard (SKS Group) recording 115 sales in the quarter, the presentation noting this is only the second time a single project has surpassed 100 quarterly sales. The project was able to offer more affordable housing product right next to a train station.&nbsp;

Palmyra West (Finbar) also delivered strong results with 28 sales in Q1, following 84 sales in Q4, with an average price of under $800,000, underscoring depth of demand for well‑located, attainable new stock.&nbsp;

At the premium end, Urbis said downsizer demand is continuing, with the results highlighting Romeo (Applecross, Finbar) recording 75 sales and reaching almost 50% sold in one quarter.

Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.

Urbis noted that Perth apartment demand is not speculative, not investor‑led, and not uniform, describing it as localised, often equity‑driven and highly product‑specific, a pattern reflected in the polarisation between strong “attainable” performers and premium downsizer product.&nbsp;

[smartcode_project:default project_id=148957 project_image_fid=364102]

<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

Urbis said pricing pressure is cost not demand‑driven: construction costs and delivery risk are now a central constraint, with the results noting build costs remain elevated and volatile, and that energy, fuel and labour uncertainty weigh on feasibility.

David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.

“Developers are really feeling the pressure from a building market that was operating at capacity and securing a builder is challenging,” David Cresp said, adding that even where a builder can be secured, “trying to get to the price that makes the development financially viable is incredibly challenging in the current market.”&nbsp;

Urbis’ broader WA commentary also notes that industry remains at or above capacity with lot and housing creation, and that many builders are limiting new sales to manage stretched workforces and fixed‑price contract pressures, conditions that flow directly into apartment feasibility and delivery timing.

[smartcode_project:default project_id=108869 project_image_fid=317905]

<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

While near‑term supply remains constrained, Urbis’ forecast shows completions lifting “Supply is forecast to be back above 1,500 apartments per annum for the first time since 2019”, with 1,775 completions forecast for 2026, and volumes remaining above that level over the following years.&nbsp;

Looking further ahead, completions are forecast to reach 2,500 in 2028, with the report noting 32% of that total is social/affordable, reflecting the role of government‑supported delivery in rebuilding the pipeline.&nbsp;

However, Urbis said Perth remains behind comparable markets on pipeline scale. In a national comparison of projects under construction, the report shows under construction Perth Build‑to‑Sell (BTS) at 3,446 apartments versus the Gold Coast at 7,922. Mr Cresp said “The challenge for Perth is how to we grow the delivery pipeline”.

Urbis’ conclusion is that Perth’s market is increasingly defined by product discipline and delivery certainty, with the research identifying “delivery certainty is key” and calling out builder risk and procurement models as core success factors, alongside “timing and staging”.&nbsp;

Perth apartment sales hit strongest pace since late 2021 as builder capacity tightens

<a href="https://www.apartments.com.au/developers/sammut-developments">Sammut Group</a> has secured development approval for its latest Brisbane apartment project, marking the Sydney developer’s next step in expanding its Queensland pipeline following the success of its debut Gold Coast development, Coast.

The approved project at <a href="https://www.apartments.com.au/new-apartments/44-glen-road-toowong-qld-4066">44 Glen Road, </a><a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> will deliver a 15-storey riverfront apartment building with 42 residences, significantly increasing the scale of the site’s previous approval for a smaller luxury scheme. Designed by Bureau^proberts, the development will comprise a mix of predominantly four-bedroom and two-bedroom apartments positioned to maximise Brisbane River and city views.

Sammut Director Julian Sammut said the group had been actively searching Brisbane for several years before identifying Toowong as the right fit.

“Brisbane was the right step for Sammut,” Sammut said.

“With the success of Coast we thought we should definitely look to do more in Queensland alone. We then pushed up to look at Brisbane. We've been looking for I'd say two to three years actually and it was hard to find the right location.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-23%20at%203.27.14%E2%80%AFPM.png?VersionId=dYAVIL7qdcGA8ojvkslSrLjczXFejSSx" />

Sammut said suburbs including New Farm and Teneriffe were considered before the group ultimately focused on Toowong due to its strong downsizer demographic and limited supply of developable riverfront land.

The site was acquired off-market after what Sammut described as a lengthy negotiation and planning process, with the developer pursuing an uplift to the original approval.

“We are DA approved now which is very exciting,” Sammut said.

“We've had our change approval come through and we've obviously doubled the height, 15 storeys plus rooftop. We've got 42 amazing apartments that are going to be coming to market soon.”

<img alt="Sammut makes Brisbane apartment play" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-23%20at%203.27.26%E2%80%AFPM.png?VersionId=ohkRkY0dIZlqdfME2EZePsCQavRiBadE" />

Bureau^proberts said the design responds to Toowong’s evolving urban character, balancing contemporary apartment living with the area’s established residential identity.

“A place where traditional Queensland living has taken place for centuries; Toowong is seeing a shift of contemporary influence, commercial and retail hubs mixed with well-considered residential offerings – all the while maintaining its character and charm,” the architect noted in planning documents submitted to Brisbane City Council.

The architecture practice said the project’s form was shaped by its riverfront setting, flood considerations, neighbouring building scales, and view corridors.

“They said the mix of four and two-bedroom apartments capture the ‘fundamental qualities of Queenslander living,’ translated into the context of a contemporary subtropical building.”

The development sits just off Coronation Drive within walking distance of Toowong’s retail precinct and the upgraded Regatta ferry terminal, while also benefiting from proximity to the incoming green bridge connection to West End. Sammut said the accessibility and amenity offering were central to the site’s appeal.

The approval adds to growing residential activity along the Toowong riverfront, joining nearby projects including Consolidated Properties’ Monarch Residences and Spyre Group’s ARC Residences.

Sammut secures approval for debut Brisbane apartment development in Toowong

Developer Lanevick is heading back into Sydney’s apartment market after focusing more heavily on the luxury townhouse and terrace sector in recent years.

Lanevick, founded and directed by Steve Maroun, is expecting to receive approval in the coming months for a new apartment development in Gladesville, with the aim to launch it to the market later this year.

The 51-apartment project, designed by Studio Johnston, will comprise a mix of one-, two-, and three-bedroom apartments positioned toward the Hunters Hill downsizer market.

“Traditionally it’s been difficult for people in that market to downsize because there just hasn’t been the right product available,” Maroun said.

“We’re targeting buyers who might have 30 to 40 per cent of their house value sitting in the bank after downsizing.

“They still want good spacious entertaining areas, they still want quality design, but they also want flexibility and the ability to enjoy life a bit more after working hard for a long time.”

The project sits near Boronia Park and within close proximity to the Parramatta River foreshore, an area Maroun says offers more of a Hunters Hill lifestyle than a traditional apartment precinct.

“From a lifestyle perspective, it’s really more Hunters Hill than Gladesville,” Maroun said. “You’re close to the foreshore, close to parklands, and still connected back into the village precinct.”

From level four and above, apartments will capture water views&nbsp;toward Sydney Harbour. Communal amenity will include rooftop entertaining areas, wellness spaces, and a gym tailored toward owner-occupier buyers.

“We’ve really designed these apartments around that buyer coming from the Hunters Hill LGA and what they’re actually looking for in their next chapter.”

The proposed development has also been designed to respond to the changing character of the broader Gladesville town centre, where a growing number of mixed-use and residential proposals are expected to emerge over the coming years.

“Gladesville presented a rare opportunity to deliver a genuinely design-led residential project within an evolving lifestyle precinct, just moments from the growing Gladesville town centre, and we’ve approached the project with a strong focus on architecture, liveability and long-term community value,” Maroun said.

Maroun said Lanevick saw a first-mover advantage within the precinct as planning controls continue to evolve to accommodate greater housing density.

“We think there’s a real opportunity there that hasn’t really been serviced properly yet,” he said.

“There’s going to be a broader evolution of the whole Gladesville village precinct over time, particularly with more activation and mixed-use outcomes.”

The Venus Street proposal will include a commercial and retail component at ground level designed to contribute to that evolving streetscape activation.

“A big part of the thinking was how do you activate that area properly and create more vibrancy and amenity, which is what Hunters Hill has been looking for,” Maroun said.

Lanevick’s focus since 2020 has largely been on smaller-scale luxury townhouse and terrace developments. The developer recently completed Royale Randwick, also designed by Studio Johnston, where prices reached $3.65 million. The project was featured in the UDIA NSW 2026 Professional Development Prospectus and was also named a finalist for Development of the Year.

&nbsp;

Lanevick to cater for Hunters Hill downsizers with new Gladesville apartment development

Sydney

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There were 2,669 auctions held across the combined capital cities last week, having fallen from 3,039 over the previous week.
While volumes were down when compared to the previous week, it is expected that this coming week will change that with auction volumes set to rise by 23%. Last week the preliminary auction clearance rate was recorded at 67.3% across the capital cities, compared to a final auction clearance rate of 67.7% the previous week.
At the same time last year, there were 1,308 capital city auctions and the final auction clearance rate was recorded at 61.7%.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/04/20140406-Capital-city.jpg" target="_blank"><img class="alignnone size-full wp-image-3082" src="https://blog.rpdata.com/wp-content/uploads/2014/04/20140406-Capital-city.jpg" alt="20140406 Capital city" width="1003" height="729"></a>
In similar fashion to previous weeks, Sydney has recorded the strongest capital city auction clearance rate at 75.4% based on preliminary collection. There were 1,124 auctions held across the city last week, compared to 1,163 the previous week when the final auction clearance rate was recorded at 75.9%.
It is probably a good time to make mention of the fact that we have noticed over the past few weeks that we are seeing some downward revision each week when Sydney’s final results are being calculated. This is more than likely due to the reporting culture of auctions, where agents hold off on reporting their successful auction until they can confirm that no after auction result has been obtained. Over the same week last year, there were 528 Sydney properties taken to auction with 66.4% of these recording a successful result.
While Sydney’s auction market showed significant strength over the first quarter of 2014, it is interesting to see that this aligned with overall market performance. According to the RP Data-Rismark Daily Home Value Index, Sydney dwelling values increased by 4.4% over the March 2014 quarter. Based on the most recent weekly update, across the private treaty market, Sydney homes are currently selling at the fastest rate of any capital city.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/04/20140406-Sydney.jpg" target="_blank"><img class="alignnone size-full wp-image-3084" src="https://blog.rpdata.com/wp-content/uploads/2014/04/20140406-Sydney.jpg" alt="20140406 Sydney" width="1000" height="654"></a>
For Melbourne there were 1,204 auctions across the city last week with a preliminary clearance rate of 63.4% recorded from 960 auction results compared to 66.9% recorded last weekend and 63.2% this weekend last year. Over March 2014 the clearance rate was 69.9% from 5,322 auctions.
House and unit values are definitely rising but the high auction volumes are continuing to provide buyers with increased opportunity which is also likely contributing to a lower clearance rates as buyers have a greater number of auction properties to choose from.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/04/20140406-Melbourne.jpg" target="_blank"><img class="alignnone size-full wp-image-3083" src="https://blog.rpdata.com/wp-content/uploads/2014/04/20140406-Melbourne.jpg" alt="20140406 Melbourne" width="1002" height="651"></a>
Last week across the Brisbane auction market we saw conditions improve with the preliminary auction clearance rate recorded at 57.9%, with 122 Brisbane auctions held over the week.
Despite the strengthening clearance rate, last week was a sharp fall in Brisbane auction volumes after the busy week prior when there were 238 auctions held and a clearance rate of 47.1%, however, over the coming week volumes are set to ramp up again, with 218 Brisbane auction scheduled so far.
When we look at the Brisbane auction market at the same time last year, there were significantly less auctions (92) while the clearance rate was recorded at 49.3%, which is generally on par with the current market performance.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/04/20140406-Brisbane.jpg" target="_blank"><img class="alignnone size-full wp-image-3081" src="https://blog.rpdata.com/wp-content/uploads/2014/04/20140406-Brisbane.jpg" alt="20140406 Brisbane" width="996" height="653"></a>
There were 98 Adelaide properties taken to auction last week, with the preliminary clearance rate coming in at 67.3%, compared to the previous week when the final clearance rate was recorded at 55.6% across 107 auctions.
At the same time last year, there were 54 Adelaide properties auctioned over the week, with half of the properties recording a successful result at the time of reporting.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/04/20140406-Adelaide.jpg" target="_blank"><img class="alignnone size-full wp-image-3080" src="https://blog.rpdata.com/wp-content/uploads/2014/04/20140406-Adelaide.jpg" alt="20140406 Adelaide" width="989" height="652"></a>
Once again, auction activity across the other capital cities was much more subdued and again, results were mixed.
There were 33 auctions held in Perth last week and the preliminary clearance rate was recorded at 26.7%. Across Hobart, 22 properties went to auction with a clearance rate of 50.0% and a 43.8% clearance rate in Canberra across 66 auctions.
There were 8 auctions held in Darwin last week and so far RP Data has captured a result for 5 of these auctions. At this point, no successful results have been recorded.
There are currently 3,271 auctions being tracked by RP Data over the coming week, in what is set to be a busy week leading up to Easter.
*Melbourne auction commentary provided by Robert Larocca, RP Data’s Victorian housing market specialist
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smiller-vwPjRHTkST

Melbourne's preliminary clearance rate the lowest of the year so far: RP Data's national auction market wrap

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Auction clearance rates tracked steadily on the weekend, but were just a warm-up to a bumper amount of sales expected on Super Saturday next weekend.
The Saturday before Easter weekend is traditionally a <a href="https://www.smartcompany.com.au/finance/investment/35605-harry-dent-says-the-australian-property-bubble-will-burst-is-he-right&amp;sa=U&amp;ei=ZupBU87RIYbgkAWX8oGwCw&amp;ved=0CAcQFjAB&amp;client=internal-uds-cse&amp;usg=AFQjCNHpv9ysK2mkkdpeu--nWKWEoK0BtQ" target="_blank">big weekend for auctions</a>, ahead of the quieter winter period.
Australian Property Monitors senior economist Andrew Wilson says next weekend will see record auctions in Sydney, with around 1,100 expected, while in Melbourne there will be around 1,200 auctions.
“It is the end of the autumn selling season and the point where you get the pre-holiday rush,” Wilson says.
“It will be a big weekend for the Sydney market… it is definitely a test for whether the high listing numbers mean there are enough buyers.”
On the weekend, Melbourne had 1,016 properties listed, with 802 auctions and 580 sold. The clearance rate of 71.8% was slightly up from last week’s result of 69.8%.
The median house price in Melbourne was $791,000, while the median unit price was $511,000. The most expensive property was a four bedroom Camberwell home for $3,935,000.
Wilson says it was a very predictable weekend of results for Melbourne, not deviating from recent trends.
“The trend has been down over the past month, since the Labour Day weekend, and the clearance rate has flattened a little with high numbers of properties listed,” Wilson says.
He says Melbourne’s outer eastern suburbs continued to perform well on the weekend, holding up the market with clearance rates over 80%.
In Sydney, there were 838 properties listed, with 494 auctions and 425 properties sold, with a clearance of 80.6%. This was slightly up from last week’s clearance of 75.9%.
The median house price in Sydney was $1.12 million, while the median unit price was $706,500. The most expensive property in Sydney was <a href="/news/kensington-suburb-record-price-from-macquarie-banker-sale-of-peter-dunkley-built-trophy-home">a five bedroom house in Kensington</a>, for $3,775,000. Sydney’s most affordable property was a studio apartment in Auburn, sold for $156,000.
In Adelaide, the auction clearance rate was 80%, while in Brisbane it was 50.8%.
You can find APM's list of weekend auction results for Sydney, Melbourne, Brisbane and Adelaide here.
This article first appeared on <a href="https://www.SmartCompany.com.au" target="_blank">SmartCompany</a>.
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moliver-7qYWqnHmyR

Auction market braced for pre-Easter record breaking Super Saturday weekend

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When <a href="https://www.sqmresearch.com.au/" target="_blank">SQM Research</a> predicted back in September last year that Sydney dwelling prices <a href="https://propertyupdate.com.au/sydney-dwelling-prices-to-rise-15-20-in-2014-louis-christopher/" target="_blank">would rise by 15-20%</a> in 2014, and possibly by significantly more, there were more than a few raised eyebrows.
<img src="https://dev.propertyupdate.com.au/wp-content/uploads/2013/09/sydney-dwelling-prices.png" alt="sydney dwelling prices">
Source: SQM Research
Some went so far as to be directly scornful. Yet, given the fundamentals of the market at that time, the underlying logic of the prediction was sound enough and SQM will once again likely prove to be pretty close to the mark.
Dwelling prices in Sydney had under-performed household income growth for almost a decade, and, crucially, interest rates appear set to remain at what are historically extremely low levels throughout the year and potentially well beyond. Notably Australia's official cash rate will remain materially below where it was during Sydney's last property boom through to early 2004 for some time to come yet. 
<div class="separator"><img src="https://1.bp.blogspot.com/-GHyZPPEi6S0/U0DWI2miS_I/AAAAAAAAMXE/Av5bxBTmK5w/s1600/OCR.jpg"></div>
 
Even now in April, the <a href="https://www.rba.gov.au/media-releases/2014/mr-14-05" target="_blank">Reserve Bank rhetoric</a> suggests that the first rate hike is potentially some way off, particularly since inflation is expected to be consistent with the Reserve Bank's stated 2-3% target over the next two years.
In other words, interest rates are not going to be the handbrake which stops the current Sydney property boom in its tracks.
Rather, the music is only likely stop in this Sydney property market cycle once buyers deem yields to have fallen too low, such as they eventually did in Q1 2004.
<blockquote>
Those who plan to own well-located, desirable property in Sydney over the coming decades appear set to be very happy with the outcome.
</blockquote>
Auction clearance rates in Sydney remain remarkably high, the levels of stock on the market remain significantly lower than where they were a year ago in spite a flurry of vendor activity, and prices have continued to rise.
RP Data's index shows Sydney outperforming the rest of Australia over the past year, and indeed the five capital cities price growth has largely been driven by Sydney's dwelling price growth itself, in concert with broadly equivalent price activity in Melbourne.
<img src="https://1.bp.blogspot.com/-gSgKWhHSXzU/U0DFN4LkLgI/AAAAAAAAMWs/TzNAnNxE2n4/s1600/SQM.jpg">
Whether 2014 price growth in Sydney ends up being 10%, 15% or even 20%, SQM's logic will prove to have been broadly accurate. For what it's worth, below are the year to date figures as reported by RP Data.
<img src="https://2.bp.blogspot.com/-F48tiydlEdI/U0DFVlXWpFI/AAAAAAAAMW0/w2AgIVQtYq0/s1600/SQM2.jpg">
We're only a week into April and it already looks likely that another month of gains will be recorded in the harbour city. And if you take the view that such indices are inclined to lag, then SQM's prediction looks very much to be in decent shape.
In any case, certain locations are beginning to <a href="https://domainmastheads.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" target="_blank">record blistering results</a>, including <a href="https://www.realestate.com.au/property-apartment-nsw-waverton-116398555" target="_blank">Sydney's lower north shore</a>. 
And you can probably begin to add parts of the Campsie/Canterbury/Bankstown sector of the market to that. Meanwhile, the popular inner west suburbs closer to the central business district have been flying for some years now. 
When I discussed Sydney's real estate prospects in a brief chat with SQM's Managing Director Louis Christopher, he likened Sydney dwelling prices "to a high PE stock", which I thought was a worthy analogy.
Sydney's property will likely continue to trade at a premium to dwelling prices elsewhere in Australia since massive population growth and the sheer intensity of demand for inner suburb real estate factors in that Sydney will be a solid city for property owners for generations to come. The population of Sydney is expected to grow to some 8 million over the coming decades. I've spent plenty of time in other high-density cities including London, Hong Kong and Singapore and observed with interest the appreciating prices of well-located real estate. Those who plan to own well-located, desirable property in Sydney over the coming decades appear set to be very happy with the outcome.
You can visit <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) or Pete's <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blog</a>.
His new book '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>' is out now.
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pwargent-M4siyDbqQY

SQM Research's Sydney price rise predictions have been vindicated

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There was no black swan in sight, though a white swan painting hung on the dining room wall.
There's now a new $8.02 million record for Dover Heights after the six bedroom home at 246 Military Road sold at Thursday night auction.
The three storey home was <a href="https://rwdbgroup.com/nsw/dover-heights/1107322/" target="_blank">sold through Ray White Double Bay agents Daryl Rosen and Jeannine Yates</a>. About $6 million were the stated initial marketing price expectations.
The previous Dover Heights record stood at $7.1 million set in 2007. The same house resold at the lower $6.8 million when Channel 7 morning television host <a href="/expert-insights/investing/larry-emdur-says-good-morning-to-breathtaking-cliff-top-property">Larry Emdur bought on the prestigious cliff top in 2011</a>.
The highest prior Military Road price stood at the $5.97 million when the Selim family bought the <a href="/news/ed-lippmann-designed-butterfly-house-dover-heights-sells">Ed Lippmann architecturally designed Butterfly House</a>.
"No expense has been spared in the creation of this exquisite brand new tri-level masterpiece," the Ray White marketing suggested.
Capturing views over Sydney Harbour, it had been designed by the architect Julian Brenchley of Brenchley Architects, best known for their work on the Channel 9 renovation series, The Block over several series.
It came with six bedrooms and seven bathrooms.
There was a a resort-style rooftop terrace plus swimming pool, spa, sauna and steam room.
The 650 square metre block last traded at $2.7 million in 2008.
Competing Chinese Australian parties took the bidding on 246 Military Road well beyond the slightly vague low $7 millions on the market indications given by the Ray White auctioneer James Keenan.
The bid tally got to 58 bids with four parties all up seeking the property after the $6 million opening bid. The underbidders were represented by David Cohen from the hastingsproperty.com.au buyers agency.
Dover Heights has featured high on the radar of Chinese buying interest. A recent survey put it in fifth place in Sydney's top 10 most searched suburbs on the juwai.com website.
1) Sydney
2) Turramurra
3) Vaucluse
4) Mosman
5) Dover Heights
6) St Ives
7) Drummoyne
8) Hunters Hill
9) Parramatta
10) Darling Point
"Just witnessed a Chinese War for a new house on main eastern suburbs road with bus stop out front sell for $8.02m! Completely nuts!," <a href="https://twitter.com/bradceyles" target="_blank">one auction attendee tweeted</a>.
Eclipsing the Surfers Paradise office traditional status, the Ray White Double Bay team currently sits as the top selling office within the entire Ray White Group.
Its 20 strong sales team secured $119 million in sales during March.
"It is significant that this outstanding figure was achieved across a wide range of sales and prices, its not just a small handful of sales," agent Craig Pontey said.
"What this indicates to me is that the strength of market activity is now more widely spread, than might have been the case six or 12 months ago.
"This is a positive because if activity is widespread across the entire market it does help to indicate a generally health market with more people on the move, selling and trading up," he said.
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jchancellor-FAypfDUnLy

Happy as Larry as Dover Heights trophy mansion sale sets new $8 million record

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With Sydney’s median price now sitting at around $720,000 according to RPData's latest weekly report, Property Observer takes a look at just what you can buy for that price around the world.
RE/MAX Global now offers a search function which allows buyers to search for international properties based on how much they would like to spend.
“Australians don’t only buy in Australia, and New Zealanders don’t only buy in New Zealand,” he said, “and for our property sellers, this search tool is a tremendous feature in attracting buyers from around the world to their properties," said RE/MAX Australia and RE/MAX New Zealand managing director Michael Davoren.
Century21 offers a similar service on <a href="https://www.century21global.com/" target="_blank">its website</a>.
So what exactly can you buy for $720,000?
<ul>
<li>
<a href="https://global.remax.com/368128_3116" target="_blank">Nanaimo, British Columbia, Canada</a>: A$686,423
</li>
</ul>
<img src="/images/2014/04/04/british%20columbia%20aprtil%204%20one.jpg" alt="">
This four bedroom, three bathroom house (pictured above) in the waterfront city of Nanaimo is set on about 2 acres of land. The huge front windows give the home mountain views, and the home also comes with a hot tub and a pool of substantial size.  
<ul>
<li>
<a href="https://global.remax.com/Villa-For-Sale-Mojacar-Almeria_27531003-111" target="_blank">Mojácar, Andalucia, Spain</a>: A$699,031.
</li>
</ul>
<img src="/images/2014/04/04/spain%20april%204%20one.jpg" alt="">
If you think it might be a little too chilly on Vancouver Island to go for a swim, why not purchase this villa with a pool in Spain? Another four bedroom, three bathroom house, this one (pictured above) set up on a hill has spectacular views over the Alboran Sea.
<ul>
<li>
<a href="https://global.remax.com/Condo-Apartment-For-Sale-Breckenridge-Colorado_1008225005-22" target="_blank">Breckenridge, Colorado, USA</a>: A$692,617.74
</li>
</ul>
<img src="/images/2014/04/04/colorado-april-4.jpg" alt="">
Photo courtesy of the Summit Association of Realtors
This condo on Breckenridge’s Main Street has two bedrooms and three bathrooms, with views over the resort town (pictured above). After a long day of skiing, buyers can keep warm in front of the fireplace at their resort penthouse.
<ul>
<li>
<a href="https://global.remax.com/Multi-Family-For-Sale-Rochester-New-York_1020091034-168" target="_blank">Rochester, New York, USA</a>: A$16,125
</li>
</ul>
<img src="/images/2014/04/04/L_abd16e4d008f4989bd33e1c7d3a0ebd5_iList%201.jpg" width="460" height="345">
At the substantially lower end of the market, this 1920 home in Rochester is selling for what one assumes is substantially lower than its purchase price. Its sale is subject to bank approval of the short sale. For Sydney's median price, you could buy this home 44 times over.
<ul>
<li>
<a href="https://www.century21global.com/property/7004-evergreen-way-buford-ga-30518-usa-C21102185177-USD" target="_blank">Burfood, Georgia, USA</a>: A$10,824
</li>
</ul>
<img src="/images/2014/04/04/cn23g0tqrevh4petbky75vvan3i.jpg" width="460" height="345">
Similarly, the three bedroom, three bathroom mobile home pictured above was purchased for almost US$90,000 when new. Priced for a quick sale at about $10,000, you could buy 72 of these homes for the same price as one median house in Sydney.
<ul>
<li>
<a href="https://global.remax.com/Detached-Bungalow-For-Sale-Monopoli_23341001-334" target="_blank">Monopoli, Bari, Italy</a>: A$699,031
</li>
</ul>
<img src="/images/2014/04/04/bari-april-4-one.jpg" alt="">
This two bedroom, two bathroom single level home (pictured above) was built in 1900. With views of the Adriatic Sea, it’s set in the historic port city of Monopoli. And, of course, it comes with a pool.
<ul>
<li>
<a href="https://www.realestate.com.au/property-house-nsw-newtown-116610955" target="_blank">Newtown, Sydney</a>: A$700-750,000
</li>
</ul>
<img src="/images/2014/04/04/main.jpg" width="460" height="345">
Back home, the two bedroom, one bathroom home pictured above is listed with a price guide of $700-750,000. 
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jrichardson-uRX5hFdKfN

What will Sydney’s median price get you around the world?

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There's 845 houses and units up for auction across Sydney this weekend.
But the pre-Easter crescendo will be a record 1,087 offerings on Saturday week, 12 April by Sydney vendors.
Australian Property Monitors research analyst Clinton McNabb has advised that this weekend's 845 offerings is some 88% higher than the same weekend last year. And next week's tally is 190% up!
The last Sydney record auction bonanza was the 970 offering on 14 December in the lead up to Christmas 2013.
So it will the busiest Sydney Saturday on record, with official records being compiled since Australian Property Monitors started keeping the data in the late 1980s when Sydney was only just beginning to take a shine to onsite auction with the lead from the trend setter Andrew Gibbons agency.
The long mooted possibility that Sydney will break the 1,000 auction barrier for the first time comes at a time when auction clearance rates remain at very strong levels on the back of buyer demand.
The initial Saturday figures from APM have been running at 80% for nine consecutive weeks, but typically revised down to a worthy 75% to 77% range after final results have been tallied.
Melbourne has 1,010 auctions this weekend according to APM, with 1,240 on 12 April. Last Saturday was its third above 1,000 this year, so that's no news for them.
And late last year Melbourne had three consecutive weekends with auction numbers over 1,300 from 30 November to 14 December.
It's not just auction activity, but the normally slower private treaty is turning over nicely nationally across the capital cities especially. 
While the resource-rich areas may have come off their peak, transaction numbers were still strong according to Ray White chairman Brian White whose offices exchanged contracts during March of a record $3.1 billion. Craig Pontey tells me from Ray White Double Bay that his office sold $119 million of it. 
Interestingly while much of the headline buzz has been around Sydney, Brian White noted Melbourne's upwards trajectory, with little correction since the 2009-2010 peaks, which was evident when RP Data-Rismark's latest figures came out earlier this week.
But every time the market builds up and then has time to pause comes with it the potential of a shift in market sentiment, either slowing or picking up.
I forecast the 2013-2014 Christmas break could trigger a market sentiment cooling - that was that house prices would rise at around half last year's 15% escalation - but I have to admit there's been no stopping the momentum from the early February offerings through to Easter.
Of course not all sales are stellar and some are still below where they were three or four years ago, but certainly there has been a remarkable increase in confidence and buying activity. So many auction reports of disappointed registered underbidders after interest rate cuts jet-fuelled the market that had been somewhat in hibernation following the global financial crisis.
Dr Andrew Wilson, the senior economist for Australian Property Monitors who was among the leading bullish forecasters over recent years when the market was full of naysayers, forecast 2014 price growth in Sydney would be about half last year with the bulk of it will happening in the first six months.
The most bullish convert was SQM Research's managing director Louis Christopher whose predictions was for price rises in Sydney of 15 to 20% and national increases.
So whatever the level of price growth, there's not much on the horizon to send prices backwards. Higher unemployment hasn't hurt yet.
Harry Triguboff says apartment prices in some areas <a href="/expert-insights/buying/prices-will-fall-if-chinese-buyers-withdraw-warns-harry-triguboff">would fall 10% to 15% if Chinese buyers stopped</a>.
Though I'd suggest not in the insular Sutherland Shire where former rugby league footballer and media personality <a href="/expert-insights/buying/one-saturday-in-sydney-s-south-one-development-80-million-of-sales">Darryl Brohman joined the weekend scrum purchasing </a><a href="/expert-insights/buying/one-saturday-in-sydney-s-south-one-development-80-million-of-sales">in Woolooware Bay</a>, the complex developed by Bluestone on land owned by the Cronulla Sutherland Leagues Club.
It sold another $80 million worth of property on Saturday - with prices ranging from $485,000 for a one-bedroom, from $700,000 for a two-bedroom and from $1.01M for a three-bedroom apartment - following its successful exchange of over $100  million of property within eight hours at the beginning of February through Colliers. 
Of course something might always emerge from left field.
Indeed Rod Cornish, a division director of Macquarie Capital and a long-time follower of property cycles, told the AFR's Robert Harley today that "until we see rates rise to a tipping point level, we don’t see a downturn in prices.”
“We will get that, but I don’t think that is a 2014 story. We will not see the tipping point till 2015 or 2016,” Cornish estimates.
And for those who want something to do Easter Saturday, rather than suffer withdrawal symptoms?
Well there's the auction of the landmark Point Lonsdale cottage, Samarai, one of the most charming beachfront reserve property’s along the Victorian Coast.
Imagine all the sea changers who love the 1998 ABC series who will be wanting to snap it up.
The Ramsay family's Edwardian home (pictured below) is set on 1,100 square metres, last sold in the mid-1980s I seem to recollect when bought from the Wortley's for around $240,000. 
It's been offered <a href="https://www.realestateview.com.au/Real-Estate/149-point-lonsdale-road-point-lonsdale/Property-Details-buy-residential-6827429" target="_blank">through Damian Cayzer at Kerleys Coastal Real Estate</a> who could easily expect $3.5 million plus.
<img src="/images/2014/04/03/point%20lonsdale%20april%203.jpg" alt="">
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Pre-Easter auctions to crack the 1,000 Super Saturday offerings for first time in both Sydney and Melbourne

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On land owned by the Cronulla Sutherland Leagues Club, Bluestone is developing Woolooware Bay, their first foray into waterfront apartments.
The past Saturday, they launched the apartments to the public and sold $80 million worth of property, pushing them 12 months ahead of what they had stated to be their original sales program.
More than 100 apartments in <a href="https://wooloowarebay.com.au/" target="_blank">Woolooware Bay</a> development's buildings ‘Landings’ and ‘Cove’ sold, to home buyers, downsizers and investors. However, it left some one, two and three bedroom apartments available.
Buyers in the development included former rugby league footballer, Darryl Brohman, who bought a two-bedroom apartment, and Sharks players, including newly recruited Blake Ayshford.
They noted that they believed in supporting the Sharks and the Shire by purchasing into the developments that are well planned and close to the beach.
Architects Turner have optimised the sun exposure, ventilation and views of the residences.
The properties are priced from $485,000 for a one-bedroom apartment, from $700,000 for a two bedroom and from $1.01 million for a three bedroom.
Prior to this, $100 million of property sold at the VIP launch of 226 apartments in the Esplanade, Pavilion and Sea buildings that Property Observer covered in February.
The Landings building is on eight levels and includes 12 one bedroom apartments at 57 square metres plus, 45 two bedroom apartments from 79 square metres and 12 three-bedroom apartments from 114 square metres.
Meanwhile, Cove, on eight levels, includes 40 one bedroom apartments from 59 square metres, 60 two bedroom apartments from 77 square metres and nine three bedroom properties from 108 square metres. This building is slightly more expensive, seeing prices range from $500,000 for a one bedroom, $705,000 for a two bedroom and $1.41 million for a three bedroom.
The entire foreshore is also set to be rejuvenated as a result, with a residential community of a total 600 apartments, the Remondis Stadium and a revitalised Sharks Club. It will also include Bay Central, a retail precinct with a supermarket, restaurants, cafes, health, medical and other facilities.
Locals are a higher percentage of those buying into the development, noted Colliers International residential managing director Peter Chittenden. However, he said that a broader Sydney has been expressing interest.
“Cronulla is the last of the Sydney beaches that in many ways is yet to be discovered,” said Chittenden.
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jduke-EHk3XBmHkn

One Saturday in Sydney’s south, one development, $80 million of sales

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Name: Tom Doran<img src="/images/2014/04/02/tom-doran-profile.png" alt="" style="float: right;">
Position: Associate director - retail sales leasing and projects
Company: Doran Commercial
Office location: Neutral Bay - Sydney
How long have you been in the industry? 
13 years
What's happening in the area you specialise in? 
Retail investment stock continues to tighten buoyed by the low interest rates, falling retail vacancy and the influx of Asian investors.
Describe the most interesting property you have sold? 
10 years ago we sold the Stoned Crow at Crows Nest. The Stoned Crow was renowned for its "Cougar" segment of the market. Being a young impressionable 19 year old at the time i certainly had my eyes wide open when conducting late night inspections.
What are the ingredients to being successful in your job?
Energy, empathy and enjoying yourself.
What aspects of your role do you enjoy the most? 
I love meeting an array of high successful and interesting people. From Wallabies, media celebrities and heart surgeons to Olympians, politicians, mums and dads
Where would you invest a spare $750,000? 
The retail investment market is strong currently. Traditionally investors prefer leased investment rather than vacant possession stock that has to be leased. With the retail leasing market strengthening buying retail strata and leasing can be highly profitable. Before purchasing vacant retail strata you need to ensure that the following is clarified before purchase
<ul>
<li>Access to grease trap and exhaust</li>
<li>What services are available into the shop</li>
<li>Are there any restrictions on usage or trading hours?</li>
</ul>
Which football team do you support?
The mighty Manly Sea Eagles. Go Manly!
What's your favourite app or techno gadget? 
The flashlight on my iphone is crucial in retail property. When entering older buildings or tenancies without power, this is a crucial part of the trade.
How do you use social media? 
We love social media in our office. We have made a commitment to keep our clients as up to date as possible with trends, forecasts and recent transactions. We have tried to break down our social media into segments so that we can provide information the median expects. Our rough rule of thumb is below
<ul>
<li>Linkedin - Strictly business</li>
<li>Facebook - Combination of business and fun</li>
<li>Instagram - Combination of business and fun</li>
</ul>
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kjiminez-eaYKfU7qd2

In profile: Doran Commercial's associate director - retail sales leasing and projects, Tom Doran

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The number of unique residential properties advertised for sale across the country over the four weeks to 30 March 2014 was recorded at 243,941. 
This figure consists of 47,805 newly listed properties over the four weeks and 196,136 re-listed properties.
As highlighted by the <a href="https://blog.rpdata.com/2014/02/homes-prepared-sale-real-estate-agent-activity-gathers-pace-2014/" target="_blank">RP Data listings index</a>, there has been a surge in the number of new properties listed for sale and they are 18.9% higher than they were at the same time a year ago. Although new listings have surged, total properties advertised for sale are -3.8% lower than they were a year ago which is reflective of the rapid rate of sale we are seeing nationally. Although new listings are way up on a year ago, the rate of sale is much faster and total listings are falling. 
To put it simply, properties are being absorbed by the market faster than they are being listed for sale.
<img class="aligncenter size-full wp-image-3065" src="https://blog.rpdata.com/wp-content/uploads/2014/03/Chart-12.jpg" alt="Chart 1" width="500" height="180">
Looking at the different residential property types; new listings for houses are 20.2% higher than they were a year ago however, total house listings are -4.5% lower.
New unit listings are also significantly higher, up 22.6% while total unit listings are -5.1% lower.  New vacant land listings are -5.4% lower than they were a year ago however, total listings are 2.1% higher.
<img class="aligncenter size-full wp-image-3063" src="https://blog.rpdata.com/wp-content/uploads/2014/03/Chart-21.jpg" alt="Chart 2" width="444" height="262">
Looking across the individual capital cities, each region except for Canberra (-12.0%) is recording a higher number of new properties listed for sale than they were a year ago. 
Sydney and Melbourne, which are also recording the strongest capital growth conditions, have recorded the largest rise in new listings over the year, up 49.7% and 32.0% respectively compared with a year ago.  Clearly new properties are coming to the market in both cities however, evidence suggests that most are selling quite shortly after the listing.
Although new capital city property listings are generally higher than they were a year ago, total listings are generally much lower than they were a year ago. Across the combined capital cities total listings are -8.3% lower than they were a year ago and each city except Hobart (3.3%) and Darwin (25.2%) is recording fewer total listings.  
Although both Sydney and Melbourne are each recording fewer total properties advertised for sale than a year ago, it is interesting to note that total listings in Melbourne (33,144) are significantly higher than in Sydney (22,423).
It is encouraging to see that a greater number of new residential properties are coming to the market than at the same time last year however, it is important to remember that in most regions sales transactions are much higher than they were a year ago. 
Clearly buyer demand has escalated and quality properties are not staying on the market for a long period of time which is highlighted by the fact that total listings both at a national and capital city level are lower than they were a year ago.
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ckusher-ujnxiKuFQs

Housing market is absorbing new supply faster than it is being added

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Someone asked me last week if I am "bullish on property?".
It's a bit of wild concept if you think about it.
At the last count there are around 9,300,700 dwellings in Australia, and the vast majority of them I wouldn't invest in.
There are a huge number of areas that I would consider to be extremely risky, in fact, including a whole range of mining towns and regional centres, and even some larger cities with weak population growth and job markets.
My position always been that if you can demonstrate a certain level of skill and invest in the right suburbs and property types you can make a lot of money, but I wouldn't say that makes me bullish on housing per se.
In Britain, London and its surrounds has been the only area worthy of investing for my money over all the years.
In Australia, I generally stick to certain suburbs in Sydney. 
In 2007, that meant a number of key suburbs in the inner west, and even then only certain types of property. 
Last year we were buying on the lower north shore, but again only in a handful of suburbs and certain types of property. 
At the weekend, the lower north recorded another blistering auction clearance rate of 92%. 
I wouldn't get too bogged down in the weekly conspiracy theories about under-reporting: just look at the actual results <a href="https://domainmastheads.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" target="_blank">reported</a> in suburbs like Kirribilli, Wollstonecraft, Cremorne and Neutral Bay. 
The lower north shore is now absolutely flying!
We expect to see Milsons Point and Waverton outperforming in 2014 too.
We try to avoid buying in heated markets, however, so we may leave the hordes to the auction frenzies at ever-higher prices now, and look elsewhere.
Next on our hit-list will include three suburbs in particular to the west and south-west, a little further out than the traditional capital growth hotspots, in order to catch the ripple effect of capital growth which is repeated in most property market cycles. 
March property prices 
RP Data will released its <a href="/expert-insights/investing/melbourne-tops-the-list-of-best-performing-capital-cities-in-march-quarter-rp-data-rismark">property price results for the month of March</a>, which unsurprisingly will continue to report very strong gains in Australian capital cities (+2.3%) for the 10th month in a row.
Leading the way, of course, were Sydney (+2.8%) and Melbourne (+2.3%), although in fact gains were recorded everywhere in March.
Over the past 12 months, the best performing capital city has continued to be Sydney, and the worst, perhaps not surprisingly given its weak jobs market and low population growth, Adelaide.
<a href="https://1.bp.blogspot.com/-j43vYsDmeWo/Uzjzxz9ceQI/AAAAAAAAMN4/3tun4W9-5oA/s1600/RPD111.jpg"><img src="https://1.bp.blogspot.com/-j43vYsDmeWo/Uzjzxz9ceQI/AAAAAAAAMN4/3tun4W9-5oA/s1600/RPD111.jpg" width="460" height="181"></a>
Philosophy 
Like most people, my investment philosophy has changed a bit over time, but the basic principles remain the same.
About a decade and a half ago, Robert Kiyosaki wrote a book, Rich Dad Poor Dad, which showed a diagram something like the one below which demonstrates the difference between the typical financial profile of a salary earner (lots of expenses, lots of liabilities) and that of an investor (fewer expenses and lots of income-producing assets).
<blockquote>
My basic philosophy is to think of investment as being like a snowball, compounding and growing its income and capital appreciation year after year, for as long as I live.
</blockquote>
Spending less than you earn and investing the difference was a real "aha!" or "light bulb" moment for millions of people around the globe. Kiyosaki sold 26 million copies of that book alone and went on to build a substantial business empire from this one very simple core idea.
<div><img src="https://www.richdad.com/MediaLibrary/RichDad/images/blogs/rdpd-wealthy-vs-middleclass-chart.jpg" width="400" height="303"></div>
Concept: Robert Kiyosaki
Kiyosaki's point was that investors should try to avoid getting into bad debts (credit cards, car loans, school loans etc) and instead load up the asset column with your business, real estate and stocks.
My one simple big idea
Like many people I've experimented with a few different approaches, including trading or buying speculative stocks. These days I have stripped back my investment philosophy to keep it as simple as humanly possible. My one simple ideas as it relates to my investment philosophy is this: 
I want every single dollar I invest to still be going out to work for me if I live to be 110 years old. 
That's my basic philosophy, to think of investment as being like a snowball, compounding and growing its income and capital appreciation year after year, for as long as I live.
What to invest in? 
So what assets to invest in to achieve that goal? 
You can spend a lot of time analysing companies and still get it wrong. The simplest method for most average investors might be to pick out some diversified Listed Investment Companies (LICs) which have a proven track record of increasing their profits and dividends for decade after decade after decade.
I don't recommend individual stocks for others to invest in. You have to pick companies which suit your own risk profile. But this is the kind of chart that I look for:
<div class="separator"><a href="https://1.bp.blogspot.com/-iZUT2PTDq2g/Uznpgh8Z4HI/AAAAAAAAMOI/AX9f8KgSmjc/s1600/MLT.jpg"><img src="https://1.bp.blogspot.com/-iZUT2PTDq2g/Uznpgh8Z4HI/AAAAAAAAMOI/AX9f8KgSmjc/s1600/MLT.jpg" width="400" height="173"></a></div>
<div class="separator"> </div>
<div class="separator">Source: MLT Annual Report 2013</div>
<div class="separator"> </div>
<div class="separator"><a href="https://2.bp.blogspot.com/-7UCvvjPl6TU/Uzn3J6MCj2I/AAAAAAAAMPA/lWOyNZnEWAY/s1600/WHF.jpg"><img src="https://2.bp.blogspot.com/-7UCvvjPl6TU/Uzn3J6MCj2I/AAAAAAAAMPA/lWOyNZnEWAY/s1600/WHF.jpg" width="400" height="236"></a></div>
Source: WHF Annual Report 2013
If a company can achieve this type of result with its bottom line profits with its and franked dividend payments then the share price will likely take care of itself over time.  Through investing in these types of diversified companies your dollars can go to work for you from now until... forever.
You don't even need to know what the wires do, although of course, you can lift the cover plate and see what the inner workings are up to if you so desire.
<div class="separator"><a href="https://3.bp.blogspot.com/-m6Ug96wmaaE/UznqPMdYIPI/AAAAAAAAMOQ/Yg_SYJCw978/s1600/BKI.jpg"><img src="https://3.bp.blogspot.com/-m6Ug96wmaaE/UznqPMdYIPI/AAAAAAAAMOQ/Yg_SYJCw978/s1600/BKI.jpg" width="400" height="317"></a></div>
<div> </div>
<div>Source: BKI Annual Report 2013</div>
<div> </div>
<div class="separator"><a href="https://1.bp.blogspot.com/-a8UdJKNChMo/Uzn2XPoACII/AAAAAAAAMO4/eTCnft7XLm0/s1600/ARGO.jpg"><img src="https://1.bp.blogspot.com/-a8UdJKNChMo/Uzn2XPoACII/AAAAAAAAMO4/eTCnft7XLm0/s1600/ARGO.jpg" width="400" height="371"></a></div>
Source: ARG Annual Report 2013
Companies may in theory be perpetual but, surprisingly, many of them come and go. How much more re-assuring it is to be invested in a company which holds 100-120 top companies and trusts? Even if one of the companies held experiences a huge corporate fraud or failure, the investor should not be hurt too much. I covered in more detail why I like LICs <a href="https://petewargent.blogspot.com.au/2013/04/5-reasons-to-consider-lic" target="_blank">here</a>.
Real estate 
I apply very similar principles in property investment. I want to invest in cities which will still be thriving if I live to be 110 years old. That means that for the core of my portfolio, I tend to steer away from small regional cities or one-industry towns. 
It's no coincidence that my company has offices in London and Sydney, by the way, for those are two cities with tremendously strong fundamentals for the long-term.
Knight Frank reported yesterday that London prices are up by 68% in the last five years since March 2009. How on earth, and why on earth, is that happening? 
It's partly because of desperately inadequate construction. Parts of the market are desperately undersupplied and the activity in the market resembles a feeding frenzy at the moment.
It's also because in recent times, there has been a tremendous shift of funds towards residential real estate as a store of wealth, but only in certain key global cities. It's fairly obvious why prices have been growing when you consider this chart.
<div><img src="https://www.zerohedge.com/sites/default/files/images/user5/imageroot/2014/03/London%20market_0.jpg" width="400" height="322"></div>
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<div>If you know your history, you'll know that London has had something of a rollercoaster ride as a city.</div>
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<div class="separator"><a href="https://1.bp.blogspot.com/-gLopaBB9AhA/UzntvXvbM7I/AAAAAAAAMOc/wCMOLBe16KE/s1600/LONPOP.jpg"><img src="https://1.bp.blogspot.com/-gLopaBB9AhA/UzntvXvbM7I/AAAAAAAAMOc/wCMOLBe16KE/s1600/LONPOP.jpg" width="460" height="275"></a></div>
Centuries ago we had wars, plagues and even a Great Fire, and from the Second World War through to 1991 the city population declined for five consecutive decades as the city de-industrialised and went through a process of slum clearance and suburbanisation. 
Since 1991, London has been busy establishing itself as a major financial centre, and international migration combined with an economic boom has seen the population explode from 6.4 million to above 8.1 million. London's population has been increasing at twice the speed of that of the rest of the UK and is expected to surpass 9 million by the end of this decade.
Importantly, the population in inner London has often been expanding at the same percentage rate as that of the Greater City of London, despite the limited availability of land. I don't worry too much what the talking heads in the press consider likely to happen this year or next. I just know that over the decades, London property will continue to represent an absolute no-brainer.
Sydney
As a newer city, Sydney has not been through such a rollercoaster ride: the population trend is simply up, up, up and away.
The below is a dated population projection from the Bureau of Statistics. More recent data suggests that the estimates have been under-cooked and that Sydney's population could rise much more rapidly still than this (click chart) to <a href="https://www.afr.com/f/free/national/why_australia_needs_to_get_real_7hEC3IX0RZWitSkELPcJEI" target="_blank">around 8 million by 2050</a>, instead following the trajectory of the red line (click chart). 
<div class="separator"><a href="https://4.bp.blogspot.com/-bS0zccQITYI/Uzn49dmzSuI/AAAAAAAAMPM/WMo25KmGhDU/s1600/POPSYD.jpg"><img src="https://4.bp.blogspot.com/-bS0zccQITYI/Uzn49dmzSuI/AAAAAAAAMPM/WMo25KmGhDU/s1600/POPSYD.jpg" width="460" height="245"></a></div>
So much energy is diverted towards what might happen to prices in the next 12 months, but as an investor, inactivity can actually be your greatest friend. 
As for the flow of international funds, well let's be blunt: this will have very little (if any impact) on regional centres. The impact will be felt most keenly in inner Sydney where land is scarce, and inner Melbourne.
Through owning properties in suburbs where the supply is fixed you can be assured that your dollars you invested in investment properties will still be out there working for you for decades and decades to come. And more comforting still, the nature of compound growth means that they gains just get better and better over time. 
You can visit <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) or Pete's <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blog</a>.
His new book '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>' is out now.
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