Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe>

Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Joel Robinson

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

First look: Inca eyes Mona Vale with State Significant DA for Dawn apartments

Seasoned Victorian apartment developer <a href="https://www.apartments.com.au/developers/central-equity">Central Equity</a> has logged more than $400 million in sales in its luxury apartment project Palmera Residences at Northcliffe on the Gold Coast.&nbsp;

Central Equity Director Karl Kutner said the sales result reflected a combination of location, product quality and delivery certainty with the project already under construction by building powerhouse Multiplex.&nbsp;

"Surpassing $400 million in sales since launch is a significant milestone and an outstanding endorsement of <a href="https://www.apartments.com.au/new-apartments/palmera-residences-gold-coast-18-garfield-terrace-surfers-paradise-qld-4217">Palmera Residences</a>,” he said.&nbsp;

"We believe one of the key reasons for this strong result is the confidence purchasers have in knowing the project is under construction with Multiplex. Buyers are increasingly looking for certainty. They want to know that the project they commit to today will be delivered by an experienced team with a proven track record."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365782]

Kutner said it was clear there was still high demand for luxury projects that offered certainty of delivery.&nbsp;

“We are in a market where many residential developments have faced delays due to rising construction costs, labour shortages and financing challenges,” said Kutner.&nbsp;

"But having construction underway has provided our buyers with resounding confidence backed by more than 40 years of development delivery by Central Equity combined with construction by one of Australia's most respected construction companies."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365785]

Central Equity is one of Australia's most experienced privately-owned property developers. Over more than four decades, the company has delivered in excess of 85 residential developments including 10,000 apartments and many thousands of stand alone homes.&nbsp;

Located on Garfield Terrace at Northcliffe, between Surfers Paradise and Broadbeach, Palmera Residences occupies one of the Gold Coast's most sought after beachside locations. The development has been designed to appeal to owner occupiers seeking premium residences that combine generous living spaces and resort style amenities.&nbsp;

Palmera Residences will feature an exceptional collection of resort style amenities, including two swimming pools: a generously sized family pool with safe shallow zones for relaxed recreation, and a 20 metre lap pool positioned to maximise all day sunlight.&nbsp;

Residents will also enjoy exclusive access to wellness and recreational facilities including a magnesium pool, sauna, yoga studio, expansive fitted gymnasium, resident lounge, outdoor BBQ’s&nbsp;and indoor and outdoor dining areas, together with a dedicated concierge and luxurious hotel inspired entrance foyer.&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365767]

A unique feature at Palmera Residences has been designed to enhance the Gold Coast lifestyle which includes both indoor and outdoor gymnasium facilities, together with thoughtfully designed indoor and outdoor dining and entertaining areas. A corner café has also been incorporated to provide residents with a destination for their everyday needs.&nbsp;

Kutner said buyer demand had been broad based with purchasers attracted from interstate as well as throughout South East Queensland.&nbsp;

"We're seeing strong interest from owner occupiers, lifestyle buyers and people relocating to the Gold Coast. Many purchasers have been searching for a premium beachside residence where quality, design and delivery are equally important."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365771]

Kutner said the sales milestone was an important achievement, but the focus remained firmly on delivering an exceptional development.&nbsp;

"While reaching $400 million in sales is an important milestone, our priority remains delivering a project that exceeds purchaser expectations,” he said.&nbsp;

"Palmera Residences has been designed to become one of the Gold Coast's landmark residential addresses, and we look forward to welcoming our purchasers to their new homes."&nbsp;

There are a limited number of residences remaining in selected configurations with pricing from $2,950,000 to $8,950,000. Palmera Residences is also crowned by expansive penthouses with wrap around views.

[smartcode_project_cta:default project_id=108274]

Construction certainty and strong buyer demand drive major sales result for luxury Gold Coast development

Palmera Residences fly out the door as sales pass $400 million

National property developer <a href="https://www.apartments.com.au/developers/goldfields-group">Goldfields</a> has appointed BINAH as its construction partner for Quartet, its new Brisbane apartment development in the undersupplied suburb of <a href="https://www.apartments.com.au/developments/milton-qld-4064">Milton</a>.

Located just two kilometres from the Brisbane CBD and moments from key 2032 Olympic precincts, <a href="https://www.apartments.com.au/new-apartments/quartet-milton-33-manning-street-milton-qld-4064">Quartet</a> will deliver 131 one, two, three, and four-bedroom apartments priced from $1 million to $4.2 million, combining elevated design with a wellness-focused lifestyle offering.&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=368000]

Goldfields’ Chief Executive Officer, Lachlan Thompson, said the appointment of <a href="https://www.apartments.com.au/builders/binah-constructions">BINAH</a> marked an important milestone for the project.&nbsp;

“Bringing BINAH on board as our construction partner will allow us to bring our vision for Quartet forward with a team that has a proven track record of delivering high-quality residential projects,” Thompson said.&nbsp;

“We’ve taken a considered approach to progressing the site because we wanted to deliver the whole package. Buyers ultimately back great developers, great projects and great builders, and with Quartet, we’ve made sure all three line up.

“People want certainty, they want to know the project will be built, that the homes will be delivered as promised, and that the developer stands behind the quality of what they create. That’s something Goldfields has built its reputation on over many years.”&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=367993]

BINAH’s Managing Director, Khalil Hafza, said the company was proud to be partnering with Goldfields to deliver Quartet.&nbsp;

“Quartet is an exciting project to bring to life, particularly given the level of detail in the residences and the extensive rooftop amenity planned for the building,” Mr Hafza said.&nbsp;

“Our focus is on delivering a high-quality build that brings that design vision to life and creates homes residents will enjoy for many years.”&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=367999]

The facilities at Quartet have been feared towards the roof, with a&nbsp;25 metre lap pool, spa, sauna and cold plunge, and a communal barbecue area and alfresco.

Town planning was designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and brought to life by Melbourne-based architecture firm Cera Stribley.

<a href="https://www.apartments.com.au/interior-designers/cera-stribley">Cera Stribley</a> Co-Founder and Managing Principal, Dom Cerantonio, said the project responds to both its riverside setting and Brisbane’s evolving urban character.&nbsp;

“Quartet has been designed to sit comfortably within its riverside context, offering a refined take on urban living through well-planned, generously proportioned residences that will stand the test of time,” Mr Cerantonio said.&nbsp;

“An emphasis on natural light, natural textures and carefully selected finishes from timber and marble to premium appliances, creates calm, considered interiors designed for comfort and long-term liveability.”&nbsp;

Construction of Quartet will commence in July 2026, with completion anticipated in Q4 2028.

[smartcode_project_cta:default project_id=108736]

Construction to commence on 131-residence tower designed around wellness-focused living

Goldfields appoints BINAH for Quartet apartments in Milton

The first partnership between national developer <a href="https://www.apartments.com.au/developers/fortis">Fortis</a> and Adelaide-based developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> has made a strong start, with the pair securing $21 million in unconditional sales at <a href="https://www.apartments.com.au/new-apartments/one-four-four-hutt-adelaide-144-hutt-street-adelaide-sa-5000">One Four Four Hutt</a>&nbsp;on the edge of the Adelaide CBD.

Over a third of apartments have been snapped up in the boutique 44-apartment project on the corner of Hutt Stret and Wakefield Road. Local downsizers and owner-occupiers wanting to remain in Adelaide's tightly-held southeast quarter have been the most prominent purchasers.

The DKO-designed, mixed-use development is one of the few new apartment projects in the precinct, an area where new housing supply has remained limited despite continued demand from buyers wanting to stay close to the CBD, Victoria Park and Adelaide's established east-end amenities.

[smartcode_project:default project_id=151233 project_image_fid=375378]

Fortis Head of Development SA Arthur Dendrinos said the early sales reflected both the strength of the local owner-occupier market and confidence in the Hutt Street location.

"The level of early commitment reflects the confidence local buyers have in the Hutt Street precinct," Dendrinos said.

"Many purchasers are long-term east-end residents who love the area and want to stay connected to the neighbourhood. They recognise the value of a well-designed, well-located development.

"Our partnership with Otello has been central to this success, and the number of unconditional sales at this stage only strengthens our confidence in the South Australian market."

[smartcode_project:default project_id=151233 project_image_fid=375379]

Otello Director Daniel Harris said the sales result also highlighted the lack of new apartment opportunities within the Hutt Street precinct.

"One Four Four Hutt has clearly resonated with buyers, with strong early sales reflecting both the appeal of the Hutt Street corridor and the lifestyle on offer," Harris said.

"The activated ground-floor retail has also been a key drawcard, with purchasers responding to the vision of a more vibrant and connected streetscape, not just the residences themselves."

One Four Four Hutt will deliver 44 one, two and three-bedroom apartments, alongside a collection of penthouses, above a ground-floor retail offering designed to further activate the Hutt Street precinct.

Construction is scheduled to commence in the third quarter of this year, with completion anticipated in 2028.

[smartcode_project_cta:default project_id=151233]

Fortis Head of Development SA Arthur Dendrinos said the early sales reflected both the strength of the local owner-occupier market and confidence in the Hutt Street location.

Fortis makes Adelaide debut with Otello as One Four Four Hutt records strong early sales

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Knight Frank have noted from 1 December 2015, all foreign investors must now pay a fee before their foreign investment application will be processed and stricter penalties have been ramped up by the Australian Taxation Office for those who breach the rules.
Overview
The current Australian foreign investment framework for residential property is designed to generate new housing supply. The construction of new houses and apartments is aimed to increase the opportunity for people to purchase, as well as, stimulate economic activity with the employment of builders and suppliers. 
The recent changes introduced by the Federal Government are designed not to deter foreign investment into Australia, rather ensure the current rules that limit foreign investment in established dwellings are enforced.
Until this time, there has been poor policing by the small team at the Foreign Investment Review Board (FIRB) resulting in limited penalties imposed on those who breach the rules. For a long time, the framework was undermined due to poor data collection, along with a lack of audit, compliance and enforcement.
Given no fees were collected on application, it made it quite difficult for the FIRB to justify committing more Australian tax-payer resources, despite the number of foreign investment applicants growing almost three- fold over the course of 2013-14.
Over the same time, residential property prices rose significantly in many suburbs across the country. As a result, the Australian public became increasingly concerned that the influx of foreign purchasers were having a direct impact on mainstream (established) house prices.
This placed pressure on the now former Treasurer, Hon Joe Hockey MP, to provide clarification on the role foreign investment plays in residential property.
On the 19 March 2014, he commissioned a study to be undertaken by the House of Representatives Standing Committee on Economics. After a lengthy and comprehensive eight month inquiry, the House Economics Committee found that the current foreign investment structure should be retained but made 12 practical recommendations to ensure there is better compliance within the existing framework. 
A consultation process followed with the public and key industry bodies. It was proposed that all property administration functions were transferred to the Australian Taxation Office (ATO). The ATO was seen to be well-placed to utilise it’s data-matching systems to identify possible breaches with an increase in penalties. 
The Government then introduced the legislation into Parliament in the Spring sitting. It was slated in late November 2015 with the changes taking effect from 1 December 2015.
Current rules for foreign investors
The current rules around foreign investment in residential property aims to direct investment into new housing, increasing the housing supply and support local economic activity. All foreign persons, that is temporary residents and non-residents, can apply to purchase vacant residential land for development and newly constructed dwellings in Australia.
Non-resident foreign persons are generally prohibited from purchasing established dwellings in Australia. However, temporary residents can apply to purchase one established dwelling to use as their residence while they live in Australia, although on the condition the property is sold when it ceases to be their principle place of residence. 
FOREIGN INVESTOR APPLICATION FEES NOW APPLICABLE
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<li>Applicants will pay a fee to the ATO before their foreign investment application is processed.</li>
<li>The fees apply for each application and is uncapped if the property is valued over AUD$1 million.</li>
<li>If an application falls into a number of categories, the category with the highest fee would apply.</li>
<li>The fee on application does not provide any assurance of securing the property. </li>
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ENHANCED COMPLIANCE AND ENFORCEMENT 
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REVISED PENALTIES FOR BREACHING THE FOREIGN INVESTMENT RULES 
The Australian Federal Government is increasing the existing criminal penalties and introducing new civil pecuniary penalties for those who breach the foreign investment rules. For more detailed information please refer to the FIRB website www.firb.gov.au. 
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Penalty Regime for Foreign Investors, Residential Property 
Under Foreign Acquisitions and Takeovers Legislation Amendment Bill 201 
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NEW APPLICATION FEES AND PENALTIES FOR DEVELOPERS 
Property developers can apply for a new dwelling exemption certificate to sell new dwellings in a development of 50 or more residences to foreign investors. The fee for a new dwelling exemption certificate for a developer is AUD$25,000 upfront, with a reconciliation of properties sold to foreign persons based on the above rates. 
The Government has tightened the rules around the use of new dwellings exemption certificates by limiting the value of all apartments that can be bought by a single foreign investor to $3 million in the one development. If foreign investors want to purchase apartments above this value, they will have to seek individual approval. 
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po-LsXgBTHBmX

Property 101: Foreign investment divestiture fines in Australia

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GUEST OBSERVER
Through ATO ID 2015/27 and ATO ID 2015/28 the ATO seem to have cemented their position in relation to the application of s 295-550 of the Income Tax Assessment Act 1997 (Cth) to related party limited recourse borrowing arrangements (‘LRBAs’). 
Importantly, the ATO has since <a href="https://www.ato.gov.au/Super/Self-managed-super-funds/In-detail/News/Non-arm-s-length-limited-recourse-borrowing-arrangements" target="_blank" style="line-height: 1.3em;">confirmed</a> that their approach to this issue in future private rulings and litigation will be consistent with their view in ATO ID 2015/27 and ATO ID 2015/28.
In December 2014, DBA Lawyers director Daniel Butler noted that: 
SMSFs that are not benchmarked should consider doing so before any ATO audit activity occurs. Hopefully, the ATO may provide an amnesty to encourage SMSFs to benchmark to arm’s length. The big question here is whether the ATO will require retrospective adjustment.
Well it appears that the hoped-for amnesty has arrived. At a meeting of the Superannuation Industry Relationship Network on 10 November 2015 the ATO confirmed that SMSF trustees should review their LRBAs to determine whether they were established and maintained on terms that are consistent with an arm’s length dealing. While not certain, it also appears that the ATO <a href="https://www.ato.gov.au/Super/Self-managed-super-funds/In-detail/News/Non-arm-s-length-limited-recourse-borrowing-arrangements/" target="_blank">will not require retrospective adjustment</a>, stating that
We will not be selecting an SMSF for review for the 2014-15 year or earlier years purely because the fund has entered into an LRBA.
The ATO is to be commended for this pragmatic and fair approach. Allowing SMSF trustees to review and amend their loan terms seems fair and reasonable, particularly given various uncertainties that existed up until recently regarding related party LRBAs.
The amnesty is not open ended however, with SMSF trustees being encouraged to take the actions suggested before 30 June 2016. From that time:
The Commissioner may allocate compliance resources to review an LRBA of an SMSF for the 2015-16 year or later years.
Further, while the ATO is not dedicating compliance resources to review an LRBA of an SMSF until 1 July 2016, if the ATO come across an SMSF with a non-commercial LRBA via their usual activity in the meantime, the income of the SMSF might be taxed at the non-arm’s length income tax rate of 47% in accordance with s 295-550 of the Income Tax Assessment Act 1997 (Cth). It is clear then that it is in the best interests of SMSF trustees to get their house in order sooner rather than later. 
So what does this mean for SMSF trustees with an LRBA related party loan?
We understand that with a diminishing number of banks willing to lend to SMSFs, related party loans may seem like an appealing option. However SMSF trustees need to be careful to ensure that related party loans are strictly on an arm’s length basis to prevent SMSF income being NALI.
For those looking to enter into a new LRBA with a related party lender, proper benchmarking is crucial. In practical terms this means approaching a number of bank/unrelated lenders and obtaining quotes for the kind of loan terms they would offer to the SMSF in their particular circumstances, and then ensuring that the related party loan mirrors the terms offered by the unrelated lenders. For those who have already entered into an LRBA with a related party lender, now is the time to closely review your LRBA to ensure that it will stand up to ATO scrutiny. 
Favourable loan terms which may suggest that a related party loan is not on an arm’s length basis include:
·         <a href="https://www.ato.gov.au/law/view/view.htm?docid=%22AID%2FAID201528%2F00001%22" target="_blank">loans with 0%</a> or low non-commercial interest;
·         <a href="https://www.ato.gov.au/law/view/view.htm?docid=%22AID%2FAID201528%2F00001%22" target="_blank">high loan to value ratios</a>; and
·         <a href="https://www.ato.gov.au/law/view/view.htm?docid=%22AID%2FAID201527%2F00001%22" target="_blank">single lump sum repayment</a> at the end of the loan term rather than regular periodic repayments.
Further Training and Assistance
Advisers can brush up on the key considerations by signing up for <a href="https://www.dbanetwork.com.au/dbalawyers/seminars3/2712/3722/SMSF-Core-Course" target="_blank">Unit 10: LRBAs in the DBA Lawyers Core Course</a>. DBA Lawyers also offers a <a href="https://www.dbalawyers.com.au/smsf-borrowing-alter-terms/" target="_blank">service of altering the terms of an existing LRBA borrowing</a> and also <a href="https://www.dbalawyers.com.au/smsf-borrowing-loan-refinance/" target="_blank">prepares documents to refinance an existing LRBA borrowing</a>.
Those who are concerned that the favourable terms of their related party loan may give rise to NALI should seriously consider changing the terms of their loan to ensure that the parties are in the same position they would have been in had they dealt at arm’s length. While the ATO are yet to define a ‘safe harbour’ it is certainly prudent to mitigate the risks by having well-documented ‘benchmark’ evidence to indicate arm’s length terms and conditions.
Philippa Briglia is lawyer and Bryce Figot is director, DBA Lawyers and can be contacted <a href="https://www.dbalawyers.com.au" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

ATO to act soon on related party LRBAs

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The Australian Tax Office will be scrutinising property records for the last 32 years in its bid to track down illegal buyers.
In a notice about a data matching program estimated to include 11.3 million people, the ATO said it would acquire details of real property transactions from September 20, 1985 to June 30, 2017 from all states and territories.
The total number of records is estimated at about one million for each year from rental bond authorities and about 30 million for each year from revenue and land title offices, the notice in the latest government gazette said.
The purpose of this data matching program is to ensure that taxpayers are correctly meeting taxation and other program obligations administered by the ATO in relation to their dealings with real property, the notice said.
These obligations include registration, lodgment, reporting and payment responsibilities. 
The ATO's data-matching project comes just a week after the government's amnesty towards foreign investors, who had unlawfully purchased property, lapsed.
 
For your free Property Observer eBook from RAMS, 12 tips for first-time buyers, covering everything you need to know when it comes to purchasing property, click here.
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Foreign investor amnesty over, ATO to now cross-check 32 years of property records

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Some 125 foreign investors have taken up an amnesty from the Australian Tax Office to declare their unauthorised ownership of real estate in Australia, according to documents obtained by Guardian Australia under a freedom of information request by the website.
The 125 investors have declared their status ahead of the FIRB deadline expiring on 30 November, the documents show.
A spokeswoman for the ATO repeated it had separately identified about 500 potential breaches of foreign investment laws it was investigating, a number of them from these disclosures.
Breaches of Australia’s foreign property investment laws prompted former Treasurer Joe Hockey to announce in September five forced sales of properties purchased by overseas buyers.
The former Treasurer then said 500 FIRB investigations are underway into more than $1 billion worth of residential real estate.
Tax commissioner Chris Jordan announced the investigations at a press conference with Joe Hockey.
They advised the properties to be sold are in Labrador on the Gold Coast, Ardross in Perth, <a href="/news/inside-darnley-hall-joe-hockeys-latest-forced-firb-trophy-sydney-divestiture-home">Sydney’s Elizabeth Bay</a>, Underdale in Adelaide and the Brisbane suburb of Stretton.
They were acquired unlawfully by foreign nationals from Singapore, Indonesia, the UK and China.
They voluntarily came forward under the amnesty announced in May.
The highest purchase price was $8.1 million, understood to be a penthouse in Elizabeth Bay.
The cheapest was a $265,000 property.
They have 12 months to sell the properties under the amnesty that ends of November, Joe Hockey said.
 
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Some 125 foreigners dob themselves in under ATO FIRB amnesty

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I was left eating humble pie this week following comments I made in an interview that appeared in the Australian Financial Review pertaining to the federal government’s announcement that another six homes had been identified as being acquired illegally and a further 462 sales under investigation. 
My response was “It’s nothing more than a PR stunt and a distraction. It’s been done for feel-good cuddles” – how wrong was I.
Later that day, I received an email from the Australian Taxation Office (ATO) boss heading up this investigation which (politely) outlined the detail of their inquiry which clearly identified the magnitude of this investigation which earnestly commenced in May this year. Owners of property bought illegally must voluntarily contact the ATO prior to 1 November 2015 to receive an amnesty of not being prosecuted.
Now once and for all, we will find out exactly what’s been happening as I have been saying for quite some time that this is rife within the real estate industry. It will be fascinating to see what recommendations are made and then implemented. I have been a strong proponent of tax file numbers being provided to the ATO on the exchange of contracts for every residential sale. It will also be interesting to see if the 100% selling ratio for all new developments is brought back to 50% as it was in 2008? Opening up our property markets to international exposure has certainly led to rapid price growth from Asian property investors.
Australia had a record number of 1.7 million international tourists visit last year which included a 21% surge from China.
This inquiry is timely given the number of recent global warnings of money laundering in real estate where Sydney and Melbourne have been suggested as hot spots. Residential property in Australia is the single largest and most valuable asset class worth an estimated $5.7 trillion. Sydney now ranks third in the world for luxury residential annual price growth according to Knight Frank’s Prime Global Cities Index. Sydney’s 12.5% growth now sits just behind Miami on 13.9% and Vancouver on 15% annual price growth. The report also identified that “a year ago eight cities recorded double – digit annual price growth. This quarter only four cities fell within this bracket.”
China’s shock devaluation significantly raises the risk that the Reserve Bank of Australia (RBA) will be forced to cut the cash rate further which is a worst case scenario for the RBA. More particularly when this week Deputy Governor Philip Lowe said “Given the position of household balance sheets, it is unlikely to be in our long – term interest for a consumption boom to be financed by a pick –up in household borrowing.”
“Ever-rising house prices, relative to our incomes, do increase risks in the economy and are unlikely to make us better off as a nation. Rising housing prices are best matched by rising incomes.”
Then of course we will have to wait to see how many divestment orders are issued by the ATO where hopefully the owners won’t be allowed to “flip” which was the case when Villa del Mare was issued with the first divestment order a few months back.
Another interesting aspect will be closely watching the Sydney and Melbourne clearance rates now that it is very clear the role that the ATO is playing with their pursuit of illegal purchases given that I am not the only one who thought this was all political shirt-fronting.
<h5>MOSMAN – 2088</h5>
• Number of houses on the market this time last year – 63
• Number of houses on the market last week – 48
• Number of houses on the market this week – 47
• Number of apartments on the market this time last year – 55
• Number of apartments on the market last week – 41
• Number of apartments on the market this week – 40
<h5>CREMORNE – 2090</h5>
• Number of houses on the market this time last year – 7
• Number of houses on the market last week – 3
• Number of houses on the market this week – 2
• Number of apartments on the market this time last year – 14
• Number of apartments on the market last week – 30
• Number of apartments on the market this week – 18
<h5>NEUTRAL BAY – 2089</h5>
• Number of houses on the market this time last year – 4
• Number of houses on the market last week – 2
•Number of houses on the market this week – 2
• Number of apartments on the market this time last year– 36
• Number of apartments on the market last week – 26
• Number of apartments on the market this week – 25
 
ROBERT SIMEON is a director of <a href="https://www.rwm.com.au/" target="_blank" title="RWM" rel="nofollow">Richardson Wrench Mosman and Neutral Bay</a> and has been selling residential real estate in Sydney since 1985.  He has also been writing real estate blog <a href="https://www.rwm.com.au/news/" target="_blank" title="Virtual Realty News" rel="nofollow">Virtual Realty News</a> since 2000. 
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Federal government property taskforce not for feel-good cuddles: Robert Simeon

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The Australian Tax Office is targeting the 1.8 million people who own an investment property, Mark Chapman director of Tax Communications at H&amp;R Block says.
"The latest ATO figures reveal that investment property owners claim on average $25,717 in deductions covering interest on loans, the write-off on capital works and other items.  
"In more than two-thirds of cases, that's enough to produce a net loss which taxpayers are then offsetting against their other income.
"Given that the amounts at stake are increasing every year, it's not surprising the ATO is worrying about the loss of revenue," he said.
"Whether it's a commercial property, a city pad rented out long term or a holiday retreat for family, friends and holidaymakers, the ATO has signalled a big push to check that people aren't over-claiming tax deductions.
"At the forefront of the campaign, the ATO has recently stated that it will be writing to property investors who own properties in popular holiday areas to remind them to claim only the deductions to which they are entitled.
He said rental property owners should only claim for the periods the property is rented out or is genuinely available for rent.
"This is particularly important for holiday homes, where the ATO regularly finds evidence of home-owners claiming deductions for their holiday pad on the grounds that it is being rented out, when in reality the only people using it are the owners, their family and friends, often rent-free."
"Also, the costs to repair damage and defects existing at the time of purchase or the costs of renovation cannot be claimed immediately.  
"Instead, these costs are deductible over a number of years. Expect to see the ATO checking such claims and pushing back against claims which do not stack up.
"The ATO is concerned that husbands and wives are in some cases splitting income and deductions so the bulk of the tax benefit goes to the higher-earning spouse, even though the property is actually owned 50:50."
He said the ATO now has access to numerous sources of third party data, including popular rental listing sites for both long term and holiday rentals, so it is relatively easy for them to establish if a claim that a property was "available for rent" is correct." 
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ATO watching holiday home tax returns

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<div class="cq-article-content-paras section">
The Australian Tax Office is investigating 195 possibly illegal real estate sales to foreigners.
They have identified one foreign investor who appears to be linked to over 10 properties ranging from a $300,000 unit to a house worth $1.4 million.
A second divestment order - that will follow Point Piper's Villa del Mare - is expected over a Perth property after an investor from the United Kingdom admitted a $700,000 purchase.
Under the current amnesty, investors who declare unlawfully purchased properties before November 30 would avoid prosecution.
Up to 24 foreign investors have come forward under an amnesty to disclose they may have breached home-ownership rules, Treasurer Joe Hockey has advised. 
Tax commissioner Chris Jordan told a recent senate committee hearing that the 195 investigations had arisen after people came forward voluntarily and from other people dobbing them in.
"There's 195 in total that we are looking at," Mr Jordan said, in response to questioning from Labor senator Sam Dastyari.
"Some have come forward, some are complainants, because they think the people have breached; sometimes they have, sometimes they haven't," Mr Jordan said.
"We are aware of some instances where they are not just the trophy property but there might be a number of properties that cover the spectrum; in total they might add up to a significant amount."
When asked if one the houses being investigated was Altona, a $52 million mansion in Sydney, the ATO said it could not comment on investigations.
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Fairfax Media has reported a preliminary audit of foreign investment in Australian real estate had also identified a network of "high risk" investment advisers.
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<div class="related-quotes section">
The Australian Tax Office audit was initiated by Treasurer Joe Hockey and parliamentary secretary to the Treasurer Kelly O'Dwyer.
It came after resources available at the Foreign Investment Review Board, in the Department of Treasury, were found to be inadequate.
The audit is being assisted by a boost in funding in last month's federal budget, building an investigation force of 60.
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<div class="cq-article-content-paras section">
ATO Second commissioner Neil Olesen said investigations would be mostly on top-end properties
"I'd be surprised if a fair slab of them were not towards the top end of the market. One of the compliance activities we have in mind would be to look at significant sales over the last five to 10 years."
Meanwhile Shadow treasurer Chris Bowen said "any allegations of breaches of foreign investment rules should be thoroughly investigated" but dismissed Joe Hockey's hardline stance on trophy home purchases as addressing housing affordability.
"Joe Hockey has held up forced sales of Point Piper mansions as somehow being a contribution to first home owners and housing affordability," Chris Bowen said.
"Young Australian first home buyers want action from this government. Joe Hockey promised a housing affordability policy before the last election but has actually delivered naught."
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ATO foreign investment crack squad investigating 195 property sales 

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I may stand-alone here, but Sydney’s done – there I said it!
Normally, locations go flat when they become unaffordable or major infrastructure projects are abandoned but this time it may be at the hands of the banks, the governing bodies and the ATO.
Now making a statement like this is bold. Firstly, you need fundamental facts to back it up and these are the things I research – knowing where and when to invest, along with when to stop investing in an area. And lastly, we need an alternative place to invest. So, here we go:
The first sign for me that Sydney was on the cusp of a change was on April 23rd. A fundamental bank policy change that two major banks announced was the reason. This change stated that effective April 24th at 5pm, all Non-Resident lending Loan to Value Ratios (LVR) would be reduced from 80% of purchase price to 70%. Meaning borrowers must have another 10% cash to put towards the purchase.
One of those banks was the biggest lender to Chinese borrowers. The myth that the Chinese are all paying cash for houses is simply not true. The best Business Development Manager (BDM) that this bank employs has seen an immediate drop of 25% in mortgage volume since this change. Now that’s one BDM, for one bank, in one district of Sydney.
There is no question the overseas buyers are pushing our prices up but it’s not just the Chinese. They accounted for $27.7 billion in property transactions last year but the USA purchased $17 billion, Canada $15 billion and Malaysia $7.2 billion. The falling Aussie dollar has made our property much more attractive to them along with a buoyant property market.
But like usual, when there is money, there are Sharks looking for loopholes. So bringing sunshine to my eyes, are the ATO. Yeah, you won’t hear me say that too often. They are currently investigating 150 cases of unlawful purchases from overseas buyers. The loophole is done through trusts and companies. There appears to be a loophole in the FIRB’s (Foreign Investment Review Board) approval process for developers too. The great thing is that the ATO are a big enough player to bring this behavior to a halt and prosecute those offenders. Watch this space!
With the rate drop in May, one would think this would fuel more buyers to pay more. The funny part is that even though interest rates dropped, as a borrower your borrowing capacity hasn’t increased. wHy?
Banks are servicing your loan application at the 7% mark. This is a protection mechanism to safeguard you when interest rates rise in the future. This 7% mark hasn’t shifted in the last 3-5 interest rate drops. So no matter how much the rates still go down, your ability to service more debt will not increase unless your income does.
Banks must now also hold more funds in managed accounts per mortgage they approve. Meaning for every $300k mortgage the bank must hold $600k in managed funds. This has doubled in recent years. Hence we’ve seen Managed Funds increase to 3.05% in May when interest rates decreased. This was done to attract more consumers to invest their money. Consequently, this reduced the banks profits by another 0.25%. So it comes as no surprise that in mid May the interest rate war between the banks ended. One major bank no longer discounts interest rates for investment loans. The others will follow.
The governing body for mortgages, APRA (Australian Prudential Regulation Authority), have also told the banks that if their investment portion of their portfolio has increased by over 10% this year, then they must hold another $500 million in managed funds. Meaning banks will now be reluctant to pass this level and reduce interest rate discounts on investment loans.
The Median house price in Sydney has topped $900k. Insane, I know. Now according to the ABS, the Median income is $80,048 per annum. So a couple with two children, who each earn $80k, have a maximum borrowing capacity of between $800k – $1 mill. They have reached their cap.
So to summerise:
<ul>
<li>The banks are slowing up lending to Non Residents</li>
<li>The ATO are stopping illegal overseas transactions, plus reversing illegal purchases</li>
<li>Interest rates have dropped, but you can’t borrow any extra funds</li>
<li>The banks are stopping interest rate discounts to investors</li>
<li>The Sydney property market has seen fantastic capital growth for over 2 years</li>
<li>Property prices are unaffordable</li>
</ul>
Now given that investment loans now account for 50% of all mortgages written, the above corrections will see a drastic decrease in investor activity. This decrease will significantly impact consumer confidence across the board. And the end of the Sydney property cycle will be here.
Think about it… You have been inspecting houses for the past 2 months and you’re used to a high volume of purchasers inspecting and turning up to auctions. Then, the next week the volume is halved. Would that get you thinking? Is there something going on that I don’t know about? Your consumer confidence has just been shot.
So, after all this doom and gloom, wHere and wHat do we invest in?
The key to investing, is buying in great locations in the low part of the property cycle. Where consumer confidence is at its lowest. wHere is this the case?
South East QLD is an emerging market where those who get in RIGHT now will benefit. If you wait until Christmas, you have missed the boat. But the market to really focus on right now is Perth. Currently Perth is on the “No Go” list, which is exactly why I am there. With no-one buying, consumer confidence is non-existent. Hence, we have seen some significant price decreases. This makes for some great buying.
But why is Perth not performing currently?
The reason is that most people consider Perth as purely driven by mining, like it’s a giant mining town. I laugh when I hear this, as Perth is a capital city with over 2 million people. The same size as Brisbane, yes that’s right!
Sure, Perth has mining influence (as does Brisbane) but it has a whole bunch more too. The fall of the mining boom has made for some great buying though. Discounts off list price we have not seen in a few years. In fact, we are buying most of the properties at pre 2006-07 prices.
There are two points to be wary of though. Firstly, the rental market is also seeing a correction with rents dropping around 10% in the last year. Do your numbers with a low 5% yield not 5.7%+ and adjust your purchase price accordingly.
Secondly, Perth is winning across the country in the ‘smallest residential blocks’ award. They are down to 200m2. No, that’s not a typo! Stick to blocks over the 400m2 and above, as these will be the properties to see land value growth in the years to come.
So, I will be monitoring the property market in Sydney over the coming months, as property data is all past tense. And a change now won’t be reflected for another 3-6 months. But one thing I know for Sydney is – get ready for a significant correction, the writing’s on the wall.
TODD HUNTER is buyer’s agent, director and location researcher for Sydney-based <a href="https://www.wheregroup.com.au/" target="_blank">wHeregroup</a>.
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