The new <a href="https://www.apartments.com.au/new-apartments/yarraville-green-42-stephen-street-yarraville-vic-3013">Yarraville Green</a> development in Melbourne's inner west is showing that landscaping can be just as influential as architecture, with buyers responding strongly to the garden-first approach adopted from the outset by developer Excelon Projects and the project's design team.

Excelon appointed Six Degrees Architects and landscape architects SBLA to work collaboratively on the development, with a brief to create "a sustainable, design-led building with a focus on community."

That approach has resonated with buyers. According to Next Chapter Director Tom Hirini, who is leading the sales campaign, the landscaped communal garden has become one of the project's defining features, alongside its boutique scale and European-inspired cluster housing concept.

Local downsizers, right-sizers and established families already living in Yarraville and surrounding suburbs have accounted for the majority of purchasers.

[smartcode_project:default project_id=144913 project_image_fid=297740]

Yarraville Green will comprise 53 homes, including apartments and townhomes, arranged around the shared central garden to maximise connections to the landscaped open space. Parking has been moved underground, allowing the ground plane to be dedicated to greenery, pedestrian movement and communal spaces.

The landscape extends well beyond passive planting. Productive garden beds, a pergola, communal gathering spaces, garden sheds and a pet wash have all been integrated into the masterplan, creating spaces designed to encourage everyday interaction between residents.

[smartcode_project:default project_id=144913 project_image_fid=297741]

The interiors continue Excelon's focus on craftsmanship, incorporating bespoke elements by Melbourne artisans including leadlight detailing by Adadaz, hand-turned timber hardware by Auburn Woodturning and blown-glass lighting by Ruth Allen.

Sustainability has also been embedded throughout the project, with Yarraville Green targeting an average 7-star NatHERS energy rating through passive design principles, rooftop solar servicing common areas and rainwater harvesting for landscape irrigation.

[smartcode_project:default project_id=144913 project_image_fid=297735]

Construction continues to progress at Yarraville Green, with structural works well underway and framing works approaching completion under builder Balmain &amp; Co. The project remains on track for completion in mid-2027.

Apartments at Yarraville Green are currently priced from $625,000, while townhomes start from $1.4 million.

[smartcode_project_cta:default project_id=144913]

Joel Robinson

Garden-led design drives buyer demand at Yarraville Green

National diversified developer Fortis has officially launched Crest &amp; Walker, its latest Brisbane apartment development, with construction now underway on the 20-storey Newstead project.

Award-winning builder BINAH has commenced construction on the Bureau^Proberts-designed building, which will deliver a limited collection of 65 two and three-bedroom apartments on Kyabra Street.

[smartcode_project:default project_id=145922 project_image_fid=373556]

The project marks Fortis' fourth active residential development in Brisbane, following River House, which is nearing completion, alongside projects in New Farm and Hamilton as the national developer continues to expand its South East Queensland pipeline.

Fortis General Manager – Development Queensland Dan Boman said Crest &amp; Walker reflects the developer's long-term commitment to delivering design-led residential projects in Brisbane's established inner-city suburbs.

"We're proud to be strengthening our presence in Brisbane with Crest &amp; Walker, particularly in such a sought-after lifestyle destination as Newstead," Boman said.

"Every Fortis project is shaped by its context, and we approach each one with the respect and care it deserves.

"Our focus is always on creating places that feel connected to their neighbourhood and elevate the everyday experience for residents. Newstead continues to evolve as one of Brisbane's most sought-after urban communities, and Crest &amp; Walker reflects our ambition to contribute meaningfully to that story."

[smartcode_project:default project_id=145922 project_image_fid=373559]

Positioned between Gasworks Plaza and James Street, <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a> has been designed as a boutique residential address offering privacy and generous living spaces within one of Brisbane's most established lifestyle precincts.

The building features a contemporary brick podium softened by integrated landscaping, while the upper levels are characterised by restrained architecture and enduring materiality. Interiors have been designed to maximise natural light, acoustic performance and long-term liveability.

[smartcode_project:default project_id=145922 project_image_fid=373583]

Residences comprise spacious two and three-bedroom floorplans, with two-bedroom apartments priced from $1.55 million and three-bedroom, half-floor residences from $3.95 million.

Residents will have access to a wellness-focused rooftop featuring a swimming pool, sauna, steam room, landscaped dining spaces and outdoor lounge areas overlooking Newstead and the Brisbane CBD.

[smartcode_project:default project_id=145922 project_image_fid=373571]

Sales are being managed by Slaite Projects, with Fortis expecting strong demand from owner-occupiers seeking a high-quality, design-focused apartment in one of Brisbane's most tightly held inner-city suburbs.

Completion of Crest &amp; Walker is slated for late 2028.

[smartcode_project_cta:default project_id=145922]

Fortis expands Brisbane pipeline with launch of Crest & Walker in Newstead

The enormity of delivering a true skyscraper in Australia's new development market is often overlooked.

It has taken the best part of a decade since plans for Chevron One were first unveiled, but the 41-storey tower is now complete, with residents collecting their keys and moving into what has become one of the Gold Coast's most recognisable new landmarks.

Rising 127 metres above Chevron Island, Chevron One stands almost twice as high as any other building on the island. Its scale places it alongside the trio of towers at Jewel, arguably the last truly significant addition to the central Gold Coast skyline when they were completed around six years ago.

While there are several developments underway around a similar height to Chevron One, they are more concentrated within clusters of the highest towers in the city. The fact Chevron One sits within a developing precinct, looking back at the other high-rise developments in Surfers Paradise and Broadbeach, makes it a different proposition altogether. It will certainly become a reference point on the Gold Coast skyline.

[smartcode_project:default project_id=6515 project_image_fid=68833]

Developer Bensons Property Group is behind the 41-storey tower, which has 229 apartments, along with an exhaustive list of resident amenity spread across what is the largest development site ever assembled on Chevron Island.

The tower has been the talk of the town for years, says Ray White Projects Gold Coast agent Caitlin Rosenboom, who is selling the remaining apartments.

"People have been watching Chevron One go up for years," Rosenboom says, adding that many prospective buyers have been surprised by the scale of the views once they step inside.

"It's only when they walk through a completed apartment that they truly understand the position of the building," Rosenboom says.

"The views are jaw-dropping. Whether you're looking east over the ocean, across Surfers Paradise, along the river systems or out to the hinterland, every level offers something different but equally impressive."

[smartcode_project:default project_id=6515 project_image_fid=360215]

One of Chevron One's defining advantages is its location on the eastern side of Chevron Island on Stanhill Drive, a position which protects the views forever.

"There's only one row of houses between Chevron One and the water, and the height restrictions along the river means views from Chevron One can never be built out,"&nbsp;Rosenboom says.

While new apartment developments continue to emerge across the Gold Coast, Rosenboom says opportunities to secure a completed apartment with this level of outlook are becoming increasingly rare.

"The size of the site is something that would be incredibly difficult to replicate today," she says.

"That's allowed Chevron One to deliver the sort of amenity, open space and resident facilities that very few projects can offer. There are not many completed apartment buildings on the Gold Coast right now that can compete with the combination of scale, quality and amenity."

[smartcode_project:default project_id=6515 project_image_fid=68839]

There's around 2,000 sqm of amenity solely for the use of residents of Chevron One. Club One features a uniquely shaped swimming pool that mirrors the footprint of the building itself, set within a extensively landscaped gardens. There's also an indoor pool and spa, a fully equipped gym with a Pilates room, a yoga garden, a bookable private dining area and lounge that can host up to 30 people, and a 24-hour concierge service.

As for the buyers, Rosenboom is fielding enquiry from everywhere: Sydneysiders and Melburnians looking at the new and off-the-plan market following the changes in the Federal Budget, as well as those looking to relocate, through to South East Queenslanders seeking either a permanent home or a weekender bolthole.

"The Gold Coast lifestyle continues to resonate with people relocating from the southern states, and when they see the views and the quality of what's been delivered at Chevron One, it becomes very easy for them to understand the appeal," Rosenboom says.

A diverse mix of one, two and three-bedroom apartments remain available, with each offering "something a little different", be it the orientation and views, configuration, or level, to suit a wide variety of buyers.

The remaining apartments are ready to inspect in person, by appointment.

[smartcode_project_cta:default project_id=6515]

A decade in the making: Residents to move into Chevron One as construction wraps up

A general rule of thumb in new apartment developments is that the penthouses get the rooftop.

It's a formula that's become commonplace across Australia's apartment market. Residents might have access to a pool, gym or barbecue facilities on a dedicated lower level, but the most desirable outdoor spaces are typically reserved for the highest-priced homes at the top of the building.

<a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Property Group</a> has taken the opposite approach.

Rather than dedicating the rooftop to a handful of buyers, the Gold Coast developer has made it the centrepiece of its Flourish collection, creating expansive shared spaces from the best vantage point in the building.

The philosophy has reached its most ambitious expression at <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> in Palm Beach, where two rooftop precincts connected by a skybridge will deliver one of the most extensive lifestyle offerings seen in a residential apartment project on the Gold Coast.

[smartcode_project:default project_id=150017 project_image_fid=374053]

"We're seeing a clear move toward developments that offer more than just an apartment," Sherpa Group founder Christie Leet said.

"People want spaces that support how they actually live, whether that's working from home, staying active, or spending time with family and friends.

"That's where amenity becomes critical. It's not just about what's included, but how those spaces are designed to be used every day."

[smartcode_project:default project_id=150017 project_image_fid=374052]

The breadth of amenity has already attracted buyers across multiple demographics. Younger first home buyers have been drawn to Soleira's one-bedroom apartments, a product rarely delivered in Palm Beach, while families have responded to practical inclusions such as the shallow children's pool adjoining the main lap pool and the extensive communal recreation areas.

Instead of a single rooftop, Soleira delivers two distinct lifestyle zones.

[smartcode_project:default project_id=150017 project_image_fid=372547]

The southern rooftop has been dedicated to wellness, featuring a gym, yoga and Pilates studio, work-from-home facilities, a wellness centre, spa, and hot and cold plunge pools.

The northern rooftop focuses on recreation and entertaining, incorporating a heated resort-style pool, private dining rooms, pizza ovens, barbecues, a golf simulator, children's recreation areas, and what is expected to be the Gold Coast's first rooftop basketball court, which will also double as a squash court.

[smartcode_project:default project_id=150017 project_image_fid=374054]

Beyond the rooftops, Soleira will introduce 1,500 sqm of curated retail beneath the towers, creating one of Palm Beach's first genuinely mixed-use lifestyle precincts where cafés, restaurants and convenience retail become part of residents' everyday lives.

Sherpa has also retained management rights across the development, allowing it to oversee the long-term operation of the building through a 24-hour concierge model. The developer is also exploring additional revenue streams within the precinct aimed at helping offset ongoing body corporate costs for residents.

[smartcode_project:default project_id=150017 project_image_fid=370962]

While Soleira is the largest project Sherpa has delivered, the rooftop-first philosophy has been evolving for several years.

It began with <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>, the first project released under the Flourish brand. Rather than competing at the ultra-luxury end of the market with oversized half-floor and full-floor residences, Sherpa focused on creating lifestyle-driven apartments supported by resort-style shared spaces.

Amargo introduced more than 800 sqm of rooftop amenity, combining wellness facilities, heated pools, entertaining areas, cabanas, pizza ovens and private dining spaces into what was designed as an extension of residents' homes rather than a facility used only occasionally.

[smartcode_project:default project_id=146527 project_image_fid=366550]

That approach continued with Flourish Oasis, where the same amenity-led philosophy was refined into a more boutique development. Strong demand from Sherpa's growing VIP database saw much of the project sold before it reached the broader market, reinforcing buyer appetite for apartment communities centred around shared lifestyle experiences.

Flourish Amargo is slated for completion mid-way-through next year, with Oasis to be delivered by late 2027. Flourish Soleira is expected to complete in 2030.

[smartcode_project_cta:default project_id=150017]

Sherpa takes amenity to the sky as Flourish Soleira captures booming Palm Beach demand

As apartment living continues to evolve across Sydney's growth corridors, the quality and distribution of shared spaces is increasingly shaping how residents experience home. Rather than functioning as add-ons, amenities are being embedded into the daily rhythm of a building, supporting everything from quiet retreat to social interaction, often within a single vertical community.

At <a href="https://www.apartments.com.au/new-apartments/aeris-melrose-park-nursery-street-melrose-park-nsw-2114">Aeris</a> in Melrose Park, this approach is resolved through a layered amenity offering that unfolds from ground level through to its upper podium. Developed by <a href="https://www.apartments.com.au/developers/sekisui-house-australia">Sekisui House Australia</a> in partnership with Hankyu Hanshin Properties, the project introduces 468 apartments across two towers and a mid-rise building, positioned at the highest point of the broader masterplan.

[smartcode_project:default project_id=426 project_image_fid=359199]

The amenity experience begins at street level, where two courtyards sit within a landscaped setting that connects residents to the wider network of parks and green spaces. These green spaces are not isolated pockets but part of a wider pedestrian network that links Aeris to the surrounding <a href="https://www.apartments.com.au/developments/melrose-park-nsw-2114">Melrose Park</a> precinct, including Central Park, future schools, and the Town Centre opening in July 2026. The result is a transition that moves from public to private without abrupt boundaries, allowing residents to pass through shaded, tree-lined environments before reaching the building itself.

Moving upward, the focus shifts to the level five podium, where the primary communal facilities are concentrated. This space brings together a 16-metre swimming pool, outdoor seating areas, and a communal BBQ zone arranged to take advantage of elevated outlooks. Seating is positioned beneath pergolas, creating pockets of shade that extend the usability of the space throughout the day. The pool edge aligns with views toward the wider district, reinforcing the sense of elevation that defines the project’s positioning.

In the adjacent building, this is complemented by quieter, more contemplative spaces, including an outdoor cinema set within the same level. Positioned to operate primarily in the evening, it introduces a different tempo to the shared environment, shifting from daytime activity to after-hours use without requiring separate zones.

[smartcode_project:default project_id=426 project_image_fid=360299]

The podium also accommodates an intimate private resident gym. Located on the lower levels, it gives residents convenient access to fitness facilities without leaving the building.

Above, the elevated podium sky deck extends the amenity offering, providing additional open-air spaces with elevated outlooks across the surrounding landscape. While more restrained in program, this upper level reinforces the project’s vertical progression, from ground-level greenery to elevated outlook, allowing residents to move between distinct spatial conditions within a single address.

This distribution of amenities reflects a deliberate response to how residents use space across the day. Sekisui House Australia Sales and Marketing Director Peter Kalaf points to the role these shared areas play in shaping buyer demand. Aeris has been conceived as more than a collection of apartments, with the podium pool, gym and outdoor cinema forming part of a broader lifestyle offering that extends the home beyond each individual residence.

[smartcode_project:default project_id=426 project_image_fid=360300]

What distinguishes Aeris is not the inclusion of these elements individually, but how they are arranged in relation to one another. Active, social, and passive spaces are layered vertically rather than separated, allowing residents to choose between them without leaving the building or moving far from their apartment. This proximity supports both routine use, such as a morning swim or evening workout, and more occasional gatherings, whether around the BBQ area or within the cinema setting.

The amenity design also sits within a broader framework of connectivity across Melrose Park. The Melrose Park Town Centre, anchored by Coles and Dan Murphys, features a mix of retail, dining, health and lifestyle offerings, bringing everyday convenience closer to residents. By the end of the year, more than five hectares of parks and open space, equivalent to around seven football fields of green space on residents' doorstep, will further enhance the precinct, allowing the internal facilities at Aeris to operate as an extension of the wider neighbourhood rather than a substitute for it.

Construction at Aeris continues to gather momentum, with ground floor slabs expected to be completed in late 2026 before the first sections of the buildings begin to rise above ground.

[smartcode_project_cta:default project_id=426]

Elevated amenity anchors daily life at Aeris, Melrose Park

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DPN’s Managing Director, Sam Khalil, looks back on 2017. He gives us his take on property investment around the country and what lies ahead for 2018. 
A sobering year as APRA measures take hold
What a year that was. 2017 was perhaps the bleary eyed come down from the last five years of heightened excitement and frenzied activity. 
Measures introduced by APRA last year have had an instant effect on banks and investor lending. It has put the brakes on the lending system. Banks have increased the cost of interest only investor loans. This has had an effect on the number of investors entering the market. This in turn has cooled down prices.
Sydney slow down
The APRA measures have taken greatest effect in Sydney. We’ve seen clearance rates drop from the record highs of 85% down to around 55%, its lowest level for two years. And in September, traditionally, the strongest period of the year for Sydney, recorded on average 68% clearances. All this is despite a drop in the number of properties on sale. All this indicates how cautious and muted the Sydney market is.
However, those who speak of Sydney’s property market demise or talk about a “bubble bursting” are, in my opinion, taking a myopic view. From 2012 to 2017, Sydney was Australia’s best performing market. Let’s not forget that from 2004 to 2012 Sydney was the worst performing market. In the average returns from 2017 you’ll see quite a sensible growth across Sydney. When you average it out the returns are under 10% in all suburbs over those eighteen years. Sydney is now returning to what it normally does in the property cycle. It’s having a minor correction or plateau and will slowly grow again.
Brisbane steadily taking off
Brisbane is beginning to move. It won’t have as dramatic growth as Sydney or Melbourne. But it’s being helped along by increased interstate migration especially in south east Queensland. Brisbane is over supplied in the inner city market, particularly in apartments. This has led to a real plunge in prices for inner city flats, down by 6 per cent over the year. However Brisbane is slowly taking off. There’s some serious money rolling into the city: like a $3 billion casino project in Brisbane’s CBD. And there’s hefty investment into infrastructure projects; investment in rail and road. Rental prices are growing. You won’t see spikes or plunges in the Brisbane market. All indications are that it will be the steadiest market for some time.
Melbourne still buoyant
Melbourne has been on a strong upward trajectory and this year overtook Sydney for percentage increase. It has had a 10% value growth over 2017 according to Core Logic. Melbourne suffered a glut in apartments recently and is still recovering from that. Yet while housing prices continue to grow in Melbourne they’re not at their dizzying peaks. It is high levels of overseas
migration that is keeping the housing market buoyant, which is leading to constant housing demand.
Hobart, Adelaide and Perth
Hobart has been a surprising achiever over the last year. Its growth of 13.6% capital gains is a record for any capital city. This is partly due to strong interstate migration and partly because of its scarcity of buildings. Another factor is the flourishing tourism market. This is helped by the MONA museum and its cultural attractions. However, with a small population it’s hard to gauge the city’s long-term prospects.
Adelaide has remained steady. Both it and Darwin don’t have enough critical mass to yet see a surge in prices. Perth is slowly hauling its way back from the mining collapse and is still some way from being competitive.
Wollongong 
Wollongong is the third most expensive city in Australia following Sydney and Melbourne. Land development is still tight in that region. The demand for property remains very high. It’s attractive to both investors and homebuyers due to its proximity to Sydney.
So where does all this leave us?
As I’ve said before, Australia is not one single property market but many. There are as many property markets as there are suburbs. As the above breakdown shows, while parts of Sydney are at a plateau, other areas are thriving. So some investors may be wary of entering the market next year. But the canny investor will use the reduced competition, low interest rates and affordable house prices to strategically snap up a bargain.
SAM KHALIL is founder and director of <a href="https://www.dpn.com.au/" target="_blank">Direct Property Network</a>.
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jrobinson-rf4aSBido9

Sam Khalil’s property investment outlook for 2018

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SPONSORED POST
DPN has launched a range of architecturally designed investment homes, including a dual income property, to be built to a standard that rivals or surpasses owner-occupied homes. 
One of the common issues property investors have when purchasing is that they end up buying a property they don’t actually like.
In an ideal world, investors would buy properties they want to live in. However, more often than not, investors buy houses that are ageing mutton dressed as lamb. This is not through choice but what’s on the market. Perhaps the house has a hideously outdated kitchen, thin layers of paint hiding decades of mould or poorly designed living spaces. Or, as is often the case, they’re project homes, quickly knocked out without thought to form or function.
Investors see these far too often.
Yet it has clearly shown that a high quality, highly livable property will always be a better investment bet for attracting renters. There are a few simple reasons for this. If you love and enjoy the space you live in, you’ll stay there for the long term. This means rental stability. The better the quality home means a better quality renter. Renters who are happy living in a property are more likely to take care of it.
"Renters who are happy living in a property are more likely to take good care of it and stay longer."
Introducing DPN's architecturally designed investment properties
This may sound obvious, yet what has long been missing is a product that can weave together a good liveable environment with one that maximises capital returns. But this has all changed. DPN has created an innovative property that pulls off the rare trick of pleasing both the investor and the renter. It’s called the DPN Casa series. DPN Casa is a range of investment homes that are architecturally designed to a standard that rivals and even surpasses owner-occupied homes. Included in the DPN range is a Designer Series 5 bedroom home and a <a href="https://www.dpn.com.au/promo/dual" target="_blank">Dual Income</a> home.
DPN Casa also has owner-occupiers interested offering a boutique alternative to a project home at an affordable price. Owner-occupiers can build DPN Casa properties on their own land.
"What makes these properties stand out is the meticulous thought that has gone into the design. Over two years of careful research and work was spent with architects to come up with a designed home that is universally attractive."
What differentiates them from other project homes on the market?
DPN’s Director of Property, Sean Blattman, explains: “Clean lines, efficient use of space and loads of natural light. Large stacking glazed doors and an excellent interface between indoors and outdoors make them very distinctive from what you find out there. The form and functions of the designs are second to none.”
<img src="https://www.urban.com.au/images/2017/06/30/Screen%20Shot%202017-06-30%20at%201.51.19%20PM.png" alt=""> 
<a href="https://www.directpropertynetwork.com.au/casa/dual-income" target="_blank">DPN Casa: Dual Income.  One Property.Two Rents™</a>
DPN Casa includes within its range a dual income home.
It’s a sophisticated architectural design that allows for two self-contained residences on the same block of land.  They function as two entirely separate and private dwellings and use the space superbly. These homes are often cash-flow positive by a significant amount from day one of tenancy.
The key point to remember is the painstaking time and effort that has gone into creating these designs. It has also been thought out in terms of a holistic journey for both the renter and the investor. Blattman explains:
“The finished home should complete the property investment journey for a DPN customer. It’s the culmination of a customer experience that begins from the first contact they have with DPN to arranging finance, construction of the home, having it tenanted, then looking forward to the next purchase.”
The homes all come with the usual building guarantees and warranties that are important for project homes. However, this product goes even further to ensure peace of mind. Blattman points out: “We also provide a fixed priced guarantee - that the price will not increase during construction and that everything included is ready for rental, with no surprise costs. DPN also work with builders that provide a fixed build time with liquidated damages if the home is not delivered on time. This varies from 16 - 26 weeks.”
The DPN Dual Income homes can be built in New South Wales and Queensland at this stage, although our coverage is expanding. DPN Dual Income homes are available as a house and land package or as a build on your own land subject to meeting site survey requirements.
<img src="https://www.urban.com.au/images/2017/06/30/Screen%20Shot%202017-06-30%20at%201.52.29%20PM.png" alt="">
<a href="https://www.directpropertynetwork.com.au" target="_blank">DPN Casa: Designer Series 5 bedroom home</a>
Visually, the home looks stunning. It has a beautiful flow, uses natural light to its absolute best effect and has an exquisite design that remains efficient in terms of its size. A clever use of space means that although the home is technically using the blueprint of a 4 bedroom house, you end up with a five bedroom home and an additional living area - for a similar price. 
A recent Domain survey found that 71% of Australian renters identify the number of bedrooms in a rental property as one of the most important factors in selecting a home. Ample storage also ranked ninth on the must-have list. The DPN Designer 5 bedroom home has all this and more.
You can read the original article <a href="https://www.dpn.com.au/learn/market-updates/an-investment-property-you-ll-want-to-live-in" target="_blank">here</a>.
For more information from <a href="https://www.directpropertynetwork.com.au" target="_blank">DPN</a>. 
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jchancellor-FAypfDUnLy

An investment property you’ll want to live in

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SPONSORED POST
The winds of change are sweeping through Australian lending. It’s making some property investors nervous; but they shouldn’t be. Here’s how to make the current market work for you. 
Bank loans are tightening but still workable 
The banks are changing their loan policies week to week at the moment. Right now we’re seeing an increase in rates for interest only loans by all the major banks. 
Banks have also dropped interest only loans down to 80% for investment loans. That means, if investors want to borrow 90% of the property value they will be forced to pay principal and interest repayments. It’s certainly harder for investors to maximise cash flow and leverage on loans.
This may make you think that now isn’t the time to dip into property investment. You may feel the demand for cash flow is too great. However, you have to adjust your expectations. 
It’s good to step back and take a broader, more holistic view. If it’s hard for you to get into the market then it will be harder for everyone. This makes it a good time to buy. It means there’ll be fewer investment properties and rental yields will go up. So finding a positively geared property is easier in this scenario. That means you’re more likely to find a property where the rental income covers the mortgage and associated costs.  
It’s all about the bottom line 
The main perception is the affordability. Take a trip back to ten years ago to the crunch time of the GFC. Interest rates were a lot higher and you still had to pay a deposit out of your pocket. Right now interest rates are at near record lows.  
So now competition will be reduced, increasing the prospect of getting a bargain when you buy, plus it’s easier to find the sweet spot of getting a positively geared property. 
But what about the extra cash you have to find out of pocket to cover principal repayments with the new shift in investment loans? Yes, you may have to find extra cash, depending on your capital and your loan, but that means you’re paying down debt. Paying down debt is a good thing.  
We may well see interest rates go up in the future. In fact, it’s highly likely this will happen sooner than we think. In which case, if you’ve got in early with a low interest rate loan and a positively geared property you’ll be able to reap the rewards deep into the future. 
So the new frontier is to adjust your expectations when shopping around for a loan. If it does mean paying a bit more out of pocket, remember your ultimate goal is to build wealth. 
Remember loans are flexible. You can adjust them and tweak them to suit your needs at the time. You might want to make it interest only, or make them fixed or a mixture of the two. They’re like levers of a money machine that you should always think about adjusting depending on where you are. 
Depreciation changes 
From the new Federal budget we know that the Government is going to change how depreciation can be claimed on older residential properties. We don’t yet know the full details. We do know “plant and equipment” items will be affected: this includes dishwashers, ceiling fans and other fixtures.  
What does this mean for the investor? Unless you paid and bought the fixtures yourself and have remembered to keep the receipts, or bought the property brand new, you can’t claim these back. Therefore I strongly recommend looking at buying newly build properties. These allow you to claim depreciation and, being new, their immediate value is always greater, plus they are very attractive to renters. 
Finally, remember that there’s not just one property market in Australia, but as many markets as there are suburbs. There will always be a opportunity in one of those markets. The demand for property in this country hasn’t cooled and, if you can navigate through the new financial waters you’ll be able to harvest excellent long term rewards.
For more information from <a href="https://www.dpn.com.au" target="_blank">DPN</a>.
David Khalil is DPN’s Director of Finance and can be contacted <a href="https://www.dpn.com.au/" target="_blank">here</a>.
David has over 19 years experience within the finance and banking industry. With positions ranging from NSW State Manager at Refund Home Loans, Senior Account Manager at National Mortgage Company to Business Development Manager at Home Loan Centre Australia, he has played an integral part in establishing the mortgage management company Domain Home Loans. David has acquired essential skills and capabilities to design and streamline mortgage process systems, manage employee relations and improve both internal affairs and dealings with clients.
David has a variety of interests including writing his book, “When All Else Fails, Succeed”. He enjoys travelling and spending time on the beach, soaking up the sand, surf and sun while reading biographies. This is a great way to relax before he heads off to play a game of basketball. 
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How to get your property investment loan in the current financial climate 

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SPONSORED POST
As a professional writer, Bianca is no stranger to the occasional plot change.
With a long history in the performing arts; from dancing at the Atlanta Olympic Games Closing Ceremony with the Bangarra Dance Company (at just thirteen years of age); studying at one of Australia’s most prestigious acting schools, The Actors Centre Australia; to penning and producing her own comedic television pilot, Coulda Gone Pro – she didn’t exactly have property investing at the forefront of her mind.
However, after extensive travels pursuing her creative ventures that saw her setting up shop in Dublin, LA and London, Bianca felt it was time to settle down.
Now back in Sydney working as a Senior Copywriter for an international beauty company, while freelancing for Fairfax Media as a health and wellness writer, Bianca contemplated options to set herself up for the future. She was always aware of the traditional ideal of ‘security’: buying a home to live in. However, with a creative spirit and a love of travel, this didn’t seem like the right option. In addition, once Bianca crunched the numbers, they spoke for themselves. 
The dream of owning your own home used to mean living in it too. Not for Bianca, she is one of a new breed of investor, the 'rentvestor'. She has the freedom to live where she likes while her property investment pays a weekly income and continues to appreciate.
Bianca shares, “I didn’t want to commit to paying off a mortgage that left me with no money to enjoy life, when I could rent a great apartment within my budget, and still have my finances working for me. 
I was aware of property investing, and had been contemplating my options for some time. Although I had seen friends and family invest, and was now in a financial position to do so myself, I was still apprehensive. 
Being a first-time investor, there was a fear of the unknown because it was all new to me, so I kept putting it off as I didn’t want to lose all my money.” 
As the plot of Bianca’s story progressed, she took the plunge and consulted with DPN’s David Khalil. “David did the initial consultation. He was extremely thorough and tremendously patient, taking the time to clarify every detail and answer a myriad of questions.
“Ultimately, what spurred me on was that property investment could help me reach financial freedom.”
What finally encouraged Bianca to go ahead and invest, was that she saw David Khalil using the strategy personally – to great financial reward. Bianca points out: “The proof is in the pudding. The fact that Dave actually follows the strategies himself, gave me a lot of confidence. He wasn’t just telling me what to do; he had invested his own money, and followed the exact same strategies with impressive success.” 
Ultimately, what spurred her on was how she could see that property investment could one day help her reach financial freedom.  
DPN presented Bianca with a property investment solution 
David alerted Bianca to a house and land package in Currans Hill South-Western Sydney, a suburb of Manooka Valley, which had just become available. It is an area that DPN had identified as having excellent capital growth. In addition, the home was the DPN Casa Second Dual Income – two houses on the same block. The property not only boasts a family-friendly four-bedroom home, but also a chic two-bedroom house. Bianca says she “jumped on it right away” when it was presented to her. DPN assisted in getting a mortgage and recommended property managers.
A Dual Income property that pays two rents
The dual income property allows Bianca to enjoy the passive income from the second home, as well as the remarkable capital growth. The purchase price was $659,961 in Sept 2014, and is now valued at $840,000 in June 2017. That’s a sizeable increase of $180,039 in three years. On top of that, Bianca receives $890 per week in rental income. That works out at a 7 percent rental yield, significantly higher than the average for the suburb. 
<a href="https://www.propertyobserver.com.au/images/2017/06/28/Screen%20Shot%202017-06-28%20at%2012.07.40%20PM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/06/28/Screen%20Shot%202017-06-28%20at%2012.07.40%20PM.png" alt="">
"That's a 7 percent rental yield, significantly higher than the average for the suburb." 
So, she is enjoying a positive rental yield with the extra bite of the cherry in strong capital growth. “I’m very happy with my investment. I purchased before the area skyrocketed, and got a lot of bang for my buck.” 
Both Bianca’s brother and sister have also invested with DPN; with her brother so inspired by her success, that he invested in a Brisbane property.
Today, Bianca is a Senior Creative for a leading advertising agency, while occasionally getting back to her performance roots with presenting appearances on Seven’s ‘The Morning Show’, and Nine’s ‘Today’. Renting by the beach, Bianca enjoys seaside life while watching her investments grow.
You can read the original article <a href="https://www.dpn.com.au/learn/market-updates/writing-her-own-story" target="_blank">here</a>. 
For more information from <a href="https://www.dpn.com.au" target="_blank">DPN</a>.
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CASE STUDY: How to invest in property while renting

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SPONSORED POST
Sam Khalil's property investment outlook investigates and dissects recent market changes that Australian property investors should be aware of.
In part one, Sam Khalil gave his thoughts on <a href="/expert-insights/investing/sam-khalil-s-property-investment-outlook-part-one">Australian property investment in 2017</a>.  He looked at performance in the capital cities and identified regions that will continue to grow despite changing market forces. 
In part two, Sam investigates and dissects recent market changes that property investors should be aware of.
Stricter lending rules
There are far tighter lending guidelines than ever before. This has all been generated by ASIC, worried about high levels of risk in a red hot market.  It has trickled down to all the major lenders. CBA and Bankwest are refusing to refinance investors. While AMP will no longer offer new investor loans through their mortgage channel. Other lenders such as MyState have imposed a 12 basis point margin on all variable and fixed rates, for both investment and residential loans. Meanwhile APRA is bringing in a 10 percent speed limit for investors. There could be more restrictions on the horizon with APRA worried about the level of risk in the market.
Overall lenders are charging more for investment loans and then again for interest only. This will make people revaluate their lenders and question if they will purchase at all.
Foreigners locked out of the market
There has been a distinct clamping down on foreign investment over the last year. Westpac is not writing loans for non-residents, ANZ is no longer lending to non-residents and the CBA is following suit. Other banks have similar tight restrictions. The sum effect has been that foreign investors are walking away in droves, many unable to get funding. This in turn will have a flow on effect to the construction industry, impacting on the number of new builds. There’s also speculation that foreign investors will favour apartments over houses even more than they currently do because they need a lesser deposit.
Development slowing down
Developers have seen significant tightening in lending for projects. This has slowed down supply, which may be a stabilising measure to avoid any large property bubble bursting.  Banks have especially tightened down on lending to residential property developers with an oversupply of apartments and high-rise towers an especial concern. This has led to many developers to put projects on hold and others look to for alternate funding.
Shortage of land
There’s a desperate demand for new land supply in <a href="https://www.dpn.com.au/learn/market-updates/macarthur-the-sleeping-giant-of-sydney" target="_blank">Sydney’s fringe</a> as well as Wollongong and Newcastle. Developers are finding it extremely difficult to process land through local councils and then register the land. We must hope that the NSW government can fast track services to bring land to the market sooner so pricing doesn’t continue to increase dramatically due to lack of supply. This is the primary issue affecting housing affordability: land supply and how quickly it arrives to the market. Remember there’s always a lag between development and construction and the frantic nature of the market itself.
Apartment oversupply
There’s a real concern about apartment oversupply in the major capital cities, especially in Melbourne. The Commonwealth Bank estimates 140,000 new apartments will be built in the city from 2016 to 2018. This oversupply will ultimately lead to a drop in prices. Some experts are anticipating drastic drops of up to 20 percent in some suburbs by 2019.  So projected growth for apartments in many major cities has hit its peak and is estimated to correct or be sideways for next 5-8 years, with owners losing money and not getting capital growth. So there’s a clear message here: be very wary of apartment purchasing for the next few years. Research the area and project meticulously.
The global market
Well, it’s almost impossible not to talk about the political upheavals last year. From Brexit through to Trump it was a year of surprises. Trump’s avowal to increase spending around infrastructure and his distancing from the Asia trade pacts will certainly have an effect on Australia. His promise to pour money into defence and infrastructure will act as a fiscal stimulus. It’ll also mean lots of capital fleeing Australia and going into the USA. Potentially Australia will have to lift interest rates to compete and keep capital here. This in turn will effect market sentiment. Properties and projects that are vulnerable will be exposed awfully quickly.
You can read the original article <a href="https://www.dpn.com.au/learn/market-updates/sam-khalil%E2%80%99s-property-investment-outlook-part-two-winter-2017" target="_blank">here</a>.
For more information from <a href="https://www.dpn.com.au/" target="_blank">DPN</a>.
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Sam Khalil’s property investment outlook - part two

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SPONSORED POST
The Australian property market is shifting and changing thanks to a multitude of forces. DPN's Managing Director, Sam Khalil shares his thoughts on the current market and reveals property investment opportunities in the Wollongong, Newcastle and Brisbane areas.
The last five years have seen a phenomenal surge in the demand for property. It’s been a perfect storm of consistently low interest rates; an endless, thirsty demand for stock and foreign investment at record high levels. This in turn pushed up construction and new builds and kept up supply.
However, like all good things it had to come to an end. This is not to say the market is in trouble by any means. More that it’s no longer like 2012 or 2013 where property investment was like shooting fish in a barrel. Almost anyone with a little knowledge and a lot of luck could do well in the prosperous conditions.
But things have changed in <a href="https://www.dpn.com.au/learn/market-updates/sam-khalil%E2%80%99s-property-outlook-for-summer-2016" target="_blank">the last 12 months</a> and so 2017 and beyond will still present golden opportunities, but only for the canny and well researched investor.
How property investment is changing in the capital cities
2016 saw Melbourne and Sydney continue to rise significantly compared to other Australian cities. Despite gloom and doom predictions - remember there were lots of experts claiming Melbourne would slump in 2016 and that Sydney would stagnate - both cities outperformed expectations. In fact, dwelling prices rose 15.5 percent in Sydney whilst Melbourne had a rise of 13.7 percent for the year.
Perth had experienced seven quarters of negative growth and is in major recovery mode after its boom and bust. However, it may well have reached the bottom and signs are that it’s slowly starting to ascend. In the last 3 months there has been a small increase in property prices for the first time in a long time. It’s still a long way back, but investors who can’t afford the big capital cities may start looking in this direction.
Brisbane started a gentle ascent and should continue to find value in housing and land appreciation, whilst inner city apartments may experience price correction as I detail in part two.
So how will 2017/2018 play out? I’m confident we’ll see rises in Sydney and Melbourne as demand and sentiment still remain positive. Brisbane investment property will continue to follow closely behind. The lending measures that may impact the market and sentiment are the move in interest rates from lenders separate to the Reserve Bank.
Look to the regions
Land in <a href="https://www.dpn.com.au/learn/market-updates/macarthur-the-sleeping-giant-of-sydney" target="_blank">South Western Sydney</a>, Wollongong and Newcastle remains very tight with strong local and investment demand helping sustain and increase prices of land.  These areas will only continue to grow in 2017. It’s not just investors but we’re seeing many Sydney “refugees” – that is younger owner-occupiers - who are moving to these areas in search of houses they can afford. Because all three areas are within coo-ee of Sydney and they all have their own strong infrastructure and local economy they are highly desirable and will continue to rise.
It’s worth noting that Brisbane is also showing signs of upward movement in land values in the metro area. And not just Brisbane itself, but even further out there’s some very strong opportunities as we recently noted in the case of <a href="https://www.dpn.com.au/learn/market-updates/why-springfield-brisbane-is-a-hot-investment" target="_blank">Springfield</a>.
Overall forecast
So what does all this tell us? Sam Khalil’s outlook is positive, there are a myriad of opportunities in the market. Which, as we know, are really <a href="https://www.dpn.com.au/learn/how-to-guides/what-is-a-property-market" target="_blank">many different markets</a>.
The caveat being that one has to be more selective as market forces could change due to macro economic factors and policy changes by the regulators as well as the oversupply of apartments. This apartment oversupply poses the greatest risk for investors. It’s a cautionary reminder of not buying through emotion. Or buying the wrong product at the wrong time.
There are some excellent prospects for property investment in the right areas that may not fit investors’ usual comfort zones. 2017/2018 will definitely be about hunting in different fields, certainly not in the usual areas that investors have been doing.
So there won’t be any quick rewards from backing the same winners of the past five years. The investors that will do well in the next 12 months will be those who put in the solid research and are prepared to look in other areas off their normal radar. As always: if you put in the work, the research and don’t automatically follow the herd, you can reap great rewards.
In part two, Sam Khalil investigates and dissects recent market changes that <a href="/expert-insights/investing/sam-khalil-s-property-investment-outlook-part-two">property investors should be aware of</a>.  He covers lending policy, slowing development and challenges with land and apartment supply.
You can read the original article <a href="https://www.dpn.com.au/learn/market-updates/sam-khalil%E2%80%99s-property-investment-outlook-part-one-winter-2017" target="_blank">here</a>.
For more information from <a href="https://www.dpn.com.au/" target="_blank">DPN</a>.
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Sam Khalil’s property investment outlook - part one

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SPONSORED POST
Be prepared and knowledgeable about year-end tax deductions for your investment property. This checklist will help make the end of the financial year smoother.
It’s the end of financial year, which, for some means a mad scramble for paperwork. Even if you’ve been proactively monitoring your expenses and tax deductible claims, this checklist should make the year-end smoother for all property investors.
Tax deductible property expenses include:
<ul>
<li>Property management fees and expenses</li>
<li>Professional commissions and fees</li>
<li>Rental marketing expenses</li>
<li>Body corporate fees and charges</li>
<li>Council rate</li>
<li>Land tax</li>
<li>Water supply charges</li>
<li>Building, contents and public liability insurance</li>
<li>Cleaning</li>
<li>Garden and lawn maintenance</li>
</ul>
Repairs and maintenance – specifically, the cost of work undertaken to remedy defects in, damage to or deterioration of the property. Repairs include fixing electrical appliances or replacing storm damaged roofing or guttering for instance. Examples of maintenance deductions are things that will prevent future deterioration or address existing issues, such as painting the interior and exterior, or keeping the plumbing in good order. These are distinct from capital expenses (i.e. a renovation) – which would need to be depreciated.
Loan Interest expenses - incurred as a direct result of: the purchase of a rental property, the purchase of a depreciating asset for the rental property (eg. new dishwasher), cost of repairs, financing renovations for your rental premises or the acquisition of land on which to build rental accommodation.
Prepaid loan interest – you can also claim interest you’ve pre-paid up to 12 months in advance. This can be a useful way to bring a tax deduction forward into the current tax year if you have a particularly high-earning year that pushes you into the next tax bracket.
Claiming a tax deduction on loan interest
It’s important to note with regard to interest related deductions, if you use a portion of your loan for any private purpose, such as buying a new car, you cannot claim interest on that portion of the loan.
No Longer Tax Deductible: Investor Travel Perks
While the government asserted it would leave negative gearing entitlements untouched prior to this year’s federal budget announcement, they did wind back one significant tax perk: travel expense claims related to rental assets.
Whereas it used to be possible to claim travel expenses when visiting a rental property (even interstate) this is no longer the case.
This information is of general nature and should not be considered financial advice. DPN recommends you see your Accountant or Financial Advisor to understand how this information applies to your situation.
You can read the original article <a href="https://www.dpn.com.au/learn/how-to-guides/2017-tax-time-checklist-for-property-investors" target="_blank">here</a>.
For more information from <a href="https://www.dpn.com.au/" target="_blank">DPN</a>.
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2017 Tax time checklist for property investors

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SPONSORED POST
You can always find reasons why you shouldn’t invest in property. Property investment can seem like a big step and it’s easy to be fearful.  You’ll also hear lots of stories either from others or in the media, which may put you off.
So let’s break down some of the common myths floating about that can scare potential investors.
67 percent of investors using negative gearing have incomes of $80,000 or less.
1. You need a big deposit to invest in property
Not true. Property investment is no longer exclusively the domain of the wealthy. Smart investors who buy wisely, in high yielding areas with good capital growth, can have positively geared properties that cost them very little out of pocket. The Australian Tax Office figures found that 67 per cent of investors using negative gearing have incomes of $80,000 or less. This is not to say that all these investors are successful, but they have certainly been able to break into the market. 
Now, let’s look at the claim you need a giant deposit. Again, this isn’t correct. You can still get into the property market without a deposit by either leveraging off an existing home or getting a guarantor loan through relatives. Using super via an SMSF is another option.
Many property investors don’t own their own homes and so they rent in the suburb they want to live while having a portfolio somewhere else.
2. The market is skewed against first home buyers
There’s been a spate of media stories about how first time buyers are finding it increasingly difficult to break into the big property markets of Sydney and Melbourne. Property investors are blamed for this. However the reality is that there’s a myriad of factors. Basically Sydney and Melbourne are highly desirable places to live. Consequently population has skyrocketed; more global companies have shifted here and both cities are now firmly on the radar of international investors. The good news is that the demand to live in both cities is very unlikely to go down.
The other good news is that first home buyers are now becoming first time investors or “rentvestors”. The line between ‘first time buyers’ and ‘investors’ is very much blurred. The reality is many property investors don’t own their own homes and so they rent in the suburb they want to live while having a portfolio somewhere else.  This is the new reality for the majority of people in most capital cities of Australia as prices gallop to stratospheric levels.
3. Foreign investors make it harder to break in
This is a common complaint from locals especially in Sydney and Melbourne. Surely all the Asian investors buying up so much land and units in the cities is shutting out local investors? Actually, it’s not.
The Federal Government launched the Murray Inquiry in 2014 to look at this very issue. The inquiry found that: “foreign investment is regarded by industry experts as vital to increasing this supply. Rather than causing price pressures, the evidence suggests that foreign investments may actually help keep prices lower by increasing supply.”
It’s also worth noting that foreign investors are often playing in a different pool to local investors. They are restricted from buying established homes and can only buy newly developed properties.  This is why foreign investors are great for the construction industry, as they need more housing stock to be built.  So foreign investors help keep up a demand for supply and the market buoyant.
Your property investment, like the DPN Seconda, needs to be in a growing area with excellent infrastructure and a demand for rentals.
4. It’s best to buy in your local area
This is similar to the myth that says you should buy an investment home you’d like to live in yourself.  The reality is you may never see or visit your investment property. The property you invest in may be thousands of miles away, in another state. Investment can’t be an emotional decision where you buy a house in an area you like that you may want to live in. The investment needs to be based on cold hard facts and data. It needs to be a property with good capital growth in a growing area with excellent infrastructure and a demand for rentals. If it turns out that you have a property you do want to live in at some point, that’s a big bonus. However, as much as we get emotionally invested in properties, that can’t be part of the strategy.
Doing a renovation is no longer a guarantee that it will add exceptional value to the property.
5. Buy, renovate and sell for a quick profit
This idea of buying a rundown property, renovating and then selling quickly afterwards is out of date. Firstly, while the market may rise in the time you’ve bought and then sold, will it really have risen enough to cover all your costs? Plus, you’ll be hit with stamp duty and other property taxes, which will take the sugar out of any profits. We’re seeing now that the land is viewed far more favourably than the house that’s built on it. So that is why rundown, derelict houses on prime inner city land are often just left as they are and sold for a high price. Doing a renovation is no longer a guarantee that it will add exceptional value to the property. Finally, you’re missing out on the long-term capital growth. Good property investors think in the long term.
In conclusion, it’s dangerous to believe popular myths about property investment. No one ever made a fortune by listening to Chinese whispers. Any decision or strategy you make should be informed and backed by data and solid research.
To read the original article, <a href="https://www.dpn.com.au/learn/market-updates/5-myths-about-property-investment-busted" target="_blank">click here</a>.
For more information from <a href="https://www.dpn.com.au" target="_blank">DPN</a>.
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