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

Joel Robinson

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

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

Sammut secures approval for debut Brisbane apartment development in Toowong

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

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

Property developer One Living, backed by former Macquarie banker turned investment manager Chris Green’s investment firm, has unveiled plans to bring more institutional capital into housing to help address the national supply crisis.

The New York-based investor has focused his firm, GreenPoint Partners, on addressing the supply shortage hitting middle market housing in Australia.

It is backing the new One Living business to develop more than 1000 units along the eastern seaboard. The new firm is starting with a development on Mona Vale Road, on the border of Mona Vale and Pymble, in Sydney’s Northern Beaches, with around 140 apartments planned. They are eyeing off more sites across the city.

With cost pressures rising in the industry, One Living’s model is to be a vertically integrated developer-builder, so it can respond directly to the housing gap by removing the cost inefficiencies embedded in traditional residential delivery.

“We are building a platform designed to operate at scale and starting in a market where there’s a clear need for quality, attainable housing,” One Living joint managing director Joseph Scuderi said.

“It’s that missing middle – it’s that attainable end of housing… that’s what most Australians invest into and what Australians can actually afford.”

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="798dfa93-4941-4db6-a696-31e9dc18e81c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.31.50%E2%80%AFPM.png?VersionId=mKBqi5C_DmeiXS.AtJkcR8LQIxqCqmFi" />

GreenPoint Partners brings years of experience assembling and scaling real estate operating businesses across major markets. And Green sees a big opportunity in Australia.

“For its size, sophistication and importance to the community, Australia’s living sector has remained largely under-institutionalised, which represents significant opportunity,” Green said. “GreenPoint identified that gap, assembled the right team, and is backing One Living to build a platform that is aligned to market needs.”

Green said being a builder-developer would give the company the capacity and flexibility it required to deliver reasonably-priced homes.

“We want it to be at that attainable level; not super high end luxury but at that attainable level,” he said.

<img alt="Mona Vale" data-entity-type="file" data-entity-uuid="74a5344a-4b26-4d4a-ada3-056b1220be77" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%202.32.15%E2%80%AFPM.png?VersionId=vY8hXHO4reBMdO8ZXMWCNtGZJofUPQ3j" />

&nbsp;

One Living will undertake a component of affordable housing in its schemes, which it will own and operate, and it could also run build-to-rent on some sites.

Green praised local policy settings.

“The NSW government is being very supportive, strategic and pragmatic in terms of how do we generate more supply of housing,” he said. “We think it’s actually positive for development and the bit that’s been lacking at that attainable level is that it’s lots of relatively small private developers, whereas we want to create an institutional platform.”

One Living is also&nbsp;looking at high-density projects and could take on more institutional funding in the future.

“The way we will be able to achieve economies of scale is through size,” Green added.

One Living enters Sydney's new apartment market with Northern Beaches site acquisition

It's been several years since there's been an opportunity to buy a brand new townhome in Melbourne's coastal suburb of Mordialloc. Even apartment developments in recent times have been few and far between in the area.

Local developer LDS Property identified the gap in new housing, securing a site on White Street, directly opposite&nbsp;Woodlands Golf Club Mordialloc. They've recently launched&nbsp;<a href="https://www.apartments.com.au/new-townhouses/wm-residences-mordialloc-102-white-street-mordialloc-vic-3195">WM Residences</a>, just 13 townhouses which they have already started building.

Projects by Buxton Director Heath Thompson, who is selling WM Residences, says the townhouses x that perfect middle ground be

"Mordialloc residents have had limited options to downsize within the suburb, often forcing them to look elsewhere despite long-standing ties to the area," Thompson says.

"With very little comparable new supply coming to market, projects like WM Residences are well placed, particularly as buyers look to capitalise on current conditions amid constrained supply."

[smartcode_project:default project_id=134646 project_image_fid=6109]

The development, designed by regarded architecture firm&nbsp;<a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a>,&nbsp;adopts a deliberately restrained architectural approach, focusing on simplicity, durability and liveability rather than overt design gestures.

The boutique scale is central to the offering. With only 13 three-bedroom residences, each home is configured to prioritise functional layouts and everyday use, supported by private terraces and secure two-car garages.

Ewert Leaf’s design response leans into a calm, neutral material palette. Interiors are defined by oak flooring, white walls and soft finishes, creating a consistent and understated backdrop. The approach avoids trend-driven detailing in favour of longevity, with an emphasis on natural light and spatial clarity.

[smartcode_project:default project_id=134646 project_image_fid=6110]

Beyond aesthetics, the homes are designed to meet contemporary performance expectations. Each residence targets a minimum 6-star energy rating, incorporating double glazing, comprehensive insulation and all-electric Bosch appliances.

The project’s location supports a walkable coastal lifestyle, sitting within close proximity to Mordialloc’s foreshore, Main Street retail strip and the train station. Local cafés and dining venues, including Suburbia Deli and Hendriks Café, are within a short walk, reinforcing the area’s established neighbourhood character.

[smartcode_project:default project_id=134646 project_image_fid=6116]

While <a href="https://www.apartments.com.au/developments/mordialloc-vic-3195">Mordialloc</a> is often defined by its beach and pier, the project taps into other areas of day to day living, offering easy access to local food, casual dining and transport, rather than positioning itself purely as a lifestyle retreat.

WM Residences reflects a continued trend across Melbourne’s coastal suburbs towards smaller-scale, design-led townhouse developments, particularly on infill sites where proximity to amenity is already established.

With construction commenced prior to its market entry, the project aligns with a growing preference among buyers for developments with visible progress and defined delivery timeframes.

[smartcode_project_cta:default project_id=134646]

WM Residences fills gap in Mordialloc townhouse market

Investment Property

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SPONSORED POST
If the wealth of lifestyle TV shows proves one thing, it’s that good presentation means extra dollars when it comes time to sell or rent your investment property.
Professional cleaning is one of the cheapest and easiest improvements you can make and it delivers a big bang for your buck when you want to make a good market impression, according to James’ Home Services, one of Australia’s leading residential cleaning companies. 
CEO Mike Dowling said: “When you are coming up to finalise a sale, you are faced with the everything from legal issues to building inspections. There’s no doubt cleaning is one of the easiest jobs you can offload to the professionals.
“But professional cleaning offers much bigger benefits for property owners that just saving them time.
“Most buyers look for a property they can move into straight away and pristine presentation gives them confidence that the rest of the property is in good repair.
“Tenants too will often pay a premium for spotless presentation. If you’re in a competitive market, they will choose clean, fresh premises over similar accommodation that isn’t as well presented. It also means you are more likely to attract the best tenants.” 
Mr Dowling said keeping on top of maintenance was essential for happy tenants and an important consideration when it came to insurance too, as insurers often refused to pay claims if poor maintenance was thought to be a contributor.
“Overflowing gutters, for example, can lead to roof leaks, poor cleaning can shorten the life of expensive appliances like air conditioners and ovens, dirty exhaust fans can encourage moisture build up and mould, and a green pool is a real turnoff, so it’s essential to take care of these things regularly,” he said.
“Professional cleaners have the skill and equipment to do the work to a better standard and in a fraction of the time than property owners can do themselves - so it makes good business sense.” 
When you consider that total office investment sales volumes for 2015/16 were $15.91 billion and 500,000 homes change hands each year in Australia, that is a lot of homes and offices that need to be spruced prior to sale.
Fortunately for property buyers and sellers, arranging end of lease and pre-sale cleans has never been easier.
“I’ve been in the cleaning industry for almost a quarter of century and know that I have some of the most skilled people in the industry out there in the field,” said Mr Dowling, who purchased James’ Home Services in October 2015.
“Most professional cleaning services will back their work. Our Gold Medal Service Guarantee is one of the best because we ensure you can speak to a real person who can identify your needs and the service you require, organise a free quote at a time that best suits you and we turn up when we say we will every time. We also offer a 7 Day workmanship guarantee so if you’re not satisfied, we will come and fix for no extra cost.
“James’ Home Services is dedicated to delivering results that are step above the rest and are determined to deliver professional results in every aspect of our business.”
Visit <a href="https://www.jameshomeservices.com.au" target="_blank">www.jameshomeservices.com.au</a> to learn more about the services offered and to book either a one- off or regular visit from one of the James’ Home Services franchisees. 
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jchancellor-FAypfDUnLy

Cleaning a settlement issue solved with James' Home Services

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With the deadline for the new superannuation rules set to take effect from July, retired Australians should focus on a strategy to claim capital gains tax relief on investments such as property that become partly taxable as a result of the new rules.
And the transfer from super savings from a pension to an accumulation account must be done by June 30. 
CGT relief is available for self-managed super funds (SMSFs) to provide temporary relief from certain capital gains that might arise as a result of individuals complying with the transfer balance cap, and Transition to Retirement Income Stream (TRIS) reforms, commencing on 1 July 2017, says the Australian Taxation Office website.
CGT relief allows profitable investments in super pensions, currently tax-free, to have their cost bases reset to a higher value.
The transfer balance cap is $1.6 million at the moment, and it limits the amount of capital individuals can transfer to the retirement phase of their superannuation accounts. This in turn, limits the amount of superannuation fund earnings that are exempt from taxation, says the ATO.
Retirees who will be affected by the rule change are those who have, or are deemed to have, a pension interest in a total super balance that exceeds $1.6 million, as well as anyone with profitable investments in transition to retirement income streams (TRISs). From July the earnings generated by TRISs will no longer be tax free.
CGT relief could be worth many tens of thousands of dollars to retirees or TRIS holders. It's also an entitlement that many might delay or forgo because of the complexity. But not using the opportunity of the concession window could lead to regret down the track, says an article in The Australian Financial Review.
If you haven't already drafted a plan, now is the time, says self-managed super strategist Darren Kingdon of Kingdon Financial Group. 
An action plan should involve being aware of the capital gains that exist for each investment you own in a super pension and where the new rules will oblige you to transfer assets to an accumulation account. Once in accumulation, assets will be either fully or partly taxed, albeit concessionally.
The plan should also involve having an estimate of the additional tax that will need to be paid because pension assets will no longer be tax free and the impact this will have on a retiree's overall income. 
Earnings on assets rolled to an accumulation account will be taxed at 15 percent and capital gains at either 10 percent or 15 percent, depending on how long they are held for. 
An action plan will require being aware of the procedures that need to be  followed in order to implement CGT relief, a task not helped by the fact that important documents, such as an approved form on which the assets in question must be recorded, are not yet available.
Investments should be assessed on an asset-by-asset basis, says Kingdon in the post in AFR. For investment property and interests in investments owned through trusts, up-to-date valuations will be needed.
To illustrate how CGT relief might work, a 65 years-plus retired reader asks about his $4 million SMSF pension portfolio that is broadly made up of two $2 million commercial property units that are wholly dedicated to paying a pension. The properties each cost about $1 million.
Even though the reader will only be allowed to have $1.6 million of investments in a pension account from July 1, he expects both properties will remain in super because stamp duty will prohibit him from moving them elsewhere, even if he wanted to.
The reader asks if he will be able to commute property A to an accumulation account after having its tax base reset to $2 million under the CGT relief rules shortly before midnight on June 30.
And, in the case of property B, can he designate 80 percent of its value, or $1.6 million, as being in the pension phase and 20 percent, valued at $400,000, as being in accumulation phase and reset the cost base to $2 million as at June 30? And how would this property be taxed if, in two years' time, it was sold for $3.5 million?
Unfortunately, says Kingdon, it is not possible under Tax Office guidelines for an SMSF to partially segregate a single asset in the manner described for property B. Tax accountant Gordon Cooper of Cooper and Co says this is because you can't split the ownership of a single asset within the same legal entity.
In order to trigger an entitlement to CGT relief for both assets, a "cessation event" must occur between November 9, 2016  and  June 30, 2017.  
In order to claim CGT relief and reset the value of each property from $1 million to $2 million, the reader will need to commute the total excess of $2.4 million back to an accumulation account on or before June 30 and use what is known as the proportionate method to calculate tax for the remainder of the 2016-17 financial year, and in future years. 
This approach locks in the CGT relief to $2 million. If property B is later sold for $3.5 million, the notional $1.5 million gross capital gain is reduced to $1 million under the one-third CGT discount available to SMSF assets owned for more than one year, or one year beyond the CGT reset date.
But that's not the only calculation that must be performed.
Under the current rules, 100 percent of the $4 million pension is exempt from tax. Under the new rules, because only $1.6 million of $4 million is in tax-free pension phase  – or 40 percent – and 60 percent will be in a taxable accumulation account, this proportion will apply to any future CGT liability.
It means 60 percent of the $1 million gross gain, or $600,000, will be added to the fund's taxable income. It will be taxed at 15 per cent, resulting in a $90,000 tax bill. Without the CGT relief, the notional gains will be $2.5 million, discounted to $1.675 million. With 60 per cent or just over $1 million taxable, the tax liability will be around $151,000.
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j.ballantyne1990-6AQqhLzZaK

You only have two months to plan for the CGT relief on super pensions 

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More emergency services workers negatively gear an investment property than lawyers, the latest Tax Office figures show.
But the data shows these police, firefighters and ambulance officers get half the benefit with an average of $745 compared with $1,500 for lawyers given they earn less.
Analysis of the ATO figures by the Grattan Institute finds the biggest winners from negative gearing are surgeons, who claim an average annual tax benefit of $3,586.
The ATO's annual statistics, released on Wednesday, also showed that the number of landlords stopped growing in 2015, as did the net rental losses claimed.
As mortgage interest rates have fallen, the average net loss on property investment has stabilised at between $8,000 and $10,000 a year. 
Of the nation's 2.05 million landlords, 1.3 million were negatively geared, including 58,000 teachers and one in five police officers, Mr Morrison told an urban development conference earlier this week.
"Two thirds of those taxpayers who negatively gear their investments have a taxable income of $80,000 or less," he said.
Grattan Institute chief executive John Daley pointed out said a higher proportion of doctors and lawyers negatively geared than teachers and nurses.
Not that full-time nurses should be cast as low-income earners, he added.
"If you have two people in a household who are both full-time nurses, actually you're in the top 10 percent of income-earners," he said.
"Those professions are quite well paid," he told Fairfax.
Fewer than 5 per cent of sales assistants, cleaners and hairdressers are negatively geared landlords.
Twenty per cent of lawyers are negatively geared, as are 21 percent of emergency services workers.
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More cops are landlords than lawyers

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The North Queensland Cowboys five-eighth Michael Morgan has sold his Townsville investment property.
The 24-year-old NRL star purchased the four-bedroom, <a href="https://www.realestate.com.au/property-house-qld-bohle+plains-123935982" target="_blank">two-bathroom Bohle Plains home</a> in 2011 for $146,000.
It sold in early November having been listed October 26 for $349,000 through John Bowen at First National Real Estate – Nicholson.
It’s been a rental at $390 per week.
He still owns a waterfront apartment overlooking the marina which was purchased in 2014.
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firstname1-iYD4UYzvBa

Cowboy Michael Morgan sells Townsville investment

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One in every five Australians own an investment property according to the latest Financial Wellbeing Index from ING Direct.
According to the index the number of Australians investing in property has gone up by three percent since mid-2015.
Mark Woolnough, head of third party distribution, for ING Direct said what’s interesting is that while there are continued questions around affordability and the challenges for younger generations in getting onto the property ladder, it’s actually Gen Y that is leading the property investment pack.
"22 percent of Gen Y (18-34 year olds) own at least one investment property, followed by 20 percent of Gen X (35-49 year olds) and 19 percent of Baby Boomers (50-64 year olds).
 “Ultimately we’re seeing that Australians still hold faith in the long term investment benefits of property. Property is a great opportunity to build wealth, but it definitely pays to do your research, take your time, speak to the experts such as a mortgage broker or buyers’ agent, and focus on the financials of the investment rather than the emotions of a purchase.”
<a href="/images/2016/11/09/Table%201.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/11/09/Table%201.jpg" alt="">
NSW and WA have the highest percentage of residents with at least one investment property (22 percent each), both growing year on year by four percent.
In South Australia, one in every 10 (11 percent) people owns an investment property, down from 15 percent in 2015.
 
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One in every five Australians own an investment property

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The retired Hawthorn premiership player turned AFL commentator, Brad Sewell, has secured $2.3 million for his Armadale investment property at weekend Jellis Craig auction.
The 10 Egerton Road has been previously leased with $1300 asking rental by Sewell who played 12 seasons with the Hawks and is now a Network Seven commentator.
It was listed with $2 million plus hopes and sold at its reserve price.
Sewell paid $1.505 million for the four bedroom weatherboard home in 2011.
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Hawk Brad Sewell secures $2.3 million in Armadale 

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SPONSORED POST
When it comes to the ideal location for an investment property, you'd be forgiven for running with the assumption that the closer to the city, the better.
Close proximity to the CBD does, of course, provide a range of well-known benefits and potential benefits. Among some of them are luxury city views, convenience in multiple forms and vibrancy.
But as technology and the public transport infrastructure of our cities progresses, the advantages of city living depreciate. Technological interconnectivity means that working from home has become not only possible, but common. And as things progress even further, the everyday limitations that make city living desirable will be solved (or at least mitigated) by other means.
Here are some of the things you might want to think about when deciding whether or not, to invest in an outer-suburbs property.
Safety and insurance
The first thing to consider is the safety of the property (and the appropriate insurance implications). Properties in rural areas are more vulnerable to natural disasters such as floods and fires, which can mean higher insurance costs.
Consider the surrounding landscape of your property and be sure to factor the insurance into your calculations.
Demand
If you’re going to invest in a property, you want to make sure that you keep the property occupied with happy tenants. In order for that to happen, there needs to be a decent level of demand for properties of that particular kind.
As of right now, nearly a third of Australians live outside of major cities. People seeking a better work / life balance, a slower pace and some clean air have plenty of reasons to seek country accommodation.
Before investing in a property, garner a clear understanding of the area’s rental yields, population growth rate and median income. Figures like this will help determine whether or not the property is lucrative.
Profitability
Closely related to demand (and probably the most important consideration for an investment property), profitability can be determined by a number of factors. Median property price, for example, is a strong place to start.
The median property price in Sydney recently reached $1,000,000 for the first time in history. That's quite a large number for first-time home buyers to afford – and as property prices climb higher and higher, it becomes even harder for new blood to enter the market.
As an investor, it might pay more to target said new blood. If that's the case, maybe a country home selling for $400,000 or less is exactly what you need!
Mortgage House
At Mortgage House, we're no strangers to the homeowner's journey. It's a long (but rewarding) one.
But don't worry, we can help with that.
If you're thinking of buying a home, you can contact us for advice about the best options for you when it comes to your mortgage. The cost of your mortgage can drastically affect your financial planning, so it pays to speak to the experts about it.
<a href="https://www.mortgagehouse.com.au/mortgage-house-contact-us" target="_blank">Click here to speak to us!</a>
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Should your investment property be close to the city? Mortgage House

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Senator-elect and One Nation leader Pauline Hanson has her Gold Coast investment apartment relisted for sale.
<a href="https://www.raywhite.com/qld/biggera-waters/1460626/" target="_blank">The two-bedroom ground floor Biggera Waters unit</a> on Loder Street was bought with her son Adam for $220,000 in 2007.
She first tried to offload it in 2008 for $298,000, then in 2010 with a $320,000 desire which was reduced to a $279,000 asking price.
Now it's up for sale seeking offers above $285,000 through Paul Parry of Ray White Labrador.
It comes with very low body corporate fees at $40 a week. It was last offered for rent at $300 a week in early 2015, representing a gross return of about 5.5 per cent to any would-be-investor buyer.
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Pauline Hanson lists her Gold Coast investment apartment 

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Mark Bouris, the executive chairman of Wizard Home Loans says the current debate about negative gearing involves just one aspect of investment property.
"But the true priority for most property investors is the success of the investment itself. 
He advises that to make an investment property worth your while, it should deliver long-term capital gains and sustainable cash-flows.
"Achieving this goal usually comes down to controlling your costs," he said adding that tax law allows investors to treat an investment property as a business, which means the business inputs are deductible for tax purposes.
He advised that optimising costs deductions made a big difference to how any investment performed long-term offering five tips.
1) Remember allowable deductions include fixing damage from natural causes such as falling trees and heavy storms, particularly relevant for many this month.
2) If you live some distance from your investment, travel to and from your property is tax-deductible, as are trips to your property agent. But the trips must be on official business as a landlord.  Track these costs by entering your travel (and reasons) in a diary, keep relevant receipts, and if you use your car, use only a vehicle-expenses formula listed on the ATO's website. 
3) Sometimes disagreements about your property can turn into legal disputes. The ATO allows deductions on court costs, damages claims against you involving your investment property, and the costs associated with evicting non-paying tenants.
4) If you use a property management company to rent the property and manage the tenants, you will pay a fee  that is deductible. Your ongoing management costs include the costs of setting up new bank accounts, council rates and water charges, for example.
5) If you secure a mortgage to buy your investment property, there are many costs that come under the deductions umbrella, including lender's mortgage insurance, mortgage broker fees, loan establishment costs, property taxes   (for example, stamp duty), and valuation fees. However, it needs to be amortised over five years or per the terms of the loan. Be aware that the interest you pay on the loan is deductible, but repayments of principal are not. Which is why property investors generally have interest-only mortgages.
There is a lot of information for property investors on the ATO website, he notes.
"But for first-timers, I strongly suggest using an adviser, such as an accountant or financial planner, even if only for the initial set-up of the investment and advice on how to manage to it."
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Negative gearing just one aspect of investment property: Mark Bouris

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SPONSORED POST
Over the past few months, the east coast of Australia has been battered by severe storms and we’ve all seen the pictures, with roofs being ripped off and many properties completely destroyed, it’s a scary time for property owners.
As a property owner or investor, fearing for your own home as well as your investment property during these events is a likely source of sleepless nights and it’s a fact that all property owners want and need insurance cover to protect their investment.
However, all too often property owners incorrectly insure their property, whether it be under insured or over insured.
Having your property insured for either its purchase price or its market valuation is not the right solution.
The insured value should be for re-constructing the property and all that that entails.
The insured cost should include for things such as demolition and clean up, design and engineering fees, project management and other consultants fees of the new build, approvals and permits, the cost of the construction works, and importantly the cost of escalation on the rebuild price between the time of destruction and the time of actually rebuilding.
Additionally, when you insure your property for its purchase price or market value you are effectively and unnecessarily insuring the land!
NBtax, being part of the Napier &amp; Blakeley group, are among the most experienced quantity surveyors in the country.
Quantity surveyors are perfectly positioned to advise on the correct levels of insurance for re-building property.
Quantity surveyors are the only professionals in the market place that are qualified to calculate construction costs.
In the event of insurable damage, we also advise property owners in determining the scope and amount of a claim to be submitted, as well as preparing and administering building contracts for repairs or complete reconstruction.
In the event of partial or total destruction of an investment property you should also consider your property tax depreciation deductions.
We are asked by numerous clients what effect might these damaging incidents will have on their existing and future capital (depreciation) allowances on their investment properties. And the question arises where funds from a third party such as an insurer pays for capital works.
In the event of repair works, then all demolished capital items may be written off from the date of demolition. All newly installed and refurbished costs may be claimed once works have been completed. Always remember to keep all your records of expenditure, even those such as skip hire, professional fees and the like.
It is important to identify the assets within your existing property tax depreciation schedules that have been removed as to ascertain their value at the time of removal. NBtax tailors its service for each client when it comes to maintaining accurate property tax depreciation schedules, after any reconstruction or repair works your schedule may need updating.
With exposure to billions of dollars of actual construction costs, our quantity surveyors, provide a solid platform for insurance advice. This advice should also help you negotiate with insurers if you need to make a claim.
Contact one of our specialists for <a href="https://nbtax.com.au/" target="_blank">further information</a>.
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