Iwan Sunito's vision for a landmark mixed-use precinct in Sydney's Inner West has taken a major step forward, with approval granted for the $1.9 billion Five Dock development first unveiled earlier this year.

The approved scheme by <a href="https://www.apartments.com.au/developers/one-global-capital">One Global Capital</a> will deliver an 80,500 sqm mixed-use precinct comprising 840 apartments, integrated hotel accommodation, commercial and retail space, alongside publicly accessible open space designed to create a new destination for the growing suburb.

"This is a significant milestone for One Global Capital and for the future of housing delivery in Sydney," Sunito said.

"The Housing Delivery Authority was established to identify major housing projects capable of delivering meaningful supply more efficiently, and we are delighted that Spencer Street has been recognised as one of those projects.”

He said the declaration reflected the rapid progress achieved since acquiring control of the site.

"In less than seven months we have progressed from taking control of the site to securing entry into one of the NSW Government's most important planning pathways. It reflects the experience of our team, the strength of our consultant group led by Urbis, and our long-term commitment to delivering transformational projects that contribute to Sydney's future."

When the project was revealed earlier this year, Sunito described the opportunity as one of the strongest development sites he had worked on.

"I probably hadn't appreciated the uniqueness of the site until more recently when putting together the concept plans," Sunito said.

"The proximity to the water, and the golf course opposite, is unlike any other part of Parramatta Road. We have a unique position and view corridors over the water that makes this one of the best sites I've worked on."

The development has evolved since its initial announcement, with the approved plans increasing the residential component from the originally proposed 750 apartments to 840 homes while retaining the project's focus on creating an integrated neighbourhood rather than a standalone residential development.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/a-city-within-a-city-iwan-sunito-flags-1-5-billion-mixed-use-precinct-in-five-dock">"A city within a city": Iwan Sunito flags $1.5 billion mixed-use precinct in Five Dock</a>

The precinct will combine apartments with hotel accommodation, commercial workplaces, retail offerings and public spaces, creating a mixed-use environment intended to serve both residents and the broader Five Dock community. The proposal also continues the collaboration between One Global Capital and internationally recognised architect <a href="https://www.apartments.com.au/architects/koichi-takada-architects">Koichi Takada</a>, whose previous work with Sunito includes Infinity, Arc and Skye North Sydney.

Takada previously said the design was driven by a philosophy of integrating nature into the built environment.

"The concept for this development is born from our design approach to naturalising architecture," Takada said.

"The public realm benefits from biophilic design that integrates generous landscaping, and the development is optimised for natural daylight, airflow and water views to foster wellbeing, sustainability and spaces that foster community interaction."

Sunito has consistently described the project as a "city within a city", with a strong emphasis on creating a destination that extends beyond housing.

"We want to create a development that's not only to be seen, but to be experienced by the whole local community," he said.

The approval comes as Five Dock continues its transformation ahead of the opening of the Sydney Metro West line, with the new Five Dock station set to significantly improve connections between the Inner West, Parramatta and the Sydney CBD.&nbsp;

The precinct will also benefit from its proximity to the Parramatta Road corridor, nearby waterfront parklands and established retail and dining offerings that have made Five Dock one of Sydney's most tightly held Inner West suburbs.

Joel Robinson

Iwan Sunito secures approval for $1.9 billion Five Dock mixed-use precinct

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]

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

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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