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

Joel Robinson

CPG unveils Castile Newstead ahead of upcoming sales launch

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

How Australia Post Parcel Lockers changed parcel delivery convenience in Australia

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

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

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

Sammut secures approval for debut Brisbane apartment development in Toowong

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

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

National

<html><body>
National residential property listings rose 5.2% between April and May, with 366,413 residential properties listed according to SQM Research.
The research firm believes that stock levels have stagnated, with last year’s “frenzy in the market” fading. Total stock on the market was down 1.8% from May 2013.
However, SQM has also noted that the monthly rise in stock levels was largely due to the five May Fridays this year. With only four Fridays usually occurring in a month, the extra week meant more listings for a larger sample, particularly given that many new listings are released on a Friday for the weekend.
Darwin was the only capital city to see a big jump in listings since May last year, with stock up by 21.7%. According to SQM, stock level increases are an ongoing trend in the city. Canberra saw the largest decrease in stock listings in the last year. Despite an expected downturn in the city, stock on the market decreased by 11.4%.
On a monthly basis, no capital city saw a decrease in listings. However, the smallest increase in stock on the market was recorded in Hobart, where the number of listings rose 1.7% for the month to 4,499.
Average house and unit prices have also stayed relatively flat on a month to month basis as shown by SQM Research’s Asking Price Index. SQM recorded a 0.7% increase for house prices between April and May and a 0.5% increase for units.
SQM Research’s managing director Louis Christopher says that given market conditions, he doesn’t expect an increase in interest rates right now.
“Some heat has come out of the national housing market as SQM Research is no longer recording the large scale, year on year decreases in listings that was occurring this time last year,” he said.
“Right now, it appears to be a market that is steady and not too strong yet not too weak. At this stage I don’t believe the market is at the point where an upward pressure would be placed on interest rates.”
 
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jrichardson-uRX5hFdKfN

Market "frenzy" fading with asking prices at a standstill and stock levels stagnating: SQM Research

<html><body>
Rental yields are understandably an important focus for many investors who need to consider their hip pocket. 
However, for units and houses around Australia – which capital cities offer the best returns?
Here are the capital cities from greatest to smallest for gross rental yields, from RP Data’s May 2014 collected statistics.
HOUSES
<ul>
<li>
5.8% - Darwin </li>
<li>
5.2% - Hobart</li>
<li>
4.6% - Brisbane </li>
<li>
4.3% - Canberra </li>
<li>
4.3% - Adelaide </li>
<li>
4.2% - Perth </li>
<li>
3.8% - Sydney </li>
<li>
3.4% - Melbourne </li>
<li>
3.9% - Combined capitals </li>
</ul>
Source: RP Data, May 2014 
Turn the page for the gross rental yields achievable for units.
<hr class="system-pagebreak">
UNITS
<ul>
<li>
5.8% - Darwin </li>
<li>
5.4% - Brisbane </li>
<li>
5.2% - Hobart </li>
<li>
5.0% - Canberra </li>
<li>
4.9% - Adelaide </li>
<li>
4.8% - Perth </li>
<li>
4.7% - Sydney </li>
<li>
4.4% - Melbourne </li>
<li>
4.7% - Combined capitals </li>
</ul>
(Source: RP Data, May 2014)
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po-LsXgBTHBmX

Which capital cities offer the best rental yields?

<html><body>
New research available from today has listed the 10 suburbs that have seen the largest capital growth for the quarter for houses and units nationally.
Sydney, according to the list, has done well across both units and houses – with <a href="/news">Beaumont Hills</a> and <a href="/news">Eastwood</a> topping the houses list, and <a href="/news">Wollstonecraft</a> and <a href="/news">Milsons Point</a> topping the units list.
Houses, however, outperformed unit suburbs, with double digit growth recorded in seven of the top suburbs.
In fact, there was just one offering outside of New South Wales that made it onto the house suburb list – Melbourne’s <a href="/news">Alphington</a>.
On the best unit list, the results were a tad more mixed, and actually included a country Western Australia listing.
Consulting analyst for Onthousehouse, and founder of Residex, John Edwards, said that Sydney growth has continued through 2014.
“Growth in Sydney has continued, with house price growth of 8.15% in the last quarter. We have not seen this high level of quarterly growth since September 1988, when Sydney saw its last large property price boom,” said Edwards.
“While the strong growth rates are good news for property owners, if growth continues on its current upward path there could potentially be some problems in the medium-term as interest rates are likely to increase.
Edwards urges anyone looking to buy to heavily research the area.
“Gathering information on a suburb is crucial before buying. Investors should be able to estimate where a suburb is in its growth cycle if they are considering buying in the area,” he said.
See over page for the top performing suburbs.
<hr class="system-pagebreak">
<img src="/images/2014/05/29/bets-houses-may-29.gif" alt="">
Source: Onthehouse.com.au / Residex
<img src="/images/2014/05/29/bets-untismay-29.gif" alt="">
Source: Onthehouse.com.au / Residex 
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jduke-EHk3XBmHkn

The quarter’s 10 outperforming unit and house suburbs, Sydney tops list: Residex

<html><body>
New South Wales – for the first time in a decade – has replaced Victoria as Australia’s biggest home building state in the current financial year, according to the Housing Industry Association.
The HIA forecasts around 50,000 dwellings have commenced ­construction in NSW, compared to around 47,000 in Victoria.
<img src="/images/2014/05/28/hia-may-28-one.gif" alt="">
Source: Housing Industry Association.
The last time NSW built more homes than Victoria was in 2003/04. Western Australia is also driving the new home building recovery, also at decade highs of around 27,000 starts. 
The HIA expects NSW to remain the nation’s biggest home builder for the rest of the decade, with Victoria to have annual declines to around 42,000 starts in 2016. Victoria's peak was 60,000 new starts in 2010.
The HIA forecasts the pace of the residential construction recovery to accelerate with a 10% rise in housing starts this financial year reaching 180,000 commencements led by NSW, Western Australia and Queensland.
<img src="/images/2014/05/28/hia-may-28-two.gif" alt="">
Source: Housing Industry Association.
But HIA chief economist Harley Dale while activity at current elevated ­levels will remain, further fast growth faces capacity ­constraints. Starts are expected to dip to 175,000 next year.
Dr Dale said the post GFC period has been a challenging one for new home building. 
"Stimulus measures employed to combat the GFC provided an initial recovery in new dwelling commencements from a historically low level of only 132,000.
"However, the recovery only lasted four quarters during which commencements increased by 25% during the 2010 calendar year. 
"As the effects of the stimulus began to wane, a second wave of new home building weakness took hold.
"This saw a decline in commencements in both 2011 and 2012.
"As it turned out, the magnitude of the subsequent rebound (which began in mid-2012) gathered considerable pace, especially in the second half of 2013.
"Record low interest rates have unlocked pent-up demand at a faster pace than first looked likely," he said.
The latest ABS data, released in mid-April, provided a preliminary estimate of 168,300 new dwelling commencements in calendar year 2013, which represents an increase of 11% on the previous year.
"HIA’s forecast had been for a rise of 8% to 164,400.
"Early last year, a range of forecasts for 2013 commencements across the forecasting community was centred on a level of 150,000 and the highest forecast was for 160,000," Dr Dale said. 
He added the high level of building observed nationally in 2013 could not have been achieved without such a strong contribution from Victoria, driven by healthy numbers of multi-unit dwellings.
"We maintain our view that the elevated level of new home building in Victoria, driven by the multi-unit segment, is likely to transform into a potential point of weakness over the near term, although to a lesser extent than our previous forecast implied.
"Upward momentum gathered through 2013 in both Queensland and South Australia and this was also a helpful development.
"While momentum is expected to continue carrying activity levels higher in Queensland, the softer labour market conditions in South Australia are likely to provide a head wind." 
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jchancellor-FAypfDUnLy

Victoria loses residential building crown to NSW: HIA

<html><body>
The 2013-2014 dwelling price upswing has triggered a significant drop in rental yields, according to RP Data.
Their research shows rents have failed to keep pace with prices in all capital cities, RP Data research analyst Cameron Kusher noted.
“As a result of values rising faster than rental rates, gross rental yields have fallen over the past year across each capital city,” he said.
<img src="/images/2014/05/22/kusher-may-22-two.gif" alt="">
Sydney and Melbourne were the only mainland capitals were rental growth was greater from 2013 to 2014 than the year prior, but were also the cities where rental yields saw the biggest downturn.
“These two cities also have the lowest yields of all capital cities, at 3.9% and 3.4% respectively,” he said.
Sydney rents rose by 3.7% in the past year, making it the only city where growth outstripped inflation.
By comparison, house prices in the city increased by 16.7% since April 2013.
Rental growth slowed in the other five cities, with Perth seeing the biggest drop.
<img src="/images/2014/05/22/kusher-may-22-four.gif" alt="">
Asking rents in Perth fell by 0.5% over the past 12 months, compared to an increase of 10.4% in the year prior.
Kusher said investors had remained active in the market despite shrinking rental returns.
“Rental growth has slowed markedly and rental yields are falling as value growth significantly outpaces rental growth,” he said.
<img src="/images/2014/05/22/kusher-may-22-three.gif" alt="">
The May RP Data-Rismark Home Value Index reported that combined capital city home values increased by 11.5%. At an individual capital city level, value growth ranged from 1.2% in Canberra to a 16.7% rise in Sydney.
Australia’s combined capital cities recorded an increase in rental rates of 2.4% over the past year.
Sydney, Melbourne and Hobart were the only capital cities where rental growth was greater over the past 12 months than for the previous 12 months. At the other end of the spectrum, growth slowed across five of the eight capital cities with Perth experiencing the most extreme slowdown.
Over the 12 months to April 2013, Perth rental rates had increased by 10.4% compared to a -0.5% fall over the most recent 12 months. 
Kusher suggests that most investors must be chasing capital growth rather than rental return. 
</body></html>

Property rental yields fall across all capital cities

<html><body>
A preliminary auction clearance rate of 66.1% was recorded this week across capital cities compared to 66.6% last week and 67.1% this time last year.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/05/20140525-Capital-city.jpg" target="_blank"><img class="aligncenter size-large wp-image-3266" src="https://blog.rpdata.com/wp-content/uploads/2014/05/20140525-Capital-city-580x425.jpg" alt="RP Data national auction comments - Capital city" width="580" height="425"></a>
Demand from buyers was clearly sufficient to ensure that the clearance rate was largely unaffected by the substantial 61% rise in homes on offer at auction compared to this time a year ago.
In the Sydney market demand strengthened with a preliminary clearance rate of 76.2% recorded compared to 69.9% last week. Buyers have welcomed the increased choice this week.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/05/20140525-Sydney.jpg" target="_blank"><img class="aligncenter size-large wp-image-3267" src="https://blog.rpdata.com/wp-content/uploads/2014/05/20140525-Sydney-580x383.jpg" alt="RP Data national auction comments, Sydney" width="580" height="383"></a>
In Melbourne demand and supply continue to be well balanced with a preliminary clearance rate of 61.7% recorded compared to 68.8% last week.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/05/20140525-Melbourne.jpg" target="_blank"><img class="aligncenter size-large wp-image-3268" src="https://blog.rpdata.com/wp-content/uploads/2014/05/20140525-Melbourne-580x376.jpg" alt="RP Data national auction comments, Melbourne" width="580" height="376"></a>
In Brisbane a preliminary clearance rate of 49.5% was recorded compared to 46.5% last week. Adelaide recorded a clearance rate of 67.2% compared to 63.8% last week. In Canberra a clearance rate of 50.9% was recorded and in Perth there was a clearance rate of 45.2%. In Tasmania there was two sales from four results.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/05/20140525-Brisbane.jpg" target="_blank"><img class="aligncenter size-large wp-image-3269" src="https://blog.rpdata.com/wp-content/uploads/2014/05/20140525-Brisbane-580x380.jpg" alt="RP Data national auction comments, Brisbane" width="580" height="380"> </a>
<a href="https://blog.rpdata.com/wp-content/uploads/2014/05/20140525-Adelaide.jpg" target="_blank"><img class="aligncenter size-large wp-image-3270" src="https://blog.rpdata.com/wp-content/uploads/2014/05/20140525-Adelaide-580x382.jpg" alt="RP Data national auction comments, Adelaide" width="580" height="382"></a>
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Volumes rise and demand increases across capital cities: RP Data's national auction market wrap

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Across the country, numerous changes have been made to first home owner grants and whether you are eligible. Similarly, looking to move to a different state can change the amount of the grant you can achieve by thousands of dollars.
Other upcoming date changes can also have an impact.
Looking at the grants, several common eligibility factors remain in place. Usually, a spouse or de facto who already owns property stops you from being able to achieve the grant. Similarly, any ownership of your own can have an impact (note, however, that some states and territories allow previous ownership of investment properties in certain years). Residency is also usually required, for at least one of the de facto couple.
You will also be required to live in the property for a period of time within 12 months of completion - this is usually six months, however the trend has been to increase this to 12 months of continuous owner occupation.
You need to fill the form out in a timely manner, and be clear on whether the respective government uses settlement date or contract date as the important figure. If you're buying around a grant change, this becomes even more crucial.
Those who fail to fulfill these requirements can see themselves fined, along with being required to refund the grant.
Here are the grants current accessible by first time buyers, as per information available from the respective Office of State Revenues and Treasuries. Australian Capital Territory
First home buyers in the ACT can net themselves $12,500 after a grant increase from 1 September 2013. However, you will need to be buying a "new" or "substantially renovated" property worth $750,000 or less.
Those buying established properties have no available grant.
Those who want to get the FHOG will also need to stay in the property for 12 months upon completion of the dwelling - this is an increase from the previous six months.
For clarity, it's noted that new or substantially renovated properties include:
<ul>
<li>A home that has not been previously occupied or sold as a place of residence; or 
</li>
<li>A substantially renovated home that, as renovated, has not been previously occupied or sold as a place of residence; or 
</li>
<li>A property which is subject to an "off the plan" purchase agreement.</li>
</ul>
You have a period from exchange of contract to one year after either settlement or date of issue of the Certificate of Occupancy in which to claim the grant.
Owner builders can only lodge after the home has been completed.
Payment of the grant is usually then made within 10 days of lodgement.
First home owners who fulfil the requirements for the grant may also have the opportunity to defer their stamp duty.
New South Wales
First home buyers in New South Wales can currently net a $15,000 grant - however this will be reduced to $10,000 as of 1 January 2016. This grant is only available to those who buy a new home or build their home. The property's value must not exceed $650,000.
Their clarification of what falls under this bracket includes the following:
<ul>
<li>A home that has not been previously occupied, including occupation by the builder, a tenant or other occupant; 
</li>
<li>A home that has not been previously sold as a residence. Where the home is being purchased, it must be the first sale of that home; 
</li>
<li>A home that has been substantially renovated and a home built to replace demolished premises.</li>
</ul>
To access the grant, applications need to be lodged within 12 months of completion of settlement.
You must live in the property for a continuous six months within the 12 month completion date.
Duty exemptions are available for new properties, commencing from 1 January 2012, for properties valued up to $550,000 and concessions for those from $550,000 to $650,000.
Those buying vacant land will pay no duty on vacant land valued up to $350,000, and concessions from $350,000 to $450,000.
To be eligible, you must not have owned and occupied (for more than six months) a home in Australia after 1 July 2000, and you cannot have owned a property before this time.
Article continues on next page. Please click below.
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Northern Territory
First home buyers in the Northern Territory can see themselves given an extra $26,000, with established first time buyers not left out of the picture either.
From 1 January 2015, the First Home Owners Grant, however, will be redirected solely to first home buyers looking to buy or build a new home.
Currently, as of 13 May 2014, there exists a transaction eligibility threshold (in plain English, this essentially means that the property can only be worth up to a certain amount) for established properties only. Prior to this time, both were given a limit.
An established home is concerned one that has been "previously sold or occupied, and is lawfully fit for occupation."
A new home is considered one that has never previously been lived in or sold as a place of residence.
However: "To prevent anomalies, a discretion applies in limited circumstances to declare a home that has been previously sold, but not occupied, to be a new home."
It's slightly more complex for our first timers up north, however - the current eligibility threshold for established properties sits at $600,000.
From 13 May 2014 to 31 December 2014, a new home can bring in $26,000. Meanwhile, an established property in an urban area will be provided $12,000, and everywhere else will be given $25,000. The only material difference in grant money compared to 4 December 2012 - 12 May 2014 is an extra $1,000 for new homes (and threshold changes).
Urban areas basically means land that sits within the Darwin, Palmerston or Litchfield municipalities. It also covers Wagait Shire, the Darwin Waterfront Precinct, the "prescribed area" for the Darwin Rates Act and other areas potentially proscribed by regulation.
Since December 4, 2012, there has been no stamp duty concession for first timers.
Queensland
Queensland first time buyers, when purchasing new, can get themselves $15,000. Unfortunately, nothing remains for first time buyers who are purchasing established properties.
Their Great Start Grant was updated in 2012, previously being known as the First Home Owner Construction Grant and is available for all eligible transactions since 12 September 2012.
It is available for those buying new (or substantially renovated properties) or building a new home.
If you previously held any interest in residential property before 1 July 2000, even if it was an investment property, you're not eligible. Those who have had a property since - but used it solely for investment purposes and did not live in it - may be eligible. You'll need to give them tax return details, tenancy agreements and current electricity and phone accounts.
Grant applications are processed within 10 days of receiving the information.
Those looking to get the grant then must move into the property within one year of completion, and live there for six continuous months.
South Australia
South Australian first time buyers are currently eligible for a FHOG on both new homes and established homes - however, they will lose the ability to be given the grant on established properties from 30 June 2014.
The property value must not exceed $575,000.
For those buying a new home, since 1 January 2014 and until further announcements, $15,000 is achievable.
For those purchasing established homes, current $5,000 is attainable - dropping to $0 from 1 July.
If you previously held any interest in residential property before 1 July 2000, even if it was an investment property, you're not eligible. Those who have had a property since - but used it solely for investment purposes and did not live in it - may be eligible. You'll need to give them tax return details, tenancy agreements and current electricity and phone accounts.
After the property is built, you must then live in the property for six months commencing within 12 months of completion.
Off-the-plan properties may also be eligible for a stamp duty concession for a new apartment or substantially refurbisged apartment. Thisis for properties from 31 May 2012 to 30 June 2014, capped at the stamp duty payable on a $500,000 apartment (or $21,330). A partial concession will apply from 1 July 2014 to 30 June 2016.
The concession does, however, apply to specific areas as outlined on the Revenue SA site and associated maps.
Article continues on next page. Please click below.
<hr class="system-pagebreak">
Tasmania
Currently, established and new properties can receive a benefit for first time buyers, with up to $30,000 available. As in many other states and territories, this is altering from 1 July 2014, and will see established home buyers lose the benefit. Established property buyers can currently get themselves $7,000.
For new properties, the First Home Builder Boost has increased since 7 November 2013 from $8,000 to $23,000, and applies until 31 December 2014. Those eligible for this would also be eligible for the $7,000 FHOG, bringing their total payment to $30,000.
To be eligible, you must not have owned and occupied (for more than six months) a home in Australia after 1 July 2000, and you cannot have owned a property before this time.
When you get the FHOG, you need to live in the property for a continuous six months within 12 months of the data that the certificate of occupancy is issued.
Victoria
Only new properties get first time buyers a grant in Victoria, as of 1 July 2013. A payment of $10,000 is available.
It is only available for properties that do not exceed $750,000 in value, apartment from properties on primary production land.
You must live in the property for 12 months continuously, within 12 months of settlement.
The reduction in duty is becoming increasingly attractive - initially, 20% was reduced on 1 July 2011, followed by 10% on 1 January 2013, 10% on 1 July 2013 and an upcoming 10% on 1 September 2014.
Western Australia
A grant is available for first time buyers of $10,000 for those purchasing or building a new home. This has been available since September 2013. Those looking to buy established may be able to net a $3,000 grant.
Eligible properties are to a limit of $750,000 , or $1,000,000 if located north of the 26th parallel. This cap was introduced in early-2010.
To be eligible, you must not have owned and occupied a home in Australia after 1 July 2000, and you cannot have owned a property and lived in it prior to 1 July 2004.
You must live in the property for a continuous six months within 12 months of completion.
An extra benefit for West Australian first timers is the Home Buyers Assistance Account, which can provide $2,000 in help. Essentially there for 'extra' fees around buying, such as solicitor fees and valuation fees, you must be buying a property for $400,000 or less. It must be an established or partially-built home.
You must live in the home for the first 12 months, purchase through a licensed real estate agent, have not owned property in Australia before and must have the loan financed through a lending institution. This $2,000 comes from interest paid on real estate agents' trust accounts.
First home owners also receive a discounted stamp duty rate. For properties with an established home, no duty is payable up to $500,000. After this bracket, $22.51 per $100 is payable. For vacant land, no duty is payable up to $300,000, and after this $13.01 per subsequent $100 is payable. For vacant land, you will need to pay this upfront and then retrieve a refund on receipt of the FHOG - once you have completed the build.
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The national guide to first home buyer grants

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The NBN Co has issued a statement saying small businesses in 15 localities across Australia will have copper phone services, ADSL and Telstra cable switched off on May 23.
The suburbs and towns affected are <a href="/news">Armidale</a>, <a href="/news">Minnamurra</a> and <a href="/news">Kiama Downs</a> in New South Wales; <a href="/news">South Morang</a> and <a href="/news">Brunswick</a> in Victoria; <a href="/news">Townsville</a>, <a href="/news">Aitkenvale</a> and <a href="/news">Mundingburra</a> in Queensland; <a href="/news">Deloraine</a>, <a href="/news">George Town</a>, <a href="/news">Kingston Beach</a>, <a href="/news">Sorell</a>, <a href="/news">St Helens</a> and <a href="/news">Triabunna</a> in Tasmania.
The NBN Co also warns other towns and suburbs are scheduled to have fixed-line services switched off over the coming months.
These include <a href="/news">Toowoomba</a> (August) and <a href="/news">Aspley</a> (September) in Queensland; <a href="/news">Coffs Harbour</a> (July) and <a href="/news">Gosford</a> (October) in New South Wales; <a href="/news">Bacchus Marsh</a> (October) in Victoria); <a href="/news">Gungahlin</a> (July) in the ACT; <a href="/news">South Hobart</a> (September), <a href="/news">Midway Point</a>, <a href="/news">Scottsdale</a> and <a href="/news">Smithton</a> (October) in Tasmania.
NBN Co notes transitions to the national broadband network aren’t automatic, and has posted maps of the <a href="https://www.nbnco.com.au/about-us/media/news/tasmanias-final-copper-countdown">affected areas on its official website</a>, where business owners are urged contact their internet service provider to discuss their options.
Businesses using an EFTPOS terminal, fax or alarm system are asked to contact the provider of that service (for example, their security company for an alarm) in order to find out which NBN services support their device.
This article first appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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NBN switching off copper phone and ADSL services in 15 communities on 23 May

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Australia sits firmly in the property overvalued basket, according to the latest Knight Frank international residential property report.
Not as overpriced as Norway and Canada.
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<a href="https://my.knightfrank.com/research-reports/global-opportunites-report.aspx" target="_blank">The Knight Frank Global Opportunities report</a> compared mainstream housing markets across 27 countries, assessing how prices are performing in relation to rents and incomes.
Australian homes ranked fifth among the world's most ''overvalued'' housing markets.
Knight Frank suggest a property market was correctly valued when local incomes are enough to buy or rent an average property.
The axis at 0 represents a position where a market is valued in line with its long-term average. 
A column above the line shows there is an imbalance with house prices surging ahead of rents or incomes.
A column close to the line suggests the market is balanced, and displaying a sustainable level of growth.
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A column below the line signals the market is undervalued with rental and/or income growth outpacing house prices.
At present, 15 of the 27 countries Knight Frank tracked are above their long-term average both in terms of price-to-rent as well as price-to-income ratios, the Knight Frank international residential researcher Kate Everett-Allen said.
"Interestingly, if the same exercise had been carried out at the height of the financial crisis in 2008 more than 20 countries would have been in this bracket," she noted.
Those markets in which prices and rents look to be balanced include the United States, Italy, Austria, Iceland and Luxembourg.
Countries such as Greece, Spain, and Portugal where prices are still falling are likely to end up on the right of the chart as the gaps between the respective indicators narrow.
Germany and Japan, having missed out on the double-digit price growth observed in many developed economies in the early 2000’s remain firmly in the ‘undervalued’ camp.
Belgium, Norway and Canada, where prices are still rising, represent those countries most at risk of a price correction, particularly if mortgage rates increase or incomes start 
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"With the global economy displaying green shoots, buyers – both in mainstream housing markets and second home hotspots – are looking closely at which markets offer real value," the Knight Frank international residential researcher Kate Everett-Allen said.
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“The upturn in the global economy, albeit gradual, has meant for some home ownership, or even the acquisition of a second home, is back on the agenda again for the first time since 2008.”
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Already in 2014 there has been a steady stream of positive indicators for global housing markets, she noted.
Lending criteria is being relaxed, interest rates in Europe, the US and the UK look set to remain at historical lows at least until 2015, employment is picking up and buyer confidence is strengthening.
"This upturn in the global economy, albeit gradual, has meant for some home ownership, or even the acquisition of a second home, is back on the agenda again for the first time since 2008 across Europe and the Caribbean. 
"From currency fluctuations to purchase costs, from tax hikes to oversupplied markets; we look at the potential risks (upside and downside) that deserve close consideration," she added. 
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Australian residential housing overpriced: Knight Frank

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National auction market stable despite a strong rise in the number of properties taken to auction.
A preliminary auction clearance rate of 65.4% was recorded this week across capital cities compared to 65.0% last week and 67.3% this time last year.
The auction clearance rate has maintained a stable performance despite a 42% rise in the number of properties taken to auction this week and concerns the federal budget may have a negative impact on buyer demand.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/05/20140518-Capital-city.jpg" target="_blank"><img class="aligncenter size-large wp-image-3246" src="https://blog.rpdata.com/wp-content/uploads/2014/05/20140518-Capital-city-580x429.jpg" alt="Capital City auction results: 19 May 2014" width="580" height="429"></a>
In the Sydney market a weaker preliminary clearance rate of 70.9% was recorded compared to 73.3% last week highlighting improving conditions for buyers.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/05/20140518-Sydney.jpg" target="_blank"><img class="aligncenter size-large wp-image-3242" src="https://blog.rpdata.com/wp-content/uploads/2014/05/20140518-Sydney-580x382.jpg" alt="Sydney auction results: 19 May 2014" width="580" height="382"></a>
In Melbourne a preliminary clearance rate of 64.5% was recorded compared to 61.9% last week. Auction numbers rose steeply this week and it is significant that the clearance rate didn’t drop below the lows of the last fortnight.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/05/20140518-Melbourne.jpg" target="_blank"><img class="aligncenter size-large wp-image-3243" src="https://blog.rpdata.com/wp-content/uploads/2014/05/20140518-Melbourne-580x377.jpg" alt="Melbourne auction results: 19 May 2014" width="580" height="377"></a>
In Brisbane a preliminary clearance rate of 49.5% was recorded compared to 46.7% last week. Adelaide recorded a clearance rate of 65.5% compared to 62.3% last week. In Canberra a clearance rate of 52.6% was recorded and in Perth there were eight auction sales from 17 results. In Tasmania there was two sales from five results.
<a href="https://blog.rpdata.com/wp-content/uploads/2014/05/20140518-Brisbane.jpg" target="_blank"><img class="aligncenter size-large wp-image-3245" src="https://blog.rpdata.com/wp-content/uploads/2014/05/20140518-Brisbane-580x377.jpg" alt="Brisbane auction results: 19 May 2014Brisbane" width="580" height="377"></a>
 
<a href="https://blog.rpdata.com/wp-content/uploads/2014/05/20140518-Adelaide.jpg" rel="wp-prettyPhoto[g3240]"><img class="aligncenter size-large wp-image-3247" src="https://blog.rpdata.com/wp-content/uploads/2014/05/20140518-Adelaide-580x385.jpg" alt="Adelaide auction results: 19 May 2014" width="580" height="385"></a>
 
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