Following the proposal by the Minns Labor Government to rezone Parramatta Road to create up to 8,000 new homes, prominent developer Ceerose has gone to the NSW Gov to increase the density of its new mixed-use residential building in Leichhardt.

<a href="https://www.apartments.com.au/builders/ceerose">Ceerose</a>, founded by Edward Doueihi nearly three decades ago, has filed plans for 154 apartments above ground-floor retail at 307-315 Parramatta Road, a key corner site near Norton Street, the main high street strip in Leichhardt.

It's an upsize from the previously approved scheme of 63 apartments across a seven-storey building.

<img alt="Ceerose" data-entity-type="file" data-entity-uuid="ba1ae75b-5f08-43fb-b8d5-3de6d9f6ef71" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-04%20at%2010.31.39%E2%80%AFAM.png?VersionId=yA3hBBLPH4ev7MsAE0_hieXeqiFqBUb7" />

The project is being advanced through the State Significant Development (SSD) pathway, with concurrent rezoning sought to facilitate the proposal. The 10-storey development would rise over a four-level basement and deliver two retail tenancies, one a larger-format offering and the other a smaller “hole in the wall” space, addressing the Parramatta Road frontage. 21 of the apartments are dedicated as affordable housing.

According to the Urban Design Report by Architecture AND, the scheme includes a podium and tower configuration, with a fine-grain, two-storey parapet street wall that references the traditional shopfront rhythm along the corridor. “An elegant tower form is proposed, combined with a characterful two storey frontage... articulating it as two related buildings, providing consistency with the rhythm and grain of Parramatta Road,” the report notes.

The residential component is split across two slender towers set back from the street edge, a design move aimed at preserving solar access and reducing perceived bulk. This massing strategy also seeks to improve residential amenity by focusing scale toward the quieter northern interface, away from Parramatta Road’s noise and pollution.

<img alt="Ceerose" data-entity-type="file" data-entity-uuid="347f2f8f-5d36-4388-b40a-2e77380b9c19" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-04%20at%2010.31.02%E2%80%AFAM.png?VersionId=xvyUE2ujT1lzivXTo.mHBJFF4SmfgLtz" />

Architecture AND has worked with Ceerose on previous Inner West projects, and cites a deep familiarity with the local character. Their design draws heavily on context, heritage, and sunlight access considerations, and engages with the Inner West Council’s “Our Fairer Future” strategic planning framework.

The site spans 2,712 sqm and is located near key intersections with Catherine Street, Hay Street, and Redmond Street. It adjoins a public carpark to the north and is within walking distance of Stanmore and Petersham stations. It is also flagged in state and local planning strategies, including the Parramatta Road Corridor Urban Transformation Strategy, as a suitable candidate for increased density.

Ceerose recently completed The Alex Collective on McEvoy Street in Alexandria, Abbie's Lane in Annandale, and the award-winning Munro House in Elizabeth Bay.

The Parramatta Road corridor is coming to life with the proposed rezoning which is serviced by a significant number of bus, light rail and train routes.

Deicorp is progressing with its $1.8 billion <a href="https://www.apartments.com.au/new-apartments/kings-bay-village-five-dock-53-75-queens-road-five-dock-nsw-2046">Kings Bay Village</a> precinct on Parramatta Road in Five Dock, as is <a href="https://www.apartments.com.au/news/nsw/toga-to-push-on-with-five-dock-mixed-use-masterplan">TOGA further down the street</a>. Those two projects alone will bring nearly 2,000 new homes to Parramatta Road.

Joel Robinson

First look: Ceerose plots mixed-use Leichhardt development on Parramatta Road

North Sydney's landmark 'SBS Building' on Alfred Street is set to be demolished to make way for a new mixed-use residential tower in the booming North Sydney.

Commercial property group FiveX is behind the plans for a <a href="https://www.apartments.com.au/new-apartments/275-alfred-street-north-north-sydney-nsw-2060">39-storey tower</a>, the latest project to advance under the NSW Government’s Housing Delivery Authority pathway.

They are proposing 184 apartments above retail spaces, which will replace the existing 20-storey commercial building. FiveX was set up more than five decades ago by Joshua and Marko Berger. It is currently led by Joshua's son Lesli.&nbsp;

<img alt="First look: Fivex plans 39-storey residential tower at 275 Alfred Street, North Sydney" data-entity-type="file" data-entity-uuid="2efa0980-53fa-4cca-9f9e-9c3c845d4746" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29%20%281%29_0.png?VersionId=y_YyPMq3NQLfYRs84pP4os9UgWiMLp75" />

According to the Architectural Design Report by <a href="https://www.apartments.com.au/architects/fjc-studio">FJC Studio</a>, the slender tower form has been deliberately designed to respect the site's transitional setting at the southern gateway to the North Sydney CBD, where high-rise towers give way to lower-scale residential precincts.

"The slender tower form and articulated podium establish a respectful relationship with nearby heritage and low rise buildings, including the Whaling Road Heritage Conservation Area,” the architecture firm noted, adding that the tower “completes a missing link in the urban fabric” while enhancing the Alfred Street streetscape.

The proposed building will include a mix of one-, two- and three-bedroom apartments, with 15 percent of the gross residential floor area allocated as affordable housing. There is an agreement already in place that those apartments will be managed by Evolve Housing.

The project aligns with broader state housing objectives, including the National Housing Accord target of delivering 1.2 million new homes by 2029. The Scoping Report filed with the State Significant Development Application (SSDA) suggests the site "presents no impediments to rapid delivery,” with construction able to commence within 12 months of receiving consent.

North Sydney has been one of the most popular suburbs in Sydney for new and off the plan apartment development, but hasn't had the supply to keep up with demand, until recently.

AURA by Aqualand was, for a long time, the only off the plan apartment building on the market. That completed last year, and has sold the majority of its 386 luxury apartments. Recently ALAND launched <a href="https://www.apartments.com.au/new-apartments/the-walden-173-179-walker-street-north-sydney-nsw-2060">The Walden</a> on the same street, selling over $100 million within just a few hours of its launch, while developer CASA also launched&nbsp;<a href="https://www.apartments.com.au/new-apartments/the-mclaren-north-sydney-45-mclaren-street-north-sydney-nsw-2060">The McLaren</a>&nbsp;in the same precinct.

First look: Fivex plans 39-storey residential tower in booming North Sydney

Kokoda Property Group has announced the Sydney-based Versatile Construction as the builder for its landmark $1.5 billion <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a> precinct.

Construction of the 17,612 sqm site is scheduled to commence in December 2025 and is expected to be delivered in stages from 2028. Once complete, <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a> will comprise 212 residences across four architecturally distinct buildings, alongside Brisbane’s first Kimpton Hotel, extensive retail, hospitality, and wellness amenities.

[smartcode_project:default project_id=139896 project_image_fid=295098]

Kokoda Property Group Founder and Managing Director, Mark Stevens, said appointing Versatile Construction marks a significant milestone for <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a>.

“Partnering with Versatile Construction gives us confidence in delivering a precinct that sets a new benchmark for luxury living, curated experiences and vibrant riverfront activation," Stevens said.

"Together, we will bring the vision for <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a> to life, creating a destination that residents and visitors will enjoy for generations."

Throughout the construction phase, more than 2,000 jobs will be created, supporting hundreds of local contractors and suppliers.

[smartcode_project:default project_id=139896 project_image_fid=352274]

Marco Fahd, Chairman &amp; CEO at Versatile Group, said the company is looking forward to&nbsp;expanding their footprint in the state, taking on their inaugural project in Brisbane.

"We are proud of the unwavering commitment our team of experts have to quality and certainty in delivery and are excited to work with Kokoda to bring their vision for this unique project to life," Fahd says.

Sales reached $285 million on the launch of <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a>, with sales momentum continuing to "exceed all expectations."

Stevens says the overwhelming response from buyers validated the group’s vision for <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a>.

“The demand for a luxury product in this enclave has been extraordinary, we’ve never seen anything like it before. It reinforces everything we’re doing around quality, design, and creating genuine lifestyle precincts. Buyers are recognising the enduring value of Brisbane’s riverfront and are responding to the opportunity to live within a world-class destination that celebrates both place and lifestyle.”

[smartcode_project_cta:default project_id=139896]

Kokoda appoints builder for $1.5 billion Teneriffe Banks waterfront precinct

Castle Hill’s booming development market is set for another boost, with builder-developer Buildex proposing a new mid-rise apartment building near Castle Towers.

Buildex has submitted plans to The Hills Shire Council for a <a href="https://www.apartments.com.au/new-apartments/197-old-northern-road-castle-hill-nsw-2154">nine-storey building comprising 57 apartments</a> on Old Northern Road. The company acquired two adjoining sites earlier this year, totalling more than 2,683 sqm.

Texco Design has prepared the scheme, which includes five one-bed plus study apartments, 37 two-bedrooms, and 15 three-bedrooms.

Castle Hill has become a hotspot for developers in recent years, undergoing significant transformation driven by the opening of the Hills Showground Precinct to development and the introduction of two metro stations servicing the suburb.

Developers including Deicorp and Kassis Homes have already completed projects, and are progressing future developments, while Meriton, Arada, and Ellipse are currently delivering new projects in the rapidly evolving area.

Staff Writer

First look: Buildex plans 57 apartments near Castle Towers

Gold Coast developer&nbsp;<a href="https://www.apartments.com.au/developers/immerse-projects">Immerse Projects</a>&nbsp;has unveiled what it intends to deliver at its recently acquired Toowong site, its debut apartment development in Brisbane.

Immerse, founded by John Kearney who is also the founder of regarded construction company Greyburn, secured the prime Sylvan Road site <a href="https://www.apartments.com.au/news/qld/first-look-immerse-projects-moves-into-brisbane-apartment-market-with-toowong-site-acquisition">earlier this year</a>, in an area which has historical significance to Kearney who&nbsp;studied at the nearby University of Queensland.

"It feels like a full circle moment," Kearney told&nbsp;<a href="https://www.apartments.com.au/" target="">Apartments.com.au</a>.&nbsp;

“I spent many nights at the Regatta Hotel just down the road, as have most people in&nbsp;<a href="https://www.apartments.com.au/developments/brisbane-qld" target="">Brisbane</a>. It’s one of the city’s most well-known hotels, and with several cafes, restaurants, and a CityCat stop nearby, it’s become an even more attractive place to live.”

He is planning a <a href="https://www.apartments.com.au/new-apartments/22-24-sylvan-road-toowong-qld-4066">15-storey project with 88 apartments</a> above an activated ground plane with a shop and hospitality spaces.

<img alt="Toowong podium" data-entity-type="file" data-entity-uuid="c350436b-9d64-46cc-ab6f-defc009e1b65" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/podium_0.png?VersionId=zt7A0_14M62TkZ61YHnGmEck9KM9HqDA" />

The architecture, led by <a href="https://www.apartments.com.au/interior-designers/bda-architecture">BDA Architecture</a>, presents a tower massing that responds to the area's evolving mid-rise context. The scheme incorporates podium and rooftop communal spaces, while the commercial elements aim to activate the Sylvan Road frontage and enhance the site's interface with the adjacent parkland.&nbsp;

Landscaping plans by Ivy May Landscape Architects include subtropical planting and deep soil zones to support stormwater management and visual integration.

Supporting documentation from Mewing Planning Consultants notes that "the proposed development will deliver a mixed-use outcome that enhances the vibrancy of the Sylvan Road corridor" and highlights its proximity to high-frequency public transport and community facilities.

<img alt="First look: Immerse Projects moves into Brisbane apartment market with Toowong site acquisition" 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/22-24%20Sylvan%20%20Rd%20Toowong_Markups.jpg?VersionId=u4_IGzpYLPFfAZSsgCZynov3bm7umwJ." />

&nbsp;

There's been little new apartment development in Toowong in recent years. The most notable is Consolidated Properties two-tower Monarch Residences, which is approaching completion with nearly all of its 224 residences sold.

Kearney describes&nbsp;<a href="https://www.apartments.com.au/developments/toowong-qld-4066" target="">Toowong</a>&nbsp;as a suburb with real depth.

"The suburb attracts everyone, from students to retirees, and that's what makes it interesting."

First look: Immerse Projects reveals debut Brisbane apartment development in Toowong

Property Advice

EXPERT INSIGHT

With the stamp duty waiver for purchases of Victorian residential property set to end on 30 June, the next fortnight may prove fruitful for investors considering their next purchase.

The Australian property market is continuing to grow at an unprecedented rate, with the latest data from CoreLogic showing national home values rising another 2.2% in May.

However, not every suburb in every city across the country will experience growth.

The question then, particularly for those looking to grow their property portfolios, is when do I buy, and where?

[smartcode_project:default project_id=600 project_image_fid=13472]

<h2>When do I buy?</h2>

Last November, the State Revenue Office Victoria initiated a land transfer duty waiver for purchases of Victorian residential property with a dutiable value of up to $1 million, and on 30 June, this incentive will end.

The waiver reduces stamp duty by as much as 50% for new residential properties - 25% for existing residential properties and vacant residential land. In other words, property investors stand to save up to $15,000 - and this is after other eligible benefits, such as the principal place of residence, and pensioner concessions, have been applied.

With some easing in the impact of government incentives, and Victoria being the only state with any such concessions available to investors, for Australians looking to diversify their property portfolios at a discount, the time to buy is now.

[smartcode_project:default project_id=5490 project_image_fid=78490]

<h2>Where do I buy?</h2>

Savvy investors purchase properties in locations where developers are out of sync with market demand.

In the face of significant and unpredictable lockdown measures, common sense might dictate that now is not the time to invest in Melbourne. After all, it fell six places in the 2021 Economist Intelligence Unit&rsquo;s Global Liveability Index, and according to a report by the Centre for Population, published in December, interstate migration out of Victoria is expected to grow as residents seek greater stability.

However, a strong investment is one built on strong data, and this data does not paint a complete picture.

There are select suburbs, even streets, in Melbourne where growth could be substantially greater than others.

Among these regions is Geelong. Unlike most other regional cities, Geelong is relatively close to a major capital city, being only a 90-minute drive to the Melbourne CBD.

[smartcode_project:default project_id=5559 project_image_fid=88241]

The planned Geelong Fast Rail will not only boost Geelong&rsquo;s transport infrastructure, but shorten the travel time into Melbourne, encouraging even greater numbers of city workers to take up residence in the region.&nbsp;In fact, the City of Greater Geelong is one of the fastest growing regions in Australia, with its population of 250,000 expected to swell to 350,000 by 2041.

Its unemployment rate (4.3%) is well below the national average (6.7%), and in the last five years alone, median house prices have risen over 46%.

Scott Kuru and Lianna Pan are&nbsp;Co-Founders of Freedom Property Investors

With the stamp duty waiver for purchases of Victorian residential property set to end on 30 June, the next fortnight may prove fruitful for investors

Melbourne real estate is ripe for investment: Freedom Property Investors

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Let’s look at the facts and decide where first of all we need to separate the investment property markets and the first home buyer markets from the family residence markets.
We also need to look at the current NSW Government mandate where they intend to merge councils to ensure that NSW keeps developing and driving residential construction to record levels never seen before. Premier Mike Baird is a smart man as he knows that the investor market has never been larger given the record stamp duty and land tax receipts. These are the new ‘rivers of gold’ that will in part fund this massive infrastructure spend.
According to Stockland chief executive ‘the Australian property sector is in the second quarter of what is often a seven – to – eight year housing cycle’. Now I have no problems with that and I agree given we all know what the intentions are of the NSW State government….it’s build – build – build to then generate tax – tax – tax.
We also now find ourselves in unchartered waters given we have never encountered a record low cash rate which could even go lower – another driver of the real estate market. Historically there have been two drivers to mortgage delinquency – increasing cash rates and unemployment. On that basis we can remove an increasing cash rate in the short term or quite possibly long term, although some are now warning property developers that they should be factoring in a price crunch.
Well that can’t happen given the property developers are concentrating on investors and the booming overseas market where 100 per cent of all ‘new’ developments can be sold to non – Australian residents.
Now the biggest conflict is Australia’s housing policy or better still our elected politicians who have no idea what they are talking about when they implement new policies – Federal treasurer Joe Hockey is the prime example.
Earlier this week he declared ‘that the crackdown on foreign investors illegally buying property in Australia could force down house prices.” Well for that to happen there would need to be thousands and thousands of properties flooding the market. Is he aware of something that we need to know?
This week Treasurer Joe Hockey announced new laws regulating property purchases by foreign investors and this clanger got my blood boiling. Mr Hockey said “foreign investment rules had not been significantly revised since their introduction 40 years ago.” Under the draft laws, penalties would be increased from $90,000 to $135,000 for serious breaches of residential real estate rules. Real estate agents, migration agents, lawyers and conveyancers who knowingly assist a foreign investor in breaching the rules will now be subject to both civil and criminal penalties.
Well Mr. Treasurer, all you need to do is enforce that all property buyers produce a tax file number and then you build your national Property Register and the Australian Taxation Office can record all transactions.
Now back to the “foreign investment rules had not significantly been revised since their introduction 40 years ago”. Back on 18 December 2008, the Australian Federal Government (for reasons only known to themselves) announced policy and administrative changes for foreign investors acquiring Australian real estate where they very kindly made it much easier from 2009 for foreign investors to acquire Australian real estate. This was a major announcement so I assume our esteemed treasurer completely overlooked this announcement when he went back over the past 40 years.
The existing requirement which allowed only 50 per cent of new dwellings to be sold to foreign persons in an ‘off – the – plan’ situation was changed to 100 per cent – on the proviso that developers market locally as well as overseas. Today we have overseas developers selling new developments exclusively overseas and they are not offered to Australian investors. Also a ‘new dwelling’ was defined as never previously occupied or sold. This now includes dwellings that were not sold by the developer but were rented out for no more than twelve months. I bet that has never been policed or followed up by the Foreign Investment Review Board (FIRB)?
They also implemented student visa holder residents in Australia are no longer subject to a $300,000 limit on the value of an established dwelling purchased as their principal place of residence. So students through their parents can buy waterfronts and the like? Temporary residents will not be required to notify FIRB of proposed acquisitions of an established dwelling for their own residence, any new dwellings and single blocks of residential land. Foreign – owned companies can now purchase established dwellings for the use of their Australian – based staff provided they sell or rent them if they are expected to remain vacant for more than six months.
And on and on it goes …….
So by now I am hoping that you are identifying the conflicting evidence that is coming out of Canberra. Why has the allowed foreign investor allocation for new dwellings been allowed to remain at 100 per cent where for 34 years it was set at 50 per cent?
<a href="/expert-insights/why-todays-chinese-property-investment-is-just-the-beginning-andrew-taylor">Why today’s Chinese property investment is just the beginning.</a> The questions that need to be asked is just why did Kevin Rudd and Wayne Swan make such significant changes to best suit foreign buyers? Why has the ratio been left at 100 per cent given the strength of the Australian property market? A strong argument that if you want to keep this at 100 per cent then remove both Sydney and Melbourne CBD’s from the overseas shopping trolley.
This week we learned that Nine Entertainment has sold its Sydney headquarters to Hong Kong based developer Euro Properties for $147.5 million. The selling agent CBRE’s Matthew Ramsay said 17 bids had been received from local and international investors and developers. Mr Ramsay said “that foreign investment in the Australian property market was at an all – time high, bolstered by a lower Australian dollar.” I’d say the lower dollar helps and the real reason is that the overseas developers can (thanks to the Australian Government) sell the entire development off – shore to investors.
Oh and I wouldn’t hold your breath if you were thinking of buying one of the 400 or so apartments when the Nine Entertainment development is offered for sale.
<h5>MOSMAN – 2088</h5>
• Number of houses on the market this time last year – 66
• Number of houses on the market last week – 47
• Number of houses on the market this week – 53
• Number of apartments on the market this time last year – 48
• Number of apartments on the market last week – 40
• Number of apartments on the market this week – 41
<h5>CREMORNE – 2090</h5>
• Number of houses on the market this time last year – 8
• Number of houses on the market last week – 2
• Number of houses on the market this week – 2
• Number of apartments on the market this time last year – 13
• Number of apartments on the market last week – 18
• Number of apartments on the market this week – 15
<h5>NEUTRAL BAY – 2089</h5>
• Number of houses on the market this time last year – 4
• Number of houses on the market last week – 2
•Number of houses on the market this week – 4
• Number of apartments on the market this time last year– 31
• Number of apartments on the market last week – 25
• Number of apartments on the market this week – 25
 
ROBERT SIMEON is a director of <a href="https://www.rwm.com.au/" target="_blank" title="RWM" rel="nofollow">Richardson Wrench Mosman and Neutral Bay</a> and has been selling residential real estate in Sydney since 1985.  He has also been writing real estate blog <a href="https://www.rwm.com.au/news/" target="_blank" title="Virtual Realty News" rel="nofollow">Virtual Realty News</a> since 2000. 
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robertsimeon-hRNTwJyXkQ

Why is property full of conflicting evidence? Robert Simeon

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A Brisbane man accused of overseeing a $12 million investment was remanded in custody on Saturday after being extradited from New Zealand, to reappear for mention on April 1.
Anthony David Gray, 54, was charged with 25 counts of fraud, relating to a property investment scheme run by his Gold Coast-based business.
Synergy Gray Professional Services ran from 2007 to 2017 with investors allegedly told they would receive a high rate of interest for funding short-term bridging loans to property developers in New Zealand, Singapore and Hong Kong.
Two of the 25 were allegedly defrauded of more than $2 million each.
"These investments did not exist, and the funds invested were diverted and used for the personal use of the alleged offenders," he said.
Gray allegedly told investors he was a solicitor and registered financial advisor, but he was unlicensed and his practising certificate with the Queensland Law Society had lapsed.
The scheme was based on short-term bridging loans, which Gray allegedly claimed was secured by real estate with capital and interests guaranteed, the summary of facts said.
Mr Gray's 72-year-old female business partner from Hamilton faced court in Brisbane on February 25 charged with nine counts of fraud.
Detective Senior Sergeant Paskin said the Financial and Cyber Crime Group were now investigating another six complaints, and further charges could be laid, Nine Entertainment reported.
None of the money has been recovered.
The alleged victims were either known to the offenders, or referred to the offenders by persons who knew them, Detective Senior Sergeant Paskin said.
They would see some alleged return on their investment via an allegedly fraudulent statement.
The victims came from across Australia as well as the US, UK and Europe.
Gray left Australia in February 2017 to flee creditors.
Appearing in Tauranga District Court, Gray did not oppose extradition to Australia to face the charges involving an alleged Ponzi-type investment scheme.
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j.ballantyne1990-6AQqhLzZaK

Synergy Gray Professional Services boss Anthony Gray extradited to Queensland

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In property conveyancing, dates are essential terms in the contract.
Buyers and sellers regularly negotiate property settlement dates that work for them both.
And with just 80 days to Christmas, it is timely to consider how best to work around the calendar to secure a smooth sale.
Finding a private treaty buyer is taking around 40 days in Sydney, according to CoreLogic.
Then settlement typically takes place six weeks after contracts are exchanged, but this can be a point of discussion before the signature on the contract.
Whether it’s a sale by private treaty or by auction, once a contract has been signed, the settlement date is fixed.
A home purchase doesn't finish with signing the sales contract. In fact, the signing is the beginning of the most important process.
Of course, just because there's a date within the signed contract, doesn’t mean that the date isn't movable. But there could be consequences.
There are often issues that arise before actually taking possession of the property.
Around one in five property settlements in Australia is delayed by a median period of seven days, according to Property Exchange Australia (PEXA).
This delay has financial and emotional repercussions.
And the postponed settlements often create a knock on effect resulting in additional property settlement delays.
The proximity to Christmas, New Year and the school holidays heightens stress, so it warrants the earliest consideration of delayed settlement terms.
The seller and buyer need to agree to push back the move date before signing the contract.
I think it is actually a selling point to be flexible on settlements, possibly pushing the settlement well into 2019 as its offers the pre-Christmas buyer plenty of time to find the buyer of their home too.
Ofcourse, some buyers might have already sold and be keen for a quick settlement.
Either way, vendors need to be receptive to enhancing their sale prospects.
There will likely be some attendant issues, such as insurance, bank approvals, bridging finance and maybe deposit release.
Communication and common sense are needed in the formal and informal interactions between the buyer and seller, along with their estate agents, lenders and conveyancers.
I'm told Australia's most expensive house, Fairwater, which sold last month to tech entrepreneur Mike and Annie Cannon-Brookes ending the Fairfax family's 100 year plus hold on the exclusive beachfront, was done with delayed settlement terms.
They agreed on six month settlement terms.
Finding finance won't be an issue for the Atlassian billionaire, but vendors do need to be aware of looming problems if their buyer struggles to find purchasing funds in these straighten lending times.
On the formal front, in the event that a NSW purchaser is not in a position to settle on the settlement date, generally the vendor can charge penalty interest for each day that settlement is delayed and also issue a notice to complete, which gives the purchaser an additional 14 days to settle, thereby making time essential.
In the event that the purchaser is not able to settle by that date, the vendor may be able to terminate the contract and keep the purchaser’s deposit.
Changing minds isn't the go.
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jchancellor-FAypfDUnLy

Delayed settlement can boost the chances of finding the right buyer 

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<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/4/26/spring%20700x425.jpg" alt="">
Traditionally Spring is the most popular time to list your home.
The sun is back out after Winter with Spring and then summer is on the horizon.
In this eBook you will find advice on how to pick a real estate agent to sell your home.
There are now dozens of local agents in every suburb, whose knowledge of the local area is essential when selling your property.
We hope you enjoy the eBook and the advice the Property Observer team can give you in future when buying or selling property.
{rsform 96}
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jrobinson-rf4aSBido9

Free eBook: How to find the best agent to sell your home this Spring

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The bears are out! Not literally, but in terms of investing in property, shares and bonds, according to a gloomy scenario projected by some experts. 
Recently, Deloitte economist Chris Richardson said that property may become the worst investment in the next few decades because of the oversupply of apartments. 
This comes close on the heels of the RBA’s warning that inner city apartment prices could fall due to an oversupply and news that leading super fund managers are pulling out of shares. 
But Peter Switzer says the paranoia might be overstated and experts can get it wrong sometimes. Smart investing is the key, he says in his Switzer blog. 
So what are the fund managers doing by increasing their cash holdings? Are they investing in bonds?
The bond market is “said to be on death row, with a possible bond market implosion talked about”, wrote Switzer.
Deloitte’s Richardson’s words carry a lot of weight because of the oversupply problem and the end of low interest rates, which have driven property prices sky-high, are a recipe for a fall in prices. 
In such a case, it makes sense to be wary of paying top dollar for apartments now, however, there could be great buying in a year’s time, commented Switzer.
“Apartment prices can fall in Melbourne, Brisbane and Sydney, and in that order, from biggest to smallest drops," he wrote.
"However, if you bought your apartment five years ago, you could be well in the money, even with a decent fall.
“Right now in Melbourne, Docklands apartments are seeing prices slump but in East Melbourne, they’re still charging like wild bulls.
“People forget that NSW’s property prices were flat for 10 years before the boom of the last three-four years."
He prefers areas like Paddington (Paddo) in Sydney and Albert Park in Melbourne, which, according to him, have limited supply and the chance of a profit from property is good even if the market heads south. Quality areas hold their value because supply is limited and demand is always there, though it too ebbs and flows.
“If you bought this weekend, you might feel like you’ve bought badly for say five years but in 10 years you will prove Chris wrong.
"It depends on where you buy, what you buy, when you buy and all the other smart things to know when investing in anything.”
On shares, fund managers might be dumping BHP shares they bought for $15 earlier this year and which are $22.64 now. That’s still a 50% profit, so it makes good sense to take profits, says Switzer. 
“I bet they’re not selling their CBA shares they bought in 2008 for $28 because the yield is 15% plus franking!
“Timing can determine your ability to make money but you can also make money by buying great assets and holding them.
“We bought a place in Paddo for $54,000 in 1979 and sold it around 1996 for close to $800,000 with a few renovations thrown in. That was a great investment and I bet we lost some of our gain in the 1990-91 recession but we weren’t sellers then, so it didn’t matter.
“When we sold that property we were debt free.”
The surge in property markets means there will be pullbacks and some flatter price periods, while for shares, the pullback could be shorter. Also, fund managers who are taking profits because of global issues such as the US elections, OPEC, an Italian referendum and a possible US interest rate rise in December, may be back soon.
“Smarties make great money by being contrarian and that’s why Warren Buffett recommends you be fearful when others are greedy and vice versa but that takes guts and as the old saying goes — no guts no glory,” said Switzer.
“However, it doesn’t have to be all risky stuff. You can buy great assets and simply hold them and if they pay a nice income — rent, interest or dividends — along the way, you can make money. Don't let the experts and media headlines stop you from making money.”
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Don't let experts' bear fear stop you from making money: Peter Switzer

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Property, just like any other investment class, generally follows a cycle where prices rise and fall followed by a recovery. By nature, property is a long-term investment, so tracking these cycles can pay dividends in the long run. 
An often heard property investment mantra is that Australian property values double every decade, especially across the capital cities. But is this really the case?
CoreLogic's senior researcher Cameron Kusher put this theory to the test in a blog earlier this year, analysing home values in the 10 years to 2016 and the 10 years preceding that.  
“Over the 10 years to January 2016, home values across the combined capital cities have increased by a total 72%,” wrote Kusher, which is well short of the doubling theory. Melbourne was the only capital city housing market in which home values doubled over the past decade.  
<img src="/images/2016/09/27/Propertycycle3.png" alt="">
<img src="/images/2016/09/26/CoreLogicCapitalcity1.png" alt="">
In contrast, between January 1996 and January 2006 combined capital city home values rose by 151.7%, more than double the latest figures.
The data is a good example of the property growth cycle, and that despite common belief, growth is not guaranteed or consistent and is tied to economic factors.
<img src="/images/2016/09/27/Screen%20Shot%202016-09-27%20at%203.32.02%20PM.png" alt="" width="548" height="275">
Property cycle at a micro level
LJ Hooker’s national research manager Mathew Tiller says that to get a clear idea of how a market is performing, you need to approach it at a micro level.
"From a national perspective, you could say the real estate market has continual growth," Tiller says. "But, if you look at each individual state and market, than you can see that property fluctuates quite significantly, at different times as well."
The fact is borne out with a comparison between Western Australia and New South Wales. 
Between 2004 and 2008, the mining and resources boom fuelled a rapid growth in WA’s population, around 250,000. More jobs and a low unemployment rate also translated to a rise in property prices. The increase in demand resulted in fierce competition, which pushed the median house price up 93% during this period, according to research by LJ Hooker.
Meanwhile, the NSW property market was experiencing a contraction due to a relatively high unemployment rate, flat population growth and an increase in listings on the market.
"If employment opportunities decrease then demand for housing in those areas can also decrease as the population moves out," says Tiller. 
Fast-forward to 2015, with the mining boom over, Perth's home prices dropped 0.9% over the 12 months to September 2015 while Sydney's dwelling values skyrocketed 16.7%. 
The ups and downs can be explained through the classic economic theory of supply and demand, says Tiller.
"If demand (the number of buyers) exceeds supply (the number of listings), prices will rise, whether that's in terms of house sales or rent prices," he says. "If new supply comes into the market and exceeds demand then prices will fall."
When to invest
CoreLogic RP Data’s Pain and Gain report found that homes that resold at a profit over the June 2015 quarter were held on average 9.9 years. 
Approaching property as a long-term investment logically means that buying at the bottom increases the chances of maximising profit from property.
How to pick the best time to make a shrewd investment is another matter. Tiller recommends doing your research thoroughly and speaking with your local real estate agents to find out about where the area sits in the property cycle.
"There are a number of sources available where you can view the property charts and where the median price of a suburb or an area sits in relation to where it was 12 months ago or two years ago," he says.
Knowing where your area is in the property cycle is one of the keys to a successful investment.
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When to invest in property? Understanding the market cycle

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Local property owners and investors can learn to make the most of the current market at a seminar in Parramatta next Monday organised by Crave Property Advisory and Zenrg Finance.
This comes on the back of recent research that forecasts New South Wales will suffer an undersupply of residential property.
New infrastructure and zoning changes were introduced in 2015 by local and state governments throughout Parramatta and Sydney’s Inner West, which has generated a new pipeline of projects including the Riverside Parramatta project, the ‘New Parramatta Road’ urban renewal project, Parramatta Light Rail, and ‘Western Sydney Airport’.
“As buyers agents we see a range of opportunities out there but find that without advice, people aren’t fully aware of their options. Our aim is to help property owners and buyers make the most of the current market and to ensure they’re making fully informed decisions,” said Debra Beck-Mewing, founder and principal consultant at Crave.
The seminar is on April 11 from 6:30 pm at the Parramatta RSL Club. 
Those who attend the seminar will hear the latest insights from Crave and Zenrg, who will offer independent property guidance. 
Crave hosts a range of seminars throughout the year to provide opportunities to discuss and debate key topical issues relating to property. 
Zenrg Finance has been operating in the local area since 2012 and offers mortgage and finance services for home owners, investors and businesses. It is headed by Allen Chan. 
Crave Property Advisory is an independent buyers agency based in Sydney focusing on the provision of property acquisition and development services Australia-wide.
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Plan to buy or invest in property? Catch this seminar in Parramatta

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Many children look to their parents for property advice. 
And with affordability a real challenge for today's young adults, substantial media attention centres on parents providing financial assistance to their children.
The Melbourne buyers agent Richard Wakelin has noticed never far from the surface of the discussion is an intergenerational tension as to whether young people "deserve" financial help.
"This combative context is unfortunate," says Richard Wakelin, a director of Wakelin Property Advisory, an independent firm specialising in acquiring residential property for investors.
"Not only does it threaten to sour what is generally a wonderful expression of love within a family, but it also obscures a more important role for parents to their child: that of mentor and a source of wise counsel.
"Tread carefully is my advice for parents in these circumstances," he told Fairfax Media recently.
"Follow mum and dad's 1980s-fashioned advice and the kids may end up with a property that isn't home sweet home but a financial burden," he warned.
Wakelin Property Advisory is presenting a webinar How to advise adult children about property 12.30pm, Thursday 29th October. <a href="https://wakelin.com.au/fpb_webinar" target="_blank">Click here to register.</a>
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