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

Joel Robinson

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

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

Sammut secures approval for debut Brisbane apartment development in Toowong

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

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

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

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

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

WM Residences fills gap in Mordialloc townhouse market

Property News

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So far this week, 2,127 capital city auction results have been reported to CoreLogic RP Data, resulting in a preliminary auction clearance rate of 72.1% across the combined capital cities. 
There were a total of 2,615 capital city auctions held this week. This week’s result indicates that clearance rates are no longer tracking higher than they were one year ago, when the final auction clearance rate over the week was 72.3% across 2,080 auctions. Over the previous week there were 2,297 auctions with a clearance rate of 73.2%.
<a href="/images/2015/09/14/20150914-Capital-city.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/09/14/20150914-Capital-city.jpg" alt="" width="840" height="635">
 
In Melbourne, Australia’s largest auction market, a preliminary auction clearance rate of 73.7% was recorded across 1,181 auctions this week. Last week, Melbourne’s final clearance rate was recorded at 75.1% across 992 auctions, while this time last year, 1,018 properties were taken to auction across Melbourne and a clearance rate of 73.4% was recorded. The busiest Melbourne sub-regions this week were Melbourne’s Inner region and the Inner South region, where 248 and 210 auctions were held respectively. Across these two sub-regions, the preliminary clearance rates were 71.2% across the Inner region and 71.8 per cent across the Inner South.
<a href="/images/2015/09/14/20150914-Melbourne.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/09/14/20150914-Melbourne.jpg" alt="" width="817" height="545">
 
Sydney’s preliminary auction clearance rate was 75.1% this week, the 10th week in a row where Sydney has recorded a result below 80%. Last week, Sydney’s clearance rate was 76.9%, while one year ago, results show that 78.4% of Sydney homes taken to auction were successful. In terms of the number of auctions across the city, this week volumes were higher, up to 1,046 from 1,023 last week. One year ago just 743 Sydney homes were taken to auction over the week. The Northern Beaches sub-region of Sydney has shown the strongest performance so far this week, with 84.4% of the 45 reported results selling, with 18 remaining results yet to be collected.
<a href="/images/2015/09/14/20150914-Sydney.jpg" target="_blank">Click to enlarge</a>
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Brisbane’s preliminary clearance rate this week was 54.9%, up from 42.9 per cent last week. There were 178 Brisbane auctions this week, compared to 130 last week. The Gold Coast was host to 73 auctions this week. Based on the results reported to CoreLogic RP Data so far, 46.5% have been sold.
<a href="/images/2015/09/14/20150914-Brisbane.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/09/14/20150914-Brisbane.jpg" alt="" width="808" height="548">
 
This week, Adelaide saw a preliminary clearance rate of 62.0%, with 71 reported results across a total of 88 scheduled auctions. In comparison, over the previous week Adelaide’s clearance rate was 69.5% and 64.3% one year ago.
<a href="/images/2015/09/14/20150914-Adelaide.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/09/14/20150914-Adelaide.jpg" alt="" width="799" height="536">
 
There were 35 Perth auctions this week and so far 13 results have been reported, with 61.5% selling. Last week there was a 36%clearance rate for Perth.
Across Canberra a total of 79 auctions were held this week, compared to 52 last week and 51 at the same time last year. Canberra’s preliminary clearance rate of 63.6% is lower than it was the previous week (71.7%).
In Tasmania, 5 auctions were reported to CoreLogic RP Data with 4 sales. Last week, 5 auctions were reported with only 1 sale.
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smiller-vwPjRHTkST

Auction volumes rise to 2,615 across capital cities: CoreLogic RP Data's Shana Miller

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<div>The UK Land Registry released its latest House Price Index for the month of August 2015, which showed prices rising in the East (+8.4% year-on-year), South East (+7.6%), and yet again, in London (+6.6%).</div>
<div> </div>
<div>The largest gain for the month was seen in the capital city of London (+1.7%), while Cambridgeshire recorded yet another robust +7.8% year-on-year gain.</div>
<div> </div>
<div>On the other hand prices declined in the month in a number of the regions located away from The Smoke, including in t'North West, Yorkshire &amp; t'Humber, and in the East Midlands. </div>
<div>
 Prices have also remained relatively flat over the past year in Wales and the North East like. Not shorting shortages
</div>
<div> </div>
<div>There have been some alarming statistics reported over recent years projecting dramatic housing shortages around London and the South East, and rarely is progess made on how the supply shortages will be tackled.</div>
<div>If there is one thing there has been a glut of over the past 20 years years it has been hapless experts trying in vain to pick turning points in the London housing market.</div>
<div> </div>
<div>Meanwhile average house London prices have increased from £91,000 to nearly £500,000 (A$1,090,000), comfortably greater than a fivefold increase (today's average price is 5.4 times higher than in 1995, to be precise).
</div>
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<div><a href="/images/2015/09/30/HPI.jpg" target="_blank">Click to enlarge</a></div>
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<div>
<div>Different strokes for different folks, of course, but the single best investment decision I've made over the years has simply been to never sell a property, regardless of what the 'experts' in the media say. Buy prime location capital city properties, never sell them. Sure you'll get cyclical downturns - see 2008, for example, which was quite a significant pull-back - but the long term trend is clear enough, provided you do buy in the right locations. 
</div>
<div>Down under</div>
<div> </div>
<div>It is worth noting that cash rate futures markets in Australia are pricing in at least one more interest rate cut in this cycle, while implied yields already suggest that two further cuts by 2017 is a distinct possibility.</div>
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<div><a href="/images/2015/09/30/ASX.jpg" target="_blank">Click to enlarge</a></div>
<div><img src="/images/2015/09/30/ASX.jpg" alt=""></div>
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<div>
<div>Even in the more bullish case scenarios, it appears likely that there are couple of years worth of slack in the labour market to be mopped up. You can clearly see in the first chart of this blog post above the impact of the UK's macroprudential measures in 2014. The City regulator the Financial Conduct Authority (FCA) "ran interference" with a series of measures known as the Mortgage Market Review last year, which temporarily disrupted growth in the London housing market.</div>
<div> </div>
<div>Macroprudential measures can undoubtedly slow the market for a while - HSBC will be the next bank to put the cold freeze on new investor loans in Australia - but ultimately nothing gets to work on cooling a housing market quite like higher interest rates.</div>
<div> </div>
<div>Unfortunately in Britain the emerging threat of an interest rate hike in 2016 (after a long hiatus since March 2009) now seems to be resulting in a surge of activity as buyers dive in before the Bank of England taps on the brakes.</div>
<div> </div>
<div>The Bank of England's mortgage approvals figures released this morning revealed the highest number of approvals in 19 months and the largest monthly jump in borrowing since 2008, with a net increase of £3.4 billion smashing analyst expectations - so the market appears set to accelerate once again, fuelled by record low mortgage rates.</div>
<div> </div>
<div>All of these are factors worth taking into account as the line of market observers trying to pick the next turning point in Sydney's housing market lengthens by the day. </div>
<div> </div>
<div>
PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>. 
His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.
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pwargent-M4siyDbqQY

Macroprudential fail as London prices rise again: Pete Wargent

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I have noticed that over the last few years there’s been a bit of trend towards marketing that I feel is starting to look somewhat predictable, even tired and humdrum, in both style and content.
This is not to suggest the content is wrong, but I wonder if the strength of the market has caused some marketing to be more template driven, with not enough effort focused on the core demographic in the various and I suggest very diverse markets. You see similar trends in other industries where for example both major supermarket brands tend to drive the same message across what must be very different markets. Then recently among the supermarkets we have seen one new player take a very different approach, and they are picking away at the market share of the two majors.
To help demonstrate my thinking I have had a look at some of the key demographics across the City of Sydney, the South-East and parts of the inner west, all very popular areas for medium and high-density living, but with some very individual demographics. Then when the differences are highlighted I think it’s good to ask if our marketing is on target, because there’s possibly more room to be particular.
Some Key Differences
One starting point, and one where there’s a very clear measure relates to income levels, and as might be expected in a market like the City of Sydney, there’s a big range of incomes. The areas of the city with the highest incomes are firstly centred on King Street where the median household income is around $106,000 followed by the core CBD with $102,000, and both these figures are well in excess of the metro median for Sydney.
While at the other end of the scale we have Chinatown and the CBD South at $61,500 and Redfern at $63,500, which are both well below the metro median, and I have to admit I was surprised by the figures for Chinatown. Then when looking more closely another fact in this area is the very big number of students, at almost double the average of other LGA areas. This has an impact on the buyer profile and would lead to a stronger investor market. This would normally be a key factor in marketing to this target.
Growth Potential
Incomes are a revealing pointer and another interesting measure is the potential for average population growth, because this would be a key factor in looking at values directly aligned to the potential for new supply. In this area we also find some contrasting results, this is a direct reflection of the maturity of particular sub-markets across the City.
The area with the lowest growth forecast at just 0.40% is the Macleay Street precinct and Woolloomooloo – this is not a surprise given how very limited sites are here and also how mature the market is with some pockets of high density living dating back to the 1930’s and so this is a very tightly held, high demand and low supply market.
Green Square and City South are by direct contrast areas expecting a lot of new supply and growth is forecast at 5.10%, which looks conservative, but that figure sets the tone of the area, and would influence all marketing and product development and would also impact price expectations and the potential for price growth.
Which brings me to one final area where it’s very useful to look at the population demographics and the big impact that has on how a project might be received, and I think it worth making the remark that markets are always evolving, but I’ll come back to this point.
Firstly I wanted to look at population density and what a leading indicator those figures are, in particular in areas where sites are being re-developed or in areas that were former industrial and manufacturing sites, like Sydney’s inner-east and south-east. Here we can see that there are groups of areas where density is high and well above 100 persons/hectare and this includes Elizabeth Bay, Rushcutters Bay, Redfern, Pyrmont, Haymarket, Darlinghurst and Newtown just sneaking in but set for more growth.
At the other end of the scale Alexandria and Rosebery sit well below the above figures at just 20.01 and 39.02 persons/hectare which aligns to the growth expected in both areas over the next few years, so lots of opportunity for new supply. There are a few other areas like The Rocks and Centennial Park with low figures, but these are not typical markets, while an area like Paddington is also low, but given it’s unique history and conservation needs future supply looks very limited.
Diversity
To help illustrate this topic I wanted to use a sample of demographics to help explore the diversity of our many markets and show how they signpost the evolving nature of each and very different targets. And while markets change we need to keep abreast of how we promote each area and now with the use of digital content this can be very uncomplicated and highly efficient. However the way figures always vary I think that making a big effort to engage our buyers is a first-rate idea.
Peter Chittenden is managing director for residential of Colliers International. He can be contacted <a href="https://www.projectagenda.com.au/" target="_blank">here</a>.
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Understanding Sydney’s inner-city neighbourhoods: Peter Chittenden

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You’ve found what you think is a brilliant development site.  Now it’s time to jump on that roller coaster and start the ride of your life as you commence the analysis process.  Will the project be feasible?  What is feasible anyway?  
Feasible is really another word for “is it going to be financially worth it for you to spend your time, energy, money, blood, sweat and tears developing this site?”
Some advice I can give you about property investing and anyone in property will also tell you, to stay emotionally unattached to the property, as this is where bad decisions can be made. I have seen it many times and this is where it can all come undone.
Firstly, it’s important to determine your development strategy and your investing criteria prior to looking for a development site.  Your strategy may include:
<ul>
<li>Land Subdivision</li>
<li>Renovate an existing dwelling</li>
<li>Dual occupancy or low density development</li>
<li>Renovate an existing dwelling and build new villas/units also on the land</li>
<li>Medium density development</li>
<li>All of the above</li>
</ul>
Your budget will help to determine your development strategy. A simple land subdivision will be less costly (but not necessarily quicker) than a larger villa/unit development for instance. 
As part of your strategy, you will need to think about what profit margin you would feel comfortable making from a development.   You may have heard about the ‘20% profit margin’ rule for developers?   Once all development costs are taken from the potential sale result of the properties, (when selling the properties) there will be a 20% profit margin.  Personally, I don’t always work back from a certain profit margin as I find this restrictive.  
Most Property Bloom clients are looking to boost their portfolios, create some equity and hold the new properties long term, so we also need to meet other criteria such as rental returns and depreciation benefits on completion.  
To determine the feasibility of a site, you will need to:
<ul>
<li>Talk to an accountant who specialises in property and one who preferably develops property themselves as they can advise you on the best structure or entity to purchase under and explain the tax implications when developing such as GST and CGT.  </li>
<li>Meet with a finance broker or a bank to determine your budget and the best loan structure for your development.  It’s important to choose a lender that offers construction loans for more than one dwelling and find out what their lending criteria is around this i.e. not all residential lenders will lend to you for a four unit site for instance.  Check interest rates on these loans.</li>
<li>Meet with solicitor to determine their costs. They will check for restrictive covenants or easements that may affect the land. They will also make sure services are available and connected especially if you are developing in a new area as well as finalising the deal for you.</li>
<li>Read the local Development Control Plan (DCP) and Local Environment Plan (LEP) and speak with your council’s town planner to find out DA and CC (Construction Certificate) fees and charges. </li>
<li>Meet with an architect and builder to determine what you can build on the site and estimated construction costs.  Some builders offer standard designs which will save you design fees.  If they do this, then they will be familiar with the local planning requirements.  If you are not happy with a standard design, engage a local architect to design specifically for the site. Get a quote.</li>
<li>A surveyor will give you advice on the subdivision process and estimate costs relating to the subdivision including sewer extension and service connection costs.  </li>
<li>If you are time poor and/or inexperienced, then factor in a cost to use a project manager. The cost can be taken up in the depreciation schedule and you will save a lot of time.</li>
<li>Talk to real estate agents to determine the value of your development and rental returns on completion and their management costs if you are holding as this will have huge impact on the success of the feasibility.  It's important to take current market conditions into account.</li>
<li>Research other costs such as Stamp Duty and if there are any government grants applicable that  may offset some of the stamp duty, insurance costs and interest/holding costs.</li>
</ul>
The aim is to keep the above costs to a minimum so you will receive a higher profit margin. At Property Bloom we have negotiated discounts with all our suppliers, builders and consultants. Even our preferred property managers give our clients a discounted management fee, so if you can do the same, you'll make a good saving.  
Compile a spread sheet for the costs or there are software programs available to help you with this process.
The more development sites you assess, the quicker you'll understand which ones are feasible and which ones just don't stack up. Have fun and enjoy the ride!
Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>. 
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Is that development project feasible? Jo Chivers

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I can count on the fingers of one of Homer Simpson’s hands the number of people who commentate on real estate and actually understand it.
There are plenty of people at the coalface of the industry who get real estate. It’s just that you’re never likely to hear about them in the media.
Among the public pontificators, there’s a lack of understanding about the drivers of events in real estate that’s become a contagion on the industry.
There certainly aren’t any journalists working for metropolitan newspapers who have any knowledge of market dynamics. It’s become very last century to actually know about the subject on which you write.
They compound their ignorance and confound their audience by seeking enlightenment from others who know little, notably economists. 
When I consider all the economists who have been regular lecturers about real estate – Shane Oliver, Saul Eslake, Gerard Minack, Paul Bloxham, poor old Steve Keen, pretty much everyone who works for Moody’s, absolutely everyone employed by CommSec – I can’t think of one who understands this business.
Most of them employ the Graham Richardson method of media commentary – a big ego connected to a hyperactive mouth, without the intervention of coherent thought processes. It works a treat.
It’s how much noise you make that matters. Knowledge is optional.
There are specialist real estate research companies that should bring some expertise to the table, but they’re all so devoted to making money out of computer-generated numbers they don’t conduct any real analysis. They just shovel out median price data to generate publicity. Most of their employees could write their real estate smarts on the back of a postage stamp in crayon.
The lowest-common-denominator mistake they all make – and it’s the curse of real estate consumers trying to understand what’s going on – is that they generalise. To do more would require genuine real estate wisdom. 
And because they generalise, they mislead and confuse – themselves and others.
This is why none of the chattering economists and others who sermonize on property can explain why this prolonged era of record low interest rates has managed to produce a property boom in only one Australian city.
They’re all so flummoxed by this that they pretend it’s not happening. Quoting a single generalised national figure to describe what happening to “Australian property values” is the limit of their contribution.
But the statement “Australian house prices rose 9.8% in the year to 30 June” (the latest ABS Property Price Index) is an absurdity, because prices have risen that much only in Sydney. In six of the eight capital cities, it’s been less than 3%, including two with “negative growth”.
If genuine market analysis happened in this country, someone would be making a study of this strange occurrence. Why has Sydney boomed and nowhere else? (Here’s a clue: it’s not related to interest rates, as I explained in my column on 18 August).
Last time real estate went seriously ballistic in Australia, everywhere boomed. In 2003, all of the eight capital cities had double-digit growth in their median house prices. The worst was a 13% rise. Four did better than 20% and the city average rise was 19%.
That’s what everyone expects a property boom to look like. And that’s why economists and media can’t get their heads around the current situation. 
It’s all about interest rates, isn’t it? So why isn’t it booming everywhere? Why are Perth and Darwin going backwards? Why aren’t Canberra, Brisbane and Adelaide firing? 
Maybe the tools we use to measure things aren’t up to the task. Perhaps the blunt instrument of median price data, with a single figure to describe each capital city, needs to be replaced.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
 
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Lack of industry knowledge contagious: Terry Ryder

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There is no one correct strategy for successful property investment.
There are many diverse ways to grow your wealth with residential real estate. The best strategy depends on the individual. 
But the various methods have one thing in common. They work only if the individual investor implements the plan with intelligence and diligence.
I’ve been involved in a series of seminars in recent weeks, as a speaker and as an organiser. I’ve witnessed discussion of numerous investment strategies. They all work, so long as the individual investor is accesses good information, taps into quality advice and makes good locational choices. 
I’ve presented at a number of seminars organised by Melbourne-based Performance Property Advisory. This business has a very clear approach to property investment on behalf of its clients, based on a singular focus on the one capital city that presents the best buying opportunities and potential for capital growth. Three years ago it was Sydney and more recently Brisbane was the focus.
The approach is very much quality homes in inner-city suburbs. From what I can tell, it works well for Performance Property’s client base. It’s a good strategy but there are others equally valid.
One of the approaches used by Brisbane-based PPI Advice is creating equity by buying houses where the land and zoning allow additional dwellings on the property. They’re focused primarily on inner and middle-ring suburbs of Brisbane, when the housing and amenities are of a high standard.
I’ve seen examples where investors have had considerable success with this kind of value-adding exercise. Done well, equity of $400,000 or $500,000 can be generated on one property.
On Saturday I spoke at a Melbourne seminar organised by Louise Lucas and the Property Education Company. Other speakers included clients of the business who have built substantial portfolios of well-performing properties by buying in affordable suburbs of capital cities and in good regional centres.
Some of the properties featured were what I sometimes refer to as “ugly real estate” – the kind of houses that make you think “I’m not sure I’d want to live in something like that”, located in downmarket suburbs with a certain kind of reputation.
But I know from three decades of research that ugly real estate grows strongly in value if it has certain qualities. If it’s solid, affordable and well-located in terms of public transport, schools and shops, it’ll appreciate in value. It doesn’t need to be pretty to achieve good capital growth.
Many downmarket suburbs have excellent capital growth rates. That’s why I often urge investors not to be real estate snobs. The key question is not “Would I be happy to live there?” but “Who would be happy to live there?”
People may aspire to live in the prime suburbs but most can’t afford it. They buy where they can afford the prices. If it’s solid and located near desirable amenities and jobs nodes, they’ll overlook a lot. 
That’s why the greatest demand goes to the cheaper areas. 
That’s why 234 people bought in Toorak (median $3.1 million) in the past year, but 801 in Frankston ($388,000) and 1,187 in Point Cook ($470,000). Houses sell twice as fast in Frankston as in Toorak and the rental yields are double.
Which is the right way to do it? It depends on the individual, where their preferences lie and how much they can afford to pay.
They’re all the right way – if the individual investor goes about it the right way. The right way includes undertaking genuine research and being prepared to pay for good information and quality advice.
 
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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Don't be a real estate snob: Terry Ryder

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The combined capital city weighted average clearance rate fell to 72.9% last week, down from 74.6% the previous week, while auction volumes rose from 2,118 to 2,248. Over the current week, CoreLogic RP Data is tracking 2,639 scheduled auctions, which will bring the total auctions for winter 2015 to over 26,500 which is the highest level on record.
This week, between Melbourne and Sydney, Australia’s two largest auction markets, there are more than 2,200 auctions scheduled, with Melbourne expecting 1,190 auctions over the week and 1,086 in Sydney. Both cities saw clearance rates fall last week with Melbourne’s final auction clearance rate down to 74.3 per cent from 76.5% the previous week. Meanwhile, Sydney’s clearance rate of 76.2% was almost identical to the result recorded one year ago (76.1%).
The number of residential auctions scheduled across Adelaide (105), Brisbane (159) and Perth (40) this week is higher than last week, while Tasmania is expecting auction volumes to remain unchanged, with 9 auctions scheduled across the state.
In Canberra, CoreLogic RP Data is currently tracking 50 auctions, a fall from last week when 75 auctions were held, but higher than at the same time last year (37). For the fourth week in a row, Canberra’s clearance rate surpassed the 70% mark, with last week’s final clearance rate for the city recorded at 71.2%.
Richmond in Victoria has the highest volume of auctions scheduled for any one individual suburb this week, with 24 properties set to go under the hammer.  Following on from this, Reservoir, also in Victoria, has 21 auctions scheduled.
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Highest winter total auction level on record: CoreLogic RP Data's Shana Miller

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Some of you may remember a television advertisement that appeared many years ago that went like this – “So you think you’re a good driver? Try this quick quiz.”
In many ways this applies to the real estate industry and what some of us apply to working out just where our markets are headed. Just like a motor vehicle we constantly check the fuel gauge to see how much fuel is in the tank.
You can’t rely on many of the commentators given at best their analysis is weak and lacks clarity and confirmation, given a large proportion is at best guess work. So how do some real estate agents try to better understand how and where the market is headed? Simply we go straight to a major information data source that being the dominant home loan companies who finance the property markets.
This week, I spoke with Alex Nochar who is Managing Director of Shore Financial who are one of the biggest lenders in our market demographic. First question – how many millions of dollars of housing loans do you presently have on your books that are pre – approved and actively looking to buy? The answer just over $270 million. Second question – what is the pre – approved value for Mosman and the adjoining areas? That number is just over $80 million.
That does not include the many applications that are awaiting approval and being processed although what we do take from this is that this is just one individual lender and does not include the big banks and or private banks. We will be attempting in coming weeks to find out just how many millions of dollars there are in pre – approved loans for Mosman real estate.
This tells us that there is still plenty of growth in our markets although it is quite surprising that one never hears of this method of better understanding our property markets. Can you imagine what the figure would be for the total Sydney area and how interesting this would be if the total numbers for each real estate demographic market were published on a weekly basis?
There is no clear patterns emerging across Sydney given some are experiencing strong stock levels and many others weak stock levels. For example, over the last four years we are seeing housing stock numbers declining in Mosman. This week there are 56 houses on the market, this time last years there were 65 houses on the market, the same week in 2013 there were 77 houses on the market and the same week in 2012 there were 120 houses on the market. In 2012 Mosman recorded 33 weeks with more than one hundred houses on the market. In 2015 it is looking like we won’t crack one hundred houses on the market once – the highest number this year so far has been 84 back in March.
With interest we should be watching the stock market in China which has lost approximately 40 per cent in the last three months, where when we see stock market corrections money is then diverted into real estate. The latest Foreign Investment Review Board (FIRB) annual report showed that the total value of investment proposals in 2013/14 soared to $167.4 billion which is an increase of 23.4 per cent. No surprises to note that China is now the biggest player foreign based buyer of Australian real estate with foreign investment in commercial and residential real estate doubling from $37.5 billion to $74.6 billion.
Recently a research paper was released that Chinese purchases totaled just 2 per cent of all transactions in 2014 according to data from the FIRB. Well that’s interesting although the real story is what the Australian Taxation Office reveals once they have completed their forensic investigation into illegal overseas acquisitions. Those who acquired property illegally have until 1 November 2015 to come forward and avoid prosecution. It will be very interesting to see how many are prosecuted and the numbers of apartments and houses that come back onto the market. I’m predicting that this number will be significant and illegal purchases will be much higher than first envisaged. Watch this space!
I wouldn’t be overly concerned with the recent use of that ‘recession’ word given it’s hard to see this happening anytime soon. We know that to technically be in recession the next two quarters in real GDP will need to return two quarters of negative growth in GDP. The next quarter’s GDP results are out on December 2 and the next on March 2 – so let’s wait until then before we start using that “R” word.
<h5>MOSMAN – 2088</h5>
• Number of houses on the market this time last year – 65
• Number of houses on the market last week – 66
• Number of houses on the market this week – 56
• Number of apartments on the market this time last year – 47
• Number of apartments on the market last week – 47
• Number of apartments on the market this week – 49
<h5>CREMORNE – 2090</h5>
• Number of houses on the market this time last year –10
• Number of houses on the market last week – 4
• Number of houses on the market this week – 6
• Number of apartments on the market this time last year – 15
• Number of apartments on the market last week – 19
• Number of apartments on the market this week – 20
<h5>NEUTRAL BAY – 2089</h5>
• Number of houses on the market this time last year – 7
• Number of houses on the market last week – 5
•Number of houses on the market this week – 2
• Number of apartments on the market this time last year– 33
• Number of apartments on the market last week – 35
• Number of apartments on the market this week – 37
 
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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Property markets need more truth, less dare: Robert Simeon

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Whilst property markets closely watch what can directly influence market sentiment in 2016 we should be watching very closely what will indirectly affect the market and just how big these influences may be.
I can nominate six (6) such influences that I believe will have significant repercussions on how we should be approaching the markets.
<h5>1. Illegal Property Acquisitions</h5>
I find this topic quite fascinating given I have always been of the belief that this practice is (or was) huge and I have not changed my opinion. In May, 2015 the then treasurer Joe Hockey set aside 60 investigators from the Australian Taxation Office (ATO) stating that from their initial investigations “they are just at the tip of the iceberg.”
Fast forward seven months where this week the ATO announced that it was now investigating an estimated 31 million records from 1985 to 2015. This order applies to all states and territories for not only sales transactions but also all rental agreements, landlords, weekly rents, length of lease and rental bonds. The biggest investigation into Australian real estate since 1993 when the ATO moved records to computer technologies and every real estate agency in Australia was forced into providing every transaction record.
So from this point forward I’m going to call this the “Please Explain Inquiry” given the ATO obviously believes that they have uncovered interesting irregularities.
It should also be noted that the Department for Rip Van Winkle otherwise known as the Foreign Investment Review Board (FIRB) have just appointed former ASIO director, general David Irvine, to the board. Two very big announcements in the space of a week – watch for some big announcements in 2016.
<h5>2. Underquoting Reforms in NSW</h5>
Not before time from 1 January 2016 real estate agents must quote the likely selling price at the figure(s) that appear on the Agency Agreement. The fines and penalties for failure to do so are severe. The NSW Government Office of Fair Trading will be out in force next year policing their prized new legislation that is a major win for consumers and ethical agents. This will also cause major problems for the habitual agents who love nothing more than buying listings through valuing properties at ridiculous prices. . Expect to see plenty of naming and shaming in 2016.
<h5>3. Off – The – Plan Purchases</h5>
It would be an understatement to suggest that investors are not skittish and squirming about their recent property acquisitions. What remains to be seen is how many pull the plug and walk – away from their purchases believing that Sydney’s apartment investment markets are facing a massive correction in 2016.
Again the NSW government has been busy rushing through more property legislation stopping developers cancelling existing contracts – sunset clauses, because the apartment prices have increased significantly. That loophole has been now shut for good.
<h5>4. Council Mergers</h5>
An announcement regarding the mergers is just days away although I am reliably advised that Mosman will not be forced into a merge and will stand alone. Having said that it will lose all powers regarding new apartment development approvals and this now will be handled by the state government.
<h5>5. 2016 Federal Election</h5>
They say that the Melbourne Cup stops the nation – well a federal election can stop the real estate markets. We can expect to hear plenty in 2016 about what’s now off the table and what’s now on the table. Two words will play a massive part and I’m not talking about negative gearing. No tax reform will be the keywords in 2016 although at this stage its anyone’s guess to what extent and just what lengths the Turnbull government will go. Whatever the case this will be a major distraction in 2016 where I’d love a dollar every time I hear the words Goods &amp; Services tax – GST.
This now leads me to the very big X Factor for 2016.
<h5>6. X Factor</h5>
The premier must have been reading my blogs with a new report from the NRMA confirming that planning is in the early stages to see a rail line from Sydney’s northern beaches through Mosman to Cremorne and Neutral Bay to the Sydney CBD.
The other key recommendation is for a tunnel under the Spit Bridge connecting with Seaforth and the Warringah Freeway linking up with the new harbour tunnel which eventually will connect to the WestConnex.
The report stated – “For decades, the northern beaches and the lower north shore has been the Bermuda triangle of transport infrastructure, where plans have come and gone to disappear without a trace.” It then went on to say “The chronic neglect has left our roads badly congested and buses at or over capacity. We believe the government must now take this opportunity to put the region back on the agenda as part of its overall drive to improve infrastructure across Sydney.”
The report revealed that Spit Road and Military Road were two of the worst in Sydney with higher traffic than Parramatta Road. On an average weekday, 70,000 vehicles use the Spit Bridge, 80,000 use Military Road and approximately 64,000 use Parramatta Road at Camperdown.
So you can expect to see high rise along Military Road and even more high density around the new suburb train stations.
Thank you for joining us in 2015 and we will be back with Virtual Realty News in 2016 – our 16th year. From all of us at Richardson &amp; Wrench Mosman/Neutral Bay we wish you a very Merry Christmas and a safe and happy New Year.
<h5>MOSMAN – 2088</h5>
• Number of houses on the market this time last year – 84
• Number of houses on the market last week – 55
• Number of houses on the market this week – 53
• Number of apartments on the market this time last year – 59
• Number of apartments on the market last week – 51
• Number of apartments on the market this week – 42
<h5>CREMORNE – 2090</h5>
• Number of houses on the market this time last year – 11
• Number of houses on the market last week – 11
• Number of houses on the market this week – 6
• Number of apartments on the market this time last year – 20
• Number of apartments on the market last week – 17
• Number of apartments on the market this week – 15
<h5>NEUTRAL BAY – 2089</h5>
• Number of houses on the market this time last year – 10
• Number of houses on the market last week – 8
•Number of houses on the market this week – 7
• Number of apartments on the market this time last year– 34
• Number of apartments on the market last week – 30
*Number of apartments on the market this week – 26
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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Plenty of x-factor on the 2016 property menu: Robert Simeon

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OK, here we go again. 2016 has well and truly kicked in and before we know it January will be gone. Strewth, it's Australia Day next week!
So have you set your goals for 2016?ï¿½ Yeah, I know...boring!
Yes, goal setting can be pretty dry - what do they say? Make your goals SMART - Specific, Meaningful, Action Orientated, Realistic and Timely. That's so 1980's - I'm going to an 1980's themed birthday party soon, maybe I'll dress as a SMART goal!
So here's my fun way to set goals.
Each year I go away on a girls weekend and we share our goals or dreams for the following year over a few glasses of wine. One of us stays sober enough to write them all down and then we check in to see how we've all tracked the next year, over more wine of course. It's fun and sharing our goals in this way makes us more accountable.
What I tried to do this year was think about what I wanted to achieve from my goals or dreams. Actually, I focussed on HOW I was going to ENJOY the results of achieving the goals rather than the goals themselves.
So here's the results of my goals that I'll be enjoying soon:
- more time hanging out with those I love.
- going to Europe next year with those I love.
- relaxing time at the beach or immersed in other elements of nature.
- becoming fitter and healthier.
- growing my awesome business.
As Napoleon Hill said; "A goal is a dream with a deadline".
Once I had written down what I wanted to enjoy from achieving my goals, writing the goals and setting the deadlines was easy.
Basically my goals are to create more opportunity. Opportunity is defined as; a time or set of circumstances that makes it possible to do something.
Opportunity, whether it be to make money or to meet people or to simply relax, is golden. Being specific and visualising opportunity is important. But the most important thing is to take action.
I've been talking to a number of people lately who are doing just that - taking action. There are some that I'd spoken to months ago, in fact one chap I started talking to five years ago, and after thinking about their investment goals over the Christmas break, they are now ready.
So action will be taken, sooner than later and by Property Bloom for these new clients. By helping them develop property, I'll also be achieving my goals.
I read a funny Seth Godin story where he lists seventeen times to start taking action, my favourite is "The best time to start was last year, the best opportunities are gone" (I've heard this one so many times from property investors) but then he finishes his long list of the best time to starts with; "Actually, as you've probably guessed,ï¿½the best time to startï¿½was last year. The second best time to start isï¿½right now."
ï¿½
Jo Chivers is chief executive officer of property development project managersï¿½<a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
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