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

<html><body>
ACT police are investigating a real estate fraud after a Canberra home sold without the consent of the absentee landlord home owner.
The real estate scam at <a href="/news">Macgregor</a> has all the hallmarks of prior fraudulent sales by overseas fraudsters.
The owner, living in South Africa, discovered the north side house had been sold after contacting her local ACT property manager as she had not receive the past four rental payments. 
ACT Police has taken control of the investigation in consultation with police in South Africa. 
"Police will investigate a series of exchanges which led to the sale of the property without the owner’s knowledge or consent, and the disbursement of the funds generated by the deception," the statement said.
The ACT Attorney General Simon Corbell has warned home owners to be vigilant of scammers.
The details of the Macgregor scam have not been publicly released, but Property Observer notes sales over the period between last October and February this year ranged between $200,000 and $560,000. There was a $335,000 average sale price.
There have been similar cases in WA including two successful sales and six attempted real estate frauds.
The ACT Real Estate Institute CEO, Ron Bell told 2CC Capital Radio that agents and homeowners must be wary as the scammers tend to get through the web.
YOU MAY ALSO LIKE TO READ: 
<a href="/news/14-anti-fraud-tips-for-investment-property-owners-and-vendors">14 anti-fraud tips for investment property vendors</a>
 
 
</body></html>

jchancellor-FAypfDUnLy

Absentee Macgregor landlord loses ACT home to South African fraudster

<html><body><div class="page" title="Page 2">
<div class="layoutArea">
<div class="page" title="Page 1">
<div class="layoutArea">
<div class="column">
WA authorities have warned real estate and settlement agents to be on high alert following reported real estate fraud in the ACT. 
Commissioner for Consumer Protection Anne Driscoll believes the criminals responsible will be encouraged by their success to make further fraud attempts. 
“Everyone in the property industry, particularly those involved in property management and sales, should have a heightened state of awareness about these fraud attempts. They need to be in a position to detect them soon after initial contact is made and certainly before any documents are sent,” Driscoll said. 
“Agents need to ensure that they have owner identification processes in place and that all of their staff are properly trained and instructed in what to do when a request to change contact details are made, especially if the owner is based overseas.
Detective Senior Sergeant Dom Blackshaw of the Major Fraud Squad (WA Police) said there are similarities between the ACT fraud and <a href="/news/wa/three-arrested-in-south-africa-after-wa-home-sale-scam">previous cases in WA</a>.
“There have been two successful and six unsuccessful real estate frauds reported in WA in recent years, all but one have involved properties owned by South Africans. 
"We are assisting ACT authorities in their inquiries by sharing information gathered during our investigation into these past WA cases,” Blackshaw said. 
“Through our cooperation with the Australian Federal Police and overseas authorities, we have had some success with one man in Nigeria and three people in South Africa arrested over two of these frauds, but this doesn’t mean there won’t be others who are attempting to do the same. 
“With the windfall for a successful real estate fraud being substantial, there will always be criminals attempting to steal an owner’s identity and sell their home without their knowledge. So it’s imperative that people working in the property industry are vigilant at all times to the warning signs so that these fraud attempts don’t reach a successful conclusion.” 
</div>
</div>
</div>
The anti-fraud tips for home owners include: 
<ul>
<li>Regularly check that your property manager/real estate agent has your current and correct contact details on file</li>
<li>Set up a password or secret question that will confirm your identity when dealing with your property manager/agent</li>
<li>
Provide copies of your ‘identification’ details when engaging your property manager, so agents are able to compare your details with fraudulent documents that may be presented later
</li>
<li>
Be proactive and ask your property manager/real estate agent/conveyancer how they intend to identify the true owner of the land title they are selling or dealing with. Ask them: do they complete a 100-point check? Do they comply with Landgate’s Verification of Identity Practice?
</li>
<li>Ensure that your property manager/agent has a process in place to verify any requests to change your contact details by sending notifications to both the old and new addresses, both physical and electronic</li>
<li>Ensure that your property manager/agent has your correct signature on file and that they check signed documents to confirm they match</li>
<li>Protect your personal information and prevent identity theft by using secured mailboxes for mail deliveries and shredding or burning letters before disposing of them</li>
<li>Be wary of giving your personal and/or financial information to third parties, either by phone or email</li>
<li>Regularly change passwords to your email and banking accounts</li>
<li>Never click on any links contained in emails from unknown sources</li>
<li>Install anti-virus/anti-malware software on your computer and keep it up to date</li>
<li>
Owner(s) can place a Caveat (Improper Dealings) on their property through Landgate, which means the owner(s) must personally attend Landgate’s Midland office and pass an identity check , before that caveat may be removed, which reduces the risk of the title changing hands without the owner(s) knowledge
</li>
<li>
Consider subscribing to Landgate’s TitleWatch service, which will alert you if an Electronic Advice of Sale (EAS) is lodged, or documents are lodged, against your Certificate of Title.
</li>
<li>If you are going overseas and selling your property, consider appointing someone trustworthy to act on your behalf as your Power of Attorney; and remember to take with you the relevant original identity documentation so your identity can be verified by an Australian Consular Official</li>
</ul>
 
 
 
 
 
 
 
 
 
 
Source: Landgate
</div>
</div></body></html>

14 anti-fraud tips for investment property owners and vendors

<html><body>
We all love to save money, sometimes through DIY-ing, and so it comes as little surprise that some consider undertaking the sale of their property themselves.
But should you be considering this?
In mid-2013 a website called Agent in a Box launched  and, like a number of other services available, it aims to help property sellers do just that – go it alone. 
Co-founder of the site, Craig Heppell, told Property Observer that it’s not about doing agents out of a job, it’s about offering consumers an alternative. He comes to the project with 12 years in front line real estate marketing, negotiation and sales.
“There are plenty of listings to go round,” he explained.
The idea occurred to Heppell after the global financial crisis. As a traditional agent at the time, he explained that when he presented offers to vendors they were showing more interest in negotiating the commission than the price and the terms on the contract. With this service, charges cost $399 or $699, and it includes online exposure, signage, local sales analysis, marketing tips, process advice, support and negotiation services.
“We are now operating in a ‘Save and Seek Value’ consumer driven economy, and I know, intuitively, that every potential home seller asks themselves this questions when they think about selling, “Maybe I could do it myself?”  They can and online consumerism is here to stay,” he said.
Australia-wide they have had 400 properties listed – though it was a slow start with just two in the first month.
It’s clear that the popularity of the site is picking up.
Just Think Real Estate’s Edwin Almeida said that as a real estate agent there are three points that come to mind when the question about selling without agents is asked.
The first, he explained, relates to a comment made by John McGrath on 2UE, where he said that in the current market all you need is a signboard with your phone number and the words ‘For Sale’.
“The second reason I am a believer in vendors achieving the same results as ‘most’ agents, is the market conditions,” Almeida explains.
“Just about anything placed on the market is selling and I have seen this firsthand in sales across most of Sydney. At times even I have been alarmed at what people are paying just to get into the market due to supply being low, and coupled with interest rate lows as well.
“More alarming is the fact that banks have also increased their LVR ratios to 95% to facilitate people into the market.”
In addition to this, he said, is the exposure property listings get through online portals.
“For instance, private listings can be placed on one of these portals (listings by people that wish to sell their own homes). There are other portals such as those on Gumtree, these portals can be used to showcase property sales and rental listings for no charge,” he said.
However he warned that not all home owners have the required skills for real estate – particularly those without negotiation skills or marketing knowledge. The top real estate agents across Australia are usually highly skilled individuals, and it is unlikely that most untrained home owners would be able to mirror their success.
“Once again there are websites both free and pay-for-service that can assist DIY vendors,” said Almeida.
However, in a market that’s not so hot, or for those with a property that’s unique or difficult, it may be a different story.
{module Do you think it’s wise to sell without the services of a real estate agent?}
YOU MIGHT ALSO WANT TO READ:
Catherine Cashmore on <a href="/expert-insights/investing/the-unglamorous-life-of-a-real-estate-agent">the unglamorous life of a real estate agent</a>
<a href="/news/five-lessons-from-selling-houses-abroads-andrew-winter">Five lessons from Selling Houses Abroad</a>'s Andrew Winter
</body></html>

jduke-EHk3XBmHkn

Would you sell your property without a real estate agent?

<html><body>
It's an experience most buyers have gone through before.
You stumble upon your dream property on a listing website. It has everything - high ceilings, water views, plush carpets and just enough room for you, the partner and the dog - and all at the right price.
But when you drive out to the suburb and walk through at the open home, something's not quite right. Those ceilings might be high to a toddler, but you almost bump your head on the chandelier. The plush carpets stink of old cigarettes and it turns out you can't get a glimpse of water unless you climb up the gum tree in the backyard. Another Saturday morning wasted.
Listing photos are there to make a property look good - good enough to get the buyers in the door at an open home, rather than scrolling past on a website. Unfortunately, that often means that they gloss over all the negatives of a property, the ones that really matter to buyers. For those traveling across the city for a new home purchase, or even interstate, this can result in a big loss of time and money, with the added opportunity cost of all those other properties you could have looked at in the mean time.
To combat rip-offs, scams and simple oversells, two Queensland entrepreneurs have launched a new business that lets consumers check out real estate, goods, accommodation and even dating prospects without ever leaving their own home.
The 'Go To Guy' network, founded by Garry Harding and Greg Rawlinson, is made of 350 inspectors across the country who can visit, document and report on properties or goods before you purchase them. An independent report, which you can compare against the original seller's description, will cost you $55.
The company also offers rental inspections for landlords who can't align their schedule with their tenants or property managers, client and asset verification for credit providers. They'll even meet prospective dates for online daters who are wary of "catfish".
According to the company's founders, they were inspired to launch the service after being disappointed by their own online purchases. Chief executive Garry Harding said the service can save buyers money and time.
“Online fraud and deception is growing as fast as e-commerce itself but our Go To Guys can now save consumers time and money by verifying the existence, condition and seller’s claims of any item so shoppers can avoid falling victim to misrepresentation,” said Harding.
“In the real estate field, we can check on the property’s actual condition and see if those water views actually exist. In the travel sector, we can visit holiday villas to see what they really look like and in the increasingly popular arena of internet dating – an emotional minefield at the best of times - we meet up with a client’s prospective partner with their consent to verify their identity and appearance and take photos for the client.”
Co-founder Greg Rawlinson said the independent, unbiased service helped consumers make decisions away from the sellers' interests.
"Essentially, we eliminate the guesswork and uncertainty of purchasing online by unearthing any problems and presenting a product as it really is, irrespective of whether the buyer has seen the item or person or not,” Rawlinson said.
“And our service is available 24/7 - just like the world of online shopping. We enable our customers to shop from anywhere and purchase anything with confidence.”
It remains to be seen whether consumers will be willing to pay $55 for a property inspection by the Go To Guys Network - especially as they'll most likely need to pay for another inspection from a building inspector further down the line if they do intend to buy the property. But for those who can't bear the thought of another Saturday morning wasted, it might just be worth it.
</body></html>

jrichardson-uRX5hFdKfN

Reality for realty: New service offers inspections for online property shoppers

<html><body>
Forget just paying for an apartment or a house and land package alone anymore, the past few years have seen apartments promise all sorts of whistles and bells to net in a buyer.
Here are the top five that got us talking.
<ol>
<li>
Vehicles From <a href="/expert-insights/buying/developer-offers-free-scooter-but-no-car-park-to-encourage-off-the-plan-apartment-sale">scooters in an apartment development with no car parks</a>, to <a href="/news/vic/vespa-offer-to-entice-buyers-to-south-yarra-one-bedroom-apartments">Vespa’s in South Yarra one-bedders</a>, this has been an increasingly popular option. In the last couple of years, cars have also been seen as offered with an apartment – with a free Toyota worth up to $40,000 offered by Peet for house and land buyers. Even <a href="/expert-insights/buying/melbourne-apartment-buyer-enticements-include-rental-guarantees-marina-berths-and-even-a-boat-ride-as-market-ripe-with-new-offerings">free marina berths on a leasehold arrangement</a> and a boat ride were offered for a period of time. 
</li>
<li>
Food supply Established properties have seen incentives like a year’s supply of ice-cream, and off the plan and new developers have gotten in on the action. Bringing <a href="/expert-insights/investing/food-trucks-latest-marketing-technique-for-developers">food trucks, and even cooking classes</a>, to launch events and buyers – the stomach is certainly the way to some peoples’ pockets. 
</li>
<li>
Qantas Points In September 2013, it was <a href="/news/frequent-flyer-points-might-be-a-gimmick-but-will-off-the-plan-buyers-be-attracted-by-the-incentives">frequent flyer points that took out Property Observer headlines</a> as the latest marketing techniques. A number of developers offered this incentive, from $1 for 1 point, to a certain number of points for each buyer. 
</li>
<li>
Financial incentives In 2012 all the rage was about <a href="/expert-insights/building/from-10-000-to-50-000-residential-developers-tempt-buyers-with-incentives">financial incentives to buy</a> – developers covering half of your deposit, or taking $10,000 off for those who purchased early. Time-limited discounts are also regularly seen. 
</li>
<li>
Furniture packages An increasingly common incentive is the furniture package – allowing buyers to move in to their carefully selected and furnished property. A number of developers include this for their developments, such as at Studio Nine. Usually, these <a href="/news/qld/close-to-11-million-of-new-apartment-sales-recorded-at-mon-komo-development-redcliffe">furniture packages</a> will have an interior stylist behind them.
</li>
</ol>
What unusual incentives have you seen offered to prospective new property buyers?
If you're marketing off the plan, you should consider signing up to the <a href="/news">Property Observer/Investorist free webinar off the plan marketing masterclass</a>.
</body></html>

Five unusual new build marketing incentives

<html><body>
Australia's big housing worry is that its house price-to-income ratio is rising, according to Australian Financial Review columnist, Chris Joye.
The RBA data has it at 5.1 times in March 2014, a touch below the 5.2 records in 2007 and 2010, he noted. 
After these prior records, prices fell 6% to 8% he added.
"My analysis suggests the ratio has crept further since March as national prices continue to outstrip incomes," with Joye warning of a possible vulnerability from an interest rate, income or unemployment rate shock.
"With Australian home values in absolute terms and compared to incomes now at, or near, multi-decade peaks, there is a case that we have an emerging bubble. 
"While Glenn Stevens has been reluctant to mention the “b-word”, the RBA’s latest research lends weight to the notion valuations are getting stretched.
"Speculative mania and/or rapid credit growth are only portents, not conditions, precedent to a bubble existing.
"RBA officials claim they are not worried about a bubble because credit growth is low.
"This is muddle-headed for two reasons: first, housing credit growth is outpacing incomes, which is the key criterion; second, credit growth is only meaningful in respect of the light it sheds on changes in the level of household leverage and the probability of borrowers defaulting.
"Low leverage combined with strong credit growth is a sign of dangerous conditions ahead.
"But RBA data shows that historically and internationally lofty leverage has already arrived: Australia’s 150 per cent household debt-to-income ratio is approaching its pre-financial crisis apogee.
"All we need now is an interest rate, income or unemployment rate shock to crush house prices and send leverage into uncharted territory.
"And contrary to RBA rhetoric, house prices are hardly “cooling”.
Joye noted in the first seven months of 2014, prices have inflated at a 9.5% annualised national pace (triple wages growth) with Melbourne values appreciating more rapidly than Sydney, with both realising strong double-digit gains this year.
"Many pundits were fooled by the winter seasonal slowdown, which has been reversed.
"With banks promoting the cheapest mortgage rates ever, I suspect Australia’s nascent housing bubble will get bigger."
</body></html>

Housing bubble getting bigger, economist Chris Joye says RBA is muddle-headed

<html><body>
It was the Sydney Home Buyer and Property Investor show over the weekend.
It is indisputably one of my favourite yearly events as familiar faces are brought into the one room to speak to the people we write for and educate all year round.
Every time I attend, I am struck with how it reflects the trends in the housing market – a microcosm of what is currently happening on a wider scale. Each city reflects the confidence in that area, for instance this time round I was told by Right Property Group that they saw more activity on the first day of the Sydney show than they did the entire time of the Perth show, an observation that many others conceded to be correct. This is no exact art, and yet it proves surprisingly accurate each year.
The trends in what is “en vogue” for investing itself are also present for those keenly observing. Where mining towns were once the dominant theme of new exhibitors, and then the United States, China, granny flats and self-managed super funds, this year there was little of any particularly new theme. There remained one company that appeared to be pitching to Chinese investors only – speaking to them in their own tongue, and there remained a granny flat builder, selling it more to those interested in the services than pitching it as an investment solution.
I didn’t note a single US property guru. In fact, it seemed to be that the exhibitor list was slightly whittled down to a core of those who have been in the market for a long time. While I wouldn’t spend money with every person on the exhibitor list, for a number of reasons, there are many on there that I respect.
<img src="/images/2014/07/21/home-show-july-21-two.jpg" alt="">
While there are a huge number of new companies deserving applaud for the ground they are breaking in property, and their education offerings and ethics, the “test of time” is still one of the better gauges for success in the property industry – not in the least because property is a long-term asset, and it’s expected that good experts are able to retain a good name and deliver on their predictions and offerings over this time. We see many new companies and trends come and go, but solid investing principles and ethics see the same businesses stay in the game year after year as past exhibitors vanish or hang on with blackened names.
I was also struck by one other detail – the increasing concern and diligence of the public. Spending some time over at the Property Investment Professionals of Australia stand, where they have a petition for regulation of the industry, I heard people say that they felt ‘overwhelmed’ a number of times and sign the petition willingly.
<img src="/images/2014/07/21/home-show-july-21-three.jpg" alt="">
This article continues on the next page. Please click below.
<hr class="system-pagebreak">
In the past, explaining the dangers of the industry, many attendees were surprised.
This time, it seems the message is getting through – be prepared, do your research, don’t hand your money over without your due diligence. The “splashy” sales pitches of the past, with huge price gain claims, seemed to be less common.
When listening to my editor-at-large Jonathan Chancellor’s speech on the resi stage, where he spoke about the difficulties of investing using mining town Zeehan in Tasmania as his example, the crowd furiously wrote down notes. He said that he wasn’t trying to put anyone off the property market, but rather off the idea that it is easy, that it’s fast money and that it doesn’t require hard work from yourself as a consumer.
<img src="/images/2014/07/21/home-show-july-21-one.jpg" alt="">
Providing his research tips, some of which he has taught myself and the editorial team for the way in which we look for stories (setting up alerts for announcements about infrastructure, for instance), I felt very proud of what the industry is achieving, and also for the increasing sophistication of investors and home buyers.
Now, more than ever, we are sent in detailed questions from readers who don’t want to just know “what” something is, but how to use it themselves. They don’t always want a hotspot list, or to be handed a property on a plate – although these are useful and fun in their own ways. They want to equip themselves with the skills to do the research themselves, or to at least ensure their investment team is doing the right thing.
We don’t suggest going it alone in the property field, but we do suggest undertaking your own due diligence and research. Test your own theories on property, for instance. After his talk, I overheard Jonathan speaking to one of the audience members and telling them to choose a suburb they know well to research and do a “practice run” with getting the latest information if they’re not experienced with getting it right the first time round. This will allow you to see any flaws in your process, and understand what to look for, before you start researching an area you do not know.
We all think we understand property better than everyone else. But it is time consuming, and you are expecting to dedicate some work into getting the information you need to save yourself the funds in the future from the market moving backwards. And, as RBA governor Glenn Stevens re-iterated in the much-discussed speech, the market can and does move backwards – it is by no means unheard of. We would hate any person to suffer through bad property choices, particularly when the situation could have been avoided through a little more education and effort - or through better choice of expert. Bad decisions happen frequently and, as we know, hindsight is 20/20 while foresight is basically a thick fog.
But is it possible to make money through property? Yes, it is. Is it certain or simple? No, it is not. To suggest it's easy is irresponsible. It’s not a sexy message, and it doesn’t make a good headline. The sales pitch “It’s hard work, not certain, expensive and you may not make as much money as you think” isn’t particularly enticing. No one was ever interested in writing about the suburb that is a ‘quiet achiever’ and growing just slightly above the national average. It’s a hard sell for us to write a story about a suburb that isn’t “booming”, it’s a hard sell for someone to push property there or to suggest someone invests there – and so these areas can often be ignored.
Jonathan told the crowd that this is actually exactly what they’re looking for.
The hotspot lists help you know where not to buy – where the herds are buying and everyone else is investing – instead, you want the quiet places that no one else is talking about yet. These are places that, while we do our best, aren’t always going to make it into our headlines. We write based on what we hear and what we're told by investors and experts, each with their own agenda, so you can understand where we come in during the process.
After everything, I found myself smiling and cheerful at the show – those with ethics, who are forward thinking and care for their clients, they will see long-term success and repeat business. And consumers who are the same, who are diligent and careful, do their research and educate themselves – they are putting themselves in a better position as well.
We can’t be naïve to think that another investment trend won’t be seen – that there won’t be another form of investing that hits a chord for a while (and, yes, makes some people plenty of money), but we can hope that by the time the next property sensation takes off the next wave of buyers are ready to truly analyse it and work out whether or not it’s for them.
</body></html>

Letter from the editor: Property investing isn't about the sexy sales pitch

<html><body>
The passing of the legislation repealing the carbon tax has been welcomed by the Housing Industry Association, who say they have been vocally opposed to the tax since its creation.
HIA chief executive industry policy and media, Graham Wolfe, said that it is a barrier for the industry. Previously, they had c<a href="/news/hia-urges-the-federal-government-to-scrap-the-carbon-tax">alled on the government to scrap it, calling it a “bad tax”, and asking for transparency over the costs added to a new home</a>.
"HIA has advocated against the carbon tax since its inception, as it represents yet another impost on one of the most heavily taxed sectors in the economy," said Wolfe.
"The repeal of the tax was a key part of HIA's 2013 federal election platform to help revive the housing industry."
He noted that it has had direct impact on energy production costs, which in turn had a flow-through effect onto manufacturing and fabrication phases for building material, product and assembly production.
Wolfe says that this drove up the prices of new homes, through manufacturing, jobs and material input costs.
In 2011, they had <a href="/news/carbon-tax-to-add-6-000-to-new-home-costs-hia">estimated the additional cost to a new home at $6,000</a>.
However, <a href="/expert-insights/investing/carbon-tax-wont-increase-housing-costs-much-stockland">Stockland had said that the additional costs would be closer to $2,500</a> – or just 0.6% of their house and land packages.
Property Observer is keen to see if any new home developers actually do reduce the costs of their developments' offerings as a result of the repeal.
RELATED STORIES:
<a href="/news/carbon-conscious-homebuyers-should-be-spared-tax-industry-bodies">Carbon-conscious homebuyers should be spared tax: industry bodies</a>
<a href="/expert-insights/investing/more-than-half-of-potential-home-buyers-put-off-by-spectre-of-carbon-tax">More than half of potential home buyers put off by spectre of carbon tax</a>
<a href="/expert-insights/investing/scaremongering-over-the-carbon-tax-just-a-lot-of-hot-air">Scaremongering over the carbon tax just a lot of hot air</a>
</body></html>

Carbon tax repeal part of HIA plan to revive housing industry

<html><body>
Property prices move in cycles, but perhaps not exactly with the speed that the loosest of property promoters suggest.
Indeed the value of the average national home has actually only grown by an average of 2.4% per year, plus inflation, over the past six decades.
Owning a home can therefore prove to be as expensive as renting, according to some Reserve Bank of Australia research.
The researchers at the Reserve Bank, Ryan Fox and Peter Tulip, have looked at the average cost of home ownership.
Their recent research prompts the asking of the perennial question - should you rent or buy?
Here's the list of ongoing running costs like council rates and water, all significant costs must be deducted from any increase in house prices for investors or home owners alike. 
Of course, the intrinsic benefits of home ownership aren't calculated. 
And much of the final outcome depends of course how long you retain the property — with longer stays very much shifting the equation in favour of buying.
<img src="/images/2014/07/17/rba-table-july-16-one.gif" alt="">
Source: RBA.
</body></html>

Home ownership running costs as a percentage of rental income: RBA insights

<html><body>
Overpriced, or undervalued? Despite suffering the biggest price cuts in the country, some homes just won't sell.
<a href="https://www.sqmresearch.com.au" target="_blank">SQM Research</a> has gathered the 10 most heavily discounted homes in the country.
<ol>
<li>
<a href="https://www.realestate.com.au/property-acreage+semi+rural-qld-ellen+grove-114951879" target="_blank">38 Considine Street, Ellen Grove, Queensland</a>
<img src="/images/2014/07/09/1.jpg" alt="">
38 Considine Street has the dubious honour of retaining top place on the discounted list this week. The brick house on a 1.57 hectare flat block has been on the market for 253 days now, despite a 43% price cut. It was initially listed at $1.4 million and now has a $799,000 price tag.
</li>
<li>
<a href="https://www.realestate.com.au/property-residential+land-wa-carabooda-200627671" target="_blank">292 Carabooda Road, Carabooda, Western Australia</a> 
<img src="/images/2014/07/17/caraboo.jpg" alt="">
Making its debut on the discount list, this 7.1 hectare farm has seen its price lopped by 37% from $1.65 million to $1,032,000. A three bedroom cottage sits on the property, with a big double garage, with water supplied by an on-property bore. In its listing, selling agent Thomas Massam of Harcourts Alliance Joondalup suggests buyers could grow fruit and veggies on the property, or "build a tennis court".
</li>
<li>
<a href="https://www.realestate.com.au/property-house-tas-richmond-114883299" target="_blank">2 Wellington Street, Richmond, Tasmania</a>
<img src="/images/2014/07/09/2.jpg" alt="">
The historic Mill House in Richmond, Tasmania, sits along the convict-built Richmond Bridge. It seems vendors overestimated market demand by a clean million, with the price tag dropping 36% from $2.8 million to $1.8 million. The estate's main house includes four bedrooms and bathrooms, a formal living and dining area, sunroom and cellar. The listing agent advises that the house has a "convict brick feature wall", a formal living and dining area, sunroom and cellar. The vendors, who according to the listing information have experienced a "change of circumstances" which have "significantly increased [their] motivation", are also open to selling the adjoining plot.
</li>
<li>
<a href="https://www.realestate.com.au/property-house-wa-carabooda-114289451" target="_blank">219 Bernard Road North Carabooda, West Australia</a>
<img src="/images/2014/07/09/3.jpg" alt="">
This rural property has been discounted by 35%, with its asking price now $2,272,000, down from $3.5 million. The Bernard Road farming property shares a listing agent with its Carabooda cousin on the list, the heavily discounted 292 Carabooda Road. Set on 15 hectares of farm land, the property has a 36,000 kilolitre water license. The dual lot property features a brick and tile home and farm sheds on one plot, and a "home in disrepair" on another.
</li>
<li>
<a href="https://www.raywhite.com/nsw/michelago/668779/" target="_blank">76 Tinderry Road, Michelago, New South Wales</a>
<img src="/images/2014/07/09/4.jpg" alt="">
On the market for 988 days, this rural property near Canberra has had its price cut from $1.9 million to $1.25 million. The Michaelago creek supplies water to the property, with two dams on the land. An original 1925-era home, requiring significant renovations, stands on the property. The listing information states: "The property is ideally suited to run livestock with some areas having had some pasture improvement in previous years, although this was some time ago and would likely need to be revisited."
</li>
<li>
<a href="https://www.realestate.com.au/property-house-wa-doubleview-116544475" target="_blank">1 Princess Road, Doubleview, West Australia</a>
 <img src="/images/2014/07/09/5.jpg" alt="">
This property in Perth’s Doubleview has been discounted by 33%, with its price now at $1.8 million (down from $2.7 million). Advertised as having subdivision potential, the current cottage and granny flat on the plot are described as “very rentable during the development phase” in the listing information.
The vendors purchased the 1,412 square metre plot 1 Princess Road for $150,000 in 1990, hoping now to secure more than 10 times what they paid.
</li>
<li>
<a href="https://www.realestate.com.au/property-house-sa-strathalbyn-107584093" target="_blank">21 Cotton Court, Strathalbyn, South Australia</a>
<img src="/images/2014/04/30/strathalbyn.jpg"> 
After a 32% price cut, the owners of this Strathalbyn home are now seeking $339,000. The house has been on the market for nearly three years. It was purchased by the owners for $118,000 in 1995.
</li>
<li>
<a href="https://www.realestate.com.au/property-house-tas-battery+point-108230936" target="_blank">1/23 Albuera Street, Battery Point, Tasmania</a>
<img src="/images/2014/07/09/6.jpg" alt="">
The former Albuera Art School now houses this luxury renovated apartment, priced at $1.5 million. It's been on the market for more than two and a half years, with an initial asking price of $2.2 million. The three bedroom apartment has a combination of heritage and new features, with polished timber floors and pressed metal ceilings. 
</li>
<li>
<a href="https://www.realestate.com.au/property-house-nsw-green+point-114436679" target="_blank">99 Green Point Drive, Green Point, New South Wales</a>
<img src="/images/2014/04/30/green%20point%20drive.jpg">
This contemporary New South Wales home is a discount list staple. After 1,381 days on the market (more than three and a half years) and a 31% price cut, it still hasn't secured a buyer. The home on the Central Coast was originally listed at $1.15 million but vendors are now asking for $795,000. Originally designed as a bed and breakfast, the lakefront home now functions as a hair salon. 
</li>
<li>
<a href="https://www.realestate.com.au/property-house-nsw-bar+point-113991687" target="_blank">53 Kalinda Road, Bar Point, New South Wales</a>
<img src="/images/2014/07/09/9.jpg" alt="">
A two cabin offering set above a waterfront reserve on the Hawkesbury River has been on the market for 591 days. The steep property houses one two bedroom cabin with a kitchen and living area, and another with a bedroom and bathroom. Its asking price has dropped 30%, from $280,000 to $195,000.</li>
</ol>
</body></html>

Property News

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News

Property News

Editor's Picks

Receive the latest news stories to your inbox

Have something to contribute?

Developments

New apartments

New townhouses

News