Less than five months after submitting plans to redevelop the former Cadbury office on St Kilda Road into a luxury apartment tower, development giant <a href="https://www.apartments.com.au/developers/dexus-property-group">Dexus</a>&nbsp;has been given ministerial approval to push on with the project.

Apartments.com.au <a href="https://www.apartments.com.au/news/vic/first-look-dexus-joins-st-kilda-road-apartment-ranks-with-gateway-tower-proposal">revealed the plans in October last year</a>.

The approved project will see the 19-storey office building at 636 St Kilda Road replaced with a <a href="https://www.apartments.com.au/architects/bates-smart">Bates Smart</a>-designed tower delivering more than 400 new apartments at the prominent intersection of St Kilda Road and Queens Road.&nbsp;

The design responds to the site’s gateway position at St Kilda Junction, with Bates Smart describing the tower as a “refined and sculptural built form that mediates between the scale of St Kilda Road and Queens Road,” reinforcing a civic presence at the key intersection.&nbsp;

<img alt="First look: Dexus joins St Kilda Road apartment ranks with gateway tower proposal" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-10-06%20at%2012.52.37%E2%80%AFPM.png?VersionId=Tq3yyOWe0e0klvy5j4TIjiZT7yd3f1Xk" />

The development will comprise 402 apartments, including 40 studios, 87 one-bedroom, 203 two-bedroom, and 66 three-bedroom residences, alongside six penthouses. The project will also incorporate active frontages, new pedestrian through-links and a landscape strategy designed to integrate with the boulevard character of St Kilda Road.&nbsp;

Public realm improvements form part of the approved scheme, including a 138 square metre linear park, extensive landscaping and approximately 188 metres of active street frontage intended to improve permeability and safety at ground level. Four basement levels will provide 449 car spaces and 120 bicycle spaces.&nbsp;

The project includes a $9.6 million contribution to the Social Housing Growth Fund, equivalent to three per cent of the project’s estimated development cost, supporting broader affordable housing initiatives across Victoria.&nbsp;

<img alt="First look: Dexus joins St Kilda Road apartment ranks with gateway tower proposal" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/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/St%20kilda%20rd%20site.png?VersionId=m_ZioKYhwkvekE3ZUF6y7bz.5_5yFPnZ" />

Wholesale Australian Property Fund (DWAPF) Fund Manager Chris Davitt said the residences are intended to appeal to a broad mix of buyers seeking proximity to the CBD and surrounding amenities.

“We’re excited about the potential of the project to contribute new residential supply to one of Melbourne’s most sought-after areas,” Davitt previously said. “The landmark site at 636 St Kilda Road is at the gateway to Melbourne’s CBD, offering sweeping views and exceptional connectivity.”&nbsp;

The site’s three street frontages, St Kilda Road, Queens Road and Queens Lane, allow for generous setbacks and a flexible built form, while its proximity to the ANZAC Station tram-rail interchange and the St Kilda Road cycling corridor positions it within one of Melbourne’s most connected inner-city precincts.&nbsp;

St Kilda Road has become one of Melbourne’s most active apartment corridors in recent years, with projects such as Victoriana, The Muse and St Boulevard already completed overlooking Albert Park Lake, while Gamuda Land continues construction on Fareham and several other developments are planned nearby.&nbsp;

Joel Robinson

Dexus secures ministerial approval for St Kilda Road apartment tower

Just a few months after launching to the market,&nbsp;<a href="https://www.apartments.com.au/developers/gold-partners-australia">Gold Partners Australia</a>&nbsp;has sold 75 per cent of the apartments at&nbsp;Harmony on Broadbeach, its debut Gold Coast apartment development.

<a href="https://www.apartments.com.au/new-apartments/harmony-on-broadbeach-2797-gold-coast-highway-broadbeach-qld-4218">Harmony on Broadbeach</a>, which will rise 33 storeys on the corner of First Avenue and the Gold Coast Highway about 400 metres from the beach, will deliver a collection of two and three-bedroom apartments designed to appeal to a mix of local owner-occupiers, interstate buyers, and investors seeking newer stock in the tightly held Broadbeach market.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/dbi">DBI Architects</a>, Harmony will home just over 100 apartments, with a typical floorplate limited to four apartments per level. The configuration allows for larger layouts and greater privacy compared to many higher-density coastal towers.

[smartcode_project:default project_id=113098 project_image_fid=355608]

The residences comprise generous two and three-bedroom apartments with open-plan living areas, large balconies and floor-to-ceiling glazing designed to maximise natural light and capture views across the ocean, hinterland and Broadbeach skyline. Interiors feature natural stone benchtops, engineered timber flooring and Miele appliances, with finishes intended to reflect the coastal character of the surrounding area.&nbsp;

Amenities are centred on a dedicated wellness offering, including a 20-metre swimming pool, spa, sauna, gymnasium and yoga lawn, alongside communal lounges, private dining areas and outdoor barbecue spaces for residents. The building will also include a hospitality venue at street level, activating the ground plane along the Gold Coast Highway.&nbsp;

[smartcode_project:default project_id=113098 project_image_fid=355611]

Olympus Property Group is handling sales for the development. Director Deanna Lockett said the project has resonated with a wide buyer pool drawn to the combination of location and pricing.

“There’s been nothing new come to the market in <a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> at this price point for nearly a year,” Lockett said. “It hits the sweet spot of affordability, good sized apartments, in a great location.”&nbsp;

Broadbeach remains one of the Gold Coast’s most established lifestyle precincts, with residents within walking distance of the beach, dining along Surf Parade, Pacific Fair Shopping Centre, and the Gold Coast Convention and Exhibition Centre. The suburb has seen limited new apartment supply over the past year, contributing to strong early demand for Harmony.&nbsp;

Construction is due to commence in Q2 2026, with completion targeted for late 2028, as Gold Partners Australia expands into the Gold Coast market alongside its established pipeline in New South Wales.

[smartcode_project_cta:default project_id=113098]

Harmony on Broadbeach races to 75 per cent sold as Gold Partners Australia target construction commencement

Developer <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is bringing some of the largest apartments ever delivered to the sought-after Domain Precinct, directly facing Albert Park Lake.

H&amp;F has recently launched <a href="https://www.apartments.com.au/new-apartments/the-queensbury-melbourne-71-queens-road-melbourne-vic-3004">The Queensbury</a>, inspired by London’s Queens Club, the historic home of the prestigious Wimbledon, the world’s oldest tennis tournament. The opportunity for apartment buyers is as rare as securing a ticket to the finals at the All England Club, with the site being one of the very few remaining positions offering uninterrupted, never-to-be-built-out views across Albert Park Lake.

The building has been designed to maximise the unique nature of the site and its prominent parkside position. Architecture firm Forum has crafted a design that responds directly to its setting. Its façade is defined by strong vertical elements and expansive glazing, oriented to capture the unrepeatable views over Albert Park Lake, the city and the bay.

[smartcode_project:default project_id=151832 project_image_fid=359764]

There will be 141 two- and three-bedroom apartments in The Queensbury, many of which have already been snapped up during the early marketing stage.

The apartments have been planned to maximise natural light and visual connection to the surrounding landscape. Living areas extend to private balconies, reinforcing the relationship between interior spaces and the lake or city beyond. Bedrooms are oriented to draw in daylight, while material selections focus on natural stone, porcelain tiles and brushed nickel fixtures.

Purchasers can choose between two interior schemes, Augusta and Ascot, which interpret neutral and earth-toned palettes across kitchens and bathrooms. Kitchens incorporate natural stone benchtops, integrated Miele appliances and panelled cabinetry, with detailing designed to balance durability and everyday functionality.

[smartcode_project:default project_id=151832 project_image_fid=359771]

Much like the private clubs that define Wimbledon’s tradition and prestige, The Queensbury has been designed to embody an exclusive, club-style way of living.

Its resident amenities are curated to mirror the refined atmosphere of a members’ club, with spaces to gather, unwind and entertain, delivering an elevated lifestyle that feels both rare and enduring.

[smartcode_project:default project_id=151832 project_image_fid=359772]

“The ground level is designed as an open lounge that brings the outdoors in,” says David Harrap, Director at Forum.

“The wellness centre is a sanctuary and spills out towards the garden, creating a sense of calm.”

The wellness centre comprises a fully equipped gym, spa, cold plunge pool and sauna. A resident lounge and dining space opens to an outdoor pickleball court, aligned with the sporting culture of London’s Queens Club and a first for a Melbourne multi-residential apartment development.

[smartcode_project:default project_id=151832 project_image_fid=359748]

While the proximity and orientation of the site and building are unmatched, future residents will also be within walking distance of ANZAC Station and multiple tram connections along St Kilda Road. The development is also close to the NGV, Arts Centre Melbourne and major sporting venues including the MCG and Rod Laver Arena.

St Kilda Beach, along with the hospitality venues that line the foreshore, is just over two kilometres from the front door.

[smartcode_project:default project_id=151832 project_image_fid=359764]

<a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> has been developing a mix of commercial and residential projects since it was founded in 2014 by Daniel Faigen and backed by Eddie Hirsch, co-founder of United Petroleum.

After recently launching its fourth Gold Coast project, <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> has also delivered local developments including Central Park in Box Hill and 107 Darling Road in Malvern East.

[smartcode_project_cta:default project_id=151832]

The Queensbury brings Wimbledon-inspired living to Albert Park Lake

<a href="https://www.apartments.com.au/developers/pdg-corporation">PDG Corporation</a> has been appointed by the Victorian Government and Development Victoria to transform a long-unused infrastructure site in Ivanhoe into a new residential precinct, delivering 275 homes alongside a 2,000 sqm public park.

The project will redevelop the former water tank site on Upper Heidelberg Road, which has been unused since 2004. The appointment follows an eight-year planning process and marks the start of detailed design, with a planning application expected to be lodged in mid-2026.

The redevelopment will introduce a new residential community in one of Melbourne’s established inner-north suburbs, with at least 10 per cent of the homes allocated as affordable housing. In addition to new housing supply, the project will expand local open space through the delivery of the public park, which will be accessible to the broader community.

PDG Managing Director and Founder Vince Giuliano said the partnership with Development Victoria presented an opportunity to deliver a housing outcome aligned with the character of the area.

“PDG is thrilled to partner with Development Victoria to bring new housing options to this popular part of Melbourne,” Giuliano said.

“This exceptional location offers a rare opportunity to create a vibrant, connected community, and we look forward to working closely with Development Victoria and other stakeholders to bring their vision to life.”

The Ivanhoe project continues PDG’s track record of delivering mixed-use and community-focused developments in Melbourne.

PDG has just sought to upscale its plans for its prime Southbank site on Queens Bridge Street. They are seeking to developer 637 apartments across a 71-storey tower.

PDG appointed to develop Ivanhoe water tank site by Development Victoria

National developer Fortis has received development approval for Crest &amp; Walker, its Newstead apartment development on Kyabra Street.

Construction by Binah is expected to commence on the 20-storey, Bureau^Proberts-designed building soon. There will be 65 two- and three-bedroom apartments on offer, starting at $1.8 million.

<a href="https://www.apartments.com.au/new-apartments/crest-walker-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a> marks the fourth active development to be delivered by Fortis in Brisbane, following River House, now nearing completion, a residential project in New Farm, and a mixed-use development in Hamilton. Several additional projects remain in the pipeline as the development manager continues to grow its footprint across South-East Queensland.

Dan Boman, General Manager – Development, Queensland, said the continued expansion in Brisbane projects managed by Fortis reflects the company’s commitment to design-led development and thoughtful placemaking.

“We’re proud to be strengthening our presence in Brisbane with Crest &amp; Walker, particularly in such lifestyle destination as Newstead," Bonman says.

"Every Fortis project is shaped by its context, and we approach each one with the respect and care it deserves."

Bonman believes Crest &amp; Walker will&nbsp;attract a discerning buyer who values design, thoughtful amenity and a lifestyle that captures the best of contemporary Brisbane.

"Our focus is always on creating places that feel connected to their neighbourhood and elevate the everyday experience for residents. Newstead continues to evolve as one of Brisbane’s most sought-after urban communities, and Crest &amp; Walker reflects our ambition to contribute meaningfully to that story."

The building’s design features a contemporary brick podium softened by vertical greenery, creating a distinctive architectural expression within the Newstead streetscape. Positioned between Gasworks and James Street, the project sits within one of Brisbane’s most coveted lifestyle precincts, surrounded by dining, retail and cultural destinations.

A communal rooftop will feature a sun lounge and pool, BBQ facilities and a sauna, all set against panoramic views across Newstead and the Brisbane CBD.

Slaite Projects will handle the sales campaign, which will kick off in May.

[smartcode_project_cta:default project_id=145922]

Fortis to launch Crest & Walker, Newstead following development approval

Property Rental

Australian landlords have seen the highest annual growth in dwelling rents since January 2009.

But very high rental growth is unsustainable while income growth remains subdued, CoreLogic&#39;s Eliza Owen has advised.

&ldquo;I think we can expect a similar outcome for the Australian rental market as the purchasing market.&nbsp;

&quot;Very high rental growth is unsustainable while income growth remains subdued.&nbsp;

&quot;The result will likely be more subdued growth rates in the coming quarters, especially as investor participation trends higher, delivering more rental supply,&rdquo; Ms Owen said.

[smartcode_project:default project_id=102309 project_image_fid=163984]

CoreLogic&rsquo;s Rental Review for the June 2021 quarter shows despite rental growth slowing over recent months, the latest figures take national rental rates 6.6% higher over the year.

CoreLogic&rsquo;s national rent index recorded a 2.1% rise in the three months to June 2021, down on the 3.2% rise over the March quarter.&nbsp;

National gross rental yields were recorded at 3.41% in the June quarter, down from 3.55% over the March quarter and 3.73% a year earlier, as dwelling values outperform rental growth.

Regional rents continued to outpace capital city rents, rising by 2.7% in Q2 compared to a 1.9% rise in capital city rents, both down quarter-on-quarter, the highest annual growth result on record, with the CoreLogic rental index commencing from 2005.

[smartcode_project:default project_id=6515 project_image_fid=68834]

CoreLogic&rsquo;s Head of Research Australia, Eliza Owen, says Australia has not seen rental value increases this high for over a decade.&nbsp;

&ldquo;Following subdued rental performance through much of the 2010s, the Australian rental market has seen an increase in values due to many of the same factors that have led to the current housing price upswing.

&quot;These factors include increased government stimulus through COVID-19, accumulated household savings through lockdown periods, the swift economic recovery seen as restrictions eased, and a lack of rental supply in some markets have also exacerbated rental price increases, particularly in major centres of regional Australia.

Despite the strong national and combined regional figures, the change in rents over the year ranged from 21.8% growth in Darwin, to a 1.4% decline in Melbourne.&nbsp;

[smartcode_project:default project_id=5559 project_image_fid=88241]

Canberra remains the most expensive city to rent, with Adelaide the most affordable.

&ldquo;In Sydney and Melbourne, unit rents continue to show year on year decline, at -1.1% and -6.4% respectively.

&quot;As noted in previous quarters, these cities, which have historically had the highest intake of international migrants, have seen rental demand most impacted by international border closures amid the pandemic.&nbsp;

&quot;Although demand across these unit markets remains fairly subdued, there are signs that rents may be stabilising at lower levels.

&ldquo;In fact, Sydney unit rents have begun to creep higher in recent quarters, including a 1.8% uplift in the three months to June.&nbsp;

[smartcode_project:default project_id=7758 project_image_fid=150458]

&quot;Melbourne unit rents have also started to show signs of stabilising, with values remaining flat over the quarter.&quot;

Melbourne recorded the weakest growth in rents over Q2. House rents were up 1.1%. Unit rents saw no change over the quarter, but showed a minor rise in the month of June of 0.3%.

&quot;Recent lockdown conditions across Sydney may impact rental markets where there are high concentrations of renters in affected industries, such as hospitality and tourism.&quot;

These regions include the inner city market of Sydney, which has been one of the more subdued Sydney rental markets through the pandemic.

Ms Owen says there are pockets of the rental market which remain subdued, because of the impacts COVID-19 has had on different parts of the country


jchancellor-FAypfDUnLy

Very high rental growth is unsustainable while income growth remains subdued: CoreLogic's Eliza Owen

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Rental demand for units is 23% higher year-on-year, according to the latest data from the realestatwe.com.au website.

Demand for house rentals is up by 11% on the same time last year, just as the worldwide pandemic became official.

[smartcode_project:default project_id=24422]

"Perhaps somewhat surprising given the current environment, but demand for units is 23% higher year-on-year with demand for houses up by less than half that, at 11% growth," Cameron Kusher, the executive manager of economic research at REA Group said.

This year the rental demand has fallen for five successive weeks.

<img alt="" height="1376" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/rea_rental_demand.jpg" width="1600">

The reasons Kusher advised on the emerging trend was "that we aren’t seeing the influx of overseas arrivals like we typically would at this time of year, as well as the fact that government incentives have driven a surge in purchasing activity from first home buyers, which may lead to reduced rental demand."

Rental demand fell by a further 1.1% last week, taking it to be 15.8 per cent lower than its historic peak.

Cameron Kusher said Tasmania and Australian Capital Territory were the only states in which rental demand increased over the past week.

While rental demand has trended lower over recent weeks, it remains 17% higher than it was a year.

[smartcode_project:default project_id=90553]

After the seasonal early-January surge, two weeks ago Kusher noted demand would continue to trend lower over the coming weeks "as we exit the busiest time of the year for the rental market during the first quarter."

The REA Insights Rental Demand Index was relaunched last month.

While the original index measured the total volume of highly-engaged renter activity on realestate.com.au, it now measures the change in the number of people that are highly-engaged with properties listed for rent on realestate.com.au.

Someone is determined to be ‘highly engaged’ when they undertake a number of actions on a listing, these include but are not limited to; the number of visits to a listing, looking at the photos for a listing multiple times, saving the property, sharing the property and/or making an enquiry with the agent.
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Rental demand has now fallen for five successive weeks, after the seasonal early-January surge, but remains higher than last year, according to realestate.com.au data

jchancellor

Rental demand reducing, but remains higher than last year: REA

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EXPERT OBSERVER
Amid an extraordinary economic slowdown, the Australian economy is heading for its first recession in almost 30 years.
Indicators suggest this fall in demand is starting to weigh on the property market. But a frequent stream of monetary, fiscal and social policies are being rolled out in an attempt to soften the blow to the broader economy, which will also help to insulate housing markets.
Over March, the JobSeeker payment was increased by $550 per fortnight, effectively doubling the highest allowance. Additionally, on the 30th of March, a $130 billion wage subsidy payment was announced, which would see employers receive $1,500 per employee per fortnight.
For eligible employers and employees, workers would receive a gross wage supplement of $1,500 before tax on a fortnightly basis.
The game-changing package has led Westpac economists to reduce their forecast for peak unemployment from 17.0%, down to 9.0%.
This will ultimately lessen downward pressure on housing demand, as more people are able to retain their job during and after the COVID-19 shutdown.
How many rentals are ‘affordable’ on the JobKeeper package?
The JobKeeper subsidy may also see fewer households fall into housing affordability stress.
Housing affordability stress is a situation where households expend more than 30% of income on housing costs, such as rent. To understand how many households may be better off, it is worth considering how many rentals are currently able to be serviced on 30% of the JobKeeper payment.
<img src="https://www.urban.com.au/images/2020/4/6/TABLE%201.png" alt="">
Table 1 (pictured above) shows the portion of the rental market in capital city and regional areas that could be serviced by an individual using just 30% of the JobKeeper or JobSeeker payments (i.e, what portion of the rental market can be rented for $450 per fortnight, or $330 per fortnight).
In considering typical household composition, Table 2 (pictured below) reflects the same analysis for a couple both receiving a benefit.
<img src="https://www.urban.com.au/images/2020/4/6/TABLE%202.png" alt="">
The analysis does not take into account tax on the JobKeeper payment, or voluntary employer top-ups of the JobKeeper amount.
The data highlights that the JobKeeper payments significantly increase the portion of affordable private rentals in Australia.
Flat payments are proportionately beneficial for renting households where rents are cheaper, such as in Regional Tasmania and South Australia.
Incidentally, these are areas that may be more severely impacted by the economic slowdown in terms of the concentration of the labour force in agriculture, food service, tourism and accommodation.
But even with the relatively small portion of rental properties being affordable elsewhere, it is likely that current social distancing measures would see less discretionary spending, enabling a higher portion of income to be used in servicing rent.
Additionally, further protections for renters are in the works. On the 29th of March, federal and state leaders announced a 6 month moratorium on residential and commercial tenant evictions, for households in financial stress who cannot meet payments because of the coronavirus impact.
At a press conference the next day, Prime Minister Morrison made an allusion to further rental assistance, such as a rent guarantee, but such details were “still being worked through”. This would ease pressure on renters to service their full rent commitments, however the impact on landlords remains uncertain. Another note on this data is that it reflects rental valuations as of early April.
As income and job prospects decline, the private rental market will likely see a downwards adjustment, with landlords of vacant properties potentially having to lower rents in order to meet the market.
A final takeaway from this data may be that now is an opportune time to explore more social and affordable housing supply.
As well as added benefits to the construction sector, the government could look to create housing supply that compliments the payments being offered to renters. 
ELIZA OWEN is the Head of Research Australia at CoreLogic
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pchatterjee-seVgoiQgz5

New fiscal policies shift outlook for rental housing: Eliza Owen

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<img src="https://counter.theconversation.edu.au/content/76263/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
For renting to become a truly viable, long-term alternative to home ownership, greater rental affordability and security is needed.
Deloitte Access Economics’ Chris Richardson recently suggested that young Australians would be better off renting than trying to buy a house. He argued:
… rents today make a lot more sense than housing prices.
This may be true. However, the situation for renters is far from clear-cut. Rents continue to increase in Australian cities, and are out of reach for low- and very-low-income earners.
Renters also face substantial housing insecurity. In Australia, 50% of renters are on a fixed-term one-year lease; 20% are on a month-to-month “rolling” lease. 
For renting to become a truly viable, long-term alternative to home ownership, greater rental affordability and security is needed.
Rental affordability
Longer-term structural changes to tackle housing affordability, including boosting the supply of social housing and increasing tenure diversity, will be essential. There are some promising moves, including the recently announced proposal for a bond aggregator model to fund social and affordable housing.
Failing a substantial increase in affordable housing, there will be a need to increase rent assistance payments, particularly in high-cost regions. 
This acknowledges that housing costs differ across the country and that many low-income earners need to remain in high-cost regions. This includes older people whose social and family networks are in these regions, and people who work in these areas.
Many industries in high-cost cities are dependent on people who earn low and very-low incomes. These people have a right – and need – for affordable, secure housing – and a house that is a home.
Affordability is the thin end of the wedge
For renting to become a true alternative to home ownership, greater rental security is needed. 
To move toward secure rentals we need to reward long-term investment. One example might include encouraging institutional investors, including superannuation companies and other businesses that invest in large amounts of rental housing, who are in it for the long haul.
However, there is no reason to assume that institutional investors will offer more affordable rental properties, or be any better landlords than so-called “mum and dad” investors. We therefore need to pursue changes to rental laws to ensure renters, including the growing generation of long-term renters, can experience a secure sense of home. Specific changes include:
Removing no-grounds eviction. The perceived risk of eviction leads to stress for renters. And the right to no-grounds eviction can lead to retaliatory eviction by landlords when tenants exercise their rights, including rights to maintenance and repairs.
The Tenants’ Union of NSW has called for a balancing of landlord and tenant interests through tenancy laws that specify reasonable grounds for termination.
Such laws could follow the German example. In Germany, rental laws ensure security of tenancy while retaining the right of landlords to terminate a lease in certain circumstances, such as if a tenant violates the lease agreement (for example, by not paying rent) or if the landlord requires the property for personal use. 
Rent increases are sometimes a “backdoor” way of evicting tenants. In a recent survey, 11% of renters reported receiving a “rent hike after requesting a repair and 10 percent said that their landlord or agent became angry”. We need stronger regulation of rent increases and stronger penalties for unreasonable increases.
There are precedents for this in other jurisdictions. Germany again provides a great example. There, rent increases are allowed less frequently. And they:
… must be based in the rents of three similar dwellings or a database of local reference rents and rents may not increase more than 20 percent over three years. 
Ensuring the right to make a home. Rental laws need to ensure the right of tenants to make their house into a home, including making cosmetic changes to a property, ability to keep pets, and allowing alterations that would allow an older person or person with a disability to live there.
Some older renters I have interviewed recently have had to move after these types of adjustments were rejected by landlords who thought age-related modifications were not attractive.
In New South Wales, the right to make changes that would ensure a property is liveable for people with different housing needs is being considered as part of the current residential tenancy law review. However, the right to make cosmetic changes is excluded.
Popular wisdom often suggests that tenants and landlords have different interests. In fact, they have very similar interests. Both benefit from secure tenancies and a property that is well maintained and cared for.
Failure to ensure rental affordability and security will require a raft of policy changes in other areas, including pension income calculations that assume home ownership. It will also condemn a generation of long-term renters to increasingly unaffordable and insecure housing.
Emma Power is an ARC DECRA fellow based in the Institute for Culture and Society at Western Sydney University. She can be contacted <a href="https://theconversation.com/profiles/emma-power-250930">here</a>.
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For renters, making housing more affordable is just the start: Emma Power

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<div style="text-align: left;" align="center">Rental property technology company Property Connect Holdings Limited (ASX:PCH) has started trading on the Australian Securities Exchange after raising $2.5 million as part of a reverse takeover by Conquest Agri (ASX:CQA).</div>
<div style="text-align: left;" align="center"> </div>
<div style="text-align: left;" align="center">The company first traded at $0.06 per share, a 20% premium to its listing price of $0.05, said a media release.</div>
<div style="text-align: left;" align="center"> </div>
<div style="text-align: left;" align="center">Property Connect issued 50 million shares, implying a market cap of A$12.28 million upon listing.</div>
<div style="text-align: left;" align="center"> </div>
<div style="text-align: left;" align="center">Trading will commence as Conquest Agri before the name change to Property Connect, and the PCH ticker, comes into effect pre-market open on March 24.</div>
<div style="text-align: left;"> </div>
<div style="text-align: left;">Property Connect's LiveOffer™ technology allows potential tenants to make an offer on a rental property, thus creating a fair market value for properties.</div>
<div style="text-align: left;"> </div>
<div style="text-align: left;">The renter can adjust the rent paid, move in date and lease term which helps leasing agents get market-driven terms on each property.</div>
<div style="text-align: left;"> </div>
<div style="text-align: left;">LiveOffer™ can be integrated into existing property management software and will allow renters to place an offer on a property and see in real-time where they are placed against other applicants. </div>
<div style="text-align: left;"> </div>
<div style="text-align: left;">Initially, Property Connect will target the vast US multifamily apartment market with additional real estate sectors and markets anticipated to follow. The company is targeting organisations with more than 5,000 properties (multiple communities) under management and has agreements in place for LiveOffer™ with groups accounting for more than 100,000 apartments under management.</div>
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 Property Connect will charge a set-up fee and monthly fee for each community placed on the LiveOffer™ system by the property manager, in addition to a 1-3% transaction fee per lease passed through the platform.</div>
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<div style="text-align: left;">"Listing on the ASX is an important milestone in the company’s development and we look forward to delivering a technology platform that will allow property managers to optimise the leasing process and maximise property value,” said founder and CEO Timothy Manson.</div>
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 Version 2.0 of LiveOffer™ is expected to be launched in the second-half of this year. </div>
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Renting tech firm Property Connect debuts on ASX at 20% premium 

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Demand for three bedroom rental properties is pushing up the weekly median rentals around Melbourne’s Bayside.
Investors in Cheltenham benefitted the most from this demand with the median weekly rent for a three-bedroom apartment increasing 13.3% over the year to $510 in June 2015, new REIV data shows.
Large family homes in neighbouring Beaumaris are also highly sought after by tenants.
Three-bedroom apartments there recorded annual rental growth of 11.1% to a median of $750 per week, up from $675 for the same period last year. 
The REIV data suggested three-bedroom homes in Hampton saw 9.8% growth over June 2014 figures to $725 per week.
The median weekly rent for the same sized property in Highett also grew to $510 in June, up from $480 last year - a 6.3% increase.
The median rent for a four-bedroom home in Brighton increased 7.3% to $1,288 over the year while one-bedroom apartments grew 7% to $356 per week. 
Rental increases were also recorded for two-bedroom properties in Brighton East. The weekly median rental for a two-bedroom apartment in Brighton East grew by 10.5% to $450 while rent for the same sized house was up 10% to $450. 
Other suburbs experiencing rental growth across the municipality included two-bedroom apartments in Black Rock, up 6.1% to $425 in June and four-bedroom homes in Sandringham, up 8.7% to $950 per week. 
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Bayside Melbourne rental growth with strong demand for three bedders

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Bupa Australia has taken a rental lease at Newspaper House, the seven level retail and office building at 247 Collins Street Melbourne.
The iconic Newspaper House was purchased in June <a href="/expert-insights/investing/newspaper-house-collins-street-sold-to-subdividing-singaporean-investor">for around $23 million</a>. 
The lease includes 275sqm of space leased at more than $800,000 per annum on an eight year term through an off-market deal brokered by Savills Australia and Vantage Property Investments.
Savills’ Victorian Retail Director, Michael Di Carlo said the lease was brokered off-market prior to the new landlord having completed settlement.
Bupa will relocate from The Block Arcade at 292 Collins Street. 
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