With demand for high-quality family homes in the inner west continuing to rise, young families are increasingly turning to new forms of multi-generational living.

At <a href="https://www.apartments.com.au/buildings/ashbury-terraces-ashbury-165-171-milton-street-ashbury-nsw-2193">Ashbury Terraces</a>, Nikki Pham and Danny Lai are among the growing number of residents choosing the precinct for its space, design integrity and strong sense of community.

For Nikki and Danny, purchasing a three-storey terrace was about securing a long-term home for their young family. Having spent most of their lives in the inner west, they first discovered the project while it was under construction.

“We walked past and had a look during the build and instantly felt the vibe. It had everything we were looking for,” said Nikki.

A return to green, open spaces was a major drawcard after living closer to the CBD.

“We like going for walks, and here it feels like a mini oasis while still being central to everything we need,” she said.&nbsp;

[smartcode_project:default project_id=112253 project_image_fid=354944]

Inside, the couple were immediately drawn to the craftsmanship.&nbsp;

“I love the Calacatta marble and timber detailing. If I’d designed it myself, these are exactly the fittings and fixtures I would have picked,” Nikki said. “There’s actually very little I’d change.

“We’ve found the craftsmanship has been great and I believe the beautiful arches and curves, including on our stunning staircase, are all made by hand.”

Since moving in with their seven-month-old baby in mid-August, the family has been making the most of the amenities, especially the pool.&nbsp;

“We love using the shallow area with the baby. It’s great for kids, and the sunbeds are perfect when it’s not too hot,” Danny said.

[smartcode_project:default project_id=112253 project_image_fid=354939]

The home features kitchen, living and dining areas on the ground floor with courtyard access to the pool, two bedrooms and a study on the middle level, and a master suite on the top floor. The proximity to local parks, childcare, and schools also made it an easy choice.

Nikki has noticed the project is sparking interest from the extended families of new residents.&nbsp;

“Several of our neighbour’s parents have now bought here too. It’s ideal for multi-generational living because everyone has their own space but you’re still close by.”

<h2>A growing trend in the inner west</h2>

Aras Labutis, Head of Urban Transformations at <a href="https://www.apartments.com.au/developers/coronation-property">Coronation Property</a>, said families like Nikki and Danny’s reflect a broader shift.

“Ashbury Terraces was designed for families at different life stages who want to stay connected to the inner west, including multi-generational households," Labutis said.

"Some terraces even include lifts, which make them ideal for older residents who want to remain independent while living close to children or grandchildren."

[smartcode_project:default project_id=112253 project_image_fid=354936]

Recent ABS data shows around one in five Australian households is now multigenerational, following a 22 per cent rise in the five years to 2021.

“The demand we’re seeing aligns with broader national data showing ongoing growth in multi-generational living as families look for practical, long-term solutions in well-connected suburbs.”

&nbsp;

<h2>Milton Estate launches as the precinct’s next chapter</h2>

Following this strong response, Coronation is now registering expressions of interest for Milton Estate, the next evolution of the precinct. Strong sales and sustained interest in family-focused inner west homes have underpinned the decision to bring this next stage to market sooner than anticipated.&nbsp;

[smartcode_project:default project_id=112253 project_image_fid=358839]

The new collection continues the same design principles, quality materials, heritage sensitivity and family-focused layouts, and its launch reflects demand from both local buyers and extended families who want to remain part of the growing community at Ashbury Terraces.

&nbsp;

<h2>A new neighbourhood taking shape</h2>

Designed by award-winning architects <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, and brought to life with landscaping by <a href="https://www.apartments.com.au/landscape-architect/360-degrees-landscape">360 Degrees</a>, Ashbury Terraces comprises 136 residences across five low-rise buildings, supported by amenities including a pool, gym and landscaped communal spaces.

For Nikki and Danny, it already feels like a place to grow for years to come.

“We’ve found great childcare nearby, and Ashbury Primary and Trinity Grammar are within easy reach. There are other excellent public and private school options too,” Nikki said.

“It’s hard to find something like this in the Inner West,” she added. “It’s certainly unique in <a href="https://www.apartments.com.au/developments/ashbury-nsw-2193">Ashbury</a>. We’ve got everything we need here and it already feels like home.”

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Staff Writer

Ashbury Terraces proves a perfect fit for growing families and multi-generational living

An exclusive collection of luxury Sky Homes featuring sweeping water views, each with their own private rooftop terrace and marina berth, are part of the latest release at Lewis Land’s visionary <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplanned community.&nbsp;

The Sky Homes, which sit within the Signature Collection, have been designed by&nbsp;<a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>&nbsp;and&nbsp;feature contemporary light-filled coastal interiors, accented by natural textures of timber and stone. The homes range from 282 sqm to 367sqm and offer three bedrooms, three bathrooms, multiple living zones, three car parks, large private balconies, and their own rooftop terraces. &nbsp;

[smartcode_project:default project_id=113271 project_image_fid=359204]

<a href="https://www.apartments.com.au/developers/lewis-land-group">Lewis Land</a> Head of Development Michael Long said the three double-storey Sky Homes occupying the &nbsp;upper levels of The Waterline apartment building formed part of the masterplan’s Signature Collection of &nbsp;luxury residences. &nbsp;

“The exclusive Sky Homes are more than penthouses, they are double-storey homes featuring expansive living spaces and outdoor terraces,” Mr Long said.&nbsp;

“Located on levels five and six of The Waterline, each Sky Home includes its own private marina berth with direct Broadwater access and carefully curated high-end finishes throughout.”&nbsp;

&nbsp;

[smartcode_project:default project_id=113271 project_image_fid=359206]

The launch of The Signature Collection coincides with the milestone topping out of The Waterline, the first of three residential collections being delivered in the first stage of Harbour Shores.&nbsp;

Residents will also have access to a private pool and other resident-only amenities including a large &nbsp;lagoon pool, social clubhouse, tennis court, gym, yoga and sauna facilities. &nbsp;

Prices for the Sky Homes start from $3.65 million. &nbsp;

&nbsp;

[smartcode_project:default project_id=113271 project_image_fid=290031]

The Signature Collection also features The Residences, an exclusive release of six premium waterfront villas, positioned directly on the 1.2km waterfront boardwalk.&nbsp;

The Residences offer more than 350 sqm of contemporary living with premium finishes throughout and &nbsp;dining spaces that flow seamlessly to the outdoor entertaining area on the ground floor. Each have their own private plunge pool overlooking the water, and a private marina berth.

All villas include two secure car parks and residents have access to the extensive amenities within the broader precinct. Prices start from $3.05 million. &nbsp;

[smartcode_project:default project_id=113271 project_image_fid=290030]

Harbour Shores is a resort-style community focused on lifestyle and wellness where neighbourhoods &nbsp;are connected by extensive landscaping, green spaces and pedestrian networks, including a 1.2- kilometre waterfront boardwalk.&nbsp;

Boasting a 6 Star Green Star Communities V1.1 rating, the highest level of sustainability of any project &nbsp;on the Gold Coast, Harbour Shores will deliver more than 2,000 homes over the next decade.&nbsp;

Colliers is marketing Harbour Shores, and has seen significant demand from local owner-occupiers.

[smartcode_project_cta:default project_id=113271]

Lewis Land unveils Harbour Shores’ double-storey sky homes with private marina berths

PERIFA's Rozelle Village in Sydney's Inner West is the first project to receive funding as part of the&nbsp;Minns Labor Government’s Pre-sale Finance Guarantee program, a programme aimed at fast tracking new homes across the state.

More than 225 new apartments, including 59 affordable homes, will now start construction sooner as part of the $285 million Rozelle Village revamp of the derelict former Balmain Leagues Club site on Victoria Road, which received state significant development approval last year under the Infill Affordable Housing pathway.

The mixed-use precinct also includes retail spaces, community facilities, and a public plaza.

[smartcode_project:default project_id=8142 project_image_fid=335]

The Guarantee is supporting 32 affordable homes off the plan, giving developer PERIFA confidence to secure construction finance and deliver much-needed homes in the Inner West.

This arrangement gives the developer time to lock in a community housing provider to purchase and manage the project’s affordable homes, with a guarantee the Government will buy the 32 units if the level of qualifying pre-sale requirements is not met prior to project completion expected in 2028.

Since the launch of the program in October, 31 expressions of interest have been received from developers across the state, with a third of these already invited to submit full applications.

[smartcode_project:default project_id=8142 project_image_fid=325]

In addition to the <a href="https://www.apartments.com.au/new-apartments/rozelle-village-rozelle-152-victoria-road-rozelle-nsw-2039">Rozelle Village</a> project, over $100 million worth of pre-sale commitment requests have been received and are currently under assessment. If approved, this support will unlock the construction of over 350 new homes across metropolitan Sydney and regional NSW.

Under the Pre-sale Finance Guarantee, the Government may commit to buy, off the plan, up to 50 per cent of homes in approved developments, valued at up to $2 million each. Support can range from $5 million to $50 million per project, the Guarantee then allows developers to achieve commercial construction finance.

Up to $1 billion in pre-sales over the next five years will be supported through the revolving fund, making sure more projects can move from approval to construction.

The challenge of meeting pre-sale requirements is one of the most common issues cited by stakeholders in securing finance, and has been outlined as a key hurdle for industry in the NSW Productivity and Equality Commission’s Review of housing supply challenges and policy options for New South Wales. Only developers and projects that meet strict criteria for credibility, capability, and capacity to deliver are approved and invited to participate in the program.

&nbsp;

Treasurer Daniel Mookhey said the program is a "smart use of the State's balance sheet."

“This is exactly what the $1 billion Pre-sale Finance Guarantee was designed to do - move approved projects from paper to construction," Mookhey said.

“By providing a targeted pre-sale guarantee, we’re giving the market the confidence it needs to secure finance and start construction, without the Government having to spend a dollar upfront."

Minister for Planning and Public Spaces Paul Scully said Rozelle Village is a great example of how Labor's housing reforms and initiatives are working together to deliver great results.

“The Pre-sale Finance Guarantee uses the Government’s strong credit standing to help bring to life prime housing developments, including sites like this one in Rozelle that sat dormant for years. It allows more new homes to be delivered faster, creating jobs, and easing housing pressure for families across NSW.

&nbsp;

“This project was approved under the Infill Affordable Housing Pathway to deliver 59 affordable homes and now, through the Pre-sale Finance Guarantee, we’re making sure those homes are built sooner.

“By removing planning and financial roadblocks, we’re giving developers and lenders certainty, boosting housing supply, and creating vibrant communities where people want to live which means more people in more new homes quicker.”

PERIFA Group Managing Director Fabrizio Perilli said Rozelle Village is set to become the Inner West’s most vibrant, mixed-use precinct catering to the local community and residents.

“The location provides excellent access to local employment and the critical Infrastructure that key workers rely on every day.&nbsp; Strong demand for our development is already evident, with pre-sales for market homes exceeding expectations. As the first developer to be accepted into the NSW Government Pre-Sale Finance Guarantee, we are now able to accelerate construction of these much-needed homes, while working to secure the right Community Housing Provider, ensuring long-term social impact and community benefit.”

[smartcode_project_cta:default project_id=8142]

Joel Robinson

Are more homes on the way? NSW Gov backs first project in Pre-Sale Finance Guarantee program

Fresh off completing Pienza Neutral Bay, developer <a href="https://www.apartments.com.au/developers/central-element">Central Element</a> is preparing its next move in the coveted Lower North Shore suburb.&nbsp;

Central Element (CE) has lodged plans for an eight-storey apartment building at <a href="https://www.apartments.com.au/new-apartments/54-64-barry-street-neutral-bay-nsw-2089">54–64 Barry Street</a>, a 1,659 sqm site just south of Military Road and the Neutral Bay town centre.

The $52 million development will involve the demolition of four detached homes across four lots to deliver 45 apartments, including eight affordable housing units to be managed by Bridge Housing. The mix will comprise six one-bedroom apartments, 24 two-beds, and 15 three-beds. The apartments will sit above three basement levels with 62 car parking spaces and 50 bicycle spaces.

<a href="https://www.apartments.com.au/architects/mhn-design-union">MHN Design Union</a> (MHNDU) has returned as architect following its work on Pienza, again shaping a mid-rise form with a clear street presence. The design features a lower four-storey podium element that responds to surrounding context, with upper levels recessed to reduce perceived bulk. Communal open space is proposed both at ground level and on the rooftop, the latter including an outdoor kitchen and swimming pool.

“The building has been designed with a lower four-storey element and with building materials commensurate with the character of the area,” Beam Planning noted in its submission to the North Sydney Council.

<img alt="Barry Street, Neutral Bay Nsw 2089" data-entity-type="file" data-entity-uuid="3a28ab3a-b8ba-4476-81cd-e4a8bb84f3a7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Barry-Street-Neutral-Bay-1327x742.png?VersionId=hlgvxszAWXIHgHtdR5HiwIKiSli2lLZV" />

Bridge Housing will manage the affordable units for a period of 15 years, as required under the Housing SEPP’s incentive provisions.

MHNDU’s design report further highlights the site's strategic location just 250 metres from key bus stops and 1.3 kilometres from North Sydney CBD, positioning it for transit-accessible housing supply. In their planning justification, the design team emphasised the site’s compatibility with emerging local character and scale.

Central Element has a solid apartment pipeline spread all over Sydney. They recently completed&nbsp;Pienza, 37 apartments just 500 metres away from the new project, and are currently building Ethos Chatswood, Ballamac House in Coogee, and Bianca on the harbour in Drummoyne.

They have plans for future projects in Mosman, Bondi Beach, Greenwich, Lavender Bay, along with a tower on the edge of Hyde Park.

First look: Central Element unveils second Neutral Bay apartment project

Real estate investment fund Wentworth Wentworth Equities is soon to launch a "Los Angeles-inspired" residential, leisure and lifestyle precinct in Brisbane’s Hamilton riverside ahead of the predicted Olympic-led population explosion for the city.

Drawing its style inspiration and name from Los Angeles’ renowned The Grove, <a href="https://www.apartments.com.au/new-apartments/hamilton-grove-19-hercules-street-hamilton-qld-4007">Hamilton Grove</a> will feature three residential towers and a vibrant street-level public precinct with curated luxury lifestyle, retail and dining offerings.

The first of the three towers, to launch in March 2026, will comprise 61 apartments, in the same building as a premium hotel.<img alt="Hamilton Grove" data-entity-type="file" data-entity-uuid="d227fe61-8392-45b7-b386-9133f29a249f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-01-19%20at%209.10.56%E2%80%AFAM.png?VersionId=HTCV35HZ4h84jQCmHwhsdIPN0ctO5d7Z" />

Wentworth Equities Executive Chairman Sameh Ibrahim said the precinct will be unique in its appeal to both residents and the wider community.

“Hamilton is already one of Brisbane’s most sought-after riverside suburbs and for good reason,” Ibrahim said.

“Where else in the world can you walk out of your front door and have everything you could possibly need at your fingertips? The city is just around the corner, the airport is only ten minutes away, you have the river and green spaces right there and premium retail and dining on your doorstep."

Wentworth Equities acquired the 7637 sqm Hercules St site in 2014, when Ibrahim said he had a "very clear vision" for the precinct, but ultimately it wasn't the right time to develop. He said Hamilton was still very much an "emerging precinct."

“Since then, Hamilton and surrounding suburbs like Ascot and Albion have significantly grown and matured into a precinct that aligns with our vision for Hamilton Grove. Brisbane as a whole has so much to offer in the way of lifestyle appeal, but as it stands it is so widespread – you go to Howard Smith Wharves for fine dining, you go to James Street for shopping, you go to West End to walk along the river – but what if you could go to Hamilton Grove for everything?

“Our vision is a precinct that brings together the best of Brisbane into one central space abundant with culture, class and culinary experience – a place that a lucky few will get to call home, but the rest of Brisbane still get to explore and experience at their leisure.”

<img alt="Hamilton Grove" data-entity-type="file" data-entity-uuid="46550990-8aeb-44d4-bb47-150cdca96529" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-01-19%20at%209.10.50%E2%80%AFAM.png?VersionId=bmCkApPKY_Bj3z02Q8vI7Kyo_caJXOnv" />

Experienced civil engineering contractor Mainland Civil has been appointed to commence early works for the project, adding Hamilton Grove to their extensive portfolio where it will join other iconic Brisbane developments including Queens Wharf, 300 George Street, Infinity Tower and 1 William Street.

Construction on Tower One is scheduled to commence in early 2026 with completion expected in late 2028.

Fast Facts 
 
• Three residential towers and a vibrant street-level public precinct with curated luxury lifestyle, retail and dining offerings. 
• Construction on Tower One is expected to commence in Quarter One 2026, with completion expected in late 2028. 
• 7,637 square metre site at 19 Hercules St, Hamilton (part of Economic Development Queensland’s 304 hectare Northshore Hamilton Priority Development Area). 
• 61 waterfront residences and skyhomes in the first tower, ranging from two to five bedrooms. 
• Hamiton Grove will be officially launched in March 2026.

"LA-inspired" Hamilton Grove to launch on Brisbane riverside

Reiq

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The latest Real Estate Institute of Queensland vacancy data for the December 2020 quarter shows Brisbane’s inner city rental market is seeing a comeback. 

Having rocketed to almost 5% in the June Quarter, rental vacancies in the CBD have eased to 3.3%. 

“The market has yet to fully rebound,” Antonia Mercorella, CEO of the REIQ advised.

Rental vacancies around the city’s middle ring remain tight, including Hawthorne (1.4%), New Farm (1.9%), Paddington (2.1%) and St Lucia (1.7%). 

Further out into Brisbane’s outer ring and vacancies are even tighter, including Camp Hill (1.3%), Cannon Hill (1.4%), Holland Park (1.2%) and Moorooka (1.3%). 

“In the last six months we’ve witnessed some record lows across capital city suburbs; figures we’ve certainly not seen for well over a decade,” Ms. Mercorella noted.

“It’s a similar scenario as you travel around the wider regions of Brisbane including Ipswich, Logan, Morton Bay and Redlands which all have uncomfortably low stock levels around 1%.” 

Across the State’s regional areas, Cairns (1.2%), Cassowary Coast (1.1%), Isaac (1.2%), Mareeba (1.5%) and the Whitsundays (1.4%) saw vacancies rise above 1%. 

However, for the remaining regional Queensland, rental vacancies have plunged further to record an all-time median low of 0.575% including Bundaberg (0.4%), Fraser Coast (0.6%), Hervey Bay (0.9%), Mackay (0.7%), Toowoomba (0.7%) and Townsville (0.7%). 

Rockhampton recorded the lowest rental vacancies for the December 2020 quarter at 0.2%. 

“During the pandemic, the Palaszczuk Government introduced a range of measures keeping tenants in place for longer which is part of the reason we have incredibly low rental availability across Queensland,” says Ms. Mercorella. 

“We have also seen a significant amount of interstate migration, with renters also moving to Queensland, so all of these factors have contributed to our current tight vacancy rates.”

The popular destination for interstate migration, the Sunshine Coast hasn’t shifted in months, firmly gripped at 0.3%. 

Many areas such as Buddina (0.3%), Caloundra (0.3%), Maroochydore (0.5%), Noosa (0.4%) and Sunrise Beach (0.5%) have continued to tighten marginally over the last three months.

The Gold Coast isn’t far behind, with Surfers Paradise, which recorded more than 2,100 vacant rentals at the peak of the pandemic nine months ago, currently at 0.7% stock availability. 

“In fact, its rental market has rebounded beyond pre-COVID levels to reach a record low never before recorded,” she said.

The record low vacancies reported across the entire Gold Coast include Arundel (0.6%), Labrador (0.7%), Oxenford (0.1%), Runaway Bay (0.5%) and Southport (0.7%) and in the south, Broadbeach (0.8%), Currumbin (0.3%), Miami (0.2%), Palm Beach (0.3%) and Varsity Lakes (0.6%). 
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Bundaberg, Fraser Coast, Hervey Bay, Mackay, Toowoomba and Townsville have seen their rental vacancies plunge to record an all-time median low


jchancellor

Record low rental vacancies across regional and coastal Queensland

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Antonia Mercorella, the CEO of the REIQ says the Queensland Government's proposed measures in the COVID-19 are the most onerous of their kind for property owners across all the states.
With landlords and real estate professionals emailing hundreds of letters to the Premier opposing the proposed measures, the REIQ is calling on the Palaszczuk Government to amend aspects of the proposed laws set to be debated in parliament today.
The measures include a rental grant of up to $2000 per person for COVID-19 affected tenants who have exhausted all other financial options.   
The REIQ wants the legislation to have rent deferrals rather than permanent rent waiver rights for tenants.
"This aligns with the Federal Government model and framework adopted/being adopted in other jurisdictions," Antonia Mercorella said.
“We support the protection of tenants who are in financial distress due to this pandemic.
"However, the scope of these proposed measures are too broad in their application.
"In fact, they are the most onerous of their kind for property owners across all Australian jurisdictions to date.”
The REIQ is calling for a minimum income reduction threshold for tenants to meet before they qualify for the protection measures as in New South Wales, a 25% income reduction requirement applies.
It also wants a standard requirement for tenants to substantiate a rent reduction request to allow landlords to make properly informed and fair decisions about rent reductions.
It seeks to scrap the proposed break lease right that allows tenants to simply walk away from tenancy agreements with only one weeks’ notice notwithstanding that those tenants are afforded all the other protections provided under the Renter Protection Package; and to also remove the proposed automatic right to a 6-month tenancy agreement extension which in effect introduces a 12-month moratorium in Queensland with the consequential imposition of permanent rent waivers that would be extended over this additional period.
“The current protection measures clearly ignore the voices and rights of property owners.
"Property owners, like tenants, are entitled to be supported by COVID-19 regulatory protections that support the entire rental market,” says Ms. Mercorella.
"And once landlords discover the true extent of these distorted reforms, it will cause a revolt of a kind not seen before in a residential tenancy context.”
Queensland, like NSW, will both provide up to a 25 percent discount on land tax for the 2020 calendar year as part of packages worth $400 million and $440 million respectively, on the proviso savings are passed to tenants in the form of rental relief.
 
 
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j.ballantyne1990-6AQqhLzZaK

REIQ leads revolt against Queensland Government's COVID-19 tenancy protections

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EXPERT OBSERVER
The Real Estate Institute of Queensland (REIQ) is seeking urgent action from the Queensland State Government to assist in maintaining the stability of the Queensland property market in the face of the economic impacts of the coronavirus (COVID-19) pandemic.
Queensland’s residential real estate sector is worth over $1 trillion and employs over 50,000 Queenslanders directly with many more employed in associated industries. Activity within the real estate sector contributes in excess of $30 billion every year to the Queensland Government.
Protecting and sustaining the Queensland real estate sector is critical to safeguarding our property market and supporting our local economy. In order to do so, strong action needs to be taken.
The REIQ has proactively developed a set of recommendations and proposed initiatives that will assist in minimising the potential economic impacts of the coronavirus (COVID-19) on the real estate sector. In order to maintain stability and optimism in the Queensland property market during the coronavirus (COVID-19) pandemic, The REIQ is urgently asking the Queensland State Government to:
a. Extend the First Home Buyers Grant to established housing: Expanding the First Home Buyers Grant beyond new construction will stimulate economic activity through the introduction of increased numbers of first home buyers to the broader property market. 
b. Implement a 50% reduction in development application costs across all Local Governments and introduce streamlined application processes: Removing barriers to development and reducing costs will assist to boost construction levels, increase competition and importantly, reduce cost for the end purchaser.
c. Deliver a 75% reduction in stamp duty for the period of the coronavirus (COVID-19) pandemic: A short-term, but significant, reduction in stamp duty payable on property transactions will have a positive effect on confidence within the property market. This, in turn, will offset the predicted drop in real estate transactions expected during the immediate crisis period. 
Lessening the financial burden of stamp duty in particular will lessen the perceived financial risk and act as a significant incentive to purchasers who may otherwise be discouraged from purchasing during this crucial period.
Similarly, such an initiative would encourage vendors to list their properties during the coronavirus period, buoyed by the likelihood of increased buyer activity.
In the 18 months following the end of the coronavirus (COVID-19) pandemic, The REIQ are urgently seeking the following further stamp duty related reforms to continue to support and stimulate the property market, which include:
a. Removal of stamp duty for persons aged 65+ years: This will encourage older Queenslanders to move into age-appropriate accommodation by reducing the financial burden of such a move. A likely consequence of this would be greater access to housing stock for younger Queenslanders.
b. A 50% reduction in stamp duty where residential investment property purchases are committed to the permanent rental market in Queensland for 3 years or more: A significant reduction in stamp duty for residential investment properties will have the effect of stimulating property investment in Queensland.
c. A 40% reduction in stamp duty for all other residential property purchases: A significant reduction in stamp duty payable on non-investment residential property purchases will have the effect of instilling confidence into the property market and provide incentive to individuals Australia-wide to consider migration to Queensland.
In calling for a 50% reduction in stamp duty for property purchases committed to the permanent rental market for 3 years or more (b), a natural consequence of the Prime Minister’s rental eviction moratorium and similar measure introduced to combat the financial impacts of the coronavirus (COVID-19) is that property investors (current or prospective) are likely to lose confidence in residential real estate as a viable investment option. 
Queensland has rapidly growing residential rental demand, a situation likely to be exacerbated by the financial impacts of the coronavirus (COVID-19). The combination of increased rental demand and decreased property investment is a looming social time bomb. More than 90% of Queensland residential investment property supply is provided by ‘mum and dad’ investors who are most likely to be sensitive to increased risk to their property investment returns.
A significant decrease in stamp duty payable on residential investment properties, qualified by enforceable commitment by investors to making that property available to the permanent rental market, will have the dual effects of stimulating investment confidence and activity. It will position Queensland as a highly attractive investment market and ensure adequate supply is maintained to meet increasing demand.
To support property owner generally impacted by potential reductions in rental income, and households financially impacted by the coronavirus (COVID-19), The REIQ is also urgently requesting the Queensland State Government to facilitate the following:
a. Provide a significant reduction or temporary removal of land tax for the period of the coronavirus (COVID-19) pandemic;
b. Waive local government rates for those who have lost their income as a result of this crisis; and,
c. Implement a 50% discount on local government rates to assist household budgets and assist in stimulating the Queensland economy. 
Finally, to directly support the real estate profession that provide front line contact with participants in the property market and an invaluable service to property owners, investors and tenants, both commercial and residential, The REIQ is urgently seeking the Queensland State Government to:
a. Provide a 12-month extension to all existing licence and registration holders in Queensland, commencing 1 May 2020;
b. Provide Queensland State Government funding to The REIQ to assist it to continue to provide essential resources, training and support to the real estate industry, during the coronavirus (COVID-19) period and beyond; and,
c. Provide Queensland State Government funding to establish a Property Think Tank to identify new initiatives to maintain and regenerate local property markets and create opportunities and jobs within the real estate sector, with the consequential benefit being the continued generation of State Government revenue.
The REIQ believes that it isn’t enough to put money in people’s pockets during this time; instead, we need maintain confidence in the Queensland property market and assist the real estate sector to ride out this crisis and emerge stronger and more resilient for the benefit of all Queenslanders.
The REIQ fundamentally believe these relief package measures will keep Queenslanders employed within the State’s second largest employment sector, keep essential services functioning at this critical time, and most importantly accelerate our State economy’s recovery once this crisis has passed.
ANTONIA MERCORELLA is the CEO of the REIQ 
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REIQ urgently calls on State Government to protect Queensland property market: Antonia Mercorella

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The REIQ has begun a digital campaign to alert voters to the "threat" of Labor’s negative gearing reforms.
REIQ CEO Antonia Mercorella said the campaign, called Stand For Stability, "will educate voters about the true impact of Labor’s very damaging negative gearing reforms, an impact that will affect every member of the community through devaluing assets, rising rents and lost government revenue."
“Labor’s proposed changes to negative gearing will be disastrous, adding further pressure to our fragile housing market by pushing down house prices, devaluing people’s biggest asset – their home or their investment property – and pushing up rents,” Ms Mercorella said. 
She highlighted recent concerns that many people don't understand what the proposed changes to negative gearing are and the effect it will have. 
Notably recent research from SQM has suggested rents could rise as much as 22 per cent if the reforms are introduced. 
Ms Mercorella said, “the research is very clear, the economy is facing challenges and the threat to growth is real. Labor will worsen housing affordability for renters through these reforms. Further, if recent reports are accurate, it is clear their policies are based on misleading, inaccurate data.”
“Why would Labor add fuel to the fire with these massive changes to negative gearing structures and capital gains tax arrangements? It’s reckless,” Ms Mercorella concluded
The online campaign will include animated videos, social media tiles and long form articles leading viewers and voters to <a id="LPlnk900533" href="http://reiq.informz.net/z/cjUucD9taT0yMDM0MTExJnA9MSZ1PTUxMzY3MDk2OSZsaT0xODA1NTI3MQ/index" target="_blank" data-auth="NotApplicable">StandForStability.com.au</a>.
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REIQ CEO calls Labor's negative gearing policy reckless and disastrous

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The inner Brisbane market has reported a sharp rise in rental vacancies, a lift from 2.1 per cent to 4.0 per cent in the December quarter.
But while this may seem a big jump, it’s actually not unusual for this market in the December quarter, the REIQ suggest.
"The 0-5km ring empties of renters in the Christmas/early January period and vacancies rise," said the REIQ chief Antonia Mercorella.
There has been an almost-decade long pattern of higher vacancies in December followed by a fall in the March quarter as the market returns to business as usual.
There was also a fall in the June and September quarters last year too in the inner city.
Brisbane’s middle ring (5-20km) held rock steady at 2.0 per cent from September to the December quarter. This closes out a very stable year for this region. In December 2017 the middle ring was 2.1 per cent, before it bumped up to 2.8 per cent in the March quarter. The June and September quarters were 2.1 per cent and 2.0 per cent respectively. The market forces of supply and demand are well balanced in this section of the market.
Brisbane LGA eased by 0.5 per cent, moving from a tight 2.0 per cent closer to a healthy ranking of 2.5 per cent. For most of 2017 this market averaged around 3.0 per cent to 3.5 per cent. Throughout 2018 it tightened a little as the more affordable middle ring lured tenants away from the central suburbs. But as supply to the inner city apartment market slows, it’s possible we’ll start to see this market tighten again over the coming year.
The Greater Brisbane region tightened from 2.4 per cent to 2.3 per cent.
A combination of factors is triggering investor nervousness in the Queensland rental market as the REIQ is seeing a slowdown in investor activity.
"Local agents in pockets of the southeast corner are reporting falling sales volumes, attributable to the perfect storm of real estate headwinds of tightened lending criteria, the legislation review, and the pending federal election," said Antonia Mercorella.
"As federal election campaigning begins to ramp up uncertainty around potential negative gearing adjustments and capital gains tax changes have caused many investors to hit pause on possible buying activity.
"The REIQ is hearing from agents that financing is causing contracts to fall over.
"We’re seeing tightened lending restrictions slowing both investors and first home buyers from getting into the market.
"The State Government’s ongoing review of the Residential Tenancies and Rooming Accommodation Act is adding to the unease, particularly given the types of changes introduced in Victoria following a similar review of its rental legislation.
"Investors are concerned about a loss of control over their asset and worry about unwieldy legislation that will reduce their rights while ramping up concessions to tenants," she said.
Outer Brisbane (Ipswich, Logan, Moreton Bay and Redland) tightened from 2.8 per cent to 2.0 per cent, moving from healthy to tight. This market is being dragged into tight territory by the Redlands, which fell from 4.8 per cent to 1.6 per cent.
Ipswich tightened from 2.4 per cent to 1.8 per cent. Local agents report some jitters from investors who are nervous about the ongoing State Government review of the Residential Tenancies and Rooming Accommodation Act. The population grew from 166,904 in 2011 to 193,733 – a gain of 26,829. This will add to the strain on rental accommodation.
Logan tightened from 3.5 per cent to 2. 4 per cent. This market has moved from healthy into tight and, similar to Ipswich, is partially feeling the impact of population growth. From 2011 to 2016, the population of Logan grew by more than 25,000, or the equivalent of more than 5,000 people a year. With many regions reporting muted investor activity this population growth will push vacancy rates lower.
Moreton Bay held steady at 2.0 per cent, the same as the September quarter. Home to North Lakes, one of the fastest growing SA2s in Queensland, according to ABS data, a stable vacancy rate of 2.0 per cent is noteworthy and indicates a region where supply and demand are well balanced. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/2/25/REIQ2.jpg" alt="">
The Gold Coast's December quarter vacancy rate saw a jump in the vacancy rate from 1.7 per cent to 4.8 per cent.
Several projects have been completed and added to the rental pool.
The largest of these is JLL’s Smith Collective build-to-rent dwellings.
The precinct has around 1251 dwellings, with first tenants moving in last month.   
Other developments have come online in Varsity, Broadbeach, Miami, Burleigh and Robina.
Agents are indicating that the market is price sensitive and tenants have choice, conditions that are relatively new to this market.
The REIQ signalled the third stand-out result for the December quarter was the Redlands, which tightened from 4.8 per cent to 1.6 per cent.
"This result represents a return to business as usual for this region which historically reports around 2 per cent vacancies," 
"The September result of 4.8 per cent was an outlier."
Local agents report that there has been noticeably less activity in the December/January period than usual.
Tenants are staying put, one property manager reported, summarising the general consensus on Redlands.
The Sunshine Coast SD (Sunshine Coast LGA and Noosa Shire combined) has tightened and is now firmly classified a tight rental market.
The vacancy rate has dropped from 2.4 per cent to 1.8 per cent. These tightened conditions will continue to exert upward pressure on prices and it is likely we will see some movement in rents if these conditions continue.
 
 
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Inner Brisbane vacancy rate jumps to 4 percent: REIQ

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Real estate peak body, The Real Estate Institute of Queensland, together with REA Group, the owners of listing portals realestate.com.au and Flatmates.com.au, have worked to establish a short-term solution for Townsville’s potential housing shortfall.
As the flooded homes are slowly cleaned up, displaced Townsville residents, along with workers flying into the city to help with repairs and clean-up efforts, may struggle to find suitable accommodation.
REIQ CEO Antonia Mercorella said she had seen this situation in other areas facing disasters, including the Whitsundays after Cyclone Debbie in 2017. 
"The displaced locals whose homes have flooded and the hundreds of workers who have come to the area to start on repairs place a strain on available accommodation.
“Flatmates.com.au will waive listing fees for those in Townsville who are opening their homes, rent free to anyone in need of short-term accommodation during the massive clean-up operation,” Ms Mercorella said.
“It’s difficult to forecast how severe the housing shortfall might be, but this kind of creative and proactive solution should help ease some of the strain on the housing supply,” she said. 
Single rooms are well suited to tradespeople who are only in town for short periods and this will hopefully free up larger housing accommodation for families who have lost their home and property.
<a id="LPlnk632194" href="http://reiq.informz.net/z/cjUucD9taT0yMDE1MTM0JnA9MSZ1PTUxMzY3MDk2OSZsaT0xNzc1NDQ3Mg/index" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">Flatmates.com.au</a> general manager, Simon Hope, said housing solutions was at the heart of what REA Group is all about.
“We wanted to help by offering a solution that brings together those who have spare accommodation and those who are in need of accommodation in a simple and effective way,” he said.
 “This solution is about helping the people of Townsville get back on their feet, so Flatmates.com.au will be waiving all fees for those people offering rent free accommodation.” he said.
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REIQ and REA partner to ease Townsville housing shortfall

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Brisbane, the Sunshine Coast and the Gold Coast all posted record annual median house prices in the September quarter of the REIQ Queensland Market Monitor report. 
The Sunshine Coast was the best performer, delivering a 6.3 percent growth to a new median house price high of $595,000.
The Brisbane annual median house price grew 2.3 per cent to a new high of $675,000, while the Gold Coast grew 3.8 per cent to $629,000.
REIQ CEO Antonia Mercorella said the strength of growth proved that Queensland real estate was a good investment and could be relied upon to deliver capital growth.
“While other markets around the country are struggling in the face of tightened lending criteria and cooling investor appetite, the southeast corner of Queensland continues to deliver steady, sustainable growth,” Mercorella said.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/12/11/REIQ1.jpg" alt="">
“Queensland’s economy is proving itself to be a good performer, against a backdrop of national gloom, with new jobs bringing population growth and demand for housing,” she said.
“The southeast corner is our powerhouse, without a doubt, but additionally we’re seeing strong results in regions that have been struggling.
“The resources sector is improving and we’re seeing regions such as Mackay and areas of western Queensland firmly in recovery.”
The unit market has not fared so well and has delivered largely softer results across the state as this product battles against oversupply issues.
Brisbane LGA annual median unit price fell 2.2 per cent to $440,000. This market is now only 5.5 per cent stronger than it was five years ago.
The Gold Coast unit market, which is the biggest unit market in the state with more than 10,000 sales per year, fell 1.6 per cent to an annual median unit price of $425,000.
“This is the first time we’ve been clear in the post-Comms Game period and it’s encouraging to see that the market is bubbling along," Mercorella said.
Click here to enlarge.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/12/11/REIQ3.jpg" alt="">
"The house market has delivered good growth and the unit market is still absorbing some small oversupply, but on the whole we remaining optimistic for this market,” Ms Mercorella said.
The Sunshine Coast SD bucked the trend, adding 3.1 per cent to the annual median unit price, to reach $430,000.
Noosa was the strongest performing house and unit market for the 12 months to September 2018. The Noosa median house price grew 8.7 per cent to a stunning $715,000. The median unit price grew a breathtaking 12.2 per cent to a new record price of $550,000.
“This market has roared up to the top of the table and completely smashed the growth trends,” Ms Mercorella said. 
“The demand for living in Noosa, either in a house or unit, seems to be almost insatiable,” she said.
It was a mixed bag for houses in the regional markets.
Whitsundays saw a huge increase of 10.8 percent over the year to see its median house price reach $360,000. Mackay roared back to post a 5.6 percent growth in the annual median house price. 
Cairns (1.2%), Fraser Coast (1.1%) and Toowoomba (0.6%) saw their median house price grow, with Bundaberg remaining steady. 
The house price markets in Rockhampton eased 0.8 percent, while Townsville (-4.5%) and Gladstone prices fell significantly again, down 8.1 percent to $266,500.
 
 
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jrobinson-rf4aSBido9

Brisbane, Sunshine Coast and Gold Coast all post record annual median house prices in September Quarter

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Almost 70 Queensland suburbs delivered double digit house price growth over 12 months to June, according to the latest REIQ research from the Queensland Market Monitor report.
There were 11 suburbs that reached an annual house price growth of more than 20 percent.
The top performing was Blackwater in the Central Highlands region not far from Rockhampton, which saw its prices soar 151%.
Spring Mountain near Ipswich grew over 103%, while there was more success all along the Queensland coast.
House prices in Collinsville, inland from the Whitsundays rose 46% over the year, during which Minyama (45%), Hollywell (30%), Mount Coolum (pictured above, 22%), Dundooran in Hervey Bay (21%) and Idalia in Townsville (21%) grew as the coasts best performers.
Hamilton (33%), Miles (23%), and Boonah (21%) were the inlands best performers also secured over the 20 percent growth mark.
Click here to <a href="https://www.propertyobserver.com.au/images/2018/11/7/top-qld.jpg" target="_blank">enlarge the full list.</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/11/7/top-qld.jpg" alt="">
REIQ CEO Antonia Mercorella said while many headlines predicted doom and gloom for the property market, the reality was very different with many markets in Queensland performing exceptionally well.
“A total of 68 suburbs throughout Queensland have delivered double-digit growth over 12 months, which is a really strong result,” Mercorella said.
“And there are m any more suburbs delivering strong single-digit growth. It’s a great market to be in at the moment.”
“The top area delivering the strongest growth has been Blackwater, with 151 per cent growth. This is a results of the resurgence in coal prices and the low base starting point."
A total of 41 suburbs in the southeast corner dominated the list of top performers for capital growth in Queensland, comprising around 60 percent of all 68 suburbs included on the list.
Mercorella however suggested the suburbs delivering good growth are not all focused in the southeast corner, with a liberal sprinkling of suburbs throughout central and northern Queensland.
“This spread of suburbs is a good indication that Queensland real estate is delivering steady sustainable growth across the board. We’re seeing growth outside the southeast corner,” Ms Mercorella said.
Mercorella cautioned against celebrating another ‘boom’.  
“While we’re definitely seeing prices come back in western Queensland mining towns, such as Blackwater, these prices are still below their peak. It’s unlikely we’ll see a return to pre-2013 prices in those areas anytime soon,” she said. 
A total of 13 suburbs in Brisbane LGA made the list of top performers for the past year. Hamilton was the fifth strongest performer in Queensland and the best performer in Brisbane LGA.
House prices in Hamilton increased 32.9 per cent for the past year, to $1,442,000. Hamilton was also the most expensive suburb included on the list of Queensland top performers.
Other suburbs in Brisbane LGA reaching a capital growth for houses of 10 per cent or higher were Sandgate, Paddington, Mount Ommaney, Sunnybank, Graceville, Hendra, Shorncliffe, Seven Hills, Nundah, Kedron, Bulimba and Auchenflower.
Ipswich had six suburbs on the list, the Gold Coast had four and Moreton Bay had three. Redland and Logan had not suburbs on the list. 
Hollywell in the Gold Coast is listed as the sixth performer in Queensland, with houses reaching a capital growth of 30.5 per cent for the past year taking its median to $810,000.
The top performer in regional Queensland was Townsville, where there were four suburbs reaching double digit house price growth. 
Cairns and Gympie had three suburbs on the list of top performers. 
Palm Cove was the best performer in Cairns, ranking 26th within the Queensland tally. House prices in Palm Cove increased 14.3 per cent, to $606,000 in June 2018. 
The Whitsunday only reported Collinsville on the list, which is ranked third throughout the state. Collinsville is a mining town, reporting an annual capital growth for houses of 46.2 per cent, to $95,000 in June 2018.
 
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Coastal areas star as Queensland's double-digit growth suburbs are revealed: REIQ

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<div>The Queensland rental market has tightened over the year to June 2018.</div>
<div> </div>
<div>The latest quarter reported 24 tight markets, up from 19 tight markets in the March quarter according to the latest report from REIQ.</div>
<div> </div>
<div>Brisbane LGA ’s rental market moved from the healthy range, with vacancies of 3.1 per cent in March, to the tight range, with 2.3 per cent in June 2018.  However, this market is being described by local agents as patchy, with tenants favouring certain pockets over others.</div>
<div>
 The rental markets in Greater Brisbane, including the outer Brisbane regions of Ipswich, Logan, Moreton Bay and Redland, are tight with vacancies in the range of 1.2 per cent to 2.5 per cent.</div>
<div>
 The historically tight markets of the Sunshine and Gold coasts have loosened this quarter, however, they have for the most part remained within the tight range.</div>
<div>
 The Fraser Coast rental market tightened more than 1 percentage point, from 1.9 per cent to 0.8 per cent.  Regional Queensland continued strengthening this quarter, with Toowoomba, Mackay, Bundaberg, and Rockhampton operating within the tight or healthy range.</div>
<div> </div>
<div>Greater Brisbane’s vacancy rates tightened to 2.2 per cent, sitting within the tight range for the first time in nearly three years.</div>
<div>
 The tightest of all markets in Queensland is South Burnett, where vacancies were recorded at 0.5 per cent.</div>
<div> </div>
<div>The tightest major centre rental market is Maryborough, with 0.7 per cent vacancy rate (a tightening of 1.8 per cent) from 2.5 per cent in the March quarter.</div>
<div> </div>
<div>Cassowary Coast is the weakest rental market in Queensland. This market is historically weak but 5.9 per cent is an improvement on recent levels which included 11.5 per cent in December 2017.</div>
<div> </div>
<div>The second weakest major centre market is Townsville at 4 per cent vacancy rate however in March 2017 the Townsville vacancy rate was 6.2 per cent.</div>
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Brisbane patchy, as REIQ reports the increasing tightness of rental markets

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The REIQ membership have voted to change the constitution, mandating two member director positions for women and one for an under-35.
To change the constitution a special resolution requires support from 75 per cent of the membership.
These changes mark a shift for the 100-year-old organisation, signifying a drive to ensure greater diversity in the boardroom and bringing it into line with modern corporate Australia.
“Women make up 50.6 per cent of the population in Queensland and yet they are under-represented at a boardroom level throughout the state,” REIQ Chairman Peter Brewer said.
“Governments and corporations are introducing these targets to ensure that a range of ideas from diverse backgrounds are heard at all levels and the REIQ is among them,” Brewer added. 
In its 100 year history, the REIQ membership has elected only seven women to the Board and only one under-35-year-old Member Director.
This constitutional change reflects the new three-year strategic plan that focuses on being more inclusive and developing a deeper understanding of our membership.
“Like all membership organisations, we are struggling to connect with younger people and we want to make sure that our decisions are made with the entire membership in mind, reflecting the diverse range of voices and experiences in the membership,” he said.
The REIQ CEO is Antonia Mercorella, the first woman to be appointed to the role in its 100-year history.
The REIQ Board already mandates two positions reserved for regional Queensland Member Directors.
The changes to the constitution will roll out over the next two years and be in full effect by 2020.
The REIQ is the peak body for real estate practitioners throughout Queensland, representing more than 15,000 real estate agents, property managers, buyers agents, business brokers, auctioneers and commercial &amp; industrial agents.
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