An entity directed by HSN's Rafi Assouline and Rebel Property's Allen Linz has filed plans for an impressive new precinct in Woolloomooloo.

The major mixed-use development would transform a prominent William Street site into a new residential village anchored by affordable housing and a large public park.

The proposal, submitted as a State Significant Development Application, covers 164-172 and 174-194 William Street, a 6,398 sqm site between Forbes Street and Dowling Street on the southern edge of Woolloomooloo.

Designed by fjcstudio in collaboration with Bangawarra, Studio Bright and Tribe Studio Architects, the scheme would deliver 227 apartments across four residential buildings ranging in height up to 18 storeys, alongside retail space, public domain improvements and a new publicly accessible park.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="0eb59b7c-914a-4a5c-b849-3a56749f5e93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.18.51%E2%80%AFAM.png?VersionId=mxM6EEqeoLjrCiTlCzTKTvzpKuh6kSkH" />

It's another design scheme for Rebel, who took <a href="https://www.apartments.com.au/news/nsw/first-look-rebel-property-group-takes-woolloomooloo-precinct-to-nsw-government">concept plans to the NSW Gov late last year</a>.

The latest plans will be a mix of 167 build-to-sell apartments and 60 affordable apartments, with the affordable housing component representing 15 per cent of the project's gross floor area. The apartment mix includes 12 one-bedroom, 53 two-bedroom, 89 three-bedroom apartments and 13 penthouses, while the affordable housing component would comprise 42 one-bedroom and 18 two-bedroom apartments.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="3b3d4553-8a8c-4af5-aa8c-519ffb1e28c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.12%E2%80%AFAM.png?VersionId=_Yb6ibN7eDnOtQjCNDK2eviORa4qzgv." />

Rebel Property is seeking to take advantage of the NSW Government's infill affordable housing bonus provisions under the Housing SEPP, which provide additional floor space and height in exchange for the delivery of affordable housing for a minimum of 15 years. The planning pathway allows a 30 per cent increase in floor space ratio and building height where 15 per cent of the development is dedicated to affordable housing.

&nbsp;

At the centre of the development is a 1,356 sqm sunlit public park designed to become a new community gathering space at the gateway to Woolloomooloo. The park would be complemented by a network of pedestrian laneways connecting William Street with the surrounding streets, improving permeability through what is currently a largely impermeable block.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="257af931-a393-4007-8c6d-7219796df58d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.51%E2%80%AFAM.png?VersionId=KAHy94GrhaReFsWTGDKfy39EDJ8gEEv4" />

The design team says the public domain has been heavily influenced by the site's topography and Aboriginal cultural heritage, drawing on the escarpments, gullies and landscape characteristics that historically defined the area before urbanisation. The landscape design has been developed in partnership with First Nations consultancy Bangawarra.

The project would be delivered across four separate buildings. The William Street East and William Street West buildings, designed by fjcstudio, would contain the majority of the apartments. Melbourne-based Studio Bright has designed the Forbes Street building, while Tribe Studio Architects is responsible for the Dowling Street building.

Rebel had secured approval for the concept plans late last year.

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

A locally heritage-listed furniture showroom on Water Street is set to become the centrepiece of a new mixed-use residential development as local developer&nbsp;<a href="https://www.apartments.com.au/developers/keylin-group">Keylin</a> seeks approval for <a href="https://www.apartments.com.au/new-apartments/lotus-on-water-street-290-water-street-fortitude-valley-qld-4006">Lotus on Water Street</a>, a 15-storey project on the Fortitude Valley side of Spring Hill.

The proposal spans 290 Water Street and 137-141 Warry Street, combining several properties into a 2,869 sqm site that sits between Fortitude Valley, Spring Hill and the rapidly evolving Victoria Park precinct. Keylin's plans would deliver 132 apartments alongside new retail, hospitality and commercial space, while retaining and repurposing the historic Brunswick Home Furnishers Showroom that fronts Water Street.

Designed by <a href="https://www.apartments.com.au/architects/jackson-teece">Jackson Teece</a>, Lotus on Water Street comprises a 12-storey residential tower rising above a three-storey podium and communal rooftop terrace. The development includes 76 apartments classified as multiple dwellings and a further 56 units proposed as short-term accommodation, designed to be flexibly used as either accommodation or permanent residences. The apartment mix comprises six one-bedroom, 54 two-bedroom and 16 three-bedroom homes.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="9822bb79-6c49-49c9-95ba-319e8c8d81c3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20front.png?VersionId=ioW8zbN4UVebbLetTFuv92t.HkdgfR5e" />

Residents would have access to an extensive rooftop recreation level spanning more than 1,200 sqm of communal open space. Plans include a pool, gym, sauna, infrared sauna, yoga area, library, private dining room, barbecue facilities and landscaped entertainment spaces, making the rooftop the project's largest shared amenity offering.

At street level, the proposal focuses on the adaptive reuse of the heritage buildings along Water Street, where 518 sqm of retail and commercial space is planned across shop, office and food and drink outlet uses. A permeable residential lobby would be positioned between the retained heritage buildings, creating a pedestrian connection between the historic streetscape and the new tower behind.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="269cf3e0-7d13-48bf-a318-05a00deb5c10" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20podium.png?VersionId=DLXmTCLsp6GOcLpQ0h.0z7wKCw59EhN_" />

The heritage retention strategy is central to the scheme. The development application notes that the Brunswick Home Furnishers Showroom and adjoining heritage buildings will remain, with only non-significant structures on the site earmarked for removal under a previously issued Heritage Exemption Certificate. Levels one and two of the new podium are recessed behind the heritage façades to maintain their prominence within the streetscape.

Jackson Teece has drawn inspiration from the site's manufacturing history when designing the podium. The planning documents state that the façade incorporates perforated metal screening that references the woven and rattan furniture historically produced on the site. Cascading and climbing plants are integrated throughout the podium to soften the building's presentation and screen parking levels behind. The landscape strategy also informs the project's name, Lotus on Water Street, drawing on the historic Spring Hollow waterholes that once ran through Spring Hill and the blue water lilies associated with Meeanjin, Brisbane's traditional name.

The proposal also incorporates the neighbouring property at 141 Warry Street, currently occupied by a healthcare service. The existing building would remain, with nine dedicated parking spaces allocated within the new development to support its ongoing operation. In total, Lotus on Water Street proposes 117 car spaces, including 110 resident spaces and seven visitor bays, alongside 100 bicycle spaces.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="70cf07bc-4fd8-4e70-92dd-be8b21c4e4f0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20site.png?VersionId=txlxrJImM0Sm_vTzHVKh5DDUkyL_CiiA" />

The site sits within the Spring Hill East Precinct of the Spring Hill Neighbourhood Plan and is positioned around 650 metres from both Fortitude Valley Station and Exhibition Station. It is also within walking distance of the King Street precinct, Royal Brisbane and Women's Hospital, Herston Quarter and Victoria Park, which is earmarked to become a major venue precinct ahead of the Brisbane 2032 Olympic and Paralympic Games.

Planning documents describe the location as a key gateway between Spring Hill and Fortitude Valley and highlight the area's increasing importance as new transport infrastructure and Olympic-related investment reshape Brisbane's inner north. The development team argues the project will contribute additional housing supply while activating a section of Water Street that has historically received less investment than other parts of the Valley.

Keylin has become increasingly active across Brisbane and southeast Queensland, assembling sites in strategic inner-city locations. They are currently selling and delivering <a href="https://www.apartments.com.au/new-apartments/oria-spring-hill-447-gregory-terrace-spring-hill-qld-4000">Oria Spring Hill</a>, just over 140 apartments due for completion in 2027.

Keylin plans heritage-led Lotus on Water Street apartment development in Fortitude Valley

Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

Rental Yields

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In the 12 months to July 2019 there were over 21,000 house sales in the greater Perth region, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at the rental yields across the country to dissect where to find the best returns in residential markets. 
REIWA data shows a median sale price of $485,000, some 2% lower than the previous quarter and 3.4% lower than the June quarter 2018.
There were about 5,000 units sold in the same period with a median sale price of $385,000 – a 1% reduction compared to the March 2019 quarter and 5.5% lower than the June quarter 2018.
Nearly 5,000 vacant lots were sold in the year to July 2019 with the supply of land continuing to outweigh demand.
A recent article from the REIWA stated that: “The number of properties available for sale and rent have dropped to the lowest levels since late 2014, with only 13,831 properties listed for sale and 6,599 properties listed for rent on reiwa.com in August.”
"This isn’t too surprising since the June quarter generally sees the lowest sales and listing volumes due to the winter weather," the valuation firm commented. 
The HTW report notes Perth’s rental market has continued its resilience against a subdued sales market, with the median weekly rental holding at $350 for the June quarter - a median of $360 for houses and $330 for units.
It took an average of 43 days to lease a property in the greater Perth region for the June quarter 2019, reducing by two days from the previous figure of 45 days.
As the days to lease diminishes so does the negative house price growth. CoreLogic’s latest home value index shows dwelling values in Perth declined for another month to 0.5% in August, yet the rate of decline is slowing, which is a positive indication that prices in Perth may be approaching the bottom.
The new Housing Affordability Report from the Real Estate Institute of Australia has indicated that rental affordability in Western Australia improved in the June quarter as the proportion of family income required to meet the median rent has marginally decreased by 0.1% to 16.4%, however this is still an increase of 0.1% compared to the same time in 2018.
"So how does the current market fare for investors? The average yield for houses in greater Perth is 3.8%, generated from the $485,000 median house price and a $360 median weekly rental. Units prove to be a more lucrative asset, producing an average yield of 4.5% from the $385,000 median and $330 median weekly rental," the valuation firm said. 
"As always, these figures shift significantly depending on the property’s location." 
As an example, some of the lowest yields in Perth come from suburbs within the prestige market. Applecross, Cottesloe, Dalkeith, Mount Pleasant, Peppermint Grove, Shelley and Swanbourne all have yields ranging from just 1.8% to 2%.
The median house prices in these suburbs range from $965,000 up to $3.575 million.
The highest yields come from suburbs within the lower price band. Armadale, Butler, Camillo, Chidlow, Coodanup, Coogee, Cooloongup, Kwinana, Leda, Mandurah, Orelia, Parmelia, Stratton and Yangebup all hold the highest current yields for the greater Perth region.
"This suggests that on yield potential alone, some of the best suburbs to invest in are within the cities of Armadale, Kwinana, Mandurah and Rockingham, all being local authorities in traditional mortgage belt areas," the valuation firm stated. 
Big price reductions are being seen in greenfield estates on the outskirts of Perth, the report noted. 
Established dwellings are experiencing long selling periods as the competitive financing options of house and land packages gives little encouragement to purchase anything near new, as such vendors are discounting multiple times in order to meet the market. 
This means that affordability in these areas keeps improving. Land estates in Baldivis, Byford and Ellenbrook have been hit hard.
'The median house price in Ellenbrook has recoiled, receding by more than 20% since 2015. Byford’s median has fallen by 14.4% and Baldivis’s has dropped 15%.
One factor contributing somewhat to falling house prices is the reduction in average lot sizes.
The average lot size in Perth decreased from 580 square metres in  2010 to 375 square metres currently and the first micro-lots have just been finished in Ellenbrook with a total area of 80 square metres.
Over the past decade, new zoning has created potential for smaller lots within land estates and has allowed for a flurry of subdivision in established suburbs all over Perth.
The median house price in Baldivis for the June quarter was $390,000 with a weekly house rental of $350 showing a 4.7% yield.
The median unit price was $189,000 with a weekly unit rental of $265 showing a 7.3% yield.
"Strong yields can be found for investors in Baldivis as established dwellings can be purchased for affordable prices, however caution must be used as we expect market values to continue softening in the coming months, so always engage a property professional before making a purchase decision. The cost of an up front valuation is a pittance compared to the risks it can identify," the valuation firm commented. 
 <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/2019/10/21/baldivis%20.jpg" alt="">
This property shown above was purchased in July 2019 for $308,000.
Built in 2012, the house at <a href="https://www.realestate.com.au/sold/property-house-wa-baldivis-130642178" target="_blank">12 Jane Turn, Baldivis</a> comprises four bedrooms, two bathrooms and a double garage on a 521 square metre allotment.
It was leased in November 2018 for $350 per week generating a gross yield of 5.9%.
 <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/2019/10/21/ellenbrook.jpg" alt="">
The property shown above  was purchased in August 2019 for $370,000.
Built in 2016, the house at <a href="https://www.realestate.com.au/sold/property-house-wa-ellenbrook-131046762" target="_blank">52 Jennapulin Crescent, Ellenbrook</a> comprises three bedrooms, two bathrooms and a double garage on a 419 square metre allotment.
It was leased in May 2018 for $350 per week. The rental value may have decreased since this time, however it shows a gross yield of 4.9%.
<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/2019/10/21/ellenbrook%20unit.jpg" alt=""> 
This first-floor unit shown above was purchased in July 2019 for $200,000.
Built in 2014, the unit at <a href="https://www.realestate.com.au/sold/property-apartment-wa-ellenbrook-130501974" target="_blank">18/1 Urban Lane Ellenbrook</a> comprises two bedrooms, two bathrooms and one car space with 110 square metres of floor area.
It was leased in April 2018 for $275 per week providing a gross yield of 7.2%.
<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/2019/10/21/byford.jpg" alt=""> 
The property shown above was purchased in August 2019 for $420,000.
Built in 2015, the house at<a href="https://www.realestate.com.au/sold/property-house-wa-byford-131436294" target="_blank"> 50 Tourmaline Boulevard, Byford </a>comprises four bedrooms, two bathrooms and a double garage on 480 square metres of land.
It was leased in December 2018 for $400 per week, reflecting a gross yield of 5%.
"For investors looking to add apartments to their portfolio, older units in good locations can prove to be quite attractive on a gross return basis whilst appearing attractive from a capital growth point of view as well," the valuation firm added. 
 <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/2019/10/21/south%20perth.jpg" alt="">
The property shown above sold for $270,000 in July 2018.
Built in 2002, the apartment at <a href="https://www.realestate.com.au/sold/property-unit-wa-south+perth-128593930" target="_blank">14/134 Mill Point Road, South Perth </a>comprises one bedroom, one bathroom and one car bay with a floor area of 69 square metres.
An identical unit in the complex was leased in April 2019 for $300 per week showing a gross yield of 5.7%.
South Perth’s unit median settled at $567,750 for the June quarter 2019, increasing 0.1% since the March quarter.
The report notes unit median in Mosman Park settled at $425,000 for the June quarter 2019, increasing 11.4% since the March quarter 2019 and 18.9% year-on-year. 
Achieving high yielding assets could be seen as important in the current market whilst we await the return to capital growth.
The strong rental market in Perth would definitely be keeping investors’ heads afloat as the gap between property value and gross rental return increases in some areas.
Property investment is typically seen as a medium to long term venture as high costs are associated with both the purchasing and selling of dwellings, so depending on the investor’s profile, short term yields can be of little importance when buying in a secure location.
At the current stage of Perth’s market cycle, purchasing in a good location with growth potential could end up being a fruitful venture.
Investors who purchased in the years leading up to the resources boom (2002 to 2006) may be looking towards reversion in the coming years as the completion of some 20-year mortgages may align with the peak of the next market cycle.
The median house price has increased from $195,000 in 2002 to $485,000 currently, an increase of approximately 250%.
One popular asset that can generate high gross rental returns is student accommodation.
Five to six and even seven-bedroom dwellings can be bought at fairly reasonable prices and the rooms leased individually for anywhere from $50 to $250 per week.
Even though the returns are enticing, you do have to consider that there could be higher running costs such as management and maintenance, along with vacancy rates over the holiday period. Utilities are often included in the rent so the expenses can fluctuate quite significantly.
<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/2019/10/21/bentley.jpg" alt="">
The property shown in above was purchased in May 2019 for $450,000. 
Situated less than 200 metres from Curtin University, the townhouse at <a href="https://www.realestate.com.au/sold/property-townhouse-wa-bentley-130142270" target="_blank">11E Beverage Street, Bentley</a> built in 2000.
It comprises six bedrooms, three bathrooms and two car bays on a 247 square metre allotment.
One of the rooms is currently being advertised at $140 per week. At this price, the property has a potential gross yield of 9.7%.
"The highest yields in Western Australia are found in the regional centres close to mining resources activity," the valuation firm stated.
Kalgoorlie-Boulder’s median house price settled at $300,000 for the June quarter.
With an average house rental of $360, the average yield is 6.2%.
The unit median is currently $192,500 with a median rental price of $280 per week showing a yield of 7.5%.
It takes an average of 43 days to lease a property in Kalgoorlie-Boulder.
<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/2019/10/21/kalgoorlie.jpg" alt="">
The property shown in above sold for $102,000 in July 2019.
Built in 2000, the unit at <a href="https://www.realestate.com.au/sold/property-unit-wa-kalgoorlie-131524586" target="_blank">8/237 Dugan Street, Kalgoorlie</a> comprises one bedroom, one bathroom and one car space on a 201 square metre allotment.
It is currently being advertised for rent at $280 per week creating a potential gross yield of 14.3%.
"The wider Port Hedland area’s median house price settled at $225,000 for the June quarter. With an average house rental of $410 the average yield is 9.5%," the report added. 
The unit median is currently $171,500 with a median rental price of $320 per week showing a yield of 9.7%.
It took an average of 51 days to lease a property in Hedland during the June quarter 2019, although recent agent feedback indicates demand has increased in the interim.
<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/2019/10/21/south%20hedland.jpg" alt=""> 
This property shown above sold for $179,000 in August 2019.
Built in 1970, the house at <a href="https://www.realestate.com.au/property-house-wa-south+hedland-427539514" target="_blank">11B Smith Street, South Hedland</a> comprises three bedrooms, one bathroom and two carport spaces on a 477 square metre allotment.
It was leased for $375 a week in September 2018, generating a potential yield of 10.9%.
It is currently on the market for $450 a week. 
"Considering some of the rental returns we have spoken about, property investment can be a good alternative to set and forget ventures such as government bonds which achieve returns of between 1% and 4%. Many investors also enjoy the tangible aspect of owning property and it is a good way to diversify a portfolio.
"Depending on your goal it is good to strike the right balance between gross rental income and capital growth. Securing a good location close to essential amenities should always generate good returns in investments with extended holding periods.As with any investment, the risk of each property should be assessed prior to making any decision, which is where your local property valuer’s knowledge can prove invaluable."
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j.ballantyne1990-6AQqhLzZaK

Perth’s rental market continues its resilience against a subdued sales market: HTW residential

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Living close to tertiary education institutions is one of the largest forces that drive rental demand in the Melbourne CBD and CBD fringe areas, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at rental yields across the nation to dissect where to find the best returns in residential markets. 
With a population of 170,000 people and growing, the CBD is home to people coming from all ages and backgrounds.
Residents range from international students, young professionals and older couples. Melbourne has something to offer everyone 
"With two of the most prominent universities located in and near the heart of Melbourne, University of Melbourne and RMIT, international students make up the largest portion of enrolments each year, resulting in a high demand for apartments in the CBD and neighbouring suburbs, ultimately changing the rental market within the area," the valuation firm said. 
These latest statistics show that apartments in the CBD are priced at an average of $435,000 and generate $530 per week in rent, earning a 5% to 6% rental yield for investors.
 <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/2019/10/16/mel%20cbd%201.jpg" alt="">
Latest statistics show that apartments in Carlton are priced at an average of $347,000, generating an average of $470 per week in rent, providing investors a rental yield of 7%.
<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/2019/10/16/mel%20cbd%202.jpg" alt=""> 
"Previously known as the world’s most liveable city for seven years running, Melbourne is an attractive city for tourists and investors," the valuation firm added.
"Whether it be a short or long-term arrangement, investors are thinking outside the box and finding ways to increase their rental property returns by taking advantage of accommodation hosting platforms such as Airbnb, where most property listings are heavily concentrated in the inner suburbs of Melbourne, particularly within the CBD areas."
The HTW report suggests secondary hot spots for Airbnb listings include areas in St Kilda, South Yarra, Port Melbourne and Brunswick.
The average cost to rent an apartment via the Airbnb platform within the CBD and fringe areas can range from $120 to $190 a night.
"If we can assume that the weekly gross rent that can be collected via Airbnb is applied to the CBD’s medium price for apartments ($435,000), this would generate an upward yield of an incredible 10%.
"With the correct marketing, property and location, there are many different ways an investor can strategically maximise their property in the CBD and fringe suburbs as Melbourne is the destination for tourists, young professionals and international students." 
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International students changing the rental market in Melbourne CBD: HTW residential 

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When looking at a glossary of property terms, yield can be found at the bottom of the list alphabetically, but should be front of mind for any property investor, says Herron Todd White (HTW).
The valuation firm took a look at rental yields across the country in its latest residential report. 
"Yield provides an indication of the annual return you will receive from your investment," the valuation firm stated.
Yields will fluctuate with the purchase price of a property, the achievable annual rental and the running costs (outgoings).
The terms gross and net get thrown around when discussing yields. The gross yield is income prior to outgoings being removed and the net yield is income after outgoings are removed. Given that outgoings vary amongst location and property type, all yields provided in this discussion are gross.
The report notes the importance of yields for investors fluctuates with location.
Historically, the inner ring of Adelaide has provided purchasers with returns in the form of capital growth.
Coupled with a stable rental market, dwellings are providing yields of between 2% and 4% whilst units have achieved yields between 3% and 5%.
Mid-1900s strata units are popular with first time investors. These properties provide an entry point at the lowest end of the market and are easily tenable.
Sold tenanted at $275 per week, <a href="https://www.realestate.com.au/sold/property-unit-sa-trinity+gardens-129994046" target="_blank">4/32 Hereford Street, Trinity Gardens </a>(pictured below) achieved a sale price of $270,000 which reflects a yield of 5.29%.
This is a circa 1960s strata unit of brick construction disposed as two bedrooms and one bathroom.
<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/2019/10/16/trinity%20gardens%20.jpg" alt=""> 
"The middle ring of Adelaide has been popular with investors, providing capital gains and a rental market with more depth than the inner ring. Both dwelling and unit yields hover around 3% and 5%," the valuation firm said. 
Most popular with investors are mid-century dwellings on larger allotments. These properties provide investors with not only a rental return but upside with future development potential.
Selling for $410,000, <a href="https://www.realestate.com.au/sold/property-house-sa-mitchell+park-131144162" target="_blank">29 Thorne Street, Mitchell Park </a>(pictured below) is now advertised at $360 per week indicating a potential yield of 4.56%.
This property comprises a circa 1962 single level brick dwelling disposed as three bedrooms and one bathroom on an allotment of 663 square metres.
<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/2019/10/16/mitchell%20park.jpg" alt=""> 
"With price points considerably below the metropolitan median house price and a strong rental market, the outer ring has historically provided the greatest yields," the valuation firm continued. 
Yields typically range in the 5% to 7% range with certain pockets and property types providing yields of 7% plus.
With a variable price point of $100,000 to $150,000 and achievable weekly rentals in the low $200s, maisonettes surrounding Elizabeth Centre fall into this category.
Sold tenanted at $220 per week, <a href="https://www.realestate.com.au/sold/property-house-sa-elizabeth+downs-131201546" target="_blank">48 Loftis Road, Elizabeth Downs</a> (pictured below) achieved a sale price of $140,000 which reflects a yield of 8.17%.
This is a circa 1960s maisonette of brick construction disposed as two bedrooms and one bathroom.
 <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/2019/10/16/elizabeth%20downs%20.jpg" alt="">
The report suggests alternative options to the traditional dwelling and strata units come in the form of unit blocks, CBD serviced apartments and secure long-term rentals such as Defence Housing.
Unit blocks can be complex investments as dealing with multiple tenancies can be problematic. The buyer profile for unit blocks would typically be investment funds and experienced individual investors diversifying a portfolio.
Yields for unit blocks within metropolitan Adelaide can fluctuate within a range of 4% to 8%.
Achieving a sale price of $830,000 in early 2019 was<a href="https://www.realestate.com.au/sold/property-unit-sa-marden-130429662" target="_blank"> 1-4/50 Marden Road, Marden</a> (pictured below).
This property comprised three two-bedroom units and a fourth three-bedroom unit. The property was partially let at the time of sale and provided an analysed yield of 7%.
<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/2019/10/16/marden.jpg" alt=""> 
"Single occupancy long-term rentals such as Defence Housing and serviced apartments appeal more to the mum and dad investors looking for a set and forget investment. These properties provide secure long-term rentals with rent being guaranteed through the life of the tenancy," the valuation firm said. 
Defence Housing offers leases of up to 12 years whilst serviced apartments provide a mixture of lease options.
Outgoings should be a major consideration when purchasing CBD serviced apartments. Outgoings can vary considerably from building to building depending on common areas and building services.
Two apartments may appear comparable on a gross yield basis however once outgoings are accounted for, the net yields may be vastly different. Both of these investment options are passive in nature and typically offer yields of 3% to 6%.
A Defence Housing example is the sale of 9 Farrell Street, Evanston Gardens (pictured below).
This property sold in August 2019 with the lease expiring in September 2023.
The property achieved a sale price of $319,500 and a yield of 5.53%.
 <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/2019/10/16/elizabeth%20downs%20.jpg" alt="">
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Adelaide outer ring provides the greatest yields: HTW residential 

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The Illawarra offers a variety of residential property types that can generate cash flow for an investor owner, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at yields across the nation to dissect where to find the best returns in residential markets.
The HTW report notes the region has broad pockets of single houses, older and modern unit developments and villa and townhouse developments.
Sprinkled throughout are specific investment properties such as duplexes, flat buildings, display homes and boarding houses.
In Nowra there is a large supply of defence housing properties.
"We experienced strong capital growth from 2013 through to 2017 and in that time rents also increased, but not anywhere near the same pace. As a result, residential yields compressed," the valuation firm said. 
An example is a sale of an eight unit building at <a href="https://www.realestate.com.au/sold/property-unitblock-nsw-wollongong-129017178" target="_blank">17 Smith Street, Wollongong</a> (pictured below).
The property sold in November 2018 for $2.23 million with an assessed gross yield of 4.8%.
The same property sold again in August 2018 for $2,675,000.
<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/2019/10/16/17%20smith%20st.jpg" alt="">
"The rents for the units had increased but this still represented a gross yield of 4.28%, a decline of 11%," the valuation firm added. 
Recent weakening market conditions have changed the tide for low yields. As prices have declined, yields have started to increase.
Small scale and older style multi-unit properties appear to be a favourite of residential investors.
Recent transactions include an April sale of five two bedroom units in West Wollongong for $1.1 million, reflecting a passing gross yield of 6.15%.
A single level block of three units in Bellambi sold in May for $695,000 which reflected an analysed gross yield of 5.42%.
More unique are sales of modern developments in the Illawarra, according to the HTW report. 
The recent sale of 6A Addison Street, Shellharbour (pictured below) is the first one in recent times.
<img src="https://www.urban.com.au/images/2019/10/16/shellharbour.jpeg" alt="">
This was a three level, six unit building built in 2016. The sale for $2,565,000 reflects a gross passing yield of 5.55%.
"The most important aspect for a cash flow investor is having their property occupied and the Illawarra caters for a large variety of demand for rental properties," the valuation firm said. 
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Illawarra caters for a large variety of demand for rental properties: HTW residential 

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The housing market on Sydney's Northern Beaches is heavily owner-occupier driven given its entry costs and lower than average yields.
They sits at 2.9% for houses according to SQM Research.
The desired yield ultimately comes down to investment strategy, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at yields across the country and dissected where to find the best returns in residential markets. 
The report notes higher yielding properties typically offer lower capital growth prospects.
"If you are not predicting market conditions to improve over the short to medium term, it may be a good opportunity to capitalise on a high yielding property, generate cash flow and achieve a higher annual rate of return over the short to medium term," the valuation firm said. 
"A severe lack of short-term accommodation options has resulted in Airbnb becoming a popular and lucrative investment model on the Northern Beaches, particularly when you consider how popular a destination the area is for weekend getaways, weddings and events." 
According to the HTW report, a popular investment product due to its entry level price point, prime location and strong rental marketability is<a href="https://www.realestate.com.au/sold/property-apartment-nsw-manly-130920610" target="_blank"> </a>22 Central Avenue, Manly (pictured below).
The complex offers a mixture of studio and one bedroom apartments and gives a great indication of just how much short-term leasing can boost your yield to maximise cash generation. 
<a href="https://www.realestate.com.au/sold/property-apartment-nsw-manly-130920610" target="_blank">809/22 Central Avenue</a>, Manly sold in August 2019 for $870,000 (pictured below).
The property would lease on an annual basis for $600 per week, equating to a gross yield of 3.58%.
<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/2019/10/14/manly%202.jpg" alt="">
A near identical unit is currently on Airbnb for $150 per night.
This annualises to a potential fully let gross yield of 6.2%.
"Obviously not entirely realistic, but if we were to annualise the current bookings in the fourth quarter of 2019, the gross yield equates to 4.75%," the valuation firm said.
"Factoring in subsequent bookings through this period, a 5% gross yield is not out of the question and a tidy increase on the traditionally leased 3.58% yield."
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Owner-occupier driven Northern Beaches market sees 2.9% yields for houses: HTW residential 

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The expected gross yields in Coffs Harbour are not dissimilar to many regional localities with returns in the order of 3-5% for the standard unit or house up to $700,000, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at yields across the nation to dissect where to find the best returns in residential markets.
The HTW report the executive permanent weekly rentals in Coffs Harbour are thin with limited demand for the $700 per week rents.
The higher the suburb median price, the lower the expected yield on a permanent residential rental basis.
"If it is return you are after then we must look to other forms of rental income in the form of holiday rents or maximise your return through multiple accommodation buildings," the valuation firm said. 
"Firstly, holiday rentals. These can take the form of whole property or Airbnb. Either way, if you build it they will come.
"In other words local tourism is up and there is high demand for short term accommodation especially during holiday periods or when organised sporting events come to town."
Coffs Harbour has hosted many large touch football and Oztag events which literally overrun all available accommodation facilities, highlighting the need for more, the HTW report said.
The returns in this sphere are higher, expected around 5% to 10%, however there will be extra running cost in the form of cleaning and management to consider.
The plus side is the out of town owner has the ability to use the property for personal use.
"Let’s look at multiple tenancies which can take several forms from the basic converted garage to detached granny flat in the back yard or purpose built duplex or flat accommodation building," the valuation firm said. 
"These types of properties provide extra return with the ability in some cases to strata title and sell individually in the future, however again you will struggle to do better than a 3% to 7% return on your money."
Typically at the higher end of the spectrum, 7% or more will be reflective in the condition of the property generally requiring short term upgrade renovation work which is representative of the lower purchase price compared to the rental return.
An example of this is 19 Arthur Street, Coffs Harbour (pictured below) which sold for $1.3 million being a dated two level hostel accommodation complex comprising 15 bedrooms with manager’s unit.
<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/2019/10/14/coffs%20harbour%20.jpg" alt="">
It was sold on an analysed yield of 8.15% which on the surface of things appears strong, however required significant upgrade work.
According to the report, there are no specific places or suburbs attracting higher yields, rather supply and demand is the key factor.
"We consider the safe bet in the future when looking at maximizing returns will be short term accommodation, typically smaller one and two bedroom set ups which are fully furnished," the valuation firm said. 
"As stated there is a growing holiday market plus the advent of the Coffs Harbour Pacific Highway bypass construction due to start in the coming years will only add to this shortage need.
"We have seen this happen already in the smaller townships of Grafton and Yamba since the commencement of infrastructure projects such as the Grafton Bridge and Pacific Highway upgrade between Grafton and Ballina.
"So keep an eye on the multi-accommodation market especially duplex and flat buildings which may show lower yields at 4% to 5% now, however with a coat of paint, new floor coverings, some basic furniture packages and management skills can see this return double in the coming years. Let’s not forget the by-product of this work will also be capital gain."
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The higher the suburb median price, the lower the expected yield in Coffs Harbour: HTW residential 

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Rental yields in Sydney have been on the decline over the past decade, as rents have failed to keep pace with increasing property prices, according to the latest Herron Todd White (HTW) residential report. 

The valuation firm took a look at yields across the country and dissect where to find the best returns in residential markets.

According to SQM research, average yields for houses in Sydney fell from 3.7% in August 2009 to 2.8% in August 2019, while units fell from 4.9% to 3.7% over the same period.

[smartcode_project:default project_id=6798]

The HTW report notes while prices were rising, investors were happy for the capital growth to offset the declining rental yields.

<a href="https://www.propertyobserver.com.au/images/2019/10/9/sydney%20yield%20.jpg" target="_blank">Click here</a> to enlarge: 

<img alt="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/9/sydney%20yield%20.jpg">

Source: data from SQM Research

"Unfortunately as prices began to fall over the past two years, rental yields did not climb as expected, as increasing rental vacancies put downward pressure on asking rents," the valuation firm said. 

"Obviously Sydney is a large city and rental yields will differ across its many regions.

"So which regions are currently providing the best average yields? For houses, the Lower North Shore has the highest average yield at 3.5%, while south-western Sydney and western Sydney enjoy a 3.3% yield.

[smartcode_project:default project_id=7317]

"On the unit side, the CBD is the clear winner for average rental yield at 4.4%, while the Hills Districts, south- western Sydney and western Sydney were at 4.1%," the valuation firm added. 

With yields at 10-year lows across most parts of Sydney, investors are looking at alternatives to the standard house or unit to help improve their potential yields, HTW noted.
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What are the Sydney suburbs with the highest residential rental yields: HTW 

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Blackwater, a country town in the Central Highlands region of Queensland, took out the top spot in the latest CoreLogic Top 100 rental performance analysis.
CoreLogic's data to July found that the typical house in the town has a rental yield of 11.7%, and a median value of $122,165.
The CoreLogic Top Rental Performers Report lists 100 suburbs where houses or units have an estimated gross rental yield of 5% or more per annum.
Median house values in the report ranged from $89,483 to $521,597, with units ranged between $133,205 and $395,577.
A three bedroom home at <a href="https://www.realestate.com.au/sold/property-house-qld-blackwater-130413426" target="_blank">14 Bean Street, Blackwater</a> (below) recently sold for $125,000 and is seeking tenants at $300 a week which would reflect a yield of 12.5%.
<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/2019/9/11/14%20Bean%20Street%20Blackwater%20Qld%204717%20%20.jpg" alt="">
Another three bedroom home at <a href="https://www.realestate.com.au/sold/property-house-qld-blackwater-129836234" target="_blank">29 Boronia Street, Blackwater</a> recently secured a yield of more than 12%. The home, sold for $83,000, found tenants after asking $200 a week.
According to CoreLogic research analyst Cameron Kusher, the areas to make the grade as the 'best for rents' demonstrated solid rental yields, consistent rental growth and vacancy rates of less than 3%.
CoreLogic's report includes 63 suburbs where houses represent good rental opportunities and 37 suburbs where units offer the highest yields, while also demonstrating positive rental growth.
Key Findings:
<ul>
<li>42 Queensland suburbs made up the top 100 rental performers list</li>
<li>17 in New South Wales</li>
<li>15 in South Australia</li>
<li>15 in Victoria</li>
<li>8 in Tasmania</li>
<li>1 in Western Australia</li>
<li>1 in both Northern Territory and the Australia Capital Territory</li>
</ul>
 
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Australia’s highest rental yields found in Blackwater, Queensland

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Richard Wakelin, founder of Wakelin Property Advisory, has suggested properties with high yields tended to be more vulnerable than other properties to economic shocks, not less.
"They are often located in areas that struggle economically in the best of times due to a limited and narrow economic base and contain tenants who are more susceptible to bouts of unemployment," he wrote in his latest Fairfax Media column.
"Consequently, in downturns, there is a serious risk of rent arrears and extended vacancies that can bleed dry an investor's cash reserves and capital values that fall harder than elsewhere." 
<div>
Those properties essentially have high yields as compensation for the high risk the properties present, he warned.
</div>
<div>
"In these less certain times for property, I would much prefer to see a risk-averse prospective investor sit on the sidelines than opt for a high-yielding asset," he suggested before adding over the long term, sitting on the sidelines and not buying growth assets was a material risk to future retirement prospects.
He suggested few are able to "time the market" and buy at the bottom.
"So put aside the market cycle.
"Invest when you have the means," the Melbourne buyers' agent suggested.
<div>
Noting most capital city residential property markets are slated for little or even negative capital growth in coming months, Wakelin rebuked the suggestion that the promise of some income make high-yielding properties was the least bad asset to hold in a time of decline.
They were not the property market's equivalent of the equity market's unglamorous but safe defensive utility stocks that pay a significant dividend twice a year.
<div>
Wakeline said there had been "a hard few years for those seeking income yield" as property yields had, in line with most other assets, receded "almost remorselessly."
He cited CoreLogic charting a fall of capital city gross yields from 4.5 per cent for houses and 5.1 per cent for apartments back in March 2012 down to 3.2 per cent for houses and 4 per cent for apartments in December 2017, adding yields vary markedly from property to property, location to location.
"Yields for multi-million-dollar mansions in Sydney or Melbourne are often less than two per cent.
"By contrast, yields for student studio apartments or outback houses can be in excess of six or even seven per cent."
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Warning that properties with high yields carry high risk in current downturn

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CoreLogic's head of research Tim Lawless said that Sydney gross rental yields for units was the lowest across the capitals at 3.9 percent. 
<div>Melbourne was not that far behind.</div>
<div> </div>
<div>Sydney's units median price now sits at $665,500.</div>
<div> </div>
<div><a href="/images/2016/09/02/Screen%20Shot%202016-09-02%20at%2011.32.00%20AM.png" target="_blank">Click to enlarge</a></div>
<div><img src="/images/2016/09/02/Screen%20Shot%202016-09-02%20at%2011.32.00%20AM.png" alt=""></div>
<div> </div>
<div>
<div data-canvas-width="34.800000000000004">Rental markets continued to run soft, with capital city rents falling a further -1.1 percent over the past three months to be -0.5 percent lower over the year.</div>
<div data-canvas-width="34.800000000000004"> </div>
<div data-canvas-width="34.800000000000004">The weakest rental conditions are being experienced in Darwin and Perth, where dwelling rents fell by -9.4 percent and -14.1 percent respectively over the past twelve months.</div>
<div data-canvas-width="34.800000000000004"> </div>
<div data-canvas-width="34.800000000000004">Most of the capitals recorded rental falls over the year, however rents have shown some subtle growth in Melbourne, Canberra and Hobart.</div>
<div data-canvas-width="34.800000000000004"> </div>
<div data-canvas-width="34.800000000000004">The gross rental yield profile in Sydney and Melbourne has once again pushed to a new record low in August.</div>
<div data-canvas-width="34.800000000000004"> </div>
<div data-canvas-width="34.800000000000004">Sydney and Melbourne have each recorded the lowest gross rental yields across the capitals for houses at 2.8 percent, both of which are record lows for the cities.</div>
<div data-canvas-width="34.800000000000004"> </div>
<div data-canvas-width="34.800000000000004">Gross rental yields on units tend to be higher compared with houses, however the gross yield for attached housing product is also at a record low, averaging 4.1 percent across the capital cities and ranging from 3.9 percent in Sydney to 5.4 percent in Hobart.</div>
<div data-canvas-width="34.800000000000004"> </div>
<div data-canvas-width="34.800000000000004">Mr Lawless said, “The disparity in the performance of housing markets across the capital cities and from region-to-region highlights the diverse economic and demographic factors around the country. “Such diversity, not only regionally, but also across housing types, makes reading the housing market more challenging than ever.</div>
<div data-canvas-width="34.800000000000004"> </div>
<div data-canvas-width="34.800000000000004">"Complicating this is the fact that a record amount of new housing construction is under way, with more in the pipeline.</div>
<div data-canvas-width="34.800000000000004"> </div>
<div data-canvas-width="34.800000000000004">“With so much new supply being delivered to the market in the form of units, we are already seeing significantly slower growth rates for units compared to houses in a number of cities.</div>
<div data-canvas-width="34.800000000000004"> </div>
<div data-canvas-width="34.800000000000004">"As these unit projects come to completion and ultimately settlement, the underperformance of new unit stock could create headwinds for the market in certain geographies.”</div>
<div data-canvas-width="34.800000000000004"> </div>
<div data-canvas-width="34.800000000000004"><a href="/images/2016/09/02/Screen%20Shot%202016-09-02%20at%2012.00.19%20PM.png" target="_blank">Click to enlarge</a></div>
<div data-canvas-width="34.800000000000004"><img src="/images/2016/09/02/Screen%20Shot%202016-09-02%20at%2012.00.19%20PM.png" alt=""></div>
</div>
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