Repeat buyers are one of the strongest measures of confidence in any apartment development.

At <a href="https://www.apartments.com.au/new-apartments/era-newcastle-west-124-126-bull-street-newcastle-west-nsw-2302">ERA</a> in Newcastle West, some purchasers are returning to <a href="https://www.apartments.com.au/developers/gwh">GWH</a> after living at the developer's One Apartments. Their decision to purchase again was driven by the quality of life they found after moving into their first GWH home.

Keith Wilton had spent years living in a house in East Maitland before deciding it was time for a change. Apartment living had always been on his radar, but he was selective about what he wanted.

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"I had some boxes I wanted to tick," he says.

Keith points to the open-plan design, generous outdoor areas and considered inclusions as key reasons One Apartments worked for him.

“One of those things was a nice indoor open plan area, but also I wanted a nice outdoor open area that I could entertain on in summer or Christmases or birthdays,” he says.

He also found value in the smaller details, from integrated appliances to shared resident spaces including the pool, cinema and rooftop areas.

[smartcode_project:default project_id=135096 project_image_fid=356818]

After comparing several developments, he chose One Apartments because of GWH's longstanding local reputation and his own experience working with the developer on a commercial project more than a decade earlier.

"I knew that they were local, that the quality of the build was going to be up there. I'd looked at other apartment complexes around and close by, and I just knew that here was a better decision location wise."

Today, Keith says the move has completely changed how he experiences Newcastle.

"I enjoy living in this location because it's more of a lifestyle change. That Newcastle city living where you can walk to restaurants and bars and even beaches and parks and even shopping across the road."

[smartcode_project:default project_id=135096 project_image_fid=356828]

Beyond the location, he says it's the sense of community that has surprised him most.

"Everyone loves living here because they chose to live here, but everyone looks out for each other. It's a real great community feel here."

For Aimee and Lyle Goodman, the journey started almost by chance.

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The couple happened to be having coffee in Newcastle when they noticed the site where One Apartments was about to begin construction.

"We were aware GWH was planning a development," Aimee says. "We made one phone call and things moved pretty quickly after that."

As busy business owners, they initially thought apartment living would simply reduce the maintenance that came with larger homes. Instead, it fundamentally changed how they spent time together.

"We actually catch up more as a family now," Aimee says.

"We've had homes with big yards and lots of space, but everyone ended up in different rooms. Here we'll have dinner together, the kids can play, and we spend far more quality time together."

[smartcode_project:default project_id=135096 project_image_fid=356829]

Lyle says their confidence came from GWH's reputation within Newcastle's building industry.

"I know people who've worked across different apartment projects, and whenever GWH came up the feedback was always the same. They're rock solid. They're quality."

That confidence only grew throughout the buying process.

"One of the things that really impressed us with GWH was the whole process, was the communication," Lyle says. "It was consistent, it was regular, there was no problem if we had some weird questions, there was no problems in getting answers."

[smartcode_project:default project_id=135096 project_image_fid=351104]

Aimee says one moment stood out.

"The project actually finished on time. We realised we needed to hurry up and sell our house because everything was happening exactly when they said it would."

The positive experience at One Apartments ultimately gave all three buyers the confidence to purchase again with GWH, this time at ERA.

Their confidence reflects what many buyers are seeking in today's apartment market. Location remains important, but so too does certainty around delivery, quality and long-term liveability.

[smartcode_project:default project_id=135096 project_image_fid=356822]

ERA builds on those foundations with 280 one, two and three-bedroom apartments across two landmark towers in <a href="https://www.apartments.com.au/developments/newcastle-west-nsw-2302">Newcastle West</a>.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/fk-australia">Fender Katsalidis</a>, the project will include more than 2,000 square metres of resident amenities, including a resort-style pool, gym, sauna, private cinema and rooftop entertaining spaces overlooking the harbour and coastline.&nbsp;

The development is also within walking distance of the Newcastle Interchange, Honeysuckle, Darby Street, the harbour foreshore, restaurants, retail and the city’s beaches, continuing the walkable lifestyle that existing GWH buyers say has transformed how they live.

[smartcode_project:default project_id=135096 project_image_fid=356826]

For Keith, the appeal remains straightforward.

"You feel at home even before you've moved into your home."

For Aimee, the change is measured in time.

“I just felt like I had more time,” she says.

[smartcode_project:default project_id=135096 project_image_fid=351102]

Construction at ERA is now underway, with more than half of the residences already sold and limited two and three-bedroom apartments remaining in the East Tower release. Priced from $980,000 for two-bedroom residences and $1.46 million for three-bedroom residences, buyers can secure an apartment with a 10 per cent deposit, with premium homes offering ocean views from Level 8 and harbour views from Level 10.

ERA is also backed by Resilience Insurance's 10-year Latent Defects Insurance policy, providing protection against structural or waterproofing defects for 10 years after completion. The project is anticipated to be completed in early 2028.

[smartcode_project_cta:default project_id=135096]

Joel Robinson

From ONE to ERA: Why buyers are choosing GWH again in Newcastle West

Virgate Property Group is preparing to commence construction of Verdé, its new apartment development in Melbourne's Arts Precinct at Southbank, following a strong run of sales that has seen more than half of the project's 173 apartments secured.

Verdé has attracted a broad mix of first home buyers, owner-occupiers upgrading from nearby inner-city suburbs and investors, with younger owner-occupier couples aged between 28 and 45 accounting for the strongest enquiry. Many are already living in Southbank, South Melbourne, Albert Park, Port Melbourne, South Yarra and the CBD.

"Verdé is located in one of the most desirable pockets of southern Melbourne," Blair Property Group Director Darren Blair, who is managing sales at Verdé, said.

"It's within walking distance of the Arts Centre, Royal Botanic Gardens, Albert Park Lake, and Southbank's restaurants and retail. It's a great lifestyle location with strong amenity and liveability, which made it a very attractive choice for the project."

[smartcode_project:default project_id=4661 project_image_fid=372549]

Virgate was already familiar with the precinct, having previously delivered the successful Domain House development in neighbouring South Melbourne. That experience gave the developer confidence to acquire the Coventry Street site and continue expanding its presence in Melbourne's inner south.

"We had been keeping an eye on the site and the broader precinct for a few months before deciding to move forward with the acquisition," Virgate said.

The project was ultimately secured in 2020 following feasibility studies, planning assessments and due diligence, with the brief centred on delivering "a high-quality, considered design that feels both refined and fit for purpose."

[smartcode_project:default project_id=4661 project_image_fid=314259]

Designed by <a href="https://www.apartments.com.au/architects/bruce-henderson-architects">Bruce Henderson Architects</a>, Verdé comprises 173 one, two and three-bedroom apartments priced from $599,000. The architecture is distinguished by a faceted glass façade that responds to both the site's outlook and Melbourne's changing light conditions.

According to Bruce Henderson Architects, the coloured glazing gives the building a distinctive identity while also providing privacy and solar shading, with residences oriented to capture views across the bay, city skyline and surrounding parklands.

Inside, <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> has created interiors focused on natural light, efficient planning and enduring materials. Apartments feature engineered oak flooring, natural stone benchtops, floor-to-ceiling glazing and SMEG appliances, while a restrained material palette aims to complement the expansive outlooks rather than compete with them.

[smartcode_project:default project_id=4661 project_image_fid=372550]

Resident amenity has also been designed around everyday functionality rather than occasional use. Facilities include a concierge-serviced lobby, residents' lounge with fireplace, library and co-working space, gym, terrace garden with barbecue facilities, ground-floor café, and package delivery management.

The project's location continues to be one of its strongest drawcards. Positioned on Coventry Street, Verdé sits within walking distance of the National Gallery of Victoria, Arts Centre Melbourne, Royal Botanic Gardens and Albert Park Lake, while Southbank's dining precinct, Sturt Street trams and the new ANZAC Station are all nearby. The surrounding education catchment also includes Melbourne Grammar, Melbourne Girls Grammar, Mac.Robertson Girls' High School and several major university campuses.

The sales team says buyers have responded particularly well to the combination of location, design quality and long-term liveability.

"They're responding really positively to the quality of the design, premium resident amenities and the uninterrupted views. Many also appreciate the location and how connected it is to everything they need."

The ability to secure stamp duty savings before completion has also been a key factor for purchasers, alongside the opportunity to personalise finishes ahead of settlement.

With construction set to commence soon and more than half the apartments already sold, Verdé enters its next phase as one of the Arts Precinct's more established apartment developments, offering remaining buyers an opportunity to secure a residence before construction advances further. Expected completion is scheduled for late 2027.

[smartcode_project_cta:default project_id=4661]

Virgate's Verdé Southbank moves toward construction as sales fly past halfway stage

Downsizer-focused apartment development Kooyongkoot in Hawthorn has been recognised at the 2026 Better Future Melbourne Design Awards, taking home Gold and Silver awards in two categories.

<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a>, currently being delivered by developer PQD and designed by Cera Stribley, received Gold in the Interior Design – Proposed category and Silver in the Architecture – Proposed category.

The dual recognition reflects the design approach behind the boutique development on prestigious Kooyongkoot Road, where the focus has been on creating homes for downsizers seeking the space, quality and functionality of a detached house within a low-rise apartment building.

Rather than maximising apartment numbers, <a href="https://www.apartments.com.au/developers/pqd">PQD</a> and <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a> limited the development to just 18 residences, allowing for larger floorplans, greater privacy, generous landscaping and expansive communal spaces.&nbsp;The majority of the apartments also benefit from corner aspects, allowing for dual sources of natural light.

Now around 70 per cent complete and on track for completion in November 2026, Kooyongkoot will comprise a mix of garden residences, ter​race apartments, sub-penthouses, and is crowned by two half-floor penthouses with direct lift access and private rooftop terraces.

[smartcode_project:default project_id=102717 project_image_fid=355297]

The Silver Award for Architecture recognised the way the building responds to its prominent corner position at the ent​rance to Hawthorn's Scotch Hill precinct, one of Melbourne's most established residential neighbourhoods.

Rather than competing with the grand homes that line Kooyongkoot Road, the architectural approach focused on restraint and longevity, using curved brickwork, generous landscaping and carefully considered proportions to integrate with the existing streetscape.

"The form feels fluid and timeless, as though shaped by the landscape itself – architecture that belongs, rather than competes," said Chris Stribley, Co-Founder and Managing Principal of Cera Stribley.

The judging submission also highlighted practical innovations throughout the building, including lift cores servicing only nine homes each, a central landscaped lightcourt designed to bring daylight and ventilation into the building, and fully enclosed private storage rooms with lighting, power and shelving to better accommodate residents transitioning from larger family homes.

[smartcode_project:default project_id=102717 project_image_fid=355293]

The Gold Award for Interior Design recognised the project's focus on long-term liveability rather than display-home aesthetics.

According to the awards submission, the interiors were designed from the inside out, prioritising how homes would function over decades of daily use through generous proportions, practical storage, durable natural materials and flexible layouts.

The specification includes natural stone throughout, upgraded acoustic glazing, V-ZUG appliances and fully enclosed storage rooms, alongside an amenity offering focused on wellness, entertainment and everyday convenience.&nbsp;

Residents will have access to a gym and yoga studio, a wellness centre featuring traditional and infrared saunas, a cold therapy shower and treatment room, as well as a residents' lounge and golf simulator/cinema room for entertainment.&nbsp;Kooyongkoot has also considered the everyday convenience of its residents by offering a private carwash and pet wash facilities on site as well as dedicated parcel lockers and oversized fully enclosed storage rooms.&nbsp;

[smartcode_project:default project_id=102717 project_image_fid=355303]

The project's attention to detail has already resonated with buyers. Earlier this year, Kooyongkoot recorded one of Boroondara's highest apartment sales when an $8 million penthouse was purchased by a Melbourne CEO downsizing from a nearby family home.

"Every detail feels deliberate, from the overall design down to the smallest touches," the purchaser said.

"The level of quality and refinement is exceptional, but what really sold it was how liveable it felt... It felt like a place where everything had been considered, not just a luxury building."

[smartcode_project:default project_id=102717 project_image_fid=355304]

Sustainability also formed a key part of both award submissions. Kooyongkoot is targeting a minimum 7.5-star NatHERS rating across all residences, supported by passive design principles, high-performance glazing, EV charging infrastructure, water reuse systems and a wellness model focused on lower-energy dry facilities rather than pools and large wet areas.

Located within walking distance of Scotch College, Methodist Ladies' College, Koo​yong Lawn Tennis Club, Aubur​n Village and Camberwell Junction, Kooyongkoot continues to target owner-occupiers looking to remain in Melbourne's inner east without compromising on space or quality. A limited selection of two, three and four-bedroom residences remains available, with prices starting from $1.9 million.

[smartcode_project_cta:default project_id=102717]

Kooyongkoot wins Gold and Silver at Better Future Melbourne Design Awards

New apartment supply has become increasingly constrained across <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a> in recent years, with fewer projects progressing through to completion as development conditions have become more challenging.

It makes <a href="https://www.apartments.com.au/developers/novm">NOVM</a>'s 2021-completed <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> one of the most recently completed residential towers on the Parramatta River, and among the newest apartment developments in Sydney's second CBD.

With the project largely completed before the sharp escalation in construction costs and inflation following the pandemic, The Lennox is now offering pricing that would be difficult to replicate in a comparable new development in Parramatta today, or across much of Western Sydney.

The majority of the 413 apartments at The Lennox sold before and shortly after completion. A limited release of the remaining apartments has recently been brought to market by capital partner <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a>, with entry-level pricing from $700,000 and two-bedroom apartments available from under $1 million.

Rising above the Parramatta River at 12 Phillip Street, The Lennox comprises one, two, three and four-bedroom apartments, appealing to first home buyers, young professionals, families, downsizers and interstate investors seeking a completed apartment in one of Australia's fastest-growing economic centres.

[smartcode_project:default project_id=5743 project_image_fid=372394]

Rather than positioning Parramatta as an alternative to Sydney's CBD, Equitifund believes the city has reached a point where it stands on its own merits.

"Parramatta is no longer simply an alternative to Sydney CBD, it's becoming a destination in its own right," Equitifund Executive Chairman Greg Huxley said.

"The Lennox captures that evolution with a level of quality and amenity that's difficult to match at its price point."

[smartcode_project:default project_id=5743 project_image_fid=953]

Designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, the tower responds directly to its riverfront setting through expansive glazing and open-plan layouts that maximise views across the Parramatta River and city skyline. Interiors feature engineered timber flooring, stone benchtops, stainless steel appliances and floor-to-ceiling glazing, while generous balconies extend the living spaces outdoors.

Marchese Partners says the project was conceived to balance high-quality apartment living with practical, long-term functionality, pairing larger, efficient floorplans with amenities more commonly associated with five-star hotels.

That emphasis continues through the resident facilities, which include a 20-metre rooftop swimming pool, fully equipped gym and wellness spaces, full-time concierge, a residents' lounge, function room, private lifts, secure basement parking and rooftop communal areas overlooking the Parramatta River. Ground-floor boardwalk retail and dining further activate the riverfront and integrate the building into the surrounding public realm.

[smartcode_project:default project_id=5743 project_image_fid=925]

Australian housing and finance group Equitifund has secured the remaining apartments, believing there are few completed apartment opportunities in Parramatta that offer the same combination of location, amenity and pricing.

Equitifund National Sales Director Ben Hamblett says buyers are increasingly recognising that premium apartment living no longer needs to come with Sydney CBD pricing.

"The Lennox is where aspirational living becomes attainable," Hamblett said.

"Wake to river and mountain views, step into Sydney's Second CBD, and arrive home to resort-calibre amenities, all without the harbour price tag."

Hamblett says owner-occupiers are also attracted by the convenience of having Westfield Parramatta, Church Street's dining precinct, Parramatta Park, Riverside Theatres, Western Sydney University and major transport connections all within walking distance.

"At The Lennox, lifestyle is not an afterthought, it is the foundation."

[smartcode_project:default project_id=5743 project_image_fid=5374]

The Lennox places residents within walking distance of Parramatta Square, Westfield Parramatta, Church Street Eat Street, Parramatta Station, the ferry wharf, Light Rail, the future Sydney Metro West, Parramatta Park and CommBank Stadium, reinforcing Parramatta's position as one of Australia's most connected metropolitan centres outside Sydney's CBD.

Equitifund says buyers visiting the display suite consistently comment on the quality of the finishes, generous floorplans, river and skyline views, and the walkability of the location. The project has attracted a broad mix of local professionals, upsizers, downsizers, buyers relocating from Sydney's inner suburbs and interstate investors seeking long-term growth opportunities.

That demand aligns with Parramatta's continued evolution as an economic powerhouse. Equitifund Research and Market Insights specialist John Bekiaris says sustained population growth, infrastructure investment and expanding employment opportunities continue to support long-term housing demand across the city.

"Parramatta has evolved from a satellite city into one of Australia's most important economic centres. Population growth, infrastructure investment and employment are all supporting sustained long-term housing demand."

[smartcode_project_cta:default project_id=5743]

The apartment price gap drawing Sydney buyers west

A luxury beachfront apartment at Rainbow Bay has more than doubled in value since it sold off the plan six years ago, setting a new local apartment record in the process.

The three-bedroom apartment in the Flow development on Petrie Street, the first of four new projects locally by Paul Gedoun's S&amp;S Projects, has sold for $7.4 million, after originally selling for $3.27 million when the project launched in 2020.

The seventh-floor apartment, comprising 187 sqm of internal living space and a 54 sqm balcony overlooking Froggies Beach and Snapper Rocks, was purchased by a local family.

The transaction was negotiated by Pezet Matheson director Kerry Pezet and equates to more than $30,000 per sqm.

Pezet said the sale reflected the limited opportunities to buy into the boutique beachfront development.

"The sale highlights the rarity of opportunities within the boutique beachfront development, where residences seldom become available," Pezet said.

"Flow is one of the Gold Coast's most tightly held buildings. Buyers from our database move quickly when residences become available, and achieving an off-market sale at $7.4 million demonstrates the depth of demand for property of this calibre."

<img alt="Flow" data-entity-type="file" data-entity-uuid="c585b206-2130-4eee-a50c-3f27c51a7c70" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-06%20at%208.33.25%E2%80%AFPM.png?VersionId=m3pHRDV62Y3fvN.XQuQHq.52ilTWpRLf" />

Flow was the first of four luxury apartment developments delivered by Paul Gedoun's S&amp;S Projects at Rainbow Bay and was completed in 2023.

Positioned on the beachfront overlooking Snapper Rocks, the residence includes three bedrooms, three bathrooms, a powder room and views stretching north along the coastline towards Surfers Paradise.

Pezet Matheson Residential principal Mitchell Lambert said buyers continued to prioritise quality beachfront apartments in tightly held locations.

"Flow Residences offers a rare combination of elevated beachfront positioning, architectural excellence, comprehensive resident amenity and premium finishes, which is exactly what discerning purchasers are seeking," Lambert said.

"The transaction further reinforces Rainbow Bay's reputation as one of Australia's premier coastal lifestyle destinations, where limited supply and growing demand continue to support strong market performance."

Pezet Matheson originally marketed and sold out Flow off the plan, making the latest transaction a return to one of the project's original buyers.

Paul Gedoun is selling his third project, <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, after recently completing, and selling out, <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a>. He has plans for a <a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">fourth building</a>, 88 apartments on <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">Boundary Street</a>.

Rainbow Bay apartment doubles in price since off the plan sale during pandemic

Residential Market

<html><body>
<div>It's almost becoming an annual tradition that the Treasury scrambles until 4.59pm on a Friday before pinging out the Foreign Investment Review Board (FIRB) Annual Report and nipping off for a few cold ones.</div>
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<div>And this year the finance team surely did not disappoint scrimmaging until mere moments before "schooner o'clock" on Friday before delivering the goods!</div>
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<div>Broadly as expected total foreign investment in Australia was very strong in FY2015, increasing by +16.3 percent to $194.6 billion, with real estate (both commercial and residential) the largest sector at $97 billion.</div>
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<div>The total number of real estate approvals increased from 23,428 to 37,347 in FY2015, mainly for new dwellings.</div>
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<div>Real estate approvals have more than tripled in only two years. Bazinga. </div>
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<div>Proposed investment in real estate soared to $96.9 billion, incorporating $36.2 billion of commercial real estate proposals.</div>
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 Foreign investment in residential real estate
<div>Proposed foreign investment in residential real estate ripped from $34.7 billion in FY2014 to $60.8 billion in FY2015, a level that could even not have been imagined only two years earlier. 
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<div>No proposals were rejected in FY2015 following three rejections in the preceding year, although 40 percent of approvals were granted with conditions attached, such as time periods for development or the requirement for temporary residents to sell should they depart Australia (approvals are filtered by specific questions, and therefore are to a large degree self-selecting).</div>
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<div>One divestment order was made in May 2015 by the FIRB, with an established $39 million residential Sydney property having been purchased illegally by a foreign company.</div>
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<div>Thereafter in May last year responsibility for divestment orders was assumed by the Australian Taxation Office (ATO), and a further 26 divestment orders were actioned.</div>
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<div>There was a massive 60 percent increase in the number of residential real estate approvals, with about 80 percent of those approvals for purchases of under $1 million in value (i.e. apartments).</div>
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<div>The bulk of this monster increase in foreign investment related to new real estate, including developer off the plan purchases, meaning that in aggregate foreign investors accounted for nearly 60 percent of all new residential construction.</div>
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<div>China's rise</div>
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<div>The value of total FIRB approvals for China has increased by around 68 per cent since the prior year and accounted for around 33 per cent of the total value of approvals by foreign country in FY2015.</div>
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<div>Approvals for all Chinese investment in real estate, incorporating residential and commercial investment, all but doubled to $24.3 billion.</div>
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<div>Finally, Melbourne retained its crown as the king of foreign investment in terms of residential real estate, reflecting the huge volumes of residential construction in that city, with Sydney comfortably  bopped into second place.</div>
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<div>There was also enormous foreign investment in vacant land in Victoria at $3.4 billion, far exceeding the $1 billion seen in New South Wales, for example.</div>
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<div>The above having been said, Queensland saw far larger increases in foreign residential real estate investment in percentage terms.</div>
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<div>The wrap</div>
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<div>Foreign investment in Australian residential real estate is something of a double-edged sword.</div>
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<div>It is abundantly clear that foreign investors became more active in the purchase of new dwellings in FY2015, and monumentally so, with most of that foreign interest coming from China.</div>
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<div>Foreign investment has thus been a crucial factor in the strength of this residential construction boom, accounting for more than half of the investment in new dwellings, helping in turn to keep rental growth subdued.  </div>
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<div>On the flip side, foreign developers in Sydney have shown a willingness on occasion to pay prices for development opportunities far in excess of what locals are generally prepared to pay, putting significant upwards pressure on land values.</div>
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<div>Whether this can level of investment in new dwellings can be sustained is less clear as the residential construction cycle passes its peak imminently.</div>
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<div>Clearly there is vast foreign interest in Australian property from China, and it seems reasonable to me to suggest that any holes in the FIRB Annual Report are likely to be errors of omission rather than errors of commission.</div>
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<div>As such, the above information acts as a useful indicator, but it may not be complete.</div>
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<div>With immigration now rising again, the share of overseas born Aussies at a 120 year high, and as the number of international students in Australia skyrockets, the potential pathways for foreign capital to ultimately find its way into established residential property markets are multiplying, particularly in the largest capital cities. A final thought or question for you - what percentage share of these new apartments bought by investors from the Chinese mainland ever make it to the local rental market?</div>
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PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>. 
His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.
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FIRB real estate approvals triple in two years: Pete Wargent

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The fringe property market of Canberra has undergone significant development within the past 24 months, say valuation firm Herron Todd White in their April 2016 property clock. 
The once greenfield sites on the fringes of the city are now being developed into well planned and flourishing suburbs providing opportunity for owner-occupiers, investors and government housing alike.
The Gungahlin district near the ACT and NSW border is considered a fringe location by many locals due to its relatively new development and up until 2010 consisted of only five suburbs which were developed in the mid 1990s. Gungahlin is now a thriving area with half a dozen new suburbs emerging in the past five years.
<a href="/images/2016/04/11/Screen%20Shot%202016-04-11%20at%209.35.44%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/11/Screen%20Shot%202016-04-11%20at%209.35.44%20AM.png" alt="">
One of the newest suburbs to be developed is Moncrieff which is still under construction. Local demand for vacant land in Moncrieff was so high that 77 residential blocks were sold within three minutes and many potential purchasers missed out. The average price of a vacant land in Moncrieff was $280,000. Naturally one of the factors causing such high demand in the fringe areas is the high prices being achieved in areas closer to the CBD.
In the past 24 months, we have seen a massive hike in prices for older stock within the Inner north and inner south precincts. For example, buyers have been purchasing older dated homes for $700,000 plus and then knocking them down in order to build a more modern custom-designed home, which essentially means they are paying $700,000 just for land.
For entry-level buyers it is hard to compete in these areas therefore they have ventured to areas such as Gungahlin which allows them to buy vacant blocks and build their dream homes at a much more affordable price. Gungahlin is tipped for strong growth in the next decade with the first stage of the light rail designed to cater to the Gungahlin region and due to be complete by 2020. With transport being a key factor in the success of a fringe area the long-term expectations for Gungahlin are strong in relation to other fringe areas in Canberra.
Property Observer found a few examples of recent sales in Canberra's fringes:
<img src="/images/2016/04/11/700_canberra.jpg" alt="" width="550" height="334">
1. A two-bedroom apartment at <a href="https://www.realestate.com.au/property-apartment-act-gungahlin-120611081">24/80 Gozzard Street Gungahlin ACT 2912</a> (above) sold for $331,000
<img src="/images/2016/04/11/main-1.jpg" alt="" width="656" height="492">
2. A three-bedroom villa at <a href="https://www.realestate.com.au/property-house-act-gungahlin-121991866" target="_blank">78 Mary Gillespie Gungahlin ACT 2912</a> (above) sold for $522,000 recently.
Across Canberra 69 auctions were held this week with a 64 percent sales success including the $1,515,000 sale of the former bolthole of the former Federal Treasurer Joe Hockey.
Over the three months to December 2015, 7.6 percent of Canberra homes re-sold at a loss compared to 11.2 percent over the previous quarter and 10.9 percent a year earlier, according to the latest Pain &amp; Gain report from Core Logic RP Data.
The median price for a house in Forrest is $2,150,000, according to CoreLogic RP Data.
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Canberra's fringe suburbs seeing spike in home prices: HTW

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Broken Hill tops CoreLogic RP Data's latest list for top NSW investor rental yields.
Median Gross Yield
<table class="table">
<thead><tr>
<th>Suburb</th>
<th>Median Rent</th>
<th>Gross Yield</th>
</tr></thead>
<tbody>
<tr>
<td>Broken Hill</td>
<td>$230</td>
<td>10.1%</td>
</tr>
<tr>
<td>Cobar</td>
<td>$280</td>
<td>9.1%</td>
</tr>
<tr>
<td>Tuross Head</td>
<td>$580</td>
<td>8.6%</td>
</tr>
<tr>
<td>West Wyalong</td>
<td>$240</td>
<td>8.5%</td>
</tr>
<tr>
<td>Malua Bay</td>
<td>$700</td>
<td>8.2%</td>
</tr>
<tr>
<td>Condobolin</td>
<td>$238</td>
<td>8.0%</td>
</tr>
<tr>
<td>Darlington Point</td>
<td>$228</td>
<td>7.9%</td>
</tr>
<tr>
<td>Wellington</td>
<td>$210</td>
<td>7.8%</td>
</tr>
</tbody>
</table>
Property Observer profiles Broken Hill in NSW from a rental perspective.
The median sale price of a house in Broken Hill was $118,000, compared with a national average of $485,000. 
The median price change over one year was 10.50 percent.
While Median Rent was $230pw against a national average of $395, the median gross yield was 10.1 percent. 
Property Observer went looking for dwellings around the median price up for rent or rented and came up with these: 
<img src="/images/2016/04/11/Screen%20Shot%202016-04-11%20at%208.43.05%20AM.png" alt="" width="830" height="537"> 
1. A furnished three-bedroom house at <a href="https://www.realestateview.com.au/rental-properties/10-king-street-broken-hill-nsw/property-details-rent-residential-9844026" target="_blank">10 King Street</a> (above) is up for rent for $250 pw, at a rental yield of about 13 percent. This property sold for $99,000 in June 2015.
<img src="/images/2016/04/11/hill2.jpg" alt="" width="574" height="381">
 
2. A two-bedroom house at <a href="https://www.realestateview.com.au/rental-properties/49-bonanza-street-broken-hill-nsw/property-details-rent-residential-9844025" target="_blank">49 Bonanza Street</a> (above) has a rental of $240 pw. This one sold way back in 2004 for $55,000, according to CoreLogic RP Data.
<img src="/images/2016/04/11/hill3.jpg" alt="" width="575" height="349">
3. A three-bedroom house at <a href="https://www.realestateview.com.au/rental-properties/628-argent-street-broken-hill-nsw/property-details-rent-residential-9844024" target="_blank">628 Argent Street</a> (above) matches the median rental of $230 pw, and yields 13.3 percent. This one last traded for $90,000 in 2014.
<img src="/images/2016/04/11/hill4.jpg" alt="" width="578" height="379">
 
4. A three-bedroom house at <a href="https://www.realestateview.com.au/rental-properties/38-cummins-street-broken-hill-nsw/property-details-rent-residential-9835311" target="_blank">38 Cummins Street</a> (above) is also available for $230 pw. The last sale price for the property was $142,000 back in 2005.
<img src="/images/2016/04/11/hill5.jpg" alt="" width="563" height="342">
 
5. Another three-bedroom house at <a href="https://www.realestateview.com.au/rental-properties/627-chapple-lane-broken-hill-nsw/property-details-rent-residential-9810772" target="_blank">627 Chapple Lane</a> (above) is available for $220 pw. This last traded price for this property was $35,500 in 2003, CoreLogic RP Data shows.
 
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Broken Hill tops property rental yields at 10 percent

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I’m not sure just how closely you have been following Australia’s property markets but what I can add is we are now starting to see some amazing trends emerging that will have both negative and positive outcomes.
This week we read that despite our national apartment building boom rents continue to rise. With approximately 30,000 apartments nearing completion in Sydney I predict that we have seen the rental peak. Unbeknown to many the major banks have already started black spotting many areas across Australia – where they are now no – go areas for future lending. For example, where you have an area that has undergone unprecedented new apartment high density developments you can expect values to start decreasing quite rapidly.
In Sydney the areas on ignore include, Darling Harbour, Dawes Point, Haymarket, Millers Point, Sydney, Sydney South, Waterloo, Annandale, Zetland, Homebush and Arncliffe. It will only be a matter of time before these areas spread further given the sudden – impact of oversupply where the vast majority of these properties will be left fighting it out in this newly created competitive rental market. It is quite unprecedented to see the lenders adopting this strategy given they are creating their own problems although they did approve the respective loans.
 
Gen Y (or Gen Why? as I call them) should stop complaining and consider themselves lucky that they missed most of this modern day apartment investment boom. Since December 2008, when the Rudd government moved the off – the – plan apartment overseas buying ratio from 50 per cent to 100 per cent where the large percentage of these buyers came from Asia, which has a combined population of approximately 4 billion people compared to our 24 million. Whilst I certainly don’t agree with this decision we have introduced foreign owners although the debt remains local – another big problem.
Then of course it would be remiss of me not to mention that the Australian Taxation Office (ATO) has gladly accepted the role of “Big Brother” where every single property transaction in Australia dating back to 1985 now being scrutinised. Whilst the ATO has been remarkably quiet on the announcement side of developments this is an election year and the decision to hand the ATO total ownership of Australian property data was a decision by the present government, so we can expect this to figure prominently in the forthcoming election debate.
Now if developments were not getting interesting we now have the Panama Papers (the largest leak in journalistic history) which the ATO would be all over given 800 Australians managed to make guest appearances as a direct result from the leaked papers.
Just what the exposure to Australian property markets is remains to be seen although I did read in The Guardian this week – “Which is exactly why today’s revelations about the connections between tax havens and property ownership are so important. Revealed in the leaked documents was the fact that 2,800 Mossack Fonseca companies are connected to more than 6,000 UK title deeds, worth at least £7bn. On top of this, according to Guardian analysis, more than 90,000 properties in England and Wales are listed in the Land Registry to overseas owners, at least 75,000 of which are owned by companies or individuals registered in tax havens.”
Now can you start to see why raising the overseas buyers’ ratio from 50 per cent to 100 per cent could have a serious impact on our Australian property markets? Given all that is presently going on it would be sage advice to closely monitor exactly what is going on in these areas of high density development.
To be fair many areas saw very little development so they will go through this with minimum downside to property prices and rental returns. Having said that the property aggregators bundle all the statistics into the one bundle so rents will then show signs of easing although in some areas it will be quite the opposite.
I have no doubt that the role the ATO is currently playing within the tapestry of the Australian property markets will have a defining outcome that will result in many forced sales. Just what effect this will have on property prices is way too early to call although I see the investment market under significant pressure with all presently going on. Then again there will be a knock – on effect with all the new developments which are presently in the re – zoning and planning stages more particularly, those areas that already that are already marked as being over developed – over supply.
On the other hand the owner operated housing market has just been ambling along and looks to have well and truly dodged this modern day investor bullet. If there were to be an investor market collapse the owner occupiers would then be placed again with the opportunity of a lifetime with record low cash rates coupled with an investor market collapse. Yes, we have seen such markets before although never on this grand scale.
In my opinion, these are the markets you should be closely following on high visual alert.
<h5>MOSMAN – 2088</h5>
• Number of houses on the market this time last year – 56
• Number of houses on the market last week – 45
• Number of houses on the market this week – 43
• Number of apartments on the market this time last year – 53
• Number of apartments on the market last week – 46
• Number of apartments on the market this week – 48
<h5>CREMORNE – 2090</h5>
• Number of houses on the market this time last year – 0
• Number of houses on the market last week – 5
• Number of houses on the market this week – 6
• Number of apartments on the market this time last year – 8
• Number of apartments on the market last week – 26
• Number of apartments on the market this week – 14
<h5>NEUTRAL BAY – 2089</h5>
• Number of houses on the market this time last year – 0
• Number of houses on the market last week – 7
•Number of houses on the market this week – 11
• Number of apartments on the market this time last year– 42
• Number of apartments on the market last week – 26
*Number of apartments on the market this week – 24
 
ROBERT SIMEON is a director of <a href="https://www.rwm.com.au/" target="_blank" title="RWM" rel="nofollow">Richardson Wrench Mosman and Neutral Bay</a> and has been selling residential real estate in Sydney since 1985.  He has also been writing real estate blog <a href="https://www.rwm.com.au/news/" target="_blank" title="Virtual Realty News" rel="nofollow">Virtual Realty News</a> since 2000. 
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Why property markets keep confusing us: Robert Simeon

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The only good thing about mistakes is that we can all learn from them. 
Otium’s team of financial advisers, accountants and administration specialists guide clients through big property investment decisions on a day-to-day basis. They have also experienced the ups and downs of investing in property personally. We decided to round up the team and asked them to share the most common property investing mistakes and things to consider, so you can avoid making the same mistakes:
<h2>1.Fixing rates</h2>
“I remember pre-GFC when rates were high, I got caught up in the hype of needing to own a property.  The problem was debt was easy to obtain and I got a house way before I could afford it.  Not only was it outside of my affordability, I locked rates at a ridiculous 7.5%.  It was just not the time to be fixing and I was caught with high rates until I sold the house a few years later.  When in doubt, use the variable rate until there are extraordinary low interest times.  Even then, consider hedging your bets.  Use a good mortgage broker who is willing to advise you and always check with your accountant.”
CEO Drew Grosskreutz
<h2>2. Inspecting the property</h2>
“When making the biggest investment decision of your life, it sounds simple but care should be taken to fully inspect the property. Consider location, target rental market, condition of property and whether it fits in with your criteria, eg.new, near new, run down for renovation, etc.  Hire a professional building and pest inspector. No matter how new a property is, there could be an issue with the build that would not be uncovered in any other way.”
Managing Director of Accounting David Mason
<h2>3. Signing a contract without having discussed the correct finance clause</h2>
“When negotiating a finance clause ensure you obtain enough time for your mortgage broker to gain a formal approval, this might include a valuation and obtaining access via tenants which takes time. If the finance period expires without a formal approval, the agent may have been approached with a higher bid and you could lose the property.”
Finance, Gavin Frith
4.The Importance of Rent “Long term capital growth is the aim of many property investors, however, this strategy can be undermined if the property has poor rental yield (or worst case, struggles to rent at all).  Where debt has been used to secure the property, the rental income is used to manage the interest expense or depending on your specific strategy, can also pay down the principle.  Poor rental yield can force the investor to sell which could occur during a market dip, thereby destroying the original aim.
When looking to purchase an investment property it is imperative to research the rental yields on comparable properties in the local region.  This includes vacancy rates.”
Managing Director of Financial Planning Adam Storey
<h2>5.Getting the Correct Entity name for your Purchase</h2>
“It is vital to ensure the correct ‘purchasing entity’ is listed on a super fund property contract from the start.  This entity will depend on if you are buying with borrowing or buying outright through super.
This should be discussed with your adviser or contact as there are often various fees and charges to prepare a deed of rescission if this purchasing entity is not correct.  These fees can be between $200-$1000 depending on the deed required.”
For more information, <a href="https://www.otiumgroup.com.au" target="_blank">click here</a>.
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Property 101: Five property mistakes to avoid

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Your patch needs to be special, and buying in a great location offers plenty of pluses, says ME Head of Home Loans, Patrick Nolan.
“No matter whether you prefer the inner city vibe or out-of-town tranquility, your choice of location matters,” he said.
“Where we live can shape our lifestyle and a quality neighbourhood can give you five valuable benefits:
1.    You’re likely to enjoy higher capital growth
"Good neighbourhoods tend to top the capital growth league tables. Sure, you may pay more to buy into a desirable neighbourhood but it’s likely to be a brilliant investment as local value growth should outpace less appealing areas over time.
2.    The community is safer, more secure
“We all want to live in a safe neighborhood where there’s little or no crime. A good neighborhood is a place where you are free to walk around, explore, chat with locals and know your neighbours are there for you in a pinch.
3.    A choice of quality schools
“A neighbourhood with highly regarded schools offers valuable pluses even if you don’t have school-age kids. Families always look at the calibre of local schools as part of their buying decision, and the better the school district, the more sought after your home will be if you choose to sell up further down the track.
4.    Easy access to shops, cafes, restaurants
“Like to grab a latte on your way to work? How about Sunday brunch at your favourite eatery? Having a good selection of nearby shops, cafes, restaurants and maybe a gym or cinema won’t just boost your lifestyle, it may also give your home the edge in terms of future capital growth.
5. Access to transport links
“A good location offers easy access to public transport and/or decent road links. Being near a train or bus is handy, but when a commute by car is inevitable having nearby freeway access can help your home hold its value.
“The key thing is to never lose sight of what is important to you in a neighbourhood. If you’re a footy fan, you may love owning an apartment that overlooks the major sporting grounds. If you’re a nature lover, having access to bush reserves may top your wish list. It’s all about what works for you while still being mindful of what’s attractive to other buyers because at some point you’re likely to upgrade to your next home. That’s when the value of a great neighbourhood translates into money in your pocket.”
 
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Property 101: Five benefits of buying into a good neighbourhood

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As many property investors know, the city you currently call home isn’t always the best location to invest.
But there are many steps to the buying process, and they can differ from state to state.
There are plenty of reasons to purchase property interstate.
You may want to diversify your portfolio to lower your risk profile.
Perhaps you're planning a move next year, but you know that now is the right time to buy.
Or maybe you've heard that the next big up and coming suburb isn't on your doorstep, but 2,000 kilometres away.
Even if you are a seasoned property investor in your local area, there are some key differences between buying locally and purchasing further away.
Investing interstate can be difficult, especially if you're not experienced and you're looking to invest somewhere you haven't lived before.
There are a range of experts who can assist you with an interstate purchase and help alleviate the costs of travelling back and forth.
Conveyancers or specialist lawyers can help prepare and lodge your legal documents (including your contract), handle your deposit, research the property and calculate your expenses. They can also assist in the settlement process.
A buyer's agent can help you inspect properties and do a lot of the footwork for you. They may also be able to refer you to reputable local experts to help carry out inspections.
Make sure you communicate honestly and often with those helping you invest interstate, and make the most of the experts available.
While buying property interstate can seem like a daunting task, there are a lot of benefits to developing your property portfolio beyond the bounds of your local neighbourhood. Make sure you contact reputable, independent experts and do your homework.
Don’t forget that stamp duty or land transfer taxes change from state to state, and depend your property’s intended purpose.
Each state’s revenue office website has a stamp duty calculator that can help you estimate how much you’ll be charged.
Purchasing interstate is a great way to spread risk across your property’s portfolio or capitalise on growth areas – just make sure you do your homework.
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Property 101: Buying property interstate

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A former industrial field support centre in Sydney's outskirt suburb Minto has sold to the Anglican Retirement Village for $16.6 million through an expressions of interest campaign.
The 5.88 hectare property, located on the corner of Sark Grove and Pembroke Road Minto was sold on behalf of Endeavour Energy by Savills agents Robert Lowe and Ray Trimboli.
Future development of the site may include up to 100 residential lots with a size range expected to be from 300 square metres to 476 squares metres (approximately) subject to Council approval. 
 
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Anglican Retirement Village buys Minto site

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GUEST OBSERVER
The Australian Bureau of Statistics (ABS) has released demographic data for the September 2015 quarter recently.
The data showed a continuation of the trend towards a slower rate of population growth at a national level. At the end of the quarter, it was estimated that there were 23,860,133 residents of Australia, an increase of just 0.3 percent over the quarter and 1.3 percent over the past year.
<a href="/images/2016/03/30/Chart-1-4-580x206.jpg" target="_blank">Click to enlarge </a>
<img src="/images/2016/03/30/Chart-1-4-580x206.jpg" alt="">
The 12 months to September 2015 saw an additional 313,237 residents of Australia which is 7.3 percent lower than over the same quarter in 2014.  In fact, the annual increase in population for the country is the lowest it has been since the June 2011 quarter.
<a href="/images/2016/03/30/Chart-2-3-580x205.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/30/Chart-2-3-580x205.jpg" alt="">
At a national level, there are two components of population growth, natural increase (births minus deaths) and net overseas migration.  Over the past year, there was a natural increase of 145,585 persons and net overseas migration of 167,652 persons.  As the above chart shows, the two measures are converging due to a sharp decline in net overseas migration.  Annual net overseas migration is now at its lowest level since September 2006, is -7.0 percent lower over the year and -46.9 percent lower than its peak in December 2008.
<a href="/images/2016/03/30/Chart-3-4-580x206.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/30/Chart-3-4-580x206.jpg" alt="">
Looking at population growth across the states and territories, the rate of growth has been strongest over the past year in Victoria at 1.7 percent and lowest in the Northern Territory at 0.3 percent.
The annual rate of population growth is above 1 percent in all states and territories except the Northern Territory, Tasmania and South Australia. In terms of raw number population increase over the year, New South Wales and Victoria are way out in front of all other areas with increases of 102,243 persons and 102,311 persons respectively. 
Queensland (55,232) and Western Australia (32,542) were the only other two regions to record annual population growth of more than 15,000 persons.  Across the remaining states and territories the annual population increase was recorded at: 12,396 persons in South Australia, 5,491 persons in the Australian Capital Territory, 2,159 persons in Tasmania and 826 persons.
The four most populous states accounted for 93.3 percent of total population growth over the year with New South Wales and Victoria accounting for 65.3 percent.
The mining states and territories in particular have felt the full brunt of the slowdown in population. At its peak in December 2008, Queensland recorded a population increase of 115,561 with annual growth now less than half this figure.  In Western Australia, annual population increases peaked at 88,156 persons in September 2012 and in Northern Territory the annual population increase peaked at 7,073 persons in March 2013.
It is also worthwhile at the state and territory level to have a look at the interstate migration trends.  As well as net overseas migration there is net interstate migration across the states and territories which affects population growth.
<a href="/images/2016/03/30/Chart-4-4-580x206.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/30/Chart-4-4-580x206.jpg" alt="">
Firstly if we look at annual net overseas migration, New South Wales (66,540) and Victoria (55,447) account for an overwhelming majority of the population increase.  In fact, 72.8 percent of all net overseas migration was into these two states which is the highest proportion since December 1984.
Elsewhere the number of net overseas migrants has been recorded at: 16,725 persons in Queensland, 10,255 persons in South Australia, 14,249 persons in Western Australia, 1,119 persons in Tasmania, 975 persons in the Northern Territory and 2,333 persons in the Australian Capital Territory. Annual net overseas migration into Queensland is at its lowest level since December 2000 and South Australian net overseas migration is at its lowest level since December 2011.
<a href="/images/2016/04/5/Chart-5-2-580x205.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/5/Chart-5-2-580x205.jpg" alt="">
Turning to net interstate migration, movement between the states and territories is slowly starting to rise again; the above chart shows the annual movements between states and territories.  The chart shows that since 2003 there has been a fairly consistent decline in the proportion of the population moving interstate.  I have to admit this is a little surprising given that it coincides with the end of Sydney’s and Melbourne’s housing boom and is pretty much the beginning of the mining boom.  Although, the sudden slowing of interstate migration coincides with the substantial ramping-up of net overseas migration and with net overseas migration we are now seeing a pick-up in interstate migration.
<a href="/images/2016/04/5/Chart-6-1-580x210.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/5/Chart-6-1-580x210.jpg" alt="">
Over the past 12 months, Victoria and Queensland are the only two states or territories to have recorded a positive net inflow of population form other states.  Net interstate migration to Victoria was a record high 11,187 persons over the past year compared to 6,890 persons to Queensland. 
Net interstate migration into Queensland seems to be turning a corner after hitting a trough of 5,598 persons over the year to December 2014. 
Across the remaining states and territories there have been losses from net interstate migration of: -7,451 persons in New South Wales, -4,125 persons in South Australia, -2,721 persons in Western Australia, -180 persons in Tasmania, -3,019 persons in the Northern Territory and -581 persons in the Australian Capital Territory.  The net loss of persons from interstate migration is at its highest level since March 2014 in New South Wales, its highest since June 2009 in South Australia and its greatest since March 2003 in Western Australia. In Tasmania the loss of residents to interstate migration is at its lowest level since June 2011 and it is at its lowest level since December 2013 in the Australian Capital Territory.
The more up-to-date overseas arrivals and departures data indicates that net overseas migration is likely to trend even lower next quarter which will dampen the national rate of population growth further.  At the same time, the data shows that Victoria (which would seem to be a proxy for Melbourne) is the migration epicentre of the country attracting large numbers of both overseas and interstate migrants. 
Meanwhile the outflow of residents leaving New South Wales is picking up pace while interstate migration to Queensland is starting to build.
Perhaps we are seeing the impact of high housing costs in Sydney and fairly strong jobs growth in Victoria and Queensland starting to attract Sydneysiders to other parts of the Eastern Seaboard.  Weaker economic conditions in Western Australia are seeing residents leave with Victoria and Queensland the benefactors.  Meanwhile, Tasmania’s outflow of residents is slowing on the back of the booming tourism sector and a recent improvement in economic conditions.
Finally with population growth slowing we are seeing a better relationship between housing supply and housing demand.  After recently hitting record high levels, it is reasonable to expect that the slowing population growth will see property developers respond by seeking fewer approvals for new residential properties.
Cameron Kusher is research analyst for CoreLogic RP Data. You can contact him <a href="https://blog.corelogic.com.au/about/">here</a>.
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Population growth continues to slow due to ongoing decline in net overseas migration: Cameron Kusher

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The recent property boom in some markets brought with it the usual batch of property opportunists – using the favourable circumstances as a way of marketing otherwise dodgy investments, says best-selling author Margaret Lomas in her recent column on Switzer. 
Here's a list of the five hot dangerous things to avoid in 2016 from Lomas.
1. Now might be a bad time to buy off-the-plan, she warns. Off-the-plan carries more than the usual degree of risk, the best example being those who bought years ago on the Gold Coast and were forced to settle on properties worth $100,000 less than they paid.
2. Inner city apartments. Yields will decline, vacancies will rise and values will stagnate due to another glut expected in the coming years. The most important feature of house price growth in the next few years will be population growth, and one that is growing faster than the national average.  
3. Holiday properties.  The new APRA (Australian Prudential Regulation Authority) requirements has impacted lending to investors and as such the resale market for such property is shrinking even further.  
4. Self-managed superannuation fund investing.  Unless one has significant funds to roll over into super (more than $300,000), this one's best avoided, Lamas says. The lengthy ATO compliance requirements, the costly maintenance of these funds, the fact that non-recourse borrowings severely limit the amount you can borrow and so the number of properties you can buy (being probably only one) and the fact that you can only secure each property once, which makes them unavailable for leverage. 
5. Overseas properties.  There’s not enough room here to list all of the reasons why you shouldn’t be buying an overseas property, even if it is cheap. Remember, when locals won’t buy their own property, there has to be something very wrong!     
 
For more real estate traps and tips visit <a href="https://realestatetraps.com.au/">realestatetraps.com.au</a> 
 
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