Malaysian developer <a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> is the latest to jump into St Leonards booming Transport Oriented Development precinct.

The developer, which has previously delivered Sapphire by the Gardens apartment development in Melbourne, identified the Atchison Street site in 2023. It filed a Scoping Report around 12 months ago, and now has revealed the designs for the new&nbsp;40-storey mixed-use tower.

The State Significant Development Application covers <a href="https://next-portal.urban.com.au/projects/14650/summary">20-22 Atchison Street</a>, a 1,374 sqm site positioned between St Leonards Station and the new Crows Nest Metro station.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the project would deliver 181 apartments, above a four-storey commercial podium, five basement levels, and new public domain works along Mitchell Street. The apartment mix comprises 35 one-bedroom apartments, 39 one-bedroom-plus-study apartments, 85 two-bedroom apartments, and 22 three-bedroom residences.

The proposal has been lodged as a shop-top housing development under the NSW Government’s TOD planning pathway, which allows increased density around key transport infrastructure. The site sits within the recently rezoned Crows Nest Accelerated TOD Precinct.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b799673d-48e2-46b0-801a-0e33a9330100" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20site.png?VersionId=dPh0UfwfaHpbFL1R7H1cbZNbIW0CHbCC" />

SP Setia acquired the Atchison Street site as part of its continued expansion into the Australian apartment market. In comments made to City &amp; Country (The Edge Malaysia) in 2023, SP Setia President and CEO Datuk Choong Kai Wai described the acquisition as “a strategic move” aligned with the group’s post-pandemic market recovery strategy.

“Our target for this exceptional development is local and overseas buyers, including first-home buyers, downsizers and investors,” Choong said.

The tower has been designed as a slender vertical form rising from a mixed-use podium, with COX Architecture positioning the development as a response to the evolving St Leonards and Crows Nest skyline.

“The purpose of the project is to facilitate the delivery of high-quality housing at a strategically located site and deliver a built tower outcome that is consistent with the desired future character of St Leonards and aligns with the TOD controls,” the design report stated.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b1a85eee-76f7-436c-a6da-73ba827b9b13" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20entry.png?VersionId=dA9jHGPMcm.dDbwk4QfxqWiY5bfh3UVt" />

The podium would incorporate retail uses fronting Atchison Street, commercial tenancies, landscaped communal areas, and pedestrian improvements along Mitchell Street. Vehicle access and loading would be consolidated via Atchison Lane.

Residents would have access to more than 665 sqm of communal indoor and outdoor spaces, while the development proposes 96 parking spaces across five basement levels.

The proposal also includes a commitment for 10 per cent of residential floor space to be allocated toward affordable housing through a monetary contribution.

COX said the tower form responds directly to the emerging high-density character of the precinct while seeking to maximise solar access, cross ventilation, and outlook from apartments.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="2163f85c-f63b-4be3-aafa-f8763976cec5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_5.png?VersionId=WiAmtIKJ6.ZQ41EtYEQ1fol7AeorKBlL" />

“The building is orientated towards north,” the Apartment Design Guide compliance report noted, adding that the tower’s slim form was driven by the constrained inner-urban site dimensions.

The design also incorporates landscaped setbacks and communal open space at podium level, intended to soften the interface with surrounding streets and improve pedestrian amenity.

The project adds to a growing wave of redevelopment proposals reshaping St Leonards and Crows Nest following the opening of the Sydney Metro City line and the NSW Government’s push for higher-density housing around major transport nodes.

Last week Stockland filed plans just down the road. They want to build a <a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">52-storey tower on Pacific Highway</a>.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">First look: Stockland plans 52-storey, 538-apartment St Leonards tower&nbsp;</a>

Joel Robinson

First look: SP Setia targets St Leonards skyline with 40-storey TOD tower

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has revealed plans for a new mixed-use tower at 10 Dangar Street, Wickham, advancing a proposal that would reshape the southern gateway to Newcastle’s city centre with one of the city’s tallest residential buildings.

The State Significant Development proposal, now on exhibition, seeks approval for a <a href="https://www.apartments.com.au/new-apartments/bowline-10-dangar-street-wickham-nsw-2293">43-storey tower</a> immediately adjacent to the Newcastle Interchange. The project would deliver around 200 apartments, including 42 affordable housing dwellings, alongside 99 co-living units, a 171-room hotel, retail space, and new public domain integrated through the site.

The scheme marks a significant escalation of plans previously approved for the site. Urban Property Group took over the prominent 2,904 sqm parcel, where excavation and demolition had already commenced under an earlier consent for a 14-storey mixed-use development.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="58a96dd9-407f-4d20-86b4-94e4bfeef74b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20podium.png?VersionId=LGlf08pdFGAZDzvx_CXC4XakHNZRuEE0" />

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, the tower has been conceived as a landmark transit-oriented development anchored to the Newcastle Interchange precinct. The proposal includes 245 build-to-sell apartments across a mix of one, two, and three-bedroom residences, as well as two penthouses. Fifteen apartments and one operational unit are earmarked for NDIS housing. The co-living component would add a further 99 units, while the podium would accommodate retail uses and hotel facilities.

SJB said the site presents “a valuable opportunity to anchor the precinct by setting the standard for design, active ground planes and character at the key southern gateway.”

The architecture responds directly to the site’s position beside major transport infrastructure and within one of Newcastle’s fastest-evolving urban renewal precincts. The tower form sits above a sculpted podium designed to frame new public spaces, including a through-site pedestrian link connecting Station Street to Hannell Street, landscaped plazas, and activated retail edges.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="a7bd6ff0-f7db-4ce8-a6dc-ea56e72c6149" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20lanne.png?VersionId=xzf39VADyhj7zBQY2I9fx9vI62u2tuSb" />

The design report describes the project as part of the broader transition of Wickham into “a vibrant, high-quality mixed-use urban precinct” that leverages proximity to the station, open space, and regional connectivity.

A detailed public art strategy has also been prepared for the development. The strategy positions the project as “a transit-oriented development of state significance at the gateway to Newcastle’s city centre” and outlines a series of integrated artworks responding to Newcastle’s industrial and transport heritage.

Creative Road’s curatorial framework for the project, titled Unveil, draws on “stratified surfaces, carved volumes, and light-filled apertures” while referencing Newcastle’s transformation from an industrial city into a contemporary education and technology hub.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="77a882bb-14b1-4d28-99ff-9438e39508c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20site.png?VersionId=cevgo_vN0eKPK78P8YcEu3mKPLkpFqE7" />

The proposal is being advanced through the NSW Housing Delivery Authority pathway after being declared State Significant Development in June 2025. The accompanying scoping report states the development aims to “maximise the site’s proximity to the Newcastle Interchange by delivering transit-oriented development” while increasing housing supply and affordable housing provision within the Newcastle LGA.

Urban Property Group’s plans align with the long-term strategic vision established under the Wickham Master Plan, which identified the interchange precinct as suitable for substantial uplift in height and density. The current proposal would significantly intensify that vision, positioning the tower among the tallest developments proposed for Newcastle.

The site sits immediately north of the Newcastle Interchange, bounded by Dangar Street, Hannell Street, and Charles Street. It is surrounded by a rapidly growing cluster of residential towers and mixed-use projects that have emerged following the completion of the light rail and transport interchange.

First look: Urban Property Group unveils Newcastle’s latest tower at Wickham interchange

Bottega House has completed settlement of a landmark riverfront site in Macquarie Street, St Lucia, representing its first major Brisbane development.&nbsp;

Positioned on the banks of the Brisbane River, the <a href="https://www.apartments.com.au/new-apartments/180-macquarie-street-st-lucia-qld-4067">premium site at 180 Macquarie Street</a> features uninterrupted river frontage in one of Brisbane’s most tightly held residential precincts.&nbsp;

The proposed development, currently under assessment with Brisbane City Council, has been designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and will deliver a boutique collection of premium residences positioned specifically for owner occupiers and downsizers.&nbsp;

The residences are set to redefine luxury apartment living in the area, with a focus on architectural quality, refined finishes, landscape integration and elevated amenities including curated wellness facilities, resort-style pools and recreation spaces rarely seen in the local market.&nbsp;

Exclusive sales for the project will be led by Keenan &amp; Byrne, ahead of an anticipated launch later this year.&nbsp;

Bottega House Managing Director Nick Malloch said the project reflects the group’s ambition to deliver a highly curated residential offering within one of Brisbane’s most tightly held precincts.&nbsp;

“This is an incredibly rare riverfront opportunity and one we have approached with a long-term perspective,” Malloch said.&nbsp;

“Our vision from the outset was to create a boutique collection of residences that feel more like private homes than traditional apartments, with generous proportions, refined finishes and exceptional amenity throughout."

Malloch says there is a&nbsp;lack of premium owner-occupier stock of this quality in the market, particularly for downsizers wanting space, privacy and a true lifestyle offering without compromise.&nbsp;

"Demand is expected to be strong given the scarcity of premium riverfront opportunities of this nature within Brisbane’s inner-west."&nbsp;

Bottega House secures landmark riverfront site in St Lucia 

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The arrival of the first piling rig officially marks the commencement of construction at SIERA’s new beachside apartment development, Exhale, in Northcliffe.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a>, a glass-encased tower featuring 54 large-scale apartments at 8 Enderley Avenue, is SIERA’s third Gold Coast development. It follows the recently completed PIPIS Bilinga beachfront project, which achieved suburb-record prices, and the soon-to-be-completed Chevron Island development, Tapestry.

[smartcode_project:default project_id=112661 project_image_fid=359603]

<a href="https://www.apartments.com.au/developers/siera">SIERA</a> Founder and Managing Director Brent Thompson said the arrival of the piling rig represented a significant milestone for the development, which is scheduled for completion in late 2028.

Over the next month, around 260 piles are expected to be installed as work progresses on the basement structure. The building is anticipated to rise above ground level early next year, before unveiling its sculptural glass curtain wall, developed in collaboration with specialist façade engineers.

“The façade was designed to maximise panoramic coastal views while creating a distinctive architectural identity,” Thompson said.

[smartcode_project:default project_id=112661 project_image_fid=355935]

Designed by BDA Architecture, Exhale will comprise just 54 two- and three-bedroom residences across 26 levels, a level of low-density living rarely delivered in this beachside pocket between Surfers Paradise and Broadbeach.

The project has been conceived as a resident-only building, with no short-stay accommodation permitted. SIERA says the model is intended to appeal to long-term owner-occupiers rather than transient holiday demand.

[smartcode_project:default project_id=112661 project_image_fid=361052]

Residences have been designed with large-format layouts and expansive glazing, with most apartments featuring more than 30 metres of glass frontage to maximise natural light and ocean views.

The amenity offering spans two levels and centres on wellness and lifestyle, including a heated magnesium pool, sauna, yoga and Pilates studio, gymnasium, private dining facilities, cinema lounge, and dedicated surfcraft storage.

[smartcode_project:default project_id=112661 project_image_fid=359607]

More than half of the apartments have already sold. SIERA has also opened a sales gallery for Exhale at its Chevron Island commercial premises, near its Tapestry tower and the site of its second Chevron Island apartment development, which is slated to launch in early 2027.
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[smartcode_project_cta:default project_id=112661]

SIERA kicks off construction at Northcliffe tower Exhale

Local Little Bay residents, along with buyers from premium postcodes across Sydney’s affluent Eastern Suburbs, have dominated purchases in developer-builder Urban Property Group’s first Eastern Suburbs apartment development, <a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a>.

The $250 million coastal project, one of the first new developments in the area in several years, has proven particularly popular with downsizers, especially those from Coogee and Bondi. One Double Bay downsizer paid $4.7 million for a four-bedroom penthouse, setting a new local apartment price record in the process.

Buyers have been attracted to the combination of coastal tranquillity, premium design and amenity-rich neighbourhood living. The walkable village setting, along with proximity to three of Sydney’s leading golf courses, New South Wales Golf Club, St Michael’s Golf Club and The Coast Golf Club, has also been a key drawcard.

[smartcode_project:default project_id=112343 project_image_fid=352689]

Built across two low-rise buildings designed by <a href="https://www.apartments.com.au/architects/hill-thalis-architecture-urban-projects-pty-ltd">Hill Thalis</a> and set along a lush, landscaped green spine, designed by leading landscape architect <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>, ESTE Little Bay offers a collection of one, two, three and four-bedroom residences with interiors by Richards Stanisich.

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> Sales Director, Tom McIvor said the response to ESTE has been "nothing short of extraordinary."

“Buyers have been quick to recognise ESTE as a rare opportunity to invest in a coastal sanctuary that offers both seclusion and connectivity to the heart of Sydney,” McIvor said.

[smartcode_project:default project_id=112343 project_image_fid=352687]

<a href="https://www.apartments.com.au/project-marketer/srm-residential">SRM Residential</a> Senior Director, <a href="https://www.apartments.com.au/project-marketer/srm-residential">Clayton Ross</a> said the local market has responded incredibly well, driven by ESTE’s exceptional location and the rarity it offers.

“We’ve seen strong interest from a variety of buyer groups, all of whom are drawn to the exclusivity and quality of the build and construction by the 4.5-star iCIRT-rated builder / developer, Urban Property Group. There’s truly nothing else like it along Sydney’s coastline.”

[smartcode_project:default project_id=112343 project_image_fid=352690]

The project also includes robust buyer protections, including Resilience Insurance’s Latent Defects Insurance, providing 10 years of structural cover, and an independent iCIRT-rating of the developer.

“The iCIRT-rating adds another layer of confidence,” Ross added. “Buyers see it as a safeguard for their investment and their lifestyle.” A highlight of ESTE’s offering is its exclusive wellness amenities, including a heated rooftop infinity pool and outdoor heated spa, a state-of-the-art Technogym fitness centre, and a sauna.

<a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a> is topped out and is on track to complete towards the end of 2026, with residents moving in before Christmas.

[smartcode_project_cta:default project_id=112343]

Eastern Suburbs buyers snap up ESTE Little Bay apartments

Residential Market

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The regional city of Horsham in Victoria has slipped from the peak of market position to the start of the decline phase, according to the latest recent Herron Todd White housing clock. 
The valuation firm has issued its latest property clock - a simple broad brush means to suggest where property markets are as at February 2016 - and what direction prices are moving in.
<a href="/images/2016/03/4/Screen%20Shot%202016-03-04%20at%2012.24.22%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/4/Screen%20Shot%202016-03-04%20at%2012.24.22%20PM.png" alt="">
The Horsham residential property market has drawn an outside gate for the start of the 2016 race and will have to work hard to get around the subdued demand and lack of market confidence to get to the fence by the end of the financial year, according to HTW.
The track is likely to be slow, especially at the top end of the market with a limited buyer pool.
Unit values are likely to remain stable due to an oversupply of stock but modern homes in the centre field ($300,000 to $400,000 owner-occupier market) are expected to run a solid race due to maintained strong demand and limited rental stock, says the report.
The volatility of the rural residential market will be closely watched throughout 2016, adds HTW.
The tail end of the field ($100,000 to $200,000) represents longer odds but maintains affordability compared to the centre field.
The median house price in Horsham at the end of 2015 was $237,000 and for units $212,250, according to RP Data.
As an illustration, Property Observer found a three-bedroom house at <a href="https://www.realestate.com.au/property-house-vic-horsham-121788406" target="_blank">52 Francis Street</a> on sale for $240,000 on realestate.com.au. 
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prateek24-ezbwHMbNAk

Victoria's Horsham comes off top of HTW's property clock

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A $488,000 sale of a two bedroom fibro on 600 sqm at Bradbury was the cheapest among recent weekend auctions.
Selling to an investor, it suggested the headlines around the negative gearing policy debate had failed to unnerve strong buying interest.
Some four of the five registered parties were investors.
But it's selling agent Russell Wyer from Richardson &amp; Wrench Campbelltown suggested the investor interest was more likely to be directed towards the prospect of positive gearing than negative gearing.
He thought the acquisition lent itself to the addition of a granny flat in its vast back yard on <a href="https://www.domain.com.au/15-bland-street-bradbury-nsw-2560-2012550475" target="_blank">Bland Street</a>.
He envisaged a doubling in rental income to around $650 a week after the $100,000 plus outlay on the granny flat.
The pursuit of positive gearing by many conservative investors has been somewhat overlooked in the debate that has followed the unveiling of the federal opposition's policy to restrict negative gearing to new properties and raise the tax on any sale.
There's complexity around the investment terms and ofcourse it’s not the property that determines whether an investment is negative or positive. 
What is a positively geared property for one could be a negatively geared one for another, due to different income tax circumstances.
Basically a property with negative cashflow means the rental income does not cover all the outgoing costs, so this loss helps reduce a person’s overall tax liability.
The gearing aspect means that the property has been bought using finance with the loan repayments adding to the outgoings.
Leaving personal tax considerations aside, negatively geared property is a loss making situation.
But the investor's expectation is for the value of the property to increase to cover the annual losses.
And they might also anticipate future rental income will increase sufficiently to cover the losses.
The big risk with a negatively geared property is that its value may not increase sufficiently to cover the loss especially if interest rates rise.
There’s also now the prospect raised by Labor of hiking the tax on any capital gains.
According to property research and investment firm Aviate Group managing director Neil Smoli it typically takes five to six years for an investment property to become neutral, that is, for the rent received to balance the interest payable.
"This is influenced by the interest rate of the day, the net rental income received after costs, the investor’s marginal tax rate as well as depreciation allowances,” he said.
He argues any reform should take a long-term view and classify ‘new’ stock as any property up to 10 years old so as not to pull the rug from under the feet of investors abruptly.
“A timeline of this duration for the investor to be able to use negative gearing seems logical and fair.”
This article was first published in the Saturday Daily Telegraph.
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jchancellor-FAypfDUnLy

Positive gearing the prospect with granny flat on Bland Street, Bradbury

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Investor activity from out-of-towners chasing returns underpins the residential property market in the Albury/Wodonga region according to Herron Todd White's February Month in Review.
HTW reported good back-to-back ski seasons, strong events and promotional programs for the region, the area’s move towards the gourmet food and wine industry and proximity to Melbourne all strong factors, with suburbs Bright, Porepunkah and Beechworth worth keeping an eye on.
"In addition Wodonga and Thurgoona are also seeing some growth with new development… the Wodonga CBD is currently undergoing a multimillion dollar redevelopment since the railway diversion and is currently seen as one of the fastest growing Victorian regional towns.
"Thurgoona is also rapidly developing into a large suburb with more land being subdivided and infrastructure continuing to be improved. 
"Affordable residential housing is still available in the surrounding towns of Howlong, Jindera, Holbrook and Tallangatta. They are an easy commute to Albury and provide a relatively inexpensive option, particularly in the $200,000 to $300,000 range. 
"In Albury, the suburbs of Lavington, Springdale Heights and Hamilton Valley continue to remain good value along with parts of North Albury and some of the older established areas of Thurgoona."
 
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jonathanchancellor-7SQnKwU6yx

Hamilton Valley shines in Albury: HTW

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According to the just-launched CoreLogic-Moody’s Analytics Australian Forecast Home Value Index, home values are forecast to continue rising solidly in Sydney and Melbourne over the next decade. 
<a href="/images/2016/02/29/Modys.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/02/29/Modys.jpg" alt="">
 
<div>It sees annual price growth of more than +5 per cent returning for Perth by 2017, but subdued growth for Adelaide over the next two years, while Darwin prices are expected to decline in 2016.</div>
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<div>Of the capital cities, Brisbane is forecast to fare best over the next two years with home value growth of around +12 per cent.</div>
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<div>
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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pwargent-M4siyDbqQY

10 year home price forecast for Sydney: Pete Wargent

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The majority of home buyers expect housing prices to be flat or lower in 2016, though more than a third believe they will rise, according to the latest analysis of consumer trends by Westpac in its monthly Red Book.
The overall picture around housing, though, is still unclear with choppy reads on both house price expectations and ‘time to buy a dwelling’ indexes through Jan-Feb, although in both cases the sharp slides seen in 2015 appear to be levelling out.
The Westpac-Melbourne Institute Consumer House Price Expectations Index fell 12.5% in February after a 21.4% jump in January, with the index showing signs of settling around the 110 level.
It is still in net positive territory but well below the 10-year average of 125.
Just under 61% of consumers expect prices to be flat or lower in the year ahead, while 35% expect a 0-10% rise and four percent expecting double-digit gains, the report says.
There is a seasonal element to price expectations, though, the report notes and like other housing market measures, house price data is also less reliable over the January-February period in part due to the summer holidays. But available data does show tentative signs of stabilisation after an abrupt slowdown in Q4 2015. 
Price measures show a 0.8% gain for January and a 0.2% rise in the February month to date, RP Data-Corelogic shows.
"The state breakdown shows price expectations have been volatile across the board but are showing signs of stabilising in NSW, are somewhat firmer in Vic &amp; Qld, and falling away sharply in WA," the report notes.
The related ‘time to buy a dwelling’ index also showed volatility through Jan-Feb but with tentative signs that a base may be forming after the sharp pull-back in the first half of 2015. 
Sydney and Melbourne show signs of firming, but at 99.3, the overall level is still weak though, 23 ppts below its long-run average.
The index fell 12.1% in February after bouncing 13.8% in January, with some of the volatility again being seasonal.
But the report points to "some interesting snippets around broad measures of market turnover and auction activity".
"With conditions very uneven across states, auction markets heavily skewed to Syd-Melb and finance data affected by ‘switching’ between investor and owner-occupier segments, turnover is currently the most reliable gauge of total market activity. Latest figures, for Nov, confirm a substantive slowdown in line with ‘time to buy’ readings mid-last year," it says.
Auction clearance rates in early 2016 hint at some firming. Although activity is still 60% below normal, both Sydney and Melbourne have seen clearance rates around 75% vs 62% and 69% respectively for December.
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Housing prices expected to be flat or lower in 2016: Westpac Red Book

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Australia’s $6.4 trillion property market may have slowed down, but conveyancing professionals are optimistic that 2016 will be a strong year for the residential sector, according to a recent study.
A high proportion — 82 percent — of legal and conveyancing professionals believe Australia’s home values will stay constant or increase over the next year, offering a sign of better things to come for those looking to invest, says new research by GlobalX Legal Solutions.
GlobalX Legal Solutions chief executive Peter Maloney said while the property market had experienced a temporary stunt in growth over the past few months, the survey results show the industry has an optimistic outlook.
“Despite the last quarter reporting slower than average growth, our research found one in three conveyancers believe market valuations will increase by more than 5 per cent in the next 12 months,” he said.
“The nature of the industry is that prices fluctuate up and down, moving in peaks and troughs. While the annual rate of capital gain has been trending lower since July 2015, residential house prices are up 7.5 per cent from 12 months ago.”
“On the volume side of the property equation, settlement has taken place for nearly all of last year’s spring property season. We are through the lull of Christmas and the New Year. Volume of transactions in February is off to a flying start; with many sellers going to market before the earlier than usual Easter break.”
The view is supported by CoreLogic RP Data’s February Home Value Index results, which showed Australia’s property market is looking up, despite investors facing slower property growth, higher home loan rates, and tighter lending rules than previous years.
“Investors face different buying conditions this year due in part to recent industry changes, but with the market forecast to gradually increase, home valuations are still set to rise, only at a slower pace than we’ve recently witnessed,” Maloney said.
“With Sydney’s home values increasing at their slowest annual pace since September 2013, other capital cities like Melbourne and Brisbane are experiencing moderate growth,” he said.
Maloney said the start of the year tends to be a relatively quiet month across the housing market, but as the sector moves out of its seasonally slow period, they were likely to see new trends emerge.
“Australia’s housing market is habitually very resilient, so we will be watching closely over the coming months to see what regions and developments evolve within the market,” he said.
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Conveyancing community upbeat on growth in home prices in 2016: Study

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SPONSORED POST
Macquarie Park is the latest suburb on the lips of Sydney’s savviest property seekers.
The median unit price has risen 49.9 per cent in the past five years to $671,000, according to the latest CoreLogic RP Data statistics.
Macquarie Park already has a larger office market than North Sydney and Parramatta, is home to Sydney’s largest shopping centre and boasts a world-class university. The area is tipped to become Australia’s fourth largest CBD by 2030.
At 16 km northwest of Sydney’s CBD, Macquarie Park is nestled between three train stations with a new train line to service the suburb by 2019. 
Australian property developer and hotelier TOGA this month unveiled its latest residential tower in the area offering buyers a bite at the rapidly growing hotspot.  Designed by award-winning Australian architects Turner, One Twenty Macquarie will offer buyers a choice of one, two and three-bedroom apartments, with prices starting from $600,000.
It is set to be the tallest tower in the suburb at 23-storeys.
All 196 luxury apartments will have access to the development’s premium amenities including a gymnasium, theatrette, landscaped gardens and a retail café. All apartments include car parking. One Twenty Macquarie is a short walk to Macquarie University, Macquarie Shopping Centre and Macquarie University train station, luring investors, the area’s working population and families alike.
TOGA has reported strong interest ahead of the March 5 sales launch.
TOGA Chief Executive of Development and Construction, Fabrizio Perilli, said One Twenty Macquarie would offer buyers unsurpassed convenience and exceptional liveability in an area with a strong long-term outlook.   
“With significant investment in the region for infrastructure and services, Macquarie Park is no doubt an excellent choice for buyers,” Mr Perilli said.
“Occupying a prime position along the rail corridor, One Twenty Macquarie is ideally located to connect to the Sydney CBD as well as Macquarie Park’s thriving local metropolis,” he said.
“One Twenty Macquarie is designed to enrich the lifestyles of its residents with sophisticated amenities and spectacular views,” Mr Perilli added.
Views from the One Twenty Macquarie apartments’ include the city, North Sydney, Chatswood, Homebush and sprawling Lane Cove National Park.
One Twenty Macquarie’s apartments will feature Miele appliances and premium finishes including Caesarstone benchtops, mirrored splashbacks, timber flooring and custom joinery.
Buyers can choose between Arcus or Opacus – either understated light or dark palettes featuring softly-layered earthy tones.
Construction is scheduled to begin mid-year with completion expected in 2018.
TOGA has already enjoyed sales success with two developments in the same area, the 618-apartment sold-out development Macquarie Central and the 164-apartment Macquarie Green, 90 per cent of which has already been sold.
One Twenty Macquarie is located at 120 Herring Road, Macquarie Park.
Potential buyers can see a replica of a two-bedroom apartment at One Twenty Macquarie’s display, which is a fully-appointed and furnished 82sqm floor plan featuring available finishes, accurate ceiling heights and apartment upgrade options.  
One Twenty Macquarie’s project gallery can be viewed by appointment only and is located at: G03/13-15 Lyon Park Road Macquarie Park NSW 2113
For more information visit <a href="https://www.onetwentymacquarie.com.au" target="_blank">www.onetwentymacquarie.com.au </a>or call 1300 926 946.
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Savvy property seekers eye Macquarie Park

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This time every year, with the close of February approaching, we all dream of an endless summer. But according to our agents, the sun hasn’t set on the marketplace, and won’t for some time.
Spring and summer have traditionally been the major selling seasons for vendors, but conditions could turn that tradition on its head in the coming cooler months, especially with the recent strength seen in auction markets in both Sydney and Melbourne.
The numbers of people turning out to open-for-inspections have been very strong since the holidays wound up. Many buyers have been enticed by a slowdown in price growth across certain markets.
It is this very demand combined with positive economic fundamentals that will keep real estate markets humming along in 2016.
However, overzealous commentators trying to capture media headlines and mountains of data risk overloading and confusing consumers. It is, therefore, important that buyers and sellers not be swept up in the short-term outlook.
Ensure that you do what is right for your situation and your own investment strategy rather than trying to second-guess the timing of the market.
The best data to keep an eye on is that from your own street and neighbourhood.
Strong employment figures combined with the share market volatility and already historic low-interest rates should negate any “gloom and doom” talk directed towards property markets.
While buyers are out and about, listings are tightening in parts of the country. 
We can see this in Melbourne where a lack of stock has resulted in price growth of 2.5 percent In January, outperforming even Sydney (+0.5%). The figures from CoreLogic RP Data, released last week, could well indicate both these markets are bouncing back following a slow down at the end of last year. 
Overall the economic outlook remains positive with retail spending increasing and cheaper petrol adding more money to family budgets.
Homeowners have income to pay mortgages, interest rates are still low and affordability is improving. Some of these savings will be used by people to try and pay down their debt quicker. 
Homes will spend longer on the market as we return to more normal conditions but it doesn’t necessarily mean sellers will be disappointed with the final result. 
In fact, it could prove to be similar to what I have seen from our Harveys real estate business in New Zealand where prices in Auckland skyrocketed over the past 12 months, driven by migration. Prices there are now starting to moderate to a more sustainable level, as buyer demand turns to more affordable regional markets.
Grant Harrod is chief executive officer of LJ Hooker and can be contacted <a href="https://about.ljhooker.com.au/leadership-team" target="_blank">here</a>.
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The sun hasn’t set on the marketplace: LJ Hooker's Grant Harrod

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Queensland’s Toowoomba, Australia’s second largest inland city, has been identified by McGrath Estate Agents chief executive John McGrath as an important growth area.
“Toowoomba is an area that has all the hallmarks for growth," McGrath said, indicating his confidence in the South East Queensland property market.  
"We believe its strong focus and investment on infrastructure, retail, and lifestyle precincts will have an impact on both interstate migration and employment opportunities.  The relatively new airport is having a positive effect on the accessibility of the region, both domestically and into Asian markets. 
“With a median house price of $350,000, the affordability of housing will not only be attractive to treechangers and downsizers but also to the investor market, as major construction is currently underway on several multi-million dollar projects."
The median house price was $364,000 towards the end of 2015, according to RP Data, while for units it was $256,000.
Major projects include the $1.6 billion Toowoomba Second Range Crossing and the $500 million Grand Central Shopping Centre.   
The transformation of Toowoomba Parkland’s Railway Precinct into an urban village and parkland is also ready to begin, with the Toowoomba Regional Council expecting up to 3,300 jobs during construction and a further 1,800 jobs in retail and service industries.
Toby Sandell, principal of McGrath Toowoomba, echoed the same confidence.
“We have seen fewer investors due to the tightening of lending criteria by the banks, however on the flipside, there are more and more first home buyers and upgraders, taking advantage of affordable buying and lower interest rates. There is good demand for quality properties in the right areas.”
Sandell said that younger families have been targeting South Toowoomba and Centenary Heights due to proximity to the shops and schools, with homes selling in the $350,000 to $500,000 range. 
At the higher end, East Toowoomba and Rangeville fetch $500,000 to $800,000.
The dwelling composition of the city was made up of about 81% houses and 12.5% for apartments, while the semi-detached or terraced townhouses made up the rest, RP Data showed.
The population of Toowoomba was 99,482, according to the last ABS Census. 
The city also remains a hotspot for residential property investors, according to valuation firm Herron Todd White's recent report.
Unit construction is on at a rapid pace, adds HTW.
Last year, Property Observer had also reported on Toowoomba topping Queensland's property market recovery.
Author and blogger Pete Wargent has also spoke about Toowoomba's success story.
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McGrath earmarks Toowoomba for growth

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Investing during times of market stress and volatility can be difficult. For this reason it’s useful for SMSF investors to keep a key set of things – call them rules – in mind.
The seven key rules, in my view, are: be aware that there is always a cycle; invest for the long term; turn down the noise; buy low and sell high; beware of the crowd; diversify and focus on investments offering a sustainable cash flow.
1. Be aware that there is always a cycle
The historical experience of investment markets – be they bonds, shares, property or infrastructure – constantly reminds us they go through cyclical phases of good times and bad. Some are short term, such as occasional corrections. Some are medium term, such as those that relate to the three to five year business cycle. Some are longer, such as the secular swings seen over 10 to 20 year periods in shares. But all eventually contain the seeds of their own reversal. The trouble with cycles is that they can throw investors out of a well thought out investment strategy that aims to take advantage of long term returns and can cause problems for investors when they are in or close to retirement. In saying this, cycles can also create opportunities.
2. Invest for the long term
The best way for most investors to avoid losing at investments is to invest for the long term. Get a long term plan that suits your level of wealth, age and tolerance of volatility and stick to it. This may involve a high exposure to shares and property when you are young or have plenty of funds to invest when you are in retirement and still have your day to day needs covered. Alternatively if you can’t afford to take a long term approach or can’t tolerate short term volatility then it is worth considering investing in funds that use strategies like dynamic asset allocation to target a particular goal – be that in relation to a return level or cash flow. Such approaches are also worth considering if you want to try and take advantage of the opportunities that volatility in investment markets through up.
3. Turn down the noise and focus on the right asset mix
The combination of too much information has turned investing into a daily soap opera – as we go from worrying about one thing after another. Once you have worked out a strategy that is right for you, it’s important to turn down the noise on the information flow surrounding investment markets. This also involves keeping your investment strategy relatively simple – lots of time can be wasted on fretting over individual shares or managed funds – which is just a distraction from making sure you have the right asset mix as it’s your asset allocation that will mainly drive the return you will get.
4. Buy low, sell high
One reality of investing is that the price you pay for an investment or asset matters a lot in terms of the return you will get. It stands to reason that the cheaper you buy an asset the higher its prospective return will be and vice versa, all other things being equal. If you do have to trade or move your investments around then remember to buy when markets are down and sell when they are up.
5. Beware the crowd and a herd mentality
The issue with crowds is that eventually everyone who wants to buy will do so and then the only way is down (and vice versa during periods of panic). As Warren Buffet once said the key is to "be fearful when others are greedy and greedy when others are fearful".
6. Diversify
This is a no brainer. Don’t put all your eggs in one basket as the old saying goes. Unfortunately, plenty do. Through last decade many questioned the value of holding global shares in their investment portfolios as Australian shares were doing so well. Interestingly, for the last five or so years global shares have been far better performers and have proven their worth.
It appears that common approaches in SMSF funds are to have one or two high-yielding and popular shares and a term deposit. This could potentially leave an investor very exposed to either a very low return oif something goes wrong in the high -yield share that they’re invested in. By the same token, don’t over diversify with multiple – say greater than 30 – shares and/or managed funds as this may just add complexity without any real benefit.
7. Focus on investments offering sustainable cash flow
This is very important. There’s been lots of investments over the decades that have been sold on false promises of high returns or low risk (for example, many technological stocks in the 1990s, resources stocks periodically and the sub-prime asset-back securities of last decade). If it looks dodgy, hard to understand or has to be based on obscure valuation measures to stack up, then it’s best to stay away. There is no such thing as a free lunch in investing – if an investment looks too good to be true in terms of the return and risk on offer, then it probably is. By contrast, assets that generate sustainable cash flows (profits, rents, interest payments) and don't rely on excessive gearing or financial engineering are more likely to deliver.
Final thoughts
Investing is not easy and given the psychological traps that we are all susceptible to – in particular the tendency to over-react to the current state of investment markets – a good approach is to simply seek the advice of a coach such as a financial adviser.
 
<a href="https://www.ampcapital.com.au/smsf-suite/product-suite">Dr Shane Oliver</a>, head of investment strategy and economics and chief economist at AMP Capital is responsible for AMP Capital's diversified investment funds. He also provides economic forecasts and analysis of key variables and issues affecting, or likely to affect, all asset markets.
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