Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

Joel Robinson

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

<h3 data-end="3697" data-section-id="q3n5ak" data-start="3672">&nbsp;</h3>
</main>

Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

A collection of just 25 large-format apartments and penthouses overlooking Goodwin Park is entering the Coolangatta market, with <a href="https://www.apartments.com.au/new-apartments/marea-residences-coolangatta-27-27a-dixon-street-coolangatta-qld-4225">Maréa Residences</a> combining a low-density, residential-only approach with uninterrupted park and Pacific Ocean outlooks.

Located at 27 Dixon Street, Maréa comprises three and four-bedroom residences alongside a limited number of dual-level penthouses, with the project positioned between Goodwin Park and <a href="https://www.apartments.com.au/developments/coolangatta-qld-4225">Coolangatta</a>’s coastal precinct.

Construction has commenced, with completion currently estimated for late 2027. Three-bedroom residences are priced from $1.8 million.

[smartcode_project:default project_id=150999 project_image_fid=374005]

The project has been designed around its northern outlook across the park, with the building’s architecture, landscaping and material palette intended to establish a connection with the neighbouring green space. The residences have been configured to maximise natural light and views across Goodwin Park towards the ocean.

Inside, the material palette incorporates timber, stone and brushed brass, complemented by curved detailing and ambient lighting. Kitchens and bathrooms carry the same natural material approach, while residences also include basement parking, storage and lift access.

Maréa’s penthouses are arranged over two levels and include private pools, adding another layer to the project’s focus on larger-format apartment living. Across the development, residences are configured with three or four bedrooms rather than the broader mix of smaller apartment types commonly found in larger projects.

[smartcode_project:default project_id=150999 project_image_fid=374010]

Resident amenity is concentrated at rooftop level, where landscaped entertaining terraces and pools take advantage of elevated views across Coolangatta and the Pacific Ocean.

The project has so far been particularly well received by local owner-occupiers and downsizers, according to Urban Activation Property Sales and Marketing Director Matt George, with the residential-only format, construction quality and northern park outlook among the features resonating with purchasers.

“The uninterrupted northern aspect overlooking Goodwin Park has been a key point of difference, with buyers attracted to the sense of serenity and open space the park provides, while still enjoying easy access to the ocean and being within walking distance of the lifestyle and amenities Coolangatta has to offer,” George said.

[smartcode_project:default project_id=150999 project_image_fid=374002]

“The combination of high-quality construction, a residential-only building, park outlook and proximity to the beach has resonated strongly with the local downsizer market.”

The Dixon Street address is within walking distance of Coolangatta Beach and the broader southern Gold Coast coastline, including the surf breaks at Snapper Rocks and Kirra. Coolangatta’s cafés, restaurants and retail are nearby, while Gold Coast Airport is also within close proximity.

[smartcode_project_cta:default project_id=150999]

Maréa Residences brings parkside apartments to Coolangatta

Melbourne developer PDG has secured Victorian Government approval for its $1.5 billion Southbank development <a href="https://www.apartments.com.au/new-apartments/the-one-1-queens-bridge-street-southbank-vic-3006">The One</a>, clearing the way for the long-dormant riverfront site opposite Crown to finally be developed.

The Minister for Planning has approved the project at 1-29 Queens Bridge Street, with the Department of Transport and Planning issuing the planning permit following its assessment.

The approval will allow PDG to develop the prominent 5,059 sqm site with a major mixed-use tower comprising premium apartments, including branded residences, a luxury hotel and boutique office space.

PDG acquired the site in late 2024, with its position directly opposite Crown's main entrance and near Melbourne's Arts Precinct making it one of Southbank's most significant remaining development opportunities.

<img alt="PDG" data-entity-type="file" data-entity-uuid="3933013e-6332-4386-b9be-089df05caf17" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.22%E2%80%AFAM.png?VersionId=sITIgBqDL0N3VNSMwWEmF5UA.uvcsRyu" />

Designed by COX in collaboration with ODO and PDG, the tower's architecture draws on the movement of the Yarra River, with six vertical pleats running the height of the sculpted facade.

The project will also see the heritage-listed Queens Bridge Hotel restored and incorporated into the development&nbsp;with new hospitality and public uses, including a rooftop venue.

A significant component of The One will be its residential amenity.

More than 5,000 sqm of resident facilities will be delivered across a single level, making it one of the largest consolidated residential amenity offerings proposed in an Australian apartment development.

The planning approval also incorporates a major upgrade of Queensbridge Square, which PDG will deliver in partnership with the City of Melbourne.

<img alt="PDG" data-entity-type="file" data-entity-uuid="73167fcd-1031-4b6f-a408-a064cfe45ed1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.17%E2%80%AFAM.png?VersionId=Pf1AEWxw6SNmBqR0zQW5lyEze.MtxgFp" />

The existing square will be revitalised as a new civic and pedestrian space along the Yarra River, strengthening the connection between the project, Southbank and the riverfront.

PDG Founder and Managing Director Vince Giuliano said the approval represented a major milestone for a site which has remained largely underutilised for more than 15 years.

“This is the most significant Planning Permit approval Melbourne has seen in recent years,” Giuliano said.

“For more than 15 years, this site has remained underutilised. This approval enables us to deliver a project that will contribute meaningfully to the revitalisation of Southbank, restore and reactivate an important heritage building, and create a new civic and hospitality destination for Melbourne.”

The latest approval follows an earlier planning permit issued by the City of Melbourne covering demolition works across part of the site at 9-29 Queens Bridge Street. Those demolition and early works are already underway.

PDG has also started generating early interest in the residential component from owner-occupiers ahead of a planned public launch in early 2027.

PDG secures approval for $1.5bn Southbank apartment development, The One

Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

First look: Harridan plans Burke Street transformation beside Boggo Road transport hub

Strategy

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GUEST OBSERVATION
Infrastructure has an incredible impact on property prices.
Take for example, the M7 motorway in Sydney.
There are now some fantastic areas that you can get to quickly on the M7, meaning people can buy a brand new or high quality home in an area with very easy access to all the necessary amenities.
As a result of this infrastructure being built, many people who would have previously described these areas as too remote or hard to get to are now considering them to be desirable locations to live.
It’s important not to forget that both new and established infrastructure has an impact upon property prices.
While there’s been a lot of speculation in the media about the impact of major infrastructure projects in capital cities such as Melbourne and Sydney, many other regions in Australia already have infrastructure in place to rival that planned by these respective state governments.
In my experience, many speculators miss out on capital growth as they’re effectively placing a bet that planned infrastructure will cause a short-term price movement.
The reality is that infrastructure is often the first step in the gentrification of an area and the resulting price movement in the suburb may take months or even years to be fully felt.
Regardless of your intentions when entering the property market, I believe every buyer should be focused on the long-term capital growth they’re able to achieve from their property purchase.
Too often I see short-term speculators abandoning a purchase which is likely to experience strong growth over the next ten years, because the price dropped slightly over the past two months.
Charles Tarbey is chairman and owner of <a href="https://www.century21.com.au/" target="_blank">Century 21 Australasia</a>.
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ctarbey-W47GL9jwxa

The impact of infrastructure: Property investing isn't a short-term bet

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Hi Margaret,
I am currently working full-time earning $875 per week after tax. I want to buy a franchise coffee business that is about $500,000 inclusive of everything.
If I buy a property and build a duplex, strata subdivide and then sell one for $600,000 and keep the other, can I use that money to invest in the coffee business?
Or does that $600,000 need to go back to the home loan repayment?
Assuming: 
<ul>
<li>Purchase price of property - $650,000</li>
<li>15% deposit no mortgage insurance - $97,500</li>
<li>Construction loan - $450,000</li>
<li>Total loan - $650,000 + $450,000 - $97,500 = $1,002,500</li>
<li>Repayment (5%) - $4,062 per month</li>
<li>Rental income from one half of duplex ($450 per week)</li>
</ul>
Kind regards,
Daniel
Margaret's answer on the next page. Please click below.
<hr class="system-pagebreak">
Hi Daniel,
Regardless of what you intend to use the money for at the end of your project, when you borrow from a bank to purchase or develop residential property, you must at all times have in place enough security to cover the outstanding balance of the loan in the proportions required by the maximum LVR allowed.
In your case, you are after a 15% deposit loan ($85% loan). So, when the time comes to sell one duplex half, you must pay back enough of the original loan to ensure that the remaining loan does not exceed 85% of the remaining security.
In your case, if you ended up with two duplex halves each worth $600,000 and you sold one, the remaining security value is $600,000. This means the maximum loan you can have outstanding, at 85%, is $510,000.  If your loan was $1,002,500 you would have to repay $492,500.  You can keep the remaining $107,500.
Having said that, it’s probably not going to be so straightforward. 
Here are some things to think about:
<ol>
<li>Developments always cost far more than people realise.  Subdivision alone can run to more than $100,000 by the time you add a driveway and or even begin construction.  There are many costs and council contributions that people simply never think about that can blow out a development and mean that you don’t make any money or worse, come out behind the eight-ball. 
</li>
<li>When you sell you will pay capital gains tax at your highest marginal rate of tax.  If you sell inside 12 months, you pay CGT on the full gain.  So, let’s say the gain after allowable costs is $100,00, and you are in the 45% tax bracket, you pay $45,000 CGT.  If it is more than 12 months, the gain would be halved to $50,000 and you would pay $22,500. 
</li>
<li>When you sell a duplex, you will lose its rental income and when you start your coffee business you will be considered a new business. This will change your borrowing capacity – in fact it will probably be two years before you can borrowing anything.</li>
</ol>
I gather you are thinking of being able to put in place this loan now, while you are working, and then use the funds once you sell the property to provide a home loan rate loan for the business.  Unfortunately you won’t be able to achieve this.  Some lenders will, however, provide franchise finance and include a fit-out loan too, so this is the pathway you are better going down. 
If I may observe – starting a new business takes a lot of time and effort and I am not sure you want to complicate that by also taking on a development of this type.  Simplify your life by concentrating on one project at a time! 
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mlomas-KC9MUPZ6Ca

Can I use the profits from a duplex development to start up a new business? Ask Margaret

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GUEST OBSERVATION
Positively geared property investing has become very popular over the last decade, but what exactly is it and how can you benefit from it?
Positive property is an investment vehicle that by definition pays the holding costs of a property and puts profit in the owner’s pocket. That is, it provides a passive income to you, the investor, from the first day of holding. This is called ‘passive income’ and it’s what makes it different from other forms of investing when you’re paying out each month.
When you begin investing, it pays to start with the end in mind if you want to be successful.
This includes two main aspects of planning. The first is being clear about your goals and motivations, and the second is understanding exactly what success looks like to you (for instance, retiring early, travelling more, working part time). The key is to understand exactly what you want your investment outcome to look like, as this will assist you in structuring and shaping a property portfolio that will get you there. Without a clear end, you won’t know the type of property to purchase and the required benchmarks to reach your goal, and it’s entirely likely you will fall short as a result.
A recent in depth study by University of Melbourne and Towers Watson found that only 53% of couples and 22% of single people are on track to achieve a comfortable level of retirement income - a grim prospect.
If you’re like most who look to property investing, you’ll want to continue living on your current household income into retirement, which really should be the minimum standard you consider. Even on $100,000 per year as a household income, 20 years into retirement works out at a requirement of $2,000,000. Sadly, Australians who have not created a stable investment portfolio through their earning lives will have no chance retiring with this sort of money put away.
Even if you are saving, the numbers are against you. Just 1% of Australians are considered “wealthy” in retirement.
It is crucial to prepare for a financially stable life by investing. Which brings us back to positive property.
Here are four reasons that you should consider it:
<ol>
<li>It pays a profit from day one and builds a passive income </li>
<li>As your portfolio grows, your serviceability and passive income also grows </li>
<li>The extra income from positive property improves your lifestyle and future investment choices, providing you a stable base to build a portfolio, a life and a family </li>
<li>You can eventually look to achieve a goal of passive income where you are not controlled by your job, your budget or just “getting by”. Opportunities that didn’t exist beforehand can open up for you. </li>
</ol>
Often when I see a new client, I ask them how much of a passive income they are seeking to achieve their goals. A very common figure is $100,000 per annum, which appears to be a pivotal point at which people consider replacing their working life for something else. It’s always exciting to see people cross this threshold and realise their options have changed.
By using the high yielding passive income method, investors can grow and expand their portfolio much more quickly than if they were paying out on a regular basis. It also means it won’t affect your lifestyle, and you’ll see a return far more quickly than if you were to go down a negatively geared path. 
This doesn’t work in every location.
Highly positive properties are not, for instance, located in capital cities – if they were, everyone would be investing there and everyone would be a wealthy investor. They are usually spread between regional coastal and resource towns across the country.  
You must undertake your due diligence when it comes to finding the right town with the right outcome. You cannot find these in the inner city property regions, and you must accept that if you’re chasing positive property then you will likely be looking outside of areas you are familiar with.  Good due diligence will help you feel comfortable investing in these areas.
Picking the right property for now and down the track is also important. You must consider not only the individual property, but how it will affect your future purchases. Each property should be bought with the next in mind.
You need to get that yield and return figure right – you will want to pick a specialist in the area who deals with the corporate leasing market. They can maximise your return and, ultimately, your income.
It’s interesting to note that the property clock applies to all markets across the country, and has done so for as long as property prices have been recorded. When looking at the statistics, in particular the historical performance of Australian properties over the last 50 years, a clear and steady incline is noted.
Generally, every seven to 10 years, our capital cities run from the top of the clock, which you may call the peak, downwards to the bottom of the cycle. This then goes back up to the peak again, each time rising through its highs and lows, but taking strong and substantial steps forward in both capital growth and rental yield in each cycle.
In some of the largest property downturns of this century, investors have simply had to wait until the end of that cycle to receive capital growth.
Despite the long running success for many in property, only 5% of the Australian population own an investment property, with less than 0.2% owning more than four. Considering our access to lending, low interest rates and high wages, this is a staggeringly low number.
Many property investors purchase blindly – without considering their desired income and without having a stable base to invest from. Having a base of positive property will allow you to keep borrowing and not hit the serviceability glass ceiling that many hit when they reach two to three negatively geared properties.
My recommendation? Build a passive income first, with three to four positive properties generating $100,000 or more. Then look to diversifying into the capital cities either with negative gearing or through projects like flips and renovations.
Why? Because positive income acts as a risk buffer that not only allows you to do these active projects, but also allows you to protect yourself in the event that something goes wrong or interest rates increase.
Ryan Crawford is group director of <a href="https://www.crawfordpropertygroup.com.au" target="_blank">Crawford Property Group</a>.
Ryan is one of Australia’s most successful property investors under 40 and a leading expert in positively geared property investment. In less than a decade, Ryan built a portfolio of more than 40 positively geared properties and is now dedicated to helping others plan and implement successful property investment strategies. 
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RyanCrawford-aLR2qkAu6t

Four reasons why you should consider positive property

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GUEST OBSERVATION
Now that is a dramatic headline and I left off 10 extra words: 'If you want to be rich and they are not'.
By the way that applies to all your friends also. 
If you want to be a great fisherman, then listen to someone who is a great fisherman.
If you want to be a great cook, then listen to someone who is a great cook.
If you want to be wealthy, than listen to someone who is wealthy.
I know that sounds like common sense but sense is not that common
What is even more important is the opposite to "listen to an expert" and that is "not to listen to a non-expert".
So before you decide whether to listen to someone or not, just look at their track record.
I know that's common sense, but how often have we been influenced by our friends and what their well-meaning advice has on us.
How many times have friends or family told us we were crazy to buy property when they don't have any themselves and really have no idea about it.
How many times have friends and family told us how to get rich when they themselves are not rich. We love and trust them so what they say tends to have more of an impact than the words of strangers.
However for example if your parents are not financially wealthy and you listen to them then you will end up exactly where they are.
If you listen to everyone instead of being selective about whom you listen to than you will get completely confused.
Ed Chan is a founding partner of <a href="https://www.chan-naylor.com.au/" target="_blank" rel="nofollow">Chan &amp; Naylor</a> accountants and a leading property tax specialist.
He has co-authored three best-selling books as a seasoned property investor who understands the relationship between property investment and tax.
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echan-hSGJw4wwC5

Love your parents, but don't listen to them

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During our project management we find that there is quite a large variation in the amount of time required at each stage of the property development process.
I thought I'd share with you a brief overview of each phase of a development and indicate the time needed. 
<ul>
<li>
Site selection 
</li>
</ul>
This can be very time consuming looking at different sites and running feasibilities on each of them. Once you find a good site, then there is no time to waste in securing it and taking it off the market.
Firm and professional negotiation is needed and you should manage the agent during this stage. Make sure they've raised the sales advise quickly and contracts are received and reviewed by your solicitor.  Request terms such as a longer settlement period and permission to lodge your development application (DA) during this time. 
You may be able to purchase under an option agreement which can literally buy you time but discuss this in detail with your solicitor so you understand how it works. We don't normally use an option to buy as land developers and vendors mostly want to see a firm purchases.
Good sites will sell quickly to others and sometime more complicated purchasing strategies can kill a deal. Once you have an offer accepted, be ready to move to exchange on the land quickly.
<ul>
<li>Design and Development Application preparation</li>
</ul>
Again, time is of the essence as you want to get as much work done before you settle on the land and interest holding costs start kicking in. Work closely with your architect so that they can finalise designs fast.
<ul>
<li>DA processing </li>
</ul>
This is a chance to take a deep breath, regroup and begin to set your focus on the construction phase.  Whilst you'll have a few weeks up your sleeve here, you still need to stay in touch with the town planner assigned to your DA but don't be too pushy. Make sure that if council does request more details, you provide them very quickly as the processing 'clock' will stop while they are waiting on your response.
<ul>
<li>
Construction Certificate 
</li>
</ul>
Using a private certifier to approve construction certificate plans and issue occupation certificates can save you valuable time compared to leaving it all with council.
<ul>
<li>
Unconditional construction finance 
</li>
</ul>
Move like a speeding bullet to get the consents and stamped plans to your finance broker/bank along with the personal information and documents they will need to finalise your construction loan and give you unconditional approval.
Time can be wasted in this phase with banks waiting on necessary docs or not being given all the information they need. Chase the bank for the Letter to Commence construction that your builder needs before they can commence work.
<ul>
<li>
Building phase 
</li>
</ul>
An efficient builder, they will generally spend a couple of weeks after receiving the letter to commence from your bank, preparing your site file which involves placing orders with their suppliers and allocating resources for your project. This is important planning time for the builder so when construction starts, there is no waiting around for delivery of materials to site.  Ask for a date that your site will be cut and be available to attend.
The site preparation phase is where some issues can arise and you'll need to be aware and give direction to your builder.  As the build phase continues, work closely with the site supervisor and provide any details or deal with any issues as they arise.
Property Bloom spends a lot of time with our builder supporting them and to ensure a smooth process. We hold a weekly work-in-progress meeting and inspect each site once a week or more depending on the complexity of the stage we are in. 
<ul>
<li>
Final inspections and Occupation Certificate 
</li>
</ul>
It's important to spend the time here ensuring you are happy with the finishes, booking in the final certifier inspections and making sure they have all the documentation they require to issue final approvals.   
Manage your bank so that the builder's final account is paid quickly (after you are happy all works are complete).  We have a system where we are able to start our tenant procurement during the practical completion and Handover period so that as soon as the occupation certificates are issued, approved tenants can move in.
This phase can draw out with the bank needing to send a valuer to ensure the project is complete before they release funds. If the valuer cannot get access or in touch with he builder then there are delays. The builder will not handover the keys until the final payment is in their account.
It's really a full time job project managing the ebbs and flow of a development project.  It's not always a race against the clock but a balance between spending the right amount of time to ensure nothing is missed and of course, to enjoy the journey. 
As Gold Meir once said: "I must govern the clock, not be governed by it."
<a href="https://www.propertybloom.com.au" target="_blank">www.propertybloom.com.au</a>
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jochivers-wq5Bp59R5a

The property development process: How much time does each stage take?

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Hi Margaret
I'm buying my first home in Melbourne and I am worried about how this will effect my investments later if I borrow at 90%.
Does it matter, or should I be saving for longer or buying cheaper?
Ive been told that I should buy as soon as I can even if it means LMI?
Regards,
David
Margaret's answer on the next page. Please click below. 
<hr class="system-pagebreak">
Hi David,
I always wonder who is doing the telling when investors say ‘I have been told to…’ 
Very often it is either someone wanting to sell you something like a property, a loan, or a training program, or a well-meaning friend who may have done some reading or been to a course. Or it could just be that they did whatever it is they have been told to do and experienced some success from it.
The important thing about any property investing strategy is that there is simply no one size fits all approach. 
When it comes to the level of gearing you should be undertaking, there are many things to consider such as:
<ul>
<li>Your personal risk profile – are you conservative, balanced or assertive? Your results from profiling your risk will determine the level of gearing you should use.</li>
<li>Your time till retirement – if you borrow 90% and it all goes horribly wrong, how many more years of earning capacity do you have to get back on top?</li>
<li>Your present income levels – if your property experiences vacancy and you have high levels of debt, can you maintain the mortgage?</li>
<li>The security of your job – if you are unsure about your tenure then you will not want to be taking on high levels of borrowing.</li>
<li>Your other assets.  If you have little in the way of other assets, a 90% loan can be a big mistake.</li>
<li>The lender’s mortgage insurance – at up to 3% of the loan amount, this will further reduce your equity to a very risky 7%. Add stamp duty and borrowing costs and you will likely owe more than your property is worth.</li>
</ul>
One of the things I find about proponents of high levels of gearing, such as a 90% loan, is that their thinking is what I call ‘good time’ thinking.  They operate out of a misplaced notion that property will always go up and that it will only be a matter of time before your equity increases. 
Nothing can be further from the truth and, in addition to the fact that there are many moments in times past when property has indeed fallen (such as after a crazy period of buyer frenzy such as we have been seeing in Sydney), there is a good chance tha, as a first time investor your first property may well perform far less well than you had hoped. 
You are new to this and your first property purchase brings with it the greatest risk you are likely to ever have of choosing badly, not doing the research well or falling prey to a spruiker who sells you something with an upside bigger to him than it is to you!
There are many things you can do from here, including saving more, biting off less with a cheaper property, or maybe even seeing if your parents are interested in helping out a little by offering a little bit of their equity to get you started. 
Whatever you do, don’t try to do it alone.  Get some good quality advice from someone with no vested interest in what you are about to do, and get educated before you start.
Have a property question? <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
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What level of gearing should I accept for my first investment? Ask Margaret

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GUEST OBSERVATION
One of the most common questions asked by Australian property investors is when is the right time to get started in property investment?
Should you wait until you are more financially established or should you postpone buying your first home and buy an investment property instead?
These and many other questions face the first time property investor, but the fact is there are no simple answers to any question. The answer really lies in a more comprehensive approach to property investment as a whole. The fittest and healthiest members of our community do not get their advice out of magazines and newspaper articles. They consult medical experts, dietitians and other health-related professionals and put a plan in place that incorporates a healthy diet and regular exercise.
It is the same in the case of property investments. You should start by consulting experts in the field before you buy your first investment property. This may include a one-stop shop investment advisory service or consulting with a range of professionals including accountants, property strategists, solicitors, mortgage brokers and quantity surveyors. Collectively, these experts provide you with the full suite of products you need to make successful and profitable decisions.
To get down to the nitty-gritty however, it is impossible to pinpoint any time in history when purchasing property may or may not have been a good decision. The most important thing to consider is your personal circumstances, because whilst you might be able to afford to purchase a property at a certain time in the cycle, other investors may not be so fortunate. The decision is really based around your personal circumstances and priorities.
Some pundits say that the best time to buy property is when there is limited stock on the market and not many buyers. This is a simple case of supply and demand and any economic theory will tell you this is true. However, if you are not in a position to borrow sufficient funds or to have the comfort in terms of cash flow to service a loan in the absence of adequate rental income, then the circumstances are certainly not right for you.
That's why it is always important to take professional advice at any stage of the market cycle to ensure that you are in the best position to proceed with the purchase. The best financial plans lay out a long-term strategy with constant reviews so that adjustments can be made for psychical economic conditions as they develop. There is no point having a 'purchase at any price' mentality simply because you think it is a good idea; you should only proceed when you have sound professional advice to back you up, coupled with independent research. It is not just about when you buy, but more importantly where and what you buy.
You can buy an investment property at any time and make a profit, over a reasonable time frame, considering you take care of what and where you buy.
Never try to second-guess what the market will be doing in the future. Base your property investment decisions upon well researched professional advice and be prepared to adapt your strategy to suit changing circumstances including your own as well as what's happening on the world stage.
Sam Khalil is founder and director of <a href="https://www.dpn.com.au/" target="_blank">Direct Property Network</a>.
Direct Property Network (DPN) provides clients with an end to end property investment solution from selecting the right property through to settlement and beyond.
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SamKhalil-UNoWQ73CmG

How do I know it's the right time to start investing in property?

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Global property portal Lamudi have shared their 10 tell-tale signs that you are ready to start building a property portfolio.
Here are their 10 indicators to look out for:
<ol>
<li>
You are financially ready You have saved enough for the down payment and you have also established your emergency fund. You have taken into account home maintenance expenses. Your credit history is good and you are able to meet all the financial obligations. 
</li>
<li>
You have set your long-term goals You have a clear picture in your mind of the purpose of your investment and you are flexible enough to adjust to changing circumstances. You are not hesitant and when the timing is right, you are able to adapt to the market needs and the development of technologies. 
</li>
<li>
You have done your research You know the neighborhood of your future property well enough to foresee the coming trends and the possible changes in the community. You have researched all the schools in the area as well as the best commuting means and you are able to predict the next home buyers needs. 
</li>
<li>
You have chosen a stable economy The area is financially stable, economic trends are promising and equities are surging. No demographic fluctuation or no irregular variation of population have been recorded in the area. 
</li>
<li>
You understand the country’s policies regarding real estate The policies of the region promote and encourage a positive, innovative environment as well as drive further economic growth. The tax policy in the country is positive for homeowners. Global innovation index is rising in the area. 
</li>
<li>
Infrastructure projects are underway and likely to lead to an increase in property values The infrastructure of the area is being developed with a focus on: transport, energy, solid waste and water management developments. 
</li>
<li>
The region is moving toward sustainable development The region’s awareness of global and local environmental issues is increasing, the demand for eco-friendly homes as well as for sustainable rural and urban development is rising. As more and more people head toward sustainable living, investing in sustainable property will increase its value in the future. 
</li>
<li>
The location draws a lot of interest Whether it is the best travel destination or the hot jobs spot, the location is always on the top of the search engine. It has become a successful startup hub already or is planning to do so in the coming years, driving a lot of job seekers into the area. The number of enrolled students is increasing every year, the area draws interest of international students. 
</li>
<li>
You have found a reliable real estate agent If you are an overseas buyer, it is particularly crucial to make sure you have a good representative on the ground. Your real estate agent is trustworthy and knows the local market well enough to be able to help you make the choice. 
</li>
<li>
You have researched local differences in the property market Whether you plan to invest in a residential property and turn it into a rental or an office space, you are fully aware of all cultural differences that might occur when you deal with a property seller.
</li>
</ol>
You may want to balance them out with <a href="/expert-insights/buying/the-10-signs-that-you-may-not-be-ready-to-buy">these 10 signs that you may not be ready to buy a property yet</a>.
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jduke-EHk3XBmHkn

The 10 signs you’re ready to start investing in property: Lamudi

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GUEST OBSERVATION
With limited stock available for buyers to choose from and the average amount of bidder at an auction still sitting comfortably around two, buyers are likely to be feeling the pressure when it comes to trying to ‘win’ the home they want at auction.
Now, more than ever, strategy is likely to play an even more important role in your success on the day.  Having been involved in over 50 properties for sale this year, our success (or purchase) rate is sitting at almost 90%.
Some buyers may believe professional bidders are more successful just because the buyers they represent have more money.  It would be great if this were true. However, why would someone who is guaranteed to have more money than everybody else need to use a buyer advocate? The fact of the matter is that it is almost impossible to guarantee anyone will have the most money. So maybe it’s not about money, maybe it’s about strategy.
One example is a property bought earlier in the year in <a href="/news">Hampton</a>.  The strategies resulted in the property being purchased for $102,000 less than the underbidder paid for a near identical home in a lesser street, less than one month later.  There were three parties bidding, yet the underbidders stopped – why?  The first underbidder’s later purchase shows they had more money.  Why did they choose to stop? Was it just they assessed value at a $102,000 difference? Maybe, but probably not? So
<ul>
<li>Was it lack of preparation?</li>
<li>Was it uncertainty?</li>
<li>Was it nervousness?</li>
<li>Was it stress?</li>
<li>Was it inexperience?</li>
</ul>
Nobody knows for sure, all we know is, it wasn’t lack of money.
Some buyers may believe that the next best solution is to just keep bidding. However, this could be a risky strategy if you haven’t done your research on the property’s strengths and weaknesses and values, particularly if you find yourself needing to sell in a market that may not be moving in the same direction as the one we are currently experiencing.
Kristen Hatt is principal buyer advocate at <a class="company-profile-public" href="https://au.linkedin.com/company/james-buyer-advocates?trk=ppro_cprof" target="_blank">James Buyer Advocates</a>, which advocates on behalf of buyers of property over $1 million. Weekly auction reports, advice and in-depth market analysis are available on James' website.
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khatt-NFnzuhDNoP

Winning at auction isn't amount having the most money, it's about strategy

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Responding to the RBA’s research discussion paper that looked at whether housing is overvalued, Chan &amp; Naylor say that owning makes more financial sense than renting.
The Reserve Bank of Australia research, which <a href="/expert-insights/finance/no-property-bubble-but-rba-pinpoints-the-possible-future-wisdom-in-renting">suggested that house prices would have to continue to rise at the same rate as that seen over the past six decades to justify buying a property</a>, may set a dangerous precedent, according to Chan &amp; Naylor managing director Ken Raiss.
For housing to be financially viable, they would need to exceed 2.4% growth per annum on the long-term trajectory to beat renting. 
“On paper these figures may seem to make stark economic sense, but the property market, like any other, is cyclical and therefore undergoes peaks and troughs,” said Raiss.
“The other significant factor is that not all properties are created equal. The purchase of a property, whether it is for owner occupation or investment, must be a business rather than emotional process.”
He does, however, say that buyers must be looking to purchase properties that out-do averages and that are below intrinsic value in higher capital growth locations, rather than relying on average national growth.
While those who do not expect a higher than 2.4% growth per annum statistic to continue should turn to renting, the fundamentals of buying early, buying right and holding on long-term still apply, he says.
Turn over page for Chan &amp; Naylor’s eight reasons they think buying is still the best decision.
<hr class="system-pagebreak">
Chan &amp; Naylor’s eight reasons they think buying is still the best decision:
<ol>
<li>
It is forced savings Australians are some of the worst savers in the world, therefore being forced to put your money in a long-term asset is a highly prudent exercise that offers reassurance in later life. There is truth in the old adage that ‘I might retire broke, but at least I have my house’. 
</li>
<li>
It can cover your retirement costs The majority of us are living longer however as was evident from the recent budget it is clear that the government can no longer afford to pay for the growing number of pensioners. Having an asset like a house will actually help pay for your long term stay in a retirement or care facility, something that potentially awaits many of us at some point. 
</li>
<li>
Not owning means that you are subject to rental market forces As a middle aged unemployed tenant you will be subject to the market forces of the rental market as dictated by your landlord who can throw you out as soon as you fail to meet your rental obligations. Conversely as a home owner it is more likely that you can come to an arrangement with your bank should circumstances require it. 
</li>
<li>
Home ownership gives your financial certainty If you have purchased the right property, it will increase in value above the average, but the amount you have borrowed will remain relatively fixed. Rental income however increases with the value of the property market, so do you really know what you will be paying for your two bedder in 30 years’ time? 
</li>
<li>
Home ownership gives you personal certainty Buy what you can afford now rather than what you necessarily want and you will be in front as you enter the second half of your life rather than waiting for a late win. 
</li>
<li>
You can leave your grandkids something Most people aim to leave their legacy to the next generation and a home is a fantastic asset to pass on. 
</li>
<li>
Bricks and mortar are less volatile than the share market If the value of the housing market looks like it is on a downward cycle for now, it is nothing compared to the wild swings of the stock market over the last decade. Where would you rather put your hard earned money? 
</li>
<li>
There is only a finite amount of rental property to choose from At end of day everyone needs somewhere to live, and as only 30% of the Australian housing market is owned by investors, limited choice means taking matters into your own hands.</li>
</ol>
Source: Chan &amp; Naylor
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