In Brighton, where detached homes and long-settled streetscapes remain the norm,&nbsp;<a href="https://www.apartments.com.au/new-townhouses/elema-brighton-155-157-north-road-brighton-vic-3186">ELEMA</a> introduces a different model for high-quality housing.&nbsp;

Developed by <a href="https://www.apartments.com.au/developers/kervale">Kervale</a>, this new collection of 12 townhomes is underpinned by the four classical elements, earth, water, air, and light, not as styling cues, but as structural and spatial drivers across architecture, interiors, and landscape.

Designed by&nbsp;<a href="https://www.apartments.com.au/architects/martinoleah">Martino Leah</a>&nbsp;with interiors by Brahman Perera and landscaping by&nbsp;<a href="https://www.apartments.com.au/landscape-architect/acre">Acre</a>, the project responds to what Kervale identifies as a gap in the local Brighton housing market: mid-sized homes with character, amenity, and a genuine sense of community.&nbsp;

ELEMA’s configuration reflects this intent, with a horseshoe-shaped layout wrapped around a central garden, promoting passive ventilation and privacy without isolating residents.

Each home spans three levels and includes three bedrooms, 2.5 bathrooms, a study, and two car spaces, with internal areas up to 182 sqm and external zones up to 95 sqm.

Two of the twelve townhomes include private plunge pools with heated spa functionality in addition to pre-provisioning for internal passenger lifts. Prices start from $1.7 million, targeting aspirational Bayside owner-occupiers in their mid-30s to 60s seeking entry into Brighton’s tightly held upper market.

[smartcode_project:default project_id=145418 project_image_fid=300804]

‘Earth’ is expressed in the project’s grounded material palette and connection to site. Natural stone, granites and timber finishes in earthy hues are used consistently throughout, anchoring the homes in their context while supporting thermal mass.&nbsp;

Landscaped courtyards and native planting schemes featuring predominantly Australian Native species, developed by Acre, extend the concept beyond built form, using layered, low-maintenance vegetation to root the development in <a href="https://www.apartments.com.au/developments/brighton-vic-3186">Brighton</a>’s coastal ecology.

The site layout follows a horseshoe configuration, creating a central communal courtyard that provides both visual outlook and passive environmental benefits. This arrangement improves daylight access, facilitates cross-ventilation, and introduces a shared green space without compromising individual privacy.

[smartcode_project:default project_id=145418 project_image_fid=300809]

‘Water’ is introduced subtly but purposefully. Select townhomes include private plunge pools, integrated into rear terraces without visual dominance. These pools are designed for quiet retreat, and their placement reinforces the project’s broader focus on functional outdoor spaces that support private use rather than spectacle.

‘Air’ is enabled through architectural planning. The horseshoe site layout creates generous setbacks and enables cross-ventilation through each residence.&nbsp;

[smartcode_project:default project_id=145418 project_image_fid=300803]

‘Light’ is a defining component of both the architecture and interiors. Large-format glazing opens living areas to courtyards and terraces, while the façade screening filters daylight to reduce glare and soften internal environments.&nbsp;

Internally, Perera’s palette of muted tones and tactile finishes is designed to respond to natural light conditions, shifting in tone and texture throughout the day.

[smartcode_project:default project_id=145418 project_image_fid=300810]

ELEMA reflects a broader shift in how high-value suburbs are adapting to changing housing needs - away from uniformity, toward diversity in form, scale and function.

Rather than replicate detached housing models, ELEMA proposes an alternative built around balance, between public and private, built form and natural, permanence and flexibility. In doing so, it reframes the townhome as a highly resolved housing type capable of responding to both environmental and lifestyle needs.

ELEMA also targets an average 7-star NatHERS energy rating, supported by solar panels, drought-tolerant landscaping and high-spec energy-efficient appliances.

Three-bedroom townhomes at ELEMA Brighton are priced from $1,700,000.

[smartcode_project_cta:default project_id=145418]

Urban Editorial

Inside ELEMA Brighton: Designing with the elements

A new 23-level apartment tower has been greenlit on the burgeoning Chevron Island.

The approval for the 76-apartment block on the corner of Kalyan and Parneno streets&nbsp;was secured by the landowner Ben Taylor rather than a large development company.

The 1,012 sqm block, which is currently occupied by a brick home and an original building of four units, is located towards the north end of the island which has become a development hotspot in recent years.

<img alt="8-10 Kalyan Street, Surfers Paradise" data-entity-type="file" data-entity-uuid="a486127c-05f9-4101-80eb-ce3e267246ce" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Kalyan.png?VersionId=GFsm_rYahqK0aqKDjtMXe2EqG5uLuZ_I" />

The tower has been designed to “complement and enhance the existing and emerging urban forms” of Chevron Island, which has seen a marked shift toward high-density living in recent years.&nbsp;

The design, by <a href="https://www.apartments.com.au/architects/raunik-design">Raunik Architects</a>, features a slender tower form above a two-storey podium, integrated landscaping on lower levels, and varied orientations to capture views of the hinterland, skyline, and coastline

<img alt="8-10 Kalyan Street, Surfers Paradise" data-entity-type="file" data-entity-uuid="7fd854ec-8060-4179-9684-029ef88674ca" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Kalyan%20st.png?VersionId=Afm4wMcz4UDQWfpH4EB8Xj5fkUSKmR90" />

Bensons kicked off a wave of new development on the under-developed suburb when they signalled plans to build the tallest tower the island will likely ever see, Chevron One. Since Siera Group has jumped in and is well under-construction of Tapestry, while South East Queenslander developer Gardner Vaughan Group will debut their brand in the Gold Coast on the small island.

The new approved plans will see a mix of one-, two-, three-, and four-bedroom apartments on offer, as well as a rooftop pool, lounge, gym, barbecue areas, and a landscaped podium level lawn.

Vehicle access will be via Kalyan Street, with 98 resident and nine visitor car spaces provided across four basement levels and the ground floor, alongside 83 bicycle parking spaces

[smartcode_project_cta:default project_id=150933]

New tower approved on Chevron Island

ASX-listed developer&nbsp;<a href="https://www.apartments.com.au/developers/cedar-woods">Cedar Woods</a> has submitted a new application to Brisbane City Council for a two-tower residential development on its&nbsp;<a href="https://www.apartments.com.au/developments/wooloowin-qld-4030">Wooloowin</a>&nbsp;site north of Brisbane.

The <a href="https://www.apartments.com.au/new-apartments/12-chalk-street-wooloowin-qld-4030">4,178 sqm Chalk Street block</a> sits in the developer's wider near 2.5-hectare masterplanned Greville community, where they are currently building the final 47 townhouses and Vera, the first apartment building in the precinct.

The upscaled plans will now see two 12 and 14-level buildings delivered with 232 apartments, a significant jump in both height and density from the approved eight-level buildings.

<img alt="12 Chalk Street" data-entity-type="file" data-entity-uuid="bfa28de7-f15b-4007-a128-f040f27320b9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/12%20chalk%20st%20building.png?VersionId=qLYXo5_n7426yg_K26PKD0tGCtNvy17P" />

According to the Design Report by <a href="https://www.apartments.com.au/architects/ellivo-architects">Ellivo Architects</a>, the buildings will comprise a mix of one, two, and three-bedroom apartments set above a shared two-level podium.&nbsp;

A key design consideration is the site’s transitional setting between suburban low-rise residences and the higher-density urban context emerging along the adjacent railway corridor.

“Built form is located predominantly to the west of the site to create a strong street address and to maximise solar access and natural surveillance across the park interface,” Ellivo noted in the report.&nbsp;

“The proposed built form provides a transition in scale from existing and emerging low-to-medium density development to the east, towards the established and emerging medium-to-high density residential typologies to the west.”

<img alt="12 Chalk Street" data-entity-type="file" data-entity-uuid="841047c6-d7e7-47a9-867a-b460f16abddf" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/12%20chalk%20st%20podium.png?VersionId=fNNvnHCS0vdJMc0Q5Uku28wQwyZoG6Sq" />

Both buildings will feature communal rooftop spaces, deep balconies, and integrated landscaping. The podium will accommodate resident amenities and basement car parking. Materials and finishes include face brickwork, precast concrete, and powder-coated metal cladding, intended to reflect the character of surrounding developments while offering long-term durability.

The Design Report also outlines sustainability measures aligned with Brisbane City Council’s Buildings that Breathe principles. Passive ventilation, northern solar access, and deep soil planting zones have been prioritised throughout the design, alongside active transport facilities and EV charging readiness.

Ellivo noted that “the project has been carefully composed to engage with all edges of the site, with landscaped setbacks and podium expression used to reduce bulk and enhance interface with the existing neighbourhood context.”

<img alt="12 chalk st site" data-entity-type="file" data-entity-uuid="bd7ced3b-8cb1-4f5a-aa1e-8d0a101af02b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/12%20chalk%20st%20site.png?VersionId=vt1k4hfwLg1_fzPTs04VyCzG455kZh3G" />

Cedar Woods has been active in southeast Queensland for over a decade, with recent projects including Ariella in Ripley and Ellendale in Upper Kedron. The Greville precinct at Wooloowin has been years in the making, transforming a former school site into a new community of apartments, townhomes, and parkland.

The Chalk Street site is positioned adjacent to Wooloowin train station, providing direct access to the Brisbane CBD, and sits close to local schools, parks, and retail centres including Lutwyche and Albion.

Joel Robinson

Cedar Woods upsizes Wooloowin apartment tower plans in Greville precinct

Sydney-based Sun Property Group is looking to divest a prime residential apartment site in Melbourne's blue-chip Toorak.

They are hoping for around $15 million for the 1,774 sqm site at&nbsp;226–228 Williams Road, with three street frontages to William Road, Tashinny Road, and Gordon Street.

&nbsp;

The sale comes with a permit-approved scheme for a&nbsp;three-level building with 18 high-end apartments designed by Cera Stribley, a mix of&nbsp;10 two-bedroom apartments, four three-beds, and four penthouses.

Cushman &amp; Wakefield’s Hamish Burgess, Leon Ma, and Daniel Wolman said this is not just another development opportunity, it’s a rare convergence of scale, location, and perfect timing in the market as Melbourne’s development landscape shifts in lieu of three rate reductions so far in 2025.

<img alt="226–228 Williams Road, Toorak" data-entity-type="file" data-entity-uuid="875d85f7-ade6-4035-a181-5731e3c85253" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/226%E2%80%93228%20Williams%20Road%2C%20Toorak-%20current%20aerial.jpg?VersionId=YPtGUtFjvd6OIetFZfaYyOugMi_wOSN1" />

&nbsp;

With an existing permit in place and strong potential for further uplift under innovative new planning initiatives such as the expanded Activity Centre Program or Great Design Fast Track, the site offers a blueprint for high-end living in one of Melbourne’s most affluent enclaves.

Surrounded by elite amenities, from Hawksburn Village and Toorak Village to Como Park, Royal South Yarra Tennis Club, and Saint Haven Wellness, the location is a magnet for lifestyle-focused buyers. The success of nearby projects like Hawksburn Place by Gurner and Tintern by Prime Edition underscores the appetite for luxury apartment living in this tightly held pocket.

<img alt="226–228 Williams Road, Toorak" data-entity-type="file" data-entity-uuid="2cd00bc1-ad8c-4514-97fc-4e94f6b30f8c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/226%E2%80%93228%20Williams%20Road%2C%20Toorak%20artist%20impression2.jpg?VersionId=Gefxpx5RxJKTf0Qv7TBAwayz3fz5sbuW" />

“We’re seeing strong interest from boutique developers and private family offices who understand the value of delivering timeless, high-end residences in blue-chip locations," Hamish Burgess of Cushman &amp; Wakefield said.

"This site ticks every box; scale, frontage, planning, and prestige.”

Sun Property Group has previously delivered The Brookville in Toorak.

Sydney developer to offload $15 million Toorak apartment site

A new modular apartment tower that promises rapid delivery in its construction that would occur off site and take just nine months to build, is being planned for Woolloongabba.

The Carl Street building will span 18 levels and home 126 apartments, an upsize from a previous proposal by Brisbane Modular Manufacturing.

<img alt="First look: 18-storey modular tower for Woolloongabba" data-entity-type="file" data-entity-uuid="dcc8b704-5b3c-44cb-b6de-4d64c96a84ce" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/carl%20park%20perspective.png?VersionId=ig4mYSx.q_ttqOQLwEFpTKR8FTlFEAmR" />

The revised plans, prepared by architecture and design studio SheltaCo, outline 48 studio apartments, 50 two-bedroom apartments, and 28 three-bedroom apartments.

Located within the Eastern Corridor Neighbourhood Plan area, the 1,517 sqm site is zoned High Density Residential and sits adjacent to parkland to the south.&nbsp;

The build will take substantially less time because the basement car parking levels have been removed. Cars will now park in the striking three-level podium. The change enables the use of off-site prefabricated construction techniques, central to the modular strategy.&nbsp;

There will be 500 sqm of communal space, including a 250 sqm rooftop terrace with a pool and lounge areas.

&nbsp;

<img alt="First look: 18-storey modular tower for Woolloongabba" data-entity-type="file" data-entity-uuid="3c31ac1d-3c42-48c9-927b-980b7e0ed767" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/terrace.png?VersionId=ZI1vAUIbk04ERHH54REfoPKn1BTPbBfK" />

The Assessment Report by Blume Planning’s suggested the "accelerated timeline offers a compelling incentive for Brisbane City Council to support the proposed development,” citing the proponent’s “expertise and innovative business model” as a contributing factor in addressing Brisbane’s current housing pressures.

SheltaCo’s design seeks to balance density and amenity, with generous apartment layouts and elevated views over Carl Street Park. Site coverage at the tower level is limited to 51 per cent, allowing for landscaping and deep planting at ground level. The scheme also proposes 110 car parks, 72 secure bicycle spaces, and capacity for service vehicles.

<img alt="First look: 18-storey modular tower for Woolloongabba" data-entity-type="file" data-entity-uuid="36ecf843-025b-4b5b-a986-8ccc692f4a69" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/carl%20entry.png?VersionId=7gsAhw7BN9vuDOpFKQFjivOk.WVo7Oz7" />

The site is well-serviced by public transport and lies within walking distance of the Buranda transport hub, making it a strategic location for higher-density residential infill. The proposal aligns with the zoning provisions but exceeds the mapped height limit of 12 storeys under the Buranda Residential Sub-Precinct.

Council previously approved a development on the site in 2016 for 89 apartments across 11 level with basement parking. That approval was extended in 2024 and remains valid until early 2026. The new proposal seeks to supersede that scheme while retaining the site’s residential focus.

Nine month build slated for new modular tower in Woolloongabba

Tradespeople

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Australia is in the midst of a tradie shortage in years with many home owners unable to find anyone qualified to complete their home improvement jobs, according to ServiceSeeking.com.au
On average, jobs listed on ServiceSeeking.com.au receive four quotes, however, there are a number of specific categories that aren't getting filled.
The website noted apprenticeships are now at their lowest since 2004, according to figures released by the Mitchell Institute. 
"This gap in the market offers a great opportunity for tradies looking to grow their business," Jeremy Levitt, CEO of ServiceSeeking said.
"The few tradies that do work in these industries are never short of work and charge premium prices as customers grow desperate to get them done."
The percentage of niche jobs in FY17 with no tradies:
<ol>
<li>Bathtub resurfacing (69%)</li>
<li>Glass installation (64%)</li>
<li>Staircase jobs (64%)</li>
<li>Garage, shed and carport installation (60%)</li>
<li>Stonework and masonry jobs (56%)</li>
</ol>
  
<table style="width: 712px;"><tbody>
<tr>
<td>
Niche Category
</td>
<td>
Missed revenue (FY17)
</td>
<td>
Average value per job
</td>
<td>
% of jobs with no tradies
</td>
</tr>
<tr>
<td>
Stonework and Masonry
</td>
<td>
$996,875
</td>
<td>
$3,438
</td>
<td>
56%
</td>
</tr>
<tr>
<td>
Cabinetmaking
</td>
<td>
$898,149
</td>
<td>
$1,576
</td>
<td>
39%
</td>
</tr>
<tr>
<td>
Garages, sheds and carports
</td>
<td>
$717,723
</td>
<td>
$643
</td>
<td>
60%
</td>
</tr>
<tr>
<td>
Insulation Installation
</td>
<td>
$645,641
</td>
<td>
$1,416
</td>
<td>
55%
</td>
</tr>
<tr>
<td>
Staircases
</td>
<td>
$504,000
</td>
<td>
$2,400
</td>
<td>
63%
</td>
</tr>
<tr>
<td>
Carpet laying and Installation
</td>
<td>
$404,172
</td>
<td>
$1,199
</td>
<td>
41%
</td>
</tr>
<tr>
<td>
Bathtub Resurfacing
</td>
<td>
$236,000
</td>
<td>
$500
</td>
<td>
69%
</td>
</tr>
<tr>
<td>
Tinting and films
</td>
<td>
$122,563
</td>
<td>
$360
</td>
<td>
46%
</td>
</tr>
<tr>
<td>
Fridge repair
</td>
<td>
$68,969
</td>
<td>
$146
</td>
<td>
55%
</td>
</tr>
<tr>
<td>
Glass Installation
</td>
<td>
$30,800
</td>
<td>
$560
</td>
<td>
64%
</td>
</tr>
<tr>
<td>
Total missed revenue:
</td>
<td colspan="3">
$4,970,038
</td>
</tr>
</tbody></table>
This data was derived from over 52,000 quotes submitted by customers to <a href="https://serviceseeking.apms5.com/anywhere/m?s=serviceseeking&amp;m=s_205f66db-c70a-4d91-bce6-8c33e656d58d&amp;u=e1jq4wvfdtfkeh9r890m4dht5n138hht5mu36d9j5mwkaha25mu34chq8cw3echh6ct48&amp;r2=d1u78w1u5wqn6tbjetmp6takcnjppubecwq66vvd5tgqa&amp;n=3" target="_blank" rel="noopener noreferrer">ServiceSeeking.com.au</a> over FY17.
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j.ballantyne1990-6AQqhLzZaK

Tradie shortage means some jobs go wanting

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Step-by-step guidelines to help identify asbestos in domestic properties has been released by the Asbestos Education Committee in partnership with the Asbestos Diseases Research Institute.
The guides, ‘Asbestos Awareness Healthy House Checklist – A Homeowners Guide To Identifying Asbestos-Containing Materials’ and the ‘Residential Checklist For Tradies – A Tradespersons Guide To Asbestos Containing Materials In Domestic Properties’ is available from <a href="https://www.asbestosawareness.com.au" target="_blank">www.asbestosawareness.com.au</a>.
The checklists include product images and lists each possible location where asbestos-containing materials might be found both inside and outside homes as well as simple step-by-step instructions.
Cherie Barber, Asbestos Awareness Campaign Ambassador said the health risks to anyone working on domestic properties when asbestos materials are disturbed is something every Australian needs to take seriously because asbestos doesn’t discriminate.
“The Healthy House Checklist provides a practical guide for homeowners enabling them to conduct a simple step-by-step easy to follow visual inspection of their property," she said.
“In doing so, homeowners will improve their understanding of the sorts of products to look for, the locations where asbestos might be found and how to manage these products safely. 
"The checklist also enables homeowners to maintain a record of possible asbestos locations should work or renovations be anticipated in the future and monitor asbestos-containing materials to ensure they remain sealed,” she said.
</div>
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“Until now, the only information available to homeowners wishing to conduct visual inspections of residential properties has often been cumbersome, complex, extensive documents that can be difficult to access."
Peter Dunphy, Founding Chair of the Asbestos Education Committee said, tradespersons are particularly at risk because all too often they’ve come from a culture where asbestos risks have been ignored.” 
“While tradies may have worked with asbestos in the past and ignored the warnings, they need to be aware that the more a person is exposed to fibres, the greater the risk of developing asbestos-related diseases so it’s vital that they conduct visual inspections of properties to look for the potential dangers to ensure they’re managed safely," he said.
“The ‘Residential Checklist For Tradies – A Tradespersons Guide To Asbestos Containing Materials In Domestic Properties’ will increase Tradies’ understanding of the various products they need to be wary of when working on residential properties and ensure they engage suitably qualified professionals to conduct asbestos-related work or remove asbestos-containing materials safely."
</div>
</div>
</div>
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jonathanchancellor-7SQnKwU6yx

Property 101: Asbestos healthy house checklists for homeowners and tradies launched

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Hipages, Australia’s website for finding and hiring trusted tradies, has partnered with the Housing Industry Association (HIA), whose membership builds over 85 percent of all new residential detached, medium density and high rise construction work and undertakes over 80 percent of renovations in Australia.  
The new partnership will see HIA members having their membership visible on their hipages profile, indicating to customers which qualified trade and building professionals are registered with the HIA, as well as access to over 90,000 hipages’ monthly job requests.
“We’re thrilled to start working closely with the HIA team,” said Gideon Kline, Chief Commercial Officer of hipages. 
With over $1.35 billion worth of jobs processed annually, hipages has helped over 1.1 million Australians get projects done around the home, helping homeowners find professionals that are ready and available to do the job while providing tradies with tools to easily manage their workflow and grow their business.
Customers have access to more than 80,000 trade and building professionals, providing a simple platform to see reviews, contact businesses directly and get quotes within minutes.
“Technology is shaping the industry and with thousands of local recommendations and real time information at your fingertips, getting help and finding work has never been easier,” said Kline.
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jchancellor-FAypfDUnLy

Property 101: hipages partners with the HIA

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Uncertainty around the housing market has affected the cost of renovating in NSW with costs rising by just 0.8 per cent in the past year.
According to data released by ServiceSeeking.com.au, NSW costs have fallen below the national Consumer Price Index (CPI) for the same time period.
The state average for a tradie has stabilised at $60.25 an hour, 2.3 percent less than the national average of $61.65
It’s a great time to get stuck into your renovation plans, says ServiceSeeking.com.au.
 “If you’ve been dreaming of a new kitchen, bathroom, entertaining area or applying a new coat of paint to your house, then now is the time to take advantage of a slowing down in home renovation prices," said ServiceSeeking.com.au CEO Jeremy Levitt
It is cheaper to renovate in NSW than Western Australia ($67.34 up 1.8 per cent) and Queensland ($63.14 up 4.4 per cent).
Victoria is the cheapest and the only state to record a drop in prices by 2.2 per cent to $57.28.
The trades which bucked the trend in NSW were carpentry (up 11.3 per cent on the national average at $62.83 an hour) and painting (where prices were 10 per cent higher).
Other big price changes affected electricians - who were 9.4 per cent cheaper in NSW than the national average - and plumbing at 4.2 per cent cheaper.
The prices were derived by comparing 52,000 quotes submitted through the online services marketplace during the FY16 Q4.
To view price changes across 10 popular renovation services around the country, including major capital cities, see <a href="https://ib3.bislr.net/m?s=serviceseeking&amp;m=s_4e868d04-e38e-4d68-9756-a7b45fffcc78&amp;u=e1jq4wvfdtfm2e2174w3ee1k5n346ga45mu30ha25mw3ehhj5muk4dhr8cu4ad2568v46&amp;r2=d1u78w1u5wqqexvq5ttpawkpd5hpawv5cnnpjvk75thpyvkd5tgqabvjcnq6yxk1ehmpyvkk&amp;n=1" target="_blank">www.serviceseeking.com.au/renovations</a>
 
<img src="/images/2016/08/03/Screen%20Shot%202016-08-03%20at%209.28.37%20AM.png" alt="">
 
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How much to pay your tradie? NSW cheaper than national average for renovations

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The upkeep and maintenance of rental properties by tradespeople and maintenance workers is directly related to the tax offset of "Other Rental Deductions" according to Nicholas Proud, principal, Property and Construction Analytics Australia.
He said the most recent ATO Taxation data saw Other Rental Deductions soar to $18.376 billion for 2013-14 which via negative gearing drives repairs and maintenance activity in such a way that should see tradies taking more than a casual interest in the result of the July 2 election.
“Outside of council rates, water charges , travel and insurances there are a lot of plumbers, sparkies, chippies and other asset maintenance workers such as cleaners, gardeners and handymen whose work makes up this Other Rental Deductions figure that can be claimed by property owners at tax time," he said.
“Unlike any election before the value of this type of work assisted by negative gearing concessions is at record levels.
“In contrast to other elections, annual Other Rental Deductions in 1996 sat at $4.55 billion at the time of the election of the Howard Government, it has risen by $13.83 billion per annum since then. Even more recently, since the 2007 election of the Rudd Government the annual value of Other Rental Deductions declared has increased by $6.82 billion.
“What hasn’t been factored into account really is the impact on those smaller handy trades that comprise a significant part of the property and construction workforce if the negative gearing concession is changed or quarantined to new dwellings only.
 
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="156">
Taxable Income
</td>
<td valign="top" width="100">
Other Rental Deductions
</td>
<td valign="top" width="89">
Other Rental Deductions No.
</td>
<td valign="top" width="63">
Average Deduction
</td>
<td valign="top" width="64">
%
</td>
</tr>
<tr>
<td valign="top" width="156">
Less than or equal to $18,200
</td>
<td valign="top" width="100">
$2,253,074,560
</td>
<td valign="top" width="89">
277,693
</td>
<td width="63">
$8,114
</td>
<td width="64">
14%
</td>
</tr>
<tr>
<td valign="top" width="156">
$18,201 to $37,000
</td>
<td valign="top" width="100">
$2,325,522,579
</td>
<td valign="top" width="89">
314,028
</td>
<td width="63">
$7,405
</td>
<td width="64">
16%
</td>
</tr>
<tr>
<td valign="top" width="156">
$37,001 to $80,000
</td>
<td valign="top" width="100">
$5,632,316,431
</td>
<td valign="top" width="89">
702,735
</td>
<td width="63">
$8,015
</td>
<td width="64">
35%
</td>
</tr>
<tr>
<td valign="top" width="156">
$80,001 to $180,000
</td>
<td valign="top" width="100">
$5,686,914,423
</td>
<td valign="top" width="89">
575,554
</td>
<td width="63">
$9,881
</td>
<td width="64">
29%
</td>
</tr>
<tr>
<td valign="top" width="156">
$180,000 or more
</td>
<td valign="top" width="100">
$2,479,123,491
</td>
<td valign="top" width="89">
149,268
</td>
<td width="63">
$16,609
</td>
<td width="64">
7%
</td>
</tr>
<tr>
<td valign="top" width="156">
Total
</td>
<td width="100">
$18,376,951,484
</td>
<td width="89">
2,019,278.00
</td>
<td valign="top" width="63">
 
</td>
<td valign="top" width="64">
 
</td>
</tr>
</tbody></table>
 
“By income, those on a taxable income under $180,000 are likely to declare an Other Rental Deduction under $10,000.
“Across the electorates, 126 out of the 150 lower house seats on average declared an Other Rental Deduction under $10,000.
“If negative gearing was quarantined to new homes only there would be no concession for  the upkeep of existing homes, which are the homes that most need the reinvestment.
“With no offset it is likely that only those repairs and maintenance that are most fundamental to the upkeep of the property will be made which not only will reduce activity and also have the potential to reduce the quality of rental stocks in the lower yield suburbs which would be detrimental to tenants.
“Exactly how many entry-level handy jobs and low-level trades maintenance workers would go is difficult to say, but the growth in this deduction since 1995-96 shows a reasonable baseline to consider the scale of any such decline."
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