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Where else but the Yarra for luxury downsizers?

From glitzy high-rises in the city to modest weekenders in the Yarra Valley, the Yarra River wields an extensive influence over Melbourne’s architecture.

The latest project to fall under its spell is in the affluent streets of Toorak, where architects have incorporated curves and textures to imitate the city’s famous river.

Edition, on Lansell Road, is a boutique complex of just three apartments. Architect Dom Cerantonio, managing principal at Cera Stribley Architects, says the flow of the river lends itself to gentle curves that shape the design, particularly the interiors.

“We took cues from the site’s proximity to the Yarra River and the bending of the river and we drew that out as an idea in the early stages of the design,” he says.

Edition,  65 Lansell Rd, Toorak  Architect: Cera Stribley Architects  Developer: Samuel Property
A spacious living zone at Edition. Render: Samuel Property

“The flow of the river was the concept behind introducing curves into the plan.”

The river’s rock embankments are reflected in the texture of the slimline bricks in the facade. Showing a grey hues in one light and a hint of cream in another, these bricks have also been chosen to evoke the “security and strength which is quite often what you see throughout Toorak”, says Cerantonio.

Each of apartments at Edition not only has a spacious floor plan, but a distinct design and character. The Sky Residences at the very top occupy the third and fourth floors of the building views that stretch out to the city.

The main bedroom opens to a private balcony and features a classic fireplace surrounded by timber veneer wall panels and bronze shelves. The luxe feel extends to the walk-in wardrobe, which is the size of yet another bedroom, and the en suite which is fitted out with travertine, fluted glass and marble.

Edition,  65 Lansell Rd, Toorak  Architect: Cera Stribley Architects  Developer: Samuel Property
Edition, 65 Lansell Rd, Toorak Architect: Cera Stribley Architects Developer: Samuel Property

The Botanic apartment is found on the lower ground and cleverly makes the most of the five-metre site fall by incorporating a double-height, 6.5-metre void around a spiral staircase. The full-height glass wall looks onto a courtyard.

The Arc apartment, located between the other two apartments, is a single-floor apartment that also enjoys a courtyard aspect.

In a series of ticks for downsizers, Edition is located in the heart of Toorak. To the north lies the Yarra, while shops, cafes and restaurants can be found to the south.

The village type feel of Toorak has made the area attractive for downsizers, says James Xeu, owner of quirkily-named cafe The Dihnersaw and his Fionsay on Toorak Road.

“Probably 30 to 40 per cent of our customers are retirees,” he says.

“The rest are mums and kids, teachers from the local schools and office workers.”

This article was first published in www.domain.com.au. Here is the link to the original article: https://www.domain.com.au/news/modern-homes-april-13-age-815267/

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The Sydney hot spot for active families who love the water

There is a Sydney suburb ideal for families who love being on and in the water and it has just become more affordable with a lot of houses to choose from.

Bayview on the northern beaches is home to many large family houses on big blocks and it has a strong emphasis on healthy outdoor living.

The quiet suburb is about 45 minutes north of the Sydney CBD. There is a large waterside park, an active tennis club, a couple of boat ramps to get your boat onto Pittwater, a dinghy storage rack for locals to park their small craft.

And now the Northern Beaches Council is looking to upgrade the Bayview swimming baths beside the Bayview Wharf and marina.Starting your hunt for a dream home

Last year, the council carried out water testing with the view of refurbishing the Pittwater baths.

The independent school, St Luke’s Grammar, has a junior school campus in Bayview and the suburb is also known for its large golf club.

According to CoreLogic there are 20 houses for sale in Bayview at the moment and the median price has dipped more than 11 per cent over the last 12 months to a level below $2 million.

Based on the last 53 house sales in Bayview the new median price is $1,952,500 which is excellent buying for the northern beaches which has a median house price of $1.75 million.

Having said that, over the past five years this prestige suburb has seen its median house price grow by more than 60 per cent.

Many Bayview homes have great views, like this one, from 14 Sunnyridge Pl.

The pool at 14 Sunnyridge Pl, Bayview.

An example of the excellent value on offer at the moment is 14 Sunnyridge Pl, which sold the day before its scheduled auction.

It had been on the market with an auction guide of $2.75 million.

Sasha de Bilde, of Stone Real Estate, said there was plenty of interest in the five-bedroom house, which had a commanding position, magical views and a heated pool.

“It embodies the ultimate in northern beaches living,” he said.

He said he could not reveal the sale price, but confirmed it had sold for “around the guide”.

Street appeal — 14 Sunnyridge Pl, Bayview.

Open plan living.

Almost 50 groups inspected the property during the campaign, with prospective buyers coming from all over the greater Sydney area, Mr de Bilde said.

“There is definitely value in the market and buyers are recognising that,” he said.

The architect-designed property has open-plan living with several areas for entertaining, a gourmet kitchen with island benchtop and a guest suite with stylish bathroom, private balcony and separate access.

The kitchen.

Sweet dreams.

Extras include reverse-cycle airconditioning, solar heating, an irrigation system and integrated sound.

Other houses for sale in Bayview include 14 Kookaburra Cl, a five-bedroom house with a price guide of $1.49 million to $1.52 million, a four-bedroom house at 87 Annam Rd with an asking price of $1,525,000 to $1,585,000, a four-bedroom house at 70A Cabbage Tree Rd, with a guide of $1,750,000 to $1,900,000, and a three-bedroom house at 1851 Pittwater Rd with the price tag of $1.55 million.

These properties offer some good opportunities in a suburb that had a median house price of $2.2 million two years ago.

This article was first published in www.realestate.com.au. Here is the link to the original article: https://www.realestate.com.au/news/the-sydney-hot-spot-for-active-families-who-love-the-water/

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Rents up in almost every regional town across the eastern seaboard: Domain data

Capital city rents may be in the doldrums, but their regional counterparts across the eastern seaboard are going gangbusters.

Almost every regional area in NSW, Victoria and Queensland recorded rental increases in the past year despite their respective capital cities remaining flat.

Affordability, tree-changers and government investment were the main drivers for the uptick in rents in different regional areas, according to Domain’s senior research analyst Dr Nicola Powell.

She said regional towns within commuting distance of Sydney and Melbourne remained popular, such as Wollongong and Geelong, but more far-flung towns were proving attractive too.

“Your Oranges have been on the radar of people leaving Sydney,” Dr Nicola said. “It’s big enough to offer the job opportunities but small enough to provide the lifestyles that families are after.”

But government and private investment in particular towns were also attracting more people to regional areas and putting pressure on rents, said Dr Powell.

The few towns that recorded declines or remained flat were in sync with their respective capital city, said Dr Powell, yet still recorded a strong rental increase over five years.

New South Wales

Byron’s unit rents recorded a whopping 20.9 per cent increase in the past year, reaching a weekly median of $550.

It’s neighbouring region Richmond Valley also recorded a windfall gain of 14.3 per cent for unit rents in the same period, albeit at a lower price of $300.

The principal of LJ Hooker Evans Head Diane O’Farrell said they rarely have enough rental supply to meet demand from a wide range of tenants, including road workers to families relocating for a sea change.

“We’ve only got three rental properties available. We’re always a bit short on properties,” Ms O’Farrell said.

She said the area was attractive because it was landlocked, but that also had its downsides.

“There are quite a few units because we’ve been short on land for years. We’re landlocked, which is appealing to people. We’ll always be a village.”

On the south coast, house rents in the Shoalhaven area rose by 13.3 per cent in the past year, reaching $470.

Houses rents remained flat in Wollongong, year-on-year, but increased 19 per cent to $500 over five years.

Ray White Wollongong property manager Karen Egan said rental demand in the city and northern suburbs was driven by university students and Sydneysiders, respectively.

“All our four or five bedroom houses are turning into share accommodation. It’s cheaper for them to go into share housing than to be accommodated by the uni,” Ms Egan said.

Victoria

Every region in Victoria recorded a rental increase in the past year with three standing out from the rest.

Unit rents in Mildura and the Wellington area rose 10 per cent reaching a median of $220.

Meanwhile, house rents in Ballarat also increased 10 per cent to $330, leaving the vacancy rate at its lowest since 2002 according to Kate Brennan, a leasing consultant at Ray White Ballarat.

“People are moving from Melbourne and Queensland. We’re really struggling to keep up with the demand with the little supply we have,” Ms Brennan said. “At the moment, I’ve got over 1000 inquiries in a month, and we have anywhere between five and 25 people going through [each property].”

She said while it’s great for landlords, local tenants are struggling to keep up with prices.

“[For] people moving from the city, their rent is cut in half. You can virtually get a house for half the price with a huge backyard,” Ms Brennan said.

Ballarat’s multiple wind farm projects were also blowing workers into town and adding to rental demand, Ms Brennan said.

Dr Powell said investors were also beginning to look at those migration patterns to capitalise on the prospect of capital growth and yield.

“You’ll find the gross yield is much higher in these regional areas … roughly the yield is about 5-6 per cent. There will be a cohort of investors looking for different opportunities in this changed market,” Dr Powell said.

Queensland

The Sunshine State recorded huge rental increases with some regional areas making up ground after dramatically falling off at the end of the mining boom.

Gladstone unit rents rose by 23.4 per cent in the past year to $197.50 but down 41.9 per cent over five years.

Similarly, Mackay units sit at $270 per week, a 17.4 increase but down 10 per cent over five years.

In the past year, Townsville also recorded a modest rental increase of 6.3 per cent for houses and 7.2 per cent for units.

Business development manager at Harcourts Kingsberry Townsville Scott Walduck said that was mostly due to the recent floods.

“We started increasing rents towards the end of last year, and that hasn’t happened for a long time,” Mr Walduck said.

He said a lot of rentals that were coming up for lease at the end of last year were wiped off the books.

“A lot of properties that were coming up for rent didn’t because if the owners lost their residence, they’d go into it themselves,” he said.

“Landlords moved families and friends in rather than put it on the books with us.”

Mr Walduck said landlords also exploited the shortage of rentals in the aftermath of the floods, demanding double the property’s appraisal amount.

“We went from having 96 properties before the floods to 19 properties, and people thought they could do that,” Mr Walduck said.

He believed rental supply would slowly trickle back onto the market in the next six to 12 months.

This article was first published in www.domain.com.au. Here is the link to the original article.

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What to buy and where: How to prepare for possible negative gearing changes if you’re an investor

Investors are now back in the market, looking for good buys before the proposed changes to negative gearing and capital gains tax come in from January 1 if Labor wins the next federal election.

What type of home in Sydney is likely to bring the best returns? And where? And when?

Now is a good time to snap up an investment property, suggests Domain economist Trent Wiltshire.

“Prices may fall a little more but then the market will bottom out in late 2019,” he says. “The lending environment is easing a bit so banks are offering better deals.

“Consumer surveys also show people are thinking now is a good time to buy, with signs the market is turning around.”

The Sydney suburb of South Coogee
Prestige investment pockets, like Sydney’s eastern beaches, are often a good bet. Photo: Steven Woodburn

Sydney’s popular blue-chip investment areas – the eastern beaches like Coogee and Bondi, the lower north shore with Neutral Bay and Kirribilli, and the inner west including Annandale and Balmain – can be the best bet, believes Chris Gray, chief executive of Your Empire.

“For the best capital growth and rental returns, you need to stay within five to 15 kilometres of the centre, in areas that are short of supply but always high in demand,” he says.

“Also, try to buy a property that’s priced around the median as the majority of renters, and later buyers, can afford that.

“For apartments, choose a two-bedroom apartment with parking and nice-sized rooms, and if you want to buy a house, you’ll have to spend more money to buy in those blue-chip areas.”

26/293 Alison Road, Coogee. Photo: BresicWhitney Rosebery.
Chris Gray, chief executive of Your Empire, recommends looking at two bedroom apartments. Photo: BresicWhitney

New developments can also be a good buy now, with finance tight for developers and many offering discounts, says Loanmarket East director Alex Lambros.

“Rental returns will be stronger [near the CBD],” he says. “Choose something close to transport and in smaller buildings of 50 units or less.”

On the lower north shore, Olivia Chung of McGrath Neutral Bay favours older-style apartments or houses for investment: “Choose a two-bedroom apartment with parking and a balcony as demand will be higher and they offer the highest yield and capital growth.”

“Choose [a house] that’s already renovated as they can offer a better return straightaway,” she says.

Surry Hills in Sydney
Terrace houses around Surry Hills and Paddington are also worth considering. Photo: Steven Woodburn

In the inner west, two-bedroom terraces can be a great choice, according to Matt Hayson, director of Cobden & Hayson.

“They rent well to singles, professional couples and downsizers, particularly if they have the right aspect with a north or north-east-facing rear,” he says.

In the east, terraces around Paddington or Surry Hills can be a good bet too, says Tony Laing of The Agency Eastern Suburbs.

Apartments in smaller blocks with fewer amenities and therefore lower levies are a good idea. “They mean you don’t have as much land tax or other maintenance costs,” he says.

Four investments to check out

26/293 Alison Road, Coogee

26/293 Alison Road, Coogee. Photo: BresicWhitney Rosebery.
26/293 Alison Road, Coogee NSW.

This new, north-facing penthouse in a boutique block is likely to offer a great yield, says agent Charles Touma of BresicWhitney Rosebery, who is selling the property with a $1.4 million guide.

“I’ve already rented 16 apartments in that building and they [are] all getting a good rent of about $1000. And since this is a penthouse, it will get even more because of its size, its outlook and its amazing balcony.”

Only 750 metres to the beach, the penthouse has a large terrace, leafy views, open-plan living and a gas kitchen with stone benches.

20 Alfred Street, Annandale

20 Alfred Street Annandale NSW Low res
20 Alfred Street, Annandale NSW.

This is a classic two-bedroom terrace and a great investment opportunity in a leafy street in a very desirable area of the inner west.

It has character features like period fireplaces, ornate ceilings and timber floorboards, but its kitchen and bathroom have both undergone a good quality renovation and the courtyard has entertaining space as well as rear car access.

It’s for sale with a price guide of $1,095,000 via agent Ray White Annandale agent Tina O’Connor.

G01/562a-564 Miller Street, Cammeray

G01.562a-564 Miller Street Cammeray NSW Low res
G01.562a-564 Miller Street, Cammeray NSW.

A two-bedroom, two-bathroom-plus-study apartment in the new block Aleuca is close to completion close to the cafes and restaurants of the local village, but in a bush setting.

With big bedrooms and a study in the second bedroom, the 113sqm home has a designer kitchen with Caesarstone bench-tops, feature timber finishes, Spotted Gum floorboards and one security parking spot.

Ray White Lower North Shore agent Justin Kurenda is selling the apartment for $1.85 million.  

83 Garden Street, Maroubra

83 Garden Street Maroubra NSW Low res
83 Garden Street, Maroubra NSW.

This four-bedroom freestanding house is on 363sqm of land, and offers plenty of opportunity to renovate for instant leasing, and then more extensive work later, including permission for a two-storey home, to add extra capital value.

It’s in a corner position in a popular spot just minutes to Maroubra Junction shopping precinct, with a variety of stores, cafes and restaurants, and transport.

There’s also an enclosed back veranda for more room, and a lock-up garage. It’s for sale for $1,575,000 through agent Veronica Perez of PRDnationwide Perez Real Estate.  

This article was first published in www.domain.com.au. Here is the link to the original article: https://www.domain.com.au/news/what-to-buy-and-where-how-to-prepare-for-possible-negative-gearing-changes-if-youre-an-investor-814610/

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Pymble’s building boom: How a steady demand for property is reshaping this leafy pocket

Pymble is undergoing a building boom, with property owners either knocking down old 1960s bungalows to make way for bigger new homes, or undertaking major renovations, in order to stay in the area with their perfect home.

“People love it here for the large blocks, leafy streets and great schools,” says Michael Doran of Belle Property Pymble, who’s been selling homes in the area for nine years. “And while we have a lot of established properties, there’s a lot of building going on so people can stay in the suburb but have homes that really suit their needs.”

The steady demand in the upper north shore suburb, 16 kilometres from the Sydney CBD, means the fall in prices has been much less over the past year than in other areas.

Domain Neighbourhood Pymble
The famously lush suburb is about 16 kilometres from the CBD. Photo: Steven Woodburn

Pymble house prices, while up 60.4 per cent over the past five years, have softened by just 0.4 per cent in the last year. That contrasts with much bigger falls in neighbouring suburbs of Gordon of 14.4 per cent, West Pymble at 9.3 per cent and St Ives of 7.3 per cent.

“That doesn’t surprise me at all,” says local businessman Jeoff Jones, who runs Anjeos Hair & Beauty from a site on the Pacific Highway that’s been operating as a hairdressing salon since 1954. “This area has so much going for it, people don’t move away, but a lot of others want to come here.   

“We’ve had some of the same customers for 14 years. No one likes to leave!”

Pymble in Sydney.
Local Jeoff Jones says once people set down roots in Pymble, they tend to stay. Photo: Steven Woodburn

He puts it down to the great public transport offered by the train station and buses in the area, as well as the parks and good schools, particularly independent schools like Pymble Ladies College, Ravenswood School for Girls, and Knox Grammar nearby.

It’s certainly still a well-to-do suburb, with median weekly house rents at $1000 for the 16 per cent of people who rent in the suburb, showing a 2.5 per cent rental yield. As well as the building boom in houses, there are also a few new apartment buildings going up over the past few years.

There are a number of good new cafes, restaurants and businesses, including the French cafe Comme Chez Nous and chic furniture store Remarkable Outdoor Living.

Domain Neighbourhood Pymble
Green and serene, Pymble has a median house price of nearly $2.4 million. Photo: Steven Woodburn

“Pymble in the 1950s and 1960s used to be the boutique spot, and was to the upper north shore what Double Bay is to Sydney,” says Jones.

“Now it feels like we’re going back to those days, with lots of building and a fresh vibe.”

Pymble has a clearance rate of 52.2 per cent, a median house price of $2,378,500, and a median unit price of $870,000.

Two homes in the area

16 Peace Avenue

16 Peace Avenue Pymble NSW
16 Peace Avenue, Pymble NSW. Photo: Supplied

This multi-level home has had a series of quality renovations, so it’s ready to be moved into and enjoyed, with its large open spaces, formal lounge with fireplace, and great outdoor area complete with saltwater pool.

It’s for sale through Orr & Co Estate Agents, who are quoting a price guide of $2.2 million.

104 Livingstone Avenue

104 Livingstone Avenue Pymble NSW
104 Livingstone Avenue, Pymble NSW. Photo: Supplied

This 1904 Hamilton Park mansion was once owned by the family who started the first shops in Pymble, the Hamiltons. It has been renovated for contemporary living on 3200 square metres of landscaped grounds.

Luschwitz Real Estate lead an expressions of Interest campaign, and advise on a $4.5 million-to-$5 million buyers guide.

This article was first published in www.domain.com.au. Here is the link to the original article: https://www.domain.com.au/news/pymbles-building-boom-how-a-steady-demand-for-property-is-reshaping-this-leafy-pocket-813281/

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Melbourne weekly house rents now cheaper than Hobart but unit rents on the rise

Renting a house in Melbourne is now cheaper than it is in Hobart, due to a runaway property market on the Apple Isle and an unusually strong unit rental market in Melbourne.

Domain senior research analyst Nicola Powell said Hobart’s strong rental price was extraordinary.

“Overall for the city it’s cheaper to rent a house in Melbourne than it is in Hobart and that’s never happened before,” Dr Powell said. “Rental competition in Hobart is extremely tight and affordability is being pushed further and further to its limits.”

Domain data show house rents in Melbourne were flat for the quarter at $440 per week; in Hobart the median rose from $420 to $450 in three months, a 7.1 per cent rise.

Median house rents
MAR-19DEC-18MAR-18QOQYOY
Melbourne$440$440$4300.00%2.30%
Hobart$450$420$4207.10%7.10%

Victorian Council of Social Services chief executive Emma King said low wage growth meant the rent hikes would impact low-income earners the hardest.

“When people on low or fixed incomes have to pay more in rent, they must cut back on things like food, heating or medical care,” she said. “That’s terrible.”

The relative weakness in Melbourne house rents could be due to strong unit prices, Dr Powell said.

“In both the sale and rental markets, units are outperforming houses,” she said. “It’s almost a little bit counter-intuitive to what you’d expect given Melbourne has a lot of development and a big supply pipeline. But Melbourne has strong population growth.

“Maybe it illustrates a preference of renting a unit and being closer to the CBD than renting a house.”

Median unit rents
MAR-19DEC-18MAR-18QOQYOY
Melbourne$420$410$4102.40%2.40%
Hobart$380$380$3500.00%8.60%

Melbourne Asset Management director Cameron Osbourne said an uptake in apartment living meant inner-city units were rented more quickly.

“It’s probably the fact that they’re still cheaper … and people are starting to value that location. Areas like Richmond and St Kilda, there just aren’t very many places around,” he said.

“Even in the last couple of days we’ve been doing rental increases for places that haven’t had them in the past couple of years.”

In well-connected and bustling suburbs like South Yarra and Windsor, the renting situation was tight, Hocking Stuart South Yarra head of property management Louise Perrignon said.

“We’re finding the situation for rentals really strong, the demand is really high,” she said. “We’re having seasonal peaks and troughs but we had our biggest month ever in January.”

Median weekly house rents
MAR-19DEC-18MAR-18QOQYOY
Melbourne – Inner$625$610$6152.5%1.6%
Melbourne – Inner East$590$590$5800.0%1.7%
Melbourne – Inner South$650$650$6000.0%8.3%
Melbourne – North East$410$400$4002.5%2.5%
Melbourne – North West$400$400$3900.0%2.6%
Melbourne – Outer East$440$430$4302.3%2.3%
Melbourne – South East$400$400$4000.0%0.0%
Melbourne – West$390$390$3800.0%2.6%
Mornington Peninsula$420$410$4002.4%5.0%

It was not so competitive that the balance had fully tipped in favour of landlords, however.

“Everything’s price sensitive. Prices are stable-ish,” Ms Perrignon said. “We’re not getting outrageous pricing, it keeps growing but it’s not rocketing away.”

ANZ head of Australian economics David Plank said he’d seen both data and had anecdotal evidence to suggest the Melbourne rental market was still difficult to navigate for tenants.

“The data does suggest Melbourne vacancy rates are falling and I’ve had a recent experience with a new member of my team trying to find somewhere to rent in Melbourne experiencing rental bidding at open homes,” he said. “That would suggest that there’s tightness and upward pressure on rents.”

Since December, the vacancy rate has been trending downward from 2.2 per cent to 1.4 per cent in March, Domain data shows.

Median weekly unit rents
MAR-19DEC-18MAR-18QOQYOY
Melbourne – Inner$475$450$4505.6%5.6%
Melbourne – Inner East$425$410$4103.7%3.7%
Melbourne – Inner South$425$420$4101.2%3.7%
Melbourne – North East$370$370$3600.0%2.8%
Melbourne – North West$360$365$355-1.4%1.4%
Melbourne – Outer East$380$370$3602.7%5.6%
Melbourne – South East$350$345$3501.4%0.0%
Melbourne – West$340$335$3301.5%3.0%
Mornington Peninsula$335$330$3301.5%1.5%

Mr Plank said strong population growth would be one of the core drivers in buoying the Melbourne rental market.

“I think Melbourne’s migration rate has been strong which has helped to absorb the stock,” he said.

This news was first published in www.domain.com. Here is the link to the original article: https://www.domain.com.au/news/melbourne-weekly-house-rents-now-cheaper-than-in-hobart-but-unit-rents-on-the-rise-817671/

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House values to fall sharply in Australia’s capital cities across the year, says Moody’s Analytics

House prices are expected to fall sharply in Sydney and Melbourne over the course of the year, according to a new report.

Sydney will be hit hardest with values forecast to fall a further 9.3 per cent this year. Apartment values are tipped to decline slower than houses, with an expected drop of 5.9 per cent in 2019, followed by a turnaround in 2020.

The latest report comes after the Australia Bureau of Statistics released figures last month showing house prices had dropped at a faster rate than during the global financial crisis.

Property values have now fallen 13.9 per cent in Sydney since their peak in July 2017 and experts warn prices could remain stuck in a “deep trough”.

In Melbourne, apartment prices are expected to decrease 5 per cent this year and another 1.4 per cent in 2020.

Across the nation overall, Moody’s expects house prices in major cities to fall 7.7 per cent this year, while apartments will see a smaller 4.3 per cent decline, according to the ratings agency report.

The biggest fall in house prices are expected to remain in the Ryde area, in the city’s northwest, with a 15.8 per cent fall tipped for this year.

Apartment buyers in Ryde are already paying the sames prices they were five years ago as sellers continue to slash their asking prices to counter the current market slump.

The median unit prices have fallen from over $720,000 two years ago to about the $650,000-$670,000 mark in North Ryde and nearby Meadowbank.

House prices in Ryde are expected to be savaged. Picture: Google

House prices in Ryde, Sydney are expected to be savaged. Picture: Google

The news isn’t great for Perth either, with house values tipped to decline 7.6 per cent in 2019.

The property downturn could be made worse by changes to negative gearing and further tightening in lending restrictions.

There’s better news in Brisbane, with the worst “likely over” for the Queensland capital, according to the report. House values are set to see a correction in 2019 and strength in East Brisbane.

Values in Brisbane’s apartment market are tipped to recover 0.9 per cent this year.

Adelaide’s housing market will remain stable, with house values forecast to rise 1 per cent in 2019 following a 1.9 per cent gain in 2018.

In Darwin, a further 13.1 per cent slump is tipped for 2019.

Hobart is tipped to end next year with small decreases in house prices over 2020 and 2021.

Labor’s plan to abolish negative gearing on existing properties for new investors could put a halt to a near-term rebound in the market.

“If this policy were implemented within the first year of the Opposition entering office, already-slowing conditions in the investor segment of the market would be exacerbated,” the analysts wrote.

“As investor participation had already slowed, national home values would be expected to reach a slightly deeper trough and have a slower recovery, particularly in the markets where investor participation is higher than the national average, including Sydney, Melbourne and Brisbane.”

Moody’s expects the Reserve Bank to keep the official cash rate on hold at 1.5 per cent until the middle of 2021.

Property prices are still around 20 per cent higher than they were at the start of the property boom in 2013.

The ABS released figures last month showing house prices in capital cities fell 2.4 per cent in the December quarter to record a total drop of 5.1 per cent in 2018.

This compares with the annual fall of 4.6 per cent in 2009 during the GFC.

Sydney prices lost 3.7 per cent to the three months to December for the sixth consecutive quarter loss and were down 7.8 per cent for the year, according to the ABS.

Melbourne prices were down 2.4 per cent for the quarter and 6.4 per cent for the year.

The bureau’s chief economist Bruce Hockman said the falls in the nation’s two major property markets were based on a number of factors.

“While property prices are falling in most capital cities, a tightening in credit supply and reduced demand from investors and owner-occupiers have had a more pronounced effect on the larger property markets of Sydney and Melbourne,” he said.

This news was first published in www.realestate.com.au. Here is the link to the original article: https://www.realestate.com.au/news/house-values-to-fall-sharply-in-australias-capital-cities-across-the-year-says-moodys-analytics/

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Sydney rent prices remain flat, tenants have upper hand

Sydney renters are spoilt for choice, with lower prices and less competition as more properties hit the market.

But in the northern beaches, median weekly house rents have soared $45 in three months, bucking the city-wide trend, according to the Domain Rental Report, released on Thursday.

The city-wide median house rent remained flat at $540 a week over the past quarter, and apartment rents were also flat at $530 a week.

Sydney becomes the second most expensive capital in which to rent a house after being overtaken by Canberra last quarter, but was the only city to have annual price falls for both houses and units, with rent down $10 a week (1.8 per cent) for houses and $20 a week (3.6 per cent) for units.

MEDIAN WEEKLY ASKING RENT – HOUSES
Mar-19Dec-18QoQ changeYoY change
Sydney$540$5400%-1.8%
Melbourne$440$4400%2.3%
Brisbane$410$4100%2.5%
Adelaide$390$3802.6%4.0%
Perth$365$3601.4%2.8%
Canberra$570$5601.8%7.5%
Darwin$500$5000%-7.4%
Hobart$450$4207.1%7.1%
Source: Domain.

House rents in the northern beaches and the inner-west increased by $45 and $5 a week over the quarter. In many areas rents have returned to 2016 levels but northern beaches rents are back to where they were a year ago.

Domain senior research analyst Dr Nicola Powell said the number of units on the market across Sydney was up more than 20 per cent year on year, while houses were up almost 13 per cent.

“Current rental conditions provide tenants with a window of opportunity to negotiate rents and terms,” Dr Powell said. “Meanwhile landlords will face greater competition to secure a tenant resulting in rent reductions.”

MEDIAN WEEKLY ASKING RENT – UNITS
Mar-19Dec-18QoQ changeYoY change
Sydney$530$5300%-3.6%
Melbourne$420$4102.4%2.4%
Brisbane$380$3800%1.3%
Adelaide$310$3100%3.3%
Perth$300$3000%0%
Canberra$465$470-1.1%3.3%
Darwin$400$4000%0%
Hobart$380$3800%8.6%
Source: Domain.

While rents remained flat over the quarter — off the back of Sydney’s first house rent drop in 12 years — this was still a good outcome for tenants, Dr Powell said, because it was the busiest time for the rental market and when prices were most likely to rise.

Weekly house rents in Canterbury-Bankstown and the city and eastern suburbs took the biggest quarterly hit,  falling 2.8 per cent – or $15 and $30 respectively. The lower north shore had the most significant annual drop, with rents falling 9.1 per cent or $100 a week, followed by the north-west, city and eastern suburbs, and west.

With an increasing number of rentals coming onto the market, the days of finding a tenant in less than a week are long gone, said Rachel Beadman, head of property management at Phillips Pantzer Donnelley.

“It’s competitive and days on market are getting longer,” Ms Beadman said. “A year ago you wouldn’t have had people putting an offer in under the market asking price, traditionally price were driven up … whereas now it’s going the other way.”

“If a property is on the market for $1000 a week, [tenants] are probably trying for around $900,” Ms Beadman said. Rents for high-end, family houses had come down more significantly, dropping hundreds of dollars, she said.

MEDIAN WEEKLY ASKING RENT – HOUSES
RegionMar-19Dec-18QoQ changeYoY change
Blue Mountains$442.50$450-1.7%-1.7%
Canterbury Bankstown$530$545-2.8%-3.6%
Central Coast$440$4400.0%-2.2%
City and East$1,050$1,080-2.8%-4.5%
Inner West$765$7600.7%-1.9%
Lower North Shore$1,000$1,0000.0%-9.1%
North West$600$6000.0%-4.8%
Northern Beaches$995$9504.7%0.0%
South$650$6500.0%0.0%
South West$460$465-1.1%-2.1%
Upper North Shore$785$800-1.9%-1.6%
West$450$4500.0%-4.3%
Source: Domain.

Lauren Beare of The Agency said that in her 18 years in the industry, she had never experienced a market where tenants had so much choice. While once tenants turned up to open homes, they had not even set foot in, with completed applications, they were now knocking back offers to go for their preferred property.

Ms Beare said the time taken to find a tenant on the lower north shore rose about 20 per cent and that, with prices falling, landlords who didn’t meet the market faced an even longer wait.

“As much as we want to advertise the rent at the current level [when re-letting], it’s going to sit on the market for weeks if we do that,” she said.

The most significant quarterly falls in apartment prices were in the south-west and south, down 2.7 per cent and 2 per cent, with the south-west also recording the most significant annual decrease of 5.3 per cent. It was followed by the north-west and upper north shore, while the northern beaches, again, defied the trend with rents up 1.6 per cent over the year.

Supply was again key, Dr Powell said, with unit supply on the northern beaches down 1.2 per cent annually, while supply was up more than 20 per cent in outer regions, topping out at a 40.8 per cent annual increase in the north-west.

MEDIAN WEEKLY ASKING RENT – UNITS
RegionMar-19Dec-18QoQYoY
Canterbury Bankstown$420$4200.0%-2.3%
Central Coast$380$3654.1%0.0%
City and East$650$6500.0%-3.0%
Inner West$550$5500.0%-1.8%
Lower North Shore$600$6000.0%-1.6%
North West$490$495-1.0%-3.9%
Northern Beaches$620$6003.3%1.6%
South$510$520-1.9%-1.9%
South West$360$370-2.7%-5.3%
Upper North Shore$520$530-1.9%-3.7%
West$440$450-2.2%-2.2%
Source: Domain.

This article was first published in www.domain.com.au. Here is the link to the original article: https://www.domain.com.au/news/sydney-rent-prices-remain-flat-tenants-have-upper-hand-817138/

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Seven of the quirkiest homes for sale around Australia right now

If you’ve ever wanted a home that stands out from the rest, then here are seven you need to see. From historic homes to abodes with train carriage bedrooms and those that are mid-century marvels, here are some of Australia’s quirkiest homes for sale right now.

26 Henry Street, Avenel, Victoria
26 Henry Street, Avenel
26 Henry Street, Avenel. Photo: Janelle Puppa Real Estate

Ever dreamed of living in a (former) pub? Here’s your chance with this historic residence in Avenel about 90 minutes north-east of Melbourne. Originally the Royal Mail Hotel, the Coach House, as it’s now known, has been variously used over the years. It was a bed and breakfast, a community meeting place and was also used as a home. It has a history ingrained in Aussie folklore with the son of one of the former owners saved from drowning by bushranger Ned Kelly. The home, hand built in the 1840s with clay bricks, features 12 rooms, including four bedrooms and four living areas.

17 Bell Street, Jimboomba, Queensland
17 Bell Street, Jimboomba
17 Bell Street, Jimboomba. Photo: Meagan Read Property

This unique fixer-upper in Jimboomba, 45 minutes outside Brisbane, offers buyers a very holy abode. The building is a former Uniting Church, moved from Brisbane by the current owner who wanted to turn it into a home. Because they are moving on to another investment, an opportunity exists for buyers to snap it up and make it theirs – though it will need council approval to become a residence. The 100-year-old church includes stained glass windows and even a pew or two.

55 High Street, Campbell Town, Tasmania
55 High Street, Campbell Town
55 High Street, Campbell Town. Photo: Key2Property

Speaking of churches, this former house of worship, built in 1857 in Campbell Town is up for sale. The church, which formerly catered for events including weddings is called, well, The Church and offers a business and potential residence in one. The property is between Hobart and Launceston and includes the church building, a hall and just over half a hectare of land.

213a Campbell Street, Newtown, Queensland
213a Campbell Street, Newtown
213a Campbell Street, Newtown Photo: Ray White Toowoomba

A mid-century marvel, this home in Newtown (a suburb of Toowoomba) could definitely be the dream home for lovers of the era. Dubbed the tree house because of its outside decoration, this two bedroom abode also features gingham kitchen walls and an in-keeping-with-the-era bathroom. It’s also just a hop, step and jump from Newtown Park, the State Rose Garden and Toowoomba CBD.

11-12 Elouera Place, Parkes, NSW
11-12 Elouera Place Parkes
11-12 Elouera Place, Parkes. Photo: Langlands Hanlon Parkes

Best known for its radio telescope (the dish) and its annual festival celebrating all things Elvis, it’s probably no surprise Parkes has some unusual real estate for sale. This unique looking four-bedroom, two bathroom home, with concrete rendered walls, a curved kitchen and bathroom is for sale in Elouera Place. It also includes an in-built bar perfect for all those after-hours Vegas-style parties.

114 Main South Road, Yankalilla, SA
114 Main South Road, Yankalilla
114 Main South Road, Yankalilla. Photo: Ray White Normanville

This stone cottage looks like something out of a fairytale, but it’s actually a quirky home in Yankalilla, just over an hour south of Adelaide. The house, built in the 1850s, features three bedrooms and has amazing stonework inside and outside. It has a stone out-building which could be used as an artists’ studio and also features a garden of the era.

6780 Caves Road, Margaret River, WA
6780 Caves Road, Margaret River
6780 Caves Road, Margaret River. Photo: Margaret River First National

Lovers of purple and quirky homes rejoice. This could be your dream house in wine country in WA. This unique and purple home was built around a 1910 Western Train carriage and has three train carriage bedrooms. It also has a purple kitchen and gorgeous bush surroundings. With approval to use the home for short-term holidays, it could also earn a buck or two if you decide to rent it out when you’re not there.

This article was first published in www.domain.com.au. Here is the link to the original article: https://www.domain.com.au/news/7-of-the-quirkiest-homes-for-sale-around-australia-right-now-april-2019-816847/

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Local governments held back by state counterparts on housing affordability: report

There has been very little uptake on improving housing affordability over seven years at a local government level across Australia despite increased attention on the issue, according to new research.

NSW recorded a decline in measures that tackled the problem while South Australia outdid all other states because for the past decade it has had a statewide affordable housing program, the research found.

Report authors University of Sydney post-doctoral fellow Catherine Gilbert and University of Sydney Urban and Regional Planning professor Nicole Gurran found affordable housing mechanisms were overall quite rare in local plans across Australia.

“To date, very few local plans have had concrete measures to include affordable housing,” Ms Gurran said.

“Not because of a lack of interest. In fact, local councils across Australia have often tried to include requirements to include affordable housing … but they’ve been held back by state governments who have been worried about the impact on development overall.”

The planning research paper compared the survey results of 200 local planning documents between 2007-09 and 2013-14, which reflected current development frameworks. 

Of the plans analysed, only 4 per cent had specific affordable housing mechanisms – primarily in Melbourne and Sydney.

Ms Gurran said affordable housing could be achieved only if it was mandated through different mechanisms, including incentives like additional floor space for developers.

“It is a fiction to think the market is able to deliver an affordable housing outcome,” Ms Gurran said.

“The other fiction is that the private sector would voluntarily provide affordable housing. That’s not commercially viable.

“The only way to build affordable housing into the local plan process is to require it through an even playing field.”

Last year, the Reserve Bank of Australia also found local councils’ restrictive regulations and NIMBYism were driving up property prices.  

The research also found planning reforms in the past decade had limited the different ways of achieving housing affordability.

“The major change in the survey period is a decade of planning reform,” Ms Gurran said. “But as part of that standardisation you’ve seen a falling off of specific mechanisms.”

This included affordable housing contributions requirements.

But Ms Gurran believed this loss could be offset by the NSW government’s announcement earlier this year to enable all councils to include affordable housing provisions in local plans. It was previously available only to the City of Sydney and expanded to five more councils in 2018.

This article was first published in www.domain.com.au. Here is the link to the original article: https://www.domain.com.au/news/local-governments-held-back-by-the-state-on-housing-affordability-report-finds-816909/