Housing Developments

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GUEST OBSERVER
The Winter 2015 National Outlook has been released today by the Housing Industry Association. The report is the most comprehensive quarterly review of Australia’s residential building industry, and includes forecasts for new home building and renovations activity.
During 2014/15, we estimate that a total of 214,450 new dwelling commencements occurred across Australia. This is easily the highest yearly total on record. 
HIA's recent National Outlook identifies the role of the low interest rate environment in supporting higher levels of new home building, as well as strong, migration-driven population growth over the past decade.
However, other elements are serving to frustrate the delivery of new housing supply. We are faced with an excessive taxation burden on new housing, land release which is simply too slow and a raft of planning restrictions. All of these make it difficult for our industry to meet the housing needs of Australians.
The effect of these supply bottlenecks will become apparent over the next 12 months, with the volume of new home building projected to decline by 7% during 2015/16. 
During the upturn, multi-units accounted for an increasing proportion of new home building. Consequently, the multi-unit segment will see larger rates of decline over the coming years compared with the detached house segment. 
HIA projects that new home building will bottom out at around 175,000 per year towards the end of the decade. Critically, this falls short of Australia’s long term requirements and emphasises the importance of reform around taxation and housing supply policy. 
Shane Garrett is senior economist for HIA and can be contacted <a href="https://hia.com.au/en/BusinessInfo/economicInfo/EcoGroup.aspx" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

Policy constraints spell end for home building upturn: HIA

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Evolve Housing, a not-for-profit community housing provider and a manager of state owned social housing, addressed some key design principles for reform in the submission to the Inquiry into Home Ownership by the House of Representatives Standing Committee on Economics.
These key principles are as follows:
<ul>
<li>The provision of integrated, person-centred supports and incentives</li>
<li>Directing policies and programs to the full housing continuum - including the expansion of affordable housing stock</li>
<li>Increasing the community housing asset base through property transfers</li>
<li>Investing to expand affordable housing</li>
<li>Partnering with developers</li>
<li>Focus at state and local government levels on increasing the supply and sustainability of affordable housing</li>
</ul>
Evolve Housing explained in the submission that the people assisted by community housing providers have many other needs as a result of various forms of disadvantages. Lack of English language skills, lack of training and qualifications, and limitations imposed by disabilities are some of the reasons that increase the obstacle of affordable housing
"We urge the government to adopt two overarching design principles for housing reform. Enshrine the policy principle of offering housing assistance within a “Continuum of Housing” model and progressively update assistance options to facilitate the progress of residents, where applicable and appropriate, from income-linked social housing to Affordable Housing and then through to shared ownership and full home ownership. 
"Place particular emphasis on the policies, programs and funding incentives which act as supports and assistance for people on the pathway to housing independence and the associated social inclusion."
The community housing provider went on to address the suggested design principles for reform.
"The government must place immediate priority on funding and delivery models that will provide additional Affordable Housing stock, consistent with the proposed policy principle of offering housing assistance within a “Continuum of Housing” model and bridging the gap between income-linked social housing and the private rental market. 
"We also support proposals for investigating new sources of development. These include categorising Affordable and Social Housing as infrastructure and providing access to NSW Government Waratah Bonds for developing new supply, and investigating the potential use of Social Benefit Bonds or Housing Supply Bonds, and Social Impact Investment strategies, which have been used successfully elsewhere.  
"The government to ensure fair and responsible use of social housing across all of the states and territories and to assist transitions to affordable housing through the following actions:
"Review existing rent-setting arrangements for social housing to provide a clearer incentive to employment and to ensure that tenants are not materially disadvantaged if they move to Affordable Housing or private rental, or take up a job. 
"Seek an Australian Government review of arrangements that allow social housing tenants receiving benefits to cancel Centrelink rent deductions at any time. 
"Where a tenant’s rent is automatically deducted from their Centrelink benefits or Commonwealth Rent Assistance, the consent of their housing provider be required before the payment is reduced or cancelled (on the basis that such consent cannot be unreasonably withheld). 
"Implement a grace period for applicants on the social housing waiting list (or previous social housing tenants) who accept tenancy of an affordable property, allowing them to return to social housing within that grace period in specified circumstances. 
"Allow housing providers to require tenants and potential tenants to disclose personal financial information, such as taxation records, bank balances and visa information, where a housing provider reasonably believes it is necessary to ascertain the eligibility of the tenant for a housing benefit. In the event that tenants exceed eligible income thresholds or refuse to disclose the relevant information, a housing provider should be entitled to evict. 
"The imbalances between social housing and Affordable Housing include much greater security of tenure in social housing, incompatible arrangements for setting rent charges, and a lack of flexibility in Affordable Housing to assist tenants whose incomes rise or fall significantly. 
"The turnover of social housing is lower than it could be because some clients, who could afford to move out of social housing, do not do so.
"These challenges mean that people who need social housing miss out because accommodation is being tenanted by persons who do not in fact meet eligibility criteria. 
"Evolve Housing estimates that the above changes would have immediate impact and, based on our anecdotal experience, could lead to more than 10 per cent of existing social housing residents moving into other forms of housing."
Encouraging state governments to transfer larger scale existing public housing stock from the government and public sector to Community Housing Providers (CHP), is also suggested by Evolve Housing.
"Invest in expanding the portfolio of available Affordable Housing stock, including through innovative investment models and strong partnerships 
"Community Housing Providers to partner with developers to incorporate social and affordable housing into new mixed tenure developments. 
"Government to mandate livable housing design principles, from Living Housing Australia (LHA), in all new homes built by 2018. 
"We urge the government to work with state government to identify the areas where local government is able to strengthen the supply and sustainability of housing.
"Priority to be given to inclusion of affordable housing strategies in planning instruments, the potential for inclusionary zoning, use of developer contributions to fund affordable housing, and incentives to subsidise the yield gap between affordable and private market. 
Evolve housing has almost 4,300 social and affordable properties owned or under management, the experience from managing those led it to believe that the solution to easing the crisis to long-term sustainable housing is reform at individual, organizational and governmental levels.
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Design principles key in community housing reform

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A residential development site in the Brisbane suburb of Griffin has sold at a rate of $1.18 million per hectare, with a total size of 15.44 hectares over three lots.
The total development site, located between Dohles Rocks Road and Wagner Road, roughly 22 kilometres north of Brisbane CBD, was sold for $18.25 million to Oxmar Properties through Colliers International on behalf of RSL Care Limited.
A development application has already been lodged for a residential community .
Colliers International’s Brendan Hogan said the vacant land price in the suburb of Griffin has significantly increased over the recent period which is consistent with the strong population growth in the area.  
“Being one of the last available greenfield sites in Griffin, it attracted nine offers from a range of public, private and offshore groups," he said.
“The buyer Oxmar is a local based developer who understands this value proposition as they are already active throughout the Moreton Bay region."
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mick.cee-iDmgDDAmu8

North Brisbane development site sells for $18.25 million

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Wallan offers the cheapest newly released residential land at a median of $248 per square metre, the latest Domain Group data shows.
Craigieburn had the most number of land sales over the December quarter.
Doreen in Melbourne's north-east recorded the strongest annual growth for land prices at 18.5 per cent.
The median price for land in Pakenham also jumped 17.3 per cent over the year.
Some western suburbs had weaker values and growth because there was more land, Domain Group chief economist Andrew Wilson noted.
 
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<th class="igc-table-header igicon-sort " data-column="0">Suburb</th>
<th class="igc-table-header igc-table-dynamic-column igicon-sort" data-column="1">Median</th>
<th class="igc-table-header igc-table-dynamic-column igicon-sort" data-column="2">1-year growth</th>
<th class="igc-table-header igc-table-dynamic-column igicon-sort" data-column="3">Median price per m2</th>
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<td class="igc-table-cell">Wallan</td>
<td class="igc-table-cell">$165,000</td>
<td class="igc-table-cell">15.8%</td>
<td class="igc-table-cell">$248</td>
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<td class="igc-table-cell">Bacchus Marsh</td>
<td class="igc-table-cell">$189,500</td>
<td class="igc-table-cell">18.4%</td>
<td class="igc-table-cell">$284</td>
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<td class="igc-table-cell">Sunbury</td>
<td class="igc-table-cell">$235,000</td>
<td class="igc-table-cell">7.8%</td>
<td class="igc-table-cell">$319</td>
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<td class="igc-table-cell">Brookfield</td>
<td class="igc-table-cell">$154,990</td>
<td class="igc-table-cell">3.3%</td>
<td class="igc-table-cell">$326</td>
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<td class="igc-table-cell">Melton South</td>
<td class="igc-table-cell">$147,000</td>
<td class="igc-table-cell">1.4%</td>
<td class="igc-table-cell">$335</td>
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<td class="igc-table-cell">Melton West</td>
<td class="igc-table-cell">$157,500</td>
<td class="igc-table-cell">7.1%</td>
<td class="igc-table-cell">$354</td>
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<td class="igc-table-cell">Wyndham Vale</td>
<td class="igc-table-cell">$180,950</td>
<td class="igc-table-cell">-0.8%</td>
<td class="igc-table-cell">$423</td>
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<td class="igc-table-cell">Pakenham</td>
<td class="igc-table-cell">$230,000</td>
<td class="igc-table-cell">17.3%</td>
<td class="igc-table-cell">$434</td>
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<td class="igc-table-cell">Mickleham</td>
<td class="igc-table-cell">$217,000</td>
<td class="igc-table-cell">6.9%</td>
<td class="igc-table-cell">$480</td>
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<td class="igc-table-cell">Doreen</td>
<td class="igc-table-cell">$237,000</td>
<td class="igc-table-cell">18.5%</td>
<td class="igc-table-cell">$521</td>
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<div class="innertext" data-placeholder="">Source: Domain Group</div>
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<div class="innertext" data-placeholder="">A large 11,350 sqm of land at <a href="https://www.realestate.com.au/property-residential+land-vic-doreen-201725862" target="_blank">79D Cookes Road</a>, Doreen (above) has been recently listed for sale.</div>
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Similarly a commercial land at <a href="https://www.realestate.com.au/property-residential+land-vic-wallan-201711450" target="_blank">19 High Street</a>, Wallan (below) has been listed for sale.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/02/20/19%20High%20Street.jpg" alt="">
A residential block at <a href="https://www.realestate.com.au/sold/property-residential+land-vic-wallan-200516515" target="_blank">22 Moondara Terrace</a>, Wallan (below) was recently sold for $151,000.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/02/20/22%20Moondara%20Terrace.jpg" alt="">
Similarly a residential land at <a href="https://www.realestate.com.au/sold/property-residential+land-vic-doreen-201628138" target="_blank">59 Woorawa Drive</a>, Doreen (below) was recently sold for $246,000.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/02/20/59%20Woorawa%20Drive.jpg" alt="">
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j.ballantyne1990-6AQqhLzZaK

Wallan ranks as Melbourne's cheapest land release suburb

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JGL Properties has sold 95% of its new $40 million development the Grange Residences.
The two-bedroom and three-bedroom townhomes range in price from $625,000 to $1.6 million. 
Set in Brisbane's inner north, The Grange Residences have a low site coverage across the 1.15-hectare infill site.
North-east-facing over Kedron Brook, the project comprises 39 townhouses and two houses designed by architect Arkhefield.
It is under construction by Hutchinson Builders. 
The project is fully funded by Suncorp and Thakral Capital Australia.
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JGL's Brisbane townhouse project Grange Residences selling well

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Sydney-based land developer, Clearstate, having completed their first major capital raising.
They are now set to deliver 1,700 new homes to Sydney, Melbourne and Brisbane.
Clearstate kicked off in 2011 and was placed third in the Australian Financial Review’s 2017 Fast Starters list.
Kandis Investments Ltd, an affiliate entity of US-based global investment firm, Avenue Capital Group, has agreed to finance Clearstate with a facility of up to A$50 million.
Clearstate Managing Director, Dean Willemsen (pictured above), said the facility will help Clearstate embark on a new era of expansion.
Currently Clearstate's development pipeline is approaching 600 lots.
The capital raising was facilitated by EY Australia, who secured the partnership with Avenue Capital Group, based in New York.
Clearstate has developed land projects in Sydney’s North West and South West growth corridors, as well as Melbourne.
The company’s latest project, Rouse Hill, is located on Tallawong Rd, Rouse Hill, NSW with house and land packages starting from $777,000.
Clearstate has completely sold 8 other developments ranging in size from 9-59 lots.
They currently have one other one other development with lot's still available for purchase, Candlebark at Box Hill.
Home and land packages at Candlebark start from $688,000.
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