Hurstville Preliminary Market Analysis Report · Ashfield Final Report 2015 EXECUTIVE SUMMARY All properties in NSW are valued each year for rating and taxing purposes. All valuations

Independent Property Valuers & Consultants ACN : 099 913 210 ABN : 80 099 913 210 Suite 5, Level 1, 2 East St Five Dock NSW 2046 PO Box 697 Five Dock NSW 2046 phone : (02) 9713-9077 Fax : (02) 9713-9022 email : [email protected] web : www.savs.com.au

FINAL REPORT

LAND TAX PROGRAM

DISTRICT 134 - ASHFIELD

BASE DATE - 1 JULY 2015

Prepared by

SOUTHERN ALLIANCE VALUATION SERVICES PTY LTD

For

VALUER GENERAL & DEPARTMENT OF LANDS

mailto:[email protected]

Ashfield Final Report 2015

TABLE OF CONTENTS

EXECUTIVE SUMMARY ...................................................................................................................... 3

1.0 GENERAL DESCRIPTION OF LOCAL GOVERNMENT AREA. ............................................ 6

2.0 NUMBER OF VALUATIONS IN THE ZONE CATEGORIES. ................................................. 10

3.0 TOWN PLANNING & ZONING INSTRUMENTS. ..................................................................... 14

4.0 IDENTIFIED SIGNIFICANT CHANGES IN USE OR DEVELOPMENTS OF PROPERTY AND OTHER FACTORS WHICH MAY AFFECT VALUATIONS................................................ 18

5.0 ADDED VALUE OF IMPROVEMENTS. ..................................................................................... 19

6.0 CHANGES TO COMPONENTS ILLUSTRATED BY CHANGES TO THE EXISTING VALUE RELATIONSHIPS. .................................................................................................................. 28

7.0 MARKET COMMENTARY. .......................................................................................................... 32

8.0 MANAGEMENT OF COMPONENTS, HANDCRAFTING & VERIFICATION. ................... 35

9.0 QUALITY ASSURANCE. ............................................................................................................... 36

INCLUSION: Annexure ‘A’ - Ashfield DA Register Annexure ‘B’ - Ashfield Analysed Sales List Annexure ‘C’ - News Articles Burwood Contract

Southern Alliance Valuation Services Pty Ltd – Ashfield Final Report – BD 1 July 2015 Page 2 of 39


EXECUTIVE SUMMARY All properties in NSW are valued each year for rating and taxing purposes. All valuations are issued to the Office of State Venue for land tax. Valuations are also issued to councils either each year or every 2nd, 3rd or 4th year. This report details the land valuation programme for the Ashfield Local Government Area (LGA). The majority of values are determined using mass valuation techniques. The Valuer-General’s mass valuation system is applied as follows:

1) Properties that react to market forces in a similar way are grouped together in a component,

AND 2) The existing values of those properties in a component are updated by a market-based factor

that is then used as a multiplier of the prior Land Value. The result is then checked by the Contract Valuer and individually verified values applied as appropriate.

The use of mass valuation techniques does have limitations, particularly over a period of time. The continued application of factors may lead to a distortion in the relativity of values within a geographical area. Some types of properties are so few in number or likely to be so sensitive to localised changes that individually verified values is the only appropriate method. Although a mass valuation system is used to determine the majority of land values, the Valuation of Land Act requires that each land value be a market value. Each land value must be capable of being tested and supported on its own against all available market evidence. The total number of valuation entries (as at 31/10/2015) within Ashfield LGA – 9,477. The sum of land values in dollars (as at 31/10/2015) within Ashfield LGA - $10,520,882,290. The last local government base date or year when the valuation notice was issued was for Base Date 1st July 2013.

The total land value for Base Date 1st July 2014 was $8,270,815,250 which represents a percentage change of 27.2% over all categories of land. The change in values reflects a moderate increase in the movement of land values within the Ashfield LGA particularly for residential property based on market sales evidence. Certain areas within Sydney’s metropolitan area have reported high increases in value (Inner-west, Eastern Suburbs and the Lower North Shore) whilst others have reported more modest increases or only marginal increases in value such as Western, North-western and South-western suburbs. The number of desirable properties including: water/city skyline view properties; the amount of underdeveloped sites; the increasing rental returns on residential investment property based on their accessibility to the city, transport options and other facilities and amenities; as well as the demographics of the area in general, are all underlying reasons that have assisted the increase in land values over the past year. This follows, on average about 18.5% increase between the 2013/2014 base years and an overall increase from 2013 to 2015 of 50.8%.



EXECUTIVE SUMMARY. (Continued)

Residential – Overall the residential market within the Ashfield LGA, as at 1st July 2015, increased in line with other inner-city and inner-west suburbs of Sydney within a range of 5 - 10 kilometres of the CBD. On average, residential lands depending on locality, moved within a band of 25% to 35% between Base Date 1 July 2014 and 1 July 2015, particularly single fronted sites throughout the municipality increasing well above the average in some instances. From analysis, the localities which showed the greatest increases were those areas with water view or city skyline view property, in Ashfield/Croydon/Haberfield in general, property close to good transport and amenities such as schools and shops, as well as large underdeveloped sites. Suburbs with higher median values increased generally at the lower end of these results, in comparison.

Commercial / Retail – The retail property market within the Ashfield LGA over the prior general valuation program remained buoyant which has been underpinned by low vacancy rates and steady rental growth. Limited supply of quality sites available for sale, helped maintain this market equilibrium. Twenty nine (29) retail properties and twelve (12) improved sites on Parramatta Rd were analysed during the 18 month period ending 1st July 2015.

Industrial – The industrial property market within the Ashfield LGA has increased over the prior general valuation program in line with other inner ring industrial property with good access to the airport and Port Botany and connection to the main road network. Well positioned small industrial property with good exposure has increased in some areas to retail equivalent value levels, this has been assisted by the dwindling supply of industrial property manly by rezoning, resulting from the gazettal of ALEP 2013. Housing affordability has had less impact generally on residential values within the Ashfield LGA than has affected other more outlying areas of Sydney with the possible exception of some parts of Ashfield. Suburbs with lower median values registered more substantial increases in comparison to the higher valued areas which may be partly explained by the demographics of purchasers in these locations, the catch up presented and value viewed in these properties and their sensitivity to interest rate changes. Unlike the stock-market, any impact upon the real estate market is dependent on consumer confidence, employment security and any regulatory/monetary policy changes. Evidence investigated suggests that rental markets during the year remain extremely tight with undersupply leading to unprecedented vacancy factors for residential property, thus making the market attractive for investors. Similarly, increased activity by developers and investors alike and the continuing low interest rates have contributed to the demand for housing in the Ashfield LGA remaining high. Hence in the short to medium term value levels are expected to hold.


Ashfield Final Report 2015 EXECUTIVE SUMMARY. (Continued)

TABLE OF TYPICAL VALUES

RE

SID

EN

TIA

L

Location Component Code Size (m2) 2014 LV 2015 LV

% Change

Ashfield (North) EDS 679m2 $887,000 $1,180,000 +33%

Haberfield EHH 710m2 $1,240,000 $1,580,000 +27.4%

Summer Hill EPQ 247m2 $565,000 $745,000 +31.9%

Ashfield (South) ESE 442m2 $676,000 $858,000 +26.9%

Croydon ESW 433m2 $695,000 $979,000 +40.9%

BU

SIN

ESS

Liverpool Rd CAA 229.1m2 $983,000 $1,130,000 +15%

Lackey St CEE 180.08m2 $598,000 $687,000 +14.9%

Ramsay St CHH 196m2 $750,000 $825,000 10%

IND

UST

RIA

L

Summer Hill DAA 1,886m $1,410,000 $1,760,000 24.8%

George Veris Burwood Area Manager

Southern Alliance Valuation Services Pty ltd



FINAL REPORT DISTRICT (134) - ASHFIELD

1.0 GENERAL DESCRIPTION OF LOCAL GOVERNMENT AREA.

Ashfield Local Government Area (LGA) is situated in the inner western suburbs of the Sydney metropolitan area. Ashfield LGA otherwise known as Ashfield City Council commences some six (6) kilometres west of Sydney CBD and stretches approximately three (3) kilometres from Haberfield at its eastern extremity to Croydon at its most western point.

The municipality of Ashfield contains an administrative area of 8.29 square kilometres and is bounded by the LGA’s of Leichhardt and Marrickville to its East, Canterbury LGA to its south, Burwood LGA to its west and Canada Bay LGA and Iron Cove River to its north.

The Municipality incorporates the suburbs of Ashfield, Summer Hill, Haberfield, the eastern part of Croydon and the fringes of Croydon Park, Hurlstone Park and Ashbury.

Ashfield Municipality is divided into four wards which include the following:

• East Ward – which covers Summer Hill and parts of Ashfield

• North Ward – which covers Croydon and parts of Ashfield.


Ashfield Final Report 2015 1.0 GENERAL DESCRIPTION OF LOCAL GOVERNMENT AREA. (Continued)

• North East Ward – which covers Haberfield and parts of Ashfield and Summer Hill.

• South Ward – which covers Ashfield, Croydon Park, Croydon and parts of Hurlstone Park.

Ashfield is an established council area of Sydney with a population of approximately 44,498 occupants (Census 2011). Development has historically evolved along the district’s main roads and railway line which have developed a pattern consisting of a retail/commercial strip centred at train stops usually also characterised by the most densely populated development in the municipality. Examples of these localities include the suburbs of Summer Hill, Ashfield, and Croydon on the Main Western Line and Haberfield along Ramsay Street. Ashfield is the largest of Ashfield’s Town Centres which also serves as the financial, cultural and administrative centre of the LGA.


Ashfield Final Report 2015 1.0 GENERAL DESCRIPTION OF LOCAL GOVERNMENT AREA. (Continued)

Getting to and around the Ashfield municipality area is made easy by several large arterial roads including Dobroyd Parade/Wattle Street, i.e. the western extension of the City West Link which runs through the northern part of Haberfield in a generally east/west direction and crossing various other main roads. Parramatta and Liverpool Roads also form an integral part of this road network running through the centre of the municipality in a generally east/west direction and passing through Summer Hill, Ashfield and Croydon. Alternatively Summer Hill, Ashfield and Croydon Railway Stations offer access to major retail/commercial areas within the municipality and localities further afield including Sydney CBD.

Some of the significant local, Sydney and State features of the municipality include:

• Ashfield Aquatic Centre; • Ashfield Mall; • Ashfield Park; • Numerous State & Private schools;

A summary of the major land uses follows: RESIDENTIAL: The municipality of Ashfield has a variety of housing types covering different eras from the mid 1800’s to the present. However, large scale habitation of the area occurred much later and coincided generally with the introduction of the railways in the mid to late 1800’s and resulted in nodes of development around the various stations comprising initially with Georgian & Victorian development followed consecutively in time by Federation and California Bungalows whilst development gradually fanned out and in filled from these railway stations and main roads. Ashfield experienced its greatest period of development during the inter war period which resulted in Australia’s first ‘Garden Suburb’ of Haberfield and other subdivisions comprising of numerous examples of Federation architecture. Later periods witnessed the development of multiple occupancy buildings in the form of low rise ‘Art Deco’ style flats followed later in the 1960 – 70’s by lower quality investment flats. Many of the better examples of these housing styles have been protected from demolition by various state and local legislation. Density development comprising two and three storey strata titled blocks of units did not take hold for a number of reasons til the 1960’s when planning changes, rising land values and demand for this type of development brought about largely by a change in demographics encouraged this form of development. This later culminated in the development of two large (2) high-rise residential developments in the early 2000’s in the Ashfield Town Centre and with several others sites in the planning stages earmarked for redevelopment.

Street development in the main followed a regular right angle grid pattern except where the terrain or landform, i.e. river, ridge, gully, or older main road precluded this ridged street design. Southern Alliance Valuation Services Pty Ltd – Ashfield Final Report – BD 1 July 2015 Page 8 of 39

Ashfield Final Report 2015 1.0 GENERAL DESCRIPTION OF LOCAL GOVERNMENT AREA. (Continued) COMMERCIAL/RETAIL: There are several commercial/retail areas within the Ashfield Local Government Area. Primarily they have developed as strip shopping centres mainly around railway stations, the largest being Summer Hill, Ashfield, Croydon whilst Haberfield developed along one of the main thoroughfares radiating through the inner west from the CBD. Retail neighbourhood centres comprising small groupings of shops have also developed in numerous other areas to service the local needs of smaller communities and feature usually at the intersections of secondary thoroughfares.

Ashfield Council has a sub-regional shopping centre situated at Ashfield off Liverpool Rd and adjoining the Ashfield Town Centre. This shopping centre in anchored by a major variety store, supermarket chain, several national and local retailers. This complex adjoins the new redevelopment of Ashfield Civic Centre which includes the 2 original council buildings and a new 3 level building comprises the council chambers, town hall and library within its confines.

Parramatta Road is also dominated by commercial uses scattered along its course. Here, the dominate uses are showrooms, car yards and bulky good retailing, however small neighbourhood centres with traditional 6 metre shops containing retail and commercial uses are also present.

INDUSTRIAL: The municipality of Ashfield has a small industrial sector mainly concentrated in Summer Hill, with a small strip along Parramatta Rd and another centred in a pocket bounded by Edward and Smith Streets and Carlton Cres and historically dominated by the Allied Mills site, which comprised an area over 2 hectares. Bunnings warehouse and garden supply complex once zoned industrial is situated on the busiest intersection in Ashfield on Parramatta Rd, Wattle and Frederick Streets. However, the stock of industrial property decreased significantly after the gazettal of Ashfield Comprehensive LEP 2013 in early 2014 following the rezoning of many property mainly form Industrial to some category of business use.


Ashfield Final Report 2015 2.0 NUMBER OF VALUATIONS IN THE ZONE CATEGORIES.

District 134 - Ashfield LGA 2014

Register of Land Value Entry Totals at 31 Oct 14 (the totals below include the 26 Oct 2015 Supplementary Import)

Zone Category (all zones)

Residential 8510 89.80%

Business 802 8.46%

Industrial 22 0.23%

Open Space 71 0.75%

Special Uses 72 0.76% Totals 9477 100.00%

Residential Category

Single Dwelling Sites 7444 87.47%

Other Residential 1066 12.53% Totals 8510 100.00%


Ashfield Final Report 2015 2.0 NUMBER OF VALUATIONS IN THE ZONE CATEGORIES. (Continued)



District 134 - Ashfield LGA 2015 Register of LV Entries per Component at 31 Oct 2015

Zone Component # Entries % Zone Component # Entries %

B1 CNN 57 0.60% R2 EPQ 1103 11.64% B2 CBB 16 0.17% R2 ERR 920 9.71% B2 CEE 80 0.84% R2 ESE 1831 19.32% B2 CFF 42 0.44% R2 ESW 777 8.20% B2 CHH 64 0.68% R3 EDD 463 4.89% B2 CVV 40 0.42% R3 EDS 290 3.06% B4 CAA 139 1.47% RE1 KBB 69 0.73% B4 CDD 123 1.30% RE2 KXX 2 0.02% B4 CRR 1 0.01% SP2 JAA 33 0.35% B6 CCB 37 0.39% SP2 JUU 39 0.41% B6 CCC 122 1.29% B6 CCD 18 0.19% B6 CCR 63 0.66% IN2 DAA 4 0.04% IN2 DLL 1 0.01% IN2 DSS 17 0.18% R2 EDE 313 3.30% R2 EGA 630 6.65% R2 EGC 963 10.16% R2 EHH 1220 12.87%

Totals No. of Components 30 Totals No. of Valuations 9477



District 134 - Ashfield LGA 2015 Register of LV Totals per Category at 31 Oct 2015

Zone Component Total LV 2015 % Zone Component Total LV 2015 %

B1 CNN $28,790,600 0.27% R2 EPQ $976,228,250 9.28%

B2 CBB $8,608,000 0.08% R2 ERR $991,126,000 9.42%

B2 CEE $54,647,600 0.52% R2 ESE $1,489,876,080 14.16%

B2 CFF $19,848,050 0.19% R2 ESW $653,128,700 6.21%

B2 CHH $54,894,000 0.52% R3 EDD $1,239,639,580 11.78%

B2 CVV $102,683,000 0.98% R3 EDS $239,622,600 2.28%

B4 CAA $133,659,850 1.27% RE1 KBB $33,907,910 0.32%

B4 CDD $464,742,000 4.42% RE2 KXX $3,450,000 0.03%

B4 CRR $35,000,000 0.33% SP2 JAA $78,833,000 0.75%

B6 CCB $10,883,730 0.10% SP2 JUU $3,226,770 0.03%

B6 CCC $243,348,000 2.31%

B6 CCD $15,808,000 0.15%

B6 CCR $37,674,170 0.36%

IN2 DAA $6,560,000 0.06%

IN2 DLL $22,000,000 0.21%

IN2 DSS $10,576,000 0.10%

R2 EDE $582,290,000 5.53%

R2 EGA $503,691,330 4.79%

R2 EGC $785,787,470 7.47%

R2 EHH $1,690,351,600 16.07

%

Totals No. of Components 30 Totals No. of Valuations $10,520,882,290


Ashfield Final Report 2015 3.0 TOWN PLANNING & ZONING INSTRUMENTS.

Ashfield City Council primary planning instrument that controls and regulates development at the time of this report is:- Ashfield Local Environmental Plan (ALEP) 2013 gazetted on 23rd December 2013. It is Council's principle planning document in respect of all land within the municipality of Ashfield. The ALEP outlines the land uses which are permissible and prohibited in the relevant zones as well as sets out development standards (such as height of buildings and floor space ratios) and planning provisions.

A new DCP, Ashfield Development Control Plan 2007 came into effect on 21st May 2007 which consolidates a number of existing DCPs and includes development controls which reference the now superseded Ashfield Local Environmental Plan (LEP) 1985. Interim development controls and supporting policies which compliment current Ashfield LEP 2013 are contained in Ashfield Interim Development Assessment Policy 2013 and will remain in place until a new comprehensive Ashfield Development control Plan is adopted by council. Ashfield Interim Development Assessment Policy 2013 is divided into 20 Parts and includes but is not limited to; C 1 – Access and Mobility C 2 – Advertisements and Advertising Structures C 3 – Ashfield Town Centre C 4 – Ashfield West C 5 – Multi-Unit Development in Residential Flat Zones C 6 – 41-51 Elizabeth Street C 7 – Haberfield Heritage Conservation Area C 8 – 140A Hawthorne Parade, Haberfield C 9 – 11-13 Hercules Street, Ashfield C 10 – Heritage Conservation C 11 – Parking C 12 – Public Notification in the Planning Process and All Aspects of Land Management C 13 – 191 Ramsay Street, Haberfield C 14 – Summer Hill Urban Village Centre


Ashfield Final Report 2015 3.0 TOWN PLANNING & ZONING INSTRUMENTS. (Continued) C 15 – Houses and Dual Occupancies C 16 – 151 Park Avenue C 17 – 43-49 Queen Street C 18 – Boarding Houses C 19 – Child Care Centres C 20 – Drive-In Take Away Food Outlets

Ashfield Local Environmental Plan 2013 2.6 Subdivision—consent requirements (1) Land to which this Plan applies may be subdivided, but only with development consent. Notes. 1 If a subdivision is specified as exempt development in an applicable environmental planning instrument, such as this Plan or State Environmental Planning Policy (Exempt and Complying Development Codes) 2008, the Act enables it to be carried out without development consent. 2 Part 6 of State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 provides that the strata subdivision of a building in certain circumstances is complying development. (2) Development consent must not be granted for the subdivision of land on which a secondary dwelling is situated if the subdivision would result in the principal dwelling and the secondary dwelling being situated on separate lots, unless the resulting lots are not less than the minimum size shown on the Lot Size Map in relation to that land. Note. The definition of secondary dwelling in the Dictionary requires the dwelling to be on the same lot of land as the principal dwelling. 4.1 Minimum subdivision lot size (1) The objectives of this clause are as follows: (a) to maintain the existing pattern of subdivision within heritage conservation areas in terms of lot size and lot dimensions, (b) to provide opportunities for infill small lot subdivision in areas close to transport and amenities in a manner that does not adversely impact on the streetscape or amenity of residential areas, (c) to provide for small lot subdivision in certain areas close to public transport as an alternative to redevelopment for the purpose of multi dwelling housing in order to retain the scale and character of the area, (d) to ensure that lot sizes allow development to be sited to protect and enhance riparian land.


Ashfield Final Report 2015 3.0 TOWN PLANNING & ZONING INSTRUMENTS. (Continued) (2) This clause applies to a subdivision of any land shown on the Lot Size Map that requires development consent and that is carried out after the commencement of this Plan. (3) The size of any lot resulting from a subdivision of land to which this clause applies is not to be less than the minimum size shown on the Lot Size Map in relation to that land. (4) This clause does not apply in relation to the subdivision of individual lots in a strata plan or community title scheme. (4A) For the purpose of calculating the size of a battle-axe lot, the area of the access handle is excluded. 4.1A Exceptions to minimum subdivision lot size for certain residential development (1) The objective of this clause is to encourage housing diversity without adversely affecting residential amenity. (2) Despite clause 4.1 (3), development consent may be granted to the subdivision of land identified as “Area 1” on the Lot Size Map that is not within a heritage conservation area if: (a) each lot resulting from the subdivision will be at least 200 square metres, and (b) a semi-detached dwelling is or will be located on each lot, and (c) each lot will have a minimum street frontage of 7 metres. (3) Despite clause 4.1 (3), development consent may be granted to the subdivision of land identified as “Area 2” on the Lot Size Map if: (a) each lot resulting from the subdivision will be used for the purpose of a dwelling house, and (b) each lot resulting from the subdivision will be at least 174 square metres, but will not exceed 450 square metres, and (c) the total number of lots on that land will not exceed 11. 4.4 Floor space ratio (1) The objectives of this clause are as follows: (a) to establish standards for development density and intensity of land use, (b) to provide consistency in the bulk and scale of new development with existing development, (c) to minimise adverse environmental impacts on heritage conservation areas and heritage items, (d) to protect the use or enjoyment of adjoining properties and the public domain, (e) to maintain an appropriate visual relationship between new development and the existing character of areas that are not undergoing, and are not likely to undergo, a substantial transformation. (2) The maximum floor space ratio for a building on any land is not to exceed the floor space ratio shown for the land on the Floor Space Ratio Map.

4.6 Exceptions to development standards (1) The objectives of this clause are as follows: (a) to provide an appropriate degree of flexibility in applying certain development standards to particular development, (b) to achieve better outcomes for and from development by allowing flexibility in particular circumstances.


Ashfield Final Report 2015 3.0 TOWN PLANNING & ZONING INSTRUMENTS. (Continued) (2) Development consent may, subject to this clause, be granted for development even though the development would contravene a development standard imposed by this or any other environmental planning instrument. However, this clause does not apply to a development standard that is expressly excluded from the operation of this clause. (3) Development consent must not be granted for development that contravenes a development standard unless the consent authority has considered a written request from the applicant that seeks to justify the contravention of the development standard by demonstrating: (a) that compliance with the development standard is unreasonable or unnecessary in the circumstances of the case, and (b) that there are sufficient environmental planning grounds to justify contravening the development standard. (4) Development consent must not be granted for development that contravenes a development standard unless: (a) the consent authority is satisfied that: (i) the applicant’s written request has adequately addressed the matters required to be demonstrated by subclause (3), and (ii) the proposed development will be in the public interest because it is consistent with the objectives of the particular standard and the objectives for development within the zone in which the development is proposed to be carried out, and (b) the concurrence of the Director-General has been obtained. (5) In deciding whether to grant concurrence, the Director-General must consider: (a) whether contravention of the development standard raises any matter of significance for State or regional environmental planning, and (b) the public benefit of maintaining the development standard, and (c) any other matters required to be taken into consideration by the Director-General before granting concurrence. (6) Development consent must not be granted under this clause for a subdivision of land in Zone RU1 Primary Production, Zone RU2 Rural Landscape, Zone RU3 Forestry, Zone RU4 Primary Production Small Lots, Zone RU6 Transition, Zone R5 Large Lot Residential, Zone E2 Environmental Conservation, Zone E3 Environmental Management or Zone E4 Environmental Living if: (a) the subdivision will result in 2 or more lots of less than the minimum area specified for such lots by a development standard, or (b) the subdivision will result in at least one lot that is less than 90% of the minimum area specified for such a lot by a development standard. Note. When this Plan was made it did not include all of these zones. (7) After determining a development application made pursuant to this clause, the consent authority must keep a record of its assessment of the factors required to be addressed in the applicant’s written request referred to in subclause (3). (8) This clause does not allow development consent to be granted for development that would contravene any of the following: (a) a development standard for complying development, (b) a development standard that arises, under the regulations under the Act, in connection with a commitment set out in a BASIX certificate for a building to which State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004 applies or for the land on which such a building is situated,(c) clause 5.4.


Ashfield Final Report 2015 4.0 IDENTIFIED SIGNIFICANT CHANGES IN USE OR DEVELOPMENTS OF PROPERTY AND OTHER FACTORS WHICH MAY AFFECT VALUATIONS.

The new Summer Hill Flour Mills site along Old Canterbury Road, Lewisham scheduled for completion in 2016 is currently in progress. This development is most likely to have a significant impact on the value of property along this corridor with the providing of new residential facilities and a mix of proposed uses with site access to the new Lewisham West light rail station. Other significant developments/potential developments include: • DA approved in September 2015 for the construction of an three (3) buildings containing one

hundred and six (106) independent living units at 137 Victoria Road, Ashfield, 4-6 & 6-8 Clissold Street, Ashfield and 102 Queen Street, Ashfield;

• DA approved in April 2015 for the construction of a residential flat building containing fifty (50) units over basement parking at 371-375 Liverpool Road, Ashfield;

• DA approved in September 2015 for the construction of a 3-8 storey development

comprising 93 dwellings, 5 retail tenancies and basement parking at 5 Markham Avenue, Ashfield and 7-9 Cavil Avenue, Ashfield;

• DA approved in February 2015 for the construction of a 3 storey shop and office building

over 2 levels of basement parking at 231 Parramatta Road, Haberfield; • DA approved in April 2015 for the conversion of existing commercial building into a mixed

use building comprising 4 retail tenancies and 79 residential apartments at 168 Liverpool Road, Ashfield;

The High Court decision Maurici v Deputy Commissioner of Land Tax requires that the valuation be made free of any influence of scarcity. In effect, the valuer is required to have regard to the whole market and not just the vacant land sales. In order to fulfil this requirement Southern Alliance Valuation Services Pty Ltd will have regard to all the sales evidence.


Ashfield Final Report 2015 5.0 ADDED VALUE OF IMPROVEMENTS. RESIDENTIAL: In addition to vacant land sales, improved sales were used to assist in determining the market levels for land values and to negate any possibility of a scarcity factor. The Paired Sales Analysis Approach is not considered the most reliable valuation technique to use within Ashfield and was used in conjunction with other methods such as the added value of the depreciated cost of improvements new. This technique is preferred due to several reasons including the established nature of the area and the lack of adequate numbers of vacant land or site sales.

The table below details the results obtained from the Ashfield valuation district. The schedule provided is general in nature and each analysed sale is assessed individually when determining the added value of improvements to capture specific features e.g. renovations, pools, landscaping, no. of levels, topography etc.

Property Type Condition Added value of Improvements from

Paired Analysis Fibro dwellings. Fair to Good. Circa 1950’s –

1980’s. $1,000m2 to $1,800m2

Weatherboard dwellings. Fair to Good. Circa 1880’s – 1930’s.

$1,500m2 to $2,000m2

Project Home/Brick Veneer dwellings.

Fair to Good. Circa 1970’s – Present.

$1,800m2 to $2,000m2

Post War dwellings. Fair to Good. Circa 1940’s – 1960’s.

$2,000m2 to $2,250m2

Inter War/Art Deco (double brick) dwellings.

Fair to Good. Circa 1920’s – 1940’s.

$2,000m2 to $2,500m2 (smaller sites up to $3,000 m2)

Californian Bungalow (double brick) dwellings.

Fair to Good. Circa 1920’s – 1940’s.


Federation (double brick) dwellings. Fair to Good. Circa 1890’s – 1920’s.

$2,500m2 to $3,000m2

(smaller sites up to $3,000 m2)

Victorian dwellings. 2 to 3 bedroom. Fair to Good. Circa 1850’s – 1900’s.


Architecturally Designed dwellings. 3 to 5 bedroom.

Fair to Good. Modern

$3,000m2 +


Ashfield Final Report 2015 5.0 ADDED VALUE OF IMPROVEMENTS. (Continued) Paired Sales Analysis – Burwood Contract Site Value sale at 21 Clissold St, Ashfield.

Sold 01/11/2014 for $1,312,000 (analysed, $1,065,000) Dims: 17.07 x 33.43 / 33.39m Area: 569.1m2

Paired with: 1 Curt St, Ashfield. Sold on 11/09/2015 for $1,330,000 Dims: 12.19 / 13.23 x 30.48 / 32.42m Area: 379.4m2 Single storey three bedroom brick and tile bungalow style dwelling all presenting in average condition throughout. Situated in a quiet two way street. GBA of dwelling 120m2. After allowing for area, size, shape, date of sale, etc. improvements show $275,000 ($2,292/m2) for this type of dwelling and another $40,000 for other site improvements. Or paired with: 28 Bay St, Croydon. Sold on 03/09/2015 for $1,400,000 Dims: 12.19 x 63.5 / 63.3m Area: 771.4m2 Single storey two bedroom timber weatherboard dwelling all presenting in good condition throughout. Situated in a two way street with light passing traffic. GBA of dwelling 135m2. After allowing for area, size, shape, date of sale, etc. improvements show $250,000 ($1,852/m2) for this type of dwelling and another $30,000 for other site improvements. Site Value sale at 39 Bartlett St, Summer Hill.

Sold 14/03/2015 for $935,000 (analysed $676,500 Dims: 4.94 / 4.98 x 30.48m Area: 150.4m2

Paired with: 3 Frederick St, Ashfield. Sold on 20/01/2015 for $875,000 Dims: 9.14 x 33.1 / 33.6m Area: 297.2m2 One and a half storey four bedroom partly renovated but unfinished brick and tile dwelling all presenting in average condition throughout. GBA of dwelling 105m2. After allowing for area, size, shape, date of sale, etc. improvements show $200,000 ($1,905/m2) for this type of dwelling and another $20,000 for other site improvements. Or paired with: 7 Beatrice St, Ashfield. Sold on 08/08/2015 for $980,000 Dims: 8.5 / 7.04 x 23.48m Area: 187.9m2

A small single storey semi-detached 2 bedroom federation period home in renovated condition presenting in good condition throughout. Situated in a quiet cul-de-sac. GBA of dwelling 100m2 and other site improvements including courtyard and landscaping. After allowing for area, size, shape, date of sale, etc, improvements show $300,000 ($3,000/m2) for this type of dwelling and another $40,000 courtyard and landscaping.


Ashfield Final Report 2015 5.0 ADDED VALUE OF IMPROVEMENTS. (Continued) Site Value sale at 84 Brighton St, Croydon Park.

Sold 14/11/2014 for $1,062,000 (analysed $915,500) Dims: 13.411 / 14.125 x 40.704 / 39.23m Area: 517m2

Paired with: 42 Baker St, Enfield. Sold on 20/06/2015 for $1,218,000 Dims: 10.058 x 60.96m Area: 607m2

A small single storey freestanding 2 bedroom brick and tile dated bungalow style dwelling with carport and entertainment area all presenting in average condition throughout. Situated in a quiet narrow two way street. GBA of dwelling 120m2. After allowing for area, size, shape, date of sale, etc. improvements show $300,000 ($2,500/m2) for this type of dwelling and another $20,000 for other site improvements. Or paired with: 24 Brighton St, Croydon. Sold on 20/06/2015 for $1,390,000 Dims: 10.6 x 40.82m Area: 410.65m2

A single storey freestanding 3 bedroom brick and tile dated bungalow style dwelling with off road parking all presenting in average condition throughout. Situated in a moderately busy two way street. GBA of dwelling 130m2. After allowing for area, size, shape, date of sale, etc. improvements show $350,000 ($2,692/m2) for this type of dwelling and another $15,000 for other site improvements. Site Value sale at 73 Lang St, Croydon.

Sold 29/05/2015 for $1,200,000 (analysed $916,000) Dims: 12.19 x 36.58m. Area: 470m2

Paired with: 55 Croydon Ave, Croydon. Sold on 04/07/2015 for $1,325,000 Dims: 13.95 / 2.01 x 56.21 / 53.86m Area: 427.5m2 Single storey three bedroom brick and tile federation style dwelling with attic all presenting in good condition throughout. Situated in a moderately busy two way street. GBA of dwelling 145m2. After allowing for area, size, shape, date of sale, etc. improvements show $400,000 ($2,759/m2) for this type of dwelling and another $25,000 for other site improvements. Or paired with: 81 Mitchell St, Croydon Park. Sold on 02/07/2015 for $1,350,000 Dims: 11.56 x 40.325 / 40.315m Area: 467m2 Single storey three bedroom brick and tile californian bungalow style dwelling with attic all presenting in good condition throughout. Situated on a wide two way street with moderate passing traffic. GBA of dwelling 130m2. After allowing for area, size, shape, date of sale, etc. improvements show $350,000 ($2,692/m2) for this type of dwelling and another $40,000 for other site improvements.


Ashfield Final Report 2015 5.0 ADDED VALUE OF IMPROVEMENTS. (Continued) Site Value sale at 3 Brooklyn St, Strathfield South.

Sold 17/10/2014 for $927,000 (analysed $763,000) Dims: 11.94 x 46.13m. Area: 470m2

Paired with: 1 Brooklyn St, Strathfield South. Sold on 16/09/2015 for $1,120,000 Dims: 11.28 / 11.15 x 30.78m Area: 341.5m2 Single storey three bedroom brick and tile restored and renovated californian bungalow style dwelling with attic all presenting in good condition throughout. Situated on a quiet two way street. GBA of dwelling 130m2. After allowing for area, size, shape, date of sale, etc. improvements show $350,000 ($2,692/m2) for this type of dwelling and another $30,000 for other site improvements. Or paired with: 10 Hill St, Strathfield South. Sold on 16/09/2015 for $1,120,000 Dims: 11.28 / 11.15 x 30.78m Area: 341.5m2 Single storey four bedroom brick and tile restored and renovated californian bungalow style dwelling with attic all presenting in good condition throughout. Situated on a quiet two way street. GBA of dwelling 140m2. After allowing for area, size, shape, date of sale, etc. improvements show $350,000 ($2,692/m2) for this type of dwelling and another $30,000 for other site improvements. Site Value sale at 32 Courallie Ave, Homebush West.

Sold 04/08/2015 for $1,250,000 (analysed $971,000) Dims: 12.19 x 39.62m Area: 482.97m2

Paired with: 13 Arthur St, Strathfield. Sold on 22/12/2014 for $1,420,000 Dims: 15.24 x 45.72m Area: 696.77m2

Single storey three bedroom brick and tile bungalow style dwelling with garage, all presenting in good condition throughout. Situated on a quiet two way street. GBA of dwelling 155m2. After allowing for area, size, shape, date of sale, etc. improvements show $400,000 ($2,581/m2) for this type of dwelling and another $30,000 for other site improvements. Or paired with: 9 Cartwright Ave, Homebush. Sold on 13/04/2015 for $1,260,000 Dims: 12.65 x 39.01m Area: 493.48m2

Single storey three bedroom brick and tile well-kept original bungalow style dwelling with garage, all presenting in average condition throughout. Situated on a quiet two way street. GBA of dwelling 125m2. After allowing for area, size, shape, date of sale, etc. improvements show $300,000 ($2,400/m2) for this type of dwelling and another $15,000 for other site improvements.


Ashfield Final Report 2015 5.0 ADDED VALUE OF IMPROVEMENTS. (Continued) Site value sale at 38 Auburn St, Hunters Hill.

Sold 29/11/2014 for $1,380,000 (Analysed as $1,189,000). Dims: 18.29/15.24 x 44.15/43.54 Irreg. Area: 708.2m2

Paired with: 41 Bateman Rd, Gladesville. Sold 09/02/2015 for $1,615,000 Dims: 13.72 x 54.61/54.64m Area: 749.6m2

Freestanding 3 bedroom single storey brick and tile dwelling Art Deco dwelling, concrete side driveway and grassed rear yard. Situated in a two way residential side street. GBA 210m2 and garden shed of 15m2. After allowing for size, location, date etc shows $504,000 ($2,400/m2) for this type of improvement and $28,000 for all other improvements. 23 Abigail St, Hunters Hill. Sold 16/08/2014 for $1,605,000 Dims: 12.22/20.14m x 38.1x37.57m Area: 607.9m2

Single storey freestanding 2 bedroom brick and tile Art Deco bungalow, with detached carport, concrete side driveway, grassed rear yard and garden shed. Situated in a quiet narrow two way residential side street. GBA 130m2 dwelling and carport/garden shed 30m2, all appearing in solid but dated condition. After allowing for size, location, date etc shows $325,000 ($2,500/m2) for this type of improvement and $40,000 for all other site improvements. Site Value sale at 22 Mount St, Hunters Hill.

Sold 28/03/2015 for $1,632,000 (Analysed as $1,467,000). Dims: 5.82/51.41m x 62.97/83.49m Irreg. Area: 1,296m2

84 Blaxland Rd, Hunters Hill. Sold 11/03/2015 for $1,600,000 Dims: 25.0/24.5m x 50.4/53.6m Area: 1,213m2

Freestanding double storey brick and iron circa 1970’s dwelling, with under house garage, laundry/storage, entertainment verandah, established gardens. Situated in a quiet residential dead end street. GBA 200m2 dwelling and garage/laundry/storage 60m2, all appearing to be in good condition. After allowing for size, location, date etc shows $360,000 ($1,800/m2) for this type of improvement and $80,000 for all other improvements. 77 Bonnefin Rd, Hunters Hill. Sold 13/02/2015 for $ 1,900,000 Dims: 11.4/18.14m x 58.39/60.3m Area: 862.4m2

Freestanding double storey brick and tile circa 1940,s dwelling, attached garage, established gardens with in-ground pool. Situated in a quiet narrow two way side residential side street. GBA 190m2 dwelling and garage of 30m2, all appearing in well maintained condition. After allowing for size, location, date etc shows $342,000 ($1,800/m2) for this type of improvement and $75,000 for all other improvements.


Ashfield Final Report 2015 5.0 ADDED VALUE OF IMPROVEMENTS. (Continued) Site Value sale at 144 Queen St, Five Dock.

Sold 13/04/2015 for $1,050,000 (Analysed as $836,000). Dims: 15.24 x 29.87m Area: 455.3m2

Paired with: 22 Bayview Rd, Canada Bay. Sold 11/04/2015 for $1,200,000 Dims: 8.76/9.14 x 44.25/44.27m Area: 392m2 Freestanding single storey 3 bedroom brick and tile dwelling circa 1940’s with attached garage, workshop and covered patio. Almost regular shaped parcel of land situated on a wide residential side street. GBA 115m2 dwelling and garage/workshop of 50m2 all appearing in tidy but dated condition. After allowing for size, location, date etc shows $218,500 ($1,900/m2) for this type of improvement and $55,000 for all other improvements. 51 Wareemba St, Wareemba. Sold 08/11/2014 for $1,500,000 Dims: 12.5 x 34.39/34.09m Area: 423.7m Freestanding single storey 3 bedroom Californian bungalow carport, side driveway to detached garage, undercover patio and grassed rear yard. Almost regular shaped parcel of land situated on a quiet two way residential side street. GBA 155m2 dwelling and garage/carport of 45m2 all presenting in neat but dated condition. After allowing for size, location, date etc shows $341,000 ($2,200/m2) for this type of improvements and $42,000 for all other improvements. Site Value sale at 86 Correys Ave, Concord.

Sold 18/10/2014 for $1,335,000 (Analysed as $1,015,150). Dims: 12.6 x 42.67m Area: 537.64m2

Paired with: 27 Gloucester St, Concord. Sold 06/12/2014 for $1,481,000 Dims: 15.24 x 36.58m Area: 557.8m2 Single storey freestanding 3 bedroom brick and tile dwelling circa 1940’s, detached garage and grassed rear yard. Regular shaped parcel of land located on a quiet two way residential side street. GBA 120m2 dwelling and garage of 20m2 all presenting in solid but dated condition. After allowing for size, location, date etc shows $270,000 ($2,250/m2) for this type of improvement and $40,000 for all other improvements. 14 Keppel Ave, Concord. Sold 08/11/2014 for $1,400,000 Dims: 15.24 x 38.1m Area: 580.64m2 Freestanding single storey 4 bedroom Federation dwelling, concrete side driveway and grassed rear yard. Regular shaped parcel of land situated on a quiet tree lined two way residential side street. GBA 135m2 dwelling presenting in good condition. After allowing for size, location, date etc shows $390,000 ($2,850/m2) for this type of improvement and $36,000 for all other improvements.


Ashfield Final Report 2015 5.0 ADDED VALUE OF IMPROVEMENTS. (Continued) Site value sale at 1 Battersea St, Abbotsford.

Sold 27/11/2014 for $1,400,000 (Analysed as $1,232,000). Dims: 11.28 x 30.18m Area: 335.1m2

Paired with: 88 Clements St Russell Lea. Sold 12/12/2014 for $1,660,000 Dims: 12.19 x 36.58m Area: 442.6m2 Freestanding single storey 3 bedroom brick and tile dwelling circa 1920’s, workshop/shed and grassed rear yard. Elevated regular shaped parcel of land situated on quiet two way residential side street. GBA 100m2 dwelling and workshop of 15m2 all appearing to be in solid but dated condition. After allowing for size, location, date etc show $2,300,000 ($2,300/m2) for this type of dwelling and $28,000 for all other improvements. 65 Walton Cres, Abbotsford. Sold 28/03/2015 for $1,790,000 Dims: 14.63/14.76 x 29.92/27.97m Area: 423.7m2 Freestanding single storey 3 bedroom dwelling circa 1940’s dwelling, under-house garage, rear entertainment deck and grassed rear yard. Almost regular shaped parcel of land situated on a quiet two way residential side street. GBA 120m2 dwelling and garage of 20m2 all appearing to be in well maintained condition. After allowing for size, location, date etc shows $215,000 ($2,150/m2) for this type of dwelling and $35,000 for all other improvements. Site Value sale at 5 Stephen St, Balmain.

Sold 23/05/2015 for $1,020,000 (Analysed $1,020,000). Dims: 8.23 x 1806m Area: 151.8m2

Paired with: 21 Macquarie Tce, Balmain. Sold 23/05/2015 for $1,360,000 Dims: 6.155/6.19 x 27.275/28.32m Area: 169.2m2 Single storey freestanding 2 bedroom brick and G.I. Federation dwelling with paved rear courtyard, all presenting in good condition. Improvements represent a good utilisation of the site. Situated on a wide residential street with a central grass medium strip, located close to all amenities. GBA 95m2 dwelling and paved rear courtyard. After allowing for size, location, date etc shows $275,500 ($2,900/m2) for this type of improvement and $25,000 for all other improvements. 11 Claremont St, Balmain. Sold 20/11/2014 for $1,200,000 Dims: 6.1 x 24.38m Area: 148.72m2 Single storey freestanding 2 bedroom weatherboard and G.I. Victorian dwelling, courtyard, all presenting in solid but dated condition. Improvements represent a basic use of the site. Situated in a quiet two way residential side street, located close to amenities. GBA 80m2 dwelling, garage/shed of 20m2 and courtyard. After allowing for size, location, date etc shows $144,000 ($1,800/m2) for this type of improvement and $20,000 for all other improvements.


Ashfield Final Report 2015 5.0 ADDED VALUE OF IMPROVEMENTS. (Continued) Site Value sale of 21 Bruce St, Rozelle.

Sold 23/05/2015 for $1,456,000 (Analysed as $1,216,000) Dims: 10.6 x 19.2m Area: 193.1m2

Paired with: 16 Bruce St, Rozelle. Sold 21/04/2015 for $1,850,000 Dims: 11.13 x 19.51m Area: 217.15m2 Double storey freestanding architecturally designed 3 bedroom weatherboard/sandstone dwelling, landscaped courtyard and entertainment deck, all presenting in good condition. Improvements represent a good utilisation of the site. Situated in quiet residential one-way street, located close to all amenities. GBA 160m2 dwelling, entertainment deck and courtyard. After allowing for size, location, date etc shows $504,000 ($3,150/m2) for this type if improvement and $76,000 for all other improvements. 39 Cove St, Birchgrove. Sold 06/12/2014 for $1,670,000 Dims: 7.8/7.36 x 32.66/32.34m Area: 240.3m2 Double storey semi-detached 3 bedroom Victorian terrace, established grassed rear courtyard, all presenting in solid and partly renovated condition. Improvements represent a good utilisation of the site. Situated in quiet two way residential side street, close to amenities. GBA 145m2 dwelling and courtyard. After allowing for size, location, date etc shows $355,250 ($2,450/m2) for this type of improvement and $23,000 for all other improvements. Site Value sale at 30 Brooklyn St, Tempe.

Sold 29/04/2015 for $1,131,000 (Analysed as $922,000). Dims: 9.8/9.42 x 39.67m Area: 379.4m2

Paired with: 201 Addison Rd, Marrickville. Sold 07/11/2014 for $936,000. Dims: 7.91/7.64 x 30.58/30.11m Area: 234.8m2 Single storey 2 bedroom semi-detached brick and tile Art Deco dwelling, concrete paved rear courtyard and side driveway to garage, all presenting in solid condition. Improvements represent a basic utilisation of the site. Situated on a relatively busy two way residential through road close to local amenities. GBA 100m2 dwelling, garage of 25m2 and concrete paved courtyard. After allowing for size, location, date etc shows $245,000 ($2,450/m2) for this type of dwelling and $30,000 for all other improvements. 9 Eltham St, Dulwich Hill. Sold 13/12/2014 for $1,296,000. Dims: 10.08/10.62 x 33.76/32.03m Area: 328.8m2 One and half storey semi-detached brick and tile Victorian dwelling, rear courtyard, all presenting in solid condition, improvements represent and underutilisation of the site. Situated in a quiet two way residential side street, located close to local amenities. GBA 170m2 dwelling and rear courtyard with concrete paving and grass. After allowing for size, location, date etc shows $425,000 ($2,500/m2) for this type of dwelling and $20,000 for all other improvements.


Ashfield Final Report 2015 5.0 ADDED VALUE OF IMPROVEMENTS. (Continued)

COMMERCIAL / RETAIL / INDUSTRIAL:

Due to the lack of sufficient vacant land sales in the Ashfield LGA for the above zone categories, the Replacement Cost approach was applied when analysing sales evidence. The Replacement Cost approach is based upon the principle that the informed purchaser would pay no more than the cost to reproduce the sale property. Hence the methodology used on analysis is as follows: Replacement Cost Methodology: Reasonable allowance for refurbishment costs added to the sale price to bring the

improvements to an as new replacement standard where the returns would be equivalent to as new.

An appropriate entrepreneurial profit and risk allowance. On average between 10% – 15% in the Ashfield valuation area.

Allowance for interest on funds during the hypothetical construct to completion period. This is inclusive of holding charges and construction costs. Depending on borrowings between 6% - 8.5% was applied.

The adjusted sale price can now be analysed for land content by using industry accepted cost estimates for the as new building and development expenses.

As a general summary, the cost new applied in the Ashfield districts were as follows:

Single storey retail shop $900 to $1,400 /m2 gross building area Two storey retail shop with office above $1,000 to $1,200 /m2 gross building area Two storey retail shop with residential above $1,200 to $1,650 /m2 gross building area

The residual amount following this exercise will show the adjusted land value at the base date.

Other costs accounted for are:

All professional fees Costs of site works in preparation for building Cost of stamp duty and legal charges on purchase of site Costs of rates and taxes over development period Loss of interest on capital outlaid on purchase of site Loss of interest on capital outlaid on construction (av. 50% of dev. period). Legal costs and commission on sale for development sites.

Critical to the analysis is that the added value only is to be captured and taken from the Sale Price to show the Residual Land Value.


Ashfield Final Report 2015 6.0 CHANGES TO COMPONENTS ILLUSTRATED BY CHANGES TO THE EXISTING VALUE RELATIONSHIPS. From the analysed sales evidence available at the commencement and during the programme, the amount of variation applied to the value of properties within each zone & component is as follows: Value Levels - Typical Properties Typical Single Dwelling Site – Ashfield North (East of Frederick St) (EGA)

Dimensions : 13.41m x 39.62m Site Area : 531.30m2 BD 07/14 Land Value : $738,000 Factor Update : 1.229 BD 07/15 Land Value : $907,000 Typical Single Dwelling Site – Croydon North (West of Frederick St) (EGC)

Dimensions : 12.19m x 39.62m Site Area : 482.97m2 BD 07/14 Land Value : $766,000 Factor Update : 1.260 BD 07/15 Land Value : $965,000

Typical Single Dwelling Site – Haberfield (North of Ramsay Street) (EHH) Dimensions : 15.24m x 45.72m Site Area : 696.77m2 BD 07/14 Land Value : $1,280,000 Factor Update : 1.273 BD 07/15 Land Value : $1,630,000 Typical Single Dwelling Site – Summer Hill (EPQ)

Dimensions : 6.10m x 33.55m Site Area : 204.53m2 BD 07/14 Land Value : $550,000 Factor Update : 1.148 BD 07/15 Land Value : $726,000 Typical Single Dwelling Site – Haberfield (South of Ramsay Street) (ERR) Dimensions : 15.24m x 45.72m Site Area : 695.6m2 BD 07/14 Land Value : $1,060,000 Factor Update : 1.255 BD 07/15 Land Value : $1,330,000 Typical Single Dwelling Site – Ashfield South, Ashbury & Hurlstone Park (ESE)

Dimensions : 11.43m x 32.41m Site Area : 370.45m2 BD 07/14 Land Value : $623,000 Factor Update : 1.270 BD 07/15 Land Value : $791,000


Ashfield Final Report 2015 6.0 CHANGES TO COMPONENTS ILLUSTRATED BY CHANGES TO THE EXISTING VALUE RELATIONSHIPS. (Continued)

Typical Single Dwelling Site – Croydon South & Croydon Park (ESW) Dimensions : 15.24m x 43.28m Site Area : 659.59m2 BD 07/14 Land Value : $864,000 Factor Update : 1.40 BD 07/15 Land Value : $1,210,000 Typical Density Site – Medium Density Zoned (Density Development) (EDD) Dimensions : 27.89/27.43m x 34.14m Site Area : 1,232.9m2 BD 07/14 Land Value : $2,010,000 (6 units @ $335,000/u) Factor Update : 1.299 BD 07/15 Land Value : $2,610,000 (6 units @ $435,000/u) Business

Typical Commercial Property – Ashfield Shopping Centre (Mixed Use Zoned) (CAA)

Dimensions : 6.10m x 24.76m Site Area : 151.04m2 BD 07/14 Land Value : $1,070,000 Rate per metre frontage : $175,410/m ftg ($7,084/m2) Factor Update : 1.150 BD 07/15 Land Value : $1,230,000 Rate per metre frontage : $201,639/m ftg ($8,144/ m2)

Typical Retail Property – Haberfield Shopping Centre (CHH) Dimensions : 6.12/5.18m x 36.58/37.49m Site Area : 196m2 BD 07/14 Land Value : $816,000 Rate per metre frontage : $133,770/m ftg ($4,163/m2) Factor Update : 1.099 BD 07/15 Land Value : $897,000 Rate per metre frontage : $146,569/m ftg ($4,577/m2)

Typical Commercial Property – Mixed Use Sites (CDD) Dimensions : 40.11m x 57.64m Site Area : 2,360m2 BD 07/14 Land Value : $4,800,000 Rate per square metre : $2,034 (site area) Factor Update : 1.479 BD 07/15 Land Value : $7,100,000 Rate per square metre : $3,008 (site area)



Typical Retail Property – Lackey St, Summer Hill (CEE) Dimensions : 6.12m/6.10m x 32.00m/31.98m Site Area : 192.2m2 BD 07/14 Land Value : $808,000 Rate per metre frontage : $132,026/m ftg ($4,204/m2) Factor Update : 1.150 BD 07/15 Land Value : $929,000 Rate per metre frontage : $151,797/m ftg ($4,834/m2)

Industrial Typical Industrial Site – Summer Hill (DAA) Dimensions : 43.05m/40.91m x 39.93m/46.88m Site Area : 1,886m2 BD 07/14 Land Value : $1,410,000 Rate per square metre : $748/m2 (site area) Factor Update : 1.248 BD 07/15 Land Value : $1,760,000 Rate per square metre : $933/m2 (site area)



District 134 - Ashfield LGA 2015

Base Date Land Value Totals at 31 Oct 2015

Zone & / or

Property Category

Total of 2013

LG LV's as at 31 Oct 15

Total of 2014

Prior LV's as at 31 Oct 15

Total of 2015

New LV's as at 31 Oct 15

2013 to 2015

Variation

2014 to 2015

Variation

% of Cat. to Total

District Value 2013

% of Cat. to Total

District Value 2014

% of Cat. to Total

District Value 2015

(the totals below include the 26 Oct 2015 Supplementary Import)

Residential $6,040,559,800 $7,167,804,890 $9,151,741,610 1.515 1.277 86.58% 86.66% 86.99%

Business $800,647,320 $964,264,040 $1,210,587,000 1.512 1.255 11.48% 11.66% 11.51%

Industrial $29,252,000 $32,110,000 $39,136,000 1.338 1.219 0.42% 0.39% 0.37%

Open Space $34,759,420 $34,030,040 $37,357,910 1.075 1.098 0.50% 0.41% 0.36%

Special Uses $71,525,830 $72,606,280 $82,059,770 1.147 1.130 1.03% 0.88% 0.78%

District Land Value Total

$6,976,744,370 $8,270,815,250 $10,520,882,290 1.508 1.272 100.00% 100.00% 100.00%



7.0 MARKET COMMENTARY. A thorough investigation of all categories of property was undertaken for the 2015 revaluation program to determine the state of the market. A cornerstone of this investigation involved the analysis of as many sales of vacant land, site values and improved sales as was necessary to determine the level of value as at the 1st July 2015 Base Date. Sales analysed by category:

Residential 134 Commercial 41 Industrial 7


Ashfield Final Report 2015 7.0 MARKET COMMENTARY. (Continued)

Residential – Overall the residential market within the Ashfield Local Government Area as at Base Date 1/7/2015 tended to increases generally in line with surrounding areas in the inner west of Sydney. Market transactions investigated suggest this movement was not uniform throughout all suburbs whereby some areas and property types performed better than others. For example Ashfield, Croydon and Haberfield increased more than some adjoining areas and at the same time smaller terrace sites increased considerably more than larger double fronted property. Overall however, most residential property registered an increases in value levels between the Base Date 1/7/2014 to Base Date 1/7/2015.

The demand for high density units and medium density sites and the finished product itself continues to be strong. The current low interest rates and the relatively stable political and financial environment continue to make this market attractive for both local and overseas investors. Commercial / Retail – Both the commercial and retail property markets within the Ashfield Local Government Area remained buoyant, which can be attributed in part to investors shifting their focus into the higher returns available from residential sectors. Ashfield commercial office occupancy rates have remained low with no new supply affecting this equilibrium. A major conversion from of a commercial office building at 168 Liverpool Rd to a Mixed Use development (mainly apartments) has also contributed to this effect. Retail space not withstanding ‘Ashfield Mall’ has witnessed solid growth in the secondary and fringe areas in Liverpool Rd, Ashfield and in most other centres and is mainly fuelled by the demand for larger sites or the consolidation of smaller sites for redevelopment. Recent retail sales in smaller neighbourhood centres such as Haberfield and Croydon has witnessed rentals and value levels maintained. Industrial - The industrial property market within the Ashfield Local Government Area remained steady, which can be attributed in part to investors and property developers shifting their focus into the higher returns available in the residential sector. There have been very little direct sales evidence in the Ashfield LGA however, sales evidence drawn from larger adjoining industrial areas suggest that the market for industrial land and well positioned improved developments has generally remains static over the preceding year. The stock of industrial property reduced significantly, due to the redevelopment of the Allied Mill site and the wholesale rezoning of many former industrial property to commercial uses.


Ashfield Final Report 2015 7.0 MARKET COMMENTARY. (Continued) Sale and Resales of Residential property within Ashfield LGA & adjoining districts between 2012 & 2014

48 Chandos St, Ashfield Sold 03/11/14 $1,250,000 Resold 27/06/15 $1,570,000 Shows 25.6% increase 133 Frederick St, Ashfield Sold 02/06/14 $1,030,000 Resold 04/06/15 $1,660,000 Shows 61.2% increase 22 Hawthorne Pde, Haberfield Sold 28/10/14 $1,770,000 Resold 20/03/15 $1,867,000 Shows 5.5% increase 31 Lucy St, Ashfield Sold 21/01/15 $1,500,000 Resold 26/05/15 $1,800,000 Shows 20.0% increase

147 Park Ave, Ashfield Sold 08/03/14 $781,000 Resold 02/04/15 $1,500,000 Shows 92.1% increase 530 Parramatta Rd, Ashfield Sold 04/12/14 $1,100,000 Resold 25/05/15 $1,250,000 Shows 13.6% increase

These results indicate the change in the residential market over a 12 - 24 month period but does not reflect if this change was uniform or not over this time. This result indicates a general trend upwards in residential improved property as reflected by these six (6) improved sales and resales.


Ashfield Final Report 2015 8.0 MANAGEMENT OF COMPONENTS, HANDCRAFTING & VERIFICATION. Sales analysis undertaken for the 2015 revaluation program revealed several anomalies in value levels that mass valuation techniques alone could not rectify. Handcrafting, of either individual property or by the use of secondary factors was required to realign several components or part components. Verification and Handcrafting in the Ashfield LGA for the 2015 program included but was not limited to:

• Component EDE – All sites within this zone were verified or regraded in this year’s program to available sales evidence.

• Component ERR – All sites within this zone were verified or regraded in this year’s

program to available sales evidence.

• Component ESW – Several sites within this zone were verified or regraded in this year’s program to available sales evidence.

• Component CAA – Several sites within this zone were verified or regraded in this year’s

program to available sales evidence

• Component CDD – Several sites within this zone were verified or regraded in this year’s program to available sales evidence.

• Component CRR – Several sites within this zone were verified or regraded in this year’s

program to available sales evidence

• Component CCD – Several sites within this zone were verified or regraded in this year’s program to available sales evidence.

• Component CBB – Several sites within this zone were verified or regraded in this year’s

program to available sales evidence. Verification Program Proposed

• Investigate the worthiness and suitability of some smaller components and amalgamate some of these superfluous components with other existing ones.

• Verification of some Residential Components following consultation with District

Manager.


Ashfield Final Report 2015 9.0 QUALITY ASSURANCE.

In accordance with Southern Alliance Valuation Services Pty Ltd own internal QA manual and the Office of the Valuer General Guidelines, the following quality checks have been made in the delivery of this program:

• Ensuring all properties has been valued. • Ensuring the valuations is within the set parameters. • That a zone/component code integrity check has been made. • An in depth value check on those properties that have considerably higher values in

relation to the average for land. • Ensure that current and proposed Development Control Plans and planning changes that

affect the valuations have been taken into account. • Where the land value of a property has been amended on objection, the alignment of

values with nearby properties has been checked. • That all Statutory concession valuations and allowances have been supplied, including -

Allowances for development on and off the land. Heritage Values. Land Rating Factors. Apportionment of Values. Mixed Development Apportionment Factors.

The following statistical checks have been carried out for residential zoned properties. Coefficient of Dispersion (COD) This measures the relative consistency and, when viewed with the other measures, the relative accuracy of values in relation to the sales. It shows the amount of variation or the consistency of the values and also the relative accuracy of the values as the relationship between values and sales widens. The accepted measure for the COD is 0 – 15.

Mean Value to Price Ratio (MVP)

This calculates the mean relative accuracy, or level of values, relative to the sales. It shows the mean level of accuracy of the values assigned compared to the sales evidence. The MVP is to be calculated only in single dwelling residential categories, including rural home site areas.

The accepted measure for the MVP is 85-100%. Price Related Differential (PRD) This test measures the progressive value to sale relativity across the range of values in the sample. It demonstrates the variations of relativity between the sales and the assigned values and indicates if there is a progressive change in relativity across the value range. The accepted measure for the PRD is 0.98 – 1.03. The results, from all sales analysed and classified as market data sales are appended to this report: Southern Alliance Valuation Services Pty Ltd – Ashfield Final Report – BD 1 July 2015 Page 36 of 39


Purpose of this Report

The purpose of this report is to describe the process and considerations for the 1st July 2015 General Valuation of Ashfield Local Government Area. The report has been produced on behalf of the Valuer General.

The land values have been specifically made for rating and taxing purposes. Land values produced as part of this process should not be used for any other purpose without the specific agreement of the Valuer General.

Land values must have regard to specific requirements and assumptions in rating and taxing legislation. Consequently these valuations may vary from market levels.

The land values were made using a mass valuation process that involves assessing large numbers of properties as a group. While valuations have been prepared with all due care, the mass valuations methodology by its nature, is likely to be less accurate than individually assessed valuations.

Town planning, land use and other market information contained in this report have been compiled based on enquiries undertaken during the valuation process. Third parties should make their own inquiries into these details and should not rely on the contents of this report.

The Valuer General disclaims any liability to any person who acts or omits to act on the basis of the information contained in this report.

More information on the valuation process is available from the Department of Lands website at www.lands.nsw.gov.au

George Veris Burwood Area Manager Southern Alliance Valuation Services Pty Ltd






PID ZONE ADDRESS DA NO.LODGED DATE

DECISION DATE

DETAILS COMMENTS

1306451 B4 2 Thomas St, Ashfield 2015.156.1 08‐09‐15 Construction of a new residential flat building1307663 R3 10 Webbs Ave, Ashfield 2015.122.1 04‐08‐15 Construction of a 3 storey residential flat building.

1303029 B6310 Old Canterbury Rd,

Ashfield2015.119.1 14‐07‐15 Construction of a 3 storey shop top housing development

1304019 B6219‐225 Parramatta Rd,

Haberfield2015.107.1 14‐07‐15 Construction of a 3 storey medical facility/hospital building.

1304018 B6215‐217 Parramatta Rd,

Haberfield2015.106.1 07‐07‐15 Alterations and additions to existing building and change of use to a child care centre.

1304344 B66 Parramatta Rd, Summer

Hill2015.103.1 30‐06‐15 Construction of a 3 storey motel.

1305843 IN2 1‐13 Smith St, Summer Hill 2015.068.1 09‐06‐15Refused

21/07/2015Change of use to a 116 place child care centre.

1294502 R3 47 Cecil St, Ashfield 2015.063.1 05‐05‐15Refused

01/09/2015Demolition of structures and construction of 34 room boarding house.

1294065 R3106 Carlton Cres, Summer

Hill2015.062.1 05‐05‐15

Refused 25/08/2015

Demolition of structures and construction of 17 townhouses

1300969 B4445‐455 Liverpool Rd,

Ashfield2015.046.1 14‐04‐15

Demolition of existing buildings and construction of a new 4 storey mixed use building consisting of a residential flat building of 47 units with basement parking and ground floor commercial.

1305898 B2 99 Smith st, Summer Hill 2015.032.1 17‐03‐15Alterations and additions to existing building and erection of a new 2 storey building on the vacant part of the site. Completed development will comprise of 2 commercial units and 2 residential units.

1299459 B4 15‐17 Hercules St, Ashfield 2015.029.1 10‐03‐15Demolition of existing building and construction of a 7 storey mixed use development with ground level commercial and 6 levels of residential comprising 25 dwellings above basement car parking.

1295898 R2125 & 127‐131 Croydon Rd,

Croydon2015.021.1 24‐02‐15

Refused 21/07/2015

Construction of a 4 storey shop top housing development.

3719397 R2137 Victoria Rd, Ashfield, 4‐6 & 8‐10 Clissold St, 102

Queen St, Ashfield2015.008.1 10‐02‐15

Approved 29/09/2015

Construction of 3 buildings containing 106 Independent Living Units.

3871465 B1 227 Ramsay St, Haberfield 2015.004.1 27‐01‐15Approved 25/02/2015

Alts and additions to create shop top housing development comprising ground floor commercial and residential dwelling on the upper floor.

1301040 B4371‐375 Liverpool Rd,

Ashfield2014.345.1 20‐01‐15

Approved 28/04/2015

Construction of a residential flat building containing 50 units over basement parking.

1298190 R2 35 Gower St, Summer Hill 2014.327.1 09‐12‐14Refused

10/02/2015Construction of a 4 storey boarding house

ASHFIELD (134)

1301865 B45 Markham Ave, Ashfield and 7‐9 Cavil Ave, Ashfield

2014.326.1 02‐12‐14Approved 08/09/2015

Construction of a 3‐8 storey development comprising 93 dwellings, 5 retail tenancies and basement parking.

1304022 B6231 Parramatta Rd,

Haberfield2014.307.1 11‐11‐14

Approved 10/02/2015

Construction of a 3 storey shop and office building over 2 levels of basement parking.

1306453 B4 6 Thomas St, Ashfield 2014.294.1 11‐11‐14 Demolition of structures and construction of a residential flat building. Together with 2, 4 & 6 Thomas St, Ashfield

1301112 B4193‐195 Liverpool Rd,

Ashfield2014.261.1 Oct‐14 Consrtruction of a part3/part 8 storey boarding house containing 48 rooms, 1 retail tenancy

on grnd floor, basement parking.

1301417 B488 Liverpool Rd, Summer

Hill2014.258.1 23‐09‐14 Demolition of warehouse and construction of a 3 storey residential flat building.

Sold 02/09/14 $695,000 ANALYSED

1299996 R2 2 John St, Ashfield 2014.252.1 09‐09‐14Approved 25/11/2014

Demolition of dwelling and construction of a dual occupany.Sold 15/07/2014

$1,268,000

3612546 B4 168 Liverpool Rd, Ashfield 2014.242.1 02‐09‐14Approved 15/04/2015

Conversion of existing commercial building into a mixed use building comprising 4 retail tenancies and 79 residential apratments.

230

1301065 B4 319 Liverpool Rd, Ashfield 2014.230.1 26‐08‐14Refused

16/12/2014Construction of a 7 storey development containing 3 shops at ground level and 15 dwellings above with basement car parking.

Sold 17/09/2013 $1,033,600

1297003 R2 14 Elizabeth St, Ashfield 2014.224.1 19‐08‐14Refused

10/02/2015Demolition of dwelling and construction of a 16 room Boarding House.

Sold 16/12/2011 $718,000

1293737 R243 Boomerang St,

Haberfield2014.216.1 12‐08‐14 Construction of a secondary dwelling and garage.

Sold 04/05/2013 $2,250,000

1304071 B6618 Parramatta Rd,

Croydon2014.210.1 29‐07‐14

Refused 02/12/2014

Demolition of existing building and construction of a 3 storey serviced apartment building pluscar parking.

Sold 31/05/2013 $800,000

1294973 R2 50 Chandos St, Ashfield 2014.202.1 22‐07‐14Approved 25/11/2014

Demolition of structures, re‐use of part of heritage item and construction of 2 residential flat buildings over basement parking.

Sold 07/08/2014 $3,925,000

2015.033.1 17‐03‐15Approved 27/03/2015

Strata sub division of approved development to create 25 lots.

1306150 R2 76 Smith St, Summer Hill 2014.192.1 08‐07‐14Approved 18/11/2014

Consolidation into 2 lots and construction of a new dwelling on each lot.Sold 22/06/2013

$1,246,000

3377020 B4412‐416 Liverpool Rd,

Croydon2014.167.1 24‐06‐14

Refused 18/11/2014

Construction of a part 2 and part 4 storey residential flat building. Sold 28/03/2014

$3,000,000

1295498 R2 21 Church St, Ashfield 2014.165.1Approved 05/08/2014

Subdivision of existing attached 2 dwellings to create 2 Torrens Title Lots.

1307872 R214 Winchcombe Ave,

Haberfield2014.164.1

Approved 08/07/2014

Alterations and additions to create a secondary dwelling.

1305843 IN2 1‐13 Smith St, Summer Hill 2014.127.1 13‐05‐14 Pending Use of premises for child care centre.Sold 08/07/2013

$2,900,000

DA's FROM OCTOBER 2014

1300912 R2 18 Lion St, Croydon 2014.119.1 29‐04‐14Approved 01/07/2014

Demolition of dwelling and construction of attached dual occupancy

1306115 R2 178 Smith St, Summer Hill 2014.080.1 01‐04‐14Approved 01/07/2014

Alterations to dwelling and addition of dual occupancy.

1297450 R2 7 Farleigh St, Ashfield 2014.077.1 25‐03‐14 Alterations to dwelling and addition of dual occupancy.

2973911 IN2 2‐32 Smith St, Summer Hill 2014.070.1 18‐03‐14Approved 02/12/2014

Stage 2 of Flour Mills Development. Additions to silos to create 45 dwellings and commercial space; construction of a 7 level building comprising 6 dwellings; construction of a part 3 and part 6 level building comprising 18 dwellings; conversion of 2 level building for commercial use and basement parking.

1298628 R26 Grosvenor Crescent,

Summer Hill2014.051.1 04‐03‐14

Approved 22/07/2014

Alteratons and additions to dwelling and use as a 28 room Boarding House

1299677 R2 36‐38 Holden St, Ashfield 2014.039.1 25‐02‐14Approved 13/05/2014

Use of premises as place of worship

1300975 B4 425 Liverpool Rd, Croyden 2014.012.1 11‐02‐14Refused

02/12/2014Construction of 7 storey Mixed Use building comprising 43 units, commercial tenancy and basement parking.

Sold 10/04/2013 $2,100,000

1303931 R3 38 Park Ave, Ashfield 2014.011.1 11‐02‐14Approved 17/06/2014

Alterations and additions to dwelling and construction of dual occupancy.

1301364 B4 270 Liverpool Rd, Ashfield 2014.009.1 04‐02‐14Approved 18/06/2014

Construction of 8 storey mixed use development comprising 2 ground floor retail/commercial tenancies and 61 dwellings, fit‐out and use of one of ground floor tenancy as a bank, 4 levels of basement carparking and landscaping.

3392423 B6 202 Parramatta Rd, Ashfield 2014.007.1 28‐01‐14Approved 16/12/2014

Construction of supermarket (Woolworths), liquor store and café.Sold 13/01/2014 $16,720,000

Sales SummaryProp ID: Map

Ref:Property Address, Legal

Description and Land Dimensions:Area Comments:LGA: Zone: Analysed LV:

District: Zone: Component: Date: 01-Jan-14 to: 23-Nov-15 Benchmark Sales

Contract: Transfer:

Purch. Price: GST Paid: $ / m2

$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:

Comp:Sale Code: Density: Units:

Unit Type: Strata Lot:Area Unit

Dealing No.0 270 LIVERPOOL RD ASHFIELD

2131 1/1206918 26.32 / 38.03 X 54.98 / 67.57

1,519.0000 16-Dec-14 $8,300,000 0.00 Irregular shaped parcel with wide frontage to Liverpool Rd and ROW access to Knox St to the side. Situated in a secondary/prime position within medium/large centre with good passing trade and exposure to traffic.

13-Mar-15B4

CDD134 $8,300,000 $8,300,000 $0

$5,464 $5,464 $0 0.00No$127,692 $127,692 $0

23

Square MetresBV 65M

AJ314465

0 22 GEORGE ST LEICHHARDT 2131 VARIOUS / X /

0,100.0000 14-Mar-14 $47,100,000 0.0020-May-15

B4CDD

134 $42,100,000 $42,100,000 $0$4,168 $4,168 $0 0.00No

$42,100,000 $42,100,000 $0

10100

Square MetresBV 1M

AI1669807

0 371-377 LIVERPOOL RD ASHFIELD 2131 1/923305 1/113951 1/923182 / X /

1,745.1000 28-Aug-15 $10,000,000 0.00 Two adjoining sites sold in one line from the one owner. Fringe position on the edge of centre with more residential potential than commercial.

11-Sep-15B4

CDD134 $9,650,000 $9,650,000 $0

$5,530 $5,530 $0 0.00No$193,000 $193,000 $0

35

Square MetresBV 50M

AJ814988

0 2-6 THOMAS ST ASHFIELD 2131 1/926339 5/1049312 1/513247 1/922905 / X /

1,487.0000 19-May-14 $7,250,000 0.00 Irregular shaped site close to the intersection of Liverpool Rd. The property comprises three (3) detached original dwellings. Sold in one-line in unadvertised transaction for a combined PP of $7.25m

19-Nov-14B4

CDD134 $7,250,000 $7,250,000 $0

$4,876 $4,876 $0 0.00No$7,250,000 $7,250,000 $0

1487

Square MetresBV 1M

AJ54201

1291701 VALMAP 37 ALBERT PDE ASHFIELD 2131 2/305663 12.19 / 12.19 X 54.86 / 54.86

668.7400 03-Oct-14 $1,981,000 1.2414-Nov-14

R2EGA

134 $1,058,000 $1,133,000 $856,000$1,582 $1,694 $1,280 1.32No$1,582 $1,694 $1,280

1

Square MetresAC 668.74M

AJ53484

1291704 VALMAP 31 ALBERT PDE ASHFIELD 2131 2/937988 12.37 IRREGULR / 10.55 X 54.77 / 46.22

493.2000 19-Nov-14 $1,350,000 1.2913-Jan-15

R2EGA

134 $873,500 $918,500 $678,000$1,771 $1,862 $1,375 1.35No$1,771 $1,862 $1,375

1


AJ217953

1291800 VALMAP 3 ALEXANDRA ST ASHFIELD 2131 501/777455 10.1 / 10.39 X 39.62 / 39.63

402.7000 20-Apr-15 $1,145,000 1.4101-Jun-15

R2EGC

134 $786,000 $786,000 $558,000$1,952 $1,952 $1,386 1.41No$1,952 $1,952 $1,386

1


AJ548306

1292748 VALMAP 24 ARMSTRONG ST ASHFIELD 2131 3/521191 20.12 / 20.42 X 25.27 / 16

392.0000 02-Aug-14 $1,195,000 1.3005-Sep-14

R2ESE

134 $703,500 $703,500 $543,000$1,795 $1,795 $1,385 1.30No$1,795 $1,795 $1,385

1

Square MetresAC 392M

AI880573

1292811 VALMAP 10 ARTHUR ST ASHFIELD 2131 2/84669 16.548 / 16.999 X 32.309 / 32.823

543.8000 01-Nov-14 $1,110,000 1.2412-Dec-14

R2ESE

134 $741,000 $791,000 $598,000$1,363 $1,455 $1,100 1.32No$1,363 $1,455 $1,100

1


AJ125467

Date Printed: 23-Nov-15Page 1

The information contained in this report is confidential between SAVS , OVG NSW and DEPARTMENT OF LANDS NSW. Disclosure or misuse of this information may lead to legal action





Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1292921 VALMAP 2 BANKS ST ASHFIELD 2131

2/734670 7.85 / 7.85 X 50.29 / 50.29

394.7800 05-Jul-14 $1,030,000 1.2829-Sep-14

R2EGC

134 $684,000 $749,000 $535,000$1,733 $1,897 $1,355 1.40No$1,733 $1,897 $1,355

1


AI945277

1292956 VALMAP 39 BARTLETT ST SUMMER HILL 2130 1/606233 4.94 / 4.98 X 30.48 /

150.4000 14-Mar-15 $935,000 1.3727-Apr-15

R2EPQ

134 $676,500 $676,500 $494,000$4,498 $4,498 $3,285 1.37No$4,498 $4,498 $3,285

1


AJ453966

1293010 VALMAP 4 BARTON AVE HABERFIELD 2045 1/103899 13.72 / X 45.72 /

626.0000 30-Jan-15 $2,450,000 1.4213-Mar-15

R2EHH

134 $1,649,500 $1,649,500 $1,160,000$2,635 $2,635 $1,853 1.42No$2,635 $2,635 $1,853

1


AJ343702

1293034 VALMAP 41 BARTON AVE HABERFIELD 2045 52/3855 18.29 / 18.29 X 45.72 / 45.72

836.2200 15-Nov-14 $2,226,000 1.2409-Feb-15

R2EHH

134 $1,688,000 $1,798,000 $1,360,000$2,019 $2,150 $1,626 1.32No$2,019 $2,150 $1,626

1


AJ267961

1293285 VALMAP 33 BLAND ST ASHFIELD 2131 2/202977 9.25 / X 44.81 /

414.5000 21-Mar-15 $1,412,000 1.4204-May-15

R3EDS

134 $773,000 $773,000 $546,000$1,865 $1,865 $1,317 1.42No$1,865 $1,865 $1,317

1


AJ525911

1293337 VALMAP 105 BLAND ST ASHFIELD 2131 4/3810 15.24 / X 32.56 / 32.46

493.2000 16-Feb-15 $1,630,000 1.3030-Mar-15

R2EGA

134 $923,000 $923,000 $710,000$1,871 $1,871 $1,440 1.30No$1,871 $1,871 $1,440

1


AJ384901

1293372 VALMAP 176 BLAND ST HABERFIELD 2045 50/4568 15.24 / X 45.72 /

696.7700 21-Feb-15 $2,000,000 1.3704-May-15

R2ERR

134 $1,447,250 $1,477,250 $1,060,000$2,077 $2,120 $1,521 1.39No$2,077 $2,120 $1,521

1


AJ487463

1293533 60 BLAND ST ASHFIELD 2131 1/522923 17.83 / X 50.06 /

892.5700 28-Feb-15 $4,640,000 1.4125-May-15

R3EDD

134 $2,180,000 $2,180,000 $1,550,000$2,442 $2,442 $1,737 1.41No

$242,222 $242,222 $172,222

99

Square MetresAD 9M

AJ526022

1293688 VALMAP 2 BLAND ST ASHFIELD 2131 1/984246 10.69 / 14.65 X 30.29 / 30.05

379.4000 13-Dec-14 $900,000 1.2630-Jan-15

R2EGA

134 $608,000 $633,000 $483,000$1,603 $1,668 $1,273 1.31No$1,603 $1,668 $1,273

1


AJ263208







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1293722 VALMAP 11 BOOMERANG ST

HABERFIELD 2045 B/437823 7.64 / 7.62 X 58.15 / 57.67

436.3000 13-Dec-14 $1,540,000 1.2709-Mar-15

R2EHH

134 $1,008,250 $1,053,250 $791,000$2,311 $2,414 $1,813 1.33No$2,311 $2,414 $1,813

1


AJ335520

1293765 VALMAP 14 BOOMERANG ST HABERFIELD 2045 12/229260 7.65 / 7.52 X 47.07 / 46.58

354.1000 04-Jul-15 $1,450,000 1.3917-Aug-15

R2EHH

134 $1,003,000 $1,003,000 $724,000$2,833 $2,833 $2,045 1.39No$2,833 $2,833 $2,045

1


AJ759995

1293769 VALMAP 6 BOOMERANG ST HABERFIELD 2045 4/6668 / X /

682.9000 20-Feb-15 $2,822,000 1.4608-Apr-15

R2EHH

134 $1,722,500 $1,722,500 $1,180,000$2,522 $2,522 $1,728 1.46No$2,522 $2,522 $1,728

1


AJ396522

1293787 VALMAP 12 BROUGHTON ST ASHFIELD 2131 3/1103830 6.475 / 6.475 X 42.825 / 42.825

277.2910 08-Nov-14 $898,000 1.3119-Dec-14

R2EGA

134 $590,000 $615,000 $451,000$2,128 $2,218 $1,626 1.36No$2,128 $2,218 $1,626

1


AJ173649

1293986 VALMAP 7 CARLISLE ST ASHFIELD 2131 B/309469 12.5 / X 40.06 /

499.5000 18-Sep-14 $1,622,000 1.3426-Nov-14

R2ESE

134 $990,000 $1,055,000 $738,000$1,982 $2,112 $1,477 1.43No$1,982 $2,112 $1,477

1


AJ77029

1294024 VALMAP 40 CARLISLE ST ASHFIELD 2131 38/2777 1/115404 15.09 / X 40.055 /

597.2000 30-Sep-14 $1,550,000 1.2625-Nov-14

R2ESE

134 $1,088,000 $1,168,000 $864,000$1,822 $1,956 $1,447 1.35No$1,822 $1,956 $1,447

1


AJ76274

1294150 VALMAP 26 CARLTON CRES SUMMER HILL 2130 63/3470 4.5 / 4.42 X 29.51 / 29.46

126.5000 18-Apr-15 $881,000 1.4101-Jun-15

R2EPQ

134 $573,000 $573,000 $407,000$4,530 $4,530 $3,217 1.41No$4,530 $4,530 $3,217

1


AJ548648

1294167 5 CARLTON CRES SUMMER HILL 2130 A/435425 7.65 / 7.62 X 40.23 / 39.62

303.5000 19-Nov-14 $1,100,000 1.4923-Jan-15

IN2DSS

134 $520,000 $520,000 $349,000$1,713 $1,713 $1,150 1.49No

$520,000 $520,000 $349,000

304

Square MetresIF 1M

AJ221395

1294183 VALMAP 25 CARRINGTON ST SUMMER HILL 2130 25/1624 6.1 / X 33.53 /

204.5300 29-Nov-14 $1,240,000 1.3729-Jan-15

R2EPQ

134 $800,000 $840,000 $583,000$3,911 $4,107 $2,850 1.44No$3,911 $4,107 $2,850

1


AJ235627







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1294311 VALMAP 17 CAVILL AVE ASHFIELD 2131

1/18545 11.58 / 11.51 X 31.52 / 32.87

366.7000 20-Dec-14 $1,501,000 1.4123-Feb-15

B4CDD

134 $933,000 $933,000 $660,000$2,544 $2,544 $1,800 1.41No$2,544 $2,544 $1,800

1


AJ294927

1294502 VALMAP 47 CECIL ST ASHFIELD 2131 131/130496 1/952353 12.19 / 12.19 X 60.96 / 60.96

733.4000 11-Dec-14 $1,650,000 1.3405-Mar-15

R3EDS

134 $1,102,250 $1,157,250 $824,000$1,503 $1,578 $1,124 1.40No$1,503 $1,578 $1,124

1


AJ339324

1294535 VALMAP 24 CECIL ST ASHFIELD 2131 151/531353 7.59 / 7.87 X 60.96 / 60.96

467.9000 28-Jul-14 $990,000 1.1803-Oct-14

R3EDS

134 $708,000 $858,000 $602,000$1,513 $1,834 $1,287 1.43No$1,513 $1,834 $1,287

1


AI954578

1294913 VALMAP 120 CHANDOS ST HABERFIELD 2045 240/4774 15.24 / X 45.95 / 45.97

695.6000 13-Dec-14 $1,842,000 1.3009-Mar-15

R2ERR

134 $1,249,000 $1,249,000 $958,000$1,796 $1,796 $1,377 1.30No$1,796 $1,796 $1,377

1


AJ337752

1294974 VALMAP 48 CHANDOS ST ASHFIELD 2131 100/130226 13.93 IRREGULR / 12.19 X 33.53 / 36.58

442.6000 03-Nov-14 $1,250,000 1.3202-Jan-15

R2EGA

134 $908,500 $943,500 $688,000$2,053 $2,132 $1,554 1.37No$2,053 $2,132 $1,554

1


AJ242593

1295032 30 CHANDOS ST ASHFIELD 2131 1/169164 / X /

727.2000 23-Mar-15 $2,555,000 1.4408-Apr-15

R3EDD

134 $1,752,000 $1,752,000 $1,220,000$2,409 $2,409 $1,678 1.44No

$1,752,000 $1,752,000 $1,220,000

727

Square MetresAC 1M

AJ438448

1295346 VALMAP 56 CHARLOTTE ST ASHFIELD 2131 2/17963 13.41 / 11.61 X 46.02 / 45.82

594.3000 08-Nov-14 $1,775,000 1.4922-Dec-14

R3EDS

134 $1,128,000 $1,128,000 $757,000$1,898 $1,898 $1,274 1.49No$1,898 $1,898 $1,274

1


AJ190880

1295571 VALMAP 60 CHURCH ST ASHFIELD 2131 3/2/313 15.24 / X 45.72 /

696.7700 20-Sep-14 $1,741,000 1.1730-Oct-14

R2EGC

134 $978,000 $1,063,000 $833,000$1,404 $1,526 $1,196 1.28No$1,404 $1,526 $1,196

1


AJ24692

1295638 VALMAP 21 CLISSOLD ST ASHFIELD 2131 1/921417 17.07 / X 33.43 / 33.39

569.1000 01-Nov-14 $1,312,000 1.2005-Jan-15

R2ESE

134 $990,000 $1,065,000 $825,000$1,740 $1,871 $1,450 1.29No$1,740 $1,871 $1,450

1


AJ228499







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1295664 VALMAP 15 COLLEGE ST CROYDON

2132 B/328234 7.32 / 7.47 X 24.82 / 24.92

183.4000 31-May-14 $1,077,000 1.2430-Jun-14

B2CFF

134 $557,000 $632,000 $448,000$3,037 $3,446 $2,443 1.41No$3,037 $3,446 $2,443

1

Square MetresBS 183.4M

AI716406

1295717 VALMAP 30 CRANE AVE HABERFIELD 2045 137/6668 15.24 / X 45.72 /

696.7700 21-Feb-15 $2,250,000 1.3923-Mar-15

R2EHH

134 $1,544,000 $1,544,000 $1,110,000$2,216 $2,216 $1,593 1.39No$2,216 $2,216 $1,593

1


AJ369263

1295725 VALMAP 14 CRANE AVE HABERFIELD 2045 2/213182 7.62 / 7.93 X 45.72 / 45.72

354.1000 20-Oct-14 $1,300,000 1.3401-Dec-14

R2EHH

134 $862,000 $912,000 $641,000$2,434 $2,576 $1,810 1.42No$2,434 $2,576 $1,810

1


AJ172278

1295833 VALMAP 35 CROMWELL ST CROYDON PARK 2133 6/4/501 12.19 / X 37.49 /

457.0000 27-Jul-15 $1,400,000 1.5924-Sep-15

R2ESW

134 $1,076,000 $1,076,000 $676,000$2,354 $2,354 $1,479 1.59No$2,354 $2,354 $1,479

1


AJ867473

1295866 VALMAP 37 CROYDON RD CROYDON 2132 6/216645 4.5 / 4.67 X 41.25 / 40.03

177.0000 09-May-15 $920,000 1.3422-Jun-15

R2EGC

134 $563,500 $563,500 $420,000$3,184 $3,184 $2,373 1.34No$3,184 $3,184 $2,373

1


AJ599970

1295959 VALMAP 160 CROYDON RD CROYDON 2132 1/175666 14.02 IRREGULR / 12.19 X 40.72 / 40.01

505.9000 23-Jan-15 $1,370,000 1.3516-Mar-15

R2EGC

134 $865,250 $890,250 $639,000$1,710 $1,760 $1,263 1.39No

$0 $0 $0

0

Square MetresAC 0M

AJ357347

1295981 VALMAP 126 CROYDON RD CROYDON 2132 2/101747 7.62 / X 60.96 /

464.5200 30-Mar-15 $1,305,000 1.3011-May-15

R2EGC

134 $819,000 $819,000 $631,000$1,763 $1,763 $1,358 1.30No$1,763 $1,763 $1,358

1


AJ496834

1296160 VALMAP 113 DALHOUSIE ST HABERFIELD 2045 B/389594 7.65 / 7.62 X 51.66 / 51.05

385.7000 06-Nov-14 $1,100,000 1.2119-Jan-15

R2EHH

134 $805,500 $855,500 $663,000$2,088 $2,218 $1,719 1.29No$2,088 $2,218 $1,719

1


AJ219012

1296346 VALMAP 1 DEAKIN AVE HABERFIELD 2045 284/4354 13.72 / X 41.15 /

564.5800 01-Oct-14 $1,970,000 1.3120-Nov-14

R2EHH

134 $1,203,000 $1,273,000 $920,000$2,131 $2,255 $1,630 1.38No$2,131 $2,255 $1,630

1


AJ71768







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1296406 113 DOBROYD PDE

HABERFIELD 2045 4/601158 / X /

1,324.0000 09-Jul-14 $1,200,000 1.1216-Jul-14

B6CCC

134 $1,200,000 $1,200,000 $1,070,000$906 $906 $808 1.12No

$1,200,000 $1,200,000 $1,070,000

1324

Square MetresAC 1M

AJ238505

1296423 VALMAP 69 DOBROYD PDE HABERFIELD 2045 B/398359 7.62 / X 53.52 / 54.38

430.0000 19-Dec-14 $1,125,000 1.2506-Feb-15

R2EHH

134 $670,000 $705,000 $534,000$1,558 $1,640 $1,242 1.32No$1,558 $1,640 $1,242

1


AJ263382

1296468 VALMAP 6 DOBROYD PDE HABERFIELD 2045 41/9/7990 15.49 IRREGULR / 15.24 X 47.71 / 45.72

714.5000 21-Apr-15 $2,000,000 1.1930-Jun-15

R2EHH

134 $1,561,000 $1,761,000 $1,310,000$2,185 $2,465 $1,833 1.34No$2,185 $2,465 $1,833

1


AJ653130

1296537 VALMAP 39 DOVER ST SUMMER HILL 2130 12/531216 5.98 / 5.94 X 42.01 / 41.38

246.6000 08-Nov-14 $1,110,000 1.2919-Dec-14

R2EPQ

134 $665,500 $705,500 $517,000$2,699 $2,861 $2,097 1.36No$2,699 $2,861 $2,097

1


AJ162760

1296588 VALMAP 25 DUDLEY ST HABERFIELD 2045 162/706549 7.61 / 7.8 X 45.72 /

351.5000 30-Sep-14 $1,425,000 1.2308-Dec-14

R2EHH

134 $914,000 $989,000 $745,000$2,600 $2,814 $2,119 1.33No$2,600 $2,814 $2,119

1


AJ124007

1296737 VALMAP 162 EDWIN ST CROYDON 2132 4/319988 12.19 / 12.15 X 30.48 / 30.94

375.0000 15-Nov-14 $1,320,000 1.2518-Dec-14

R2EGC

134 $816,000 $856,000 $653,000$2,176 $2,283 $1,741 1.31No$2,176 $2,283 $1,741

1


AJ184788

1296846 VALMAP 86 EDWIN ST CROYDON 2132 7/1/733 6.1 / X 23.24 /

139.2000 02-Feb-15 $870,000 1.3427-Mar-15

B2CFF

134 $400,000 $400,000 $299,000$2,874 $2,874 $2,148 1.34No$2,874 $2,874 $2,148

1


AJ392116

1296926 VALMAP 46 EDWIN ST CROYDON 2132 E/14043 12.19 / X 36.73 / 36.7

442.6000 28-Oct-14 $1,450,000 1.4325-Nov-14

R2ESW

134 $899,000 $944,000 $627,000$2,031 $2,133 $1,417 1.51No$2,031 $2,133 $1,417

1


AJ76576

1297460 VALMAP 27 FARLEIGH ST ASHFIELD 2131 6/10793 10.16 / X 47.14 /

474.2000 25-Jul-15 $1,380,000 1.4304-Sep-15

R2ESE

134 $970,000 $970,000 $676,000$2,046 $2,046 $1,426 1.43No$2,046 $2,046 $1,426

1


AJ850682







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1297518 VALMAP 2 FLEET ST SUMMER HILL 2130

4/2/560 9.45 / X 33.48 / 316.3900 20-Mar-15 $1,350,000 1.42

08-May-15R2

EPQ134 $989,000 $989,000 $695,000

$3,126 $3,126 $2,197 1.42No$3,126 $3,126 $2,197

1


AJ481455

1297718 VALMAP 79 FREDERICK ST ASHFIELD 2131 B/384094 8.88 / 7.23 X 63.5 /

480.6000 05-Nov-14 $955,000 1.2810-Dec-14

R2EGA

134 $626,750 $661,750 $491,000$1,304 $1,377 $1,022 1.35No$1,304 $1,377 $1,022

1


AJ178137

1297902 VALMAP 74 FREDERICK ST ASHFIELD 2131 3/6978 16.76 / 16.76 X 39.62 / 39.62

600.7000 06-Dec-14 $1,200,000 1.2830-Mar-15

R2EGC

134 $632,250 $657,250 $493,000$1,053 $1,094 $821 1.33No$1,053 $1,094 $821

1


AJ386914

1297937 VALMAP 15 GEORGES RIVER RD CROYDON PARK 2133 6/5/1211 18.47 / 17.68 X 33.3 / 38.66

632.3000 04-Jul-15 $1,320,000 1.5617-Aug-15

R2ESW

134 $875,000 $875,000 $562,000$1,384 $1,384 $889 1.56No$1,384 $1,384 $889

1


AJ768691

1298371 VALMAP 40 GREENHILLS ST CROYDON 2132 1/333286 12.19 / X 30.48 / 31.29

373.1000 22-Apr-15 $1,500,000 1.5603-Jun-15

R2ESW

134 $916,000 $916,000 $588,000$2,455 $2,455 $1,576 1.56No$2,455 $2,455 $1,576

1


AJ544653

1298579 VALMAP 32 GROSVENOR CRES SUMMER HILL 2130 4/227289 4.98 / 5.49 X 33.02 / 30.81

158.1000 22-Aug-14 $830,000 1.3621-Oct-14

B2CEE

134 $462,000 $462,000 $340,000$2,922 $2,922 $2,151 1.36No$2,922 $2,922 $2,151

1


AI988830

1298588 VALMAP 23 GROSVENOR CRES SUMMER HILL 2130 1/120812 12.14 / 11.43 X 36.22 / 32.14

390.6000 22-Jun-15 $1,330,000 1.3315-Jul-15

R2EPQ

134 $924,500 $924,500 $695,000$2,367 $2,367 $1,779 1.33No$2,367 $2,367 $1,779

1


AJ675811

1298665 VALMAP 23 HAMMOND AVE CROYDON 2132 70/8741 17.68 / X 45.72 /

808.3300 07-Feb-15 $1,812,000 1.4023-Mar-15

R2EGC

134 $1,398,000 $1,398,000 $1,000,000$1,729 $1,729 $1,237 1.40No$1,729 $1,729 $1,237

1


AJ358813

1298743 VALMAP 46 HANKS ST ASHBURY 2193 7/7668 12.19 / X 36.58 /

445.9100 28-Nov-14 $1,185,000 1.2416-Jan-15

R2ESE

134 $813,500 $873,500 $658,000$1,824 $1,959 $1,476 1.33No$1,824 $1,959 $1,476

1


AJ214114







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1298772 VALMAP 4 HARDY ST ASHFIELD 2131

1/948089 1/956243 15.85 / 15.85 X 25.93 / 28.5

411.0000 04-Jul-15 $1,510,000 1.4120-Aug-15

R2ESE

134 $891,000 $891,000 $633,000$2,168 $2,168 $1,540 1.41No$2,168 $2,168 $1,540

1


AJ806091

1298843 VALMAP 27 HARDY ST ASHFIELD 2131 15/2/527 10.74 / 10.67 X 45.09 / 43.46

467.9000 23-Jan-15 $1,263,000 1.2411-Mar-15

R2ESE

134 $785,500 $810,500 $633,000$1,679 $1,732 $1,353 1.28No$1,679 $1,732 $1,353

1


AJ336450

1298912 VALMAP 176 HAWTHORNE PDE HABERFIELD 2045 123/3855 1/920965 15.24 / X 63.32 / 63.36

961.1000 27-Jun-15 $2,025,000 1.3310-Aug-15

R2EHH

134 $1,667,000 $1,667,000 $1,250,000$1,734 $1,734 $1,301 1.33No$1,734 $1,734 $1,301

1


AJ717565

1298993 VALMAP 22 HAWTHORNE PDE HABERFIELD 2045 26/6675 15.24 / 16.76 IRREGULR X 39.3 / 37.74

594.4000 20-Mar-15 $1,867,500 1.2729-May-15

R2ERR

134 $1,188,500 $1,188,500 $937,000$1,999 $1,999 $1,576 1.27No$1,999 $1,999 $1,576

1


AJ555949

1299093 VALMAP 14 HEDGER AVE ASHFIELD 2131 10/14508 11.61 / 10.41 X 33.99 / 33.61

366.7000 29-Nov-14 $1,310,000 1.2820-Jan-15

R2EGC

134 $807,500 $842,500 $631,000$2,202 $2,298 $1,721 1.34No$2,202 $2,298 $1,721

1


AJ268301

1299138 VALMAP 89 HEIGHWAY AVE CROYDON 2132 4/A/6241 12.19 / 12.17 X 44.65 / 44.35

537.5000 02-Apr-15 $1,565,000 1.5020-May-15

R2ESW

134 $1,016,500 $1,016,500 $676,000$1,891 $1,891 $1,258 1.50No$1,891 $1,891 $1,258

1


AJ527840

1299222 VALMAP 53 HENRY ST ASHFIELD 2131 56/11724 11.46 / X 32.16 /

368.5500 06-Dec-14 $1,151,000 1.2402-Feb-15

R2EGC

134 $790,500 $835,500 $640,000$2,145 $2,267 $1,737 1.31No$2,145 $2,267 $1,737

1


AJ239561

1299428 VALMAP 10 HERBERT ST SUMMER HILL 2130 23/2/291 12.19 / X 36.58

442.6000 15-Aug-15 $1,530,000 1.5009-Oct-15

R2EPQ

134 $1,194,500 $1,194,500 $796,000$2,699 $2,699 $1,798 1.50No$2,699 $2,699 $1,798

1


AJ897008

1299461 23 HERCULES ST ASHFIELD 2131 1/920429 / X /

126.5000 27-Jun-15 $2,170,000 1.5314-Aug-15

B4CAA

134 $1,180,000 $1,180,000 $769,000$9,328 $9,328 $6,079 1.53No

$1,180,000 $1,180,000 $769,000

126

Square MetresBS 1M

AJ814294







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1299542 VALMAP 2 HILLCREST AVE ASHFIELD

2131 15/9373 12.8 / X 36.6 / 36.7

467.9000 18-Apr-15 $1,550,000 1.4101-Jun-15

R2ESE

134 $963,000 $963,000 $683,000$2,058 $2,058 $1,460 1.41No$2,058 $2,058 $1,460

1


AJ550144

1299760 VALMAP 260 HOLDEN ST ASHBURY 2193 7/1415 13.72 / 14.02 X 46.58 / 46.56

645.0000 28-Mar-15 $1,781,000 1.3929-Jun-15

R2ESE

134 $1,058,000 $1,058,000 $762,000$1,640 $1,640 $1,181 1.39No$1,640 $1,640 $1,181

1


AJ647582

1299771 VALMAP 101 HOLDEN ST ASHFIELD 2131 B/417193 17.78 / X 31.45 / 31.75

556.4000 10-Sep-14 $1,240,000 1.2405-Nov-14

R2ESE

134 $911,500 $986,500 $738,000$1,638 $1,773 $1,326 1.34No$1,638 $1,773 $1,326

1


AJ22794

1299934 VALMAP 31 JOHN ST ASHFIELD 2131 1/450010 10.06 / 10.06 X 39.62 / 39.62

398.5800 13-Sep-14 $1,305,000 1.3003-Dec-14

R2EGA

134 $817,500 $867,500 $629,000$2,051 $2,176 $1,578 1.38No$2,051 $2,176 $1,578

1


AJ105800

1299959 VALMAP 54 JOHN ST ASHFIELD 2131 11/1888 12.19 / X 30.48 /

371.5500 22-Nov-14 $890,000 1.2327-Jan-15

R2EGC

134 $703,250 $748,250 $571,000$1,893 $2,014 $1,537 1.31No$1,893 $2,014 $1,537

1


AJ226081

1299992 VALMAP 12 JOHN ST ASHFIELD 2131 3/6741 12.19 / 9.35 X 45.87 IRREGULR / 40.16 IRREGULR

480.6000 29-Nov-14 $1,122,000 1.3102-Feb-15

R2EGA

134 $794,000 $824,000 $608,000$1,652 $1,715 $1,265 1.36No$1,652 $1,715 $1,265

1


AJ247586

1300079 VALMAP 27 JOSEPH ST ASHFIELD 2131 1/770366 7.27 / 6.84 X 31.41 / 30.81

215.5000 09-Jul-14 $857,500 1.0920-Aug-14

R2ESE

134 $502,500 $597,500 $463,000$2,332 $2,773 $2,148 1.29No$2,332 $2,773 $2,148

1


AI844791

1300101 VALMAP 11 JULIA ST ASHFIELD 2131 3/172649 12.34 / 13.11 X 30.7 / 36.58

398.4000 08-Nov-14 $1,200,000 1.2719-Dec-14

R2EGA

134 $819,000 $854,000 $646,000$2,056 $2,144 $1,621 1.32No$2,056 $2,144 $1,621

1


AJ161853

1300163 VALMAP 20 JULIA ST ASHFIELD 2131 2/14413 12.19 / X 30.48 /

371.5500 28-Feb-15 $1,410,000 1.4615-Apr-15

R3EDS

134 $925,000 $925,000 $634,000$2,490 $2,490 $1,706 1.46No$2,490 $2,490 $1,706

1


AJ424875







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1300221 VALMAP 30 JUNCTION RD SUMMER

HILL 2130 2/568875 6.37 / 5.99 X 30.48 / 30.8 IRREGULR

189.7000 02-Apr-15 $950,000 1.3715-Jun-15

R2EPQ

134 $672,250 $672,250 $491,000$3,544 $3,544 $2,588 1.37No$3,544 $3,544 $2,588

1


AJ583912

1300337 VALMAP 44 KENSINGTON RD SUMMER HILL 2130 1/907499 6.1 / 6.1 X 45.72 / 45.72

278.2000 27-Feb-15 $1,250,000 1.3710-Apr-15

R2EPQ

134 $845,500 $845,500 $617,000$3,039 $3,039 $2,218 1.37No$3,039 $3,039 $2,218

1


AJ429535

1300442 VALMAP 77 KENSINGTON RD SUMMER HILL 2130 28/1051986 13.41 / X 60.96 /

815.7000 09-Jul-14 $1,800,000 1.2101-Oct-14

R2EPQ

134 $1,298,000 $1,413,000 $1,070,000$1,591 $1,732 $1,312 1.32No$1,591 $1,732 $1,312

1


AI939708

1300526 VALMAP 53 KENSINGTON RD SUMMER HILL 2130 3/D/595 12.19 / X 30.48 /

371.5500 29-Apr-15 $1,602,000 1.4529-May-15

R2EPQ

134 $1,066,000 $1,066,000 $736,000$2,869 $2,869 $1,981 1.45No$2,869 $2,869 $1,981

1


AJ531709

1300609 VALMAP 22 KING ST ASHFIELD 2131 B/346063 7.59 / 7.59 X 45.82 / 45.82

347.7700 02-Oct-14 $1,120,000 1.2719-Nov-14

R2ESE

134 $677,000 $727,000 $531,000$1,947 $2,090 $1,527 1.37No$1,947 $2,090 $1,527

1


AJ166199

1300727 VALMAP 90 KINGSTON ST HABERFIELD 2045 26/4/5908 15.24 / X 45.72 /

696.7700 21-Mar-15 $2,425,000 1.4127-Apr-15

R2EHH

134 $1,800,000 $1,800,000 $1,280,000$2,583 $2,583 $1,837 1.41No$2,583 $2,583 $1,837

1


AJ440417


696.7700 06-Sep-14 $2,370,000 1.3220-Oct-14

R2EHH

134 $1,689,000 $1,809,000 $1,280,000$2,424 $2,596 $1,837 1.41No$2,424 $2,596 $1,837

1


AI987656


696.7700 19-Dec-14 $2,125,000 1.3112-Feb-15

R2EHH

134 $1,627,000 $1,702,000 $1,240,000$2,335 $2,443 $1,780 1.37No$2,335 $2,443 $1,780

1


AJ277859

1300847 VALMAP 10 LANG ST CROYDON 2132 44/11680 11.79 / X 45.62 /

537.8600 12-Nov-14 $1,465,000 1.3116-Jan-15

R2EGC

134 $1,004,000 $1,054,000 $766,000$1,867 $1,960 $1,424 1.38No$1,867 $1,960 $1,424

1


AJ257518







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1300849 VALMAP 6 LANG ST CROYDON 2132

42/11680 11.79 / X 45.62 / 537.8600 20-Jun-15 $1,920,000 1.44

06-Oct-15R2

EGC134 $1,102,000 $1,102,000 $766,000

$2,049 $2,049 $1,424 1.44No$2,049 $2,049 $1,424

1


AJ901136

1300892 VALMAP 3 LINDSAY AVE SUMMER HILL 2130 20/19426 7.85 / 7.14 X 35.23 / 34.95

259.3000 28-Nov-14 $1,100,000 1.2730-Jan-15

R2EPQ

134 $785,000 $830,000 $616,000$3,027 $3,201 $2,376 1.35No$3,027 $3,201 $2,376

1


AJ280651

1301039 377 LIVERPOOL RD ASHFIELD 2131 1/923305 / X /

632.3000 28-Aug-15 $3,623,320 2.8811-Sep-15

B4CDD

134 $3,623,320 $3,623,320 $1,260,000$5,730 $5,730 $1,993 2.88No

$3,623,320 $3,623,320 $1,260,000

632

Square MetresAC 1M

AJ814989

1301040 371 LIVERPOOL RD ASHFIELD 2131 1/113951 1/923182 / X /

1,112.8000 28-Aug-15 $6,376,680 3.2211-Sep-15

B4CDD

134 $6,376,680 $6,376,680 $1,980,000$5,730 $5,730 $1,779 3.22No

$6,376,680 $6,376,680 $1,980,000

1113

Square MetresBG 1M

AJ814988

1301085 VALMAP 277 A LIVERPOOL RD ASHFIELD 2131 A/387065 6.73 IRREGULR / 6.93 X 37.77 IRREGULR / 36.96

252.9000 28-Feb-14 $1,780,000 1.0015-Apr-14

B4CAA

134 $1,200,000 $1,400,000 $1,200,000$4,745 $5,536 $4,745 1.17No$4,745 $5,536 $4,745

1


AI518921


619.7000 15-Apr-15 $3,250,000 1.9507-Aug-15

B4CDD

134 $1,815,000 $1,815,000 $930,000$2,929 $2,929 $1,501 1.95No

$1,815,000 $1,815,000 $930,000

620

Sqm ImprovedBA 1M

AJ747593


63.2000 20-May-15 $720,000 1.2125-Jun-15

B4CAA

134 $495,000 $495,000 $409,000$7,832 $7,832 $6,472 1.21No

$495,000 $495,000 $409,000

63

Square MetresBA 1M

AJ794195

1301364 270 LIVERPOOL RD ASHFIELD 2131 1/167680 B/309173 1, 2/983976 / X /

653.5000 16-Dec-14 $8,300,000 0.0013-Feb-15

B4CDD

134 $8,300,000 $8,300,000 $0$12,701 $12,701 $0 0.00No

$8,300,000 $8,300,000 $0

654

Square MetresBC 1M

AJ314465


385.7000 21-Apr-15 $3,000,000 1.3821-Jul-15

B4CAA

134 $3,000,000 $3,000,000 $2,170,000$7,778 $7,778 $5,626 1.38No

$3,000,000 $3,000,000 $2,170,000

386

Square MetresBS 1M

AJ682938







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1301406 UBD

254 E4132 LIVERPOOL RD ASHFIELD 2131 1/930674 1/930675 1, 2/931857 38.58 / 38.84 X 39.55 / 39.47

1,529.0000 05-Aug-14 $4,900,000 1.2916-Sep-14

B4CDD

134 $3,475,000 $3,625,000 $2,700,000$2,273 $2,371 $1,766 1.34No

$3,475,000 $3,625,000 $2,700,000

1529

Square Metres

BG 1M

AI900928

1301861 VALMAP 8 MARION ST HABERFIELD 2045 11/C/1988 10.06 / 10.06 X 36.575 / 36.575

366.7000 12-May-15 $1,525,000 1.2915-Jul-15

R2ERR

134 $823,000 $823,000 $636,000$2,244 $2,244 $1,734 1.29No$2,244 $2,244 $1,734

1


AJ669028

1301974 VALMAP 52 MILTON ST ASHFIELD 2131 1/938874 13.41 / X 37.8 /

506.8000 11-Nov-14 $1,030,000 1.2522-Dec-14

R2ESE

134 $627,000 $667,000 $502,000$1,237 $1,316 $991 1.33No$1,237 $1,316 $991

1


AJ150062

1302069 VALMAP 147 MILTON ST ASHFIELD 2131 2/205503 14.88 / 9.91 X 48.13 / 39.62

486.9000 05-Mar-15 $1,055,000 1.2716-Apr-15

R2ESE

134 $686,000 $686,000 $539,000$1,409 $1,409 $1,107 1.27No$1,409 $1,409 $1,107

1


AJ429179

1302074 VALMAP 139 MILTON ST ASHFIELD 2131 1/956364 14.66 / 8.66 X 35.84 / 34.06

366.7000 03-Dec-14 $1,025,000 1.3427-Jan-15

R2ESE

134 $676,000 $706,000 $506,000$1,843 $1,925 $1,380 1.40No$1,843 $1,925 $1,380

1


AJ229137

1302173 32 MILTON ST N ASHFIELD 2131 9, 10/246641 / X /

436.3000 17-Mar-15 $1,525,000 1.5128-Apr-15

IN2DSS

134 $665,000 $665,000 $440,000$1,524 $1,524 $1,008 1.51No

$665,000 $665,000 $440,000

436

Square MetresIF 1M

AJ437464

1302174 29 MILTON ST N ASHFIELD 2131 27, 28, 29, 30, 31/2/1365 / X /

1,176.1000 19-May-15 $2,750,000 1.4104-Aug-15

IN2DAA

134 $1,435,000 $1,435,000 $1,020,000$1,220 $1,220 $867 1.41No

$1,435,000 $1,435,000 $1,020,000

1176

Square MetresIW 1M

AJ713777

1302234 VALMAP 52 MOONBIE ST SUMMER HILL 2130 B/108044 3.84 / 4.29 X 38.15 / 38.28

145.4000 14-Mar-15 $788,000 1.3727-Apr-15

R2EPQ

134 $609,000 $609,000 $443,000$4,188 $4,188 $3,047 1.37No$4,188 $4,188 $3,047

1


AJ449364

1302261 VALMAP 41 MOONBIE ST SUMMER HILL 2130 7/B/388 13.41 / X 37.95 /

508.9100 06-Sep-14 $1,801,000 1.3204-Dec-14

R2EPQ

134 $1,052,000 $1,132,000 $795,000$2,067 $2,224 $1,562 1.42No$2,067 $2,224 $1,562

1


AJ99408







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1302273 11 A MOONBIE ST SUMMER

HILL 2130 C/310221 100 / 10 X 89.62 IRREGULR / 89.62 IRREGULR

1,477.0601 09-Dec-14 $4,150,000 1.1601-Jul-15

R2EDE

134 $2,475,000 $2,475,000 $2,130,000$1,676 $1,676 $1,442 1.16No

$2,475,000 $2,475,000 $2,130,000

1477

Square MetresPH 1M

AJ670726

1302388 VALMAP 6 MOUNT ST HURLSTONE PARK 2193 7/911 12.19 / X 39.78 /

480.6000 29-Nov-14 $1,260,000 1.2430-Jan-15

R2ESE

134 $863,000 $913,000 $698,000$1,796 $1,900 $1,452 1.31No$1,796 $1,900 $1,452

1


AJ250792

1302443 VALMAP 8 NICHOLLS AVE HABERFIELD 2045 1/913058 15.21 / 14.76 X 47.73 / 46.53

663.9000 20-Feb-15 $1,800,000 1.2310-Apr-15

R2ERR

134 $1,301,500 $1,341,500 $1,060,000$1,960 $2,021 $1,597 1.27No$1,960 $2,021 $1,597

1


AJ440329

1302569 VALMAP 32 NORTON ST ASHFIELD 2131 25/1433 7.98 / 7.62 X 39.57 / 37.44

290.9000 26-Jul-14 $965,000 1.3008-Sep-14

R2ESE

134 $616,000 $671,000 $474,000$2,118 $2,307 $1,629 1.42No$2,118 $2,307 $1,629

1


AI883613

1302751 VALMAP 33 NOWRANIE ST SUMMER HILL 2130 7/2/368 13.41 / X 37.29 / 37.26

499.5000 22-Jun-15 $2,100,000 1.4931-Aug-15

R2EPQ

134 $1,378,000 $1,378,000 $924,000$2,759 $2,759 $1,850 1.49No$2,759 $2,759 $1,850

1


AJ799447

1302937 VALMAP 4 O'CONNOR ST HABERFIELD 2045 A/441233 7.77 / 7.36 X 33.53 /

252.9000 03-Dec-14 $985,000 1.2619-Jan-15

R2ERR

134 $661,000 $696,000 $524,000$2,614 $2,752 $2,072 1.33No$2,614 $2,752 $2,072

1


AJ219885

1303003 VALMAP 256 OLD CANTERBURY RD SUMMER HILL 2130 1/931132 16.154 / 16.846 X 29.068 / 42.449 IRREGULR

575.4000 03-Jun-15 $1,300,000 1.3715-Jul-15

R2EPQ

134 $845,000 $845,000 $616,000$1,469 $1,469 $1,071 1.37No$1,469 $1,469 $1,071

1


AJ669272

1303314 49 ORPINGTON ST ASHFIELD 2131 21/13/439 15.24 / X 59.39 / 59.26

904.2000 31-May-14 $4,210,000 1.3114-Jul-14

R3EDD

134 $2,170,000 $2,170,000 $1,660,000$2,400 $2,400 $1,836 1.31No

$217,000 $217,000 $166,000

90

Square MetresAM 10M

AI771586

1303751 VALMAP 64 PALACE ST ASHFIELD 2131 1/959981 12.19 / 9.17 X 36.58 / 37.73 IRREGULR

436.3000 13-Oct-14 $1,100,000 1.1824-Nov-14

R2ESE

134 $801,000 $871,000 $676,000$1,836 $1,996 $1,549 1.29No$1,836 $1,996 $1,549

1


AJ76234







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1303817 VALMAP 19 PARK AVE ASHFIELD 2131

12/858369 5.97 / 5.97 X 33.48 / 33.48

200.9000 07-Mar-15 $1,075,000 1.4504-Jun-15

R2ESE

134 $645,000 $645,000 $445,000$3,211 $3,211 $2,215 1.45No$3,211 $3,211 $2,215

1


AJ553205

1303858 VALMAP 101 PARK AVE ASHFIELD 2131 26/1/979252 9.14 / X 33.53 /

306.4600 04-Oct-14 $1,001,500 1.2017-Nov-14

R2ESE

134 $748,000 $798,000 $625,000$2,441 $2,604 $2,039 1.28No$2,441 $2,604 $2,039

1


AJ64817

1303881 VALMAP 149 PARK AVE ASHFIELD 2131 5/858369 9.09 / 9.21 X 33.31 IRREGULR / 33.3

33.3000 14-Nov-14 $1,285,000 1.2729-Dec-14

R2ESE

134 $796,000 $846,000 $625,000$23,904 $25,405 $18,769 1.35No$23,904 $25,405 $18,769

1


AJ193116

1303901 VALMAP 96 PARK AVE ASHFIELD 2131 1/115331 9.145 / X 33.925 /

309.8000 07-Feb-15 $1,100,000 1.3920-Mar-15

R2ESE

134 $768,000 $768,000 $553,000$2,479 $2,479 $1,785 1.39No$2,479 $2,479 $1,785

1


AJ364456

1303930 VALMAP 40 PARK AVE ASHFIELD 2131 52, 53/2/979252 12.19 / X 33.83 /

512.0000 30-May-15 $1,550,000 1.4520-Jul-15

R2ESE

134 $1,004,000 $1,004,000 $691,000$1,961 $1,961 $1,350 1.45No$1,961 $1,961 $1,350

1


AJ681036

1303995 VALMAP 129 PARRAMATTA RD HABERFIELD 2045 2/868739 6.45 / 12.09 X 39.27 / 45.63 IRREGULR

279.6000 28-Apr-15 $895,000 1.2208-Jul-15

B6CCB

134 $325,000 $325,000 $267,000$1,162 $1,162 $955 1.22No$1,162 $1,162 $955

1


AJ647996

1304058 VALMAP 666 PARRAMATTA RD CROYDON 2132 1/129882 B/170816 49.51 / 43.41 X 23.04 / 10.41

777.8000 23-Dec-14 $1,450,000 1.1217-Feb-15

B6CCC

134 $1,040,000 $1,115,000 $925,000$1,337 $1,434 $1,189 1.21No$1,337 $1,434 $1,189

1

Square MetresBY 777.8M

AJ354101

1304266 VALMAP 536 PARRAMATTA RD ASHFIELD 2131 43/11724 11.46 / X 38.4 /

440.0600 06-Dec-14 $1,430,000 1.2509-Feb-15

B6CCC

134 $665,000 $665,000 $533,000$1,511 $1,511 $1,211 1.25No$1,511 $1,511 $1,211

1

Square MetresBY 440.06M

AJ330157

1304268 530 PARRAMATTA RD ASHFIELD 2131 41/11724 / X /

442.6000 04-Dec-14 $1,100,000 1.0128-Jan-15

B6CCC

134 $535,000 $685,000 $529,000$1,209 $1,548 $1,195 1.29No

$535,000 $685,000 $529,000

443

Square MetresBG 1M

AJ287750







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1304268 VALMAP 530 PARRAMATTA RD

ASHFIELD 2131 41/11724 11.46 / 11.61 X 38.51 / 40.46

442.6000 25-May-15 $1,250,000 1.2407-Jul-15

B6CCC

134 $655,000 $655,000 $529,000$1,480 $1,480 $1,195 1.24No$1,480 $1,480 $1,195

1


AJ660382

1304294 186 PARRAMATTA RD ASHFIELD 2131 2/668831 1/963236 / X /

1,005.4000 29-Jun-15 $4,509,832 3.2420-Jul-15

B6CCC

134 $4,509,832 $4,509,832 $1,390,000$4,486 $4,486 $1,383 3.24No

$4,509,832 $4,509,832 $1,390,000

1005

Square MetresBV 1M

AJ702243

1304302 170 PARRAMATTA RD ASHFIELD 2131 A/433769 / X

1,043.0000 11-Sep-14 $1,500,000 1.2321-Oct-14

B6CCC

134 $1,515,000 $1,515,000 $1,230,000$1,453 $1,453 $1,179 1.23No

$1,515,000 $1,515,000 $1,230,000

1043

Square MetresBS 1M

AI989686

1304332 40 PARRAMATTA RD SUMMER HILL 2130 23/619113 / X /

1,210.0000 19-Jun-14 $2,400,000 1.1217-Sep-14

B6CCC

134 $1,675,000 $1,825,000 $1,500,000$1,384 $1,508 $1,240 1.22No

$1,675,000 $1,825,000 $1,500,000

1210

Square MetresBS 1M

AI931018

1304333 36 PARRAMATTA RD SUMMER HILL 2130 B/384003 / X /

512.2000 24-May-14 $888,000 1.1524-Nov-14

B6CCR

134 $501,000 $551,000 $437,000$978 $1,076 $853 1.26No

$501,000 $551,000 $437,000

512

Square MetresAC 1M

AJ73916

1304698 VALMAP 62 QUEEN ST ASHFIELD 2131 7/745145 12.19 / X 26.21 /

316.1000 18-Apr-15 $1,856,000 1.4101-Jun-15

R2ESE

134 $721,000 $721,000 $512,000$2,281 $2,281 $1,620 1.41No$2,281 $2,281 $1,620

1


AJ546152

1304764 VALMAP 223 QUEEN ST HURLSTONE PARK 2193 2/911 10.06 / 9.22 X 46.99 / 50.93

449.0000 14-Mar-15 $1,168,000 1.3311-May-15

R2ESE

134 $646,000 $646,000 $487,000$1,439 $1,439 $1,085 1.33No$1,439 $1,439 $1,085

1


AJ484638

1304780 VALMAP 183 QUEEN ST ASHFIELD 2131 10/948618 14.02 / 13.64 X 54.5 / 57.66

765.1000 11-Apr-15 $1,945,000 1.3608-May-15

R2ESE

134 $1,040,000 $1,040,000 $762,000$1,359 $1,359 $996 1.36No$1,359 $1,359 $996

1


AJ480775

1304801 139 A QUEEN ST ASHFIELD 2131 2/547352 / X /

467.9000 31-Mar-14 $1,150,000 1.1003-Jun-14

B1CNN

134 $717,000 $792,000 $654,000$1,532 $1,693 $1,398 1.21No

$717,000 $792,000 $654,000

468

Square MetresBS 1M

AI648575







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1304982 147 RAMSAY ST HABERFIELD

2045 A/381929 6.604 / 5.893 X 54.394 / 51.593 IRREGULR

309.8000 03-Apr-14 $2,020,000 1.2312-May-14

B2CHH

134 $1,035,000 $1,035,000 $843,000$3,341 $3,341 $2,721 1.23No

$1,035,000 $1,035,000 $843,000

310

Square MetresBS 1M

AI630295

1305014 VALMAP 227 RAMSAY ST HABERFIELD 2045 C/320827 6.15 / 4.67 X 46.61 / 46.35

240.3000 16-Oct-14 $910,000 0.0003-Dec-14

B1CNN

134 $420,000 $420,000 $0$1,748 $1,748 $0 0.00No$1,748 $1,748 $0

1


AJ121396

1305027 VALMAP 253 RAMSAY ST HABERFIELD 2045 147/4701 15.24 / X 45.72 /

696.7700 25-Mar-15 $1,670,000 1.2917-Jun-15

R2EHH

134 $1,076,000 $1,076,000 $831,000$1,544 $1,544 $1,193 1.29No$1,544 $1,544 $1,193

1


AJ588541

1305095 VALMAP 96 RAMSAY ST HABERFIELD 2045 1/560077 6.1 / 19.74 X 33.24 / 27.43

372.1000 23-Dec-14 $3,000,000 1.2305-Feb-15

B2CHH

134 $1,850,000 $1,850,000 $1,510,000$4,972 $4,972 $4,058 1.23No$4,972 $4,972 $4,058

1


AJ232291


557.4800 19-Dec-14 $2,650,000 1.1101-Jul-15

B2CVV

134 $2,025,000 $2,125,000 $1,820,000$3,632 $3,812 $3,265 1.17No$3,632 $3,812 $3,265

1

Square MetresBA 557.48M

AJ678438


590.7000 01-Nov-14 $1,595,000 1.3225-Nov-14

R2ERR

134 $954,000 $1,004,000 $722,000$1,615 $1,700 $1,222 1.39No$1,615 $1,700 $1,222

1


AJ76118

1305165 VALMAP 22 RAWSON ST HABERFIELD 2045 1/205838 7.67 / 7.54 X 45.72 /

347.8000 08-Apr-15 $1,410,000 1.3920-May-15

R2EHH

134 $992,500 $992,500 $713,000$2,854 $2,854 $2,050 1.39No$2,854 $2,854 $2,050

1


AJ502585

1305265 VALMAP 10 RICHMOND AVE ASHFIELD 2131 9/14124 11.99 / 11.89 X 34.42 /

404.7000 13-Dec-14 $1,130,000 1.2323-Jan-15

R2EGA

134 $824,500 $859,500 $670,000$2,037 $2,124 $1,656 1.28No$2,037 $2,124 $1,656

1


AJ211036

1305334 VALMAP 26 ROGERS AVE HABERFIELD 2045 1/115393 18.24 / 18.495 X 43.23 / 43.72

809.4000 23-Aug-14 $1,890,000 1.1603-Oct-14

R2ERR

134 $1,342,000 $1,462,000 $1,160,000$1,658 $1,806 $1,433 1.26No$1,658 $1,806 $1,433

1


AI953124







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1305457 VALMAP 65 ST DAVIDS RD HABERFIELD

2045 1/938361 15.24 / X 43 / 43.1

651.3000 01-Aug-14 $1,560,000 1.1712-Sep-14

R2ERR

134 $1,152,000 $1,252,000 $988,000$1,769 $1,922 $1,517 1.27No$1,769 $1,922 $1,517

1


AI903583

1305485 VALMAP 20 ST DAVIDS RD HABERFIELD 2045 D/108277 6.68 / 6.93 X 33.5 / 33.5

221.3000 01-Nov-14 $907,000 1.3112-Dec-14

R2ERR

134 $649,000 $684,000 $497,000$2,933 $3,091 $2,246 1.38No$2,933 $3,091 $2,246

1


AJ130262

1305582 VALMAP 15 SERVICE AVE ASHFIELD 2131 B/964169 11.3 / X 41.15 /

461.6000 14-Mar-15 $1,380,000 1.4429-Apr-15

R2ESE

134 $1,003,000 $1,003,000 $698,000$2,173 $2,173 $1,512 1.44No$2,173 $2,173 $1,512

1


AJ451957

1305586 23 SERVICE AVE ASHFIELD 2131 1/8411 12.9 / 12.6 X 41.15 /

524.8000 21-Nov-14 $1,750,000 1.3930-Jan-15

R2ESE

134 $1,026,500 $1,071,500 $738,000$1,956 $2,042 $1,406 1.45No$1,956 $2,042 $1,406

1


AJ260172

1305846 19 SMITH ST SUMMER HILL 2130 3/32818 / X /

265.6000 27-Sep-14 $900,000 1.4210-Nov-14

IN2DSS

134 $512,000 $512,000 $360,000$1,928 $1,928 $1,355 1.42No

$512,000 $512,000 $360,000

266

Square MetresAC 1M

AJ33946

1305847 21 SMITH ST SUMMER HILL 2130 2/32818 / X /

252.9000 02-Oct-14 $900,000 1.4217-Nov-14

IN2DSS

134 $512,000 $512,000 $360,000$2,025 $2,025 $1,423 1.42No

$512,000 $512,000 $360,000

253

Square MetresAC 1M

AJ77683

1306138 VALMAP 108 SMITH ST SUMMER HILL 2130 C/442739 16.89 / 16.46 X 36.68 IRREGULR / 33.68

581.7000 24-May-14 $2,700,500 1.2619-Jun-14

B2CVV

134 $1,965,000 $2,015,000 $1,560,000$3,378 $3,464 $2,682 1.29No$3,378 $3,464 $2,682

1

Square MetresBG 581.7M

AI670400

1306144 VALMAP 92 SMITH ST SUMMER HILL 2130 6/1624 6.22 / X 33.53 /

202.3000 27-Sep-14 $1,151,000 1.2310-Nov-14

R2EPQ

134 $598,000 $648,000 $486,000$2,956 $3,203 $2,402 1.33No$2,956 $3,203 $2,402

1


AJ52194

1306298 VALMAP 17 SUNBEAM AVE CROYDON 2132 D/311220 12.19 / X 32.31 /

393.8600 27-Sep-14 $1,085,000 1.1912-Nov-14

R2EGC

134 $779,000 $839,000 $653,000$1,978 $2,130 $1,658 1.28No$1,978 $2,130 $1,658

1


AJ67941







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1306310 1 SUNNING PL SUMMER HILL

2130 3/18093 / X / 384.8100 19-Mar-15 $2,500,000 1.55

30-Apr-15R3

EDD134 $1,060,000 $1,060,000 $683,000

$2,755 $2,755 $1,775 1.55No$265,000 $265,000 $170,750

96

Square MetresAM 4M

AJ467772

1306349 VALMAP 6 TAWA ST ASHFIELD 2131 5/16828 13.28 / 13.3 X 30.08 / 30.54

398.4000 20-Jun-15 $1,395,000 1.3604-Aug-15

R2EGA

134 $963,000 $963,000 $710,000$2,417 $2,417 $1,782 1.36No$2,417 $2,417 $1,782

1


AJ724728

1306450 2 B THOMAS ST ASHFIELD 2131 1/730532 / X /

303.1000 21-Nov-14 $1,550,000 1.6716-Feb-15

B4CDD

134 $927,500 $927,500 $554,000$3,060 $3,060 $1,828 1.67No

$927,500 $927,500 $554,000

303

Square MetresAC 1M

AJ279506

1306451 2 THOMAS ST ASHFIELD 2131 1/926339 5/1049312 / X /

481.7620 19-May-14 $2,369,300 3.0419-Nov-14

B4CDD

134 $2,369,300 $2,369,300 $780,000$4,918 $4,918 $1,619 3.04No

$2,369,300 $2,369,300 $780,000

482

Square MetresAC 1M

AJ54194

1306452 4 THOMAS ST ASHFIELD 2131 1/513247 11.96 / 12.78 X 28.51 / 33.89

360.4000 19-May-14 $1,895,400 3.0119-Nov-14

B4CDD

134 $1,895,400 $1,895,400 $630,000$5,259 $5,259 $1,748 3.01No

$1,895,400 $1,895,400 $630,000

360

Square MetresAC 1M

AJ54206

1306453 6 THOMAS ST ASHFIELD 2131 1/922905 17.18 / 18.73 X 33.9 / 41.72

644.9000 19-May-14 $2,985,300 2.7619-Nov-14

B4CDD

134 $2,985,300 $2,985,300 $1,080,000$4,629 $4,629 $1,675 2.76No

$2,985,300 $2,985,300 $1,080,000

645

Square MetresAC 1M

AJ54201

1306469 VALMAP 44 THOMAS ST ASHFIELD 2131 15/589215 9.12 / 12.8 X 30.43 / 30.52 IRREGULR

334.1000 15-Apr-15 $950,000 1.5020-May-15

R2ESW

134 $645,000 $645,000 $431,000$1,931 $1,931 $1,290 1.50No$1,931 $1,931 $1,290

1


AJ520640

1306641 VALMAP 9 TINANA ST HABERFIELD 2045 208/4774 21.34 / 16.18 X 45.72 / 46

853.6000 24-Feb-15 $2,750,000 1.3813-May-15

R2ERR

134 $1,654,000 $1,689,000 $1,200,000$1,938 $1,979 $1,406 1.41No$1,938 $1,979 $1,406

1


AJ475892

1306718 VALMAP 39 TINTERN RD ASHFIELD 2131 9/2681 14.66 / 14.63 X 49.78 / 50.3

727.2000 09-May-15 $1,995,000 1.4308-Jul-15

R2ESE

134 $1,287,000 $1,287,000 $899,000$1,770 $1,770 $1,236 1.43No$1,770 $1,770 $1,236

1


AJ661789







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1306987 VALMAP 219 VICTORIA ST ASHFIELD

2131 B/310546 12.69 / 13.56 X 40.32 / 40.23

524.8000 07-Mar-15 $1,620,000 1.3121-May-15

R2ESE

134 $1,099,250 $1,099,250 $841,000$2,095 $2,095 $1,603 1.31No$2,095 $2,095 $1,603

1


AJ513241

1306994 VALMAP 203 VICTORIA ST ASHFIELD 2131 4/104373 12.5 / X 40.79 / 40.89

505.9000 12-Nov-14 $1,600,000 1.2530-Jan-15

R2ESE

134 $995,000 $1,055,000 $799,000$1,967 $2,085 $1,579 1.32No$1,967 $2,085 $1,579

1


AJ222588

1307001 VALMAP 185 VICTORIA ST ASHFIELD 2131 33/863 A/333004 16.76 / 16.76 X 41.15 / 41.15

682.9000 11-Jul-14 $1,850,000 1.1825-Aug-14

R2ESE

134 $1,086,500 $1,186,500 $921,000$1,591 $1,737 $1,349 1.29No$1,591 $1,737 $1,349

1


AI847539

1307060 1 VICTORIA ST ASHFIELD 2131 100/130143 2/555541 B, C/923683 A/928863 / X /

3,523.0000 30-Oct-14 $4,000,000 0.7405-Nov-14

B4CDD

134 $4,000,000 $4,000,000 $5,400,000$1,135 $1,135 $1,533 0.74No$64,516 $64,516 $87,097

57

Square MetresBV 62M

AJ35161

1307189 VALMAP 24 VICTORIA SQ ASHFIELD 2131 2/322059 10.62 / X 43.13 /

458.0400 21-Feb-15 $1,655,000 1.3507-Apr-15

R2ESE

134 $1,080,500 $1,080,500 $803,000$2,359 $2,359 $1,753 1.35No$2,359 $2,359 $1,753

1


AJ400814

1307223 VALMAP 7 WALKER AVE HABERFIELD 2045 B/305521 9.14 / X 51.97 /

474.3000 02-Aug-14 $1,255,000 1.2015-Sep-14

R2ERR

134 $806,250 $876,250 $671,000$1,700 $1,847 $1,415 1.31No$1,700 $1,847 $1,415

1


AI910743

1307225 VALMAP 9 WALKER AVE HABERFIELD 2045 49/951708 10.67 / X 51.97 /

550.1000 04-Aug-15 $1,600,000 1.4415-Sep-15

R2ERR

134 $1,055,000 $1,055,000 $733,000$1,918 $1,918 $1,332 1.44No$1,918 $1,918 $1,332

1


AJ829884

1307256 VALMAP 46 WALKER AVE HABERFIELD 2045 1/945634 12.19 / X 57 / 56.82

689.2000 10-Feb-15 $1,736,000 1.3508-May-15

R2ERR

134 $1,120,000 $1,145,000 $829,000$1,625 $1,661 $1,203 1.38No$1,625 $1,661 $1,203

1


AJ481268

1307269 VALMAP 20 WALKER AVE HABERFIELD 2045 12/130584 12.19 / X 51.97 /

633.5100 19-Sep-14 $1,500,000 1.2031-Oct-14

R2ERR

134 $997,000 $1,082,000 $829,000$1,574 $1,708 $1,309 1.31No$1,574 $1,708 $1,309

1


AJ23621







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1307355 VALMAP 6 WARATAH ST HABERFIELD

2045 88/3855 15.24 / X 45.72 / 696.7700 08-Aug-15 $2,132,500 1.46

21-Sep-15R2

EHH134 $1,804,500 $1,804,500 $1,240,000

$2,590 $2,590 $1,780 1.46No$2,590 $2,590 $1,780

1


AJ856427

1307379 VALMAP 62 WARATAH ST HABERFIELD 2045 40/4502 15.29 / 15.24 X 50.83 / 49.58

765.1000 03-Sep-14 $1,825,000 1.2002-Dec-14

R2EHH

134 $1,374,250 $1,489,250 $1,150,000$1,796 $1,946 $1,503 1.30No$1,796 $1,946 $1,503

1


AJ91853

1307398 VALMAP 100 WARATAH ST HABERFIELD 2045 176/4960 15.29 / 15.24 X 53.19 / 53.49

796.7000 22-Jul-14 $1,835,000 1.1807-Oct-14

R2EHH

134 $1,359,000 $1,484,000 $1,150,000$1,706 $1,863 $1,443 1.29No$1,706 $1,863 $1,443

1


AI958290

1307581 VALMAP 32 WATTLE ST HABERFIELD 2045 A/397161 7.62 / 7.62 X 45.72 / 45.72

348.3000 13-Nov-14 $790,000 1.2823-Dec-14

R2ERR

134 $473,250 $498,250 $371,000$1,359 $1,431 $1,065 1.34No$1,359 $1,431 $1,065

1


AJ163971

1307882 VALMAP 7 WINCHCOMBE AVE HABERFIELD 2045 1/900838 15.24 / 15.24 X 45.72 / 45.72

695.5300 05-Dec-14 $1,925,000 1.3129-Jan-15

R2ERR

134 $1,359,000 $1,414,000 $1,040,000$1,954 $2,033 $1,495 1.36No$1,954 $2,033 $1,495

1


AJ293502

2779360 188 PARRAMATTA RD ASHFIELD 2131 2/1023083 / X /

1,907.0000 25-Jun-15 $8,567,007 3.8820-Jul-15

B6CCC

134 $8,567,007 $8,567,007 $2,210,000$4,492 $4,492 $1,159 3.88No

$8,567,007 $8,567,007 $2,210,000

1907

Square MetresBO 1M

AJ698188

2973911 2 SMITH ST SUMMER HILL 2130 11, 13, 14, 15/315 1/73521 16/130884 1, 2/131120 1/171676 B/171931 B/1 72600 1/182276 100/221222 A, B/302421 1/302585 1/951124 1/955001 / X /

2.1560 10-Jun-14 $2,500,000 0.1311-Aug-15

IN2DLL

134 $2,500,000 $2,500,000 $19,000,000$1,159,555 $1,159,555 $8,812,616 0.13No$2,500,000 $2,500,000 $19,000,000

2

Square MetresADO 1H

AJ736434

2973911 2 SMITH ST SUMMER HILL 2130 11, 13, 14, 15/315 1/73521 16/130884 1, 2/131120 1/171676 B/171931 B/1 72600 1/182276 100/221222 A, B/302421 1/302585 1/951124 1/955001 / X /

2.1560 10-Jun-14 $35,000,000 1.8411-Aug-15

IN2DLL

134 $35,000,000 $35,000,000 $19,000,000$16,233,767 $16,233,767 $8,812,616 1.84No$35,000,000 $35,000,000 $19,000,000

2

Square MetresADO 1H

AJ736433







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.3268524 VALMAP 121 RAMSAY ST HABERFIELD

2045 1/902566 1/931434 10.52 / 10.52 X 30.48 / 30.48

379.3500 02-Aug-14 $2,450,000 1.1012-Sep-14

B2CHH

134 $1,475,000 $1,550,000 $1,340,000$3,888 $4,086 $3,532 1.16No$3,888 $4,086 $3,532

1


AI892999

3377181 VALMAP 16 GOWER ST SUMMER HILL 2130 11/1124930 13.645 / 13.53 X 30.09 / 30.13

409.1000 14-May-15 $1,990,000 1.5123-Jul-15

R2EPQ

134 $1,031,000 $1,031,000 $683,000$2,520 $2,520 $1,670 1.51No$2,520 $2,520 $1,670

1


AJ695431

3392423 202 PARRAMATTA RD ASHFIELD 2131 3/5010 1, 2, 3, 6/965245 1/973337 50, 51/1122039 / X /

7,219.0000 13-Jan-14 $16,720,000 1.3224-Feb-14

B6CCC

134 $11,250,000 $11,250,000 $8,530,000$1,558 $1,558 $1,182 1.32No

$11,250,000 $11,250,000 $8,530,000

7219

Square MetresBV 1M

AI418253



Region Month Qtr YOY

Sydney 1.4% 2.4% 13.0% 17.5% $723,000

Melbourne 2.7% 1.5% 7.0% 10.7% $561,000

Brisbane 0.6% 1.8% 4.6% 9.5% $458,000

Adelaide -1.2% 0.3% 3.1% 7.6% $410,000

Perth -0.6% 2.2% 2.6% 6.9% $525,000

Hobart 1.6% 4.4% 3.0% 8.6% $341,000

Darwin -1.3% -2.6% 1.4% 7.6% $525,000

Canberra 0.9% -0.2% -0.3% 4.0% $523,000

Combined capitals 1.3% 1.9% 8.0% 12.2% $555,000

Rest of state* -0.1% 0.3% 2.1% $355,000

Median dwelling

price

Change in dwelling values Total gross

returns

CoreLogic RP Data January 2015 Hedonic Home Value Index Results

National Media Release

Housing market starts the year on strong footing Two-tiered housing market dynamics persisted over the first month of 2015, with strong gains recorded across Sydney and Melbourne, pushing capital city dwelling values 1.3 per cent higher.

Released: Monday, February 2, 2015 – For Immediate release

Highlights over the three months to January 2015

Best performing capital city: Hobart +4.4 per cent

Weakest performing capital city: Darwin -2.6 per cent

Highest rental yields: Darwin houses with gross rental yield of 6.0 per

cent and Darwin Units at 5.9 per cent

Lowest rental yields: Melbourne houses with gross rental yield of 3.2 per

cent and Melbourne units at 4.2 per cent

Most expensive city: Sydney with a median dwelling price of $723,000

Most affordable city: Hobart with a median dwelling price of $341,000

* Rest of state change in values are for houses only to end of December

Index results as at January 31, 2015

Change in dwelling values

from previous market peak


from market trough

Annual change in dwelling

values over past 10 years


over past twelve months

The January CoreLogic RP Data Home Value Index results showed capital city dwelling values rose by 1.3 per cent over the first month of the year, indicating a strong start for the housing market in 2015.

While the headline reading is strong, overall housing market performance varied substantially between the capital cities. The largest cities, which have more influence over the combined capital city index due to the high number of dwellings, continued to push the aggregate index higher. Melbourne values were up 2.7 per cent over the month and Sydney values increased by 1.4 per cent. Hobart also recorded a strong monthly result with dwelling values up 1.6 per cent.

Three capital cities recorded a decline in dwelling values over the month, with Darwin values down 1.3 per cent, Adelaide recorded a 1.2 per cent decline, whilst Perth values were down 0.6 per cent over the month.

The quarterly change revealed a clearer picture for housing market conditions, with the combined capitals index recording a 1.9 per cent gain over the three months ending January.

While Sydney continued to be the standout for capital gains, the most significant increase in dwelling values over the past three months was recorded in Hobart where dwelling values moved 4.4 per cent higher, eclipsing the 2.4 per cent capital gain in Sydney, which was the second highest quarterly reading across the capitals.

According to CoreLogic RP Data Head of Research Tim Lawless, having Hobart produce the strongest results over the past quarter is certainly a unique occurrence.

“Generally, Hobart has recorded the lowest rate of capital gain since the onset of the GFC, however housing market conditions have been improving. Local economic conditions have been improving and Hobart homes are the most affordable of any capital city. Additionally the market is benefitting from the return of ‘lifestyle buyers’. After Darwin, the southernmost capital is also showing the second highest gross rental yields of any other capital city.”

Despite Hobart’s strong quarterly capital gain, Sydney still holds as the city with the highest rate of capital gain over the past twelve months where dwelling values are currently 13 per cent higher. The annual gain in dwelling values across the combined capitals index was 8.0 per cent at the end of January, ranging from a 13 per cent gain in Sydney to a 0.3 per cent reduction in dwelling values across Canberra.

Sydney has also shown the highest aggregated capital growth of any capital city in the years after the GFC.

Mr Lawless commented that since the beginning of 2009, Sydney has been a stand out housing market. From January 2009 through to January 2015 Sydney home values have increased by 57 per cent.

The second highest rate of growth over the same period has been in Melbourne where values are 50 per cent higher. There is a significant gap between the next best performers over the same six year period. Darwin has seen less than half the level of growth at 24 per cent, followed by Canberra at 18 per cent and Perth at 17 per cent total growth” Mr Lawless said.

Houses and units showed an equal rate of capital gain over the month, however the longer trend is clearly showing detached housing to be the stronger performer for capital growth. Across the combined capitals index, detached housing values were 8.2 per cent higher over the past twelve months, compared with a 6.2 per cent capital gain for unit values.

The lower rate of capital gain in the unit market was apparent across most capital cities. The only capital cities where apartments showed a higher capital gain than detached houses were Adelaide (houses +2.9% / Units +4.5%) and Canberra (houses -0.5% / units +1.4%).

According to Mr Lawless, the lower rate of capital gain across the apartment market coincides with higher supply levels across the medium to high density housing sector.

Based on recent ABS data, apartment approvals reached an all-time high in November, which, according to Mr Lawless, is possibly keeping a lid on capital gains across the multi-unit sector of the market. Detached housing values are being driven higher by scarcity of land and lower supply levels.

As capital gains continue to run strong, at least at the combined capital city level, rental markets remain weak. Weekly rents have hardly moved over the past year, up by just 1.7 per cent over the past twelve months. With dwelling values rising at nearly five times the pace of rents, we are seeing a consistent deterioration in rental yields.

A typical Melbourne house is now showing a gross yield of just 3.2 per cent, which is the lowest of any capital city. Sydney isn’t far behind with houses providing an average gross yield of 3.5 per cent.

According to Mr Lawless, the stubbornly strong housing market conditions are likely to be part of the debate at the Reserve Bank’s February board meeting tomorrow.

“Lower interest rates could potentially add further fuel to the housing market, particularly the investor segment, which continues to remain strong based on recent data. The recently released RBA credit aggregates showed investor loan commitments rose by just over 10 per cent last year which is above the threshold that APRA (The Australian Prudential Regulation Authority), indicated they would be comfortable with,” Mr Lawless said.

At the other end of the spectrum is Hobart where dwelling values are unmoved over the six year period, Brisbane values are 9 per cent higher and Adelaide values have moved 10 per cent higher.

According to Mr Lawless, despite the strong start to the year, there is evidence that some heat is leaving the housing market.

“In a sign that housing market conditions are gradually cooling, the rolling annual rate of capital gain has been trending lower. At the end of January the annual rate of dwelling value growth across the combined capitals index had slowed to 8.0 per cent, down from the early 2014 peak of 11.5 per cent.

The gradual slowdown is spread broadly with all capital cities currently recording a slower annual rate of appreciation compared with recent peaks.

“This slower rate of appreciation should provide some comfort to regulators that housing demand is starting to taper, despite the historically low interest rate environment.

“Diminishing affordability levels are likely blocking many price sensitive buyers such as first time buyers and low income families from the market. Additionally, lower rental yields and the prospect of tighter lending conditions for investment loans is likely to moderate the investor segment of the market as well,” Mr Lawless said

National Media Release (Cont’d) Rolling annual change in capital city dwelling values

Media inquiries contact: CoreLogic national communications manager – 07 3114 9879 or [email protected]

About CoreLogic RP Data CoreLogic RP Data is a wholly owned subsidiary of CoreLogic (NYSE: CLGX),which is the largest data and analytics company in the world with revenues of $1.3Bn USD from 50,000 business and government customers and over 1 million end users. CoreLogic RP Data provides property information, analytics and services across Australia and New Zealand and is currently developing and growing partnerships throughout Asia.

With Australia’s most comprehensive property databases, the company’s combined data offering is derived from public, contributory and proprietary sources and includes over 500 million decision points spanning over three decades of collection, providing detailed coverage of property and other encumbrances such as tenancy, location, hazard risk and related performance information. With over 11,000 customers and 120,000 end users, CoreLogic RP Data is the leading provider of property data, analytics and related services to consumers, investors, real estate, mortgage, finance, banking, insurance, developers, wealth management and government.

CoreLogic RP Data delivers value to clients through unique data, analytics, workflow technology, advisory and geo spatial services. Clients rely on CoreLogic RP Data to help identify and manage growth opportunities, improve performance and mitigate risk. CoreLogic RP Data employs over 480 people at nine locations across Australia and in New Zealand. For more information call 1300 734 318 or visit www.corelogic.com.au

Gross rental yields, houses and units

Houses Units






The indices in grey shading have been designed for trading environments in partnership with the Australian Securities Exchange (www.asx.com.au). Indices under blue shading (Hobart,

Darwin, Canberra, Brisbane and the 8 capital city aggregate) are calculated under the same methodology however are not currently planned to be part of the trading environment.

*The median price is the middle price of all settled sales over the three months to the end of the final month. Median prices are provided as an indicator of what price a typical home sold

for over the most recent quarter. The median price has no direct relationship with the CoreLogic RP Data Hedonic Index value. The change in the Index value over time reflects the

underlying capital growth rates generated by residential property in the relevant region.

The CoreLogic RP Data Hedonic Index growth rates are not ordinarily influenced by capital expenditure on homes, compositional changes in the types of properties being transacted, or

variations in the type and quality of new homes manufactured over time. The CoreLogic RP Data ‘index values’ are not, therefore, the same as the ‘median price’ sold during a given

period. See the methodology below for further details.

Methodology: The CoreLogic RP Data Hedonic Home Value Index is calculated using a hedonic regression methodology that addresses the issue of compositional bias associated with

median price and other measures. In simple terms, the index is calculated using recent sales data combined with information about the attributes of individual properties such as the

number of bedrooms and bathrooms, land area and geographical context of the dwelling. By separating each property comprising the index into its various formational and locational

attributes, differing observed sales values for each property can be separated into those associated with varying attributes and those resulting from changes in the underlying residential

property market. Also, by understanding the value associated with each attribute of a given property, this methodology can be used to estimate the value of dwellings with known

characteristics for which there is no recent sales price by observing the characteristics and sales prices of other dwellings which have recently transacted. It then follows that changes in

the market value of the stock of residential property comprising an index can be accurately tracked through time. RP Data owns and maintains Australia's largest property related database

in Australia which includes transaction data for every home sale within every state and territory. CoreLogic RP Data augments this data with recent sales advice from real estate industry

professionals, listings information and attribute data collected from a variety of sources. For detailed methodological information please visit www.corelogic.com.au

For more information on the CoreLogic RP Data Indices, please go to http://www.corelogic.com.au

Media enquiries contact: Mitch Koper , CoreLogic RP Data national communications manager – 07 3114 9879 or [email protected]

Introduction to the CoreLogic RP Data Daily Hedonic Home Value Index methodology:

The CoreLogic RP Data Hedonic Home Value Index is calculated using a hedonic regression methodology that addresses the issue of

compositional bias associated with median price and other measures. In simple terms, the index is calculated using recent sales data

combined with information about the attributes of individual properties such as the number of bedrooms and bathrooms, land area and

geographical context of the dwelling. By separating each property comprising the index into its various formational and locational

attributes, differing observed sales values for each property can be separated into those associated with varying attributes and those

resulting from changes in the underlying residential property market. Also, by understanding the value associated with each attribute of a

given property, this methodology can be used to estimate the value of dwellings with known characteristics for which there is no recent

sales price by observing the characteristics and sales prices of other dwellings which have recently transacted. It then follows that

changes in the market value of the stock of residential property comprising an index can be accurately tracked through time. CoreLogic

owns and maintains Australia's largest property related database in Australia which includes transaction data for every home sale within

every state and territory. CoreLogic augments this data with recent sales advice from real estate industry professionals, listings

information and attributes data collected from a variety of sources. For detailed methodological information please visit

www.corelogic.com.au.

CoreLogic RP Data Home Value Index tables

Capital Growth to 31 January 2015 Sydney Melbourne

Brisbane -

Gold Coast Adelaide Perth

Australia 5

Capitals

(ASX) Hobart Darwin Canberra Brisbane

Australia

8 Capitals

Table 1A: All Dwellings

Month 1.4% 2.7% 0.8% -1.2% -0.6% 1.3% 1.6% -1.3% 0.9% 0.6% 1.3%

Quarter 2.4% 1.5% 1.9% 0.3% 2.2% 1.9% 4.4% -2.6% -0.2% 1.8% 1.9%

Year-to-Date 1.4% 2.7% 0.8% -1.2% -0.6% 1.3% 1.6% -1.3% 0.9% 0.6% 1.3%

Year-on-Year 13.0% 7.0% 5.2% 3.1% 2.6% 8.2% 3.0% 1.4% -0.3% 4.6% 8.0%

Total Return Year-on-Year 17.5% 10.7% 10.2% 7.6% 6.9% 12.5% 8.6% 7.6% 4.0% 9.5% 12.2%

Median price* based on settled sales over quarter $723,000 $561,000 $458,000 $410,000 $525,000 $555,000 $341,000 $525,000 $523,000 $458,000 $555,000

Table 1B: Houses

Month 1.4% 2.8% 0.9% -1.5% -0.6% 1.3% 2.3% -1.1% 0.7% 0.7% 1.3%

Quarter 2.5% 1.8% 2.3% 0.3% 2.4% 2.1% 5.3% -3.4% -0.3% 2.1% 2.0%

Year-to-Date 1.4% 2.8% 0.9% -1.5% -0.6% 1.3% 2.3% -1.1% 0.7% 0.7% 1.3%

Year-on-Year 13.8% 7.5% 5.8% 2.9% 2.7% 8.5% 3.8% 1.6% -0.5% 5.1% 8.2%

Total Return Year-on-Year 18.0% 11.1% 10.7% 7.4% 7.0% 12.7% 9.4% 7.8% 3.8% 9.9% 12.4%


Table 1C: Units

Month 1.4% 1.7% -0.4% 3.0% -0.5% 1.2% -5.7% -2.2% 3.7% -0.2% 1.3%

Quarter 2.3% -0.3% -1.4% 0.4% -0.2% 1.0% -4.5% 0.8% 0.6% -1.5% 1.0%

Year-to-Date 1.4% 1.7% -0.4% 3.0% -0.5% 1.2% -5.7% -2.2% 3.7% -0.2% 1.3%

Year-on-Year 9.9% 2.7% 0.0% 4.5% 1.4% 6.2% -5.4% 0.7% 1.4% 0.3% 6.2%

Total Return Year-on-Year 15.0% 7.1% 5.6% 9.7% 6.2% 11.2% -0.3% 6.9% 6.6% 5.9% 11.2%


Table 1D: Rental Yield Results

Houses 3.5% 3.2% 4.5% 4.2% 4.0% 3.7% 5.2% 6.0% 4.2% 4.4% 3.7%

Units 4.4% 4.2% 5.5% 4.7% 4.7% 4.5% 5.8% 5.9% 4.9% 5.5% 4.5%

http://www.asx.com.au/







http://www.corelogic.com.au/











Print this article | Close this window

Kirsty NeedhamPublished: May 24, 2015 - 12:00AM

One of Shanghai's richest men purchased a key parcel of waterfront land within the Baird government's proposed Bays Precinct, just weeks after a government summit to spruik the majorredevelopment.

Most of the Blackwattle Bay waterfront is government-owned, but Jin Huiming's Dahua Group paid $17.5 million to buy the Bidvest site next to the Sydney Fish Market in December.

Government agency Urban Growth plans to redevelop the Sydney Fish Market into a wider apartment, employment and dining precinct. The land is currently zoned non-residential.

Mr Jin, 63, was ranked by Forbes as the 36th richest person in China a decade ago, as Dahua ranked in China's top 10 real estate companies.

His private real estate and construction company boomed during the redevelopment of Shanghai's Pudong waterfront district.

Urban Growth is consulting with the community on a plan to transform the Bays Precinct, and expects a decision from the Baird government on a development blueprint in August.

Urban Growth chief executive David Pitchford said last week neither he, nor new Minister for Planning Rob Stokes had met with developers, after The Sun-Herald reported Dahua wouldmake a $3 billion bid to redevelop Blackwattle Bay.

But Fairfax Media can reveal Dahua's Destination Blackwattle Bay consortium lodged a secret "unsolicited proposal" with the NSW government in late 2013, at the same time asconstruction giant Brookfield Multiplex made a rival secret bid.

The Baird government held an international summit in November 2014 to publicly discuss the Bays Precinct.

But a competitive tender for a redevelopment project that will dwarf Barangaroo is expected to be quickly called if cabinet approves Urban Growth's plan.

Dahua's purchase of the Blackwattle Bay site means Urban Growth will have to negotiate with the company, regardless.

Dahua has also purchased Bidvest's fish supplier, Felan's Fisheries, which gives it a 25 per cent stake in the Sydney Fish Market Merchants and Tenants company.

Any redevelopment of the fish market must be approved by the SFM Merchants and Tenants, and in 2011 they rejected a proposal that had been backed by the Sydney Fish Market boardand state government.

Destination Blackwattle Bay managing director John Shepherd said the Dahua consortium was confident the NSW government would run the process in a "fair and consultative" manner.

"The DBB bid for the redevelopment of the Blackwattle Bay precinct first and foremost takes into account the security of jobs, business investment and ownership for the tenants,merchants and fisherman," he said.

"Our investors, who have investment in adjacent freehold land, and a business at the Sydney Fish Market, recognise the importance and value that the Sydney Fish Market provide to thefabric of Sydney and the economy of Australia."

A Brookfield Multiplex spokesperson declined to comment, but the company has been in discussions with Sydney Fish Market management about a bid.

Print Article: Chinese developer made secret bid to NSW government for Sydney Fish Market http://www.smh.com.au/action/printArticle?id=996390375

1 of 2 24-May-15 11:03 AM

An Urban Growth spokeswoman said the agency was working closely with Sydney Fish Market "to obtain their support for the urban transformation opportunity."

Urban Growth would not force adjacent landowners to sell, but was "engaging" with them, she said.

Sydney architecture firm PTW, which worked on the Barangaroo master plan for Lend Lease, has worked with Dahua in China.

PTW marketing manager Lorraine Sperling said the Bays Precinct was "absolutely" the premier site for upcoming development, and PTW was speaking to "several entities, local andinternational" about potential partnerships as the construction industry jostles for position.

Last year Mr Jin dropped off the Forbes rich list as the Chinese property market cooled, and new purchasing restrictions were imposed that limit couples to two apartments. Chineseproperty developers are looking overseas for growth.

The Foreign Investment Review Board's annual report shows China overtook the United States as the largest source of foreign investment for the first time last year, as real estateinvestment surged.

This story was found at: http://www.smh.com.au/nsw/chinese-developer-made-secret-bid-to-nsw-government-for-sydney-fish-market-20150523-gh83qf.html

Print Article: Chinese developer made secret bid to NSW government for Sydney Fish Market http://www.smh.com.au/action/printArticle?id=996390375

2 of 2 24-May-15 11:03 AM


Jacob SaulwickPublished: April 29, 2015 - 6:00PM

"I wouldn't start from here": Tim Williams' presentation [PDF - 31MB]What you need to know about WestConnexMore NSW news

The head of a major Sydney business lobby group has come out swinging against the Baird and Abbott governments' road-building agenda,while also slamming the boss of the WestConnex project for trying to divide the city.

The chief executive of the Committee for Sydney, Tim Williams, told an audience at the University of Sydney last week all sides of politicshad "got it wrong" on the city's transport priorities, criticising them for a lack of ambition in promoting public transport in the growingmetropolis.

Dr Williams, whose organisation's members include major construction, finance and engineering firms, also called on the government torelease the business cases for the new mega projects being proposed for Sydney which, to its detriment, remained in the thrall of roadbuilders.

"There is no strategic or structural planner of Sydney at this point of time outside of RMS [Roads and Maritime Services]," Dr Williamstold the Halloran Trust event at the university.

"RMS is the structural planner for Sydney," Dr Williams said, before quoting George Orwell to the effect that Sydney was "a family withthe wrong members in control".

"I'm sorry to have to say it but I think it is, I think we've got problems," he said. "I think in its current form, RMS needs to bereconstructed."

Dr Williams' presentation largely reflected familiar themes advanced by transport academics and urban planners. As cities became denser,governments needed to fit them with better public transport, cycling and walking facilities, rather than focusing on new motorways thatencourage sprawl and car use.

But the intervention is significant because it is rare for a big business group to press these points. Members of the Committee for Sydneyinclude major engineering firms like Arup and AECOM, as well as finance companies like Macquarie Group, Westpac and ANZ.

"We are in the presence of another road transport upheaval in this city," Dr Williams said, while showing a slide of the $15 billionWestConnex motorway and its proposed extensions to the north and south.

"Which, by the way, we are not seeing in any other cities in the world," he said. "And that's the issue – many other cities in the world aretaking their highway capacity out and I'm just wondering, what is so different about the Australian city experience that means that they'rewrong and we are right?

"We think this is a congestion-busting proposition and nowhere in Christendom does that appear to be the case – so what's going on?"

For the most part, Dr Williams declined to specifically cite the WestConnex project, a 33-kilometre series of motorways largely through theinner west of Sydney.

But he aimed direct criticism at the chief executive of the WestConnex Delivery Authority, Dennis Cliche, for comments reported in theHerald in which Mr Cliche said those opposed to WestConnex were wealthier people in inner suburbs.

"They're not living in the mortgage belt. They don't have kids who are to some extent excluded socially from the opportunities that somepeople have," Mr Cliche said.

In his address, Dr Williams said this was a "terrible way to have a civic dialogue about transport in our city".

"Trying to set one part of the community against another, trying to say that the inner west community is trying to stop the good people ofwestern Sydney getting access to something," Dr Williams said.

Print Article: Committee for Sydney's Tim Williams slams road building ... http://www.smh.com.au/action/printArticle?id=98869094

1 of 2 29-Apr-15 4:57 PM

"This is the statement by the chief executive of the WestConnex Delivery Authority and more shame him. I know him and he's spoken tothe Committee for Sydney," he said.

"I am astonished. I think he must be panicking. I don't think his masters would want the dialogue to be conducted like this.

"But also it's just wrong. Because if you are worried about the inequity of our city and access to public transport, there's really a good thingto do about it – give them access to public transport in western Sydney."

Contacted for comment, Mr Cliche said: "Sydney needs an integrated transport solution that includes both roads and public transport tokeep our city moving. It is not an either/or proposition.

"WestConnex Delivery Authority is committed to engaging with our stakeholders as a core part of planning and delivering this project. Wewelcome constructive dialogue which will help ensure we deliver the best possible road infrastructure for Sydney."

Dr Williams called on the government to release the business case for the WestConnex project – "the people who propose these massiveprojects, they haven't even bothered to show us the evidence" – but also criticised the lack of focus at the recent state election on alternativepublic transport proposals.

"For me it's a politically neutral thing, they've all got it wrong."

Dr Williams said what was needed was a transport "revolution" in Sydney, with aggressive targets to promote public transport use.

Separately, City of Sydney Lord Mayor Clover Moore has been campaigning against WestConnex and this week released a report queryingits supposed benefits.

In response, Roads Minister Duncan Gay said: "While Clover Moore wastes ratepayers money on dubious traffic studies, she turns a blindeye to the thousands of motorists stuck on the M4 and M5 each day."

"Motorists battling the M4 and M5 every day, those stuck in gridlock on Parramatta Road, can't wait for WestConnex – they know to donothing is not an option," Mr Gay said.

Concord tunnelling point announced

Separately, Mr Gay announced on Wednesday that a hockey field at Concord would make way for the motorway project's midwaytunnelling point.

Players displaced by loss of the Cintra Park Hockey Field would be accommodated in "new and improved" facilities at the St Lukes Parkprecinct, said Mr Gay, who added the decision eliminated the need to acquire homes.

"The mid-point allows tunnelling work to be carried out in two directions from the one location, towards the M4 widening at HomebushBay Drive and towards the end of the M4 East tunnel at Haberfield," he said.

This story was found at: http://www.smh.com.au/nsw/committee-for-sydneys-tim-williams-slams-road-building-plans-for-city-20150429-1mv3vq.html

Print Article: Committee for Sydney's Tim Williams slams road building ... http://www.smh.com.au/action/printArticle?id=98869094

2 of 2 29-Apr-15 4:57 PM


Anna AndersonPublished: December 8, 2014 - 4:18PM

The launch of a new apartment development in Summer Hill on Saturday realised $82 million in sales. Of the 127 apartments and terraces offered in the planned Flour Mill development,85 per cent had sold by the end of the day.

Inner-west residents were the main force in the 200-odd crowd and made up 90 per cent of buyers. Many had been watching the site for years.

The EG Funds Management development designed by Hassell architects incorporates a mill conversion of two sets of historic silos, which have stood on the site for almost 100 years.

The complex includes new buildings that will house the living areas, and the circular silos will contain the bedrooms and bathrooms.

The masterplan has 300 apartments, a retail precinct and a communal park, which will host weekend markets. It is due for completion in late 2017.

Selling agent Colliers International said Saturday's buyers were divided, with 65 per cent being owner-occupiers. Investors and first-home buyers snapped up the studios, which werepriced from $555,000 and one-bedroom apartments from $520,000.

Two-bedroom apartments started at $770,000 and three-bedroom units sold from $950,000. The four-bedroom terrace houses started at $1,375,000.

The location, close to Summer Hill village, the light rail and two train stations were big drawcards along with the site's industrial past and the unique nature of the development.

One of the first to buy on Saturday morning was Dr Kiran Thapa. Already a Summer Hill resident, Dr Thapa and his wife, Zoma, bought a two-bedroom apartment with city views.

The chief executive officer of Capkon, a mortgage broking firm in Summer Hill, Dr Thapa had been waiting for the launch of the Flour Mill project. "I bought an investment unit in theCarlton Estate at Summer Hill through Colliers so I was on their register," said Dr Thapa.

Happy with his children's local school and the vibrancy of Summer Hill, Dr Thapa paid $925,000 for his seventh-floor apartment. "It's big money but it's worth it," he said. "Given theuniqueness of the project, its proximity to the city and views our apartment will have, I think it's worth even more than I paid."

Ian Bennett, director of selling agent Colliers International Residential, said the Flour Mill also has its own light rail station.

Construction of the apartments is due to start early next year.

Last weekend, other new developments in Sydney also tallied strong sales. At the launch of Defence Housing Australia's latest stage of the Crimson Hill masterplan in Lindfield, 80 percent of the Shout Ridge apartments sold. Prices ranged from $575,000 to $885,000 and totalled more than $28 million for the 38 sold on the day.

At nearby Chatswood, 120 apartments or 80 per cent of Toga Group's The Chatswood development had sold by 10am. Buyers queued from 7.30am.

And at Manly, two blocks form the beach, 80 per cent of a low-rise complex of 18 apartments known as Zinc, sold on its launch day. Prices ranged from $690,000 to $1.35 million.

This story was found at: http://www.smh.com.au/domain/real-estate-news/flour-mill-apartment-buyers-rise-to-the-occasion-20141208-122nmz.html

Print Article: Flour Mill apartment buyers rise to the occasion http://smh.domain.com.au/action/printArticle?id=63949355

1 of 1 09-Dec-14 8:19 AM


Leesha McKennyPublished: October 7, 2015 - 6:19PM

The suburb that's set to become the most densely populated in the country is going to be bigger than previously thought, fuelling concernsabout the congestion issues already plaguing Green Square.

The 278-hectare area to the south of Sydney's central business district is now expected to reach a population of 61,000 people by 2030, newCity of Sydney projections show.

This population, equating to 22,000 people per square kilometre, is up from a previous estimate of 54,000 people.

The blow-out means Green Square is set to become almost 50 per cent denser than the current population of Pyrmont, which is Australia'sdensest suburb at almost 15,000 people per square kilometre.

The council said the increase across the $13 billion precinct was mainly due to its "design excellence" process, which allows developers toseek a 10 per cent floor space bonus in return for delivering higher quality projects.

About 10,000 of Green Square's eventual 30,500 dwellings are now under assessment or construction.

"This new data on Green Square's rapid evolution illustrates the community's confidence in what is one of the biggest urban renewalprojects in the country," Sydney's Lord Mayor Clover Moore said.

But that was not the sentiment expressed by Darren Jenkins, the president of the Friends of Erskineville, a community group that has longvoiced frustration at the failure of authorities to keep pace with the infrastructure needs of the area.

The increase of 7000 people "certainly should come as no surprise" to the council or state government, Mr Jenkins said.

"It's almost inevitable that developers are going to try to get as many apartments into the space as they possibly can," he said.

Two major government reports, obtained by the group earlier this year under freedom of information laws, show that numerousrecommendations about the area's transport capacity have still not been acted on.

"If you look with who actually is moving into these places, moving into new apartments, it will mean young families, and again planningfor schools, for childcare – which is so important for productivity – is lagging far behind what the consequential demand will be," MrJenkins said.

Print Article: Green Square: infrastructure under pressure as projected po... http://www.smh.com.au/action/printArticle?id=1001189868

1 of 2 07-Oct-15 7:48 PM

Green Square projection v top 10 densities

*Projected 2030 figure, all others 2014 figures

Source: ABS (2015) Regional Population Growth; City of Sydney Get the data Created with Datawrapper

Cr Moore, who noted the city was investing more than $540 million on new facilities for Green Square, said the new figures highlightedthe urgent need for new schools and transport.

"The NSW government has still not allocated any funding or revealed where the local primary and high schools will be located for tens ofthousands of new residents in Green Square," Cr Moore said.

But in the face of "worsening traffic congestion", she welcomed recent comments by Transport Minister Andrew Constance, who said alight rail line was needed to prevent the area becoming a major traffic choke point for the whole of Sydney.

"The City has already invested $40 million to secure most of a transport corridor and we are now working with Transport for NSW toassess funding models, look at route options and undertake other work required to progress the development of a new network," Cr Mooresaid.

Labor councillor Linda Scott said City of Sydney documents from more than a decade ago highlighted the need for services including alibrary, swimming pool, and community centre at Green Square.

Of these, only the community centre had been built, Cr Scott said.

"For the term of the current lord mayor, as more and more units are completed, the infrastructure needed for Green Square has not beendelivered and local residents have missed out," Cr Scott said.

However, a council spokesman said work on the library, pool and other parts of the town centre could not go ahead until after the counciland Sydney Water reached an agreement about major drainage works.

A deal was struck in 2013 and "these drainage works are now well underway," he said.

The new population figures come more than a year after Jan Gehl, the internationally renowned urban planner hired by the council, alsoflagged concerns about Green Square's overall density.

"It is quite high and it is quite dense and it will be somewhat overshadowed in many places, so it is extremely important that the spacesbetween the buildings become very acceptable, very attractive," the Danish architect said.

This story was found at: http://www.smh.com.au/nsw/green-square-infrastructure-under-pressure-as-projected-population-swells-20151007-gk2z1o.html

Print Article: Green Square: infrastructure under pressure as projected po... http://www.smh.com.au/action/printArticle?id=1001189868

2 of 2 07-Oct-15 7:48 PM


Andrew WilsonPublished: February 10, 2015 - 3:30PM

Sydney remains the runaway leader for capital city housing growth, according to the latest data from the Australian Bureau of Statistics.

In its established house price index for the December quarter released on Tuesday, the Sydney index increased by 3.4 per cent, compared with the next best cities, Melbourne andBrisbane, which both increased by 1.5 per cent.

Sydney also recorded the highest increase in the index over 2014 - up by 12.8 per cent - again well ahead of the equal second-placed Melbourne and Brisbane markets where establishedhouse price indices increased by 5.4 per cent.

Despite this strong growth last year, the Sydney increase was below the 16 per cent price rise recorded over 2013.

The Brisbane market's annual growth in 2014 was similar to the 5.7 per cent increase recorded in 2013. But the Melbourne established house price index weakened sharply over 2014,reporting nearly half of the 10 per cent recorded over 2013.

Other capital city markets produced patchy results with Perth recording growth of 1.5 per cent in 2014 compared with the 8.3 per cent the previous year. The Canberra established houseprice index increased by 2.6 per cent over 2014, a significant improvement on 2013 when it fell 0.3 per cent.

Dr Andrew Wilson is senior economist for the Domain Group,

Twitter @DocAndrewWilson

This story was found at: http://news.domain.com.au/domain/real-estate-news/growth-in-sydney-house-prices-outstrips-all-other-cities-abs-20150210-13atpt.html

Print Article: Growth in Sydney house prices outstrips all other cities: ABS http://news.domain.com.au/action/printArticle?id=66010097

1 of 1 11-Feb-15 8:17 AM


Melanie KembreyPublished: June 4, 2015 - 8:24PM

Pollution stacks would be built near homes in Homebush and Haberfield and more than 180 properties would be demolished to make wayfor the proposed M4 East motorway extension.

New designs released on Thursday show that thousands of people will live near the emission outlets under plans to build three-lanetwin tunnels from the existing M4 at Homebush to Haberfield.

More than 4600 trucks and 20,000 cars are predicted to use the new tunnels under the inner west everyday. They are also expected toremove thousands of cars and trucks from the struggling Parramatta Road.

Electrical substations, a ventilation outlet, air supply inlet, fire pump and water tanks are proposed for the intersection of Wattle Street andParramatta Road in Haberfield and Underwood Road in Homebush.

The Haberfield outlet, which is about 600 metres from Haberfield Public School, will also emit ventilation from the future link between theM4 and M5.

Any health impacts of the stacks, as well as their design or height, have not been revealed. A WestConnex Delivery Authorityspokeswoman said the details would be included in an environmental impact statement to be released in the "next few months". Amore "detailed and precise" design would also be displayed for community consultation.

The delivery authority maintains that trials of tunnel filtration systems have shown they do not provide "value for money in removingpollutants from the air" and it would be more effective to upgrade or exclude smokey vehicles, according to a statement on its website. Itsays an air quality assessment and monitoring program for the M4 East has been developed.

The design also shows that entry and exit points for the 5.5-kilometre tunnels will be located at the M4 Motorway at Homebush, ConcordRoad at North Strathfield, Parramatta Road at Haberfield (near Bunnings) and the City West Link at Haberfield.

The spokeswoman said 182 residential and commercial properties will be compulsorily acquired to make way for the tunnels.

WestConnex Action Group spokeswoman Pauline Lockie said some residents had only found out they would be losing their homes onThursday as the plans were publicly released.

She said it was outrageous there had been no consultation and residents affected by the plans were "extremely distressed".

A large number of the homes to be lost due to the stacks and entry and exit points to the tunnel will be in Haberfield.

Haberfield Association president Emma Brooks Maher said the unique identity of Haberfield would be lost.

"Haberfield is a garden suburb of international significance. It's the world's first garden suburb and it should be looked at from its heritagepoint of view," she said.

The delivery authority spokeswoman said the project was designed to minimise property acquisition and more than 50 per cent ofWestConnex would be in underground tunnels.

"Some property owners are already in negotiations. Where properties are impacted, we contact owners as soon as we are in a position to doso," she said.

The $2.7 billion contract to build the extension has been awarded to Leighton Contractors, John Holland and Samsung C&T.

Roads Minister Duncan Gay said an extra 1.6 million people would live in Sydney in the next 20 years and WestConnex was needed to stopthe city coming to a "grinding halt".

"WestConnex will help provide relief for hundreds of thousands of motorists stuck in gridlock on the M4 and M5 each day," he said.

"We are investing historic levels of funding to build public transport like the $8.3 billion North West Rail Link, but upgrading Sydney's

Print Article: Haberfield and Homebush set for pollution stacks as M4 Ea... http://www.smh.com.au/action/printArticle?id=996797977

1 of 2 05-Jun-15 8:48 AM

existing motorway network is vital."

Fairfax Media revealed last week that the government's own traffic modelling showed that congestion on multiple roads in the inner westwould continue to worsen even after the motorway was built.

Opposition transport spokeswoman and Strathfield MP Jodi McKay said a business case for the WestConnex program needed to bereleased.

"It is concerning that this Liberal government is happy to hand out contracts while continuing to refuse to release the business case behindWestConnex," she said.

"Let the people whose homes will be compulsorily acquired at least see the business case supporting this road."

The construction of the M4 East tunnels still needs planning approval but is expected to commence mid next year and is due to becompleted in 2019.

This story was found at: http://www.smh.com.au/nsw/haberfield-and-homebush-set-for-pollution-stacks-as-m4-east-tunnel-plans-revealed-20150604-ghgu8p.html

Print Article: Haberfield and Homebush set for pollution stacks as M4 Ea... http://www.smh.com.au/action/printArticle?id=996797977

2 of 2 05-Jun-15 8:48 AM


Rose PowellPublished: January 15, 2015 - 8:58AM

New laws bad news for apartment owners, advocate says

Apartment owner Peter Davis has been locked in battles with his building's developers for years and warns new laws that come into force on Thursday will cause an "even worse hell forhome owners than we've been through".

Mr Davis and his wife bought an apartment in a new block on Sydney's upper north shore seven years ago, only to pay tens of thousands in legal fees to fix construction defects thatrequired replastering the pool, a new ventilation system, as well as fireproofing issues discovered only last year.

"We [the owners' corporation] have paid millions in legal fees and expert reports that would stand up in court. Under the new laws, we would have had to pay for the repairs ourselves.These new laws are completely inappropriate," Mr Davis said.

Owners of new apartments will now have only two rather than six years to get developers to foot the bill for building defects, once the Home Amendment Act takes effect.

A spokesman for Fair Trading NSW said the new laws, passed in September last year, were designed to strengthen the consumer protections and address issues in construction industry bychanging the licensing system for tradespeople.

These will increase penalties for practitioners and companies with a track record of issues, as well as changing payment structures to ensure fewer major defects.

Home owners will be able to access the previous six-year warranty only in relation to flaws that put the building or property at risk of falling down or becoming uninhabitable. Thedefinition for "major defect" is new in the act.

But the peak body representing strata owners has described the new defect rules as "draconian" and told Fairfax Media the changes would have serious and far-reaching consequencesbecause many issues take years to emerge.

"Apartment owners are in for a nasty shock when they discover problems from Thursday, and learn the government has left them pretty much on their own. Right now, I could not in goodconscience recommend buying into a new building," Owners Corporation Network executive officer Karen Stiles said.

"Once owners and lenders understand the enormity of these changes, the interest in new properties will plummet and that will impact the construction industry."

Building defects are remarkably common. In 2012, the University of NSW City Futures Research Centre found more than 85 per cent of apartment blocks built since 2000 have defects.

The most common defects were internal water damage, water penetrating from the outside, and fire safety shortcuts. But these issues will be covered by the six-year warranty only if theyare also designated as major defect.

Lead UNSW researcher Hazel Easthope said many significant common problems that can cost hundreds of thousands to fix were unlikely to be covered under the new laws.

"These are very serious defects but it can take years before the owner becomes aware of the issue," Dr Easthope said.

Print Article: Home Building Amendment Act: Sydney apartment owners say law changes are '... http://www.smh.com.au/action/printArticle?id=64905258

1 of 2 15-Jan-15 9:49 AM

"What may appear to be a hairline crack in two years can be a major problem in five. When you factor in how long it can take for owners corporations to get organised, two years is notmuch time at all."

Fair Trading deals with about 8000 complaints over residential buildingseach year. A spokesman for the department said the act offered an integrated package of laws for business andconsumers by being more specific and flexible.

"Importantly, the new laws will provide greater protection for consumers and offer clarity about rights and responsibilities of builders' liabilities, particularly in relation to defects," thespokesman said.

Urban Development Institute of Australia NSW chief executive Stephen Albin said the HAA was a series of commonsense changes that was good news for the construction industry andconsumers.

"Defects are unavoidable, they'll always happen but these laws will help put more integrity into the system and cut down on major defects by empowering qualified tradespeople," MrAlbin said.

More than 3 million Australians live in apartment blocks, and another 1 million are expected to move into apartment blocks within the next 10 years.

FACT BOX:

Building defects must be identified and compensation sought within two years.Flaws that make a building uninhabitable or likely to collapse can be classified as a "major defect".There is a six year warranty for major defects.Builders and traders face up to a year in prison for repeated unlicensed contracting work.Minor work worth under $5000 can now be carried out without a licence.The act was designed in partnership with a strata and home insurance amendment act, which has been delayed.

This story was found at: http://www.smh.com.au/nsw/home-building-amendment-act-sydney-apartment-owners-say-law-changes-are-draconian-20150114-12n57u.html

Print Article: Home Building Amendment Act: Sydney apartment owners say law changes are '... http://www.smh.com.au/action/printArticle?id=64905258

2 of 2 15-Jan-15 9:49 AM


Stephen Nicholls, Camille BianchiPublished: December 23, 2014 - 8:20AM

Auctions turned violent in Sydney's west on Saturday, with police called to break up a scuffle that broke out between protesters, buyers and even the auctioneers.

"One of the protesters actually grabbed a buyer, and grabbed one of our staff members," auctioneer Ricky Briggs said.

"He actually grabbed his collar and tie and scrunched it up just below the throat line ... that's when security guys jumped in and police were called."

The incident occurred during the auction of 12 homes in Homebush West, several of which were tenanted by people paying as little as $500 a month. It's understood that the main protesterwas the son of one of those tenants.

But the selling agents denied the tenants faced eviction. The houses sold for between $840,000 and $915,000 - as much as $200,000 above their written reserve price. "They were all Asianbuyers .... they thought they got them cheap," Robert Pignataro, of Strathfield Partners, said.

"We had 350 people there, minimum, and we were just going from house to house."

After the scuffle at one of the final auctions, Mr Briggs said three police officers arrived "within minutes" and soon called for back up. "A lot of the buyers were scared," he said. "Weended up having 12 police there and two detectives."

The auctioneer said a female police officer had stepped in after the main protester - who was there with six of his friends - again "went for the same staff member".

"Basically she got in between those two .... and she literally picked him up and threw him backwards".

Mr Briggs said that police evacuated two streets following the incident."They kicked everyone out as soon as the last auction finished - they removed everyone."

Mr Pignataro said he was selling the Federation homes on behalf of a private investor who had purchased all of them on November 21 from the Sydney Olympic Authority for $5.8million.

"And we resold all of them in less than a month for $10.5 million," Mr Pignataro said.

"We gave one a coat of paint and polished the floors and put some furniture in there - that was the extent of what we did."

He said that some of the tenants had been living in the houses for as long as 66 years in houses built for local abbatoir workers. "Some were prescribed lifetime tenancies," Mr Pignatorosaid.

"We are not looking at kicking any of them out - they can either stay [at the same rent] or opt to negotiate with us to receive a lump-sum cash settlement, which will be attractive."

Mr Briggs said he was happy to have achieved strong results for the properties. The three-bedroom Federation home at 14 Welfare Street that had been spruced up for the auctions sold for$200,000 above the reserve.

But he was annoyed that some of the tenants had turned violent. "They went to great length to interrupt the auctions and bring disrepute to the crowd," he said.

Print Article: Homebush auctions turn violent http://news.domain.com.au/action/printArticle?id=64396614

1 of 2 23-Dec-14 10:19 AM

"They were screaming over the top of me saying we were being fraudulent."

Mr Briggs said that the main protester was holding up a piece of paper. "It was a photocopied piece of paper - it looked like it was from the 1960s or something - and he said it proved hehad bought this house for a couple of hundred dollars," he said.

"But I just boomed back that this gentleman's names were not on the contract and they had told me to sell."

Mr Pignatoro said that collectively, the properties went $1.4 million over the reserve. Some of the buyers had purchased more than one property.

Seven of the homes hadn't been lifetime tenancies and were people paying normal rents of about $500. They had already moved out. He said the unrenovated properties would rent out for$550 a week and the renovated homes up to $750 a week. "No problem - if we put them on the market, the next couple of days we will have tenants," he said.

Strathfield police said that none of the protesters had been arrested or charged with any offences. None of the protesters could be contacted for comment.

This story was found at: http://news.domain.com.au/domain/real-estate-news/homebush-auctions-turn-violent-20141223-12c8qu.html

Print Article: Homebush auctions turn violent http://news.domain.com.au/action/printArticle?id=64396614

2 of 2 23-Dec-14 10:19 AM

Mayor slams approval for developmentTuesday, 20 May 2014 15:27 // Stay Inner West//

font size Print Email

Leichhardt Mayor Darcy Byrne has slammed the approval of a controversial Balmain housing

development at the former Nutrimetics site in Elliot Street, Balmain.

New South Wales Government appointed Joint Regional Planning Panel (JRPP) unanimously approvedthe Roche Group development recently despite the strong opposition of local residents and a 2012application being refused by the NSW Land and Environment Court.

The approved plans are for a mixed use development across eight buildings including 104 residentialunits.

“Despite supposedly making changes to the development application, this is still a very largedevelopment that will have a huge traffic impact on local streets that are already very congested,” CrByrne said.

“The State Government was elected on the specific promise of ‘returning planning control to localcommunities’, but in the case of this site, it has repeatedly done exactly the opposite.

“The Joint Regional Planning Panel (JRPP) is a State Government agency which our local communitydoes not control.

“The fact that we had to use $450,000 of ratepayers’ funds to defend the JRPP's previousdetermination in the Land and Environment Court because the State Government refused to defend itsown agency's ruling was a disgrace.”

Approved plans for 100102 Elliott Street include:

mixed use development including 8 buildings with ground floor commercial

19 serviced apartments and gymnasium as well as retail uses

104 residential units above basement parking for 251 vehicles

Advertisement

Sydney CityEastern SuburbsHills DistrictInner WestMacarthurNorthern BeachesLower North ShoreUpper North ShoreNorthern SuburbsSouth Western SydneySutherland ShireSt George AreaWestern SydneyGreater Western Sydney

Sydney Areas

Advertising

Latest Items Marine Area Commander renews calls for safety after two anglers rescued at weekend Search

http://www.getsydney.com.au/inner-west/itemlist/category/236-stay-inner-west

http://www.getsydney.com.au/inner-west/item/3754-mayor-slams-approval-for-elliot-street-development?tmpl=component&print=1

http://www.getsydney.com.au/component/mailto/?tmpl=component&template=onews&link=8d5c758e33fd0cbc2592e1807dcd0c9a41cebfbd

http://www.getsydney.com.au/inner-west/item/3754-mayor-slams-approval-for-elliot-street-development

http://www.getsydney.com.au/component/banners/click/84

http://www.getsydney.com.au/sydney-city

http://www.getsydney.com.au/eastern-suburbs

http://www.getsydney.com.au/hills-district

http://www.getsydney.com.au/inner-west

http://www.getsydney.com.au/macarthur

http://www.getsydney.com.au/northern-beaches

http://www.getsydney.com.au/lower-north-shore

http://www.getsydney.com.au/upper-north-shore

http://www.getsydney.com.au/northern-suburbs

http://www.getsydney.com.au/south-western-sydney

http://www.getsydney.com.au/southern-sydney

http://www.getsydney.com.au/st-george

http://www.getsydney.com.au/western-sydney

http://www.getsydney.com.au/greater-western-sydney


http://www.getsydney.com.au/news/item/5768-marine-area-commander-renews-calls-for-safety-after-two-anglers-rescued-at-weekend

http://www.getsydney.com.au/



Lucy CormackPublished: March 23, 2015 - 7:25AM

It may have been Marrickville's only chance to share the limelight with Jackie Chan and Bruce Lee.

But amysterious proposal from a developer who has built two museums in honour of the martial arts greats has failed to be realised, after council rejected an ambitious offer to purchasethe old Marrickville Hospital site.

The genesis of the unsolicited $52 million bid was the topic of a lengthy debate at a council meeting this week, with some councillors raising concerns about how the offer was putforward.

The bid, which was not formally lodged by a Tuesday deadline, was voted down by all 12 councillors.

The council is in the middle of an expressions of interest process to build a long-awaited library and community hub at the site.

It is a far cry from the $52 million vision Maxma Developments Pty Ltd had in mind: a 110-room four-star hotel, an exhibition centre, 400 residential units and commercial premises of2000 square metres.

In a letter to council on February 6, a lawyer for Maxma Developments Pty Ltd director Xianhong Ma submitted the $52 million expression of interest for the site, explaining Mr Ma hadbeen "actively engaging in property developments in Foshan, China, for years".

In China, his development coups include the Bruce Lee Action Museum and the Jackie Chan Museum.

Greens councillor Max Phillips said it was concerning that "only select Labor and Liberal councillors were invited" to the initial meeting between the council and a representative for thedeveloper.

"There had never been any suggestion that council would do anything other than develop a library on the site," said fellow Greens councillor David Leary.

"We were in the middle of a process for that and so we shouldn't be deviating from that, we should be building this important community facility… this is why the site was purchased 20years ago from the state government."

Marrickville's mayor, Mark Gardiner, told Tuesday's council meeting that he took on board that all councillors should have been notified of the November meeting, but rejected anysuggestion of wrong doing.

"I do bristle at the suggestion that there was something improper," Cr Gardiner said.

Mr Ma burst onto Sydney's property scene in June last year, with a $3.7 million purchase of a property in Prestons, proposed for the construction of about 45 townhouses.

In an email chain tabled by the council, Marrickville Council lawyer Joe Strati requested a "personal guarantee or other alternative security...given the shelf nature of the purchaser".

Less than a year old, Maxma Developments Pty Ltd was incorporated on May 5 last year, and holds $100 in paid up capital.

Print Article: Mysterious $52 million bid for Marrickville old hospital site rejected http://www.smh.com.au/action/printArticle?id=97600875

1 of 2 23-Mar-15 9:29 AM

While the offer was ultimately rejected, Cr Gardiner said it was "certainly interesting and instructive to hear from a developer how much they think the site is worth".

He said this would better inform council of the "actual market value" when the formal tender process continues.

Marrickville Council intends for the site to include a library and community hub with adjoining open space, 60 underground car spaces, 4 per cent affordable housing and a residential andcommercial development.

Mr Ma could not be contacted through his solicitor on Friday.

This story was found at: http://www.smh.com.au/nsw/mysterious-52-million-bid-for-marrickville-old-hospital-site-rejected-20150323-1m3xbf.html

Print Article: Mysterious $52 million bid for Marrickville old hospital site rejected http://www.smh.com.au/action/printArticle?id=97600875

2 of 2 23-Mar-15 9:29 AM


Leesha McKennyPublished: March 24, 2015 - 9:05PM

Drastically reducing the number of NSW councils would carry an upfront cost of $445 million, the NSW parliamentary budget office has estimated.

However, the cost of cutting back the state's 152 councils to just 38 would be "significantly higher" if the mergers were forced, the briefing note said.

"It is assumed the council mergers would be voluntary, not forced, therefore any costs arising from legal challenges to or disputes about the merger have not been included," it said.

The costing, which was sought by Labor, assumes almost every merger put forward in 2013 by the Independent Local Government Review Panel was to go ahead instead of other optionsalso detailed in the panel's report, like joint organisations.

Print Article: NSW state election 2015: Reducing NSW's 152 councils to 38 would cost $445 mi... http://www.smh.com.au/action/printArticle?id=97725124

1 of 3 25-Mar-15 9:53 AM

The proposal to merge Botany Bay, the City of Sydney, Waverley, Randwick and Woollahra carried the highest upfront cost, at $37.6 million.

This figure was followed by $31.5 million to merge the inner-west councils of Marrickville, Ashfield, Burwood, Canada Bay, Leichhardt and Strathfield.

"IT and communications systems expenditure" was identified as the biggest cost, at 45 per cent, with employment transition costs put at about 20 per cent.

Labor's local government spokeswoman Sophie Cotsis seized on the figures as proof the Coalition's "Fit for the Future" reform package, which requires councils to consider voluntarymergers, was a "complete sham".

"The Liberals and Nationals' claim they are putting $258 million on the table to help councils merge – that is at least a $187 million shortfall of the true cost that has been confirmed by thePBO," Ms Cotsis said.


2 of 3 25-Mar-15 9:53 AM

The briefing note also estimated the net cost of the mergers to be $114 million, noting most of the savings "will continue to accrue over the long term".

"Many of the proposed mergers may have a net benefit under a long-term horizon," it said.

A spokeswoman for Local Government Minister Paul Toole said reducing 152 councils to 38 was "not our policy".

But the spokeswoman declined to rule out whether some councils would be forced to merge, should the Baird government be re-elected.

"We have asked councils to put forward a proposal on how they will become Fit for the Future and we have offered a package of incentives of up to $1 billion," she said.

The parliamentary budget office based the estimate on a 2009 review of the costings of mergers in Queensland, where 157 councils were reduced to 73.

The modelling also assumed 30 per cent of the costs were related to the size of the merging councils, and the expected complexity of each merger.

This story was found at: http://www.smh.com.au/nsw/nsw-state-election-2015-reducing-nsws-152-councils-to-38-would-cost-445-million-modelling-shows-20150324-1m6l6s.html


3 of 3 25-Mar-15 9:53 AM


Leesha McKennyPublished: March 24, 2015 - 9:05PM

Drastically reducing the number of NSW councils would carry an upfront cost of $445 million, the NSW parliamentary budget office has estimated.

However, the cost of cutting back the state's 152 councils to just 38 would be "significantly higher" if the mergers were forced, the briefing note said.

"It is assumed the council mergers would be voluntary, not forced, therefore any costs arising from legal challenges to or disputes about the merger have not been included," it said.

The costing, which was sought by Labor, assumes almost every merger put forward in 2013 by the Independent Local Government Review Panel was to go ahead instead of other optionsalso detailed in the panel's report, like joint organisations.


1 of 3 25-Mar-15 9:53 AM

The proposal to merge Botany Bay, the City of Sydney, Waverley, Randwick and Woollahra carried the highest upfront cost, at $37.6 million.

This figure was followed by $31.5 million to merge the inner-west councils of Marrickville, Ashfield, Burwood, Canada Bay, Leichhardt and Strathfield.

"IT and communications systems expenditure" was identified as the biggest cost, at 45 per cent, with employment transition costs put at about 20 per cent.

Labor's local government spokeswoman Sophie Cotsis seized on the figures as proof the Coalition's "Fit for the Future" reform package, which requires councils to consider voluntarymergers, was a "complete sham".

"The Liberals and Nationals' claim they are putting $258 million on the table to help councils merge – that is at least a $187 million shortfall of the true cost that has been confirmed by thePBO," Ms Cotsis said.


2 of 3 25-Mar-15 9:53 AM

The briefing note also estimated the net cost of the mergers to be $114 million, noting most of the savings "will continue to accrue over the long term".

"Many of the proposed mergers may have a net benefit under a long-term horizon," it said.

A spokeswoman for Local Government Minister Paul Toole said reducing 152 councils to 38 was "not our policy".

But the spokeswoman declined to rule out whether some councils would be forced to merge, should the Baird government be re-elected.

"We have asked councils to put forward a proposal on how they will become Fit for the Future and we have offered a package of incentives of up to $1 billion," she said.

The parliamentary budget office based the estimate on a 2009 review of the costings of mergers in Queensland, where 157 councils were reduced to 73.

The modelling also assumed 30 per cent of the costs were related to the size of the merging councils, and the expected complexity of each merger.

This story was found at: http://www.smh.com.au/nsw/nsw-state-election-2015-reducing-nsws-152-councils-to-38-would-cost-445-million-modelling-shows-20150324-1m6l6s.html


3 of 3 25-Mar-15 9:53 AM


Melanie KembreyPublished: June 10, 2015 - 6:07PM

A light rail route linking Parramatta and Strathfield via Sydney Olympic Park would be a "white elephant" passing through "wastelands",according to Parramatta's Liberal lord mayor Scott Lloyd.

Parramatta Council has ramped up its campaign to have its preferred route for the $1 billion light rail network built amid concerns that thestate government is leaning towards the Strathfield option.

The council is lobbying for a route from Westmead to Epping via Carlingford, a shorter version of one of the four routes being consideredfor construction.

The four routes are: Parramatta to Macquarie Park via Carlingford and Epping, Parramatta to Castle Hill via Old NorthernRoad, Parramatta to Bankstown, Parramatta to Strathfield/Burwood via Sydney Olympic Park.

The liberal dominated Parramatta Council has unanimously agreed to write to Premier Mike Baird and Transport Minister AndrewConstance to express concerns that a Strathfield tram would be unused and financially unviable.

The proposed Westmead to Epping route would link the Westmead health precinct, the Parramatta CBD and the University of WesternSydney's two city campuses. It would use the existing Carlingford rail line and would form a spine off which extensions to Macquarie Park,Castle Hill and Olympic Park could later be built.

Cr Lloyd said while the Strathfield route would connect areas earmarked for growth, such as the industrial Camellia precinct, it would beseveral years before such development occurred and "bums on seats" should be the priority of the first route.

"We have serious concerns that passenger numbers would not be sufficient to sustain the Strathfield via Olympic Park route as the firstphase of the project, potentially jeopardising its expansion," Cr Lloyd said.

"You don't want to have a white elephant...How many empty trams will be going through the wastelands of Camellia not seeing a house orunit or anything for the next seven years?"

The Western Sydney Regional Organisation of Councils has also spoken out against the Strathfield route, saying the state governmentshould consider "residents over the voice of investors".

"We have a backlog of public transport need in western Sydney, and catering for potential future development rather than existingcommuter need is irresponsible," president Tony Hadchiti said

A coalition of big businesses has formed the West Line Partnership, which has been lobbying hard for the Strathfield via Sydney OlympicPark route.

Partnership spokesman Chris Brown criticised western Sydney representatives for pushing for a single route, saying they should have"more ambition".

"We're not going to be part of the zero sum game of bidding against each other," he said.

"The representatives of Western Sydney should have more ambition for western Sydney. We believe in two extension lines – one toCarlingford along the train line and one to Sydney Olympic Park. Western Sydney shouldn't have to pick one."

The Sydney Olympic Park route could partially "pay for itself" through developers entering "voluntary planning arrangements" and the linewould activate growth in a pivotal and underused Sydney corridor, Mr Brown said.

A spokesman for Mr Constance said no decision had been made about the route.

"We are continuing to investigate four shortlisted options for a new light rail network in western Sydney. This includes consideration of aroute to Sydney Olympic Park and Strathfield. The NSW Government will have more to say as this work progresses," he said.

Print Article: Parramatta light rail: Sydney Olympic Park tram would be ... http://www.smh.com.au/action/printArticle?id=996983352

1 of 2 11-Jun-15 10:04 AM

The state government has previously said construction of the chosen route would start in its second term.

This story was found at: http://www.smh.com.au/nsw/parramatta-light-rail-sydney-olympic-park-tram-would-be-a-white-elephant-20150610-ghkta0.html

Print Article: Parramatta light rail: Sydney Olympic Park tram would be ... http://www.smh.com.au/action/printArticle?id=996983352

2 of 2 11-Jun-15 10:04 AM


Melanie KembreyPublished: September 22, 2015 - 5:07PM

NSW Planning Minister Rob Stokes has declared Sydney's "urban sprawl is over" at the same time as he unveiled plans to release enoughland for the construction of 35,000 new homes south of Campbelltown on Tuesday.

But urban planners and the state opposition immediately seized on the apparent contradiction, saying residents in the new communities,which are as far away from the Sydney CBD as 80 kilometres, could be stuck spending hours every day commuting.

The 7700 hectares to be released by the government will see communities built at Menangle Park and Mount Gilead on the outskirts ofCampbelltown, and a new Bathurst-sized town about 20 kilometres further south to be called Wilton Junction.

Mr Stokes insisted, however, that existing transport networks would not be strained as the 100,000 people expected to live in the newcommunities would work at the nearby regional centres of Campbelltown and Wollongong.

"We are declaring that urban sprawl is over. Instead Greenfield releases are going to be focused on supplying that infrastructure and thosejobs locally so people won't be locked into vast commutes over vast areas," Mr Stokes said.

"Sydney is too big to allow commuting to continue what we need to do is provide the jobs closer to where homes are."

Mr Stokes said Wilton Junction would become the fifth largest regional city in NSW and there was no suggestion it would "ever form partof Sydney physically".

But University of Sydney urban planning professor Peter Phibbs said this was "urban sprawl plus" and while additional housing supply wasa positive, south western Sydney had long struggled to attract jobs so new residents could be forced into lengthy commutes on road andtrain networks already operating at capacity.

"Unless there is some remarkable turnaround or huge public investment, recent history would suggest those areas are not very good atgenerating employment growth," Professor Phibbs said.

"We know people in western Sydney travel long distances so unless their behaviour changes markedly at least some of those people will bespending a lot of time connecting up with services and employments in other areas."

The Sydney Business Chamber's western Sydney director David Borger said Campbelltown was a weak job provider and there needed tobe more government investment in the suburb if the plan was to be successful.

Minister Stokes said the new communities would help meet Sydney's need for more homes and put downward pressure on prices. The threecommunities will be created over the next 30 years, with the first houses to be built in in Mount Gilead within the next two years.

There would be potential job opportunities arising, Mr Stokes said, in Campbelltown's health and tertiary education sectors, the airport atBadgerys Creek and "emerging industries" in the Illawara and the Macarthur regions.

"The great things about these areas is they are located between so many choices of regional centres that can be destinations for investmentand for jobs," he said.

"The fact of this development pipeline itself will create many thousands of new jobs in this area."

The infrastructure needs, the minister said, would be delivered in step with the provision of the new houses.

He said investigations would take place into upgrading local and regional roads, adding additional rail capacity, bus services and healthfacilities and constructing new high schools and primary schools.

NSW Opposition leader Luke Foley said it was "poor planning" to continue building on the outskirts of Sydney without a ready supply ofjobs.

Print Article: Planning minister Rob Stokes unveils plans to create three... http://www.smh.com.au/action/printArticle?id=1000688791

1 of 2 22-Sep-15 5:48 PM

"We're talking about a region of Sydney that will grow in population by half a million people yet we're talking about jobs growth of 20,000– that means more and more people travelling 70 kilometres to the Sydney CBD day and night," Mr Foley said

"Simply rolling out more supply won't solve the housing affordability crisis for Sydney. More supply is part of the answer, but thisGovernment has a blind faith in market solutions."

The vision for area is contained in the government's Preliminary Strategy and Action Plan for the Greater Macarthur Land Release Area.

It will be on public exhibition until November 4 after which the government will form a more detailed plan for the area.

This story was found at: http://www.smh.com.au/nsw/planning-minister-rob-stokes-unveils-plans-to-create-three-new-communities-south-of-campbelltown-20150922-gjs8ev.html

Print Article: Planning minister Rob Stokes unveils plans to create three... http://www.smh.com.au/action/printArticle?id=1000688791

2 of 2 22-Sep-15 5:48 PM


Jacob SaulwickPublished: October 22, 2015 - 4:44PM

Glebe Island Bridge could be re-opened as a tram line and Wentworth Park redeveloped as part of the government's massive proposedoverhaul of inner harbour areas in Sydney's west.

But a "transformation plan" for Sydney's Bays Precinct, released on Thursday by Premier Mike Baird and Planning Minister Rob Stokes,was otherwise light on detail about what new public transport or housing would be included in the area.

"It is difficult to really imagine how big the opportunity here is," Mr Stokes said. "It's the last remaining large development site for renewalanywhere on Sydney Harbour ... to put it in perspective, Barangaroo is around 20 hectares, this site is more than 90 hectares," he said.

For the past 18 months, government development agency UrbanGrowth NSW has been working on proposals to re-shape the area, whichincludes parts of Glebe, Rozelle, White Bay and the Sydney Fish Market.

The agency's report, released on Thursday, maps out 20 to 30 years of redevelopment, focusing initially on the White Bay Power Station atRozelle, as well as areas around the Fish Market.

"We have all driven past this site for many years, wondering if something could be done; well, today we are making it happen," Mr Bairdsaid at the power station.

The Premier's plan is for the power station, built in 1912, to be converted into a high-tech business hub, though he did not spell out specificmeasures to attract businesses.

The Fish Market is intended to become a "market precinct", and a request for proposals from the private sector will be released early nextyear.

Mr Stokes also announced that the redevelopment plans would include the adjacent Wentworth Park, though that park was expected toremain as public space.

"Obviously Wentworth Park is a crucial piece of the city's open space," Mr Constance said. "It's very important that as we undertake theplanning for Wentworth Park, we look at those recreation opportunities and how to ... link in Wentworth park to the adjacent waterfront andthe Bays market district," he said.

But the report released by Mr Baird and Mr Stokes did not address how to improve transport access, nor where or how much new housingwould be developed. The chief executive of UrbanGrowth NSW, David Pitchford, has previously said the precinct would be a "disaster"without major new public transport.

Mr Stokes said housing and transport plans would be released early next year. "That work is currently underway with ... Transport forNSW and all options are being looked at, from mass transit options, from light rail to ferries, to cycling and pedestrian pathways as well asprivate vehicle movements," he said.

But artist's impressions released on Thursday include images of trams on the old Glebe Island Bridge. The Roads Minister, Duncan Gay,had previously raised the idea of demolishing the structure.

Labor leader Luke Foley and the Labor mayor of Leichhardt, Darcy Byrne, called for an investigation of metro rail to the area.

"With the sheer grandiose scale of what they've been proposing ... that's the sort of thing that can only sort of work with fast undergroundrail," Cr Byrne said.

"None of this will work without significant mass transit," said Cr Byrne, who said the precinct risked being "Chatswood by the sea" if it didnot have a mass transport system.

Mr Pitchford said the request for proposals to redevelop White Bay Power Station, to be released next week, would not include a mandateon whether to use the existing structure.

But he said he expected proponents would want to re-use the building, while they would also be required to incorporate historic machineryinto their development plans.

Print Article: Return of trams to Glebe Island Bridge floated in inner har... http://www.smh.com.au/action/printArticle?id=1001784873

1 of 2 22-Oct-15 5:52 PM

"We will require an honouring of the history of it," he said.

"Structurally it is very sound," he said of the building itself. "We are not looking to interfere with the integrity of the structure, but we areopen to suggestions as to how the structure might be used as a platform to do things differently," he said.

This story was found at: http://www.smh.com.au/nsw/return-of-trams-to-glebe-island-bridge-floated-in-inner-harbour-overhaul-20151022-gkfq5l.html

Print Article: Return of trams to Glebe Island Bridge floated in inner har... http://www.smh.com.au/action/printArticle?id=1001784873

2 of 2 22-Oct-15 5:52 PM


Melanie KembreyPublished: September 14, 2015 - 11:23AM

High-rise plans move forward in two Sydney suburbsPublic transport at Wentworth Point will ease traffic woes: developer

The suburb of Wentworth Point stacks up well on paper: waterfront views, surrounded by parklands, located at the centre of metropolitanSydney.

There is just one problem. Residents say getting in and out can be a nightmare – and they are worried it is about to get a whole lot worse.

In the next three years, construction will start on another 2500 apartments on the peninsula, which is expected to become home to morethan 20,000 people in the next 15 years.

But the lone road in and out of the peninsula, locals say, already struggles to cope with demand.

"They have managed to create a place that basically has got really bad road access and they have put stacks of people there and theywonder 'why there is a problem?' " said University of Sydney urban planning professor Peter Phibbs.

Professor Phibbs said the government had failed "planning 101" in overestimating the capacity of the peninsula. Thedevelopment represented an "own goal" for the government as it provided an argument for anti-density campaigners.

"We're trying to get the public more interested in density and here we've got a government-led scheme that just provides ammunition forthe density haters who are going to say that density induces congestion," he said.

The road networks around the growing Homebush Bay and Sydney Olympic Park also clog during peak times, with residents reportingthat it can take them more than half an hour to pass through the Australia Avenue/DFO Homebush roundabout.

Wentworth Point currently only has one bus service, the 526, which often runs late and can take 45 minutes to reach Strathfield station, lessthan 10 kilometres away.

Print Article: NSW planning: Sydney suburb Wentworth Point's traffic tr... http://www.smh.com.au/action/printArticle?id=1000181215

1 of 3 14-Sep-15 11:55 AM

Two high-density residential neighbourhoods, including a primary school, shops and plaza, are set to be be built on waterfront sites at thetip of the Wentworth Point peninsula.

A spokesperson for UrbanGrowth NSW, the government's property development arm, said it would be two to three years beforeconstruction on the first apartments started and this was ample time to complete infrastructure upgrades.


2 of 3 14-Sep-15 11:55 AM

An artist's impression of what the new development at Wentworth Point could look like. Photo: UrbanGrowth NSW

A bridge designed for buses, cyclists and pedestrians, which was funded by developers in exchange for uplift, is under construction andwill soon put Wentworth Point residents within about one kilometre of Rhodes station.

However, the T1 Northern Line via Strathfield is already crowded and, on average, has 135 per cent passenger loads by the time it reachesRedfern during the morning peak.

The M4 widening as part of the WestConnex motorway project will also provide residents new access to the M4 eastbound from Hill Roadin Sydney Olympic Park, although there will be no westbound exit.

Wentworth Point Community Central member John Spooner said the government had created Wentworth Point "back to front".

"We all understand that people have to live somewhere and for people to live somewhere developers have to develop," he said. "Thedevelopers seem to be able to get on with it, but the government doesn't seem to be able to help with the infrastructure."

In a statement, Planning Minister Rob Stokes said the area was ideal for a new community.

"We have undertaken extensive community consultation, and ensured the precinct will have good access to public transport, jobs, a newschool, services and open space, in keeping with best-practice planning," the minister said.

This story was found at: http://www.smh.com.au/nsw/nsw-planning-sydney-suburb-wentworth-points-traffic-trap-fuels-density-haters-20150914-gjhcrj.html


3 of 3 14-Sep-15 11:55 AM


Jacob SaulwickPublished: September 11, 2015 - 5:16PM

When Dora Makaritis realised the route of the WestConnex motorway would run under the inner west suburb of Croydon, she immediatelybecame concerned about the impact of digging a six-lane tunnel under her home.

So she asked the WestConnex Delivery Authority, multiple times, why the motorway would run under her suburb and not 300 metres northunder Parramatta Road.

And she was told, multiple times, it had nothing to do with potential property development.

"We were told a couple of things," said Ms Makaritis. "One of them was that you could not travel 80 kilometres an hour under that[Parramatta Road] route," she said. "The route had to be a straight line, and not a zig zag."

But she said none of the reasons offered at multiple WestConnex information nights related to preserving Parramatta Road for futureproperty development.

So Ms Makaritis felt betrayed this week when, reading the Environmental Impact Statement for the M4 East tunnel component ofWestConnex, she saw two reasons listed for why the motorway should not run under Parramatta Road.

"Tunnels below Parramatta Road would restrict the depths to which buildings could be constructed, in particular basements or footings fortaller buildings," the EIS says. "This would restrict opportunities for urban revitalisation and improved liveability along and aroundParramatta Road."

As well as Ms Makaritis and her neighbour Tarja Shephard, Labor's roads spokeswoman and Member for Strathfield Jodi McKay said shealso feels misled by this aspect of the WestConnex project.

"I was told numerous times by the WDA that the reason for avoiding Parramatta Road had nothing to do with development," Ms McKaysaid. "They were categorical."

Ms Makaritis and Ms Shephard are concerned about the impact of construction below their properties. They are worried about the noiseand vibration of underground drilling. "Our old federation homes are worthy of historical value and preservation," Ms Shephardsaid. "They have shallow footings, are very fragile and with crumbling lime mortar."

A spokeswoman for the WestConnex Delivery Authority said the route south of Parramatta Road was chosen because of its shorter tunnellength, ground conditions, and alignment with proposed later sections of the motorway.

The spokeswoman said the chosen alignment had the "potential benefit" of preserving "the Parramatta Road corridor for future urbanrenewal" but this was "not the reason it was selected".

The state government has delayed plans for the development of Parramatta Road. A consultation process on a new plan, however, isscheduled to start within the next few weeks.

"This was also made clear by the project team in both community meetings," the spokeswoman said.

This story was found at: http://www.smh.com.au/nsw/the-hidden-reason-westconnex-runs-near-not-under-parramatta-road-20150911-gjklmi.html

Print Article: The hidden reason WestConnex runs near, not under, Parra... http://www.smh.com.au/action/printArticle?id=1000332666

1 of 1 12-Sep-15 8:25 AM

Documents

Hurstville Preliminary Market Analysis Report · Ashfield Final Report 2015 EXECUTIVE SUMMARY All properties in NSW are valued each year for rating and taxing purposes. All valuations