Hurstville Preliminary Market Analysis Report · Sydney’s metropolitan area have reported high...

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

VALUATION PROGRAM

DISTRICT 143 - STRATHFIELD

BASE DATE - 1 JULY 2015

Prepared by

SOUTHERN ALLIANCE VALUATION SERVICES PTY LTD For

VALUER GENERAL & DEPARTMENT OF LANDS

mailto:[email protected]

http://www.savs.com.au/

Strathfield 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. .................................... 9

3.0 TOWN PLANNING & ZONING INSTRUMENTS. ...................................................... 13

4.0 IDENTIFIED SIGNIFICANT CHANGES IN USE OR DEVELOPMENTS OF PROPERTY AND OTHER FACTORS WHICH MAY AFFECT VALUATIONS. .. 17

5.0 ADDED VALUE OF IMPROVEMENTS. ....................................................................... 18

6.0 CHANGES TO COMPONENTS ILLUSTRATED BY CHANGES TO THE EXISTING VALUE RELATIONSHIPS. ....................................................................... 27

7.0 MARKET COMMENTARY ............................................................................................. 31

8.0 MANAGEMENT OF COMPONENTS, HANDCRAFTING & VERIFICATION. .... 34

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

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

Southern Alliance Valuation Services Pty Ltd – Strathfield Final Report – BD 1 July 2015 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 Strathfield 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 31/10/15) within Strathfield LGA – 7,440. The sum of land values in dollars (as at 31/10/15) within Strathfield LGA - $10,530,151,250. 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 $8,239,875,020 which represents a percentage change of 27.8%. The change in values reflects an upward movement of land values within the Strathfield LGA 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 similar high increases or medium to high increases in value such as for Western, North-western and South-western suburbs. The number of desirable properties including those close to services and amenities, the number of underdeveloped sites, and the movement of certain ethnic groups to the district, the increasing rental returns on residential investment property and the demographics of the area in general all contributed to the increase in land values over the past year. This follows, on average of about 14% increase over the 20013/2014 base years and an overall increase from 2013 to 2015 of 45.7%.



EXECUTIVE SUMMARY. (Continued) Residential – Overall the residential market within the Strathfield LGA, as at 1st July 2015, increased in line with other higher valued property in the inner-city and inner-west suburbs of Sydney within a range of 10 - 15 kilometres of the CBD. In general residential lands, depending on locality, moved generally within a band of 25% to 45% between Base Date 1 July 2014 and 1 July 2015. The rates of increases varied from strong growth of 20% – 30% for single residential property and even higher increases for medium to high density property from 30% to 50%. The higher valued areas tended to show moderate to high increases whilst others particularly the lower valued areas such as Enfield, Homebush, Strathfield South reflected higher increases. In contrast Greenacre experienced a moderate movement in values in line with areas on the fringe of Bankstown LGA. Commercial / Retail – The retail property market within the Strathfield LGA over the prior general valuation program remained buoyant which has been underpinned by low vacancy rates, steady rental growth and increased demand for mixed use development sites, particularly those with residential potential in the Strathfield Town Centre. This trend is expected to continue unabated for the short to medium term particularly as many of this sales activity is supported by the underlying strength of the residential market in general but particularly by the demand for apartments. Here, the centre showed increases on both the Burwood and Strathfield sides of The Boulevard. Growth along the Parramatta Corridor showed continued momentum both in demand for property as well as higher values. This can be partly explained by the lack of sites closer to the main town centres of Strathfield and Homebush and the lower historical values. Nine (9) improved sales on Parramatta Rd were recorded during the 12 month period ending 1st July 2015. These local sales together with other comparable inner-west retail sales indicated the movement that established the market in Strathfield. Industrial – The industrial property market within the Strathfield LGA has increased over the prior general valuation program in line with other inner and middle ring property. This market has been characterised by the lack of property offered on the market which demonstrates the uncertainty of this sector. However, recent better than expected economic data regarding consumer confidence and lower than expected rises in unemployment have helped underpin value levels for industrial property. Strathfield industrial property in the short term will remain relatively insulated from any uncertainty in this sector by its strong fundamentals, including good access to the airport and port and connection to the main road network. Well positioned small industrial property with good exposure has remained comparable in value in some areas to retail equivalent value levels. Housing affordability has had less impact on residential values within the Strathfield LGA than has affected other more outlying areas of Sydney with the possible exception of some parts of outer western part. Suburbs with lower median values registered more subdued increases in comparison to the higher valued areas which may be partly explained by the demographics of purchasers and their sensitivity to interest rate changes.



EXECUTIVE SUMMARY. (Continued)

TABLE OF TYPICAL VALUES

RE

SID

EN

TIA

L

Location Component Code

Size (m2) 2014 LV 2015 LV %

Change

Strathfield EBB 774.19 $921,000 $1,130,000 +22.7%

Strathfield (West) ENN 766.42 $1,000,000 $1,270,000 +27.0%

Strathfield (Prime) EPP 923.2 $1,560,000 $1,900,000 +21.8%

Greenacre EQQ 676.6 $419,000 $490,000 +16.9%

Belfield ERS 446.15 $435,000 $526,000 +20.9%

Strathfield South EDS 442.6 $561,000 $782,000 +39.4%

Homebush (North) EDN 493.2 $636,000 $749,000 +17.8%

Strathfield (Central) ENN 747.06 $1,090,000 $1,380,000 +26.6%

BU

SIN

ESS

The Boulevarde CAA 208.7 $1,740,000 $2,190,000 +25.9%

Liverpool Rd CDD 189.7 $287,000 $372,000 +29.6%

Rochester St CDD 183.4 $543,000 $609,000 +12.2%

IND

UST

RIA

L

Strathfield South DSS 556.4 $551,000 $619,000 +12.3%

Strathfield South DAA 2,289.1 $1,510,000 $1,690,000 +11.9%

Strathfield South DLG 10,860 $4,250,000 $4,670,000 +9.9%

George Veris

Burwood Area Manager Southern Alliance Valuation Services Pty ltd



FINAL REPORT DISTRICT (143) - STRATHFIELD

1.0 GENERAL DESCRIPTION OF LOCAL GOVERNMENT AREA. Strathfield Local Government Area (LGA) is situated in the outer fringes of the inner western suburbs of Sydney’s metropolitan area. Strathfield LGA otherwise known as Strathfield City Council commences approximately ten (10) kilometres west of Sydney CBD and stretches approximately four (4) kilometres from Strathfield at its eastern extremity to Homebush West at its most western point.

The municipality of Strathfield contains an administrative area of 14.1 square kilometres and is bounded by the LGA’s of Burwood & Canada Bay to its East, Canterbury & Bankstown to its south and west and by part of auburn to its west. Several rivers and creeks pass through the Municipality including the Cooks River, Cox’s Creek, Powell’s Creek, Saleyard Creek and Boundary Creek.

Strathfield is an established council area of Sydney with a population of approximately 39,481 occupants (as at 30th June 2014). Development has historically evolved along main roads or railway routes 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 Strathfield, Homebush, and Flemington (Homebush West) on the Main Western Railway Line and Strathfield South on Liverpool Rd. Strathfield is the largest of Strathfield’s Town Centres and serves as the financial, cultural and administrative centre of the LGA. The City of Strathfield incorporates, either wholly or partly seven (7) suburbs or localities, including Belfield, Enfield, Greenacre, Homebush, Homebush West, Strathfield and Strathfield South.



1.0 GENERAL DESCRIPTION OF LOCAL GOVERNMENT AREA. (Continued) Getting to and around the Strathfield municipality area is made easy by several large main public roads and a suburban railway line. Parramatta, Liverpool and Punchbowl Roads offers the main route for travel running through the municipality in a generally east/west direction and crossed by Coronation Parade/The Boulevarde and Homebush Road. Coronation Parade/The Boulevarde running along the eastern boundary of Strathfield in a north/south direction offers access to the suburbs of Strathfield and Enfield. Homebush Road running through the centre of the municipality, also in a north/south direction offers access through the suburbs of Strathfield, Strathfield South and Belfield. Running along the western boundary is Roberts Road/Centenary Drive offering access through Strathfield, Strathfield South and Greenacre in a north/south direction. Other roads forming an important part of this road network, however less significant, include Beresford Road/Broughton Street/Arthur Street offering travel through Strathfield and Homebush West in a east/west direction, Underwood Road which offers travel through Homebush in a generally north/south direction and Juno Parade which passes through Greenacre in a east/west direction. Alternatively Strathfield, Homebush and Flemington railway stations offer access to major commercial/retail sectors within the municipality.

Some of the significant local, Sydney and State features of the municipality include: • Sydney Markets (Flemington); • Strathfield Golf Course; • Australian Catholic University (Mt St Mary Campus); • Strathfield Park; • Strathfield Square; • Enfield Marshalling Yards (Intermodal Terminal);

A summary of the major land uses follows:

RESIDENTIAL: The municipality of Strathfield has a variety of housing types covering different eras from the mid 1800’s through to the present. However, large scale habitation of the area occurred much later and coincided generally with the introduction of the railways in the late 1800’s and resulted in nodes of development around the various stations comprising initially with 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.

Strathfield experienced several periods of development during its history. Its largest being the early inter war period which resulted in many fine examples of grand federation homes and the establishment of many private schools, and colleges to the then outskirts of the metropolitan area. Many of the better examples of Strathfield’s built history have been preserved in heritage conservation precincts and protected from demolition by state and local legislation.



1.0 GENERAL DESCRIPTION OF LOCAL GOVERNMENT AREA. (Continued) The next period of development resulted in areas further away from main roads and connection to bus and train transport being developed during the post war period and comprised mainly low cost brick or fibro dwellings. Later development periods resulted due to planning changes to the introduction of firstly medium rise apartment buildings mainly during the 1960’s and continuing through to the 1990’s, followed by high rise residential towers centred generally around Strathfield and Homebush Railway Stations and Parramatta Rd.

COMMERCIAL/RETAIL: There are several retail areas within the Strathfield Local Government Area that have been primarily developed around the railway stations within the municipality. The major commercial centre is the Strathfield Town Centre, located just south of Strathfield railway station. This includes Strathfield Plaza which is anchored by a major national grocer and includes a range of variety stores and various restaurants and retail shops along Strathfield Square.

Several smaller commercial/retail areas are scattered throughout the municipality, including; Homebush, Homebush West, Strathfield South and Cave Road. Sydney Markets at Flemington is the wholesale distribution centre for fruit, vegetables and flowers for the Sydney metropolitan market and well as providing markets for other products at other times.

INDUSTRIAL:

The main industrial and employment areas are located along Parramatta Road which includes Sydney Markets and car sales yards, and in the south along Roberts, Liverpool and Cosgrove Roads and areas in between. These areas are characterised by good visibility and excellent connection particularly to ring road and main road networks.

The marshalling yards at Enfield are only partially used for that purpose whilst a portion of the eastern part is being currently being redeveloped as one of two inland port distribution centres for Sydney.

OPEN SPACE: There are more than 60 parks located throughout the Municipality with the largest of these being Mason Park, Strathfield Park, Airey Park and Bark Huts Reserve. Parks provide an array of sporting facilities including playing fields for cricket, rugby league, rugby union, soccer and netball, outdoor bowls, tennis and basketball.

Strathfield also has two golf courses Hudson Park a public course and Strathfield Golf Club a private course. Part of Strathfield Golf Club has been offered for sale following its rezoning from RE1 to part B4 – Mixed Use and R3 – Medium Density Residential. EDUCATIONAL: There are a number of significant educational establishments throughout the Municipality. Some of which include the Australian Catholic University in Barker Road, St Patrick's Christian Brothers College, Meriden Ladies College, Trinity Grammar Preparatory School, Homebush Boys High School, Strathfield Girls High School, South Strathfield High School as well as a host of Public and Catholic Primary schools.



2.0 NUMBER OF VALUATIONS IN THE ZONE CATEGORIES.

District 143 - Strathfield LGA 2015

Register of Land Value Entry Totals at 31 Oct 15 (the totals below include the 26 Oct 2015 Supplementary Import)

Zone Category (all zones)

Residential 6561 88.19%

Business 423 5.69%

Industrial 289 3.88%

Open Space 95 1.28%

Special Uses 67 0.90%

Conservation 5 0.07% Totals 7440 100.00%

Residential Category

Single Dwelling Sites 5486 83.62%

Other Residential 1075 16.38% Totals 6561 100.00%



2.0 NUMBER OF VALUATIONS IN THE ZONE CATEGORIES. (Continued)


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

Total No of Components 46 Total No of Valuations 7440

District 143 - Strathfield LGA 2015 Register of LV Entries per Component at 31 Oct 2015

Zone Component # Entries % Zone Component # Entries %

B1 CNN 8 0.11% R2 EPP 486 6.53%

B2 CEE 29 0.39% R2 EQQ 276 3.71%

B2 CGG 6 0.08% R2 ERN 725 9.74%

B2 CVL 15 0.20% R2 ERS 386 5.19%

B3 CAA 15 0.20% R2 ESD 10 0.13%

B3 CRR 1 0.01% R3 EDB 41 0.55%

B3 CVS 12 0.16% R3 EDD 364 4.89%

B4 CCB 35 0.47% R3 EDM 37 0.50%

B4 CCC 56 0.75% R3 EDN 213 2.86%

B4 CCR 46 0.62% R3 EDS 132 1.77%

B4 CDD 82 1.10% R3 EDW 144 1.94%

B4 CVO 42 0.56% R4 EDH 27 0.36%

B6 DPP 31 0.42% R4 EDP 107 1.44%

B6 DPR 17 0.23% RE1 KAO 4 0.05%

B7 DMM 28 0.38% RE1 KBB 74 0.99%

E2 KUU 5 0.07% RE1 KCC 14 0.19%

IN1 DAA 83 1.12% RE2 KAP 3 0.04%

IN1 DLG 102 1.37% SP1 JZZ 7 0.09%

IN1 DSS 103 1.38% SP2 JUU 30 0.40%

IN2 DLL 1 0.01% SP2 JXX 6 0.08%

R2 EAA 1021 13.72% SP2 JYY 24 0.32%

R2 EBB 358 4.81%

R2 EGG 1175 15.79%

R2 EHH 129 1.73%

R2 ENN 930 12.50%



2.0 NUMBER OF VALUATIONS IN THE ZONE CATEGORIES. (Continued)

Total No of Components 46 Total No of Valuations $10,530,151,250

District 143 - Strathfield LGA 2015 Register of LV Totals per Category at 31 Oct 2015

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

B1 CNN $2,320,000 0.02% R2 EPP $847,623,640 8.05%

B2 CEE $14,597,200 0.14% R2 EQQ $131,222,000 1.25%

B2 CGG $3,142,000 0.03% R2 ERN $511,607,400 4.86%

B2 CVL $53,260,000 0.51% R2 ERS $225,911,900 2.15%

B3 CAA $35,324,000 0.34% R2 ESD $22,510,000 0.21%

B3 CRR $19,100,000 0.18% R3 EDB $22,148,020 0.21%

B3 CVS $85,970,000 0.82% R3 EDD $1,385,711,380 13.16%

B4 CCB $24,280,580 0.23% R3 EDM $38,612,540 0.37%

B4 CCC $296,597,000 2.82% R3 EDN $153,793,490 1.46%

B4 CCR $53,626,000 0.51% R3 EDS $110,336,370 1.05%

B4 CDD $55,019,100 0.52% R3 EDW $126,470,920 1.20%

B4 CVO $138,400,000 1.31% R4 EDH $137,330,000 1.30%

B6 DPP $87,381,000 0.83% R4 EDP $143,794,090 1.37%

B6 DPR $8,187,660 0.08% RE1 KAO $5,249,800 0.05%

B7 DMM $21,033,000 0.20% RE1 KBB $19,948,200 0.19%

E2 KUU $1,009,300 0.01% RE1 KCC $8,881,600 0.08%

IN1 DAA $97,745,500 0.93% RE2 KAP $9,543,000 0.09%

IN1 DLG $679,768,800 6.46% SP1 JZZ $119,559,000 1.14%

IN1 DSS $61,587,480 0.58% SP2 JUU $29,151,870 0.28%

IN2 DLL $11,800,000 0.11% SP2 JXX $40,038,000 0.38%

R2 EAA $1,211,099,040 11.50% SP2 JYY $46,796,800 0.44%

R2 EBB $339,780,200 3.23%

R2 EGG $1,771,104,400 16.82% R2 EHH $115,231,200 1.09% R2 ENN $1,206,547,770 11.46%



3.0 TOWN PLANNING & ZONING INSTRUMENTS. Strathfield City Council primary planning instrument that controls and regulates development at the time of this report is:- Strathfield Local Environmental Plan (SLEP) 2012, which came into force on 29th March 2013. It is Council’s principle planning document in respect of all land within the municipality of Strathfield. The SLEP 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. Strathfield Consolidated DCP 2005 was adopted by Council on 4 April 2006 and came into force on 3 May 2006. This document was prepared in response to changes made to section 74(c) (2) of the Environmental Planning & Assessment Act 1979 and consolidates the following DCPs: Part A - Dwelling Houses & Ancillary Structures Part B - Dual Occupancy Housing Part C - Multiple-Unit Housing Part D - Industrial Development Part E - Child Care Centres Part F - Bed & Breakfast Establishments Part G - Provisions for the Establishment of Brothels Part H - Waste Minimisation and Management Part I - Provision of Off Street Parking Facilities Part J - Erection & Display of Advertising Signs & Structures Part K - Development on Contaminated Land Part L - Public Notification for Development and Complying Applications Part M - Educational Establishments Part N - Water Sensitive Urban Design Part O - Tree Management



3.0 TOWN PLANNING & ZONING INSTRUMENTS. (Continued) Strathfield Local Environmental Plan 2012 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 promote consistent subdivision and development patterns that reflect and reinforce the predominant subdivision pattern of the area, (b) to ensure a variety of lot sizes are maintained of sufficient size and shape to accommodate a variety of development types, (c) to preserve large industrial lots in order to provide a range of large-scale sites suitable for industrial activities that require integrated and large floorplates. (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. 4.1A Minimum lot sizes for dual occupancies, multi dwelling housing and residential flat buildings (1) The objective of this clause is to achieve planned residential density in certain zones. (2) Development consent may be granted to development on a lot in a zone shown in Column 2 of the Table to this clause for a purpose shown in Column 1 of the Table opposite that zone, only if the area of the lot is equal to or greater than the area specified for that purpose and shown opposite in Column 3 of the Table.



3.0 TOWN PLANNING & ZONING INSTRUMENTS. (Continued)

Column 1 Column 2 Column 3

Dual occupancy Zone R3 Medium Density Residential

560 square metres

Multi dwelling housing Zone R3 Medium Density Residential or Zone R4 High Density Residential

1,000 square metres

Residential flat building Zone R3 Medium Density Residential, Zone R4 High Density Residential, Zone B2 Local Centre, Zone B3 Commercial Core or Zone B4 Mixed Use

1,000 square metres

4.4 Floor space ratio (1) The objectives of this clause are as follows: (a) to ensure that dwellings are in keeping with the built form character of the local area, (b) to provide consistency in the bulk and scale of new dwellings in residential areas, (c) to minimise the impact of new development on the amenity of adjoining properties, (d) to minimise the impact of development on heritage conservation areas and heritage items, (e) in relation to Strathfield Town Centre: (i) to encourage consolidation and a sustainable integrated land use and transport development around key public transport infrastructure, and (ii) to provide space for the strategic implementation of economic, social and cultural goals that create an active, lively and people-orientated development, (f) in relation to Parramatta Road Corridor—to encourage a sustainable consolidation pattern that optimises floor space capacity in the corridor. (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. 4.4C Exceptions to floor space ratio (Zone R2) Despite clause 4.4, the maximum floor space ratio for a building on a lot being land in Zone R2 Low Density Residential, with an area specified in Column 1 of the Table to this clause, is the floor space ratio specified opposite that lot in Column 2 of the Table.



3.0 TOWN PLANNING & ZONING INSTRUMENTS. (Continued)

Column 1 Column 2 Lot area (m2) Floor space ratio < 500 0.65:1 500–599 0.625:1 600–699 0.60:1 700–799 0.575:1 800–899 0.55:1 900–999 0.525:1 ≥ 1,000 0.50:1

Amendments to Strathfield DCP 2005 The following amendments to the ‘Strathfield Consolidated Development Control Plan (DCP) 2005’ were adopted by Council on 21st July 2015 and took effect on 28th July 2015. The amendments to the ‘Strathfield Consolidated DCP 2005’ include:

• the updating of ‘Part H – Waste Minimisation and Management Plan’ The amendment updates waste management controls to align with current best practice and includes requirements for off-street, underground collection of waste in new medium and high density developments. In addition to the DCP 2005, Strathfield Council has also formalised several site specific DCP’s. These DCP’s function independently of the consolidated DCP and included the following;

• DCP No. 13 – Strathfield Town Centre • DCP No. 14 – Part 1 and Lot 2, DP 711168 Davidson Street, Greenacre • DCP No. 20 – Parramatta Road Corridor • DCP No. 25 – 79 Courallie Avenue Homebush West



4.0 IDENTIFIED SIGNIFICANT CHANGES IN USE OR DEVELOPMENTS OF PROPERTY AND OTHER FACTORS WHICH MAY AFFECT VALUATIONS. Council is embarking on a process to redesign and revitalise the Strathfield Town Centre to meet the needs of the community for the future. Higher-density residential development along Parramatta Road, increased building heights at the Town Centre, a food hub and new business parks are among the highlights of Strathfield’s plans for the next decade. The Strathfield Town Centre Master Plan is likely to have a significant impact on the value of property with the provision of new facilities and a mix of proposed uses. Following submissions and reports commissioned by council as a response to the state Governments IPART report on the status of Strathfield Council being one of many ( 71% of Sydney Councils and 56% of Regional Councils) “unfit” for the Future. Following these submissions Strathfield Council has resolved to not pursue amalgamations with possible adjoining suitors.

Other significant developments/potential developments include: • DA approved (subject to conditions) in September 2014 for Demolition of existing

structures and construction of a 6 storey residential flat building of 38 units - comprising 6x1 bedroom and 32 x 2 bedroom units above 2 levels of basement parking containing 64 car parking spaces at 19 Bridge Road and 50 Loftus Crescent, Homebush;

• DA approved in August 2014 for demolition of 3 existing dwellings and construction of a

new 3, part 4 storey residential flat building with a total of 21 units comprising 2 x studio apartments, 1x1 bedroom and 18 x 2 bedroom units above 1 level of basement parking with 20 residential and 4 visitor parking spaces at 2-6 Bede Street, Strathfield;

• DA approved (subject to conditions) in August 2014 for demolition of 2 existing

dwellings and construction of a 4 storey residential flat building containing 16 units - comprising 1x1 bedroom, 13 x 2 bedroom and 2 x 3 bedroom units above 2 levels of basement parking containing 30 car parking spaces at 19-21 Hornsey Road, Homebush West;

• DA 2015/134 lodged pending decision to construct 4 x warehouses, an open storage area with shade over, hard stand parking and manoeuvring area, fencing and landscaping and use site for a self-storage premises. 2C Hume Hwy, Chullora (Lot 11 DP834734).

• DA 2015/133 lodged for 86 – 87 The Crescent, Homebush West to demolish the exuisting structures and construct four (4) storey RFB containing 21 apartments, i.e. 5 x 1br, 12 x 2br, 4 x3br over 1 basement parking level. Decision pending

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.



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 is not considered the most reliable valuation technique to use in Strathfield and was used in conjunction with another method, i.e. the added value of the depreciated cost of improvements. 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 Strathfield 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 +



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.



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.



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.



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.



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.



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.



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.



5.0 ADDED VALUE OF IMPROVEMENTS. (Continued) COMMERCIAL / RETAIL / INDUSTRIAL: Due to the lack of sufficient vacant land sales in the Strathfield 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 Strathfield 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 Strathfield districts were as follows: Single storey retail shop $900 to $1,400 /m2 gross building area Two storey retail shop with office above $1,500 to $2,000 /m2 gross building area Two storey retail shop with residential above $1,750 to $2,250 /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.



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 – Strathfield (West Side) (EAA) Dimensions : 15.24m x 45.72m Site Area : 696.77m2 BD 07/14 Land Value : $1,040,000 Factor Update : 1.260 BD 07/15 Land Value : $1,310,000 Typical Single Dwelling Site – Strathfield (South Side) (EBB) Dimensions : 9.14m x 34.29m Site Area : 313.4m2 BD 07/14 Land Value : $440,000 Factor Update : 1.230 BD 07/15 Land Value : $541,000 Typical Single Dwelling Site – Strathfield (Middle) (EGG) Dimensions : 15.24m x 60.35m Site Area : 919.73m2 BD 07/14 Land Value : $1,240,000 Factor Update : 1.258 BD 07/15 Land Value : $1,560,000 Typical Single Dwelling Site – Strathfield (Cooks River to Hume Hwy) (EHH) Dimensions : 15.24m x 36.58m Site Area : 556.4m2 BD 07/14 Land Value : $643,000 Factor Update : 1.210 BD 07/15 Land Value : $778,000 Typical Single Dwelling Site – Strathfield (Lower Middle) (ENN) Dimensions : 15.24m x 50.29m Site Area : 766.42m2 BD 07/14 Land Value : $1,010,000 Factor Update : 1.267 BD 07/15 Land Value : $1,280,000 Typical Single Dwelling Site – Strathfield (EPP) Dimensions : 15.24m x 50.52m/50.5m Site Area : 765.1m2 BD 07/14 Land Value : $1,250,000 Factor Update : 1.216 BD 07/15 Land Value : $1,520,000



6.0 CHANGES TO COMPONENTS ILLUSTRATED BY CHANGES TO THE EXISTING VALUE RELATIONSHIPS. (Continued)

Typical Single Dwelling Site – Greenacre (EQQ) Dimensions : 15.24m x 39.62m Site Area : 603.81m2 BD 07/14 Land Value : $419,000 Factor Update : 1.169 BD 07/15 Land Value : $490,000 Typical Single Dwelling Site – Strathfield (South) (ERN) Dimensions : 15.85m x 45.72m Site Area : 724.66m2 BD 07/14 Land Value : $666,000 Factor Update : 1.309 BD 07/15 Land Value : $872,000 Business Typical Retail Property – Strathfield Shopping Centre (CAA) Dimensions : 5.74m/5.79m x 39.40m/39.37m Site Area : 227.6m2 BD 07/14 Land Value : $1,840,000 Rate per metre frontage : $320,557/m ftg ($8,084/m) Factor Update : 1.261 BD 07/15 Land Value : $2,320,000 Rate per metre frontage : $404,181/m ftg ($10,193/m) Typical Mixed Use Property – Parramatta Rd (Large Sites) (CCC) Dimensions : 15.24m x 50.29m Site Area : 758.8m2 BD 07/14 Land Value : $1,870,000 Rate per metre frontage : $122,703/m ftg ($2,464/m2) Factor Update : 1.326 BD 07/15 Land Value : $2,480,000 Rate per metre frontage : $162,730/m ftg ($3,268/ m2) Typical Retail Property – Homebush, Flemington & South Strathfield (CDD) Dimensions : 6.10m x 30.48m Site Area : 185.93m2 BD 07/14 Land Value : $543,000 Rate per metre frontage : $89,016/m ftg ($2,920/m) Factor Update : 1.122 BD 07/15 Land Value : $609,000 Rate per metre frontage : $99,836/m ftg ($3,275)




Industrial Typical Industrial Site – Strathfield South (Average Sites 1,000 – 4,000m) (DAA) Dimensions : 47.42m/47.49m x 67.68m/67.42m Site Area : 3,215m2 BD 07/14 Land Value : $1,990,000 Rate per square metre : $619/m2 Factor Update : 1.121 BD 07/15 Land Value : $2,230,000 Rate per square metre : $693/m2 Typical Industrial Site – Greenacre (Large Sites over 4,000m) (DLG) Dimensions : Site Area : 1.862ha BD 07/14 Land Value : $6,440,000 Rate per square metre : $346/m Factor Update : 1.098 BD 07/15 Land Value : $7,070,000 Rate per square metre : $380/m2

Typical Industrial Site – Homebush West (Small Sites to 1,000m) (DSS) Dimensions : 15.24m x 62.79m Site Area : 956.92m2 BD 07/14 Land Value : $936,000 Rate per square metre : $978/m Factor Update : 1.122 BD 07/15 Land Value : $1,050,000 Rate per square metre : $1,097/m2




District 143 - Strathfield 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 $5,763,019,930 $6,530,594,130 $8,500,834,360 1.475 1.302 79.72% 79.26% 80.73%

Business $505,231,013 $672,914,250 $898,237,540 1.778 1.335 6.99% 8.17% 8.53%

Industrial $717,469,780 $772,365,180 $850,901,780 1.186 1.102 9.92% 9.37% 8.08%

Open Space $34,419,280 $39,732,770 $43,622,600 1.267 1.098 0.48% 0.48% 0.41%

Special Uses $208,348,710 $223,340,990 $235,545,670 1.131 1.055 2.88% 2.71% 2.24%

Conservation $927,700 $927,700 $1,009,300 1.088 1.088 0.01% 0.01% 0.01%

District Land Value Total

$7,229,416,413 $8,239,875,020 $10,530,151,250 1.457 1.278 100.00% 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 125 Commercial 75 Industrial 10



7.0 MARKET COMMENTARY. (Continued) Residential – Overall the residential market within the Strathfield Local Government Area as at Base Date 1/7/2015 tended to increase generally in line with surrounding areas in the inner west of Sydney. Market transactions investigated suggest this movement was not uniform throughout all suburbs with some areas and property types performing better than others. For example property in the outer areas of Strathfield performed weaker than property along main roads and parts of southern and western and northern parts of the district. In general, most residential property registered an increases in value 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 Strathfield Local Government Area remained stable to buoyant, which can be attributed in part to investors shifting their focus into the higher returns available from residential sectors. Limited supply of quality sites available for sale also helped maintained market levels. Strathfield commercial office occupancy rates have remained low with no new supply affecting this equilibrium. Retail space not withstanding ‘Strathfield Plaza’ has witnessed a firming in yields in the secondary and fringe areas on The Boulevarde, Strathfield and in most other centres. Recent retail sales in smaller neighbourhood centres such as Homebush and Strathfield South appear to reinforce the steady increase of values realised in the preceding 12 month period. Whilst some retails strips such as Parramatta and Liverpool Roads have increased considerably for small retail sites and larger underdeveloped parcels with higher use redevelopment potential. All property within the Parramatta Rd Corridor south of the M4 Motorway through to Loftus Cres, particularly single residential property now zoned for higher end uses such as R4 – High Density Residential and B4 – Mixed Use have experienced substantial growth from low base value levels. This historical fringe locality dominated once by automotive uses, is slowly being redeveloped into a mixed area and high density residential area. Forty-Three (43) commercial property over all commercial zones were analysed and their result applied throughout the LGA. Industrial - The industrial property market within the Strathfield Local Government Area remained stable to buoyant between the reporting years 1/7/2014 to 1/7/2015. Many of the industrial properties in the Strathfield LGA have high underlying values which can be attributed to several reasons including scarcity of stock, location within the middle ring of the metropolitan area, access to main road networks in any direction, visibility and high alternative use values. Limited supply of quality sites available for sale, helped maintain this market equilibrium. Ten (10) industrial properties in Strathfield were analysed. Southern Alliance Valuation Services Pty Ltd – Strathfield Final Report – BD 1 July 2015 of 39


7.0 MARKET COMMENTARY. (Continued) Sale and Resales within Strathfield LGA between 2014 & 2015 61 Broughton Rd, Strathfield Sold 31/07/14 $1,600,000 Resold 26/06/15 $2,218,000 Shows 38.6% increase 23 Cosgrove Rd, Strathfield Sold 29/05/14 $950,000 Resold 05/06/15 $1,150,000 Shows 21.1% increase 23 Frances Ave, Strathfield Sold 05/04/14 $1,018,000 Resold 04/05/15 $1,270,000 Shows 24.8% increase 22 Llandilo Ave, Strathfield Sold 17/05/14 $2,170,000 Resold 07/03/15 $2,410,000 Shows 11.1% increase 9 Long St, Strathfield Sold 14/03/14 $1,480,000 Resold 22/10/14 $1,650,000 Shows 11.5% increase

These results indicate the change in the market over a 12-24 months period but does not show if this change was uniform or not over this time. However, these sale and resale of improved property indicates a general trend upwards as reflected by these five (5) sales.



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 Strathfield LGA for the 2015 program included but was not limited to: • Component EBB – All sites within this zone were verified or regraded in this year’s

program to available sales evidence.

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

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

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


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

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

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

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

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

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

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

program to available sales evidence. • Component CCR – 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




8.0 MANAGEMENT OF COMPONENTS, HANDCRAFTING & VERIFICATION. (Continued) • Component CVO – Several sites within this zone were verified or regraded in this year’s

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

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

program to available sales evidence. • Component DLL – The one site within this zone was verified or regraded in this year’s


Verification Program Proposed

• Investigate all property within Residential Component ERS, ‘Density Sites – All

Localities’ and Commercial sites particularly along Parramatta Rd and Homebush West. • Review all Business sites and re-componentise into single and mixed use development

potential. • Verification of some Residential Components following consultation with Contract

Manager.



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.

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 – Strathfield Final Report – BD 1 July 2015 of 39


Purpose of this Report

The purpose of this report is to describe the process and considerations for the 1st July 2015 Revaluation of the Strathfield 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


1558792 1558793 1558794 1558795

R4 75‐81 Park Rd, Homebush DA2013/048Approved 17/09/2013 subject to conditions

Demolition of existing buildings and structures, reoval of a tree and construction of a 9 storey residential flat building containing 68 apartments with associated underground car parking.

79 + 81 Park Sold 01/10/2013 $2,000,000

BENCHMARKED

1557612 R4 6 Station St, Homebush DA2013/073Approved 17/09/2013 subject to conditions

Demolition and construction of a part 3, part 8 storey residential flat building comprising of 19 units ‐ 12x1 bedroom and 7x2 bedroom units with automated basement car parking level for 20 vehicles.

Sold 11/12/2013 $1,450,000

NOT ANALYSED

1552091 1555165

R419 Crane St and 46 Loftus Crescent, Homebush

DA2013/189 16‐04‐1318/02/2014 Deferred

Commencement Consent

Demolition of existing structures and construction of a part 5, part 6 storey residential flat building comprising a total of 38 ‐ 11x1 bedroom units and 27x2 bedroom units above 2 levelsof basement car parking ‐ 38 residential parking spaces and 8 visitor spaces.

19 Crane St Sold 17/07/2014 $4,250,000

NOT ANALYSED 46 Loftus St Sold

13/06/2013 $1,100,000 ANALYSED

1558733 R4 70‐72 Park Rd, Homebush DA2013/162Approved 17/12/2013 subjet to conditions

Demolition of existing structures and removal of 12 trees and construction of a 5 storey residentia flat building of 26 units ‐ comprising 9x1 bedroom units 13 x 2 bedroom; 4x3 bedrrom units above 2 levels of basement parking.

Sold 13/05/2014 $2,530,000

NOT ANALYSED

DA2013/179

Public Exhibition 22 Oct ‐ 6 Nov 2013 Approved 17/12/2013 subjet to conditions

Demolition of existing structures and construction of a four (4) storey residential flat building comprising of seven (7) x two (2) bedroom units and four (4) x one (1) bedroom units with basement level car parking for nine (9) vehicles lodged with basement level car parking for eleven (11) vehicles lodged under the Infill Affordable Housing provisions of the State Environmental Planning Policy (Affordable Rental Housing).

Sold 29/06/2013 $1,360,000

NOT ANALYSED

DA2014/017/02

Public Exhibition 27 Feb to 16 March 2015

A Section 96(AA) Modification Application in relation to the subject site and pursuant to the Environmental Planning and Assessment Act 1979 has been received by Council in relation to a previous Land and Environment Court approval for construction of an additional fifth storey to a previously approved four (4) storey residential flat building.The subject application seeks to modify condition 6 relating to the units required to be retained as affordable housing.

1556908 B4 12 Powell St, Homebush DA2013/150Approved 17/12/2013 subject to conditions

Demolition of existing structures and construction of a 4 storey residential flat building comprising 25 units

Sold 13/12/2013 $2,300,000

NOT ANALYSED

1550837 1550836

R317‐19 Burlington Rd,

HomebushDA2013/180 14‐10‐13

Public Exhibition 22 Oct ‐ 6 Nov 2013

18/03/2014 Deferred Commencement consent subject to conditions

Demolition of existing structures, removal of two (2) trees consolidation of two (2) lots into one (1) lots and construction of a part four (4), part six (6) storey residential flat building comprising of (33) x two (2) bedroom units, nine (9) x one (1) bedroom units and a studio apartment (totaling 43 dwellings) with two (2) levels of basement carparking.

17 Sold 25/02/2006 $1,025,000

19 Sold 12/03/2009 $1,600,000

21 Beresford Rd, Strathfield1550246 R3

DA2013/181Public Exhibition 21

Oct ‐ 6 Nov 2013Demolition of existing structures and construction of eight (8) x two (2) bedroom townhouses with basement level car parking.

DA2013/182 15‐10‐1316/11/2014 APPROVED subject to conditions

Demolition of exisitng structures and construction of a 2 storey townhouse development consisting of 7 x 2 bedroom dwellings with basement car parking for 16 vehicles

1552536 R3 8‐10 Elva St, Strathfield DA2013/194Public Exhibition

12‐27 November,2013

Demolition of existing structures and construction of a five (5) storey Residential Flat Buildingcomprising of (14) x two (2) bedroom units over a basement carpark and associated landscaped works

Sold 27/08/2011 $1,502,000

1551862 IN150‐62 Cosgrove Rd, Strathfield

SouthDA2013/200

Public Exhibition 12‐27 November,2013

Demolition of existing structures/buildings and erection of a new warehouse development with ancillary office and retail space, landscaping and infrastructure works.

Sold 11/07/2012 $4,950,000

1553870 R3 20 Homebush Rd, Strathfield DA2013/207Lodged 15/11/2013

Approved 18/03/2014

Demolision of existing structures and constructiono f a Part 4, part 5 storey residential flat building development containing 16 units comprising 1 x studio; 8 x 2 bedroom units and 7 x 3 bedroom units over 2 level basement level car park and associated landscaping.

Sold 23/03/2013 $2,460,000

NOT ANALYSED

1555276 R3 43 Mackenzie St, Strathfield DA2013/212 25‐11‐13 Refused 18/03/2014

Over Development of site

Demolition of existing structure and construction of a residential development comprising 6 x 4 bedroom, 6 x 3 bedroom townhouses over basement parking and 1 detached 4 bedroom dwelling

Sold 24/06/2009 $2,160,000

1556467 1556468

B4139‐145 Parramatta Rd,

HomebushDA2013/197 04‐11‐13

18/03/2014 Deferred Commencement subject

to conditions

Demolition of existing structures and constructio of a part 7, part 11 storey mixed use development with 7 ground floor commercial tenancies and 70 residential units comprising 10 x 1 bedroom, 56 x 2 bedroom and 4 x 3 bedroom units above 3 levels of basement car parking.

139 Sold 13/06/2014 $2,220,000

145 Sold 13/06/2014 $3,200,000

1556297 R3 32 Noble Avenue, Strathfield DA2013/219 Determined 15/04/14Demolition of existing dwelling and construction of a 3 storey residential flat building with 10 units ‐ compriing 3 x 1 bedroom; 4 x 2 bedroom and 3 x 2 bedroom units with basement parking for 3 vehicles.

Sold 09/04/2014 $2,300,000

NOT ANALYSED

1554847 1554846 1554845 0 PID

B4459 Liverpool Rd,

461 Liverpool Rd, 463 Liverpool Rd, Strathfield

DA2013/206 Refused 15/4/2014Demolition of existing structures and construction of a 5 storey mixed use developent with 3 x studio units; 4 x 1 bedroom units and 16 x 2 bedroom units with 3 levels of basement car parking

459 Sold 09/08/2013 $900,000

461 Sold 27/07/2013 $855,000

463 Sold 20/08/2013 $700,000

BENCHMARKED

1552655 R3 4 Exeter Rd, Homebush West DA2013/198 04‐11‐1315/07/2014 Deferred

Commencement Consent subjet to conditions

Demolition of existing structures and construction of a 4 storey residential flat building comprising 11 x 2 bedroom units above 1 level of basement car parking containing 11 car parking spaces.

Sold 03/08/2013 $1,462,222 ANALYSED

and 27/09/13 $162,222

1555053 1555054 1555055 1555056 0 PID

R3

564 Liverpool Rd; 566 Liverpool Rd, 566 Liverpool Rd, 570 Liverpool Rd, Strathfield

South

DA2013/228 17‐12‐1315/07/2014 Deferred

Commencement Consent subjet to conditions

Demolition of existing structures and construction of a 4 storey residential flat building with 1 level of basement car parking containing 70 car parking spaces and a total of 40 units comprising 2 x 1 bedroom, 34 x 2 bedroom and 4 x 3 bedroom units.

564 Sold 19/02/2014 $1,000,000

566 Sold 10/12/2013 $1,000,000

568 Sold 02/12/2013 $1,100,000

BENCHMARKED

Sold 09/03/2013 $1,035,000

NOT ANALYSED1558364 R3 47 Underwood Rd, Homebush

1556561 1556560 1556559 1557541

B4

208‐210 Parramatta Rd, 212 Parramatta Rd, 214

Parramatta Rd, 2 Smallwood Ave,

Homebush


Sept ‐ 17 Sept, 2014

demolition of existing structures, remediation of land, consolidation of lots, and construction of a part (7), part (10) and part (11) storey mixed use development with (9) ground floor commercial tenancies and a total of (144) apartments, comprising of (20) x studio, (49) x 1 bedroom units, () x 1 bedroom units plus study, (65) x 2 bedroom units and (3) x 3 bedroom units above two (2) levels of basement car parking with associated landscaping and drainage works.

1558728 1556462

B4 84‐86 Park Rd, Homebush DA2014/037

1550621 1555168

R419 Bridge Rd & 50 Loftus Cres,

HomebushDA2014/041 20‐03‐14

16/09/2014 APPROVED subject to conditions

Demolition of existing structures and construction of a 6 storey residential flat building of 38 units ‐ comprising 6x1 bedroom and 32 x 2 bedroom units above 2 levels of basement parking containing 64 car parking spaces.

1550130 1550129 1550128

R3

2 Bede St, 4 Bede St, 6 Bede St, Strathfield

DA2014/067 24‐04‐1419/08/2014 APPROVED subject to conditions

Demolition of 3 existing dwellings and construction of a new 3, part 4 storey residential flat building with a total of 21 units comprising 2 x stio apartmens, 1x1 bedroomand 18 x 2 bedroom units above 1 level of basement parking with 20 residnetial and 4 visitor parking spaces.

2 Sold 4/12/2013 $850,000 ANALYSED

4 Sold 12/06/2014 $800,000 ANALYSED

1554766 1554765 1554764 1554763 1554762

0

B2

549 Liverpool Rd, 551 Liverpool Rd, 553

Liverpool Rd, 555 Liverpool Rd, 557 Liverpool Rd, Strathfield

DA2014/078

Public Exhibition 26 Aug ‐ 25 Sept, 2014 ‐‐‐‐‐‐‐

‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ APPROVED 18 Nov, 2014 subject to conditions.

For demolition of existing structures and erection of a five (5) storey residential flat building comprising of (48) units including (16) x 1 bedroom units, (30) x 2 bedroom units and (2) x 3 bedroom units with two (2) levels of basement car parking and associated landscaping and drainage works.

1554244 1554243

R319‐21 Hornsey Rd, Homebush

WestDA2014/081 23‐05‐14

09/08/2014 APPROVED subject to conditions

Demolition of 2 existing dwellings and construction of a 4 storey residential flat building containing 16 units ‐ comprising 1x1 bedroom, 13 x 2 bedroom and 2 x 3 bedroom units above 2 levels of basement parking containing 30 car parking spaces.

DA2013/197 04‐11‐1318/03/2014 Deferred

Commencement subject to conditions

Demolition of existing structures and constructio of a part 7, part 11 storey mixed use development with 7 ground floor commercial tenancies and 70 residential units comprising 10 x 1 bedroom, 56 x 2 bedroom and 4 x 3 bedroom units above 3 levels of basement car parking.

139 Sold 17/04/2014 $2,220,000

145 Sold 17/04/2014 $3,200,000

BENCHMARKED

DA2013/197/01Public Exhibition 09 Dec ‐

12 Jan 2015

Description: A Section 96 Modification Application in relation to the subject site and pursuant to the Environmental Planning and Assessment Act, 1979, has been received by Council in relation to a previous approval for demolition of existing structures and construction of a part seven (7), part (11) storey mixed use development with seven (7) ground floor commercial tenancies and a total of (70) residential units comprising ten (10) x 1 bedroom units, (56) x 2 bedroom units and four (4) x 3 bedroom units above three (3) levels of basement car parking with associated landscaping.

1556467 1556468 0 PID

B4139‐145 Parramatta Rd,

Homebush (Inc 79‐85 Park St)

1558794 1558796 1558797 1558797

R4

79 Park St, 81 Park St, 83

Park St, 85 Park St,

Homebush

79 Sold 01/10/2013 $1,000,000

81 Sold 01/10/2013 $1,000,000

83 Sold 18/04/2014 $850,000

85 Sold 18/08/2014 $1,760,000

1556466 1558796 1558797 1558798

B4 R4

135‐137 Parramatta Rd & 83‐87 Park Rd, Homebush

DA2014/114Public Exhibition

19 Aug ‐ 19 Sept, 2014 The modification seeks to alter the unit mix to provide a total of six (6) commercial tenancies and (80) residential apartments comprising (18) x 1 bedroom, (58) x 2 bedroom and four (4) x 3 bedroom units and modification to the approved external colours and finishes scheme.

83 Park Sold 18/8/2014 $850,000

85 Park Sold 8/08/2014 $1,760,000

BENCHMARKED

3657065 IN1 14 Gould St, Strathfield South DA2014/122Public Exhibition 2

Sept ‐ 17 Sept, 2014 Construction of an industrial building, including first floor offices and basement storage.

Sold 02/12/2013 $638,000

BENCHMARKED1558335 1558334 1558333

B232‐36 Underwood Rd,

HomebushDA2014/124

Public Exhibition 9 Sept ‐ 24 Sept, 2014

Demolition of existing structures and construction of a five (5) storey residential flat building containing (36) apartments comprising (15) x 1 bedroom and (21) x 2 bedroom units above (1.5) levels of basement parking.

Public Exhibition 3 March ‐6 March, 2015

P/L c/o Baker Kavanah Architects to amend the previously notified application. The proposal now includes (1) x commercial tenancy and (35) residential apartments comprising (1) x Studio, (14) x 1 bedroom and (20) x 2 bedroom units. The amendments

1552088 R4 15 Crane St, Homebush DA2014/126Public Exhibition

9 Sept ‐ 8 Oct, 2014

Description: Demolition of existing structures and construction of a residential flat building containing (26) units comprising (12) x 1 bedroom, (11) x 2 bedroom, (2) x 3 bedroom and (1) x 4 bedroom units above three (3) levels of basement parking.

1553802 R212 Hillcrest Ave, Strathfield

SouthDA/2013/152

Lodged 05/09/2013 Approved 18/02/2014

Demolition of existing structures and construction of a 2 storey boarding house comprising of 9 studio apartments and 1 x 1 bedroom unit above basement level car parking for 3 cars.

1553530 R3 44 Henley Rd, Homebush West DA2014/137Public Exhibition 30 Sept ‐

16 Oct, 2014

Demolition of existing structures and construction of a 3 storey boarding house comprising 33boarding rooms, 1 managers room, basement parking for 9 vehicles and associated community facilities.

1556464 B4131A ‐ 133 Parramatta Rd &

89 Park Rd, HomebushDA2014/139

Public Exhibition 7 Oct ‐ 5 Nov, 2014

Demolition of existing structures, remediation of the site and construction of one (1) x nine (9) storey mixed use development fronting Parramatta Road and one (1) x seven (7) storey residential flat building fronting Park Road comprising a total of seven (7) x one (1) bedroom units and fifty‐seven (57) x two (2) bedroom units above three (3) levels of basement parking.

1554600 R4 1‐9 Kanoona Ave, Homebush DA2014/183Public Exhibition 16 Dec ‐

16 Jan 2015

Demolition of existing structures and construction of a residential flat building comprising (72) units consisting of (29) x 1 bedroom and (43) x 2 bedroom units above two (2) levels of basement parking.

1554822 B2507 ‐511 Liverpool Rd,

StrathfieldDA2014/054

Public Exhibition 16 Dec ‐ 16 Jan 2015

Demolition of existing structures and construction of a four (4) storey mixed use developmentcomprising (33) units including five (5) SOHO apartments, (17) x 1 bedroom units, (10) x 2 bedroom units and one (1) x 3 bedroom unit above two (2) levels of basement carparking with associated landscaping and drainage works.

1555169 R451‐53 Loftus Crescent,

HomebushDA2014/038

Lodged 04/03/2014

Approved 21/10/2014 subject to conditions

Demolition of existing structures and construction of a part 5 and part 7 storey residential flat building with a total of 45 units comprising 15 x 1 bedroom units and 30 x 2 bedroom units above 2 levels of basement car parking.

1556567 B4172‐176 Parramatta Rd,

HomebushDA2013/202

Lodged 07/11/2013

Approved 21/10/2014 subject to conditions

Demolition, remediation works, consolidation of lots into 1 lot and construction of a part 5, part 9 storey mixed commercial/residential development comprising 6 commercial/retail suites at ground level and 85 residential apartments with 3 levels of basement parking for 106vehicles.

1550054 R34‐6 Barton St, Strathfield

South DA2014/003

APPROVED 18 Nov, 2014 subject to conditions.

Demolition of existing structures and construction of 6 townhouses, comprising 1 x 4 bedroom; 3 x 3 bedroom and 2 x 2 bedroom townhouses with associated basement level carpark.

3867178 R3432‐434 Liverpool Rd, Strathfield South

DA2014/042APPROVED 18 Nov, 2014 subject to conditions.

Demoltion of existing structures and construction of a 4 storey residential flat building of 3 x 1bedroom live‐work units and 16 residential apartments comprising 2 x 1 bedroom and 14 x 2 bedroom units above 2 levels of basement parking containing 36 car parking spaces.

2‐12 Flemington Rd, Homebush West

DA2014/195 12‐01‐15 Torrens title subdivision of the existing site into 12 residential allotments.

1557435 & 1557436

19‐23 Short St, Homebush DA2014/199 13‐01‐15Demolition of existing structures and construction of a seven (7) storey residential flat building comprising (47) units including nine (9) x 1 bedroom and (38) x 2 bedroom units above three (3) levels of basement parking.

1556437 1556892

B417‐35 Parramatta Road & 5

Powell St, HomebushDA2015/020

Public Exhibition 24 March to 24 April 2015

For one additional level to the northern building and 3 additional levels to the southern building comprising an additional 64 residential units.

Sold 03/05/2014 $1,380,000

1555159, 1555160 & 1555161

40‐42 Loftus Crescent, Homebush


March to 24 April, 2015

Demolition of existing structures and construction of a part 9, part 5 storey residential flat building fronting Loftus Crescent and a 5 storey residential flat building fronting Loftus Lane, containing 80 units comprising 50 x 1 bed units; 24 x 2 bed units and 6 x 3 bedroom units; above 2 levels of basement parking.

1551528 B4 23‐35 Churchill Ave, Strathfield DA2014/171Public Exhibition

31 March to 14 April 2015

Further plans have been lodged in relation to the subject site to amend the previously notified application DA2014/171 which proposed to demolish the existing townhouse development and construct an eleven (11) storey mixed use development comprising five (5) commercial tenancies and (58) residential units (21 x 1 bedroom, 35 x 2 bedroom and 2 x 3 bedroom units) above four (4) levels of basement car parking. The amendment includes a 2m reduction to the overall height of the building, deletion of level seven (7) and an associated reduction in FSR, increase of the floor to ceiling height of the ground floor commercial tenancy to 5.0m, alteration to the basement to permit on‐site waste collection and alteration to the proposed external colours and finishes.

1556306 R3 50 Noble Ave, Strathfield DA2015/008

to demolish existing structures and construct an infill affordable rental housing multi‐unit development comprising (11) units (3 x studio, 7 x 1 bedroom and 1 x 3 bedroom) above one (1) level of basement parking. The application was lodged pursuant to SEPP (Affordable Rental Housing) 2009.

The amendments follow a Section 34 conciliation conference and mediation. The development, as amended, now consists of ten (10) units comprising seven (7) studio and three (3) x 2 bedroom units above one (1) level of basement parking.

1551979, 1551980, 1551981 & 1551982

R340‐46 Courallie Ave, Homebush West

DA2015/027Public Exhibition

31 March to 17 April, 2015

Demolition of existing dwellings, consolidation of lots and construction of a four (4) storey residential flat building containing (39) units comprising one (1) x 1 bedroom, (37) x 2 bedroom and one (1) x 3 bedroom units above two (2) levels of basement parking.

1555162, 1555163 &1555164

R4 43‐45 Loftus Cres, Homebush DA2015/080Public Exhibition 04

August to 04 Sept, 2015

Demolition of existing structures and construction of a 5 storey residential flat building comprising 40 residential apartments consisting of 12 x 1 bedroom, 23 x 2 bedroom and 5 x 3 bedroom apartments above 2 levels of basement parking.

40 Hillcrest St, Homebush DA2015/85Public Exhibition 11 August to Sept, 2015

Demolition of existing structures, consolidation of lots and construction of a 7 storey residential flat building containing 40 units comprising 12 x 1 bedrooms, 24 x 2 bedrooms and 4 x 3 bedroom units above 3 levels of basement parking.

1557528, 1557527 &1557526

28‐32 Smallwood Ave, Homebush


August to 11 Sept, 2015

Demolition of existing structures and construction of a 6 storey residential flat building containing 47 units comprising 4 x 1 bedroom, 38 x 2 bedrooms, 5 x 3 bedrooms units above 2 levels of basement parking.

Pt 1551341

RE2 84 Centenary Drive, Strathfield DA2015/100Public Exhibition 15 Sept

to 16 Oct, 2015

demolition of existing site structures and the construction of (24) x two (2) storey townhouses, (27) x three (3) storey townhouses and two (2) x nine (9) storey residential flat buildings comprising (195) units above two (2) levels of basement parking with associated landscaping and civil works.

1555884 & 1555885

R3 6‐8 Mintaro Ave, Strathfield DA2015/114Public Exhibition 6

October to 21 October, 2015

Demolition of two (2) existing dwellings and associated structures and construction of a three (3) storey residential flat building containing (13) units comprising two (2) x 1 bedroom, ten (10) x 2 bedroom and one (1) x 3 bedroom units above one (1) level of basement parking.

1555882 & 1555883

B2 & R3 2‐4 Mintaro Ave, Strathfield DA2015/120Public Exhibition 13


Demolition of existing structures and construction of a four (4) storey residential flat building containing (18) units comprising (15) x 2 bedroom and three (3) x 3 bedroom units above basement parking.

1554761 B2 559 Liverpool Rd, Strathfield DA2015/119Public Exhibition 13


Demolition of the existing warehouse and mechanical workshop and construction of a five (5) storey residential flat building containing (11) units comprising three (3) x 1 bedroom and eight (8) x 2 bedroom units above basement car parking.

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 10 - 14 HILLCREST ST

HOMEBUSH 2140 5,6,7/B/7876 / X /

1,214.1300 17-Sep-14 $4,950,000 0.00 Three residential dwellings sold in one line to associates for possible redevelopment into high rise residential apartment building.01-Jun-15

R4EDH

143 $4,750,000 $4,750,000 $0$3,912 $3,912 $0 0.00No

$197,917 $197,917 $0

51

Square MetresAD 24M

AJ558656

0 11-13 ALBERT RD STRATHFIELD 2135 A,B/100558 8/15917 / X /

1,738.9000 07-Aug-14 $13,000,000 0.00 Regular shaped property with good exposure and residential amenity. Close to station and shops.22-Aug-14

B4CVO

143 $8,250,000 $8,250,000 $0$4,744 $4,744 $0 0.00No

$8,250,000 $8,250,000 $0

1739

Square MetresAM 1M

AI837432

0 26A-28 PARNELL ST STRATHFIELD 2135 13/82794 10/82331 30.48 / 30.48 X 38.34 / 38.34

1,144.5000 14-Apr-14 $7,600,000 0.0016-Jul-14

B3CVS

143 $4,550,000 $4,550,000 $0$3,976 $3,976 $0 0.00No

$4,550,000 $4,550,000 $0

1144

Square MetresAM 1M

AI743134

0 17 PARRAMATTA RD HOMEBUSH 2140 81/870786 3/1002876 / X /

6,258.7998 03-May-14 $13,800,000 0.0017-Jul-14

B4CCC

143 $12,300,000 $12,300,000 $0$1,965 $1,965 $0 0.00No

$12,300,000 $12,300,000 $0

6259

Square MetresBS 1M

AI745046

0 432 - 434 LIVERPOOL RD STRATHFIELD SOUTH 2136 3, 4/455750 / X /

1,109.4000 02-Oct-14 $2,300,000 0.00 Irregular shaped parcel on the corner of Edward St. Property has wide proportions. Situated on a busy road between 2 small strip shopping centre.

29-Nov-14B2

CVL143 $2,300,000 $2,300,000 $0

$2,073 $2,073 $0 0.00No$121,053 $121,053 $0

58

Square MetresBS 19M

AJ61040

0 549 - 557 LIVERPOOL RD STRATHFIELD 2135 12/15823 1,2/34941 1,2/134352 1/575745 1/1136530 / X /

1,680.2000 15-Apr-15 $5,080,000 0.00 Regular shaped parcel with 3 street frontage, including Fitzgerald Cr and Fitz. Ln. Adjoins commercial, medium density and industrial opposite. Busy main road and not close to amenities.

18-Jun-15B2

CVL143 $4,550,000 $4,550,000 $0

$2,708 $2,708 $0 0.00No$108,333 $108,333 $0

40

Square MetresBS 42M

AJ719892

0 12 - 14 GLOUCESTER AVE BURWOOD 2134 17, 18/2/594 24.38 / 24.38 X 45.72 / 45.72

1,114.7000 28-Oct-14 $7,900,000 0.00 Two adjoining properties sold in-one-line to the same Purchaser. Regular shaped parcel with wide frontage. Surrounded by single residential and commercial development in a transitional area. Situated close to all Burwood amenities.

28-Nov-14B3

CVS143 $7,900,000 $7,900,000 $0

$7,087 $7,087 $0 0.00No$1,755,556 $1,755,556 $0

248

Square MetresBV 4.5M

AJ83475

0 2 - 4 BURWOOD RD BURWOOD 2134 1/771894 2/771894 24.39 / 24.39 X 34.82 / 33.58

820.0000 14-Apr-14 $6,000,000 0.00 Improved property comprising two separate underdeveloped buildings with a GBA of approx. 550m. The property sold in-one-line by unmarketed sales campaign by two separate Vendors. Corner site with RLA and good amenity to all services.

29-Jan-15B3

CVS143 $6,000,000 $6,000,000 $0

$7,317 $7,317 $0 0.00No$2,000,000 $2,000,000 $0

273

Square MetresBV 3M

AJ222066

0 1 - 5 GLOUCESTER AVE BURWOOD 2134 1, 2, 3/12207 34.74 / 34.74 X 33.53 / 33.53

1,164.8000 08-Mar-14 $5,512,000 0.00 Development site made up of three (3) separate parcels sold in-one-line to the same Purchaser. Large regular corner shaped site with Victoria St. Mixed use, commercial development and single dwellings surrounds. Close to shops and railway station.

01-Dec-14B3

CVS143 $5,512,000 $5,512,000 $0

$4,732 $4,732 $0 0.00No$2,756,000 $2,756,000 $0

582

Square MetresBV 2M

AI671910

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.0 172 BURWOOD RD BURWOOD

2134 6/82027 6.1 / 6.1 X 36.58 / 36.58

223.1400 30-May-15 $4,900,000 0.00 Regular shaped parcel in a secondary position within Burwood strip centre. Close to station, Plaza with good passing trade. RLA.

27-Jul-15B3

CAA143 $2,300,000 $2,300,000 $0

$10,307 $10,307 $0 0.00No$2,300,000 $2,300,000 $0

223

Square MetresBS 1M

AJ12296

0 238 BURWOOD RD BURWOOD 2134 J/27199 5.49 / 5.49 X 30.48 / 30.48

164.4000 14-Feb-15 $3,260,000 0.00 Commercial property situated in a secondary position within Burwood strip centre. Regular shaped with RLA.27-Apr-15

B3CAA

143 $2,100,000 $2,100,000 $0$12,774 $12,774 $0 0.00No

$2,100,000 $2,100,000 $0

164

Square MetresBS 1M

AJ468650

0 139 - 145 PARRAMATTA RD HOMEBUSH 2140 19,20/B/7876 & 1/610677 / X /

2,315.0000 03-Jul-14 $12,100,000 0.00 Currently occupied by car yards on holding over provisions of expired leases. Fringe location away from transport and shops. Good exposure with a wide frontage to Parramatta Rd.

18-Dec-14B4

CCC143 $10,600,000 $10,600,000 $0

$4,579 $4,579 $0 0.00No$137,662 $137,662 $0

30

Square MetresBY 77M

AJ226745

0 208 - 214 PARRAMATTA RD HOMEBUSH 2140 16,17,20,21/9481 & 118,119/860571 / X /

3,689.5000 29-May-15 $8,699,998 0.00 Large slightly irregular shaped corner site with Smallwood Ave. Close to Flemington Markets and Homebush shops and railway station. Car yards and residential development surrounds.

12-Jun-15B4

CCC143 $8,699,998 $8,699,998 $0

$2,358 $2,358 $0 0.00No$82,857 $82,857 $0

35

Square MetresBY 105M

AJ588279

0 172 - 176 PARRAMATTA RD HOMEBUSH 2140 C,D/9154 & E,F/387495 / X /

2,213.1001 22-Dec-14 $6,300,000 0.00 Improved inside parcel with RLA off Loftus Lane. Regular shaped parcel. Clos e to both shops and railway transport at Homebush.

19-Feb-15B4

CCC143 $6,300,000 $6,300,000 $0

$2,847 $2,847 $0 0.00No$98,438 $98,438 $0

35

Square MetresBY 64M

AJ285788

0 11 - 16 LOFTUS CRES HOMEBUSH 2140 VARIOUS / X /

2,702.2000 24-Apr-14 $9,127,000 0.00 Corner site with Subway Lane. Regular shaped site close to both Homebush shopping centre and Parramatta Rd. opposite main western railway line.

02-Jun-15B4

CCC143 $9,127,000 $9,127,000 $0

$3,378 $3,378 $0 0.00No$114,088 $114,088 $0

34

Square MetresBY 80M

AJ555296

0 88-92A PARRAMATTA RD HOMEBUSH 2140 A/419617 1,2,3/201120 / X /

841.1000 30-Mar-15 $3,000,000 0.00 Off market sale of 3 adojoining properties sold in one line from the same Vendor. RLA from shared ROW. NO DA information at DOI.

08-May-15B4

CCC143 $3,000,000 $3,000,000 $0

$3,567 $3,567 $0 0.00No$120,000 $120,000 $0

34

Square MetresBV 25M

AJ554992

0 162-170 PARRAMATTA RD HOMEBUSH 2140 3/9154 A/318066 E,F/386475 / X /

1,596.8000 12-Jun-15 $4,975,000 0.00 Two adjoining car yards sold in one line for possible redevelopment. Da approved by Vendors.14-Aug-15

B4CCC

143 $4,450,000 $4,450,000 $0$2,787 $2,787 $0 0.00No$70,635 $70,635 $0

25

Square MetresBV 63M

AJ764415

0 473-483 LIVERPOOL RD STRATHFIELD 2135 1/444757 2/537025 1/653875 102/1134585 / X /

2,540.8999 10-Nov-14 $13,200,000 0.00 Two adjoining properties sold in-one-line from the same Vendor as a redevlopment site. At DOI the development was ICOC.18-Dec-14

B4CVO

143 $11,200,000 $11,200,000 $0$4,408 $4,408 $0 0.00No

$124,444 $124,444 $0

28

Square MetresBV 90M

AJ191414







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.0 107 - 109 ARTHUR ST

STRATHFIELD 2135 1,2/167205 1/950812 1/949979 & 1/167263 / X /

2,257.1001 03-Mar-15 $9,899,998 0.00 Medium density development site sold in-one-line by separate Vendors. Corner with with Henley Rd).13-Jul-15

R3EDD

143 $9,899,998 $9,899,998 $0$4,386 $4,386 $0 0.00No

$247,500 $247,500 $0

56

Square MetresAD 40M

AJ833558

0 12-14 BRIDGE RD HOMEBUSH 2140 A,B/313831 / X /

904.2000 11-Sep-14 $3,125,000 0.00 Two adjoining properties offered in one line as a possible redevelopment site. Small street with good amenity.19-Nov-14

R4EDH

143 $3,125,000 $3,125,000 $0$3,456 $3,456 $0 0.00No

$3,125,000 $3,125,000 $0

904

Square MetresAD 1M

AJ101921

1548424 VALMAP 67 A ABBOTSFORD RD HOMEBUSH 2140 1/593553 22.8 / 22.86 X 30.48 / 30.48

696.7000 06-Sep-14 $1,556,500 1.1713-Oct-14

R2EGG

143 $965,500 $1,045,500 $826,000$1,386 $1,501 $1,186 1.27No$1,386 $1,501 $1,186

1

Square MetresAC 696.7M

AI965394

1548438 VALMAP 33 ABBOTSFORD RD HOMEBUSH 2140 C/101322 15.24 / 15.24 X 45.72 / 45.72

696.7700 06-Feb-15 $1,890,000 1.2820-Mar-15

R2EGG

143 $1,095,500 $1,095,500 $856,000$1,572 $1,572 $1,229 1.28No$1,572 $1,572 $1,229

1


AJ355718

1548450 VALMAP 9 ABBOTSFORD RD HOMEBUSH 2140 2/203660 16.87 / X 60.96 /

1,028.4000 21-Mar-15 $2,622,000 1.4320-May-15

R2EGG

143 $1,533,000 $1,533,000 $1,070,000$1,491 $1,491 $1,040 1.43No$1,491 $1,491 $1,040

1


AJ519462

1548471 VALMAP 30 ABBOTSFORD RD HOMEBUSH 2140 8/881919 13.72 / 13.72 X 68.58 / 68.58

940.6000 13-Dec-14 $2,240,000 1.2723-Jan-15

R2EGG

143 $1,265,000 $1,295,000 $1,000,000$1,345 $1,377 $1,063 1.30No$1,345 $1,377 $1,063

1


AJ321037

1548489 VALMAP 84 ABBOTSFORD RD HOMEBUSH 2140 2/504512 6.09 / 21.33 X 91.44 / 106.68 IRREGULR

1,252.0000 21-Feb-15 $2,200,000 1.3915-Apr-15

R2EGG

143 $1,324,000 $1,324,000 $954,000$1,058 $1,058 $762 1.39No$1,058 $1,058 $762

1

Square MetresAC 1252M

AJ423738

1548490 VALMAP 86 ABBOTSFORD RD HOMEBUSH 2140 1/504512 15.24 / X 45.72 /

695.6000 30-May-15 $1,825,000 1.3913-Jul-15

R2EGG

143 $1,247,500 $1,247,500 $898,000$1,793 $1,793 $1,291 1.39No$1,793 $1,793 $1,291

1


AJ663845

1548500 VALMAP 80 PEMBERTON ST STRATHFIELD 2135 7/854298 16.76 / 15.24 X 42.56 / 36.66

598.9000 22-Jul-14 $1,130,000 1.2002-Sep-14

R2ENN

143 $720,750 $785,750 $603,000$1,203 $1,312 $1,007 1.30No$1,203 $1,312 $1,007

1


AI872467







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1548572 VALMAP 137 ALBERT RD STRATHFIELD

2135 2/103906 16.76 / 16.76 X 44 / 43.46

746.1000 19-Nov-14 $1,660,000 1.1911-Feb-15

R2EGG

143 $1,205,000 $1,285,000 $1,010,000$1,615 $1,722 $1,354 1.27No$1,615 $1,722 $1,354

1


AJ266320

1548585 VALMAP 111 ALBERT RD STRATHFIELD 2135 1/305380 15.21 / X 58.6 /

891.3100 18-Oct-14 $2,000,000 1.3101-Dec-14

R2EGG

143 $1,505,000 $1,575,000 $1,150,000$1,689 $1,767 $1,290 1.37No$1,689 $1,767 $1,290

1


AJ86980

1548716 13 ALBERT RD STRATHFIELD 2135 A/100558 / X /

600.7000 07-Aug-14 $10,000,000 10.0022-Aug-14

B4CVO

143 $10,000,000 $10,000,000 $1,000,000$16,647 $16,647 $1,665 10.00No

$10,000,000 $10,000,000 $1,000,000

601

Square MetresADO 1M

AI837432

1548717 11 ALBERT RD STRATHFIELD 2135 B/100558 15.87 / 20.42 X 43.82 / 36.83

708.2000 07-Aug-14 $10,000,000 9.4322-Aug-14

B4CVO

143 $10,000,000 $10,000,000 $1,060,000$14,120 $14,120 $1,497 9.43No

$10,000,000 $10,000,000 $1,060,000

708

Square MetresADO 1M

AI837432

1549556 VALMAP 43 AMAROO AVE STRATHFIELD 2135 47/35941 30.1 / 13.51 X 35.74 / 31.72

676.6000 23-May-15 $1,505,000 1.3706-Jul-15

R2EBB

143 $1,212,250 $1,212,250 $882,000$1,792 $1,792 $1,304 1.37No$1,792 $1,792 $1,304

1


AJ636653

1549589 VALMAP 25 ANSELM ST STRATHFIELD SOUTH 2136 17/16697 11.53 / 11.79 X 166 / 50.6

575.4000 02-Mar-15 $1,210,000 1.5503-Jun-15

R3EDS

143 $881,000 $881,000 $568,000$1,531 $1,531 $987 1.55No$1,531 $1,531 $987

1


AJ542689

1549639 109 ARTHUR ST STRATHFIELD 2135 1/167205 C/374584 / X /

461.5000 03-Mar-15 $1,985,464 3.6413-Jul-15

R3EDW

143 $1,985,464 $1,985,464 $545,000$4,302 $4,302 $1,181 3.64No

$1,985,464 $1,985,464 $545,000

462

Square MetresACO 1M

AJ833559

1549640 107 ARTHUR ST STRATHFIELD 2135 2/167205 / X /

341.4000 03-Mar-15 $1,721,343 3.5813-Jul-15

R3EDW

143 $1,721,343 $1,721,343 $481,000$5,042 $5,042 $1,409 3.58No

$1,721,343 $1,721,343 $481,000

341

Square MetresACO 1M

AJ833558

1549742 VALMAP 102 ARTHUR ST STRATHFIELD 2135 77/10182 15.24 / 15.85 IRREGULR X 45.72 / 49.53

714.5000 01-May-15 $1,385,000 1.4022-May-15

R2EAA

143 $864,000 $864,000 $616,000$1,209 $1,209 $862 1.40No$1,209 $1,209 $862

1


AJ516539







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1549871 VALMAP 6 BAREENA ST STRATHFIELD

2135 80/14613 15.24 / X 41.15 /

627.1300 30-Aug-14 $1,640,000 1.2124-Oct-14

R2ENN

143 $1,142,500 $1,227,500 $945,000$1,822 $1,957 $1,507 1.30No$1,822 $1,957 $1,507

1


AI998706

1549877 VALMAP 18 BAREENA ST STRATHFIELD 2135 86/14613 15.24 / X 41.15 /

627.1300 06-Dec-14 $1,675,000 1.2816-Feb-15

R2ENN

143 $1,207,750 $1,262,750 $945,000$1,926 $2,014 $1,507 1.34No$1,926 $2,014 $1,507

1


AJ383903


627.1300 12-Mar-15 $2,205,000 1.2923-Apr-15

R2ENN

143 $1,215,000 $1,215,000 $945,000$1,937 $1,937 $1,507 1.29No$1,937 $1,937 $1,507

1


AJ443610


627.1300 20-Sep-14 $1,650,000 1.3010-Nov-14

R2ENN

143 $1,230,000 $1,325,000 $945,000$1,961 $2,113 $1,507 1.40No$1,961 $2,113 $1,507

1


AJ33715

1549964 VALMAP 71 BARKER RD STRATHFIELD 2135 174/15259 13.72 / X 45.72 /

627.2800 12-Jul-14 $1,820,000 1.1508-Sep-14

R2EGG

143 $940,000 $1,020,000 $816,000$1,499 $1,626 $1,301 1.25No

$940,000 $1,020,000 $816,000

627

Square MetresAC 1M

AI884072

1549973 VALMAP 87 BARKER RD STRATHFIELD 2135 166/15259 15.24 / X 45.72 /

695.6000 18-Mar-15 $1,550,000 1.2804-May-15

R2EGG

143 $967,000 $967,000 $757,000$1,390 $1,390 $1,088 1.28No$1,390 $1,390 $1,088

1


AJ488084

1549988 VALMAP 130 BARKER RD STRATHFIELD 2135 25/16869 16.46 / 13.72 X 46.28 / 46.86

689.2000 13-Dec-14 $1,650,000 1.2106-Feb-15

R2EGG

143 $913,000 $958,000 $757,000$1,325 $1,390 $1,098 1.27No$1,325 $1,390 $1,098

1


AJ312983

1550131 1 BEDE ST STRATHFIELD SOUTH 2136 C/369054 / X /

600.7000 03-Aug-15 $1,630,000 1.7428-Aug-15

R3EDS

143 $1,015,000 $965,000 $582,000$1,690 $1,606 $969 1.66No

$1,015,000 $965,000 $582,000

601

Square MetresAC 1M

AJ778158

1550231 VALMAP 53 BERESFORD RD STRATHFIELD 2135 D/170240 21.74 / 15.24 X 52.17 / 36.73

676.6000 18-Jul-15 $2,055,000 1.4418-Sep-15

R2EAA

143 $1,598,000 $1,598,000 $1,110,000$2,362 $2,362 $1,641 1.44No$2,362 $2,362 $1,641

1


AJ853235







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1550246 VALMAP 21 BERESFORD RD

STRATHFIELD 2135 1/972866 16.46 / 16.46 X 32.92 / 32.92

518.5000 21-Mar-14 $1,500,000 1.1518-Jun-14

R3EDM

143 $960,000 $1,110,000 $836,000$1,851 $2,141 $1,612 1.33No$1,851 $2,141 $1,612

1


AI701458

1550501 VALMAP 6 BIRRIWA AVE BELFIELD 2191 5/15171 / X /

471.1700 07-Mar-15 $1,136,000 1.3829-May-15

R2ERS

143 $623,500 $623,500 $453,000$1,323 $1,323 $961 1.38No$1,323 $1,323 $961

1


AJ538050

1550529 VALMAP 39 BLANCHE ST BELFIELD 2191 C/343459 12.19 / X 36.58 /

442.6000 02-May-15 $980,000 1.3516-Jun-15

R2ERS

143 $668,500 $668,500 $497,000$1,510 $1,510 $1,123 1.35No$1,510 $1,510 $1,123

1


AJ590661

1550531 VALMAP 43 BLANCHE ST BELFIELD 2191 3/512216 12.19 / X 45.72 /

556.4000 20-Dec-14 $1,085,000 1.2802-Feb-15

R2ERS

143 $651,000 $686,000 $509,000$1,170 $1,233 $915 1.35No$1,170 $1,233 $915

1


AJ244658

1550551 VALMAP 28 BODEN AVE STRATHFIELD 2135 55/15955 15.24 / X 50.29 /

766.4200 23-Jan-15 $2,500,000 1.3807-Apr-15

R2ENN

143 $1,370,000 $1,370,000 $993,000$1,788 $1,788 $1,296 1.38No$1,788 $1,788 $1,296

1


AJ470315

1550564 VALMAP 2 BODEN AVE STRATHFIELD 2135 42/15955 15.24 / X 50.29 /

766.4200 21-Mar-15 $3,000,000 1.3610-Jun-15

R2ENN

143 $1,350,000 $1,350,000 $993,000$1,761 $1,761 $1,296 1.36No$1,761 $1,761 $1,296

1


AJ552695

1550589 VALMAP 6 BRAIDWOOD ST STRATHFIELD SOUTH 2136 232/844782 66.75 / 61.51 X IRREGULR / 31.49

2,510.0000 18-May-15 $3,500,000 1.1824-Jun-15

B6DPP

143 $1,620,000 $1,620,000 $1,370,000$645 $645 $546 1.18No$645 $645 $546

1

Square MetresIW 2510M

AJ655040

1550603 12 BRIDGE RD HOMEBUSH 2140 A/313831 / X /

417.3000 10-Sep-14 $1,562,500 4.1819-Nov-14

R4EDP

143 $1,562,500 $1,562,500 $374,000$3,744 $3,744 $896 4.18No

$1,562,500 $1,562,500 $374,000

417

Square MetresACO 1M

AJ101921

1550604 14 BRIDGE RD HOMEBUSH 2140 B/313831 / X /

486.9000 10-Sep-14 $1,562,500 3.9219-Nov-14

R4EDP

143 $1,562,500 $1,562,500 $399,000$3,209 $3,209 $819 3.92No

$1,562,500 $1,562,500 $399,000

487

Square MetresACO 1M

AJ101922







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1550647 VALMAP 3 BROOKLYN ST STRATHFIELD

SOUTH 2136 A/362523 11.94 / 11.94 X 46.13 / 46.13

550.1000 17-Oct-14 $927,000 1.3718-Nov-14

R2ERN

143 $723,000 $763,000 $528,000$1,314 $1,387 $960 1.45No$1,314 $1,387 $960

1


AJ55248

1550674 VALMAP 53 BROUGHTON RD STRATHFIELD 2135 1/315108 15.24 / 15.24 X 60.96 / 60.96

929.0300 19-Mar-15 $1,760,000 1.3919-Jun-15

R2EAA

143 $1,178,000 $1,178,000 $845,000$1,268 $1,268 $910 1.39No$1,268 $1,268 $910

1


AJ588510

1550757 VALMAP 75 BURLINGTON RD HOMEBUSH 2140 31/655952 12.19 / X 60.96 /

746.1000 10-Feb-15 $1,800,000 1.2924-Mar-15

R2EGG

143 $1,154,000 $1,154,000 $896,000$1,547 $1,547 $1,201 1.29No$1,547 $1,547 $1,201

1


AJ373500

1551195 VALMAP 7 CAMERON ST STRATHFIELD 2135 20/7837 14.63 / X 36.83 / 36.93

537.4000 18-Jul-15 $2,910,000 1.4404-Sep-15

R2ENN

143 $1,632,000 $1,632,000 $1,130,000$3,037 $3,037 $2,103 1.44No$3,037 $3,037 $2,103

1


AJ835899

1551236 VALMAP 14 CARRINGTON AVE STRATHFIELD 2135 9/2/1588 15.24 / 15.24 X 50.46 / 50.48

765.1000 29-Nov-14 $2,460,000 1.2109-Mar-15

R2EPP

143 $1,510,500 $1,575,500 $1,250,000$1,974 $2,059 $1,634 1.26No$1,974 $2,059 $1,634

1


AJ351512

1551251 VALMAP 8 CARTWRIGHT AVE HOMEBUSH 2140 58/11050 12.65 / X 39.01 /

493.4800 13-Sep-14 $1,468,000 1.1607-Nov-14

R3EDN

143 $740,000 $840,000 $636,000$1,500 $1,702 $1,289 1.32No$1,500 $1,702 $1,289

1


AJ42715

1551369 VALMAP 59 CHALMERS RD STRATHFIELD 2135 2/209531 14.76 / X 42.11 / 42.39

619.7000 23-May-15 $1,940,000 1.4020-Jul-15

R2EGG

143 $1,557,000 $1,557,000 $1,110,000$2,513 $2,513 $1,791 1.40No$2,513 $2,513 $1,791

1


AJ688636

1551370 VALMAP 61 CHALMERS RD STRATHFIELD 2135 3/209531 14.78 / 14.76 X 42.39 / 42.7 IRREGULR

613.4000 02-May-15 $1,970,000 1.4015-Jun-15

R2EGG

143 $1,582,000 $1,582,000 $1,130,000$2,579 $2,579 $1,842 1.40No$2,579 $2,579 $1,842

1


AJ619226

1551490 VALMAP 59 CHURCHILL AVE STRATHFIELD 2135 13/4508 20.12 / X 47.42 / 47.62

954.8000 14-Oct-14 $2,450,000 1.2825-Nov-14

R2EGG

143 $1,507,000 $1,612,000 $1,180,000$1,578 $1,688 $1,236 1.37No$1,578 $1,688 $1,236

1


AJ72271







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1551704 VALMAP 76 CHURCHILL AVE

STRATHFIELD 2135 30/4508 20.12 / X 51.1 /

1,028.1300 28-Mar-15 $2,480,000 1.3305-Jun-15

R2EGG

143 $1,697,000 $1,697,000 $1,280,000$1,651 $1,651 $1,245 1.33No$1,651 $1,651 $1,245

1


AJ567344

1551772 11 COLUMBIA LANE HOMEBUSH 2140 5/261926 / X /

4,052.0000 13-Jul-15 $23,350,000 3.6013-Jul-15

R4EDH

143 $18,350,000 $18,350,000 $5,100,000$4,529 $4,529 $1,259 3.60No

$18,350,000 $18,350,000 $5,100,000

4052

Square MetresIW 1M

AJ698059

1551872 VALMAP 124 COSGROVE RD BELFIELD 2191 1/35824 18.54 / X 40.23 /

720.8000 30-May-15 $972,000 1.3513-Jul-15

R2ERS

143 $591,000 $591,000 $438,000$820 $820 $608 1.35No$820 $820 $608

1


AJ685302

1551873 VALMAP 126 COSGROVE RD BELFIELD 2191 32/17138 12.19 / X 40.23 /

474.2000 13-Jun-15 $845,000 1.3810-Aug-15

R2ERS

143 $494,000 $494,000 $357,000$1,042 $1,042 $753 1.38No$1,042 $1,042 $753

1


AJ739763

1551892 53 COSGROVE RD STRATHFIELD SOUTH 2136 1/805707 / X /

3,469.0000 12-Feb-15 $2,400,000 1.3830-Apr-15

IN1DAA

143 $2,400,000 $2,400,000 $1,740,000$692 $692 $502 1.38No

$2,400,000 $2,400,000 $1,740,000

3469

Square MetresBWI 1M

AJ461204

1551904 VALMAP 23 COSGROVE RD STRATHFIELD SOUTH 2136 24/1776 15.24 / X 36.58 /

557.4800 29-May-14 $950,000 1.0831-Jul-14

IN1DSS

143 $595,000 $645,000 $551,000$1,067 $1,157 $988 1.17No$1,067 $1,157 $988

1

Square MetresIF 557.48M

AI794890

1551904 VALMAP 23 COSGROVE RD STRATHFIELD SOUTH 2136 24/1776 15.24 / X 36.58 /

557.4800 05-Jun-15 $1,150,000 1.1630-Jun-15

IN1DSS

143 $640,000 $640,000 $551,000$1,148 $1,148 $988 1.16No$1,148 $1,148 $988

1

Square MetresBG 557.48M

AJ615379

1551927 VALMAP 34 COTSWOLD RD STRATHFIELD 2135 24/9590 15.24 / X 45.72 /

696.7700 30-May-15 $2,800,000 1.4029-Jun-15

R2ENN

143 $1,780,000 $1,780,000 $1,270,000$2,555 $2,555 $1,823 1.40No$2,555 $2,555 $1,823

1


AJ634026

1551955 VALMAP 17 COTSWOLD RD STRATHFIELD 2135 1/1052728 20.115 / 20.115 X 42.672 / 42.672

858.3500 06-Sep-14 $2,480,000 1.2420-Oct-14

R2EPP

143 $1,936,500 $2,056,500 $1,560,000$2,256 $2,396 $1,817 1.32No$2,256 $2,396 $1,817

1


AI986835







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1551976 32 COURALLIE AVE

HOMEBUSH WEST 2140 16/11427 12.19 / X 39.62 /

482.9700 04-Aug-15 $1,250,000 2.0815-Sep-15

R3EDW

143 $1,096,000 $971,000 $528,000$2,269 $2,010 $1,093 1.84No

$1,096,000 $971,000 $528,000

483

Square MetresAC 1M

AJ850756

1551996 VALMAP 74 COURALLIE AVE HOMEBUSH WEST 2140 43/11427 12.19 / X 39.62 /

482.9700 21-Mar-15 $910,000 1.3420-Apr-15

R3EDW

143 $675,500 $925,500 $503,000$1,399 $1,916 $1,041 1.84No$1,399 $1,916 $1,041

1


AJ434469

1552026 VALMAP 37 COURALLIE AVE HOMEBUSH WEST 2140 D/36503 15.24 / 15.32 X 34.01 / 35.59

524.8000 26-Aug-14 $930,000 1.0107-Oct-14

R3EDW

143 $616,250 $716,250 $608,000$1,174 $1,365 $1,159 1.18No$1,174 $1,365 $1,159

1


AI956569

1552136 2 DAVIDSON ST GREENACRE 2190 1/1022436 / X /

4.7290 20-Oct-14 $29,699,277 1.1322-Oct-14

IN1DLG

143 $11,999,276 $11,999,276 $10,600,000$2,537,381 $2,537,381 $2,241,489 1.13No

$11,999,276 $11,999,276 $10,600,000

5

Square MetresIW 1H

AJ221861

1552164 VALMAP 11 DEAN ST STRATHFIELD SOUTH 2136 67/12425 12.8 / X 40.84 /

522.7500 02-May-15 $1,295,000 1.5015-Jun-15

R2ERN

143 $833,000 $833,000 $555,000$1,593 $1,593 $1,062 1.50No$1,593 $1,593 $1,062

1


AJ590813

1552219 VALMAP 56 DEAN ST STRATHFIELD SOUTH 2136 7/1/407 15.24 / X 38.1 /

580.6400 30-Jan-15 $1,300,000 1.3624-Apr-15

R2ERN

143 $783,000 $813,000 $575,000$1,349 $1,400 $990 1.41No$1,349 $1,400 $990

1


AJ444764

1552221 VALMAP 60 DEAN ST STRATHFIELD SOUTH 2136 9/1/407 15.24 / 15.24 X 38.1 / 38.1

575.4000 11-Oct-14 $1,070,000 1.2726-Nov-14

R2ERN

143 $674,000 $724,000 $531,000$1,171 $1,258 $923 1.36No$1,171 $1,258 $923

1


AJ125939

1552259 VALMAP 144 DEAN ST STRATHFIELD SOUTH 2136 A/442047 4.95 / 4.85 X 39.09 / 39.17

183.4000 14-Mar-15 $660,000 1.4004-May-15

R2ERN

143 $398,000 $398,000 $284,000$2,170 $2,170 $1,549 1.40No$2,170 $2,170 $1,549

1


AJ489886

1552460 3 EASTBOURNE RD HOMEBUSH WEST 2140 42/774580 / X /

849.9000 02-Apr-15 $180,000 0.1814-May-15

R3EDD

143 $180,000 $180,000 $1,010,000$212 $212 $1,188 0.18No

$180,000 $180,000 $1,010,000

850

Square MetresADI 1M

AJ497099







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1552479 VALMAP 8 EDWARD ST STRATHFIELD

SOUTH 2136 23/757 15.24 / X 26.42 /

402.6400 27-Mar-15 $1,200,000 1.4228-May-15

R2ERN

143 $732,500 $732,500 $516,000$1,819 $1,819 $1,282 1.42No$1,819 $1,819 $1,282

1


AJ534821

1552487 VALMAP 1 EDWARD ST STRATHFIELD SOUTH 2136 5/757 15.24 / X 30.66 / 28.65

461.6000 04-Oct-14 $1,025,000 1.2717-Nov-14

R2ERN

143 $671,000 $721,000 $528,000$1,454 $1,562 $1,144 1.37No$1,454 $1,562 $1,144

1


AJ61563

1552556 VALMAP 4 EVE ST STRATHFIELD 2135 23/2/583 9.14 / X 34.29 /

309.8000 14-Feb-15 $1,560,000 1.3631-Mar-15

R2EBB

143 $600,000 $600,000 $440,000$1,937 $1,937 $1,420 1.36No$1,937 $1,937 $1,420

1


AJ393002

1552609 VALMAP 3 EXCELSIOR AVE BELFIELD 2191 24/15194 13.72 / 14.66 X 54.31 / 49.15

708.2000 20-Sep-14 $1,010,000 1.2417-Nov-14

R2ERS

143 $687,000 $742,000 $552,000$970 $1,048 $779 1.34No$970 $1,048 $779

1


AJ62358

1552655 4 EXETER RD HOMEBUSH WEST 2140 C/334509 / X /

695.6000 31-Mar-15 $372,222 0.4931-Mar-15

R3EDW

143 $372,222 $372,222 $767,000$535 $535 $1,103 0.49No

$372,222 $372,222 $767,000

696

Square MetresACI 1M

AJ422137

1552671 VALMAP 1 FAIRHOLM ST STRATHFIELD 2135 7/7489 15.24 / X 43.59 /

664.3100 27-Sep-14 $2,050,000 1.1810-Nov-14

R2ENN

143 $1,493,000 $1,618,000 $1,270,000$2,247 $2,436 $1,912 1.27No$2,247 $2,436 $1,912

1


AJ33105

1552739 VALMAP 13 FITZGERALD CRES STRATHFIELD 2135 54/243041 1/635485 / X /

846.1200 06-Dec-14 $1,180,000 1.2427-Apr-15

R2EHH

143 $773,000 $798,000 $622,000$914 $943 $735 1.28No$914 $943 $735

1


AJ509020

1552808 15 FORD ST GREENACRE 2190 19, 20/14955 / X /

923.2000 05-Feb-14 $1,089,000 1.0410-Mar-14

B7DMM

143 $730,000 $805,000 $705,000$791 $872 $764 1.14No

$730,000 $805,000 $705,000

923

Square MetresIF 1M

AI444152

1552840 VALMAP 23 FRANCES AVE STRATHFIELD SOUTH 2136 17/10655 15.24 / X 28.83 /

439.3700 04-May-15 $1,270,000 1.4919-Jun-15

R2ERN

143 $816,000 $816,000 $548,000$1,857 $1,857 $1,247 1.49No$1,857 $1,857 $1,247

1


AJ607064







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1552896 VALMAP 25 FRASER ST STRATHFIELD

2135 22/12405 47.96 / 15.24 X 35.28 / 39.47

986.4000 29-Nov-14 $1,900,000 1.2416-Jan-15

R2EAA

143 $1,280,000 $1,340,000 $1,030,000$1,298 $1,358 $1,044 1.30No$1,298 $1,358 $1,044

1


AJ216708

1552910 VALMAP 29 GELLING AVE STRATHFIELD 2135 21/7796 15.24 / X 50.9 /

775.7200 09-Jul-14 $2,250,000 1.1603-Sep-14

R2EGG

143 $1,340,000 $1,470,000 $1,160,000$1,727 $1,895 $1,495 1.27No

$1,340,000 $1,470,000 $1,160,000

776

Square MetresAC 1M

AI874792


848.0600 18-Oct-14 $1,985,000 1.2419-Jan-15

R2EGG

143 $1,492,000 $1,597,000 $1,200,000$1,759 $1,883 $1,415 1.33No$1,759 $1,883 $1,415

1

Retirement UnitsAC 848.06M

AJ321380


848.0600 20-Nov-14 $2,400,000 1.2127-Feb-15

R2EGG

143 $1,451,000 $1,546,000 $1,200,000$1,711 $1,823 $1,415 1.29No$1,711 $1,823 $1,415

1


AJ321202


765.1000 01-Nov-14 $2,341,000 1.1818-Dec-14

R2EGG

143 $1,370,000 $1,465,000 $1,160,000$1,791 $1,915 $1,516 1.26No$1,791 $1,915 $1,516

1


AJ168566

1552952 VALMAP 23 GLENARVON ST STRATHFIELD 2135 215/11856 15.24 / X 40.23 /

613.1100 23-May-15 $2,020,000 1.4014-Aug-15

R2ENN

143 $1,484,000 $1,484,000 $1,060,000$2,420 $2,420 $1,729 1.40No$2,420 $2,420 $1,729

1


AJ759756

1552980 22 GOULD ST STRATHFIELD SOUTH 2136 A/385597 22.86 / 22.86 X 36.58 / 36.58

834.7000 19-Jun-15 $2,290,000 1.3924-Jul-15

IN1DSS

143 $910,000 $910,000 $656,000$1,090 $1,090 $786 1.39No

$910,000 $910,000 $656,000

835

Square MetresIW 1M

AJ702335

1553031 VALMAP 26 GREGORY ST STRATHFIELD SOUTH 2136 B1/356372 C/396496 19.2 / X

935.9000 18-Jul-15 $1,860,000 1.5011-Sep-15

R2ERN

143 $1,070,000 $1,070,000 $713,000$1,143 $1,143 $762 1.50No$1,143 $1,143 $762

1


AJ827488

1553035 VALMAP 34 GREGORY ST STRATHFIELD SOUTH 2136 4/20982 12.8 / X 48.77 /

624.2600 22-Nov-14 $1,100,000 1.3315-Jan-15

R2ERN

143 $687,500 $727,500 $516,000$1,101 $1,165 $827 1.41No$1,101 $1,165 $827

1


AJ202013







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1553530 44 HENLEY RD HOMEBUSH

WEST 2140 B/449940 12.19 / 12.19 X 62.79 / 62.79

765.1000 05-Jul-14 $1,200,000 1.4401-May-15

R3EDW

143 $1,010,500 $1,210,500 $702,000$1,321 $1,582 $918 1.72No

$1,010,500 $1,210,500 $702,000

765

Square MetresAC 1M

AJ566910

1553536 57 HENLEY RD HOMEBUSH WEST 2140 1/167263 / X /

556.4000 03-Mar-15 $2,222,263 3.6413-Jul-15

R3EDW

143 $2,222,263 $2,222,263 $610,000$3,994 $3,994 $1,096 3.64No

$2,222,263 $2,222,263 $610,000

556

Square MetresACO 1M

AJ833557


448.9000 03-Mar-15 $1,985,464 3.6413-Jul-15

R3EDW

143 $1,985,464 $1,985,464 $545,000$4,423 $4,423 $1,214 3.64No

$1,985,464 $1,985,464 $545,000

449

Square MetresACO 1M

AJ833556


448.9000 03-Mar-15 $1,985,464 3.6413-Jul-15

R3EDW

143 $1,985,464 $1,985,464 $545,000$4,423 $4,423 $1,214 3.64No

$1,985,464 $1,985,464 $545,000

449

Square MetresACO 1M

AJ833555

1553763 VALMAP 54 HIGHGATE ST STRATHFIELD 2135 25/7489 14.94 / X 43.59 /

651.2300 24-Oct-14 $2,230,000 1.1816-Jan-15

R2EGG

143 $1,326,000 $1,426,000 $1,120,000$2,036 $2,190 $1,720 1.27No$2,036 $2,190 $1,720

1


AJ248426

1553801 14 HILLCREST ST HOMEBUSH 2140 7/B/7876 / X /

404.7100 17-Sep-14 $1,650,000 2.9601-Jun-15

R4EDP

143 $1,650,000 $1,650,000 $557,000$4,077 $4,077 $1,376 2.96No

$1,650,000 $1,650,000 $557,000

405

Square MetresAC 1M

AJ556477


404.7100 17-Sep-14 $1,650,000 2.9601-Jun-15

R4EDP

143 $1,650,000 $1,650,000 $557,000$4,077 $4,077 $1,376 2.96No

$1,650,000 $1,650,000 $557,000

405

Square MetresAC 1M

AJ556464


404.7100 17-Sep-14 $1,650,000 2.9609-Jun-15

R4EDP

143 $1,650,000 $1,650,000 $557,000$4,077 $4,077 $1,376 2.96No

$1,650,000 $1,650,000 $557,000

405

Square MetresAC 1M

AJ558656

1553880 VALMAP 24 HOMEBUSH RD STRATHFIELD 2135 11/1/400 15.24 / X 60.96 /

929.0300 01-Nov-14 $1,925,000 1.3302-Mar-15

R3EDM

143 $1,148,000 $1,248,000 $862,000$1,236 $1,343 $928 1.45No$1,236 $1,343 $928

1


AJ316400







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1553964 VALMAP 200 HOMEBUSH RD

STRATHFIELD 2135 68/9590 15.24 / X 45.72 /

696.7700 18-Oct-14 $1,471,500 1.2515-Dec-14

R2EBB

143 $1,077,500 $1,142,500 $859,000$1,546 $1,640 $1,233 1.33No$1,546 $1,640 $1,233

1


AJ141573

1553991 258 HOMEBUSH RD STRATHFIELD 2135 5/7142 61/131929 18.29 / X 44.3 /

805.5000 12-Feb-14 $525,000 0.4926-Jun-14

B4CVO

143 $525,000 $525,000 $1,070,000$652 $652 $1,328 0.49No

$525,000 $525,000 $1,070,000

806

Square MetresACI 1M

AI814308

1553992 260 HOMEBUSH RD STRATHFIELD 2135 6/536094 15.24 / X 44.2 /

670.2000 12-Feb-14 $950,000 1.0726-Jun-14

B4CVO

143 $950,000 $950,000 $891,000$1,417 $1,417 $1,329 1.07No

$950,000 $950,000 $891,000

670

Square MetresACI 1M

AI814347

1554005 VALMAP 288 HOMEBUSH RD STRATHFIELD SOUTH 2136 9/33886 12.19 / X 31.24 /

379.4000 05-Mar-15 $986,000 1.3514-May-15

R2ERN

143 $624,500 $624,500 $461,000$1,646 $1,646 $1,215 1.35No$1,646 $1,646 $1,215

1


AJ523466

1554022 253 HOMEBUSH RD STRATHFIELD 2135 38/2043 / X /

443.0000 18-Oct-14 $912,000 1.1701-Dec-14

B4CDD

143 $744,000 $819,000 $637,000$1,679 $1,849 $1,438 1.29No

$744,000 $819,000 $637,000

443

Square MetresAC 1M

AJ231787

1554044 VALMAP 201 HOMEBUSH RD STRATHFIELD 2135 1/902733 15.24 / 15.24 X 48.77 / 48.77

739.8000 21-Feb-15 $2,390,000 1.3705-May-15

R2EBB

143 $1,022,000 $1,022,000 $748,000$1,381 $1,381 $1,011 1.37No$1,381 $1,381 $1,011

1


AJ487928

1554312 VALMAP 33 HOWARD ST STRATHFIELD 2135 208/15259 / X /

657.6000 06-Jun-15 $2,105,000 1.3624-Jul-15

R2EAA

143 $1,302,000 $1,302,000 $956,000$1,980 $1,980 $1,454 1.36No$1,980 $1,980 $1,454

1


AJ690224

1554417 VALMAP 64 ISMAY AVE HOMEBUSH 2140 9/15312 12.8 / X 42.67 /

546.1800 25-Sep-14 $1,200,000 1.2813-Oct-14

R3EDN

143 $884,500 $884,500 $691,000$1,619 $1,619 $1,265 1.28No$1,619 $1,619 $1,265

1


AI969195

1554439 VALMAP 24 ISMAY AVE HOMEBUSH 2140 Y/412747 9.3 / 9.32 X 45.75 / 45.03

417.3000 02-Aug-14 $858,500 1.1115-Sep-14

R3EDN

143 $618,500 $718,500 $555,000$1,482 $1,722 $1,330 1.29No$1,482 $1,722 $1,330

1


AI904996







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1554440 VALMAP 22 ISMAY AVE HOMEBUSH

2140 X/412747 9.32 / 9.37 X 45.03 / 44.32

411.0000 09-Oct-14 $950,000 1.1824-Nov-14

R3EDN

143 $651,500 $726,500 $550,000$1,585 $1,768 $1,338 1.32No$1,585 $1,768 $1,338

1


AJ74611

1554441 VALMAP 20 ISMAY AVE HOMEBUSH 2140 W/412747 9.27 / 9.25 X 44.32 / 43.61

404.7000 21-Mar-15 $1,208,000 1.3504-May-15

R3EDN

143 $743,000 $743,000 $550,000$1,836 $1,836 $1,359 1.35No$1,836 $1,836 $1,359

1


AJ467100

1554498 VALMAP 13 JAMES ST STRATHFIELD SOUTH 2136 7/15647 12.19 / X 38.53 / 38.48

467.9000 02-Dec-14 $1,055,000 1.3920-Jan-15

R2ERN

143 $802,000 $832,000 $575,000$1,714 $1,778 $1,229 1.45No$1,714 $1,778 $1,229

1


AJ216089

1554591 VALMAP 123 JUNO PDE GREENACRE 2190 1/128639 20.44 IRREGULR / 22.53 IRREGULR X 28.96 / 13.54 IRREGULR

524.8000 28-Jul-15 $670,000 1.2008-Sep-15

R2EQQ

143 $478,500 $478,500 $399,000$912 $912 $760 1.20No$912 $912 $760

1


AJ820326

1554643 VALMAP 38 KESSELL AVE HOMEBUSH WEST 2140 23/10055 21.34 / 9.91 X 59.61 / 53.85

758.8000 06-Sep-14 $1,325,000 1.1803-Nov-14

R2EAA

143 $896,000 $971,000 $762,000$1,181 $1,280 $1,004 1.27No$1,181 $1,280 $1,004

1


AJ31204

1554741 9 KNIGHT ST HOMEBUSH 2140 1/336700 14.63 / X 35.05 /

512.2000 06-Dec-14 $3,050,000 2.4711-Mar-15

B4CVO

143 $1,900,000 $1,900,000 $770,000$3,709 $3,709 $1,503 2.47No

$1,900,000 $1,900,000 $770,000

512

Square MetresAD 1M

AJ405946

1554761 559 LIVERPOOL RD STRATHFIELD 2135 PT 10, PT 11/15823 12.256 / 12.256 X 34.365 / 34.365

400.5420 20-Jun-14 $1,500,000 1.5020-Jun-14

B2CEE

143 $940,000 $940,000 $627,000$2,347 $2,347 $1,565 1.50No

$940,000 $940,000 $627,000

401

Square MetresBS 1M

AI701895

1554762 557 LIVERPOOL RD STRATHFIELD 2135 PT 12/15823 / X /

200.1110 15-Apr-15 $5,080,000 17.8218-Jun-15

B2CEE

143 $5,080,000 $5,080,000 $285,000$25,386 $25,386 $1,424 17.82No

$5,080,000 $5,080,000 $285,000

200

Square MetresBSO 1M

AJ719892

1554763 555 LIVERPOOL RD STRATHFIELD 2135 1, 2/34941 A, B/378825 / X /

619.6000 15-Apr-15 $5,080,000 4.5418-Jun-15

B2CVL

143 $5,080,000 $5,080,000 $1,120,000$8,199 $8,199 $1,808 4.54No

$5,080,000 $5,080,000 $1,120,000

620

Square MetresBSO 1M

AJ719892







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1554764 553 LIVERPOOL RD

STRATHFIELD 2135 1, 2/134352 / X /

455.2000 15-Apr-15 $5,080,000 8.1018-Jun-15

B2CEE

143 $5,080,000 $5,080,000 $627,000$11,160 $11,160 $1,377 8.10No

$5,080,000 $5,080,000 $627,000

455

Square MetresBSO 1M

AJ719892

1554765 551 LIVERPOOL RD STRATHFIELD 2135 1/575745 / X /

202.3000 15-Apr-15 $5,080,000 17.8218-Jun-15

B2CEE

143 $5,080,000 $5,080,000 $285,000$25,111 $25,111 $1,409 17.82No

$5,080,000 $5,080,000 $285,000

202

Square MetresBSO 1M

AJ719892


203.0000 15-Apr-15 $5,080,000 15.9218-Jun-15

B2CEE

143 $5,080,000 $5,080,000 $319,000$25,025 $25,025 $1,571 15.92No

$5,080,000 $5,080,000 $319,000

203

Square MetresBSO 1M

AJ719892

1554842 473 LIVERPOOL RD STRATHFIELD 2135 1/444757 2/537025 1/653875 / X /

1,821.1000 10-Nov-14 $13,200,000 3.2218-Dec-14

B4CVO

143 $13,200,000 $13,200,000 $4,100,000$7,248 $7,248 $2,251 3.22No

$13,200,000 $13,200,000 $4,100,000

1821

Square MetresBHO 1M

AJ191414

1554903 401 LIVERPOOL RD STRATHFIELD 2135 3/659289 1, 2/784561 / X /

4,673.0000 17-Jun-15 $4,500,000 0.8501-Jul-15

R3EDD

143 $2,675,000 $3,675,000 $3,160,000$572 $786 $676 1.16No

$2,675,000 $3,675,000 $3,160,000

4673

Square MetresBM 1M

AJ649586

1554983 VALMAP 396 LIVERPOOL RD STRATHFIELD SOUTH 2136 15/5249 12.285 / 12.285 X 47.67 / 48.585

581.7000 04-Jul-15 $945,000 1.4817-Aug-15

R2ERN

143 $594,000 $594,000 $401,000$1,021 $1,021 $689 1.48No$1,021 $1,021 $689

1


AJ769698

1554994 432 LIVERPOOL RD STRATHFIELD SOUTH 2136 3, PT 4/455750 19.81 ABOUT / 17.68 ABOUT X 31.09 / 39.32 ABOUT

1,090.0000 02-Oct-14 $2,300,000 1.9229-Oct-14

B2CVL

143 $2,300,000 $2,300,000 $1,200,000$2,110 $2,110 $1,101 1.92No

$2,300,000 $2,300,000 $1,200,000

1090

Square MetresBSO 1M

AJ61040

1554995 434 LIVERPOOL RD STRATHFIELD SOUTH 2136 PT 4/455750 / X /

1,090.0000 02-Oct-14 $2,300,000 4.4829-Oct-14

B2CEE

143 $2,300,000 $2,300,000 $513,000$2,110 $2,110 $471 4.48No

$2,300,000 $2,300,000 $513,000

1090

Square MetresBSO 1M

AJ61040

1555022 482 LIVERPOOL RD STRATHFIELD SOUTH 2136 A/324632 / X /

878.9000 24-Jul-14 $2,724,803 1.1524-Jul-14

B4CVO

143 $2,724,803 $2,724,803 $2,370,000$3,100 $3,100 $2,697 1.15No

$2,724,803 $2,724,803 $2,370,000

879

Square MetresBH 1M

AJ705518







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1555096 VALMAP 22 LLANDILO AVE

STRATHFIELD 2135 3/522685 15.29 IRREGULR / 15.65 X 51.38 / 49.15

765.1000 07-Mar-15 $2,410,000 1.2820-Apr-15

R2EPP

143 $1,932,000 $1,932,000 $1,510,000$2,525 $2,525 $1,974 1.28No$2,525 $2,525 $1,974

1


AJ433201

1555130 11 LOFTUS CRES HOMEBUSH 2140 B/419854 / X /

259.3000 30-Mar-15 $800,000 1.5908-May-15

B4CCR

143 $800,000 $800,000 $504,000$3,085 $3,085 $1,944 1.59No

$800,000 $800,000 $504,000

259

Square MetresACO 1M

AJ554888

1555131 12 LOFTUS CRES HOMEBUSH 2140 A/419854 6.22 / 5.64 X 44.22 / 43.28

259.3000 24-Apr-14 $800,000 1.5206-May-14

B4CCR

143 $530,000 $530,000 $348,000$2,044 $2,044 $1,342 1.52No

$530,000 $530,000 $348,000

259

Square MetresAC 1M

AI596968

1555132 13 LOFTUS CRES HOMEBUSH 2140 2/201286 / X /

252.9000 30-Mar-15 $1,200,000 2.3808-May-15

B4CCR

143 $1,200,000 $1,200,000 $504,000$4,745 $4,745 $1,993 2.38No

$1,200,000 $1,200,000 $504,000

253

Square MetresACO 1M

AJ555185


240.3000 15-May-14 $1,022,000 1.1002-Jun-14

B4CCR

143 $552,000 $552,000 $504,000$2,297 $2,297 $2,097 1.10No

$552,000 $552,000 $504,000

240

Square MetresAC 1M

AI688930


474.2000 30-Mar-15 $1,450,000 1.7508-May-15

B4CCR

143 $1,450,000 $1,450,000 $830,000$3,058 $3,058 $1,750 1.75No

$1,450,000 $1,450,000 $830,000

474

Square MetresACO 1M

AJ554624


482.7000 30-Apr-15 $950,000 1.1208-May-15

B4CCR

143 $950,000 $950,000 $850,000$1,968 $1,968 $1,761 1.12No

$950,000 $950,000 $850,000

483

Square MetresACO 1M

AJ555041

1555139 20 LOFTUS CRES HOMEBUSH 2140 16/9154 12.19 / X 41.15 / 41.76

505.9000 28-Nov-14 $1,500,000 1.5127-Apr-15

B4CCR

143 $1,217,500 $1,317,500 $806,000$2,407 $2,604 $1,593 1.63No

$1,217,500 $1,317,500 $806,000

506

Square MetresAC 1M

AJ432125

1555199 VALMAP 9 LONG ST STRATHFIELD 2135 9/755 15.24 / X 50.8 /

771.4000 22-Oct-14 $1,650,000 1.2808-Dec-14

R2EBB

143 $1,177,000 $1,247,000 $921,000$1,526 $1,617 $1,194 1.35No$1,526 $1,617 $1,194

1

Sqm ImprovedAC 771.4M

AJ127528







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1555230 VALMAP 52 LONG ST STRATHFIELD

2135 112/746 15.24 / X 50.8 / 774.1900 02-May-15 $2,251,000 1.34

15-Jun-15R2

EBB143 $1,231,000 $1,231,000 $921,000

$1,590 $1,590 $1,190 1.34No$1,590 $1,590 $1,190

1


AJ585696

1555237 VALMAP 25 MACARTHUR AVE STRATHFIELD 2135 11/35941 16.76 / X 32 /

536.3200 22-Nov-14 $1,415,000 1.1419-Jan-15

R3EDS

143 $1,175,000 $1,250,000 $1,030,000$2,191 $2,331 $1,920 1.21No$2,191 $2,331 $1,920

1


AJ257735

1555397 21 MANDEMAR AVE HOMEBUSH WEST 2140 1/308068 / X /

4,015.0000 23-Jun-14 $4,300,000 2.6501-Oct-14

R3EDD

143 $4,300,000 $4,300,000 $1,620,000$1,071 $1,071 $403 2.65No

$110,256 $110,256 $41,538

103

Square MetresIF 39M

AJ47959

1555737 VALMAP 8 MELVILLE AVE STRATHFIELD 2135 84/15955 15.24 / X 50.29 /

765.1000 08-Nov-14 $1,695,000 1.2619-Jan-15

R2ENN

143 $1,205,000 $1,275,000 $958,000$1,575 $1,666 $1,252 1.33No$1,575 $1,666 $1,252

1


AJ216598

1555761 VALMAP 16 MEREDITH ST STRATHFIELD 2135 112/708193 15.62 / X 45.72 /

714.1000 21-Mar-15 $2,350,000 1.3804-May-15

R2EGG

143 $1,355,000 $1,355,000 $979,000$1,897 $1,897 $1,371 1.38No$1,897 $1,897 $1,371

1


AJ474272

1555778 VALMAP 27 MEREDITH ST STRATHFIELD 2135 C/944906 15.24 / 15.24 X 45.72 / 45.72

695.5000 29-Nov-14 $1,715,000 1.1927-Feb-15

R2EGG

143 $1,227,000 $1,302,000 $1,030,000$1,764 $1,872 $1,481 1.26No$1,764 $1,872 $1,481

1


AJ316656

1555969 8 MOONEY ST STRATHFIELD SOUTH 2136 3/234651 / X /

733.5000 25-Feb-15 $485,000 0.5925-Feb-15

R3EDD

143 $485,000 $485,000 $828,000$661 $661 $1,129 0.59No

$485,000 $485,000 $828,000

734

Square MetresAMI 1M

AJ332857

1556100 VALMAP 38 MYRNA RD STRATHFIELD 2135 22/14613 15.24 / X 53.14 /

809.8500 28-Mar-15 $1,910,000 1.4111-May-15

R2ENN

143 $1,414,000 $1,414,000 $1,000,000$1,746 $1,746 $1,235 1.41No$1,746 $1,746 $1,235

1


AJ494313

1556132 VALMAP 39 MYRNA RD STRATHFIELD 2135 54/14613 15.24 / X 41.15 /

627.1300 09-May-15 $1,655,000 1.3604-Aug-15

R2ENN

143 $1,289,000 $1,289,000 $945,000$2,055 $2,055 $1,507 1.36No$2,055 $2,055 $1,507

1


AJ725324







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1556142 VALMAP 19 MYRNA RD STRATHFIELD

2135 64/14613 15.24 / X 41.15 /

626.0000 18-Apr-15 $2,610,000 1.2906-Jul-15

R2ENN

143 $1,222,500 $1,222,500 $945,000$1,953 $1,953 $1,510 1.29No$1,953 $1,953 $1,510

1


AJ653267

1556216 VALMAP 116 NEWTON RD STRATHFIELD 2135 50/631847 29.44 IRREGULR / 33.24 X 20.19 / 24.89

683.8000 09-May-15 $1,720,000 1.3820-Jul-15

R2EGG

143 $930,000 $930,000 $676,000$1,360 $1,360 $989 1.38No$1,360 $1,360 $989

1


AJ680607

1556225 VALMAP 98 NEWTON RD STRATHFIELD 2135 117/15955 18.9 / X 42.67 /

806.4600 08-Nov-14 $1,650,000 1.1822-Dec-14

R2EGG

143 $1,332,000 $1,422,000 $1,130,000$1,652 $1,763 $1,401 1.26No$1,652 $1,763 $1,401

1


AJ150066

1556230 VALMAP 88 NEWTON RD STRATHFIELD 2135 78/15955 20.12 / X 42.67 /

853.6000 31-Dec-14 $2,280,000 1.2525-Feb-15

R2EGG

143 $1,500,000 $1,560,000 $1,200,000$1,757 $1,828 $1,406 1.30No$1,757 $1,828 $1,406

1


AJ368715

1556289 VALMAP 16 NOBLE AVE STRATHFIELD 2135 38/35995 21.82 / X 32 /

698.2400 21-Feb-15 $2,495,000 1.3408-Apr-15

R2EBB

143 $1,252,000 $1,252,000 $936,000$1,793 $1,793 $1,341 1.34No$1,793 $1,793 $1,341

1


AJ412773

1556410 VALMAP 6 PALMER AVE STRATHFIELD 2135 60/14865 15.24 / X 48.77 /

743.2500 07-Feb-15 $1,655,000 1.2823-Mar-15

R2ENN

143 $1,360,000 $1,360,000 $1,060,000$1,830 $1,830 $1,426 1.28No$1,830 $1,830 $1,426

1


AJ370186

1556437 17 PARRAMATTA RD HOMEBUSH 2140 81/870786 / X /

5,704.0000 03-May-14 $13,800,000 1.4817-Jul-14

B4CCC

143 $13,800,000 $13,800,000 $9,300,000$2,419 $2,419 $1,630 1.48No

$13,800,000 $13,800,000 $9,300,000

5704

Square MetresBW 1M

AI745046

1556462 86 PARK RD HOMEBUSH 2140 C/958679 / X /

1,192.1000 18-Dec-14 $1,400,000 1.2727-Feb-15

B4CCC

143 $1,400,000 $1,400,000 $1,100,000$1,174 $1,174 $923 1.27No

$1,400,000 $1,400,000 $1,100,000

1192

Square MetresBY 1M

AJ298784

1556467 139 PARRAMATTA RD HOMEBUSH 2140 19, 20/B/7876 21.34 / 22.3 X 37.46 / 43.97

860.0000 17-Apr-14 $2,200,000 1.9513-Jun-14

B4CCC

143 $2,200,000 $2,200,000 $1,130,000$2,558 $2,558 $1,314 1.95No

$2,200,000 $2,200,000 $1,130,000

860

Square MetresBY 1M

AI677668







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1556467 139 PARRAMATTA RD

HOMEBUSH 2140 19, 20/B/7876 / X /

860.0000 03-Jun-14 $12,100,000 6.3718-Dec-14

B4CCC

143 $12,100,000 $12,100,000 $1,900,000$14,070 $14,070 $2,209 6.37No

$12,100,000 $12,100,000 $1,900,000

860

Square MetresBYO 1M

AJ127606


1,455.0000 03-Jun-14 $12,100,000 4.0618-Dec-14

B4CCC

143 $12,100,000 $12,100,000 $2,980,000$8,316 $8,316 $2,048 4.06No

$12,100,000 $12,100,000 $2,980,000

1455

Square MetresBYO 1M

AJ127606


1,455.0000 17-Apr-14 $3,200,000 1.6113-Jun-14

B4CCC

143 $3,200,000 $3,200,000 $1,990,000$2,199 $2,199 $1,368 1.61No

$3,200,000 $3,200,000 $1,990,000

1455

Square MetresBY 1M

AI677699

1556559 214 PARRAMATTA RD HOMEBUSH 2140 17/9481 118/860571 / X /

1,066.9000 29-May-15 $2,566,666 1.1212-Jun-15

B4CCC

143 $2,566,666 $2,566,666 $2,300,000$2,406 $2,406 $2,156 1.12No

$2,566,666 $2,566,666 $2,300,000

1067

Square MetresBSO 1M

AJ588278


618.4000 29-May-15 $2,500,000 1.8512-Jun-15

B4CCC

143 $2,500,000 $2,500,000 $1,350,000$4,043 $4,043 $2,183 1.85No

$2,500,000 $2,500,000 $1,350,000

618

Square MetresBSO 1M

AJ588276

1556561 208 PARRAMATTA RD HOMEBUSH 2140 20, 21/9481 / X /

1,296.0000 29-May-15 $3,066,666 1.1512-Jun-15

B4CCC

143 $3,066,666 $3,066,666 $2,670,000$2,366 $2,366 $2,060 1.15No

$3,066,666 $3,066,666 $2,670,000

1296

Square MetresBYO 1M

AJ588279

1556566 176 PARRAMATTA RD HOMEBUSH 2140 C, D/9154 / X /

1,530.2000 22-Dec-14 $4,050,000 1.2317-Feb-15

B4CCC

143 $4,050,000 $4,050,000 $3,300,000$2,647 $2,647 $2,157 1.23No

$4,050,000 $4,050,000 $3,300,000

1530

Square MetresBY 1M

AJ285788

1556567 172 PARRAMATTA RD HOMEBUSH 2140 E, F/387495 / X /

682.9000 22-Dec-14 $2,250,000 1.6117-Feb-15

B4CCC

143 $2,250,000 $2,250,000 $1,400,000$3,295 $3,295 $2,050 1.61No

$2,250,000 $2,250,000 $1,400,000

683

Square MetresBY 1M

AJ285791

1556568 170 PARRAMATTA RD HOMEBUSH 2140 3/9154 A/318066 / X /

838.0000 12-Jun-15 $2,975,000 1.4814-Aug-15

B4CCC

143 $2,975,000 $2,975,000 $2,010,000$3,550 $3,550 $2,399 1.48No

$2,975,000 $2,975,000 $2,010,000

838

Square MetresBYO 1M

AJ764415







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1556569 162 PARRAMATTA RD

HOMEBUSH 2140 E, F/386475 / X /

758.8000 12-Jun-15 $2,000,000 1.0714-Aug-15

B4CCC

143 $2,000,000 $2,000,000 $1,870,000$2,636 $2,636 $2,464 1.07No

$2,000,000 $2,000,000 $1,870,000

759

Square MetresBYO 1M

AJ764416

1556585 92 A PARRAMATTA RD HOMEBUSH 2140 1/201120 / X /

183.4000 30-Mar-15 $3,000,000 12.0008-May-15

B4CCB

143 $3,000,000 $3,000,000 $250,000$16,358 $16,358 $1,363 12.00No

$3,000,000 $3,000,000 $250,000

183

Square MetresBSO 1M

AJ554992

1556586 90 PARRAMATTA RD HOMEBUSH 2140 2, 3/201120 / X /

341.5000 30-Mar-15 $3,000,000 5.2508-May-15

B4CCC

143 $3,000,000 $3,000,000 $571,000$8,785 $8,785 $1,672 5.25No

$3,000,000 $3,000,000 $571,000

342

Square MetresBSO 1M

AJ554992

1556587 88 PARRAMATTA RD HOMEBUSH 2140 A/419617 / X /

316.2000 30-Mar-15 $3,000,000 12.0008-May-15

B4CCB

143 $3,000,000 $3,000,000 $250,000$9,488 $9,488 $791 12.00No

$3,000,000 $3,000,000 $250,000

316

Square MetresBSO 1M

AJ554992

1556591 80 PARRAMATTA RD HOMEBUSH 2140 2/203695 4.9 / 4.72 X 32.31 /

158.1000 27-Nov-14 $885,000 1.9025-Feb-15

B4CCB

143 $475,000 $475,000 $250,000$3,004 $3,004 $1,581 1.90No

$475,000 $475,000 $250,000

158

Square MetresBS 1M

AJ562015

1556593 VALMAP 76 PARRAMATTA RD HOMEBUSH 2140 A/183313 5.03 / X 32.31 /

158.1000 18-Dec-14 $1,075,000 1.8801-Apr-15

B4CCB

143 $440,000 $440,000 $234,000$2,783 $2,783 $1,480 1.88No$2,783 $2,783 $1,480

1

Square MetresBS 158.1M

AJ399180

1556689 VALMAP 2 PEMBERTON ST STRATHFIELD 2135 11/233532 18.35 / 14.52 X 58.82 / 67.68 IRREGULR

581.7000 10-Mar-15 $1,250,000 1.3727-Apr-15

R2EAA

143 $922,000 $922,000 $671,000$1,585 $1,585 $1,154 1.37No$1,585 $1,585 $1,154

1


AJ457367

1556720 VALMAP 53 PEMBERTON ST STRATHFIELD 2135 29/16869 15.24 / 16.54 IRREGULR X 43.74 / 38.66

632.3000 19-Jul-14 $1,400,000 1.1801-Sep-14

R2EGG

143 $935,750 $1,025,750 $791,000$1,480 $1,622 $1,251 1.30No$1,480 $1,622 $1,251

1


AI893108

1556721 VALMAP 55 PEMBERTON ST STRATHFIELD 2135 30/16869 18.41 / 18.21 X 38.66 / 30.48

581.7000 27-Sep-14 $1,720,000 1.2224-Nov-14

R2EGG

143 $964,000 $1,044,000 $791,000$1,657 $1,795 $1,360 1.32No$1,657 $1,795 $1,360

1


AJ125441







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1556732 1 PILCHER ST STRATHFIELD

SOUTH 2136 21/11432 11.89 / 13.39 X 36.63 / 36.78

461.6000 26-Jun-14 $950,000 1.2406-Aug-14

IN1DSS

143 $475,000 $475,000 $383,000$1,029 $1,029 $830 1.24No

$475,000 $475,000 $383,000

462

Square MetresIW 1M

AI840557

1556740 VALMAP 20 PILCHER ST STRATHFIELD SOUTH 2136 20/11432 B/399688 11.89 / X 35.59 / 35.48

417.3000 28-Aug-14 $981,000 1.2410-Oct-14

IN1DSS

143 $475,000 $475,000 $383,000$1,138 $1,138 $918 1.24No$1,138 $1,138 $918

1

Square MetresIW 417.3M

AJ54113

1556818 6 PILGRIM AVE STRATHFIELD 2135 8/15917 13.89 / 13.36 X 30.99 / 35.66

430.0000 29-Jan-14 $3,000,000 5.7731-Mar-14

B4CDD

143 $3,000,000 $3,000,000 $520,000$6,977 $6,977 $1,209 5.77No

$3,000,000 $3,000,000 $520,000

430

Square MetresAC 1M

AI507789

1556892 5 POWELL ST HOMEBUSH 2140 3/1002876 / X /

554.8000 03-May-14 $13,800,000 33.2517-Jul-14

B4CCR

143 $13,800,000 $13,800,000 $415,000$24,874 $24,874 $748 33.25No

$13,800,000 $13,800,000 $415,000

555

Square MetresBV 1M

AI745046

1556947 VALMAP 93 PUNCHBOWL RD BELFIELD 2191 1/772725 15.15 / 13.11 X 36.08 / 35.91

461.6000 17-Mar-15 $705,000 1.2127-Apr-15

R2ERS

143 $422,500 $422,500 $348,000$915 $915 $754 1.21No$915 $915 $754

1


AJ446011

1557247 VALMAP 47 RICKARD RD STRATHFIELD 2135 35/16967 15.24 / X 40.59 / 40.23

613.4000 21-Nov-14 $1,320,000 1.2323-Mar-15

R2ENN

143 $946,000 $1,001,000 $769,000$1,542 $1,632 $1,254 1.30No$1,542 $1,632 $1,254

1


AJ371220

1557305 VALMAP 15 ROBINSON ST BELFIELD 2191 27/24520 13.72 / X 37.19 /

510.2500 04-Nov-14 $1,280,000 1.1816-Dec-14

R2ERS

143 $582,000 $627,000 $494,000$1,141 $1,229 $968 1.27No$1,141 $1,229 $968

1


AJ127076

1557306 VALMAP 17 ROBINSON ST BELFIELD 2191 28/24520 13.72 / X 37.19 /

510.2500 15-Aug-14 $830,000 1.1315-Aug-14

R2ERS

143 $556,000 $601,000 $494,000$1,090 $1,178 $968 1.22No$1,090 $1,178 $968

1


AI825694

1557338 VALMAP 14 ROCHESTER ST HOMEBUSH 2140 F/435796 12.23 / 12.23 X 60.96 / 60.96

739.8000 24-Oct-14 $1,550,000 1.2616-Dec-14

R3EDM

143 $1,083,000 $1,083,000 $862,000$1,464 $1,464 $1,165 1.26No$1,464 $1,464 $1,165

1


AJ182715







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1557392 47 ROCHESTER ST

HOMEBUSH 2140 D/28089 5.69 / X 12.24 /

69.6000 20-Feb-14 $648,000 1.0914-Nov-14

B4CDD

143 $355,000 $380,000 $326,000$5,101 $5,460 $4,684 1.17No

$355,000 $380,000 $326,000

70

Square MetresBS 1M

AJ184669

1557497 VALMAP 44 SHORTLAND AVE STRATHFIELD 2135 63/12405 13.195 IRREGULR / 38.525 X 34.38 / 50.7

992.7000 11-May-15 $2,035,000 1.2704-Aug-15

R2EAA

143 $1,350,000 $1,350,000 $1,060,000$1,360 $1,360 $1,068 1.27No$1,360 $1,360 $1,068

1


AJ727532

1557509 VALMAP 66 SHORTLAND AVE STRATHFIELD 2135 199/15259 15.24 / X 45.72 /

696.7700 23-Oct-14 $2,250,000 1.1704-Dec-14

R2EAA

143 $1,215,000 $1,315,000 $1,040,000$1,744 $1,887 $1,493 1.26No$1,744 $1,887 $1,493

1


AJ172422

1557526 32 SMALLWOOD AVE HOMEBUSH 2140 1/9481 / X /

727.2000 06-May-15 $1,625,000 1.9520-May-15

R4EDP

143 $1,377,500 $1,377,500 $706,000$1,894 $1,894 $971 1.95No

$1,377,500 $1,377,500 $706,000

727

Square MetresAC 1M

AJ505628


520.1500 19-May-15 $1,450,000 1.9819-Aug-15

R4EDP

143 $1,137,000 $1,137,000 $575,000$2,186 $2,186 $1,105 1.98No

$1,137,000 $1,137,000 $575,000

520

Square MetresAC 1M

AJ766917


727.2000 30-Jul-15 $1,700,000 2.0510-Sep-15

R4EDP

143 $1,377,000 $1,377,000 $672,000$1,894 $1,894 $924 2.05No

$1,377,000 $1,377,000 $672,000

727

Square MetresAC 1M

AJ822021


708.2000 29-May-15 $566,666 0.6512-Jun-15

B4CCR

143 $566,666 $566,666 $877,000$800 $800 $1,238 0.65No

$566,666 $566,666 $877,000

708

Square MetresBSO 1M

AJ588277

1557633 VALMAP 4 STRATHFIELD AVE STRATHFIELD 2135 4/24953 15.24 / X 55.6 /

847.3000 18-Apr-15 $2,772,000 1.3305-Aug-15

R2EPP

143 $1,905,000 $1,905,000 $1,430,000$2,248 $2,248 $1,688 1.33No$2,248 $2,248 $1,688

1


AJ717935

1557676 2 SUBWAY LANE HOMEBUSH 2140 7/18702 B/403083 / X /

733.5000 30-Apr-15 $2,900,000 2.9308-May-15

B4CCC

143 $2,900,000 $2,900,000 $990,000$3,954 $3,954 $1,350 2.93No

$2,900,000 $2,900,000 $990,000

734

Square MetresBSO 1M

AJ555296







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1557728 VALMAP 9 SYLVANUS ST GREENACRE

2190 22/7/845 15.24 / X 42.88 653.4900 06-Dec-14 $1,045,000 1.16

04-Feb-15R2

EQQ143 $486,000 $516,000 $419,000

$744 $790 $641 1.23No$744 $790 $641

1


AJ298705

1557805 14 TELOPEA AVE HOMEBUSH WEST 2140 110, 111, 112, 113, 114, 115, 116/11427 / X /

4,002.7000 04-May-15 $450,000 0.1305-May-15

R3EDD

143 $450,000 $450,000 $3,500,000$112 $112 $874 0.13No

$450,000 $450,000 $3,500,000

4003

Square MetresBSI 1M

AJ561638

1557820 VALMAP 199 THE BOULEVARDE STRATHFIELD 2135 3/217320 6.05 / 5.11 X 45.06 IRREGULR / 47.6

234.0000 18-Sep-14 $600,000 1.1322-Dec-14

B2CEE

143 $352,000 $452,000 $312,000$1,504 $1,932 $1,333 1.45No$1,504 $1,932 $1,333

1

Square MetresBS 234M

AJ173530

1557823 VALMAP 193 THE BOULEVARDE STRATHFIELD 2135 1/221064 5.14 / 5.14 X 49.4 / 49.4

259.3000 28-Feb-15 $911,000 1.4713-Apr-15

B2CEE

143 $458,000 $458,000 $312,000$1,766 $1,766 $1,203 1.47No$1,766 $1,766 $1,203

1

Square MetresBA 259.3M

AJ410713


177.0000 04-Sep-14 $770,000 1.4126-Sep-14

B2CEE

143 $415,000 $415,000 $294,000$2,345 $2,345 $1,661 1.41No$2,345 $2,345 $1,661

1

Square MetresBS 177M

AI971779


910.5000 21-Mar-15 $2,530,000 1.3504-May-15

R2EPP

143 $1,862,500 $1,862,500 $1,380,000$2,046 $2,046 $1,516 1.35No$2,046 $2,046 $1,516

1


AJ465442

1557889 33 THE BOULEVARDE STRATHFIELD 2135 5/24256 / X /

303.5000 01-Oct-14 $2,500,000 1.3901-Oct-14

B3CAA

143 $3,510,000 $3,510,000 $2,520,000$11,565 $11,565 $8,303 1.39No

$3,510,000 $3,510,000 $2,520,000

304

Square MetresBS 1M

AJ90635

1557945 13 THE CRESCENT HOMEBUSH 2140 B/16209 14.05 / 13.82 X 45.72 / 43.28

613.3000 10-Nov-14 $2,500,000 1.7311-May-15

R3EDD

143 $1,400,000 $1,400,000 $810,000$2,283 $2,283 $1,321 1.73No

$1,400,000 $1,400,000 $810,000

613

Square MetresAC 1M

AJ563433

1558064 VALMAP 58 THE CRESCENT HOMEBUSH 2140 A/339216 25.6 / 25.3 X 66.57 / 63.22

1,644.0000 08-Nov-14 $2,200,000 1.2116-Feb-15

R2EAA

143 $1,284,000 $1,359,000 $1,060,000$781 $827 $645 1.28No$781 $827 $645

1

Sqm ImprovedAC 1644M

AJ315488







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.1558089 86 THE CRESCENT

HOMEBUSH WEST 2140 5/652732 / X /

569.1000 11-Mar-14 $225,000 0.3511-Mar-14

R3EDW

143 $225,000 $225,000 $635,000$395 $395 $1,116 0.35No

$225,000 $225,000 $635,000

569

Square MetresACI 1M

AI445066

1558342 VALMAP 4 UNDERWOOD RD HOMEBUSH 2140 5/9919 6/455557 29.46 / 23.55 X 46.13 / 47.27

1,208.0000 30-Oct-14 $1,300,000 1.2223-Jan-15

IN1DAA

143 $638,000 $638,000 $522,000$528 $528 $432 1.22No$528 $528 $432

1

Square MetresIF 1208M

AJ226023

1558631 VALMAP 3 WALLIS AVE STRATHFIELD 2135 2/877005 31.93 / 32.48 X 20.11 / 20.12

646.8000 16-May-15 $2,095,000 1.3404-Aug-15

R2EGG

143 $1,190,000 $1,190,000 $891,000$1,840 $1,840 $1,378 1.34No$1,840 $1,840 $1,378

1


AJ713945

1558728 84 PARK RD HOMEBUSH 2140 B/958679 13.41 / X 40.23 /

539.4800 06-Nov-14 $1,600,000 1.5222-Dec-14

B4CCC

143 $1,600,000 $1,600,000 $1,050,000$2,966 $2,966 $1,946 1.52No

$1,600,000 $1,600,000 $1,050,000

539

Square MetresAC 1M

AJ154805

1558838 VALMAP 75 WENTWORTH ST GREENACRE 2190 43/10/845 15.24 / X 39.62 /

600.7000 23-Oct-14 $865,000 1.1404-Dec-14

R2EQQ

143 $477,000 $507,000 $417,000$794 $844 $694 1.22No$794 $844 $694

1


AJ99431

1558899 9 WENTWORTH ST GREENACRE 2190 45/14955 1, 2, 3/1049637 / X /

1,921.1000 21-Jul-14 $215,000 0.1821-Jul-14

B7DMM

143 $215,000 $215,000 $1,190,000$112 $112 $619 0.18No

$215,000 $215,000 $1,190,000

1921

Square MetresIFI 1M

AI781252

1559011 VALMAP 38 WOODWARD AVE STRATHFIELD 2135 A/385727 15.24 / 15.24 X 40.84 / 40.84

619.7000 24-Nov-14 $2,005,000 1.1416-Mar-15

R2EPP

143 $1,618,500 $1,688,500 $1,420,000$2,612 $2,725 $2,291 1.19No$2,612 $2,725 $2,291

1


AJ347092

3406607 VALMAP 271 HOMEBUSH RD STRATHFIELD SOUTH 2136 29/2043 13.716 / 13.716 X 36.754 / 36.767

504.2000 22-Sep-14 $1,550,000 1.3203-Nov-14

R2ERN

143 $609,000 $654,000 $461,000$1,208 $1,297 $914 1.42No$1,208 $1,297 $914

1


AJ15840


719.8000 10-Nov-14 $13,200,000 8.5218-Dec-14

B4CVO

143 $13,200,000 $13,200,000 $1,550,000$18,338 $18,338 $2,153 8.52No

$13,200,000 $13,200,000 $1,550,000

720

Square MetresBSO 1M

AJ191414







Contract: Transfer:


$ / Anal.Type

Adjusted LV: $ / m2

$ / Anal.Type

LLT LV:$ / m2

$ / Anal.Type

Fctrs:Anal:Adj:



Dealing No.3466882 5 BELLFROG ST GREENACRE

2190 5/1133214 30.03 / 29.995 X 40.985 / 42.455

1,251.0000 23-Dec-14 $1,000,000 1.2303-Feb-15

IN1DAA

143 $950,000 $950,000 $771,000$759 $759 $616 1.23No

$950,000 $950,000 $771,000

1251

Square MetresIF 1M

AJ249245

3466889 12 BELLFROG ST GREENACRE 2190 12/1133214 / X /

4,675.0000 28-Feb-14 $2,675,000 1.1211-Apr-14

IN1DLG

143 $2,675,000 $2,750,000 $2,390,000$572 $588 $511 1.15No

$2,675,000 $2,750,000 $2,390,000

4675

Square MetresIV 1M

AI528855

3821327 41 ROCHESTER ST HOMEBUSH 2140 A, B/28089 / X /

151.7000 20-Feb-14 $800,000 1.0014-Nov-14

B4CDD

143 $502,000 $577,000 $500,000$3,309 $3,804 $3,296 1.15No

$502,000 $577,000 $500,000

152

Square MetresBS 1M

AJ170618

3821328 45 ROCHESTER ST HOMEBUSH 2140 C/28089 / X /

63.2000 20-Feb-14 $648,000 1.0914-Nov-14

B4CDD

143 $355,000 $380,000 $326,000$5,617 $6,013 $5,158 1.17No

$355,000 $380,000 $326,000

63

Square MetresBS 1M

AJ184652



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%

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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.

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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

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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.

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"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

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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

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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.

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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

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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

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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

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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

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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.

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"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

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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.

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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

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2 of 2 23-Dec-14 10:19 AM

Mayor slams approval for developmentTuesday, 20 May 2014 15:27 // Stay Inner West//

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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

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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

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