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Renewing the Compact City Appendix A – Case Study Profiles

City Futures Research Centre June 2015

Renewing the Compact City | Contents

© City Futures 2015

Contents Contents ........................................................................................................................................................... ii

Case Study Location Selection Criteria ....................................................................................................... iv

Cabramatta/Fairfield Profile ............................................................................................................................ 1

Dwelling Profile .............................................................................................................................................. 1

Community Profile .......................................................................................................................................... 2

Time Series Profile ......................................................................................................................................... 5

Strata Scheme Profile .................................................................................................................................... 7

Strata Sales .................................................................................................................................................... 8

Termination .................................................................................................................................................... 9

Coogee Profile ............................................................................................................................................... 10

Dwelling Profile ............................................................................................................................................ 10

Community Profile ........................................................................................................................................ 11

Time Series Profile ....................................................................................................................................... 14

Strata Scheme Profile .................................................................................................................................. 15

Strata Sales .................................................................................................................................................. 16

Termination .................................................................................................................................................. 17

Kogarah Profile .............................................................................................................................................. 18





Strata Sales .................................................................................................................................................. 25

Termination .................................................................................................................................................. 26

Meadowbank/Epping Profile ......................................................................................................................... 27





Strata Sales .................................................................................................................................................. 34

Termination .................................................................................................................................................. 35

Mosman .......................................................................................................................................................... 36


Renewing the Compact City | Contents





Strata Sales .................................................................................................................................................. 43

Termination .................................................................................................................................................. 44

North Parramatta Profile ............................................................................................................................... 46





Strata Sales .................................................................................................................................................. 52

Termination .................................................................................................................................................. 54

Renewing the Compact City | Case Study Location Selection Criteria


Case Study Location Selection Criteria This section sets out the methodology used to inform the selection of case study locations. A total of 6 locations were selected, which will be used as the basis of community workshops in later stages of the research project.

The aim of the research is to investigate how to effectively, efficiently and inclusively redevelop older areas of privately owned multi-unit strata titled housing to achieve the higher densities needed to accommodate population growth, but without exacerbating social inequalities and collateral social disruption. It is important therefore to take into consideration a range of areas across Metropolitan Sydney that will be subject to different pressures and barriers to the redevelopment of older building stock. It is likely that there will be greater pressure in some areas to terminate strata schemes due to a range of property market pressures as a result of locality features and planning regulations. Conversely, there are likely to be other areas where the renewal of depressed housing stock is constrained by a multitude of socio-economic factors and localised property market characteristics.

Case Study Location Boundaries

The boundaries for each of the case study locations are based on contiguous clusters of Statistical Area Level 1 boundaries and not defined by suburb or local government area. The rationale for this is twofold. First, many of the identifiable areas of strata development do not conform to suburb or local government area (LGA) boundaries, or to the scalar hierarchies implicit in these boundaries. Second, using suburb or LGA boundaries may exclude adjacent areas of similarity in terms of existing development and population profile. Conversely, LGA and suburb boundaries may include adjacent areas that display different development and population characteristics. Building case study locations from SA1 boundaries enabled more targeted census profiling.

Selection of locations was based on four selection criteria, described below.

1. Location of older strata development

It is considered more likely that strata renewal would occur where schemes are of a certain age. This is based on (i) an economic argument in relation to the land value, cost of upkeep and maintenance, and (ii) a social argument where ageing building stock represents socially undesirable living conditions.

Newer developments are more likely to reflect the recent planning environment, in which case value uplift potential as a result of planning changes is less likely. These buildings are also more likely to meet current building codes, fire and safety standards, which have been cited as a major reason to renew building stock (See Figure 1). Case study locations have been chosen in areas where there are higher concentrations of older strata development.

2. Value and Income Matrix

There will likely be barriers to strata renewal across Sydney related to a range of socio-economic issues and property market characteristics. To investigate a cross section of these issues, a sample of locations based on property sale values and income of residents has been considered. While sale values may provide some indicator of relative incomes across Sydney, the high proportion of rental tenure in strata developments means the relationship between income and land value is more complex. Two case study locations were chosen in each of the high, medium and low land value quartiles, with a range of household incomes (see Figure 2, Figure 3 and Table 1).



Table 1 Sale price and income matrix

Quartile of Median Sale Values Household Income No. of Case Studies

High (4th Quartile) High x 1

High (4th Quartile) Low x 1

Low (1st Quartile) High x 1

Low (1st Quartile) Low x 1

Medium (2nd & 3rd Quartiles) Mixed x 2

3. Local Government Area Geography

Historical patterns of development and current growth pressures vary considerably across Sydney. Combined with a focus of urban renewal policy on inner ring suburbs, many of Sydney’s middle and outer ring suburbs are often neglected as sites in need of re-investment in the built environment. The different socio-economic characteristics and property market pressures would also suggest a need for specific policies that are able to address unique sets of issues. Given the actual location of older strata schemes (as discussed in point 1), two inner, three middle ring and one outer ring areas were chosen (see Figure 4).

4. Areas of Strategic Planning Importance

One of the components of strata renewal considered as part of this research is the role of the broader planning environment and of government in facilitating renewal. There are a number of major programmes that have targeted urban renewal in several locations across Sydney. These areas will be the subject of significant planning change which may enable development potential to far exceed the existing built environment, which is one of the key factors that is likely to drive an economic case for renewal.

NSW planning and infrastructure has announced 8 urban activation precincts across Sydney and Urban Growth NSW has identified a number of key urban growth areas (see Figure 5). Urban Activation Precincts include: Anzac Parade South, Randwick, Mascot Station, Carter Street Lidcombe, Wentworth Point, Epping Town Centre, Herring Road Macquarie Park and North Ryde Station. The urban growth areas are: Parramatta Road, Parramatta North, Central to Eveleigh and Green Square Town Centre.

Six Case Study Locations

The following locations have been selected based on the above criteria (see Figure 6):

1. Fairfield/Cabramatta 2. Coogee 3. Kogarah 4. Meadowbank/Epping 5. North Parramatta 6. Mosman



Figure 1 Location of strata schemes registered before 1990

Figure 2 Median strata sale price quartiles by suburb



Figure 3 Distribution of households with incomes less than $1,499 per week

Figure 4 Sydney Local Government Area Geography



Figure 5 Location of Urban Activation Precincts

Figure 6 Case Study Locations

© City Futures 2015 1

Cabramatta/Fairfield Profile

Figure 7 Location of strata lots in the Cabramatta and Fairfield study area

Cabramatta and Fairfield are located approximately 25 kilometres west of the Sydney CBD and 8 kilometres south of Parramatta and represent one of the most diverse communities in Sydney. The case study areas selected form a small component of the broader Fairfield and Cabramatta suburbs yet there is a distinct geography of strata housing that clusters near their respective train stations.

Dwelling Profile

Table 2 compares the dwelling structure of Cabramatta/Fairfield with that of Greater Sydney with higher density units accounting for 66% of all occupied dwellings in the area, compared with 26.8% for Greater Sydney. As Figure 7 shows, higher density units are clustered to form relatively contiguous areas of similar development form.

Table 3 shows the tenure structure of higher density units compared with higher density units in the Greater Sydney area. Cabramatta/Fairfield displays a similar distribution of tenures compared with the broader Sydney area. The exception is private rental, which accounts for 49% of the dwelling stock compared with 42.5% for Sydney. Other tenures and unoccupied dwelling categories are also marginally lower in Cabramatta/Fairfield compared with Sydney.


Table 2 Dwelling Structure – All occupied private dwellings (Counting Dwellings)

Cabramatta/Fairfield Greater Sydney

Higher Density Units Other Dwellings Higher Density Units Other Dwellings

5,413 66.0% 2,790 34.0% 427,110 26.8% 1,165,511 73.2% Note: Includes dwellings in all tenure and landlord categories

Table 3 Tenure of Private Sector Higher Density Units (Counting Dwellings)


Owner outright 701 12.2% 59,377 12.7%

Owned with a mortgage 1,115 19.5% 87,876 18.7%

Private rental 2,807 49.0% 199,133 42.5%

Social housing 322 5.6% 32,272 6.9%

Other tenures (including Visitor only) 469 8.2% 48,443 10.3%

Unoccupied 316 5.5% 41,843 8.9%

Total 5,730 100% 468,944 100%

Investor owner* 3,592 62.7% 289,419 61.7% * Includes Private rental, Other tenures and Unoccupied categories

Community Profile

The population profile of people living in high density properties in Cabramatta/Fairfield displays some significant differences compared to that of the population in high density properties in Greater Sydney. Table 4 shows the age distribution with the number of persons under the age of 15 (22%) being nearly double that of Greater Sydney. This difference is also reflected in household structure (see Table 5), with 52% of dwellings containing households with children compared with 28% for Sydney. The second largest household type, lone person households, accounts for 24% of dwellings in Cabramatta /Fairfield.

Labour force and income profiles also reveal a distinct geography in Cabramatta/Fairfield compared with Greater Sydney, with unemployment being 2.5 times higher (15.1%) than the Sydney average, and labour force participation rates significantly lower at 48.7% compared with 73.7% for Sydney. The majority of household incomes in this area are below the Sydney median with approximately 20% of households having incomes of less than $400 per week. This is reflected in the occupation profile for the area, with unskilled labouring accounting for a quarter (23.5%) of occupations. Manager and professional occupations account for only 12.7% of the total compared with 45.5% in greater Sydney.

Cabramatta/Fairfield has a high proportion of migrant communities with people born in the Oceania region accounting for only 28.6% of the population, compared with 48.1% in Greater Sydney. Of the high density population in Cabramatta/Fairfield, 30.9% and 18.6% of the population were born in South-East Asian and North Africa and the Middle East countries, respectively, compared to 7.5% and 3.7% of the Greater Sydney high density population.


In summary the Cabramatta/Fairfield area can be categorised as having a comparably high migrant population, high unemployment and low income. This is reflected in the sub-market profile for the area, with 70.6% of SA1s being characterised as a ‘Battler’ population (see Table 10).

Table 4 Age Profiles of persons in high density dwellings in Cabramatta/Fairfield (Counting Persons)


Under 15 2,615 22.2% 93,437 12.9%

15-24 1,411 12.0% 90,343 12.5%

25-34 2,245 19.0% 226,876 31.3%

35-54 3,578 30.3% 197,665 27.3%

55-64 1,018 8.6% 57,017 7.9%

65 and older 928 7.9% 59,733 8.2%

Total 11,795 100% 725,071 100%

Table 5 Household Profiles (Counting Dwellings)


Family Households (with Children) 2,366 52.0% 95,453 28.0%

Family Households (without Children) 781 17.2% 93,184 27.3%

Multiple Family Households 76 1.7% 3,265 1.0%

Lone Person Households 1,093 24.0% 117,258 34.4%

Group Households 235 5.2% 31,598 9.3%

Total 4,551 100% 340,758 100% Note: Excludes visitor only households and other non-classifiable households.

Table 6 Labour Force (Counting Persons)


Employed – Full Time* 2,367 53.6% 309,884 67.9%

Employed – Part Time* 1,092 24.7% 99,261 21.7%

Employed – Away From Work 289 6.5% 20,047 4.4%

Unemployed/Unemployment Rate* 669 15.1% 27,437 6.0%

Not in Labour Force/Participation Rate 4,660 48.7% 157,062 73.7% *Percentage of total labour force ^ Percentage of labour force + not in labour force


Table 7 Household Income (Counting Dwellings)


No or Nil Income 133 2.9% 7,829 2.3%

Under A$400 902 19.5% 25,721 7.4%

A$400-799 1,456 31.5% 48,789 14.1%

A$800-1499 1,270 27.5% 85,961 24.8%

A$1500-2499 376 8.1% 72,099 20.8%

A$2500-3999 61 1.3% 63,378 18.3%

A$4000 and over - - 14,794 4.3%

Other* 418 9.1% 27,820 8.0%

Total 4,616 2.9% 346,391 100% *Includes households with negative income, partial income stated, income not stated and not applicable. The median weekly household income for the Greater Sydney statistical area is $1,447.

Table 8 Occupation (Counting Persons)


Managers 145 3.8% 57,099 13.3%

Professionals 337 8.9% 138,083 32.2%

Technicians and Trades Workers 575 15.2% 43,193 10.1%

Community and Personal Service Workers 411 10.8% 38,271 8.9%

Clerical and Administrative Workers 399 10.5% 64,018 14.9%

Sales Workers 279 7.4% 36,037 8.4%

Machinery Operators and Drivers 599 15.8% 17,370 4.0%

Labourers 891 23.5% 27,255 6.4%

Inadequately Described or Not Stated 155 4.1% 7,871 1.8% Note: Percentage of persons in all occupations excluding ‘Not Applicable’ and ‘Overseas Visitor’ categories


Table 9 Country of Birth (Counting Persons)


Oceania and Antarctica 3,349 28.6% 342,291 48.1%

North-West Europe 110 0.9% 50,278 7.1%

Southern and Eastern Europe 815 7.0% 29,339 4.1%

North Africa and the Middle East 2,183 18.6% 26,038 3.7%

South-East Asia 3,619 30.9% 53,404 7.5%

North-East Asia 626 5.3% 96,166 13.5%

Southern and Central Asia 281 2.4% 69,451 9.8%

Americas 321 2.7% 21,248 3.0%

Sub-Saharan Africa 118 1.0% 13,070 1.8%

Others/Not Stated 294 2.5% 10,757 1.5%

Table 10 Sub-Market Profile

Sub Market Cabramatta/Fairfield Greater Sydney

Economically Engaged 0.0% 29.4%

Battler 70.6% 29.0%

Achieving Education 13.7% 15.8%

Residentially Retired 51.0% 26.9%

Highly Mixed* 23.5% 36.3% Note: Values represent a percentage of Statistic Area Level 1s within each suburb that have private sector high density units and are characterised according to each sub-market. SA1s may be assigned to more than one of the first four categories which means the sum of percentages will be over 100%. SA1s in the ‘highly mixed’ category cannot be included other categories.

Time Series Profile

Table 11 to Table 14 show the change in population characteristics between the 2006 and 2011 census periods. These tables show that the population in Cabramatta/Fairfield has been relatively stable across the census period, with no substantial change in age, household composition, or dwelling tenure. There was a decrease in the unemployment rate and increase in labour force participation rates across this period.


Table 11 Population Change

2006 2011

Under 15 2,897 22.1% 2,615 22.2%

15-24 1,603 12.2% 1,411 12.0%

25-34 2,358 18.0% 2,245 19.0%

35-54 4,108 31.4% 3,578 30.3%

55-64 1,050 8.0% 1,018 8.6%

65 and older 1,083 8.3% 928 7.9%

Total Population 13,099 100% 11,795 100%

Table 12 Employment Profile

2006 2011

Employed 3,699 81.9% 3,748 84.9%

Unemployed 817 18.1% 669 15.1%

Not in Labour Force/Participation Rate 4,456 44.2% 4,660 48.7%

Table 13 Household Profile (Counting Dwellings)

2006 2011

One family household 3,288 68.4% 3,147 69.1%

Multi family Household 73 1.5% 76 1.7%

Lone person household 1,218 25.3% 1,093 24.0%

Group household 226 4.7% 235 5.2% Note: Excludes visitor only households and other non-classifiable households.

Table 14 Tenure – Private Sector Higher Density Units (Counting Dwellings)

2006 2011

Fully owned 741 16.2% 689 14.9%

Being purchased 1,028 22.5% 1,122 24.3%

Rented 2,795 61.2% 2,809 60.8%

Occupied Dwellings 4,564 100% 4620 100% Note: Excludes dwellings rented through a state housing agency, housing co-operatives, community and church groups and other tenure categories.


Strata Scheme Profile

Table 15 and Table 16 show the breakdown of strata units within the Cabramatta/Fairfield area based on LPI records of land titles from December 2013. The breakdown of strata scheme size shows that 442 schemes (85%) are fewer than 20 lots in size. The age of strata in this area also reflects a different pattern to that of Sydney, with most schemes (70%) being registered prior to 1990 (see Figure 8).

Table 15 Strata Scheme Size

1-2 Lots 3-5 Lots 6-10 Lots 11-20 Lots 21-50 Lots 51-100 Lots 100 + Lots Total

Schemes 9 60 172 201 63 9 4 518

Lots 18 243 1,407 2,846 1,928 527 461 7,430

Table 16 Strata Schemes and Units by Date of Registration (EXCLUDING 1 AND 2 UNIT SCHEMES)

1961-69 1970-79 1980-89 1990-99 2000-09 2010-2013 Total

Schemes 3 229 123 73 64 17 509

Lots 38 3,857 1,444 843 996 234 7,412

Figure 8 Volume of unit registrations by registration date

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Strata Sales

The Cabramatta/Fairfield case study area showed the lowest unit property values, although continued to exhibit price gains that were consistent with all other case study locations (see Table 17). Unlike other areas, Cabramatta/Fairfield showed a much narrower range of sale values across time periods and also across different strata age profiles (see Table 18, Figure 9 and Figure 10).

Table 17 Strata unit sales by year (Valuer General database)

Year 2009 2011 2013

Lower Quartile $195,000 $240,000 $265,000

Median $225,000 $269,500 $290,000

Upper Quartile $276,000 $317,000 $323,500

Number of Sales 420 495 461

Figure 9 Distribution of strata unit sales 2009 to 2013 (Valuer General database)

Table 18 Strata unit sales for 2013 by scheme registrataion date (Valuer General database)

Scheme Registration Date

Registration Year 1961-1969 1970-1979 1980-1989 1990-1999 2000-2009 2010-2013

Lower Quartile $260,000 $258,000 $298,500 $280,000 $345,000

Median $280,000 $280,000 $332,000 $308,500 $356,750

Upper Quartile $310,000 $320,000 $394,500 $335,000 $391,250

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3rd Quartile Range2nd Quartile Range


Figure 10 Distribution of strata unit sales for 2013 by scheme registration date (Valuer General database)

Termination

There has only been one strata scheme larger than 2 lots cancelled within the Cabramatta/Fairfield case study area. This 9 lot scheme was located at 91 John St, Cabramatta. It was registered in 1998 and cancelled on 22 September 2012. A new scheme was registered at the location on 3 October in 2012 with 6 lots. Visual inspection of the property identified it as having a retail ground floor and is located along one of the main shopping strips of Cabramatta. Given the current appearance of the building, and time between cancellation and registration, it is not likely that it has been demolished and rebuilt in that time.

Table 19 Summary of terminated strata schemes

Property Address Total Units Registration Date Cancellation Date Age of Scheme

91 JOHN ST, CABRAMATTA 9 19/11/1998 22/09/2012 8 99 THE CRESCENT, FAIRFIELD 2 5/01/1990 24/09/2002 13

30 KENYON ST, FAIRFIELD 2 24/06/1991 18/06/2002 11

Table 20 Current status of land parcels

Property Address Total Units Registration Date Notes

91 JOHN ST, CABRAMATTA 6 3/10/2012 Building appears to be the same

99 THE CRESCENT, FAIRFIELD Commercial premises, no longer strata

30 KENYON ST, FAIRFIELD Detached house, no longer strata

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Coogee Profile

Figure 11 Location of strata lots in the Coogee case study area

Coogee is located approximately 6 kilometres south east of the Sydney CBD and is adjacent to a popular ocean swimming beach. Apartment or flat development has long been a characteristic of the area with strata title properties spread throughout the suburb. There are clusters of this form of development as well as many blocks interspersed with non-strata titled properties.

Dwelling Profile

The dwelling profile for the area is the inverse of Greater Sydney with higher density units accounting for 77.5% of the total occupied dwelling stock. The tenure profile of Coogee is broadly similar to that of Sydney with approximately 30% of dwellings being owner occupied (see Table 22), however the area has a slightly higher investor owner composition, accounting for 68.9% of the dwelling stock, compared with 61.7% for Greater Sydney. This is largely due to the absence of social housing in the area.


Coogee Greater Sydney






Owned outright 836 15.0% 59,377 12.7%

Owned with a mortgage 869 15.6% 87,876 18.7%

Private rental 2,818 50.5% 199,133 42.5%

Social housing 27 0.5% 32,272 6.9%


Unoccupied 538 9.6% 41,843 8.9%

Total 5,576 100% 468,944 100%

Investor Owner* 3,844 68.9% 289,419 61.7% * Includes Private rental, Other tenures and Unoccupied categories

Community Profile

The age and household profile for Coogee is broadly similar to the Sydney average with a slight over representation of persons in the 25-34 age cohort, 35.8% compared with 31.3% respectively (see Table 23). There are however lower rates of households with children, 20.9% compared with 28%, and higher rates of group households, 16.4% compared with 9.3% (see Table 24). The beachside location is regarded as a desirable destination for younger travellers and students and this may account for some of this variation.

The employment characteristics of people living in high density dwellings vary significantly from that of Greater Sydney, with only 3.3% of people being unemployed in Coogee compared with 6% for Sydney, and a labour force participation rate of 82.6% compared with 73.7% for Greater Sydney. This is reflected in income and occupation with an over representation in higher income categories, and managerial and professional occupations (see Table 26 and Table 27).

Table 28 shows that people living in high density dwellings in Coogee have a lower ethnic diversity compared to occupants of high density dwellings in broader Sydney, with 82% of people being born within the Oceania region of North West Europe.

The sub-market profile in Table 29 reflects a relative affluence displayed through income, employment and occupation profiles, with 73% of the area being characterised as ‘Economically Engaged’ and 0% as ‘Battler’.

Table 23 Age Profiles of persons in high density dwellings in Coogee (Counting Persons)


Under 15 891 10.0% 93,437 12.9%

15-24 871 9.8% 90,343 12.5%

25-34 3,173 35.8% 226,876 31.3%

35-54 2,606 29.4% 197,665 27.3%

55-64 610 6.9% 57,017 7.9%

65 and older 719 8.1% 59,733 8.2%

Total 8,870 100% 725,071 100


Table 24 Household profile of high density dwellings in Coogee (Counting Dwellings)


Family Households (with Children) 920 20.9% 95,453 28.0%

Family Households (without Children) 1,323 30.1% 93,184 27.3%

Multiple Family Households - - 3,265 1.0%




Table 25 Labour force status of persons in high density dwellings in Coogee (Counting Persons)







Table 26 Household income profile of high density dwellings in Coogee (Counting Dwellings)


No or Nil Income 30 0.7% 7,829 2.3%

Under A$400 232 5.1% 25,721 7.4%

A$400-799 388 8.6% 48,789 14.1%

A$800-1499 792 17.5% 85,961 24.8%

A$1500-2499 965 21.4% 72,099 20.8%

A$2500-3999 1,211 26.8% 63,378 18.3%

A$4000 and over 426 9.4% 14,794 4.3%

Other* 473 10.5% 27,820 8.0%

Total 4,517 0.7% 346,391 100% *Includes households with negative income, partial income stated, all income not stated and not applicable




Managers 915 14.7% 57,099 13.3%

Professionals 2,565 41.3% 138,083 32.2%




Sales Workers 415 6.7% 36,037 8.4%


Labourers 196 3.2% 27,255 6.4%





North-West Europe 1,691 19.6% 50,278 7.1%


North Africa and the Middle East 86 1.0% 26,038 3.7%

South-East Asia 200 2.3% 53,404 7.5%

North-East Asia 156 1.8% 96,166 13.5%


Americas 485 5.6% 21,248 3.0%




Sub Market Coogee Greater Sydney


Battler 0.0% 29.0%





Time Series Profile

Change over the five year census periods saw a small increase (+2%) in the proportion of the population living in higher density dwellings who were under 15 years of age. This change is partially revealed through changes to the households composition, with the number of one family households increasing from 47.3% to 51% and a corresponding decline in lone person households from 36.2% to 32.6%.

Labour force participation rates also rose across the census from 73.1% to 82.6%. This may be explained by some subtle shifts in the 15-24 and 65 and older age cohorts, who ordinarily have lower rates of labour force participation, both of which show small declines in relative proportions of the total population.


2006 2011

Under 15 718 8.0% 891 10.0%

15-24 1,058 11.8% 871 9.8%

25-34 3,183 35.6% 3,173 35.8%

35-54 2,589 28.9% 2,606 29.4%

55-64 592 6.6% 610 6.9%

65 and older 804 9.0% 719 8.1%



2006 2011

Employed 5,829 97.1% 6,183 96.7%

Unemployed 175 2.9% 210 3.3%



2006 2011


Multi family Household 3 0.1% - -





2006 2011

Owned outright 857 19.9% 837 18.5%

Purchasing 783 18.2% 872 19.3%

Privately Rented 2,662 61.9% 2,812 62.2%

Occupied Dwellings 4,302 100% 4,521 100% Note: Excludes dwellings rented through a state housing agency, housing co-operatives, community and church groups and other tenure categories.


Table 34 shows the distribution of strata schemes by size with 73% (428) of schemes being 10 lots or smaller. The age profile listed in Table 35 and Figure 12 also show that the majority (70%) of these schemes were registered prior to 1990. Figure 12 compares the volume of units registered over time with that of broader Sydney and displays a similar cyclical pattern.



Schemes 37 149 242 116 39 2 1 586

Lots 74 599 1,791 1,599 1,125 138 133 5,459


1961-69 1970-79 1980-89 1990-99 2000-09 2010-2013 Total

Schemes 99 188 95 81 72 14 549

Lots 1,142 1,922 680 766 789 86 5,385


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Strata Sales

Sale value of units in Coogee showed the lowest proportional gain across the 2009 to 2013 time period although the median price was still significantly higher than all other case study locations, with the exception of Mosman. There was a range of sale values achieved in Coogee indicating that there is considerable variation in the quality of units available. The median sale value for units registered since 2010 is $1.4 million, significantly higher than units in other age bands.


Year 2009 2011 2013

Lower Quartile $496,500 $530,000 $605,000

Median $615,000 $640,000 $730,000

Upper Quartile $740,000 $821,250 $905,000






Lower Quartile $630,000 $611,750 $540,000 $581,875 $593,875 $1,230,000

Median $790,000 $694,500 $710,000 $676,500 $782,500 $1,440,000

Upper Quartile $900,000 $809,378 $870,000 $925,750 $1,172,500 $1,655,000

N 43 84 33 42 32 9

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Figure 14 Distribution of strata unit sales for 2013 by scheme registration date (Valuer Generals database)

Termination

The following tables provide an overview of strata schemes that have been terminated within the Coogee area. Table 38 details the property attributes of the schemes that were cancelled, while Table 39 overviews the current status of development on the same parcel of land. Not including the two lot scheme, there was a net addition of 1 lot across the three terminated and re-registered strata schemes.



112 BEACH ST 8 12/10/1973 1/10/2008 35

88 BEACH ST 4 31/05/1996 20/11/2009 13

274 ARDEN ST 6 2/03/1982 19/10/2011 30

3 HIGGS ST 2 17/03/2005 9/01/2014 9



112 BEACH ST 6 11/05/2010 New construction, significant ocean views

88 BEACH ST 6 23/12/2010 New construction, significant ocean views, close to beach

274 ARDEN ST 7 21/10/2011 New Construction, close to beach, little view potential

3 HIGGS ST Detached dwellings, no longer strata

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Kogarah Profile

Figure 15 Location of strata lots in the Kogarah case study area

Kogarah is approximately 12 kilometres south of the Sydney CBD and is on the Eastern Suburbs/Illawarra train line. Kogarah town centre hosts important local facilities including the St George Hospital and a number of schools and a TAFE college. Given its location on the train line and Princess Highway, there has been a renewed focus on this area for new residential development and it is listed as a specialised precinct in the Draft Metropolitan Strategy for Sydney.

Dwelling Profile

Table 40 compares the dwelling structure of Kogarah with that of Greater Sydney, with higher density units accounting for 73.8% of the dwelling stock in Kogarah, compared to 26.8% in Greater Sydney. Figure 15 shows the distribution of strata titled land parcels across the area. There are many strata lots interspersed with some non-strata titled properties. There are significant clusters or strips of strata development in the north-west and eastern portions of the area.

This area has similar rates of private rental, 42.1%, to Greater Sydney as a whole, 42.5%, and higher rates of owner occupation, 41.4%, compared to 31.4%. The difference in owner occupation is accounted for through lower rates of social housing, unoccupied dwellings and other tenure categories when compared to Greater Sydney. Cumulatively, the investor owner profile is lower in Kogarah, 55.9% compared with 61.7% in Greater Sydney.



Kogarah Greater Sydney





Owner outright 953 13.8% 59,377 12.7%


Private rental 2,907 42.1% 199,133 42.5%

Social housing 173 2.5% 32,272 6.9%


Unoccupied 357 5.2% 41,843 8.9%

Total 6,903 100% 468,944 100%


Community Profile

The age profile of Kogarah apartment residents shows an over representation in the under 15 age cohort, being 15.5% of the total population compared with 12.9% for Greater Sydney, and under representation in the 65 and older cohort, 5.4% in Kogarah and 8.2% for Greater Sydney. All other age cohorts are similar to that of the Sydney region. These differences are more keenly expressed through the household composition, with 39.4% of dwellings containing families with children in Kogarah, compared with an average of 28% across Greater Sydney.

The unemployment rate (Table 44) in Kogarah (6.8%) is marginally higher than Sydney (6%). The main difference in employment profile is the higher rate of people employed part time in Kogarah (28.3%) than in Sydney (21.7%). This is reflected in the income profile with an over representation in lower income categories in Kogarah compared with Greater Sydney. Similarly there were higher rates of people employed in lower wage occupations, such as Labourers, who account for 12.6% of the labour force in Kogarah compared to 6.4% in Greater Sydney.

People born in Oceania represent the largest cohort of residents, 31.9%, however this is significantly lower than the Sydney average of 48.1% (see Table 47). People born in Southern and Central Asia and North-East Asia account for 22.6% of the Kogarah population and 18.4% in Greater Sydney.

The sub-market analysis of the area reveals a range of different groups but is dominated by the ‘Battler’ category, which accounts for 60% of the SA1s within the case study area.


Table 42 Age Profiles (Counting Persons)


Under 15 2,239 15.5% 93,437 12.9%

15-24 1,945 13.5% 90,343 12.5%

25-34 4,672 32.4% 226,876 31.3%

35-54 3,747 26.0% 197,665 27.3%

55-64 1,052 7.3% 57,017 7.9%

65 and older 777 5.4% 59,733 8.2%

Total 14,432 100% 725,071 100













Employed – Away From Work* 433 4.9% 20,047 4.4%






No or Nil Income 104 1.8% 7,829 2.3%

Under A$400 438 7.6% 25,721 7.4%

A$400-799 965 16.7% 48,789 14.1%

A$800-1499 1,688 29.3% 85,961 24.8%

A$1500-2499 1,353 23.5% 72,099 20.8%

A$2500-3999 666 11.5% 63,378 18.3%

A$4000 and over 87 1.5% 14,794 4.3%

Other* 466 8.1% 27,820 8.0%

Total 5,767 100% 346,391 100% *Includes households with negative income, partial income stated, all income not stated and not applicable



Managers 637 7.7% 57,099 13.3%

Professionals 1,981 24.0% 138,083 32.2%

Technicians and Trades Workers 1,017 12.3% 43,193 10.1%


Clerical and Administrative Workers 1,201 14.6% 64,018 14.9%

Sales Workers 826 10.0% 36,037 8.4%


Labourers 1,041 12.6% 27,255 6.4%







Southern and Eastern Europe 1,003 7.1% 29,339 4.1%


South-East Asia 1,245 8.8% 53,404 7.5%

North-East Asia 2,607 18.4% 96,166 13.5%

Southern and Central Asia 3,198 22.6% 69,451 9.8%

Americas 343 2.4% 21,248 3.0%




Sub Market Kogarah Greater Sydney


Battler 60.0% 29.0%




Time Series Profile

There has been a general increase in population across the census periods, with the 25-34 age cohort increasing their relative share of the total population. This is roughly matched by a decrease in the 15-24 age cohort. While the unemployment rate has remained broadly unchanged, there has been a significant increase in the participation rate, from 66.4% in 2006 to 74% in 2011.

Lone person households decreased their share of the dwelling mix, dropping from 27.6% in 2006 to 23.3% in 2011. This change is accounted for by an increase in one and multi-family households across the census period. The number of dwellings being occupied by purchasers increased from 29% to 33.3%, while the number of privately rented dwellings decreased from 54.4% to 50.3% from 2006 to 2011.



2006 2011

Under 15 2,018 15.3% 2,239 15.5%

15-24 2,131 16.2% 1,945 13.5%

25-34 3,799 28.9% 4,672 32.4%

35-54 3,570 27.1% 3,747 26.0%

55-64 835 6.3% 1,052 7.3%

65 and older 799 6.1% 777 5.4%



2006 2011

Employed 6,899 93.5% 8,249 93.2%

Unemployed 479 6.5% 606 6.8%



2006 2011






2006 2011

Owned outright 842 16.6% 950 16.4%

Purchasing 1,476 29.0% 1,923 33.3%





Table 53 shows the distribution of strata schemes by size, with 53% (294) being between 11 and 50 lots in size. More than half of these schemes (57%) were registered prior to 1980 (see Table 54 and Figure 16). Figure 16 compares the volume of unit registrations over time with that of Greater Sydney and shows a broadly similar cycle of development.



Schemes 10 86 148 200 94 8 6 552

Lots 20 374 1,152 2,877 2,683 518 971 8,595


1961-69 1970-79 1980-89 1990-99 2000-09 2010-2013 Total

Schemes 91 219 61 58 95 18 542

Lots 1,591 2,805 637 1,041 1,970 531 8,575


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Strata Sales

Median strata sales in the Kogarah area are below the Greater Sydney median and display a smaller range of values. When sales are stratified according to scheme registration date, values generally increase in favour of more recent registrations (likely newer units). However there is a wider distribution of values in the 2010-2013 registration band compared with earlier periods, suggesting that there may be a wider variety of newer stock based on quality and size.


Year 2009 2011 2013

Lower Quartile $322,500 $372,000 $411,000

Median $380,000 $420,000 $458,000

Upper Quartile $455,000 $500,000 $536,750






Lower Quartile 1961-1969 1970-1979 1980-1989 1990-1999 2000-2009 2010-2013

Median $348,000 $411,000 $420,000 $470,000 $462,500 $441,150

Upper Quartile $393,000 $440,000 $450,000 $507,500 $520,000 $545,000

N $438,750 $475,500 $486,000 $565,500 $565,000 $603,750

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Termination

Table 57 provides a summary of the terminated strata schemes within the Kogarah case study area and Table 58 provides a summary of the schemes that were built in their place. In each case there was a significant increase in the total number of units on each site. Collectively there were 14 lots that were replaced by 121 lots.



59 MONTGOMERY ST 8 29/04/1965 24/12/2011 47

1 KENSINGTON ST 4 24/05/1973 17/02/2010 37

551 PRINCES HWY 2 25/03/1986 1/08/2012 26



59 MONTGOMERY ST 32 15/08/2012

1 KENSINGTON ST 24 18/02/2010

551 PRINCES HWY 65 29/01/2013

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Meadowbank/Epping Profile

Figure 19 Location of strata lots in Meadowbank/Epping

The Meadowbank/Epping area is approximately 15 kilometres north-west of the Sydney CBD and stretches northwards from the harbour along the T1 North Shore, Northern & Western train lines. Strata titled development is clustered along the train line. Apart from the areas adjacent to train stations, the wider area is predominantly non-strata residential development.

Dwelling Profile

Table 59 shows the breakdown based on dwelling counts of higher density units in comparison to other dwellings for Meadowbank/Epping and Greater Sydney. Higher density units account for 77.3% of dwellings in this area and the area has similar owner occupier tenure profiles to that of high density units in Greater Sydney (see Table 60). Meadowbank/Epping has a higher rate of private rental, 53.7%, compared with Greater Sydney, 42.5%, accounted for by lower rates of social housing, other tenures and unoccupied dwellings. The investor owner profile is higher than the average for Sydney, 67% compared with 61.7%, and can be accounted for by lower rates of social housing in the Meadowbank/Epping area.



Meadowbank/Epping Greater Sydney





Owner outright 892 12.4% 59,377 12.7%


Private rental 3,852 53.7% 199,133 42.5%

Social housing 149 2.1% 32,272 6.9%


Unoccupied 462 6.4% 41,843 8.9%

Total 7,177 100% 468,944 100%


Community Profile

The age of profile of the Meadowbank/Epping area (

Table 61) is broadly similar to Greater Sydney, with a marginally higher representation of the 15-24 age cohort and lower representation of the 65 and older cohort. The household profile demonstrates a greater proportion of households with children (32.7%) compared with Sydney (28%).

The employment and income profiles of Meadowbank/Epping show a higher rate of unemployment (8.6%) compared to the Sydney average (6%). While Epping had a higher representation in household incomes below $800 per week, there was higher than average representation in the moderate income ranges of $800-$1499 per week and $1500-$2499 per week (see Table 64). This is reflected in the occupation structure (Table 65) with high representation in the professional occupation category, 36.3% for Meadowbank/Epping and 32.2% for Sydney, and lower representation in the Manger category.

Table 66 shows that people born in North-East Asia (36%) are the dominant cohort, followed by people born in the Oceania region (32%). People born in Southern and Central Asia account for the third largest cohort (13.8%).

The sub-market profile reveals that the area represents a diverse community, with 68.8% of SA1s being categorised as ‘Battler’, 50% as ‘Achieving Education’ and 37.5% as ‘Economically Engaged’.




Under 15 1,688 12.9% 93,437 12.9%

15-24 1,922 14.7% 90,343 12.5%

25-34 4,220 32.2% 226,876 31.3%

35-54 3,430 26.2% 197,665 27.3%

55-64 936 7.1% 57,017 7.9%

65 and older 906 6.9% 59,733 8.2%

Total 13,102 100% 725,071 100



















No or Nil Income 221 3.6% 7,829 2.3%

Under A$400 567 9.3% 25,721 7.4%

A$400-799 936 15.3% 48,789 14.1%

A$800-1499 1,770 29.0% 85,961 24.8%

A$1500-2499 1,316 21.5% 72,099 20.8%

A$2500-3999 786 12.9% 63,378 18.3%

A$4000 and over 114 1.9% 14,794 4.3%

Other* 399 6.5% 27,820 8.0%




Managers 666 9.1% 57,099 13.3%

Professionals 2,667 36.3% 138,083 32.2%




Sales Workers 629 8.6% 36,037 8.4%


Labourers 458 6.2% 27,255 6.4%









South-East Asia 1,019 7.9% 53,404 7.5%

North-East Asia 4,615 36.0% 96,166 13.5%


Americas 206 1.6% 21,248 3.0%




Sub Market Meadowbank/Epping Greater Sydney


Battler 68.8% 29.0%




Time Series Profile

There has been an overall increase in population across the census periods with the highest gains in the 25-34 age cohorts, from 26.2% in 2006 to 32.2% in 2011 (see Table 68). There was a slight increase in unemployment across the census periods, rising from 7.9% to 8.6%, however the participation rate increased from 61.4% to 72.1% (see Table 69).

The proportion of one family households showed the largest gains, rising from 52.8% to 59.2% of households across the census period. The absolute number of lone person households increased from 2006 to 2011, however declined in relative share during this time (see Table 70). The tenure of dwellings showed an increase in the proportion of households purchasing their dwelling from 17.9% to 21.9%.



2006 2011

Under 15 1,308 12.7% 1,688 12.9%

15-24 1,864 18.1% 1,922 14.7%

25-34 2,695 26.2% 4,220 32.2%

35-54 2,894 28.2% 3,430 26.2%

55-64 632 6.2% 936 7.1%

65 and older 881 8.6% 906 6.9%



2006 2011

Employed 5,061 92.1% 7,344 91.4%

Unemployed 437 7.9% 687 8.6%



2006 2011






2006 2011

Owned outright 764 16.9% 892 14.7%

Purchasing 809 17.9% 1,331 21.9%





The strata scheme profile shows that 58% of all strata schemes in the case study area are between 6 and 20 lots in size and approximately 53% of all units are in schemes larger than 20 lots in size (see Table 72). More than half of the volume of units, as shown in Table 73 and Figure 20, were registered prior to 1980. While the number of schemes registered during the 1990s and 2000s are comparable, 54 compared to 58, the number of units registered was approximately three times higher in the 2000s, suggesting an increase in the average size of schemes.

Table 72 Strata Scheme SizeStrata Scheme Size


Schemes 36 68 117 186 96 11 4 518

Lots 72 256 934 2,666 2,770 730 996 8,424


1961-69 1970-79 1980-89 1990-99 2000-09 2010-2013 Total

Schemes 96 158 103 54 58 13 482

Lots 1,829 2,453 1,350 665 1,794 261 8,352


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Strata Sales

Strata sales in the Meadowbank/Epping areas are broadly consistent with Greater Sydney median values of the same period. Stratification of sales by scheme registration date reveals that, like Greater Sydney, the lowest values are achieved for stock registered in the 1970s, while the stock registered during the 1990s displayed the greatest variability in prices.


Year 2009 2011 2013

Lower Quartile $350,000 $385,000 $428,750

Median $405,000 $438,000 $500,000

Upper Quartile $515,000 $512,000 $591,250






Lower Quartile $445,000 $392,125 $401,250 $438,000 $469,250 $615,000

Median $510,000 $458,750 $489,000 $559,000 $568,000 $666,000

Upper Quartile $571,250 $507,250 $593,250 $716,000 $663,750 $820,000

N 82 128 68 25 92 23

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Termination

Only three strata schemes have been terminated in the area (see Table 76). Both of the 2-lot schemes listed in the table below are semi-detached houses that, according the cadastral land parcel boundaries, are now titled on individual land parcels. The third cancelled scheme, at 26 High St, is a series of single story retail/commercial premises with open air car parking at the rear. The database used to profile current strata schemes only includes schemes with a residential component and therefore cannot be used to identify the current status of the land. A search of LPI’s online mapping services lists the lot as a deposited plan, indicating that it is no longer strata titled.



26 HIGH ST 4 10/02/1981 3 WYRALLA AVE 2 27/01/1994 8/03/2013 19

2 EDGAR ST 2 11/05/1988 1/03/2014 26



26 HIGH ST Commercial premises, no longer strata

3 WYRALLA AVE Semi-detached houses, no longer strata

2 EDGAR ST Semi-detached houses, no longer strata

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Mosman

Figure 23 Location of strata lots in the Mosman case study location

Mosman is located on the north side of Sydney Harbour and is one of Sydney’s higher value locations. There are strata title blocks scattered across this area however much of it is concentrated along the Spit Road and Military Road corridors.

Dwelling Profile

Higher density units account for 62.6% of the total dwelling stock in the Mosman case study area. The owner occupation rate of flats, units and apartments in this area is 35.7% compared to 31.4% for Greater Sydney. The investor owner profile is similar to that of Sydney (63.5% compared to 61.7%). 12% higher density dwellings in Mosman were unoccupied compared with 8.9% for Greater Sydney, the highest of the case study locations.


Mosman Greater Sydney






Owner outright 821 21.0% 59,377 12.7%

Owned with a mortgage 573 14.7% 87,876 18.7%

Private rental 1,560 39.9% 199,133 42.5%

Social housing 31 0.8% 32,272 6.9%


Unoccupied 468 12.0% 41,843 8.9%

Total 3,909 100% 468,944 100%

Investment Housing* 2,484 63.5% 289,419 61.7% * Includes Private rental, Other tenures and Unoccupied categories

Community Profile

The age profile of Mosman demonstrates an older population, with higher representation in the 25 and over age cohorts and lower proportions of people aged under 24 years old (15.8% compared to 25.4% for Sydney, see Table 80). The lower proportion of younger people is reflected in household composition, with family households with children accounting for 19.1% of dwellings compared with 28% in Greater Sydney. The proportion of lone person households is also higher in this area, being 47.3% compared to 34.4% across Sydney.

The unemployment rate for people living in higher density housing in Mosman is 3.8%, which is significantly lower than that for people in higher density housing across Greater Sydney. The share of full time employment and labour force participation rates are also higher than the Sydney average, which is reflected in both income and occupation profiles for the area. 33.5% of dwellings have weekly household incomes of over $2,500 compared with 22.6% in Greater Sydney. Managerial and Professional occupations account for 56.5% of persons employed compared with 45.5% across Sydney.

The country of birth profile shows that 59.7% of the population list Oceania as place of birth and 15.5% list North-West Europe. All other countries of birth are underrepresented when compared to the broader Sydney region.

The sub-market profile highlights the relatively high socio-economic status of the area with no SA1s being characterised as ‘Battler’, while 20% are characterised as ‘Economically Engaged’ and 52% ‘Residentially Retired’ (see Table 86).




Under 15 453 8.8% 93,437 12.9%

15-24 361 7.0% 90,343 12.5%

25-34 1,257 24.4% 226,876 31.3%

35-54 1,556 30.2% 197,665 27.3%

55-64 539 10.4% 57,017 7.9%

65 and older 992 19.2% 59,733 8.2%

Total 5,158 100% 725,071 100



Family Households (with Children) 551 19.1% 95,453 28.0%

Family Households (without Children) 824 28.6% 93,184 27.3%

Multiple Family Households - 0.0% 3,265 1.0%







Employed – Part Time* 735 22.1% 99,261 21.7%







No or Nil Income 24 0.8% 7,829 2.3%

Under A$400 193 6.5% 25,721 7.4%

A$400-799 335 11.3% 48,789 14.1%

A$800-1499 640 21.5% 85,961 24.8%

A$1500-2499 539 18.1% 72,099 20.8%

A$2500-3999 784 26.4% 63,378 18.3%

A$4000 and over 210 7.1% 14,794 4.3%

Other* 245 8.2% 27,820 8.0%




Managers 666 20.6% 57,099 13.3%

Professionals 1,161 35.9% 138,083 32.2%




Sales Workers 268 8.3% 36,037 8.4%


Labourers 84 2.6% 27,255 6.4%









South-East Asia 148 2.9% 53,404 7.5%

North-East Asia 274 5.4% 96,166 13.5%


Americas 229 4.5% 21,248 3.0%




Sub Market Mosman Greater Sydney


Battler 0.0% 29.0%




Time Series Profile

The time series data suggests some subtle population transitions occurring within the area. There has been a slight increase in the under 15 age category while there has been a decline in relative share of the 25-34 cohort and increase in the 35-54 cohort. This is also reflected in an increase in the proportion of one family households from 42% in 2006 to 47.6% in 2011.

Labour force participation increased across the census period and unemployment rose from 3.1% in 2006 to 3.8% in 2011. Owner occupation rates rose slightly across the census period from 44.6% to 47.1%.



2006 2011

Under 15 409 7.8% 453 8.8%

15-24 354 6.7% 361 7.0%

25-34 1,428 27.2% 1,257 24.4%

35-54 1,399 26.6% 1,556 30.2%

55-64 633 12.1% 539 10.4%

65 and older 1,029 19.6% 992 19.2%



2006 2011

Employed 3,020 96.9% 3,202 96.2%

Unemployed 96 3.1% 126 3.8%



2006 2011


Multi family Household 6 0.2% - -




2006 2011

Owned outright 809 28.5% 818 27.8%

Purchasing 457 16.1% 569 19.3%





Approximately 67% of all schemes in the Mosman area are fewer than 10 lots in size. 76% of schemes with 3 or more lots in size were registered prior to 1990, with only 8 new schemes being registered since 2000.



Schemes 88 119 105 82 63 7 2 466

Lots 176 476 795 1,156 1,859 486 232 5,180


1961-69 1970-79 1980-89 1990-99 2000-09 2010-2013 Total

Schemes 115 76 65 65 49 8 378

Lots 2,478 638 505 679 625 79 5,004


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Strata Sales

The median sale values in Mosman were the highest of all the case study locations and also displayed the greatest distribution of values. The 2013 sales showed that there was a difference of $450,000 between the lowest quartile and upper quartile sales. The median value of recently registered stock, at $1.2 million, was more than double the median unit price for the Greater Sydney Region, and double the median unit prices of a block registered during the 1980s in the Mosman area. This suggests that there is substantial value uplift potential between new and old stock in this area.


Year 2009 2011 2013

Lower Quartile $450,000 $451,125 $550,000

Median $566,000 $582,000 $720,000

Upper Quartile $785,000 $846,250 $1,000,000






Lower Quartile $538,750 $573,000 $293,750 $700,000 $545,000 $1,062,500

Median $635,000 $810,000 $635,000 $1,022,500 $813,750 $1,200,000

Upper Quartile $792,500 $1,215,000 $798,250 $1,287,500 $1,368,750 $1,575,000

N 102 34 26 32 46 13

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Termination

There were 11 schemes that have been terminated in the Mosman area. Six of these schemes were two lots in size and two of these schemes were re-registered as two lot schemes. Excluding those land parcels that are no longer strata schemes, a total of 30 lots were cancelled and replaced with 63 new lots. Many of these can be attributed to a development at 5 Mandolong Road, Mosman, which forms part of the town centre precinct.



4 MORUBEN RD 2 19/11/1981 2/03/2005 23

7 ARBUTUS ST 5 11/11/1982 27/09/2006 24

5 MANDOLONG RD 9 29/05/1978 13/12/2013 36

1 BELMONT RD 3 5/12/1978 22/05/2004 25

246 RAGLAN ST 2 6/01/1977 15/02/2007 30

67 MANDOLONG RD 4 4/11/1977 21/11/2006 29

51 MUSTON ST 2 27/08/1985 8/08/2009 24

63 MUSTON ST 2 19/09/1980 5/11/2009 29

139 RAGLAN ST 2 22/02/1984 23/07/2003 19

8 PUNCH ST 2 18/12/1964 21/11/2007 43

65 THE ESPLANADE 8 1/11/1983 9/11/2007 24

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4 MORUBEN RD 2 4/03/2005

7 ARBUTUS ST - No longer strata

5 MANDOLONG RD 35 16/12/2013 Mixed used, retail ground floor.

1 BELMONT RD 6 25/05/2004

246 RAGLAN ST - No longer strata

67 MANDOLONG RD 4 21/11/2006

51 MUSTON ST - No longer strata

63 MUSTON ST 2 29/04/2010

139 RAGLAN ST - No longer strata

8 PUNCH ST 10 21/11/2007

65 THE ESPLANADE 4 25/05/2009


North Parramatta Profile

Figure 27 Location of strata lots in North Parramatta

North Parramatta is approximately 20 kilometres west of the Sydney CBD and forms the northern extension of Sydney’s second largest employment node after central Sydney. Strata titled land accounts for a large proportion of the area, as indicated in Figure 27.

Dwelling Profile

The concentration of strata in the North Parramatta area is reflected in the dwelling profile, with 91.3% of all dwellings being higher density units. The owner occupier rates of these dwellings (31.9%) are broadly similar to Greater Sydney (31.4%) although the proportion owned outright is lower (8% compared to 12.7%). There are some small variations in other tenures in North Parramatta when compared to Sydney, however the investor owner mix is only marginally higher (63.5% compared with 61.7%).


North Parramatta Greater Sydney


4,590 91.3% 438 8.7% 427,110 26.8% 1,165,511 73.2% Note: Includes dwellings in all tenure and landlord categories




Owner outright 397 8.0% 59,377 12.7%


Private rental 2,392 48.2% 199,133 42.5%

Social housing 228 4.6% 32,272 6.9%


Unoccupied 375 7.6% 41,843 8.9%

Total 4,965 100% 468,944 100%


Community Profile

The age profile (Table 99) for North Parramatta shows a higher representation in the under 15 and 25-34 age cohorts compared to the Greater Sydney average. These ages are reflected in a higher proportion of households with children compared to Sydney average, 35% compared to 28% respectively, and a lower proportion of lone person households. However lone person households still account for the second largest grouping, making up a 30.2% of all households.

Unemployment rates are marginally higher (6.6%) than the Greater Sydney average (6%), however participation rates are also higher, 76.9% compared to 73.7%. Income distribution shows that there is a higher concentration of households in the middle income categories ($800 to $2,499 per week) and lower representation in both the low and high income bands (see Table 102).

Country of birth (Table 104) reveals a profile similar to the Sydney average with 42.6% of persons born in the Oceania region, compared to 48.1% across Sydney. The main difference is a higher representation of people born in Southern and Central Asia (18.9%) when compared with Greater Sydney (9.8%).

While the sub-market profile indicates a higher proportion of SA1s in the ‘Economically Engaged’ category compared with broader Sydney, 70% of SA1s were in the ‘Battler’ category compared with 29% for Sydney.



Under 15 1,274 14.5% 93,437 12.9%

15-24 1,099 12.5% 90,343 12.5%

25-34 2,928 33.3% 226,876 31.3%

35-54 2,448 27.8% 197,665 27.3%

55-64 657 7.5% 57,017 7.9%

65 and older 397 4.5% 59,733 8.2%

Total 8,803 100% 725,071 100



















No or Nil Income 55 1.4% 7,829 2.3%

Under A$400 210 5.3% 25,721 7.4%

A$400-799 546 13.7% 48,789 14.1%

A$800-1499 1,294 32.4% 85,961 24.8%

A$1500-2499 998 25.0% 72,099 20.8%

A$2500-3999 569 14.2% 63,378 18.3%

A$4000 and over 51 1.3% 14,794 4.3%

Other* 274 6.9% 27,820 8.0%





Managers 503 9.6% 57,099 13.3%

Professionals 1,578 30.0% 138,083 32.2%




Sales Workers 383 7.3% 36,037 8.4%


Labourers 365 6.9% 27,255 6.4%








South-East Asia 566 6.6% 53,404 7.5%

North-East Asia 1,180 13.7% 96,166 13.5%


Americas 199 2.3% 21,248 3.0%




Sub Market North Parramatta Greater Sydney


Battler 70.4% 29.0%





Time Series Profile

Over the 2006 and 2011 census period the proportion of people aged 15-24 showed a decline, which was matched by an increase in the 25-34 age cohort. Unemployment in the area declined between 2006 and 2011 in conjunction with a rise in labour force participation, changing from 65.8% in 2006 to 76.9% in 2011.

There were two major changes in household profile between 2006 and 2011. First the proportion of one family households rose from 54.5% to 61.7%, which was matched by a decline in the proportion of lone person households from 37.6% to 30.2%. Second there was an increase in the proportion of owner occupiers (33.1% to 39.8%) and a decrease in the proportion of private renters (66.9% to 60.2%).


2006 2011

Under 15 1,068 14.2% 1,274 14.5%

15-24 1,202 16.0% 1,099 12.5%

25-34 2,258 30.0% 2,928 33.3%

35-54 2,191 29.1% 2,448 27.8%

55-64 453 6.0% 657 7.5%

65 and older 355 4.7% 397 4.5%



2006 2011

Employed 3,911 92.2% 5,280 93.4%

Unemployed 330 7.8% 375 6.6%



2006 2011







2006 2011

Owned outright 274 8.7% 393 9.9%

Purchasing 773 24.4% 1,190 29.9%




The strata profile for North Parramatta shows a predominance of smaller schemes with 59% of schemes consisting of up to 10 lots. In unit terms, however, schemes between 11 and 50 lots account for approximately half of all strata dwellings in the area.

The age profile of strata schemes demonstrates a mix of ages with a spread of registrations from 1970 to 2009. With the exception of the 1980s, the volume of units registered across the four decades was broadly similar, see Table 111. When broken down to five year time periods, the number of units registered shows a more cyclical pattern that is consistent with that of Greater Sydney.



Schemes 4 49 162 96 41 8 3 363

Lots 8 214 1,264 1,372 1,308 525 450 5,141


1961-69 1970-79 1980-89 1990-99 2000-09 2010-2013 Total

Schemes 6 87 62 120 68 16 359

Lots 148 1,200 852 1,287 1,137 509 5,133



Strata Sales

Median sale values in North Parramatta are marginally higher than the Sydney median. Sale values increased with registration date, with recently registered schemes achieving median sales more than $100,000 above the median across all stock in the same period.


Year 2009 2011 2013

Lower Quartile $295,000 $330,000 $375,000

Median $327,000 $364,500 $421,200

Upper Quartile $390,750 $427,375 $485,000


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North Parramatta Sydney Metro



Table 113 Strata unit sales for 2013 by scheme registration date (Valuer General database)



Lower Quartile $299,000 $330,000 $370,000 $385,000 $390,000 $498,750

Median $316,000 $363,500 $389,250 $435,000 $425,000 $571,200

Upper Quartile $337,125 $399,618 $425,000 $477,250 $470,000 $599,550

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Figure 30 Distribution of strata unit sales for 2013 by scheme registration date (Valuer General database)

Termination

No strata schemes have been identified as having been terminated in the North Parramatta area. It is important to note, however, that data issues identified in the Terminated Strata Scheme section in the Greater Sydney profile on page 20 of the interim report mean that it cannot be definitely stated that no strata schemes have been terminated in this area.

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