Urbis Outlook Ryde

RYDE MARKET OUTLOOK

ARTISTS IMPRESSION, INDICATIVE ONLY —

1300 080 080 PUTNEYHILL.COM.AU VISIT THE SALES CENTRE 78 LARDELLI DRIVE, RYDE ENTER VIA 59 CHARLES STREET OPEN DAILY 10AM - 5PM

OUTLOOK

AUGUST 2015

RYDE

A CONTEXT ON BUSINESS, CULTURE, LIFESTYLE AND RESIDENTIAL

THE WESTCONNEX M4 EAST EXTENSION

A VIBRANT SHOPPING, DINING AND SOCIAL DESTINATION

LOCATION

B

INFRASTRUCTURE INVESTMENT

C

EMPLOYMENT GROWTH

Local amenity including considerable recreational areas. / PG02 2YDEÒISÒWELLÒPOSITIONEDÒTOÒBENEµTÒFROMÒ ALREADYÒESTABLISHEDÒINFRASTRUCTURE Ò Ò0' ÒÒ The Ryde LGA has emerging employment nodes with over 25,000 new jobs ANTICIPATEDÒBYÒ Ò Ò0'

D POPULATION GROWTH

Ryde is located approximately 11km north west of the Sydney CBD

IMPROVED CONNECTIVITY TO THE CITY AND AIRPORT

A

The Ryde LGA is projected to grow by

Ã’OVERÃ’THEÃ’NEXTÃ’ Ã’YEARS Ã’ Ã’0'

E

SALES PRICE GROWTH

F

RENTAL GROWTH

1

POP

-EDIANÃ’APARTMENTÃ’PRICEÃ’GROWTHÃ’OFÃ’ Ã’ in the last 12 months. / pg06 Median two bedroom apartment rents HAVEÃ’RECORDEDÃ’AVERAGEÃ’ANNUALÃ’GROWTHÃ’OFÃ’ Ã’INÃ’THEÃ’LASTÃ’DECADE Ã’ Ã’0'

A SPORTING, CULTURAL AND LEISURE PRECINCT – COMMERCIAL DEVELOPMENT AND EXTENSIVE PARKLANDS

SYDNEY OLYMPIC PARK

2

INF

3

EMP

The Ryde LGA accommodates all three of the Urbis economics and research fundamentals that make a sustainable suburb – Population, Infrastructure and Employment.

TOP RYDE CITY SHOPPING CENTRE

ACCESSIBILITY & WALKABILITY

NORTH SYDNEY CBD

Rhodes Waterside Shopping Centre

2

Gladesville Shopping Village

3

Birkenhead Point Outlet Centre

4

Sydney Olympic Park

5

Top Ryde

6

Macquarie Centre

7

Putney Public School

8

St Charles Catholic Primary School

9

Holy Cross College Ryde

10

Ryde Secondary College

11

St Joseph’s College

12

Ryde Aquatic Leisure Centre

13

Gladesville Hospital

14

Cabarita Swimming Centre

15

Tyagarah Park

16

Bremner Park

17

Morrison Bay park

18

Boronia Park Ovals

19

Peel Park

20

Bill Mitchell Park

21

Cabarita Park

20

9

MACQUARIE PARK (15 MIN)

RIA TO VIC

Parks & Recreation

10

Bus stop Airport 6

12 MINS

5

4 MINS

Ryde is located approximately 11km north west of the Sydney CBD and forms part of the Ryde Local Government Area (LGA).

2

URBIS RYDE MARKET OUTLOOK © URBIS.COM.AU

12 1 2

8 AD

1

RO

Health

Education

Retail & Entertainment

Key Legend

SYDNEY CBD

3

11

2

13 21

14

18 19

17

16 15 7

10 MINS 1 PARRAMATTA (15 MIN)

The region boasts new residential development that is within close proximity to recreational areas and water side amenities (Parramatta River to the south), as well as shopping precincts, hospitals, schools and employment.

4HEÒREGIONÒALSOÒPROVIDESÒSIGNIµCANTÒEMPLOYMENTÒNODESÒ including the North Ryde and Macquarie Park Commercial

15 MINS 4

and Business Precinct, Gladesville Industrial Precinct, Top Ryde, Meadowbank and Sydney Olympic Park. Lane Cove Road provides the area with accessibility to the M2 and M4 motorways, and in turn these motorways connect residents to other areas throughout Sydney.

URBIS RYDE MARKET OUTLOOK © URBIS.COM.AU

3

INFRASTRUCTURE & EMPLOYMENT

Ryde LGA is expected to provide upward of 25,000 new jobs by 2031

FORECAST EMPLOYMENT

INFRASTRUCTURE

The Ryde LGA boasts several major employment precincts that are projected TOÒRECORDÒSIGNIµCANTÒGROWTHÒOVERÒTHEÒNEXTÒ ÒYEARS Ò4HEÒCOMBINATIONÒOFÒTHESEÒ employment nodes equates to approximately 25,595 new jobs by 2031.

Employment within the LGA is projected to rise by around 30% by 2031.

In addition to the 10,150 new jobs anticipated within the Macquarie Park Precinct by 2031, improved transport links will make the area more accessible TOÃ’AÃ’NUMBERÃ’OFÃ’KEYÃ’EMPLOYMENTÃ’NODESÃ’ANDÃ’THEÃ’LOCALÃ’AREAÃ’MOREÃ’ATTRACTIVEÃ’TOÃ’ PROFESSIONALÃ’WORKERS

RYDE LGA

OTHER MAJOR CENTRES

North Ryde Commercial and Business Precinct

Sydney Olympic Park

2011 CURRENT 2031 FORECAST NEW JOBS

8,660 11,362 2,702

Macquarie Park Commercial and Business Precinct 2011 CURRENT 2031 FORECAST NEW JOBS

37,125 47,275 10,150

Gladesville Industrial Precinct 2011 CURRENT 2031 FORECAST NEW JOBS

2,041 2,619 578

Top Ryde 2011 CURRENT 2031 FORECAST NEW JOBS

2,603 3,448 845

Meadowbank 2011 CURRENT 2031 FORECAST NEW JOBS

1,968 2,561 593

Elsewhere in the LGA 2011 CURRENT 2031 FORECAST NEW JOBS

31,981 42,708 10,727

RYDE LGA TOTAL 2011 CURRENT 2031 FORECAST NEW JOBS

4

2011 CURRENT 2031 FORECAST NEW JOBS

NORTH WEST RAIL LINK ($8.3 BILLION) Proposed Completion 2019 The North West Rail Link is currently Australia’s LARGESTÒPUBLICÒTRANSPORTÒINFRASTRUCTUREÒPROJECTÒANDÒ AÒPRIORITYÒRAILÒPROJECTÒFORÒTHEÒ.37Ò'OVERNMENT Ò 7HENÒCOMPLETED ÒTHEÒRAILÒLINKÒWILLÒBEÒTHEÒµRSTÒ FULLY AUTOMATEDÒRAPIDÒTRANSITÒRAILÒSYSTEMÒINÒ Australia, delivering eight new railway stations and 4,000 commuter car parking spaces to Sydney’s growing North West and is estimated to cost $8.3 billion.

14,676 22,236 7,560

WESTCONNEX M4 EAST EXTENSION (OVER $10 BILLION) Proposed Completion 2019

Parramatta CBD 2011 CURRENT 2031 FORECAST NEW JOBS

46,589 65,522 18,933

#ONSTRUCTIONÃ’OFÃ’AÃ’NEWÃ’MOTORWAYÃ’TUNNELÃ’TOÃ’ connect existing M4 to City and Airport.

Port Botany 2011 CURRENT 2031 FORECAST NEW JOBS

WESTCONNEX M5 EAST DUPLICATION

12,684 16,342 3,658

(OVER $10 BILLION) Proposed Completion 2019

Sydney CBD 2011 CURRENT 2031 FORECAST NEW JOBS

313,945 404,346 90,401

Source: NSW Bureau of Transport Statistics (2014)

$UPLICATIONÃ’OFÃ’EXISTINGÃ’MOTORWAYÃ’TUNNELÃ’TOÃ’ increase capacity to the City and Airport.

PARRAMATTA LIGHT RAIL PROPOSAL To accommodate the growing Parramatta CBD Potentially will connect Westmead health PRECINCT Ã’0ARRAMATTAÃ’#"$ Ã’5NIVERSITYÃ’OFÃ’7ESTERNÃ’ Sydney at Rydalmere, Eastwood town centre and Macquarie Park.

PARRAMATTA URBANGROWTH PROJECT Continued effect from WestConnex The project aims to create a mixed use precinct INÒ0ARRAMATTAÒ.ORTH ÒASÒWELLÒASÒTHEÒREFURBISHMENTÒ OFÒ#UMBERLANDÒ(OSPITAL Ò0ARRAMATTAÒ3TADIUM Ò Parramatta Park and the Old King’s School site.

TOP RYDE CITY

84,378 109,973 25,595

URBIS RYDE MARKET OUTLOOK © URBIS.COM.AU

Redevelopment Completed in 2010.

SYDNEY OLYMPIC PARK Existing Infrastructure that will continue to grow as a major event hub and business destination.

DEMOGRAPHICS

4HEÒ2YDEÒ,'!ÒHASÒAÒSIGNI¾CANTÒWHITEÒCOLLARÒLABOURÒFORCE Ò COMPRISINGÒ ÒOFÒEMPLOYEDÒRESIDENTS ÒWHICHÒISÒABOVEÒTHEÒ 3YDNEYÒAVERAGEÒ Ò4HISÒINCLUDESÒAÒHIGHÒPROPORTIONÒOFÒ MANAGERSÒANDÒPROFESSIONALS ÒACCOUNTINGÒFORÒAPPROXIMATELYÒ ÒOFÒWORKERS 4HEÒWELL EDUCATEDÒANDÒPROFESSIONALÒWORKFORCEÒISÒREšECTEDÒ BYÒAÒHIGHÒAVERAGEÒHOUSEHOLDÒINCOMEÒINÒTHEÒ2YDEÒ,'!ÒOFÒ

Ă’ Ă’ABOVEĂ’THEĂ’3YDNEYĂ’AVERAGE

RYDE LGA POPULATION

200,000

3.5%

RYDE LGA ANNUAL GROWTH RATE SYDNEY ANNUAL GROWTH RATE

140,550

2.5%

128,650 120,000

117,400

108,700

2.0% 1.5%

80,000 1.0% 40,000

0.5% 0.0%

0 2011

2016

2021

2026

2031

Prepared by Urbis; Source NSW Planning and Environment (2014)

INDUSTRY RYDE LGA V. SYDNEY 7%

Labourers Machinery operators & Drivers

3%

SYDNEY RYDE LGA

6% 9% 9%

Sales Workers Clerical & Administrative Workers

The signiďŹ cant population growth and afuent white collar residents within the Ryde LGA represents a key demand driver for apartments in the area.

3.0%

153,000

160,000

AVERAGE ANNUAL GROWTH (%)

0OPULATIONĂ’FORECASTSĂ’DEVELOPEDĂ’BYĂ’5RBISĂ’BASEDĂ’ONĂ’.37Ă’ $EPARTMENTĂ’OFĂ’0LANNINGĂ’ANDĂ’%NVIRONMENTĂ’DATAĂ’PROJECTĂ’THEĂ’ POPULATIONĂ’OFĂ’2YDEĂ’,'!Ă’WILLĂ’GROWĂ’BYĂ’AROUNDĂ’ Ă’NEWĂ’ residents between 2011 and 2031, equating to growth INĂ’NEWĂ’RESIDENTSĂ’OFĂ’ Ă’PERĂ’ANNUM Ă’(OWEVER Ă’WHILEĂ’THEĂ’ PROJECTEDĂ’RATEĂ’OFĂ’POPULATIONĂ’GROWTHĂ’ISĂ’DECREASING Ă’ITĂ’ISĂ’ ABOVEĂ’THEĂ’PROJECTEDĂ’GROWTHĂ’RATEĂ’FORĂ’3YDNEY Ă’4HISĂ’PROJECTEDĂ’ POPULATIONĂ’GROWTHĂ’COMBINEDĂ’WITHĂ’LARGEĂ’SCALEĂ’INFRASTRUCTUREĂ’ SPENDINGĂ’BODEĂ’WELLĂ’FORĂ’CONTINUEDĂ’POPULATIONĂ’GROWTHĂ’INĂ’THEĂ’ Ryde LGA.

PROJECTED POPULATION GROWTH RYDE LGA V SYDNEY

POPULATION (NO.)

&ORĂ’THEĂ’PURPOSEĂ’OFĂ’THISĂ’PROÂľLE Ă’THEĂ’2YDEĂ’#ATCHMENTĂ’HASĂ’ BEENĂ’DEÂľNEDĂ’ASĂ’THEĂ’,OCALĂ’'OVERNMENTĂ’!REAĂ’ ,'! Ă’ OFĂ’2YDE Ă’

16% 17% 9% 8%

Community & Personal Service Workers Technicians & trades workers

12% 11% 26%

Professionals

32%

14% 14%

Managers 0%

5%

10%

15%

20%

25%

30%

35%

SHARE OF POPULATION (%)

Prepared by Urbis; Source ABS 2011 Census Data

WHO LIVES IN THE RYDE LGA?

!VERAGEĂ’!GEĂ’OFĂ’ Residents Employed as 0ROFESSIONALS Employed in White Collar Jobs Bachelor Degree or Higher

RYDE LGA

SYDNEY

38 years 32% 80% 33%

37 years 26% 74% 24%

Occupied Dwelling Owned Outright Average Household Income Household Income Above $130,000

33% 24% $96,032 $94,428 28% 26%

Prepared by Urbis; Source: ABS Census 2011

URBIS RYDE MARKET OUTLOOK Š URBIS.COM.AU

5

RESIDENTIAL MARKET

The Ryde LGA has historically recorded strong price growth for apartments

RYDE LGA HOUSE MARKET

NUMBER OF HOUSE SALES

2YDEÃ’,'!Ã’RECORDEDÃ’ Ã’HOUSEÃ’SALESÃ’INÃ’THEÃ’*UNEÃ’ Ã’HALFÃ’ YEARÃ’PERIOD Ã’Ã’!CTIVITYÃ’PEAKEDÃ’INÃ’ Ã’BEFOREÃ’DECLININGÃ’OVERÃ’ the next three years and then stabilising at around 900 transactions per year.

$1,600,000

1,400

$1,400,000

1,200

$1,200,000

1,000

$1,000,000

800

$800,000

600

$600,000

400

$400,000

200

$200,000

0

RYDE LGA APARTMENT MARKET

NUMBER OF APARTMENT SALES NUMBER OF SALES MEDIAN APARTMENT SALE PRICE

2,000

$700,000

1,800

$600,000

1,600 1,400

$500,000

1,200

$400,000

1,000 800

$300,000

600

$200,000

400

$100,000

200 0

1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015*

Data compiled by Cordell Connect indicates that there are an estimated 2,949 residential apartments proposed to be COMPLETEDÒINÒTHEÒ2YDEÒ,'!ÒOVERÒTHEÒNEXTÒµVEÒYEARS Ò*USTÒ over 1,000 apartments are anticipated to be completed in ÒALONEÒINDICATINGÒTHATÒTHEÒMAJORITYÒOFÒPROPOSEDÒSUPPLYÒ is in the construction stage.

0REPAREDÒBYÒ5RBIS Ò3OURCEÒ20Ò$ATAÒ Ò ÒµGURESÒRE¹ECTÒUPÒTOÒ*UNEÒ

SALES (NO.)

Apartment product within the Ryde LGA has historically SHOWNÒCONSISTENTÒANDÒCONµDENTÒPRICEÒGROWTHÒRECORDINGÒAÒ TENÒYEARÒMEDIANÒPRICEÒINCREASEÒOFÒ ÒPERÒCENTÒPERÒANNUM Ò 3HORTÒTERMÒGROWTHÒISÒALSOÒSTRONGÒWITHÒAÒµGUREÒOFÒ ÒPERÒ cent recorded in the twelve months to December 2014.

5.2%

5.0%

KNOWN FUTURE APARTMENT DEVELOPMENT IN RYDE LGA

2,949 TOTAL FUTURE APARTMENT

1,125 611

252

2016

2017

Prepared by Urbis; Source RP Data

1 YEAR GROWTH

Prepared by Urbis; Source RP Data

6

URBIS RYDE MARKET OUTLOOK © URBIS.COM.AU

5 YEAR GROWTH

756

205

5.4% 2015

APARTMENT

0

0REPAREDÒBYÒ5RBIS Ò3OURCEÒ20Ò$ATAÒ Ò ÒµGURESÒRE¹ECTÒUPÒTOÒ*UNEÒ

The apartment market has recorded strong average price growth over the last decade, which has picked up SIGNIµCANTLYÒSINCEÒTHEÒENDÒOFÒTHEÒGLOBALÒµNANCIALÒCRISIS APARTMENT SALES PRICE GROWTH 2014

$0

10 YEAR GROWTH

2018

2019

MEDIAN SALES PRICE ($)

$URINGÃ’THEÃ’*UNEÃ’ Ã’HALFÃ’YEARÃ’PERIOD Ã’THEÃ’2YDEÃ’,'!Ã’ RECORDEDÃ’AÃ’MEDIANÃ’APARTMENTÃ’PRICEÃ’OFÃ’ Ã’ BASEDÃ’ on 349 settled transactions). Activity has generally remained relatively stable over the past 10 years with the LGA registering on average 1,400 transactions per year, indicating that new apartment stock has been readily absorbed.

1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015*

SALES (NO.)

1,600

MEDIAN SALES PRICE ($)

(OUSESÃ’RECORDEDÃ’AÃ’MEDIANÃ’SALESÃ’PRICEÃ’OFÃ’

ÒINÒ THEÒµRSTÒHALFÒOFÒ ÒRE¹ECTINGÒAVERAGEÒANNUALÒGROWTHÒOFÒ ÒPERÒANNUMÒOVERÒTHEÒLASTÒµVEÒYEARS Ò4HISÒFOLLOWEDÒAÒ µVEÒYEARÒPERIODÒOFÒSTABLEÒPRICESÒBETWEENÒ ÒANDÒ

NUMBER OF SALES MEDIAN HOUSE, SALE PRICE

RENTAL ANALYSIS

The Ryde LGA provides strong locational amenity as a more affordable price than comparable middle ring locations MEDIAN WEEKLY RENT GROWTH FOR 2 BEDROOM UNITS $500

RYDE LGA SYDNEY MIDDLE RING

MEDIAN PRICE ($)

$400

$300

Two bedroom apartments represent the major component OFÒRENTALÒAPARTMENTSÒINÒTHEÒ2YDEÒ,'! ÒRE¹ECTINGÒTHEÒ larger unit sizes in the area compared to most other areas THROUGHOUTÒ3YDNEY Ò4HEÒLARGERÒUNITÒSIZESÒRE¹ECTÒAÒPOINTÒOFÒ DIFFERENCEÒTOÒTHEÒWIDERÒAPARTMENTÒMARKETÒINÒ3YDNEYÒTHATÒISÒ attractive to a wider demographic. !CCORDINGÒTOÒTHEÒ.37Ò$EPARTMENTÒOFÒ(OUSING ÒTWOÒ bedroom apartments in the Ryde LGA registered an increase INÒMEDIANÒWEEKLYÒRENTÒOFÒ ÒOVERÒTHEÒ ÒMONTHSÒTOÒ March 2015.

$200

$100

$0 JUN-05 JUN-06 JUN-07 JUN-08 JUN-09 JUN-10 JUN-11 JUN-12 JUN-13 JUN-14

Prepared by Urbis; Source NSW Department of Housing Rent Data (2015)

Ryde LGA has recorded modest rent growth over the last decade

RENTING HOUSEHOLDS RYDE LGA

12,930

14,801

13,468

HOUSES

2001

HOUSES

HOUSES

2006

2011

Prepared by Urbis; Source ABS Census

MEDIAN WEEKLY RENTS FOR 2 BEDROOM UNITS RYDE LGA V BENCHMARKS

2

RYDE LGA

)NÃ’LINEÃ’WITHÃ’LOWERÃ’RENTS Ã’THEÃ’2YDEÃ’,'!Ã’HASÃ’ALSOÃ’OFFEREDÃ’ modest rental returns. RP Data Scorecards show that the catchment apartment market had an indicative gross rental YIELDÃ’OFÃ’ Ã’PERÃ’CENT Ã’FORÃ’THEÃ’ Ã’MONTHSÃ’TOÃ’-AYÃ’ Ã’ WHICHÃ’WASÃ’SLIGHTLYÃ’BELOWÃ’THEÃ’3YDNEYÃ’APARTMENTÃ’AVERAGEÃ’OFÃ’ Ã’PERÃ’CENT Ã’4HISÃ’ISÃ’REPRESENTATIVEÃ’OFÃ’AÃ’LOCATIONÃ’WITHÃ’STRONGÃ’ demand drivers.

RENTAL APARTMENT BY SIZE

$420

MARCH Q 2014

The Ryde LGA has primarily been an owner occupier MARKET Ã’(OWEVER Ã’THEÃ’NUMBERÃ’OFÃ’HOUSEHOLDSÃ’RENTINGÃ’INÃ’ THEÃ’,'!Ã’HASÃ’INCREASEDÃ’BYÃ’ Ã’OVERÃ’THEÃ’LASTÃ’DECADE

7.1% ANNUAL GROWTH

$455

MARCH Q 2015

1

SYDNEY MIDDLE RING

$455

MARCH Q 2014

5.1% ANNUAL GROWTH

$480

MARCH Q 2015

2

SYDNEY INNER RING

$630

MARCH Q 2014

$650

MARCH Q 2015

3.2%

3

RYDE LGA

SYDNEY

27% 65% 8%

25% 63% 12%

ANNUAL GROWTH

Prepared by Urbis; Source ABS 2011 Census Data

SYDNEY OUTER RING

MARCH Q 2014 MARCH Q 2015

$375 $390

4.0% ANNUAL GROWTH

Prepared by Urbis; Source NSW Department of Housing Rent Data (2015)

URBIS RYDE MARKET OUTLOOK © URBIS.COM.AU

7

Sydney Level 23, Darling Park Tower 2 201 Sussex Street Sydney NSW 2000 02 8233 9900 This publication is prepared on the instruction of Frasers Property Australia by Urbis for a fee. This publication is not an opinion or representation by or on behalf of Frasers Property Australia and Australand accepts no responsibility for the content of the publication and any reliance upon it. This report does not represent financial or investment advice as the publication involves projections and assumptions that can be affected by a number of unforseen variables, any investment decision must allow for the risk that, the accuracy of the forecasts may be affected by incorrect assumptions or by known or unknown risks and uncertainties. It must also be remembered that pastperformance is not a reliable indication of future performance. The information in the publication has been prepared without taking into account your financial situation or investment objectives. You should consider the appropriateness of the information in regards to your current financial situation or needs. Neither Urbis nor Frasers Property Australia accepts any responsibility for the accuracy or completeness of this publication for your personal circumstances and you should take independent advice before making any decision to invest. The information is current as at the date of publication August 2015 but subject to change without notice and Urbis and Frasers Property Australia are under no obligation to contact recipients of this report to update the information or correct any assumptions or inaccuracies which may prove to be incorrect at a later date so any matter of particular interest should be checked prior to any decision to invest. This publication is subject to copyright. Except as permitted under the Copyright Act 1968, no part of it may, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise) be reproduced, stored in a retrievals system or transmitted without prior permission. Enquiries should be addressed to the publisher, Urbis.

1300 080 080 PUTNEYHILL.COM.AU VISIT THE SALES CENTRE 78 LARDELLI DRIVE, RYDE ENTER VIA 59 CHARLES STREET OPEN DAILY 10AM - 5PM

1300 080 080 PUTNEYHILL.COM.AU ARTISTS IMPRESSION, INDICATIVE ONLY —