Planning Wars, Softer Prices & a Few Very Angry Golfers
Planning Wars, Softer Prices & a Few Very Angry Golfers
May has been one of those months where property stopped feeling like spreadsheets and started feeling personal again.
Yes, rates are high. Yes, Sydney prices have softened slightly. However, the real conversation this month has been around planning reform – and judging by the response online, people are deeply protective of what they feel is happening to their suburbs.
May has been one of those months where property stopped feeling like spreadsheets and started feeling personal again.
Yes, rates are high. Yes, Sydney prices have softened slightly. However, the real conversation this month has been around planning reform – and judging by the response online, people are deeply protective of what they feel is happening to their suburbs.
Home Delivered in Pyrmont
It always means a lot to represent a client, but the stakes feel a little higher when that client is also a friend. Helping them secure a beautiful home in Pyrmont was a real pleasure – such a great pocket of Sydney and, as a side note, you can already imagine how good it’ll look when Vivid lights up the harbour next year!
Home Delivered in Pyrmont
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The Mosman Planning Debate Absolutely Exploded
The Mosman Planning Debate Absolutely Exploded
This week, we released an Around the Block video on Mosman Councils proposed solutions to the LMR changes coming to the suburb, and honestly, the reaction surprised even us.
The video was reposted by Mosman Collective, eventually reaching around 50,000 people, and the comments quickly filled with passionate residents, concerned locals and plenty of frustrated onlookers.
The strongest sentiment was not even necessarily about density itself – it was about the feeling that the council’s ‘consultation process’ was ineffective from the beginning.
A lot of people felt the “have your say” process gave Council a convenient out. Residents submit feedback, the box gets ticked, and regardless of the outcome, Council can later point back and say the community was consulted.
That frustration came through very clearly.
This week, we released an Around the Block video on Mosman Councils proposed solutions to the LMR changes coming to the suburb, and honestly, the reaction surprised even us.
The video was reposted by Mosman Collective, eventually reaching around 50,000 people, and the comments quickly filled with passionate residents, concerned locals and plenty of frustrated onlookers.
The strongest sentiment was not even necessarily about density itself – it was about the feeling that the council’s ‘consultation process’ was ineffective from the beginning.
A lot of people felt the “have your say” process gave Council a convenient out. Residents submit feedback, the box gets ticked, and regardless of the outcome, Council can later point back and say the community was consulted.
That frustration came through very clearly.
For context, Mosman Council’s two Masterplan options proposed either:
- 3-20 storeys across 13% of Mosman, or
- 3-28 storeys across 9% of Mosman,
focused largely around Military Road, Spit Road and Spit Junction.
What has become obvious is that planning reform is no longer just a political issue or a council issue – it is now directly part of the property conversation.
Buyers are increasingly asking:
- What could eventually be built nearby?
- Could density impact privacy, traffic or outlook?
- Will future rezoning change the feel of the street entirely?
Those questions are becoming part of real due diligence now.
For context, Mosman Council’s two Masterplan options proposed either:
- 3-20 storeys across 13% of Mosman, or
- 3-28 storeys across 9% of Mosman,
focused largely around Military Road, Spit Road and Spit Junction.
What has become obvious is that planning reform is no longer just a political issue or a council issue – it is now directly part of the property conversation.
Buyers are increasingly asking:
- What could eventually be built nearby?
- Could density impact privacy, traffic or outlook?
- Will future rezoning change the feel of the street entirely?
Those questions are becoming part of real due diligence now.
Apparently I’m Also Responsible for Moore Park Golf Course
Apparently I’m Also Responsible for Moore Park Golf Course
Interestingly, this came only two weeks before the Mosman ATB – and we covered the proposed Moore Park Golf Course changes.
That one also struck a nerve – particularly with golfers.
Interestingly, this came only two weeks before the Mosman ATB – and we covered the proposed Moore Park Golf Course changes.
That one also struck a nerve – particularly with golfers.
The comments section quickly descended into outrage, disbelief and a surprising amount of abuse directed at me personally, as though I had shown up overnight with excavators and rezoning documents tucked under my arm.
Again, the reaction highlighted something important – people feel emotionally attached to these spaces, suburbs and local institutions. Whether it is golf courses, density changes or planning reform, these debates are becoming deeply personal for a lot of Sydneysiders.
Apartment Buyers Need to Read the Fine Print
The comments section quickly descended into outrage, disbelief and a surprising amount of abuse directed at me personally, as though I had shown up overnight with excavators and rezoning documents tucked under my arm.
Again, the reaction highlighted something important – people feel emotionally attached to these spaces, suburbs and local institutions. Whether it is golf courses, density changes or planning reform, these debates are becoming deeply personal for a lot of Sydneysiders.
Apartment Buyers Need to Read the Fine Print
One area where buyers should still be very careful is apartments.
Building Commission NSW’s latest research found 53% of buildings had serious defects, while only 36% of those defects were formally reported.
Before buying, it is worth properly reviewing:
- strata reports,
- defect history,
- waterproofing issues,
- fire safety notices,
- capital works funds, and
- the likelihood of future special levies.
The nicest kitchen in the world does not help much if the building itself has problems hiding underneath it.
Property Buying Is About to Become More Formal
Property Buying Is About to Become More Formal
Another change arriving quickly is the rollout of new AML/CTF obligations for real estate.
From 1 July 2026, buyer’s agents and real estate agents will need to conduct more formal checks around:
- identity,
- source of funds,
- beneficial ownership, and
- transaction risk.
In practical terms, buyers should expect more paperwork and more questions – particularly where trusts, companies, overseas funds or more complex ownership structures are involved.
For organised buyers, this should be fairly straightforward. For disorganised buyers, it could become a genuine delay point during negotiations or pre-exchange stages.
Final Thoughts
Another change arriving quickly is the rollout of new AML/CTF obligations for real estate.
From 1 July 2026, buyer’s agents and real estate agents will need to conduct more formal checks around:
- identity,
- source of funds,
- beneficial ownership, and
- transaction risk.
In practical terms, buyers should expect more paperwork and more questions – particularly where trusts, companies, overseas funds or more complex ownership structures are involved.
For organised buyers, this should be fairly straightforward. For disorganised buyers, it could become a genuine delay point during negotiations or pre-exchange stages.
Final Thoughts
People are fiercely protective of their suburbs. Buyers are more cautious. Planning changes are becoming front page conversation topics – and the gap between quality property and everything else feels wider than it did six months ago.
It is a really interesting market to watch unfold.
