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If you are talking new builds, it's the fees and charges, costs of permits, drawings, insurance etc, and GST on the build materials etc. Let us never forget the ever-disgraceful reality of Stamp Duty either. I look at our last exercise of building our current PPoR as a shocking example....the...

they should, but it's a bit hard when you have R/E agents all over the Country constantly telling folk that 5% is a good yield, and loads of donkeys believing it.