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Canberra unit investors should look for vendors reselling off-the-plan purchases at a loss, according to Herron Todd White.
Recent construction in Belconnen, Gungahlin and in the inner north and south regions means values have dropped from peak sales at the end of 2010.
“Vendors who are desperate to make a quick sale in current market conditions are generally struggling to get top dollar for their property,” Herron Todd White’s latest monthly report says.
“This presents opportunities for informed buyers, ideally with preapproval and a strong financial grounding to make below-market offers and snare a bargain.”
Those looking for long term capital growth are advised to seek inner city houses. Too many greenfield developments on the outer regions means the best value for money remains close to the city centre and on the Kingston foreshore.
Those looking for positively geared properties are advised to look at two and three bedroom townhouses in Belconnen, Gungahlin and Molonglo.
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Canberra investors should buy from exiting off the plan vendors

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A price bubble at the lower end of the Sydney market means Vaucluse is now the one of the only attractive suburb for first home buyers, according to Herron Todd White’s September review.
It says there is a boom across Sydney at the lower end of the market spurred on by low interest rates and tight supply, pushing prices into unsustainable levels with the rare exception of Vaucluse which has lower demand for the cheapest units.
“There have been some very recent two-bedroom, one-bathroom, car space unit sales in the $550,000 to $600,000 price range,” the report says.
“This is most likely due to the major demand in this suburb being exclusive family homes with unit demand far less. It may represent good buying, as it is inevitable that units in this area will eventually see strong growth due to the general popularity of the suburb.”
One other suburb flagged as not being inflated is Brookvale in Sydney’s Northern Beaches which it says is currently in oversupply following a spate of new construction.
“Although this has helped produce some relatively cheap buying options at the lower end, it does not bode well for future capital growth over the short/medium term.”
Those looking for short term capital growth are advised to look in the local government area of Holroyd, particularly in suburbs such as Pendle Hill and Wentworthville.
“In these suburbs you can still purchase a detached house on a decent sized block of land 28 kilometres from Sydney CBD and 7 kilometres from Parramatta and within close proximity to major arterial roads and train stations,” the report says.
“The larger sized blocks give the owners an option of a large backyard for the kids or provide developers with options to build a granny flat or land bank for future development if permitted by council.”
“The versatility of these dwellings will ensure it appeals to a wider variety of buyers resulting in higher potential for growth.”
Herron Todd White says there may be some relief for first home buyers as more properties come to market.
“The unique combination of historically low interest rates and severe lack of stock have created a real price bubble at this end of the market,” the report says.
“It has really compounded the difficulty to enter the market for this group of people. There may be a let up with increased supply come springtime and after the election, but for now it remains an extremely tight price point in the market.”


<hr>
<img style="float: left;" alt="JC-torso" height="200" width="145" src="/images/stories/2013/10/02/JC-torso.png"><a target="_blank" href="https://www.propertyobserver.com.au/news/grumpy-first-home-buyers-even-face-investor-competition-for-the-vaucluse-crumbs/2013100165413?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=jonathanchancellor'spropertyinsights"><img alt="JC-words" height="110" width="276" src="/images/stories/2013/10/02/JC-words.png"></a>
"The pinpointing of Vaucluse as an attractive option for first home buyers by the Herron Todd White valuation group was akin to looking outside the gift box a bit.
As the traditional FHB inner city stomping ground kicks along with high auction clearance rates and ensuing price growth, the message from the on-the-ground valuers was sometimes its pays to go to possibly less attractive alternatives before everyone else does.
And that needn't be to the cheaper suburbs, but in this case the virtual blueblood suburb of Vaucluse."
Read Jonathan Chancellor's full insight into how <a href="https://www.propertyobserver.com.au/news/grumpy-first-home-buyers-even-face-investor-competition-for-the-vaucluse-crumbs/2013100165413?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=jonathanchancellor'spropertyinsights" title="Grumpy first home buyers even face investor competition for the Vaucluse crumbs">grumpy first home buyers even face investor competition for the Vaucluse crumbs</a>.
 
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Sydney price bubble means Vaucluse advised for first home buyers: Herron Todd White

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Continuing our series of renovating for under $10,000 Paul Eslick from Reno Kings gives us his guide to maximising profit with minimum outlay.
He says it’s possible to add $100,000 of value to some properties for just $10,000, provided owners learn to do the work themselves.
In general though, Eslick says for every dollar he spends he aims for about a $5 return.
With enough care and an effort, Eslick says it can be possible to do all the following steps for just $10,000.
Paint
“Without a shadow of a doubt the best bang for buck is with paint. I’ve never meant a person who can’t paint and the results are fantastic. We like to start at the top and work down to the bottom. Painting from the outside gives it a lift. We love to increase the street appeal as it gives better value to the tenant who’s driving by, better value to the bank manager who knows where his money is going and more importantly better value for valuer who is doing the restricted assessment – ie a drive by.”
Fence
“Installation of a fence if it doesn’t have one. It’s the frame around the Mona Lisa. The reason the fence would be good value is security for the tenant if they have children and for their pets (in Australia we’re one of the highest pet-owning countries in the world).”
Landscaping
“Some light landscaping. Try and find access off the kitchen to have an area for the indoor-outdoor look. Go and do a paving course for free with Bunnings. Put a paving section in if it’s close to the ground or put in a small deck with a table that fits six people. Have an ABN number and go to the wholesale distributor and you cut out the middle man. Consider doing walkways with stone instead of concrete because you can do it yourself.”
Kitchen
“A quick way to add value to an old kitchen would be to buy laminate paint and paint the front of the doors and buy new handles. If the splashback is tiles, use tile paint and repaint the tiles at the back.”
“Get a good quality, marine grade stainless steel polish and polish the stainless steel sink.”
“Buy single flick mixers for the sink and install them.”
Bathroom
“I’ve seen too many people wasting money throwing out pink baths and odd coloured baths. Invest in Tub 'n' Tile and repaint the baths white.”
“Re-lift the existing tiles by using tile paint. You may paint a bathroom any colour providing it’s white. It will make it bigger brighter and cleaner.”
“Shower curtains and tenants do not mix. Pay the extra for a DIY laminated grass shower screen and install this instead.”
“An old daggy vanity can be replaced quite simply.”
Add an extra bedroom
“I’d look for a big open space in an AVJennings home and put in a $1000 home wall and convert it to a two bedroom house and add $50,000. You take an L shaped room where the dining room used to be, put a wall where the window is and you add a room.”
Window furnishings
“I like putting straight venetian blinds for my window furnishings. The cheap plastic ones seem to break so go up the next level.
Do it all yourself
“You have to be able to do all the work yourself. You can do courses, you can paint, you can do landscaping, building a wall inside is very easy though you may need help with plastering.”
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How to add $100,000 of value with a $10,000 renovation

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Professional renovator Belinda Grundy has seven top tips for the best ways to spend $10,000 to maximise return when renovating. While some of it involves direct cash spending some involves more of a change in thinking.
 
TIP One – Think like a buyer!
You have to disconnect yourself from the property and start looking at it from a buyer’s point of view. Walk through your home and inspect it like a house-hunter and take note of the things or areas you liked and disliked. This will give you an idea on the areas that you need to repair or change. Don’t think like an owner and change hats. This will save you some money.
TIP Two – Know your market.
Time to quiz your real estate agent. Ask them the type of buyer who will buy your home. Also, you have to ask your agent the type of buyers who buy homes in your neighborhood. The information you get will be very useful in deciding how you will charm these kinds of buyers to your home. As an example, if your home is suitable for retirees, then you should highlight the areas that you think most seniors would love to see. These are the parts of your home that you need to spend on to give your prospective buyers a ‘something to consider’ in their decision in buying your home.
TIP Three – The street appeal.
Make the exterior of your home a real ‘head-turner’.  You want to pull those buyers in. Give them the ‘love at first sight effect’. So how do we do this? Stand back and look at your property. You might paint the exterior of your home, pull out all the weeds, add some stones and neat and tidy plants – make your home look picture perfect even from afar.
Do not think that painting your home is costly. Actually, this is the best cost-cutting solution to make something old brand-new. So you want to budget your cash, right? This will really make your home appear well-maintained and even stand out.
TIP Four – WOW rooms.
Choose your room that you want to highlight and devote some of your budget to make this a WOW room. The WOW room is usually the room that made you buy the property. We want the buyers to feel an emotional buy in to this room. We want them to imagine themselves in that room spending their afternoon after a hard day’s work or with their children. For an investor, this room needs to be the room that they know the tenant will suit and love.
How do we create this WOW room? Easy – you can position your furniture to make the room look as large as possible. Make the room feel airy and spacious. Leave good walkways through the room so that people can move around easily.
Creating the WOW room need not be expensive. If you think your furniture seem outdated, you can always hire this in the weeks you need to present your home. Always remember that WOW rooms are about showing off, not overdoing it… and remember it is for your target market.
TIP Five – It’s the little things!
If you’re planning to change something in your home, like your door knobs or furniture, don’t just buy the first thing that you see in improvement stores. First, be mindful of the design you want. Then, you have to scour what’s available. You will be surprised to know that you can find the perfect items for your home at a cheaper price. 
Putting more effort in looking for anything that you need for your renovation can save you more dollars.  Some of my favourite and creative ways are exactly that, going with a contemporary theme of little things like changing fittings - for example tap ware accessories and door handles. 
You would be amazed that a spray of tiles in a 60s bathroom, fix any window furnishings and changing the furniture to replicas can work wonders, all for minimal dollars. A bathroom, for example, with a spray, glass shower screen and fittings could be $1,500
TIP Six – Declutter, clean, organise.
This is probably the simplest way to give your home the appeal it needs and could be free! Everyone wants to enter a home that is clean and neat. Make the floors sparkling clean, remember hygiene sells – doing this will catch the eye of anyone. It gives the impression that this house is really well maintained. If you want to get a cozy effect, aside from being clean, put some fresh flowers on the counter of your kitchen. The smell of fresh flowers gives a feeling of being cared for. Appeal is not only seen through the eyes. Stimulating the senses and allowing no clutter or mess distractions are other ways of putting more appeal to your home and allowing buyers to imagine themselves or their tenant there.
TIP Seven – Light it up!
Install new lights to brighten and open up your home. It’s quite attractive to see a home full of contemporary subtle lights as it gives us a welcoming and cared for impression. Install lights outside your home for the ‘drive-bys’, the entryway, the hallways, the living room – everywhere as much as possible. Having lights all around your home will help highlight the WOW rooms, your street appeal, and the cleanliness and size of your home.
Making your home the ‘beauty queen’ of the market is not costly at all. Just by knowing where to put your money to maximise your home appeal on the market can definitely save you dollars along with broadening your market appeal.
 
<hr>
 Belinda Grundy specialises in pre-sale property presentation. She has a <a href="https://www.propertystylingonline.com.au" target="_blank">DIY Sellers Property Styling Program</a> and an <a href="https://www.bgpropertystyling.com.au" target="_blank">in-home consultation service</a> in Sydney’s Northern Beaches.
 
 
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Belinda Grundy's seven pre-sale renovation tips

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The voting public believe online mortgage providers loans.com.au have the cheapest loans in Australia.
More than 28,000 customers of the mortgage comparison site Mozo.com.au voted  to award Loans.com.au the title of “Australia’s cheapest home loans”.
Loans.com.au has variable home loans rates from 4.49% (5.51% comparison rate).
Managing Director Marie Mortimer encouraged mortgage holders to switch lenders.
“We have interest rates on par with rates in Australia during the 1950s. These awards are always a good reminder for people to consider their loans and decide whether they are paying too much.”
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Loans.com.au has cheapest perceived cheapest loans

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Killcare on the Bouddi Peninsula north of Sydney is Australia’s highest yielding waterfront suburb for houses, according to Real Estate Investar.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2013/09/30/Highest-yielding-sept-30-big.jpg" title="Click to enlarge"><img src="/images/stories/2013/09/30/Highest-yielding-sept-30-small.jpg"></a>
With a median house price of $725,000 and a median house rent of $2,340, the suburb has a yield of 16.78% for houses.
House prices have dropped 8.81% in the past year while rents have increased 24.46%.
The yield applies to just three-bedroom houses.
Property Observer notes that properties renting at around $2,300 tend to be short term holiday rentals and may not represent year-round fully leased rents.
A three bedroom home at <a href="https://www.propertyobserver.com.au/https://www.raineandhorne.com.au/killcare/properties/178503">32 Araluen Drive</a> (pictured below) is listed for short term rent at $2,180 per week. It last sold in 2000 for $550,000, according to RP Data.
{yoogallery src=[images/stories/2013/09/30/kill]}
 
A four bedroom house at <a target="_blank" href="https://www.propertyobserver.com.au/https://www.raineandhorne.com.au/killcare/properties/178492">61 Grandview Crescent</a> (pictured below) is listed for short term rent at $3,600 per week. It hasn’t sold since 1992 when it went for $342,000.
{yoogallery src=[images/stories/2013/09/30/kill2]}
 
A three bedroom house at <a target="_blank" href="https://www.propertyobserver.com.au/https://www.raineandhorne.com.au/killcare/properties/178541">16 Macdonald Street</a> (pictured below) is listed for short term rent at $2,650 per week. It last sold for $1.95 million in 2005.
{yoogallery src=[images/stories/2013/09/30/kill3]}
 
And a three bedroom house at <a target="_blank" href="https://www.propertyobserver.com.au/https://www.raineandhorne.com.au/killcare/properties/178489">38 Grandview Crescent</a> (pictured below) is listed for short term rent at $1,930 per week. It last sold in 2000 for $595,000.
{yoogallery src=[images/stories/2013/09/30/kill4]}
 
Miami, a Gold Coast suburb, is the highest yielding waterfront suburb for units, according to Real Estate Investar.
Studios and one-bedroom apartments have a median price of $110,000 and a median rent of $270 per week giving a yield of 12.76%.
Unit prices fell 25.18% over the past year and rents grew 3.84%.
A two-bedroom unit at 2/84 Dawn Parade (pictured below) recently sold for $387,000. It was marketed for rent the next day at $415 per week giving a yield of 5.58%.
{yoogallery src=[images/stories/2013/09/30/mer]}
 
A one bedroom unit at 26/286 The Esplanade (pictured below) recently sold for $273,000 and was marketed for rent at $290 per week giving a yield of 5.52%.
{yoogallery src=[images/stories/2013/09/30/mi]}
 
In March a one bedroom unit at 35/286 The Esplanade (pictured below) sold for $215,000. In February last year it was listed for rent at $250 per week giving a yield of 6.05%.
{yoogallery src=[images/stories/2013/09/30/mi2]}
 
In December last year a one bedroom unit at 8/28 Chairlift Avenue (pictured below) sold for $230,000. Prior to that it was listed for rent at $340 per week giving a yield of 7.69%.
{yoogallery src=[images/stories/2013/09/30/nob]}
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The highest yielding waterfront suburbs identified

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Eastmark Holdings, a privately held Sydney-based company run by Jin Yong Park, says a proposed $400 million office tower will create a new centre in North Sydney.
The 30-level tower at 1 Denison Street will include 2000 square metres of retail space with a supermarket, restaurants and cafes.
It is a 45,720 square metres grade-A commercial building near Greenwood Plaza and the train station. It has a targeted 5 Star Green Star rating and a 5 Star NABERS rating.
CBRE and capital.z are marketing the property to potential tenants. IAG Insurance and Zurich Insurance Group are both interested, The Australian Financial Review reports.
“Denison Street is basically going to be reconfigured into a new public plaza, like a mini Martin Place,” CBRE director Ari Petrovs told The Australian Financial Review.
He says it will create a “a new heart” in North Sydney.
Average rents in the building will be around $640 per square metre.
Depending on leasing commitments it will be completed in late 2016 or early 2017.
"The office market in North Sydney has little to offer in the way of quality space to any major tenant wishing to relocate there," Derek Zillman of capital.z told The Australian.
"1 Denison will meet this need, and it has the ability to attract tenants from outside North Sydney."
It’s not the only office developer eyeing off North Sydney though. Leighton has plans to develop a 40,000 square metre, 30-level tower while Mirvac and Laing O'Rourke are marketing a proposed $400 million development.
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$400 million office tower in North Sydney to provide new urban centre: developer

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The Reserve Bank of Australia is warning property investors not to expect the sort of price growth that happened in previous booms.
It says people are exposing themselves to more risk in property investing, particularly within the self-managed super fund sector.
“It is important that those purchasing property maintain realistic expectations of future dwelling price growth; in contrast to the decades leading up to the crisis – when dwelling prices grew rapidly in response to disinflation and financial deregulation – long-run future growth in dwelling prices might be expected to be more in line with income growth,” the RBA writes in its Financial Stability Review.
It highlights New South Wales as a market particularly dominated by investors with 40% of home loans going to investors.
“The increase in investor activity has been associated with a recent pick-up in Sydney housing price growth and reports of sale prices exceeding price guidance and valuations by wide margins,” the report says.
It says increased speculation and borrowing by self-managed super funds for property investment presents risks not previously seen in Australia.
“One risk of the increase in property investment by SMSFs is that at least some of it is a new source of demand that could potentially exacerbate property price cycles. It also raises consumer protection concerns in the event SMSF members are exposed to greater financial risks than they envisage,” it says.
“There is also evidence that SMSFs have been a large part of the recent demand by retail investors for the non-common equity capital being issued by banks, as well as hybrid securities more generally.
These instruments attract a high yield as they combine features of debt and equity, and are also quite complex products that carry higher risk than more traditional debt securities.
It is therefore important that these risks are adequately communicated to, and understood by, the purchasers of these products”
There has been a rise in lending to SMSF by smaller lenders and mid-tier banks which is exposing the lenders to higher risks.
“The potential for a further increase in property gearing in SMSFs is a development that will be monitored closely by authorities for its implications both for risks to financial stability and consumer protection.”
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Don't expect price growth like previous booms: RBA

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The Victorian Government will buy almost every apartment in the Evo development in Parkville which will be surrounded by off-ramps from the East West Link.
Of the 158 off-the-plan investors in the building, a reported 156 have taken up Linking Melbourne Authority’s offer to buy their apartments before settlement.
The remaining two will either sell with 90 days of settlement or keep the apartments and apply for compensation later.
Those who accepted the plan now have to wait for the valuations of the apartments which are due by next Thursday.
The LMA says the valuations will be unaffected by the impending East West Link construction.
It is also in negotiations with the developer to buy the remaining 17 unsold apartments.
The buyback will reportedly cost somewhere in the vicinity of $90 million.
Buyers in the Pace Development Group had been demanding action from LMA after plans for the massive freeway development revealed the tower would <a href="https://www.propertyobserver.com.au/developments/doubt-cast-over-jardin-australand-parkville-project-but-evo-buyers-caught-in-east-west-link-plans/2013071663349">literally be surrounded by off-ramps</a> up to five-storeys high.
<img alt="evo-sept-26-one" height="276" width="470" src="/images/stories/2013/09/26/evo-sept-26-one.jpg">
Earlier this month <a href="https://www.propertyobserver.com.au/victoria/napthine-government-to-buy-east-west-link-affected-units/2013091164968">LMA offered buyers three compensatory options.</a>
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Almost every buyer in freeway affected Evo to sell to government in circa $90m deal

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The Western Australian governing is seeking expressions of interest for a 125 hectare residential development in Port Hedland in the Pilbara.
The Styles Road site is earmarked for a mix of single residential and medium density lots.
The site is next to the Pretty Pool residential estate and four minutes from the Port Hedland CBD
Regional Development and Lands Minister Brendon Grylls said the site provided a rare opportunity for a landmark development.
“It would allow a developer with vision to make their mark on the region,” Grylls said.
“Submissions can be made for all or part of the site and LandCorp will encourage innovative developers who want to build sustainable housing that works in the Pilbara’s climate.”
Other projects currently under way in Port Hedland include the Athol Street, Cooke Point Project; the Spoilbank Marina Precinct; the old hospital site; and the Pretty Pool residential development.
Expressions close on October 31 and the winner will be announced before the end of the year.
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Government seeks expressions of interest for 125 hectare Port Hedland residential project

<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> offers plenty of reasons to live vertically, but moving from a substantial family home into an apartment can expose the compromises of high-density living. Privacy, room for guests and usable living space tend to matter more when an apartment is intended as a permanent home rather than an occasional coastal base.

A typical residential floor at <a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a>, on Surf Parade,&nbsp;contains just four apartments. The 94-residence development by <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is predominantly made up of expansive three-bedroom homes, with a limited collection of half-floor penthouses above.

Across the apartment floors, <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has used the relatively limited number of residences to give each home greater access to natural light and outlook. Living spaces extend towards full-height glazing, while a series of bay windows frame selected views across the Pacific Ocean, city and hinterland rather than treating the building edge as a continuous wall of glass.

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[smartcode_project:default project_id=149670 project_image_fid=360965]

“The apartment floors deliver a collection of homes that embrace controlled outlook via a series of bay windows deliberately framing moments of view,” Rothelowman Director Kim Lowman said.

From outside, those projecting forms contribute to the tower’s faceted profile. Strong horizontal and vertical elements establish its proportions, while the changing position of the sun alters the light, shadow and reflection across the façade throughout the day.

The same attention moves inside the apartments, where the material palette combines warm timber, natural stone, metallic detailing and softer curved forms. Kitchens sit within the main living zone, with stone island benches, integrated joinery and European appliances, before the living areas extend towards the glazing and the outlook.

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[smartcode_project:default project_id=149670 project_image_fid=360981]

Three genuine bedrooms provide room to accommodate family and guests, while two secure car spaces and storage address some of the practical considerations that can become more noticeable when moving from a larger home. Feedback from the display suite has centred on the warmth and restraint of the interiors, with buyers commenting that the residences feel like homes rather than conventional coastal apartments.

A limited collection of half-floor penthouses occupies the upper levels, increasing the scale of the living spaces and adding private balconies and elevated finishes. From this position, the outlook extends between the ocean and hinterland.

Outside the private residences, The Eveleigh separates its shared spaces between the podium and rooftop. The podium is centred on wellness, with subtropical landscaping surrounding a swimming pool and pool terrace, yoga garden, private gymnasium, sauna and hot and cold plunge facilities. Landscaped retreats and pavilions provide additional places to sit away from the main recreation areas.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360966]

Higher in the building, a rooftop pavilion and private dining suite sit alongside resident lounge, barbecue and outdoor dining areas, opening towards panoramic views across the ocean, city and hinterland.

“Buyers are no longer just looking for an apartment, but a lifestyle where they can relax, reset, and enjoy a balanced way of living,” Hirsch &amp; Faigen Director of Sales Matt George said.

Interest to date has come from established owner-occupiers and interstate lifestyle purchasers, including buyers planning a future move to the Gold Coast. Many are coming from larger homes and want to reduce ongoing maintenance without giving up space for family and guests, privacy, two car spaces or the ability to entertain at home.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360969]

Much of that daily life can also take place beyond the building without requiring a drive. Kurrawa Beach and Pratten Park are an easy walk from Surf Parade, while Pacific Fair, Oracle Boulevard, The Oasis, restaurants, cafés, entertainment and public transport are also within walking distance.

The Eveleigh is Hirsch &amp; Faigen's fourth Gold Coast development since entering the market in 2021, following The Hemingway at Palm Beach, The Emerson at Kirra and Yves at Mermaid Beach. Each of the preceding projects sold out before completion.

“Broadbeach had been on our radar throughout our time operating on the Gold Coast,” the developer said. “Following our projects in Palm Beach, Kirra and Mermaid Beach, Broadbeach represented the natural next step for the business.”

The Surf Parade site brought together proximity to the beach, protected coastal outlooks and walkability to dining, shopping and recreation. Hirsch &amp; Faigen also identified the street as an emerging premium residential address, with enough separation from Broadbeach's busier destinations to retain a quieter environment at home.

The Eveleigh is now under construction by Maxcon, with completion forecast for mid-2028. Three-bedroom residences are currently available from $2.87 million.

[smartcode_project_cta:default project_id=149670]

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

A long-stalled Campbelltown development site is back in play, with new plans for 139 apartments set to supersede a mixed-use scheme approved almost a decade ago but never built.

The new proposal for 28 Cordeaux Street would deliver 116 market and 23 affordable apartments in a part 14-storey building, bringing a substantial new project into a Campbelltown market where new apartment supply remains limited.

Plans have been filed over the 3,092 sqm corner site at Moore-Oxley Street, around 600 metres from Campbelltown Railway Station and the city-centre retail core.

The site already carries a mixed-use residential approval dating to 2016. Doroch Architects has now been engaged on a larger replacement scheme, which is progressing as a State Significant Development Application following a Housing Delivery Authority determination in August 2025.

The apartment mix comprises 39 one-bedroom, 72 two-bedroom and 28 three-bedroom residences. Two-bedroom apartments make up just over half of the project, while three-bedroom homes account for 20 per cent.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="136dd5b9-3791-4da6-9e31-76f533f5b4de" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da2.png?VersionId=LgOSy9nwf5u.MGswBBwaGGxuX8QpHSl_" />

Of the 139 apartments, 23 will be delivered as affordable housing under the in-fill affordable housing provisions of the Housing SEPP. The affordable component represents 15 per cent of the residential gross floor area and will be managed by a registered Community Housing Provider.

Doroch has sought to break the scale of the building into two distinct elements, with a masonry podium of around four storeys establishing the street edge before the residential tower steps back above.

The corner position has shaped that approach. Cordeaux Street faces toward the commercial and civic centre, while Moore-Oxley Street leads into the lower-scale residential neighbourhood to the south, and the design verification report describes the site as "bridging the commercial core to the north and established residential areas to the south."

The podium will be expressed predominantly in face brick, while the upper levels shift to brushed and grooved concrete cladding with darker metal detailing. Recessed sections, deep balcony edges and landscaping break down the upper form, with an approximately 11.8-metre setback to the northern boundary addressing the adjoining St Peters Anglican School.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="c8b3d2d3-c561-4bfc-a5d9-a68c0c10dac1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da1.png?VersionId=AeAEyJU02Gk2k5noUj2StziCvdQ7fW4B" />

Campbelltown has been starved of new residential developments in the last decade.

The only other notable development set to come to market this year is ALAND's Queen Square, a mixed-use precinct on over two hectares that will comprise apartments above a vibrant ground-level retail and hospitality dining precinct.

First look: New 139-apartment plans revive long-stalled Campbelltown city centre site

First Look: Sherlock Construction pitches apartments for low-rise Deception Bay

Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

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Alistair Walsh

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