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It sounds simple enough. You embark on a journey to find the perfect property. This could be either your dream home to live in or that next investment property to add to your portfolio to make a sound return and a nest egg for the future. It doesn't matter if it's a tiny studio apartment with one window or a grand palatial manor on acreage, you've decided now is the time you want to take that plunge. And good on you!
So you do your due diligence, research, and investigation, all to get your ducks in a row. And now, armed with your precise budget, list of “needs” and “wants”, and target town/suburb/city, you hit the market to go shopping. Better still, your peers, your friends, family, colleagues, and mentors are all saying, “It's a cooler market, you'll pick up a great bargin!” This all sounds great! Off you head to your first weekend of open home inspections with a whimsical spring in your step. But as you look at places you start to ask yourself, “How do you I know if this is a bargain?”
Before you can know if you have found a bargain, you must first think about how to define the word itself, because it actually means different things to different people. More commonly, people tend to associate the word “bargain” with words like “cheap”, “reduced”, “discounted” and “low-cost”. And personally, those kinds of definitions are the first things that come to mind when I hear the word. I'd even go one step further and say that before becoming a property investor myself, my expectation was that a bargain is price reduction. But a true bargain, should you find one, can be so much more than this.
I got to thinking about how you can go beyond price and got stuck on the letter P. This is a good thing. My definition looks something like the below. And note, your perfect bargain could be just one of these factors, a mix of a couple of them, or indeed a blend of the entire list. It all depends on the property itself, and your attitude.
Price:
Yes, I put it up top. Undoubtedly, if a three-bedroom house in your target suburb medians at say $600,000, and you've found one asking $500,000, it's worth a first look. And lots and lots more looks. Price is a great indicator, but remember, a heavily discounted price is heavily discounted for a reason. You'd just prefer that reason to be something like a foreclosure, unfortunate death, etc, rather than say, an entire house needing re-stumping.
Potential:
By this I mean scope for renovation or improvement. Improvement isn't translated as renovation! For instance, a townhouse on a hill, 10 kilometres from the city, with a giant tree in the front garden. It just so happens that tree is blocking a magnificent view of the skyline (or beach, or mountains, or whatever). You know if you had lopping approval, that view would add instance value. Or, indeed, it could merely be that a couple licks of paint refreshes it completely.
Position: 
Location location location is what they always say. The good old “worst house in the best street” comes to mind here. Truth is, it's more than just the location of the dwelling, but the position of other factors (is it north-facing? Does it have a great view? Is it a quiet street?).
Prestige: 
There is the obvious prestige of the suburb/neighbourhood itself, along with the street within that neighbourhood. But what of other prestigious things? Unique architecture, for one. Everyone seems to go ga-ga for Art Deco, for instance (even though we know agents market some properties with the dubious tag “Art Deco-style”), and true Art Deco indeed only exists in a finite number of properties. Why? They simply aren't making that style any more. Or it could be more topography. Sure, position takes care of best suburb/street, but what of that amazing golf course/marina/country club nearby? Future buyers of your property might find this locale hugely prestigious.
Let's take an example that actually happened to me recently. I inspected a property and was convinced it was a bargain. It was a top-floor two-bedroom renovated apartment in a very popular Sydney inner-west suburb, in a quieter street with a private leafy outlook and many other trimmings. It was going for the same asking price as others in the area, unrenovated, on busier roads. I knew I had to act quickly. The property was listed only on Thursday, and Saturday was to be the first viewing. I knew right away that there would be no second viewing needed, and I was right – it was snapped up less than 11 minutes after the viewing timeslot finished! How do I know? Well take a guess who put the first offer in? Yours truly! The agent emailed back, seconds later, advising an offer was made at asking price. I would have happily paid more because I was confident it was a bargain, but I knew I was already at my comfortable maximum (sometimes you have to know when to walk away). The place had a great mix of price, prestige and position. Sure, the potential was minimal because it'd been renovated, but the other three elements made it a true bargain.
Many markets throughout Australia are indeed in a cooling phase. This is a natural cyclical occurrence in the grand scheme of any property market, and rookie investors should not be scared of it. While the tabloid and fear-producing media may bolster some bold, attention-grabbing headlines likening the state of the property market to, say, the world ending in December (or something equally as dramatic), the reality is the market is in a downswing. The lesson to impart here, then, is that not only can bargains be found and had in all kinds of markets (hot, cold, and everything in between), but bargains can exist in many different flavours (price, potential, position, and prestige). You just need to access which flavours taste better regardless of the temperature.
Cameron McEvoy is a property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" target="_blank">Property Spectator.</a>
 
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There is more to a property bargain than price

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<a href="https://www.propertyobserver.com.au/landlords/the-importance-of-good-tenant-selection/2012030453664">Recently I'd been observing the challenges of tenant selection</a> and the difficulty of finding rental accommodation in a market with low supply volumes. This prompted one reader to ask some questions around the idea of living in a home and investing elsewhere, versus renting or staying at home and buying and investment property. It is indeed a challenge faced by many young Australians looking to get onto the property ladder.
In fact, there are two popular investment trends that are emerging in some of the lower rental supply markets in recent years that have really taken off within the young investor community. Of course we all know of traditional “owner-occupier” approach to investing, as in, you save a deposit for your home, or “principal place of residence” (PPOR), buy and move in for a couple of years and wait until you've built enough equity to then buy an investment property.
But what of alternative options that young investors are doing to help get ahead, and also run from the pressure of a big mortgage repayment, while on comparatively lower (or “career-establishing”, as I like to call them!) salaries?
The notion of being a “renter-investor” came to prominence in recent years; and as someone who is a renter-investor myself, I thought I'd weigh up some of the pros and cons of owner-occupying and then investing, as opposed to renting and investing. Additionally, I started out as an owner-occupier/investor, so I've had experience in both.
Owning your own home and then investing:
Pro: The security of not being asked to leave after six months of tenancy.
Pro: You can personalise the space you live in and greater freedom to decorate as desired.
Con: You cannot claim any of the tax benefits of living in your own home unless...
...Pro: You rent out bedrooms to a boarder, entitling you to apportioned tax deductible expenses (effectively making your own home partially an investment property).
Pro: The advantage of being able to live in the area/suburb/street where you want to be. Renters are often at the mercy of accepting less than their ideal locale.
Con: You are at the mercy of paying the additional costs involved in home ownership (strata for units, council/water rates, house maintenance, repairs, etc) without any of the tax deduction allowances, making owner-occupying very expensive when coupled with mortgage repayments.
 
Investing while renting: 
Pro: Cash flow month to month - it's easily considerably cheaper to split bills and rent rate.
Pro: Probably the biggest one – you free up cashflow to save harder for a deposit on an investment property.
Pro: Many options exist within this: couples moving in together to split costs; friends can flat or house share to split costs; or simply living with parents and paying a little board can keep costs down.
Con: Insecurity of long-term tenancy. Owners can sell/move back in/even demolish the property you're renting.
Con: Costs aren't fixed; leases tend to hike up in rent at the end of one lease and the start of another one.
Con: Depending on whom you're living with, the challenge of personality clashes or inconvenient lifestyle issues with accommodation sharers.
Con: Lack of freedom in personalising your home.
My view on what gets you further ahead? It all depends on your goals. Ask yourself, is owning your own home the real end result you're looking for, or is it simply financial stability? At the end of the day, investment property is all about building wealth for your security, so do you really need to live in the security that you own? Both options will help you work towards achieving your goals – in the end you are still investing, but there's no denying that those who can share the cost of living, even for a couple of years in that tough starting-out phase, can build equity and savings quicker, to get them up the ladder faster.
Cameron McEvoy is a property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" target="_blank">Property Spectator.</a>
 
 
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The pros and cons of buying your first property as an investment and continuing to rent

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Recently I found myself thrown back into the rat race that is the Sydney rental market – as a hopeful renter. While I am an investor myself, I am actually not an owner-occupier at the moment, choosing instead to rent with a friend to both save on costs enjoy a change of scenery. But due to personal and work-related reasons, I'm looking to relocate to the other side of Sydney. So, I've once again found myself at mercy of leasing estate agents. And aren't they a tough lot! 
But this time around I bring with me a different perspective, one that has prompted me to write today to would-be and active investors out there, on the importance of tenancy selection. Both I and my flatmate-to-be are in our late 20s/early 30s and have long-term employment with decent salaries. We each have assets and a flawless rental tenancy history. We applied for a number of properties using as many tactics as possible, including the usual offering more money, providing more I.D, rental ledger and references, etc. than required in our application process. Where possible we also had our applications pre-completed, so upon favourable viewing we were able to submit them on the spot. 
For most of these rental applications, we weren't successful. Once we got over the usual “Why didn't they accept us – we're perfect tenants!” emotions, we did end up sourcing a place to live. 
However, the process made me reflect upon my own tenant selection experiences. Sure, as an investor you've likely taken out insurance to protect against tenant property abuse and loss of rental revenue, but finding good tenants offers so much more to an investor than just this. The “right” tenant will be longer term (ideally you'll get a good two or three years), saving you money on vacancy periods, stress and time wastage of finding new tenants, and above all, peace of mind. 
So I thought to myself, why not interview some of the agents who'd rejected our application in favour of others, to see what insights I can gain on the perception of what makes a “good tenant” by landlords in the Australian market? And what did I find? Some surprising things, some not so surprising. As a landlord myself, it came as no surprise to hear the agent say “Even though you offered $20 more per week in rent, the owner selected other tenants”. This is a strategy I encourage to all investors. If your leasing estate agent is worth his salt, after the open home, hi will have received a solid volume of applications, some of which will offer more money per week. Never let this be the defining factor to tenant selection. 
Instead, you should be looking for other things. Stability and longevity of income/revenue stream provides you the security and stability that the tenant won't skip town, leaving you months behind in mortgage repayments. This is important yes, but honestly, insurance can protect you for that. What insurance isn't so great at protecting against is vacancy. Treat vacancy like the plague – it is effectively “bad debt”. So look for applicants who stack up but also request longer-term leases, and applicants who have been in a previous rental for at least two years and a job for at least four. 
So, initial disappointment for me paved the way to logic and then self-assessment/reflection. Experiences you have “on the other side” of property investment can influence you and bring new perspectives. And that is something we can all take note of.
Cameron McEvoy is a property investor and maintains a blog, <a target="_blank" href="https://propertyspectator.blogspot.com.au/">Property Spectator.</a>
 
 
 
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The importance of good tenant selection

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Let's be honest; the outlook for 2012 is probably best described as “turbulent”. Some of the more influential voices in the community (Michael Yardney, Catherine Cashmore, for example) are touting 2013 as the more positive year for investment property.
With 2012 being an arguably tough year ahead, young investors feel the stress of this as much as, or even more than, experienced investors. This is because even at the best of times, new investors face the challenge of discerning mass volumes of data, stats, opinions, and trends, so in more ambiguous times, navigating the brevity of data becomes an even greater challenge. More and more conflicting opinions and even hard data (numbers, statistics, and trends) become harder to understand.
From here, new investors begin to question not only the data, but their own skills in interpreting it. They begins to lose trust in themselves and ask questions like, “What am I getting myself into?” and “Am I just throwing money blindly at something and hoping it works?”. You're not alone in doing this; I too go through these doubts from time to time, all based on the conflicting information I uncover.
One of the best ways to combat a case of analysis paralysis is to invest in your own property sleuth skills. Become like a detective; don't be afraid to follow a hot lead based on instinct, and remember to use all of your instincts and logic to lead to you the answers you seek. This means using logic such as questioning current data/numbers and comparing it to historical data, listening to the opinions of experts and agents, and comparing these with market sentiments observed on trusted media sources such as Property Observer and community blogs. As for instinct – go with your gut feeling. Sometimes a great deal that just doesn't feel right, probably isn't right for you. This does not mean it isn't a great deal – it just isn't the deal that's the right solution for your brief.
It's like anything in life: you need to use logic and instinct to achieve the best results. For example, lately I've been trying to improve travel time on my 15-kilometre journey to work each day, so I can map out a new route that gets me there faster. So the logic-based influences that I deduced were things like; Google Maps (for the shortest distance map), personal experience of the busiest stretches of the journey and the number of traffic lights I encounter on such a journey. Then there are the instinct-influenced factors, such as knowing the likely effect that bad weather has on traffic congestion, plus the day of the week it is (Fridays for example have a different flow to say Tuesdays).
Absolutely do your due diligence on any property decision you set out with,yes, but remember to use both logic and instinct when arriving at decisions, and you'll be making the best and most informed decisions you can. So trust your sleuth skills, listen to others, but invest first and foremost in yourself first, and in property second.
Cameron McEvoy is a property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" target="_blank">Property Spectator.</a>
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Trust your property-buying instincts

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Today I'm coming to you from inside a plane. I'm writing this post en-route to Dallas, Texas from Sydney. Sure, the main purpose of the trip is a holiday, but I'm also there to observe on the local investment property market.
American property is slowly but surely recovering from its 2008-09 foreclosure nightmare, and while the US economy is not the best it has been, there are early indications that it's beginning to turn around. While I am certainly no economist and am aware that the above sentence is a bold statement, it does ring true when speaking to local agents and experts on the ground. There are certainly markets that are not recovering – in fact, that are getting worse (Cleveland, Houston, and Chicago, to name a few), but many other markets that have bottomed out and now showing signs of a slow recovery.  Suburbs in cities like Phoenix, Detroit, Seattle, and Houston have taken a huge hit in recent years, with some house values reduced down by over 70%. There are many stories of three-bedroom houses in good suburbs that were once fetching the $300,000 to $400,000 price range. These same houses today can be picked up for a fraction of this cost, many even in the sub-$100,000 bracket. So, if America is tipped for a comeback, many investors view these properties as “easy growth money”. Effectively; buying at the absolute rock bottom and then playing the waiting game in the years that follow. Sounds great in principle. But the question remains; do the complexities of not only procuring property in this country but holding and managing it from afar equal the potential for gains in future years? So, my trip will involve some research. I'll be sure to write post more in coming months as I learn about the market and the intricacies of holding property there. I personally have not taken the plunge into the US market. however I am considering it. But until then, I'll leave you with a list of some pros and cons of US investment property, written from the perspective of one young rookie investor to others like myself. Pros
<ul>
<li>Low entry point. For young investors in their 20s (or even late teens!) on limited incomes (say, under $50,000 per year) and limited initial deposit (say $25,000 of savings), the US is a very appealing market.</li>
<li>To buy a US property, you must get a mortgage from a US bank. These mortgages are typically one to three percentage points below AU ones, thereby reducing interest and repayments from day one, which is great.</li>
<li>The biggest pro is that most buys are instantly cashflow-positive. This means that even if the US takes years to recover (resulting in zero capital growth for a few years), the rental returns are still very decent. For instance, some four-bedroom houses in areas of Texas and Arizona are able to command around $250 per week in rent ($1,000 per month). You could command the same weekly rent ($250) in Australia for, say, an outer-suburban two-bedroom apartment, the difference? That 2-bedroom apartment in Australia may cost you $220,000-$260,000 to buy, whereas the four-bed house may only cost $100,000 to $120,000. Already, you are ahead here.</li>
<li>Prices in some markets have bottomed out so much that there is nowhere to go but upwards. As in, the houses can't get cheaper because at the rates they are now, they literally cover the cost of the bricks, roof, and fittings, with the land value being that of basic rural acreage. So there is very little chances values can actually get “worse” in such places.</li>
<li>With that said, there is a great opportunity for capital growth. While it is a gamble in terms of knowing which cities/states are likely to recover first; there is certainly excellent potential for a property that is both high on rental-return and capital growth (which is a rarity in Australia).</li>
</ul>
Tax benefits. I need to explore these further; but my basic understanding is that it could be tax-advantageous for those earning under $50,000 a year to hold an investment property in the US. Cons: <ul>
<li>Whilst entry costs are low, they are not without their complications and restrictions in terms of finance. For example, the minimum mortgage product a bank will sell you is $50,000 of mortgage (actual value of the loan). Yet they still command a hefty deposit (typically one-third of the buy rate). So if you're buying a $75,000 house, you'd need $25,000 down as deposit/savings, a $50,000 mortgage, plus other buying costs (legals, fees, inspections, research, etc,)</li>
<li>You need legal counsel in both countries when settling a US buy, so in other words, doubling the legal cost you'd spend in Australia.</li>
<li>One of the biggest barriers is this: there is a perception that you can pay a local company in Australian to help find you an American investment. This is true, but sadly there is no way to avoid a trip to the US. Why? To legally own property in the US, you must have an American bank account. To set up an American bank account, you must do it in person, in America (physically signing documents in person and not by fax/email). There's no getting around this. So, instantly, you're adding (at minimum) $2,000 to your overhead costs to do a fly in/fly out to get a bank account. You could get one in Hawaii, which is cheaper travel costs than the mainland, but if you're flying all that way, might as well have a holiday! If it's viable though, try to go to the neighbourhoods/suburbs you're considering, while you are there, to get a feel for their amenity, stature, position etc.</li>
<li>You really need a local buyers’ agent/specialist to help find the best property for you, which in itself isn't a con, however, this involves additional costs.</li>
<li>I'm yet to fully explore the tax complications (and benefits) of US property, but you'll need to file a tax return annually in both countries, so in other words, more admin. Plus for your US tax return, you'll need to pay a professional to help you, so there will be more costs.</li>
<li>Managing real estate agents, regardless of what you think of them locally are infinitely worse in America! They care less, command more of a cut of the rent, and sometimes don't bother to screen tenants properly. This is especially bad because American laws are set up to protect the tenant more than the landlord. You cannot rely on the agent to sort good quality tenants</li>
<li>Further, ever wonder why American inner-city areas can be so dirty, yet suburban housing estates in those same cities can be so pretty, clean, and tree-lined? Well, most city councils enact an “owner pays” approach to violations in keeping the neighbourhood clean. For example, if a tenant continually ignores water restrictions and washes his car on the footpath at hours in violation to rules, a large fine is issued. The problem? It is not issued to the tenant, but rather the property owner. This makes you liable for your tenants' local mishaps. Similar fines exist for rubbish on front lawns, improper use of refuse/recycling bins etc. In effect, you will have to pay for your tenants' bad behaviour.</li>
<li>Your tenant could also break the lease without penalty. In Australia, your agent would get the tribunal involved and blacklist the tenant, making it harder for him to ever source another rental. This system doesn't really exist in America. A deposit is not always mandatory, meaning that a tenant will just rent a competing property to yours that isn’t charging such a deposit. There is insurance to help protect landlords, but these policies are quite expensive.</li>
</ul>
Cameron McEvoy is a property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" target="_blank">Property Spectator.</a>
 
 
 
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The pros and cons of investing in US residential property

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One of the founding principles of good property investment buying strategy is “location, location, location”. Within this is the notion of the “ugly duckling” suburb. You know, the idea of buying in the suburb directly next to that new, gentrified, up-and-coming trendy suburb, but at a reduced rate, with the ambition being to piggy-back on to the success of the trendy suburb throughout the next property cycle or two. As a young modest investor myself (with an accordingly modest investment budget!), the ugly duckling buying strategy is one I've explored with keen interest.
In a heavily urbanised country like Australia – where more than two-thirds of our population resides in metropolitan cities – investors do indeed flock to these cities and the suburbs within them seeking out contenders for their investment dollars. Over the past 20 to 30 years, we've seen pockets of our capital cities shift through the gentrification process – most times for the better, but on occasion for the worse - and investors have cottoned on to this process too.
And so the ugly duckling cousin becomes  a prized possession, right? The problem is it is now very tough to try to identify suburbs that tick all the mandatory boxes (transport, employment, healthcare, social outlets and education proximity) that are the cheaper neighbours to established investment suburbs with proven positive track records. I say this because in order for a property to tick all the right boxes in an urban environment, we are realistically talking the sub-30-kilometre radius of both Sydney and Melbourne, the sub-20-kilometre radius of Brisbane, Perth, and Adelaide, and the sub-10-kilometre radius of smaller metropolitan cities such as Canberra, Hobart, Gold Coast and Darwin.
Take Sydney, for example. Ten years ago I was living for a brief time in Balmain, Sydney, itself already well into the gentrification process. However, what about neighbouring Rozelle, Lilyfield, Haberfield? Not so much. At least they were without question rife with gentrification potential as ugly ducklings. Here we are 10 years later and these ducklings have now grown into swans. The same can be said of smaller metropolitan cities. Take Hobart as an example. Ten years ago, suburbs like Newtown, Lutana, and Taroona were the ugly ducklings of already-gentrified Battery Point and Sandy Bay. But today, these suburbs have come the leaps and bounds those investors had hoped they would, and then some.
So what's next? Do we go do our due diligence on the ducklings around these suburbs? The problem is that the areas around these have already inflated to the point where they now overlap into the territory of other blue-chip suburbs throughout these cities. n the above examples, even their cousins – Sydney's Summer Hill, Camperdown, and Five Dock and Hobart's Glenorchy, West Hobart, and West Moonah – have virtually caught up already, due to their double proximity to other blue-chip suburbs besides the 'pretty swans'.
It leaves this observer to ask himself the question: have we seen the end of the ugly duckling phenomena in Australia? Should investors instead change their strategies to investigate the cheapest properties in the “pretty” suburbs as opposed to the “ripe with potential” properties in the once-ugly cousin (which now has been tarted up)?
Cameron McEvoy is a property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" target="_blank">Property Spectator.</a>
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Ugly duckling suburbs increasingly hard to find for property investors

<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.

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[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.

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[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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Cameron McEvoy

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