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With auction sales results in Canterbury and Hawthorn kept under wraps by Melbourne agents, a Kirribilli house took top place in RP Data's formally notified top 10 sales list this week. 
 
<a href="https://www.myrp.com.au/n/20-fitzroy-street-kirribilli-nsw-2061/myrp-490?propertyId=3433375">20 Fitzroy Street, Kirribilli, NSW, 2061</a>, three-bedroom house, sold on August 23 by Belle Property Neutral Bay Neutral Bay for $3.025 million
<a href="https://www.myrp.com.au/n/93-hopetoun-avenue-vaucluse-nsw-2030/myrp-490?propertyId=7140665">93 Hopetoun Avenue, Vaucluse, NSW, 2030</a>, three-bedroom house, sold prior to auction on August 25 by McGrath Estate Agents for $3 million
<a href="https://www.myrp.com.au/n/8-58-tristania-drive-bardon-qld-4065/myrp-490?propertyId=2860685">8/58 Tristania Drive, Bardon, QLD, 4065</a>, five-bedroom house, sold prior to auction on August 25 by Brisbane Real Estate for $2.45 million
<a href="https://www.myrp.com.au/n/6-maysbury-avenue-brighton-vic-3186/myrp-490?propertyId=10016151">6 Maysbury Avenue, Brighton, VIC, 3186</a>, four-bedroom house, sold at auction on August 25 by Marshall White &amp; Co for $2.231 million
<a href="https://www.myrp.com.au/n/54-highgate-street-strathfield-nsw-2135/myrp-490?propertyId=6485637">54 Highgate Street, Strathfield, NSW, 2135</a>, five-bedroom house, sold at auction on August 25 by Georges Ellis &amp; Co for $1.99 million
<a href="https://www.myrp.com.au/n/67-manningtree-road-hawthorn-vic-3122/myrp-490?propertyId=11192860">67 Manningtree Road, Hawthorn, VIC, 3122</a>, four-bedroom house, sold at auction on August 25 by Jellis Craig for $1.87 million
<a href="https://www.myrp.com.au/n/2-cullens-lane-hunters-hill-nsw-2110/myrp-490?propertyId=3004239">2 Cullens Lane, Hunters Hill, NSW, 2110</a>, four-bedroom house, sold prior to auction on August 25 by Ward Partners for $1.825 million
<a href="https://www.myrp.com.au/n/23-hopetoun-avenue-canterbury-vic-3126/myrp-490?propertyId=10256234">23 Hopetoun Avenue, Canterbury, VIC, 3126</a>, four-bedroom house, sold at auction on August 25 by Jellis Craig for $1.8 million
<a href="https://www.myrp.com.au/n/12-morotai-crescent-castlecrag-nsw-2068/myrp-490?propertyId=1789956">12 Morotai Crescent, Castlecrag, NSW, 2068</a>, six-bedroom house, sold prior to auction on August 25 by McGrath Estate Agents for $1.75 million
<a href="https://www.myrp.com.au/n/27-curban-street-balgowlah-heights-nsw-2093/myrp-490?propertyId=1229636">27 Curban Street, Balgowlah Heights, NSW, 2093</a>, four-bedroom house, sold prior to auction on August 25 by Richardson &amp; Wrench Seaforth/Balgowlah for $1.75 million
Source: <a href="https://www.myrp.com.au/" target="_blank">RP Data</a>
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With Canterbury and Hawthorn results under wraps, Kirribilli the week's top official sale: RP Data

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Highgate is the most crowded suburb in Perth, according to RP Data.
With 1,941 people in an area 0.39 square kilometres in area, the suburb has 5,004 people per square kilometre.
The larger suburb of Victoria Park, at 2.61 square kilometres, has 8,539 people and a density of 3,266 people per square kilometre. 
Outside of Perth, the most densely populated regional WA area is the tiny town of Karloo, which is just 0.3 kilometres in area. It has a population of only 649, but because of its small size that equates to 2,138 per square kilometre.
The region of Lamington, at 1.26 kilometres, has 2,278 people, or a density of 1,810 people per square kilometre.
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Source: <a target="_blank" href="https://www.myrp.com.au/">RP Data</a>
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Inner-Perth suburb of Highgate most densely populated suburb of WA: RP Data

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Returns fell across all types of shopping centres from 2011 to 2012, according to IPD.
Total returns dropped from 10.6% to 9.1% across all types of shopping centres.
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Shopping centres recorded lower returns in 2012 than 2011: IPD

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<div id="profile_stats">
Founder, Rockpool Group
Born in: Sydney
Friends: <a href="https://www.propertyobserver.com.au/https://www.thepowerindex.com.au/business-bosses/alan-joyce/201206201425">Alan Joyce</a> | <a href="https://www.propertyobserver.com.au/https://www.thepowerindex.com.au/business-bosses/james-packer/201206111420">James Packer</a> | Heston Blumenthal | Thomas Keller | <a href="https://www.thepowerindex.com.au/food/kylie-kwong">Kylie Kwong</a>
Home town: Sydney
</div>
You can't escape Neil Perry – even if you want to.
His Rockpool Group runs eight venues across three states, which have garnered 11 Good Food Guide hats between them. For nearly a decade he's been popping up on our TV screens and in our magazines. Even in the air you're eating Perry's tucker, thanks to his 16-year relationship with Qantas. Add in his connections with James Packer’s Crown, and you'd be hard pressed to find an industry Perry hasn't dipped his finger into for a taste.
But it's his famous ponytail that most Australians remember him for.
"I'm getting to the stage where I’m thinking, 'Should I be cutting it off?" but I just can't think of any other look,” the ex-hairdressing apprentice says, laughing down the phone line . “Single-minded, you see. It's been part of a brand for me. I didn't think of it that way, but I've become synonymous with it in the industry."
With over 30 years working in hospitality, the Rockpool founder has become synonymous with a lot of things: Modern Australian and Asian cooking. Steaks. Relationships with the big end of town. A love for quality Australian produce. And a one-eyed obsession about everything he does.
Food industry insiders say Perry exists in his own world: “Planet Perry”. “We're very single minded about what we do and I think you've got to be to be successful,” admits Perry. “Sometimes people say I'm arrogant or whatever. That generally comes across [because of] just not having enough time to do the things I'd like to do.”
What he does like to do is open successful restaurants -- although he’s had his fair share of unsuccessful ones over the years. His Rockpool Group runs three restaurants in Sydney (Rockpool on George, Rockpool Bar &amp; Grill and Spice Temple), four in Melbourne (Rockpool Bar &amp; Grill, Spice Temple, The Waiting Room and Rosetta, which opens September 14) and one in Perth (Rockpool Bar &amp; Grill). The company is budgeting to spend $26 million on staff wages in 2013.
The location of Rockpool’s venues also hints at Perry’s powerful connections. As one food reviewer puts it: “Half of their restaurants are in a hideous, disgusting casino.” All of Perry’s Melbourne restaurants are located in the Crown Casino complex. His Perth restaurant sits in the Burswood Entertainment Complex, a casino and entertainment complex owned by Crown Limited.
Plus, flagstaff restaurant Rockpool on George is widely assumed to be a loss leader, helpful for gaining foodie cred, but useless at making money. Instead it's the highly profitable relationship with Crown – which gives support in the form of cheap rent, fit-out and marketing support – that helps make his restaurants so successful.
Not that he hides his gambling connections. Perry names James Packer as one of his business mentors: “James is just fantastic and has been very generous with his time and advice.”
There's a strong relationship between the two businesses. “I sort of think that Rockpool Bar &amp; Grill brand and Spice Temple co-exist with the Crown brand," says Perry. That's particularly interesting since Crown just announced a Crown Towers hotel in Perth and a new entertainment precinct in Sydney's Banagaroo.
Since 1996 Perry and his Rockpool Consulting team have determined what travellers dig in to while onboard a Qantas flight. Six full time staff work on the project all year long, examining the strengths and weaknesses of catering centres around the airports of the world. Former Qantas CEO Geoff Dixon and current CEO Alan Joyce are the other two names that come up when Perry talks about his mentors.
But Perry is also known for his own mentoring role. His passion for Aussie produce has meant he’s pushed the careers of several now well-known farmers, seafood producers and growers. “The amount of Australian food producers that he has supported along the way is a reflection of his influence and power,” declares chef Kylie Kwong.
As a former apprentice of Perry’s, Kwong is just one of many of Perry’s “young disciples” -- as she calls them -- to have gone on to run their own restaurants. Others include Ross Lusted from The Bridge Room and Mike McEnearney from Kitchen by Mike. Perry is known for paying staff well and many are deeply loyal to him.
His personal endorsements and media appearances have also helped make him a wealthy man. Perry's six cookbooks are beloved by foodies and home cooks alike and he pens a weekly column for Fairfax’s Good Weekend magazine.
Although Perry’s longevity is impressive, Rockpool’s restaurants no long appear in the San Pellegrino Top 50 lists. Perry was credited as one of the pioneers of the Modern Australian food movement, but several restaurant reviewers and food writers tell The Power Index that younger chefs and other restaurants push the boundaries more than Perry and his venues these days.
Not that the 55-year-old is complaining. Ultimately he sees himself more as a restaurateur than a chef, and he’s planning to open five more venues in the next five years.
Rockpool can live on without its founder, claims Perry. “I try and build restaurants in their own right to stand for an experience and stand for quality and value, and that's why I don’t have a restaurant called Neil Perry or plates with my name on it, which I think is a bit of a doomsday situation.
His 18-year-old daughter already works at Rockpool and his other children express interest in continuing the family business, although Perry quips that he'd prefer them to be doctors. No word on who'll carry on the ponytail tradition.
This article originally appeared on <a target="_blank" href="https://www.thepowerindex.com.au/">The Power Index.</a>
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Neil Perry planning to open five more restaurants in next five years

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The rental yield for houses in regional Victoria, according to Residex. The median house rent is $315 per week, which is exactly the same as this time last year.
 
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The rental yield for houses in regional South Australia, according to Residex. The median house rent is $255 per week, which is up 2% from this time last year.
 
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The rental yield for houses in regional New South Wales, according to Residex. The median house rent is $360 per week, which is up 3.45% from this time last year.
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The rental yield for houses in regional Tasmania, according to Residex. The median house rent is $270 per week, which is up 3.85% from this time last year.
 
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The rental yield for houses in regional Queensland, according to Residex. The median house rent is $390 per week, which is up 4% from this time last year.
 
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<img src="/images/stories/2012/08/5point74percent.gif">
The rental yield for houses in regional Western Australia, according to Residex. The median house rent is $375 per week, which is 13.64% up on this time last year.
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<img src="/images/stories/2012/08/5point88percent.gif">
The rental yield for houses in regional Northern Territory, according to Residex. The median house rent is $540 per week, which is up 4.85% from this time last year.
<a target="_blank" href="https://www.propertyobserver.com.au/landlords/melbourne-s-395-is-lowest-of-capital-city-house-rental-yields-residex-state-by-state-analysis/2012082156145">Residex has also compiled a list of house rents for landlords in capital cities.</a>
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Victoria's regional house landlords reap $315 a week: A state-by-state rental yield analysis: Residex

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The building and telecommunications industries are expected to pick up in the next few years as the mining sector slows, although other businesses are set to struggle, according to a new report. 
BIS Shrapnel has released forecasts for resources, health services, telecommunications, wholesale trade, building, education, retail, manufacturing, utilities and administration. 
According to BIS Shrapnel, mining investment will continue to underpin activity over the next few years. 
“Mining investment will continue to grow, albeit more slowly, for a few years yet,” says BIS Shrapnel chief economist Dr Frank Gelber. 
But as mining investment peaks in 2014 and starts to decline, non-mining investment will stabilise and start to pick up, taking over as the engine of growth, BIS Shrapnel said in its report. 
Stock shortages, population growth and lower interest rates should stimulate the housing market and dwellings investment, according to the report. 
Meanwhile, non-mining businesses “are not investing enough”. Current economic growth will eventually absorb excess capacity, prompting the next round of business investment. 
“That will impact on the performance of different industries,” Gelber says. 
BIS Shrapnel expects the building industry to gradually improve, supported by a recovery in dwellings building from late this year. 
Next year, non-dwelling building should also pick up as supply tightens after many years in the doldrums. 
“And, remember, mining investment is still rising,” Gelber says. 
“That means overall investment in the construction industry should grow strongly over the next year, but employment will remain subdued.” 
Another area where investment is set to expand rapidly is in telecommunications. 
This is consistent with recent announcements by Telstra, and will be further supported as the private sector invests to take advantage of the National Broadband Network. 
This investment will be accompanied by increased output and employment in the telecommunications industry. 
Meanwhile, education is likely to stabilise after contracting for several years. 
The annual value of exports of education services has fallen by nearly 20% over the past two years, according to BIS Shrapnel, to below $15 billion from $18 billion in 2009-10. 
This is due to the fact that the number of foreign students in Australia has plummeted, deterred by the high Australian dollar, the weak global economy and regulatory changes in Australia. 
While these factors are still in play, and are therefore depressing the level of activity, BIS Shrapnel does not expect them to become any more intense. 
As a result, growth in the education industry should return, supported by ongoing demand from Australian students as the population grows and government spending on education increases. 
Retail should also continue its recent recovery, supported by the current low level of interest rates, increased household incomes and continued growth in domestic demand more generally. 
The generally improved conditions should benefit transport, postal and warehousing industries. 
The accommodation industry is a mixed bag, with CBD hotels benefiting from strong business travel, but tourism continuing to be affected by the high dollar. 
The high dollar – coupled with rising production costs and weakness in key international markets – will also continue to weigh heavily on the majority of manufacturing industries. 
However, some sub-sectors are benefiting from the mining investment boom, while other sub-sectors will benefit from increased building. 
“Nevertheless, we expect low output growth in manufacturing over the next year, with further declines in profitability, investment and employment,” the report says. 
Output growth in the electricity, gas and water industries should also remain subdued as businesses and consumers continue to look for ways to cut their energy usage amid rising costs.
This article originally appeared on <a href="https://www.startupsmart.com.au/" target="_blank">StartupSmart</a>.
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Building and telco sectors set to lead post-mining surge: BIS Shrapnel

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Total returns across healthcare property investment were fairly steady between 2011 and 2012, easing from 10.9% to 10.8%, according to IPD.
Medical centre returns held steady at 11.7% during the year, while hospital returns fell from 10.7% to 10.3%.
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Returns for heath care property investors steady over 2011-12: IPD

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It’s obviously feel-good, family-friendly marketing, but the brutal reality is those “Sugar Glider Road”, “Wallaby Close” and “Fairy Wren Circuit” street signs are almost certainly memorials for absent friends rather than indicators of cherished co-residents.
As was so disturbingly articulated by wildlife veterinarian Dr Jon Hanger on <a target="_blank" href="https://www.abc.net.au/4corners/stories/2012/08/16/3569231.htm">Four Corners</a> August 20, when we clear bushland the wildlife doesn’t just move on. In almost all cases most of the lizards, mammals, small birds and koalas will die, either immediately during the destruction of their habitat, or eventually due to exposure to predators, lack of food or the sheer stress associated with losing their environment. And this kind of wildlife death is specific to Australia: in other countries, suburban sprawl moves over already-transformed rural landscapes. Here, it often envelopes the surrounding forest.
Although fairly tentative and inconclusive, the Four Corners program did highlight the complexity and inevitability of the impact urbanisation has on biodiversity, with the spotlight understandably focused on the tragically cute koala. The recent federal government listing of the species as “<a target="_blank" href="https://theconversation.edu.au/the-vulnerable-koala-are-we-in-time-to-save-our-national-icon-6757">threatened</a>” in Queensland, New South Wales and the ACT will apparently mean far greater scrutiny of activities that harm koalas or their habitat. The operationalisation of such a process is far from clear, but the cry of “<a target="_blank" href="https://theconversation.edu.au/spinning-green-tape-as-the-climate-changes-6632">yet more green tape</a>” can already be heard from developers and certain state government ministers.
Koalas and people share the same tastes in location, though not lifestyle. In coastal eucalypt woodlands and forest throughout the eastern seaboard, people are scrambling for spanking-new house blocks in vast new estates carved directly from the “vacant” bushland.
In the new suburbs surrounding Port Macquarie, Coffs Harbour, the Gold Coast and the Redlands of south-east Queensland, this is having a predictably catastrophic effect on the local, relatively abundant koala populations. Specialised koala hospitals and centres now operating in these locations all reported large numbers of koalas admitted because of injuries from vehicles, attacks by dogs and a variety of debilitating diseases. In some of these areas, the rate of these admissions has started to wane, principally because the numbers of local koalas have declined significantly.
The best data on koala population trends comes from the “Koala Coast” area of southern Queensland. Here, sizeable tracts of eucalypt forest were set aside for koala conservation in the 1980s (following vehement opposition to plans for new motorways through the areas). As part of the Queensland government’s ongoing monitoring of these koala populations, we now have a depressingly clear picture of a species declining to extirpation. And it’s the expected urban pressures: loss of habitat, cars, dogs and disease.
Each of these factors is being addressed, though in certain places, to a limited extent, and with mixed results. Domestic dog management is being talked about, seemingly seriously, though no one actually expects any real changes there. (Bear in mind that an appallingly high proportion of the koalas translocated from Coomera on the Gold Coast have been killed by <a target="_blank" href="https://www.sunshinecoastdaily.com.au/story/2012/08/09/feral-dogs-foxes-pose-biggest-threats-to-koalas/">apparently “feral” dogs</a>.)
Koalas appear to carry a remarkable cocktail of <a target="_blank" href="https://wildlifewarriors.org.au/research/koalas">diseases and pathogens</a>, often without showing any symptoms. Urban koalas, however, may be more susceptible to these ailments when subjected to the chronic stress of living in human-dominated landscapes. Wildlife disease experts are investigating diseases throughout the distribution of the species. There is hopeful work toward a vaccine for the most prevalent of all koala afflictions, chlamydia. As any of these researchers are quick to admit, however, we shouldn’t expect quick answers to this exceptionally complex picture.
Perhaps unexpectedly, one area showing surprisingly positive signs is reducing road causalities among roaming koalas. Unlike many species of wildlife – which shun roads and retreat further into the bush far from traffic disturbance – koalas are notorious for attempting to cross even major roads in search of favoured feed trees or a potential liaison.
To reduce the risk of koala road-kill, major local authorities and state agencies have been busy constructing specially designed exclusion fences to stop animals reaching the road. However, for koalas now living in an increasingly fragmented landscape of bushland patches often separated by roads, it is critically important that they are able to move from patch to patch safely.
To help koalas safely cross busy roads, Queensland Transport and Main Roads have been working with ecologists to install structures under bridges and in large culverts. But like many animals, koalas are highly reluctant to walk through water. To provide a dry alternative route under the road, a number of box culverts have been retrofitted: broad ledges are attached to the wall of the culvert with platforms leading from the land on either side of the road. Despite significant skepticism and jokes about whether “eucalyptus addicts” are capable of learning to do something no koala has ever needed to do before, the first animals were using the ledges within weeks and have continued to do so.
The enduring issue for urban koalas is, of course, whether people and koalas can actually coexist in the same environment. Depending on your perspective, it can be either a marvelous discovery or a “bloody nuisance” to have a koala visit the tree in your suburban backyard.
Darryl Jones is deputy director of Environmental Futures Centre at <a target="_blank" href="https://theconversation.edu.au/institutions/griffith-university">Griffith University</a>
This article originally appeared on <a target="_blank" href="https://theconversation.edu.au/">The Conversation.</a>
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Koalas and other wildlife often die when property developers move in

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<a target="_blank" href="/news"><img src="/images/stories/2012/08/3point25m.gif"></a>
The <a target="_blank" href="/news">approximate purchase price of Australian cricket captain Michael Clarke's new Berrima acquisition</a>, Round Hill, the 93-hectare Southern Highlands lifestyle farm with picket fenced oval with cricket pitch. The Clarke purchase fulfills his dream of opening a cricket academy. It's a very private forested property accessed only by gravel road.
 
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<a href="https://www.propertyobserver.com.au/news/les-samba-s-pomeroy-potts-point-apartment-sells/2012082056119" target="_blank"><img src="/images/stories/2012/08/2point1m.gif"></a>
The <a href="https://www.propertyobserver.com.au/news/les-samba-s-pomeroy-potts-point-apartment-sells/2012082056119" target="_blank">sale price of the Pomeroy, Potts Point, apartment of the slain Sydney racing identity Les Samba</a>. It sold some 14 months after its initial listing. It's been bought by veterinarian Raoul Wanner and his wife, Ingrid.
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<a target="_blank" href="/news"><img src="/images/stories/2012/08/32point5percent.gif"></a>
The percentage of consumers polled by Westpac-Melbourne Institute <a target="_blank" href="/news">who expect interest rates to fall in the next 12 months.</a> Two-thirds of consumers expect either rates to rise (32.7%) or rates to remain unchanged (34.7%), indicating a considerable lack of consensus on where mortgages rates are heading over the medium term.
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<a target="_blank" href="https://www.propertyobserver.com.au/landlords/battlers-and-the-beach-campbelltown-and-pittwater-units-strongest-rental-markets/2012082056140"><img src="/images/stories/2012/08/16point3percent.gif"></a>
The annual rent increase in <a target="_blank" href="https://www.propertyobserver.com.au/landlords/battlers-and-the-beach-campbelltown-and-pittwater-units-strongest-rental-markets/2012082056140">Pittwater units recorded in the year to June</a>, according to PRDnationwide. RP Data shows that Pittwater units have a weekly rental of $320. This is the strongest-performing unit rental market in and around Sydney. 
 
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<a target="_blank" href="https://www.propertyobserver.com.au/land/melbourne-land-blocks-dip-below-%24200000-but-no-dramatic-falls-expected-oliver-hume/2012082156102"><img src="/images/stories/2012/08/210k.gif"></a>
The <a target="_blank" href="https://www.propertyobserver.com.au/land/melbourne-land-blocks-dip-below-%24200000-but-no-dramatic-falls-expected-oliver-hume/2012082156102">gross price of Melbourne residential land</a>, according to the latest research by Oliver Hume. Once rebates and incentives are factored in the net effective land price fell below the “magical” $200,000 mark for the first time since June 2010, the real estate group reported.
 
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<a target="_blank" href="/news"><img src="/images/stories/2012/08/4point075m.gif"></a>
The <a target="_blank" href="/news">sale price for a Castle Cove house that was the week's top sale</a>. The Marston Architects-designed property was the subject of a hotly contested bidding war between two bidders, who pushed the price up from $3.6 million to its sale price.
 
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<a target="_blank" href="/news"><img src="/images/stories/2012/08/30pont7percent.gif"></a>
The <a target="_blank" href="/news">increase in house prices in the Queensland mining boom region of Isaac,</a> which includes much of the coal-rich Bowen Basin, over the past year. The median house price in the Isaac region is now median of $572,500, according to RP Data.
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The 7 must-know numbers of the week, starting with Michael Clarke's Berrima purchase

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43 Eloura Diver, Dharruk, NSW, 2770
<img src="/images/stories/2012/08/eloura.jpg">
The current tenants of this three-bedroom house are paying $350 per week, which listing agent Terry Harris of RealEstateOne says is at market rent for the area. The tenants are on a month-to-month lease but are keen to stay on. The brick veneer house is within walking distance of a shopping centre and is close to Chiffley College and Chiffley Primary School.
Harris<a target="_blank" href="https://www.realestateonestmarys.com.au/index.cfm?pagecall=property&amp;propertyID=1962279"> is marketing the property</a> with price hopes of $260,000 plus, and if it sells for that price, that would secure an investor a gross rental yield of 7% at its current rent, above the gross rental yield for Dharruk houses of 6.2%, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees.
The median house price in Dharruk  fell 0.2% in the past year but rose 17% in the past five years, according to RP Data.
<a target="_blank" href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT">Washington Brown</a> estimates the first-year tax depreciation deduction to be $4,000 and over five years to be $8,000.
The property will go to auction Saturday, August 25 at noon.
For more information about prices and yields in <a target="_blank" href="/news">Dharruk, see the RP Data suburb page.</a>
For another investment prospect going to auction this weekend, see page 2.
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13/30 Kelvinside Road, Noble Park, VIC, 3174
<img src="/images/stories/2012/08/kelvinside.jpg">
Within walking distance of the Noble Park train station, this two-bedroom apartment has recently been renovated and has new paint, carpet, curtains and tiles. It is currently vacant, but listing agent Adrees Ezadyar of Ray White says it could be expected to rent for about $260 per week. 
Ezadyar <a target="_blank" href="https://www.raywhite.com/vic/noble-park/788459/">is marketing the property</a> with price hopes of $190,000 plus, and if it sells for that price it would secure an investor a gross rental yield of 7.1%, well above the gross rental yield for Noble Park units of 5%, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees.
<a target="_blank" href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT">Washington Brown</a> estimates the first-year tax depreciation deduction to be $3,000 and over five years to be $6,000.
The median unit price in Noble Park fell 6.5% in the past year but rose 41.5% in the past five years, according to RP Data.
The property will go to auction Saturday, August 25 at 1pm.
For more information about prices and yields in <a target="_blank" href="/news">Noble Park, see the RP Data suburb page.</a>
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Friday form guide: Yields of up to 7% in Dharruk

South East Queensland’s apartment market is entering a new phase defined by rising prices, constrained affordability, and mounting pressure on the construction pipeline, according to RPM Group’s latest SEQ Apartments &amp; Townhomes Market Report.

The May 2026 report highlights a widening divide between what buyers can afford and what developers can viably deliver, with detached house prices continuing to push more buyers toward apartments across Brisbane, the Gold Coast, and the Sunshine Coast.

RPM says Brisbane’s median house price has reached around $1.5 million, accelerating the shift toward higher-density housing as buyers are increasingly priced out of the detached market.

[smartcode_project:default project_id=135094 project_image_fid=356540]

Median unit prices rose across all three major SEQ markets in the March quarter. Brisbane City recorded the strongest annual growth, with median unit prices climbing 21 per cent to $862,000, while the Gold Coast reached the highest overall median at $950,000, up 17 per cent year-on-year. The Sunshine Coast followed at $870,000, representing annual growth of nine per cent.

RPM noted the affordability gap between houses and units remains significant, with detached homes commanding premiums of 67 per cent in Brisbane and 68 per cent on the Gold Coast relative to apartments.

The report suggests this price disparity is increasingly consolidating buyer demand within the apartment market, particularly among downsizers and owner-occupiers.

“Demand is real. Supply is moving. But they’re operating on different timelines and the gap between what’s being built and what buyers can afford is the defining tension in this market right now,” RPM Queensland and NSW Managing Directors Peter Neale and Clinton Trezise said in the report.

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While approvals and commencements are strengthening, RPM argues the delivery pipeline remains constrained by construction costs, labour shortages, and extended build timelines.

Apartment approvals across Queensland increased 86 per cent over the year to February 2026, reaching 12,682 approvals, the highest level recorded since 2016. Brisbane overtook the Gold Coast as the state’s most active apartment approval market, with nearly 5,000 apartments approved over the past 12 months.

Unit commencements also strengthened considerably, rising 48 per cent year-on-year to 5,453 commencements in the December 2025 quarter, the highest level since 2018.

However, RPM’s research found apartment delivery timeframes have expanded sharply compared to the previous cycle. Projects are now averaging around 30 months from approval to completion, compared to roughly 20 months a decade ago.

[smartcode_project:default project_id=143932 project_image_fid=367515]

The number of units under construction has climbed to approximately 31,530 dwellings, nearing the previous 2016 peak, though projects are remaining in the pipeline for considerably longer.

Construction costs continue to weigh heavily on feasibility. RPM found the average apartment construction cost in Greater Brisbane reached $630,000 per dwelling in 2025, exceeding both Sydney and Melbourne. Coastal Queensland markets, including the Gold Coast and Sunshine Coast, were even higher at an average of $817,418 per apartment due to the prevalence of larger premium product.

The report also points to increasing pressure from Olympic-related infrastructure spending ahead of Brisbane 2032, with labour competition expected to intensify over the next several years.

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ANZ Associate Director of Property Daniel Gradwell said the underlying demand drivers across South East Queensland remain strong, supported by interstate migration, downsizers, and population growth.

“The challenge is bringing enough supply to market to meet that demand, and nothing on the horizon makes that straightforward,” Gradwell said.

RPM’s analysis found the affordability challenge is becoming more pronounced in the new apartment market itself, with only three per cent of surveyed new apartments priced below $1 million.

Instead, the market is increasingly concentrated in higher price brackets, with the most common new apartment price band across SEQ sitting between $1.5 million and $1.75 million. Around half of all new apartment stock surveyed is priced below $2 million.

The report suggests developers are not necessarily avoiding lower price points by choice, but because current construction economics make delivering affordable apartments increasingly difficult at scale.

Rental conditions also remain tight across the region. Median rents for one-bedroom apartments rose 12 per cent in Brisbane over the past year to $580 per week, while Gold Coast one-bedroom rents increased nine per cent to $630.

Despite rising rents, RPM noted bond lodgements have generally trended downward over the past five years, indicating more apartments are being absorbed by owner-occupiers rather than retained as investor-held rental stock.

Looking ahead, RPM expects projects targeting the mid-market owner-occupier segment between $1.25 million and $2 million to remain the most viable part of the market, while premium projects in highly constrained coastal or riverfront locations continue to attract demand.

“Construction costs are rewriting the feasibility rulebook across Greater Brisbane, and with little relief in sight, only projects in the right price band, right location, and with presales secured early will make it through,” the report concludes.

Joel Robinson

SEQ apartment demand outpacing affordable supply as construction timelines stretch: RPM

Camberwell Junction has long been the epicentre of amenity in Melbourne’s Boroondara region.

For nearly a century, it has drawn both locals and visitors, anchored by the Camberwell Sunday Market, which first operated in 1929 and quickly became a fixture of the suburb’s identity. Over time, the Junction evolved into one of Melbourne’s most established retail and lifestyle precincts, now comprising more than 400 stores and over 300 commercial businesses.

Despite that depth of amenity, one thing has remained notably limited: the supply of new apartments.

In a suburb defined by its heritage streetscapes and tightly held residential stock, new development opportunities have been scarce, particularly within the core of the Junction itself. That lack of supply has left a gap in the market for larger, design-led apartments suited to downsizers and owner-occupiers wanting to remain in the area.

Boutique developer Above Zero identified that gap when it secured a prime site on Burke Road, in the heart of Camberwell Junction.

[smartcode_project:default project_id=4896 project_image_fid=368543]

The site has a long planning history. Various proposals have been put forward over more than a decade, many of which were knocked back by the City of Boroondara, with initial applications dating back to 2015. Above Zero acquired the site in 2022 and returned with a revised scheme, refining both the building’s height and its ground-level interface to better align with Council expectations.

That process has culminated in approval for Camberwell House.

The Cera Stribley-designed development will deliver 57 residences on a 1,950 sqm site within the Camberwell Activity Centre, placing it directly within one of Melbourne’s most established retail and transport hubs.

It is expected to be one of the only new apartment developments to launch in the Junction in recent years, reinforcing the rarity of new supply in the precinct. Currently, there are just a handful of projects on the market in Camberwell, underscoring the significance of a development of this scale and positioning.

[smartcode_project:default project_id=4896 project_image_fid=368544]

Camberwell House has been conceived with a clear focus on larger-format apartments. The project will offer a mix of two-, three- and four-bedroom residences, alongside a limited number of penthouses, targeting owner-occupiers seeking scale rather than volume-driven product.

The building’s vertical presence will also set it apart.

Positioned on Burke Road, the development is set to become one of the taller buildings in its immediate context, allowing for elevated outlooks across Melbourne’s CBD skyline and toward the Dandenong Ranges. In a precinct characterised by lower-scale built form, that height provides a point of differentiation, particularly for buyers seeking outlook and natural light.

[smartcode_project:default project_id=4896 project_image_fid=368568]

Architecture has been led by Cera Stribley, with interiors by GOLDEN and landscape design by Florian Wild. The design approach centres on material consistency and restraint, with residences oriented to maximise light, ventilation and connection to outdoor spaces.

Full-height glazing and generous terraces form a key part of that strategy, allowing apartments to extend beyond their internal footprint and engage with the surrounding environment.

Beyond the private residences, a significant component of the project is its amenity offering.

Above Zero has positioned Camberwell House as a “complete living environment”, incorporating a full floor dedicated to resident facilities. At the centre of that is a wellness zone, including a 12.5-metre lap pool, spa, sauna and treatment spaces, alongside a gym and recovery-focused amenities.

This level of amenity is more commonly associated with inner-city developments, rather than established middle-ring suburbs like Camberwell.

[smartcode_project:default project_id=4896 project_image_fid=368588]

Additional shared spaces include a private library lounge, dining and entertaining areas, and an indoor golf simulator. A self-contained guest suite has also been incorporated, allowing residents to accommodate visiting family or friends without impacting their primary living space.

The inclusion of these facilities reflects a broader shift in buyer expectations.

As more downsizers look to transition from larger family homes into apartments, there is increasing demand for developments that offer not just a residence, but a lifestyle. That includes access to wellness, social and entertaining spaces within the building itself, reducing the reliance on external amenity while still maintaining proximity to established precincts.

Camberwell House is positioned to benefit from both.

Its location places it within immediate walking distance of Camberwell Junction’s retail and dining offering, as well as public transport connections, including tram and train services. That combination of internal amenity and external convenience is central to its appeal.

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Jellis Craig Projects Director Stephen Bowtell is handling sales for the project and says Camberwell House offers a rare entry point into one of Melbourne’s most tightly held markets.

“Buyers are recognising that Camberwell House offers something they simply haven’t seen before in Boroondara,”&nbsp;Bowtell&nbsp;says.

“It combines a level of resident amenity and service typically associated with Melbourne’s premium inner-city developments, while being positioned right in the heart of Camberwell Junction.

“The response to the concierge offering has been particularly strong. Buyers appreciate not only the convenience, but also the sense of security and peace of mind that comes from having a dedicated presence in the building every day.

“When you combine that with the wellness facilities, the exceptional arrival experience, and panoramic views across both the CBD skyline and the Dandenong Ranges, it creates a lifestyle proposition that is genuinely unique within the local market.”
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Above Zero launches Camberwell House in undersupplied Camberwell Junction precinct

<a href="https://www.apartments.com.au/developers/consolidated-properties">Consolidated Properties Group</a> (CPG) is approaching the launch of its latest Brisbane riverfront development, <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, on the dress circle Skyring Terrace in Newstead.

VIP buyers are now being engaged, with a full public sales launch coming later this year.

Positioned as the final opportunity to secure a new absolute riverfront residence on the East bank of Newstead, Teneriffe or New Farm, Castile at 47 Skyring Terrace has been designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> as a timeless addition to the Brisbane skyline.&nbsp;

[smartcode_project:default project_id=150489 project_image_fid=371113]

The name Castile draws on themes of permanence, sophistication and legacy, reflecting a broader vision centred on enduring architecture and timelessness in the rarest of riverfront positions.&nbsp;

CPG Chairman and CEO Don O’Rorke said the project had been envisioned as a future Brisbane icon.&nbsp;

“With 47 metres of direct river frontage and never to be built out views, 47 Skyring Terrace is the definitive address on the Brisbane River,” O’Rorke said.&nbsp;

[smartcode_project:default project_id=150489 project_image_fid=371114]

“Rather than following trend-based apartment design, Castile draws inspiration from Brisbane’s great heritage buildings, reinterpreting classical architecture into a contemporary riverfront landmark designed to stand proudly for the next 100 years,” he said.&nbsp;

The approved development will comprise 227 apartments across a 25-storey tower alongside a boutique six-storey riverfront building of just 12 residences.&nbsp;

Construction is scheduled to commence in September 2026.

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CPG unveils Castile Newstead ahead of upcoming sales launch

Australia’s online shopping habits have shifted dramatically over the last decade. As eCommerce volumes surged, so too did the frustrations that came with traditional parcel delivery: missed deliveries, long Post Office queues, parcel theft and the challenge of being home during business hours.

Australia Post’s Parcel Lockers emerged as one of the more practical responses to that changing consumer behaviour.

What started as a relatively niche delivery option has evolved into a nationwide network of more than 1,400 self-service Parcel Lockers positioned at train stations, shopping centres, supermarkets and Post Offices across the country. The system allows Australians to send, collect and return parcels 24 hours a day, fundamentally changing how many people interact with deliveries.

The appeal is relatively straightforward: flexibility.

Instead of waiting at home for a delivery driver or rushing to a Post Office before closing time, users can direct eligible parcels to a Parcel Locker location of their choice. Once the parcel arrives, Australia Post sends a notification with a collection code or QR access through the AusPost app, allowing customers to retrieve their package at any time within the collection window.

For apartment residents in particular, the system has become increasingly valuable.

Higher-density living has created logistical challenges around deliveries, especially in buildings without concierge services or secure parcel rooms. Missed deliveries are common, while parcel theft has become an increasing concern as online shopping volumes continue to rise.

Australia Post itself has repeatedly highlighted the growing issue of “porch pirates” during peak shopping periods, encouraging customers to use Parcel Lockers as a safer alternative to unattended home deliveries.

That security aspect is one of the key reasons the Australia Post Parcel Locker network has grown so rapidly.

Parcel Lockers are positioned as secure, monitored collection points that reduce the risk of theft while also improving delivery efficiency for Australia Post. Instead of multiple redelivery attempts, parcels can be consolidated into a single secure destination.

The Parcel Lockers themselves are free to use through a MyPost account and support a range of parcel sizes up to 16 kilograms and dimensions of approximately 35 x 44 x 61 centimetres.

Beyond receiving parcels, the system has increasingly become integrated into the broader eCommerce ecosystem.

Customers can now use Parcel Lockers to return online purchases, while retailers have embraced the model as a way to improve delivery success rates and reduce friction in the shopping process. Australia Post has actively expanded partnerships with major retailers and promoted Parcel Lockers as part of a broader out-of-home strategy.

The timing of that expansion aligns with broader changes in Australian shopping behaviour.

The acceleration of online retail during and after the pandemic placed enormous pressure on delivery infrastructure. Parcel volumes reached record highs, particularly during Black Friday and Christmas periods, with Australia Post delivering more than 100 million parcels during peak festive seasons.

That growth forced logistics providers to rethink the “last mile” of delivery, widely regarded as the most expensive and operationally difficult stage of the process.

Parcel Locker systems have increasingly been viewed as part of the long-term solution.

The concept itself is not unique to Australia. Parcel Locker networks have become common globally, particularly across Europe and Asia, where dense urban environments and apartment living create similar logistical challenges. But Australia’s geography and suburban sprawl made adoption slower initially.

Now, however, the convenience factor is driving mainstream usage.

For commuters, Parcel Lockers near train stations allow parcels to be collected on the way home from work. For apartment dwellers, they remove the uncertainty around access and missed deliveries.

The rise of the AusPost app has also streamlined the experience, centralising notifications, tracking and Parcel Locker access into a single platform. Australia Post has increasingly pushed customers toward app-based delivery management, partly as a way to combat phishing scams and fake delivery notifications, which have become more sophisticated in recent years.

The Parcel Locker model is also beginning to influence property development itself.

Parcel management has become a growing consideration in apartment building design, particularly as online shopping becomes embedded in everyday life. Many new residential developments are now incorporating dedicated parcel rooms or Parcel Locker systems into foyers and communal spaces.

For developers, parcel management is increasingly viewed as part of the broader resident amenity offering, alongside gyms, wellness spaces and communal work areas.

That reflects a wider evolution in how residential buildings are designed.

Apartment buyers are placing greater emphasis on convenience, security and operational functionality, particularly in higher-density urban environments. Parcel delivery, once considered a minor operational detail, has become an increasingly important part of that equation.

Australia Post’s Parcel Locker network sits at the centre of that behavioural shift.

What began as a simple alternative delivery option has evolved into a key piece of infrastructure supporting Australia’s growing eCommerce economy and changing urban lifestyles.

And as online shopping continues to expand, the role of Parcel Lockers is likely to become even more embedded in how Australians live, shop and receive goods.

How Australia Post Parcel Lockers changed parcel delivery convenience in Australia

Perth’s new apartment market recorded its strongest quarter of sales since Q4 2021, with 412 apartments sold in Q1 2026 and a record quarterly sold value of $537 million, according to Urbis’ latest Apartment Essentials results.

Urbis said the March quarter result reflects strong, highly product‑specific demand across both ends of the market, from more attainable projects delivering at scale, through to premium stock being absorbed by equity‑rich downsizers.&nbsp;

David Cresp, Partner at Urbis, said the key story in Perth is not demand, it is the market’s ability to convert demand into delivered housing.&nbsp;

“This is the strongest sales quarter since Q4 2021, and it reinforces that demand in Perth is real and it’s local,” David Cresp said. “But the task now is delivery, turning that demand into projects that can actually be built and completed.”&nbsp;

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<h2>Affordable product leads, premium demand remains resilient</h2>

Sales in Q1 were led by more affordable projects, with The Boulevard (SKS Group) recording 115 sales in the quarter, the presentation noting this is only the second time a single project has surpassed 100 quarterly sales. The project was able to offer more affordable housing product right next to a train station.&nbsp;

Palmyra West (Finbar) also delivered strong results with 28 sales in Q1, following 84 sales in Q4, with an average price of under $800,000, underscoring depth of demand for well‑located, attainable new stock.&nbsp;

At the premium end, Urbis said downsizer demand is continuing, with the results highlighting Romeo (Applecross, Finbar) recording 75 sales and reaching almost 50% sold in one quarter.

Jual (Shenton Park, Celsius Property) also posted a strong quarter with 28 sales, reaching 39% sold in one quarter.

Urbis noted that Perth apartment demand is not speculative, not investor‑led, and not uniform, describing it as localised, often equity‑driven and highly product‑specific, a pattern reflected in the polarisation between strong “attainable” performers and premium downsizer product.&nbsp;

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<h2>Prices underpinned by costs, and the delivery risk is growing</h2>

Urbis said pricing pressure is cost not demand‑driven: construction costs and delivery risk are now a central constraint, with the results noting build costs remain elevated and volatile, and that energy, fuel and labour uncertainty weigh on feasibility.

David Cresp said a growing challenge for private Build‑to‑Sell developers is simply securing a builder in the current environment.

“Developers are really feeling the pressure from a building market that was operating at capacity and securing a builder is challenging,” David Cresp said, adding that even where a builder can be secured, “trying to get to the price that makes the development financially viable is incredibly challenging in the current market.”&nbsp;

Urbis’ broader WA commentary also notes that industry remains at or above capacity with lot and housing creation, and that many builders are limiting new sales to manage stretched workforces and fixed‑price contract pressures, conditions that flow directly into apartment feasibility and delivery timing.

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<h2>Supply: improving later, but still constrained, and Perth lags eastern benchmarks</h2>

While near‑term supply remains constrained, Urbis’ forecast shows completions lifting “Supply is forecast to be back above 1,500 apartments per annum for the first time since 2019”, with 1,775 completions forecast for 2026, and volumes remaining above that level over the following years.&nbsp;

Looking further ahead, completions are forecast to reach 2,500 in 2028, with the report noting 32% of that total is social/affordable, reflecting the role of government‑supported delivery in rebuilding the pipeline.&nbsp;

However, Urbis said Perth remains behind comparable markets on pipeline scale. In a national comparison of projects under construction, the report shows under construction Perth Build‑to‑Sell (BTS) at 3,446 apartments versus the Gold Coast at 7,922. Mr Cresp said “The challenge for Perth is how to we grow the delivery pipeline”.

Urbis’ conclusion is that Perth’s market is increasingly defined by product discipline and delivery certainty, with the research identifying “delivery certainty is key” and calling out builder risk and procurement models as core success factors, alongside “timing and staging”.&nbsp;

Cassidy Knowlton

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