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Property Observer has been speaking to buyer’s agents, developers, economists, researchers, and other property experts to find out how they find their best growth locations – and how you can too. 
We spoke with Sydney buyer’s agent <a target="_blank" href="https://buyersagent-sydney.com.au/">Tracey Chandler</a>, who has 28 years’ experience in the property market and focuses on the property as much as the location. 
She first looks out for popular areas, such as Sydney's <a target="_blank" href="/news">Parramatta</a> and <a target="_blank" href="/news">Balmain</a>, but always looks out for the two suburbs away from it as well. 
Her top pick of the moment is <a target="_blank" href="/news">Merrylands</a>, which is close to Parramatta. She notes that while Parramatta has long been a popular area, Merrylands “never really got there”. 
While properties in the area cost around $300,000 earlier this year, she notes that they are now worth about $350,000 to $360,000 on average, reflecting an increase of $50,000 to $60,000 in six months. 
“You would not have made $50,000 to $60,000 in Parramatta in the last two years,” she said. 
She notes that two-bedroom apartments in Merrylands were already enjoying a healthy rental yield since earlier this year. 
“Rent back then was about $400-420 per week, which is excellent if the price was about $315,000.” That reflects a yield of over 6.7%. Chandler expects rents to continue to increase as demand continues to go up. 
Chandler added that Stockland had invested $120 million for a shopping centre in the area, and the council was spending money on the streetscape – showing that the area had potential. 
In Sydney’s west, Chandler looks out for two-bedroom apartments for her investor clients. 
“A one-bedder’s not worth it, and a three-bedder has too much holding costs,” she said. 
Conversely, for inner-city suburbs and the east, she recommends purchasing a studio or one-bedroom apartment as it will rent quicker or sell quicker, depending on your investment goal. 
Price is an important factor as well. She prefers middle-of-the-road properties, nothing too cheap or overly expensive. 
“I always tell my clients: if you buy a bargain, you’ll sell a bargain,” she said. Chandler also favours smaller, boutique blocks over massive developments, as this translates to lower strata costs. 
“I would never buy anything with a concierge or gym. Why should I pay for my tenant’s concierge? I’d rather put my money in a small boutique block with lower strata costs, and it’s got more street appeal,” she said.
Street appeal is another factor Chandler looks out for. 
“I don’t want anything dark and dingy. If it’s got no street appeal; no balcony, tenants are not going to stay there. Rent is going to be pretty abysmal,” she said. 
Location is also especially important if the property is close to public transport or near the water. 
She also recommends factoring in both yield and capital growth when purchasing an investment property. Budget is also a huge consideration.
“If a client’s budget is around $800,000, I might recommend he get two properties instead of just the one,” she said. 
Lastly, she also looks out for work that the property may need, especially small cosmetic work which won’t be too much hassle for her clients.
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Hotspot the property as well as the location: Tracey Chandler

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Property expert and host of Relocation Relocation Australia and Location Location Location Australia Bryce Holdaway sat down with Property Observer to discuss his love for property, his top tips for purchasing an investment property, and shares some valuable insights through his experience.
{qtube vid:=zzYUQV4z8ic}
Holdaway’s interest in property started some 19 years ago while he was an accounting student in Perth. Not wanting to go through the motions of being a stock-standard accountant, he one day chanced upon the best-selling book Building Wealth Through Investment Property. Since then, he was set on making a career out of property.
After graduating from university, he started work as an accountant while building a property business on the side. Fast forward a few years and he is a buyer’s agent and director of property advisory firm Empower Wealth in addition to his role on television.
He advises every investor to view property investment as a process, not an event. His five steps to ensure a successful investment are:
<ul>
<li>Clarify</li>
<li>Evaluate</li>
<li>Plan</li>
<li>Implement</li>
<li>Manage 
</li>
</ul>
“In practice, I’ve found that if you don’t do it in that order, chances are it might not be ideal,” he said.
Holdaway also implements three “scarcity filters” before selecting an asset.
“If it’s a house, there’s got to be scarcity of land,” he said. “In nice areas it’s good to have the lifestyle options – transport, or the local restaurant or school, and have no availability of fresh land.”
He also cites scarcity of architecture and, especially when it comes to apartments, scarcity in number.
“I would ignore probably about 95-98% of apartments. I like established properties, less than 20 in a block with no pool – typically a 1930s style art deco or a 60s-70s style apartments that’s a bit bigger. They are smaller in number, and surrounded by all these beautiful homes, that will drive up the price,” he says.
As for large developments, he said, “Quite often people are seduced by the allure of shiny taps and brand new facilities, which I think is a false economy.”
He believes that one should not "buy depreciation" – but instead add value with either cosmetic or structural renovations.
“In the cities we are price takers, not price makers. If you're in a regional town you can be a price maker, but in the city you're a price taker. If you get the location right, you can do some things to the property to add value to it,” he said.
In addition, Holdaway recommends avoiding properties that are built for investors – such as student accommodation or hotels. Instead, he prefers properties that have some owner-occupier appeal.
“They (owner-occupiers) actually buy property on emotion; they have their heart invested in the property; they are more likely to throw logic out of the window and overpay – and that's what I want,” he said.
He also believes in striking a balance between capital growth and income.
“If you need more income early on in your portfolio, you still need some growth; if you're chasing growth, you still need to get the balance of income right,” he said. 
He recalls purchasing his first investment property in 1999: a Perth apartment that cost $199,940 at the time, when the median price was $158,000.
The building was mostly occupied by renters, not owner-occupiers, and he purchased the property in partnership which meant he was joint and severally liable for the loan. He owned a portion of the property but was liable for 100% of the debt.
“I actually had borrowing capacity constraints when I went to buy my second and subsequent property,” he said.
Consequently, he realised the development consists of three towers, but his unit was in a tower with no lift – yet he was paying body corporate costs.
“It still went up in value, but I could have made a better decision,” he said.
An interesting point he raised was that most Australians don’t purchase investment property.
“I went to the ATO and asked them how many people lodged tax returns who have a rental property. Only eight out of 100 Australians buy an investment property, and out of that vey small percentage, 73% stop at one,” he said.
“I think it's actually hard to get that first property right. If people don't get that first property right they don't generally move forward.”
His last tip for property investors: constantly review your portfolio and look for opportunities to comfortable add another property to it.
“Most people don't have the resource or the capacity to keep monitoring what they've done. That's where the real opportunity lies,” he said.
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Behind the scenes with Bryce Holdaway

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A three-bedroom unit in Wiley Park was the weekend’s most affordable auction sale in New South Wales, according to Australian Property Monitors.
Located at <a href="https://www.realestate.com.au/property-unit-nsw-wiley+park-114542143">7/5 Defoe Street</a>, the unit sold for $362,000 through Knapton &amp; Co Pty Ltd Lakemba.
Listing agent Luke Knapton told Property Observer that the auction went “very very well”. About 30 people attended, with 9 registered bidders.
The successful bidder was an investor.
The reserve price was set at $370,000, but the vendors were happy with the outcome.
“It was a fair bit more than we originally appraised it at,” Knapton said.
Knapton added that demand in Wiley Park's property market is “very strong” at the moment.
“Three-bedrooms are the rarest entity, with one every few months popping up,” he said.
The property market in Wiley Park has been seeing a mixture of buyers, with local and interstate investors as well as owner occupiers showing interest, according to Knapton.
The estimated asking rent for this unit is $450 per week, reflecting a rental yield of 6.46%.
The same unit was last listed for rent in 2010 at an asking price of $270 per week, according to RP Data records. Knapton cites population growth in the area, as well as strong demand and limited supply, for the sharp increase in asking rent.
Prior to this sale, the unit last sold in 2011 for $301,000, according to RP Data records.
According to the <a target="_blank" href="/news">latest RP Data report</a>, the median price for units in Wiley Park is $275,000, up by 5.8% on last year. The average discount required to sell a unit is 6.8%, while private treaty sales average 62 days on market.
The median asking rent for units in Wiley Park is $340 per week, while gross rental yield currently stands at 6.4%.
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Wiley Park cheapie sells for $362,000 reflecting 6.46% yield

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Rising unemployment and the unwinding of the mining investment boom could contribute to one more cut for the RBA cash rate, according to the latest report by ANZ.
ANZ forecasts the rate to be cut further by 25 basis points to 2.25% in the last quarter of this year, and expects the rate to hold steady for 2014.
The report also notes that Australia is nearing the end of the easing cycle with policy rates already at very accommodative levels.
A further rate correction could present a medium-term opportunity for borrowers to lock in lower-term rates.
With the expectation that the US 10-year bond yield to end the year at around 3%, ANZ also forecasts that yields will be pushed above 3.5% by the end of 2014. ANZ also forecasts US economic growth to be around 3.1% for next year.
With a recovering global market, local market rates can expect to be driven higher. As such, ANZ expects the cash rate to rise in 2015.
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One more cut expected for RBA cash rate: ANZ

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A one-bedroom unit in Dallas was the weekend’s most affordable auction sale in Victoria, according to Australian Property Monitors.
Located at <a href="https://www.realestate.com.au/property-unit-vic-dallas-114523003" target="_blank">5/18 King Street</a>, the unit sold for $140,500 through Barry Plant Glenroy.
Listing agent Chris Vallis told Property Observer that about 20 people attended the auction, with three registered bidders but “two genuine bidders”.
Vallis added that the market in Dallas has picked up over the last six to eight weeks due to the lower interest rates. 
“About 90% of the market has realised that the prices of the homes are steady for awhile. If you don't get in while interest rates are low, you’re looking at quite a different price,” he said.
He also noted that both first-home buyers and investors are purchasing properties in Dallas at the moment.
According to the <a href="/news">latest RP Data report</a>, the median asking rent for units in <a target="_blank" href="/news">Dallas </a>is $293 per week.
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Dallas cheapie sells for $140,500

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Harrington Grove, a premium residential community in Harrington Park, NSW was awarded the Residential Development of the Year (2013) award by the Urban Development Institute of Australia (UDIA) at the Awards of Excellence Gala Dinner on 26 July.

Harrington Estates managing director Terry Goldacre told Property Observer he was “very very honoured” to receive the award. The Harrington Grove development has a strong focus on community by organising community programmes, events, and functions exclusively for residents.
<img alt="harrington_grove_aug_30_onw" height="353" width="470" src="/images/stories/2013/09/10/harrington_grove_aug_30_onw.jpg">

<img width="470" height="280" alt="harrington-grove-aug-30-two" src="/images/stories/2013/08/harrington-grove-aug-30-two.jpg"> The developers have also invested around $20 million dollars to build a country club which will be “the heart of the community”. 

Facilities include four tennis courts, two swimming pools, a gymnasium, a restaurant, bar, and function rooms. Goldacre added that sales have been “very very strong”, with owner-occupiers showing particular interest.

“The development is being developed to service and attract the upper end of the executive housing market in south-west Sydney, which generally does not attract investors,” he said. Harrington Grove will comprise 1400 large homesites over six precincts. 

The smallest home site measures 700 square metres. Over half of the estate has already been developed, and expected completion is in four to five years. Land prices in Harrington Grove start from $280,000, while home and land packages will cost upwards from $600,000. Lot 61 in the Magnolia precinct (pictured below) has been <a href="https://www.realestate.com.au/property-residential+land-nsw-harrington+park-200581439" target="_blank">listed</a> with a price of “from $300,000” on realestate.com.au.

<img width="470" height="353" alt="harrington_grove_aug_30_onw" src="/images/stories/2013/08/harrington_grove_aug_30_onw.jpg"> Harrington Park was acquired by Sir Warwick Oswald Fairfax in 1944. He dreamed of turning it into an exclusive, private estate but did not live to see its realisation. His wife, Lady Mary Fairfax, then took over the development of the suburb. <img alt="harrington-grove-aug-30-two" height="280" width="470" src="/images/stories/2013/09/10/harrington-grove-aug-30-two.jpg">  

Harrington Park now has 2000 homes, a primary school, and a shopping centre, amongst other facilities.

According to the <a target="_blank" href="/news">latest RP Data report</a>, the median sale price of houses in Harrington Park is $546,850, up 0.3% on last year. The average discount required to sell a house is 4.9% and private treaty sales average 81 days on market.

The median asking rent for houses in Harrington Park is $520, while gross rental yield currently stands at 4.9%.
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Harrington Grove scores top marks at UDIA Residential Development Awards

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Long-term city renters in New South Wales will be offered $7000 and skilled workers will be offered $10,000 if they relocate more than 100 kilometres to a NSW region, as part of an overhaul to the NSW government's regional relocation grant scheme.

The revisions were announced as part of the government’s response to the final report of the NSW Decentralisation Taskforce earlier this month.
The original scheme only applied to city homeowners purchasing new property in regional areas.

“The grant will support efforts to ease Sydney’s tight rental market and help to boost population growth in regional areas to meet the expected increase in demand for jobs being driven by our investment in regional infrastructure and business growth,” said Minister for Regional Infrastructure and Services Andrew Stoner.

Applicants for both grants will need to move more than 100 kilometres to be eligible under the revisions. 
The changes will be implemented from next January.
Applications for both grants will be subject to annual caps, which stands at $10.4 million for 2013-2014.

The government has also set a target to move 1500 public sector jobs from metropolitan Sydney to regional areas by 2021.


The regional relocation grant scheme was an important part of the Coalition’s 2011 election campaign, promising a “decade of decentralisation” in NSW.
It offers $7000 to homeowners in Sydney, Newcastle, and Woollongong who are willing to sell their property and purchase a regional property worth up to $600,000 to use as their principal place of residence.

Despite initial budget targets of 7000 grants a year, to a cost of $49 million per year over four years, only 2351 homeowners have taken up the grant since July 2011.
The revised scheme draws upon recommendations from a taskforce commissioned by the government to review its decentralisation policies. 

The taskforce’s main criticism of the grant was that it was too low. It recommended raising the grant to $10,000 and extending it to renters willing to purchase property in regional areas.


The government has since agreed to extend the $7000 grant to renters in addition to the new $10,000 employment-based incentive.
City renters will need a minimum of two consecutive years’ rental history to be eligible for the $7000 grant.


The new skilled worker grant will not be tied to home ownership. However, two years’ residence in Sydney, Newcastle of Woollongong and proof of offer of employment at least 100 kilometres away will be required for eligibility.

“The NSW Government is delivering on its commitment to generate growth in regional economies, manage the State’s predicted population growth and deliver greater opportunities for local decision-making to regional communities,” Mr Stoner said.

A Fairfax report stated that opposition rural and regional affairs spokesman Mick Veitch said the scheme had been ''a dud from the start'' He added that the revisions to the scheme were an admission it has failed.
The Taskforce report and the government's full response is available <a target="_blank" href="https://www.business.nsw.gov.au/doing-business-in-nsw/nsw-governments-decentralisation-efforts">online</a>.
 
<hr>
 
 
Photo courtesy of Lina Hayes/flickr.
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Sydney tenants offered incentive to leave rental market and move regional

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The SmartCompany – Crowe Horwath Smart50 awards recognise Australia’s fastest-growing SMEs in 2012-13. The awards are based on average annual revenue growth over the past three years, and entrants had to have revenue over $500,000 and show positive growth each year to be eligible.
The top prize, number one on the Smart50 list, is awarded to the business with the highest growth over that period.
This year, two property businesses were awarded the Smart50 awards.
Coming in at number 36 is housing construction company Exactus Homes, which provides building services in Perth’s inner suburbs.
Launched in 2010, the co-founders Sandra and Ralph Brewer recognised that older-style homes in the area were fit for renovation or rebuild. After identifying their niche, they saw this opportunity to provide specialised building services for this purpose. They currently have a revenue of over $1 million and growth of 52%.
In a tough economy, the pair stands out from their competition by being transparent when communicating with clients.
Click through to their <a target="_blank" href="https://www.smartcompany.com.au/smartcompany-smart50-awards-2013/057366-36-exactus-homes">profile on SmartCompany</a> for more on their entrepreneurial journey.
Queensland’s Calibre Real Estate comes in at 43, with a revenue of over $1 million and growth of 46%.
Founders Alice and Justin Hagen started Calibre Real Estate after purchasing their first home and investment property and was disappointed with the experience.
They believe in putting people first, and strives to take the confusion out of property for sellers, buyers, renters, and landlords. Customer service is naturally a huge part of their approach.
Calibre Real Estate currently operates in Brisbane and Ipswich, and the team wishes to open eight more offices throughout south-east Queensland in the near future.
To read about their entrepreneurial journey, click through to their <a href="https://www.smartcompany.com.au/smartcompany-smart50-awards-2013/057359-43-calibre-real-estate">profile on SmartCompany</a>.
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Exactus Homes and Calibre Real Estate awarded Smart50 Awards

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Hotspotting, or finding the best suburb in which to purchase an investment, is a crucial skill of every property investor. With the market heating up, it's only natural that competition in finding these locations has started to skyrocket.  
Property Observer will be heading to buyer's agents, developers, economists, researchers and other property experts to find out how they find their best growth locations and how you can too.
This week, we spoke with Rich Harvey, managing director of independent buyer’s agency <a target="_blank" href="https://www.propertybuyer.com.au">propertybuyer.com.au</a>.
Harvey is a licensed real estate buyer’s agent, experienced property investor and professional economist. The propertybuyer.com.au team has purchased over 1,100 properties in total.
Before zooming into a particular area, Harvey says he first identifies areas experiencing urban renewal.
“The word hotspot can mean it’s hot, then it goes cold. We’re usually cautious about it and look for areas with a long-term future,” he said.
Continual hotspots include areas that are close to any city's CBD.
“The middle and inner rings of Sydney always do well. Places like Alexandria and Redfern aren’t fully-priced and have the ability to move upwards in price,” he said.
“In Melbourne, St Kilda’s always been popular.”
He highlights areas that used to be “industrial wastelands”, or areas that have undergone rezoning.
Other factors to note are areas that have a limited ability for mass development, or have large infrastructure projects in progress.
“We look for areas that do not have a massive amount of supply about to come on,” he said.
Yet areas with projects such as hospitals, train lines, or universities could potentially become hotspots as well.
“Gladstone was a major hotspot. Obviously that has come down a bit, but it will come back in time. Over in Darwin they have the LNG gas plant. The North West Rail Link in Sydney – that’s going to be phenomenal. That’s starting to move the north-west market,” he said.
Demographics are also important. An area has a rising population can translate to strong rental demand.
Outside of metropolitan areas, Harvey notes that strong and growing employment opportunities need to be present.
“Without stable employment opportunities, prices aren’t going to move,” he said.
He also mentions the ripple effect, by looking at suburbs that have taken off and looking into its surrounding areas.
“Areas like Balmain, it’s a fantastic spot that’s always high in demand. But some buyers can’t afford $3 million, so they look at its surrounding areas. You might get some flight noise but it’s still a great area,” he said.
Harvey’s strategy starts with something he calls “ground-truthing” – conducting an assessment of an area by delving into statistics. By comparing data from various sources, including RP Data, APM, and Residex, as well as supply-demand ratios, his team then shortlists areas.
Thereafter, he looks at recent auction results and what has recently sold.
To verify the information on hand, he then visits the areas personally to speak with real estate agents and locals.
Here are some questions he asks:  
<ul>
<li>
What are the key drivers of the local market?
</li>
<li>
What property types are in the highest demand?
</li>
<li>
What price points are optimal?
</li>
<li>
What is the average yield and growth?
</li>
<li>
What streets should I avoid?
</li>
<li>
What has changed in the area in the last ten years?
</li>
<li>
What is likely to change in the near future?
</li>
<li>
What are the clear tractions that bring people to this suburb?
</li>
</ul>
While statistics are useful, he says locals are able to provide pertinent information about an area that might not be available otherwise. As such, it is important to conduct an on-the-ground assessment in addition to statistical research.    
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Hotspotting tips to get you ahead of the pack: Rich Harvey

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Property investors now place a greater emphasis on rental yield in addition to capital growth, according to buyer’s agent Rich Harvey.
Harvey, who is the managing director of independent buyer’s agent propertybuyer.com.au, says he has been seeing investors looking to improve their yield on their investment.
“We do it by adding a granny-flat to a property,” he said.
Property Observer recently reported that <a href="https://www.propertyobserver.com.au/new-south-wales/granny-flats-worse-investments-than-vending-machines-gavin-mcpherson/2013090264738?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news&amp;utm_source=Property+Observer+List&amp;utm_campaign=ae09f508a4-June_21_1_29_2013&amp;utm_medium=email&amp;utm_term=0_a523fbfccb-ae09f508a4-245359313">granny-flats are worse investments than vending machines</a>. Harvey feels this claim is a generalisation.
“It depends on how you do it and the area – not all areas will suit a granny-flat,” he said.
He added that it would not make sense to build a granny-flat on a high value property in areas like Double Bay, but in areas where the price point is relative to rental, an additional granny-flat could enhance a property’s value.
“For example, we are getting excellent yield in Western Sydney. A one-bedroom costs $80,000, with a rental return of $230 per week. A two-bedroom costs $100,000, with a rental return of $290 per week.”
“The total yield with an existing home would be around 8.5%. That’s positive cash flow, and a total return of $8000 to $10,000 per year. There’s also the added benefit of capital growth on the property,” he said.
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Investors looking to grow yield in addition to capital growth: Buyer’s agent

Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe>

Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Joel Robinson

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

First look: Inca eyes Mona Vale with State Significant DA for Dawn apartments

Seasoned Victorian apartment developer <a href="https://www.apartments.com.au/developers/central-equity">Central Equity</a> has logged more than $400 million in sales in its luxury apartment project Palmera Residences at Northcliffe on the Gold Coast.&nbsp;

Central Equity Director Karl Kutner said the sales result reflected a combination of location, product quality and delivery certainty with the project already under construction by building powerhouse Multiplex.&nbsp;

"Surpassing $400 million in sales since launch is a significant milestone and an outstanding endorsement of <a href="https://www.apartments.com.au/new-apartments/palmera-residences-gold-coast-18-garfield-terrace-surfers-paradise-qld-4217">Palmera Residences</a>,” he said.&nbsp;

"We believe one of the key reasons for this strong result is the confidence purchasers have in knowing the project is under construction with Multiplex. Buyers are increasingly looking for certainty. They want to know that the project they commit to today will be delivered by an experienced team with a proven track record."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365782]

Kutner said it was clear there was still high demand for luxury projects that offered certainty of delivery.&nbsp;

“We are in a market where many residential developments have faced delays due to rising construction costs, labour shortages and financing challenges,” said Kutner.&nbsp;

"But having construction underway has provided our buyers with resounding confidence backed by more than 40 years of development delivery by Central Equity combined with construction by one of Australia's most respected construction companies."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365785]

Central Equity is one of Australia's most experienced privately-owned property developers. Over more than four decades, the company has delivered in excess of 85 residential developments including 10,000 apartments and many thousands of stand alone homes.&nbsp;

Located on Garfield Terrace at Northcliffe, between Surfers Paradise and Broadbeach, Palmera Residences occupies one of the Gold Coast's most sought after beachside locations. The development has been designed to appeal to owner occupiers seeking premium residences that combine generous living spaces and resort style amenities.&nbsp;

Palmera Residences will feature an exceptional collection of resort style amenities, including two swimming pools: a generously sized family pool with safe shallow zones for relaxed recreation, and a 20 metre lap pool positioned to maximise all day sunlight.&nbsp;

Residents will also enjoy exclusive access to wellness and recreational facilities including a magnesium pool, sauna, yoga studio, expansive fitted gymnasium, resident lounge, outdoor BBQ’s&nbsp;and indoor and outdoor dining areas, together with a dedicated concierge and luxurious hotel inspired entrance foyer.&nbsp;

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A unique feature at Palmera Residences has been designed to enhance the Gold Coast lifestyle which includes both indoor and outdoor gymnasium facilities, together with thoughtfully designed indoor and outdoor dining and entertaining areas. A corner café has also been incorporated to provide residents with a destination for their everyday needs.&nbsp;

Kutner said buyer demand had been broad based with purchasers attracted from interstate as well as throughout South East Queensland.&nbsp;

"We're seeing strong interest from owner occupiers, lifestyle buyers and people relocating to the Gold Coast. Many purchasers have been searching for a premium beachside residence where quality, design and delivery are equally important."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365771]

Kutner said the sales milestone was an important achievement, but the focus remained firmly on delivering an exceptional development.&nbsp;

"While reaching $400 million in sales is an important milestone, our priority remains delivering a project that exceeds purchaser expectations,” he said.&nbsp;

"Palmera Residences has been designed to become one of the Gold Coast's landmark residential addresses, and we look forward to welcoming our purchasers to their new homes."&nbsp;

There are a limited number of residences remaining in selected configurations with pricing from $2,950,000 to $8,950,000. Palmera Residences is also crowned by expansive penthouses with wrap around views.

[smartcode_project_cta:default project_id=108274]

Construction certainty and strong buyer demand drive major sales result for luxury Gold Coast development

Palmera Residences fly out the door as sales pass $400 million

National property developer <a href="https://www.apartments.com.au/developers/goldfields-group">Goldfields</a> has appointed BINAH as its construction partner for Quartet, its new Brisbane apartment development in the undersupplied suburb of <a href="https://www.apartments.com.au/developments/milton-qld-4064">Milton</a>.

Located just two kilometres from the Brisbane CBD and moments from key 2032 Olympic precincts, <a href="https://www.apartments.com.au/new-apartments/quartet-milton-33-manning-street-milton-qld-4064">Quartet</a> will deliver 131 one, two, three, and four-bedroom apartments priced from $1 million to $4.2 million, combining elevated design with a wellness-focused lifestyle offering.&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=368000]

Goldfields’ Chief Executive Officer, Lachlan Thompson, said the appointment of <a href="https://www.apartments.com.au/builders/binah-constructions">BINAH</a> marked an important milestone for the project.&nbsp;

“Bringing BINAH on board as our construction partner will allow us to bring our vision for Quartet forward with a team that has a proven track record of delivering high-quality residential projects,” Thompson said.&nbsp;

“We’ve taken a considered approach to progressing the site because we wanted to deliver the whole package. Buyers ultimately back great developers, great projects and great builders, and with Quartet, we’ve made sure all three line up.

“People want certainty, they want to know the project will be built, that the homes will be delivered as promised, and that the developer stands behind the quality of what they create. That’s something Goldfields has built its reputation on over many years.”&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=367993]

BINAH’s Managing Director, Khalil Hafza, said the company was proud to be partnering with Goldfields to deliver Quartet.&nbsp;

“Quartet is an exciting project to bring to life, particularly given the level of detail in the residences and the extensive rooftop amenity planned for the building,” Mr Hafza said.&nbsp;

“Our focus is on delivering a high-quality build that brings that design vision to life and creates homes residents will enjoy for many years.”&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=367999]

The facilities at Quartet have been feared towards the roof, with a&nbsp;25 metre lap pool, spa, sauna and cold plunge, and a communal barbecue area and alfresco.

Town planning was designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and brought to life by Melbourne-based architecture firm Cera Stribley.

<a href="https://www.apartments.com.au/interior-designers/cera-stribley">Cera Stribley</a> Co-Founder and Managing Principal, Dom Cerantonio, said the project responds to both its riverside setting and Brisbane’s evolving urban character.&nbsp;

“Quartet has been designed to sit comfortably within its riverside context, offering a refined take on urban living through well-planned, generously proportioned residences that will stand the test of time,” Mr Cerantonio said.&nbsp;

“An emphasis on natural light, natural textures and carefully selected finishes from timber and marble to premium appliances, creates calm, considered interiors designed for comfort and long-term liveability.”&nbsp;

Construction of Quartet will commence in July 2026, with completion anticipated in Q4 2028.

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Construction to commence on 131-residence tower designed around wellness-focused living

Goldfields appoints BINAH for Quartet apartments in Milton

The first partnership between national developer <a href="https://www.apartments.com.au/developers/fortis">Fortis</a> and Adelaide-based developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> has made a strong start, with the pair securing $21 million in unconditional sales at <a href="https://www.apartments.com.au/new-apartments/one-four-four-hutt-adelaide-144-hutt-street-adelaide-sa-5000">One Four Four Hutt</a>&nbsp;on the edge of the Adelaide CBD.

Over a third of apartments have been snapped up in the boutique 44-apartment project on the corner of Hutt Stret and Wakefield Road. Local downsizers and owner-occupiers wanting to remain in Adelaide's tightly-held southeast quarter have been the most prominent purchasers.

The DKO-designed, mixed-use development is one of the few new apartment projects in the precinct, an area where new housing supply has remained limited despite continued demand from buyers wanting to stay close to the CBD, Victoria Park and Adelaide's established east-end amenities.

[smartcode_project:default project_id=151233 project_image_fid=375378]

Fortis Head of Development SA Arthur Dendrinos said the early sales reflected both the strength of the local owner-occupier market and confidence in the Hutt Street location.

"The level of early commitment reflects the confidence local buyers have in the Hutt Street precinct," Dendrinos said.

"Many purchasers are long-term east-end residents who love the area and want to stay connected to the neighbourhood. They recognise the value of a well-designed, well-located development.

"Our partnership with Otello has been central to this success, and the number of unconditional sales at this stage only strengthens our confidence in the South Australian market."

[smartcode_project:default project_id=151233 project_image_fid=375379]

Otello Director Daniel Harris said the sales result also highlighted the lack of new apartment opportunities within the Hutt Street precinct.

"One Four Four Hutt has clearly resonated with buyers, with strong early sales reflecting both the appeal of the Hutt Street corridor and the lifestyle on offer," Harris said.

"The activated ground-floor retail has also been a key drawcard, with purchasers responding to the vision of a more vibrant and connected streetscape, not just the residences themselves."

One Four Four Hutt will deliver 44 one, two and three-bedroom apartments, alongside a collection of penthouses, above a ground-floor retail offering designed to further activate the Hutt Street precinct.

Construction is scheduled to commence in the third quarter of this year, with completion anticipated in 2028.

[smartcode_project_cta:default project_id=151233]

Fortis Head of Development SA Arthur Dendrinos said the early sales reflected both the strength of the local owner-occupier market and confidence in the Hutt Street location.

Diane Leow

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