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When investing in property it is typical for buyers to purchase in areas they know well. Unfortunately, this strategy can sometimes be at the expense of investment performance.
Astute investors select property based on the facts. Selecting property from a range of suburbs or interstate can be appealing for many reasons; to diversify your portfolio, to access more affordable or upward trending markets or to access state or property-specific benefits. Whatever the reason, the common goal is to maximise the benefit of owning an investment property.
Despite the added complexity of distance, the process of investing interstate or in unfamiliar areas isn’t fundamentally different from investing in your own neighbourhood. So what are the key things to consider before buying a property in an area you don’t know?
What should I buy and where?
The geographic location and property type you invest in depends on your personal circumstances, including your budget and goals.
The key is to ensure your investment strategy is based on thorough analysis and research of the area, the street and the particular property before deciding to buy. Consider those areas that are supported by sound employment, a permanent population (as opposed to one supported by a transient or temporary workforce or community), well-established infrastructure, including transportation, education, retail, medical services, recreational and entertainment facilities.
What’s the best way to research my investment?
The costs associated with visiting an interstate property can sometimes compel investors to purchase a property without physically inspecting it. This can result in false expectations about the condition of the property and the neighbourhood it is located in. Always view the property, or have someone you trust do it on your behalf.
Research the local property market by reviewing local property prices, the population demographic and amenities. Also, ask the selling agent to provide you with recent comparable sales to support the asking price.
When is the best time to buy?
The property cycle moves differently in each market. While it is inadvisable to attempt to ‘time’ your entry into the market, you must consider the ebbs and flows of the marketplace in relation to the property you are considering. Ask yourself, “has this property performed in the bad times, as well as the good?” Remember, a property’s historical performance is a good indication of its future performance.
What do I need to know before I buy?
It’s important to know the real estate and planning laws employed in the state of purchase. Practices differ from state to state and what’s considered normal practice in Victoria may not apply in Queensland or other states.
When buying an investment property it’s wise to protect yourself by engaging a professional who knows the local market. A local buyers advocate can assist you in identifying, inspecting, negotiating and purchasing a property, while reducing risk exposure. Likewise, it’s wise to engage a solicitor or conveyancer in the state of purchase to ensure you have satisfied all of the legal requirements of the purchase. When compiling your team of experts ensure you enquire about their qualifications and experience and ask for references where possible.

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Greville Pabst is CEO of <a target="_blank" rel="nofollow" href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;ved=0CEAQFjAA&amp;url=http%3A%2F%2Fwww.wbpproperty.com%2F&amp;ei=Jb4hUevODOyamQX6mIGYDQ&amp;usg=AFQjCNH0u8Ji9ymluq8AKARfB-KjHZ-aFA&amp;sig2=DNsIKQR7tQj4PtYuiJOHPA&amp;bvm=bv.42553238,d.dGY">WBP Property Group.</a>
 
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Four tips for buying property interstate: Greville Pabst

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A property recovery is underway. The recovery will be modest and still below long-term growth averages for the nation, however, there is little doubt that property will be more expensive in 2013.
Signs point to growth potential for a number of residential sectors as a result of a positive shift in market sentiment in late 2012, the likes of which were evident in 2010 when Melbourne prices demonstrated solid growth. 2012 saw a steady increase in clearance rates and a small return to the market due to growth in median averages. The increase in the clearance rate from this time last year until the present is over 20%.
Property investors were among the most active buyers in 2012, but while this buyer segment is expected to remain active this year they will face rising competition from increasingly active owner-occupiers looking to upgrade or downsize following improved market conditions.
However, despite improved conditions buyers should exercise caution when engaging in a purchase. Property has become an increasingly complex investment vehicle and is no longer a simple prospect for the novice investor.
It’s important to recognise that no two properties perform the same because no two properties are exactly the same. Size, suburb, street and lot location, orientation, condition and broader economic conditions underpin property performance on an individual level, and exercise significant influence on capital growth.
In general terms, in 2013 the most active segment of the market is expected to be the middle tier established housing market, particularly family homes in the range of $600,000 to $2 million. This assessment is based on historical market performance, which is typically a sound indicator of future potential performance.
When purchasing property, investing time in analysing a property’s individual historical performance trend is a worthwhile exercise to provide peace of mind and some degree of certainty regarding future investment performance.
Property is far more complex today than it was in the past and no longer is it an investment vehicle for uneducated investors. Not all property will perform in the same in 2013 and buyers need to be informed and aware of this when buying to ensure they understand the capital growth drivers that make a good investment property.”
There are signs of a positive shift for property values, the likes of which we haven’t seen since 2010 including:
<ul>
<li>More bidders at auctions and more interest at open for inspections.</li>
<li>Anecdotal evidence of much better results being obtained at private sales.</li>
<li>Second-ring areas and outer suburbs reporting strong selling results.</li>
<li>The market had a strong spring and experience tells me that a good result in spring leads to a strong summer/autumn.</li>
</ul>
It should be noted that banks and lending institutions are doing everything they can to present attractive lending options. When the banks are lending at low interest rates the buyers will return to the market.”
Overarching tips for 2012
Remember, use the rule 'location, location, location' in all property transactions - buy in the right suburb, on the right street and in the right position on the street or block.
By making smart well-informed property decision you will watch your investment grow.
If you don't have the time (up to 20 hours per property) or the confidence to buy a flawless investment then seek advice from a certified property advisor. Don’t risk a guess on such a large investment.
Greville Pabst is CEO of <a target="_blank" href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;ved=0CEAQFjAA&amp;url=http%3A%2F%2Fwww.wbpproperty.com%2F&amp;ei=Jb4hUevODOyamQX6mIGYDQ&amp;usg=AFQjCNH0u8Ji9ymluq8AKARfB-KjHZ-aFA&amp;sig2=DNsIKQR7tQj4PtYuiJOHPA&amp;bvm=bv.42553238,d.dGY">WBP Property Group.</a>
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A modest property recovery is underway led by “middle tier” family homes: Greville Pabst 

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Melbourne inner east
In Melbourne’s inner east slowing demand led to prolonged selling periods for many vendors in 2011, with buyers taking advantage of weakened conditions by making low offers. Consequently,  many properties that typically go to auction were offered to the market via private sale amid fears of insufficient demand.
Suburbs including Ringwood and Blackburn were among the region’s worst performers, suffering from increased supply of housing while demand constricted. Similarly, the suburb of Doncaster continues to see an ongoing increase in the supply of new apartments. The oversupply has implications for local values in the future as the stock of similar properties competes for buyers.
In 2012, the improvement to affordability is expected to give rise to activity from entry-level and first-home buyers who would otherwise be priced out of the market. However, activity among established home buyers is expected to remain slow as prices continue to stabilise following strong growth in 2009-10.
Geelong, Bellarine Peninsula and Surf Coast
During the final quarter of 2011 there was a general easing of sales activity and buyer enquiry across Geelong and Bellarine Peninsula, as demand from first home owners and investors softened.
Buyers are seeking well-maintained property that requires no immediate repairs or improvements expenditure such as new homes and fully renovated dwellings. Established home owners remain inactive and are concentrating on reducing debt levels in the short to medium term. This has caused a decline in properties for sale within the $500,000 to $1 million range.
The summer selling period has brought reasonable demand for properties in coastal areas including Ocean Grove, Barwon Heads, Torquay and Anglesea, however, slower selling conditions continue in Bellarine towns such as Portarlington, Clifton Springs, St Leonards and Leopold. This is expected to continue into the second quarter of 2012.
While it has not experienced any significant increase in property prices, Geelong West remains in high demand, with properties selling much faster than surrounding areas. Conversely, Wandana Heights has experienced sluggish sales as a result of improved transport linkages to neighbouring suburbs and supply of new housing available in the well regarded suburb of Highton Ridge, resulting in a poor performance for the area.
Macedon Ranges
Improved affordability had little effect on demand in Victoria’s north, with little activity from buyers and sellers in the Macedon region in late 2011. While transactions continue to occur they do so at lower levels than 12 months earlier, applying pressure to vendors to meet buyers’ expectations.
This trend is likely to persist in the first quarter of 2012, with movement in values between -4%  and 4% for some property types. This means there are good opportunities to buy in suburbs such as Gisborne and Woodend.
Even though conditions are ripe, investors are scarce, with buyers namely consisting of owner-occupiers and those downsizing from larger rural properties. Properties on larger allotments of land valued at over $600,000 are experiencing prolonged periods on the market due to poor demand.
On the upside, current conditions mean there are strong opportunities for savvy investors to purchase property at reasonable prices and achieve a sound investment return.  The area is experiencing a shortage of rental properties, which has led to significant demand and competition among renters.
South-east Gippsland
Melbourne’s outer south east eased into the new year period, with many buyers chasing reduced prices.
The Cranbourne prestige market softened in 2011, with some agents reporting 20% price falls and minimal sales over $500,000.
Similarly, Berwick recorded a fall of more than $35,000 in the median house price during the December quarter. While median statistic are often misleading due to fluctuations in stock levels the price fall has been confirmed by local real estate agents who witnessed the price decline across the outer south east, particularly within Pakenham, where demand dramatically reduced during the December quarter.
The Wonthaggi Desalination Plant has brought hundreds of workers to the town from Melbourne and surrounding towns.
The infrastructure project has attracted investors and resulted in rising property prices in the area. Local real estate agents reported that the investors seeking to purchase in the area held very little discrimination to local property and were just eager to secure a property. The desalination plant brought a transient workforce to Wonthaggi, which increased average rental returns from 4% to a high of 10% at peak periods. The activity also stimulated an increase in property prices by an average 25%.
As construction on the project nears completion prices in the town appear to be trending down, with the price of some properties already falling 20%. For now rents remain stable at 6% to 7%. The downward trending in the growth in this area begs the question about the long-term investment viability of Wonthaggi and other regional communities subject to major projects.
Greville Pabst is CEO of the <a target="_blank" title="WBP Property Group" href="https://www.wbpproperty.com/">WBP Property Group</a>.
 
 
 
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Hotspots: Four bright spots for house prices in Victoria for 2012: Greville Pabst

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Apprehension from property buyers and sellers led to a notable reduction in stock and transaction volumes across Melbourne in 2011, triggering a decline in values by a reported 6%, according to the Australian Bureau of Statistics.
According to reports, fewer than 69,000 homes were sold in Melbourne, representing the lowest number of property sales in a decade and a drop of 37% from a peak of 109,000 transactions in 2007. This figure is well below the decade average of more than 90,000 transactions per annum.
Despite this, a more favourable performance is expected for the market in 2012, following improved affordability, subdued credit growth and a higher propensity of both groups to save.
In what is an encouraging sign for the market, Melbourne property showed marginal increases in median house and unit prices in the fourth quarter of 2011 to $550,000 and $455,000 respectively, after interest rate cuts in November and December.
The Reserve Bank's decision to leave cash rates unchanged in February affirms the strength of the local economy and will allow for a more moderate start to the property season.
Even with the anticipated improvement to sentiment, market performance will remain subject to sector-specific pressures in 2012. WBP Property Group’s property advisors have grouped each property type and forecasted its performance for the year ahead.
The luxury and mortgage-belt property segments were among the poorest performers in 2011, thanks to credit confidence and unemployment pressures. Although overall conditions have improved, these markets are susceptible to further decline. Properties prices of $2 million and above in areas of Stonnington and Boroondara, including Brighton and Black Rock, are predicted to fall up to 10%.
Mortgage-belt areas, such as Pakenham, Cranbourne, Melton and Clifton Springs, are set for price falls of up to 7%.
However, the news is optimistic for other areas of the established house market, which is tipped for positive growth in 2012. In particular, established houses priced at less than $2 million in well-regarded inner-suburbs such as Hawthorn, Kew, Richmond, Prahran and, slightly further afield, suburbs such as Ashburton, Camberwell, Hampton and Mentone, are expected to demonstrate growth of up to 3 to 4%.
Similarly established units and apartments situated in smaller developments in inner-city lifestyle locations will record a positive increase in growth in 2012. Areas include Armadale, Elwood and Hawthorn, where competition remains fierce for quality properties situated near Melbourne's “villages” and within a short commute of the CBD.
Conversely, modern units and established apartments in the CBD and Docklands are predicted to decline of up to 5%, with oversupply issues, lenders' pre-sale requirements and credit restrictions impacting saleability.
With discretionary spending expected to remain low in 2012, holiday properties are also predicted to continue to suffer with falls starting at five per cent and up to 10% for the leisure market.
In 2012, individual property performance will depend on location, size and aspect, particularly as buyers become increasingly selective. While current conditions remain favourable for buyers, they must be aware that not all properties represent sound investments.
Further afield, house prices in regional Victoria demonstrated overall growth of 0.8%, with a median price of $312,500. Figures for December show that Bendigo increased by 6.3% to $294,000, Ballarat increase by 3.7% to $290,000 and Geelong weakened by 2.3% to $380,000. However, be careful to do your research as much of the growth in these areas is artificial and driven by sales in new housing estates.
Tomorrow we will report on four Melbourne regions in the spotlight. 
Greville Pabst is CEO of the <a href="https://www.wbpproperty.com/" title="WBP Property Group" target="_blank">WBP Property Group</a>.
Photograph of Elwood village by <a target="_blank" href="https://www.ipostcodes.com.au/">iPostcodes.com.au</a> courtesy of <a target="_blank" href="https://www.flickr.com/">Flickr</a>.
 
 
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Melbourne housing market expected to improve in 2012, particularly in villages: WBP’s Greville Pabst

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The change of season brought some welcome warmth at the weekend, drawing people to Melbourne’s many auctions and open for inspections.
However, though crowds were out in force, there was little improvement in auction results, with the city once again achieving a clearance rate of just below 60%.
This uneventful start to the season comes as little surprise in light of the caution shown by Melbourne buyers in recent months, particularly with regard to flawed properties, of which there are many in stock at present.
With auction volumes set to increase by more than 30% in the next fortnight conditions are expected to improve, including an improvement in the quality of stock on offer.
But despite the imminent increase in stock in coming weeks the real change in Melbourne’s auction market may take some time to materialise.
Auction campaigns typically operate over three to four weeks, which means there will be a large number of auctions scheduled in the three weekends between the AFL grand final and the Spring Racing Carnival, and further activity in November through to December 17.
The interruption of these significant social sporting events will dictate the auction calendar in October and early November and redistribute the volume of auctions for the earlier part of the season.
Greville Pabst is CEO of the <a target="_blank" title="WBP Property Group" href="https://www.wbpproperty.com/">WBP Property Group</a>.
 
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Anticipation builds for post-grand final auction run home

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In the second and final part of a <a target="_blank" title="Property cliches " href="https://www.propertyobserver.com.au/residential/buying-property-takes-more-than-cliches/2011082151235">series examining property clichés</a>, I explain why buying the worst house on the best street can be a bad idea, as can trying to be too creative
1. Buy the worst house on the best street:
Buying the worst house on the best street can seem like a cost-effective way of attaining that sought-after location, however, it is not without risk. 
In this instance the goal is commonly to transform the property from the worst to one of the best properties on the street. However, any saving on the initial purchase is often quickly absorbed by renovations to improve the property. 
Conversely, deciding to leave the property in its original purchase conditions can have negative implications for the property, which will be reflected in future capital growth. 
It may actually be more cost-effective to buy a better property and forgo the expense, stress and risk of renovating. 
2. Think outside the box:
When it comes to investing in property there is no need to reinvent the wheel. Properties that offer the best returns aren’t necessarily architecturally unique or modern. In fact, they are more commonly well-located inner-city period and pre-1970s properties. 
Property selection isn’t a guessing game. Stick with tried and tested selection methodologies that rely on empirical sales evidence, not speculated or high-risk returns. 
3. A renovator’s dream:
As a number of new renovation property programs hit Australian television screens the would-be handyman in us all considers the prospect of buying and renovating to make a quick buck. But novice renovators often underestimate the commitment required to transform a property, which can cost them significantly. 
When deciding to renovate it is important to consider where the property is located, the type of property (i.e. house or apartment), whether it will be a rented investment property or owner-occupied and who the potential buyers or tenants of the property are. Put simply, sellers should renovate to their target market. 
It is also important to be wary of overcapitalising in a property, as the amount spent on renovations may not offer an equivalent return in the increased value of the property. A good rule of thumb is to not spend more than 40% of the property’s value on renovations. 
4. Up and coming:
When it comes to property don’t speculate. Purchasing on the basis of proposed future infrastructure such as roads, schools, shopping complexes and communities is risky. Hundreds, if not more, development proposals are put on hold or denied every year and when approved can take many years to build. There’s also no guarantee that the added amenity will add positive weight to local property prices. 
When buying property there is no better way to measure an asset’s future growth than to look at its performance history. 
Buyers must understand that property selection is not just about the suburb or about timing and transitional trends. Rather, it’s a process unique to the individual circumstances of the buyer or seller and the property.
Greville Pabst is CEO of the <a target="_blank" title="WBP Property Group" href="https://www.wbpproperty.com/">WBP Property Group</a>.
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Property cliches are not smart buying advice

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Television ratings reported considerable interest from Australian viewers in the most recent series of property reality TV program The Block. But the significant publicity resulted in little benefit for the four renovated Richmond properties when it came time to sell last weekend. 
Only one of the four properties sold under the hammer while the other three have since sold via private negotiation. While the result was considered disappointing for the shows finale the outcome is closer to reality than many may think.
This year buyers’ cautious approach to the market has resulted in a large number of properties passing in for post-auction negotiation. Unfortunately, a great number of buyers are opting to compete with other buyers in blind bidding behind closed doors, which ultimately may cause them to pay considerably more than they otherwise would have at auction. Though buyer uncertainty is understandable, many buyers fail to realise that there is significant advantage to buying at auction, particularly at a time when most buyers are reluctant to partake in the bidding process.
At present, Melbourne’s average overall auction clearance rate for the last quarter is just below 60%. However, while weekly clearance rates continue to paint a relatively consistent picture of Melbourne’s residential auction market, area-specific demand has been anything but homogenous. 
In recent months auctions have showed considerable divide in interest from buyers, with some properties drawing significant competition while others fail to attract a single bid despite sizeable crowds. Of the properties on offer in the last quarter, crowds showed strong interest in inner city real estate, particularly houses in the inner east and units and apartments in the inner south. This indicates that buyers are still willing to pay well for quality well-positioned properties. 
But although quality well-located property in Melbourne’s inner suburbs continues to move, discrimination from buyers remains high towards flawed property. 
Period homes such as Victorian Terraces have always been highly sought, due largely to their quality construction, scarcity and usually due to their well-positioned location. However, The Block properties aren’t your typical renovated period home. Many of the period features such as fireplaces, decorative cornices, architraves and ceiling roses have been stripped away, robbing the properties of much of the their popular heritage. 
Other important factors that are likely to have impacted the level of interest from buyers were the location and the price. Situated in Cameron Street Richmond, the properties are located opposite residential garages and a paid parking garage, and right behind busy Richmond Plaza. 
Parking in Melbourne’s inner suburbs is becoming increasingly scarce and can add or detract significant value from a property. As none of the properties offer off-street parking, parking limitations may be an issue for some buyers with implications for the value of the property. 
It is fairly well-known that the show’s producer paid approximately $3.6 million for the four properties and invested hundreds of thousands of dollars more in renovating and fitting them out. 
However, a property’s value is not solely determined by the cost of the construction of the dwelling. In fact, value in inner city areas is underpinned by the land component, which can account for 70% or more of the total value of the property. While Richmond has a high underlying land value, in this instance, the subject properties have overcapitalised on renovations – an investment that has not provided a dollar for dollar return. 
This means that the more than $1 million cost of each renovated property hasn’t translated into more than $ 1 million dollars’ worth of value for the properties.
Greville Pabst is CEO of the <a href="https://www.wbpproperty.com/" title="WBP Property" target="_blank">WBP Property Group</a>.
For expert commentary and analysis on lessons to be learnt from property reality TV, <a href="https://register.propertyobserver.com.au/lights-camera-auction/" target="_blank">download our e-book Lights, Camera, Auction!</a> 
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The Block result reflects current Melbourne market

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Buying property is the biggest investment decision most people make in their lives. Yet surprisingly, many Australians buy property with little or no investigation into the factors that drive individual property performance. 
Instead, they base their decision on assumptions, inadequately researched or incomplete information or third-party assurances that the property they are considering will provide them significant return on investment. 
Unfortunately, in the digital age misinformation is prolific and the cause of many poor investment decisions. Even well-trusted beliefs can prove misleading for the most experienced homebuyers and investors. 
However, questioning the validity of property clichés and commonly held assumptions can help both buyers and sellers make better informed decisions when it comes to investing for their future. 
Location, Location, Location:
The most well-known property cliché, location, is quoted as the quintessential factor when it comes to property selection. But, what many buyers fail to realise is that location is far more than just the right suburb or even the right street – it is as specific as the lot number or position in a block of units. 
While neighbouring properties may appear similar in many ways, factors such as aspect, orientation, floor plan and levels of natural light, not to mention security, all have an important impact on property value beyond the underlying land value. 
Hotspots:
It’s not uncommon for investors and buyers to chase the next big hotspot with hopes of making a quick buck. But, hotspots aren’t all they’re cracked up to be. 
By definition a hot spot is a suburb or area predicted to benefit from rapid short-term gains in value. However, despite an initial spike, a hotspot is usually characterised by slow or limited growth in the long-term that often eventually undermines short-term gain. 
Due to the high transactional cost of property investment real estate should be viewed as a long-term proposition, which means hotspots often fail to provide the exceptional growth buyers hope for. 
Timing is everything:
Analysis of historical sales data clearly shows that it isn’t when you buy but what you buy that’s important. Purchasing a property based on price alone is no guarantee of future growth performance. Selecting the right property with the right profile for growth will ensure property owners have an asset that performs irrespective of wider market conditions. 
Keeping up with the Joneses:
Some of the best performing properties aren’t glamorous at all. When buying property don’t be fooled into thinking the more you spend the greater the likelihood of good capital growth. In fact, buying a flashy new property or one considerably above a suburb’s median price can limit buyer demand and subsequently growth. When investing, don’t buy property that appeals to buyers’ aspirations. Buy the one that caters to the financial and social requirements of the potential tenants and buyers in the area. 
Sitting on the sidelines:
During uncertain economic times it’s common for buyers to withdraw from the marketplace in anticipation of property prices reaching the bottom. However, adopting a ‘wait and see’ attitude to buying and selling real estate can be disadvantageous. 
The reduced competition during a downturn can create good opportunity for savvy buyers. But history shows that most buyers tend to return to the market after a positive shift in sentiment, and subsequently values, has already occurred. 
Those that have bought well needn’t worry about selling in a downturn either as quality real estate assets are always in high demand. 
So don’t wait for others to make the first move. Base your decision to buy on your personal financial circumstances, not market sentiment.
Greville Pabst is CEO of the <a href="https://www.wbpproperty.com/" title="WBP Property" target="_blank">WBP Property Group</a>.
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Buying property takes more than cliches

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As the US debt crisis worsens international stock markets are taking a battering amid fears of another global recession. Wiping tens of billions of dollars off the Australian share market in only hours of news of a drop in the US credit rating, an acute nervousness has taken hold of local investors.
With share market activity volatile, investment security concerns have left many questioning their investment strategies, giving rise to the long-debated argument of bricks and mortar versus shares.
Both investment vehicles have created significant wealth for astute investors, but while there is no right or wrong answer to which is the best, there are clear fundamental differences that set them apart.
During a downturn bricks and mortar are typically a haven for investors who’ve pulled their money out of shares in reaction to negative financial market sentiment. Property offers a non-liquid, tangible asset and in most Australian capitals is underpinned by strong demand.
Whereas shares are subject to daily fluctuations, impacted by movements in the dollar, employment, interest rates, commodity prices, GDP and geopolitical factors to name just a few, property demonstrates a less volatile day-to-day proposition with a solid history of performance.
Figures show that Melbourne property values increased by 49.8% in the five years to June 2011, boasting an average annual growth of 9.95% per annum.
While an investment return of this kind may seem unremarkable to some risk-averse share market investors, it meant an annual growth of more than $55,000 in 2010 and a five-year growth of more than $230,000 for property owners whose property is on par with Melbourne’s current median house price growth trend.
Property is one of Australia’s best-performing investment vehicles. However, a sound investment portfolio typically comprises a mix of assets including shares, property and commodities and relies on expert advice from qualified professionals.
Greville Pabst is CEO of <a target="_blank" title="WBP Property Group" href="https://www.wbpproperty.com/">WBP Property Group</a>
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Property offers a stable investment in volatile times

Buyers considering a residence at boutique Gordon townhouse development <a href="https://www.apartments.com.au/new-townhouses/lume-gordon-43-47-dumaresq-street-gordon-nsw-2072">Lume</a>&nbsp;now have another reason to bring forward their decision.

For a limited time, purchasers of a residence at Lume will receive a BMW iX3 50 electric SUV, valued at more than $120,000, as part of their purchase. The offer is designed to add value for buyers while complementing the lifestyle envisioned for the architecturally designed Upper North Shore development.

Scott Timmins, Development Manager at <a href="https://www.apartments.com.au/developers/winim">WINIM</a>, said the partnership was created to provide buyers with a compelling reason to act.

"In today's market, buyers need a compelling reason to act now, and the BMW partnership was designed to create that catalyst. We wanted to add genuine value for our future purchasers. Choosing the all-electric BMW iX3 50 also reflects the values behind LUME, forward-thinking design, innovation and a more sustainable way of living. It's a premium incentive that complements the lifestyle our buyers aspire to and rewards those who commit early."

[smartcode_project:default project_id=7354 project_image_fid=374893]

Delivered by WINIM in partnership with Burtonwood Investment Partners, Lume comprises 14 architecturally designed two, three and four-bedroom townhomes created for families seeking the space of a freestanding house with the ease of modern, low-maintenance living.

The three-storey residences, designed by award-winning architecture practice <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, have been tailored for families and multi-generational living, featuring private internal lifts, flexible lower-level spaces, generous open-plan living and entertaining areas, media rooms, and landscaped outdoor spaces with custom outdoor kitchens.&nbsp;

Inside, engineered oak flooring, bespoke dining joinery with integrated wine fridges and backlit bars, sculptural porcelain bathrooms, Parisi freestanding baths and Astra Walker tapware create interiors that balance functionality with refined finishes.

Each townhome has been designed to combine generous internal spaces with sustainability initiatives such as EV charging infrastructure, while <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>'s landscaped communal areas, centred around a restored creek line and native planting, encourage residents to connect with nature and spend more time outdoors.

[smartcode_project:default project_id=7354 project_image_fid=269527]

Rothelowman's Gary Tsui said the architecture was conceived to respond carefully to its Upper North Shore setting.

"Our vision was to create elegant, uplifting homes that draw on and positively contribute to the local character through meticulously considered design and an interaction with the surroundings."

The communal landscape has been designed as more than an open space between homes. Arcadia's Ben Newell and Kate Phillips said the adjoining reserve provided an opportunity to create a distinctive natural retreat for residents.

"Just as waterways carve their way through Ku-ring-gai's landscape, a raised boardwalk weaves through the reserve, connecting the homes to this tranquil oasis."

[smartcode_project:default project_id=7354 project_image_fid=374892]

Located just 300 metres from <a href="https://www.apartments.com.au/developments/gordon-nsw-2072">Gordon</a> Village and Gordon railway station, Lume offers convenient access to Sydney's CBD while placing residents close to some of the North Shore's leading schools, including Ravenswood, Pymble Ladies' College and Knox Grammar. Lane Cove National Park, Gordon Golf Club and a range of cafés and restaurants further reinforce the family-focused lifestyle on offer, with the BMW iX3 50 complementing everything from local trips around Gordon to weekend drives and city commutes.

Construction is underway with completion expected in mid-2027.

[smartcode_project_cta:default project_id=7354]

Joel Robinson

Boutique Gordon townhomes now come with a BMW iX3 50

Two apartments have sold for more than $10 million at EADE Byron Bay, setting some of the highest apartment prices ever achieved in the coastal town and underlining the growing appetite for luxury beachfront apartments in Australia's most popular coastal locations.

The $210 million project by Vitale Property Group has now secured more than $70 million in sales, led by residences that changed hands for $12.75 million and $11.75 million.

The record-breaking transactions reinforce the shift occurring in Byron Bay's premium property market, where affluent downsizers and lifestyle buyers are increasingly opting for high-end apartments over large beachfront homes.

<a href="https://www.apartments.com.au/new-apartments/eade-byron-bay-29-shirley-street-byron-bay-nsw-2481">EADE Byron Bay</a> occupies a rare 6,000 sqm absolute beachfront site on the corner of Shirley and Milton Streets overlooking Main Beach and The Wreck surf break, just 350 metres from Byron Bay's town centre.

The 25-residence development is the first beachfront apartment project approved in Byron Bay in more than a decade and is currently under construction, with completion expected in May 2027.

[smartcode_project:default project_id=145590 project_image_fid=359521]

The project has attracted a mix of local Byron Shire residents downsizing from larger homes, alongside interstate buyers from Sydney, Melbourne and Brisbane seeking a permanent coastal lifestyle without compromising on space.

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a> and with interiors by <a href="https://www.apartments.com.au/interior-designers/alexander-co">Alexander &amp; Co</a>, EADE comprises&nbsp;10 garden apartments ranging from 284 sqm to 622 sqm, nine with private pools, five full-floor apartments and 10 rooftop residences with private plunge pools, expansive outdoor entertaining areas and uninterrupted ocean views.

[smartcode_project:default project_id=145590 project_image_fid=359527]

<a href="https://www.apartments.com.au/developers/vitale-property-group">Vitale Property Group</a> Managing Partner Chris Vitale said the project's combination of scale, location and limited future supply was driving buyer demand.

"There isn't another beachfront holding in Byron Bay of this size and position that could be developed again," Vitale said.

"Buyers are responding to the scarcity and the irreplaceability of a site of this calibre and to floorplans they can't find elsewhere in the market.

"We are seeing buyers place significant value on quality, space, design, resort-style amenities and the rarity of the location. The sales achieved to date demonstrate that discerning purchasers recognise the long-term significance of what is being created at EADE Byron Bay.

"Many are coming from larger homes in the Byron region, or from Sydney, Melbourne and Brisbane, and are after the space, security and convenience, without the upkeep of a house."

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[smartcode_project:default project_id=145590 project_image_fid=359523]

The Byron Bay project follows Vitale Property Group's delivery of the Mondrian Hotel and Private Residences at Burleigh Heads, with EADE continuing the developer's focus on luxury coastal developments.

Residents will have access to a resort-style swimming pool, gymnasium, sauna, cold plunge pool, concierge services and dedicated workspaces, while the project is targeting an 8-Star Green Star rating.

EADE Byron Bay is being exclusively marketed by Projx Australia in conjunction with WHITEFOX Projects.

WHITEFOX National Projects Director Phillip Rand said demand had been driven predominantly by owner-occupiers.

"We are seeing buyers at EADE place significant value on quality, space, design, resort-style amenities and the rarity of this location," Rand says.

"The sales achieved to date demonstrate that purchasers at this level recognise the long-term significance of what is being created at EADE Byron Bay."

Residences at EADE Byron Bay are currently priced between $4.75 million and $15.95 million.

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[smartcode_project_cta:default project_id=145590]

Vitale breaks Byron Bay records with EADE sales flurry 

When buying an apartment, most people compare the big-ticket items first. Floorplans. Kitchens. Balcony size. Natural light. The view.

But there's one everyday consideration that often doesn't come up until after moving in: how parcels are delivered.

As online shopping has become part of everyday life, parcel deliveries have shifted from an occasional event to a regular occurrence. Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally.

For apartment residents, that can present a challenge.

If nobody is home to accept a delivery, parcels may be redirected to a nearby Post Office, left in a building lobby or common area, or require building management to step in. In higher-density buildings, where dozens or even hundreds of residents may receive deliveries each day, parcel management has become an increasingly important part of everyday living.

That can create a range of frustrations. A missed delivery often means making time to collect a parcel elsewhere, while packages left unattended in foyers or mail areas can create clutter and increase the risk of theft. What seems like a minor inconvenience can quickly become a recurring issue for residents who shop online regularly.

It's one of those details that rarely features in a display suite but can have a noticeable impact once residents move in.

As a result, buyers are beginning to look beyond traditional apartment features and consider how a building supports day-to-day convenience, including whether there are secure options for receiving deliveries.

Australia Post's Parcel Lockers provide one solution.

<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/CkF2oKmlACg?si=C50sDaoUUn2nuLmq" title="YouTube video player" width="560"></iframe>

Rather than having a parcel delivered directly to an apartment, eligible deliveries can be sent to a nominated Parcel Locker. Once the parcel arrives, residents receive a notification through the AusPost app or SMS and can collect it using a QR code or one-time PIN at a time that suits them.

The Parcel Locker network now includes more than 1,500 locations nationwide, with installations at Post Offices, shopping centres, transport hubs and an increasing number of residential developments. By providing a secure collection point, Parcel Lockers help reduce missed deliveries and avoid parcels being left unattended in common areas.

For developers, parcel infrastructure is becoming another way to improve the resident experience. Rather than relying on concierge staff or leaving parcels in communal spaces, secure collection points help streamline deliveries while preserving the presentation and functionality of shared areas.

For buyers, it's a reminder that the best apartment features aren't always the most obvious.

A generous floorplan or quality finishes might help narrow the shortlist, but the conveniences that simplify everyday life, whether that's EV charging, secure bike storage or reliable parcel delivery, often become the features residents appreciate most once they're living there.

The apartment feature many buyers don't think about, until their first missed delivery

<a href="https://www.apartments.com.au/developers/hg-developments">HG Developments</a> is doubling down on Maud Street in Newstead, filing plans for a new apartment tower just a few doors down from its under-construction Aire Newstead development.

Recently submitted to Brisbane City Council, the proposal is for an 18-storey building designed by bureau^proberts, which has drawn heavily on Brisbane's subtropical design principles while referencing the suburb's industrial heritage.

A total of 64 apartments are planned for the amalgamated 1,518 sqm site at <a href="https://www.apartments.com.au/new-apartments/17-21-maud-street-newstead-qld-4006">17–21 Maud Street</a>, a short walk from the Brisbane River and Newstead Riverwalk.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="a400c7fd-bd15-48f8-a63b-10ede92efe00" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20bldg.png?VersionId=.0vPmjpbC7CNP7kqGWa6L7rGIwsNExaw" />

"The building is defined by a series of vaulted motifs that reinterpret the arches, colonnades and layered facades evident throughout Newstead's historic built fabric," the Urban Design Report states.

"Combined with recessed glazing and generous balconies, these elements create a layered building envelope that provides shade, weather protection and opportunities for natural ventilation whilst establishing a distinctive architectural identity."

The proposal comprises 64 two, three and four-bedroom apartments across 18 residential levels, positioning it alongside a growing number of taller residential projects transforming Newstead's northern precinct. The tower incorporates extensive subtropical landscaping, with cascading planter boxes, deep planting at street level and a landscaped rooftop recreation area.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="1d8140f4-8b98-45cd-b1b8-1efe8c8e266b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20podium.png?VersionId=VAZtbCoD44YCJ57N99fQCAKeSJx7ldZs" />

Bureau Proberts has prioritised passive environmental design throughout the project, with generous balconies, recessed glazing and operable façades helping reduce solar heat gain while maximising natural ventilation. River views become available from the upper levels, while the building has been orientated to capture prevailing breezes from both the Brisbane River and the west.

The architects say landscape is intended to be integral to the building rather than an applied element.

"Vertical greenery, cascading planter boxes and elevated gardens are woven throughout the architecture, softening the built form and strengthening the connection between residents and the subtropical environment."

"Through the integration of landscape, high-quality materials and passive design principles, the development delivers a refined residential address that celebrates Newstead's heritage character while contributing positively to Brisbane's evolving subtropical identity."

Newstead has remained one of Brisbane's most active apartment markets in recent years, with a number of developers continuing to back the inner-city suburb.

HG Developments is currently delivering the 40-apartment Aire Newstead at 25 Maud Street. Fortis recently launched the 65-apartment <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a> on Kyabra Street, while builder-developer BPG and Don O'Rorke's Consolidated Properties are both expected to launch their respective Newstead projects before the end of the year.

HG Developments doubles down in Newstead with second Maud Street apartment development

Walk past a new apartment development promoting its sustainability credentials and it's easy to picture rooftop gardens, mature trees, landscaped courtyards and residents surrounded by nature.

But in many cases, that's not actually what those sustainability ratings guarantee.

Australia's leading environmental rating tools have played a significant role in improving the energy efficiency and environmental performance of buildings. Yet despite their focus on reducing emissions, many don't require developers to include trees, biodiversity or meaningful green space.

In other words, a building can achieve one of the country's highest sustainability ratings while containing little more than concrete, glass and hard landscaping.

That disconnect has led to the emergence of a new movement across Australia's property industry: nature-based cities.

The concept goes beyond designing buildings that consume less energy. Instead, it encourages developers to treat nature as essential infrastructure, integrating biodiversity, tree canopy, living landscapes and green spaces into projects from the earliest stages of planning.

Research has consistently linked access to nature with better physical and mental health, cooler neighbourhoods, improved biodiversity, stronger climate resilience and more connected communities. As Australia's cities continue to become denser, advocates say those outcomes should be considered just as important as energy efficiency.

Nature Based Cities (NBC) was established in 2022 to help accelerate that shift.

Founded by Hamton Executive Chairman Paul Hameister OAM, the not-for-profit was created after research highlighted a significant gap in Australia's sustainability framework. While existing environmental rating tools rewarded energy performance and emissions reductions, they placed little emphasis on the inclusion of living landscapes.

"We've always wanted to do more, and we know other developers who want to do more, but the ESD rating tools just aren't there," Hameister says.

"In Australia, you can have a five-green-star rated building that's concrete and glass with not a blade of grass.

"The focus is on reducing emissions, which is laudable, but there hasn't been enough attention paid to protecting and re-establishing nature. We need both for the health of the environment and for communities."

Since its launch, NBC has developed independent design guidelines and accreditation frameworks that encourage developers to prioritise ecology, biodiversity, tree canopy, walkability and living landscapes alongside traditional sustainability measures. The organisation first focused on medium and high-density residential developments before recently expanding into precinct-scale communities and masterplanned neighbourhoods.

Jan Talacko, founder of sustainability consultancy Ark Resources and a member of the Nature Based Cities Advisory Council, says the initiative addresses an area that has largely been overlooked by the property industry.

"Throughout my 25 years of working collaboratively with all stakeholders in the property sector, I've always favoured a pragmatic approach to sustainable design which encourages initiatives that not only meet environmental expectations but also improve amenity," Talacko says.

"Whilst we are making steady progress in relation to energy and carbon emissions from buildings, there has been much less emphasis on encouraging biodiversity and tackling the urban heat island effect.

"The Nature Based Cities initiative responds to a gap in the suite of tools currently used by the property development sector, which don't provide sufficient incentive, or recognition, for the integration of landscaping and greenery."

For apartment buyers, the shift is also changing the questions worth asking.

Rather than assuming a sustainable building will naturally include abundant green space, buyers are increasingly being encouraged to look beyond environmental ratings and ask what nature is actually being delivered. How much tree canopy will the development create? Has biodiversity been considered? Are landscaped spaces designed for people as well as appearance?

As Australia's cities continue to grow upwards and outwards, the next generation of sustainability may not simply be measured by lower emissions, but by how successfully developments bring nature back into everyday urban life.

Greville Pabst

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